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Planning Commission Packet - 03/08/1993 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 TIC�� ',�I�Y�7��� p�t�I��TA'�Pd �.4i1�A�..F�i II d+�C'�i 8, 7.99�3 — �s�0 Po�o I TZ(3�.42� �y'SP�l; CE1�'Y'��t — 7C�G�T �Y, i �.3�.25 !3W FiAY,Ta E6Ze'1��, �'TS3�P �G+l��k� �i ` �.. ��1I.L TO ORD�'e.�Y �o Ii.c�S,L CAT.� �_ �PR�iI"� �'S�AiiP�E� �. �E'%P,NPI�PiG G'('l�lN'i2SSgqPi C.t3ASI.KIJPII"�'I'%t.9Nu I �a �u�r.ae x�a�a�a� �.1. �o�rT�v� a�x�r�.rre� ��r�rs��r� �r�� g3—�ae�n2 �ax,x���r�z�s ��r.z. aa�s9�y i 2� ��agxaga3. i:ca �m�nd ���4�i.r�ne 18.7.].�.�7Q aaa�l �.8.11.�,t?9t7 0� tk�e Co�unu�x�.�y Deae�.capm�s�� �ode �o �.��� bi1.�.Fsoarcle ur��e� th� c��.�garg► o� ��.gnt� �Cr�sk�i.k�i�ec"1 (��.Y��.Cf'70.kVj ane� r���� p���r�eiara� a1Zo�rineq �.c�n�tze:c�.�oz� a£ �a3.1.1.L�a��a�g ��.£i.�,14.t���}.�..1�. P�E�T.IC3+.YiT� 12�i��EFd �R7C�ERI�: �ta��wide P�asaniras,� �aY.� 1 and �; Gom����Yaen��.�e P1an Pe�li.ciee� 1.l.Yma� �..1,�, 2.1.1, a�d �.1.�a Cornmunity D�sr��.o�nen� �od� Cha���xs ��.�� �nc� ��.1,1�. a m� L:C9Y�k2�II�;11T�'u$'$� FI�PiI� AP�'2�[3.R�LEAT'X' CPA 93_-0t�04e�2f3AT�IdG iJ�i131tI�2�A7f°.k; ��PTi9S��7`L' 'X�Pn 33-0(?03 — �Rd�Id�I�I2TA�'xpN S�LXsRi2d�l�G �2L7L� �RSEPJ�Y�PI� d2 ���i�f irai.��ai��d am��xc3rn�z�t �>��kage �.x�t�sxded ta a��3rese �ta�� of 47rego�. ���d�t�a x��.��e� �o d�v�la�m�n.� �a��nd�.rc�� ��2.at�d �� trama�.r��ati.�n E�c�.�i��.e�� �+��pcsmc�d ��r�cc�m�n�� ar� nn�.�ne�ou� a�nd M3x�r��r�re r,vi1.1 n.cat k��: 3.�.�tsd �.a� c3��ta3.�e �caa�n�.��h�r���.�rr� A1.�n �Folt�� I �mrg��psy�t�.�icsn Txa�re�t��aac�r Re���) �,e �p.�capa��cl i.4 Iae abn�ncYes� to a1�.ata a g��ai��r �rA�a,�tv of 3.cxs�+xgv�m�xa� ���unda:�dr� ��r �.����. s��LC��. �,��ac�isea�te ar� a1.�Q �raa�o�s�c� ta� �h� �ollee�.�i.n�r ��raun�.��{ i:�v�Io�m�nt �od� Cha�r��r�s ���p��r �.���8 {B�:3.1c�3.ng �%eac,�h� L�i����s���a Excce��ic�ns j; Chr�pt�r ��.106 (C���ae�r��t Parleinr� �iqri &a��i3.ssr� R�sgv.i�ecxie�ta)F c:h�a�ter 1�0]l�� ��,cc���,. �g��g�, anrl �i��u?a�ionj� �hmp�ex 18.32Q (5itt� Bt=v�e7.A�amP_xa� %?E�ty�.�ev); �t�e3 d;13��t��.� �.8.3.F��4 {v�'tx'��'e aIICi L�tti.�.3.�}� T�it��ovemer�t �t�r�cAa�e�s$a I � Iaa addit:Lozn, tikx� P1a�anieag 33ivi��on ��a�f �ar�� xo � � L���d �ever�.:� c��ih�r � ��sad��ats �it��n t�e�� aff�ctec3 Com�.r�h��.r�iwa Pla� and �e.xan�a�,an�a.�y I�ev�lapnt�nt Co�� chapt��s. �he�e �g}��� am�ndmen�� s�la�� �� �z.ra�.anuzx�n � parka,ng spa�e requirements for eax�.ora� land uee�, parkiz�� �pae� � a�im�nsional �taxid�rds, ���ve—up �er�ri�ce cvindl�sa �t����i�g r�c�ri3.r�m�nt�s �raeal �tr�et a_anprav�meni� o�andard�, andl Yxousek��g�ix�g �mendcneYZt�o x�,� 2��z�rt� �, 1��3, �1ann�s�c� Gam�iss3.an Iaeararng is in�:��a�a a� �Fx� z.a��.�s.a�l PYann3.nc� �c,anaxais�io�z h�a�ir�g c�n t:i�e px��sec� ���dm�nta., %t 3.��c�t a��,c� adc�i�ti�as�a1, F�1ann�nc� CtSi71ttl���j.aYY l��arir�g wsi�l b� �ie.ld pric�� tr� �ta� �o�uni.�sa.o� �rarc+r�.rdime� a x��ca�nea�c3ed package o� pra�a��d s.srte�n;r�ut�nt� �cs ��eQ �R�.y Gcurac�.:� t�� � �,�a�.ing ons adopti��a of ��.e am�ndsnent�. �h,�,�� ��di�ion�l h�+arins�� �xe no�t �e�. r�aheduZ�do P,PPI.TC;2�,l3L� z2EV2]EHI STRT�DF►RDS: Statewide Pl�nni�.g Goals 1, 2, �nd 7.2• ar�go�a Ad.�inietrative ltulee A�Et �EO-12 (���.ns��ta�irs�a ��.�nning Itu�.ey A ��mpi:Ehensxve F�l�.n Po].t�?e� .�.1.�., 8a1.3, 8.2.1, 8.�,2, 8.3.1, �,�e1m 9.�..1, 9.1,�, and 301.3 6� QTFiEFt BUSINE�S 7 e AD,7t�LTF2NMEb7T _ . 1 I � ' I 3'b� FI��I�G �,`C2I�9b��.�,�3ION ���JI,� ���'IN� � �rch �, 1��3 1. �Io T49 ����8: Prssident E'yre Cal.l�d thE rne�tir�g �t� order at 7 :30 P1�. The meeting w�.s held zn the Tigard Civic C�nt�r -° I TOWN HAL� — 13125 St�t Hall Baulevard. �. �C�LL �,T�; PR�SEIVT: �resid�n� Fyr�; Cnmmissicarae�� Boor��, I �ast.ile, Holl.and, �Ioor�P ancl Sc:hweitz e .ABSENT: Commissioners S�porta, Saxton, and S�hwab. ,� STAFF„ Senicar �J.�.nner Dicl� Beraersdor��, S�nior Planner Carol Landsman, Assi���.rit �1ann�r �erry C7f:E�r9 �nd �ct;xxg Planr��x�g Commission Secretas:v lli�r�� J'el.d�rks . 3. ���+�3 �' i�3����� CommiSSioner Casti.le moved and Commissiai��r 3os�r_e s�econd�d to app.rflve the nta.nutes f_c�r F�ba_°uar_� 22nd �neeting a� written. Motion pass�d �ay majQrit� v�te of Comm.��sza�ers �resento Gommissioner Schw�itz abstained. 4 . �I�.NR��IJ� ��I��S���3� ������'�`��Ia� ThEre we�� �o �ommunic�ticans rec�iv�d for tl�is m�etinr�w 5 a �'L�3T,�i �.��1�TC� �. �. ��7N��G ORD3���� �Y+��P�� ��i. 93��O�q� ��CT��c���2� t�.�..LL IJPO' S) A pr.oposal to amend s2ctians 18 . 17 4 .(370 an.d 1ti , 114 . 090 o� the Communi�y Develc�pme��t Cade tn l.is� billba�.rds under the categor�� of signs prohibited (1.8 .114 0 070 oN) ar�d rep�al �rovi��.ons allavai.ng �onst.ruc��.�n o.f ba.11boards (18 � 114 . 090 .A. 1) . .APPLICA.BLE REVIEW CF�I'T'ERIA. StateEVi�e Plann7ng Goals 1 and 2; Comprehensiv� E�lan Polici�s 1 . 1 . 1 „a., 1 . 1 .2, � . 1 . 1r and 2 . 1 .3o Communi�y Devalopment Code Chapters � 18 .30 and 1� . 114 . ° Sen�or Planner Di.ck Bewersdorff reviewed sta:Ef° s �arop�sec� m n n - a e cime t to the Development Cod� wh�.ch. would proh�bi�L further ba.11bo�.rd consL-ru.��.ian in the City while l�avixzg in place those billboards alr�ady constructed. PLAN�1Ir1G COMMISSION MINUTES — March $, 1993 Page 1 i PUBLIC TFSTIM(JNY I • Bria.n Obi.eP 2081 Mus�et� Euqen�, OR 97�01. ex�_l�.ir��d that rzis �' comg3n� cc�nstructed six billbo�rd signs al.ong Hic�hway 21.7 . He I felt �he signs wer� o� �ralue �o the community. I�� s�:ated that thi� proposal is a result of an ar�ic_le i�. th� Tigard Time� � and not necessarily a coz��cern o� the b�siness cammunity and ci�.izens . He supportec� regulating �il.lboaid sign.s but not prahibitinc� them. �ie tavar�ci a mor�.torium on construction until regulation f'or spacing, szz�, and loc�tion �o�ld Y�e prapos�d. n Will Den.ecke, 2665 SGV Glen Eagles Rda , La}ae O�wego, OR 97034, works in �he Trammel Crow offic� of£ Highcva�r 217 an�. tr_avels Highwa_y 217 x•Qgularlv. He strom��l�r supported staffP s recommendatian to prohi�zt any mor� billboard signs . He felt �hey were a horrendaus sight . He stated tha�. other jurisdictions such as Lake Oswego and Tnlil�son�vill.� prnhi�i� billboard signse He felt bi1.1.b��rd sign d.etract from the image of Tig�rd. He supported taking action°to have existing billboard signs removedo PUBLIC HEARING CZOSEU ° C.ommi�sioner Pdoore stated that h� h�.s been �.pproach2c� by numerc�us ind�vi�ua:Ls a�aut the ugly billbaard signs c�oing up along Highwa� 217 . If he would have knr�wn they w�re �Prmitted by Coc�e lze w�ulci have done som�thing �aoner t� prc�hi�it th�m. e Comraissioner C:a�tile agreed, He f�lt ti�at once the bi1lb��rd compa�.ies fov.nd out billb�ard s�_gns could go in, thQy decided to stick it to Tigard. Nc�w we n�ed to stop construc�i.oiz then deal with tY?e ones that have been constructecl. � m Commissionex �'yre, Holland, Baone, and Schw�itz all supported staff' s recorrunendation. * Coznmi ssioner Hol]_and mc�zred and Commiss9_onpr �oone s�e.onc�ed to forward 7one Ordinance Amendment ZOA 93-0092 tc� City Council. supporting staf_f' s recnmmen�ation, I � 4 Further discussion follow�d regardizg r�mova]_ of existing billbaard siqrs . 5.� CQ��I�..�II�ST�iE �� ��3Pi7Y+�I��" G�A ��-QQO�/�C���I�� �IZEa��7�?�� 3�4,A5��TIBY��T'S.' 'LC)�. 93°Q�I�A� -° `�L"E��A��?C3F�"1'.�"I.'���T PI►�s�°�:��$.^a �Y7I�', ��"T��,°i+3'°.�` A staff initiated amendmenL pacicage intended to address State of Oregon mandates relateci to d¢velopment standar�.s rel�.ted to transportation Faci�.ities . Proposed am�ndmen�ts are num�rous and therefore will not be 1isLecl in deta�.l . CamprPhensive Plan Volume I (Transportata.on Inven�ory P,.e�ort) is prnposed to PLANNING CONII�IISSTON MINUTES - March 8, 1.993 Page 2 be amender� to allow a. qreatex vari��y of img�av�ment stan�a�ds �'or loc�1 streetso Amendmen�� a�� 31^ap px'�pOS�d. t� �.�� fallo�:�ng Commu.r�ity D�v�lapment Code Chapt�rsa �hapter 18a58 (L�uildir�c� Heigh� �,imitations ; Exce��i�ns) ; Chap��x� 18 . 3.Q6 {Off-street P�rking and Loadirig Req�ix°em�nts) ; Chapt�r �.8 0108 (��c�s�, Ec�r�ss, and i irc�ala�ion) g C1��pt�r ?.� ,120 CSi�e D�v�lopmen�t L�eview) ; and Cl�apter 1$ ,164 (Stz��et an� T1til�t� Smprov�em�n� Standards) . In addition, tha Planning Divi�a.an St�:E� h�.s proposed seu�ral oth�r amendmerlts �rithi�z these af�e��.�ei �c�n�reher�sivs �l�x� a�c� Community Develox�ment Code cha�tc�rs . 'These othex �mend.men�s relat�- to zninimum park�.ng spa�e r�quir�mex�ts for various lar�d use5, parkinc� space dim�nsion�:l standardso cira_v�-up s�rvice w�n�.ow st ackix�g requixements, local street i.mprovemen� stanci�rd�e and hc�useke�ping amendmen�sa The Mar�:h 8, 1993, �laz�ning Commission �ea�ing is inte�.ded as the initial Planning Coznmissinn hearing c�n the prn�aosed amendments . A1� least on� additional Flannin� Commissa.on he�ri.ng wi11 be held prior i:o th� CQmmissiori fo�•�a�re�ing � recams�l�ncied packac�re of pxo��sed am�n�znen�.s �o th� C.i�.y �ourzcil far a heari.ng an aeioption u� tYt� amendm�i�t� . Thes� additional � hearings �.r� no�c �et sche�.uled. �PPLICAB.LE P.�:VI�Tn] ST.�ND�.Z.D� : S'tat�Wa.ci.e Pla.n.ni.x�g GOals l0 2� and 12; Oregon �dmini��.rative Ru1�s c?.� C60-17 (Transpartation Planni.nq kule) ; Coi�npr°eh�n�ivc� 1�1an Pol.icies 8 . 1 . 1, 8 . 1 , 3� 8 .2 . 1, � .2m�, 8 .3 . 1, 8 ,4 � 1p 9 . 1 . 1, 9 . 1 .2, anci 9 , 1a3 s Sez�io-r Planner I�ick ��wersclorff", revi�r�*�d �or�tinns o� t�a.� Car�P that sfi aff is recom.mendzng to amen�.. ffi Assistazit Planner Jerry� Offer, explain�d th�.t there is a second hearing scl��duled for April 5th and Lhis is mo�•e of a wor_k-s�uc�y s�ssion with publi� te��timc�nyo PUBLIC TESTIMONY a� � � � Anthony Bonforte, 14675 SW Ospr��r # 413a Se�verton, OR 970�7, � explained that he is curren�ly pr�poui.ng a subciivision Lhat � has approximately f_our acres of wetlands an a�pxoximat�ly five �, acres vaould be d�c�icat�d a� o�en space. He �a�ror�d the new �- stre�t clesign standards . �'hey are flexible and would b� °� helpful in ciesigning su�di�risions w�thout compromising �.he � qua�ity of the subciivision. In addition they r�ould decrease � surface run-off (imper�ri.ous surface) . �� � I � t�avic� �3an�tz, OT.AK, 17355 Boon�s Fexx�y Raad, Lake Qswego, OR 97035, asi�ed far s�.aff' s clarif.a.cat.�.on �r� da.f�'ercnt �ectians P'LAN'NING COII��IIMISSIOI�I MINUTES - M�rCh 8� 1993 Paqe 3 e i I o�' Chapt�r 1� . 164 . He sugc�est�d that 18 . 164 . 06Q C b� r�moved, II, Ccammissioners agreed. �� � Discussion follawed regardi.ng d.i�fe�ent street wi.dthsr �I resid.ential streets, sid�walks, planter �trips, parlcing along �he street� and crit�ria f�r vari.ances , p A.ssi�ta.nt Planner Jerry Offer expl�ined l�ow a d�sign s�tandard manual would work in canjunction with �he Codeo Discussion. regard�.ng pracesszng the de�ign si.andard manual alnnc� ��vith �od.e revision �nd the dif�icul�.zes invdl�red in dc�ing t�.at . � B D�.sCUSSion on how to handlea Con��ns�as �f the Commission was that �there needs tra be f1Fx.ibila.ty in the Code. Further discussion on street widths, how the� work in conjunction wi�h parkinc�, and the ,vidth of travel lan�� . Discussinx�, on wi��,h of parking spaces and layout of the space� , O Further discussion an how to hancile. Senior �lar�ner Cax��l I Landsman explained that the Comprehen�iv� �lan Amendm�nt is schec�uled �r� be lz�ard bef�re Ci.ty Coux�cil on May 3x�da Consensus of the Gommission i.� that �.hey need more time ta r�view. Commissioners are to review the proposed chai�ges and ietL�rr� their marked up co�i�s to Seriior� L�lanner Caro1 Land.sman as soon as nossibleo j B Fu.rther discussion regarding standard design manua:L� vari�ncesd parking s�iaces �hanges �roposed for specifi.� uses, � � and ADA rAquiremeni:� . * Meeting cc�ntinue� t� April 5�tha � � 6 0 �37C�� �T�'��I�7��� � Flanning Cammission requesteci sta:Ef �.nvestig�te wlza� could be done about g2tting ez�istin� bil.lbaa.rd removed. � Di�cussion on RV pa.rking article in Lhe Tigard Times . W Discussion regarding upcamiz�g annexa�tic�n. 'P. A,�JOI��"'i�N� 9:0� �.L�. ; / ,�� /�/ ��(.. Diane M. J�1 �. ks ' Ac�ing Commi ion Sec�etary ATTES�T• �% �� � -------_____. , „�.� on � . , esiaent , PLANNING COMMISSION MINUTES - March 8, 1933 Page 4 ����u�i��r ����������, ���. ����� � R.O.BOX 370 PHONE(5Q3)584-0360 ���°�ETT 7462 BEAVERTON,OREGON 37075 y �ty ����I ��$��� �����,������ The foilov�ring witl be c�nsidereti by:he T4gard P?anr�in$Commission an � h�arch 8, 19�3,at 7:3f3 P.P�I.,at 1he x igard Civic Center—°�'awn Hali, � ��,.�- 13 z 25 5.�,T-iiall Blvd.,Tigard,flreg�n.�oth pLb:ic orat and written t�es- � e �iC�cj�' � �7 Tea�sheet t�aYice �imony as invi[ed.The pubiic hearing an thi�maiter will be conducted.in City of Tigard � V� , accoi�anEe w�th�e ruies of Cha�ter 1&.3Q of�tt►e Tigard l�iu�acipal Code, � Tigard�20R97 97223 ��`���'��� a � ��p����t� '��`d��s� and rule�d proceyuaes opthe Planning P�mission.Failure��y an is5��i:� rson or� letter recludes an a al and failure to s if the ���, � crice�ion f_om the Comrr�a�ity Development i:ocfe ar C;a�prehensive d'lan ` at rvhich a comment is direcged p:eGl�ades an appeal based on that criterion.F�rl�er ircf�i-mation anay be obtained from�s Planning I3ivision � at 13125 S.V�I.Hal1 Blvc�.,Tigard,Oregon 97223,or by c�ll�ng f39-4171. DUBLIC HEARINGS A��lDA�lll� �� P��L9CBAT6Q9V ZOi*�ING QRDIIV�INCE AIv�EENDh�FENT Z�3A 93-(�OJZ BIL�BOAR�S (Ali NP�s) STATE OF OFiE�06�, )SS A proposai �o amend sect�ons 18.114.074 anc� 18.114.090 of the Com- �OU4VTY OF I�ASHINGTJ�f, ) ' rraunity�evelopmant Code tQ list bilil�car�s under ehe caGegory af signs ov Juciith Koehler proh;bited(1�.114.070.N�an�repeal provisions allowing construcCion of $he Advezitisie� ili - fiP t dui sworn de ose anci sa�y that I arn _ 9 b ��a:ds 18.114.090.A.1 . Ai PLI ,AB � �'� �e€ng s y � .tr � ) C A LE 1ZEVIE�� CPlTERIA: � Dir�etor, ar his princ�Fa! cl��k, �f 4he I�,Z ard T�°nes S tatewide Pla:�ning Goals 1 and 2;Comgre�ensive Plan PQlicies I.l.l.a, i � ree�n+spaper of genera� cis�cuiatio:� as de�ined in QRS 1�3.t?1Q 1.1.2,2.1.1,and 2.13; �ommunity Develo�ment Code Chapters 1&30 a�d 393.€�20; plbiished at ' F� ��s a,nd 18.114. i �foresaid count ar�d stat�; that he CpIvfPREHENSI�JE PL Q.N,�MEND��iEI�T CPA 93-0004/ � HP�,-i�gs.�Z('sA �'� n(`�1� Ri 111-,nar�l� ZOI�IING�RDiNANCE AMENDA,�NT ZOA.93-0003— � prir��ed copy ofi wi�ich is h�reto aranexed, w�s publ9si�ed in the TRA..NSP�I2TATTON PLANNIN.�'i R�JLE A�fENDMENT �r�4ire "sssu� af s�id news���er f�r °ne successiv� ar�d �.s�al�;initiated amendment package inter,ded to address State of Jregon n?andates rela[ed to developaneni stan�ards related to transpor�auon � c��a5ecu4ive is��he f�99o�ricag issues: :acilities.Proposcd amendmens are numerous and therefore will not be listc�in detaii.�omprehensive Plan Volume I(Transportation Inventory Fph-n�arv 7� 19�� Report)is�r�pose�t��be amended to alIow a gre2ter varieiy of improve- , men!st�ndards for Iacal streets.�mendmants are ads�proposed[o the fol- , ,� lowing Cammunity Dev�lo�rnent Cade Chag�ers:Chapter 18.98 (Bui1d- , _ . , ing Heigh[Limirations:�xc�p�io;�s);Chapter 18.106(Off-stree[Fa*king ( /'f� ` , 1, �r C�, j and Loading Requiremen�s); Chap€er I&.108(Access,Eg�ess,and Cir- C�� " / -�'?�- �� culation;; Chapter 18.120 (Siee I�evetopment Review); and Chapter � � ` 18.164�Street�.nd Utility Irnprc�vement Standards). 25, day of rebruary 1993 ;���s�cri�ed mr�ci sworn tq�be�ore me ti�is/ � � In ad�ition,the Dlanning Divasion stafF has praposed several other 2mend- � i �'f'� ments within tliese �ffected Comprehensive Plan and Community � ,. Dcvelopment�'ode chapters.These other amendments relate to minimum NaYary Pu€�lie f�r Oee$on parking space requiremenis For various iand uses,parking cpace dimen- / i tv�y�s�rnsa��ssi�ra�xpires: ` L� ���—'�� szonal standards,drive-ug service wfndow stacking requiremenis, local stree:img;ovement sta�dards,ana houswkeeping amendments. ��������� The Ntarcii 8, I993,Planning Camnnission hearing is incended as the ini- tial Flanning Commission hearing on the p:oposed amerdmens.At leas� one�ddit�onal Planning Comrnission hearing will be held prior to the �ommission forwarding a recornmended package of proposed amend- snents to the City Coi:ncil for a nearing on adoplion�f the amendments. These addiiional hearings are not yet scheduIed. 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TYa� a�����iec� or_dir��nce a�.d ��.�x�.�,i�. eA.�" �.� �l�e ��.�,��°s � x����a�na�ndat.ic�n �� pra�h.ila�t �i��.�s�are��. t�°1�:�� �.�c�.ud�� �°�����irag Se��ic�r� �.� t��ca�xc�Ya Ao�€ �ntix�ly arxd ��s�a.�c� bili�scaa:�ds ��o ) �c� �c��ls� ����i�x� 18,?14�A70 C�r��.in Sia��a� �'�dhi�ai.��d» �.t3���i�� i�y ��x� ��.ty �rc��z�� �ar�k�ibit ��.x°tk��x �ai1�L�oard cc�rns�ruct�.o� 3a� th� C�.�y ��i�l� l.eav3.r�g �z� �O'l�ae �has� ��.�.�.�aoard� ��.�ead� �c�a�s�xuc�ee�. �'Yz� p��ac��;� a� an���c�ir�� -�Y�� IJe�r���p�a��t� ��cA� a� �. aer�i�la�3.�r� �n�t��:x r�qeai�ir�g pa.ib�.i� S��a��.n�� �y �acr�i� �h.� P�.�x���.ng �rax�mm�.��i�a� �a�d C��.y Co�nczl.a �'he Pl�ranarc� �ommi�si.�an r�.ake� � r�cmanrnen�i�atioxa to the Cit� Co�a�.ci�.o �'iie g�:�s�gca��d c3��aa�es c�d r�s�� a:����t St�t��a�d� P'lanni�xc� �c�a1� ����� thar� �7.7.r��r�.ng :�ar. a�i�g�.a�� c�gapra��tuz�i��r f_ar g�rtici�ati4� ir� �.h� �.ar�r� �?�� �_r��4��a ���� ,s �a�xa� ��rc�a���a exis��a�g coc�e �r�ce�.u�e� ���° r�a�i�� a�ncl Y�ear��c��o Na City Compre�i�a�si�e ��.ax� gr��l� ar� aff����d atY�.�r than �ca:�.la�ir�r� procedural req�zaxs�m���� �c�r ��arings and ns�°�a.��. 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