Loading...
Planning Commission Packet - 08/02/1993 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. AG��1D,A T"IGI�FCD 1P3.,AIVNING �O�S�S�ZpN ' AUGUS'T 2, 1993 - 7:3�D �'.M, T�G�Rl) �I��C �ksAT��I3 - TE7WN Fit�%L 133.25 SW I�IAa.L l&I.�'D. , TIGAR�, C�I�Gt�I� 1., CAS..�., TfD t3RA�Ft �. k3C?L� �CALL 3 m AP�'RC��v Mx�7'��S �i�.y o�' �'3.g��'c� I �o AI.�,NNI�1G CaNla�IS5��27 C�AqM�1�I�.�TI47NS s. �u��.zc r����� �.1 ,C���,A�P�H�NS`�Y� PpQh����'�..� l��__�_�_.__�-��� 9a..OtDO� ��J�1� r.��t�e�� ��+� 9� O�d CY����+.�IQI� ��9TJ'��°,iF� Lq�ATI�i�: �enara�.�.y, w�s� o£ Si� 7�th �.�enu�, �,��� � 72xed A�rc�nu�, so�x�t� cr� �ls�ur�t 3tre��� aaael rs�rt�x o� $e�r�l�rtti S�xs��, i (t�G'.�'kT ��1 ��.�, �ax lats �0�� �O1� �QO, � 1(}0�). A r�q�.r��� �crr a Garupr�l���a�iv� P1a�n Amans�m�r�� �'ram �az�mareia� ��c,��r���.ox��. ta M�diva�-�Iig,l� � Aex��i��r r�,aid.entia�l a�nd a �ona chRnge frr�m Ga�e�rcf.�.l �rnf�e��3.c,n�1 �C-�� �ta �tes�den��sl� 25 usa3ts �p�r•acxe {R-25� . `�ti� rec�u��� i� ��x f�u� p�rc�l� tw��.11ing 5.�6 �cres on SGl 72nd Av��nue fn th� �,�.gard 'x�iam�Ie. .�v�ZZCA�xdE AP�TRQVl�.L C��TF.k�.i,A.. �s��pre�ea��i�v� P�ar► �'olici.�� 1a1.2, 2.1.1, 6.1.1, 6.3.2, &.3.3, _6e5�1, 7.1.2, '7.2,Z, 7e4.4, �'a6.1, 7��.�.� g,.�,.�,, �.�.3, �0 2.�, 12.�..1, �n�i �omun.aaxx�L��y De4relpgznent �od� �ktap�:ex� 1�.22, �.�.32 r 1g.56r �n� 1�.6s'a. �t.tRR�i3`T �C➢N�: C�F �Pr��$���r,x��l �s�rmn�•rri�3.) `I"�c� CvP ��ne al�o'w� putrl3.c agenc�r aim�.nisrrativ� a�rv�i���, pu�alic sazpport �s��lities, �a�n�.nc��l, ix7sta�ax�ce, and �sa1 es�mL•� ���ric�s, bu�ia�eAs su�p�rt s�r�r3.c�s, �.nd �r�fes�ipr���. a.nc� aa3.m:�n�s�:rativ� ,���v�r���. k�R��'QS�;1J �ONE; R�?.� (F.t��ic3sra�i�.1, 2� units/acr�) The kt�25 xr�ra� allows �att�.�i,.. fami�y r��iden�i�7. w.rii�s, residexatial oare f,aci�.itie�, gub13.� su��pr� �ar.'viee�„ r�s��d.ant�.�1 treatmen� houaes, fam31� d�y c$ra, tam�por��y ur�sa, anc� scaessr�r}r s�;�c;tu�es amon� other aa.ses. �.� SIT� L�EV�LdP�i�,,�Z R.E,�II�'tJ__ SbR 93•-OOI2 LQT LIIV� ADJU5TMEI�T �iIS 93-�0�� �iU i,E/FLANNI�7G DFSI�N GFtQ�I� ���4'�IC313; 13305 SW �'��a�ic I-Ti�hw�y ��� 251. 2CB, t�sc lats l�Q�+, 1800� �nd i9��,� . Th� �.ppli�arct xeqcxe�t� �ice Deve�lopmeza� �.eview a�p�oval �c� aonstruct a :L,9$9 �quar� foot ciiive-t�zx�c�u�h resza�zxan� �ri.�ka x�iat�ri sf.�:e i�a�roveanents �xxd a 7�� �,irxe Ad�cz�ttn�:x�t . app�ov�l t� �dd �.�Sproxi.tnately 2,693 squ�ar� feet £xozn t�x �.c�� 1�$0 (P�a'blic S�s�rmg�) to �ax �iot 1�0�. 'T'�:e apg�.�c�.rz� al�o s°equ�sts � d��.�rewa�r ac�nnection bet�re�� t�e sub�eet site and the �azc�l to the east, �.�FLIC�3L� �ERi��CJ C�tIT�ItZA: . Couunun�.ty Bevelopm�stt Goda C�a+���r� 1�.52, �,,, 1�.95, 18o10J, 7.8.I�J2, 1F3>3.06, 18.1�8, 18.1�4, 18.�.200 1a.162, axxcl �.�m164. �� ZON�: C-G (Ga�eral ��zume�-��al) The C-G xonirig rlea��gtl�t�.�n mllow�s p�s�y�.ic �.genay ��imirs��tx�s��.v�� servi.ce�, pui�lic suppo�t £acili�3.��o busime�� � gu���ort s�sz�ri�s�, �o6d an�i 4severage x��;�il ��le�a� £in€�nci��, �.n�uran��, � �.az�l real �state sex�ric�s, and prc�fes��,c�nsl �x�d �dnair�e�rr���.�s ses�r�.ca$ � arnang other u�es. � 6. OZHL�i BUSANESS 7. AbJ0U12.NMENT � I � I � � ����� ��rar��rr� �or�z��s��� �' R�c��1ar �See��ii�� Niinut�s - Auc�u�t 2, 19�3 1 D CALL �`� �RDlER: P�°�sic�e�t �'yr� c�?�.�d t.h� mpetan� tts ax�d�r• at , 7:3U �Mo 7Che m�e�.�.ng w�a� held ir� �the �'igard ��.��c C+�n�eg - I To�r� Ha'11 w �.3:��� 5�d I3a11 Bc�ulev�rd. ' 2. R�L� CP,LLa :�r�y�n�: ���s�d�n� �'yx•e, �ca�nmissiun��� �I, �a�til�, H�Il�n�.j l�oore, Schw�;a . (GA�I��.V�� �.1.. / e J� �A"A� P �Ci���GZLZ• Abser�ts �o�tmi��is�x���s H�an�, �apcs�°t�, ��x�:on. ���aff: Assacia�e F. �.�r�n�r Jo�n Ac}c�r, I P��n�i�ng Cnmana.ssi�n �ecretary �I o L�orraiz�e Campbell. i :3� API��247V� I�INUTE� ��a��mzs:�ian�r� �Io�r� mmv���. and ��mmis�ion�r Casti�.� ���cs�z��.ec� to ag�,ra�r� mixau��� of ,7'un,� 7� 1993 . �lo�.ian c�rried by ma jorit..v a� Cs�a�►�nissi.an�r� �,x�s����e �o�nmissianer Sci�wab aS��t��ra�dn I � Carnmissicaner l��or� mn�r��. ax��l �o�att�.s�ior�er Sc�iw�a�� s��c�nc�ed �s� a�prov� minu��s o� Jul� 12, 19�3 e l�iQ�ion cax�ri�c� �y znajorz�:y � of Commi�sior��x�a pras��xt. C�m�issio�.er� Cas�tile an� Ho1lai�c� ( �bstaix��d. i I 4 . PLA�Tr3�NG COI�RIS�IOI3 COMMU�PZCA'I'IONS 1. �e��ter �gc�m Niar�.ha Bislaop c�a�.ed July 27 , 199� a � 2 . L��te� �rom 'N�ar�:�a k3i�ha� da�ecl August 2, 19�3 � Assoc;�a�� P�.ann�ro John Ac3cer_°, x�ferred �a it�m 5.2 on �i�a� I � agenda, Site D�velc�pmen� R�vi��a SDR 93-00]L2 �,ot Lina � Ad�uStm��a� M�S 93-()OOb Ruble/Pl�r►rair�g D��igrx Gr'ou�o �r�d �d�ris�d tha�t it wi�.l be pc�stp�n�d u.��.il. A�.guS� 30�th, 1993 � � Pa�esislez��t ryre ��er� �idvisec� t�� audier►c� �hat �he '�aco B��1 issue wot�ld �e�-L be discuss�d tanzc�Y��� J�hx1 l�c�xex advis�d the Planning Coinmis�ion that ea�:h Plann�.ng Com�tission m�mkaer wa� ��ovid�ec� � rn�:mo fxom Y�la�~k Rockwell� �o Ecl I�urph�r arzd a n�v�lca�m�n�: F�.art �'or .�mes Qrch�rdo plan � is rahat c���s denzed by �r.he �lanninr� Gammi�sA�n and app��.led �a tYia �i�y Council and was �alt:im��el.y app�av�cl in the form ��abmi��.e� Page 1 -- Planniric� C�ammissian Minutes - A�:gu�t 2 , 1933 d 9 � I a �� �o�ig�t's m��tia1�. I i ��h� Acker. �Z�a w��t�� �� ��mind �he Plan�ing �o�mi��io� ��a� �'� ther� a.s a jc�irc� m�e�ts.r�g sch�d�aled w�.th C�_�y Caur�cil �n A�g�zs� I �7, 1.�93 a� �m3Q PMa �h� i���.e wil� b�: Tr���o li I Pr��iden.� F��e �nade � x�cammenda��.�sn ���t ilz@ �ign-��zp fozm fu� �h� grdn��°�.]. publi� b� ch�ng�d. �ie tia��.ld .��k� �o h�.ve it �~ead �3.mp�.y, S°�'ur°' ar�r� 0°A�ains�. °0 'ih�.� w�� px�c�mp��d Day }h� fact II �:ha� th� c�������. �u�lic �r��in�t z�em 5.1 a11 �ic�r�e�. aa� �.nc��r f� eeP�opo�ent� " Pr��ie�en� F�xe saicl t�e wo�dir�t� i� cc�nfu��nc�. 'i �. PU�LI� FSE,A.RIP�'G �I a. 1 COI�tPR]E��3��IV� T�'�A,N AP�ENDI�E�tT CPA �3-�00€3 ZO�T� Ci�IJGE Zc�Yd �3-O��D2 CR�TERSt?I� �flUITIES Lt�C1��.'�ON: G�r�erallyr�w�st o:� �W 7�3�� �3�e�au�, �a��t of 72n� Av�xa�a�, sa�xth n�' Elmh.u�s� St.����, I and iz�r�h e�� �ev�lai.id �treet. (63�TM 25� lAB, icax l.a�s �0�, I 8��., 3CD0, & �J06) . A x��c��t�S� fOx� a Coznp���a�r��ive P�an I Am�nd�c►ent �rom �aznmercial Fro���si��aa'1 to Idiedium-�igh Dea�sity �esid�ntial arsd � zane �ha��� ��o�l ��mm�res.dl F�o���s�on�l (C- P� �� R�sid�nti.�l, 25 unit� per acre {R-��i) . T�� r��u�st �s �o� fou� p��c�Z� �0���.1.inc� �. 06 ac�e� ran SW 72r�d Av€�n�z� iz� �}xe rl.'].Cj��'d ''.L�'Y°.2�ctT7�,�'l�e .�,PPLIC�.F3IJ� .�P&�I2�`I'�Zi e.',�.I'Z'ERTA% C.°�Iri.pr'��'1�I�b.1V� �I PZan 5����14�.'�.�`. 1 e 1 e�� Z. 3. A� FS. 1.i q V e� s G.i xJ a J o J g �0 6 e .i.� •/ e 1.7 p ' 7m2o1, 7 .4.4e JoC, l, 7.8. 1, 8� �.m :L, 80163 , 8.�. 2 , �� o �.. �., �x�t1 i CommunY�:y �e�els�pment Coc�� Chap�er� Y8 e 22, 1.�3 . 32, �.�.56� and , :��.54 . C�JRFt�NT ZO�dEd C�P (�rofessic�nal C�mm��ci�l) �'I�� �;-� I �z�r�e all.arr�� p�ablir �a�enc� ac�minis�ra�tive �er�ice�, ��.�.��.�c j s�.p�cs�� ��ici.li�.i��, fa.nancial, in�uran�e, �.rd ��a� ���at� I serv�.aes� �u�iness su�por.•� se�vice�, �r�ci p�a�essa.�an�l a�i� admir�i.����tive servi���o YROFC3SED ZONE: R--25 �R�side��ial, li 2� un�.�s/�.cr�� The R-•�5 z�ne al3.�ra� zn�al�:i-fanax�y �r�sid�xa't.a.al ��nits, res:id�ntx�1 ca�� fa�a.:Lities, piablic �uppc�r� s�rvic�s, '� r�:;iderztial tr��.�m�nt �xo�n�s, family day ca�e, �:�mpo���y txs�s, �, and acc�ss��X s�ruGt�r�� �mmng ath�� u��sa �, o As�oci.ate Plar�rrer, �o�n Ack�r, r�vi.ewed �h� si a�� �Qpox•t I �°�gardimg t��e ��c�ues� fn� a �ane char���o He poin�ed e�u� �.h.a� � the pg•c���e�ty �s �ar�. a:� �2xe i�ast�� k�lax� �cer �.h� Tigarc� � T��i�r�r�le �z�nd hayxd�cl cat�� a ma�i o� th� T:iga�rd Maste� Plan. J�hn �� � Acker. saYd the r�ques� mee�s a1Z the stat�wide �larnning � �on�rols. �I te� � � o ��rn�nissi��aer Holland said he �h�u,c�h� �ha�: th� dev�I�pmen� ��s I'' '.�a lacatec� n�a:r a Tri-Met bi�� lin�; John �.c3cer said y��, aa�d tha� II, �3 r�o�°e bus r_caut�s a.r� �,l�a�nPd in ��� �r�a. I � I w � � I Fage 2 - Planx�ing Cammission Minutes �- 1�tig�s� 2 , t993 i I I � � e o Cvmm���i���x �chw�� said �e �ou,ld if�� �a ���� fin�i��� f�r ��e �on� �han�� an aa cha��� �� ci�c�msta�c�� r����r t�an ha�ir�g them� c�a� tY�� �'��t �tfi°�a� tlz� prap����� &�a�3 �e�x� �ni�t�3c�n1� �r�n�d� �I� .;aid h� w�� u�a�om�ar�ab�� s�.y�.ng ��i�� a m�.���.3c� �aad k���r� a�a�1� i�. gr�.ar zc�ninc�e a �o�ani��i.oa�er Castile �aicl it �a� 1�is unc��rs��.n�inc� �h�� tl�e , '��.gard mr�.�s�c�le wa� �up��s�c3 �.o b� a mix of hi��i-c�erssi�y 'I resider�'�ial and c,�r�m�r�ial e '� i a �s�m�issianer �r:�w�i�tz said he ag�°ee� wa.t� Jack ��cl�caabo �I ����,�c�rr�.�9 s ���SEid'��TIdPd � a I��.�k Rac�w+�l1, 1632� ST�1 Be�on�s Ferry� ��ar�s ��k� CY�w�gor �r�e�orz I 9°7��a, r��exr�c� t� a si�ilar cl�vel.���ne�t c�Zl�d Ii�n��i�Qn R9.dgeo He s�.id �h�t ]��z���.c�s� Ric1g� h�s be�n a �E�y su�c�es���a� a�eve�.U�sm�r��c. Ni�.r� Rock�u�].�. ���.ci h� aqra�s w�.t� �.h� sta�� I� ���s�ri: anc� a�kec� v�i�.� tY�� �3�nnix�c,�t Cc�mmi.s�ic�n m�k� a I r.ecoanmea�dat:i�c�n ��s th� Ci�.�r �rauxical c�� a Plaa� Ma�a Ame�ar�m�n.t �rid I za:�e ���rsg�, I o ��mm�i��ior��r ��k�wab r����rec� t� �.ka� ��t�ff. ����r�. a�1r� ��ke� I �Ia�k Rc�ckwe�l. ii he kr��w h�� �1�e �ch��a� ds.stric� �a�. �aio�uc�c3 i �h� statisi�ic �I�at tl���e high sc�r�o� cl�ild.r�rx v�ou].d �� a��.�nd��ag �h� hic�h ��I�a�l frnm �kzis p�nj��t. M�a�� Rc�ckw�ll ��sgon�ec�.. �hat �n� sc;�lc�al c�is�xict ha� prab�bl� used �: �nat��ma�ica� rnadel. Y�� ��id. �hat i� was nmt bas�d dn any ���cific� �r�i=ox°zn�ta�on t:kZat h�s �om�az�y �.a� prQ�id�d. o Pr��ident �'yx°e �wkec� �what the uni�s are per acre at �iana��en j ( Ridge. Ma�k �:�c:3�c�e1.1 said �.hat i�. �� almr�st i.den�i.c��. to tY�is px��peri�� anc� �s ap�roxim����.�r �.9�-20 axniUs p��r ac�e. � PUBI,T� TEST:CMONY o r�r. Alan Ro�h� 7���a SW �iermo�,a '��y, '�ic�ard, tJ�egon �i 2 2 3, I� spc�ke �.c��iraa�. �.he ��ne ch�ng�. T�� said he was �arie�rtie� abc���. t�-af�i�c conc�����on oai-�k� tl�e d�vej..c��m�nt� �� �,�e Triangl� ar�a as well ds the a�ea�c� �or the �.rc��:a�la�.ion �� sid�wa].k�. o F���sideri-� 1�yre �asked a� the�e ri�d b��r� �c� Y�P� m�eting to da.sc:u�� tlze prajsct a�� Mr� Roth r�spanded� no. 1�Iro Roth �aid h� ha� ��ar� abo�� �OY11t�tlt P� meeti:�g frorn � neighbc��. o s,omx�ni�si�r�e� Ca��ile a�k�d �Ir. Rnth tc� r�cap his reasons �or �e.ing ag�in�� the z�r�e chanc�e to �whic� Mr. Ro�.h ��s�cand�c�. t�ommissznner C�sti�.e ��id t�at �Pae maira �oc�a� caf '�on��h'�°s ma��ing ��as th� change �.n �s�i�inq anri �ha� �.h� a�.h�r i�em� su.ch as �tr�eet widening az�d sidewalks caill ��}ce plac� iater c�n. �ag� 3 ° P��x�ning Cc,mmis�i�n Ydinutes - A�xgust ?, 1993 a o e I��. �im�h 5��.d �h�t h� w�uad r��Yae� aZOt s�e �this ��ojec� �uilte �i� �thix�lcs it Y�as beer� z�an�� c���e��ly� � � �lr. �ar�°a1� �,�n�z, 727(3 SVJ He�Ynasa �7ay, Tic���d, Qrec�c�n �7�23, �' �a.ic� the d�v�lc�pan�x�t of. the pr�ap��°�.y ug�cl�r �.k�� �r���r��. �dning , o� �Qmnt���.i�x�. praLF�s�ional ur�ill improv� pr_r�g���ty° va3,u�s in �I�e I a��a. I-Fe �r�� c:c?nccrn�d ���t a ctzang� an zoninq �vi11 c;�e�re�� , tY�� mark�� �s f�ar �s ind�.�ridu�l hazn�s a�e c�r�a�±rn�e�e �i� �aid h� ka�d rec�ivec�,�w � �1���° a.rt �1�� mail re�a��c��.ng ��nis�h�.'s m��tinc�. ' I o i��� �o�.,. �ob�r��, 124G� �W 72r�� A�ren�ae, Ta.gard� Ore�an �7223� �aid he f� ��rongl� oppo�ed tca th� develapm.�nt anc� i.s :�n �gx�eement �aith I�r. Rath. fie ��ir� if r��z�ning d�e� occur. Yi� w�u]��t ]��.k� �.m see �iclerraalks ir�s�a�.led, a� �h��� r�s.11 be ma�� gr�ac�� schc�o�. c�ii�.dr�m in �.h� ar��, as c�aell as the r�a�igz�m�n� of 72nd A��n�ie, P�PPL�C.d�NT' � hELiLTTT�P� o Ntarx Rackwell �aid h� i� �n ag_re�anen�. with �+ir. Rr�th reg�rding the in���ll.atia� of �ids�v�lk� �r►d �f����� rair�ening urh�.ch �i.11 ne�d to kae addr�ss��l caith f�z�.u�e �.evelopa�.Pr��. I�ir. Re��k�t�ll saicl t�a�re �i11 3�� mmny sessio�s to �rhiel� tl�� pu�1�c �ra�T.1 be �nvited rec�arding the l�yc�ui� �r��! th� ultin�at� canfi�u��.�ian c�f th� c�ev�lopmen� �h�t wil�. b� stabma.t�.ed to the Ci�ya PU�LIG kIEA12I�G CLOSED o Cammissio��r �olla�id asked �ah�th�r th��� is an� at:tl�r high� densitX �esiden�t�.�l zonzng in t�a Tr��angl.e are�e L��e�is���nt E'yr� �e5ponded �ha� th�r� is r�an�. o �ommisszonex� �chwab �.�ic1 �ie �r�� cam�r��takale apprr�ving t�� z�an�: c�i�ng� a�� Pla� Amer�c�ment a1�.hr�ugi� 3�� saic� Ir� had �.n� s�me conce�res �.P�at Mx e �atl�: l�ad r�c�ar•d�nq inst�ll�°�i�n ��L sid�wa�.�.s �md �ride�ing ��E SVd 72nc� Aven��.�. J�cakan Acke� a:��p�onc��s� �.h�.�. s��f� is ga�_ng �.ca be pro�osi.ng tY�at SW 72nd �+,venu� be :impr�va�c� at tlz� begir►ning caf dev�lopmpr�t e o Presides�t I'yxe s�i.� at � me�f:inr� flz� chai�ed at th� sc�csol th� nsxghbnrs w�r� in op�so�i�ior� �o a �a�e criang�. �� �aid h� ��s mi�ed f�elings abo�t �.he a.p�lic��i�n a.�id. althou.c�h l�e ti��nks it .�s a �oc�d ��Splic�fi.ioa� h� ���.d i.:E �h� Pl�r�ni�nc� Co�am�.�si.�n appro�es the zan� �hange th�y are �.x� ��ffe�� a�gro�ri�g �h¢� Txc�ard plaz�. G�n�ral cli�aussian ��su�c� ��g��r�ir�c� �h� Tig�rd �alaraa o Commi��ionez Cas�ile said he r�cc�mmerided tha.�t �c�� F�anz�ine� Commission f.arw�rr� the ma��Lr �:o the �c�uncil aa it w.i�l brir�g Page �k °- P].anning �omm.ission Minutes - Augus� 2, 1�93 m�re gu�li� i���� in�o ��� a�e�, a�d he i� �n �av�� �f ��vz�� ���e h�u��ng i� a�b�gst �he ao�m�r�ial. � C�m���sio��r �as�ile m�ved �n� ���i�sio��� Holl��� s�cond�� ���� ��� P1a��ix�� Co�mi�si�n ��rw�r� a ��commenda�i�� �� th� � �x�y �au�ci� ��r �n ad�p��t�n �f ��� Co�p�e����ive ��an A�erid���� ��� 93��n0$ �ri� 7�rie Cha�g� �ON 93�00�2. ���id�i ��g�i�� un��im�u�l� b� ����i�s��ner� ���se�tv � Pr�sid�n� �yre ���k� �� �he ���b��� o� �he public who ���e i� ��pos�tio� ta ��� zane cha�g� �nd a��is�d ���� to ga �o �he C��� Cou��il ��eti�� �n A��u�� 24�h6 1���, an� �t�t� t���� ����o�� �o� b�in� �g�ins�t ��� z��e ch�ng�. �.2 .S'�°I`I+".� T3�"+VET�C4PI�I�"�'I' R�'V��',1'Od' SD� J3°�(�7� �f?'1' �aI.P�,Y�'.i �D�LYa�TA��iIJ�T.' 1�IS �!� �3-�Qt96 FtIT��E PI,FiNY��I�TG 17ES�G�1 G�.OT7� T,C3�1��T�3N(: ��30� SW '� I��cif�.r Iiighw�y (�1CT�i 2�5. �C�, �.ax �.ots ��CD4a �1800, �a�d1 19nv) . �i ��ie �pp1�.c�n� rec�u�s�� �i�� D�v�l�pmr�r��t ���ai�w a��ax��r�1 ta �on�°�r�ac� a 1,989 s�ua�e �c��a�. dr�.ve-��hr.auc�1� x°e��a�.xxan� w�.�h �ela�ecl ss.�� impr�ve�ent� ��a� a Lc�t �z�� Adj�.z�tznerg�. �p�r�►val �r� a�d �p�r��a.m��c��y 2,���3 �c�uare ���� �rc�m t��c lot �.�8�1 � (P�,bli� �tox�a��) �� ta� �.za� 1t�a4. The ap�licaa�� ��.�ca �eqaz���.� � a c�rgv�4va� �c��ne���mn &��tc�e�� �he suk�j�ct si.�e �xr�d �he gar��Z �.o t�e �ast. .�,.��L�CABL� REV€�W t�RIT�:���o �o3mm�ta��.�y 17e��.Ica�,am��nt �Qele Cd���te�� 1�3.E:2, 18 v��, �.8 n 2.(�0 0 1�n �.J2, i .LC7 w .1.�CJ 0 ..!_C?. 1��H� 1G a �.J..'4� LC7• 1�'V B 1�e .L�J�� C�.�i� �C7 s L�`t . ,[�V1Y.la: li'°' I � (Gen�ral, �o�m�t��.r�aa:l� 'S�� C�G zan�.r��� d�^sign��.ian allows ��k�3i� a��n,:y �.�rai�i�t��ti�=e ��:�vi��sy pub3��.�: v�.ppor� �'ac.��.a.�i�s� k�usiil��v �upg����t ����r�.���, �a�d �.r�d b�v�.:a�� x���.ai�. sal��, �in��ci�1, in�ux��.r�c:e, �r�d �:��.�. �sta��� s�ru�.c��, anc3 p�of��s�_onal �nc� adma.�a.s�.��.ts.v� ��r�r�.c�� axc�onr� cs�.h��° u;���. o �sse�c;iaic� P�ararse�P Jad�n A�k�r r �.aa.c� �� tkx��e is a�ditiona�. in�orma�.�.on �i��� s�a�� x��ec�� �.�, ar��x��r��P ��.a�£ �ishes tra ���r� �k�e h�ara�ig go��pca��r� �az�til Auc�u�� �0, 13�3 0 � A.t'�k'��C'e�.N�'p S ��tE�EN�.'�.TTf�� ` , � D�.ve ��.mmel, �I?G P1anr�inq F� ��:��gn �ruup, vai��d �cs�r� �'r�as�ra�i�sn a� k�e �aid �S� keep� �x��via�g to pravi.d� neva �n� �if:�e�°�n� i�fr�xm�t�.�n on tr�f�ic r�l�te�d assu��. � � o G�r�er�l discussiaa� ��11eao��e� ��e�arda3z� �h� r���oz�s ut�� ��� tob �pplac�ti�rt ha� ��a rnrai� czn�t�.l A�z��zst a0, �.�93, �rs ���ne be�s�r� � �th� �larsninc� ��znmissi�ra aga�.n. � � � €� � F�ge 5 - Planni.ng CQmmi���on Mxn�z��s �- Auc��s� �, 1��3 a e ee ��mm����.or�er ��iia�a ma�v�d aa�d ��a�a.missianer �a��xx� ���onci�d trs �Z��t�sc�r�� Site D�v��.c��me�n� Ra�v�.��a SIDR_93-��a3.2 �p�° �,ia�� A�jus�z��n� I�l�� 93mU0B��Rub1� Pla�z�ir�.g ����.�re���u,� ��a°�il �'�agt���. 3�, 19g3. Ni��a.or� ��r�aeci. ?�y m�jds�it� o� �c+rnxniss�.r�n��°� �����:n�d Cc�z���.��ia:n�r� MQO�� and ��hwr��a v���c3 no. �a L�TY-I�R Bt3'�JC21�S a � '7. ADJaL7Rt�d�iE��` - Me�t�ir�g aaj��a�ne�1 ��: 8��0 PP�%. r���c�--� � �°��, 4� �,c��°r ine G��a�S��1.1 v` �l��nir�� �omm����.c�n S�c;re�a�y A'1'T�::iT m -ee�c'-- `� .��� P �1t�en�.���can Fy�� -- - — lBi��.- �� � � le/PC8°2.min � � 4'� M � � .:# � I �6 Pac�� 6 ° �la.�iriinc� C�an�ni��ion Minut�� -� X�ugra�t � , x993 � f id�� �d���� ���1l7��"������ � �o g�,���C P.o. �ox a�o PhiOfdE f5ta3)6&3-Q�fiO t��t€ce TF 76�1 BE,4VERTr3N.ORE��i�:97�37 r L�ga� P1���C� �������S6P�� �LJBLI�'�E�i"��'i �'t�e fold�swang�a�l�co���de��i t�y ghe T'�g��']�n�in��t���aSSioR�� • Ci� of Ti ar� g � ���e'St3L���It?�iCB Aa���sg_ze �993e ae 7:3�5 PaA�.,at tt��Tiga���=_�ic�en�r—T�a�H�Ly i31�5 �W i-Ial? BI�e d's�25�.�.��li�o���ard,Tigard,�re�on.E�o��ublic€�ra1�aa�d�ifl�n + Tigard' OR 97223m�199 � �tarnc�ny is inariEed.l�t�e�a�b�ic�teari��or�dt�i5 m�tter wi�l ise ca�d.ucted � Dupiicate s��f'selat�5f i�acco�daaace wit�t��r�.ifles�s�'�hapter I�.3�of t�i�Ti�ard A��nicipa� � � Cc�eF are�a-�les an�g�edasres��c�e�I�nrcin��'ammissioa�.��iture to raas�a�iss��i��rs���r by tetter�r�cT�des ar�t�p�>�:d fail�r��� s�e�i�q t�;e��terion�ssm t�e�o�rnanit��ew�l�a�arene�'c�e sar Ct�m- prehe�siv���S a��fluc�a cc��ren��s�rect,�c��r�lu�iec an a��b�se,d an�at czi€er�ono Furt�es an�'�a�►�?a�tio:�rn�,y be�btair�ed iro�r:Ehe�'la.*tnin� i�ivisg�ra at I.3125 S.'��1.�a?3�1vd.,'�'�g�d,C3r���x�372�3,or by c�in� ���9�0�4oiT i�� ���L��A,Tt��' 639-4�7Y. � sT�Y�flF C�R��ohf, ) �'UBL���.��ita� t;t?�3R1T`(E��I�d�,�FdIMf��'�i�i, ��s. E B, J��ith Kc�u'�le� COM�'R��EPdSi�PLAI�I.�1�"�3F✓�N'C �fi�9'3-t�QB b�9r�g tirst c�u9� s�ror�t, cle�aos� ��st� say fffiat ! a� th� Rdv�rtisasog �4�1�1E C�-I.�T�� Z�3N 93-i�?2 C�.I'I'ERf(3N EEJLTITIES �Er�cHOS, o�t�i� �fQ��'sp�i ciertc. of t�e Ti�a Ti r��s L��.�'�ON:faezera�.ty,�est af�.�.7(3th A.v�-�u�,easz�f 72n��ve�,��, � ���spap�r rsfi ��;��rag ci�c�l�tio� as �e�in�d in �RS i93.t�1i3 santh of�tmhur;��St�eet,a�d n�z�t,�o�'�ev��an�Siree�. �CTPvS 2S1 a��i 193_��t1- puf�OisF�ed at T-i Q�� ].AB,tax I�ts�0�,�€�1,90�,c� 1�v�,�. lg Fec�3�eS[Fi3*_'2�'OYripI'e'11C*.iSiVe �fo�QSaid �ou� arod st�t • #F� � in Yh� F�an P.rr►enr�rrs��t faam Commercial Fro��,ssiQnai t�lviediurn-F3igh i�ez�- d��ari r���pm� P�ar��—�00$ Zon� C�t2npze 9� JGQ2 Cb ite�'ion sity res�de�kial and�z��e ch�age fro����rmea�ciat P'r��essi��l(C-�')t� R�s�c�enti�,2�units�;er acr�;I2-25}.Tfa�r�uest is for fotxr parc�I�t��- � ��ir�t�t� c�py a�which i� h�r�t�s �nnexecf, �a+�s ga��lisP�e�# in the i�g S.��cres an S.i�.72nd�ver��e in�Tigard Triangie. �a�Yire i��u�of s�i� n�evvs�ap�r far �E su�eessive ��d �'��-I��.E�LE.42'FR��IAL��ITEAiA: ��mgr�hen�ive Pla�Fsal:ci�s co�s�ecs�Y€e+e �ra�t����11e►vcing psgu�s: 1.1.2,2.:.1,6.fl,t,6.3.2,�.3.3,f.6.1,7.�.2,7.�.1,7.�.4,7.6.1,7.8.1,�o1.T, 8.1.3,8.2.2, 1�.i.1,and Cz���nunity�aved�pir�n�Cot�e�h�pt�rs 4�.22, J�l� 22, 19�3 18.32, �3.56,and 18.5�4.�ZJRR�P+I':'Z�ISIE:�-�(l�rt��€ssis�n��ommer- cia�;.'i'�e�-P zaa��aY3ows public ag�ncy ariar�inis�ativ�s�rvaces,pubTi� ss��gar?f��itiu�s,fiaranc�,i�is�rance,�axd reai est��te services,busira�ss � � sup�ost s�rvic�s. ar�d pr�fessio�al an� aciPrinaser�tive s�rvices. � ,� ��,� /' PktG��EL�C�i�dE:�.-Z5(�:.�id�nt��,25 ur�t�/ac�).The k-25 zoa�e a�- / ���—� � �e�t, ?�w✓s�na�flti-fa�saily resid�ntiai units,resia�eneia3 ca�e facilities,gu�rlic sug- gt�xt s�rv���s,reside�i�al traatmez�€homes,fa�rtily day c�r�,temp�r�ry ` uses,and a�cesscary str��t►�res azr�ong flther�ses. Su����t�ci��d�w��r►��f e ar��t6�is 22nd day af J>>lY, 1993 _ � � s�i'Y'E.I�E'VE�.OI�2E�El�i'i'�VIE�Id SDR�3-�012 _�,,.,t- � F:� �,OT�.L�AI�.T�TS"F�NT MIS 93-� �' Rs.J�I.��'L��ING�3�I{C�'d GRQUP R�c►Y���'ab�for C�r��c�n �qY LOCA f I�kN: 133�5 S.`v1�.��cific H�gh�uay (W�TM 2�1 2CB,ta:^.�ots B�r�mi���xpEse�_ 18Q4, 180t�,�nu�g�{3�.The app4acant requests Site Uevelo�:nene Rev's�vr approval 2�c�t�stzuct a I,9�9 square fa�t�ri��-thrd;�gi�restaa�ant wi�r�- �.S��S���l�' 1ate� sit�irn�r����ents�nd a Lot Line Adias€meZt appraval ta add ap- pr�xiana�?y 2,6�i�s��are fe��fiom��ot I8�0 l�'�abl'a�Storage)a�taac IQc 18i24.�e ap�licarit�Iso r�uests a�veway con�ecu�otz bet�vvee�t�e sub- }dcg si�e ar�d the parc�l to e�e east.�PLICP��,���/�i��'�ITERIdt_ C��m�nity I3evelo�mer,t Cc�e�hapters I8.62, 13.9b, �$.40�, 1E.�432, 1�.10�, �S.it3�, 18,�14, 18.120, i8.Z61, and 18.1b4. �t71'��: C-.�'s (Ger:�ra�Corr�mercial).T�ie�-ta zoning ciesig�aio�s aliows�ub➢ic xg�rtcy a��inisi�ativ�s��vices,p�blic su�port facilit�es,bt�sin�ss sup�ort ser- vi�es,fQOd and beverage r�taii sales,financial,insur,�nce,anc�.real es¢ate serv��es,��d�;rof ssional and a�iminisrrative services amo�ag other uses. - T�';631—�blist�.iul 22, 1993. �E�t�.S r�li�l�#:��� _ 7��m �t � �L� I� I� � �T c� � O �! � �,,,�,�� � � I�CD'1'7[C'�: e�lI.�., II�SF�AFB� ESICRIA�f'v 7iY� S�BSA�C �til � I'.L°ffi�E .�tIGAl �]C�i: !'8a�2� ,i�&D aa� �i�c �m��s ��a �t�� �s�a q�1.���� a��a�� r���a� ��: �„�, �, �s� a��e���: ���J'C�� �.�f� ���� r��ai��r.��r.te�: ��`�. t(J�r1 �_ �_~ ,,n �--- , I��x43Ato t�l���-.� �� �.�^�- .�:��VVl�1�.1�`�', �' D"���1(CXC"J--� �' R�1� ES��XB� —�'— �� �D� ���z .�,o D„�.....,�` ^ � . 'I ��8� �T� Y�t EQ�. �g8fli�5�� !1� 9[�7�[&���C�t ���' 2�CYlU� II ���::���.x�.����:��,��� -----�s�F�.� . , � PIt�P��SA�'T ��,�—�'�]P� l�t��� � p.��pas��� • �� � � � �� I �� ' --°---- ddl�� (� �d�i��a�� � ._-.. I F�� i YYa,� a?-�^�� ?'-Z� �� - --- � � �da�re�e ��.S ' � ,zn� , i.� �c�� �sa � r � � ' �� � I�T ��--� �`�' �' 2I _���,..�..�..�.� A,eidr�ss���a�,�^''� ����,� F12, A's3�'�si3� .�.�_ -- — � -- -- � i 2 ��lqt�._r..___�.�...._..��. � ��� _ ,.....o — --- ._`m � � �fl'�t3 a�G.�Cg�EE�� — ----_�s.....�.._.�...-,.e.,,�,e...�..... �� �� � R�anlle ...�.r P�au��w,.�.._o — - � �c�c�.r�e� �.�..�_..,..__�__d. �¢7e3���� ,_.._._� i �� _ ��_� � �.�a.g��$ ����g � . i � aa� .,_,,,, a�� . �ac�c�s� a�aa���� �r� �� .,�.��..�..e.. ��c�rea� r�a��s�� .� ta,am� �� .�..�.. �aar�as�s dree� �, � A�;�NAA I'I'ENI �� STAF�' k2EPQ�tT T� Ti�i� PL�INNIN� C0�![�SSTCP� :EIEARTNG D.p,'�'E o Augu s t 2, 19�3 - 7 :3 0 �N! ''� �i�EARIIVG LUC7-�.TZ0�3: Tigard Cit� H�a11 - Tc��van Ha�l 13125 aW I�aa�. B1v�t�. `Pigard, OR 97223 �a F.�CTS °l a c�e�s��a1 �nfarmati�n .> ��.SE; C_'oznpreh�n�ive �1a�n P.sa�endznexat �P� 93-D00� ZonP Change �Ol� �33-OQ02 R�QUES'�: 1) �lan M�p amenc.�r:�ez�t from �"aramercial Profe�sior��.l to �Ied�.um-�i�cJh Density i2��a.r�Pn��.al 2) ZonP Chanre from C-P (Coznmercial. Prof�ss�onal} zoning district to R--25 {Residex��:ial, 25 units per acre) zoning �.i.stxict; APPLICAi�IT: Criterion �c�tzities �i.5:32� SW l3c�c�r��s k�`�rry Ra�d Tigard, OR 97223 C�4�INFR: Sotizic�s and Eleni SaFos Terx�y� 'I'o112n, 4923 S .W, 35t1�a �l��e Monte Gook, Pc�r�land, OR y7221 Jack l�fill�r 5Q N4V 1s�: Partlanc�, OR 97�09 , LOCATIUN: �etween 70Lh and 7�n� A�v�nues north of B�seland St.r.eet and south. of Elmhurs�: S��e�t . PROPE�TY DESCRIPTION: WCTM 2�1 1AB 1QtS 800, 8Q1, 900 ar�d 1000 SITE �REA: 5 . 06 acres � STAFI' RECOMMENDATION: Forward a r�commendation to the � � Gity Council :Eor adopti.�n of the �" P1an amendment and r_ezoning � � requestso � -� 2 . Backg.round Irif_ormation �d3 � The su7�ject site is wi�hin the are�. known as the Tigard Triax�gle. Th� thE subject site h�s been planned and zoned for Commercial Professional use since �h� Tigard comprshensive plan was adopL-�d in 1983 . STAFF REPORZ' - CPA 93-0008/ZON 93-0002 -- ROC�Ct�E'LL - �,AGE 1 i �n Novemb�x, 19�2, �ft�� ov��er a y�ar� df wazk arar� ezctensa.ve �ublic input, t�� �l�nning C.rar�issa.or� appra�red and tk�� Ci�y Cmunc�.l acc��t�d a ma�t��� p1.�n f.or �h� Triang3.e (��e attachsnen�. 2) > T�� i�riarzgl.� master plan i identi���s �h�� su�j�cr �it� as �ie�h-density x�:sidential . MOY-C.' d�tailed �lanning stixdy ha� b��� accompla.shec� tA add d�:tai.1 t� th� a�.ce�t�d zn�s�cer �lan. Thia pr.o�pasal for � compreriensive �lan amendment and zoxa� chan�e is I coanpatible with the master.� pla�o 3 . Vicixzit� Infnrm��,ta.r�n Adja�°�nt prop���i�s �.n the north �nc1 vsest 2+r� zox�ed R-:3 .� (residential, 3 ,5 ur�a.ts peg acre) , anc� �hc�se ta �I�e sauth arzc� �as� are �aned C-P (praf��sion�l c;c�mm�r��.a�3 e 'I'he abut�irig propex�.y is de�velc�ped �ith si.ngle-fanlily �•esidenc�s ora al1 sic�es o The rnr�st bounda�y of t�h� proper�y ��� ��a��roxiznately 500 �e�t of frontage on °72a�d Avenu�e Si�t 72nc1 Averiu� is function�lly classifi.�d as � majo�^ coll�c'cor street on �he Ti�ax�d Compr�hensive Pl.an �'ranspar�a�:ion :�ap> On th� east, ther� is n�a��l� 500 �eet frorstag� �n thP right-of way for 70tYi Str�et. The 70th �treEt ric�l:t-c�f- way is u.nim�aroved a� �:his location, but ii d�v��oned, would �e cla�sifieci �,s a local strc�t . 4 . Site _Tn�ormation �.�.� I The axea is presetl4:ly zoned as k�rofessiarial Cammercial . � ! 'I'he subject sitA consist� of 4 ta�c lats th�t to�:al 5 .05 acres i.n siz�. TY�e sii.e ys vacant, rectangular in shape, axzd ic relatively� f:La�. T�a.��•e �.s a stanc� of mature txees an t:he F sit� along 72a�d Street , Th� remai�d�r of �he s�te is mostlyo upen and covered witi�� e�ras�es �nd we��s . 5 . PLropOSal Uescription Th� applic:�nt requESts a Comprehensive P]_an Map arnendment from Commercial PrQfessional to Medium-High Den�x.ty , Residential and a Zone Change from the C-I� �Camme�cial �- Pro.fessional) zoning district to the R-25 (�tesidentiai, � � 25 units per. acrP ma�cizms�n d�nsity) zoning d�strict f.c�r � the approximdt�l� 5o0F ac:re �ite. Th� apglic�nt ha� � submitted a statement titled A Recxuest fc�r � ,� Comp�ehensive Pl.an Amendment �nd Zone Chanqe pr�pare�l b� � Al�ha Engine2ring� � � Although development plans f�r the sit� need not i��: considered at this time� density tiansition, landsCapi.ng, and buf_Ferzn.g requirements c�n be m�t on the subj�ct site. STAFF REPORT - CPA, 93-0008/ZON 93-0002 - ROCKWELL -- PAGF 2 � . Aa�nCV a.nd T�PO Coru�l�n�s Th� �nga.n�eari.�� L�zvision, �us.l�in� .L7i�ra.sa.c�r�, ����land G�n�r�.l �1ect�:�c:, and Tua.�atin V�11e1r Wa�er I3is�.rict h�v� reva�w�ci �.he praposaJ and have nc� comrn���.s . 'I'�']�° Tl.g��'t�I`I°Ud���ll'1 �G77.00�. Ia1.S�'lC7 C� CC+�'fiTCi£�:x].f�� ��`.']']t��. capacit;� �f Tigarc� ��.gk3. School, �� p•r�seni�ly e�.c�er�ec� �nd th� �rapoaal. h�.s the potenta.al tn �dd three st�.aents to the h�_c�h �chao.l o �.lem�ntary and inr�xYn.�diate s�I�ao��� have adequate capaca_ty. NU qt�'IEZ" C:O�Y'C�71£.'riLS W2Y'C.' �'EG�l�r�C1 w �. �:"IS�JI3TNGS AND C(7I�TCLLT�a`IO�t,.�� Th� �el.evant cri��r:i_a ixa this c�se a�:e S�.a.t�wide �T�n�xixag Goals 1, 2, �, l�, 12 an� x3 ; �ompr�h�nsave �lan P�li�i�s 2 .1 .1, 6��. .1, 6.�.2, 603 .3, 6.6 .1� 7e1 .2, 7 ,7 .1, °7 .4 ,4, 7 .6.1, '7 .3 ,1� 8 e 1 >�., 8.1 .3, 8.2 .2, 9 .1 „2. �r�d 12 .1 .1 (locata.onal c.ra.teri� �or tY?e Mediu�rz-High D�n�ity Res�.d�ntial Plan d�signatic�n) ; and �Z�.� chang� cr mistake auasi-judi�ial Plan Ma� .A�mendiner�t c.rit�ri G of botka th� Cc�mp��hen.aive Plan anc� �:c�mmun3_�.y �e�r�lt�pmen� Co��. r T�Se Planrting Divis�.an G�nclud�s th�t t-he g�x•o���a1 i� in compl.ianre wi,tka th.e �pplicakale Statevaide �larzn:in�r Go�a�.s basecl upo� the �oll�wing f indi.�.gs : 1 . C;oa]. #1 ;Citiz�n In.vc�lvemeni�) is s�t�i�fi.�d bPCause th� City has �xdopted � citiz�n zn�ra��reme�xt �rogramo Th� citizens inv�olv�ment program zs in �ransi�ian �c� a zn�ar� � rpsponsi�r� anc� inclusiv� strtzct�re a� this t�me. °I'h� proposal w�s serit to al1 rnembPrJ aE the �ormer neighk�orhaoc� p.lanning o?-gan.izat�ion f�r r�view. I�1ot�c� of �.hi.s �?ropasal, i�cluding a c�opy c�f the appli�ant 's statement, �as provideci �c� members af NL�O 4 c�n (�l�tA3 , 1993 , Al� puk��ic notice �equix�emeni:s related �o t�iis � r�quest ha�v� �7e�n satasf_i�d ineluding adv�rtising the heari.ng� in the �'igar.d Ti.mes arzd pQSting th� sit�, I 2 a Gc�al �#2 (Land Use Planning} is sa�isfiec� b�cause tl�a.� �'�.�y has appli�d all applicabl� Stat�wicie Planni.n� Gaa1:�, Cit� of Tigard Compreh�nsive Plan Polic:�.es, and Ct�znmL�r.iity ,�, Development Code requirements to �.ka� x`�vie� c�f tY�i.s � �aroposal . � � � � 3 . G�al #9 {Economy of th� Sta��} i� satis�ied �I�ho�xg�i t�he �' proposal woulc� r�duc� �:he City's a_nv�n�.oxy of develogab�.e "� commerc�.a1 lan�, because 1 j the rec�uction af C'-� za�ed � lanc� is not a �.arc�� amaunt com�ared �.o tk�� �e�tal aznou�xl� � of c�et�elo��b�e �.and irz the immediat� uicini�y arzc�.; 2} � allo�ving hi�h d�ns��y r�sid�entia� c�ev�lopment n�ar C-P, C�G, �nd I--P zoned develop�ble prope.rties m�y prr�vid� an. attr�ctive mix of land uses thereby helping apur commercial an.d industx�i.al development in the area. O��her S`�'AFF' REPORT - CPA 93-OOQ8/ZOI�I 93-OQ02 - Rn�KW�LL - PAGE 3 r II cornrnunitx�s �av� sh�v��z? �ha� ��ch a ���x of la�.c� us�� can ��� �LCC�ssfu�ly ca--e.�ist with��t ae�ve�sely aff��tin.g ���unerci�� o�• i�adus�r.�.�.1 grawtky. Tk�� �pp�.�.cants have pc�intet� to th� x��igYxbor_�ing Krr�se V+lay ��e� crf Lake �sw��r� �wh�re such � �ixture o� land txs�s �xis�s. 4 . Goal #10 (T�ousi�ag) is satisfi.ed ��cau�e the proposaJ. vavul� pravid� �a•r addition�� horzsa.ng �ppor�tznities as prvmoted b,y the Cit�y's �'c�mprekp��s9v� �I.an ara.d tYie s l�etropola.tan Housinc� Rule (O�egon Adm�.na�trativ�e Itu1�s, C'hapter 660, division 7� , Ap�r.e�va�. �f rhis �ra�os�]. vaould incr�ase h�usin.q appori:uni�t� on d��relc�pabl� laa�d }�y 127 ���llix�g uni�s e �.pprc��r��, waulr� al.�a irac�r��.s� o�portunit�ie� �t�r mul��-faatii��° dev�:lapanen�. '3"rs� M��rrpo�.itara Hau�ing Rule req�ui�e� th�t �h� ��.ty m�in��irz a rn�r�i?ntua� hQUSin� apport�xna.t� fa:� d�trelr��ak��.e )axad mf 10 urxi�s �er acr.e and a minimum mi.�c of 5Ql50 far vingle- family aa�d nlulti-tamiZ�r hotzs�ng. �, Go�l #l� �T�ansparta�ion) and Goal #13 (Energy C:onscrvatio�l) is sal;isfi�d b�c�u;e th� p�a�asal �aould prc�vi�� the app�rtuniL-y for ir�2:�nsive hou�ing ne�r majc�r t:r�ansportation corridors (Iiic�hway 217 and I-5) as �cve11 �s n�ar �m�Ioy�nex�t cen�te�sm Tl�a.s promot�s� �he ef�icien�: u�e of the transpc��rta�ian s�rst��m thereby pram�t:in� Pa��rc�y� cons�r��tioaa. � Staff �zas d�termined thai, t�� �ropo�c�d l�:la� �ap Am�racii�ner�t/Z�ne ChanJe is consisterit wil,h th� Compr�h�nsa.vA Plan �Sas�d upon tk�� findings belowe 1 > Pl�n Policy 2 .�L .1 is satisfied b�cause �s�ec���s a� �o.rmer. N��.ghborhood Planninr� Q.rganizatic�n �� aaad surxaunding pzopEr_ty e�wn�rs were gi�r�n nc�t3.ce r�f �uk�la.�° he�.r�.ng� related tc� the r�ques� and of the�r op�or�un�.ty �c� comrten� on th� propo�al . 'I'�va publi.c heara.ngs or� 4:�is recyuest are be:inc� c:ondia����. in aceordancP vaith �he d require�nents ot the City's �omrnt��ity I�evelapmen� �oc�e� 2 . F�lan Policy E�,1 .1 is satisfiec� bec��se tk�e pro�osal would A prov�zde ti�� op�sor�:�.znity far additional multi-fa�-ni'ly develapm�x�t and would a.ncrease the net ho�xsinq opporl:una_ty on buzlcTable .lan.ds i� tl�e �i'ty. 3 . Plan �olicy 6.3 .2 and 6 .3 .3 �vill be sa�isfi�d because tl�e proposa"1 would al.l,aw f.or c�evPlopment o� t3�E site i��. w�y� that may be mc�re compat�ible uv�_th a�ja�c�nt r.es:�dc�nti.al , areas . Future resid�z�tial. dev�lo�am,��.t c�f �he si�� v,rzJ.�. be subject to densa.ty transit�.an requiremen�s ��� we�.]. �s landscaping az�d bufferirig xeqtzirer�t�rats wYZich �,vil1 tend to :Lessen zm��c��s �iz �d.jac�nt propextiss . STAFF REPORT - CPA 93-0008/ZO1V 93-Q002 - ROCKW�i,L - PAGE 4 1 . 9 . P�.�n Pr�17 cy 6.6. 1 will be sa�i�fied throu�3� ��e I impositian a.f but'f�r�.ng anr� scx�ePning rec�ui.r�men�s nf th� Cor�nunity D�velopme�i�t Cnd� to any� future �ev�la�znrrn� proposal �or the propertye 5. �1ara k�alicies '7 .1 e 2, 7 .2 .1, 7 .4 .4, a�d 7 .6.1 aace satisfied b�caus� �d�qua�e �eublic sarli�axy- se�werac�e, �torart d.rairsage, publi� water suP�p:��'', and fire protect�.an ��rva.ce capacities a�e a�a�il.�b�.e to ��rv� futuxe �:ses of �his sire, e�.�.her with �_�� c�arrent I�].ar� and z�ning designations or if the si�e is xedesic�nated. The Czty ai-_' Tigard not.i�ies ap�lica�le pu}�lic and pr.a.va�c utfli�y �rov�ic�ers of pea�c�ing cl�velopment a�plication�. G d P1an Pclicy 7 e 8 ,1 i� sat:���ied 1��c��xse the T�.c�ard Sch�c�ol Distr�.�t was infarm�ed af this p�r�po�dl o ThQ s�hraol dist�ricv �t�t�s th��. th� �rc�posa� ��.1�. n��: cr��te t�e I paten�i�l to z�ceed eap�ci�� �.a� th� e1�me�.tar�r c�x int�rm�c�a.a�e scYaoc�l . Thn: da.stricL- da�s no�e th�� T�.t���t� High Schoc�7. already ��cE�ds ca�acity and t.hat this proposal has the pot�nt�.aJ. t� �.ncreas� hi�h schcs�l �nro:l.lment by thr�e si:txdents� The districl-. �.lsa x�ate� that there is �xcess capacit.y in. �he district `s '1'ualatin �, T-Iigh Schoal �nd th�r� is �l�aE aption o� �oris�d2x��.�g � incr�asinc� the capacity of '�a.qax�d Hig� Schc�ol k�_.y adding ,. �orta��:�� r�1_assraoans . 7 . Plan Polic� �.1.1 i� sata��fi�d b��avs� r�ev��opm�nt r�sult�ng from the pr��c�s�c� redesa.gnatioa� of the s�t�; would tend ta reduce tl�e arati�ipated tra�fic �ntca SbV '72r1�. �.v�nu� and other n�ar.k��r str.�ets �s campa.rec� �a developznen.t u�der the cuirerit zoning. �VJ 72nd Av�r�ue i.s cl�ssi.f.zecl �s a� m�jor. colle�tor_ �tre�t with c�aad connec:tiox� to sPVeral �rt�rials. .Al�hougri res�c�ential us� af the sit� would be anti.eipated ta gene.r�t� mc�re riighttime and weekend tr�affic than mos� of the p�xxrni�ted uses in the curr_�nt� C-P z�n�, that traffic would b� expe.ct�d ta be on ��n1 72nd laven�.ie, �ot c�n Zocal streets in adjacent resi�.ential neigl-ib�rh�ads. The �nginee.rir�g Divisiox� wi31 review �an�Y future c��velapmen� p.roposal fcaz ti�e sit� aricl ma� require improv�m�n�s t�a �f�ec�ed gubli� str_e�ts ro reduce poten.t�.a�. adverse traf�i.c ampzcts . . � . Plan Policy 8 . 1 .3 wi11 be sat.�_sfied as � conc�ition of �ppraval of any future develogment �f t1�,is site. Necessary street imp.rovements would b� r�quired to b� installer� by the develop�r at the tzme o�C redev�l�pment. Th� TiRard Engineering Department would xevi2va any futurs c�evelopmPnt pr�posals fo� the site vaaY�h. rtc�a.xc� �a n�cessary road improvemenks . 9 . �lan Policy 8.2 .2 is satisfiec3 D��cau�e Tri-M�t �aff�rs bus ser.vice ori SW 72nd Avenue and �:ampton Stre�t ea�h l�ss than �ne q�xarter rnile f.rozn ��-ie szLe. Th��ef�re, the proposed redcsi�nation raould locate an. ii-�tensive typs nf STAFF RE�O�'I' - CFA 93-0008/�ON 93-0002 - TtC7CKWEL,L - PAGE 5 4 , B �levela�as��r�t within clos� pro�.irr►�.��r e�f an ���sta.ne� ��ab1.i� �raz�si� rout�. a0 . Flan ��lic;� 9 .1,2 is sa�i��ied b���u�r� t�.� pra�asec� red�sigx�a�a.on wpuld pr�vic�� L-�e o�port�ara�.ty f�� 1ni�]� d�n�i�y resa.dential devc�Iopmcn� a�n p��+�a.mi.t� �o ��ansx`c rout��, znaj�r hi�hHrays� shc��sping, �n� �:m�lc��+xtl�n� c�n��r� ! thex�eh� �a�asno�in� effic�.�nt �a�� o� th� �ra�sp�rtatiorz sys�.e� anc� re;duccd en�rg� consump��c��. •4 1�, , The locatioxral cr�.texia far 3�Iec���.x�e-�ig� Dens�.�y R�sidential uses spec:ifie� in Ps�li�y 1� a1 .1 0� �n� Comprehensive F�Ian �r� satis��.�c� :�c�� �he £r�1.].o�ring T�c1a01CZ8: a. TIz� subjec� px��perta.es a�-� xacs�, caan�ni����. tr� low den�ity d��re:l.opm�n�.. �. D�r�sitlr transa.tion, buf£�rirdgr �nc� s��e�r�inr� res�ui���m.���s of t��n� C�az�umuniC.�r Developn�+�nt. �'�c�� r�aay �e �.s�� ta �elp mak� future d��v�Tn��n�m�. cs�z tYa� suiaj ect p�c�pe�ties com���ibl� with n�i�k�k��rir�g le►w c�er�.s�.t.y, sinc�le famil,y� r�sid�r�c�s . I c� T��� su�ject site h�s c�a.rect access to �W "7��d �I A°�enue, � rnajar �01.].�c�o�° str�et, �nci i� in claa� gxr�xfmii.y tca I�a.g�uva�r 217 �and T-5, vuhi��. a�e bot�a , iunctionall.� cl�.s�si�ied as art�rial.e �i d. S�r�ous ��velapmen� lizni�a�ic�r�a �uc� �.� �t�e� s3o��s I �r �oor draanac�e ax�e �as�t �viden� an 4:�.� si�e. �I ��se�.'txal publz� �ac:ili�.�.�s az� �sx��s�r�� �.r�� ha�.r� I au���.ci�z�k: c�pa�it� ��,� ser�,e ��.ttux:•e d���lc��rnenz �n ', the px�opertiesw e. Publzc t�ansit is availabl� un St�' 72�c� .����ue az�d Hampt�n Str.��t wi�:hin an.� quarf�er mil� of �;he �it�. 9 � o �'h� site zs within ane quart�_r mile oiF a b�asi�ess at�d offi�e center on �iampton Stree� �r�t� �a�_'�t�:ixa �axs.e c�uaxter znile the cc�rx��r s�f �W 72nd Pbver��� �nr� Dartmou�:k� Stx���t wha�h is p:�esentl�r un.d�rc�c��.nc� ' dev�lopment as � cons�a�i�r r.°c�mne�ci�� a�P�. �t�e � applicazat also siic��est�s that hou�i r�g opp�rtux�i���s ' � in the Tigard T�'iang]_e v�rill pre��id� a mi�e �:E uses � that c�mpliment eFnplo�rment cen.t�rs much a� t1z� Kr�se �„ Way co.rric�ox i.s dc�veloping. � � � g� Th� applic�nt arati�i�ates tha�. pr�.�a�� e���xi �}a�c� � and recreatic�rza�. fac�lities wi�l be provided a� ���t � of d�velopment af the �ite. STAFF I2EP�RT - CPA 93-�o08/zor� 93-�002 - R.O��{WELL -- �.AGE 6 In ordc�r tr� a�prove a qtaa�i-ju��.cia.l ai�endm�nt co th2 Plan anc� zoning m.a�as, �h� Cit�r must also �ir�c� �ha� there i� evir�enc� of a c�anc�� in t�e npighbonc��od o� cc�mmt�nit�r �rhicYn af f�cts th� �ub��c� parc�:�. . A7.�erna�.i�r�ly, th� City must find �Y�at ther_e h�;s be�ri a mi�take or incon�i�tera�y� w:i��i g•ec��rci. �o tha� c�rig2x��]. c��signa�.ion �f tYre p�.r�el (Com�rc�Yiensive Plan, Va�um� 2, ��lic_y 1 . 1 � 1, zm�al�mexit�tiorl �tratec� �� C'o�ux�i�y De�elrr�rnent Coc�e Seci�iGn 1�3.22 a 040 {A) ) , The ap�li��n�°s sta�:�mPr�t �sserLs t�iat � c�ange �.i3 circumstance� lh�s c�ccurred in that t�er� is now � siqni�icarat d�rnand far housing oppartuniti�� within cic�se pioximi.�y 4�a E?YIl�JI0yTi1P?1i c�nters . This sort af dema�d vdas x�at as �viden� ;�ust a few years ago a Substant iaZ growth in the r��ian h.�s 1et to in���e�sec3 tr�ffic c:ang�stion an� �.nc�eased �omxm,�ta.ng �imes. Pro�i�ni�y to one's plac:e af erciplo�men:�. �s ra.aw a �ia��r �artc�r in c�ecadia�� �rl°�er� to li�re, 'I'�.e l��usin� �n��st� 1��� r���ponc3�d by d��elopin� densiti.�s of hc�us�.rzg clvs� �a emplo�mexrt �ent�rs. Tl�� a�pliCax�t pa�.nts to t�e a�ea.ghbo�i�n� �Cr�s� Way �rea as an e�ai�.ple of sur_h a mixed use, r�i�c�c� resi.der�ta�l d�nsity a�ea i:1�at �aas de�re]�o�ed �n r�cent: y�ear� � Oppar�ur�i.�i�� wi.thin the Tig�rd Triaz�gle fo� de�e:lc�pi.rig an� typ� c�� haus�n_q, especi�ll� m�ulti-family 1-io�asing, are extr�mel.y liznit�c� ��cept for multi- fanu_ly developnient abo�r� the first fl.�ac�r• i.n mixed uae c�evelopments . The Plann.inq Divisivrz staf€ caz�curs wa.th th� ap�l.ic�rit 's zssessz��xit thaY in.creased. d�max�d foz �zr�u��.nc� n�ar �m�laymPrxt cent�.rs cnnstit�utes a chai�ge in circumstances. Ou.r a.�sPSSmcnh: i� ba��cl i�o� �n�y on our discussa.an: wai�.�. r�PV�].�p�r� but alsa on dascussic�ns with pot�nrial residents �f t�� City lc�t�l�inc� to tive r�earby ar �nrithin e�sy access of their .�1a�:es c�f ��n�lay�n�i2L a�c� with presen.t residents who are cnneerriecl abc�u#� �.k1P1_Y' increas�ci commut� �.imes . ThPre h�.s als� �ae�n an ir�cr���� in mixed use deve?apznents and less �trict s�gre�ation a� land uses ira oth�r cities. Bec:�use mixtur�s of uses c�,n result in d�creased traffic ar�d fu�l con5umpt�.o�., st��f ����ps�'�s �7ztegra�ic�n of, land uses where uses �re com�aatibl� thrc��z�h �roper_ site p1�n.ning. �tafi also believes �hat a znista}ce �vvas made r�gardinc� the oric�inal c�es�.gnation. of this sit� as well �ts ma.stake� i.n �he PJ.an Ma.�, t�hrough�ut t�e city that �his propased action can I�elp � r�ctify. It is diffici.ilt to asse�t t�sat a mist�x�e was rci�de in , � the comme.rci�7. professional desigr��ti�n of t�is site igA i.9t�3 P !, � because of ext�nsive discussions at the ti.meo 1�Ie�er�.k�eless, , �a we believe that the mistake madE here, and zn o�har locaraons ' �' throu�hout the City, was that not enough at��nt�oaz was paicl ta � � the ne�d mu1t�. family residential Upportunitiss at 1oca�iUns � suc� as th�s th�t are near major emp�oyment ceriY:ers, n�ar � coil�ime.rci�1 centers, near major Y�ic�hway �csrra.dors, and r�ear � public transit carra.d�rs . By loc:ating high�r density x�sa.dential. opportunitiES near emplo�nnent and c�rr�n�rcial cent�ers and vaith respect. to transit appnrturiiti es, rPduc�� dependence on automabile t.r_ansportation cauld Y��v� b�exi ST[��'�' KEtORT - CPA 93-0008/ZQN 93-0002 - ROCKGVEL�, - PA�� 7 _ �rc�mot�d and some of Tiga�d'S pxessn� ta:affic c�n���sti�a�a �ca�.a.c� ' hav� b�en avoided� rrast��d, �h� pr.esexzt ��.an �ta� d�sn�n�tas ' +�he most ].and fs�r. kra.gMer densiGy �c�es�.�i�nti�]. develapx��nt �a� ' fr�am employmert and comm�r�ial c�n���se The prima� multi �I family designated �r��s a�re ��. t�� £ar rroeste�n aa�d souithva�s�ern edges af the city. Th� Plannia�g Camartissic�n. �.nd Ca.t�r Cn�arn�i� ar� w��l aware of dzffieultaes tnat have a�isen as �h�se �r�as have c�eveloped arld a� x�apid e�rcaw�h �das occurred �.ri the cit� i.r� g�ner�l o A c�m�nox� �.am�a��nt� in rsee�at ,y�ars h�s baex� the �xeat �.ncrease in t�a�fic i�a �k�e n�r�rly c��ve�lopi.ng ar��� ar�� in d�velop�d �areas thraugh �aYaich the r�ew r�side�t�s znust tx�v�l rr� r��ch :�--5, Iiighway 2�.7, anei loce��. emp.l�ymant� �enter�. �r.o�vida.ng Y�iql�er der�sity kxc�us�.rig op�ar�unities rs��r�x t�.e r�'�iangrle, �h� 72nd I�venue cor�ic3or. , Washingtr�n Squa.reBZ�in�ol.n C�nter, �h� ��ntral �u�in�ss 13istri.c�, az�d n�:ar x--5 �rid lEii�h�ay i �17 can h��.p �or.rect xn�s��l;.�� of �resc�nt� pl.an �i�,�gna�.�.c�n� ,�r�d � �n.inimize future traft�.c �r�ng�s�ior�. W� th�r��c�r� Lind �l�a� �.?z� �u�rexzt d�s�c�rxat�on of th�� si�� c�a� b� �at�aori��d �s � mi�ta}�A� a.ra �h<��: i.t .repr�sexats a 1QS� oppC,r�cuni�y ta s�rv� tk�� r_.�.t�r a� a r,vh�le th�ough lacai:ing multi-�am.il�r hou�ir�c� op�,nrtunit�i�s c].o�� to �.�r�aica�. traffir �tt�rac��rs. � W� f�.nd �:hat the 5�xbjer.� �;ite in ideali�r I�c�t�c� wi�h r��arc� to tk�c Plan' S i����;.o�ai crit�ria f�r meelium�ha.gi� dei�z�it;;y� r�s�.dential especially with res�,eci: to proximit�� ta �mplc��nnen� c�nters an� highway an�l tr�nsit acc�s�. C. RECOMM�IVDATION Th� Planning Divisi.un r�c�mmen�s tha� '�he P1anzlin� Csammission �crrward a r�corru�enda��c�n tca �:�ie C�_�y Counca.l. tv �.da�t romz�rek�ensiv� P1an �m�a�clm�n.t GPI�. �3-OOq�3 aazc3 �or�e� Cl�az�.g� �C.li3 33-0002 based u�asz the fc�ree�oang fizzdings o � Ci�y Council revieuv of trzi�s �ppl:i.ca'tian is tentati�r��.y scheduled for 1�ugust 24, 1993 . � ' ! � STA�F REPORT - CPA 93-0008/ZON 93-0002 - RC?�K'WELL - P�1G� 8 { k � � . , �� . . � . . � � ���k . � . - 'ry ���' � • at�.:. . _ � w,�,. . . . . .. . ... . - 1'�.J�.S�l��d'S J[.'a.A.\�.�-A.��.:n�•..11.�.�3.`�f� �1'M�e . ' . ENGINEEk�ING � UEVEL�PMEN'I' SERVICGS � :�d.JRVEI'ING A��T���I'�'�£�.�. ���;' ����''���.��.1�1�I'I' t�,Z�33? �fs +' �:�.`�f�� ' �13��31VI G€�����A�P�t3���I��.AY� (���') I � i '��11�DIT7�a��4x�I��(��.'�"i'����a� t"£,�����''�'.l't� I I I �; I I �°��foa°: I ��I`'�.��C)�I �QT�'�� ���2� ��°$a�z��R�e��Cr.�c� I,�Ez�Ciav,�, �e�;orx 97Q3b i k'r�gs�e°�b;�: � � ���E1�C����IC'� � d�00 s'�fl���ar�e�, ��30 �Q�si„ �x°egase�37229 �. � !� � �T��4, �.993 � � � � €� � � PLAZA. WES'r e SUITE 230 � 9640 S.W. �AK A PORTLlaNL�, OF,BGnN 97Z23 � 5t�3-451.-8J03 K FA� �03-452-8U43 I 9 I III , I e�1ZY'd� '�� �.J9e`� III I I I 'I �I �'��sc,�d�3�£��y .��te�'I�av��;r I �urr��st�'A�rfnin� �ity a�7'�ard �31�6 ��V�ai1$s��aPevtsrd �;ge�s���d,�722� �: I�(au�np�on�'sxk S3e�ve�o�x���t � �e�r��x°r3r, ��clo��c�. gs �. �ec��x�s� for � C�ra�pr�li�n�iv� P&�a aara���ane�xat, �aa.d � �orae e�aa���. � ��a�alic�atimrA a$ bn$�aad�ac��c�p�r�p��t�xe�+�°�g��r��'or z�futtar����li�ca�maa fa�r�ra�a�8f,�-�smi1�d�v�lc��x�n�nt. S�cY�¢�e¢fi a���i� �i�a°m�tie�a��z�.d��ae a�ttrnber of�opa�s xequ��s�ed.��b��at�. jTYAf1P.P i3 6g"�fLPA�f:t;OYf."Y°9 yr�u�°r�.Y�a;s�v���e $7�7.OQ ���l��ti��fee stad a w�a.�ten�i��haa°.�ation fr'rQ�f.�ie g�ro�sea�orvrsea�. �b,����at�ro�d�pgr�te Yaw��th��pbiblic�n�aa�fi�ag v�t�g��e�;z�y Caaz��il schecivled x,.a s�a�as�,�b.�. I ap����r��I�f t�.�a.�sisica��ye��°�tt�axxd�na�s��'l�v���avi+ied.to h�lp a.as co�►�ie���agp3ie�ae�x�. Fle�se cc�xxta�t m��ff�u�a need�r f��t�x�a�fe�r�.i�RO�. �ax�.ce���y, �1 ��EI�1'G�1iTE�R�i� ___.--...---�— °--�--�--�°.� i lU�:ar1���� � �ta�'P�er c�c: IvT.�°�I�acicwre�l , , � p.4.���. .� n.aip�i�s o�:sa � � ��3 T29°e CI'F'Y OF �'I�Ga �oo�iuv� 1 , �� �� ������ ���� �o��rr��c� g� ��r�� zor�� ��t�x��dzor�_��x�.�..�►r�,�r.r ���xc ��xx� a� ������� t��.�� �w ����., �a �ox 2�.���7 � . ' Ti�arc�, ��ep;an 97Z2.3 ° CSCl3� 639--4�.71 �'9kt S'IA.�'� qCfS� ��IL�� �k-� �5cs f�Yl�'�,: C:�� �Q.�.- .. - — t�1A�.►<' L�d'a�4'�, S3T3�:t �#5� I`��"�� ._..._...._. - ------,-- ,R��e� ��c°�ir��E.��-at�1�c �sC�D � �;�� �Z.-�c� It��.E�k'� Aib. � - ---- 1Pca�z'c.e�� '1'z Z'�,�, , �k'�L�C�.�IQ2� ACC�PT� l�`�o 7��i��: i, ��.E�I, Zld'�'C?Rt���bid A.�Sp11ca��.ran ��.er�ezy.ts �u'bmi���d� �JE�'T�C?� C.�4`r 5•v�l. `)f�°tl� ,F�`,!E '� . �R,���R�''X A�►��tESS1LOCA�ION �AS"�' SiD��' `.>•W. '��+�t� Pe��. ___._.�.�A� Ap��.��ar.�.ar� fr.,rm C�� 5bc�76-�b� �1-t�'tl1U�.S'f `.y�� �l,��!c1� ��4+�[..P�t�� �!�� � _„�,��� ��rxieac°s ��.�a���'�e/�-ri#:�en '�A3C MA� ,� T� ��T Dd�< P'f�at?hl,�:?`�1 lP��� �.u��OZ�za�ticar� I,_c�'S No:_�3c��3,� �t°�`�oe> x lex� r,_.,�.� o ��) �pp1-��an�°s rtatera�rn� � 5��� SxZ�;�^�•c�,�Ac.6z�� ----�-�--_._.. - �p��a�g�� �h�:ck. �.,i��.} � ��o��R�q awza�Rl��:��a xo���*�� ,..�r��.s�= a�r��,-so� .�.v.p��� ��_�.�.�� ��� C�,� � _ `_3 E1.I9URES5 _� PI30kTP W A�.d���.c��.�. �.�,fc��a��ora .£o� Gc�m���-- ���� ..� �u.�� Z.s� � �iv� Plarx P4ap Es.�t�ndm�:�s�s/��u�e Chanpes _....,_.� i '+�' �s.P�I.,ICAriT�":� C.�.!'c�.1��t �GGZl1C�"�°� „_ ��) M21�3 .i..nCt.i.C�.'��Ii� ji^:Q���'ty -- � °.,�,,�- Eu.. 1�DEC�SS {6�z,.� 5W ��-�� � P:�i01+IE b�`,� ��`�.`R& __ �.c�ea.�3�•� �p�ar°°aPp ¢hea�$c. �.is�� ��°i'�' _f�tc�.cw�� ------�--�-- ��P ��. �t�an'�� - - �CPJ Li�t �f pr�ag���;.y e��e�s aa�d *C,�►�n �he a�ra.�r as�d �t�� a�p�i���� ���a d�..�:�e�rent .'� � aci�r���e� �a3.�t�air� 2�9 £��� ��) pe��1.�, ��e app�.i���.t �us� �e �1�e p���ha��� aaf r��orc� C�� A�s�,�o��� �I�p �..�� �r a 1.ea��e i.� p�ss�ss�i�n w3�th ��i�t�rs aaz�h�a�i�ati9xi �{�� T���e �r�xa���'�� :i����'u�exa� ��.) ��a� �he �wm�� c�g a�s �g�nt of ��e awta�r w�.�� �i���� � �`t�1�.c,�ixaCic��e �.� �wrne�C�) m��� si��. tkti� � ��pl.�ca�i�xa �.�. tk�� �pace grr�v�.dec� n�. }���� �wa c�x� � s���f� a v�ritten au�4�arization �r�.�t� tta3s app].icfl�iu�. �AT� 13���'Rt�1�.�1°'�➢ '�U B�, �OP�'I,��E: � .�.�--.- -- — -- - 09 2. PEZO�OSA� S�.R,Y � 7:h� a�n.�rs af �reccard aF �he ��lij�ec� prc�ae��q �IPi�3 1��CI5IJN IJT'�I,�:��= �, � Ca �cequ��t � C�mp�eb.���i�re P�.a�. k���tdme�t Ci.� CO2�'. PL�1ZQi� D�S.��N'��xt3�: M�.�-o-���a+ � r��ipl�.cabl�) f�n�a G-�'' �ca �Z�ora��a�y ��. ---�----- ar�d a Za�a� C�n�ag� f��� � �-� �o �_,,�� �o�.0� I�azmt��x s . OR' �h� �.�p�i��ut x�que�te am �a��udm��a� �ra �tte P:���ni� Ccae�.i�s�a� A�p�e��l La��: �r���oWix� �e�c�im�:� a�f �h� Cv�p�eh�ns�w� E'l�xa �.�,.�,�. -- pr �amm�nity �e•r�1a�c�t Codp �'i.�� �i�u.ci1, e�p�xnval Lst�: 0737P �,3P �� --�.�, �-----�— �.�.�...,_.. �e�'�.; 5/87 �.�.�,�.�,��.� 1 1 I P&�QJk'���;�6: ,�► s�:�a�aes� fr�r a C�m�re�x�a��ve �1�xa Anieza�3an��n� �d �cane �a�� frranm �t���rcaafl�x�►feagisrn�ai 4�-�� �8 TJ�edat�x-���a�sa.t� f'f�°2C) i$esid��t�l. ��3C�i,°�'f��a A 5.p6 ��cre�el af➢az��£�°ont�r��.tl����st��le oF a'�67 7�n�.�,e��ue aau�f�� ��s� aide of S�'il 70ti� t��ren�.e b�tv����a s�1 El�a�t ��x°�et sa�� ��`r1 B�v��a�. �id. I ���� �A`-Aw'361E�E..9R'"A.0.�A`tls7'm �S�}d�4.� O'3✓Vdy LI+l�q �o�� �ltb S'.JIJVy .46'�SV3RE�.1 eL2Ji .8.SaJ.� I, �P�, �'�'���Sl. I� �.°C)��'�8: J�,�iLs.�1°�9. �I � V I W � �p� �e � I � � � �g�� C9i � a �������� i '�`� a�rplie�taar� i� to ���� �n �exxdaax�es�t tc� the ��'fl�l`� .�'ipXll�?%G�].�I191i�� �L�II $CY �i' $ �.�G �r� � 6"..�tr.ax�er�ci�l Pro�`�s.�flon��r�e1 to M[�+�,-I33��]aerisu�y (1�-����sider�tiffil. � �:as�iffi�r�Y�er�sav��ll,axi �'c�llica��, �.h� �a�e�:Prof�s��x�l�aaxa��nii t�e 1V��iaa�n�f�i�h l��a�s�r C�$,-�5) R,esid�nt%�Zoss�anvsk aa��k t�n�sat�e l��i��aa�e�+.�x��a saa��e�t tYa�t�xe l�e�u�r�°�e�c�axies�r�,t a�terc:�e�b�e. Vb7�&a�ia�m� �;t������e�cia°cucre��axa��s t�as accaxrred�i�aee�tn���igixu�i�leai,�a�a.�a��o�a t�x�C•orng�r�3���r��lari�e� ! tl��rerm�d��°c�f th�n,�rativ��fll�e�r��s t.�ie�txpgorting dc�a�ent�.tic��. �e��ard'�'r�aaa�le�°�,� d��rPlugaira��s��+�g qG�ty busane�s e�n�a�°muc�.�e�tne�xa�s����r�sssrric�aa°�o th��:�t�f`tr���tn. �.°3�� ��xtas��J�.y Ce��ida�°��n acld��r3amensioxa��tlus b�a�in��s ce�ter�on�e��,by pra�c��axaix of ho�axs� t�p�s�o ih�g��i�ic:can lia�clos��a�tk��aa°���al�y�.�szt. �aiu�i�as si�a�.tiu�.is pc��i�ale zi�,t�a�Z'i���angle baat���r�����ior��af si�e�t���ca�xid��3����to d�velm��g���4t��ni�l'itn-€�s3.�t axi�fla��pr�x�ity t�L•he l�usxn�ss cerater�, '�'�a��roatai�c��a��d.o��aaaat lxa�re�he sa���aa����te�4n�g�ar�ati��a x�ec�a�tca d�r�Io� � � t��fin.�es� �asl� rs�° a���ce �°k t�a �£�"e��cz��1g�c�snpete a� �.vaa�ale cvx�ex�e�.�a.��> �� �� �.�ap��rs � i ��taa�kx t�coaau���.� �s� wo�el aaxt:°fi1(�C BIY43Y'� 1L4�Q ��� PG'9fl1�@�l.�Y8� A2'��R.�R1.9� �b3►��]� I1£t�'lZI°E' Of A$8 t���1�TY i x��q�a°���nt�a .A. ��i�i-f�ii3� �xc�,�ect �iask �n�et rr�or� s�aiGt cie�i�n a°�qaxnrex�a�nts ��a� ��e�� �d. � Da�fF�z�ag�a f�t intcs�h�sit��s.c�re po�iti�el�r. �e�i.l�v�d��i�a�a�f�r tka��a�:nc�e�at prs�p��F����able I re�ae�e�xtis�l�r su�e�at��°�tfy� prflj�ct t�aa.� ��r��oses �a�nst�c�� ����ingY setbacics s�d��t�°�z� �'raaa�.t3a� �a�tira��°�sYdlen,ce�. Th�x�at��f-fa�.iiy�air��t a�na�v�ta��ar�g an�l,�a��k�is r,���y g�°€avgc�ee��Salesa��cl�c��c��kas� i�xacat avr�bi�at tl�as�i��4;�co�glsr�xea�t t2a�7.'i�en°ci��i��e. �� �DE�C�'I`�Q��T � '�."lhe �i�� ie a� ���ro�tely �oi�6 �e r���a�rel� i�a.� �r�:ei of�araa��. �� �rr�a�ex•ty �z�m�:a ��a m�ae�� �o��tas, SdV' 72�.c�.�,venue�rxc��'Vd 'lath a�verauz�. �n��lem�`�aal}���v�le��nae�t abu�s t�aa��t��n�Yt ei���. �. saia� coP�e�tio� of�t�s°e �fl°ec�s ��%st �ora� t�.� �V�l' 7��� �,�*�naae �ontage �nc� �i�k �eaax�iax �i.t�a tl�� pra�as�d pre,j�t. `I'�ae si��as r�c�n�,l�r ira�1h�p���r���,d,gac��xt to s.�,��g�resacfea��i� �°�� �'��i� �, �ve�cces� to aYa p�xbl�c:fa��ti�s. il �I i I � i • II � � � � � � � � � I � �, I � � I 2 ��I�'�g���tT�WIT�`�' �(�1V�'3�&�Ll��i�lE 1j°�..:�k�' ��I���� PY�N P(FL,I�.' F.la� �°L�I�1i�7f`�'1'IEll1iT �7.'�3..�'�''��I'' ,.. �h�����an.gist�n.i; w�itila Pl�n�'oiici�� xx�d ... ch��e iux eirc�.ms�ancs�taf'�'ectin�'�pt.tt�ce��r ai�ighbox°hc�AC� or ... �,�t�lr.e�a o�i��la�ad e.�s� d�si�tio�a �s vsri3l��:di.3scussec�an�tet�il, t�requ�st for g change to IvIecli�-�.�lh�er�iLy�esident��3 is co�irtent wvith all �h� applics�ble i'Iaax Policzes and lax��i�a�1 c�iter�a. foa� TV�e�iuu�-�igB� D��xsity Resicl�ential � de�i,�riation. ,. �haa3g�es ar� �ca�c�staa��es hrive tak.�n p3�ce aff�c�z�g t&tis pai°�e�, n�igka�rhood, naetro�fl�t,an. ho�.tsitag' � g�e�3ic%es�xnd t,he��°eference the p�xbfic IYas u�dicated zn t�xe past£ev�r y�ars to P�ve cflcss�r tc�then�g�]�PS o� eanplcay:�ient. As t�Z�'�ig�u°d�5rian�le�e�coxai;inu�es�o develog, ��att�raa s��acl��it��;t���.E°a�s�QV�.y aa°�a � is resn�ltua�,agz�rea�of°high qualit��levelopment an�aor traxa�pagt�,itaon corsR�flra vvt�e�e�0�1�c�ca�ro�k �n t�.e office�d b�inegs cent��s aYx�ks�ve�a chazce af quality�,a�s��o�port�uuti�e�,����t'siragl�f�rcvi� �rad�aulti-f'�i1y; iri �:4ff°ect, a s�ixed�ase develapment on a�ra�cleg r,c�e, �'1�e�u�J+�et�a�Ge��eets fall tY�e locatioxaal cra��ria.ontliner�in�h���a�pr�heaxsPV�l�l�erx�aa�zt li�ed.9sxm-kA�g� I I�pn��t�R,��ic�ential�one dPSignat�on. Deve�.opment o€nez�r3��r bea�iness centez°s �d��a� absenc�: m��i�a c�f�alit� xnuPti-f��aily �.oc5sn�xg i.n tl�e unm�dia4;� r�ea as�lr�e ��tASS �d &�IE?F�P E�1�4.' tS? ��'1��'lt��" �ifa�ll3H%'ig far tl�� coa�tinui�g de�r�flop�ffient a�'�k�e�arxsiness �n�l off°YC��xr3�s. Metro�o�it.a�aa tao�a.siazg• �oli�ies have cau�ed � c�arige zn circ�tances �u��e th� �D�]�;'AClBA �CI0��3QT1 c�€' Carn.pre�hensiv�JPlens,i�cre�irsg k3oz�si�.��e�a.sit��equiremesz�s or�cocnmu.xai�ies to appro�nzat�iy 1Q u�aa�s I p�� acae, �ap ffz°a�a arA ��igz.�al z�rid�te of a��roxi�,ately €� u�its per acre. �2ecesat de£isiar�s b,�.lE�et�� tu limit �xtenciirig t�ie Url�axa �rowLri F���anclsry ch�zages the circumvvtanees �a c�r�tanue �ea de�r�lc►p rrao�e i�t�n�eiy. `'Plz.ese receant p�licir�s, ���r�wide, along wit�a tk�e�on�in�.g c�em€�a�d�'o�m�tti�fa�.ily ho�r,��, " arid t�e p�xblic's increatixng degn•�to Ii�r�cio�e�°to v�h�re th�,y veair�:to��irai,rcai�e���ute tixr�e aaid ax�cre�,.ae leisure�ime r.c�e tkai�aaa�tts��ctave, ide�)l;y locatiec I�fedium-Hi�xh I�ensi�R.�si.a3euti�l sit�. I$Y�APod F'�I�I�'�.1,1. ���&-3]�O]E����D ��W fJl� :PEB.()�'dJ��L� Far a eoznprehensflve �°ev�Pw raf urar prop��ai �iy tk�� nex�hbor�l�s�ad, �e w�all ia��I�merxt �Il tta� �tra�eg'�.es OL1t�1I1PC� 1�1 $1?P. P13L1 PO�IGIEB. �Ie will inf'arzn and �teet �vi�� �la.� �pp�agriate I�I�i��.bGr�i�aocl P1fa��g Or�aaiixa�iom up until the scheduled heari�g clat�e. 'I'he �lan�im�ns�ae�at pr�scess a.�su��s t�.t af��cicecl ovraxer� ar�noti#"ze�. The �itg�also assasts th�pro�ess ix��r�avadia�m��tix�areas in�ity�3�1I� �'�.,A,P+d�'�IY.I�''�.ioY I�'�gi,�A��I� ��OTJ��l� ��'fl'4�1�.'I'I3T�!('1r'�� �' 'I'�ae palic;y s`s sa.�isfied by oflFer� k�ousirig �eveio�ffierat �o �cur, te 9;he �x°eat��t e�ten+�•�a�ssxbl�, ora � de�i�aa,ated bsz�ld�bl�ian.d.s i,xi �°�as wt�ere public�'�cili�is�and s�rr�rices cs��e �esdil� na�t�x�ded tr �ag� � �aads. .4ll. serr.ice� m.re�iv�.�►i�le �co ��.is qite assd tl�e prc��os� desi�.pre�erv�� th�e �rees �nrl ch�raa:t�x �. �.loxa�g the 72r1d Aven.ue frot�tage t�Vhe�Rx;rnuyn extent. The propo�.�ewoa3ld ga°ovid�fo�adcii�io�aa�.atlti- � f�y clevelc�pxment �ncd vvould ir�ere�se ��e net housimg og�oi°ttac.�.ty�Ya i��da�fle l�x�ds i�z t�h� �ai,y. �� � Cit�A�obligated t1u°au�;�.tlae IVletyopo�it�asx�-Iac�ing�ul�;ta p�ovide�o�°�eqc�l hvu�ing op�aoa�Yxnity aa�i.�c � of sirigfle�far.nil.y and multi-faxni.ty units vvi�h �n ovexall cieve�apnnent u'e�sity of 1C► u�a�s per a�re. Tb�ig .-� red��agn�tion z°raqu�st wouid it�her the City'n conapli�x�sce wri�t�$iaea�re+�ta�a��ment�. � '� i I �P1.AI�i�"�1►I1ICI���.�.�e t�,1�IIA�.�.�e��1���'I��'��'1`d���'!����I��g`1"t���B°,�.��.,g�F�YA II ���Y3E1�T'�►I���I� '�lsese pmli.a:i.es vrvilP be �at�fiecl thr�a►g� stricC bu�°eri�x� �aad �cr��ning ea�tesvi� axi tlrse C����a�it� I9�vel�p�nent C�d�. �`fl�� a�nct°eaa��ci s�t;baclr.�, c�e�aty �t��ianB atsd �iei�flx� re�ti°ic�i�am� w�l ��date a a�.c:v�lopm�nt ma�r� comgatibl� vdith ax�jaceaxt residex�tial �°e$s ti�xa �➢t� �e�.st'tm� zoa�� ��si�tao�x �sf �C���xerci�l:P�af�ssicsn�lo �I �°I.�a1�T A���..g� f�.64.1 �����8',II��,E�iI� ���EP�T� li 'T°1�1is pc��acy wflll be ssti.��ierY�ltrota�,tx��e]a�sigr►�viewr gro�es�. .A.a�y fv,a�vs�s�ewelay��nent�vill be:�uaj�ic ffiure st��ax��ea�t b�u�#'ea�ing ared x�.�e�r�r�quirenneaats. I IBI.E11�l['��CI�� °� 1.� 7.2.1 ?.�4 �.�ul lf'Y.T�T�I��.E�.�I�.�1�"Y'� ��It,�li�� C��'�3��� 'I'flie 1'alicies ag°Q sa�i�fied bec�a.use aao develr��merxt ia propso�ed� fcss tl��s app��tiorn. �a��vev�x° „�d��u�t� public sers�nr,� cr�.pacitie� e�re, �nd � be xu,ade t�v�al�b1� tin �e�r� futut�e d�v�9.op�aer�t azx ��x� �r��e�. Water is ��r��ty�v�ilable c�zx ��V 72Y;d.��venue, yxith sar�it�x•y gew���loae kay. �nt� ��ge v�l l� � cl'aa°ec�ed t� �esa°b� s�orxaa sevr✓ers. E��sioc� �mntrot tecLinis�ue� ��IR be axaey�xded as �t a�" 4�� site I develapr�.ent�rl�rn, a��k�e �a�w o�"any�'�tu��coz��tuctaan. ��Pd PC3��'�.8.1 .t��,��t��'6��' ���1[�4L, .��'I'�lPl� �l�e 'x'��ci �ck�aol �z5trict as b�ix��; irif'or��r� o£t��s ga�apo�a.1,. ]:t ia aaax ra�derst�ci� tk,�mt �h� �c1Y�saZ bi��a�.at� �u x��vier�rin�garo�o�ed clasng��t�o �e�iaol r����r�r�anc�boea�adari�s ta alleviat� sav��cz°ovu�c�i�g s�z�. � e�tir�c1��r�oa�s�n� to garo�da�c3�itior�at czapaci�y to st�ve�'uttare�t°awth. , I��A.�3 F'�I�I�.,�X �.�.�,��.,,,����������T�''� �'1'�,��T :sX���Iah� .� �?� �'(��.��_�a��� �8,(}���'�'Il�"�,���;�eT� �e�z�o��s�:d dQ�elop��ezif.rli�°�c�9��bu�g�u�V'72nd Avem�e�.de:vela��ed xas�jar call�tcsx���°�e�. Stre��t ra�txt o�'�y �i�l. be d�d°z�a.�ed elon� ��T�� 72ixc� Avenue az�an tl�e �p�1i�.akiara f�r f��ur� ��velog�ma��g�. .�$fc th�fi �me t�rae�he txp�lic.ant wiil up��a�l�neces�r�ira��Or�a�r�*inents on�`�170th:�eerarx�ta se�%e�a access to �h��ra,peet, �`ri-1'd�e�s�rvice as���al�ble abut�i�a.��.�a� �ite�t��d 7�a.��v�a�ue. PY.E�.P*� l"'�L��S.' �,�.`�° L���'�"�1V'�'x �C�T`.3:"�1�I�� �.��TY1� �.TS� II� �R.�+�1�'a� 5��,�$) �'��'�]3��A�S� �°Y�.L���'I' -- -- � 'k'���u�a�y is�ati�f�eci becs��Ta�i-S��:t affer�bue sea^aic�oia��172nd Avenue,l�as th�mr�e a��zar�ex�axaiie £roffi Y,�e p�°Upe�i��. `l�rae prUgos��i a°ede�iga�ation �e��1d lo�t� s�x iflx�ea�ive� �� r�f r��vel�s����t o�a a�a ��ta,��px�blic t�ax�i$raut� ta�x�m�z�use. �'I.,A�'����.,Ilr'�t" �.�,1<1 �C)��4►�`I�IeT1�F� ��T�� �'�B�I�]EI��.T��-����I �1��T'�" R,��T��I�;'I���1�A��Y�1�A�`I0�1'� � T��.e grUpoaai xs zx� eoa�.gle�� �a°ee�a�ent with �a,P outli�xed. la��iaa?� ca°i�e� fo� I�.erT��xn��� I)��a�y �esirlex�ta�.1 aase. 1. TT:��n�ity �a°a�i�ion, buf�'�ri�� ar�d s�a°eex�requix���xa�s of t�e �Comuiu�i�y�bav�la��nen� �ed� v�vill�sure tit�� tlae devaXe��m�nt vsra�����na�atible�s��h ac�ac��t a°esade�aces, 2. Arsy pro�osec�devela�tnent�l�ri.wa� m�.s�e th��rs�.�of�h�����x°��aden�l a��a. 3. 2"1�� subj�ec�}�r�°�el�°r�on�s s�n�sa�I�dii°ect �;�e3s tc Sd�72,and�.v��ue, �.ajor�ofllectar s�r��. �4. 'i'I�e �ulnje�� sit� is relatie�l.y �t, with. sonne tree e.aver, t�►d �n a�l� tcr la� fullly� servicedr �o �� deveiopztt�nt Ii�niia.t�ons exi�t. 6. �'a�i-:I�i�� serrice is �v�able on 71nd aaxd so g���ic#xat�sit�s ava'a?able ��itl�.otse quaater�eile, � , �. �aaveni��s� r�tail �ervic� �� �,vsil�ble neru°�iyiy. �sa� reae�raa� i� *,,t�e pa�t ia�area€a�d hot�ssg opgaor�ua�i�a��wrill��y in tt�e c�edelopr�n��xt�f tt�e'h�an���x�gle, sAx are�z t��v���°�id�e a a�ac of tAaee�; eaxa�l�yxnerat cea�t�z�s �ith �a�an�ple�enttac�g lxoe�� �r�a�, ffiaar.ta like the �°u� �'�ay �ora�ad�r is d�w�lapia�to the �a�t of ttxe�kr�c�4�i�e. � 7e ��pa°o�aa�c�d�v��lapm�aat will�r�a�rzde its awai a��a����e�.za�d r�rec�tio�ael faa�ti�s. � ,, II i ;�� I II � � � �� f 6 _ _..� �4bR��'�.�I�I�E��l�I�I�YC.�� L,CIIT� Q�(���.�i.I�TD G�Jffi�lE�� �!��_1 - C�°I'!�N Tl�'tIL'V'.F�P�T T1a�s�pplic:a�taora falla�vs th�Plsn�1,m�a�dnaex�9:pa°ocese aaid t�e subsequ�n.t noti�cation proc�dur�s req�uired �a insairn �he gea�eral pu,blic ;n�y �e�ox�e i�avolved 'an t�ie �Sflananirdg pracess. �fdr�itio�lly, x�e'�lhburha�d ��et4.r��s �va�t be l��lr�tic► pres�nt o�.u�p�°oposr�l.ta t&ae�ed����xea. I ��r1G:�� %�C�b�� �T� �' �I�1`�I'�(x �y ff�ticavr�flg tlh� d8���,XlfAt@C,� �POC@3�J aixd. �iy �raviduitflg a factiaal taasis taa �u�s��rt aa.id change, thi.s I� �enc��e�at corag�a°ms to�id gaa�. ���1[. � o AG�T�,ICYII,`T'�'J1�L G�� �ot�pgs�ac^,�bfle.�� �01� �- �'(3g't,E��'�.�T#��' � Not a��licable. �� ���.��-���Y�d�`}'A9��:, ��;;,�ItTA�.A.NI➢��°I'��i,IC.�I.A�.�lS�I��`�'iTfl�.�.�.��d)Ld�.��� t'�����Ealir.aible, excep�for op�n��ac:e requiu°em�nic�of the Prl�dirxra��7�ii��a IDensity (R,�25}�sideni;iau Zo�e. No�e s tz�ee str�wey wvill �� �com�le�ec3 �o identif.y �ay sflgrvf'z�at ��ees an eite, so ��t they �y i�� a�amciida�ea�v�a�iere possP,ble arY th�futur� c�e�9elc�p�,zsnt plaxr�. ���� °� 'i��.���aT�� � I$,����.C� Q�J.�7'� Z`he develo�xr��nt vr�ulc�eonf°orm tu al�enviroa�xne�n�ai c�u�lit�ota@�at�s; r!�Ie��c� g�adaa�ds. ���.I. 7 -�ft,�A� SLT�3��'�'�'�:b I�dA°!'iJ�i.�������'�'1E�,�� �t��,l�� Z�T�t ap�l�cab�e. �. �.T�-°`°"_____ ��� � - �(;�,]E�!'x'��➢lei..�][.I���� �'ot appaics�ele. ����� �QAi., g - �C�i�T43IbI�' �F' �'Tt�.'Y°E Tt�c: subjec;t�roject wall provide joias t�rs.d seYirices to resideaat:� af�:�� Sta�ts. �e��Yupx�.ari� of��e�a�P�rril� �ve��asitive ix�lv.�nce on th�; ia�x ba�e. ' �Gil►.�., Y4J - �3[�U��� �'�e propo�l �provide for�ddi�iozla!�o�using opp�rtuueities as prAmoted by the �i�'$ l:;om�r�h�xs�ive �'l�xa z�rid����ietropalitan�nu�iz��ule. �rhe T�V��"et�cp�`�t�i�ou�ing�$u3e a•�qv.ir�s tlsEit t�e Ci�sx�a��a� � �,i�i�,i� hovsis�� og��orttunz�cy �°a'ce for dr:v�e�v;p�,3s1� �xa� UF ZO �its y��;� fec�c� �a.d �. ��a 50/an �gport�xnity mix�'or sing�le-fa�Iy ax�.d a�ulti-family hausa�g� ' �(3.�:. YY -�1�1�� F�f��I.����.P�T�3 ��R.�C�� Urban. services e�,st €�rx o� im close proxix�aity{ub tb.e subject si�e. Th�propos�d F3aaa�. �enc.�a*,:ent wcs��. , all.ow£or the e.�se o�f:l��s� faci.lities sud���wice�i�►sn eff ciezn�aaxd reaso�le�rvnea°. �t�A]L g� �"�����,'�'A��1°+Z The�ropos�c�us� varauPd�e e:�°aci�n�use af a maj�r tr�aas�c�r�,ation carri.dor. �' GCD.�1� 1� - ��Il�,��' CQ�l�d���t,'V.A'�d)l� Gre�ter e�ci�i�cy�is�chiev�d by pl,eczn�ia�cxeased irg�ensity�lon�3�zi�c.�pacity�r�aayss�os�t�atian c.arra`�or�, ��� 1� - iT��.�i�TY�.`T'.�f�t"� Th� si1;e is wi��in the Urban G.ov�+th Bound�ry. 6 ^ . � �___. —���_____— � , 1��.� nW:q. � r� . � �,o . � '} � . . . � � � i� � " ��• � ,� . ��', � a �a t � , , . . ' . . , • . 6� / , t � R "� . ' �°°�� � ;. ,/� • x � N T a.. P R � h o� �� � { ��v,.�. � *o�`��°� � mW�:ss�p 1 f � � � � � m � .. `, r�. � • \ ai _�" �!' .. � w � � ° --�.. � \� � •a. °S� � . . ' I w��,F �1 ��Pn 6�Y ^I �• �r .�,Ga_ ,�s; �,�' o` — 5.a. A9�a� st,�'� g _ !'_ ,�I � � � ��. . . � a � r_�°. _ a--.� . W �� � i , r o'� . '� ""'1 �✓r"" ���` ��49 { � , �,•• P b] 0�6 y� F n i � J ' _ �p a art�n (�.. ��u i e P �` ' 0 —T i �° ,-y;, _.� �__;�i�,�- ' � � �� s i � ��' auvau �•�e� _q �oJ.'�I � i `--�—� er1. . �r � � ��.t_::sr�v'�" s � ' � ° aw. ct.. �� r ._ �_ L� i � �.s._� � � � � �.� �� ��- � ° �; . �,�� �-_� . !°; °'.�p„o,Qa � -�--� : F _}= � --{ � �J� a(( "'"'°— � ' - ,��•��i�~N-.'—^.--'�f td�� � 0 • C,—�,+ ,'..�.Y } ��� � � —YXTY109161d � OF* ✓�:� r._...� ` ,�, ,- b:����___ �.�_.�..,..=- �'� ����.�.°�' �= -,,.-- .;�..� � � - —�— � - � �.. ` . �� � _ ,� . ,�'� �� . � = / w . � -, L s . '.J'. � a � '. ��! C p ; ; � � �..e,.,� r =8 �- � w nao � i t.�'. ``''��\\ W t � \ m � �.% � Fan�6iK �r � „ � � ��� w Q 'J � � � �.� R3M8 gi 6dh'1 IT � � iv ^� �A.,__..�•'''�00�� �,6� f_J.__ ��. 1 _.. ! � -�,, �-� � � �-1�"��t• �" ��ic"r.':�,a � „ ••'..e..j1x la�.�.a:;.L„ia. ' i� ' �i,E��NY�fiY ` I ` � 06MYM7A SY, g �R Y ,#� I r SCHCIe%�. o! d .. , � _ I . I �\ .w. N� �K , I � �__� s:: . r ��" � <'� ( „1 � , � e``�\ � �{� � `~ \ l \� C°� �. + � ` �,�\ ` � e � � � ~,, ``i ` � � � i i e� e ' � . � e � � , 3at < vaan "�'L � AORI Anr� � � ��� '� ? .%W�RKS 8Y. ��� I ` I � � al � �� _�l� y�¢ I a.�I Y � � d SW. � N . I � s.�, � �`^ . � ) ..� ;� �, � ` e... �� /�+�� , , � ,� sa. �'°,� � . � �y \ r' /� � , yf� �UAQC 0 `, .� _........,�_ . � �� `�i i`�, ',/� � � �k �, , �, .e. s ° ...� --x '' � j' , \ ��� s�.. <�, • ,� —�s— �=tNT[A 'v . ..,.e,.�� � .m3.-!—n_ �,� � A�ENDA ��F�[�'I 5�� • �E���D� ��'�'Y (�� �I���s ����I'�' ��m ����a��.�� �:a�a�ei��s�osa �'RC��� ��,�€]� ���s���t����f �A�'�$ �Lt�.� ��i ].9�� �t7�J��'.�Q ���s� ���.I ���t �3°°�Q1�,/�1�� 93�Q��6 �'��'1� d�P.i,n�d ���.�I�ca�I��ac� ��rr���rn� ������ix�� °��a��'�i� �r� ���le ��.� ��t� ���� ax+������t�,��d �����,�� �r��� Cs��� c�f�'i�i�la� p�ic�� �o �t��� A� � ����x�t '��� ��a���.��irac� ��t� �a��l��i� ��a� �°�����r�a�����r��w � ��l�.a �a���i��' ora ��� 7C��a k��l�. ��,�� ���������a��t ��v�.��a ���l�am�i��a a����� �r� b� ��nt�nu�� a��i�,���,��aa�� �A d ���� �ar�la��� ��� an��.��i� ��,ra �� s���u�l���d ��,�li��. ��t ��� Au��� �� ���� ���a����q� ��a� ���� ��YX �r��,3� 4�����,�� ����1� �s� �� ����.�� �a�� ���� � :�r���.�� ��car�l�, b� ���� �o �tt��3�u� �1�� �a���i�� ��+ �,uc,�t�� 3t3 r ����.��.���,i ����e 7�3�� ��.��r ��a���� 1��� ���u����� ����� ��a� ����a��.�ae� �aa�����a��a ����a ��a�� �.n � �s��,xa� �ra��� ��e►r�i�a� ���r���f�:� tYa� ���� ���.�.����� �a� ��r�t��t 1�'� ��9� �.� 6t3p �Sm�. �,� �3�ty ����,, � ` I � I �i II � _ ----��.,�� --------� • � �� �h�� �.J� � , .�. �e �� � y':���"4 8�ypy�p 4�'... Y /°a7bAIV7 �d�. :7�t 5 x �i.-• � � ' ?'� •�j ty��., � � .�F� � �� � 1 �, /,� 'r. ` Q � `�r.-0ei5�i- ;��,` �'' ,q ���' �; '<r �'�'��a � , � . � 1�*�, -, i'.� � Gd.M�i"d"t,9l,& �: � �; .. , ?'a.k��.�,�,�:: ',r'� � �� '�J �` ' � � � � �'r �5 ,� r y� ,,V . � � 1. Y � �J'�'�"'�-,�.., l.r�e' .i'`'�. af y��� � � `�� ,���r^„�nsq.�• . ryp ( T �� ��+'�� 9 I �,t �I,k�r�F. ..xry4�`. _��.5 �p � o`- � .. .pA �� 8A � � � +1 .�.,� ,� 3 ° `\�,��'��-.,. � � � �� � l,.�0�8 '��-�.3°;�a�-'�' f��t��s,,?'T7��- ,� �., •,ti ir�;, .. �fl�N �s��J�fl�""�,' °&��fl�6'*S'Y�r�.�.-- � ��E.m.�'��.�.� �.or�r����9�g._.- � � '��,q(�1 C.�ilE[�C,��`�' � �A�t.A.� ��� � � � � � ���C�nfl4'�E4��DFC3 ,��,TEl�f�ATI�fE � M�.Tfi + ikola N CuM r�o���,���z4. ��z � �'���Cl'�`��?"�� ' i • ��r�� pa+tt�� �a�'s�r��t�wal� l���6��h� ��ti�a���� �°caa ss 6rr��rc�r���et�d �� r�� �n� S�r�af ��r�et �r�i�as �rs�r���f���� �n�a��. . � �a� �c���ti�ora ts���ci�r�g 9��f�pa���r��i�rd���i�r��✓ili �� �d�g����i �d�°d�fo� i s#����� �r��s. 1�i� �¢�p��i� �r� � �ot �r��y cr����� �oi���# �pp��l, �a�rk �I�� �r��t�s � �ai��sar�t�r��ks"r�c� �r��r�rtm��, • �arnm�r�g�� d����c�pm��� �9�� h�v� ��� �nd ��n���p�� �d�s�°i� ���. � � 60��acs���r� �r��IcSir�� s�t ba�lc� w�il b� ���i�����@ ia �r��us��g� � ���� ��l�ir�� �a�d �r�s�r� ��e��ro�rrr�er�t. o ���h ��v�E��r����t w��E h�ve �. �xa���rr� ��r��L��r �af ��+�i�t� �p���� �� ��l0 �s � i �o��r�°e�ar�. � R��ic���ti�i �o°����i19 ���ucr��r�ti�i�a�m���r��ity���h�r�#��r� maxsm�arra�� iras�r��r� ! a��at,�r�fi �n�6 dcr��ity �� �ac��i� h�t���rsg. � I � ,�� e���t ��� �c�r�� c�� p�rk �i98 �e ir� th�s �"ra�e�l� ���r �� � �r�t��i�r��l �a�r�C c�r � ' i°sra���° v��ikir�g p�rk. 9 , a N�tt�r�l �rr���a gJ"d�RC'.�I�6°B� ti'E.'C�Sb �ili �� p�ot��s�s� �s r�u�h � p���it���. � � � � � C���igr� �t��d�r��.�9��� �9VV �il� t�� o�pr��e��a I � � I � � � II � ,� ja/ttd�s(gn Octabar 12, i992 ' I I _ —- ----__--_-----=-� � , ��.1� �`7� T993 Sf�e S�ev�lc,pt�ez�t �t��.��a �T�. ����12 � T�a� �',ine �.d.�iasta��nt 1�S 9��C�6 • R�'�le,/T'�.annin,� ��f�r. Gx�.� �,o�atioaxs 1�30� SaWm �3.�'�.cs �i�w�,� (t�C� �5� ��� t�,� �.��s �.�t��s �.8��, �i 1L$qC3�� S�a.� Dfek �3� �i.ty m�` �°���. Sa�ni�r Plaxxn�rs A� �rca�-i�.�3 fr�:r b� c�� secti�� 28,�32,��.3C� 7D & � �°�c��a��t noti�a ta m� �x� ax�� �nci a.�,�. m���Qr� xel.a�i.n� tca th� ��� ��.1 ax��. �o�t �F �ow ap�Ii�a�i�n�� �,� �s�,bcra�.i�t�tee �hai�°m� o� IdP� �� a�a� �el�. .�.� ��e��x.i�e�. by Com�m.�.i.�r Cc�d.� �����an 3.��32�C�50 as� ��� fi�� s�� x�pa�t �as�d. �,�.� c:ase �il� ��e��als �:.�� �ra '�� v�3.� a�ila`b�.� at l�a�t 5 �.�� �itzr �o �� ���.e�.ea�.�� k�er��z� c1a��W T�e �"a.co �ieY�,/�a� 1� Na�r �p�l�.��`�ica� i� ��Ya�d�a�.�d '�� �►t� �eaxd �n �oa�a�rp �.u�ar�� �, �a�r��`ar� � �a3.�kx '�ca Y�a�� �z°�-a,iZat�S.e tca �� c��. Wec��sd.a�� �roz�y 2� �� �`i1� fo� �a.irl a���.i��°�ic�raa Tt 3� �uae randc.r�ta.r�ciir�,r #�.�.t a�.�. ap�3.�caaa� �.���a��.� axe ��q�e�. �o 'b� ���a���e� rac� lafi,�� �haaa 21 ���� �e��o:�� ��� ��h�d���. }����;c�� slat�,� �li� �e�d. tc� �rs� R� �� j /°.I°�,�a� Be�.�. a�pl�ca�;�az� �p waa�.ei lik� �s��i�� s�� �° ir�'fl�°r�.t�.�zxr su��t°��a �� �e� i �.pplie�.n� ��a or �°��a� �I�si3.� �.� �'�� oaa� �e�i�:w� 73e�s�ruii.s� c�x� t�� r,a.�� ta� ��� � i•nfca��t�.��. �t� �� ca� ��► na� ��.��� tw ��acg�a�;�� a �c�n•tiza�a�a�� as p7co�rided. b� �.��m c�» au��o��;��� � s � �'� 'I°�n g�,�� �a�.�.s�:a� �x�a �ir� �a.'t� �� '�i� te�a,� �I��'� ��,�y� S��a��.�� as '�� I GI'��� �.��a.l a�ae�a'i� a.t �his t�� as a �.�al�� re�r��w ��x.^�Eifi��. �p;����� �.��i� pr.r,�°aan �.dx�:ssixa� �� C�•�yy o� '�i�.� ���i�w �mc����� °�c� � k���3��.� �a� I�� kYba�xa'� e°��ra �e�za �'o�°�z�a.�d �.�t �.�.o�� �.�i�.t��d ��r a�p�r��.1 �a� ��� II �CCS -�� G�.� o� Tig°� C�zn��.Z� Pla��a.i.a� �oz�i�sicar� ele�tecl a��°�,�ial� �� ����i����. � �aa��.�'� �f �lze ��et°da�� ia �cts�b�x wY,�.� �t�c3�.� a�� i� ��.�.�� ��� ���'b��� �equ.ix.°�d xevi.�� �xo�e�� a�x�ro� �res«�nt�.g ��as�aaa�lasa�t C�.� �rf �� ��.a� �rc�oe�e��� P3.eas� �e���� �a ���L�s in�� 'bei� ��� ����; �xa�e�rl �ab�r �b.e r��� I �c4 s�� be� c�isa�.i��ed eri°'t-rae�ut CS�P� �e�2acP���.� ��r� �.pp�o�ec� 'b� �� ��d.�a I .�� �, �embe� r�� ari 3d�'0 ape�,�is�g �o� �ca.a� �.�a�� �ra.�� ��.l�r�r� t� �da��.�t� f.�a �.�b��� I etren th� -Gh.� �.��]� ��bex w�,� '� S�"Pt7�a �aad. 2 �� ;� �e7��r���nt�� lar� a�t��.� �.�c��� ana3.ntairzi.x�; �a� x�ee�u3r�d 7 ffi��b�:�� ap�c�in�d 'by t,�� teI�y�� �� �n� c►�a.e� ���.t���a� � by �� cF�ax��ex� I�T�'(3 3 ha� na�c? fi,�a� n�ed ��� x�v�.e�r a�����°� t�.� �pp��,�. ���e������ � 1� 3 �ra.� �� ��+ a� ���seci ����,d.-��.:� ar�� ���.i�a'��c� m�.�.��a�.� �a� ��a�,_ � c�.� � �re�.1. �,taali�'�.�d ia�.�,w��.dtia�.�.�m �i�st �.��b�r� c�ue���.c�� �.� CZ°� �c�a� ���� �rieaa•�d� i� a��e�ti�resa se:1���€i��.t�p � ���.�ra��i�xx �.� �'���.i�ta�a �r�.� et�ery�n� � �ieia� °f�a�'..azed� in�a �tz� �a�A �i�x� �r��� 3na� g�.i.ei�3.�.�e� fa�r S�F��� �� ��.�ru��i � �xi't�ca�. e�a.Iua�ion� as�3. �� ��a� c�� �ppeal� Pa.�.b1���� le�a�. �.��a�;��.�r� �a��.��� � a.g�nci.�, do r_a-� f oZ�aw uP��,� �r�i�� ��� Y±aay ��s�����, �a��3.c�t� Tae ��.�.ad a�'�° �h� � xeg°a�ly p1zbl�.sh�d a�e�cla��`roz� a�aer� meetia�? ' �'e�� �� �g tt� :� � ..s '���%%" G�S l.at73.►Cj.7. e��,� �'�asu�ing Boa.:cd ✓%(/ �� �ynzie � Gha.r�.�.e Kazriez� �i�a axid DQn �o:�bet S�1 and C;��:°ist�.x�. McMi�.7.�n �Qth�:�'�s i q , � �...� .� �� I , ` �',_ � ` / ` ' �� '�G,?i'� , �� � � /'�� � ,� � � ���� '�� / z G-r�� -�-�--6!`"�a�.-�. � �.�"� �', L. �' ✓���� � � � 'e������. ��--� .r I � � v �-=-v'� � ��a'��:..�%r ��t� � �i' � �°'� � .-� _ �..�o`'� ��,� '�°'� � � �� �.�� `.,-� �� `���.r— �.� �' � I ��"s.� � -�` '/f � � �� p ��J�',/ / / v �'t��L"` P� / � ,c/' V ]/ ����� I 4 ,✓� �!�� �r'^\!/ R��`��" \ �` / .. J � �� � `J� �� °�S�—'��"��� t���-- G�-i C�'�'z��'4�t�iv�.•--c".._.��%� ��� ��� j�/�,1f t 1 � 1.�(� � y �� i��C+"•�8''E' f! �'"��--��'C /�/' 6I��( �� ���1�'� � ./' w.. C\`C�� � -�-- � � 7�--�"_��---'� � ��,.•�/� � .-e.-��'i G � r ( w y,,� �� � B .�° r'/ f wk�,� ,,� �'A`�� ��.-� ,..�'� P � � (s `'���` � i� G�� ..� y ,,,� ��t'.�a�--.�-� �� r ���� � r , ��.� ,�,� ����� � R� � � i r _ , �%�����`�' - � �, � �'�-� ---- �_,�,, � r� �,... �,���.��,� -'v `; G� ,�`����`��'� � � � , � .�/ .� � r �"�".� �� f � �,,���=!� �;. � �� � � -��---�`� � .L .�P � � �,. �� j;: t� �-�' .e�° /� ! o� ' `�` � �' � � �� �� ;:: � � -:..�.. �� -;"- 1��13���� � :;� � . � . . . . � � . � . - .�.2: Q� . .. ' � -.> � . :;j: � y; f, ., ., 4. ,.. . - ��,. . �cuxd�� �5�� "8 �.Po�ic� saar��x repor°�e�1 �'ca�'�'�cex ��3.r,g ax� to �h�c� Tiga� Av�m I �t�!�.xi��t ers��pment" �s �o�.d �ae �i� �'��xr���nm t7bv�ora,�l�r yc��. 1-,ave t1-�� s�j �e��rd te��a �� Y�u have sa �ch �respons �.i�;y �n� ap��a�d y�rn� l��d��a S�'�' J � ;5�. S�u1da 's � BmeQ��'.t.�c�ya' , ��.rlc�d a��n I+�aiza u�fi. d.xawia� � ino, s���t� up to s�.�����,���� u � D�a� f�`��.ef �xa �aar�dpa.����a ub�: �e�a�iants �anc�rn� �n � �m xesp se 'n�w" syst�� s c� er , a,n be explaineci ta �tkaem, t� ac�i�� .ss�� w�i�ald �ie h�l�gu7.. �� yau �'or re�pcan�in� t� xu;� cixcu..�..atec3 paxad� £lye� �� °�� iait�ra�ion rras °�o x�a�ai;e �rh�.t Z was -�ol� w�.il� corr�x�.n� bu��rae���a wi�his� t,tie T?o.�x��carm. �ha.�ine�s :B�.s�m I{no�r yau a.�� fi�icrrc,u� �� �'i].1 xe�t.��.� -�nc�s� �rh��e cara��rza� wer� �pg�ent. Sta�t at �e �Iob�ny 6�e�xldfl �'iot�e�x P�.es, �'as��a G'�eeeY I��rc:arati�.�e .�,1✓n {7m�.1)for �����,nne�9. �p�s�ratl�r a "n�wr40 �o�i�y �mld °�a� �e �ro�rx3.d rs�av� (�Ia�si��� ��.11s I a.�d p������e+� a,�ec�r8in�ly�m �n�se �erc�.�s ����er� s�aa��.r� �n�u,�. °�ki�� x �'��'� w� �a�.v°e a x�s�9x��bil�.i�y' a.x� 't�5r�.x� �m °solv�4 �r�.�I� v cal�zti�z�� 3:n��.�era•�s or��� axea�xxzd. �a.S�ra ��� 'b��.ne�ses, �os� ��a �t�a��,te� t�a�� ��i�a��s�� r�aa I�.aixx S�� �av�� m� �e�r�Aja,x) x�a:�caxi�.7�g �c�x �.ea�.n� �o�r�.�ig �p �� 5����� C�x�ter.�s� �'o�t �h�.�. k�.�� ax� ;�rs� ��r.o s �� b����ss�s �h�� pz�.roPe 'b�en x°c��b�d axic.l �sa�a� �ey clo ex:i�-�� �#�id, Clriexr�tal� �c�csd� �o roe � �r� 1is� tmh� ��.a�g �� T�Tax.x�. S�� xema.�� e°�s�s��.u�df'g awx�.exs l�av� nmt �e�ra�cl�d. �a.�k� I, �a���.��i�� fa� �ius�.ss.�sses tlzey' le�.�� t�a? xr� f�.eta for mon�+ary °exi��,' �n c�ra��r l�a�e ��cs o�t�,�r I I: �•erit in�,� �����t 4�e �t�t � Bea��o�. war� busy so gF�nned �nd. taZd pe�sonnel 81����� ����ir�� wa� c,�. the �c�.n�. arzd. �o ����rt �.-� °t� -�2� pc�Ii��°6g l�i��i �c�ree �,d. -�a I� '�� ��d t� �.ock �1t��a °'r.t�i� ���t�ora ��.�h l�a�s �c� '��e �a,cle af" � Bi�k�o� �ilcl�,, ��}}� �� ���:� �csnni.n� u�°� can� la� ��.�� ��r� �r� b�r �an �SU� 1�av:i.� �e�zcir� eai�tasnat � �°e�.i�� td mc� ea�c�c�a,�s zaischie� �so�d � ��I��'°��e�� �rxr b1d�„ �,;� �r�cx,i, S���e�ss. I Pa��ia �.� �t �a .spra5� �.e �r�:�c�� �.n �ac� th��� :ta�..v� �cr,m a��� �t� We�� t�ia� �.x1�.� :t.��. �I l��,e�.�x� �ra t�x. i Met �a.7.� �.7.on.� �kee -��k� ��.�Sxa� croN�ed ov��° f��m �a� bLtick �a� a1�� lo�t� I �hr.cr�a:Lx� �i.ga�e�t� �srata� �'i� axea@ �ix°� 3.� �. �cr�.ee�r�. i.aa �.i� cas� �sid is a y�a�3.�' �a��.eza. Wha is -�he cor1� �*�ffarce�'? �a�� sa.nc� th� s�p�ay�er�� o�f�.c� ta�� �c�u.�°�..�.cy ssra P�.�.r.ra S�� �e 1�.� �.e��e s�r_eet g�fl�1e c:o��.n� �he�� �:� �ocs �°o�r ha�1.y� wr�rk� Yr� reco�d s�c�ta.l.d �av� r�k�own ��.s� I� y�s�e'?°da�- �.�m� stx�et �Pa�1e Y�.x�3ng� aut crsa l�faiza ��:m ).ta�� �r� ca�s� �ra�el��nea �n� ci�ca�� i.z�tr� a �k�d �as° ��b�c�ded �r�to �:h� c� �t �.i� b�lc�ng°�° �s� �ex�c�.� I7i�l�w� Col�o�°m I� �a�.k �c� ��ae a�•'�e J.�.�.�' n.�:�c� �a tka� pr+a;�e�ty� rxoea �1a•r�*a�� f`�r �uat�d3.�g �n P�aair,. S�� �2z� � to3,d. xa� f'�.x�:s ��as°e�. °th�s� apta �en��or�� si��e� p���Ie slee�ran� in I�oba.�. 9� tcna �a�� I �.o� dras�c��rir� �.bo�z� sea���' r°�a�ale who �r��e �lc�s��i� an wr�.Z.��o °.Ch.�.s �a�rk� lea� s1��7.d �� ah���ed �at .f.x� �,x�aac�e �3u�� fi�a,3� �o�a� �x� �I'�.ed�n������`l�� n�� •�:�°ie �acl�� a �rc�.�e. �a��. f'�r h�'��t��.tta y�s�� �o:L��e �°epc�r� reg�r-�ir� �a�� an�l �t�.,xa� �.n oz�� stilsp�et�,� ne� �i.� �, �, o Boci;� War sm Ta�e °b�en �,•w�.rw af �kx�cYz g.�aups wh.o kzouse tl�e n��d�* c7.as� d�r�n� 'h�e ��e �ia.�.�.ct wam a. �o°�Y.em I dxea� �ta ycs� a�-�en�a.or. a�et r�s�a.�.t s-���� psc�p�.e �li�r.in�s tla��� scn�tit ba��x�a� anc3 �.hala�x �ac3.:L�.`��.�� a� errar b�.a�.gm �i �I�t f�.3.�.c�d �a gnnat :i.xi bafh��o� I ;;c� arzc� a��'� ��ie �.s �av �'t g�"tl.'�i0 �y �xo�s� ix� aaPed �f rel�e�� �Sc�w�v-e� ax�e s��e� �'a�����1 II -tc+1d �a� °�z� ga�s �o �� �r�l.��e a-ta-�3.ca� �t� �ha�r��a" so pe:��-,.a�� �cs�x an1 �o� of�'�.c�?�s �e ��I.��g cnzt "��c��e i�. n�eri, 3io�rc:�r��° socie�y�,�r� S�� ��res it t� f�.e mex���si-�s �c, b� II respc�a�si��.e� praa�',d� �a..�°1c3�' l.ca�� �h�� �� w�1� �a.�x�cd �r�°+ri.d�d 'b�r f'�e �rrc����* r�r�.�x�s� �I S�e o� Or�� 9`.� eznl�ax�.�.m�n-� is a �ax��d�.x�g s ca�; �e� ����� p�:op�� aau.�. s�x�ul.�i be �le�rxed. ta�� � � �v�tia Sh�es -�r��� me df a ��r�� n��l�ie �l�ey� ��'�b�x�.�s ��o�.r th��a �.s re��x��d �u�r mol.icee � `�i�� �'eec� S�ore �ra.� gh�.t �a�.t g��a� se� �ee�. �h� mezoka�n�s c�.e�e�r� t�a ��c:�t �.e�s g��bY��� � �xi.d �c�w ytna �rr��k d�,�r �.nd z�,�� ax� �.his hz�a��:�a�.n�°4 Wh�.�.e �:[r�a� r�y' e�:° o�x �.3.sr ��. ��ac�et i �, peop�.� w�re vr�xider�.ra� a�.1 ov�x �a.� a��a s�e�° d.��.v�.x� axad. �ar�:u� �a.�'e�y- �, ��c��leme '��� � c1�n't �as� �rass�rz3.��, bu� ��at in a� �.x� c�i t���ir. �rx�t�sre�t c��.�����M�s-t ea�' �ka.e �a.�-� �as� � Ix�-r�,de �a�.ttee �7.a.'t� e�ness�rci �r�.sh .f�x q'�l�a.x��tp� 1.a,��s�ap�� xe��°� Y��� �a���'� bxesci I 9� ' re��d�n�tial ��la7.e�s and ca�.�� ��:��.x�����s �o ffi�^�� or� e1.s��tl�iere� I � � � Ap�a�ecfat�d yo�xr I�t��� �d �'ee�. �he��re �;.bs�axifi�.�t�� �..�e su.bst�,n�e ca� �rh,..�-t � �u.�ir��ss�s �xpect in ori�'s �owr3.,, �Td town ��d az�d �.�1 do��t�,s�. asea� t��re be�z�i "b�k.�.�' � raeg�Zect�d s.ia fi�e plan.�-�3.x� �a����eR. Z�e�r re�idem�s �e�1 ita s ta�ae �'ox �. ��� a.xa�l �. c�.��.r= � ' T�S�.in St„ is 3J�a �.�pltxrable concia.fic+n �a�ra f ai�.�e +o pu.t irb orig`.ax�a'1 dra�s p�c����.� ta �'ir�sxce r�ad upl�eep �:hrti °GFi� Git� c�f �°ig�. b�ad�t9 ncawa �:kxa.-� �i Met'� •�u.s�� i� cau��' much �T�ar and �teax„, �exe 1�.3.ve bee*� ��nau.�i° b��d �z,t plac�s naw ��.re. Da.sta n�ra bld�� oxx Bu��am i� �.0 �g:.'ovement, sl.cawly �dcwn-to� wi11 c�rme �ack tc� beir� a viab�.�: p��.e��a.�.n ori�nted I€�cat�.on, �.f'e� srnu�i fl a.xu�. in��r�est�ag With �tYie h�1g a�f a�.1� C�.fi;y citpaxx-Panen�s and th� �.nz�l.ic� Rnoti� tkx.�s alane wou7.d m�ce 3�0� ,��b mox� m�a'b�.�,� � you f'�x ycnar �.g�.a�te ar��3. Yaa�� �this sezw�� to axr�st yvu� e�nce�a�x abc�ut inpu� gi���. �o me as :� �e�wex�d � �,r�as �'ar -thP ?a.pa�ming pa�razi�. Owsaer Gra�•�a� �t�ld me hc wauld ��z�dora o�.f �.t Fa�s'�c�i.�. oxz Ma�.r�i Sta f�om pu�lic us� especia�.�.y �n gaa�ade �iay. �ii�.nks a�.a.n Srax �x� t�hal�r� �� �. . .,.r,,.� .,,,a .�rrinre'I".n�l�in�r. You are a big° S'avorite wi'th �yg'�'011�e ����,�f����