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Planning Commission Packet - 01/16/1973 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. � � , • . . , „ , �• , . . , � ; , . . , ' , ��.: I ` ' . � � '�''z���'.� . ' � • ' , . ,�� ' ' ' , , . . , , l�E�A , ' ' � T�,�rd P�� �tm�s�i�► � : l�a�t�r 1�t� • �'��► �.�, �,�7� ;�r�1�er �oct�a • 7s�A �.�. . � , �ub,�.�.o �� - ��AA �'.�¢ , 'lhl�,�t�► �l�'. �.�b s�c+�, �t�tu� �n � � , � ,., 146� 8.wi. �7t,�, �, qrr� � , . � . �• �►a� � oa��rt .. , � , xi. � � � � � , ' . ias. a�or� � �ar�s ' . , - � �� � A. Useambex° a9r 197'�,' a�etitzg � TY. P'��7[C �� • , A. 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'� ��.��r �'�a� �v� �� �'� at�� t�.��a �'"_ #'�� a7����. �� ��.�����e ._ b. l�o �',��� r���s�d �h��s� �������. �. %�r�°�. ������r ����d ���� �� ��i,s��,?� �� ���i. d« I�x°. ��,� ���s��� ��� �l� �^ ��H� �aa�dl lo� a���d a�, �b� ��,���g b���,x� ��r,�,� ��ix�s s. °�'k� �ta���s�oa� ���s€��s1 ��x���� �'�� �� �����i�ag , �� �� ���� f o T� 'b�� t��vd ������ s��aa�� Q��,��.�,� c� p��ser�t b�y' ��a�s �'� �� �la� 6�x��.���,��� ��s�r�t� � �sp��`� �I� a��� 1�� ���'��� �� ��� �c+� � ! ,�1�0° �'�,e�� ��'tr��i� �P�a ���1�,�C t� ��a�s � n��xvr�;�� ��� � r�.��a �k� a� ���.i�����8 �i � 10 �L�r�� ������� c�� �.6� �� �1�� �'�a EI �. ��� � c� �n�.�t��� r��� d��rba���r�� �rS,��� 6 ar��� ��� ����a��� m� �� �e����o I �. ����' �6��° ��➢ �,�, ��c� � s�.e�c� �.��. 3,ta���tuo�an°� a�,����,�� �w �ud �a �8� �t�� � � i, i�a��,g e�m�r����, �°�,r��� �a� � �'��. �. ��0° �n��a �•�e�c��s ��� � � ��a�k 3.�a��i �t°�o � . �. � ��a�€��,sd� ����:o 60 �a3� t�� �� �.�t ���1���� ����;�. � � VI• �i�D�t�s"���°v �D �C� � �'�.�3�'���:°��� UTx o �If:A'.i`��� 1177II s � � /4. Sit�� �s�c�� �.�ffi�e �m�p R�r�c.���1L �a���c��1. �� ����� by Pl�g ��������s 1. LIp�.1s�a°ar ��ps 2, C�mb�l ��,�+�a� �.�s �1. �xsa�'�a��4ax°ira� g��e� ; I�t. ADJ�IJ�1��' �l. T!� ao���� �� �ci��u�a� �� 9 8�5 P eMe D�t � -4 E � � P�gk1 6 • P�° 1�.��tl8� - �i.-1.��'�'� � �^ , � �. . _ _ _ __ _ ..____ __ . .._.. _ _. __-_ __.____ __.__._ _._ _._----------- _--_—__---_W.`_��:...---.;-.:,� �`? - / °��'_ ����`x���� ,�'.SiG„��'°i+�t,�.: ��F������ at' ����.�����Q� ���',.��`�� ��-,: �� ������ �� � STATE �F OftECON, � ��°�,..ti°.-t��,�l��e�'��°�g;. ss. i������� �t%��r: COUNTY OF W SSHli�TGTO�T, ,��,; � ��. �SL'�2��',�'3,�.��-��' cp�S�' �'ll .�C�9���$° ��� �T,,-�3�1 .'���s�4.' - _ ;� --- -- - - � -- -- ---- '�t�d€�� -�-��,ti� ; -- --- --- .� � z����, , �s��,t������`°�c�� bFing fisst duly swcrn, depose and say that I am the pubiisher _ __ ��,������s � � � t �`- --- - � �����t��>. ", _ _ _.._ af T'he Tigard Times, a news�iaper cf ger�eral circulation, as defined �e"�o`#,i��'��� ; s�ti�' �+es1�€�tF�' '" �- 5Y Q�S 133.010 and 133.02G, published zt Tigard, zz iYe aforesaid county and �t����'��d�3Y'�� � ��3i ���,�t �3t,r. : state; that tne iegal nofice, a �����'►� � pr-int�d copy of which is hereto annexed, was ��-� �.� C� �-i3g&�gg1� . . gQ39�a�9�e 4i1���t��-'L�ry t� publishad in 4�e e�tire issue o# said �ewspaper fer _____$_ .._____ suecessi�e and ��}��p�q ��� � > �° - � €� �`"'�,,. ���'i ?�� aa�2he ra�aL�er����dn�nfi�d���t__: �� coasecutive weeks in the f��owi.ng issues -- -- --.-_ -_ __ 7� __ ��'��€ar9�,���-tn��aal yp�$e�esk� ---------------- ------- ----- —----- --- - -- ' -- Crr�dc_����:t�eaz�: , �� ;.� ,�y � - ----- � i��� `F's�bi€s�s 3an. 1 b; -- I.�iT�. ----�_ . •:.� .�. � a �", `-� � � _c.�.� _ _.. f �i�a`ttre) ^�--��-�.- . M���s-�� ��s 1� ` Sui�scribed an�i s vLxn.te beiare me this ------_-_-___�:��i-__--__- day of -_-_--_- ���-------- -----_ i9�.�_. -�----- ---- =- __ �� J // ---�----- --- ---=/..<__,-__LS:��.�i F��-.-`-'----..�,_..G ._,_. '__-___'__'_'"" �j! I`To�a*y Pu�1ic of Osegon ie�y �ommis�io� expi�es ��_�._ �-1_!�-%__ lo_{L-� � - �-- i ___ . .,_ .. �r��F� r-��; �n �Y. _ �.: �s L� W� � �`��#,;� ' � , . . +�r��T,��(* � .,h�, . . /� �4M iV��rrt,'�tY . . .. .. � . ,. , u�ji a . ,�'{��di�� . . � . . . �. ��' '��.�t`'1�'`, ' ,. . p� ' . . .,� rt� e�� +` ti � . � �, r ���. �.�r�rc '� � . � '#tl7i���� � , ;"r; �. ., ' : ..' ° .- . : Kv$��. �,���, :, � � � "��g�rel� ��a,�ning� ���s���c�n�' ; ���� � , �,4 �� y , � G �, '��'.� �. � . . . .�'��!��-���`D ,� . ,���r�' i � �.c.:. . '. . . . . . � . � ��{i���� ��� ���� .. � �Y� `yrr � � . 1 ytif4 � � � Z��ltr CLJ 1-7 3 � ,�f�,,, �,, �,,. � �� r�' . . . . , . . . . �3:.. �" �. nd` tiona� U'se fCU 1-'73) ��� 'a 'aa � ' 'Far }aro}�erty deeiynated a�a tax lot 1Q1 on tax mep 2Si1 1H�D '` � ` Yi � � � �p�a � � � i , Acvlic�nt � , �`. ';'� I � ' Utility Equigment, Itxc. r}i' ; ; � r: ;� 1„�rvlicant's Re4�YS�t ; �` .i . � � . . �� �,"�" �� , C�nditionr�l. u�e appro�raJ� td al:lc�w e�us��ament ewf�ntenance anc� '�t' ... �: �' dis�ributian a�� a a�imilar use wi.thin the M-�, Li.ght Industria�l; ,> �, ,� Zone ,�� � �,� ; .„ � cstion �nd La�,nd Ue�e ��,f Subiect ProAert� �; �S . . . . . � : . � !€ The vacAnt �ubj�ct si�e i� lc�ated a�� the naacth s�ic�e of S.W. �, �� Hur��ikryr �tr�et r�nd scautt� �i�� �f S�ate �I�r. �1:7, �pp�raxin���lY ,.°� '° �. �3 vf � �►i1� we�t o� S.W. 7�nd Ave�ua. ��i ��. : 1 l SuXxaundine� 7Aninq a�nd L�n� `. '� �A <r't (` . . f. zoning �c� �he weet �►nc� soe�th�e+�� ie 1�9-�, Li;ght Ind�a��r��I:, �n �� �res �e���aacaping intc� va�xiouA �rt�lus�ri.a�l u�es. �'he r�.but�ing i psrcel. tn the eaet is �com�c� t�-�, Indua��rial Park a�nd: aupgc�xte� `'" �� Hira�npc�rt., ���+te F�lviry. 217 ��utt� the noxth�rn Qrop�rty line '���, qrf the �it�, $taf f Findinc�� and �teco�nne_�r dataio� '�� , i � The ,�taff finde tha�t: �' s 1) The eub�ect p�Qperty is s�eeiqnated for general indu�tribr� , develap�nent within the Tir�m�rd Co�munity Plmn , '� , 2) Th� pzo�oaed u�ss w�uld b� eom�a��ibl� with aurrAUndita+� `*� `� �nduetrial ueea. , - , ;f 3) The prapo�e�! u�e waul� util.i.�e � portfon of t,he eubjict' ,� 1at � th� re�i;n�er c�f xrii�h' w�al� b� partiti.on+e8 ,� into o�ha� indu�ti�`ia�, ��ee. , , , ' '�` 4) �'he aoning Or�tinancs ��.low�. automobile rep�ir andl � '�. Qa int shopa a�s outzigti�t:pe�n�itted uee� withirt �i�s M-3 ar,one, ms we�l� �,s wt�olesaLt c9'�e��ibu�ion br�ainel�aes. � . . , .. , � . : . . � R � � _. . . - .. �... �'�i �. �� . .. � � .�ckv . , ;. . ,, . ,. _ : <<.�, n,<< ;.,: . ` � , . _ , �,� , , a ; � ,,��� . ��+� .,¢ �t Er,�a�,�sP✓ �.r �l��r r,t.� . � . � ,,,M., . y v�A+r �'i � 37 {{ . . . j _ �, a ��({. } � � �k�,��{,��� L � � . ty-.+ 4 '+.ft�� ��� � � � � �� �+af�F � t — f.'�i�n� �r, � q ?;,r'ah� c�s . . . � . .. . � �'�`�'�c��� j ��� S) S.W. Hunrileer 8�t�et ier desiqnbtsd ae am ind�rs�`ri�1 rss� ; � � �,, callector within the Tigard Gommunity Pl.an. It �r1 : � �.� �. ��- presently a subs�t�nd�rd facility. �Y�';� �; �,, ��' ' ��i � Bas�ed on the above fi,ndinga, it is rsca�amended that the reque�t be '�; �., approved' 'with the followir�g conditions s ��! x R7 ��� , � � � �i �� �` 1,) Th�+t the property awner (a) aill raupport �he for:zaatfon , ; _ of a loc�l improve�nent dietrict trs bring Iiun�tkPr i��'' , e � � � ° ��'� �= Street up to Ci�y colle�c'tor atreet �tandard�. � ���' , 'ti;,. '2) That in the event a local improvement district is nolt °t:�l � .- f.ormed, the �ro�zt�► oamer (s) ,shal]„ entez into �a ,:�� ; c�ntract with th� City Frioz to occupaney. Sa�id `r; �antr�act sha11 guarantee t'hat the pree�r�t nr any ;; � futuxe proper�y owner (s) wfll. p�y for hi� (theix) �� . �� . � �t4`{: s:hr►re af the Hun�:iker S�reet imp�rovement coete u�n �, ` _,,:. th�► requ�e�� ot �he City. C��sta �nd �ragine�exi�g j;},; { sp�c�.�icatfans sha�1A be presvided by the City. `1 � fx"� 3) That th�re sh�ll b� no out�ic�e s�or�ge a�n the !�ub�ect �i ; �,�; J i S �ropexty, unlc�se sp�cifically �ppra�ved by �.he� P�.annit►a�' ° Com�ni��ion wri�Yrin the aPproved aite de��elopment plan. �. � �,� '' -�.. � � � � � �� � � 3: � � I, ' '7�N�� .;3;. . . . . ��w4r'. . . � . � . . r;,X:s. .. . ' � . . . , . . . . ni`,T�,f it � . - ' � . . � . . . . . � ':�'/1't.. 'k . . . . . �. . .. � � . � . � . � � � � � . ::;:i?. � . . . . � � . . . . � � �. . .. . .,.. ,.:,f'�; , .: . .. . . . . . . . . . .. . .. . ... �:�: .i . . . . � � . . . . . � . .. � . �_' y, �a 4 ,�x a �'" r, � � . . . . � . . . . . a:!�t {� �;,t �<< . . � .. . �.'.'i , . . , . .. . . . `�� . . � � . . ,�ritd �, � �� , j 1 :�'. �t i'i � t{: F' 1 �' i; �'; - �. .- , � . .-,' , . . � ; . 7 ... .. . . .... .� . - 1 . . , � .. , � .. ,•� .. .�. . ,. , � ., � .. .: ,.,._ i. ,. _ f1.h .,5�„MYL' _.. _. . . _. . __ . _ . _ _ _ _ _. _ _. . i . � � �.. �, �°1y�,� � 300 '�.q► I OC� � Iap �� ��00 �5�0� � o ;. � y /\ V �� 1502 ``I � 200 � B�VELAND ``---�� , RD. ;; 270a 2701 2�02 ��: Il�1-3 �'� � �. �� R- �, o � I� J 900 � ,�-� �' � � �' � � � � �c � � � �� ' p� i� �, \�. 4 �` , � .� �� �, w �: �� . i aoo � �20� �'�N�k�R l�l 4 ; _ ,.., e oo rR F�r + �''� 300 201 2pp � � . /'� �f� � I . CONDITION�4L USE; � � - €Q I�iPA�ENT MAtNTENANCE' AND DI'STRtBlJTION . AREA FOR CONSIDERATION \,,, . �, _.: .. .... , . ..._ , . , ,,;..., _, __ . ... _ _._ .... . _ . __ _ _ __ _ _ _ ..._. �_. ��`, • • ..�: ���: � . A.VNJ�S.S`li�J w�l_.� �l�d���dL14r ��Cp&,d"dSB � ���� ��� ��cc��.� ����r��� ���r�t�����aa' I �5�`��,C.°� �.0 �:7�'��ijl �5�Ch1��A '��;'�, �4 �,J37a�t3.1�.�C�° ��€��,�:�.t�y ���, �d:R," �3�.b.�. k1�r '�� $�it94E]lx3�.� �'U�3��,�£�.p�L�l ��� `�� �°�,'��' F�J'�� ��,�;$'d eo�.'�dua�il �� `�611�.1��Q'o�" eTf'�°e �'�.�{;�9 li9(G'�c�.�11��5)� �F"U-"C:��aA�"l�' :7.°'���� �,'`a ,���� '�'•jhlc ��'��1ly °�'��`'j�,!`s(S�.y lA�°U��flIl �7)b7s �l�StlCdlt�$°�'' �l�y �1,��� �� �o� �o��oD 5��ff�s �S?;K��`� `�� �;�s3s �'u��7�tw,�9s��.,�o �xs ���''�,3�c�����a 'k�� N�;�11,�.���r :�;c�us�,����� ���p�'� �s�o �"��° �s a���,,��•�a�u�z�s� nns� �����, �u �,��;�>�r �c�,a�,�;�z�er�� ������aa���; - ��nd, �����°�,'�t����r� �s �s s�i�:��,�„a° �as� L�'�.'��S�LrB 'tv�21(� �(!°'�D �i��s71{�i ��(4�t's7lS'l��"�`� a^,C91QlGy �.C�(-xa$��6� 6�fi2 �� �l� .�°�ii 111t ��StS�.G �3i�(" 4 n��e �dAE�%���]G �rw��3°i�'E°''� �di,2l�� S�7`�$�`;+�li ���.� ��° �'w`�tGt� �v�3+'o �`�s ����'�i�P?2��������,�' ���;� ��' �, ��„�� ����� ��' �o�o °��s�. �����i��c�,o ��,� a:�,� ��� �� �� a�� ���., r.��� ��w;'� � �B'a��5� �V�1tD� ,ug� st�lS�co�s'�, �1� �� Y�'�,''��':�" R�� �.�`��� �� �,����e� �a�¢i '�� ��x°c�.n ; � � � �� � ��� 4 . . ... . . . �Aj.,'.. ,� . .. � �. ...,.....,. ....�.�. .. � ...... . ..., . .. .... ,�..:.. .. ..�..�_ .._... ... . ,.. ... .. :�,��... .. ,.... . ' �,�Y �.;��t ' ��' e!. �. ;:..y 1 � , , i. . . . . .. . ....... .. . � , .. ,. ' '�� t t..:l'...�.iy �yIIIL!+I � �Y . � . . 7.... �� �i�,N t if,�.. . , �7 P '1}. k a�3 _ �!� w �1��} , , . i irfy`'�, , , '.�,, i, r �� �it � ,,,� d� � � yf � ',� ¢7 � .. �� ��.. rc,. .. `'e..�.. � . . . �'�... .. . � `l�u'4i,4',� y 4 ) t , . . . . �`� {{����w��( �(t ti 1 � . � . . ��. . ,. .� � �. . .. � 11'_ �f;���T ��;�:�1 Pk��n�:ng Commia*i�►n ,�.�t�d,,� � � `.. S�tsff Report r, ,r. . �,_ �7a�nus ry 16, 197 3 ��em �72-73 ,'?'� ; �. ;.. ,,;� �'. - �. � Con�na1 Use (CU?.-73) �r�; r�r'. ' �' �; For property deaignated es tax lat 100 an tax map 231 �AC ; �y. {t,. ApD1iC8rit ; ,. �`' ""._....� F,, s �: Gera ld Crow . T� �. �, `� �i�nli�ant's `Rectuest • p. . . . . i,;if , � - . . . . . � . .. . :l_�, ' tYond'ition�l, usa �ap�rov�+l to a11oa�► warehnusi:ng on an M-4, �2: � Industri�l Park parceL. " � �,a � L�acetion and Lan�d U�e of Subiect Pxo���v .��- ¢ The subject property i� ��r���d on t'h� �outhw�et �ornex c�f. S.W. _ A�h Ava�n��e and S.W. Burnham S�reet. It prc±�ently aupporta an �. ofticp which w�� cvnverted from a nor�-conforeninc� xeaidenc�. ;�I Existing �it� dev�Z��+�nt, ir�rluding nff-stre�t parking, dxive- ;,;i ; ��._ waya�, bnr,l 1.�nrDscap�.ng, doe� nat cam�ly uaitY� Zc�ning Ordin�nc� at�r►� F; ��, �:; � da�Cds. �, t r. Suxround�.na 7c�ninct �nd Lanc1 �7s� "f ���� ; �Tfie area �surrouc�cling the subje�t property a�lr�ng the north �is�� ,�`': ' �f S.W. f�urn}�am S�re�t is �oned M-3, Light zndustri�l. and i�s ��� �3� c���elope� with wariouse inc�u��rial. uses an� �non-eonforming single '�� f�+mily dw�l1_inc�rs. Zonfns� �!tong the r�o�th gidp of Buxnham Street � is M-�, Indus�.xi�1 Perk and �cra�+� Fanx�a Cr�ek from thP �ubject � `� site to thP south A-2, Mu1ti.-Fa�nil:y Resid�ntial , ';, `n� ,. � St�f# Findinas and Recan���stian "�, . � . . � . � � :.,�5� . .. � ... . . . . . . . . . � . .. .�f� �he finds tnat: , � �t� �} The �ubject px°o�+er�y i� d��ign�ted �ox ��cvm�rc�.a��- "�' industriak�� development wz.�h3.n t4�e T�g�rd Commun�.ty . � P l a n. �?:4! ` :� . 2) S.W; Bur�nh�m is d��oign�ted �� +� coll.ector �t��e�r�ri��iin the Community 1?�.sa�. ' � . 3) Both S.W. Buxr►ham Stre�t and S.W. 1��h �Avenae are :. au'b-standard fa�r�.�itie�: ' 'i , , ;,; ,;,�:; .;;i <. _. . .... .-. �.. _ . . ... . , ..:..,. . ... .. ..:. ..� .... .. ,:��.�� ,.��: .r ` ':{_ � rw.r ��.�� .. . . � � ~4ib �` �;1�t"��f� �. ��, .- . .. . . . ' . � . r�r�fY� 'tq.��y�'� �, ? .. . ; � � . . , ��t .t � � ��. ti� � �t` �'��, �°. � � . .: .�� .: .. � �. .. .. . ;.{�� ' ` 4) The prvpa�+� uea would b'e cax�tfb�.a w�th surrouhd�,�ne� ;t�� � �; la�nd ueea,, with �hs exe�ptior� of non-eonfor�ninq� {' ��'�r, � ;, ? �,Y.. rea idencee. �,, {a , ;r x S! F�nnai Czeek is deaignated t�e part of tlhe Comnrtunity"s ��; f greenway sye�em, with one of its functions to buffer ; �� industrial and residential land uaea. �. ..�, �� B�eed or► the above f.indinga, it' is recona�nded tlhat the conditianal `_ ���. use be approved with the follo�wing rondttions : '�'' `,� �- sr 1) That �:he praperty owt�c�r (s) will erupport the fornwtior� ;-;, of a ,�ocal improvement dfatri�t to bring Burnham ' Street ancl A�h Avenue up to City standaxda. 2) That: in the event � local fmprove:ment district ia , �,� �;, not foxmed, the property vwner (s) ehall enter into ;::t � ,r contrbct with the City prior to occupaney. Said cantr.act ahsll guarant�ee thut khe �r�aent or any ,';t , futuxe proper�y owner (+s) wi11 pry for hi� (their) �t� �ha re of the Ash-8urnha►m impxoven�ex�t casts u�n the •� �-� request of the City. �osts and engineering gpec- ```:� i.�a.�a�ior�t� sha�l be provi�l�d by th� City. ' ;::1 i �. 3� T}tat tttere she11 be rsa out!�ide atorrage an the �ub�ect �rr��rt,y, unle�r� ��yec3.ficall:y approved by the P�,anning '.,.`, Cortunis�i�n within the apg+rove�3 sik� de�v�l�pment pl�n. `-��,_ ,� . . . _ . . �;g� . . � , . . . � . � A . � . � � � .. . � . . . . `;I I, .. � . . - � ' � . .. � . . . . . . . . �J ^ .. . . .. . . � . . . .. . . . . . . � �. ��� : . .. . . . . . ,-.� .. . . � � � � . . ' � . �. .��' . . . . . . ' . . � � . . .. . �� . . . . . ....' . . . ' . . . . . . . . . � . . . - . . . . . � . . �.�.�"r) t � . . . . . . . _ 'I ` . . .. . . � . . . . . . � .'.'.1��', I ' .. . . . . . .. . . . . . � � .. .�. � . � � . .�� . . . .. .. . . � . �'�.�4?. � . . .. . . . . . . , . .. , ��. r r, >a .. . . . . . � � � .�� :. � . v , . . . ' . . . � _ . . ?f7 . . .. . . . . �.'-:� �,:?') ,. . . . . .. . .., . . . .,, . . �. � .. . . . � .. .:' .J .. . . . .. ... � � .. . . . .. . . �a . . . , . . . . . . . . ....7 . ... .. . . � .��� ,7 � ... � . . . . ,j . ... . .,:,'.j . � � � '�'��i�, y ... � . '�1�. ,.a ' 11 y, �' .h 1�'d:� �: ..... . i ,. . . . _ _ _ ; . � , • �... �.� ` � Y M'� g IN-3 � t 300 1400 1500 i 700 1800 I J00 N - : s�v �gu��vwa� s�Eer � 2soo , .�F , 20� �,, � : • $. : M_4 z�oo z$oQ , 290� , ,� 30Q6 �� �O 1` P� �' . , ' __�,- \�\ � M'�4 � �r £ , t + i . • A-2 � I �'�� �; ,� ,� ( � � �� ►� � ���" � 4 �..� COfVDIT10NAL � USE � ���t- ` � � �� W � , �300 W 300 AREA �F CONSID�RATION � F�iFt WAFt�#4USIIdG �..� � � �� �. � ��, � � \ � � a �4-2 ,:. � � � , � , N ` �' . \ -�� �1 J . _ ; , , . , , � � � , . � ; I : . , � . . _ , . , . ,., , .,._.� �� �� ti,: �,.� #; �`.�«i , NOTTCE QF PtIDISC �ARING C1"1'Y �' TIGARD PZANNTIV� COI+�II3STON Noti� is hereby g3,ven �h�� a pablic hear�ng wi.11 be held by the Pl.p►nn�.n� Commission o� the City o� Tig�e►x°d �rfthi�► the �etity Jr. �i.gh 3cYu�o1 le�tux�e room, $t i465o s.w. 97th� Tigard, ore�n o� Janu�ry a.6, a,973 I e�t $:00 P.M., �rl�h respect to �t� �'ollcwing: An applic��ioaa by�r.�].d CroW for a cond3�ione�l use perm�.� co allow Were2wusitag on an IYl�, Indus�xia�. , Farlc garcel 3.o�af,ed on �he sout�st +, �,.u,, corner o� S,W. Barrlt�sm S�reet and S.W. AsY� 1lv�nue (T�x 7�t 100 on T�x Me►P 231 2llC j , All persoaas bav�ix� aa1 �raterest i.n t� m�tter are invited �o at�end an,d �e heard. �.a 1.! Q V . . .. .. .... . . . .. ��.��..... . . . . .. f, Y ..: h:ir; � ����+�+` . . , _l �1� qS.>x ��>a: . . .� ... � � � . r ,5` Y� � 4�{ .. . �m�. 1µ�"'"!� y�ri��T'r �r, ,� a �s � � s� �r r�s1i ��� � . . . , � .. �a, r�'rt� � r s} �: ����: , , ��. �1�: � 4�b � Tiqard Planning Gommiaaion ,;: ` Staff Report ' r` January 16, 1973 �- � Item CU4-73 �, f � Conditional U�e r ;�. , ,,,�, a � � 4� � For property designated as tax lat 3000 on tax mnp 2S1 12A '� �, ,. �nal icant , �� John Smete Ap�Yirant's Reg^uest ,:,.. Con�]itional .use a��rova�l to allow the construction and opexation �e of a m��hine ehmp wi�hin the M-4 Indua�trial P�rk zone. '�`"� ;; �;�; Locstion and Lan�� Uee of Subiec� Pro�ertv � ;,,r` �'h� aubject aite supgerts a �c�eidence and ie locx�ted o�n �he � � a�u�h �irJ� of. S.W. �oni�ta� Fto�zd, approxi�tel.y 6�0 f�ee� em�t � �►f S.W. 7�nd Aveau�. ;ua � ' ��:,Y�r` X' ` Surr�undinex Sor�inca and �� Us� , ,: :s; The area gurr�unding th� �ubje�t aite is �aned M-4, Ir�du�tr��l r+ . ��rk, M-3, Light Indu�tx�f.�l �rad M�-�, General Tndustxia+tM 1# ':.s,•;; � vbxiety e�f ir�dustri�l ua�s �ncl non-sor�f.qrming sing�e fa�mily hamea �z� locat�d� xn t�e vicini�y ef �t�e subje�et propezty. . ',': ,;�: Staff Findin4a and itecca,dimerndation j�. '`��" ' The a ta f f f i nda tha t s ��1' }r -.,:,. . • �':1+ ,< 1y The a�b�ect property �s deeignated fox "genexal '�! indu�trial" develop�nt with.in the Tigard Communfty `;`� P la n. i�,;� :�;� , ?.) S.W. Bonita Ro�d, which �e de�rignate�d aa e coll,ecCor� ��-: � atr�et within the Coimrnur�ity �$���n, ie preeently �a sub-��andarc! f�cility, �;;; � . �) Section 180- " x - �. iiGt� ma�hi.ne shops �+nd w�eld�Ln� ,�'; � ehop� a►s condtional u�r�* w�thi�n the M-4 sone. ":r ,- 4) The ro ,� p po�ed u�s� waulci be cct�tibl,e wi.�h surr�anr�in�g � .,, 4 _ ;. � � , �;: u ..� . ; � �' � � . . . � .:�„ �._. �...,, ' ' �.' ,. . ... . . .'. .,;�.. ._'e: J :SI --__- _ � . . i �� .. . .�.: . ... ... .,o� . � _ , _ _ � � , y, ,�.�:; . , ';; . ���'F��; , SA ';�� � �'+'r r ��' ,�•"'' ,� f r' ai r� }g, � . . �� ... . ( . . . . .a: 7 .n�, ,v� . Cr . _ �.� �di �� q'�T t�r� ��ti�sl^. � . . . . , . . . i��4� .. .. . .. � . . � . � � i . . . . . . f�,��,�,��i ' land usee, with ths ,�c��ption o� non-corrfroming rs�rid�r►cwe�. ' i �Y :a �;� Bas�d on �he above findings, it is reco�ended that the request be x � approved with the follo�ving condi�ion�s �,, .� t�; 1) That the property cyw�er (e) will aup,pc:rt the formstion ';� �`" of a loc�l improvement district to bring Bonita Rd. u ,:��, �: p ;:�� _ to City collectoz �street atanda�rds. �'�� � � � � � � � � � � � � � � � �", � � � � � �� � , 2) That in the ev�rnt a local improvement diatrict is� not ,;� �'�� formed, the property awner (e) �hall enter into a contrac� with the Cit xiax to occu �' � Y F p�nry. Said contra�et ehall ��: � gua�rsnte� that the pxesent or aa�y futu�e pro rt owner F , Pc Y ;� (e) will pay for hf.s (their) sh�re of the Bonita Itoad ';� i.n�proven�nt �oets upor� th.e reque�at of the City. Cost� , .;�� and engineering specigica�tiona eha11 be prov:�rled by the� � �; City .L , - �;�; � � ��i ; 3) That there �ha�11 be n,o outaide etorag� or� the aubject " � ; �xoper�ty, unleaa �pe�cifically approvad �by th� Plannir�g �' Co�wni�eion within the aFProveel aite de�velopment pla�n. '� �Y .,'i7 f � i4 ,:b .. � . . . � .��,'�f .., . ... ��.�Yr�, �7� � . , � ;�J�. i�_ � . , � �,:?� t: .�� � � - . � �ti � '�� <� F:A ;� ;L, i:4 ;� ,� :,� �,r . M � .. . � .. . . . .. � � � . .;��:� ��'., . " - . . � � . .. �. . . . . i !(,. . . . � . . � . � . .. �.\� �t . � . . � . . . � � . . �. � � � . .. . . . . . . � � � . ... �y � . . . . .. . � . .. �.� . . .. � � _ . . . . � .� .. ���,:--�i � . . . � . � . . � � . � . � �� . : . � . ,.�1 . .. . .. . . . �� . . � � � � � � �. � . ',4 �; � � � � � � . � . � . .� .. . � � . . '�+'it � . . � � . � .. , ' .. . . . . �� . 'P� , . � . . . . � . � . . . - . �: ,! •. . . . � � . . . � . . . .. . .. . . �,fj; i . . . . ' . ... . . . . . . . � . . . . .. . � ,� �•� . . , . . . . . �, . . . . �.. . . .. � . . . t i:t . . . . . . . . . . . . . . . . . . . . .�'�i , . . . . . . . � �. . � . �'� 'i � �� _ . � � . . � . ' . . � � � i� �.j. . � . � :.. . . . . . .. . r . . . . . . .. . . ,�. .. . � . . . . , , . . � .'.�i., � . ., .. . . . .. � ;�. v� . ' � ' . . � � . ', , r. : .. y..� r.. � . . . r . . . � � . , �... ,a _.� r.. A _ .:� -. .�. .r �i .. .,�� �.�� . � ,:. .:�� .'. .. i� . .. .����. . . .i � .. . .., ... . . ... '� . . . .. .:., . : . .... . ....;. . . ��.� . . _ ,_._ _ �.. ,__....�_. .... �...... ... ..:.. .�,,._... ..._. .., _.�.�__.._..__ ._. ... ,..� _..__�w �....._ �_�__..._..,..__ . ...__�.. .�._. .�_.,_._..�_. �" � �` �` j `�.- ��,' � � , �.. M_2 , _ M-3 � M-� � E i � -,k�� u;c�N I a t� �2 OAD -_. .._. __�.___ — `. _. � r —. 2800 I2900 3001 � 3100 3200 � a � ; w > �_3 M-°4 � '� Q � � � , � � ; � ; ; � o i ti J f Q 1 m , � GITY � � CQt1t�TY I I 280� 3�00 i (�M. z N1'3 � � I �1-2 0 � i 1 � U � U i � � � � CC?ND11'lOiVAL U�E sca�.E �, �� aR�A Foa , ,, = 200� � � �.�.�.� CONSIDERATtON � � I�IICHINE 3NOP � ,, � : �. . __ _ , , . _ _._ .,.... _. __..�.� _,,� _ _.� _ _ _�� -, �_� ��, , � _ :,t�.,, ; , , . � . . . . . . . . _ . . . ! i:-. . .. . . � . .. � . . . �. � . .. . . � . � � . . . �� � ,.� � . . . . . . � . , . - . � . � � � � � . . �. . . . . . . ... ,.; � . . �� . � � � �. .. � . . . � � � . .� � .. . .. � ... � . . .. � � `� � i � � � . � � � . . � .. � . � .. � . � � , � . . . . . ... . �..`' i � � . � . . . . . � . . . � .. � . . . � 1���C� O]F' 1'UBLIC I��1� ' ���� �F' �'��iD PT�ADtld�i� ������8 , , ��t3� �c ����r ����gn ��,� a publ�� ���°� v���� '�c� �ic��,� l�y �� P�� �a�an��siaxa c��' thie �:��� �� '���a�c� s��,��i�� ��� g evu�6a,�'�"e�/ aJJS°e ��,� ta�`llav,dFV�. �.Q��$'ri�$I'Q "Z°�}�8 �4'� �°��� h3�e RU+ �p�a=Sg' ' ����1� ����a� o�aa ��ba�r� �.6, 1973 at �:�� �a�oa �.�P� �°�s��� �� �� �a��.l�w�. • r �• < � � � � �ffi ��j3�.�(���:�%1 �4!�+' ���Tl SOl@$8 gf�7C ��lCA��`���1��, �t4�(� � ���"�°��s�, ��v ���w ��e �uns�ru���.�n�a ��' �, �c��i�,� �� ,� s�p �,�hr�� �G� M=4�9 T�dtxs��� �'��°�, ��a�� �����c��, � �:� �� ��� ���a�� s�.d� ��" S.W. Boxai.� ��aai ���a����«�,� �D �c��� �s� �;� t1� �a�tex$'ta�e �. � ���c��� �`�� .�� �+ �� '�a� I�p �l. �� d�� ��°s�t�s ����.� s� �x���aa�st; ix� �� �s���� �a�°� �,r�e�r�.�t�c�� °�� � �t�c�ltxd �d '� ��°al. ' �i �' �; �, 5J �, �;; $; � �{ ; �'' �' ,�� , ,,; a � . ,, .r; s�� J ! ti*;: '' �S G�:.r . � ' ' � � � .. ':'���^. z f,ry ..�'; . �. .. •�� 1 Y+��14i . YM Fl�( ; -� . � . �i�t... . . ' ��� I � 1 .yy v �tg'�,:{�; . � .. . ��t ��5'y ��� : . }�4 Tig�a� Pl�n�ing CoaNaiesion {;:�M'''�' f , ( � Sta�Pf R�pt�r� ' �. :„ ;: " Janua�y 16, 1973 , � :� F Item V1-7 3 �;� ��_ �' �� � � � � Var_�_�,_ia�nc�e , � .��,�'� ,�'I For praperty design�ted ae� a portion of tax lot 50Q on ta�x , ��'j � map ?S1-2AB ,� T �!I �ppl icr�nts . �t:;;i '� James Brien and Thomaa El�.iot � �. 3 �►PDlicant's Reaue�st ''� - � � � � � � � � � �'�i ; ' Lot �ir.e vaxiance and mino� la�nd partition approv�l to a�lloar the �� ronstzuction of �ingle famiiy dwellinga� on two lota each having : lpss �h�n 7, 500 �quare feet eef la� mr�e1. _�.�,, L��ition and 7onina �f Subi��t Pra�rtv The subject� �i�e fa� �oned R 7, Single �amily Re�ide�nta.al +�nd �, l.ocated +�k t�he r_a�terly t�rm:ination of S.W. Center Staceet �pp�oximr�trly ?50 fe�C �outhe�r�t nt S.W. 95th Avenue. Saarroundinq 2oninc� eatc� t,and Us� � i The Ar�a surrounc�a.ng the subjAct property is zoned R-7, Sfngle ,+1 Fa�miby F3�►aiciential r�nd det�eloped with �ingl� farnily dw�lli.ng�, ; Multi-family dwellings ar� locat�d ta th� nortY�eaet along Lineoln �I Avenue. '� 5t�ff Findina� and Reco�eend�tion �; � The ateff finds that: �<!; "i� 1) The propoa+ed land uee wa�ldl be compatible with s�urroundinq � ; land uses ' ''' , •i 2) The Center Street aubdiv3.a�.on wae developed under the •��i : previoue R-7, Single Fr��nily Reeid�nt�,a1 zone cla�asificatiq�n,. Based on the a�bove findinqs, it i� r�co�mend�d th+�t the reque�t be '� ap�roved wikh the fol.lawinsa �onditiona r ;:; � � � � 1) That both �.pts contain a minimum of 7,000 aquare �eet, ��!",; ' ' I:I �,�,�, ;... .. . � . � � � . , . � � .. � � . �r'��'��5 . . . . . . . . . . . . . . . . • ' .�i.��� ' � . � . . . � .. . � � ., � . � �. �',,1 �' . '... �... � . . . . . � . � . ..d .. . .. _ . .,'. . .��. �.. � � �e>wu..t m,..w���. � . . . .. . .. . � ..... .. .... � .. , _ ; . _ . ' ,. t y �F.,,��• �� ,� , 4 " , , � ,: �f� � f��� i "'�} . . . � . . .. �' .. . � � � , �,�.,. .� . � . .. � � � �t A �� � . . . . . . � � � . . . . . . , . � � �. � . . . . �. . �Y '�:� ' t�3� rr. ' t ' 2) That provi�inns fo:r the continued public use and mein- � ; �' tenance of the Centm� Street turn around ( on private � ! � � proparty) 3�e approved by the City Attorney. '� F� � ��:; l ;. p. � � � 4��`��� _ :;., ;',.' ,ii. .�. :;.' �1 .{, � ' � • �;. _ ;;.; �,-i \ '`i ! r ..t, . . � . . � .. . 'c .. . . . , �,.`. � . . . . . . . . . � . .� i(, � � . . . . � � . � . � 'fi g .. . . . . . . . . . _ _ �.v �i, �.. .. � . . . � � - . .i . � � . . � � . � .� � '1 �. . . � � .. . . � . ' .� . . � . . . . . �;..:- j r ' .... . � � . . . � _ . . . . . . .. � . . `,��� . � . . . � . . . �. .. . � � � . � . . .. . � � � � . . . . . . � . �{ �r . .. . . . . . . .. . . � . . .. � .. . . :i .� . . .. � . . � . � . . . �. . .. . . � . . . .. . . .... . . . � . � . .. ' . � ' . .. . . .. .. . . . . ..,., �. . . . � � . . . . �. . � .. � �L �. ... . . . . .. . . � � . � � .. �. 'k. �• .. �� . . ., . . . � . . . . . ..,.. , . .. � �� ... . .:�:'�i . . ,� .. . .. . , . ' � . . .. . . . �� � ... ��j .. . . . . ' . .. .. �� ��� � �� �: � :.. ;. � �..,� � _ . .. . . . , l . ,.. ' .e _. . . . __ —_ _ _ . .. _ .. ..._ ....... �.....,. . ,. . t 'c.��. � l�t?9 �..�� a��._`_ �..:. � �. 6(�� � S � w '� '�Fiy TF � 20� 205 so2 204 ,- 603 2pg 906 400 •�, 209 �.. � 9�7 � ``• � ��r �� . �O� . . . `� � � � . . . o��`� � ��r�� 301 � `�, s \.� 4ov f500 !y 3 0 C9 �. v � �Otij� i6U� F,����` � �� LO'T SI�E i/AF�IAN�� �°' �r�a�.,, I I', C.., A��a FOR \ •�� C�OI�iSI0EF2A`�lQ�N �,�� � . . , � � � _ _ _ __ . , ,. . .. _ . , .. .. _, ..r..: .� , . . . _ . _ _ . ..:.. . . ._..,. .. _ . _ __ _ _ . _ _. . .. .: : _. . ., _. . ,.. .. _ ___. _ _ a - • . ;a � �.. `'ii � � � �'- ��� �,,�; ,;I, i� �� �; �.: ��,a��� � �vt��.�� .�^�,�� � ���� �� ��� ��� ������� � �<, l'. � � � �; � ����� �� a���� ����� •�a�� � ������� ������ ��, �� �` �,�¢� '�� �� �'���� �o��.s���,�ffi v�" ��nc� ���� ��' ����°d �; �`���s �T� �s�,�s�e� �'�°o �i� �v���, :�,��`��°� ��9 �'; �� �.�� � 3�v �`���s �,°�S��a �rs���tt& �s� ��st�tzs'� �,�ie d,�°�� �; �°� �s�� �03�0 9 `��fi�fl� �c�s����, `�� �,1�� �'c��,c��:g a ; �: � �� ���a�,�s���.c�� &�� ���s �3����� ��na� 4 r�; ��s '�4��,u� �°�� � ���� ���c� ������ �; t�i�u� ��;��� �t�c�. ��'��,�����i �'���° t�� ��`�� k; ����.'�c� ��t�,�,� ����,�xn�:��s�. �i�a�c��� �i �,-; ����`�c��. �`b �,� c��s����,�' `���`���f���; E�. ��' �oT�'o (������ �`��°��i�y ffi��1��"s�`���.� ��� �'c�� ����3��s� ��° �a�d', 9�'�I� ���i��o t��'��'{��ti6�� c��t° `�[�� �,�'� � �L�s "�� ��a ^���, �� �,�,71 ������s �..��� �su� gr���.s�°�€s� ��n �k�.�� m�s�b�c�y� ��°c� ���,1��� ��� ���c�ma� ���cd. '�� t���n°s�. � ��``�ti,. �� i G4 . . _ ... � � . �.. , . f . . ... .... . . . .. •� �µ. � .. �t�.,�;. ��ttK�+ �:% , . � � �, �����1���� � �t' �} � � �tv r�� �< � ,T- ,uazy ,�6, 1.979 �,�r��,�r� j�r ��wY� � i .. —. .. � . � ••N '�r�«:�'y. u . u PROPO$�fl �I�TS ?O�'�'���'�I"FY PL� "t la' . , . . , ... Y �i�r �� . . . � .' . . � � � . . r:�.i ' � � . ^� �c���. �,�i9 ' ` "3uburban Law 1�nrity Re�idantial" 3ection, Pag�• 2� an�d 23, ��' � '' Tiqard Caan�+unity plan. �� ,,.. ,,� Amend �to read as follawss ;� �t ` '? _ ' The Bull Mountsin area and the Durha,m ar�a ara d�siqnated !or � ��' � low-densitp r�aid�ntial i��s. Ths�� are loca►tiona in'��nded to �r�; �: have a psr�aanently raubu�rban ch�raeter•. �tesidents may k�ep • i�' animals subject to gtaa�daxa� in the �oning ord�na�nce. Gene►ra►11�, � �traete �ay be improvec� to a lower •tandazd and the rfqht-of-way ` �' not developed with •i�a�ralks. � .'; � �. Objecti�res �;;. 1 4a � . �' 1. To provide ar���r ha�rinq s permanently suiburban character !or j those famili.e� who d�sixa a sinqle-�'amily hcrme on � larges - lot and wtao arm wi,llinq to auppor� the connpa�ca�ively 'higher "'� �� coete of public esrvice� atssociated with low-denaity uxban �: d�velop�snt. ��'� � s?r � 2. To setain i�a pcs�tions o� Tiqard the suburban quality �at ' ��� � has characterizec� the Tiqsrd area in th� p�st �nd that han `� made T��ard an attr�etive plac� to 2ive tox familfmm rseking `'� + t an alte�rtatirre to hiqhex-�onsity urban l.ivi�ng. 4 t `' Policies a►n�d Stand��d• �� i, '�` � 1. P�otec�: araas which pr�,�ently h�v� a et��arbs:n, or larqe-lot, ;, ' develo��t pat�rrn �r� +�nca�oaai�asnt by h�.qhar�-den�ity �t � � �sula�ivi�r�.oa��. Dat�t�k#� o� d�ar��lo�nt wo�ld ra�nq�► troan one �r �;r, ��� dwelling p�r acre tn a aeaaef��ewn o! 1--1/2 dw011inq wni�s per ��"�; �� qross acr�, the hfqhrr d�nsity g�nrrs�.ly providing � transition ;;� ; to adj�c�nt uxban low d�n�ity► ar�as. � :�:� Actual u�nsity ca�n bd •xp�rctad �ra x+�nain low�r :s indiviclual ��� T ,, ' awa�ers re�tain �vr �cquixe larger d,oti #os such uses ��r ;; qardens, orchards, or pa�tture. �� 2. W'hen larqer tracts of land axe in axnqle c�rnerehip or comtrol, ;j � thsy may be dewloped as a •plann�d v�nik", pennittinq u deqre� .� �� of flexibilitx in d�aiqn tha�h will ��able a higher qu�,alfty ot : ,� develQpment in accordanc� �►f�th ptann�d .density standar�s. �( ;;; ;r 3. Permit the kespir� of horss• and oth�r co�npatibl� l,asq� ani�lo ��; in aecorcl�nce �ith standards •atablish�ci by ci�y �nd county ' �_ zoning r�gula�iona. •; ;, �.� ,�; 4. Fermit the design and canlMtruc�ic�n of r�ai8entfal stre�t• i,a � "auburban 1�,r-d�n�sity" ars�s to standa��r�s t2aat r�flect a �'. �.. subyrban char�►ct�r, sueh as the u�a of roll�d curb� or thick�ned `�� edged pavmr�ents, and ths deTetio� o! sidewalks and etr��t liqhtr. � r ',�� , ; , �' .,t��'. , . �F� :; _ _ � � ►� _ _ ..,,. .... .�. . . �....� . ;;- , �.���. � ��:�� .� ,�_.: Y��;_.. ._�.�:� . . �rr,�� g Y.a,-�•:. 54�;'. � . , t,�r� � ��e .Ir,„.. h � i;� x, `�C; ;l��}�d�► >i��� tY--1�' ; .�, ,�r.�,��T;��,��� „ � -� . .. .� �` ... � � , . �S .'��ni�`°v��h . . a 'r4�e, 'r �' �.ka, �4 '7 5�v S Ss y .r�. r�� �..,.�� � . ..� {rr^r .. � ` ; + � � � . ,r � � ° 4�� - � F :ak�° �yw�p�, �} .�. ` . 5 i r,�, r }�'�. � . . ° f4f�L ��� , 4 8t�in�die�rs a�n�1 R�a�nda���;,: t '"' �!n` ;�r � �;r� �� � ��� �� • '1'!r� staft find�e t`�at; '< - ����: �� L It ;appsars fre t�►e lwblic inters�t �hat curr�nt io�+ density �' ° houainq, as ref lect,�d wi�hf�n t>he Tiqard �o�launity Plan, � �" be �provided and preaerwec� within �h� Hull Mountain �nd � h�• V �� . �;� Dur�tatn co�u�tities. Q �' ° � � �� �;����.. �, .. �', , ' 2. L�o�wer interim planned d�nsitie� will teend to �,�y � ��� � .� .,`� � 1' : premature suburban clrwl�r�nt and allow ttufficient tit�e 4: f: ' to complete �etailed studi�• ecyncarninq soil�, erosion, � �" ' : cl�cainaqe, and vrhiaul��r citcq��stion - alaments of a � � . cletailed Co�nnunity lllan supp�.eweat which �ay provide for � ' a ra4nq� ot denai.tise� and housi� tY1��• �, . �_: `'` ' 3. The chaaractor and natural sr�snity 'and en��ror�aa�snt of � `-' : �3ut11 Mt�untain ie uni�ue w���hin ths Tiqard Cc�nnnit� planr�ixrq , � ; ly � � :� � ��"ea. i; #� :' �� ° 4. ` �ropossl� !�r increasoe! d�nsitiss continue within �2�� Buil $�.a x < �lounta�n aolMman�ity wit.hou�t th� bsnetit ot a deta�i]�ed! �ieal �;;: ,�. � plan. .. .s �. ,� �aas� on th� above #indinq�, it i�e r�co�aandod that th� :, ;� ,t pr�po��d arrttndment to'th• '�iqaxct Comaeun�it�► �la►rr be ap�roved. � ''; _ � � �`� .. _ . . 5 1. ^'� �x�� . . . � � � � - � . i�', ... � . .� .� � � � � � .. . . .. ,yj �� � , F. +�` . . � . �r��j j ,t i . . . ��.� ., . �..i.:- .� � . ' .. . . �yfi: r . . � . . . . . ,zt3 . . � � . . � . . �� . � r*\�i;ga r� , . . . . � . - �' . . . . . . . � . . . . . . , . ,��. � , . . - . .. �. ,j � t 1� .. . ... . . � . . � . ' f'{� j� ; f . � . . �� � . � � � � � . � ' � � . ! . .. . � . . .. . . � . . . ,vt;!'� i ,y, � u : , . ;` . �: a;� `� ,;va ��` �i ,'v, j': }6 ,� � � z �"�. -:� :�� . . ._ . .. 1. '. �.� �.. � . . � . .. � �a . , ,'�l�i, t�� , � �'`-� , , . .. . . _ � : . �.` ' �.�.,:, . ... .. at�..w,,,,.� .t . ._ . .�. A. ��. .. ..: „ . ..�..,: