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05/21/2007 - Packet • • TIGARD PLANNING COMMISSION AGENDA �1 •• . MAY 21, 2007 7:00 p.m. TIGARD TIGARD CIVIC CENTER—TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. COMMUNICATIONS AND COMMITTEE REPORTS 4. APPROVE MINUTES 5. COMPREHENSIVE PLAN UPDATE • Project Recap • Open House Overview • Draft Goals Discussion 6. OTHER BUSINESS 7. ADJOURNMENT • • Tigard Planning Commission - Roll Call Hearing Date: 5 ,D(—07 Starting Time: - J6 COMMISSIONERS: Jodie Inman (President) Tom Anderson Rex Caffall Margaret Doherty Karen Fishel Stuart Hasman Matthew Muldoon Jeremy Vermilyea David Walsh STAFF PRESENT: Dick Bewersdorff Tom Coffee Gary Pagenstecher ✓ Ron Bunch Cheryl Gaines John Floyd Emily Eng Duane Roberts Kim McMillan Sean Farrel ly Gus Duenas v Darren Wyss Phil Nachbar • • CITY OF TIGARD PLANNING COMMISSION Meeting Minutes May 21, 2007 1. CALL TO ORDER President Inman called the meeting to order at 7:00 p.m. The meeting was held in the Tigard Civic Center,Town Hall,at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Inman; Commissioners Anderson, Doherty, Fishel, Hasman, Muldoon,Vermilyea, and Walsh Commissioners Absent: Commissioner Caffall Staff Present: Ron Bunch,Long Range Planning Manager; Darren Wyss,Associate Planner; Doreen Laughlin,Administrative Specialist II;Jerree Lewis,Planning Commission Secretary 3. PLANNING COMMISSION COMMUNICATIONS AND COMMITTEE REPORTS Commissioner Walsh reported that the Tree Board met recently to review goals,policies, and action measures. 4. APPROVE MEETING MINUTES It was moved and seconded to approve the May 7, 2007 meeting minutes as submitted. The motion passed by a vote of 7-0. Commissioner Fishel abstained. 5. COMPREHENSIVE PLAN UPDATE • Project Recap Associate Planner Darren Wyss provided a re-cap of the Comprehensive Plan Update project (Exhibit A). He advised that the appendix of the Tigard 2007 Resource Dort contains a summary of the issues and values of Phase I of the project. He noted that we are now in Phase III of the project. The next steps will involve public outreach; formulating policy issues; meeting with policy interest and development review teams; holding public hearings; and adoption by City Council. Wyss advised that there is not a priority to the issues that will be brought to the Commission; some issues will probably take longer than others to complete. PLANNING COMMISSION MEETING MINUTES—May 21,2007—Page 1 • • Wyss was asked to what extent we will plug into Metropolitan area policies. For example, with transportation,we're impacted with what Metro and JPACT are doing. How does what we're doing interface with those entities? Is there going to be an opportunity for us to interact with a representative from Metro to understand what they're planning with respect to Hwy. 217, 99W, and other highways in our area? Wyss answered that the City will look at any Metro and ODOT policies and programs being undertaken in this area. They in turn will feed into policies that will be forwarded to the Planning Commission. If the Planning Commission wishes, staff will attempt to get a representative from those agencies to answer questions during the transportation segment of the workshops. It was suggested to take the same approach with other agencies for other sections of the Comp Plan. Wyss advised that other agencies will be invited to attend workshops or to submit comments. • Open House Overview Wyss reported on the recent Comprehensive Plan Update open houses and the comments received from citizens (Exhibit B). • Draft Goals Discussion Wyss presented draft Comprehensive Plan goals to the Commission. He noted that the goals were based on key findings from the Tigard 2007 Resource Report and from community surveys conducted from 2002-2006. The draft goals were taken to the open houses and received favorable responses. Some adjustments were made based on citizen comments. The Commission reviewed the goals for each section and provided the following comments (follow-up comments and replies are written in italics): Citizen Involvement o Be more proactive in terms of citizen outreach and attracting people to participate. Community (housing, economy,historic resources) o Under #4,Wyss said the City would like to promote a cross-section of businesses (small, large, family owned, etc.). Is the idea of"promote" to actively find businesses to come into Tigard, more like economic development? o This follows through on every goal that includes the word promote. Should this mean "encourage", e.g., encourage policies? o Under #2,what does "high level of residential livability" mean? o Are some of these goals attainable, based upon how Tigard is growing? The goals are meant to be very broad statements, but the intent is that the goals be attainable. o It's a service to our patrons that the goals are realistic and that we have the resources to meet them. PLANNING COMMISSION MEETING MINUTES—May 21,2007—Page 2 • • Environmental Quality o Under goal #1, there's very little that the City of Tigard alone can do to reduce air pollution and improve air quality in the community and region. However,if there is a specific type of air pollution that we can target, then we should narrow the goal to address it. It's more appropriate to add this kind of detail when the policies are written. It's probably better to leave the goals more broad, as long as there's something we can achieve. We don't want to set ourselves up for failure with expectations that are too high. o Are we promoting any particular technologies, design structures, or materials? If so, how does it all tie in? This will be the kind of discussion that will be held during smaller team groups meetings. o This is a result that we're trying to get to— the question of how we get there (wind technology, solar technology, etc.) isn't appropriate to a result-related goal. The appropriate time to get into that level of detail is at the next stage. o It was advised that sound/noise and light would be covered under air pollution. Land Use/Urbanization o It seems like #2 is a subjective interpretation. Urban development can have both positive and negative impacts. The concern is to ensure that when there's higher density and more intense commercial land uses, the community benefits. If it's poorly planned, there may not be adequate services. This goal would provide the basis for the to write policies that would ensure that all new development has adequate public facilities and services. o There's an enforcement aspect to protecting trees, but is there a resource aspect? If somebody has a resource that the City values,is there any support offered or is it only enforcement? At this point, the City protects and enhances trees and vegetation primarily through land use regulations. The Tree Board has a Heritage Tree Program and we try to plant new trees associated with development. In addition, we protect and preserve trees within the natural resource areas. Right now, we don't have programs that actively work with property owners to protect and enhance the trees that are on their own property. The Tree Board is currently working on this goal. o It was suggested the City be an informational resource, possibly through one of the universities. Natural Hazards o For#2,it should be called "hazards" rather than"non-natural hazardous occurrences." o In addition to protection,we ought to include a goal that talks about responding to hazard events. We can do all we can to try to protect people, but when they occur, they still have to be responded to. o Should the wording"protect people" be changed to "attempt to protect people"? These are aspirations—we're aspiring to protect peopk, we're aspiring to protect proper . PLANNING COMMISSION MEETING MINUTES—May 21,2007—Page 3 • • Natural Resources o No comments Parks and Recreation o Is this where the connectivity piece for trails and bikes should go? Some of this is also addressed in the City's transportation multi-modal section. It's listed in 2 locations—one to address connectivity issues;another to provide the opportunities for recreation beyond being able to get from one block to another. o How many parks are there in the area? The Park Master Plan has an aspirational number of 11 acres per 1,000 residents. Currently, we're not meeting that(we're at 7 acres). There are funds provided by Metro to buy more parkland;however, there are not enough big chunks of land lft for big community parks. The City will have to look at a variety of smaller neighborhood parks in different locations. o The parks tend to be clustered and not very well dispersed throughout the community. It was suggested to add an amendment to the Parks and Recreation goals to achieve a broad dispersement of park and recreation facilities rather than having them clustered. o Have inside parks been considered? There is a lot of interest in a recreation center. The Parks Department is looking into it and it will be addressed in the Comprehensive Plan. Public Facilities o For items 2, 3, and 4,we should be consistent with the language (needs, demands). o How's the water system in Tigard, as far as being able to handle the demand? Currently, we do not have our own supply;we purchase our water from the City of Portland. We are looking at a long-term water supply. We are barely meeting the peak demand during the summer. o Can the City look at some kind of cistern system to collect rain to use at a later time? The City uses aquifer storage recovery systems(ASK)to purchase water when it's cheaper, inject it into the ASRs, and then use it during peak demand. Also, the Washington County Board of Commissioners is discussing the possibility of increasing the height of the Hagg Lake dam to store more water. Transportation o No comments Miscellaneous Comments o Is there any specific high-level component that should be considered when the Commission is looking at any new construction, both residential and commercial? Is there anything we want to achieve on a specific goal? Positive high-level statements may have a low correlation to global achievement. Is there any primary goal that we really want to achieve within, say, 5 years? Perhaps design standards that are enforceable for new construction. This will probably be included in the next stage. The goals are not enforceable;th y are aspirations. The only way th y will be achieved is through specific poficies like PLANNING COMMISSION MEETING MINUTES—May 21,2007—Page 4 • • design review standards or promotion of alternative energy technology. These kinds of things should be put in writing where they have the force of law, rather than being aspirations. Aspirations should be far-reaching and broad, rather than being too specific. o Along the lines of design standards,it seems like huge things are being built that impact traffic,but the last thing that's been thought of is the infrastructure needed to get there. All goals should be lofty,but we also need to look at policies to deal with development and infrastructure to see if the goal will be attainable. o Where would incentives come from? Will the major motivators be density bonuses or enforcement? Other incentive opportunities could be implemented into the code section, but not at this level. o If we looked at Tigard, Beaverton, and Gresham,what would be unique about this plan? It's how we apply the actions and implementation measures, and the strength we give to the different pieces that will make us unique. John Frewing,Tigard citizen, asked if he could submit a list of comments and questions regarding the draft goals. [His email sent to the Planning Commission on May 22nd is attached as Exhibit D.] Wyss advised that the draft goals will be reviewed with the policy interest teams before they are finalized. 6. OTHER BUSINESS Ron Bunch noted that a list of possible training needs for the Commission has been developed. If Commissioners have more suggestions, they should notify Ron. 7. ADJOURNMENT The meeting adjourned at 8:18 p.m. Jerree wis,Planning Commission Secretary A1"1'EST: President Jodie nman PLANNING COMMISSION MEETING MINUTES—May 21,2007—Page 5 • • C./ ` y�� m��m1 MEMORANDUM TIGARD 2027 TO: Planning Commission FROM: Darren Wyss, Associate Planner RE: Comp Plan Update Project Re-cap DATE: May 14, 2007 At your May 21st meeting, staff will provide a re-cap of the Comprehensive Plan Update project, including the key components and where we are in the process. This activity will provide the opportunity to review how we arrived at this point in the process and provide a general outline of the Planning Commission's activities over the next 6 months. The following is a general timeline that includes the major activities that occurred during the project. Spring 2006 • Public involvement strategy is formulated with input from the Committee for Citizen Involvement. • Planning Commission is appointed as the project Steering Committee by City Council. • Planning Commission accepts the public involvement strategy. • Community survey is completed. • Phase I (Issues and Values) of the project is completed using the Tigard Beyond Tomorrow work and surveys completed over the last 5 years. Summer 2006 • Phase II (Tigard 2007 resource report) commences with staff performing an inventory of Comprehensive Plan topics (Natural Resources, Environmental Quality,Public Facilities, Transportation, Community) that cover the Statewide Planning Goals relating to Tigard. • Planning Commission begins public workshops to review the inventory work and its results. Fall 2006 • Planning Commission and staff complete review of all Phase II topics and staff begins work to assemble the final document. Winter 2006-2007 • Tigard 2007 resource report is completed to form the factual basis for Phases III and IV. • Staff drafts work program for completing Phases III and IV (this is the primary citizen involvement component of the project). • Tigard 2007 resource report is presented to City Council. 1 • • • The Tigard Beyond Tomorrow (Visioning) responsibilities are made part of the Comprehensive Planning Process. Spring 2007 • Planning Commission and City Council hold public hearings on goals,policies, and action measures for Downtown. • Public involvement consulting firm is contracted and provides specific recommendations on outreach strategies to increase public involvement. • The Comprehensive Plan Update is divided into 10 chapters that will contain goals and policies to form the land use policy basis for the City. Recommended action measures will also be developed. • Phase III begins with staff using the primary issues and values identified in Phase I, key findings from Phase II, and the Statewide Planning Goals to create draft goals for each of the 10 chapters. • Department Review Teams (see below) provide comment on the draft goals. • Two public open houses are held to receive feedback from the public on the draft goals and to also recruit citizens to form Policy Interest Teams (see below). • Draft Goals are presented to the Planning Commission for discussion and comment. Next Steps • Presentations to community organizations, high school classes, and City Commissions, Boards, and Committees about the Comp Plan Update project and outline the opportunities for them to get involved. • Staff will formulate building blocks (policy issues) for the Department Review Teams and Policy Interest Teams to use in guiding their discussions around appropriate policies to achieve the goals of each of the 10 chapter topics (Phase III). • Policy Interest Teams and Department Review Teams will hold meetings and create a list of draft policies and recommended action measures (Phase III) that will be presented to the Planning Commission at joint workshops (Phase IV),where the Planning Commission will make any needed changes. • The Planning Commission will then hold a public hearing to make the final decision on recommended goals,policies, and action measures (Phase V) to bring to City Council for adoption. • City Council will hold public hearings to discuss/amend/adopt Planning Commission recommended goals/policies/action measures (Phase VI). Key Definitions Department Review Teams —comprised of representatives from City departments that have a stake in a particular Comp Plan chapter. Their primary duty will be to review the goals, policies, and action measures to ensure compatibility with department work programs and projects. Policy Interest Team— comprised of interested Tigard citizens, business owners, organization representatives, and other governmental agencies that have a stake or interest in a particular Comp Plan chapter. Their primary duty will be to provide a citizen perspective and work with City staff in crafting policies and action measures. They will also have the opportunity to participate in Planning Commission workshops and hearings to discuss the intent of policies and action measures. 2 • • Goal Definition -A general statement indicating a desired end or the direction the City will follow to achieve that end. Obligation -The City cannot take action which violates a goal statement unless: 1.Action is being taken which clearly supports another goal. 2. There are findings indicating the goal being supported takes precedence (in the particular case) over another. Policy Definition -A statement identifying Tigard's position and a definitive course of action. Policies are more specific than goals. They often identify the City's position in regard to implementing goals. However, they are not the only actions the City can take to accomplish goals. Obligation-The City must follow relevant policy statements when amending the Comprehensive Plan, or developing other plans or ordinances which affect land use such as public facility plans, and zoning and development standards or show cause why the Comprehensive Plan should be amended consistent with the Statewide Land Use Goals. Such an amendment must take place following prescribed procedures prior to taking an action that would otherwise violate a Plan policy. However, in the instance where specific plan policies appear to be conflicting, the City shall seek solutions which maximize each applicable policy objective within the overall context of the Comprehensive Plan and Statewide Goals.As part of this balancing and weighing process, the City shall consider whether the policy contains mandatory language (e.g., shall, require) or more discretionary language (e.g.,may, encourage). Recommended Action Measures Definition -A statement which outlines a specific City project or standard,which if executed,would implement goals and policies. Recommended action measures also refer to specific projects, standards, or courses of action the City desires other jurisdictions to take in regard to specific issues. These statements also define the relationship the City desires to have with other jurisdictions and agencies in implementing Comprehensive Plan goals and policies. Obligation - Completion of projects, adoption of standards, or the creation of certain relationships or agreements with other jurisdictions and agencies,will depend on a number of factors such as citizen priorities, finances, staff availability, etc. The City should periodically review and prioritize recommended action measures based on current circumstances, community needs and the City's goal and policy obligations. These statements are suggestions to future City decision- makers as ways to implement the goals and policies. The listing of recommended action measures in the plan does not obligate the City to accomplish them. Neither do recommended action measures impose obligations on applicants who request amendments or changes to the Comprehensive Plan. The list of recommended action measures is not exclusive. It may be added to or amended as conditions warrant. 3 • • ' . ``,lei 'm MEMORANDUM TIGARD 2027 TO: Planning Commission FROM: Darren Wyss, Associate Planner RE: Comp Plan Update Open Houses Overview DATE: May 14, 2007 On Wednesday, April 18th from 6:00-8:OOpm and Saturday April 21st from 1:00-4:OOpm, Comprehensive Plan Update Open Houses were held. These events kicked-off the public involvement component of the project. The two Open Houses provided the community the opportunity to 1) familiarize themselves with the project and public involvement process, 2) provide feedback on Draft Goals for the 10 Comprehensive Plan topics, and 3) sign-up to participate further on Policy Interest Teams. A variety of outreach efforts to invite the community led to a successful turnout of approximately 100 people. Efforts to invite the community included: • TVTV Slide • Posters at Library and City Hall • Press Releases • Tigard Website • Times Article • Tigard Chamber of Commerce • Invitations to Community Groups • Community Planning Organizations • Invitations to Comp Plan Newslist • St. Anthony's Spanish Outreach • • School newsletters Minister • Community Connectors • Cityscape • Boards and Commissions The attendees provided very useful comments on the Draft Goals, engaged staff in valuable conversation, and approximately 40 signed-up to participate further. There were also members of the Planning Commission, CCI, CCAC, and two City Councilors that attended one or both events. The results of the "Draft Goals Comment Form" are found below. Citizens were given the opportunity to rate how the Draft Goals generally reflect their vision for Tigard in the year 2027. Answers were provided on a scale of one (not at all) to five (yes,very much). The results show that Open House attendees generally agreed with the Draft Goals as all 9 topics received a median score of 4 or above and six of the topics had a mode of 5. The mean score for 1 • • each topic was slightly lower due largely to an outlier in each topic category supplied by one individual. Results of Citizen Comments of Draft Goals Topic Mean Median Mode Citizen Involvement 3.8 4.0 4.0 Community 3.9 4.0 5.0 Environmental Quality 3.8 4.0 5.0 Land Use/ Urbanization 3.5 4.0 4.0 Natural Hazards 3.6 4.0 4.0 Natural Resources 3.9 4.5 5.0 Parks and Recreation 4.2 5.0 5.0 Public Facilities 3.9 4.0 5.0 Transportation 4.0 4.0 5.0 Feedback from the Open Houses was reviewed by staff and any appropriate changes were incorporated into the updated Draft Goals to be presented to the Planning Commission at its May 21, 2007 meeting. 2 • • G� - /►t' 7CIYm MEMORANDUM TIGARD 2027 TO: Planning Commission FROM: Darren Wyss, Associate Planner RE: Comp Plan Draft Goals Discussion DATE: May 14, 2007 At the Commission's May 2151 meeting, staff will present the Updated Comprehensive Plan Goals. The Draft Goals are based on the key findings from the Tigard 2007 resource document and community issues and values gleaned from community surveys conducted from 2002-2006. The goals were also developed to be consistent with the Oregon Statewide Planning Goals. Department Review Teams and Open House attendees were given the opportunity to provide feedback on the goals. Their comments have been incorporated into the Draft Goals found below. The May 215`meeting gives the Planning Commission an opportunity to discuss the Draft Goals, ask questions of staff, and make recommended changes. The Draft Goals are intended to provide a framework for the community to use in creating the plan policies. No formal acceptance or approval of the Draft Goals will be necessary at this point as the Planning Commission may decide to amend or add to the goals as the policy formulation stage moves forward. Goal ' Definition -A general statement indicating a desired end or the direction the City will follow to achieve that end. Obligation -The City cannot take action which violates a goal statement unless: 1. Action is being taken which clearly supports another goal. 2. There are findings indicating the goal being supported takes precedence (in the particular case) over another. 1 • • Citizen Involvement 1. Provide citizens, affected agencies and other jurisdictions the opportunity to participate in all phases of the planning process. 2. Ensure all citizens have access to: a. Information on issues in an understandable form; and b. Opportunities for two-way communication with city staff, elected and appointed officials. Community 1. Provide the opportunity for a variety of housing types to meet the diverse housing needs of current and future residents. 2. Maintain a high level of residential livability. 3. Provide for diversified economic development opportunities for present and future businesses and workforces. 4. Promote a vibrant and sustainable local economy that enhances the prosperity and livability of the community. 5. Promote the preservation and protection of historically and culturally significant resources. Environmental Quality 1. Reduce air pollution and improve air quality in the community and region. 2. Ensure land use activities protect and enhance the community's water quality. 3. Reduce the amount of solid waste entering landfills. 4. Reduce energy consumption. Land Use/Urbanization 1. Maintain relevant and up-to-date Comprehensive Plan,implementing regulations, programs and special area plans as the legislative basis of Tigard's land use program. 2. Ensure that urban development does not diminish the quality of life in the community. 3. Actively participate in decisions related to the Tigard Urban Services Area. 4. Promote more intense urban level development in Metro-designated Centers: the Downtown Tigard Town Center and Washington Square Regional Center. 5. Protect and enhance the environmental and aesthetic contribution of trees and other vegetation. Natural Hazards 1. Protect people and property from flood, landslide, earthquake and wildfire hazards. 2. Protect people and property from non-natural hazardous occurrences. Natural Resources 1. Preserve and restore environments that provide fish and wildlife habitat. 2. Protect and enhance Tigard's wetland resources. 3. Protect and restore Tigard's stream corridors. 4. Protect Tigard's groundwater resources. 2 • • Parks and Recreation 1. Provide a wide variety of high quality park and recreation services and opportunities for all residents. 2. Create a City-wide network of interconnected pedestrian and bicycle trails. Public Facilities 1. Develop and maintain a stormwater system that protects development,water resources, and wildlife habitat. 2. Ensure a reliable, high quality water supply to meet the existing and future needs of the community. 3. Develop and maintain a wastewater collection system that meets the existing and future demand of the community. 4. Ensure adequate public facilities to serve the health, safety, education, and leisure needs of all Tigard residents. 5. Ensure private utilities provide the needed energy and communication services for the community. Transportation 1. Develop and maintain a safe, balanced, and multi-modal transportation system that enhances the livability of the community. 2. Develop and implement mutually supportive land use and transportation plans. 3. Improve traffic circulation and reduce traffic congestion in the community. 4. Coordinate planning, development, and operation of the transportation system with the appropriate agencies. 3 • • Page l of l Jerree Lewis - Citizen Comment on PC Comp Plan Draft Goals Discussion 5/21 From: "John Frewing" <jfrewing @teleport.com> To: <jerree @ tgard-or.gov> Date: 5/21/2007 9:07:17 PM Subject: Citizen Comment on PC Comp Plan Draft Goals Discussion 5/21 Jerree, would you please forward this email to Planning Commission members? Thanks. John Frewing JOHN FREWING COMMENTS ON 5/14/07 COMP PLAN DRAFT GOALS 1) Process concerns: Darren says'no action' is requested, yet says that this discussion will 'make sure staff is going in the right direction' in subsequent work developing policies and actions. I hear this to say that this is PC signoff on the goals, perhaps with a few minor wording changes. The comments from the public workshops were not presented or analyzed this evening; I think the PC ought to see those comments to assist in development of their views and questions to staff. 2)A better way to view these 'goals' is to construct a matrix, with the first column being a list of'end conditions' which are sought, the second column being a corresponding list of'directions'the city will follow, and a third column being a corresponding identification of the present-day metric for each 'end condition'. IE if'livability' is an end condition, how will City of Tigard approach its work toward this goal and how is'livability' measured today. 3)The staff memo refers to ten comp plan topics, but only nine were covered this evening. The breakout of the tenth comp plan topic should be known now. A correlation between the comp plan topics and the Statewide Goals which are their source should be provided at all stages in the comp plan development. 4)The comp plan update project recap mentions'department review teams' (Tigard city staff)who will review the goals 'to ensure compatibility with department work programs and projects'. This seems like putting the cart before the horse. The comp plan should guide department staff, not department work programs guiding the comp plan. How will this orientation be changed?? 5)As an example of comment 4 above, note that under Park and Recreation, the goal is cleverly written so as to 'provide ... park and rec services'. The Tigard City Council just last week eliminated any idea of a recreation department for the next six years; if this idea again surfaces, one of the 5-year comp plan reivews will be the right place to reinstate such goal. The goal should simply be to provide a wide variety of high quality parks, with opportunities for use by all residents. In this regard, the recreation survey back 3 years ago ranked the desire for OPEN SPACE much higher than other proposed park features (ie rec programs)and it should be mentioned in the comp plan goal. 6)The goal regarding water supply seems out of place, since Tigard does not provide water service to its residents--such is provided by the Tigard Water District and Tualatin Valley Water District. Tigard staff is contracted with the Tigard Water District, but as a consumer of TVWD, I want Tigard's attention to be as much on my provider as on TWD. The goal should be restated to refer to the provider districts and Tigard input to those districts. I am concerned that the comp plan update project recap states that the Resource Document for the comp plan is completed. I have had no response to a number of comments I have provided and there has been no public hearing on its adequacy. I will try to get more comments on goals to you in the coming days. John Frewing 5/21/07 file://C:\Documents and Settings\jerree\Local Settings\Temp\GW}00002.HTM 5/22/2007