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Agenda - 04/14/2008
KATHRYN FIGLEY, MAYOR I TY 0 F 00 D B U R N WALTER NICHOLS, COUNCILOR WARD ~ RICHARD BJELLAND, COUNCILOR WARD II I~ OU~CI A~ ~DA PETER MCCALLUM, COUNCILOR WARD III ~ ~ ~AMES COX, COUNCILOR WARD IV FRANK LONERGAN, COUNCILOR WARD V APRIL 14~ ~OOH ~ 7.00 P.M. ELIDA SIFUENTEZ, COUNCILOR WARD VI CITY HALL COUNCIL CHAMBERS - Z~O MONTGOMERY STREET 1. CALL TO ORDER AND FLAG SALUTE 2. ROLL CALL 3. ANNOUNCEMENTS AND APPOINTMENTS Announcements: A. ASpecial City Council meeting will be held on April 23, 2008 at 5:30 pm in the Council Chambers to consider and adopt standards criteria and policy directives for the hiring of the Woodburn City Administrator. ~Pursuant to ORS 192.b60, there will be an opportunity for public comment on the standards, criteria, and policy directives.) B. A Wastewater Facility Plan Committee meeting will be held on April 24, 2008 at 7 pm at the WastewaterTreatment Plant. Appointments: A. Wastewater Facility Plan Committee - Rongie Wangerin 1 4. PROCLAMATIONS/PRESENTATIONS Proclamations: A. EI Dia de los Ninos/EI Dia de los Libros-April 2b, 2008 2 Presentations: None. 5. COMMITTEE REPORTS A. Chamber of Commerce B. Woodburn School District 6. COMMUNICATIONS None. *'Ha~ra inter~retes ~is~oni~~es ~ara aque~~as ~ersonas que no ~ja~~an In~~es~ ~re~io acuer~o. Comuniquese a~ (So3) 98o-zq.85.** April 14, 2008 Council Agenda Page i 7. BUSINESS FROM THE PUBLIC - This allows the public to introduce items for Council consideration not already scneduled on tne agenda. 8. CONSENT AGENDA - Items listed on tne consent agenda are considered routine and may be enacted by one motion. Any item may be removed for discussion at the request of a Council member. A. Woodburn City Council minutes of March 24, 2008 Recommended Action: Approve the minutes. 6. Woodburn City Council Special Meeting minutes of March 31, 2008 Recommended Action: Approve the minutes. C. Woodburn Recreation and Parks Board draft minutes of March 11, 2008 Recommended Action: Accept the draft minutes. D. Planning Project Tracking Sheet dated April 9, 2008 Recommended Action: Receive the report. E. Building Activity for March 2008 Recommended Action: Receive the report. 9. TABLED BUSINESS None. 10. PUBLIC HEARINGS A. City Council Call-up of Planning Commission's Decision in Cases Design Review 2007-12, VAR 2007-07 and EXCP 2007-08 Recommended Action: Conduct public hearing, receive public comment, and direct staff to prepare an ordinance to substantiate its decision. 11. GENERAL BUSINESS -Members of the public wisning to comment on items of general business must complete and submit a speaker's card to the City Recorder prior to commencing this portion of tne Council's agenda. Comment time may be limited by Mayoral prerogative. 3 13 15 19 23 24 A. Council Bill 2715 - Resolution setting amount of the Parks and 119 Recreation Systems Development Charges under an existing methodology; establishing an alternative rate review fee; and setting an effective date for imposition of the fees and charges Recommended Action: Adopt the resolution. April 14, 2008 Council Agenda Page ii 6. Rental Housing Ordinance 124 Recommended Action: Conduct a Workshop Session to provide an opportunity to interact with stakeholders and staff about the draft ordinance and give direction as to how to proceed on this issue. C. Liquor License - Change of Ownership Limited On-Premises 159 Sales Recommended Action: Recommend that the OLCC approve a liquor license application - change of ownership for Taqueria Guadalajara One, Inc. 12. PLANNING COMMISSION OR ADMINISTRATIVE LAND USE ACTIONS-These are Planning Commission orAdministrative Land Use actions that may be called up by the City Council. None. 13. CITY ADMINISTRATOR'S REPORT 14. MAYORAND COUNCIL REPORTS 15. EXECUTIVE SESSION A. To consult with counsel concerning the legal rights and duties of a public body with regard to current litigation or litigation likely to be filed pursuant to ORS 192.660 ~2)~h). B. To consider records that are exempt by law from public inspection pursuant to ORS 192.b60 ~2) ~f). C. To conduct deliberations with persons designated by the governing body to carry on labor negotiations pursuant to ORS 192.b60~2) ~d~. 16. ADJOURNMENT April 14, 2008 Council Agenda Page iii 3A f ~"+I ~ ~`^~~~-~! ~~ , ... .;:.~ ,.;.~ ;.~;, W.. , a ~--...:::: .. ,.,.:;.;.- ~~DBV~ Iri~~~rj~~ritrrrl Ic~~~9 Apr~l 11, 2005 T~. City Council 1 ! FR~M: Kathy Figley, Ma or ~ SUBJECT: 1Nastewater Facility Plan Commit~ee Appointment I would like to appoint Rangie Wangerin to the Wastewater Fa~ility Plan Committee, sub~ect to the approva! of the Council. P~ease ~orward any adverse comments to me prior to the Council meeting on Manday, April 14, 2048. No reply is required if you approve of my decision, 1 4A / • wr • ~a e~s ~os a e os x~s . i W~IEREA5, literac is the f aundat~on af ~earn~n and is essent~al to the Y ~ growth and success of a~l chi~dren; and WHEREAS, man of the nations of the wor~d, and es ecia~l ~vith~n Y p Y the V~estern Hemisphere, celebrate El D~a de ~os N~nos in recognition and ceiebratxon of their children; and 'V~''HERF~A~S, we~~-educated and literate ch~idren are ~rit~cal to ~regon's econorn~c f uture; and WHEREAS, the ir~npoztance of reading and educat~on are most often communicated through f ami~y members, and supported by such public institut~ans as pub~~c Iibraries, ~vith the~r ~~teracy programs for ch~~dren and fam~lies, THEREF~RE, ~, Kathryn Figle~r, Mayor of the C~ty of V~oodburn, proclaim April Zd, ~~~8, the of f ic~a~ El D~a de los Ni~ios/El D~a de los Libros and encourage the people of Woodburn to ~oin in this observance. IN WITNESS WHEREQF, I hereunto set my hand and caused the seai of the it of oo urn to be aff~xed th~s 14~h da of A ril 2~08. y y p ~t F~ ~i of V~ od urn 2 8A COUNCIL MEETING MINUTES MARCH 24, 2008 TAPE RF,AnTNCT 0001 DATE. COUNCIL CHAMBERS, CITY HALL, CITY OF WOODBURN, COUNTY OF MARION, STATE OF OREGON, MARCH 24, 2008. CONVENED. The meeting convened at 7:00 p.m. with Mayor Figley presiding. 0015 ROLL CALL. Mayor Figley Present Councilor Bjelland Present Councilor Cox Present Councilor Lonergan Present Councilor McCallum Present Councilor Nichols Present Councilor Sifuentez Present Staff Present: City Attorney Shields, Police Chief Russell, Asst. City Administrator Stevens, Community Development Director Allen, Community Services Director Row, Finance Director Gillespie, Public Works Manager Rohman, Recorder Tennant 0024 APPOINTMENTS. A) Budget Committee: Mayor Figley appointed Allen Ray Quintero Sr. to serve on the Budget Committee, Position II, with his term to expire on December 31, 2010. NICHOLS/MCCALLUM.... approve the appointment of Allen Ray Quintero Sr. to the Budget Committee with a term expiration date of December 31, 2010. B) Wastewater Facility Plan Committee: Mayor Figley appointed the following individuals to serve on the ~Vastewater Facility Plan Committee: John Reinhardt, Willis Grafe, Barbara Lucas, Ronald Lilienthal, Jerry Bourne, Heidi Bischoff, Dennis Want, and Scott Eden (Marion County Soil and Water Conservation District representative). She stated that there may be a few more appointments but this seemed like a nucleus of individuals who can get started on this project. NICHOLS/MCCALLUM... approve the Mayor's appointments to the ~Vastewater Facility Plan Committee. The motion passed unanimously. 0090 PRESENTATION: MEDALS OF VALOR. Police Chief Russell stated that in December 2007, the Police Department awarded their second highest medal, Medal of Valor, to Officer Zach Williams, Officer Steve Sloan, and Sergeant Bill Torres. At that time, the Marion County Sheriff's office also awarded their Medal of Valor to these three officers for their courageous attempt to rescue Marion County Deputy Sheriff Kelly Fredinburg from a burning vehicle. Chief Russell read a summary of the event in which the Deputy's vehicle was hit by an on-coming vehicle on Page 1- Council Meeting Minutes, March 24, 2008 3 COUNCIL MEETING MINUTES MARCH 24, 2008 TAPE RF,AnTNCT Highway 99E but, after multiple attempts to suppress the fire and get to the trapped Deputy, the vehicle became engulfed in flames and forced the officers to abort the rescue. He stated that these officers did their duty in that time of extreme hazard and trauma and kept other individuals safe from approaching the scene of the accident. For their immediate actions, valiant attempts to save a life, and professionalism in an emergency situation, he presented them with the Woodburn Police Department Medal of Valor. Mayor Figley expressed her appreciation of having the opportunity to be here for this award and for their compassion and courage, and for doing their job by going above and beyond the call of duty. ~Vhile everyone wishes that there would have been a better ending to this incident, she thanked the officers for their courageous act on behalf of the entire Woodburn community. 0215 OREGON YOUTH AUTHORITY PRESENTATION TO THE A.W.A.R.E. FOOD RANK_ Brian Florip, Assistant Director of the Oregon Youth Authority and currently Acting Superintendent of MacLaren School, stated that the staff and youth of MacLaren, as part of the Governor's annual food drive in February 2008, generated donations in the amount of $1,400 which equates to about 8,400 lbs of food for the A.W.A.R.E. Food Bank. MacLaren values their membership in the Woodburn community and this is one way in which they can extend their appreciation out to the community. Mayor Figley accepted their donation on behalf of the A.W.A.R.E. Food Bank and expressed her appreciation for all that the MacLaren staff and residents have done over the years to help our community in various projects. 0282 CHAMBER OF COMMERCE REPORT. Deb Yager, Chamber President, expressed her thanks for the Council's support and partnership in the formation of ~VAVA (Woodburn Area Visitor's Association). She reported that the Chamber's Greeter Program at the Oregon Golf Association (OGA) had 63 individuals in attendance last Friday and the Distingusihed Service Award (DSA) Banquet was very successful with 152 in attendance to honor the beneficiaries of the awards for their work. Upcoming Chamber events include: (1) Ribbon cutting at the Senior Estates Grill on March 28th at 10:30 a.m.; (2) On Saturday, March 29th, the Tulip Festival kick-off at the ~Voodburn Company Stores will include a youth planting sponsored by the Chamber, Al's Garden Center, and the Woodburn Company Stores; and (3) On April 10th, their will be a joint Business after Hours with the Chambers of Silverton, Mt. Angel, and Woodburn at the Glockenspiel Restaurant in Mt. Angel. In regards to WAVA, the Chamber will be opening a position for a part-time Tourism Coordinator who will be accountable to the Vice President of Tourism on the Chamber Board and will be the Chamber's staff person to coordinate the Chamber's Tourism Page 2- Council Meeting Minutes, March 24, 2008 4 COUNCIL MEETING MINUTES MARCH 24, 2008 TAPE RF,AnTNCT activities. The Chamber's Economic Development Committee will be doing a special business promotion on April 19th and 20th along Highway 99E to attract new customers from Tulip Festival attendees in addition to promoting these businesses to local residents. There will be 10,000 brochures printed for distribution at the ~Vooden Shoe Tulip Farm and participating businesses. The Chamber Forum will be held on April 16th at Country Meadows at 12:00 noon with guest speaker being Senator Peter Courtney who will be giving an update on State legislative issues. 0400 MEMO FROM JUDGE ZYRYANOFF DATED MARCH 20, 2008. Mayor Figley stated that a memo had been received from Judge Zyryanoff advising the Mayor and Council of her appointment of Thomas La Follett to serve as Municipal Court pro-tem judge beginning March 25, 2008 until further notice. Councilor McCallum requested clarification as to whether or not the Council still has some control in the appointment of pro-tem judges. City Attorney Shields stated that this is also a new process for the Judge to follow and it is anticipated that there will be minimal appointments to this position. Under the ordinance provisions, the Council can override an appointment but absent that, the Judge is to give Council notice of an appointment. It was also noted that the memo did not include a termination date of the appointment nor does the ordinance include any set terms for an appointment. Councilor Cox also mentioned that the Council does not need to act on the appointment unless they are dissatisfied with the appointment. The Judge can also terminate an appointment at her pleasure. 0479 Thomas Drewek, stated that he had some problems with a individual about 2 years ago with an individual whom he had offered use of his garage for housing and use of his vehicle. This individual also charged a large amount of money on his credit cards. He reported this to the police but nothing has been done. He stated that he has been waiting for 2 years to talk to the Police Chief but has only been allowed to talk to other Police management staff and officers regarding complaints he has filed. He stated that he has continued to be put off by the Police Department to get answers and see what, if any, charges have been filed against individuals that he has reported as performing illegal activities. 0682 CONSENT AGENDA. A) approve the Council meeting minutes of March 10, 2008; B) accept the draft Planning Commission minutes of March 13, 2008; C) receive the Planning Project Tracking sheet dated March 20, 2008; D) receive the Crime Statistics for January 2008 through February 2008; and E) receive the Community Services Department Statistics for February 2008. NICHOLS/MCCALLUM.... adopt the Consent Agenda as presented. The motion Page 3- Council Meeting Minutes, March 24, 2008 5 COUNCIL MEETING MINUTES MARCH 24, 2008 TAPE RFAnTNCT passed unanimously. 0713 Councilor Bjelland stated that a citizen has raised some issues and he would like to get a report back from the Police Department regarding these complaints. Police Chief Russell stated that he has had lengthy meetings with Mr. Drewek on several occasions but not within the last few months. Mr. Drewek has several cases pending either before the Marion County Grand Jury or with the Marion County District Attorney's office. He has not been pleased with the outcome from the District Attorney's office although that is not within the Police Department's scope of influence. Within the last week, a detective has been in touch with Mr. Drewek and working on his case and is unsure as to what additional service the department can provide at this time. He disagreed with statements made by Mr. Drewek that officers would not take reports since there a number of reports have been filed by Mr. Drewek. He is more than willing to meet with Mr. Drewek but unsure if he can resolve all of the issues presented. 0765 MAYOR SUBMITS FOR RECONSIDERATION COUNCIL BILL N0. 2704 (ORDINANCE REPEALING ORDINANCE 2368 (THE 2004-05 MASTER FEE SCHEDULE); ADOPTING THE 2007-08 REVISED SCHEDULE OF FEES AND CHARGES FOR CITY SERVICES; PROVIDING FOR THE ANNUAL REVIEW OF SAID FEE SCHEDULE; AND SETTING AN EFFECTIVE DATE). Mayor Figley stated that the intent of the Council action at the last meeting was to adopt a new fee schedule with the exception of development fees and those fees would remain the same pending further review by the Council. Staff noticed that the language in Council Bill No. 2704, if signed by the Mayor, would repeal all of the development fees rather than keeping the current fees in effect. City Attorney Shields stated that the City Charter states that the Mayor needs to sign a resolution or ordinance, and if it is not signed, the Mayor has a 5-day period to explain why it was not signed and then send it back to the Council. If this is done, then the Council Bill is returned for reconsideration by the Council. The memo from the Mayor explains the problem in Section 1 and provides language for an alternative Section 1 which would not repeal any planning fees. COX/NICHOLS.... amend Council Bill No. 2704 to substitute the new language submitted with the staff report in place of the previous language in the ordinance. On roll call vote, the motion to amend passed unanimously. On roll call vote for final passage, the bill passed, as amended, unanimously. Mayor Figley declared Council Bill No. 2704 duly passed. 0857 COUNCIL BILL N0. 2706 - ORDINANCE CONCERNING THE CARE AND CONTROL OF ANIMALS; ESTABLISHING REGULATIONS AND PENALTIES; AND REPEALING ORDINANCE N0.1638. Page 4- Council Meeting Minutes, March 24, 2008 6 COUNCIL MEETING MINUTES MARCH 24, 2008 TAPE RFAnTNCT Councilor Sifuentez introduced Council Bill No. 2706. Recorder Tennant read the two readings of the bill by title only since there were no objections from the Council. On roll call vote for final passage, the bill passed unanimously. Mayor Figley declared Council Bill No. 2706 duly passed. 0910 COUNCIL BILL N0. 2707 - ORDINANCE AMENDING ORDINANCE 2057 (THE TRANSIENT OCCUPANCY TAX ORDINANCE) AND SETTING AN EFFECTIVE DATE. Councilor Sifuentez introduced Council Bill No. 2707. The two readings of the bill were read by title only since there were no objections by the Council. On roll call vote for final passage, the bill passed unanimously. Mayor Figley declared Council Bill No. 2707 duly passed. 0961 COUNCIL BILL N0. 2708 - ORDINANCE AUTHORIZING PARTICIPATION OF THE CITY IN THE MID-WILLAMETTE VALLEY COUNCIL OF GOVERNMENTS (MWVCOG) AND DIRECTING THE MAYOR AND CITY RECORDER TO SIGN AN INTERGOVERNMENTAL AGREEMENT. Council Bill No. 2708 was introduced by Councilor Sifuentez. The two readings of the bill were read by title only since there were no objections from the Council. Mayor Figley stated that a number of years ago the City elected not to be a member of COG primarily because of fiscal issues. In the years since then, the City has worked with COG on various issues and has been approached to re-join since they have services that the City would like to be a part of where they can provide something in return. She stated that Ray Teasley from the Council Of Governments is available in the audience to answer any questions the Council may have. Councilor McCallum questioned if Woodburn is the only public entity in Marion County that is not a member of COG. Mr. Teasley stated that St. Paul is the only other City that is not a member this fiscal year but it can change from year to year. Councilor Lonergan stated that membership would make sense with their ability to receive, distribute, and administer grant funds that would only be available to the City if we were to be a member of COG. Councilor Cox stated that the decision to not be a member of COG was made before his tenure on the Council but feels that now is the time for the City to rejoin since membership will provide the City with more grant opportunities. On roll call vote for final passage, the bill passed unanimously. Mayor Figley declared Council Bill No. 2708 duly passed. 1089 COUNCIL BILL N0. 2709 - RESOLUTION REVISING GUIDELINES, PROCEDURES AND PROCESS FOR OBTAINING CITY TOURISM AND ECONOMIC DEVELOPMENT GRANT FUNDS PURSUANT TO ORDINANCE Page 5- Council Meeting Minutes, March 24, 2008 7 COUNCIL MEETING MINUTES MARCH 24, 2008 TAPE RFAnTNCT N0. 2057 (THE TRANSIENT OCCUPANCY TAX ORDINANCE). Councilor Sifuentez introduced Council Bill No. 2709. Recorder Tennant read the bill by title only since there were no objections from the Council. Councilor Cox stated that his understanding from the staff report is that this bill would authorize the signing of the agreement, however, he questioned when the agreement would be before the Council for consideration. City Attorney Shields stated that the Resolution would revise the guidelines but a motion would then follow passage of the resolution that would authorize the grant award to the Chamber as outlined in the staff report. On roll call vote for final passage, the bill passed unanimously. Mayor Figley declared Council Bill No. 2709 duly passed. 1164 BJELLAND/NICHOLS.... authorize Interim City Administrator to execute an agreement for fiscal year 2008-2009 Tourism and Economic Development Grant Funds in an amount not to exceed $44,400 to the Woodburn Area Chamber of Commerce when all grant requirements are met. The motion passed unanimously. 1183 COUNCIL BILL N0. 2710 - RESOLUTION ENTERING INTO AN INTERGOVERNMENTAL AGREEMENT NUMBER 24,253 WITH THE STATE OF OREGON AND AUTHORIZING THE CITY ADMINISTRATOR TO SIGN SUCH AGREEMENT. Councilor Sifuentez introduced Council Bill No. 2710. Recorder Tennant read the bill by title only since there were no objections from the Council. Councilor Bjelland stated that recent developments may potentially change some of the information contained in the staff report. Previously MWACT was asked to prepare a recommendation of projects to be potentially funded if the legislature approved additional funds for transportation infrastructure needs. At the last MWACT meeting, there was an original draft of those projects of which three projects were identified and two of those projects were ~Voodburn projects (I-5 interchange and Highway 214 improvement from Broughton Way to Park Avenue). He recently received an updated draft proposal which dropped the Highway 214 project, however, he will be bringing this proposal up at the next M~VACT meeting. In his discussions with ODOT representatives, they had indicated that there was some political pressure to possibly shift that project. He felt that the City should move forward with this agreement and he will continue to advocate that this project be on the list of potential funding. This resolution will authorize an agreement with the State to move forward with an environmental assessment since it is a key component in showing that the project is ready to be funded in the event funds become available for construction. The environmental assessment will cost $750,000 of which the City will pay $200,000 and the balance will come from dedicated STIP funds. Councilor Cox stated that the environmental assessment is a very preliminary but necessary step before a project can be designed and constructed. He questioned if the money from the State is available even if the project does not get Page 6- Council Meeting Minutes, March 24, 2008 8 COUNCIL MEETING MINUTES MARCH 24, 2008 TAPE RFAnTNCT included on the priority list for funding. Councilor Bjelland stated that the funds for the environmental assessment is included in the 2006-09 STIP funding in the amount of $550,000 but the bid for this assessment came in at a higher figure and the City is contributing towards the cost of the assessment. On roll call vote for final passage, the motion passed unanimously. Mayor Figley declared Council Bill No. 2710 duly passed. 1397 COUNCIL BILL N0. 2711- RESOLUTION ENTERING INTO IMMEDIATE OPPORTUNITY FUND AGREEMENT NUMBER 24,622 WITH THE STATE OF OREGON AND AUTHORIZING CITY ADMINISTRATOR TO SIGN SUCH AGREEMENT. Councilor Sifuentez introduced Council Bill No. 2711. The bill was read by title only since there were no objections from the Council. On roll call vote for final passage, the bill passed unanimously. Mayor Figley declared Council Bill No. 2711 duly passed. 1436 COUNCIL BILL N0. 2712 - RESOLUTION MODIFYING RESOLUTION N0. 1863 TO ESTABLISH EMPLOYEE COMPENSATION FOR AQUATICS COORDINATOR INCLUDING SALARY AND BENEFITS. Council Bill No. 2712 was introduced by Councilor Sifuentez. The bill was read by title only since there were no objections from the Council. On roll call vote for final passage, the bill passed unanimously. Mayor Figley declared Council Bill No. 2712 duly passed. 1463 INTERGOVERNMENTAL AGREEMENT FOR CDBG ADMINISTRATION SERVICES WITH THE MID-WILLAMETTE VALLEY COUNCIL OF 1479 GOVERNMENTS. Staff recommended entering into an intergovernmental agreement with COG to administer Community Development Block Grant (CDBG) funds received for improvements on Front Street between Harrison Street and Cleveland Street. BJELLAND/NICHOLS... authorize Interim City Administrator to execute the attached intergovernmental agreement for CDBG grant administration services with the Mid- Willamette Valley Council of Governments. The motion passed unanimously. AGREEMENT FOR PROPERTY RENTAL AT WASTEWATER TREATMENT PT,ANT_ Staff recommended acceptance of the agreement which would allow the Foundation to farm approximately 20 acres of land not currently used by the wastewater facility for treatment purposes. Page 7- Council Meeting Minutes, March 24, 2008 9 COUNCIL MEETING MINUTES MARCH 24, 2008 TAPE RFAnTNCT COX/ MCCALLUM.... authorize the Interim City Administrator to enter into an agreement with the Oregon John Deere Museum Foundation to rent property at the Wastewater Treatment Plant to conduct a grain farming operation. The motion passed unanimously. 1498 APPOINTMENT OF INTERIM CITY ADMINISTRATOR. 1556 COX/LONERGAN... appoint Police Chief Scott Russell as Interim City Administrator for an undetermined period and during his services as such his base pay be increased 10°10. The motion passed unanimously. NEW BUSINESS: COUNCIL BILL N0. 2713 - ORDINANCE AMENDING ORDINANCE ORDINANCE 2431(THE WEST LINCOLN STREET FINAL ASSESSMENT ORDINANCE) TO ADD A CORRECTED ASSESSMENT ROLL. Mayor Figley stated that this bill will correct some clerical errors in the amount of the assessment allocated to each property. The property owners were informed of the correct amount as part of the proposed assessment process earlier this year but the amounts that were listed on the ordinance adopted at the last meeting were incorrect. Councilor Sifuentez introduced Council Bill No. 2713. Recorder Tennant read the two readings of the bill by title only since there were no objections from the Council. On roll call vote for final passage, the bill passed unanimously. Mayor Figley declared Council Bill No. 2713 duly passed with the emergency clause. 1631 COUNCIL BILL N0. 2714 - RESOLUTION AUTHORIZING THE DEPARTMENT OF COMMUNITY SERVICES TO APPLY FOR LOCAL GOVERNMENT GRANTS FROM THE OREGON PARKS AND RECREATION DEPARTMENT FOR THE FINAL PHASE OF DEVELOPMENT AT CENTENNIAL PARK. Mayor Figley stated that this bill will authorize the Community Services Director to apply for a grant through the Oregon Parks and Recreation Department to complete projects at Centennial Park which include the fourth ball field, install sports field lighting , and construct a concessions building, outdoor basketball court, and picnic shelter. Council Bill No. 2714 was introduced by Councilor Sifuentez. The bill was read by title only since there were no objections from the Council. On roll call vote for final passage, the bill passed unanimously. Mayor Figley declared Council Bill No. 2714 duly passed. 1675 PLANNING COMMISSION OR ADMINISTRATIVE LAND USE ACTIONS. A) Community Development Director's Approval of Case EXCP 2008-02 located at 987 Lawson Avenue: Approval given for a Type II Exception to Street Right-of-way and improvements relating to construction of a 260 square foot drive-through espresso Page 8- Council Meeting Minutes, March 24, 2008 10 COUNCIL MEETING MINUTES MARCH 24, 2008 TAPE RF,AnTNCT stand (Design Review 2007-11). B) Planning Commission's approval of Design Review 2007-12, Variance 2007-07, and Exception 2007-08 located at 845 E. Lincoln Street: Approval given for a 15-unit multiple-family development, a variance from WDO 2.104.06 B and Table 2.1.5 which limits density in RM zone to 16 dwelling units per acre, and an exception to street right- of-way and improvements on East Lincoln Street. C) Planning Commission's approval of Design Review 2007-13 located at 1755 Mt. Hood Avenue: Approval of Type III Design Review with conditions for the construction of a new fast food and drive-through restaurant to be located in the parking lot of the new Mid-Valley Plaza Mall. D) Community Development Director's approval of Zoning Adjustment 2008-02 located at 1275 Cooley Road: Approval given for a Type II zoning adjustment to allow a proposed single family dwelling to encroach into the rear yard setback. Mayor Figley stated that she has been advised that the applicant of property to be developed at 845 E. Lincoln Street has chosen to appeal and, in order to allow the Council to treat this process as a new hearing rather than limiting it to the issues raised on appeal, she recommended that the Council make a motion to hold a de novo hearing. COX/MCCALLUM... Design Review 2007-13 be brought up before the Council at a de novo hearing. The motion passed unanimously. 1736 CITY ADMINISTRATOR'S REPORT. Police Chief Russell stated that he will do his best to serve the Mayor, Council, and citizens during his interim appointment as City Administrator. He informed the Council that the Department Heads will be meeting tomorrow to discuss the Additional Funds requests to obtain staff consensus on a list of recommended allocation of funds that are in excess of baseline budgets for fiscal year 2008-09. The Budget Committee will be provided with the recommendation at their upcoming budget workshop. 1766 MAYOR AND COUNCIL REPORTS. Councilor Lonergan stated that moving to the Council agendas being on laptop computers is an excellent example of recycling and he appreciated the move since, in this case alone, the City did not have to print over 150 pages of paper for each agenda packet. Councilor McCallum congratulated Interim City Administrator Russell on his appointment and felt that this first meeting went very well. Councilor Sifuentez requested that the Council Bill numbers be listed on the bill itself for ease of finding the document in the agenda packet. Councilor Cox questioned Interim City Administrator Russell as to which location within the City offices he will be located at during his appointment period. Interim Administrator Russell stated that he will have office hours at both City Hall and Page 9- Council Meeting Minutes, March 24, 2008 11 COUNCIL MEETING MINUTES MARCH 24, 2008 TAPE RF,AnTNCT the Police Department but the Police Department will always be able to find him whenever he is needed. Mayor Figley stated that she, along with Councilor Bjelland and Asst. City Administrator Stevens, interviewed the three firms that did submit requests that met the City's standards. All of the firms are highly respected and long established firms that submitted nearly identical proposals, therefore, Asst. City Administrator Stevens will be checking references with a follow-up meeting on ~Vednesday, March 26th, to develop a recommendation for Council consideration. A special Council meeting will be called for Monday, March 31, 2008 to authorize hiring of a recruitment firm. It was the consensus of the Council to meet at 6:30 p.m.. 1909 ADJOURNMENT. NICHOLS/LONERGAN... meeting be adjourned. The motion passed unanimously. The meeting adj ourned at 8:05 pm. APPROVED KATHRYN FIGLEY, MAYOR ATTEST Mary Tennant, Recorder City of Woodburn, Oregon Page 10 - Council Meeting Minutes, March 24, 2008 12 ~'D' SPECIAL COUNCIL MEETING MINUTES MARCH 31, 2008 TAPE R F A T1TN(~T 0001 DATE. COUNCIL CHAMBERS, CITY HALL, CITY OF WOODBURN, COUNTY OF MARION, STATE OF OREGON, MARCH 31, 2008. CONVENED. The special meeting convened at 6:30 p.m. with Mayor Figley presiding. 0010 ROLL CALL. Mayor Figley Present Councilor Bjelland Present Councilor Cox Present Councilor Lonergan Present Councilor McCallum Present Councilor Nichols Present Councilor Sifuentez Present Staff Present: Interim City Administrator Russell, City Attorney Shields, Assistant City Administrator Stevens, City Recorder Tennant 0023 AWARD OF CONTRACT FOR CITY ADMINISTRATOR EXECUTIVE SEARCH SERVICES. Mayor Figley stated that five responses to the Request for Proposals were received of which three firms were interviewed by an interview panel consisting of Councilor Bjelland, Asst. City Administrator Stevens, and herself. After reference checks were made by Asst. City Administrator Stevens, Greg Protham's firm was the preferred firm and he did agree to lower his fee to that of the lowest responder. BJELLAND/MCCALLUM... award a contract for the City Administrator Executive Search services to the Prothman Company and authorize the Interim City Administrator to execute an agreement for services in the amount of $17,500 plus related expenses. The motion passed unanimously. Councilor McCallum questioned the office location of the Prothom firm and what recruitments have they done in Oregon. Councilor Bjelland stated that their office is located in Bellevue, Washington. Asst. City Administrator Stevens stated that Greg Protham had worked for ~Valdron Associates when the City did their City Administrator recruitment 10 years ago. More recent recruitments included Damascus (City Manager and Planning Director), City of Ontario (City Manager), Clatsop County (County Manager), Astoria (City Manager), Seaside, and Milwaukie. Councilor McCallum stated that he understands that an executive search needs to be nationwide but wanted to make sure that this firm has had experience with recruiting this management level position in Oregon. Interim Administrator Russell stated that Mr. Protham had also recruited for the City our Community Development Director Jim Allen. Councilor Bjelland stated that Greg Protham is also member of the Oregon Manager's Page 1- Special Council Meeting Minutes, March 31, 2008 13 SPECIAL COUNCIL MEETING MINUTES MARCH 31, 2008 TAPE R F A T1TN(~T Association as well as the Washington Manager's Association and the International City Manager's Association. The motion passed unanimously. 0141 APPOINTMENT OF CITY ADMINISTRATOR PRO TEM. NICHOLS/MCCALLUM ... appoint Assistant City Administrator Terrie Stevens Administrator Pro Tem for the period of April 8, 2008 through April 11, 2008. The motion passed unanimously. 0158 ADJOURNMENT. NICHOLS/MCCALLUM... meeting be adjourned. The motion passed unanimously. The meeting adjourned at 6:36 p.m.. APPROVED KATHRYN FIGLEY, MAYOR ATTEST Mary Tennant, Recorder City of Woodburn, Oregon Page 2- Special Council Meeting Minutes, March 31, 2008 14 8C Minutes Woodburn Recreation and Parks Board Tuesday, March 1 l, 2008 7:00 p.m. l. Call to Order The meeting and was called to order at 7:00 pm. 2. Roll Call Board Chair Bruce Thomas Present Board Secretary Rosetta VVangerin Absent Member Vacant Vacant Member Joseph Nicoletti Present Member Judy Wesemann Absent Member Eric Morris Present Member Charlene Williams Present D RAFT Staff present: Jim Row, Community Services Director; Debbie VVadleigh, Aquatic and Facilities Manager; Stu Spence, Recreation Services Manager; Paulette Zastoupil, A.A. 3. Approval of Minutes from February 12, 2008. Joseph Nicoletti/Eric Morris - Motion to accept the minutes as written. The motion . passe unanimous y. 4. Election of Officers Joseph Nicoletti nominated Bruce Thomas for the position of Board Chair. Bruce Thomas accepted the nomination. Joseph Nicoletti nominated Rosetta Wangerin for the position of Board Secretary. Rosetta VVangerin stated in last meeting that if nominated, she would accept. Joseph Nicoletti/Charlene VVilliams - Motion to elect Bruce Thomas as Board Chair, and Rosetta Wangerin as Board Secretary. The motion passed unanimously. 5. Business from the Audience Beverly Koutney - 2781 J Street Hubbard, OR 97032 Mrs. Koutney asked the Recreation and Park Board to endorse/sponsor a North Marion County Senior Center. She stated that there was interest from seniors to bring all the current activities together to one location. She stated that she would be seeking support from the Hubbard and VVoodburn City Council. The Board asked Beverly questions and agreed to support the concept for a Senior Center. 6. Mill Creek Greenway Project Jim reported that the design team has put together a draft delineation of the wetlands and a preliminary trail alignment. Meetings are set to discuss regulatory issues, and then wetland permits will be requested from the Department of State Lands and the Army Corp of Engineers. Once the preliminary design is established, a community meeting will be held to solicit public input and feedback. If necessary, we will modify the design, develop final cost estimates, and put the proj ect out to bid. The State grant we received last year requires that substantial work begin on the ground within the first year. To meet this requirement, we will replace the playground in Hermanson Park I this spring and begin trail construction in 2009. Page 1 15 Minutes Woodburn Recreation and Parks Board Tuesday, March 1 l, 2008 7:00 p.m. 7. 2008-2009 Budget Jim reported that the City is in the process of developing the 2008-09 budget. At the April Sth budget meeting, the baseline budget and the additional funds requests will be discussed. He attributed John Brown's conservative fiscal management style for maintaining a strong City budget over the last decade. He shared that, in recent years, Woodburn has been able to continue the level of service, fund a 10 % contingency, and still have funds available for additional projects. Jim walked the board through the additional funds request procedure. Jim went on to explain that a new Aquatic Center HVAC system project is one of these requests and the reasons that he felt the budget committee would support this request. If the additional request is approved, he said there is money in the current budget to begin engineering design work on the project. This project could potentially be completed during the annual Aquatic Center maintenance shut-down in October of 2008. 8. Playground Restoration Projects Jim reported that Burlingham and Hermanson I playground structures would both be replaced on Friday, May 16, 2008. The Woodburn Academy of International Studies High School has committed their 200-250 high school students and 20 chaperones to help with both projects. The department is hiring two playground installers that will be the experts on each site. They will make sure the prep work is done in advance and give directions to our volunteers. Jim shared that a 7 foot high, 3500 pound, concrete and fiberglass climbing boulder will be installed at Hermanson I playground. 9. Park and Recreation Master Plan Update Jim reported earlier in the meeting that the consulting firm has received approx 200 returned surveys. The number of returned surveys is much lower that the minimum of 300 that we had hoped for. The returned surveys will hopefully be demographically and geographically representative of the community. The consultants will make a findings presentation in the spring. 10. VVeed and Seed Jim explained that Weed and Seed is a Department of Justice initiative. The focus of the program is to weed out drug abuse and criminal activity in the community and to seed in social services, prevention, intervention, treatment, and neighborhood revitalization, with community policing linking the two. Jim shared that interviews for the Weed and Seed Coordinator is Friday, March 14, 2008. Eric Morris, Park Board and Steering Committee member will be involved in the interview and selection process of the Weed and Seed Coordinator. If they reach a hiring recommendation, it will be made to the Steering Committee at the March 25tn meeting. The Steering Committee will be meeting regularly the 4th Tuesday of each month at 4:00 p.m. at the Woodburn Police Community Room. Jim reported that he was fortunate to attend a National VVeed and Seed Conference held in Portland last Week. It was incredibly educational and will help the department expand the teen programs because funding is now available. VVe will have the opportunity to work closely with the schools and their school resource officer to identify kids in need of Page 2 16 Minutes Woodburn Recreation and Parks Board Tuesday, March 1 l, 2008 7:00 p.m. outreach and services, and get them involved in positive activities. Unfortunately, Federal Budget cuts will reduce year 2 funding by $100,000. 1 l. Business from the Department Recreation - Stu Spence Stu reported that youth basketball finished with a successful Jamboree held last weekend. Girl's softball is taking signups for 6-12 year old girls and he is looking for a league to play in before the season starts in late April. T-Ball signups are starting and the season will also start in late April. He shared that he has organized the teen program with a new set of guidelines, to focus more on positive outcomes for the teens in the program. Three teen field trips during Spring Break; March 21 to Aquatic Center with pizza, March 26 to Country Meadows to play pool with seniors and March 28 to Bullwinkle's Family Fun Center in Wilsonville. The playground equipment installer for the Burlingham Playground Build prefers to install the main support posts the day before the build. Tanes Quinones, Woodburn Oregon National Guard, has committed 6-8 guys to help with this project. The day of build, the high school students and volunteers will bolt the structure together install the surfacing material. Stu has been in negotiations with Cruise Holidays at Senior Estates to partner future trips. Our commitment would be to advertise and promote the trips. We are offering Spring Break Day Camp for ages 6-12 years, which will be a 6 day camp, 7:30 a.m. - 6:30 p.m. and the cost is $70.00. We currently have 15 kids signed up. Stu stated that he is applying for a$1,000.00 grant to launch a scholarship program that will pay 75% of registration fees if they qualify for a scholarship. Stu is implementing a department Van Safety Curriculum which includes a video and test from Oregon State University. Stu thanked Kirk Schmidtman for donating a pool table and accessories to the Teen Scene at Legion Park. Also, Stu has organized an Easter Egg Hunt for children 0-12 years of age, Thursday, March 20, 5:3 0 p.m. at Settlemier Park. Aquatics - Debbie Wadleigh Debbie reported that Aquatic Center new programs and activities have seen a great response. An activity on Leap Day included a morning mini Hawaiian luau with grass skirts, plastic lays with mock pina coladas served and various relay games throughout the day and pineapple raffles. On St. Patrick's Day they will have a "Lucky U" event with gold shamrock coins with prize indicators. Swimming Lessons included 100 participants. On March 26th will be a 2 for 1 admission. She has been busy co-planning with Stu additional summer activities in where they can combine dry and wet activities, including family swims and BBQ hotdogs on the grassy area. Debbie is planning to hire an Activity Leader for the summer to run extra activities, so lifeguards are not pulled away for these activities. Debbie is going to offer water polo throughout the summer and encourage high school kids to be involved in this fall school sport. Page 3 17 Minutes Woodburn Recreation and Parks Board Tuesday, March 1 l, 2008 7:00 p.m. Parks and Facilities - Jim Row Jim provided the Board a copy of the Aquatics Risk Management Assessment and Recommended Improvements Report that was presented to City Council on March 10, 2008. This report is an internal analysis following the May 2006 drowning incident, in where the department commenced a study of the Aquatic Center operations. It examines seventeen categories of the Aquatic Center's operation and notes recommended improvements, as it was deemed necessary. In formulating these improvements, American Red Cross guidelines, and Oregon Administrative Rules, chapter 333, Public Swimming Pools, served to establish the applicable standards of care. The improvements are based on the premise that, ultimately, the safety of every Aquatic center guest falls on the shoulders of the city, Aquatic Center management, and each individual Aquatic Center employee. Jim reported that the City's Master Fee Schedule had been updated and was adopted by City Council on May 10, 2008. Jim talked about Centennial Park and the steps it will take to finish the final phase. He will submit a State Grant to seek funding, but first needs to update the 10 year old concept plan and obtain good cost estimates to make a reasonable request to the State. The Mid-Valley Youth Ball Association has agreed to seek funding through their 501 3-c Foundation to help with this final phase. 12. Future Board Business None. 13. Board Comments Eric Morris asked how the Lifeguard Training Program was working. Bruce Thomas asked about the Woodburn Foundation status. 14. Adjournment 8:35 p.m. Rosetta VVangerin, Board Secretary Paulette Zastoupil, Recording Secretary Date Date Page 4 18 ~ ~ ~ ~ ._ ~ ~~ ~ ~ a °' ~ 0 0 ~ L ',, ~ o ~ ~~~... ,', ,', ' ',, ~~~~. C ~ L.L ~ N c~ ' ' ' U 0 ~ ~ ' ' ~ ~ ' O , ' ~ (.j C ~ ~ ' O ' L Q N N C 2 ~~ ~ ' N ' ' U~ o aa a~ ~ ~ o ' ~ a--~ ° N ' ' Q ~ ~ N ' ~ N ' ' ' ' + ~ , ~ ' ~ ' ' ' A ~ ~ ' ~ ' ' ' O Q- ~ ~ ~ ' ~ ', ' ' ~ N ' O , ' ' O L N ~ ' ' U Q- +-~ ~ O ~ ' ' ' Z ', ' N U U ~ ' ~ o ' ! ' ' ' O ~ Z L ,,, N ' ~ ~~.... 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Y . . . . . ~ f ~' ~ h ~ ~~~ . .. ~ ~ , ~ ' ~ • Oregon Law (ORS 197.763) governs local quasi-judicial land use hearings and requires that persons who attend be advised of certain rights and duties before the hearing begins. • The law requires the City to list all substantive criteria relevant to each hearing. The applicable criteria are listed in the notice of public hearing and the text of all applicable criteria is printed in the staff report. The law requires that all testimony and evidence be directed toward these criteria or other criteria in the plan or land use regulation which the person testifying believes to apply to the decision. • Everyone who wishes to testify before the City Council will be heard. Please come forward, use the microphone, and give your full name and address. The public testimony portion of this hearing will be after the staff report and the applicant's presentation, as shown on the procedure outline on the left wall of the Council chamber. • The law includes a"raise it or waive it" rule. Failure to raise an issue accompanied by statements or evidence sufficient to afford the City Council and all interested parties an opportunity to respond to the issue precludes an appeal to the Land Use Board of Appeals based on that issue. Failure of the applicant to raise a constitutional or other issue relating to proposed conditions of approval with sufficient specificity to allow the Council to respond to the issue precludes an action for damages in circuit court. • The law provides for an opportunity to supplement the record of this hearing with additional evidence or testimony. Any applicant rnay request, before the conclusion of the initial evidentiary hearing, an opportunity to present additional evidence or testimony. The City Council will grant the request by either (1) continuing the public hearing to a specific date and time at least seven days from the date of the initial evidentiary hearing, or (2) leaving the record open for at least seven days for additional written evidence or testimony. • If the hearing is continued and new written evidence is submitted at the continued hearing, any person may request, prior to the conclusion of the continued hearing, that the record be left open for at least seven days to submit additional written evidence or testimony to respond to the new written evidence. If the record is left open rather than continuing the hearing, any participant may file a written request to reopen the record to respond to new evidence submitted while the record was left open and the City Council will grant that request. The applicant is allowed at least seven days after the record is closed to all other parties, to submit final written arguments, but not new evidence, in support of the application. • If additional documents or evidence are provided by any party, the City Council may allow any party to the hearing a continuance of the hearing, or leave the record open, to allow the party a reasonable opportunity to respond. Oregon Revised Statutes 197.763 requires the City to list all substantive criteria relevant to each hearing. The applicable criteria from the Woodburn Development Ordinance are: • 1.1 ORGANIZATION AND STRUCTURE • 1.101 Structure • 1.102 Definitions • 2.1 LAND USE ZONING • 2.101 General Provisions • 2.104 Medium Density Residential (RM) • 3.1 DEVELOPMENT GUIDELINES AND STANDARDS • 3.101 Street Standards • 3.103 Setback, Open Space and Lot Standards, Generally • 3.104 Access • 3.105 Off Street Parking and Loading • 3.106 Landscaping Standards • 3.107 Architectural Design Guidelines and Standards • 4.1 ADMINISTRATION AND PROCEDURES • 4.101 Decision Making Procedures • 4.102 Review, Interpretation and Enforcement • 5.1 APPLICATION REQUIREMENTS • 5.103 Type III Application Requirements Additional substantive criteria relevant to this hearing are: • The right-of-way standards of the Woodburn Transportation System Plan. ~ The accessible parking standards of Section 1104 of the Oregon Structural Specialty Code and ORS 447.233. ~~~~ ~~ ~~~~~~A~~ ~~~~~ ~~~~~~~~ ~~.~~~~~~.~~ ~~~~~ ~~~~~ ~ta~'~ ~~p~r~ c~~ ~~~i~ ~ far p~:b~~~ h~~r~ng b~ ~~~ ~~~~r ~au~.c~l ~~ ~~~i~ 1 ~, ~~~~ Ci~~r of ~~~~bu~n ~ta~f ~on~~.~~: I~on I~o~en~, ~~~oc~at~ p~~.n~~~, ~Q~-~~2-~4~ ~ ~~ ~~~~`~1~ ~A~ ~D4"~-Q'~ ~~~~ ~~D'~-~~ ~~p~i~~~~~ ~~~~~ ~~e~~~ ~m~e 11~u~t~lTec~ ~~g~nee~.ng 1~ 5~~ 3~~ Str~et S~ ~al~m, C}R 97~02 Prapertg~ ~~vner: Bra~ Sch~ell ~"~~Tw ~~.e~s ~~~.~~, ~r r~ 1 ~R33 ~,r~r ~E~-r~~`~~'~~~ P~~~'~~v~~ Be~.ver~on, C~R 97~D~ Sub~~ct ~ro~ert~: ~4~ E~st Lincol~ S~ree~, iden~~f~~d o~ ~~i~o~ ~ounty Tax ~ssessor'~ ~aps a5 To~nship 5 Sou~h, Ran~e 1'~Uest, Sect~an ~SC~, Tax Lo~ ~5~~ A,ppl~c~~~~~ ~le~~~d ~o~ple~~. J~.~.uary Z3, ~0~8 ~Z~-I~ay Ru~e D~adline. I~a~ ~~, Z00~ ~~~ure of th~ ~pp~ica~ion: The appl~ca~~ reques~s a d~sign review fa~ ~~ SWu~.~t ~nu~t~p~e-~'amily de~~~lap~.en:t, a v~ar~anc~ fro~n ~D4 Z. ~ ~4.~6.B and 'Table Z.1.5 regard.ing densi~y, and a~. e~.cep~~a~ ~a ~treet r~gh~-of wa~ and i~prove~ents on ~as~ L~ncoln Street. Tab~e of ~ontents 1'V~~~~ ~AI..~~ A ~D~~~~~~w' ~~~r~~«~~r~s~~~s~~~~~~~~~r~~~~s~~~~r~r~~~~r~~~r~~~~r~~rs.~~~~~s.~~~~.s~rs~s~s.rrasr.~•r.s.rs~..a~~sr~~+~~~~~~r~~r~v~~~~r~s~ L ~~~~V Y~.i~~ ~~~~~~ i*.rrr...a.~•.~~.~~..~aar.~~ra~.~ar~..~•~~~~~~~r~~~~~s~~~~.~r~~~s~~srr~~~rrW~a~~~~r~~~~~r~s~~~ra~~~~~rrs~~s~r~.r~~~~.•s.~~.•W~~~• ~ b Ce~.~~al ~ra~~s~or~s ~~rr~~rs~a~~~r~~~r~r~wr~~~rrrr~~~~r~~r~s~~~~~rs.~rs.ra~.~r~r.~~.~~a~~~s+~r.~...~a~..~.~~~..••.~~~~~~r~~s~~~~r~~~r~r~rr~rNra~.r. ~ ~ry'~~~~ ~~A~,{4Ji~ { ;AqI~~~~il~~W.A ~.~~~ i./~~~.AA.W~ hlY~~~4Mi~U Y~YIki~~~~~~~M~Ri~~~i~i~~11~~Rif~~Mi~NRifY~il~~~~~~aVF~~~~a~~~~iY~~y1iN~~• ~ ~f t / ~~~~~i~7~/~y~~~ao~•+~sr~~r~~~r~ra~carrcrra~c~c~rarxacsrrrcr~cv+res.r•r~r.+.+.o..•.ra.o~~+.~a•a..ssaa~..a~o~¢•.•saao•saa6iWOkYfC6000i06II0ROWCII1600i60/sen ~ V S~re~~ S~~~d~.rd~~~~r~~~rr.s~~.~~i.~~~~~.~a.~~r~r~~.~.r•~a~~a~~~~~s~~~~rR~W~~~s~s~rrs~rr~rrs~rrrr~~~~~r~~~r~y~s~~~~s~~r~~~i~~aasr~..~sr.+~.~~a~~r~• 4wil ~~~~~t~o~ ~o S~r~~~ ~~g~~ ~~~a~ a~~ I~pro~~~r~e~~ ~e~~~~~~e~t~ ......................~1~~~~~~~~~~~R~i~~1~~1~R~a.. ~~ .~~~e~~ Sta~.~ard~rr~aa/~1~~~~s~~1a~~~~~~~~i~~~e~~~{~~is~Y~YY~~~~~s~M~~~~~~Y~~1i~/kyN~iirk~tk~~~l1~~1i~i~~i~~i~i~l~ik11l~l~i~~R~ii~Ywa~~so~{~ft~~~i\~~ ~f~ ~t~~~~ P~~~~g a~~. ~;~~di~.~ ~~~~~~~d~ .............................•~•~~ar~~rrr~r~.r~ri~a...................................., 2~ ~„~d(,j.~~~~l~~11A~ ~&~~~~~~~~ .ssaeeaeasrRaraaseeeaaa:aa~+:~.see.a*~sa.a.e~r.ae:.:r.sr~aesxer~r~rm~reessesfe~rk~m~e~s~esyeeeeereaseesee.s.••••.e~~.r~ ~~ ~iV~.~~~V~~J.~~ ~~~~~ ~1r~~~V~~LL~~.] 46~~ ~~~~~~A~~ rrs~~~sra~rrr~~s~~.rRrr~s~~~~x~~Rrr~~~~r.r~~~s~e~a~.rf..~s.....a~..~a~~~~~~«s~r•~/ )..JLG6~~~,~~V~~~~~~L~~~~ ~~R~~y~l1~1F1~1~l~~fil~~~il~~~~~R1~~~~~~iF~~~~~~~~~~~.~a~.....a~+as.....s...•e.aaa....•a.a.r~sr~Ra~rN~~~rRarrsra~.a.f I~ ~~~~i/il~~~~~ ~a1.A~ ~J~~~[J~~~ ~ea~~~~a~r~sae~r~>Ra•...ss~ae:..•sasae.~..r...a~a~sM~sre~•e~sm~.ase~~~~re~~~~~ar~rr~e~sexR~:z~r~.•.•.•.s•~.a•~~~~~•.f ~ ~.1~an~n.~~ii~ ~~v~~o~~n~~~~~~a~n~n~ ~~0~?' ~~esi~~ ~e~ie~u1l~~ ?~~~-12 ~~S L~n~c~~n 5~~~~~1~~af~ re~or~ Co~nc~~.~ac P~g~ 10~` ~ 1 25 ~~t~c~ a~d ~ro~~d~r~e ~ ~+~nd~tio~. af ~~~ Prap~r~: T~.~ ~ub~ect ~ro~~r~~ is ~~~~~ ~~d~u~. ~~nsi~~ ~e~~~e~t~~l ~~.11~~ a~~ ~ is ~~s~g~at~~ ~~s~d~~~i~~ ~~re ~~an ~ ~ t~n~t~ ~e~ Acr~ on r~~ ~a~npre~~ns~~~ ~1~r~ l~ap. The ~ p~~p~~t~ i~ 0.93~ a~r~ ~~, area ~~.~ ~~ ~~~e~~l~ ~c~u~i~c~ ~b~ ~. ~~n~~~-fa~i~y d~~~~ing co~~t~ct~~ ~n s 1 ~~~. ~~ ~re~~~.~.s ~r ~~~d~~a~~~ ~~i~~ o~ ~~~ ~~~e. ~ P~o~~rt~~s ~~ ~~i~ ~o~h ~i~~ ~~` ~. Li~.co~n ~~~~~~ ~.re g~~~~~.~1~ ~~~~~ ~e~i~~ ~~~~~~~ ~~~~~~~t~a~ ~ ~~.~~ ~~.~ ~,~~ d~~~~~~~e~ ~.~~~d~n~ial ~~r~ ~ha~,1 ~ C~ni~~ ~~r ~.~r~ o~. ~~~ ~~n~p~r~~~rr~i~e ~~a~ ~~p~. ~ Prop~~i~~ ~n t~~ s~~~h ~i~~ ~~` ~. ~~nc~~n ~~~~~t ~r~ ~o:~~~ ~~s~~e~.~~~.~ S~ngle Faa~~l~ ~R~~ an~ ar~ ~ ~~~~~~a~~~ ~.~~~~~~~~~1 I~~~~ th~n ~ ~ ~~.~t~ ~~~ ~~r~ ~~ ~~~ ~~~~~~~~~~~~~ ~~ar~ :~~~. ~~ T~.~ p~~~~~~ im~e~i~.~~l~ ~o ~~.~ ~es~ ~~39 ~a~~ ~,i~c~l~ ~tree~~ i~ d~ve~oped wi~h ~ sfngl~-fazni~~ 1~ dwell~~~, and ~~ zo~e~ l~i~. `~ir~~ ~as~~~.~or~ ~~~m~n~ar~r ~c~~~l sit~ abu~~ th~ n~~~. prop~r~y ~ine, ~~ ~nd is ~o~.~~ Pub~~c and 5~~~-Publ~c ~p1SF~. ~~nu~ti~~~~f~.n~~~ dwe~~~n~ abuts ~he pr~per~~r ta ~h.~ ~~ ea~~, ~.nd ~~ zaned R~. P~~p~r~ie~ to the ~ou~~, ~cross ~a~~ Linc~ln Str~~~, ar~ ~e~elo~ed with ~~ s~ngle~fa~nil~ d~u~llin~~, and are za~.e~ R~. ~~ ~'revious I~and TJ~e ~le~i~ions: ~o pr~vious land use c~ecisions for the su~ject prap~r~~ v~ere found ~ ~ in Ci~~ fil~s. ~~ ~ s Pub~i~ N~atice: ~. to~a~ of 2Q no~i~es v~er~ ma~~ed ~a s~.rroundin~ prape~~ o~v~~rs, ~h~ applican~, and ~~ the pro~er~~ av~n.er an ~~r~h 2~, ~~~8. ~o ~ri~~er~ ~~~~~n~s ~.a~e b~~~ ~ece~~re~ i~ f~~o~ of ~~a~ ~o cases an~ ~one have been r~ce~ve~ in oppo~it~an. Un~ publ~c ~.ea~n~, not~ce was re~~urned ~y ~he ~~ Postal ~er~ric~ as u~claimed o~ und~l~~e~ab~e. A public hea~ng no~ice ~vas posted an the proper~y ~z ~~ ~Iarc~ Z~, ~~0~. ~~ ~~ z~ ~s A~~ra~a~ ~r~t~ria z~ ~~ C~reg~~. Rev~sed ~tatu~~s ~ 9~.~b3 ~equ~r~s ~he City ~o ~~st all substant~ve c~iteri~ re~evan~ ~o eac~ ~s hear~ng. ~~ ~.pp~~cabl~ ~r~te~a ~ro~ the ~oadburn I~e~elop~ment C~r~i~.ar~c~ ~'~I~C~} ar~: ~~ ~o l.l Cl~.~~.~I~A'~I~l~ ~~~ STRU~TTJR~ ~ ~ 1.101 Struc~ure 3~ 1.14~ ~ef~nitio~s ~~ ~. ~ I~~ D ~~E ~~~~~~ ~~ ~. ~ ~ 1 C~~~~ra~ Pr~~r~s~on~ ~s ~. ~ 04 ~e~iurr~ I~~ns~~~ R~s~~~ra~~a~ ~R~I} ~~ 3.1 1~E~~~[~~'~~~T ~~T~~EI~~~~~~ ~.~II~ S'T~~~~3~,~,D~ ~~ ~. I D ~ ~t~r~et ~t~nd~~~ ~~ ~. I~~ S~~b~.~~, ~~~~ ~~~.c~ a~,~ Lo~ S~a~~~.r~~, ~~~~r~l~~ ~~~ ~. ~ ~4 ~cc~~~ ~~ 3.1 ~5 C~f~f ~~r~et P~~~~r~~ a~.~ ~aad.~~~ ~~ ~: ~ ~~ ~ ~~~~~~~;~~ ~~~~~~~~~ ~~ ~.l ~~' .~.rc~.it~~~ura~ I~e~~~~ ~u~~~~lir~~s ara~ S~a~d~r~s I.~~~m~u~.t~ ~~~r~~ap~ent'~PIa~~~.~~120~~~I~~s~~n ~.~~r~e~1~~ ~0~~~1~ ~~~ ~,~ncc~In ~tre~t~S~a~`~'repo~ ~~u~.ci~.d~c Pa~~ Z of 51 26 1 ~~~ 1"l~~~~~~t~.~~~.~~~~ ~~~ i ,~~~~t~~~.~t~ ? ~. ~ ~ 1 ~~~~~lo~ ~a~i~g P~o~~~~~~~ ~ 4. ~ ~~ ~.e~i~~v, ~~~er~~~t~~i~n a~.~ ~n~`o~~~~.e~.t ~ ~r~ ~~~~..l~4~~~~~~T ~~1~~~~,.~~~1~~~~ ~ ~, ~ ~~ ~~~~ ~~~ ~~~~iLG~~I9l~. ~~~~~~~111~13.6a~ ~ A~~~~~~na~ ~u~~ta~~~~~ ~ri~eria rel~~a~~ ta ~~.~~ h~aring ~.r~; ~ • T~~ ~~~t-~f ~~~ ~~andar~~ a~ th~ ~a~d~u~. T~~~~~~~~.~ion ~~~~~~ ~1~~. ~ • ~~:e a~ce~~~bl+~ par~ing s~and.~rd~ o~' ~e~t~on 1 ~ ~4 af ~~~ ~r~~on ~truct~r~~ ~pe~~a~t~ 9 ~~~~ ~I~t~. ~~~ ~ i~w~~~. ~~ ll ~ ~ ~enera~ ~~ra~~~s~~~:~ ~~ ~~ Th~ pro~~sian~ of t~.e ~DQ shail be consid~red the mini~n.un~ re~u~a~~ons adap~ed to pron~ote ~ s ~h~ pub~ic h~a~t~i, s~.fet~ ~nd ~ener~~ we~fare; and shall app~y unifor~~y ~o ~ach c~.se ar kind. ~~ af use, ~tr~~~ure or ~and unl~ss ~ari~d or o~her~i~~ c~nd~~~v~ed ~~ a~~owed in ~he ~i~t3. ~~ ~~'Dt~ l.lD1.~~.A~ ~~ ~11 ~ff~~~al~~ depart~e~~s~ e~~l~~e~~ ~i~~lud~ng ~o~~~~~t~or-~f~~~a~s~, ~f ~~e ~~~ ~ves~~~ ~~~~. ~~ authorit~ to issue perm~~~ ar gran~ ap~ro~a~s sha~~ ad~ere ~o ~nd r~~u~re c~nfarn~.ance v~ith ~o the W~~, a~d sha~~ ~ss~~ ~,o per~~~ or ~rant app~o~~~ far a~n~ deve~a~~,e~t vr ~~e wh~ch ~~ ~v~a-~a~e~ ar fa~~~ ~o cun~ply v~~~h cond~~ions or s~andards irnposed to carry out the ''4~I~t~. ['~D~ ~~ 1.lOl.a4] z~ ~'ir~d~:~~s: T~e C~~~ Co~r~c~lor~ a~e of~"iczals o~ ~h~ City ~,~~ are ~o~~ec~~v~~~r ~~~~e~ ~vi~~ a~~hori~~ ta ~~ ~ra~t appro~al~. ~'~e pl~~.za~n~ di~~~~~~. s~aff ar~ e~.~~~ye~~ of t~e C~ty a~d a~e ~es~ed ~~~~a a~~~.o~.~~ ~s ~o is~~~ p~r~n.i~~ ar ~ra~~ ap~~ova~~. ~~ ~~nclusic~n~: ~`~~ ~~~y ~ounci~ors and plann~n~ ~.ivi~~o~ ~ta~'~ ~~us~ ad~ere ~o and r~q~i~e ~~ canforn~ance ~ith t~e ~~~, a~d mu~t ~.o~ gran~ a~p~o~a~ ~or an~ deve~~p~ne~t or ~se ~vh~ch ~s v~olate~ or fail~ ~c~ co~p~~ ~vith co~~i~ions or sta~dards i~pos~d ~a ~arry ~u~ ~he ~D~. T~BL~ 4.1 STJ~~AR~' ~l~' D~~ISItII~S B'~ T~PF ~e~~ion ~l~c~~io~ ~ ~I ~~~ Ii~ ~ A ea~ 4.1 ~~.~~ Ca~~-C~p ~.e~r~~~r ~~ ~he ~i~~ Counc~I: T~pe ~I or I~I ~e~~~ion ~ ~~ ~.~~ ~~~r d~~~~~~~-~~~~~, ~~~~~~ ~a~~ ~~~ ~~~~~r~~ ~~ i~~a~~ ~o~~~~i~~s o~ ~.p-~r~~~~ ~~ rea~an~b~~ ~e~a~~d to i~~~~t~ ~au~~d by ~~e d~~e~op~e~~ or d~~~~~.ed ~a e~.s~r~ t~~t a~~ ~ ~ ~~~~~~abl~ ~ppro~a~ ~t~n~ards ~cre~ ~r ~~r~ b~, ~~~ ~n `~~~~ ~I, I~I a~d I~ dec~s~o~.~ :~~~~P'T ~? a~~.~~a~~vn. ~.I~ car~~i~~~~~ Qf a~~rov~~ s~~ll ~~ ~~~ar and o~~ect~~~ or if ~~~ ~~~~~~i~n r~~~~res ~~ ~~~+~r~~~~~ ~~~~~ pr~~vi~~ for ~ ~~.~~eq~e~~ opp~~~~.~~ f~~r ~ ~u~~~~ h~~r~n~. ~~~D~ 4.~~~.~5.~~ ~~ ~'~~~~~~~: ~~~~-~~ ~.~~~~~ ~~ ~l~~e ~~~~ ~~~n~~l ~~ a T`~~~ ~~ d~c~~~o~. ~"~~ ~~~~ ~a~.n~~~ ~~ ~~e ~~~~ ~~ d~~~s~~~-~.a~i~g b~o~y ~~~~. ~.u~~.o~ity ~~ ~e~~~~ T~~~ ~~ d~~~~~on~. ~:~~on~,~r~~ty ~e~ve~~~men~i~~annin~l~~~~0~7es~~ra ~.~~ri~~;~~. ~~d~-l~ ~45 L~~~oln ~tr~e~~~~aff repo~ ~`au~~~l.~~~ P~be ~ of ~ ~ 27 ~~~nclu~~on~: T~e Cit~ ~~uncil h~~ "th~ au~~o~.t~ ~a i~~~~~ ~~n~~~i~~s ~f a~prova.l re~~~r~a~l~ ~ ~e~~t~~ tQ ~~p~.ct~ c~~~e~ ~~ the ~~~~~op~~~~ ~~ de~~~~.~~ ~~ ~~~~~e th~~ al~ ~~p~~~~.b~~ ~.ppr~~~.1 ~~~a~.~~rds a~~, c~~ ~a~ be, me~." I~` a c~r~d~t~a~ of approva~ ~~qu~~~~ ~i~cre~~or~, ~~~ ~~u~.cil rr~~s~ ~ req~~re a~u~~~~ hear~~g o~ ~~e ma~~er. ~ ~ ~~~~n~ar~s a~d ~uid~~~ne~; T~~ ~~~ r~f~r~ ~o ~~t~. s~~.c~ard~ ~.n~ ~u~d~~~~~~ ~n ~~~ ~~c~~~n ~.1, ~ ~e~~l~~~er~~ ~~~d~~~nes ar~~ ~~~.~.dards. ~~ ~~~o u~~s ~~i~ ~~~. "s~~r~~~~~~cl~" a.~d ~~ica~~~ p~o~~~.~s ~ ~~~~ ~`~a~ a T~e ~ re~~~~v, th~ cr~~~~~. ~ . ~ s~~~~ ~~ ~~~d a~ "s~~~~" a~~ ~~~.~1 ~~ ~.~~~~e~ ~~ ~~~.~~~~d~'~ ~ ar~~ "~"~r ~. ~`~~~ I~ ar ~~I ~e~~~~v, ~h~ cr~ter~a ... ~hal~ b~ r~~~ ~.~ "~~~u~d" a~~ ~hall be a~~li~d a~ ~ ~ ~~~~l~n.~~n~~ ~ ~ ~~~ 1.1 ~2 ~ef ~~~ ~pp~~~val ~t~n~~~R~s a~ "~~I ~~a~~~.~~~ ~h~c~ ~~~~ b~ ~~~ i~. ~rd~r t~ ~p~r~~~ ~,~. ~~ ap~li~~tio~." ~ta.ndards are in~~~~~1~ r~qu~re~nents~ a.~ in~~cat~d b~ the u~~ ~f th~ ~~~d~t~~ ~~ "shall." Th~ C~~u~.c~~ daes ~ot have th~ ~~a~ut~r~ authari~~ ~~ app~o~~ a~a ap~li~a~ion ~hat doe~ no~ ~~ sati~~ ~~1 of ~~.e appli~abl~ a~pro~al ~~an~a.r~~ ~ ~~d i~ ~n f~~~ ~~o~iihitea~ f~~r~ ~.o~~.g ~~ ~bg~ ~~J~ ~ s 1. ~~ 1.~4. The Counci~ has ~h~ au~~or~t~ ta ~nodif~ a~imens~ona~ ~t~.nd~rd t~rough a varia~.ce ~~ ~~~cedure, a~~ ~~.~ mo~if~~d s~a~da~d ~hen becomes mandatar~ for a~.~ concur~ent or subsequent ~ ~ ap~~~ca~ion. i ~ u~~~~~lir~~s c~~sc~b~ ~~.~ ~c~r~m~r~~cy' ~ ~~~s~ ~f ~~ai ~o~s~~~u~~s app~ropr~a~e ~~~reiapr~en:t. ~ ~ Cuidelin~~ are ~a~ ~an~~.~o~r ~~an~iard~, a~ ~~.dicat~~ ~y ~~.e ~~~ o~' ~~e u~o~~ ``~hoU~d.~g l~a separ~.~~ ~~ proce~s, such a~ a var~an~e, is n~cessary ta ~va~~e or ~od~fy a guidel~n~. The ~ouncil m~.y appro~e ~~ ar~ ap~~~~a~io~. ~ha~ does ~ot ~a~~s~y an.~ or al~ of t~~ ~pplicab~~ g~id~li~~~. ~ev~r~~~less, th~ ~~ ~u~d~~~n~~ al~ a~dres~ "i~np~.c~~ c~.u~e~ b~~ ~~.~ de~~~lop~~n~" an~ a~e ~~.us ~o~e~~~ng ~~~e ~l~a~ ~~ u~enforceable asp~rationa~ s~atements. By s~a~in~ tha~ a~idel~~~ "shauld" be ~.e~, ~~.~ WDC~ z~ ~rea~e~ ~~~buttable presu~~~i~~ -~h~t ~~~ ~~.e ~id~~~r~~ is pre~~.m~~~ ~Q app~y a~nles~ t~~ appli~ar~~ ~~ ca~ demon~~~a~e w~~ it ~hou1~ ~ot. The b~.r~en. ~~ r~bu~~~n~ th~ pres~~.~~~o~ is ~n t~e appl~can~. ~~ ~`~~ ~~~~c~l ~s ~n~.e~ ~~ ~~~~~~~~~~ ~~ ap~~o~e a~ a~pl~~a~~o~ ~~a~~ da~~ rio~ ~~~i~fy the ~~~~~~~~.~s. z~ C~~der ~t~ e~press a~uth~rity "~o i~pose cond~~~o~s ~~` approva~ rea~o~aab~~ r~~a~ed ~o ~n~~ac~~ cau~ed zs by ~~e ~~v~1a~~n~nt," t~e ~ouncil ~~.y requ~~e conforrr~ance wi~~ t~e gu~~el~nes contained ~n the ~~ '~I~~. ~o Th~ app~~can~'s sub~a~~~al sh~uld ad~~ess ~u~deli~~s a~ well as sta~dard~. The ap~~~cant ~hould ~~ ~ar~~cula~l~r d~s~~~~ ar~~ gu~d~~in~ t~~.~ is ~~~ ~.~t and e~plain w~~ co~p~~ance ~ith tha~ ~~.idelir~e is ~~ ~~.prac~ical an~ ~ow th~ p~a~o~~d leve~ of ~amplia~~e ~s cam~~nsur~t~ with tihe ~mpac~s caus~~ by ~~ ~h~ de~v~~~p~~~,~. ~`he ~~~.ff r~~or~ shoul~ ~~~~lar~y addre~~ the a~plicab~~ g~~~e~~mes, ~s a~n~t~er ~~ of ~ao~ pu~blf c~o~~~~ -~~` n~~ ~ctually 1~~~~ r~qu~re~a~n~ ~- t~~ Councfl shoul~. ~.~t ~ai~~ ~~uidelin~s ~s wi~haut s~~n~ ~egree o~ ar~a~~s~s a~d appro~ria~~ ~'~~din~s. ~~ ?~ ~~ t~~r~der ~ conso~~dat~d revie~Y, al~ ~~~l~~a~~o~~ ~hal~ be ~ro~e~~ed fo~~a~ring ~h~ pr~~e~~res ~~ a~p~~ca~~~ f~~ ~~e ~~~~e~~ t~~e ~~~~~~o~ r~q~~~~ed. ~t ~~ ~~~ e~~r~s~ ~~1~~~ of' th~ ~`i~ ~~~~ ~r~ ~e~~~~p~~nt r~v~~~ no~ b~ ~e~r~~n~~d ~~~+~ d~~~:r~te ~~.r~s ~~ a~~~~~~ ~h~~ pre~~~~e~ a ~~ ~o~pr~he~.~~~e ~e~~~~ ~~'t~~ e~~~re de~~~~~~e~~ a~d ~~~ ~~~~~~~~~~ ~~pa~~~. ~~~~ 4.~~~.~~~ I:°,Ca~n~ni~~ I~~v ~~o~n~en~lPla~.~~~~~2~~~~~~~~~n R~~ie~'~DR ~~~~~ 1~~4S ~,~n~oln 5~~~~t~,~~aff r~por~ Coun~il.dac ~a~~ 4 of 51 28 ~~~~.f~ ~~~ I~.~~~~~~~~ ~~ ~.~J~~k..~~~~~ ~~ ~~~~! ~~c~~o~. l~eci~~on ~ ~~ ~I~ ~~ ~ A eal ~. ~ O~.Q~ +~a11-~~~ ~.e~ie~ b~ th~ ~~~~ Ca~n~~~: ~`~pe ~~ a~ I~~ ~ T~~c~~~~~ 5 ~ ~ ~3.~~ I~~~~gn ~~~~e~v ~`ar ~.II ~~ruc~ur~~ I ~~~ ~~. ~'~. ~R i ~~~~ ~. ~ ~3 .1 ~ ~~~ept~~~ ~o ~~r~~t ~igh~ of ~a~ ar~~ ~~.~ra~~~r~~ ~ ~~ ~~~~~~~~~ ~.1~~.1 ~ ~'~.~~~~ ~ ~ ~`~~d~ng: ~'~.ri~.nc~s, D~s~~r~ ~~~ie~rs for ~tr~.ctur~~ 10~~ ~quar~ ~"ee~ ~~ ~ar~, and F~cept~a~s ~o z Str~~t ~~~~it o~ ~a~ and Ir~pro~~~.~~.t ~eqa~~~e~e~~~ ar~ T~~e ~I~ de~~~ion~. Ca.11~~Jp R.~~ie~v ~y ~~e ~ ~~t~ Cou~.c~1 is a T~pe ~~ ~~cisian. ~~on~Iusion~: U~~e~ ~I~~ 4.1a1.0~, the ~pplica~ions are cor~sc~lid~~~d as a Type ~'~ ~~c~~~o~. ~ Cons~de~.ng t~e ~.p~~i~a~~~~.s ~o~~ther al1a~~ a c~~~r~he~si~e r~~~~~ ~f ~1~~ ~~.t~~~ d~~r~~opm~n~ an~ . . ~ ~~~ ~:u~~~i~ ~~~~~ ~~~~~.~~~. ~ ~ ~ ~V~[~ Z.~O4 ~I~d~~r~. ~~~s~t~ ~.es~~~~~ia~ ~~~ I~~~tr~ct ~t~~d~rd~ ~~ ~~ There ~~al~ be ~o m~~~~um ~o~ area o~ d~n~e~~~o~~ for ~ult~ple f~~~~~ res~de~t~~~ d~vel~~ngs ~z ~n~~s or ~~~~n~ un~~~ ~ ~he ~~ ~a~e. ~''~~~ ~.~a4, ~"able 2.~.5.~~ ~3 ~'~.~ nun~ber ~f mu~t~~~~ ~~~a~~~ reside~~ial d~e~~~~~ un~~s an ~~v~ ~ha~~ ~e re~u~ated b~. ~4 1. Maxin~u~m residential d~n~~t~, not e~,c~edin~ t~e fallo~v~~n~ s~andards: ~ s a~ ~u~t~ple famil~ ~~vel~ings m 1 ~ d~~lii~g uni~s ~er ~ ~t b~~ld~~i~ ~~~~. ~~ ~~3 ~~ ~ ~4~ ~~ 'Table ~.1.5.C] ~~ I~en~it~ per ne~ a~re: T~e n~u~ber of d~v+~l~in~ units or l~~ing uni~s ~er a~re ba~ed an ~h~~ ian.d ~ s area comn~i~ted ~o hau~~ng and ~on~n~on, pri~ate o~vn~rsh~p but EX~L~JD~~G public ri~,ht of l~ ~a~; pu~l~c e~.~eme~n~s; ~rre~~~ab~e ea~~n~en~s for pr~~ate str~e~~ or a~c~~s ~vays; and priv~~e ~o ~~re~~~ in ~anuf~ctured Dwell~ng Par~s. ~V~D~ 1.1~2] ~~ ~i~d~ng~: The ~ro~er~y i~ cur~e~.~1~ ~.93~ ~.cre in ar~a. ~~ter t~~ r~ght-of ~a.y dedi~~.t~o~ n~~essar~ ~~ far a Ser~ic~ ~o~~~~~or, ~~.e pr~p~r~~ ~ill canta~r~ ~.5~4 a~~e. T~e p~op~~al ~rauld ~~tabl~s~ 15 ~~ ~~~l~~n~ un~~~ ~n the ~~o~~~~. T~.~ ~pp~~ca.r~~ ~as r~q~~~~ed a ~~.~an~~ ~~ ~~e d~~~i~~ ~~~nd~.rd ~fihe ?~ ~a~~.~c~ ~~p~i~a~~a~. ~~ d~~c~ss~~ 4~ ~~.~~~ ~ ~ ~Q ~~ ~f ~~~~ r~~o~.~ ~s ~~ncl~~~~~s: Th~ m~~i~u~n nu~.b~r a~~ d~e~~~~~ units ~e~.~~~~d b~ ~ight u~der ~D~ ~. ~~~, ~`~.b~~ ~~ ~.1.~.~'.1.~. ~s ~4. T~~ ~~~pos~~ d~~~i~~ ~~ 1~.~ d~r~~~~n~ u~i~s p~r n~t ~ui~~able acr~. ~~~ prop~~ed ~ ~ ~e~~~~~ e~ce~~s ~~a~ a~~o~r~~ ~~ ~I~~ ~. I ~~, ~'a.~I~ ~.1.~.~.1 «a. ~T~~ app~~~~~t ~~~t ~edu~~ ~h~ ~~ ~~~~~ct ~~ ~o r~~r~ ~~~ ~ ~ d~e~~~~~ ~.~~t~ ~~ ~b~a~r~ ~ ~ar~~.~~e fro~ ~~~ ~~.~i~~~: ~e~a~~~~r s~~dard ~~ ~f '~~~ ~.1 ~~, ~'~.~~~ ~. I .~.~.1.~. ~~ ~~ ~: ~~"c~n~rn~nity L~~~~~~prn~~tl~la~r~a.~~1~~~~ ~D~~i~~ R~~viev~~I~R ~Q~~-1 ~ ~~5 ~ine~In Str~e~~~~aff re~or~ ~ou~cil.~.c~c Pa~e ~ ~f 51 29 ~ ~~u~t~~~~ de~~~t~ r~s~~cn~~~~ ~u~~d~~~ ~hal1 b~ ~ub~e~t to ~~e de~~~n ~~~ndard~ ~r ~~id~~~:~~ af ~ ~~L~~~/~ ~~~~~s ~~r ~~~~ ~w~o~a~~s~ia~~ ~ F~~:~~n~~: ~~t~ ~.l ~4.~~.~. ~ ~o~ta~~.~ ~ ~c~~e~~r's ~r~~~, an~ ~~ould ~ead ~~th~r "Il~u~~~~~e f~r~i~~ ~ r~~~d~~~i~~ ~~i~~ing~" or ".~e~ir~~ den~i~~ ~~~~~e:~~~a.l bu~l~i~.~s~" Th~ p~a~o~~~ ~roj~~t ~~nsi~~s of ~ ~ul~ip~~ ~`c~~~l~ r~~~~~n~~~~ ~~ild~~g~ ~n ~. ~~~~u~n ~`~~~it~ r~~~d~n~~a~ d~~~~~p~~~~. ~ ~~~c1~s~o~: ~.~ ~~~ ~~o~~s~d ~roje~~ c~n~i~t~ o~ m~l~i~~~ ~~r~i~y re~i~.en~~a~ ~u~~din~~ i~ ~. n~~~~ur~ ~ c~e~~s~ty ~~sid~n~i~l ~~~~1~~~~n~~ ~i~~~r i~t~r~r~t~.~~a~ ~~a~~ ~~ th~ ~~~~l~s~~~ th~t ~~e ~~~~~o~~~~~ ~~ ~"s~b j e~~ ~o ~~e de~~~n standard~ ar guidel~~~s of ~'ec~i~~ .~..~~ ~. ~~.'" ~ ~~ ~~ T~e ~u~~er ~f mul~~p~e fa~~~~ res~~en~ia~ d~e~~~~g un~~~ o~ a io~ ~~~~~ ~e r~~u~~~ed ~~: ~~ ~. ~~~.p~~~~~e v~~~~ ~~i~ app~~cab~~ ape~ ~p~ce a~d s~te d~~~~n ~~a~d~rd~ ~~d ~u~de~i~e~ af iJ ~~~4~V~~.7 ~r~~~~~~r~• ~~~~ ~t~~~a~ l. ~~7~Lr ~M~r~~~~ ~~ Find~n~: Find~ng~ spec~~'~c ~o ~~.~ ~pplicab~~ open space ~n~ si~e des~g~. ~~a~dards and gui~eli~es ~f ~~ Sect~a~s Z.~Q4.~7.~ ~~vhi~~. ~equir~ ~omplia~.ce ~~th Se~~ian ~.10~'.~5} a~e de~a~l~~ ~n ~he a~al~s~~ ~~ a~ S~c~~on 3. ~ Q7.~~, pa~~s 39-45 of ~~.~s repor~. ~ ~ ~~~~~~~~~r~: ~ ~~ ~~~~~~~~ ~~~c~c~~~~~i~ uu~s ~~~~ c~c~~~~~~ w~t~~ ~~~ r~f t~i~ ~.p~~~c~.~i~ ~p~r~ ~pa~~ a.~a ~ ~ ~~~~ ~~s~~r~ s~~~a~d~ a~d guic~e~~r~es of ~ec~~o~~ ~. ~ ~~.~7.~. Com~~~a~ce v~~th ~h~ gui~eli~~s ~ay t~ req~ir~ r~d~~~g~ of th~ pr~ j~ct or a reduc~ian in the nun~ber of ~v~e~~ing ~ni~s. Th~ ~ou~.cil ha~ ~~e ~~ di~cret~o~ ~o ~.~pro~e ~h~ de~re~~p~ne~~ ~~e~ if ~~ does ~~~ c~~p~~ ~v~th a1~ ~pen sp~.c~ a~d s~te de~~~n ~~ g~a~~el~r~es ~f Sec~la~s 2. ~ Q4.~'~.C, or ~o re~~~re co~ap~~ance ~~~~ a~~ o~ al~ ~~zc~ g~ide~i~e~. ~~ ~~ ~e~g~~, Bu~~di~~. The v~r~~ca~ dista~c~ ~bove ~ r~fer+ence d~~u~n n~ea~~red. t~ th~ hi~~~s~ z~ po~~~ of t~e copin~ or fla~ r~of or tv the dec~ ~~~ne af a n~an~sar~ r~~f ar t~ ~~e a~vera~e hei~~.t of ~s ~h~ ~~~he~~ ~ab~~ ~f a p~~~h~~ ~r h~~~ed rao~. The ~e~~~~ o~ a s~~p~~d o~ ~~rra~~d. bu~~~~~~ ~s ~~ ~he m~~in~um~. l~ei~ht ~~f ~~~ s~gn~~nt af the buf~d~n~. The r~feren~~ ~a~un~ sh~ll be ~~le~~~d by ~~ e~~~aer of ~~.e fo~~owing, ~v~~c~ever y~elds ~he grea~~r ~ie~g~.t of bui~d~.~: ~See Fi~ur~ 6.~~ ~s 1. The e~e~a~~on ~f ~h~ h~g~i~s~ adjoin~ng sidewal~ or ~round surface ~v~~hi~ ~-fo~t ~~ h~r~.zo~.~ai d~s~ance of t~e ~xteri~r wa~~ of th~ bu~~d~n~ when suc~ ~ide~va~l~ or ground ~o ~urface i~ no~ n~ore than 14 fee~ abave the lo~vest ~~rade. ~~ 2. An el~va~io~ 10 f~e~ h~g~~r t~an the lowest grade ~h~n t~e sidewa~i~ or gr+~und ~~ surfa~e de~cr~~ed in -' 1" above ~~ n~~re t~an l~ f~et abo~~ ~1~~ ~ow~~t ~rad~. ~~D[] ~~ 1~1C~Z~ ~~ 'The ~n~x~~nun~ h~~~h~ of ~u~l~ing~ s~~~~ no~ ~xceed ~~ fee~. [~V~lt~ Z.lU4.~~.~] ~s ~"i~~~~~~. T~e elevat~~~ dra~in~s ~~~hib~ts "~" ~nd "J"~ sho~v ~~e ~-pl~x b~~ld~r~g he~g~.t a~ ~4'_~'~$" ~~ ~~~ ~~~w 9-~~~~ b~~~d~~~ ~~~~~~ ~.~ ~~~~~~~~~ ~~ ~on~l~~f~~~ T~.~ pr~~~~~~ c~e~~l~~~n~r~~ ~o~p~~~~ ~i~~. ~I~~ ?, I ~~.Q~.~. ~~ ~~ ~~ Th.~ ~~~~~~~ a~utt~ng a ~~r~e~ ~~a~~ b~ a ~.in~~u~ of ~~ f~~~ ~~r~~ an~ ~pe~~~~ ~~~~~.~k, ~'ect~o~ ~ ~ ~. ~~~. ~J~- ~~~~ ~.~. ~~.~~r~.~.~~ ~? ~"~~d~~,~: ~h~ ~~t~ ~~a~ ~~~h~~~~ ~~~,~~~ ~h~~~ ~~~~ ~~~ ~uild~~gs ~r~ s~~ b~.~l~ ?Q f~~~ ~r~r~ ~~~t ~;i~~;~~r~ ~~ ~~r~~~, ~.~~r ~~.e ~.d~i~~~~a~ ~.~~t-a~ ~va~ de~~~a~~~n. ~:~~om.~~~ty ~~~~~op~n~~~1~~ar~in~~2a~~ ~D~~~~~ R~~°i~~~1~R 2~~~- l ~ ~45 ~in~o1~ ~tr~~~~~~a~'f rep~~ Counci~.~~c Page 6 Q~ ~ 1 30 ~ ~on~~u~ion: T~.e prop~~~d ~~~e~o~m~n~ co~.pl~~~ ~i~~. ~I~~ 2. ~ 04.~b.I~. ~ .a. ~ ~ '~~.BL~ ~.1.~ ~r~~e~r~~r ~a~r~ and ~uff~r ~t~n~~rd~ f~r ~.~~ ~a~e~ ~.~u~~~n Pr~ ~r~ ~n~~~.~r S~tba~~ ~.~ ~r ~l~ ~or~~; a~ ~~~~ti~g ~in ~~ f~~l or ~u le~. ~~~1~i~ ~~ ~. f~~~: ~ny p~~~on of ~ ~r~~.a~r~ ~ui~~i~g ~~.1 ~, ~~ ~5 ~, ~~ ~~~ h~. ~~ ~~~~; ~~ ~~.~~~~~~ ~~~~u~ ~~~~~t r~~id~~t~~l ~~~t ~~ ~. ~r~~ ~~~ p~~~a~ ~f a ~~~~. ~~~~~~~~ ~nn~~~ ~~~.r~ ~~ ~, ~~d less th~~ ~ ~ ~. ~~. ~.~~ ~~t. ~ A. ~r~ ~~c~p~~ ~~l~a~.y, outs~~~ ~~~~r~a~~ c~rn~~e ~r a~~~r ~~~~~I~~~d~ ~n~rv~fed ~ro~~~~~a~ s ~~~ ~ra~~ct ~~~ m~re ~~an ~ve ~'~e~ ~~~~ ~ req~ired ~n~~r~~r r~~r yar~ ~e~bac~w ~~~~ ~ 3~:~.~~.~~.~~ ~ P~an~er ba~e~~ ~t~ps; un~ov~red por~he~; c~v~re~ bu~ ~.~.~nc~~se~ ~or~~.~~ a~d pa~~~~, ~ot ~ more ~~an16 feet high, a f1a~r e~~~a~i~~ ~es~ th.a~i ~`our fee~ a~o~e grade and a~ ~east l4 feet ~ fro~m ~he rear ~o~ l~ne, sha~~ be ~~~NIPT fron~ the m:~n~n~un~ r~~r ~ard ~~~~ac~, ~~T~~J 1Q . . . ii ~i~'i~i~.~,~: i~c" ~~~ir'a~1~1~'i ~~'a'v~'~~~5 ~~.~ii~v i~i"~~ ~~1~~.1~~ ~1~~~,ii ct~ ~~~~'u:~~l~it~~i~ ~5 ~~C~. ~11C ~1~~ ~I~~1 ~~ ~~~~~i~~~ "A"~ ~~c~~~ ~1~~ ~~~~~~~~s ~~ ~~ s~~'~a,c~ a~ 1ea~~ ~ ~ ~e~~ ~rom ~he west proper~~ ~~~e ~.nd ~~ appr~~i~ate~y 4~ f~e~ ~ro~a ~h~ east pro~~r~y ~in~. T~e s~te p~an sha~~vs the 9-plex to ~e se~ bacl~ 3~ 1~ fee~ ~ro~. ~~.e rao~~ proper~y ~ine, ~v~~~. a~~o~~ct~a~. tha~ ex~e~~.~ appro~ima~ely 5~% fee~ ~ur~h~r ~~ the ~~ ~or~h, T~~ ~-ple~ fl~Qr p~a~ ~~~h~bi~ "H"~ ~h~~~ t~e pro~ect~o~ ~o ~e a co~ered bu~ ~~~~.cl~~ed ~ ~ entry. ~~ Co~c~~s~o~s: ~"~.~ ~~~~o~~~ ~e~x~~ap~.~~.~ ~orr~p~ies ~~~h the ~~~e~~r ~~tb~ck ~~q~irerr~e~~~ a~'~~I~~ ~~ ~. ~~4.~~.~.~.~, a~d Tab~e Z. ~.?' a~o~~ ~h~ ea~t, v~e~~, a~d r~o~h p~~pe~~ ~~~~~. Th~ nar~he~~~ ~~ p~o~ect~o~ an th~ ~~~lex is a cavered but unenclo~ed ~orc~ an ~he ~round ~oor and is ~~empt ~ro~n ~~ ~~~~ ~~~~.~~.~~ r~a~ ~a~~ s~tbac~ p~r ~'~~~ ~.~~~.D'~.~. ~~ ~~ ~~ C~ff stre~e~ ~ar~~g an~ storage sha~~ be prahibi~ed w~th~n a requ~red se~back or any yard ~~ ab~~~ing a s~re~~ E~C~P7~ fo~ par~~ng ~r~d ~an~u~v~r~~g ~vi~~in ~ drive~a~ l~ad~~g to a ~s ~ar~.ge ~or carport in ~~e ease af a n~anuf~.ctured ~on~e} ar ~d~ace~t to a wal~. ~'~~[l ~~ ~r~~~s~~r~r~r~r~~ ~~ Fin~i~~~: All o~f ~~.e ~xt~r~~~ ~~rki~g ~~ace~ ~.re par~~a~~~ l~ca~~d ~vi~~.~~: ~6 ~~et of ei~her ~~e ~a~t or ~s ~~~ ~v~st ~~~p~~ 1~~.~. T`~~ si~e pl~.~. ~~,~c~~~~~ ~~~,~~~ ~~o~vs a ~r~~~ al~~,g ~~.e ea~~ ar~~. ~ves~ ~~~~e~t~ ~~ ~~ne~. ~~ Concl~~~o~.~: ~~~ a~y ~~~ ~xt~~~r pa~~i~g spa~es ~r~ par~ially l~~at~~d ~~~~~n ~~th~r ~h~ ~a~t or ~he ~ ~ ~~~~ ~id~ ~ard ~e~ba~~. T~~ e~.t~~i~r ~~~ir~~ ~p~.c~~ c~~~l~ ~i~h ~~C3 ?.1 ~~.~~,L~. ~..~.1 b~ re~~o~. ~~ ~~th~ ~~~ep~i~n f~~ ~a.~~~n~ adj~c~~t ~~ a ~a~l. ~~ ~~ ~~ ~`~~ ~~~rar~~~ ~a a ~ara~~ ~~a~~ ~~ ~~~ ~a~~ ~ r~~n~~~~ o~' ~~ f~~~ ~`rv~ ~~~ ~~~~e~~ ~d~~ ~~' a ~~ ~har~~ d~i~e~a~. ~~~~ ~.~~~.tl~.~,~,~.~~ I.1~~~un~~~ T~~vel~~rnent`~~~a~~n~~~~t~~1De~~~n R.~v~ev~~!~DR~ 2~~~-1 ~~4~ ~.,~~ealn St~~e~lStaff r~par~ ~o~r~c~l.da~ Pag~ ~7 of 51 31 ~ :~~~~i~g: ~`~.~ ~i~e pl~.~ ~~,~h~bi~ "A"~ ~~o~~~ that ~h~ ~ara~e e~.tra~.c~s ar~ ~~~ b~cl~ ~~ f~~~ ~`r~~ t~~ ~ ~h~r~~ d~.~~~a~. ~ ~anc~u~i~ns: T~~ pra~o~~~ de~~lap~.~~~ ~ompl~es ~ith ~~t~ 2.lO~.OG.D.1.b.~. ~ ~ ~ I~I~lt~p~~ d~~~ifi~ r~sid~nt~a~ b~~~~ngs ~hall ~~ sub~~~t ta~ the de~i~~, ~~~ndard~ ar gu~d~~~e~ of ~ ~G~~l~~ J.~~~r~J. ~~~~ ~r~~~.~~t~r.~~ ~ Fi~~~~~s: ~DC~ ~.I 04.a~".~. ~. con~~ir~~ a s~ri~er~~~' ~~~rar, and sh~u~~ r~a~ ei~h~~ "~~~t~ple~`~~i~~ ~ r~~iden~~al ~u~~d~~gs'~ ar `~~~~~~~~n ~e~~~t~ ~e~i~~n~~a~ bufl~~n~~." ~"h~ ~r~~~~ed pro~ec~ ~o~~i~t~ of ~~ ~u~tip~~~'a~ily r~s~c~~n~~~.~ bui~d~n~~ in a ~.ed~u~ ~en~i~ ~~~~~~ntia~ ~eve~op~ner~t. ~~ Ca~clusion: As ~h~ ~~a~as~d p~o~~ct consi~ts of` ~nul~~p~e ~a~~ly res~~e~~i~.l bu~ld~n~~ i~ a r~ca~diu~n ~~ ~`er~~it~ re~~d~nt~al ~.evel~pmen~~ ei~her ~n~~~p~e~~t~on lea~~ ~~ th~ c~n.~lu~iar~ ~~~~ ~~.e c~e~el~pm~~t is ~~ "s~.b~ ~ct t~ the d~~~~~ stand~r~~ or ~id~lir~es ~f Sec~~~~ 3.1 ~7. ~5." ~~ ~~ ~~ Devel~pn~en~ ~n an R~ zane, except for a~ing~e f~.mi~~ dwe~i~ng and du~~e~ dw~~~~n~~, shal~ be ~~ subject to th~ se~back and buffer requirenr~en~s af ~'ab~~ ~,1.'~. [~VYDa 2.144.Q6.D,~.a~ ~"ABL~ ~.1.7 ~n~~ri~r Yard and Buf~'er ~~a~dard~ for R.~C ~o~es .A.bU~in ~xv er ''V~~l~ ~xi~ting ~~ngle ~~~n~~y or ~up~ex dv~e~~~n Sol~d b~ck or a~c~itectura~ wa~~ wi~~. anti-~raf~'~~i surface, n4 ~ess ~h~n ~ feet or ~eater ~har~ ~ f~e~ in ~aei h~. ~1~, Pf ~P z~r~~; ~r ~~i~~~~~ ~ed~r~~ ~.~~~~t ~~~id~n.~~a~ ~~.i~ ~~.~1 r~q~~r~~.~r~~~ ~~a~~ be ~.e~~rrr~~r~ed ir~ co~j~~ct~a~. u~ith ~h~ ~ ~~~~~le ~esi~ R~~~e~ ~~~~~~. ~ ~~~ ~ : ~~ ~ ~ ~~~ ~~ ~. v~~~~n ~~e~rance ~r~~ ~~a~l ~a~~~~n na ~I~.n~~, f~~~~, ~va~~, s~ru~ture, or ~~~~orar~ or ~~ p~r~~.~~n~ vb~truc~fon ~~~~~d~~~ ~~ ~n~~e~ i~ h~~~,h~ ~~a~~r~u~r~d fr~n~ t~~ ta~ ~f t~e ~~rb ~~, ~~ ~~~~~~ n~ ~~.~b ~~i~~~, fro~ ~~~ ~~~~.~~~~~ed ~~~~~~ c~~.~er~~~~ ~ra~~~, E~~~F~" ~~ f~~~c~~~~ z ~ ~ . `~~~re~s, p~r~v~~~~ ~~~.~e~~~ a~~ ~~~i~~~ ~re r~~o~~~ ~o ~ ~.e~~~.~ vf ~' fe~t ~~o~~ ~,~ad~; ~~ ~. '~e~~p~one, ~o~er ~nd ~a~~~ t~~e~~~~o~ p~~~s; ~:!~'o~.r~~~t~ I~~~r~1~p~.entOpl~,nn~.~g1~~~~`~I~e~ig~ ~.e~r~e~w1~J~. ~~~~- ~ ~ $~5 L,in~ca~n Street~~~~~'~` r~pa~ Cour~~~~.doc Pa~e 8 of 51 32 ~ 3. T~~~~han~ an~ ~t~~~t~ bo~~~ ~~s~ ~~~~ ~e~. ~~c~es at the ~v~d~~t ~~~~n~ion; and ~ 4. '~r~~~c ~o~~~~~ ~~~~~ ~~d d~~~~~~, ~~I~~J ~e~.~~,1~,~~ ~ ~ppii~~.~t'~ ~~ate~,en~: "T~.e ~~~~~~ant i~ ~r~po~~~~ ~h~ plac~~~~t af ~ ~-~~~~ ~~gh ~~~~t a~~cu~i~.~ ~ ~~.11 a~~~.~ t~~ ~~~~.~~er ~~~~~ ~~.~~~~t ~~o~~r~y. T~~ ~-~~~t ~~~~. ~~~h~ ab~cu~i~.~ ~v~.ll ~.~~ ~ra~h s ~~~~o~~r~ ~~~~ ~~~h ~~:v~ a~ a~~~-~af~~i s~r~a~~.'~ c~ ~~r~~in~s. T~e sit~ piar~ ~~x~i~~t ".~"~ ~~a~~s a ~a~~ ~l~n~ ~~.~ ~~.s~, ~or~~, and ~e~~ ~ro~~~~ ~ine~. ~ ~`~~ ~f~~ ~~ara s~o~~ ~~.~ ~r~~a~~d ~~~1 ~~.~~~~ ~~~rc~~~~n~tel~r ~ ~ ~~e~ ~a~~~ af t~.~ ~~~.t-a~=~r~~ ~~ ~ ~~~~ ~h~ ~as~ an~ ~ve~t pr~~~r~~ ~i~ne~. ~n ar~ err~a~~ ~f ~~brc~~r~ ~, 2~~~ ~h~ ~.~~~~c~~.t ~tated ~hat ~h~ ~ ~v~~~ ~v~uld ~b~ ~~t~nd~d ~c~ ~~e f~o~.~ pro~er~ li~e. ~ o ~~~clu~f on~: ~. so~i~ b~~~ o~ ax~h~t~~t~r~~ ~a1~ ~i~~ ~n~i-~r~~f~~~ s~r~~c~, no l~s~ ~~a~ ~ fe~~ ~~ ~ ~ ~rea~er ~han ~' ~'~~~ in ~~ight, is ~~~~~~~d w~e~e t~.~ ~~o~~~~ ~b~~~ lats d~~elo~ed ~vi~h si~~l~-~'a~ai~~ ~~ ~~~lli~~s ~~39 ~a~t ~,~r~~o1n ~~~e~t, ~o ~~.~ v~es~), in ~~c~~da~.c~ ~~t~ ~`a~~e ~.1.~. ~t i~ ~~scr~~io~ar~ ~~ bu~ a~prapriat~ ~a r~~u~r~ a~va~~ alan~ ~~~ ~orth ~rop~~ty l~r~~ an~ ~h~ nar~~ern por~~o~ ~~th~ e~~~ ~~ p~oper~~ ~i~e, ~v~~~~ t~.~ lo~ abu~~ ~chaol p~a~er~~ ~~ ~1~~ P1~~ ~on~, ir~ ac~ordan~e ~~th ~DC~ ~~ 2.1 ~4.~~.D.~.a an~ T~.b~e ~. ~.7. ~t is dis~re~ia~.a~ but ap~ro~r~ate to ~equ~~e a v~all a~o~~ the ~~ sou~~:er~ ~or~ion of ~~.~ east proper~y lin.~, ~rher~ ~~~ ~a~ a~u~~ ~n e~is~ing mediur~ d~~s~ty res~~en~ia~ ~~ ~~v~lopmen~ i~ the Rl'~ zone, i~. accordar~~e wi~h ~D~ ~. ~ ~4.~~.D.2.a ar~d ~"ab~e 2. ~,7. The wal~s ~ s m~.~t be no ~nore than 3Q ~nche~ in he~~~t ~m:easured ~ro~n ~he ~o~ of ~h~ ~ur~~ ~rithin vision ~ ~ c~ ea~a~.ce ar~as per W~Q ~ . ~ 0~ .1 ~. ~. ~~ ~~ z~ V~al~, Arc~~tectura~: A wa~l ~ha~ ~ncorporates at ~eas~ twa co~~r~ andl~r te~~ures. ~'~D~] 1.~02~ ~~ Findi~.gs: ~`h~ p~el~~n~nar~ plant~~.g p~a~ ~~xhibi~ "E"~ s~.a~s a"~' hi~h si~ht o~~cur~ng C~IU ~~.11 ~~ ~~1I~.~er~als: ~p~i~ face C11~~ ~all ~vi~h one band Q~ sta~.dard smoath face C~IIJ s~t 4' abo~re ~nis~ ~~ ~ra~~. ~~~~ ~~,c~~ude~ a~.~~-g~raf~'~~~ ~~a~an.~.~" ~~~~i~~ct~~a~ ~rall~ a.re ir~~er~ded t~ b~ffe~ a.~~~.ce~.~ ~~ p~oper~ie~ fro~ ~h~ sub~ ec~ ~rope~t~ ~- ~oC to ~u~fer ~he ~ubj ec~ pra~~r~~ f~o~. a.dj ac~n~ proper~~~~. ~~ Conclusi~ns: The prapo~e~ wa~~~ ~ne~t ~h~ defi~.~t~on of an ~rchitectura~ ~v~11. Al1 ar~~.~t~c~ural ~~ ~alls s~ou~d inco~arate at lea~~ two ~olar~ a~.dlo~ textures an th~ s~d~ fac~n~ av~a~ f~on~ ~h~ sub~ec~ ~~ p~roper~y. ~~ ~~ Con~~an refu~e ~o~~e~~~~n fac~~~t~es ~ha~~ be s~reen~d Qn a~l s~des ~y an arc~~~ectura~ b~ock ~~ ~val~ ~~d ~oli~ gate, ~o~i~ ~~~h a~. ~~~i~~~~ff~~~ surface, ~ ~an~~~m~ of ~~x f~e~ a~d a ~a~~~~~ ~~ af sev~n f~e~ in h~ig,h~. ~~~~D 2.~~4<~7.F`.~] ~~ F~n.~ing: T~a~ pre~irrli~a~.r~ pl~t~n~ p~~n ~~~h~b~t `~~'~~ sh~~~s "~~a~ scr~~n. ~~~c~r~~ ~~~~ a~t~-g~a~f~~ ~s ~ealant." ~~ ~c~n~lusio~.~: ~oo~ ~c~~e~ ~en~in~ ~s ~~~ a ~b~~~~ ~a~~. ~`he ~~~~.~~ ~~fu~~ c~l~~~~~o~a f~~i~~t~~~ do ~~ no~ car~~I~ ~vi~h ~D~ ~.~D~.~~'.~'.~. ~~ ~`~ndi~~: ~~ ~~~~ ~~~~ ~~~~~~~t `~,~~y~ ~~.~~~~~ ~~~.t C~~ ~a~~ ~~ ~~~ ~~~~e ~~ll~~~~~n ~~.c~li~~ ~~~~d ~~ ~n ~~ t~~ ~~~~~~~~~~ ~.ra~ ~~~a.~~ ~~ ~~~ib~~ ~a~ ~~~:~~~~ ~~~e~~. ~~ ~~~,~~~.~~~~~. ~`~~ ~~~e ~~` ~~.~ ~e~as~ ~~~~e~~~~~ ~~.~~~ft~ ~~~ld ~~ ~~~~~~~ ~r~~ ~~~t ~~~~~~~ ~t~e~t. ~~ T'~.~ ~I~.~n~~~ ~iv~~~~n re~u~~ts ~~~~ t1~~ ~~~~~i~ r~~~~~~ ~~e r~f~~~ ~~~~~~~~~~. ~~.~~~i~~ ~~ ~~ rata~~~ ~o ~~ ~~~t ~~~ ~a~e ~~~~~ ~~ ~n ~~.~ ~or~~~ve~t ~~~r~ ~t ~~ul~ ~o~ b~ ~~is~~~~ ~a~ ~ir~c~l~ ~tre~~. ~.'~~~m~~~~t~~ D~~e~~prr~~ntlPla~~n~~g`~~~~~1D~s~~n Revie~v'~3~. ?~~~-1 ~ ~~5 Lin~oln ~tre~t0~t~ff re~~r~ ~ouracil.dc~~ ~~be ~ ~~` ~ 1 33 ~. n L 3 ~ ~ ~ ~ ~ ~~~ ~. ~ ~~.1 ~ ~~~`~~I~:C~S Th~ ~~urpo~~ af ~~ar~~n~e ~~ ~~ ~~lo~ a de~~a~~o~ fr~~ ~ N~~~ d~ve~op~.~~~ ~tan~ard E~C~~`"~ ~~~~n~~r~. regard~~~ u~~, ~v~:ere ~~r~c~ ad.h~~e~~e to ~~e ~ta~d~rd an~ v~r~a:~c~ ~~ a ~~~~nd~rd~ v~~~l ~~t u~r~~~on~b~~ ~~npact ~he ~~~a~en~ ~~~s~~n~ ~r ~o~~n~~~l U~~~ ~r ~~~~~l~pr~~~~, ~~~~l~t~ ~~~~~~1~~~~ ~ ~'i~.~i~gs: ~'~~ ~.~p~ica~i~n ~s ~`Qr a ~~~~~e ~a ~~~ ~a~i~.u~ d~~.~~t~ of 1b ~~ve~~~n~ uni~s p~~ ~c~~ ~a ~~ a~la~ ~ ~ ~~~~~~~~ ~~~~~ ~~ ~ ~r~p~r~~ ~~~~~:~~~~~ ~.~~4 a~~~. ~`~~ ~~op~se~ ~e~~~~~ i~ ~ ~.~ ~~~~~~~~ ~ ~ ~n~~~ p~~ ~~t ~ufl~~~l~ ~~r~. ~~ ~~~cl~si~n~: `T~,~ ~.~pl~c~~~~~. i~ ~ar ~ ~~~.anc~ to a ~u~erica~ s~~.~~ard ar~~ r~at to ~ ~~~~.dard ~~ ~~garding use. T~e app~~ca~io~ ~~ r~~~ p~reclud~d b~ ~Da ~.1 a3. ~ 1.A. ~~ ~~ ~~ Adjus~m~en~s ~~ t~~ nu~n~er of pern~~t~ed d~vel~~ng +ar ~~~~ng un~~s a~d to ~h~ use af propert~ 1~ s~a~~ be prah~b~ted. ~V~I~[l ~.1.D2.a3.D.l 1~ ~ ~ F~n~.~~~~: T~e ~~pli~~~~~~. ~~a~ol~~~ a.~ i~~~~~.s~ ~r~ th~ ~~.r~~~r ~~ ~~~lli~~ u~.~~s. ~D~ ~.1 Q2.~~ ~~ governs ~onin~ Adjus~~nen~~. Zonin~ Ad~ustmen~s ar~ sn~all ~~viation~ from a sta~dard, an~ are a ~~ T~~e ~~ land u~e ~~c~s~~n. ~ ~ ~o~clus~ons: A ~or~~~.g ~dju~t~e~.~ f~r ~e~.~~t~ ~s ~pecif~~a~~~Y ~r~~.ibi~e~ by '~I~C~ 5. ~ ~2.03.~. ~ . ~~ Th~ var~~r~~~ pr~~e~~ is ~~~ a~pr~pr~ate ~ra~~ss ~or ad~in~s~~at~ve r~~~ef. ~~ ~¢ ~s ~. r~.`~nim~~ ~f ~.~.~ d~ei~~n~~ ~~i~~ ~~r ~.~~ ~cre ~~f~~r e~~~~~~~~ p~~~~~ ~r~~~~-~f-~v~~~ ~ub~~~ z~ ~r~c~s, c~n~m~n ~rac~~, cv~n~~n ~pen spa~e, ar~d ~a~nd prn~ected ~~ ~he ~~`~'V' o~er~av ~~~~r~c~~ ~~ s~al~ be required, ~xcep~ ~ar par~e~s ~ess ~~a~ one acre ~n s~z~. ~~D(l Z.1~4.a~~A~ ~~ Fin~.i~gs: ~`he pr~posed ~ar~a~ac~ is for one add~~~onal dwe~~~ng unit, ~r ~ 6.7% increase in the to~al ~~ ~u~.ber. T~e n~~ ~ensi~y pro~~s~an o~ ~DC~ 2.104.~~,A. ~pecif ca~ly exen~p~s ~~e ~ub j~c~ prop~r~y ~o a~nd ~.11 oth~r pa~~e~s ~es~ tha~ on~ acr~ ~n size. Standar~s such as ~~tbacks, off s~~eet pa~~.ing, and ~~ d~veways all ha~e ~.xe~ dirr~~~s~ans r~gard~e~~ of lot s~ze. ~~ ~~nclu~~~~~: ~l~h~u~h ~h~ ~~opos~d incr~ase ~~ ~h~s ~ar~~~~l~r p~opez~~ ~s s~a~~, c~~n~la~ively ~h~s ~~ t~p~ a~ incr~~.se ~o~1d substa~.tia11~ c~.a.~~~ ~~e ~har~c~er ~f ~~~ ~onin~ ~i~tr~~t an~ ~a~e sig~aifican~ ~~ ~~npa~~~ on ~ub~ic ~a~il~t~~s prQ~ide~ ~n an ar~a a~ ~h~ c~~~. T'~~ impa~t a~` ~~a~c~ard~ such ~~ ~~ ~etbac~~, off ~~~~e~ ~a~~~r~g, and d~ve~a~~ is d~s~~~par~ion~.~el~ g~~a~~r o~ srn:all lots ~~an on larger 3~ i~~~. ~;~~~ii~1~.~~~", i~ ~~ l~'~~~'~ C~~i~~C~i~~ ~~ ~i ~~~ ~~1~ ~c~~t~-ri~t~~~t t~~~~sl~~ ~~~~.~i~.~~. c~~~ ~ ~~Ta~~ it~t. ~~ ~~ ~ontr~st, th~ cu~ent ~~~posal ~~ ~o ~~.ce~d ~h~ ~ax~~u~c d~r~~~t~ s~a.r~~.~rd. ~~ ~~ ~~ ~r~~~r~a. ~ d~~~r~~~~~~a~ o~~ ~v~~~~~~ ~~~ ~r~~~~i~. ~e~ f~~~~ are ~a~is~ed ne~e~sari~~ in~a~~es ~ ~ ~h~ ~ala~~~~~ o~' ~~~~et~~~ a~d ~~~~~~~~~~ ~~~~~re~~. ~"~~ f~c~~r~ t~,~~ a~°e ~~~t~d ~~ b~ ~~ ~o~~~~~~~+~ a~~ ~~t ~~~~~r~~ ar~~ ~~~ ~~~ ~~~e~~~c~ ~~ ~~ ~~ ~~~~~~~~~ ~~~~. ~'~e ~~c~~r~ ~~ ~e ~~ ~~nsider~d are ~~~d ~~ ~ ~u~de i~, del~b~ra~~~-n~ o~ ~~~ ~~~lica~~~n. ['"~'~~] ~.~~3.~1.~~ ~:'~,Can~~.u~.~~~ De~v~~~p~.~~t~~~an~~~ ~Z~~~D~s~~~ Reviev~t~h ~~~~-1 ~ S~~ I,~n~a~~. Street~~~~a~`f rep~~ ~~un~il.doc Pa~~ l ~ of ~S 1 34 ~ The ~~.r~~n~e ~s ~e~e~~~.r~ ~a pr~°~e~~ unn~~~~~a:~~ l~~.rd~h~~ r~~a~~~.~ ~~ ~~.~ ~~~d ar ~~ru~ture, ~ ~~h~~~ ~~~~~d ~a~.s~ t~e ~r~~+~r~ ~~ ~~ ~~b~~~da~~e ~~ ~~~~~~~~~~~ af ~h~ ~.~~. ~~~~~~~ ~~ ~ ~~n~~~er ~n ~~~~rm~n~n~ w~~~h~r h~ards~i~ e~~~~~, i~~~ud~~ ~ a, P~~~~~~~ ~ir~u~,~t~.n~e~ a~~er ~v~~c~, ~~~ app~~ca~~ ~~~ n~ ~~~~r~l rela~e~ ~~ t~,e p~e~~ ~ of ~rap~r~ i~~~~~~d ~~ia~ di~~~n~ui~~ i~ fro~ o~~,er ~~~:d ~n ~~~ z~~~, ~~.c~~~~n~~ ~~u~ ~ not ii~~t~d ~~ ~~~ ~~e, ~~~p~, ~o~a~rap~~. ~~I3[~ ~.1~3.~1.~.~~ ~ ~p~~ica~.t'~ ~~~.t~~~~a~: "T~~ ~.pp~i~a~~ is ~r~~~~~~g t~a~ ~~~a~~ru~t~~~ ~f ~.1 ~ ~~~t c~~~~~~~iu~. ~ ~~mp~~~. ~er ~~~ ~'a~l~ ~.1.~, t~~ ~a~imur~ mul~i~~~ ~~.~~~ d~e~l~~~ u~~~~ ~.~~~~~~ u~i~~~~. ~ ~.'~ ~ ~a~.~ a~~ ~~ d~~~li~.g ~~~~~ ~~r ~.~t ~uild~.bl~ a~r~. ~'h~ ~~.b~~c~ pr~~~r~~ ~~ a~~~~~~~.atel~ a.9~ ~~r~~ ~~ ~~ ~~~~ a~~ ~~~r~~~~~~ ~~~ld ~I1~~ a ~n~:~~~.~~. ~~~ ~ ~ ~~i~~ ~~ ~~~ ~~t~W ~~~r~~~~~ ~~r~~d~~.~ ~~ ~~~ ~ ~ ~~~~b~r~ ~~~~~r~~~~ ~~~e~a~~~r~~ ~~~~~~~~~, a~ ~~d~t~~~~.~ ~ 1 ~'~~t o~` ~~~~.~-c~~=~~~ ~.~~d~ ~a ~~ ~? ~.ed~~~~~d ~.lc~~~ ~~~ s~u~t~ p~~~~~~ ~~~~ a~~~~~~~ ~~~~~~~ ~~r~~~e T~.~~ ~~~~~~a~a1 ~ 1 f~~~ of ~~~t~c~~- ~~ ~a~ ~edi~~.tior~ r~duces th~ ~o~ si~~ to appr~~i~a~~l~ D. ~9 acr~s i~ s~z~ a~.~ there~ore, ~~u~d anly ~~ a~~~~ ~he ~ons~r~~t~~r~ of ~4 ~n~ts o~ the si~~. ~"~.is ~.~h~-of ~a~ ~~quire~nen~ cr~a.~~s a ~ard~hi~ ~ s ~rhich was ~o~ cr~~.~ed by ~he app~ican~, ~~ere~or~, warra~.ting appr~~ral of the ~rar~~~c~ to d~n~i~y ~~ ~ ~ al~ow l 5 uni~s. ~ ~~ ~`~e applicant ~~ require~ ~a ~o~.~~ruct ~ ~n~nin~~~ af ~ ~n~~s ~n the site. The ~pp~~can~ ~~.~eeds ~he ~~ rriinirnun~ ~weil~n~ u~i~s a~~o~ea. ~"~e ~aria~n~e ~~ ~~~ n~~n~~.~~ ~.evia~~on n~cessary ~~ ~a~~ ~~ re~~o~.a~le e~~n~~.~~ u~e ~f ~~e prQ~~~~. ~~e app~~c~.r~~~~ star~ed exp~o~ng ~h~ ~.e~~Iap~.~r~~ o~~t~a~ ~~ su~jec~ prope~y as ea~l~ as ~arc~ ~QO7. T~e applican~ h~s ~~p~~r~d ~~~i~u~ d~s~g~.s fo~ the s~te. ~~ Tl~e app~ic~r~~ ~aoked ~~~~ a ~ow~~o~~e s~~le de~~lo~~e~.t ~~.~c~ ~~ul~ ~.~~ a~~r~~~r~a~~1y ~~ ~~ ~o~r~house~ b~t du~ t~ ~e~ bac~ ~~q~u~~~n~~~ts a~~ circ~u~a~~~n ~ss~~s op~~d t~ ~~ f~r n~ul~~~~r~i~ ~~ b~~1~~~gsm ~~ I~ur~n~ ~~e ~~i~i~~ ~~.ve~t~~~~io~ o~ ~~~ p~~~e~y ~~~, a~ ~ ~~~r~~~~~~~~ t~am ~~c~ud~~~ p1~n~e~s, ~~ arcl~~~~c~~, ~r~~~~ee~~ an~ a~r e~.pl~y~ee~, ~u~d~~oo~ ~~~ ~~.s~ a~ f~.d~~~, ~~e bes~ ~~~~~~1~ opp~~~.~ty ~~ to ~na~~ ~~.i~ proj~c~ a success. ~e kne~v t~~.~ ~ue ~o ~~e ~ize af ~~e pro~ect e~ery de~ail af ~~,e ~~ pro~~c~ ~a~ ~o n~ e~.ecu~e~ v~i~h prec~sian an~. crea~i~i~~. ~e ~.~v~ 1~ad ~xp~~~~~e ov~r ~~~ pas~ ~s s~~eral years of de~~~oping nu~nerous types of ~e~iden~~~~ an~ ~~x~d use pr~p~r~~es so ~~e ~~ pass~b~lities sp~~~fi~ t~ t~.~s sfte ~rere wide a~~n. ~e ur~~er~~~~d ~hat ~here v~ere set bac~ ~~sues, ~o h~i~~t res~r~~~ia~~, potential~y ~~me d~~~cati~n ~~su~s and va~ou~ o~~.~r cade ~p~~if ~ requir~n~e~.t~ ~~ wh~ch ~ou~d affect our ab~~ity tc~ pla~ the s~te ~vi~~.~ut employing d~1i~~nce and that ~e ~vauld ~eed ~~ ~0 look ou~~i~e ~he box. ~evera~ d~f~~r~~t si~e pla~~ v~~r~ ~reated, discuss~d and revie~ved f~r ~~ fe~~~~~~~~~r an~ ~~rr~p~~a~ce ~~~~ C~t~ Co~e. ~e lc~o~~c~ a~ ~~.~ 3 star~ ~o~~hau~e~, ~rr~al~ ~i~~le 3~ f~.~n~~y cotta~~~, dupl~~. ~.~d ~U~t~ple~. build~n~ ~~p~~ ~~re anal~~ed f~~ eff c~~~a~~~ ~'easibil~t~ of ~s ~~ras~~uc~ian ~d ~i~elihoo~ ~~ a~~roval wxere all c~n~~der~~. A~di~~a~.a~1v~ ~ve l~ok~~ ~.~ ~~~~~n~~.g a ~~ c~~np~~t~l~ n~~r bufld~n:~ t~~~ ~hi~~. ~r~u~~ ~.e~t all ~~ th~ c~~~ria. af ~h~ cad~ ar~~ ~~sur~ ~ a~ro~s ~~ ~h~ b~~r~ c~n-~~~test~d app~~~al. ~~~~~r~~, ~~e ~~s~~ ~.~s~~~at~d ~~~h ~h~ ~~~~~~ ~.nd e~.~i~~e~.~~ o~` ~~ ~u~~. a p~oj~c~ ~~.c~~d~~ the ~o~t of th~ ~ro~~~~ ~~.~ ~e q~~c~~~ ~ea~~~~~ ~ha~ i~ ~~u~d r~o~ b~ ~~ ~~~.~i~I~ ~~ ~ursu~ ~~~~ ~~~.r~~ ~~ ~~~~~n. B~~~d ~p~~. ~~~~~ f~~~ o~~ de~re~~~r~er~~ ~~~.~ a~~ i~. ~~ c~~.~~d~r~.t~~n a~ ~~.e 1~~.~t ~.~.~.b~r of ~.p~~~~~~ ~e~~~~~ c~~l~en~e~ ~~v~ ~~~~d~~ t~ u~~l~~~ ~ p~~.~. ~~.~t ~ $ ~~c~~a~~~G~c~ a ~u~~i~~~~~ ~~~~~~~~ ~g~i~~. ~~o~al~ ~~ ~~~ ~~~~ ~~~~~~~~~~1~~ ~~~.~~b~~ ~~~. ~~a~~~ ~~~~, ~~ fe~~s~ ~~d~ ~~n.~~~~~. ~"~~~e b~~~~~~~~ ~~~ ~e~~c~~~ ~~ ~~~ ~~~ ~~d n~r~e-pl~~ ~r~~~~~~~s.~s ~~ .~ ~~.~.~~~~ ~e~~~~in~ ~~ i~~~c~r~ ~ ~. ~ ~~ ~~~~~c~ ~~~~~~~ ~~ ~~~~~~.~ ~~ ~~~ ~~~~ ~~ ~~~c~~~~~~ ~~ ~~~~~ ~~ praper~~~~ in ~h~ ar~~.. C~~~i~r pr~p~r~~~~ ~r~r~~~~.~ ~r~ ~~,s~ I~~~.~~1~ S~ree~ ~~e u~~~r th~ ~~~n~ ~eg~l ~~ r~~~~~~~~~t ~~ de~.~~at~ a~.~~t~~~~I r~~~~~~~ ~~a~ ~por~ ~~~~lc~~~.~~~ ~~ ~~~.e~~1~p~~~.~. ~`h~ ~:~~~~xn.u~:~~~ De~~lc~~~~~at~~~~~,ni~~~~0~~~~si~n R~vi~~!~~R~ ~~~~-~Z $4~ L~r~~~1n ~~~~~t'4~~aff repor~ ~`~~~c~~.doc pa~~ I ~ ~f 5 ~ 35 ~ ad~i~i~r~~.~ ~.~h~~af ~a~ d~d~~a~~on i~ no~ ~~q~ire~ ~~ ~~~ ~~~~~n~t~ D~~el~p~:en~ ~~~ar~~.~~t, ~~t ~ r~t~~r ~~ ~~~ ~~~~~~~. ~~~~1~p~e~.t ~~~.i~~n~~ a~d t~~ ~"~~.~.~p~~~.~~~~ 5~~~~~ ~'~~~. ~n ~ S~pte~n~~~ ~`7, ~00~, ~~e Plann~ng ~~~.~n~ssion ~.p~~o~~d a~ a~~l~~a~ion ~'~r a ~u~t~pl~-~ar~il~ ~ de~~~~pm~n~ ~.~ 1~3~ ~a~t ~,~~.~~~n S~r~~~ ~~~h a~~n~~~~ af 11.3 d~e~~~n~ un~~~ p~r ac~e. ~ ~o~~l~~~o~~ r~~~r~~.~~ c~~~~~n 1 ~.: ~a p~~~~~a~ ~~r~u~n~~a~c~s ~~~~ ~~ l~~ s~~e ~~ ~~p~~rra~~~ ~ ~~~~i~~u~s~ t~~ ~~b~~c~ ~~o~er~~ ~`~~~ ~t~~r ~a~.~ ~n ~he ~~ z~r~e. ~~ ~~~~.~ ~i~~u~~tar~~~s ~~u~h ~.~ ~ t~~ ~~c~u~~~~~~~ ~o d~d~~~.t~ ~.~~~~~~~a~~ ~i~ht-of ~ ~~ u~o~ d~~~l~~~~~~ ~r di~~i:~~~~~h th~ ~u~j~~~ ~ p~~~e~~ ~r~~ ~~~~r ~~~,~ i~ ~~:~ ~~ ~o~~ o~ ~~~. ~~~~r ~~op~~t~e~ ~'~o~t~~g o~. ~a~~ I~~~.c~~~. ~~~~~~. ~ b. ~he~her r~a~a~a~~e u~e ~~n~~~~r ~~ ~t~er~ pr~~~r~i~s ca~ b~ ~ade af ~h~ prap~~rt~ ~ ~ v~i~~.~u~ ~h~ ~~ri~~:~~~. ~~~~ ~. ~. ~~. ~. ~..~. ~. ~ ~~ ~,pplicar~~'s s~~t~n~e~~; "By n~~.xin~~~i~~ ~~.e dens~~~ ~~~ appli~a~t's ~ill b~ ab~e ~~ keep c~~~s lnw ~~ a~d pra~~~~ ~~for~~b~e ~ousir~g ~~ t~e a~~a. ~ased u~a~. ~~~ ar~~~~ec~ural an~ en~~n~~~n~ ana~~sis, l~ t~~ plac~~.e~.~ ~f ~h~ ~ and ~ pl~~ b~il~.~ngs on, th~s ~~te ~vill real~~~ it~ highest an~ bes~ u~e a~.d m.ak~ ~~ ~~~ developr~~nt a pasi~i~e a~pect o~`the are~.. 1~ '~i~h t~.~ ~~arl~ i~a~~e~~~~ ~n p~~ula~ion and h~gh r~si~~ p~~e~ of ~~~ac~ed ~~n~le fa~n~l~ uni~s, the~e ~~ is a r~~e~ ~~r af~`~rda~~e ~~us~ng. T~~s ~ 5~~~~ c~~d~ ~~~e~apnr~~n.t ~rill pro~i~e jus~ ~~at." ~~ ~`~ndi~gs ~e~ar~ing crite~ion 1 b: C~t~~r ~a~s in ~~~ T~~ zan~ are s~bj ~ct ~o the same r~quire~e~ts ~~ regardimg ~.~ns~ty, sit~ d~si~n, a.n~ r~g~.~-o~~~r~y ~e~~ca~i~~. C~~ Sep~~mber 2~', 200~, ~l~e P~anni~.~ ~~ Gammiss~on approved ar~ app~~~atian ~~~ a m.ul~ip~~~famil~ d~velc~pment at 1~3~1 ~as~ Lincoln ~tree~ zo w~~h a~ensi~y o~ ~~.~ dw~ll~n~ u~i~s per acre. ~~ Conc~us~on~ r~~ardi~.g ~~iterion 1b: Rea~onab~~ use ~~milar t~ o~her p~aper~ies ca~. ~e :made of t~.e ~~ subje~t prap~~~ ~vi~~o~~ t~.e var~an~~. ~~ c, ~h~th~r the hards~ip ~v~s crea~~d b~ ~~e p~rs~n requ~s~~m~ ~~e v~.riance. ~~~D~] z~ 5.~~~.~ ~.~.~.~ z~ ~~~i~can~'s s~a~~m~n~: "~ n~ nar~~hi~ a~ ~he si~e ~~ no~ cr~a~~~ b~ the applicar~~. ~~ ~s cr~a~ea~ b~ ~~.e ~~ C~ty's requir~~ent for ~gh~-of way c~nv~eya~~e ~.~~~.g a colle~tar ~~reet. ~.ny right-af ~uay ~~ d~dica~ian impacts any typ~ of p~~it~ed d~~relopn~ent or~ t~i~ ~ite. The a~p~ica~.t is ~n~~ as~i~g for ~s a~ar~anc~ ~o allou~ ar~~ ad~itianal u~~t on ~~~ si~~. nn~ add~tiona~ u~~t ~~11 hav~ 1i~~1e to no i~npac~ ~~ ~a the area. g' ~~ F~~~i~.gs r~~ard~~g cr~t~r~on 1~: The sub~~~t ~ro~er~~ ~uau1~ ~e c~~f~rmin~ fa~ de~.~~t~ if d~v~~o~ed ~~ ~~th ~p to ~~ ~~~~~ir~~ ~n~t~. ~~ ~o~.~c~us~ons regard~~~ cr~t~~o~.1 c: The ap~~~can~ has ~~.e conforrn~n~ ~lt~~.a~~~r~ af develapi~~ t~.e ~~ ~u~~~ct ~~op~r~~ ~~~~ u.~ to l~ d~~~~~~~.~ ~~~~s. ~T~~ ~~~~~~~~r's d~~i~~ for on~ ~~d~t~o~~.l ~~~~ ~~ a ~~ c~rc~~.s~~.n~~ crea~~~. b~ the ~~r~~n r~q~~s~~~~ ~~~ ~~~.a~.~~. ~~ ~v~r~.ll c~ncl~~~~ns r~~~rdin~ ~~t~~o~. l ; ~"h~ ~r~.r~an~~ i~ ~~t "~~ce~~~.~ ~a pre~~n~ a~a u~n~~es~~.r~ ~~ ~~~~sh~p re~a~~~~ ~o ~h~ ~and ~~ stru~t~re." ~`h~ r~qu~~~~.e~at of ~I7~ ~. ~ 03. ~ 1.~.1 t~.~~ ~~~ ~~~p~r~~ ~~ ~~ "ur~bui~~~~~~ ~~ ~.p~~~~~~~o~ ~~ ~~~ ~~~" ~~~~~~u~ ~h~ re~c~~s~~~ ~ari~ra~~ ~s no~ ~.e~. ~~ ~~ ~~ I~~velop~e~t c~~~i~t~~.t ~i~~ t~e ~~qu~~~ ~~il~ not b~ ~na~e~~a~~~ ~~jur~o~us ~~ ~~~acen~ ~~ p~r~~~~~~es. F~a~tc~r~ ~~ b~ ~or~~~~~r~~ in d~t~r~~n~~g ~het~er d~v~l~~n~~n~ c+~n~~~~~~t v~~t~ ~h~ I:t~an~.u~i~~ De~v~~apn~~nt~~~anni~gl2a~~'~D~~i~n R.~~i~~1~~, 20~~-12 ~~5 Lin~~~n ~~r~~t1S~a~"f ~ep~rt C~~~.~~~.do~ ~age 12 0~ ~ 1 36 ~ ~~r~~nc~ r~a~~r~~rl~~ ~~~~ur~au~ ~r~~lu~e ~ut ~r~ ~ot ~~n~~~e~ t+~: ~ ~~ P~~~~c~~ ~~~~~t~ ~~~~ d~~~~~~~e~~ ~~~~ ~~.~e ~~~~~~~ ~~' ~~e ~~~~~a~~~~ ~~c~ ~~ ~ ~i~ua~, ~a~~e, ~~~f~~ and dra~r~a~~, era~~on an~ l~~d~l~d~ ha~ard~. [~'Dt~ ~ ~.1~~.~1..~`.~~ ~ ~~~1~~~.~.~' ~ ~~~t~~n~~~: "T~~ ~r~~~~~d ~~~i~~~e t~ ~.~~o~v 1 ~ ~nf~s ~~.er~ 14 ~nit~ i~ ~~r~i~~~d ~~~1 ~ ~ot ha~~ a ~i~~a~~~e ~rnp~~t o~ ~h~ ~u~j ~ct ~rop~~~ ~~ xo ~h~ ~d~ ~~~~t ~rap~r~ie~. T~~ v~.~ ar~c~ ~o ~ d~~s~~~ ~~ ~~~~ ~~ a~l~o~v ~n~ ~.~~~~~~~~1 ~n~~ ~~ ~~~ ~~~~. ~n~ ~.dd~~~~~,a~ ~ni~ ~~~1 ~c~t ~~~~,t~ a~~ ~ ~~~~~.~, ~,~~~~, ar ~~a~~'~~ ~~pa~~~ ~r~ t~~ r~~~~h~arha~~. ~~e~~ia~~n~~~ i~ ~ot rr~a~~~a.~l~ ~~~~~.~~t~~ ~r ~~.ju~~~~~ t~ a~j~c~n~ ~rQpe:~~+~~. Th~ s~t~ ~~ s~~re~ b~ ~o ~~~~ facili~~~~. ~~e ~rop~~a~ doe~ ~ot ~e~a~~~r~~y ~~~ac~ pra~~s~~n~ ~~'o~her p~~~~~ ~r ~~~~~~ ~~ ~~rvic~s pr~vid~~. '~i~u~.l ~rr~~acts ar~ r~du~e~ by t~.~ ~e~bac~s, arch~t~c~u~a~ ~ui~~.~n~ s~~~~, r~ ~a~~~c~p~n~,1~~~~~~, ~~~ ~-~'~~~'~~~~. ~v~ll, ~.~~ ~~~~~~~~. ~c~~~~. r~~~~~ ~d ~~~.~`~"~~ ~.~~ t~~~~~~ f~~ ~~ re~i~e~.~~a~ u~e~ and nat ~ut of plac~ o~ ~xc~~~~~~ i~ ca~~~r~~o~ to nois~ or traff~c gen~ra~ed ~~ ~he ~~ s~~a~al a~d ~u~ounding re~~~~nc~s. ~ision c~earance a~ ~h~ d~i~ew~~~ wi~1 be pro~id~d. ~~ Larads~ap~n~ and buil~~n~ care ~r~~~ ~e main~a~~~~ b~ the deve~oper ~i~i~ar to the ~va~ ~hey ~a~.ag~ ~~ an~. n~ai~tain ~~eir ot~ier d~ve~op~nen~s. A~ ~.n ~nve~tment projec~, it is ~o~ ~~. the de~~~op~~'s b~st ~~ inter~s~ t~ ~~~c~~ ~~~ p~ap~~~r ~o ~~ea~.~ ~un d~ov~~. a~~ ~~~~~c~~d. ~~t~e ~~ri~.~~~ v~as d~~.i~d, th~ ~~ ~i~~ wi~~ nc~~'~~ ~i~~~~l~~~d. ~~~ ie~~ u~ii~ ~i~r~~~c~~~~l~ di~~~~ ~1r~~ ~r~j~c~~ ~~~.si'~~~~~~ ~~iu t~~~r~fc~r~, ~~ ~e~~e~ ~~e ~~~y thc opp~rtun~~~r for c~e~ning up t~~ site a~d redu~ing cu~re~~ negati~e i~pac~s on ~he ~~ n~~g~b~rhao~ ~~d school. T'he applicant ~~,s araal~~~d the p~~rsiea~ qua~~t~~~ of I~~velc~pme~.~ ar~d ~~ cor~c~~d~s t~at ~~:e ~e~e~~prr~e~t does ~o~ ~~~~t~~rel~ ~~pac~ t~e s~~e or s~~o~nd~~.~ prop~r~~e~." zz Find.ing~ re~arding cr~~eri~n ~a: The var~a~ce ~vould not crea.t~ o~ ~xacerba~e dr~.ina~e, erosian ~r ~~ la~d~~~de ~a~a~d~. ~"~.~ add~ti~~a~ d~ve~li~~ ~an~~ ~ro~.~d repre~ent a b.7% ~ncrea~e ~r~ ~he n~~~er ~f ~~ ~~ve~li~.~ ~~i~~, a~~ ~ c~~~n~n~~.r~.~~ ~r~c~e~~~ ~~ ~~~ ~~i~e ~~.a ~r~ff~~ ~~pa~~~ ~~. a~~ac~~~ prop~~i~~. z~ Co~.c~~~~~~. ~~gard~~g c~~~r~o~ ?~: T~e ph~r~~c~.~ ~~p~c~~ o~ a~e add~t~Q~a~ ~~i~ d~ ~:~~ ~.ppear t~ be ~~ m~t~rial~y ~nju~.ous ~o adjacent prop~r~~~s. ~~ ~s b. ~nereme~~al ~mpacts accurr~ng a~ a resu~t of ~he prapo~ed var~anc~. ~"'~D[~ z~ 5.~~3~~.1.C.~~ ~o ~pp~ica~t' ~ ~~a~e~~r~t: "Ther~ ~~ onl~ one ~ncre~n~~~al ~~pac~, ~~i~ ~~, ~n.creasf~~ the d~n~i~y ~~ or~e ~~ d~v~l~~ng u~~t. ~`~:ere ~s na sub~tant~a~ i~npact on ~~~ amoun~ af ~r~.f~'ic ~enera~~~ by 1~ d~r~lli~g ~z ur~i~s ~~e~re 14 ~n~t~ ~~e p~r~n~~te~.. .~.1~ Q~~~r ~e~i~~. ~e~i~~ s~an.~ard~ ~r~ rr~~t by tl~~ 15 u~~t~. ~~1 ~~ pu~~ic a~.~ pr~va~e ~a~i~i~ie~ c~.n be n~e~ a~ ~as~~~ an~ ~f~.c~en~1~ ~ar ~ 5 uni~~. ~'he ~o~n~r~~iensi~e ~~ P~a.~a er~~aurag~s de~~~opn~ent ~o ~oca~e ~v~th~~. the urbanizing ~r~~ v~~ere ~up~~ca~~nn ~f ~a~~~~t~e~ ar~ ~~ n~~ ~ro~~~e~." ~~ ~'~~~~~b~ ~e~~.~~~~~ ~~t~~.~~ ~~: `~~.~ ~~~~~~~~~~~ ~~~~~~n~ ~~~~ ~~Q~~d ~e~~~~~~~ ~. ~.?°~~ ~~~~~~~~ ~~~~~ ~~ t~.~ r~~mb~r of d~re~l~n~ uni~~ ~~rm~~te~ b~ ri~~. ~a.~ ~~.~.a~~~ ~~u~d af~`~~t ad~a~e~.t pro~~~~~s b~ ~~ ~~c~~~~~~~~~~ ~~~cre~.~ing th~ tr~f~c. ~o~~e, ~nd ~t~~r ~~pa~ts ~~~~~r~~opr~~r~~. ~~ ~~~~l~s~~n r~~~rd~~~ ~~i~~r~~r~ ~b: T~,e in~~e~en~a1 ir~p~~~s a~ or~~ a.~.d~t~~~~~ ~~it d~ ~:ot ~pp~~~ t~ ~~ b~ ~n~t~~~~~~ ~~~~.~a~as ~~ adj~.~~~.~ p~c~~~~t~~~. =~~ '~''~r~'~"~~.~ ~~~~`~'~~1~'~: ~"~~~~`~~~~ ~"~~.~~~~ ~a ~~.~ ~~~"~~~r~~ ,~~~~n~~ ~.~'~~~'~`~ ~~ ~~~~ f~~ ~~~~r~~,rr,~ nf ~~ ~~~~ ~. ~ a~.1 ~ .c.~. ~~ ~:~~om~~~~~~ I~~~e~o~n~~~.t1~~an~.n~~~QO~~i~e~~~n ~.e~~e~1D~ 2~~~- l~~4S Linca~n S~ree~~~taff r~~~~ ~ouncil.c~ac P~.~~ 1 ~ of ~ 1 37 ~ ~ ~~~~~~~~ ~h~~i~a~ ~~~ ~~~~~~1 ~~~~~~.~, ~~.~~ ~~ ~~~ ~~~ ~~~.~~ed ~~ ~r~f~~, dra~~~~~, dra~~.~~~ ~ la~~ for~s ar par~~ ~~1~ ~.a~ be ~d~er~el~ affe~~~~ ~~c~~~e vf the ~ar~~nce. [~D~3 ~ ~.1~3.11.~.~] ~ ~p~~~~~.n~'~ ~~a~~~~~at: "~'~~~~ ~~ n~ ~~~~~r~~~ t~~.~ t~~ ~~o~~~~~ ~~g~~~~~~~ ~~a~~c~~ ~~~ ~h~~i~~l ~r ~~a~~~a~ ~~st~~.~. ~`~~r~ a~~ ~o ~~~~f~~~.nt t~p~~r~p~.i~al f~~~ur~~ ~~ ~~ a~j a~~n~ t~ th~ ~ub j e~~ ~ pr~~e~~ tl~~t ~i11 ~~ i~p~~te~y ~n~~~~i~~ ~~i~~~, ~~~~~~~~~n, ~~~a~~ ar~a~, ~~~~~~~, ~~~~~n~~~ ~th~r ~ ~~.~~.ral ~eat~res. ~a~~~~.~~, ~r ~~~~o~~c~~~~ se~~~~~~~e ~'~a~res. ~`~~ s~t~ ~v~~~ b~ ~~.~~.~r~.~~~ a~d ~r~.~ed ~ f~r ~`o~n~~t~a~~~ ~a~ed s~~f~.ces ~d la~.c~sc~~i~~. ~o~~~r~~, th~ p~,~~~c~.~ d~~r~~~~~~. i~ o~.~~ ~~~t z~ ~~ n~~~~~a~ ~o ~.~l~~v ne~r ~u~l~~:~g~~ ~torr~r~ ~r~~~~~e d.~sl~~~ ~~ ~~~~ p~~ s~~.~~~r~~ ~ra~~ic c~:~tra~~ ~ ~ l~nd~c~.~~~~ a~d ~rr~~a~~~~, ~~. co~s~r~~~~~~ t~~.~ ~~~~ ~e e~~~~y ~~'~ci~r~~.~~ ~~ ~'~r~~.i~.~~ ~e~a~~i~~ ~~.~~~~~ 3: ~.e ~~~~~~~ ~c~~~ ~~~~ ~~~t ~~ai~~~~~~,~~, ~ra~~~~~ ~~~i~ ~'~~.~ ~~ ~~ par~.s. Th~ prapo~ed ~.e~~lop~nen~ ~va~l~ ~~~~ease t~e ~~~~f~~ o~ ~a~t Li~colr~ ~~~~~~ b~ ~~ ap~rox~~.ate~~ 12~ av~ra~~ ~ai~y ~r~p~ o~er the curre~~ traf~c f~~~v of a~pro~imat~~y 3,455 ~0 4,839 ~s a~~ra~e dai1~ ~r~~~ ~~ee ~h~ disc~.~sior~ ~f ~he p~opar~~~~aii~y a~a~ysi~ an pag~s 24-~5 af thi~ r~por~.~ ~~ ~o~.c~u~ion~ regardin~ cr~t~rion 3: Al~houg~ ~ra~~'ic an ~as~ Lin~oln ~t~~~~ and ~he larg~r ~~ ~ran~por~~.~io~ syst~m wou1~ i~creas~, t~e in~r~as~ wou~d ~.o~ be ~f su~'~ ci~n~ ~.a~nf~ud~ ~a ~ s can~~i~ute a materi~I~~ a~verse eff~ct. I~r~i~~.~e, dra~ra~t~c ~a~d farms, a~d par~~ ~v~u1d n~t b~ ~~ adver~ely a~fected ~~ an~r su~~tan~ial degree ~~ca~~~ o~'~he ~aria~ce. The requeste~ variance ?o app~~r~ ~o ~neet ~~e stan~~r~ of ~D~ 5.103.1 ~.~.3. z~ ~~ ~~ The ~ari~~~e ~~ ~~e ~n~~~~u~ d~v~~~~o~ ~.~c~s~~r~ ~a ~~k~ r~~s~~~b~e e~a~~r~i~ ~s~ a~' ~~~ ~`~7 p~~pei~. [~~~ ~r~~~.~~.~.~~ zs A.~~~~~~n~'~ s~a~~~~n~: "TI~e ~ar~a~ce ~o i~cr~a~e ~h~ ~~u~ber ~f dwell~~g ~r~~t~ ~r~~a ~4 ~~ 1 ~ ~~~~~ ~s ~~ the abs~~ute ~~nim~,m nece~~ary ta de~~~ap t~.e s~te as propo~e~. The ap~lica~.~ ~as ~hosen t~ ~~ de~elo~ ~~~ ~~~e a~ re~i~er~~~a~ r~.~h~r ~~~n. ~ne ~f ~he ot~.e~ per~n~tte~ uses as i~ ~s r~ar~ ~.pp~op~.a~e to ~s us~ the sit~ as mu~~i-far~~~~. As ind~cated above, ~he ~a~an~e ~s onl~ ~~cessar~ ~u~ to r~gl~t~af way ~~ con~~~a~.c~. ~f the~ di~ no~ ~~~e ~o ~an.v~y r~~~t-a~ ~uay, the vari~nce ~ou~~ ~~~ be ~.~ed~d." ~~ F~~d~ngs re~ar~.ing ~r~~e~i~n 4: ar~ Septe~ber 2~7, ~Ofl~", ~~e Pl~.~n~:~~ ~o~r~~s~~~~ appro~ve~ ~n ~~ ap~l~cat~o~ for ~~nu~ti~~~-fa~~~y ~ev~~apr~e~~ at 1~3 ~~ast I~in~Qln S~re~t u~ith ~ d~nsit~ af 11.~ ~~ ~~e11i~~ ~~~t~ p~~ a~r~. T~e ~ubr~~~tal dad not ~on~a~~. ~~. ~con~~~~ ana~ys~~ or ot~~r ab~~c~ive da~a ~~ ta suppar~ th~ a~pii~ant'~ asser~i~n~. T~e ~TID~ ~tan~~.r~ ~s ~ot ~~e~~~r t~e ~a~i~n~e ~~ n~ce~sary to ~4 ~e~elop ~h~ site ~s ~esi~e~ ~y th~ owne~ or ~o de~relop ~h~ ~~te "~~ ~~opa~~d," bu~ ra~~~r that i~ ~~ ~s "t~,~ ~ini~r~~~~n ~e~vi~.tion n~c~~sar~r ~~ rr~~.~e r~~so~~~le ~e~r~~~~~ ~~s~ o~~~~ ~raper~~." ~~ C~~~~~~~~~~ ~~~a~~~~~ ~~~e~~~ 4: T~~ ~~~~~~~~~ ~~a~a~~~ h~.~ r~~~ ~~~~. ~h~~~~. t~ ~~ ~~~~~~~~ ~~ ~~ ~.~k~ r~a~ona~~~ e~or~o~n~c ~:~~ of t~~ pro~~~. ~`~~ app~~~~~~o~ dae~ n~~ ~n~~~ ~~~ s~a~dar~ af ~~ ~I~t3 ~.1~3.11.~.~. ~~ ~~ ~~ ~T~~ ~~r~~~~~ ~~~~ ~.~~ ~~~f~~~~ ~i~~ ~~~'4~~~db~r~ ~c~r~~re~~~.~~~e ~~~.~~ ~~'T~~ ~~~~~~~1~~~~~ ~~ ~~p~~~an~~~ ~~a.~en~~~~: "~~~ ~~.~an~~ ~oes ~~~ c~~~.ic~ ~~~h co~np~e~~r~~~~~ ~~~~ ~~~~~~~~~~~ ~~ ~~~~~~e~~ ~~~~ "i~ i~ ~x~e~~e~ t~.~~ ~uith ~r~~ter ~c~~~~at~ora p~~~~u~es ~~ ~e~~de~~i~l ~ha~ ~~.er~ ~r~~~ ~e I.~~o~m~~.i~~ D~~~~~p~~n~OP~a~a~~~~~~~~De~i~:~ ~e~ie~`~DR ?fl(~~- ~ 2 ~45 Li~eo~n ~tr~etl~~a~f ~e~or~ Cou~c~l.d~~ ~a~~ l4 ~f 51 38 ~ ~ h~g~.e~ p~r~er~~a~~ a~` ~ul~i-~~~.~~~ ~.~u~in~." ~'h~ ~r~po~e~ ~r~l~ ~.dd ~dd~~~~~.~1 ~re~s a~~ be i~. ~ ca~~l~~~c~ ~~~~ ~~e ~~~~ ~~~~ ~~c~~~a.r~~~ ~~d ~~~~a~t~~g r~q~~r~~~n~~. Th~ pr~~~~~.1 pr~~o~~~ ~.d ~ e~c~~r~g~s ~ d~~er~i~~ of ho~as~ng ~~~es, er~~QUr~g~~ a o~~~r~y ex~~n~~on of ~er~~c~~ b~ bein~ ~a~at~d ~ i~ ~ ~r~~.n~~i~:g are~, ~o~plie~ ~ri~~ t~:~ ~i~~' ~ ~~pr~~~e~ i~.~~n.t t~ e~.~ed~t~ ~h~ ~~uelopm~n~ re~T~e~ ~ ~r~~~~~ a~,~ ~'~~ls ~n ~n ar~a d~~~g~.~t~~ fo~ ~~~r~a~~~ d~~.~~~~ ~r~t~~~ ~~~ ~~~.~. ~`h~ ~r~~~~~1 ~ c~~t~.~~u~~~ ~~ t~.~ ~~~~'~ ~raj~~t~~ ~~~~~ng r~~~d~ ~o ~~~~ t~,~ ~~~j~~~~d ~~p~ul~.~~~n ~~~¢~~. ~"hi~ ~ ~ar~~~~ul~,r ~~~c~ of ~~.~d, ~~~~.~~~ ~~ an R~I a~~~, a~. ~. ~~ll~c~~r s~~~~~ a~~ ~~t~.i~ ~r~~i~i~~ ~o a ~ ~~h~~~, ~~~~~~ ~.~~ b~ re~~~e~~~~~ ~.~ ~~~~~~ ~~~~1~, ~~.~~~ ~~~1~ ~eq~~~~ ~, ~~~~~~~~~~n a~~ ~ a~d~t~o~~.l ~~~.tw~~ ~a.~ i~~r~~~m~n~~. `T~~ ~i~e ~~~ul~ ~e ~~~i~~~e~ ~~ ~o ~~~ d~~e~~~~~n~ ~ ~ p~~~~~~al ~.~d ~:d~~~~o~al pr~~~r~~ ta~~~ ~~,~ d~~~~~~~~~t ~a~~d ~~~~r~~~, v~~.~~~. ~n~~.~r~i~~~ ~~~ ~ ~ ~~p~~t ~r~ ~~~~ ~.~~~.t~~ar~~~ c~~~~ ~I~~~ ~o~~~ ~~ g~~e~~~~~. ~~ ~~~ ~~~~~~s. ~up~~~ ~:n~. ~~ rnanu~~.c~ur~s ~:ome~ d~ve~opr~e~t ~rould n~~ m~e~ ~~~im ~.e~~~~~r s~an~ar~s. ~ ~ Th~~ ~ev~e~~~~e~~ i~ ~~a ~o~p~~~nc~ ~vi~h t~~ ~o~~~ur~ Carnprel~~~s~~e P~a~. ~I. (~ro~v~~, Pa~~, an.~ ~~ ~res~~t. "~h~ propo~e~ ~ ~ unit co~do~.~~~~m de~relop~e~at ~~~~ ~e~p ~~npro~e t~a~ ~oc~~ ta~ ~~~~a~~on ~ s ~~ br~adeni~g ~~~ ~~.~ base. ~hi~ ~ro~vth ~u~~1 ~~~p ~ring a v~i~~r r~nge of ~h~i~~s ~n hau~~ng ~~pes ~~ a~.d lo~~.~~ons. A~o~g w~th i~pro~i~g ~~~ co~amunf~~. ~~ ~e ~a~db~r~ ~on~pr~~.~n~~~e P~an encou~~g~~ gra~v~~ i~ ard~r ~~ ~e~~ ~~i~ ~o~~~r~~ ~~~ds ~f ~~~ ~~ area. i~:~ propos~~ ae~e~opm~ni pro~ia~~ 1~ u~~~~ r~i~~.i~. ~~~ ~i~y ~~~i~~ ~~i~~ wi~~ i~~~~~ ~~~~r~~~~ ~~ housing an~. ~n~pra~ed facil~~ies ~i~~.i~ the neigh~orho~~. ~~ ~s s~a~~d i~. ~~~ ~aadb~~ ~o~p~e~e~.si~e P~~.n, ~l "~'~ c~cc~~n~no~~t~ t~e ~n~ic~~a~ed gro~~h t~e C~t~ ~ho~ld take s~ecl~c l~ade~:~~Ci~ in ~z a~vo~a~i~g g~ow~~ ~~a~ de~elop ~nlicies to e~c~ur~ge d~velopme~t an~ ~nnexa~ian. ~`~ree ~~ g~aw~~ scena~ios ~~~e ~~en fa~~n~~latec~ to p~o~ ject new ha~csing ~eq~i~e~cents. ~'~e~rst ~~ scenario ~v~uld cr~~~e ~~~Ya~i~ate~y ~,~d0 ~cew ~o~~sehold~s, enoug~~'or a tatal~op~~a~~~n ~~ ~~`~5, ~QQ, ~s ~'~~ ~'~~y s~~~~~~: ~~ .Pra~note an~' enco~rag~ a~iver~it~ a~'ho~cs~~~ ~ype~ an~ p~i~~s... „ z~ By ~.aximi~ing ~h~ dens~ty t~e appl~can~'s v~ill ~be a~le to k~ep c~sts l~w an~ pra~~~e afforda~l~ ~~ hou~~n~ i~ ~~.e area. ~i~h the yea~ly i~.cr~ases in pa~ulat~on a~.d ~~~~ ~ising prices of deta~~.e~ ~~ s~ng~e f~~ily u~its, th~r~ ~s a need ~`or affo~~able housing. This 15 un~t co:~do ~~ve~op~ent ~vill ~ ~ ~~o~~~~ jus~ th~~. ~~ ~'~ae prop~~~I ~~~~~ t~.~ ~ol~n~r~~~ ~~a~s ~.~d ~o~~c~~~ of ~~~ ~ao~~~r~~ Ca~~pr~h~n~~~~ ~1~.~ ~,s ~~ sta~e~ und~r `~.e~~de~atial Land D~~~~o~~~r~~ Pol~c~~s' : ~~ .~-l. ~~si~ent~c~l ~~•ec~~ ~~aula~ ~~ ~~~ig~e~ a~o~~n~ ~ ~ei~~~or~CO~~ e~~ee~t.l~~e~g~~o~~ioo~'~s ~~ ~1~~~~~~ ~~ ~~ i~~~ti~~~le ~~~i~ 1~~~~~e~ ~ay ~:~te~i~l~; ~~n~~es~c~e~~i~~ use~, ~~• ~~t~~al~'e~~~~es ~~ o~'t~i~ te~~~~n. ~`~~ ~eig~i~~~~io~~ ~~~~l~,~ro~ri~~ ~~'oc~s an~ i~e~ti~~ ~~~~t~ir~ the c~~m~~~~~y ~ ~ ~~~ ~~~~1~ ~ic~v~ ~ car~~~~~~~y~~~~ili~.~, ~~~h ~~ ~ s~~~ol, ~~r~, ~~ p~i~~a~~ly c~~~~e~ c~~~~c~i~y ~~ ~c~~il~~ ~~ ~llo~~~'~~ i~rte~~~ti~~ ~;it~i~~ t~i~ ~c~i~~~~~~c~~c~. ~~ ~h~ ~~~j~c~ ~~~~ert~ ~~ l~~a~~d. ~i~~~r~ ~. ~.~~~~~p~d ~~~g~~ ~~~il~ a~~ ~~.l~f~~~~1~ n~~~bo~haod. ~~ ~"~~r~ ~~ ~~ ~~~~~~~ar~ ~~h~o~ lo~~~~~ a~pr~~.~.~~~el~ ~ ~~ ~~~~ ~~ th~ ~~~~ ~~ ~~~ ~~~j~~~ ~rc~~~~~ ~ ~ ~.r~~ ~1~~.~, ~~~ ~~~~ ~~~~~r~~ I~~e. ~;~~~~rr~~~~~~ ~e~r~~~~n~e~a~'~~a~i~~~?~0~ ~I~es~~~. Re~ie~~v t~~, 200~7- ~~ 84~ ~inc~~n S~ree~i~~aff rep~~ Cou~~~l.d~~ ~a~~ ~ 5 Q~ ~ ~ 39 ~ A-.~. ~e~~lo~~~~n~ ~~~~cla~ p~~~c~t~, t~ro~~~i ~1~e ~~~~ o~'~o~~~~te ~~~,~it~ ~t~~~ar~,s r~n~ ~ ~~~~~i~~ ~e~~g~, ~~~~~~~~ o~'~~e~~~~~ ~~~ ~p~~ia~~s~e~~ ~~*it~i ~~~~~~~e~~ ~~~c~s~~~~~ ~~~~ ~~~ ~ a~et~ s~~~e ta c~~~~~ ~ ~pl~asc~~~ ~~~ing ~~~i~~n~e~t. ~ A-.~. Resi~'e~~ic~l c~~~e~op~e~~~ ~~Q~lr~ ~~~i~e~a~ c~~~ti~e ~`~~ig~ ~j~ic1~ ~=~ll ~t~xir~i~~ t~e s ~~~~r~~~ v~l~~s~ ~~'t~e l~r~~ ~e~~~ ~e~~lo~e~ ~~~ enco~~a~~ ~la~~r ~a~i~~ ~~a~`~c. ~ac~ ~ ~e~si~e~~~~~ ~e~~lop~ent ~~v~~l~` provid`~~°~~ ~~~r~~~~~ir~g ~~~ ~~e~ ~al~~~i~g to e~~~~~~ t~e ~ l~u~~il~~y ~rr~ ae~t~~tics ~~t~i~ ~~i~~~o~~i~o~`. ~ T~~ ~u~ldir~~~ ca~s~s~ o~` se~era~ uni~~ w~~hi~: o~.e ~buil~.~ng. ~'~~ d~si~n ~f t~.~ ~buil~~r~~ ~r~~id~~ ~r~ ~ af~s~~ ~~ t~.~ roof ~~~~~. ~~ ard~r to p~o~~d~ a~n~que and v~s~.~lly a~~~a~~n~ d~~~~. ~'~r t~ae ~it~, ~~~ ~~ ~ui~~in~s ~v~~~ b~ c~~~~ru~te~ a~ s~a~r~ o~. ~~~ s~~e ~~~~. T~e ~uil~i~~ d~~i~n ~~ ~u~h t~a~ ~~`~ s~~~ ~r~ ~ ~ ~ravi~e~ in ~~.e r~~~` ii~.~~ a~~ ~u~~di~gs. T~:e ~rop~s~ed ~.evel~p~~nt ~~11 be ~uf~"1c~en~ ~~ la~~~~a~~~ ~~ ~.~~a ~~.~ ~p~r~ ~~~L~ ~.s ~~o~r~ ~~ ~~~ ~~~~ ~~a~. ~~ Th~ ~.ppli~a~t has pr~~id~d a~~.nd~c~pe ~l~~a tha~ ~.ee~s the re~u~~~~ne~~s ~f ~~.~ c~d~. ~~ ~`h~ su~~~ct pro~e~t~ ~ha~ b~e~ de~~g~a~ed f~~ residen~i~.l ~:se, ~et it ha~ ~~~~r be~n ful~~r de~eloped. ~ s T~iis pr~posa~ ailo~rs ~h~ p~op~rty ov~~~r g~ea~~r ~ e~.ibili~~ in the ~Q~g-t~~n ~mpro~~m~n~ of the ~~ pro~e~~r. Si~ce ~~i~ ~r~pert~ bo~~~rs ~~sid~n~~a~ ~rea~, it is ~o~i~al ~o ~~~er~d re~~der~tial use~ ir~~~ ~ E ~~~~ „~.~~. ~~ The ~rop~sed ~s co~.~istent w~~h a~~ applicable ~oa~s and palic~e~ ~f ~~.~ Ca~~~~her~siv~ Plan. ~~ ~'~e ~~~je~~ proper~y i~ ~~~h~~. ~~e CJrban. C~o~~h ~o~r~~ary a~.~ i~ ~ac~~e~ ~n. an ~urba~~~ir~~ are~ ~~ ~o ~ood~u~n.. ~~ ~z t~r~anizat~on. ~~ ~`~.e p~~pe~.y ~s ~o~a~~~ ~n a~ a~ea ~~an~~d for f~t~~~ rr~ult~-f~.~aily re~~den~ia~ d~~~~~~~~~~a The ~4 d~ve~o~ing ~eside:~~ial a~ea ~as access ~o ma~~ ~ran~i~, ~c~oa~~, v~ast~ col~ec~ion an~ d~sposal, ~s ~~~~n~~~~a~ ~~~~~~~, ~~d ~e~~~a~~o~ ar~~~. ~.~ s~c~, ~~ f~ ~~~si~~~~d a~~~~~bl~ f~r ~rba~ z~ developn~ent cansi~tent v~i~h plan~ for ~~e provi~i~n af urban facil~ti~~ an~ ser~ic~s. ~~ There ar~ ~ajo~ water and ~~~v~r facilit~e~ a~aila~le that can be ext~nd~d or ~on~.~c~ed ~a as z~ dev~lap~n~nt occ~rs. Pol~ce, fir~ a~d a~p~~cab~e par~ ser~~ces can be p~ovided ~~a ~~~ i~crea~e in zg p~rop~~~ t~~~~ as a re~~:lt af an~ex~tion and ur~an ~ev~iopm~nt. D~~reiop~~r~t ~ril1 ~rovir~~ ~~.e ~~ n~cess~.ry s~orr~ d~~~nage fa~~~~~~~~, a.n~. ~o~.ne~t~o~:~ can be ~nade to ~~isti~.~ ci~ f~.c~~ities. ~~ ~~ ~~LA~L~ a ~~ Th~ p~~posa~ v~~ll al~ow fu~ure ~~~id~nti~a1 de~e~op~n~~:~. ~ousi~~ d~~~~~p~~~t ~~~~ ~~ con~~s~~r~t ~~ ~~t~a ~~~r~iapn~er~~ ~ta~dar~s a~~ ~ra~v~~ poli~i~s ~~ ~~end in~o ~he o~r~r~.~l fa~ric o~ t~.e ~o~db~.rn ~s ~r~~n ar~a. ~~e ~oc~~ian, d~ns~~~, and s~~i~ o~` ~.au~~n~ ar~ ~o~re~ea b~ ~~~ zor~i~g ~a~~. ~~ P~~~i~~~a~ fc~r a. rang~ ~f h~u~ir~~ ~~~~c~~ f~r all s~~r~~~ts ~f t~~ populafi~on ~s ~~n~i~~~~~ ~i~~. t~.i~ ~~ ~~al, ~n~ i~~r~a~i~~ ~~us~~~ ~~po~~~.~~~~~ i~ ~~n~i~t~n~ ~i~~, t~~ ~~c~~a~~ i~ ~~p~la~~~n. In ~~ ~~d~~~cr~, i~c~ea~~~.~ ~~~~~~~~~~~ ~e~~~~~r ~t a~~~~p~.a~~ ~~~~~io~~ ~~ ~~. ~~~p~~.~ ~~~h ~~e ~~ar~ p~~~~~e~~ ~~ T~~ c~~n~~ i~ ~~~ ~~~s~~~ ~e~si~~ des~~~t~~~. ~r~~. ~~~~~~ f~.rr~~~~~ t~ ~.~~~~ ~`a~~l~ ~~~~ ~~~a~ f~r ~ ~~~ ~~~~~~c ~~~~ ~~`~~~~~n~~~~~ ~~~~ ~v~~~ ~~ ~~~i~~~c~ ~~ ~~~~~~c~~~~~ ~~.~ ~~~:~s ~~c~~~?~~~r ~`~~ ~~ ~~~po~a~ c~nf~r~n~ to ~~~ d~~~~~~~es of ~~is G~al to ~~~n~~~~ ~.~~~~.~t~ ~~~~~~~ opp~~u.~i~ie~ far ~l~ ~~ r~~~~~~~~ a~ ~~~ co~~~~.~~~. ~:t~~n~r~u~~t~ De~e~op~~nt~~~~n~in~l~Q~i~~e~i~n R~~ri~~ll~~ ~Qa~~l~ S~~ Lin~~~r~ Str~~~i~~aff r~por~ Coun~~l.d~c Page 1 ~ ~f ~ I 40 ~ ~`~~ ~rc~~o~a~ ~or r~~~~.~n~~al ~~v~~~pr~~n~ ~r~~i~d~s f~r t~~ appropri~~~ t~p~, ~oca~i~~ ~nd ~ha~in~ of ~ p~.~~~c f~.~~l~~~e~ ~nd ~er~~ce~ ~~~`f~c~e~~ ~~ ~~~por~ ~~u~i~.~ ~~~r~~~~~~~~ ~~ a~e~~ p~e~~~~l~ de~e~~~e~ ~ ~r ~~~~r~~in~ de~e~o~~.~n~ ~r red~~e~~~~~~~ ~~~a~~~v~~e ~oa~ ~ ~}. ~ ~ Z"rans ~~a~i~~.: ~~`~.~ tr~nsp~r~~~ia~ ~~s~~~ v~~~ll b~ c~~~~~~~~ to p~o~~~~ for ~. d~.v~~a~r f~t~~~ ~o ~~~ ~~~~.i~ ~it~ ~u~ ~ ~~~~~~e~~.t~~~ ~~r ~~.f~~~ a~.d dr~i~a~~. `T~~ ~~~~~~~, ~~~:~~~~~ ~ic~~~e, ~r~~ ~~~estri~. ~~rc~lat~~~ ~ ~~~~~~~ ~vi~~ ~~ ~~~~gr~e~ ~~ ~~~~~~~ ~h~ ~o~u2a~i~n a~a~. ~~~~~~~e~~ c~r~ters ~~ ~~~ ~`~o~burn ~~~~~ ~ ~.r~~, ~~ ~r~~~ ~~ p~~~~d~ ~~ce~~ ~a o~h~~ la~a~ n~i~b~r~a~ad ~~~~d~n~~~.~, ~~o~~ing, ~~~o~l~, ~~.~ ~~~i~~ ~ ~ ~~~f~~~~ ~~~.t~~s. ~~ ~ ~ ~cono~~: ~~ D~ve~opn~e~,t ~~` ~h~ und~rde~r~lo~ed ~r~~~r~y ~v~~~ provid~ an ~cono~nic bc~o s~ ta t~.e C~t~ i~ ~~r~ns of ~ ~ ~n~r~as~~ ~r~p~r~y ~a~e~ a~.~ ~a~d~ a~~ s~r~~ce~ n~eded ~uring ~~e cons~ructi~n ~hases o~' ~~ deve~opn~ent. Ar~ in~reas~ in p~~~ula~ion will b~nef~t ~~e lo~al e~or~om~, ine~u~.~n~ th~ down~o~r~ ~~ corr~~ne~ci~~ care ~~~c~ is a p~~rit~r for t~~ ci~~ to main~a~n ar~d ~ncrea~~ ~~o~Q~i~ activity. T~~ ~ ~ ~b jec~i~P~s ~~~~~ ~h~s goa~ ~~e ~l~+as~ ~n.~~r~~~ o~ ~~.d~~~~.al ~e~e~ap~~~n~. B~ild~r~~ ~rade i~ ~~~i~~u~i~~~~~ ~~~y'~~ ~. ~~u~`~-~~~l~i'~u~~i. il~~ ~.~.u~~~u~~~ ~~~~~~u~~~~~~ i~iii ~~~v~c~~ ~~i~ c~u~~u~ii~iC~ fu~° . ~~ u~~nesses. ~o ~o commere~a~ ar indu~Crial de~relop~ent i~ proposed. :~ow~~er, ~~e re~u~~ing ~~sidentia~ ~~ deve~opn~ent v~~l~ ~~ close ~o ~ommu~i~y sho~pin~ ~nd service fac~~~tie~. T~e ~ropa~al doe~ no~ z~ ~liminat~ any i~.~us~~ia~l~ ~esi~nat~d or zQn~~ l~nd ~r~~1~in the Cit~ 1i~~~~ a~ t~rban ~ro~v~h z~ ~~~~da~. ~~ T'~e Co~npreh~n~~~~ P~an n~tes tha~ or~e af'~ooc~burr~'~ ~rimary ecor~omic a~.~anta~es ~s it locat~d ~~ ~~t~ir~ pr~~~~i~~ t~ ~~.j~r ~~~~e~, ~h~ ~~~s~ a~~ ~1~~ ~~ur~~a~~~, ~~ `T~~ p~~pas~.l ~~ ~.~~ ~~ ~~o~or~~~~ d~~r~~o~~e~~ ~r~j~c~ a.~.~ ~~~~~ ~~;~ ~~~~~~~r~~~ ~f~4c~ ~~~~ ~~on~~;~ o~ ~~ t~.e loca~, regiona~ ~r ~ta~e~v~d~ area. ~s z~ I~atural ~Iazard~: ~~ The sub~ec~ proper~~ i~ not l~~a~ed in an ~.r~a of s~e~p slape~. Dr~veway top~graphy of t1~~ si~e a~d ~~ bu~~ding s~~e~ ~~11 be revi~~red for complia~~e to ~axirnu~n c~~~ requiremen~s f~r de~elo~m~n~. I~` ~z requ~~e~, en~in~e~ed ~~u~.ie~ ~vill ~e dane to assur~ ~~ab~e buildi~g pad~ for bui~d~n~ p~~~t ~~ a.ppl~cations ~~.u~, ~~~~~ng t~~ SCP' ~ I~at~r~.l H~zard~ ~~a~ ~n~ ~~~.~e~rid~ ~oa~ ?'. ~~ Th~re ar~ no fl~ad ~~.~ or ~~od ~~a~r~ a.r~a~ o~ t~~ ~~te ~ha~ n.~~d~ ~o ~~ eo~~idere~. ~Ia~ural ~~ dra~n~g~ an~ ru~ ~ff ~~e ~a d.e~~~~p~~~.~ ~ill be ~.~dr~~s~d ~u~ng ~~e ~ubd~~ision d~~~~~pmen~ ~~ ~~ocess. ~ h~ ~i~i~~~~. a~ ~~at~ La~~~ i~ n~~~~e~ ~~ ~ p~~~os~~. ~~v~lo~rr~~n~ i~ t~i~re ar~ ~~ ~u~s~~cti~~al ~~~~~n~~ ~~ ~~~~~ ~oi~s or~ ~he ~~~e ~~ri~g ~h~ de~~lop~e~.t p~~~~~~. ~~ I:1C~~nun~~~ I~e~~~o~n~en~~~~ar~n~n~~~aa~!~Des~gn ~.e~~~v~ODR. ~0~~-~? ~45 Lin~o~n Str~e~~S~aff repor~ ~~uncil.doc P~~~ ~ ~ of ~ ~ 41 ~ ~ en S a~~ ~~.~u~a~ a~.d ~~l~~.r~l ~~~ourc~s. ~ Th~re ~.~~ ~.~ ~~.~n.~~f~~d~ m~nera.l ~~~o~~~es, f ~~ ~r ~~1~~~fe h~.~~~a~s~ ~~~~~~`~c~n.~ ~~.t~.ra~ ~r ~i~~.~rn~s~ ~ a:r~~s ~~thi~. ~~~ ~~rr~it~ry ~~ b~ an~ex~~. ~"here a~~ ~.o ~.~~to~c or oth~r cult~ral ~~sourc~~ or~ ~~~ ~~ub~~~~ pr~p~r~~. ~`~.er~ i~ n~ ~~~st~:~~ farr~.~an~ ~~. th~ p~o~er~~r, ~.ast af th~ ~rope~~ i~ ~v~a~~d and s p~.~~~~~~ ape~ ~~Id ~.~~~~. ~ ~'~e~e a~e n~ si~~~f~~~.n~ ~~~~o~,c ~~~e~, ~s~-be~r~~~ ~at~~~~~, ~~enic ~~e~r~, ag~~g~t~ ~~ ~~n~ral ~ re~~~~~~~ a~ ~r adja~~n~ ~~ ~~~ su~~e~t ~rap~r~~ th~t ~v~u~d be i~.~a~~~~ b~ ~r~c~~a~~d ~e~~d~n~~~.~ ~ ~~~~laprr~.~~t. ~~ ~h~~, ~h~ ~~~~o~at ~~~~ r~~~ ~~~~~~v~~~ ~~~~~~ ~~~.~~~~~~ I.~~~~ ~~~ ~~a~ ~. ~~ ~ ~ Ai~ ~at~~ an~ ~and R~source~ ~.~li~ : ~z I~e~~la~me~t i~ r~quir~~ ~a ~e~~ ap~~~cab1~ ~tat~ a~~ ~'~d~ra~ ~~qu~r~~ents for air and ~va~er ~~ q~ali~y. T~~re ~s na propa~al to crea~~ ~arg~ indus~r~a~ ~as~~ or hazardaus ~vaste sit~s, large pa~ed ~~ par~~n~ ~o~~, or ot~e~~se d~srup~ the en~~ran~.e~t other than ~in~ma~~y r~eed~d ta d~v~lop ~he s~te ~s at u~~an d~n~i~ies ~v~~~ urbar~ ~ac~l~~~~~. D~velo~m~n~ at ur~a:~ densi~i~s ~s ~equire~ t~ c~~ne~~ to ~~ Iocal ~ra~er ~nd ~ewer ~~stems. T~e co~e r~gula~es ~ree~, re~.~~al, ~tr~e~ tree~ ~nd ~at~ral fea~u~es of ~ ~ a~~ ~~~e. ~~ Th~ sur~ou~di~g area ~s pre~o~nina~~l~ ~e~~de~~~a~. T~e rriajor air qu~lit~ i~.pac~ ~n the ~~cinit~ ~~ ~~ ~`C~In ~~~.IG~~ ~~'~.f~1G. Th~ ~ffe~t of th~s d~~elop:ment on air quali~~ i~ ~~e a~~a u~i11 not be sign~f~ca~~. ~a ~a~t~~va~er wi~1 b~ d~schar~ed in~o ~~e city sewer sy~~e~, ~.nd surface v~a~er runoff v~i11 be coll~cted ~~ a~d removed b~ ~h~ ~~arm drainag~ s~s~em. The C~~y is respon~ible for assur~ng ~~.at ~astew~~er ~~ ~i~charg~s are trea~~c~ ~o me~~ ~h~ a~ppli~ab~~ ~tandard~ far env~ror~a.er~~al qua~it~. T~rough the use ~~ of t~ese pu~lic ~ac~~ities wa~e~ ~e~aurces v~~l~ be p~o~ec~ed. ~~ ~'~hraugh ~~e use ~f ~~ese public fa~i~i~ies ~va~ter r~~ources ~~~~ b~ pra~ected. ~~~nes~~c ~va~er ~r~~~ be ~~ su~~l~~~ ~~ th~ ~'~t~ ~va~~r s~r~~~~.~ ~~~ ~~~r~ will ~e ~.~ ~~rh~ra~a~ c~f ~~~~~~~~c~ ~ro~r~~.~~te~ ~~ resources. Th~ p~apasal confor~s ~a S~atew~de ~oal ~. z~ ~~ F~~r~~: ~~ I~e~eloprnen~ of th~ subjec~ proper~y continue~ to provi~e fo~ ~he ord.er~~ and econom~c ex~e~~~on Q~ ~o pub~i~ facili~i~s and ~ervi~e~. Th~ ~~t~ prov~d~s f~r hous~ng t~pe~ an~ lo~a~ia~ ~n an area t~~t is or ~ ~ ~v~l~ b~ ~~~r~~ ~~ ~~ip~~~~~ p~~~i~ fac~~i~~~s. ~~ The exis~ing tr~ns~o~ati~n ne~~or~ sur~rounding ~~e subje~t prop~rt~ ~s ~n ~la~e. ~or~.eG~i~ns ta ~h~ ~~ ~~a~~p~r~a~ion ~~~~~r~ ~h~.~ se~k ~a re1~ on ~. ~~duc~f o~ o~ auto~abfl~ tr~~s an~ encourag~ ~~~~~t~a~. ~~ ~r~.v~l ~.e1~ ~o p~o~ote ~n~rg~ ~ons~~~~~~~. ~`h~ e~tabl~~~~~n.t ~f tl~~ int~rna~ ~ir~u~a.~~or~ s~s~em ~~ ~~~~ pra~ide ef~c~er~t an~ eon~~~ien~ ~ir~a~e~ ~'~r ao~~ ~n~~~r~~~~ an~ nan m,~~~~~~~ ~o~s o~ ~~ ~ra~~p~r~~~~~~.. ~~ ~p-~~wd~:~~ ~~~~~in~ ~o~~~~ct~on c~~e~ ~ra~i~~ ~or ~~.~r~~-~a~vi~~ ~~~~~~~ ~n~ ca~~~~~a~io~. ~~ Tk~~ ~ar~p~~~~r~~~~~ ~la~ ~~~~~i~~~ t~e ~~~~ fa~ ~~bl~~ e~~c~~~o~, ~~~~~~~~~ ~~.~ ~~~o~ce~n~~.~ ~~ p~o~~~.~ ~~a~ ~~~~~r~~~ l~~v~r ~n~~~~ ~~~~~~~~~o~ ~~~~~. ~~~ ~. ~~~arr~nu~~~~ I~eve~~pn~~~.~l~lan~,~.~!~~0~'~D~~i~n Revie~'~D~ ~~~~~ 1? $45 L~~.co1n S~~ee~~~t~~f r~~ort ~~u~:ci~.doc Fa~e ~ 8 of 51 42 ~ Pu~~~~ Fac~~~t~~~ and ~~r~i~~~: ~ ~'~~ ~~t~ ~~' ~~a~~~~n pr~~~de~ ~nd r~~ir~ta~~~ ~~~~~~s anc~ ~~~~1~~~~~ ~`~r ~~~ ~~~1~~, ~~.f~~~r a~d ~~v~~fa~e a~ ~~~~den~~ ~ithin ~~~ c~mn~ur~i~~, i~cl~~~~~ ~ar~ f~c~li~i~~, T~e schoo~ ~i~~~~t pro~~~~~ ~ pub~~c ~~u~~.~ior~ ~`acil~~i~~. ~ ~`he ~i~~ h~.~ a~~~ ~~~~~~~~d a~d ~1~~.~~~ ~~~ ~`a~~Ii~~~~ fa~ ~a~~~~~.~~~ ~~~~~~~n~, ~v~~~r ~~r~~ce ~~.~ ~ ~t~r~ ~v~~~~ ru~~f~ ~~:c~l~~ies. ~a~n~cti~n~ ~a ~~~ l~opi~~ ~~ ~~i~~~~.~ ~~~~~~n~ ~v~ll b~ ~~:a~.~~d ~v~th ~ ~~e ~.~~~~~pn~~r~t of t~~ ~~~~~~t ~r~p~~~. ~e~~~I~~~.~~~ i~ re~~~~~i~le f~~ ~r~~~~~~~ n~~~~~i~~.~ ~~.ter, ~ ~~v~e~ ~nd st~r~ dr~.i~.~~~ ~o ~~e ~~t~. ~ ~l~ r~e~~~d ~~bl~~ ~~~i~~~ ~~~ f~c~~i~~~~ ~~~ ~.v~~~~~~~ ~~ ~~~~ ~~~p~r~~ ~.~ ~~~~1~ ~~~~ a,~~ ad~~~.a~~ t~ ~~ ~~~~ ~~~ ~~~pos~~ u~~. The ~~~ ~~~~t~~r~s ~~. ~~~as~r~.~~~~ ~f p~~~~~ ~~r~ic~~ t~at ~~~~ud~~ ~~~~~~ ~~ ~rater, and sto:~ d~a~~.a~g~ fa~i~i~ies. T~~ ~~~~ ~vill sp~cify an~ needed cha~g~~ ~o ~he ~xisti~~ ~z s~~~~~ ~~~~ls a~ t~e ~~~~ ~ui~ding p~~i~s are ~equ~s~ed. B~r pra~id~ng th~ nece~sa:~ ~~~~~c ~~~ices ~~ and facil~tie~ ~or ~~e pro~osed use, ~h~ ~~qui~en~ent~ a~~his ~oal ~ill be met. ~~ Al~ s~r~~c~s are a~aila~~e ~o the subjec~ prap~rty an~ can be ex~~~de~ ~~~a ~h~ p~opert~ ~or f~~ur~ ~ s de~~loprr~en~. B~ ~ro~~ding the nece~s~.r~ ~ubl~c ~~rvic~s ar~~ ~~.c~~i~i~s fo~ th~ proposed use, th~ ~~ requ~r~m~r~t~ of S~a~~~~de Go~l 1~~r~~~ be ~~t. ~~ Fu~ure de~~lapm~nt o~ ~~e prap~~~ ~vill b~ e~.pan~ed out~v~rd f~o~ exi~~ing deve~opn~en~ ~n an l~ orderly, ~f~c~e~.t a~.d a log~~a1 ma~er ~S~a.t~~vide C~~al 12~. ~~ ~o C~tizen ~nvo~vement: ~~ ~i~izen invol~~naent is providec~ ~ia ~he ~i~y of'~oodburn public ~~aring process necessar~ fo~ ~~~ z~ an~.exa~ian, which a~lov~s pub~ic Go~.~.en~. T~~~ a~p~i~a~i~n w~~~ ~~ ~evie~~d accar~i~g ~o ~~.~ ~~ pu~~~c r~~iew prnces~ e~~anli~~~~ ~~ t~.e Ci~y af ~aod~~~n. ~`he Ci~y's ~~~.~ ~~ a~~no~v~ed~ed ~~ be ~~ in ca~np~~anc~ ~xi~~ ~h~~ ~oa1. T~e pub~ic ~~~~z~~ p~~~~ss ~s ~n~p~e~r~e~~ed ~~ ~i~~ Cou~aci~ public ~5 hearin~ on ~~e ~:atter ~~th ~rritten notif cat~an ~o proper~y ou~~~rs and na~ice publis~ed in a ~~ ne~~~aper of ~~nera~ circ~l~t~o~. ~"~e pu~~~s~.~d ~.~~~c~ ~~1~ ~~e~~~~ ~~e ~~p~~c~~~e c~t~~.a. ~ ~~ public ~.ear~~g ~a consider ~he requ~~t w~~~ ~e he~~ b~ ~~.e ~it~ ~ouncil. Throug~ th~ na~i~ca~ior~ ~~ and public h~ar~ng pro~e~s ~1~ ~ntere~t~d p~.r~i~s ar~ ~~fforded ~h~ o~~or~u~.ity ~o r~~~e~ ~~e ~~ appli~ation, carrim~n~ on th~ ~ro~osal, at~~nd ~~.e public hear~n~, and par~i~i~a~e in ~~e ~e~ision. ~~ The~e pro~~~.ures ~n~~t t~~ requ~r~m~n~s of ~~~~ Croal for c~t~~~n i~~rolvement in ~h~ ~and us~ ~~ pla~.ing proce~s. Fu~her publ~c r~~i~w i~ provided by ~~.e ~l~~,ning ~o~rnis~ion ~evie~ proc~ss of ~~ a. ~ub~i~is~o~. a~p~ica~ian and appiic~~~~ a~p~als p~ocess. ~~ ~n addition, ~~e ~a~npr~hensi~e Pla~ and ifis i~p~~n~en~ing ord~nar~ces are a~.o~fi~~ by ~he C~t~ ~~ ~hrou~h the pu~li~ he~,~ir~~ p~oce~~ a~~ th~ ~~t~ ~QUncil orc~in~nc~ p~~c~~ur~. ~~ T~~ ~~a~~~vf ~~ Pla~~n~ ~o~.ls ~~~ ~mpie~~~t~d~ ~~r th~ a.~a~~ed ~~~1~ and pol~~~e~ ~~ ~~i~ '~~a~.~~zr~. ~~ ~.~~~ ~o~.p~ehe~~~~~e ~~~n ~nd ~~~ imp~~r~~n~i~g ard~n~~.c~~ a~~. f~~~l~t~ ~la~.~. T~.~ pr~~~s~l ~~ ~.~~~rr~~c~~~.~~~ ~~e ~~a~~~i~~~ ~~a~~ b~ ~e~~~ ~~c~~ec~ ~~t~~n a.~ a~.~~~~d t~~r~a~. ~~a~~~ ~au~~.~~.~> ~~ F~n~i~~s ~e~~r~~~~ ~rit~~ior~ ~: ~`~~ ~~~p~r~~ is ~on~~ ~~d~~~ ~~n~~~~ ~~~~~.~~~~~~ ~~~} an~ ~~ ~~ ~e~~~r~~:t~~ ~.e~~d~~ti~~ ~~C~r~ ~~~~ ~ ~ ~~~~~~ ~~~ ~cr~ o~ t~~ ~~~~~~~~~~~~v~ P~~r~ ~1~p. ~~.~ ~o p~~~~se~ ~~~ ~f t~~ p~~~~~r~~ ~~ ~ ~~~i~~ ~.~~.~~~~ ~~1~~~~~-~'~.~~~~ ~~~~~~~.~1~~ ~~~e~~~~,~~~. ~~ .~~~.~t~~~ ~r~~e~~~~ ~~~ z~~~~ ~~.~~~~r~ ~~~~~~~ ~,e~~c~~~~~~~ ~~.~~~~ ~.~ ~'~~~~~ ~.~~ ~~~.~-~~.~~~~ I:~~ar~mu~.i~~ ~e~~~op~~e~at~'~~.n~.n~1~0~~'~~e~i~n ~.~~~~e~~l~~. ~(~~~- ~ ~ ~~~ ~.;~nc~ln ~~~~e~~~ta~`~ r~p~r~ C~~~~~l.~o~ P~~e 1~ o~ 51 43 ~ ~~l~P~, an.~ ar~ ~es~~r~a~~~ ~~~id~~~ial ~or~ ~~~r~ ~ 2 t~ni~~ ~~~ ~c~e a.~d ~p~~: ~pa~e a~d Par~s ~n z t~~ ~~~~rehe~.~~~~ P~~.~. ~C~~. ~ ~or~~~u~~~ns ~e~~rd~~g crit~~~~ ~: T~~ ~a~i~r~~e ~~~~ n~~ ~~~~.i~~ ~~t~ t~~ ~~~~r~~e~~~~e pla~. ~ ~`~~ ~~~l~c~t~c~~. app~ar~ ~~ ~~e~ ~he s~~ra~a~rd a~~I~+D 5.1~~.1 ~.~.~. ~ ~ ~~n~~n~r~ ~f ~~~c~u~~~~~: ~"~e app~ica~io~. ~~~~ ~.~t ~n~~~ ~~~~r~a ~ a~~ 4 ~~' ~D~ ~. ~ ~3. ~ 1.~~ a~d ~ ~~p~~r~ t~ ~:~e~ ~~~~~~. ~, ~, ~~~ ~. ~ ~ ~~ ~~~ ~~~~1 ~~r~~~ ~t~r~~.~~d~ ~? ~.~~ ~~~~~~ ~tr~~~~ ~.~de~ ~h~ ~~~~~d.i~t~~~ ~~ ~~~ ~~t~ ~f ~~~d~~r~ ~~a~~ ~~~p~~ ~~~~ ~~~ ~~ ap~i~ca~~e cross s~c~ia~ d~s~~n ~tand~rd~ na~e~ in S~c~~on ~. ~ D 1.~~ and c~~~~ruct~an ~~ ~~~c~f~~a~~o~s vf ~~e P~b~~c ~or~.~ ~ep-~r~~e~,~. ~~D~ 3.1~1.~Z.~.~~ ~~ Street~ Boun,~ar~: That p~rtion, or partions, of a street r~g~~ of way abut~~n~ a subj~ct ~~ praper~ ~v~er~ ex~~~~~.g or pr~opased deve~apn~e~~ ~~ ~o~catc~d ~vi~~~n 26D feet ~~ ~~e su~~~ec~ ~~ ri~~at ~f ~vay. ~~~g~re ~.1~~ ['~I~(~ 1.I~~~ ~~ Th~ f~~l r~g~.~ ~f ~a~ for ~~~ ~~b-~e~~ s~reet clas~~~~~~io~~ ~ect~~~ ~~~Q1~~~~ sha~~ b~ re~u~r~~. f~r ~~ a cannec~ing s~r~et se~men~ wi~hou~ an approved excep~ion or ~ariance. [~Dt] 3.1~1.~2.D.l.a~ ~~ '~he fu~~ s~reet imp~~~e~e~~ ~'or t~.~ su~jec~ s~r~e~ ~~a~ss~~ic~.~i~n, ~ec~ia~n 3.14~..03, ~~a~~ ~e ~~ prov~ded ~'or a co~~ectin~ ~~re~~ ~eg~e~~ ~v~~h~~~ an appr~~ed ex~ep~~o~ ar ~ar~anc~. ['~~D~ ~~ 3.10~~~~~~l.~.b~ z~ '~~.~ ~~1~ ri~~~ of ~a~ for ~~e ~~b~~~t ~~~ee~ ~~a~~~~c~~~on, ~ec~~a~ 3.1~~..~~, ~~a~~ ~~ ~~qu~red far ~~ a b~u~.d~r~ s~r~~~ ~~~~out an appra~e~ e~c~~pt~~n or ~~~~an~e. ~~'I~C~ 3.~a~,~~.~.~,a~ ~s T'~~ ful~ s~ree~ ~~nprovem~nt for the su~,~e~~ s~re~~ class~fication, ~ect~on 3.1~~.4~, s~a11 be z~ pro~id~d far a bo~~d~~ s~r~e~ ~v~~~.o~~ ~~ ap~r~ved ~~cep~~an ar variance. ~'"~D[~ ~~ ~. ~ ~ 1.42.D.2,b~ ~:1~'a~~n~t~ De~v~~~~r~er~t~~~anningl~a~~l~~si~~a ~.~~ie~1D~ ~Da~- ~ 2~4S Linc~~n S~~re~~i~taff r~~~r~ ~c~un.~~l.~oc ~a~e ~~ af ~ 1 44 ~ ~ F~~d~~gs: ~a~~ I,~~co~n ~~~ee~ ~~ t~~ ~o~~da,~~ ~tree~ ~~r ~he ~~b~~c~ p~rc~~, ~s d~~'~~e~ ~~. ~~C~ ~ 1.102 ar~d sho~vn ~:~ ~`~~~~e ~.12. ~a~t Lincoln S~~eet x~ th~ Conr~ectin~ S~re~t for ~~~ s~.bj~ct p~.r~el, ~ as ~~~ne~ in ~DC~ ~.~~2 a~~ s~o~vn f~. F~gure ~. l 2. The Conn~cting St~~et ~egm~n~ e~~e~~s to t~e 4 inters~ction v~~~~ ~ar~~ S~reet. T~~ ap~~~~ant has reques~ed an exceptian t~ ~tr~~t ~ight-af way an~ s i~npravements, ~~~~.clusior~: ~'he applicar~t m~~t prov~de t~e full r~~~t of v~a~ ~.~~ th~ full ~tre~~ i~~rov~~en~s ~ r~quir~d ~y the T~a~~p~r~at~o~. Sys~e~ Plar~ ar o~~ain an excep~~an ~o ~~~~et ~~~ af v~ay ~nd ~ ~~p~ove~et~t req~~~e~ents, i~ acco~da~.ce ~r~~~ ~D~ 3. ~ ~ ~ .QZ.~J. ~ ~~ ~~ ~'~~ ~~r~~~ r~g~~ of ~a~ ~~d i~pr~~~~~~~ cra~~~~~~~~o~n~~ ~~~~dard~ req~~r~d far devel~p~e~~ ~? ar~ d~p~~~e~ i~ ~'~~ur~ '~-~ a~.~ Tab~~ '1-1 ~f ~~e ~ao~b~rn ~'r~n~~~r~~~~~~ 5~~~~~ ~la~:. ~~ 'T~ese s~a~.d~rd~ ~.r~ ~ased an ~he fu~.c~~~~~~ c~~~sif~~~t~~~. of e~ch ~~r~e~ a~~ sh~~~n i~ Fi~u~r~'~~ ~~ 1 ~f ~~~''V~~c~~~~.r~ T`~a~~~~r~~t~a~ ~~s~e~ ~la~. T~~ ~~ree~ ri~h~-of~~~~ ~~d ~n~pr~v~~e~~ ~ ~ ~~a~.~~rd~ r~in~mi~e ~he a~n~ur~~ af ~~~~n~~~.~ ~nd r~~~.~~~f-~va~ r~~~~r~d f~r ~a~~ ~~r~~~ ~ ~ ~~~~~~~~~t~~~ ~~~s~~~~~~ ~~~~ ~~~ ~~~~~~~~~~~ ~.~~d~ ~~f ~~~~ ~'~~~~~~', ~~~~~d~~~ r~q~~r~~~~~~ f~r ~~ p~d~~tr~an~~~ b~~c~~~~~, ~~~ ~~~~~c f~~i~~t~~~~ ~''~I~~ 3~1~1.~~a~] ~~ ~:lC~n~.n~u~~y De~~loprr~~~t!Plar~r~~~i2~Q`~l~~s~~~. Re~~e~l~~ ?O~~'-l~ 8~~ I~~n~o~~. ~~ree~lS~a~f repar~ ~o~.~c~l.d~c Pa~~ Z ~ of ~ 1 45 ~~~~~~~ ~~1~ ~~~~~~~~~~~~ ~~~~~~.~~~~~ ~~~ ~~~~~~~~~1 ~~~~~~~~ J~~ . ~ ~~. ' ~ >.: ::~'-' ,,~: z~ 9 ~.,.~~~ ;;.. ,. ~. ~, c~~~~~~~ ..w ~ PU~L,1C t~..~'Y '~= r ,. ~. .. ~`'~ ,. ~ ~~ ' -a Pi~~L~ 1~"~I..~'1f ~r~~.L~~rT~}~ ~A~~~~t~1" ~ ~~ ~~1 ~ ;~: ~~~1' .y . ~ ~ ~, ~ ; ~TRF FT ~~ ~ ~ ~ ~ ~~ , ~ , 3 /~ ¢ ~ ~ ( ~' ~ ~~ ~ ~3 E ~/.~ ~ M'~~ } ~ ~ .. ~ ~e € f1 ~ ~~ ~ ~ : ; ~~~ E ~t~ ~ ~~c~ ~ r~,v~~. ~ L~~r n~ ~ ~v~, ~ ~~~ ' t.~ ~ ~~ ~ ~, [ E ~, , w~~~c ?~~~ ; ~ ~ t~~~ ~t~~ ; t~~ ~ t~x~ ; s~~~ w~ : ~ ~ ~ '~ ---...--~«r.•~..... i ~~~ ^ ~~/~ ' ~} F P ` Rt?W ~ '~' _ I ~:.~ . ~~ta~~ f~~~n ~~~ur~ ~'~~ a~` t~~ ~`ra~~p~~a~~o~. ~~~te~ ~1~.~ ~ ~~nd~~~~~ ~~~~ ~:~r~~~l~ ~~e~~ ~~ clas~i~"~ed ~.~ ~ ~~~i~~ ~~lle~t~~- ~~ t~~ ~l~~~b~r~ ~'~a~~p~r~~t~~r~ z~~s~e~ P1an ~~T~P.~ T~e r~q~~r~~ cr~s~-s~~t~on ~~~ a~er~ic~ Col~~~tar is a~'2 fa~t of ~i~ht-~f ~~~.~, 3~ fao~ ~~pro~e~ dr~~r~~~ s~ur~ace ~tv~o ~ 2 foo~ ~~af~c la~aes ~.~d a~~, fa~~ ce~.~er ~ur~ lan~~, 6 ~ foot b~ke 1a~es, ~ foo~ lar~d~c~p~ ~trip~ a~.d ~ fo~~ s~dewalks o~ bot~. sides. T~e ~x~s~i~~ cr~ss- ~ sect~o~ is ~. 50 foot ~~h.t-of ~vay, 34 foat i~pro~~d d~.v~~~ surface ~~~va 17 faot ~~af~"i~ ~an~s}, no ~ plan~e~ ~~~~, and a 4-~ foo~ ~ic~~walk ~n ~h~ nor~h ~~d~ of th~ ~tr~e~. T~.e sch.~ol zon~ for ? ~T~~~.l~a~~?~ ~~~~~~~~r~; S~~np1 ~f~~~~e t~~ ~r~~~~~ ~~~~~~. ~f F.~,~~ ~.ir~~~~~? ~~~'~~t, F~~~ ~ ~~~'~~~ s S~re~~ i~ po~~~~ "~~ ~a~~~~.g~a o~ ~~.~ ~~~~~ ~~~e, ~~~ ~ot ~r~ ~~~ ~or~~ ~~~e. ~ C~:~~lus~~n~: T~e ex~st~n~ cro~s~sec~i~n af ~as~ ~inca~n Str~~~ dae~ not n~eet ~~~ requ~re~n~nt~ far a ~~~ Se~v~ce C~t~ector. ~'he ap~li~a~t n~ust pro~ide t~e ful~ ~igh~ o~'~va~ ~.n~ t~e f~11 ~~~eet i~.provem~nts ~~ req~~red ~y ~h~ Tr~nspo~tatio~. S~ste~a Pl~r~ or ab~ai~. ~.r~ e~c~p~~ar~ ~~ ~tr~~t ~ig~.t o~" ~vay a~d ~z ~r~~rove~e~~ requ~re~en~s, ~~ accor~.a~ce v~i~h ~DU 3.l~1.O2.~. ~~ ~~ ~s ~`he ~~r~~~ ~rontag~ of a subject proper~y sha~~ ~e ~n~praved wi~h e~~~er pr~per~ ~in~ ~~ ~i~~~~~~~ ~.~d st~~~~ ~r~~~ ~~ ~~.~~ ~i~~ ~~d~~v~l~s~ T~~ i~~r~~~~.~~~ ~~a~l ~~ d~t~r~~~ed ~~ ~~ the ~~me of ~ubd~vision, PI~D or de~~gn r~vie~v a~ appi~cable, S~dev~alks and ~r+~e~ ~~.a~~ be l~ insta~~ed by the pra~er~y awn~r ~o ~~e ~tan~ards of ~eeti~~ 3. ~fl~ an~ .3..~D6. [~Dt] ~~ ~.1a4.~7.F`.1] z~ Fi~.~ing: ~"h~ appli~ant has r~q~~ste~ ar~ ex~eptia~, to str~e~ r~g~fi-of wa~ and ~n~~rove~e~ts an Fas~ ? ~ L~nco~n Stree~. ~z Cor~~~u~i~r~~: T~e ~~r~~~.~ ~e~~~ ~e~~e~ t~i~~~rs t~e pro~~~~o~. ~~~.t "ir~pr~~e~er~~ ~~.al~ be z~ det~r~~n,e~ a~ ~~~ ~ime af . . . de~ign r~~~ew." ~~ ~he requ~s~~~ ~x~eption ~~ s~reet ~i~~~~o~ ~vay and ~~ i~npro~~n~~nt~ is n~~ ~ra~.te~, t~~ prop~rt~ o~n~r ~Fau~~ be r~~u~re~. ~o pr~v~de all ~mpr~~e~~n.~s ~~ req~i~~d ~~ ~I~~ Tran~~a~~~~an ~~s~en~ P~~.~. If ~rra~t~d, ~~.e ~~~ept~~~ ~v~ul~ ide~t~f~ ~he appli~an~'~ ~~ p~ap~r~~~~a~~~ ~i~~r~ o~' ~equ~~~~ ~~~e~~ ~~.~rc~~~n~e~~~ ~a~e~ on ~n~ ~rr~~a~~s o~ ~~~ pro~osea ?~ ~evelopr~~~~y ~.~ad ~~uld b~ ~an~i~i~ne~ ~n ~x~c~~i~n of a~ ~.o~.-~~~an~~ra~.~~ a~re~~en~ to p~~~~~~ ~~ ~~e ~~.~~~~~~~~t~ ~~er~ r~c~n~~~c~io~ o~ Fa~t ~i~~~~:~ ~~~ee~ i~ ~i~~~~ bas~~ ~n p~~~~ipa~ic~n b~ ~~~ o~her ~rQp~r~~ a~r~~r~ a~d ~h~ a~ai~ab~~i~~ ~f pu~~~~ ~.~a~~~g. ~~ ~ ~. ~z ~tr~~~ ~~'r~e~. ~~~~i~ ~~~ p~~li~ ~~re~~ r~~~~ c~~ ~Wa~ ~~~,~t~~~ a d~~~~a~r~~~~~ ~~~ee~ ~~~~~ ~~a~I ~~ be pla~~~d ~~ ~~t~ ~~~nd~rd~ ~r~~r t~ f~~~l o~~u~an~~~. I:~C~rr~nc~n~t~ De~e~~p~en~1~~~~ain~~2~~~1D~~i~~ Re~ri~~r~DR 2~~~- ~ 2 8~5 L~~.coln S~re~~ ~Staf~ repo~ ~ou~ci~.do~ P~b~ 22 0~' S ~ 46 ~ ~~ A~cep~ab~~ Ty~~s ~f ~`~~es, ~~e ~'eet~c~t~ ~..~03 for a ~~~~~r~pt~~a~. ~f ~ccep~ab~~ and ~ ~ ~~~.cc~~~~.b~~ tr~e~ f~r ~~~~ ~~r~~~e, ~~~~~~~~d ~~ ~~~ ~~d ~~~~~e~. ~ b. "~r~~ ~3~n~~t~. T`re~~ s~i~.~~ be ~~a~~ed ~~ ~he foll~~~ng ~~,~~rva~~ ~i~~,~:~ ~h~ r~~h~ of ~a~, ~ ~u~j~ct ~o ~l~~r "~~~i~n Are~ ~~~ndards~ ~'~~tio~ ~. ~~3..I ~ ~~t~C ~`ectia~ 6. ~D3: s 1} ~ou~r ~4~ ~~n~~~ tre~~ ~er 100 f~et o~' ~tree~ fr~~a~a~~; ~ ~~ Thr~~ ~~~ n~~~~u~ ~r~~s ~e~ ~0~ ~ee~ ~f ~~~~e~ f~a~~~~~; nr ~ ~~ 'T~~ ~~~ ~a~rge ~r+~~~ ~er 14~ fe~t af ~~ree~ fronta~e~ ~~I~~l 3.1 ~~.~3.~. ~ ] ~ ~'i~~i~~~: ~"~~ ~~~~ ~.a~ 1 ~~ f~~~ ~f ~r~~ta~~ o~ ~~~~ ~.~~cal~. ~~~~~~. Th~ ~~~d~~~p~~.~ ~Ia~ s~o~s fo~r ~ 1~~~ tre~~ ~~u~~.~ m~~~~~} ~~ ~~r~~~ t~~~~. ~~~ ~~pli~~n~ ha~ ~equ~~ted a~ ~~~~p~ion t~ ~t~~et ~~~~ ~~ o~w TT ~v ~~d ~~.~~l~v~~~~~. ~~ ~~~~~u~ian~: ~1~~ ~.l~~.a3.A..1 requir~s ~~e ~~s~allat~a~. ~~`? ~m~ll s~re~~ ~re~s, ~ rr~~di~a~n ~fir~e~ ~~ ~~~~~, o~ ~ ~~~~~ ~~~~~~ ~~~~~~ ~~.~a~ ~a~~l~~ q~ali~~ ~s iar~~ ~~~es. ~i.~ ~r~~a~~~. ~~~~~c~~r~~~t a ~ ~ompli~s wi~h ~DQ 3.1 ~~.03.A. ~ , ~~ ~~ ~~ ~~d~wa~ks shor~ld%s~a-l~ b~ loc~te~ a~ ~he proper~ ~~ne a~ong ~~r~et~ ~vit~ str~et ~re~s, ~`e~tia~ « 3.~~~. ~~Y~~ 3.~n'~.~~.~.b~ ~ s F~nd~ng: The app~icant ha~ ~eque~ted. ar~ exce~ti~n to str~e~ r~~ht-~f ~vay ~nd i~.pro~en~en~s an Eas~ ~~ Li~coln S~reet. ~o ~o~.cl~u~~~n~: ~~the requ~~~e~ excep~~o~ to s~~~et ~gh~-of ~ay ar~d i~pro~~men~~ ~~ not ~a~.~ed, ~~e ~~ p~op~~~ o~vner ~vo~~~ be r~qui~e~ ~o p~ovid~ ~~d~ev~alk~ as ~eq~ired ~~ ~D~ ~.10~.~~.C.~. ~f ~~ g~an~~d, th~ e~c~ption cou~~. be candit~oned on a r~on-rem~ns~rance a~reer~e~~ to p~ovide ~~dewalks ~~ ~v~en reco~.s~ctia~. of ~a~t Lin~o~n Stre~~ ~s ~~~ely. ~~ ~~ ~~ z~ ~Il~} 5~~~~.1~ ~~ce t~~n t~ ~tre~t l~i ht of ~'a~ ~n~d I~n ~ro~e~en~ ~~ ~.e~re~.en~ts ~s z~ ~'he purpo~e ~f an. exc~p~~on ~~ ~o allov~ a deviation from a~I~t~ developm~n~ s~a~.dard c~t~d 3~ ~l~ ~~1-.6~4J~1 ~.~~~r~~. ~~~~ ~a~~~.~~~ ~~ A~pl~cation~ ~.equ~ren~en~s. An ap~~~ca~ivn ~hall include a conaplet~d C~~ ap~l~cat~on forn~, ~~ ~~ing ~'ee, ~e~d~, noti~~ati~n area naap and ~a~els, ~vri~~n n~rrat~~e ~~a~e~nen~ regard~n~ ~~ ~~r~pliance ~~~h cr~t~ri~, iQCat~on map ~~d ~he fvl~o~~~g ad~~t~o~a~ e~~.~b~t~o ~~ ~.~ S~~e~~ ~~d ~~~~~t~ P~an as app~i~a~le; ~~ ~. ~i~~ ~la~; ~r~~ ~~ 3R .~ "~ar~~~ ~r~p~r~~c~~~~~~" ~~~~~~ p~~~~r~~ b~ a ~~~~~~i~~ ~~~~I or t~°~f~~ ~~.~~~~~r ~~ ad+dres~~n~ t~~ ap~pra~a~ cr~~eria. ~~T~~ ~.1~~,~~.~~ ~~ F~ndi~g: T~~ app~i~a~.t'~ su~m~~~al ~~c~ud~d ~. s~~~ pla~ ~~~:~~h ~~.o~~~ E~.~~ L~ncoln ~~~eet~, ~ U~ili~~ ~~ p~~, a~~ a"~~u~h ~r~~~~~o~~~~~~" ~~p~~t prepar~d ~r~d ~t~mp~d b~ a r+~g~ster~d ~n~~~~~r. ~~~ ~~~c~~~~o~.~. ~~ ~~~ed~ ~~~ E~.c~~t~o~, t~ ~~~~~~ ~~~~~ ~~ ~~~ ~~~ ~~~~~~~~~~t ~.~q~~r~~~~~~ ~1 ~~~~~ ~~~~~~ ~~~ ~~~~~~~in~ ~~~~~ ~.1~~: ~.~~t~g ~~~~n~~~, ~~~ ~`:~r~:~1~~~~ ~~~~~ ~~~~t~f~ ~~~ ~~~~1 ~ ~~ a~' ~~prr~~e~er~t~ the pro~~r~~ o~n~~ ~~~ld be ~~~pc~~:~~~~e ~'a~. ~ ~aan~e~~~~tr~~ce ~.~r~~rn~~a~ ~or ~~ pu.~l~c ~~.pro~r~n~~~~~ ~~~1~ be ~~c~~~re~ a~ ~a~ ~~' ~he ~~c~~~~on. ~~ t~~ ~~~~~~~or~ ~~ ~~t ~ra~te~, ~~.~ ~:'~~C~~~ur~~~~ ~~v~~o~r~en~~P~ann~~.g1~n~~tD~si~n Re~i~~v1I7~, ~~~~~ ~ ~ S45 L~ncol~a ~tr~~t~S~aff rep~r~ ~QUn~il.~o~ P~ge ~~ Qf ~ 1 47 ~ prap~~t~r o~v~~r ~ou~d ~~ r~q~~~~~ ~a cc~r~~~ru~~ Ea~~ L,in~olr~ S~r~et ~o ~~~ ~ro~~-sect~o~ spec~f~~~ ~~ ~ the ~ra~~~o~a~~~~ S~s~~~ ~~a~. ~ ~ ~ s~`h~ Pla~.ing ~~~~~io~. co~~~~~~~ a s~~~~a~t~ pro~or~~o~.~~~~~ a~.al~si~. ~ c~p~ of t~.e a~al~s~~ ~~ ~ ~pp~~~~d ~~ ~hi~ ~epor~ ~.~ ~~t~:~h~.e~~ F'. ~ ~,~~~~~~~~~~ ~r~d~r~~i~~ ~~~ ~l~~ni~.~ I~~~~~~~~.'s ar~a1~~~~ ~r~~~~~~: ~ ~ ~ra~"~~ ~~~~ra~~~n ~s a~ f~~~~~~: ~ ~ ~i~~~c-f~~il~ d~t~.~h~~ ~~~~ir~~ ~I~~ ~~~ ~ ~ ~~: ~.5~ ~I~~`ld~e~lin~ ~~~t ~~r t~~ In~~it~~~ ~~ ~~~ ~`raf~~ ~~~in~~~r~ t~p ~~~~~at~Q~ ~~.~,~~~~ ~~~` ~d~t~~~4 ~ 1 0 ~~~hau~h ~h~ ~i~in~ ~~~~~~~n ~~~ld o~d~~a~.~~ r~~e ~1~e IT~ tr~~ ~~~~r~.~~~~ ~,~res ~'~r ~.~ ~z ~part~~n~ ~l~~d u~e 22~, ~."~~ ~.~Tl~~vel~~n~ u~it~~ ~~a~ r~~~b~r u~a~ r~~~ use~. ~~ ~~i~ cas~ ~~ b~~aus~ th~ a.p~I~car~~'s ~~gi~eer e~~i~a~ed 1~~ ~I~T, o~ ~.5~ ~.1~~"ld~v~l~i~~ ~ur~i~. The ~~ P~~~~ng Di~i~i~~ a~~ep~~ ~~.i~ cor~~~r~~~~~e ~~~~~~.~e for ~~~ ~ub j~~t proper~~. ~'~e ~~'~ ~~.p ~~ gen~ra~ion ~'igures v~ere us~d far ~11 o~~.er F~~ pr~p~r~~~s. ~~ a Re~id~~~~al Cond~~~~iu~l~"own~ou~~ ~~an~ use 230, 5.86 AI~~`1~w~I~~ng unit} u~as no~ us~d ~~ because the app~ican~ pro~ose~ ~o r~n~ the u~i~~ ~r~d pra~~s~~ c~n~o~~n~ums only as a futu~e is o~t~an. A~so, th~ ITE de~nitio~ o~ apa~m~n~ ~"~ental ~~e~~~n~ ur~i~s tha~ are loca~ed ~r~thin ~~ ~h~ ~ar~e b~~1~~r~~ ~r~~~ a~ lea~~ t~ree a~h~r dw~lli~~ ~~~~s"~ ~v~~ ~~~sid~r~d t~ r~~or~ ~~o~~1y ~~ ma,tch th~ praposed deve~Q~ment tl~an ~~e de~'~~.ition of can~~~.~~iu~tov~nhau~e ~"ownersl~i~ ~~ ur~~~s t~a~ ha~re a~ ~e~.~t one ~~he~ a~r~~d u~~~ ~~thi~ ~~e sa~~ bu~l~.i~~ ~truc~~re."} ~e~p~.as~s ~~ ~n o~:g~na~~ ~`h~ ap~lic~.n~'s ~ng~neer es~in~a~~~ 12S A~T, ~r 5,~~ AD~T/~v~e~~in~ un~~. ~~ • A~1 ~acant ~o~s in the R~ zone and ~~ts cur~e~.~ly developed wi~h ~~nglewfa~nil~r ~~r~llings v~ill ~b~ ~~ ~~~~~v~~~~~~ ~~ ~~.e ~~~~n~u.~ ~~~n~~~e~ d~nsi~~ ~ 1 ~ I~~JA.~ ~s ~ ~.1~ ~~ts in the R~ ~one lar~er ~han ~Z,C~aO s~uare ~~~~ ~vill ~e part~t~oned ~n~o confaram~ng ~~ ~~ni~.i~nu~. ~;~~~ sc~uare ~oo~~ ~o~s a~d ~~vel~pe~ ~r~~~ ~~ng~e~f~.r~~~~ ~~rell~~~~m ~~ • Pro~e~~es o~ne~ by church~~ a~e n~~ r~deve~oped for resid~n~ial u~e. ~~ ~ A,11 ~o~~ c~e~.~cate ad~~ti~nal r~~~~-~~ ~ay ~~r ~as~ Lin~al~ ~~~~~t u.pon r~~cv~lop~~n~. ~~ Th~ P~ann~n~ Di~vision's an~.ly~~~ ~~a~.~ra~~ al~ availab~e data fa~ tra~fic an ~as~ L~~col~ Stree~: ~a ~ Cit~ traff c count west o~'Ga~ch Str~~t cond~.ct~d in ~~~D. ~4,83~ ~DT ~~ ~ C~~~ traf~c ~~u~.t ea~t of C~a~c~. S~reet canducted ~~ 200Z: 373 ADT ~~ • ~i~~ ~~af`f'i~ c~un~ ~est af ~ar~y S~reet co~duct~d ~n ~0~~: 2~~ ADT ~~ ~ C~~]~T ~~~.ff c r~~~.~~ ~~~~r~ate~ ~~ ~,4~~ a~d 3,69~ AI~T ~~ • l~o co~.nts have b~~~ condu~x~d ~n East Z~r~~o~~ ~~~ee~ ~~nc~ ~~03 a ~~ ~ T~~ P~b~~c'4~or~~ Depa~t~~~~ ~e~~~~ t~~t ~~.~ Z~O~ ~~d ?~~~ t~a~'~'~c ~~u~~~ are ~u~ Qf ~~a~e ~f~~~ ~~ ~~.~ othe~ ~ata a.n~ ~h~ul~ ~~ dis~~~ar~~~. ~~ ~'n~ P~an~in~ ~i~~~ian ~~~.~.~~.~d ~~u~ ~G~~a~o~; ~~ • ~e~~od ~ at~r~b~~~d ~.1~ ~~pr~~e~en~s t~ ~h~ ~~.c~~a~~e ~~. a~~~~a~~ ~.azl~ ~~p~ ~~~ e~.c~ 1~t, ~~ ~i~~~b~ti~~ t~~ ~os~ ~~~r ~5~ ~~~~fi~~~~.1 d~.~l~~ ~~~s. ~'~.~ ~rop~~~d d~~~~op~n~n~ ~~o~~~ ~~n~ra~~ ~~ ~ ~.~~~~ o~' ~~e ~~~~t~o~a1 ~r~.~`~~ ~~~~rat~~ ~~ ~~~~~~~l~~n~~~at. ~~ ~ ~~th~~ 2 a~ttr~~~,t~+~ in~p~a~F~~~~ts t~ th~ ~r~~r~~.~e ~~ ~,~~r~.~~ d~.il~ ~r~p~ ~"~~ e~.~~. ~~~ a~ ~ ~~ ~~~~~~~~r~ ~f ~~~ ~r~f~~ ~- ~~.~ ~5~ ~~il~ t~~~ ~~~era~~d ~~ r~~~~~~~~~.~~~ ~~~~ ~~e e~~~~~~~ ~~~~ ~~ ~~~~~ - d~~~~.~ut~~~ ~~~ ~o~~ ~~~r ~h~ ~o~~~ ~~i1~ ~~p~, ~e~~ad ~a us~s ~~.~ ~~~~ tri~ ~ora~:t o~ ~:1~o~u~t~ ~~~~~~p~e~a~IPlan~~r~~~~~~~~D~si~~ R~~ie~!D~ 2~~~-~2 ~~~ L;in~o~n ~tre~ti~~~~f r~p~~ Counci~.~oc Pag~ Z~ ~f ~ ~ 48 ~ 4,83~, ~h~l~ rnethod~ ~b a~~ ~c ~.se ~~~T's traf~c rn~d~l ~~ur~~ af 3,4~~ a~.d ~,~9f~ .~DT. ~h~ ~ ~r~p~~~~. ~~~e~op~.en~ ~z~ul~ ~~~e~~~e ~~~~e~~ ~.~ and ~.~°~~ a~ the t~ta~ ~~~re ~r~~`~~. ~•~lle~~~d 3 a~t~~~~ed ~~~ i:~~ra~~men~~ ~~ ~~.e ~r~par~~on of ~ac~: l~t's b~u~~~~ o~ L~~col~ S~~e~t ~ as d~~"~n~~. i~ S~~~i~~ 1.1 ~~ an~ ~igur~ ~.1 ~, ~i~~ribut~~~ ~~e ~~s~ ~~~~~ 3,4~ ~ f~~~ af ha~~ s~~~e~ ~ ~o~~a~~. ~h~ pro~~~~~ d~~el~~r~e~~ ~~pr~~~:~~~ 4,~~/o af ~~~ ~aun~~r~ ~~~~e~ fr~~a~a~~. ~ ~ ~~~~:od 4 ~.~~~u~~~ a~~ ~~npr~ve~~~~~ t~ ~~~ ~~~p~~ion ~~ ~~c~ ~~~.~~~lopable ~ot'~ ~~~nd~~ ~n ~ ~:~~.cQ~n ~t~~~~ ~~ ~~~"~~~~ ~~a ~~~~~~ra ~ . ~ D~ ~.~~ F~~~.re ~.12, d~~~~.b~tir~~ t~e ~~~~ ~~er 1,~~5 f~~~ ~ ~~ r~~~~r~~ap~~~~ ~~1~ ~~~~~~ ~~n~a~~. `~h~ ~r~po~~~. ~~~~~~p~~r~~ r~pr~~er~~~ ~ ~.9°~~ o~ ~he ~ bou~~a~r ~~~~~t ~ran~a~e. ~~ F~~.~~~.~~: ~"~~ p~~p~~~~ ~~~~~a~~~r~~ ~~~~1 ~a~~~ ~ ~e~~l ~f ~~~ac~~ a~.~~~.~~~.~ ~~ ~~~~r~~~ ~.Q°~~ ~~ ~ ~ ~ Z.~~~~ ~~` th~ r~q~ir~~ ~tr~~~ ~r~~r~~~~ent~ ~a ~~~t L~~~~~n St~e~~ be~~e~n ~~~ s~~je~~ ~ro~~r~~ ~r~~ ~? ~'a~al ~~~~~t~ T~.~ ~~~~~s~d ~~~~1Q~~~~~ r~pr~~~~~s 4.~~~~ ~f ~~~ ~~~~d~~y ~~r~~~ ~r~~~~~~ a~ ~~f~~.~~. ~ ~ ~n'U~D4 ~ .1 ~~ ~~~ ~~.o~n ~n ~`i~re ~.12. `T~.e applican~ ~r~poses a 2.?% prap~r~ia~ bas~d on ~~ ~r~f~ic i~.p~.c~s. ~~ ~onc~usian: It i~ appropriat~ ~~aat ~~.~ su~~e~t pr~~er~~ should bear a por~ion ~f ~~,e ca~t of ~ ~ ~econs~~~i~ag ~a~~ I~inco~n ~t~~~~ can~mens~.rate ~v~~~ ~~e p~o~er~~'s bound.a~ s~~~et ~ra~.tage as ~~ def~n~~ ~~ ~~~ 1. ~ 02 a~d Figure ~. I~. ~s 19 z~ The ~sti~nat~d e~te~~, on a quanti~a~i~e basis, ~o wh~~~ ~he ri~h~s af way and ~n~pravement~ ~~ ~~~~ be used by persons served by ~~ae bui~ding or deve~opm~nt, w~e~~er ~h~ u~e ~~ for ~a~`e~y ~r ~~ conv~m~~ncer ~'~D(~ ~r~~~.1~.Cr1~ ~~ ~p~i~ca~.~'s ~~a~eme~~: "T~b~e ~ ~~ ~~e at~ac~ed narra~~~e est~~a~~~ tha~ ~.~% of ~~e ~ra~fi~ ~n ~~ L~~~co~~~ ~t~~~~ ~~~~ ~e ~ro~. p~opa~~~. proj~c~. ~"r~.~f~~ ~~~ ~r~~~ ~e ~`o~ safety ~.~~~ co~~~e~.~~~.~~.~~ ~~ ~ i~d~~~~: P~~~ar~s se~re~ ~b~ ~~e d~~~~~p~e~~ ~.~~ e~pec~ed to generat~ ~pp~~~.~~.~~e~~ 1~~ ~°e~.~c~.~ar ~~ tri~s per da~. ~~ither co~~~n~ional traffi~ caun~~ nQ~ ~h~ ~~`~ ~"r~p G~ner~~~on 11~an~a~ ~~~ou~~ for ~~ no~-~~h~~u~la~ ~raff~c. ~T~~ sidev~~lk r~qu~red b~ the Tra~~po~ati~n ~y~t~m P1an i~ far ~~.f~~~r. The z~ la~d~cape ~t~p requ~re~ ~y the T'ra~.s~or~at~an S~s~e~n P~an ~s fo~ co~.~en~enc~ and i~ a s~a~~ard o~ ~~ aest~e~i~s ~ronaulgat~d and ac~ept~d b~ ~~e comn~un~~y. T`~~ r~g~t-of wa~ d~d~cation a~d spec~~'i~d ~o imprav~me~ts are ~.~eded to prov~de v~hi~l~ a~~ non-r~o~orized transp~~at~o~. fa~i~~t~e~ throughout ~ ~ ~~.e s~~eet c~rr~dor. ~~ ~~~.clu~f on~: ~.e~~de~~~ of ~~~ ~e~~~apr~~~.~ ~r~~~ ~~ce~~a~l~ ~~e Ea~~ L~r~c~~~ ~tr~e~ fo~ bot~. t~aei~ ~~ v~hi~u~ar an~ no~-~ota~i~~d traf~`~~ ne~~s, ~~r ~a~et~ a~ w~~~ a~ ~~~:~~~ien~e. ~~ ~~ ~~ ~`~e ~~t~~a~~e~ ~eve~, o~ ~ q~~.n~~~ati~v~ basis, ~f r~~~~~ of ~a~ a~d ~~pr~~en~e~~s ~.ee~ed ~~ ~~ ~e~~ ~he e~~~~.~~~~ ~~~~~.~ of u~se ~~ ~er~o~~ s~r~~d ~~ ~h~ bu~id~ng ar ~e~~~Q~~nen~. ~~T~Q ~~ 5,1~~r~2.~.~~ ~~ ~~~~~ca~.~~~ s~~~~~.~~~: "~`~~ e~t~~.a~~d ~ro~or~~anal b~nef~~ ~~'t~~ ~.~~-o~-~a~ ~~ ~.~'°~~ ~~ re~~d~~t~ ~~ ~~~th~ ~ro~~~~~ ~o~~~~~~~~~~. ~`~~ ~~r~~~ ~:a~ ~.~t ~e~~ ~~~~~d~~ In ~~e ~~t~'~ ~a~i~~I ~~~ro~~~e~~ ~ ~ ~~~,~~ ~~ F~n~~n~~: T~h~ c~~:~~~ ~rn ~an~ req~~~~d ~y t~~ ~`~~.~s~~a~~~~o~ ~~st~~ ~la~. ~~rau~~. ~a.~il~~~.~e ~e~ turns ~~ i~~~ ~n~ o~~ o~ ~~~ ~ri~r~~va~ -~ ~o~er~~r~~s t~a~ ~c~~~ i~ ap~ro~im~:t~~~~ ~~~f ~f ~~.e ~ ~~ ~ai~~ ~r~~~ I: i~'~n~nu~~~~ I~e~~1~pm.ent~Pl~r~~~~~ZQa~t~e~i~n Re~~e~';D~ ~Q~~-1 Z~~~ ~:inc~ln ~~r~~t~~taff rep~r~ ~~unci~.~oc Pa~e ~~ ~~~ 5 ~ 49 ~ es~~~at~d ~a be g~n~~a~~~ b~ ~~.~ p~r~ jec~. ~r~~is~o~. Q~ a b~c~c~~ la~a~ ~.rad ~*~~~r s~d~~al~ t~~n~ ~ ~~~e~.t~~ ~~~~~~ ~~1~ ~~.~~~~~~~e ~af~ b~~~c~~ ~.n~ ~~~~~~~i~.r~ ~~e ~~ ~a~~ ~~~c~~~. ~tre~~ b~ ~~~ re~~~~~~~ ~. ~ af ~he d~~ela~~~~.~. T'~e pra~~~~on ~~ i~p~o~e~~~t~ to ~ast L~nc~~r~ S~r~~t ~~a~ ~~ul~ b~ att~b~~~d ~ ~~ t~~ ~u~~~ct p~op~~~ r~n~~s ~ro~ ~.D°~~ ar~~ 1 ~,4~Io de~~~d~~~ ~~. ~~~ ~~~~.~~ af a~~l~~~s ~~~d~. ~ ~"~.~ sub~~~~ ~r~~e~~ r~pr~~e~.ts 4. ~°~~ a~ th~ ~~u~~~r~ ~tr~~~ ~~n~~~~ ~s ~~f ~.~d i~. ~1'I~C~ 1.1 ~~ and ~ F~g~r~ ~. ~ ~. T~,~ ~u~~~ct p~op~r~~ ~~~~ ~~.~e 1 ~b.b~ l~r~e~l ~`~et ~f ~r~n~a~e an ~~~~ L~~~~~~ ~~~~~~ ~ a~~r ~~~ a~~i~iQna~ de~i~a~~o~ t~ ~~h~-~~=~a~. ~ ~o~c~us~or~; ~~1 i~p~~v~~~ents ~~~~~~~d ~y ~h~ Tr~n~p~r~~~~~~ ~y~t~~ ~~~rn ~o~I~. b~ ~~~l~.zed ~~ ~:~~ ~~r~ n~e~~~ ~a ~n~e~ ~~~ ~~~i~u~ar and ~~~-~ofia~.z~~ ~r~n~p~r~a~i~n r~~ed~ c~f r~sid~~.~s af the ~o ~~~~~~~~~nte It i~ ~.p~r~~ria~~ t~ ~-equ~r~ ~~~ prap~r~~ ~~n~~ t~ ~a~~~~~a~~ ~~ ~~~ ~~~~ ~~`p~~~~di~n~ ~ ~ aAl ~r~~ro~w~I~~r~ts requ~r~~ ~~ ~~e T~~~s~a~~~1on 1~~~~ern ~I~~ f~~ ~~,Ut L~r~V~I~.1~4re~t~ ~t ~s ~ ~ r+ ~~ a~pro~r~at~ ~hat the ~ubje~~ p~o~~r~~ ~~~u~d bear a~or~ian o~t~~s~ ~as~s ~~~~ensurat~ v~~~I~ ~~~ ~ ~ p~op~rt~'s b~u~~~~ s~~e~t ~ra~.tage as d~f ned in ~~~ ~ . ~ o~ ~.~d ~~~~~ ~.12. ~'~~ ~roper~y o~vr~er ~~ ~h~u~d ~~~e~ ~~~~ ~. ~a~r~r~r~~n~~~anc~ a~r~e~.~~.~ ~o pa~icip~te ~r~ ~he ~o~~ af reco~~~r~~tin~ ~a~~ ~ s Lincol:~ S~ree~ t~ the ~tanda~~s of' th~ Tra~nspor~~ti~n S~~~en~ P~an when su~h r~canstruc~ia~ ~ s b~ca:~~~ ~i~ne~~r. ~~ ~~ ~~ The e~~~~~~~d ~n~pac~~ a~ ~ q~~nt~.~~~~ve ~~~~~, af ~he b~i~d~~~ Qr ~evel~pn~ent ~~ ~~e p~blic zo infrastructure ~~ster~ of w~~~~. ~~.e ri~ht~ of way and ~mpro~ernen~s ~v~~~ be a part. ['~V~~ ~~ 5.~.03.~2.~.3~ 2~ A.~pli~~~t' ~~tatemen~: "The de~eloper ha~ ag~eed to ded~~a~~ a.d~i~iona~ ~a~d ~o ~~.e Li~.c~~r~ Str~e~ ~~ right-o~ u~a~ and ta rnake impro~em~n~s to bath sid~s af t~.e str~~t ~Ic~n~ ~~~ proj~~~ franta~e~ I~ is z~ ~s~in~~,ted ~hat ~raff~c fra~. ~~a~ pr~pos~~ prc~~ect ~~11 co~.p~ise Za7°~o af ~~e ~~a~f~~ ~r~ Li~~a~n ~~~eet. " ~3 ~`irad~~gs: L~r~~~~~ S~re~~ c~~ec~~ ~a H~~.~Y~~ 99~ ~~ t~~ ~~~~ a~d ~`ro~t S~r~e~ ~n~. ~et~~~rr~~~r ~~ Aven~e on the v~est. ~~ae impac~ of the proposed dev~lopm~nt on the larger ~ublic ~nfras~r~c~ure ~~ ~~s~~~ ~~ ~~~~~r~~t~d ~c~ b~ ~~~.~~ ir~ c~~r~~~.~s~n ~a ~~~ ~~~~c~ ~~' ~~~ ~it~ ~i~~~~~~~.~~.~ ~r~ ~~.~~ ia.~~e~ ~~ pu~li~ ~~fra~~ruc~ure. ~~ Cor~clusian~: ~`he ~a~ger pub~ic ~nfra~truc~ire s~ste~n ~a~ suff c~en~ cap~.ci~~ to ~cc~m~.o~a~e ~he ~~ ~raffi~ genera~ed by the propos~d de~e~Qpmen~. Th~ incr~menta~ ~~.pa~~ o~ ~he pr~pos~d ~~ de~e~op~.en~ o~ the larger public infras~~uct~~e s~st~~n would ~~ ~.d~qua~~l~ a~dre~~~d thro~ugh ~z a~s~ss~n~nt af S~~t~~. I~~~el~p~.ent C~ar~~s ~n ~~e buildin~ p~rm~~ ~r~ces~. ~~ ~~ ~s The e~~~~~~ed ~~v~~, a~ ~ q~ua~tit~t~~~ ~a~~s, ~f r~g~,~~ ~f ~~~ ~nd ~~~r~~~~~~~s r~eed~~ ~~ ~~ ~f~~~at~ the ~~~~rna~ed ~~n~a~~ on: ~~~ ~u~~~~ ~~~`r~s~ruc~ur~ ~~ste~. ['~~i)~ ~.~~~.1~.~.4] ~~ ~.pplf ~a~~'s stat~m~r~~; "T~.e i~~~rsec~~or~ of ~~.t~h ~ L~n~~ln ~tr~~~ ~~` ~~:ctia~~~~ ~~~hin ~cc~~~~~~~ ~~ ~~~~~.ards. ~~ ~~ a r~as~n~.bl~ ~~~u~np~~a~ ~~a~ L~~coln ~tre~~ i~ ~~~~~a~~~~ ~~~~~~~ a~~e~~~.b~~ ~~ ~tand~.rd~ ~~nc~ ~~e ~r~~~~s~ct~an is fu~~ti~nin~ ~.c~e~~abl~. `T~.~ ~~t~ ~a~~ r~~t i~~~ud~~ ~~p~~v~rr~~n~ ~o ~~ I~~~~~1~ ~t~~~~ ~~ ~~e ~~~m~s ~~ ~'f~~~~.g~: `~~.~ l~r~~~ p~~~~~ i~f~~~~~~~~~~ ~~s~~~ ha~ ~~~'~'~~~~~:~ ~ap~~i~~ ~~ ac~o~r~~da~~ ~~~ ~~~~~~ ~~ ~~i~~~~~~u ~~ ~~"i~ ~i~~~~~~c~ ~.~vC~~~~i~i~~. ~.~~~~u~it~ ~~~e~a~rn~~~'}.Pl~~ing~Z~~~'~De~~~~. R~~~ew'.D~. ~~~~-l~ ~4~ Lincoln S~r~et'~S~aff r~~c~~ Cour~c~l.~~c; P~~~ ?~ of ~ ~ 50 ~~o~~~u~i~n~: The ~n~rer~~n~~.~ i~~~.~t a~ t~~ pr~~~s~d d~~~lop~m~~~ an th~ ~arge~ ~~b~~c ~ i~~a~~~~.~~ ~~~t~~ ~oul~ b~ ad~~~~.~e~~ ~.~~r~~~e~ ~h~~~u~ ~.~~~~~~~r~~ ~~` ~~r~~~r~ l~~ve~~p~~~~ ~ ~~arge~ in t~e ~u~~di~.g p~rrr~~~ pr~~es~. ~ ~ ~ ~'~e~ ~ ~~ss~r ~~~n~~rd~ ~~~~e~~ ~~ ~ectia~ .~..~~.~.~Z.~", i~ j~u~~~~~d base~ o~. ~h~~ ~.~t~.re ~~d ~~xten~ ~f t~e i~p~.c~~ af the pra~~~ed ~~~e~vp~.e~~, ~~ ~~ee~~i~n ~o red~uc~ a~tr~~~ ri~~~ of ~ ~~~ +~r cra~~ ~+~c~~~~ r~~q~u~r~~~~~ ~n~~ be ~ppro~e~~ ~a ~~~~p~~c~~ ~~~ ~~ ~r~~~~d fr~~. ~ ~ppl~ca~~e c~n~~~r~~t~~n ~pe~i~c~~~+~~~. ~~~t~ ~.1~~,~~.~~ ~~ F~n~i~g: T~~ ~ppliG~~~ ~~.~ r~t~~ ~~~~~~~~~ ~.r~ ~~~~p~~~~l f~~r~ ~o~l~~i~C~ion ~~~~l~C~ti~~5, ~~t ~a~her ~ ~ ~~ ~~~e~~~~~. ~o t~.~ ~~r~~~ ~r~~~ s~c~~~~. ~~q~~~~~~~~. ~Fw ~W~W~n~~~~~i ~~ ~~~~Y~~~~ ~V ~~~~9WiW ~ 0.3~4~W~ +R~.4i~ W~ ~iF p iTR iWln~'w3i/ i/W/R/~~iJ~a. ~iV4j Vi~,F, RY x~w ~.iA.~ ~1J ~~~ M~ ~ ~ ~ ~~~V~~~V~,i ~~ ~.~.J V ~ r ~ l!~ r A, ~s~~ ~~ ~~ ~~ ~~ To ~~~ure a~afe and functio~al stree~ v~ith capac~t~ to n~e~~ curr~n~ d~~aa~ds and to ~~sure ~ ~ ~~f~~y f~r ~e~~~~e~, ~~c~~l~~t~ an~d ped+~~~r~an~, ~~ ~~~~ a~ o~~~r ~'or~n~ of ~v~-v~hicu~~r ~r~f~c, ~~ ~~iere ~.r~ r~i~~~.~~~. ~~~~.~a~c~~ ~G~ r~~h~ ~f ~~~ ~i~~~ ~~~~irc~~~~~~i~~ ~~i~~ rr~u~~ ~~ ~r~~~~i~~i. ~~ ~3evia~ivn from ~h~se minimum ~~andards may oniv ~e cons~dered by a var~ance praced~r~, ~o ~ e~~ion ~.1 ~3.1 ~ . ~~I~Q ~. ~ 0~.1 ~..~ ~ ~~ F~nd~ng~: T`h~ exist~ng ~t~ee~ crass•sect~o~. ~o~~ists of two 17 ~'~o~ ~~a~el ~anes ~ith a 4-5 faa~ z~ sid~wal~ an ~~e ~o~h si~e of the stre~t. Fu~ur~ upgrad~ng ~o improve ped~~~~.an, bi~~c~~, and other ~~ f~r.~s o~` n.on-~~~~c~~~.~ ~raf~c ~ay b~ acco~~~~s~~d ~~r~u~h a~.~n-~er~on~~rance agreemen~. ~4 C~nclus~o~.~: T'he ~xist~n~ ~~.pro~~me~~ provide~ ~uff~c~en~ ~apa~i~~ ~o m~et ~ur~~nt de~a~.and~ for ~~ ~~e~~~u~a.~ ~.n~ ~an ~~e ~~~~. s~d~ o~ ~~e s~r~e~~ p~~~~~~an ~~~~f~~. T~e ~ro~~r~~ o~r~.~r shQ~al~ ~~t~.~~ z~ con~truct ~h~ impraverr~en~~ re~~.~red by ~he Tran~par~~.tian S~st~~ P1an or ~xecu~e a n~n- ~~ re~.o~.~~ra~.c~ a~ee~.e~~ ta pro~~d~ t~.e n~ces~ar~ ~~.p~ove~.~~~~ ~~en re~o~~tr~c~io~ ~~" ~a~~ ~s L~n~oln ~t~e~~ fs t~~e~y based on pa~~c~pa~iar~ b~ a~her proper~y ow~ers an~ the ava~lab~lity af ~~ ~ublic fund~ng. ~o ~~ Su~nm~ry of cunc~usions: If ~he exc~p~ion ~o ~tre~~ righ~-of ~a~ an~ i~n~~ovemen~~ is gr~nted, ~~e ~~ prap~r~~ awne~ sh~~ld ~n~e~ ~nta a nonr~man~~~anc~ agr~~n~e~t ~o par~~cipatie ~n th~ cast of ~~ re~~ns~ruc~i~g ~,ast ~in~al~ ~~r~~t ~o ~he standard~ of the ~`r~~~~or~a~~~~ S~s~e~ P~~~ ~h~~ ~~c~ ~~ recons~ruc~~o~ b~co~ne~ ~ir~e~~. The pr~pe~~ o~r~e~ ~h~uld ~~ar cost~ of ~~~h ~~cor~s~r~~~~~~ ~~ prop~~~~r~~~~ ~~ ~~e pr~~~~ty' ~ bo~~~~.~ s~~~et ~~~~t~g~ ~.~ d~~r~e~ ~~ ~D~ ~ .1 ~~ ~~ ~'~~r~ ~. ~ ~, ~~ whi~1~ arrlour~~s t~ ~ 6~.~~ ~i~ea~ fe~~ af ha~f ~~~eet impro~~rn~n~s. ~~ ~~ ~~ ~~ ~I~t~ 3.1~~ A~ce~~ ~t~~~~r~~ ~o ~ ~ ~e~~de~.~~~~ ~r~~~e~v~~s ~~rvi~~ ~r~~~ ~*ur~~~r ~~ ~~~u~~~~~e ~~~~~~ ~~~1~~~~ ~n~t~ ~~ ~. pa~e~ Dr~~~~~~~ ~~i~~~: ~~ ~. ~'~o-~~a~ ~r~~e~~~: I:'~~~~m.ur~i~~ I~~~e~a~~~~t ~F~~.n~ir~~1~Q~~'~}~~sz~n ~~~vi~~'~I~~. ~~~~-l ~ ~~~ Lin~~ln ~~r~e~`~~~aff ~~po~ ~or~n~i~.do~ Pa~~ ~~ af ~ 1 51 ~ l~ ~~~~~: ~4 f~~~~ ~n~~.~n~ax. "~~- par~n~~' ~e~tri~~~~~s ~~al~ ~e p~s~ed b~ ~he ~ ~,7~~.~:[ a ~~~~ ~r~~~r~J~a~~ ~ ~p~~~~an~'s ~~~~~~nent: "~o ~a~~i~g s~~~ ~ril ~ be ~~s~~~ ~1~~.~ ~~~ d.r~v~~a~~ a~ r~~uired." ~ ~'i~~.i~g: ~~ si~e ~la~ ~~x~~bi~ ~~~~3~ s~.~~vs ~4-f~~t t~~~~a~ ~r~~e ~~s~e. ~ ~~~clus~~~: T~~ ~~o~~~~~ dri~~ a~~~~~ ~ne~t ~h~ r~~~~re~~n~~ o~`'t~I~~ ~.1 ~4.~5.~. ~ .b. ~ . ~ ~ ~ ~~diu~ of ~u~rb F`I~re~ ~~ f~~~ ~inimu~n. ['~DCI ~.1~4,~~.D.~] ~ ~'~~~~i~.~~: ~`~~ ~i~~ ~~a~ ~~~.~~~~~ `~~~~~ ~~~~ ~o~ ~~.~~,~ ~ ~~~~ ~~~~~a~. ~~. ~~. ~~~~~ ~~ ~'~~~~~~ ~, ~JQ~ ~~ ~~.~ ap~~~c~~ s~~.~ed th~~ ~. ~~' ~u~b rad~~~ c~~~~ b~ p~o~~d~~. ~~ ~~n~l~.~~a~: ~`~e appl~ca~.~ n~~~~ pr~~~~e cur~ r~~~ns ~v~~?~ ~. ra~~u~ of at l~a~~ ~~ feet, ~~. ac~ord~.~c~ l~ v~~t~ ~I~~ 3. ~ O~.D~.D.~. ~~ ~~ 1~ T~,ra~t ~engt~ of ~ dr~v~~vay~ ~xt~ending from ~he ~~osest aff street parking or ~oad~~g spac~ to ~~ th~ autside edge of rig~.~ of wa~ ~'~r a. ~~ a. Dri~e~vay accessin~ a~it~ street, ~~~L~JD~~1~- ~ajor and ~inar Arteria~ ~~reets: ~~ ~4 fee~ n~im~r~~.~, ~vi~h gr~ater ~~apr~~e~n~nt as m~y be req~.~r~d ~y a'Traff~c In~pact ~~ An:alys~~ ~T'IA~. ~'~DQ ~.1~4.45.I~.4~ zo Findin~s. Fa~~ L,incoln S~re~~ is ~e~~g~.ated a.~ a S~~ri~e ~olle~~or i~ the Transpor~ation S~st~r~ ~~ Plan. The si~~ pl~n ~~x~iib~t "A"} shaws on~ ~xte~ior par~~n~ ~pac~ ~at t~.e sQU~h~ast carner o~' ~he b~ z~ p~~x~ par~~a~~y ~vi~~~n 2a f~e~ o~ F ast ~,i~~o~n ~~reet. ~~ ~~nc~u~~a~s: T~~ s~t~ p~a~ do~~ ~~~ co~pl~ ~v~th'~'~C~ 3. ~~4.~~.T~.4,~. The appii~a~~ ~au~~ ~~ ~eco~f ~u.r~ the p~r~in~ ta pra~i~e a d~~e~va~ ~~r~a~ ~eng~h of a~ 1~as~ Z~ fe~~, in acca~dance ~vi~~ ~~ 't~~]~J 3 ~ ~ (34~~~~~JP4:b, ~r ob~~~~ ~ ~~.~i~.n.~ee z~ ~~ ~s '~~1~ 3.145 t~f~ ~tre~~ P~rki~ a~:d ~o~~in Stan.dar~ds ~~ ~~ aff ~tre~~ ~~hi~l~ Park~n~ ~t~quire~ents. ~ ~ ~. ~~f ~~ree~ v~h~~~~ par~i~~, ~pac~s ~hall ~~ pro~~ded ~~ ~~v~~.~~ no~ ~~~~ ~~a~ ~~v~e s~~ ~~ for~h in ~'a~le ~. ~.Z. ~~ ~. t~ff str~e~ v~hi~l~ ~arking sp~~e~ sh~a~l ~.ot e~ceed ~.0 ~i~~~ the am.oun~ r~~u~red in ~~ ~~~~~ 3.~.Z. ~~~D~ 3.1~5.~1~~~ ~~ T~.BL~ 3.1.Z ~lf~ ~~ree~ P~ar~.~n ~.a~~~ 5~~.~.~.~rd~ ~'~se ~~r~~~ F~a~~o - ~p~c~~ ~~~ ~~~~~~t~ u~~~ ~r s u.~~e ~~~~ ~~ ~~s ~1oor are~ ~~~ ~a. ~. ~.~1 ~rLr ~~ ~~~~ ~~{~~1~~ ~i 1~~~ ~rl ~~~~L~~~i~+ ~,~~ ~ VV ~r~~~~ ~~~~ ~~ ~~r~~.~~~~: T~~ p~o~~~~~ ~~~°~~~p~~~t ~o~~~~r~s 1 ~ d~r~~~~~~ u~~~~. ~'~~ b~~~~~~~ ~1~~~ ~~~~ ~~~ ~ ir ~~a~~ ~~. ~ac~ o~ ~ ~~~~.~~~. °1~~ ~i~e pl~.~. ~~~~i~i~ ~~~~~~ ~l~~~v~ 2~ e~te~.or ~~r~~r~g ~~~c~~ ~~~ o~° ~~ ~~~c~. ~~~p~~ ~~~~h ~et~~.~~ st~n~a~d~.~ I:%~~~.u~~t~ D~~e~~p~n~n~~P~~~n~~~~~~1D~si~ ~.~~i~~v'D~ ~0~~-1~ ~45 Li~~~ln S~~ee~~~~a~~f r~p~r~ ~o~~c~~.dQ~ P~ge ~S ~~ 5 ~ 52 ~ ~~r~c~usio~s: ~'~ie ~~~~lap~n~n~ as ~rapo~~d ~~~1~ ~equir~ ~~ aff~str~~~ parl~~n~ s~a~e~. T~e ? p~~~~~~~ ~~~~r~~ ~~~~~ ~h~ ~~~~~r~~~~~~ ~f ~'~t~ ~.1~~.~~.~. ~ ~i~a~~ng~: Th~ ~~e of ~~a~~~d ~r t~~~r~ ~~r~i~g ~vould e~~a~l ~r~c~ra~~r~~~nc~~ a~~~c~~.t~d ~v~~h ~~~~~~~r ~ pa.r~ir~g an~ a~ce~s ~~ ~h~ g~~a~~ ~vh~~. ~~~ ~~~~ri~r par~~ng ~pac~ i~ oc~~pi~~. ~~. ~n ~ma~~ ~~ ~ F~~~~.~ ~, ~~~~ ~~~ a~~l~c~.~~ ~~~t~~ that ~~.~~, ~~.r~~~~ ~~~c~ o~t~~d~ ~. ~~.ra~~ ~a~c~~ ~~ ~~~~r~r~~ f~r ~~~.~ e~cl~~i~~ u~~ af th~ ~~~Iling ur~i~ ~~r°~~d b~ ~~i~ ~ar~~~. ~ C~ncl~~~~~~: ~~~~ par~in~ ~pa~~~ ~uts~~~ ~ ~~~~~~ ~~~uld b~ ~~ser~e~ fo~ th~ ~xcl~~~~~ u~~ ~f ~he ~ d~v~I1~~.~ r~~i~ ~erved b~r ~~e gara~e. ~. ~~g~. s~.ou~~ ~e ~o~~~~ ~~, ~~~h ~~r~.g~ ~~~r ~~~~~~~~~.~ t~~~ ~ r~s~~~~ s~a~~s. ~o ~? '~~~ ~~~~~~ +~f ~i~~~~~~ ~~r~~~ ~~~i~~~ p~r~~~ ~p~.~~~ ~~~~~ ~~ ~~~~~d~~ ~~ ~~~ ~~anda~~.~ ~~ ~~ ~he s~a~e Bu~ld~r~g ~ode and applicab~~ feder~l s~andar~~. ~The nu~~er of d~~abled per~on ~~ veh~cle par~ng space~ s~.~ll be ~nc~uded as part of ta~a~ req~ir~d v~~~cle ~arl~ing space~. ~~ ~~I~~ 3.1~~.~1.~~3] ~~ ~~ "~~.e ~u~b~r af ac~ess~~~e ar~i~ ~ a.~e~ sh~ll ~~: '~u~a~ ~~r~i.r~ ~ ~n ~~~ ~~- u~~~~a~ ~v~~n~~~~ ~iu~~~r o~r ~.ce~ssi~~e ~ aces ~~ ~o ~~ ~ ~ ~ ~~~~ ?~~r~~~~ir~~~i~l ~~ ~n addit~on, one in e~ery eight acces~~ble s~aees, but no~ ~~s~ t~an an~, shal~ ~e ~an acces~ib~e. ~a [4RS 44"~.233~~)~b~~ z~ ~ff str~~~ par~n~ ~or di~~b~ed pers~ans shall be d~si~n~d ~o ~~e ~~~.ndard~ af the ~ta~e Buildin~ ~~ ~ode ~nd ~pplicable f~d~ral ~~a~dards. [~VD~ 3.105.01.~.~.~~ ~~ A van acee~s~b~e parking space sha~~ b~ a~ ~e~rs~ n~ne fee~ ~~de and shall have an ad~~.cent z~ ~~;~~~~ ~f~~~ ~h.~~ ~~ ~~ ~e~.s~ ~~g~~ ~'e~~ ~v~d.~. ~€~1~~ ~4'~.~~~{~~~~~~ ~s ,Ac+eessib~~ parkin~ spa~es sha~~ b~ at ~e~.st nin~ feet ~vide a~d shal~ ~ave an ad~acen~ access ~~ ~is~~ ~ha~ ~s ~~ l~as~ six f~et ~vide. [~RS 44~'.2~3~2~~c~] ~~ ~ si~n s~a~l b~ post~d for each acce~~ib~e par~i~ng ~pace. "~he ~~~n ~ha~~ be c~e~r~~ ~i~~ble ~a a ~~ pers~n p~rk~ng ~n th~ space, shail ~~ marked ~v~~h ~h~ I~,terna~~ona~ ~~n~bo1 of Ac~~~s and ~~ s~a~l i~d~~~~e ~ha~ the ~~aces ar+~ r~~~r~ed for p~r~~~~ ~v~~h ~d~~~~~~d p~r~~n par~.~ng ~~rn~~t~. ~o ~an ac~ess~~le par~.ing spa~es ~~a~~ ~.a~e a~ addi~i~na~ s~~n marked '°~'an ~cc~s~ib~e~' ~ ~ ~~u~ated bei~~v ~he ~ign. [~R~ 44~.~33~2~~e}] ~~ ~'~n~~~gs: ~h~ d~e~~lo~~n~~~ as p~opas~~ ~vou~d ~~q~~r~ 3~ of~=~tre~~ par~~~g sp~c~~. The ~it~ ~lan ~3 ~~~~?l~l~ "~a~~ ~~~"~~ ~~~ ~~~~~.~"~~~~~~~~ ~~~C~ ~~1~~ ~~~~~ ~~ ~~~~c~~~~~1~~ ~1~~~. 'T~P "~~~~~~~.~ ~'~~.~ ~~ a~c~s~" de~~.~~ cal~~ ~~r th~ r~q~~r~d s~g:~a~e. ~~ C~~.clusi~n: ~T~~ d~~e~o~~n~r~~ as p~~p~~e~ requ~r~~ ~~~ a~c~~~~b~~ ~pa~e~, ~~~l~~~n~ or~~ ~an~ ~~ ~~ce~~~b~~ ~~ac~. ~"~e p~~~o~e~ ~.~~~~o~~.~~t ~o~p1~e~ ~~th ~~~ ~.1D~,~I.E.~, ~~C~ ~~ 3.~Q~.~~.~.~.~, ~~c~i~~ 1 ~~1~ of th~ t~r~gQr~ ~~~u.ct~ral ~p~c~~~~~ ~~~~ ~n~ ~~.~ ~~~.~3~. ~~ ~~ ~: i~c~rnmu~~~ De~~~op~.ent'~P~~nn~~.gi2Qa~,L~e~~~n ~.~~~~v~~;~R ~~~~- ~~~4~ Lin~~l~. Stre~~~~ta~f r~p~~t Cc~u~ac~i.~.ac p~ge 2~ af ~ l 53 ~ Fift~ perc~r~~ af ~h~ r~quir~d ~ar~i~~ ~y~io~lc~~~a-~~ ~e ~v~~r~d b~ ~ar~~e~. [~DC~ 3.1D'~.D5.~.4] ? ~~~li~a~.~~~ ~~~~e~e~t~ "T~~r~ ~~ a. ~ot~~ a~` ~~ ~~r~~n~ ~~~~~~ p~~~r~~e~ ~~.~~e o~~~ ~0 spa~~~ ~~~ ~ r~~u~r~d ~~r ~~.~ d~~re~~~~~~t. ~in~ ~n~t~ ~r~1 ~ ~~.~~e p~r~i~.~ p~o~i~.e~ b~ ~ ~ara~~. ~~~~~~r, ~~.~re ~ ~il~ b~ ~~ u~~a~~re~ p~.r~~n~ ~~a~~~ ~vai~~b~~ ~~.a~ ~ri~~ ~~o~r~d~ ~deq~~.t~ p~~l~~~g for ~h~ ~~~~r ~~~ ~ ~~~t~. .~~~ r~~i~~ ~.~~e ~~~~~~ a~c~~~ ~~ ~h~ p~,rk~~~ a~~~.~ ~~a ~~f~a~ ~~~e p~~~~t~a~ ~al~~~~r~ ~ can~e~~~r~~ t~ t~~ c~v~r~~ ~ro~t ~~.~r~.r~~e~ a~' eac~. ~.~~~. ~ B~il~~n~ ~~si~: a~tem~~~ ~~ ~a~~r~i~e ~.~~~.ilable ~r~~ ~~ ~~~~r~d~~~ ~ or ~ ~~.r~~~~ ~~ ~~~ ~~` ~~c~ ~ b~ildin~. ~ ~~ ~~~~~~r~ ~D~~ el~~~~~~ ~~c~~ ~~~s ~~~ a~~~~ ~~~ ~~~~~~.~~.t ~~ ~arpo~~ ~r~~~:i~ ~ ~~~r~~~~~~~~ ~o o~~~r ~~a~ f~r ~Can~f~~~~~~~ ~~r~~~. ~~~~r~~~~, t~e ~p~~~~a~~~ ~~~~d ~~°~~~~~ ~~.~p~~~ ~~~p~.t~b~~ ~~ ~vi~h th~ ~~.~~di~~ ~~s~~n i~ o~der ~o me~t t~.e 5~°IQ co~ere~ par~in~ r~qu~~~n~~n~. ~~ Th~r~ ~s a~-f~~~ ~a~~~ sig~.t ab~~ur~ng v~a~~ ~h~t ~ill b~ pro~~d~~ a~o~g the nor~h, east, and ~e~t ~~ ~rope~ty ~~nes. L~n~s~~.p~n~ v~~~~ b~ p~avid~c~ a~ong th~ outer proper~~ ~~~es ara~ a~j ac~nt ~o ~he ~~ ~ig~~-of-~ra~. Ther~fore, t~e p~op~s~~ v~a~l ~~ 1a~.dscapi~.g ~~~~ ~~r~~n unco~er~d park~ng from ~ ~ ~.~~ ~~en~ us~~ and fro~a ~~.~ r~gh~-of-~a~r." ~~ Fir~~~ngs: T~e propos~~ ~e~~~opm~~~ requ~res ~0 aff s~~eet parkin~ ~pace~. The praposed ~~ de~elo~rr~~~.t p~ovzde~ ~~~e p~rkin~ space~ ~n garage~. ~ s Canc~u~ions: T~.ir~~ perc~~t of ~~e r~qui~ed par~ing ~rould be co~rer~~ ~~ garage~. T~.e p~oposed ~g ~ff-~~~~~t ~ark~n.~ ~~es ~~~ ~n~e~ ~he ~a~d~l~~.e of ~I~~ 3. ~ ~~.~5.~.4. T~e applicar~t ~u~t p~~vide ~~ ~a~ag~s for at 1~ast ~ 5~arking spaces. 21 2~ ~~ ~ff s~ree~ ~oadin~ spaces s~.a~I compl~ wit~ ~he dimens~ona~ s~andard~ ~nd an~oun~s not ~ess ~~. ~~~.~ ~ho~e ~et f~r~h i~. ~`a~,~~e 3..~.~. ~V~I~C~ ~.la~.~l.~.l] T~.~~~ 3.~.3 ~~~di~ ~p~.ce ~t~ ~~~~~~x~n~~ 1V~inin~um Si~~ of ~ ac~ I~se ~Iinim.um Na. of ~ aces ~id~h i~en~t~. ~ie~gh~ l~edi~.~n I~ensit~ I~~v~llings ~ ~ ar :~ore Units l 1~ ~ee~ ~~ ~~et 14 fe~t ~~ ~`~~~~~~s: For ~~e ~ropos~d 1 ~ dwe~~~ng un~~s, ~n~ l~ading ~pace ~s r~quired. T~ae ~it~ p~an ~E~~ibi~ ~~ "A"} s~o~s one ~x~~r~o~ l~ad~ng s~ace, ca~~~~ out a~ 1~'x2~'. ~~ ~anclu~io~.: ~~ prop~~~d develop~~n~ ~a~.p~~~~ ~vi~h ~I~~ 3.1 ~~.~1.~. ~. ~~ ~~ ~'~rn ~r~u~ds s~.~~l ~e req~~r~d ~~~~i~ t~a~ af~` ~~re~t p~rk~ng ~rea~~} an~lor a~ s~ec~fic ~~ ~i~cu~~~~on fe~~~r~s, ~o ~l+~p-ar~n~~n~ of ~r~bli~ ~'orl~~ req~.~~e~~~~~ b~~ed ~~ ~~.~ r~v~~~ ~~ ~h~ 3l .~1~~ ~~~9~~~~(.. ~~~~~ ~.~~~r~~.~~~ ~~ F~~.~~~~~: T~e ~i~~ p~a~. ~:~~~~~i~ ~~~~~~ ~ho~~ a I~op~d dr~~~e~a~. ~.'~ ~~za~ai„'a.~i~t~.sa~~. T~v ~s~~i~a"~~~~ ~~~r~~~~~a'~ii~ ~*.~~a~~~a~~ ~~~isal '~~~~~u ~ p ~ ~~,.~~.~~ ~ r ~=~ ~~ ~:1~0~.~~.it~ ~~~~~o~r~~~.toP~a~n~~.~~~~~~~~D~s~~r~ Re~~~~~I~~ ~~d~~12 S~~ L,i~aco~n ~~re~~~S~a~~frep~r~ CQ~~:ci~~~~~ Page 3~ r~~` 5~ 54 ~~lff stre~~ ~eh~~~e park~n~ s~a~e~ ~nd ~an~u~~r~~~ area~, ~X~~~'T ~ho~e f~r s~~~l~ f~~~~~ ~ a~d ~~~~e~ d~~e~~~~~~ ~~d ~~~~~ far d~~~~~ed per~o~~, ~~~~i~ ~f~` ~~re~~ p~r~~~~ a~~~.~ ~~a~~ ~e ~ ~~sfgn~ed ~n co~mp~~~~.ce ~i~~. "~able ~.1.4. T~.~ee Qr ~.are ~ff s~r~et p~r~i.n~ ~~ac~~ ~r~~~ded ~ ~~~~e~~ to "Ta~~~ 3.1~4 ~h~.l~ ~~ d~si~~,ed s~ ~h~~ ~io ~~c~~n~ ~r ~man~u~~r~~g ~v~~~ii~: a pub~~c s~tre~~ r~~~~ af ~a~ i~ req~~r~d. ~'t~~~ 3.1~~.O~,I~.4,a~ "~~.:~~~ 3.~.4 Pa~~~. ~ ac~ a~d A.~s~e I~i~~~~i~~~ See ~"i ure ~.1~} .~~s~~ "~y~~ ~~dt~ ~~~~~~~~. fr~n~ ~urb ~-'~~~r ~~'~~~~ ~ta~~ ~h~ ~.~~.p~~n~ of ~~.~ ~e:~g~~ ~-~s~~ A.i~~e ~ep~~ d~ub~~ s~~i~~~ ~i~~h '''~~d~~ ~.~.~ ~ ~~ ~~~ ~~~ ~~ ~~~ ~~~.4i{.LAk.F ~s~ ~V~t~ ~~~ L1J\J~ ~~.~ t~~JL ~~~o ~i/\J~ ~~i~ L~/L~ ~~~ a~~ ~'.~ f~~~ ~'.~ f~~t ~~.0 ~~~~ ~4.~ ~~~~ 1~.~ ~~~~ ~ Fi~~~~~~: T~e s~~e ~~~r~ ~~~h~~~~ "A"~ s~o~s ~1~~ st~n~ar~ par~ir~~ ~pac~s as a~ leas~ ~~~e~ w~de a~d ~~9 feet long, and ca~.pact s~ac~~ as 7.~ ~eet wide an~.15 feet la~g. T~.e s~te pla~ s~.aws ~4 f~ot ~ wide dr~ve a~sles. ~1a backing or man~uve~ing is requ~red ~ithin a p~bl~c s~ree~ rig~~ af wa~. ~~onclusions: ~`h~ par~~n~ space~ an~. ~~.ve a~~les compl~ v~i~~ ~~C~ 3.1 QS.~ 1.~.4 an~ T~b~e ~. ~.4. ~~ ~~ ~~ [~ff s~r~~~ parkin~ and ~.aneuvering ~re~~ sha~l ~aave directiona~ markings and si~ns ~o ~~ c~ntro~ ~e~~c~e ~.o~vemen~. ~'~T~~ ~.laS.Q~.l~.5~ l~ Applicant's ~~at~e~~: "Th~ c~riveways v~fll be rnarked v~ith arro~rs indicat~ng the fl~v~ of traf~'~c.'> ~ s Fi~d~~~o Th~ s~~e p~~.~ ~F~h~b~t ".~"~ ~~o~vs ~~r~ctio~al ~nark~n~ i~ th~ ~~v~~aysa ~~ ~`~~c~u~~~m: Th~ pr~posed ~ev~l~prr~e~~ ~~r~pl~es ~vi~~ ~~~ ~.1~~.Ol.~C.~. 17 l~ ~~ [~ff stre~~ parkin~ spaces sha~l be delinea~ed by doub~e para~le~ lines un ~a~h s~de af a space. ~a The tata~ wid~h of ~he l~nes sha~l d~~~ne~~~ a separa~ian of ~ fee~. [~VDC~ 3.14~.41.~3.6] ~~ Findin~~: The s~te plan ~~~h~b~t "~"} s~.o~s ~h~ ex~e~ar par~ing ~paces ~o be ~e1i~.ea~e~ by do~~le ~~ pa~a~lell~nes. ~~ ~~nc~~~~o~: ~"~e propose~ ~e~e~opme~~ c~mplies v~it~ ~I~Q 3. ~ QS.U ~.~.~. ~~ z~ ~~ A~l o~u~~~~r ~~g~~i~g ~~a~~ ~e ae~~~~e~. ~~ ~s ~~~ ta ~~ii~.e ~~ ~e~~c~ ~~~o an~~ ad~a~~~~ z~ res~~e~~~~ll~ ~an~d ~r u~ed ~r~p~~rty, ~~d s~a~~ ~o~ ea~t a~~~re ~~~a n~~~i~-~ ~ve~~~le~ on an~~ z~ pub~~~ ~~re~t. [~~~Cl ~.l~~.a~..~.8~ ~~ ~ppli~~~t's ~~a~e~en~. "~`~~r~ ~~~~ be ~i~~ti~~ ~r~~~~~~ ~~ ~~a~ ~~~~ ~or ped~s~ria~~ ~~.~~~~. ~n order ~~:~ ~~ a~aid ~n~ 1~~~~ ~hi~i~~ o~ r~~~c~f~~ o~~~ ~~~~~~~~ ~~~~, ~~e p~~~~~~d 1~~~~~n~ ~n ~h~ s~~j~~~ ~~ ~r~~~r~~ ~~~~ ~~ de~~~~,~~ ~~~ c~r~~~.~e~ a~~~ ~~~ ~r~~ a~ja~~r~~ r~~~~~~~~~.1 ~~~.~~ ~r ~~~d pr~p~r~i~s. ~~ ~'~~ a~p~~~ar~~ ~~~~~ pr~~~de a ~h~~e ~~~~~i`r~~~~~ ~a~~~e ~~r ~~.~~r l~~~t ~~~.~c~.~~ ~~ ~~n~~~g~: ~a ~hotc~~e~~~ ~lan ~va~ ~u~r~i~~~~ f~~ re~~~~. `~~e ~~t~ p~a~. ~~,~.~,~~~t `~~,~s~ ~~o~vs ~ pol~~ ~~ ~~un.~~~ ~~~ni~~~r~~, l~ ~e~~ra~~~~ ~ia~~~~g ~~~~t~. ~r~d ~ 1 ~al~ ~~.c~~. ~I~.~ufa~~u~e~'~ infa~na~~~n ~:1~arra~unit~ I~~v~~~~n~~ntl~Ia.nni~~0?~~~~~~~i~~ R.~~rie~ ~I~R ~~Q~'-1 ?~~~ Li~.~o~n Str~~~~,~~a~f rep~rt ~~ur~~il.dac P~,ge 31 a~ 51 55 ~ ~~ ~~~ ~~eci~'~~~ ~a~l ~a~~~ ~~o~v ~ha~ th~~ ~~~~ ~~~~A ~~~~u~~r~~~i~.g F~g~~.e~~~ ~o~~et~ of ~or~h ~ .~~~~~~.~ ~t~~.~r~~ f~~ ~~t~f~ ~~~.~~~~~ ~~ ~~~r~~e~. ~~r~~~~~~~, but ~a~ a~~~ b~ ~~~~ed ~~ ~~ ~~ de~~~~ ~ fr~m ~aa~~~ f~~ u~~ a~ a~~~d~~~~~. ~+o i~~~~na~~o~ ~a~ pr~v~~~~ ~r~ ~hi~l~i~~ a~ ~h~ pa1e~~.~ra~.ted ~ 1u~i~~.~r~~ ~~ pra~~~e~ ar~~r~~a.tio~ o~ t~~ ~ra~~ ~acl~s. ~ ~onclu~~~n~: T~~ ~u~r~~~a~ ~~~~ n~t ~r~~~d~ ~ ~~.~~~ ~o d+~~.~.~~~~~~~ c~n~~~~~ ~~iat ~~.~ ~ro~~~~d ~ i~lu~nin~~i~~ ~~ll ~a~ "~~ir~~ ~r ~~fl~~~ i~~~ a~.~r ~.~.j a~e~t ~~~i~.~~~~all~ z~~~d ~r u~~~. pra~e~t~." ~"~~ ~~~p~~ca~~ ~~.o~~~ ~~~r~i~ a p~a~o~e~~~ p~~.~. ~~ d~t~~~s o~~~~i~.~~~e s~~~~~i~.~ an~ ~r~~~ p~.c~ ~ ~ ~~~~~~.~~~n d~~~~~~~a~~~~ co~:~~i~~~~ ~v~~~'~~~ 3.~D~,~~.~.~ ~a ~~~ ~~a~.i~g ~~~~~~~ra ~ri~r to ~ i~~~~.~c~ of ~~~ ~~~~~~~a~ per~ni~. ~~ 11 ~z Al~ u~e~ req~ir~d to provid~ ~U ~r ~or~ off s~reet par~in~ space~ sl~~ll pro~~d~ ~ b~cyc~~ rac~. ~~ v~~~h~n ~4 f~e~ o~ ~~e ~.a~n en~ran~ce. Th~ nu~~er of r~qu~~~d ra~~ ~p~.~e~ ~h~~~ ~e ~ne p~u~ on~ ~~ p~r te~ ~e~~c~e par~ng ~p~~e~, w~~~ ~. ~~~~~~~ ~f ~Q ~rack spaces. ~'~~~ 3.1D5.~~.~~lO~ ~~ ~'ind~n~s: ~The d~~e~op~~nt as prop~~~~ ~o~ld r~qu~r~ 3D off ~treet par~~ng s~aces. T~~s ~i~lds a ~~ r~qu.ir~~~~~ of f~~r b~c~cle rac~ s~a~e~. Th~ s~te p~~n. ~~~~~~i~ "A"} s~ow~ t~o b~cyc~~ ra~ks ~ith ~~ ~~ ra~l~ spac~~. ~"h~ ~ic~cl~ ra~~~ are ~ac~.te ~r~ the ~entral ~~en ~~a~~, a~jac~r~~ to b~u~~din~ ~ ~ ~~~~~~,~~~~~. ~~ Conc~usion. The prop~~~d d~v~lo~~e~.~ ~omplies ~~th ~I~~ 3.1 ~5.01.~.10. ~~ ~~ ~~ ~T~~J 3.1Q~ Land~ca in St~~.dard.s ~~ ~~ ~`he s~.~~e~~ prope~~ ~h~.~~ ~e ~~~.~sc~~~d ~~ ~~~ ~~~~~~rds ~f-~e~~i~~~~ .~. ~Q~ ~~~.~.~D~.~~. ~~ ~~T~~ Z.1~~.~"~'.~'.~~ ~~ ~"~e ~rov~sions o~ ~h~s s~c~i~n sh~ll ~~p~ye ~~ A. ~'~ ~~~ s~~e area f+nr a~l n~w struc~ur~s and re~at~d ~~r~i~~ E~CL~1~~~~ sin~~e- ~~ fan~~l~ and dup~~x d~ve~lings a~d ~cc~~~ary ~~ruc~ures. ~~D~ 3.1~6.U1~ ~~ ~'i:nd~ngs: Th~ p~o~osed deve~opm~nt ~onsis~s of new s~~u~~ur~~ ~n.d r~~ated par~in~. ~`~e s~r~.ctur~s ~a a.r~ r~ot s~~.gl~-f~mi~y or ~~pl~x d~r~~~~~~~. ~~ ~onclusion: ~'he d~~~loprr~e~~ ~s sub~ec~ to ~LIQ ~.1 Db u~~er ~Dt~ 2. ~~4.~?.F.~ a~.~ 3.1 ~~.01.A. ~~ ~~ ~~ ~~~~~opr~~~~ i~ a~ ~~ zo~.~, ~xc~p~ fo~ a si~.~~~ fa~:i~~ d~v~~~i~~ a~~. dup~~~ d~v~ll~~.~, ~ha~~ ~e ~s ~ubj~~~ ~o ~he ~et~a~~ ~~d buff~r requ~re~nen~~ af T~~Ie ~.~.?~, [~D~~ ~.~a4.~~.D.~.~~ ~~ TA~~~ ~.1.'~ ~~~er~~r ~ard ~~~ ~~f~'er ~~and~~d~ fo~° ~.~ ~~~~~ ~~b~~~~~ ~~~ ~ r L~r~~~~~ ~~ ~~~~~in.~ ~i~~~~ ~~~il~ ~~ ~~~le~. ~~~ ~~,~~~~~ ~~~~~ ~~~~~ ~~ ~~1~ ~~.~.~~~~~e~. ~~~~~~~ ~~ ~'~~~~r~~ ~~~l~i.~ ~a .A 4./ ~• ~ ~~`.1t~ ~ff i.~~ ~lJ~~~.r~ ~~ ~1'~~-3~.~T3,~' l~ ~~ ~ ~ . ~r'~~+ Jr s+~ Ytn~~ ~r~, ~i ~ I~r ~r~~r~ n w+t~~ xw~~ . r.~ ~r~ ~yantd~n ~'""lii ~Li~iL~litli '~G~.S.Li~ ~11~t1 L it.~.tl 1~i1~.L~i~r~.~,~~r ~~ ~a~ir~. L~ ~~..t~{~~ ~~r~~,~~ ~~+~~~~~ ~~~~.~~+~,~~~1 ~~~,~ ~..1 [!~r ~: ~~~or~rnu~i~~ ~~~velo~ment ~P~~.~n.in~`~~~~~~~~si~n ~~~ie~1~~ ~~Q`~- ~ ~ ~~~ Li~.ca~n S~re~~ ~~~a~~~ ~epa~ C~u~c~~.do~ Pag~ 3~ ~~` 51 56 ~ Fin~i~~: Th~ pr~p~~t~ a~u~~ ~xi~~i~.g ~i~~~~-fa~i1~ c~~~I~~n~~ ~~ t~.~ ~~~~, prap~~~r ~o~~d ~~~~ ~~ ~~.~ ~ r~~r~~, ~~d pr~~e~t~ ~a~~~ p~~~~ ~~d a.~ ~~~~~~~~ ~~~~~~. de~~~~~ ~~~~d~r~~~~l c~e~~l~~~~n~ ~~ th~ ~~.~~. ~ ~o~.c~usio~: .A.~~ ~n~~~iar ~a~~.~ m~~t b~ ~u11~ 1~~.~s~aped ~ubject ~o ~e~t~o~ 3.1~~, ~n a~~ordan~e ~vri~~ ~ ~'~bl~ ~.1.~. ~ ~ ~~~~ requ~red l~nd~~ap~~ area.s ~~a~~ b~ p~~r~~~er~~~~ ~rr~~~t~d~ ~~T~~3 ~~~~~.~~~~~ ~ F~~~i~~s: ~T~~ ~~~lit~ pl~~ and ~a~.~~~ap~ng pl~.~ s~~~v ~ ~ ~~~" ~~iga~io~ ~e~er. T~~ ~an~~~a~ir~~, p~~~ ~ ~.ot~s ~ha~ `~a~~ ~~~dsca~e a~~a~ w~~1 ~~ ~r~~ide~ ~vith ~n auto~.at~c un~~r~~QUnd ~r~i~~~i~n ~~~~~~.." ~~ C~~cl~~~~~: T~.~ ~ro~~~~~. de~~~op~~r~~ ~.~~~s ~~:e r~~~~r~~~~t~ of ~~~ ~.1~~~~2e~. ~~ l~ ~~ ~'h~ prapert~ own~r sha~~ ~~ re~p~ns~~l~ for m.aintainin~ a~i ~a~.ds~ap~ng ~n ~ood candit~an ~o ~~ a~ ~o pre~~n~ a~ealt~y and arder~y appearanc~. I~n.healthy ~.nd dead plan~s sh~~~ be ren~aved ~s and re~laced in confvrmance wi~h th~ ~ri~ina~ ~and~cap~e p~an. ~''~'Df~ 3.~4~.~~.~~ ~~ Findi~g: Tl~i~ ~~ a.n a~gQin~ req~ire~~nt. ~ a ~o~clu~iora: Th~~ requi~em.ent ~vil~ b~ en~orced on cur~e~.~ and f~ture prop~~y owners. ; ~ ~ ~ ~ ~~ ~~ ~'r~~~ ~'~~~ ~~.~ ~~r~ ~i~i~~~~~.~ a ~~r~~~. ~~ a. ~a~d~c~.p~g ~}en~~t~ f~r ~~~ u~~~ i~a ~~e ~"~ zo~a~~. .~~~ fra~.~ ~~.rd~ and ~~rds ~b~~~n~ ~~ a str~e~ ~~ia~~ be ~an~~~a~ed a~ a den~i~ vf one ~1~ p~ant u~i~ ~PI~~ p~r ~~ ~~. f~. [~'~~ ~ ~ ~.~~~.~3.~.2~ ~~ ~~n~~n~~: Th~ ~~~t ~~~~ ~o~t~~r~~ ~pp~~~i~~~~I~ 3,~~~ ~~~.~~~ f~~~ ~~ ~r~~. ~.e ~~~~~api~~ ~~~.~ z~ s~.~~v~~ ~~~ ~r~~.~ ~r~~~ ~~ 1~~ ~~~~~~d ~~~~~ ~4~ p1~~ ~~~~~~ ~r Q.~~ ~~~.~~ ~.~~~~ ~~~° ~~ ~~~~.r~ ~~~~. ,~ ~~~al ?~ ~~' 1 ~~ p~a~.t ur~i~~ ~~ ~eq~~r~~ ~o ~ro~~~e ~ p~a~t ~.~~~ ~~~ 2~ s~~.~.~~ f~e~. ~~ ~'o~c~u~i~~: T~~ 1~~~~~~~~r~~ ~r~po~~~ for t~~ ~o~~ ~ar~ ~.~~~ r~~t ~~~t ~~~ ~~a~~a~~ ~~ ~~~ I: ~~'o~nc~u~i~~ L~e~v~I~~~ent~,~lannin~l~,D~~1~J~~i~n Re~~~e~0~~. ~~~~- ~~ 84~ ~incoln S~r~~~~~ta~'~' r~pa~ ~~u~~~~.~~~ Page 33 0~ ~51 57 ~ 3 .l ~~.D3.A..2.~. ~'~.~ ~raper~~ o~~.~r ~h~ll p:r~~~~~ ~~ l~as~ 1 ~~ ~la~t ~n~~~ ~n t~.e ~'r~~t ~ar~., ~ ~ ~ ~ ~~r~, Buff~r; An ~~ar~ i~pro~ed ~v~t~ ~~nd~~~~~~~ ~~:dl~r ~cr~er~~n~ ta ap~~icabl~ ~tan~ar~.~ ~ ~f t~~''~D~ ~~a~ is ~~c~.~ed b~t~e~:n t~va Ia~~ ~~~s of d~ff~ri~~ ~~aract~r ~a ~:~~in~,i~~ ~a~~~~ia~ ~ ~~~:~~c~~ ~~.~ to ~r~~~~~ ~ n~~r~ ~e~t~~~i~ ~~.~~r~~~:~~~. ~~~~ ~.~~~~ f Fi~adi~~~: Th~ pr~p~~~ a~~t~ ~ ~ir~~l~-fa~ra~~~ ~~e~1~~~~ ~~ ~~~ ~re~~, ~~~~~1 ~rap~~~ ~~ t~~ ~OSP ~~~~ s ~o t~~ n~r~~. a~.~ ~.~ong a ~~~~a~. af ~~~ ~a~~ lo~ ~~n~, ~~~ ~~ ~xi~~~r~g ~u~~~~le~~~~~~~ c~~~~~~p~e~.t ~ a~~~~ tl~~ r~n~ai~d~r~ o~~~e e~s~ l~~ ~ir~~. T~~ s~ut~. ~rope~~ li~~ ~~ ~d~~ce~t ~o ~ot~ d~~~el~p~d ~vi~~. ~o ~~r~~~~~fan~il~ ~~el~~~~~. ~~ ~~~.c~u~~~~: ~~r~~ a~~~.~t~ra~ lot~ d~v~~~p~d ~r~~h s~~~le~fa~i1~ d~~~~i~~s ~r ~ch~~~ pr~p~~~ ar~ ~ ~ b~~~~~ ~ ~.~~s. ~~ ~~ 1 s Al~ buffer yards shall be lands~a~ed at ~h~ r~~e ~f on~ (1} pl~n~ unit ~PIJ} ~er 24 sq. f~, ~~ E~~~PT for interior buff~r yards ~bu~~in~ a~v~ll ~~,i~h ar~ pa~~~ and ~v~i~h ~nay be used ~~ for park~~~ a~ s~~e ~~~~s~ a~nd ve~~~ul~r c~rcu~a~~~m. ~'''~~D(~ ~.~~b.~~.]~~ ~~ Appl~~an~'s stat~~n~nt: "All ~andscap~d buf~e~ ~a~ds ~vil~ ~e landscaped a~ a d~~sity af 1~1an~ u~i~ ~~ p~r ~Q squ~re f~~t." ~~ Fi~~i~~s: T~~ w~s~ ~~~ ~o~~~ b~~~fer ya~d~ ex~~~d f~o~ ~~.~ ~~s~ ar~d na~~ ~~~~~~~ li~~s ~~ ~1~~ c~r~. ~~ The e~st bu~'fer ya~d ex~ends fram ~~e eas~ proper~~ ~~ne to t~e cu~b ~rhere the east proper~~r li~ae ~~ abuts ~~hoa1 property. `The la~.dscape plan shows ~ha~ the ~a~t, nQr~~, and v~est ~uffer ~rards can~a~n ~~ approxi~a~el~ ~64 p1an~ uni~s and app~ox~mately ~,4`~S ~quar~ ~e~t af area ~ha~ is ~:ot "pave~ an~ ... ~4 ~se~ ~or ~ar~i~~ or sit~ a~~~ss ~nd ~r~h~GU~ar c~rcula~ia~," ~r 1.~2 plan~ u~~~s per 2~ square fee~, A. ~~ ~o~al ~~ ~ ~4 p~~~~ ~~~ts ~~ r~qufred ~o ~r~~~~.e 1 p~a~t ~~a~ p~~ ~~ ~q~.a~~ f~~~ i~ ~~e ~a~~, ~~rth, ~~~ ~~ w~st b~ffer ~ard~, ~~ Co~.clusions: ~'he ea~~, nar~h, a~d ~r~s~ buff~r ~ard~ m~et the ~tandard of ~D~ 3. ~~6.03.8. A~ ~~e ~s s~ock~~g r~qu~ren~ent fo~ buffe~ ~rards ~~ the s~.n~e a.~ ~or y~.rds abu~~i~.g a street, th~ ~auth b~~~`er yar~ ~~ is adequate~~ address~d ur~d~~'~DCJ 3. ~~~.a3.A.Z.a, anal~~ed a~ove. ~o ~~ ~? ~~1~~-~r~r~vs~ Landscap~n~a Tre~~ a~+~ ~~her requ~r~~ ~a~~~c~p~n~ l+~ca~~d ~n pri~a~e ~~ ~ra~ert~ w~~~~~. ~ :~~~~ired s~tback ~b~~~~~ a ~~~r~~t ar a~ inter~ar ~vt ~~ne ~~at is ~~~~~n Z4 ~~ fe~~ of th~ p~~ed surfa~e of off s~reet ~arking and c~rcula~ion faci~~~ie~, m~y aiso be coun~ed ~~. ~s ca~~u~~~~r~g requir~d ~~~ds~~.p~n~ ~'~~ aff ~~r~~~ ~~r~r~~ a~~ ~~~~~~~.t~~r~ ~r~a~. ~'~I~t~ ~~ ~.1~~.~3.~.4~ ~~ ~l~ u~pa~ed l~n~d ~vi~h~ vff ~tr~e~ ~~r~~~g are~~, and vri~~~n 2~ fee~ vf th~ pav~~ ~d~e of off ~~ ~~r~~~ ~~rl~~~ ~~c~1or ~~~cu~atic~n ~~~ro~~~e~~s, ~~~1~ be ~~~d~cap~~ ~~ ~he fall~~~~~ ~~ ~r~p~r~~~~s: ~~ ~~ ~~ . ~, ~~~~~~ ~~~~s~~~~~ ~~~~~~~ ~q~~~~~~~~ ~~ ~~~~o ~~ ~~~ ~~.~~~ ~u~~~~e a~e~ f~r ~~'f ~ ~ s~r~~~ ~~r~i~~ a~~ c~~~~~~~~~~. ~'~~~~ ~.l ~~.~~.~. ~ ~ ~~ ~~p~~~a~t~~ s~~~~~,~~~: "T~~ ~~~~o~~~ ~~.~~~ca~~ ~~~~ ~~ ~n ~~~~~~~~e ~~t~ ~~,~~e ~~an~~~~ ~,~ ~~ ~~~~~~fi~d ~~ ~~~ ~~.~~~~e~ ~~n~.~~~pe pla.~~.7~ ~.',~~zr~u~.t~ ~~~~~~pm.~~~iP~a~.~n~~~~~~~~es~~~ ~.~~vi~~~~il~~ ~t~~~-1~ ~~~ ~..;~~co~n ~~re~t~~~a~~repc~~ ~'ou~ci~.~.oc Pa~e ~~ ~f 5 ~ 58 ~~ir~~~n~~: ~~ a~re~i~u~ s~~~n~tta~, the a~plic~.n~ i~~~ca~ed ~~~t t~e ~~t~~ ~q~~~e foa~~~e f~r ~~.~ ~av~d ~ ~~.~~a~e ~e~ f~~ ~~'~' ~~r~~~ pa~~~~~ a~.d c~~c~a~a.~i~~ ~~ ~ ~,~~~ ~q~~re ~e~~. T`~~~t~ p~~ce~~ ~~ th~ ar~a ~ ~f o~~` ~tre~~ p~rkin~ a~~ ~ir~~lat~~~ ~'a~~~~ties ~~ 3,~QQ ~q~.ar~ fee~. ~`h~ ~uf~`~r ~~.~~~ a~.d ~~~ ~~~t ~~de ~ ~~rd c~n~a~~ ~~pr~x~t~atel~r 4,1 fl0 squar~ ~'ee~ ~f ~an~~~~~~ng, a~d ~~ n~~ ~~~p~,se t~e ~~~~r~ ~ la~~~~~~~~ ~r~a ~~~~~~ ~0 f~~t of ~~~ ~a~~~ ~~~e af off ~~r~~t ~ark~ng a~~l~~ cir~ulat~a~. ~ ~~~~a~~n~~~t~. ~ ~~~.c~u~i~n.: T~~ ~~~p~~e~. ~~~~lo~~,~~~ ~~~~~ ~~~ ~tand~r~ ~~` ~I~~ 3, ~ ~~.~~.~.1. ~ ~ ~~~ T~:+~ d~n~~~ ~~` ~~~~s~~~~~~ req~~r~d ~r~ and ~d~~ce~~ ~~ off ~~r~e~ ~~.r~in~ a~~ circu~~.~~~~ ~ ~ f~~~~~~~~~, ~~~~,UTJ~~~ req~.~r~d ~~~e~, ~~~~~ be ~~e ~l~ p~~~~ u:~~~ ~~r Z~ ~qu~re f~e~. ~~'~~1~ ~~ 3.1Q~.43.C.Z] ~~ A~pl~~~nt's s~a~e~en~~ "~`he p~apo~~d 1~.~ds~ape p~~.n i~ in ca~~~ia~c~ ~~th th~~e ~tan~ar~s a~ ~~ ~~en,~if~~~ ~~. th~ ~ub~ni~~~~ landsca~~ ~~ans." ~ s F~n~ir~~s: ~he buffer ~rar~~ and ~~e ~ast ~~d~ ~ard Gon~ai~ a~prox~n~at~~y ~,1 Q~ ~quare fe~t of ~~ ~ar~dscapin~g, ~nd do no~ co~.pr~se th~ entire lan~scaped area v~i~l~in 2~ feet of the pa~e~ edg~ of o~f ~~ street par~~ng andla~ c~rculat~on i~pr~~~~.e~ts. ~`h~ ~~.dsc~pe~ area of ~r~s~ the b~.ff~r ~ards and ~~ ~ast si~~ yard can~ains 4,~~9 syuare f~e~ of area and 3~7 plant uni~s ~~~clud~n~ t~~ tr~es ~equi~e~ to ~~ sat~sfy ~DCJ 3.1~~.43.C.3}, ~ar a pl~n~ ~~n~ity of ~.~~ p1~.~t un~ts per 24 square fee~. ~~ ~~~.clu~~~~: ~`~e ~ro~os~d d~~~lap~~~~ r~~~t~ t~~ ~~~~.~a~d af ~~~ ~. ~~~.O~.C,?. z~ z~ ?~ `Tr~es, Sect~on ~..1 ~3, sha~~ be planted ~vi~~~n and abuttin~ off ~~r~e~ parl~ing facil~~~e~ in a ~a pattern t~a~ ~s in pr~por~~on ~o the distributia~ of the park.~ng spac~~, at ~he fa~l~~~~g ?s de~~it~e~: z~ a. 1 s~al~ ~re~ p~r 5 parkir~g ~paces; ~~ b. ~ med.~~~. ~re~ per ~4 p~rk~n~ ~~a~~s; or ~~ ~. 1~ar~e tree per 14 par~ing ~paces. [~D~ 3.1U~.03.C.3~ z~ ~indings: ~T~.e s~~~ plan ~~xhib~~ "A~'~ ~ho~r~ ~b ex~ernal af~f ~~reet parkin~ space~. Th~ equiv~~e~,t ~~ af ~ sma~l, 3~e~i~:~, or 2 large ~~~~s is r~quir~d ~y ~~~ 3. ~ Q~.03.~.3. The ~and~c~,p~ng pla~ ~~ ~ho~s ~ Bla~l~ Tup~~o ~~a~~e ~~ee~}, '~ Norwa~ n~aple ~~ediur~ ~r~es~, 3 ~'oshi~o ~h~~r ~~~dium ~~ ~~~~~~ a~.d ~~.r~~ ~ir~~ ~.apl~~ ~s~nall tree~~ abutt~n.~ ~~e ~~rk~n~ ar~a. ~~ ~~~~1~~~0:~: T~.e propa~e~ de~el~p~.e~~ ~e~~s ~h~ s~a~.~a~a ~f ~D~ 3. ~ ~~.03.C.3. ~~ ~~ ~~ T~~ ~~t~~e ~~r~ ~r~~ ~~ a ~r+~p~~°t~~ ~~~`L~~~T~~ ~r~~~ s~~~~~~ t~ ~,~~~ ~~t~~~~~~ ~~~d~~~~~~~ ~ ~~ requ~r~~e~t~ ~~.a~l b~ Ia~dsCape~ to ~ ~t~ndard ~f ~~ ~e~s~ one ~1} p~ant un~~ ~~~'~ per ~0 ~~ ~q~~r~ f~e~ ~r~~r ~a ~~~1 ~~~upan~y~. ~~~~ ~.1~~.0~.E~ ~~ .~~~~~~~n~'s sta~e~.~:~~, ``T~i~ ~~~~~~ ~a~~. ar~~ ~~1~ ~e la~~~cap~~ t~ ~. ~tanda~d ~~ ~~ I~a~~ 1 p~~~t uni~ ~~~ p~r ~a s~uar~ f~~t. ~~~ th~ ~an~~~~p~ ~~~~.~~ a.~ ~`i~~~n~: ~?~ ~~~~~~ ~~t~~; ~~~#` ~i~~ ~~r~ f~~,t ~,~~t~~ ~~~ m~~~f~~~~~.f~r~~~t~ r~pcr~~n~m~~~ ~~ n~~ ~~~'~~r~ ~2 ~~ ~"1.0~'~ ~~~~~.5~~~ ~~~t~~~~~3~~~ ~`~~~il~"~~1.~~1~~. ~~1~ ~~~I~~ ~~ ~~1~ ~~5~ ~It~~ ~~~"(~ Ct7~.~~~~~ ~~ a~~~~~.~~.a~~~~ ~,~~~ ~q~~~e ~~~t a.r~~ ~~ ~~~~~~~,~e~ ~~~~ ~1 plar~~ ~.~i~~, ~~h~~~: ~q~a~~~ ~~ Q.~~ p~a~a~ ~:I~o~n~nit~ ~~~~Iopr~~~t~~~'~a~n~r~~~2a~~1I~~~ign. ~e~~~~~r~DR ~~d~'- ~ ~ ~~~ ~in~o~r~ ~~r~~~`~S~a~~ ~~p~~ Council.d~~ ~a~e 35 ~~ 51 59 ~~n~~s ~~r 5~ squ~r~ f~et. ~. t~~a~ af 1 Q~ pl~n~ u~i~s ~~ r~~~ir~d ~o ~ro~~~~ 1 plan~ un~~ ~er ~~ ~quar~ z f~~~. ~~~ ~~~~~ ~~rd ~~~~~ ~.re ~~~j ~~~ ~~ ~.o~~ ~~~e~.~~~e Ia~a~~~~~~~~ ~e~~~~e~~~.t~, ~ Co~.c~u~ia~: ~h.~ port~c~~ ~f ~1~~ east s~de ~r~rd ~~a~ abu~s ~~e r~ult~ple-fa.~.~~~ ~e~e~o~~n~n~ ~.o~s ~~t ~ n~~e~ ~h~ ~~~nd~.r~ a~' ~I~~ 3.1 ~~.~3.~, ~ ~ ~ .~~1 ~~n~~~~ ~~~as ~~.a~~ ~~ ~~~d~cap~d ~~~~ at ~eas~ ~~r~~ ~3~ ~~~~~ un~~~ p~~ 5~ ~~u~~r~ fe~~~ ~ [~'I~~ 3.1 ~~.D~.~~ ~~.p~I~ean~"~ s~a~~~~nt: "Th~ app~ic~nt'~ la~~scap~ p~~~ ~ro~r~~~s ~~1~r~ uni~~ p~~ ~0 squa~~ fe~~. ~~ ~h~ app~~c;~.~~'~ ~~~~~~;~.~~ ~1~.~ ~~ ~~ ~~r~~1~~~~ ~~~~~ ~~~~ ~~~.~~~~.'~ ~~ Find~~g~: Th~ si~~ p~a~ ~~x~.~b~~ "~"} ~ho~s ~~at t~e ce~tral con~r~on a~ea ~~~ta~n~ 3,390 ~quare ~~ f~~t. The prelin~~~a~.r~ p~a~~~ng p~an ~~~.~a~bi~ "~"~ ~hov~s ~ha~ th~ ce~a~ra~ c~n~~~n area ~s 1a~dscaped ~ ~ ~i~h 2 ~ 1 ~lant ~n~~~, ~h~c~ eq~a~~~ t~ 3 ,1 ~ ~lant u~its ~~r 5Q square ~~e~. A ~~~al o~ 2~4 p~~.~t ~nits ~~ is req~ired ~a ~~av~de 3 plant un~~s ~er ~~ squar~ feet. ~~ ~~n.clusion: ~'~~ ca~.~an area m~e~s th~ standard of ~DC~ ~.~Q6.~3.D. ~~ ,~ ~, l~ ~.~~~.~~~d yard ~~~b~.~~~ ~~~~~de~~~~~ be ~~c~~ded a~ ~o~.~o~ ap~~ ~~a~e. ~'~~1~ ~~ 3.1Q7.U~.~.~.b~ ~~ An am~iguous ~erm in the V~~~ m~.a~ ~e in~erpreted in the final dec~sian of an~ ~Typ~ II, II~ or z~ I~V a~plic~tion or ~y a requ~s~ for ~ forn~a~ interpre~a~ion b~ ~he C~fiy ~ounci~. ~'~lD~ ~~ 4~~.02.~'~~~s~] ~3 ~`in~in~s: ~~C~ 3. ~ ~i,~5.~.1.b us~s the ~~rm `'com~on open spac~~~ -~ ~~ic~. is ~e~in~d i~ ~~~ ~~. ~ . ~ 0~ as `~A~. a~ea, fe~~ur~, ~u~~~i~~ ~~ ath~r fa~il~~y ~ith~r~ a ~~~~la~m~r~~ ~v~~ch has ~e~n dedica~ed ~s in co~nm~n to t~e ou~~er~h~p ~i~h~n th~ ~.ev~~op~e~.t, or to t~e pub~ic, ~pecificall~ far ~he ~urpose ~~ ~f pro~~da~.g pla~e~ far ~~cr~a~io~, con~erva~~i~n or ~an~~Gap~~g, ~n~~~~e~ ~~r th~ ~.se of t~:~ r~si~e~~s z~ and proper~y a~v~er~ of th~ d~~elopmen~." ~D~? 3.1 ~6.03.D uses ~~~ ~~r~ "~ommon a~eas" -~ ~~ whi~h ~s not d~f ned ~n the ~D~. T`~~ te~rn "~ar~~.o~. ~.reas" i~ ambiguou~. T`h~ ins~an~ ~~sign z~ revie~v ~s a ~'~p~ ~I~ ap~~icatlon. ~~ ~~nc~us~on: Tl~e Counc~l has the sta~utor~ au~~.orit~ to ~n.terpr~t ~~e ~ern~ "~omn~on ~.r~a~" i~ its f~nal ~~ ~~ci~~o~:. ~z The P~an~i~.g Di~r~~~~n r~co~m~nds ~h~t th~ ~c~uncil adap~ ~~he int~~retati~n t~~t ~~.~ "c~~.mon ~~ ~~~a.s" r~ferr~d to i~ ~D~ 3.1~~s~3ml~ ~o ~.o~ ~n~l~~~ ~~.e ~e~~aekss T~~s ~r~~~rpretat~~~ is ~~pp~~~~ ~~ ~~ ~~~ f~l~~~v~n~ r~a~~ni~~. ~`h~ ~ran~ y~~~ a~ d~fin~~ in ~i~ure ~.3 ~s ~nor~ exten~i~~ ~~a~ ~~~ ~on~ ~~ ~s~t~~c~ ~~d ~~ ~~~~~c~ ~a a ~~~cki~~ rec~~i~~~~~t ~f 1 ~1~.~,t ~r~i~ ~~r ~D ~q~ar~ ~~e~ ~~~C~ ~~ 3.1 ~~.03.~.~~; t~~ ~~~~'er ~~.rd~ ar~ ~u~j~ct t~ a~tocl~ing req~~re~.~n~ af ~ plan~ u~it p~r ~~ s~,~~re ~; ~ee~ ~xc~e~~ ~v~.e~~ p~~~~ ~.~.~. u~~~ f~~ ~~.r~~~.~ or ~r~hic~~a.r ~irc~~a~ia~ ~~I~C~ ~.1~~.~3.~~; ~~,~ z`~~.~ ~s er~~~r~ ~a~~ ~.~e~ of a pr~~e~t~ ~~s~~c~. ~~ ~:~r~ e~~~~s~~~~ ~h~.n ~~~ se~~~~~ ~rea~ ~~~i~~~~~~C~ ~rea~ .~~ ~~.b~~~~ ~~ ~.~~~ ~~~~~~~~~~ ~~~~~~~~~r~~ r~q~~~~~~~~~~s" i~ ~~z~j~~~ ~~ ~. ~~~c~~~~g ~~~~~re~~e~t a~ ~ ~l~~t ~~ ~~~t pe~ 5~ sq~a~~ ~e~~ ~~~~~ ~.1~~.~~.~.~ ~ ~~~~~~~o~ ~n ~~o~k~~~ rec~u~~~~e~.~~ ~~ ~a ~at~c~~~~ ~.~d ~~ ~r~~~r~~n~;~~~ ~~~~,~~~~r~Qn~. ~~~~?~ ~~~~~,c~,~~ ~r~ ~~c~.n~.~~n ~~r~a~.~' ~~;~; ~~~~~in~ r~,~~~~r~r~n~~~ i~~~r~~,~~~ ~~ ~a 3 ~la~~ ~r~~ts p~r ~~ ~c~uare ~e~t. Thi~ ~vor~l~ c~b~i~~~ ~~~ g~~.~~~~~n ~~ ~~o~~i~~ r~qu~r~m~~.~~. I:~Commun~ty De~ve~o~n~ent~~~~.~~~.g~?~~"~~~~~i~n ~~~Fie~v',I~~ ~~~~1w12 ~~~ L~~~.co~n ~t~e~~~,~ta~'~'~ep~~t Counc~l.~QC Pa~~ 3~ ~~` ~ 1 60 ~ I~'th~ Co~.n~~l adop~~ ~h~ ~~~~rpr~~~t~~~ ~~at ~~~ "~o~~n~~ ~r~a~'~ ~~ ~o~ in~~~.~.~ ~h~ ~et~a~~s3 th~ ~ ~~~e ~~t~r~~~~~~ ~~~~~~~~ re~~~r~~~~~ a~' ~ p~~~.t c~~:~t~ ~~~ ~~ ~~uar~ f~e~ ~o~I~ ~~~1~ o~~~ to ~h~ ~ ~,3~~ ~quar~ ~`~o~ c~ntr~~ ope~ s~~~~. ; 6° ~~~ a~'~ ~~;rs.r~~~ ~ti ~t+b;,:, z~~t~~~.~ ~.~.. ~°~ i x A~ G~u '~a~ ~4"f?i ~. ~~"~u uF' ~=T.~?~IsA~3 ~!t':~~% ~~~ t;~~ ~.~? $" k~Ct4~ €"s~d~? t~. ~" .~ trar~a:sua~t~r~.~ .~ ~~~'`.~°'~~i:s" te~li9~ts~;~~°?r ~~ti~~i~') .,r.. -~~~~_~~ __~<..~..._ ..............._ .~.._.~........ ~ ...__ .» .., ». ~.....~...» ... ~. W. .....-.... ._..---•.« ......._.._...._.~.n...~_.,.~,,..~a,~„„ .wv-.:~ ~?~ ~F~Etd$Cs,~ C~.~T ~ , ~ ~ -~~, ,~.. , ~ ~.:a ~ ~ ~~ n ar: 5 '~,„~~~, ~ . ~~ a r°~ . { : :~, ~ . . , .~ -i ~ f~~ ~ ~ ~ ~ ' ~~ ~. [ : ~. ~ I {t .. ... 4 1~°0. 6 :~ ~° ;\~. ........... .~ ~r, $ F~~?~~ 1 ~ "`..."..w" ; f pE 1 ,.. ~ ° ~~ °~ ......... ......._. ~ : ~"~~ I ,. ~ ~.-0 ............. ; ._ ~ ~ ~.~ ~~ ~ ; ~~ ~ ,;, ~~ ~: ~ . ~~ ~ ,~ . ~ _: .. .~ . .~ ~ . . ~- ° _ ..~ : ~ ; :. ~ . .. _. ~ . . .. _ ., a:~~ a,~axu~c : ~ ~ ~ ~ ~ A~~ com~mon~ area~ ~ha~1 be ~ a ~~°~~. ~~j~ ~ r~. , - _ _~~. ~. 5~ cr~ ~w:u~ E tr~.; . . q. ,~~~e ~ . ~ r ~- s• ~r~ ~E~~ I~nd~~aped r~ith at l~a~t ~hree Y~~~ ~ ~ ~y~~~ :~a ~~~~ ~ • ~ ~ ~a~.~ t~~+~~~fa.~~ ^ ~3 « ~~~ ~~~ ~ . . Pt~ t~GHr ~ i ~~ v~ ~ r~E ~ ~ant u~n~t~ er 5~ s uar~ ~ ~ ~~ ~~ ~~ ~.~ s a ,;; ~, ~g ~~ ~ ~~~~~~ 4 ~ p ~ q ~~ ~ ~ ~. ~ ~ ~~ ~ ~~~~~~ ~ 9~ , : ~ ~~~ ~~~ ~~~ fee~. ~~ .~~~ ~-~ ~- ~~~ ~,~~. ~ ~ ~ ' ~j~~i ~; ~~! ~ ~,~ ~~ ;~ ;~~~n ~~9t.~qx (~a~~~ t~[Cs.{3~E5 ~raro ~' EisG?d ~~S~i i '~ ".~'t~c~i.. ~ w ' ~ ~,'~ ~ ,. ~ ~ s . ~ `t~A~f'1i ~A~i~11''t ~'~S~~~N~`i ~f.~~) ~ ~~ Jad1£. ~fu ~e1~1'~ ~ ~ ..^ ~' ;^w~+~a.;G ~ r V ( Wdd,~, ~i~Ai~.RfALS; }, Af111-CrR'~'Fi7°< 1 r a~~ ^*~ ~ ~ /"'` ~}G~ i~/ti7~(i'd~' Sf'i3'~ AC£ Gkt3 i ~;At ANT !"~'€ ~ ~ r ° ~o~s a 3 '~ t S f~'~?~ ~ ~ .%"" " "' ~?~'~'•) . ~~r V7ALL VAi~i Cd°sE ~`:.A~SC~sii~C kC"~ ~.~ r=t ',~ '"~~ ' r R ~ N V V~ r I V~~ ~~ ~ w~ ~Ahk7 f9F~~TA'~~S1~iD ` K'LLRN~~ ~'~ n~~~ 9~' ~ ~,::~,~k.w~~~, s pRt}PE{tTY c. ~`i~4~AE?~i~ t~H.~ . ' ~"~~~''Y'~~`~.~ ~%~'~~ ~~ c6~. SsC:MAii( LiP~tE ~ S #~~€ (Y~~.u, CH41.Gq~S AtiT€ r ~ ~ M ~ ~G?2AiFl~) S~Rf.IsP~T) { ~ 4 .\ ~ . .~•: ~ g'~ ~, ' , y ~', ~ ;~P ~ ~ ~`` ,Y p I ~ l . .. ~ (;,' ~` ....~' . . ...... # ~ ~ ~t~ 5~'R~N~T.~R • , ~ .. x . .3 `. ~. ~ a r:'. - , ~ ~ ~ } ~ ~ ~" ~~~`~% ' ....... ...... ~~' € ~ 4 ~ , i .. ~... ...~ ~, . ~ . x; . a , ~, . . ~~ ~ "> ~~ ~~~. .`. ; .. ~~. .... . ... „' ~` ~ Y ~ • ~ ~ \ ` V ~.\ ~ ~ ~ . ~~. .. ~,: ~ ~6 ~ ~ ~ t ~~ ~~~. rA~~~+.~ ~~V.~ r~.\~ ~ ~ ~' 1 ^~~ 0: r^'Yi.S~tJ~1 ~Llf'I~ 3?~r5~{l5 • ...:.t ~; ~ ~~~ J ~ Pr1(d'Efv'~ I:,~L.,~Y6~~~ i , w ~" ,. A~ N ~---,.• (, Lnti~ ~"~" '~",~' ~,~,,,;k;,,,~ ~"~'',.,, ~:.',';;;:''' ~r,'~""`~e~--~. ... i ~ .,,,~~ ". .. g,.wY. ~.,^.,,.,'._ `, , '•~ ''~ .b;~,' f~,;z~' ~'~~~,; ;_ : ~~;. ~,,~~: :.~ "ii.~~ - ,.., ~/ ~~_~ .&:e?~~~ 'i~'~t.F~~y~j+~y=•;i ,~':f"' ~~;:t: ....-"7,r ~-s, ~ ' ..r•' . ';:' ~~,p ° ~S ' ..y "~• ..~', >.yHW ~ J" 1 ' ~ITP»t~EY r 1 •.~~` ~ ~',"",~~~E:.~ t~- ^. '. ~e: As~cx~ c~~e-~ ~ v~uG~ - ~ ' ~ ~-~x~~~KC ~~~ [~~~cn~~ ~~~~~~~t~ ~~r~strr ~es ~.e,w. _.. `'~, .... "_="~~~~ ttEr-..~ tit~£ _ , _ ~ "~ - t~s~'~`' ~ " - ~ ~ ~~ J~~/ ~'~,~~~ .. ....---^'_ w" ~ ~~f • ~.--w^'~•µ ~~ (ry£$ , msyc'.miF R~~o~m~nded ~n~erp~etatia~ a~ app~ied ~o ~~.e i~.sta~~ ca~e ~ ~ ~ Cons~r~at~o~ af S~gnif~~ant Tr~~~ ~ A. Applicab~l~t~. "~~~ prav~si~ns of ~hi~ S~c~ion appl~ ~o ~h~ re~o~ai ~f an~ si~ni~cant s ~re~ a~d ~h~ ~~~~ace~~n.t ~equ~re~n~~.~~ ~'or ~~~~~~ca~t ~r~e re~a~~~. ~. "~i~n~f~can~ ~ ~ree'" ~s an~ ~~~s~in~, healthy ~r~e ~~ fnches or more ~~ d~an~et~r, m~asr~red 1~ ~nche~ ~~ a~a~e ~r~un~d l~~~l. ~'~~~ ~~1~6~~~~ ~ ~ ~~pI~G~.~t's ~~at~~~~~: "~"~~r~ ~re 1 ~ ~r~e~ ~oc~~~d thr~~~h~~t ~~~ ~ub j~~~ pr~~~r~~r. ~.ll ~he e~.~~~in~ ~~ ~re~~ are I~~~~~d ~~t~i~ b~il~ing ~~.~e~~pe~, dri~~~ra~s, ~r~~~or p~~~n~ are~~. ~'h~~e~o~e, all 11 ~~~~s ~~ ~.~e pr~p~~~~ ~'or ~~~:~~a~. ~~re ~.r~ ~ ~r~~~ t~,a~ ~r~ ~~ ~~c~~~ i~ ~~~~n~~~r ~r ,~~a~~r pr~po~~~ ~~~ ~~ ~~~ao~~I.~~ ~ ~ ~'~~~.~~~~: ~~~~~. t~~~s ~~°~p~~~~ ~~ ~e ~~~~~~~ ~~ali~ ~~ ~~~if ~~.~~ ~~~~~. ~~ ~c~~.~l~~~o~: T~~ pr~~~~~~r~~ ~~'~~~ ~.1 ~~.~~ ~~~~~ ~o ~~.~ ~~~~~~~ ~~~~~~~. ~~ ~~ ~:'~~.~~~~~.~t;~ ~~~~e~o~~.~n~~'~~nnir~g~~~0~1~e~~gn ~~~i~~~I~~ ?QQ~~~~ ~~~ Line~~n ~tre~~i~~~~f r~~~~ ~'~~~nc~l.~o~ Pa~e 3~ of 5 ~ 61 ~ The is~~.a~~e af a s~~nif~~~n~ ~r~e re~~~~l pern~~t r~~uir~~ ~~.e pr~pert~~ r~~~:er ~o re~~~~e ~ac~. ~ ~~e~ ~~~~~ed ~~~~h ~~Q ~e~ ~~~es o~ ~~e ~~~~ p~~~~r~. ~ach ~~~ ~r~~ ~~al~ b~ ~.~ ~~a~~ ~ ~~~c~e~ i~ ~a~~~~r. .~ ~~r~e r~~u~r~d b~ ~~e de~~~~p~n~~~ ~t~nd~rd~ of t~.e u~der~~a~ng z~ne, ~ S~c~~on ~.1., ~r ~.~ ~ ca~d~~io~. of p~r~n~t appr~~a~ ~~a~~ q~~l~f~ a~ a re~~a~~r~~n~ ~r~e. ~''~~C~ ~ ~.1~~.~~.~~ ~~'~~~.~~g~; ~~~~~ tre~~ pr~pa~~d t~ ~~ r~~~~~d q~a~l~~r ~~ ~~~i~~ar~~ trees. Fau~e~~. ~~p~a~~rr~~n~ ~ ~r~~~ of a~ ~~~~~ ~~' ca~~~~r ar~ ~~~ui~~~ to ~n~et t~~ ~~~~~ar~ ~f ~~~ ~.1 ~b.~4.~. T~e pre~~~.~~~ ~ ~ ~~~n~~~.g p~a~ ~~~h~~~~ ~~~~~~ ~hc~~s ~ 9 ~r~~~ ~r~po~e~ ta ~~ ~~a~~e~ or~ ~~.e ~~~~~~~ ~ro~~~~ ~~~~ ~re ~ ~~~~~d ~~t ~~ ~" c~l~p~r. ~~ ~ ~. i~ ~~ ~~ ~~ ~~ ~~ ~~ ~~ ~~ ~~ z~ ~h ~ ~~ ~~ ~~ z~ ?~ ~~ ~~ ~~ ~~ ~onctu~ia~: ~`~ie ~~~~.~~~~~~~ ~~~~. ~.~~~~ ~~,~ ~~~~~~~~er~~~ c~~ ~~C~ 3. ~ 0~.~~.~. T'he r~qu~r~d nu~mb+~r ~f p~an~ un~~~ ~ha~~ be n~et by a con~bination of p~an~ n~~.~er~al~ lis~~d ~n Tab~e 3.1.~, ~a ~hat eight~ ~SQ} per~ent ~f ~he area to ~e ~and~cap~d i~ covered wi~~~n ~hree ~ears. R~qu~red p~an~ un~~~ ne~d n~t be al~ocat~d ~~.~forn~~~ ~hrough aut spe~~~ied la~~~ca~~.~~ areas, b~u~ ma~ be gr~upe~ far vi~ua~ effe~~. [''t~t~DC~ 3.1~~.~5.A] T!~~~~ ~=1=~ ~~~~~~i~~ ~~' ~ ~"~~~,~ ~I~~~ ~~~.~~ ~'~an~ ~~a~er~a~ P~a~~ ~J~~~ ~"~..~„~~.~..,'~~l~e ~L~~.~~.~.~. ~~e o~ Pl~~~ 1 S~ ~.if Gar~t Tre~ ~ 5 PU Z4"' C~~~ e~ ~ Lar e T~ee, :~ec~~o~ ~..~ 43 1~ P~S ~ 0' ~~~ ht ~r ?'~ Ca~~ er ~ ~e~.~~~ Tr~~, ~'ec~i~~a ~~ .14.~ ~ P C~ l ~' ~~i ~t or ~" ~ ~.li er 1 Small Tree, ~`e~tion ~. ~ n3 4~t~ 1 a' Hei h~ or 2" Cali er 1 L~r~~ ~e~~duQ~s or ~ve~gr~e~ ~~~~ ~at r~~~ur~~ o~~r 4' ~Yi~~ x 4' ~~ ~ Z Pt~ ~~a~~o~ ~r b~ll~d ~.nd b~rl~ ~d I Sma~~ ~o ~ediun~ shru~ ~~~ ~n~~urit~ ~a.~~.~.~:~ 4' w~d~ ~ 4' ~i ~} ~ ~~ ~ ~~.~lo~ La~rn or oth~r l~~ir~ round cover 1 P~ ~~ s. f~. Fir~dings reg~.r~in~ p~a~t u~it~: ~~~e~ang Ala~l~a cedar qua~~f~e~ a~ a sn~a~~ ~r~e. •'~irae I~~p~~ ~ualif es as a s~a~~ tre~. • Pa~k~a~ ~Qr~va~ ~ap~e qua~~f~e~ a~ a ~edium ~ree. ~ ~osh~r~o C~~r~ q~a~~fies ~~ a ~.e~~~~ ~r~~. • ~ugar ~apl~ qual~~'~es as a ~~.rge ~r~e. * ~l~.c~ Tup~~~ q~al~f ~~ ~.s ~. l~~~e ~ree. • P~n~ ~~nce~s ~s~~~lo~~a qu~.l~~~s a~ a~~a11 s~r~u~, i~a~~~d ~i~urniu~n q~a~~f~~~ as a s~al~ ~~.r~b. +~ ~'r~~~~~ P~~~ ~a~b~r~ q~a1i~~~ ~~ a ~~.a~~ ~~b. • A~~.~~~s qual~~ ~s ~~n~~~ ~h~~~. ~ ~~~e~~ F~~rr~~ p~~~~ ~~~~~~~~ ~.~ ~ ~~~~~ ~~~. • ~1~~~~~e~~ro~ `~~~~~~e' q~.~.~~~e~ ~s a s~a~l ~hr~.b. .. ~ r+ r b~ .-ti x r I l c~ y a~ r~r a~ n n ~ n ra r~x x n i~ ~. s'~ rx rr n rr re sh ~ ~ ~~.cz~~v~ ~v ~~'~~~~~~~ ~~~~~~~~~~ ~~.~~~ ~~~ a~ ~ ~~~C ~ ~~~ ~. . ~ ~~~ ~~` ~ea~enl~r ~a~n~~o q~.al~~e~ as ~. ~~a.ll s~rub. ~ I~~r~.r~ f~~~.~~.~~. gra~s q~a.1~~`~~~ a~ "~~~~~ ~~~~~~ ~r~~~~. c~~~~.~~ I:~Com~~~.~it~ ~~~~~Q~~n~r~~1F~~.r~in~~~~~~~~~es~gn ~.~vi~~~~~ ~~~~-~? 8~5 Li~co~r~ ~~r~~t!,~t~ff r~p~r~ ~QU~~~~.~oc ~ab~ 3~ o~`~~ 62 ~ • ~a~~~ch~~~tts K,~~ni~i~~~1~ ~ua~~~e~ a.~ "o~h~r ~~~ir~~ ~rou~d c~~e~." ~ ~ ~ror~,ze b~~~~~e~d q~.~.~~~~~ ~~ "~~~er ~~~~r~~ g~~u~.~ c~~~~.'~ ~ +- ~o~ Ia~r~ q~~~~~'~~~ as "o~he~ ~~vi~~ ~~~nd c~~~r." ~ s F~n~i~.~s: ~Ch~ ~~b~n~~t~I do~~ n~~ a~~~~~s ~~~ requ~r~~~~.t t~.~t ~11 ~h~~~ ar~d gro~r~~ ~o~re~ be ~~~~~ ~ ~~ ~.~~~i~ ~~~~~ ~~~und cov~~~~~ ~~~hi~. ~ ~e~rs. ~ ~~~~~u~zan. ~"~~ ~r~p~~~d ~~~.~~~~~~~g ~a~ n~~ ~~~~. ~~o~~ to ~~~~ t~~ r~q~~r~~e~~~ ~~ ~~~ s 3.1 D~.~~..~. T'~~ l~.n~~c~.~~ a.rc~~t~~t r~u~t ~~r~i~ ~h~.~ t~~ p~~~t ~pa~~~~ i~ such tha~ ~~.~ ~hru~s an~ ~ ~rr+~u~~ ~~~~ at~ai~ $~°~o g~~und ~~~~ra~~ ~it~i~ 3 ~~~.~~. ~~ ~~ ~? L~~~~~aped a~~as ~~a~ ~r~ ~~~ ~~~~r~~ ~~ p~~~t ~ate~~~.~s sh~l~ ~~ ~Q~v~~~d b~ a 1~~~~ ~f b~~~ ~~ mulch ar decora~ive r~c~, ~~CI~~DI~~ o~~i~ar~ ~rus~ed ~ra~~~, ~ n~~nina.u~ af ~ in.c~es i~ 1~ a~~~~• ~~~~ ~.~~~.~~r~i~ ~~ Findzn~: T~e pre~~zninary p~an~ing pla:~ ~Fxhib~t "~"} ca~~s fa~ bark n~u~~h ~n ar~as t~~t ~ot covered ~~ b~ pl~~t ~.~t~rial~. ~ ~ ConGlusian: T~he landsca~~~~ ~1an ~ne~ts ~~e ~uideline of ~DC~ 3. ~ ~~.05.~, l~ ~9 ~~ A~ s~x-i~~h c~~a~r~~~ c~r~ s~al~ b~ pr~~~ded ~e~v~e~ a~~~d~caped ~rea ~nd a park.~ng area. or ~ ~ access ~vay. ~~Dt~ 3.146.05.C] ~~ Findin~: ~`he s~~~ p~an ~~xhib~t "A"'~ apparen~ly shows a cur~ along th~ dri~e~ay and parki~~ ~.~eas. ~~ T~~ ~i~~ pla~ daes ~o~ ca~l ou~ ~he h~ight af th~ c~r~. ~~ a.~ ~~~.~~ af F~b~u~ry ~, ~D~~ the a~pli~~nt ~~ sta~ed. ~~a~ a~" c~rb wo~l~ b~ p~ov~ded. ~s ~a~c~usion: The pro~osed develop~n~~t ~o~pl~es ~ith Vt~I~~ 3.106.~~.C. ~~ z~ ~~ ''4~IlU 3.1a'~ .~r~h~tect~ura~ De~~ ~ ~~uid~line~ ar~~. ~~andards z~ ~o ~u~de~~nes ~nd St~ndard~ far ~edium Ilens~t~ R.es~den~ial ~uild~ngs ~ ~ A. Ap~~i~ability. Pur~uan~ ~o ~e~~ion ~.1~2, ~`IV~ed~u~n ~~n~~t~ Res~d~n~i~~ Bui~di~~" ~~ ~ne~~a~ any ~ui~d~~~ ~~er~ t~~ pr~do~~na~~ r~~~ ~~ n~ul~~p~e fa~n~~~, nursin~ care or ~~ a~~isted ~are resi~~ntial. ~~ Z. For a T~p~ II ~r III r~~~ew, ~~~ ~r~t~r~a ~ec~~~~. 3.~~'~.0~~8 ~~a~~ be read a~ ~~ "sho~~d" and sh~l~ be ~~p~~~d a~ ~uideli~~s. ~'~~~~ ~.~07.~~~ ~~ ~~ ~~ ~~rn~.o~ ap~~ ~~~c~ ~nd f~~~~~~~~s ~o~.~~~~ ~f t~e s~~~ ~~r~~ ~nd fa~~~~~i~s ~v~ ~~~a~ed t~ ~~ d~~~~~n~~, ~ar~~~, ~~r~~~~, dr~~e~~~~ ~r ~~~ra~~ ~r~~~ ~~a~ ~re ~~~~.~~~b~~ ~~r ~~~ b~~ ~~~ ~~ r~~~d~~~~ ~~ ~ ~~~r~~~~~~~~~ ~~~€~ ~.~~'~~~~~~r~~~~ ~~ F~~~~r~~: T~~ s~~~ ~~~~. ~~~.h~b~~ ~~~9~~ ~~~~ r~~~ ~I~a~ ~~~ ~~~~ b~~r~~~~ ~~.e ~i~~ a~.~. ~e~~ l~t ~~~.e~ ~.~~ ~~ ~~.~ ~~~.~~~e~ ~a~~ ~~ ~~~~~~ ~p~~. ~~~c~. ~~ C~~~~u~i~~: T`~~ a~e~ b~~~~~r~ t~:~ ~~~~ ~~.~ rea~ ~~t 1~~~~ ~.~~ ~~.~ ~~~.~~~~~ ~~11 ~~ ~ff~~~~~~~~~ r~~t ~:';~or~n~~t~W I~~~e~~pn~~n~`~P~ann~~g~.~~0~~~e~~g~ R.e~~e~'~~ ~~~~-~~ ~~~ L~n~o~r~ S~~ee~'~~~a~`~ r~p~rt C~unci~.d~c ~~ge 3~ of ~ ~ 63 ~"a~ailab~e f~~ ~~~ by al~ re~~~~r~~~ o~ ~ de~~~~pm~n~'~ ~~~. ~o~~ ~a~ qa~a~if~ a~ ~~n~:~~r~ o~~r~ ~pa~~ ~~ ~ d~f ~~~ ~~ ~~~ 3. ~ ~~.~~~~.1.a. T~~ ~~~~ ~~~~~~ an~ ~~~~i~.g ~r~~ ~r~ "~~.r~~~g, ~tre~~~, ~~~~~~.~~ ~ o~ s~~r~.g~ a~ea~" a~r~d d~ ~~~ qu~~~~ ~.s ~o~~a~. o~~n s~a~~ a~ d~~n~~ b~ ~~C~ 3.10'~,~5.B.1.a. ~ ~~ nr~~~~~~~ ~f ~~ perce~t of ~~e ~~t ~~~~ area af ~a~~ rned~un~ d~~,~~~ r~~~~en~~al de~e~apn~e~it ~ s~~i~o~l~~~i~~~ b~ p~r~~~e~~~~ d~s~~r~~ted for u~e ~.~ c~r~~~n o~~n ~~a~e ~~.d facil~~~~~. (~~t~ ~ 3.~Q'~.~~.~.1.~.1~ ~ ~p~~~~~~~~s s~a~~~.~n~: "Th~ pr~po~~~. ~~~~~~~~i~~.~ ~r~~~d~ ~~r~~no~ ~~a~ ~~~rour~~~~g ~~.~ ~ ~~~~d~~~~ a~~. ~~~n~ t~e au~~~ ~~u~~~.~ ~f th~ ~ubj~~~ ~ra~~~~. ~~ id~n~ti~'~~d o:~ ~~~ l~d~~~p~ ~1~~~, ~~ t~e~~ ~~~~ b~ ~ ~~~ ar~~. a~~ b~nc~.~s l~~a~ed ~i~~~~ t~~ ~~e~ ~pa~e ~,~~a. ~'h~~e ar~a~ ~~~1 ~e ~ ~ ~.~~~~~~~1~ f~~ ~~~ ~~~id~~t~. ~"he ~p~~. ~~ac~ ~.rea i~ ~ls~ co~s~d~~ed c~~~~~ ~~~r~ ar~~.. ~T~~ ~p~~. l~ space ~~ ~oca~e~ ~n ~~e cent~r ~f t~e ~~~iec~ prap~r~~, ~~t~ve~~ bo~~ ~ropo~ed buil~~n~~. ~`h~ref~re, ~~ pro~ic~ir~g a safe ~~~ ~c~~~~nl~nt a~~~. ~pace ~.rea fo~ th~ cand~ re~id~n~~. ~.s ~~.o~n an ~he s~~e p~~.ny ~~ t~~ ~pen ~p~~e pro~~ded ~~ ~p~~o~~~~te~~ 3,39~ ~q~a.r~ f~et ~~ si~e ~nd ha~ a~ a~~~age ~idt~ ~f ~~ ap~r~~i~na~el~ 39 f~e~. A~ata~ 24 pe~cet~~ of ~h~ ~i~e w~~l ~e d~~~cat~d ta open spac~. The si~~ ~iz~, ~~ ~~.e ~~ca.tion of ~~~ ~ui~d~ngs, an~ an~ou~~ af req~.~~ed parki~~ ~rea~e a d~f~cult~ ia~ ~ro~i~ing 3a ~~ percen~ con~~non ~pen space. ~o~vever, the op~n space pro~~de~ e~ceeds ~he requ~r~d 2,~00 ~q~are ~ s feet and i~s loc~tion i~ con~~nlen~ for a~~ condo r~s~d~~.~s. ~`~.er~~or~, ca~.do r~siden~~ ~u~~~ ~ave us~ ~~ o~'th~ ~o~~.Q~lope~ a~ea~g a~.d. B~~ ar~a: ~~ z ~ Cor~d~~~~~ ~o, 6b of ~h~ ~~~i~~.~ s~aff ~epor~ d~~~d ~e~~arry ~ 1, ~~a8 ~~a~e~: `~~"~.~ pr~~e~~ ~~wr~~~ ~~ ~h~~~ pro~ride a~ least ~~,~53 square fe~~ af ~omn~on ap~n ~pace and ~a~ili~i~s, i~ accor~ance v~i~~ z~ t~e g~ideline of ~DC~ 3.~0?'.OS.B.l.c.1.s' ~~ ~s ~~~~e~ i~. ~h~ in f~ding~ a~o~~g ~~~ ~p~li~~n~~ do~s r~o~ ~~e~ t~e l~~te~ of t1~e ~ode per~alnin~ ~~ ~~ co~amon~ope~ ~p~ce on t~ie ~~t~. ~Co~v~ve~, ~~~ i~t~r~t of the co~e ~~ ~et, b~ ~vhich ~l~e proposal ~~ ~~~es ~ si~e ~~at ~ee~s i~.pr~~~~e~t a~~ ~~p~o~es ~t tir~s~a~l~r v~~it~ a ur~iqu~'~~.~~di~~ d~~i~~ ~.~~ ~~ adequa~~ ~~nd~~~.ped areas. ~'~e co~n~o~lopen s~~.~~ ~ro~~ded i~ in a~~~e ~:~. ~o~.~~~.~e~t loca~ia~. ~~ ~or aIl r~~~~~nts ta er~joy v~i~ho~~ ~i~rupti~.~ ~~~ privacy of th~ r~~i~~~~s on t~e ~~t~ a~d a~~acent ~~ ~rope~~ o~rners. ~a ~~ o~d~~ to n~e~t ~hi~ ~ond~~~on of a~pra~r~1, ~he a~pl~ca~:~ ~vau~d be requ~r~d to eli~i~a~e ~eq~ir~d ~ ~ ~ar~in~ ~p~~~s ~.nd a~~~e ~v~d~h, ~l~er~fo~e, ~e~u~~n~ a~ addi~~c~~~.l ~a~ia~c~. T~~ layou~ of th~ ~~~e i~ ~~ t~.e ~as~ ~ffi~i~~t us~ of ~~.e subjec~ prop~r~~. ~`h~r~f~re, ~~e ap~li~a~.t is ~~que~t~ng tha~ Con~i~ian ~~ ~o. ~~ b~ e~f~~na~e~ ~.~ a~on~it~~r~ of a~p~~~~1." ~~ ~'~nd~~gs: T`h~ s~t~ p~an. ~~~~.~~~~ "A"~ sho~r~ ~. ~~t~ area of 3 5,~43 s~u~re fe~~ an~ ~Q~~on ~pe~ ~s sp~~~ af ~,~~~ s~~~r~ ~~et. ~. ~.~~.~~.ur~ of 1~,~83 sq~a~r~ f~~~ af c~~~~~ ~pe~ ~pac~ a~~ ~~~~~~~~e~ ~~ ~~~.ld ~~ requir~d ~a ~~~~ the gu~d~li~~ of ~I~C~ ~.1 ~~.~~.B. ~ .~. l. ~~ C`or~clu~~~:~~: T~~ ~.~~fel~~~.~n~ ~or~~ain~ appro~.~~a~~l~r ~,5~~ squa~~ feet af qua~~f~~~.g ~~m~non ~~ open. ~~~~e, ~~h~c~ ~~n~u~t~ ~~ appr~~~~~~~~~ 2~.~°~~ of ~~e ~~~~ ~rea. The ~~~aet~~~~r~t ~o~~ ~.~~ ~~ ~~~~ ~h~ ~~~~~~~~~ ~~~DO 3.~a~.a~,~.~.~.~. :~~~ ~~ ~~ '~~e c~~:~~~ ~~e~ ~°~~o~~~~°~~a~~ ~~c~~~~ ~.~ ~~a~~ ~~~ a~~~ ~~~~e ~~~~~~~~~~ ~~Q~ ~~. f~., ~rz~~h ~ ~~ ~in~m~~~ ~v~d~h ~f 3~ f~e~. [~'~~l ~.~~'~.~~~~.~.~.2~ ~:~~~r~~~.i~~ De~e~o~rn~~~~~~a~nn~~g1~~~~~De~i~n ~e~~e~~'~~~ 2~~~-~~ ~45 L,i~col~ S~r~~~'~~taff re~~rt ~~unci~,dQ~ ~ag~ 4~ af ~ I 64 ~ ~ ~ ~ ~ ~ ~ f ~ ~ ~~ ~~ ~~ ~~ ~s ~~ ~~ i~ ~~ ~~ F~nc~~ng: ~'h~ s~~~ ~~an ~~x~i~b~~ "~."} ~h~~s ~~~t ~h~ ~~~~r~.1 ~~~mo~ ope~ ~~p~~~ ca~.~~i~~ ~,3~~ ~q~.~.~~ ~`~~~ an~ ~e~~~~~~ a~p~o~~~~~~1~ 5~ ~~~t ~~ `~~ ~'~~t. Co~c~u~ion: The c~~.tr~~ ~o~~a~n o~~n ~pace ~.e~~~ t~e ~ui~e~~~~s a~ ~D~ 3. ~ a~1.Q~.B.1.~.~. ~'~.c~~~~~~~ ~~ a~~~rn~~d~~e ~~i~~dr~~~s andlor adu~~ r~creat~~~, ~ee~~n~ or ~du~a~~~~ a~~~~~~~i~~ .~~~ia~c~~!~Y~~ll ~e ~ro°~~~~d at ~ rat~o of ~~ ~q. f~. af v~~dovr, ~r ~~ ~q. f~. +~f ~~d+~or, e~n~~~n ~r~~ ~+~r d~~~~~~g ra~~~ ~r ~i~~~~ ~,~~~. ~T~~ n~~ni~un~ i~n~r~~~d ~~~.~n~r~ ~.r~~ ~`or ~~i~ ~ur~~~~ ~~~~~lc~~~~iall '~~ '7~~ squ~~~~ fe~~ ~f o~~+dao~r or ~~~ ~q, f~. in~~aar ~p~r~~. The ~~~ic~ f~r ~uc~ ~r~~r~~e~e~~~ ~a~ ~e c~u~~~d~ ~~ p~rt o~` ~he ~o~n~na~ a~e~ req~~r~d b~ ~e~tia~ 3. ~ ~~`.0~"..~. ~`. ~.,~~. a~ a ~ :1 ~a~~~ ~'~r o~~daa~r ~pa~e ~nd ~: ~ ra~~a far ~~do~~ ~pa~~. ~'~~~ 3.1D'~.~~~~.1.c.3~ ~in~~ngs. .~~ ~~~ gi~en ra~~a~,15 d~re~~ing unit~ yiel~ a r~qu~re~e~~ af 540 square f~~t o~' ou~~oar, or 1~~ ~q~~re fee~ of in~.oQr ~~cr~ati~n, ~.ee~ing o~ ~du~at~o~ ar~a~ an~ fac~~~ti~s -~~ss tha~ the m~~i~u~ ~2~ s~uare ~ee~ of o~.~daor or ~4~ sq. ft. ~ndoor spac~. ~`he bui~~ing p~a~.s do not s~o~ indoor faci~~t~e~. T~e prelf m~na~~y planting pla~ ~~xhi~i~ "~"} ~hows a~i~nic ~ab~e an~ ba~~equ~ pi~, a~~ ~~ra ber~c~~s in the c~~.~r~~ ~o~nrr~on a~e~ s~ace. ~`~e ~~~~~ca~~~.~ sur~o~nd~~.g t~~ ~~c~~c ~a~le d.~~t~'t~d.~'[~~Cji~~ ~l'~ ~a.~i~~~~ ~~~C~~~~ ~ ~i~'~~~ ~..~i~i~~i~i'~~.~~~y i ~~ ~il ~i~~1Gt~T. ~ u1~'u~~ i ~' i~ ~ui~.~il~~~~` ~as a~ a~~a of ~~~ square fee~. ~a~1~ benc~. ~cales at ~' lon~. ~'v~o ~~u~r~s ~' o~ ~. ~rde ~a~~ d con~bined a~e~ of ~2 squa~e ~eet. ~~ ~anclusi~n~: The propased d~~elopment does not ~n~e~ t~e guide~~ne of '~D~ 3.1 D~'.fl5.~.1.c.3. z~ T~he prap~sec~ de~relopmen~ should pr~vid~ a tota~ of ?~~~ square feet of out~oor, or ~~~ square feet 2~ of i~.d~~r recre~.~~on, n~e~~i~~ ar ~d~c~~~a~. ar~~.~ ~~.d ~`~.ci~i~i~s. ~~ ~s ~~ ~ediuna den~ity dwe~l~n~ un~ts sited on th~ f~~~sh~d grade, ar v~ithin 5 fee~ +nf ~he finished ~~ ~~~~~~ ~°~ar~~~'s~iall ~a~~ ~~ ~q+~~re ~~~~ ~~ se~~~~~~1~~~~, ~~~-a~t~ op~~ ~p~c~, ~~~~~ ~a ~s d~mension ~e~s ~han ~ fee~. ~'~Da 3.107.45.B.2.a.1~ z~ ~.ppl~can~'s s~a~~~n~nt: `iTh~ fir~~ ~t~r~ u~.~ts ~ri~l ~a~e p~.~a~e open spac~ ~ocated ~~t~r~en the ~o bu~~ding and ~he wal~way w~ich v~i~~ b~ ~and~ca~ed. Five of th~ ~ 5 un~~s ar~ g~ound level units ~~ ~i~h cove~ed pa~io ar~a~ ran~ing fra~n ~~ squa~e ~~et ta approximate~~r 1 SU squa~e fe~t ~n si~e. ~z T~.~se apen space area~ a~~ n~t loca~~d adja~~n~ ~~e ape~. spac~ a~~a. ~`h~ propo~ed ~and~caping and ~~ f~r~ce~ off area w~ll p~ovide ~eparation ~r~r~ ~hes~ ar~a~ to t~~ apen spa~~ ar~~. T~e pa~i~~ an~ ~~ bal~Qn~e~ ~i~~ al~ b~ se~~~en~los~d ~1~~ ~ p~~p~se~ fe~ce. ~~ ~~er f~~h~r r~~i~~v~~g ~~~ s~~e ~~~~~, ~~~ ap~1~~a~~ ~~s i~~~~~.~ed ~~~t ~~.~~ c~ ~aee~ ~~.~ ~qu~r~ f~~~ ~~ an~ d~m~~~ion ~~quir~~~~~~ as re~u~~~d fa;~ p~.~a~e oper~ space. ~~ Cond~t~~~ I~o. ~~ of ~h~ ori~i~.a~ ~taf~ re~o~ ~~.~~~ ~~br~~~ ~ l, ~~~~ ~t~~~s: "~~ ~r~~~~~ ~~~~r ~~ ~ha1~ pr~~T~d~ ~~~~ ~~~~l~n~ uni~ or~ ~~ ~~~hin ~ fe~~ a~ t~~ f~~~s~~~. ~ra~~ ~vr~t~. ~~ ~~~a~~ fee~ of ~~ ~~~~-~~~l~~ed, ~~~a~~ a~~~ ~p~~~, ~~~~. r~~ d~~~~~~~~ ~~~~ ~~a~ ~ ~~~~, ~~ ~,~~~ ~~e g~~~~~~ne~ ~~` TiJ ~~~ ~ s ~ tJ~.~~ ~~~ ~ ~~r~r~~ ~~ T~~ ~~~~~~~.n.~ ~~~ ~~~i~~~~~ ~~at ~~~~ ~~~~ ~e~t ~~~ ~q~~re f~o~~a~e a~d ~~~~~~~~~ ~~~~~~~~en~ ~~' ~~ ~~~:~i~~~n ~~~. ~~.7~ ~:'~Co~rr~u~~~v D~~~lo~~ne~~~P~a~.~ng1~~~~ ~~~~ign ~~~ie~v1~~ ~~~~~ ~ ~ ~~5 ~,i:~~o~n S~re~t~~~~a~f re~o~ Cou~.~il,d~c ~a~~ ~l of 51 65 ~ ~i~ad~~g~: T'h~ ~ao~ ~~~~~ ~~~~~bi~s ~~~,~a ~,nd `~~~~~ ~~~~ ~~a~ ~~~ ~n~~~ o~' ~h~ ~-ple~, ar~~ ~~~o uni~s a~ ~ ~h~ 9~~~~~ ~a~~ p~~~~~~ ~p~~ ~pa~~~ ~~~~~ ap~~~~.i~~.~~1~ ~ 1 ~q~~re ~~et ea~h o~ a.~~a ~r~~~ ~~ ~ d~~~~~~o~ ~~~s t~~~ 6 ~~e~ ~~e~.s~.r~ng appro~~n~at~~~ 11'_~~' ~ ~'~~~".} ~r~ ad~i~io~.~~ ~r~a ~f ~ a~~ro~~~na~e~~ 5~ squa~e ~~~~ ~ias ~r~~ d.i~ae~~i~~ l~s~ ~~~.~. ~ f~et ~~~a~~.r~~~ ~pp~o~~r~a~~l~r l~'_U~~ x s~'_~" ~~ne ~n~~ o~t~~ ~-~~~~ ha~ a~~~~~~ ~p~n ~~~~e ~~~~: appro~.~~na~~~~r b~ square fe~t a~~re~ ~ ~~~~ an~ ~~n~~~:~i~n l~ss ~~an ~ ~~~~ ~~.~~~~r~~g ~~~ro~~~a~~~~ 12s_~~~ ~ 5'-D".~ ~~.ra~,~~ a~e ~.c~~ ~ "ha~~~~~~~ ~p~~~" ~~ `~l~~ing ~p~~~'~ a~ d~f~~~d ~~ t~.~ ~r~~o~ ~.~sid~~tial ~~~~i~.l~~ ~~~~. ~ ~~nclu~r~n~: ~"~~ p~r~~~~s ~~' ~h~ ~~~~ ~~~~~ ~~~~ ~r~~ ~~~~~~~~~ ~e~~ ~~i~n ~ ~e~~ ~o ~~~ ~n~e~ ~~~ ~ ~e+~~ir~~.~~.~~ ~f ~I~~ 3.1 ~'~.0~.~.1.~.~. ~`1~~ ~~~~~~ o~~r~ ~~~~e~ ~.~ ~~~~~ ~~ ~~.~ ~~~~ pla~~ ~~ ~~~~a~~i~s ~w~~~ a~.~ r~~'~~ dc~ n~~ ~~~~ ~~~ ~u~~el~~~~ ~~''~~~ ~.1~~pC~~.~.~.~.~. ~~ni~~ ~~~h o~1~ ~ ~ ~ ~~ra~e o~ ~~~ g~~~un~ fl~or ~.r~ na~ "~~v~~~~~g ~.n~~~ s~t~~ ~n ~~.e ~~~~he~ ~rrade." ~'h~ a~~lic~.~t ~h~ll l~ sub~.i~ ~e~ised f~oar~lan~ to ~I~e Plannin~ D~~i~ior~ d~~o~stratin~ campliance ~i~~'S~D(J ~~ 3.1 ~?.DS.B. ~.~.~ b~for~ issuanc~ of a bu~~~.i~g per~it. ~~ ~ s Ground ~e~~~ ~r~va~e ope~ space ~s~a~ld/s~~-~l be v~su~~~y and ph~si~~l~~ se~~.rated fro~n ~~ conanr~.on apen ~p~ce t~roug~a xhe u~e of perime~er ~andsc~ping or fenci~ng. ["'~D~ ~~ 3.147.~~.B.~.a.2~ . . ~;- ~~~ 1C~~~:~(~1~1~ C~~1~~.~1~3~~~ ~~,~.~~1~I~~ cc~~~ ~.~lC! cc~a~~ 5~~{{~VI~ ~~id~ ~~~.G ~~U~~IU~ l~V~~ ~l~'IVd`l~ U~Gi~ i~ ~~~~~~i ~: ~ ~ ~pac~s are ~~para~~d ~on~ ~he co~nm~n apen spa~es by ~va.~~~ or ~'~nc~~ ~~proxima~el~ 3 ~e~t ~n ~~ he~gh~. z~ Canclusia~s: T~e ~~c~posed sep~.ration be~~een the pr~va~e ope~. space~ a~d t~.e co~n~.o~ ape~ z~ spac~s meets th~ gu~deline of ~DC~ ~.107.OS.B.2.a.~. ~~ ~~ ?~ ~ed~~~ de~~i~ d~el~~~g ~n~t~ ~i~~~ ~~r~ t~a~ ~ fee~ f~an~ t~.e ~~~~~e~ ~r~de ~~ b~~~o~~~ ~~ shoutd/shacl~ have 48 ~quare feet of priv~te ~pen s~ac~, wi~h no dim~nsion les~ than 6 feet. ~~ [~v~~~ ~.~~'~.Q~.~.2.~~ zs Findings: T'h~ f~oor plan~ of ~~~ 6~p~ex ~~x~.ibi~ "~"} s~o~v tha~ ~~e four upp~r-~~~el uni~s ~:ave ~g ~ec~~ an ~~~ se~and ~oo~. ~`~.~ d~c1~s ~.r~ not d~~nensi~ned. ~~ ~he ap~aren~ sc~.l~, ~w~ of t~e d~c1~s ~~ are appro~in~ate~~ ~' -3" deep an~ 1~' _6" wid~ and conta~n ap~~o~.i~.a~~ly 5~ squa~e f~et. ~`he other ~ a tv~a decl~s a~~ app~o~imate~~r ~' -9" ~~~p and 11' _3" ~v~d~ ~.nd c~~.t~.ir~ a~pro~in~at~~~ ~~ squ~re feet. ~~ ~`~~.d~r~g~: T~e flaa~ p~~~.s ~~' ~h~ ~~ple~ ~~~~~~i~ "~I"~ ~ho~ tha~ t~~ ~i~ upper-l~~~l ur~i~s h~.v~ d~~l~s ~~ o~ ~~e sec~~.d ~loor, Th~ ~~c~s are not d~n~e~.~~o~.ed. A.~ the app~re~~ ~c~.~e, ~wo of ~~e ~eck~ ~.re ~~ a~~~o~~~na~el~ ~'-3'~ d~ep a~.d ~~'-6" ~v~d~ and con~a~n appro~ima~~~~ 55 squar~ f~~t. Twa o~h~r ~s de~~~ ar~ a~pr~~~~a~e~~ ~'_9~~ ~~ep ~n~ ~ ~'~3" ~i~e ~n~ ~a~fia~~ a~p~a~.~~.~.t~~~ ~~ ~q~aare ~'~e~. T~e ~~ of~:er ~~vQ ~e~~s ar~ a~prox~~a~el~ 4'-1 ~" d~ep a~d 1~"~~'~ ~r~de ar~d c~n~ai~a a~pra~~~na~el~ Sa ~ ~ ~q~~~~ fe~~. ~~ ~'~~acl~~~~~~. °~~~ pr~~~~~~ ~1oar ~I~~.~ ~f ~a~~. the ~-pl~~ ~.r~~. ~~e ~-~~~~ ~~ ~at ~e~~ ~~~ ~~d~~~r~~s ~~ a~~~I~~ ~.l~~.Q~.~.Z.b fa~ all ~~~~~~~.~ uni~~. T~~ ~ra~e~~ ~~~~~ ~~~u~~ p~~~~~~ ~~~ upp~r~le~~l ~~ ~~~~~~ng ~r~~~~ ~~~~~ ~~ ~~~.~~ ~~ sq~~.re ~'~~t af ~~i~~~.~~ ~p~~ ~~~~~ ~~ ~. ~~~~o~~ ~~ d~~~, ~i~~ ~o ~~ ~~~~r~~~~~ ~~~~ ~h~.~ ~ f~~~~ .~ ~~ ~~ ~: ~~~~u~it~ ~Je~~~~~~~~~~~Pl~~~~~I~~~~~~L~~~~~a ~e~v~~~v1I~R ~~~~'- ~ 2 S~5 Lin~~~n ~tr~e~lS~~f~` r~~~~t ~0~~~~1.d.ac P~~~ ~~ of 5 ~ 66 1~~d~u:m de~~~~ re~i~en~~~~ bu~ld~ngs ~y~a~l~"/s~~~l ~a~re na d~n~~~.~~~n- ~reat~~ th~~ l~a f~e~. 2 ~~~~ ~.~~~s~~r~.i~.~~ ~ ~~n~~~~: ~`~.~ ~oor ~1~~s ~~:x~~~~~s `~~" an~ "~I"~ ~h~v~ tha~ ~h~ ~a~~rr~~r~ b~~~d~n~ d~~er~sio~ i~ ~ a.p~raxi~~t~l~ ~4 ~~~t. ~ ~on~~~~io~: T~~ ~u~~~.~~~~ ~~~~ t~.e ,~i~~~~r~~ a~' ~~~ ~. ~ ~~'.~~.C, ~ ,a. ~ ~ ~:~~er~ tv~v ~ttac~ed n~ed~u~n den~~t~ res~de~~~al d~v~~~~n~ u~it~ ,~~ould/~~~~cll b~e aff~et by a~ Ie~s~ ~ ~ feet in ~e~t~. ~~I~~ 3.1~7'.~~.~.l.b~ ~~ ~p~~~~a~~'~ ~~~.~~r~e~t: "~"~~ bui~~~~~~ ~~~~~~~ a~ ~~~~~~1 ~u~~~s ~~t~i~ o~~ b~il~~~~. Th~ ~.~~i~ ~f ~~ th~ build~n~ p~o~~de~ an offs~t in ~~~ ~oof 1~~~~. ~~ o~~er t~ pro~~de a uniqu~ a~~. ~i~ua~~~ a.pp~a~~ng ~~ desig~ for t~aa~ ~itey ~~~ bui~din~s w~~l be can~truc~ed a~ ~~o~n ~n ~~e ~~t~ pl~n. T~e b~.il~~ng des~~n ~~ ~s s~~~ ~h~t off-~ets a~~ ~r~vi~~d i~. ~~~ ~oof lin~~ a~d bu~~~i~~s. ~~ ~o~d~t~o~ ~10. ~~ of ~he o~.~~nal s~aff ~~port dat~d F~b~ary ~l, 2~~~ ~~a~e~: "E~er~ ~v~o at~ac~ed ~ s med~u~n densi~~ re~i~.~n~i~~ d~r~~~~n~ un~ts s~a~~ be of~se~ ~y ~.~ 1~as~ 4 feet ir~ dep~~, ~a ~neet ~he 1~ g~~~e~~ne a~~~e gui~e~i~~ Qf ~D~ 3,~~'1,~5.C.l.b." ~~ A~ sta~~~. abave, ra~h~r ~ha~. con~~ructfon a bax typ~ apar~~e~t camplex~ the applic~r~t i~ pro~iding a ~ s uni~ue ~~d v~~ua~ly app~~.lir~g ~e~~~n. ~ven t~.ou~~. ~her~ i~ n.ot a 4~~o~ off ~et for ever~ ~w~ units, l~ t~.~ b~~id~ng d~sign provid~s off ~e~s in ~h~ roaf line~, th~re~`ore, prov~ding din~~~s~an ~o ~h~ ~(~ S~~G~LI~~~. z~ The cos~ ta reeng~n~~r and ~edesi~n t~.~ bu~~di~.gs to n~~~t ~~.~~ s~an~ar~ are ext~~~e~y cost~y and r~o~ z~ f~asi~~~ for ~h~ pr~~ect. ~~ T~~~°efore, the appl~ca~~ ~s requ~~ti~~ ~~a.t Cond~t~on I~a. ~3 ~~ eli~inat~d a~ a c~n~~~io~ of ~~ appra~ra~~. ~, ~s F~nd~r~~: ~ ne ~.~or p~ans for ~o~h ~uil~~r~~~ ~~xnfb~~s "~'" a~d "~"} sho~r ~.o ~~fset ~e~~ee~. a~~ach~~ . ~~ d~e i~g u~~ts. ~~ ~on~~usion: The bui~di~g~ do no~ ~.ee~ t~.e guideli~ie af ~V'I~4 3. ~ D~.D5.~.1.b. ~s ~~ ~o Adjac~~~ n~ediurn d~nsity residen~~al bu~~d~n~s lac~ted. ~vi~hin ZS feet ~f a~rap~rt~ ~~ne, ~~ ,~~~r~~~f~ha~l ~ary th~ ~~~h~ck at ~ea~~ ~ fee~. ~'~~~ 3.~1D7~45.C.~.c~ ~? Fi~.d~ng. Th~ si~~ ~~an ~:~~,~.ib~t ``A"} ~~aws t~e bu~~din~~ ~o b~ ~ocated rr~or~ tha~. ~S ~'eet ~ro~ ~he ~~ e~s~ and ~v~~~ p~~p~rty 1~~~~. ~~ ~~~~~~~~~r~: ~ ~~ ~~~~~,~~~.~ ~~ ~~~~~~3 ~. ~ u~.~~.~. ~ .~ ~~e~ ~~~ a~~~~~~. ~s ~~ ~~ ~ f~a~ ~u~f, or ~~e r~~~~ ~f ~~~~~in~ r~~~, f~r a:m~diu~ den~i~ re~~d~~~~a~ bu~~~~~~ ~s ~~~~~~~~~~1~ ~at e~c~~~~ a ~~r~~o~~~~ ~~~~~~ o~ ~~~ fee~. ~''U~D~ ~,~~~`.~~.~.~.~~ ~~ Fi~.~~~~: Th~ ~~~~rat~~~. ~.~a~r~r~~~ ~~~~~~~~ ~~~~~~ ~~~~~ t~~~ ~~~ ~~~~~~~ ~e~~~~ o~' ~ r~~~~l~~~ i~ ~~ ap~ro~~~a~e~~ ~4 ~'~~~. ~~ ~~~~~~~i~~.: ~`~.~ ~~i~c~~n~~ ~.~e~ ~~.~ ~~z~~~1~n.~ ~f ~~~ ~.1.~~.~~.~.1.~.. ~:!~~~~un~t~ I~e~~~o~~~nt~~'Ian~.~r~~1~Q~`~~~~s~b~ ~e~~e~~~~~. ~~~7-1~ ~4~ ~,~~~o1n ~~re~~';Staff°~epo~ Co~:~~il.d~~ P~~e ~3 ~~ 51 67 ~ ~ ~ ~ ~~d~u~n ~~~~~t~ res~~~r~~~~r~ ~u~ld~n~~ ~~~~~~s~~i~~l ~~c~r~~or~te ~ porch ar r~~~~~e~ en~ry ~`~r ~ ~~ch ~r+~~n~ ~~~+~~ dr~~~Iin~g u~i~. ~~~~re~ p~rc~es and e~.~r~~~ ~~~u~~ a~~r~ge a~ ~~a~t ~~ ~`~e~~ ~ ~q~.are p~r u~~t~ ~i~h ~o d~n~~n~~~n ~e~~ ~han b f~~~. ~~13~ ~,14'~.~~.~.~..~] ~~i~~i~.~: Th~ f~o~r pla~~ of th~ ~-pl~~ ~E~~i~~t `~~'~~ s~o~ ~h~.t ~h~ gro~nd 1e~~1 ~~~ts ~.a.~e ca~er~d ~ ~~r~h~~ ~i~h ~p~~c~~.i~~~~l~ ~ ~ ~q~ar~ f~~~ e~~~ c~~' ~r~a ~~:~.~ ~~s ~~ ~~~~n~~~:~ 1~~~ ~h~.r~ ~ ~'~~~. s ~`~~.di~~~: `~~~ ~.~o~ plan~ of t~e ~-~~~~ ~~~~~~i~ `~~s~~ ~h~~r ~~aa~ ~~vo ~r~u~~ ~~~~~ ~~~t~ h~.~e ~~~~~ed ~ ~o~~~~~ ~~~h a~~ro~.~rna.t~~~ ~ ~ ~quar~ ~~~~ ~ach ~f ~.r~~. ~~~~ ~~s no di~~n~ia~ ~e~s t~a~ ~ ~~e~. C~~~ ~u ~~~~~~ ~~~r~~ ~~~~ ~~~.~ ~ ~~~~~~~ ~~~~~~ ~~~~~~~~d~~~~ ~'-~~~ de~~ ~~~~ 1~9_~~~ ~~~~ ~.~~ ~~~~~.i~~i~~ ~ ~ app~~~~n~a~~~~ ~~ ~~~~r~ ~'e~~ ~z C~nclusian: ~"he b~ple~ ~~~t~ t~.e ~id~~~~~s of ~~~ ~. ~ ~~.~5.~. l .e. C~ne ~roun~ ~evel un~t o~ t~e ~~ ~-ple~ ~o~~ no~ n~e~t t~e ~uid~l~nes of ~I~~ 3. ~ ~~.Q5.C.1.e. ~~ ~s ~~ A~l ha~~tab~~ raon~s, ~~cep~ ba~h rao~as, f~c~ng a requ~red fra~~ yard sho-r~ld/s~all inc~rporate l~ 1'1'~~~V1'~-7• ~~~~ ~rl~~r~~~~s~a~ ~ ~ F~~.~~r~~~ ~'~.e ~Q~~~ ~'a~ade of ~~e ~~~~~x fa~c~~ ~~~ ~'rar~~ ~a~d. C~arage~ ~,r~ ~o~ co~~~de~ed h~.bi~ab~e ~~ ~~oms. Th~ f~c~ar p~~n~ of t1~e ~~p~ex ~~xhibi~ "G"} ~ha~ t~at all ~ab~table roams an ~h~ ~outh fac~, ~~o ~~.cep~ b~~hra~rr~s, ha~~ v~~~~~~s~ ~~ Conclus~on.: The de~velopn~en~ r~~et~ ~h~ ~ui~~lir~~ of ~~C~ 3.l ~~.a5.C.1.f. ~~ ~~ ~~ S~a~r ~a~e~ prQVid~~~ acee~s abo~e the f~rs~ flo~r ~evel ~~ho~r~~~~i~l~ n~~ ~e ~is~b~~ fr~~ a s~r~~~~ ~s ~~~-~ 3.14~'.~~.C.l.~~ ~~ ~~n~i~~: ~h.e ~~or p~~.ns ~~~h~~~~~ "C~~~ a~d~ "~~g~ sh~~ ~~~~ ~~e ~ta~rca~es prav~~l~.g ~.ccess abo~r~ ~h~ ~~ fi~st fl~or are int~rnal. ~s Conc~usion: The bui~d~ng~ mee~ ~he ~uideline of ~I~C~ 3.107.45.C.1.g. z~ ~~ ~~ '~he exter~or ~nish fvr at leas~ ~~ p~rc~n~ of ~he facade ~~ior~~~s~all ~e: ~~ l~ E~~her s~di~~, br~c~ ar ~~~cc~, P~~~~ ean~re~e, corr~~a~~d ~n~ta~, p~~~v~o~ ~nd ~h~~~ ~~ pr+~ss ~aard s~o~l~~~~acll not be u~e~ a~ e~terior fin.~sh n~a~er~a~. ~~~~ 3.1~'~.0~.~.~.a~ ~~ ~p~l~~ant' ~ s~~~~~n~n~: "~`~.e p~~~~~al ~ra~~~e~ ~~.~ f~~~c~~~i~g ~~~~i~ec~~r~~ ~'~a~ures, a~ a~prapri~.~e ~~ f~~ th~ pr~~~sed b~~l~~~~ ~~p~ ~r~~ ~~~~~: ~~~bl~~, c~~er~d ~parch en~~e~, ~a~e~, o~'f~e~s ~~ b~~~d~n~ ~~ r~~~', ~~~~do~v ~~.~~ b~~c~ni~s, ~~~n~ ~ve~e~r, s~di~g, and ~h~.~e s~~n~~e~. ~~ ~~~r~oo~ ~r pr~~s ~~ar~ ~~ ~~ ~a~e~. ~n ~~~ e~~~r~o~ f~~~~~.~~ ~~ Fi~~~n~: ~~e eleva~~~n ~ra~~n~~ ~f th~ 9-~1~~ ~~~~.~~~t "~~'~ ~~.~ th~ ~er~~~~~i~~e ~en~~r~~~ ~E~.~.~~~~ ~~ ~~~r~~ ~~~~ ~h~ ~r~dor~i~~~~ ~~~er~c~~ f n~sh ~a b~ ~~~ ~~d~n~, ~~l~~r~~ ~~~~~, a~~. ~.~c~I~~~~~~ur~~ ~h~.~e~. ~o ~o~~~u~~o~a: ~~ ~~~~~~~~~ ~~~~ ~~~ ~~~~.~~~~~ ~~ ~~~ ~. l O~.Q~.~.2.~.. ~ . ~~ ~~ ~;~~~o~n~ni~~ D~~e~ap~en~t~~P~a~.n~ng~~~Q~1~~~~g~, ~,ev~~~v~l~R ~~~~- i ~ ~~5 Linco~n ~~r~e~'t~~~~~ ~~~o~ C~u~.c~~,~.o~ Page ~4 a~~1 68 ~ Th~ ~~~~r~~r f~a~~~ f~r a~ ~~a~t ~Q p~rcen~ of ~~i~ fa~~d~ ~~i~r~l~,~~~ll ~e: ~ ~~ ~~~~~r ~h~~~, ~i~~ed ~~~~ ~ ~~~~~~r~ a~' ~D ~~r~~ ~~r ~~~ ~~ ~~~~~, ~~ ~~~d~~ ~~~~ ~ ~ ~~n~r~~~. of l~ ~~r~~ p~r l~~ af b~~c~ or ~ra~n. "~'loure~~~n~~" `~~a~~g~o," ar an~ ~ ~~~~l~r b~~~ht cv~~r s~or~~~l~~i~~~ ~a~ b~ use~ o~ ~~~ f~c~.de. ~~D~ 3.~~'~.4~.~.Z.a~ ~ .~~p~~c~~:~'~ ~~~~~~~~~. ~~T~~ ap~~~~~.~:t i~ ~rap~~i~~ ~~ut~~.~ ~~~h c~a~or~ ~`~r ~~e ~~~~~i~~ c~f ~~~ ~ bu~~~~ng~ ~u~h a~ ~~~ns a~~ ~~~~~ ~~n~~, ~Ia~~~. ~i~~ ~len~ a~~ ~.~r~o~~~~ t~.~ ~e~~~~p~e~t ~~ ~~e ~ ~~t~, ~~.at~~ ~~ ~~~ ~ro~~~~d ~~~~r~ ~~~p~ ~eera ~~.~~~~~e~. ~"~e p~~~~~ ~~~~~~~ ~i~~~a.r b~.~~d~~~~ ~~ ~ ~~+~ ~~~~ ~~a~ ~i~~ be ~~~.~tr~c~~d ~~ ~~~ s~~~.~~ ~ ~~:~1~1~T~: Z'~~ ~~~~~' ~C~'1~111~ ~~~~Il~l~ 4c~~~~ ~~'I~'t~~ ~~~ ~~`~C~Q~1~~I~1~~ ~D~D~"S ~4~ ~~ "~c~~~~~"a~,'~ cc~~~.~~~ ~~ ~r~n~e,~~ ~u.~~~d ~r~~rn,'' ~nc~ ~~~.o~k~rood ~~~~.'9 l~ l~ ~~ ~~ ~~ ~~ 1i ~~ ~~ zo z~ ~~ ~~ z~ ~~ ~~ ~~ ~s ~~ ~o ~~ ~z ~~ ~~ ~~ ~~ Co~.clu~ion. The ~alor ~che~e af ~~e buil~ings ~n~e~~ th~ gu~d~l~nes of ~D~ 3. ~ 47.~~.C.~.~.2. Th.~ roof~ng ma~er~a~ f~or rn~di~~n ~e~s~fi~ d~~~~i~gs ~sha~l~/~sl~~ll be ~~~her co~~~~it~~~ shingles; c~ay or ~ancrete tile; me~a~; or cedar ~~~n~g~es or sha~.es. ~omi:p~si~~~~ ~h~n~les s~iou~~/sha~ll be ar~~~~ec~ura~ s~yle v~ith a~erti~i~d perf~rman~e af ~t lea~~ ZS ~ear~, ~'"~V~l(] 3.1 D"~.O~.C.~.b~ ,~,~~~, 11CGLL1.4~1 ~LC€~~111C~r~I~: ~`~~i~ i~i~3i ~~Iii~ ~~ ~~~~'~~.i~~C~~~'~~. c~~~i~.c~i~ ~~.iI1~~~~~ ~i ~~~c~i i~iv~i~~ ~a~~~'i~.i. T~.~ roaf ~~ ~~~e~~l ~~ll ~~~~~er ~~ b~d~~ c~r ~. ~ar~~~.i~~r~~ c~~or v~~~~. t~~ ~~~~r~~r ~a~~ f~~i~h.'~ ~indi~~. T~e build~n~ ele~a~ion~ fo~ the ~-p~~x ~~~hi~~t "J"~ call out "a~phalt s~~n~~e roof n~." Conc~usian: The pro~ased roaf ng mat~~al appears ~o con~p~y ~vif~ th~ ~~idelin.es of ~DC~ 3.1 ~7.U5.C.2.b. Th~ i~~~r~~l p~~.estri~~ sy~t~~ i~ :~~diu~~ de~s~t~ r~s~d~~~~a~. de~elop~~~t~ ~s1~~r~t~f~~tacll cQnne~~ ~o ~ther ~reas of ~he ~~te, ~o o~h~r bu~lding entranc~s and ~a ad~acent ~~ree~s. ~~T~~ ~.1~'~.Q~.~.~.~.] Find~i~g: T~.e ~ite plan ~~xh~bit "A"} ~haws a sfde~valk ~ron~i~g a~~ u:~it~, and ~x~~nd~r~g ~o ~he si~~v~a~k o~ I~inc~~r~ St~eet. ~anc~u~ia~: T~e buildings n~eet th~ gu~~elin~ o~ ~D4 3. ~ D~.Q5.~.3.a. ~taff ~e~o~.~e~.dat~or~s ~`~e ~~~r~n~~g ~~v~sion r~c~rnm~nd~ tha~ t~e Cour~c~~ ~~o~~ ~he i~~erpr~~a~ior~ th~.~ th~ "~o~~nar~ ~~~~~~' ~~~~~e~ ~~ ~~: ~~"~~ ~.~ ~~.~~.~ ~~ ~~~ ~~~~~~~~ ~a~~~ ~.~ ~~~~Yf~ ~~~. ~'~~~~~ ~.~. ~ ~ ~`~~ ~l~~ir~~ ~i~i~iQ~ r~~o~n~~~.~s d~~~,~p~o~al ~f c~.s~ ~~.~~. ~~D~`~~~. Th~ ~~ar~.i~~ ~~~i~i~n ~~ r~~o~nrn~~~~ ~pp~~~~l ~~ c~s~~ ~~ ~~fl`~- ~ ~ ar~d ~~~~' ~~~~-~8 ~~~~e~~ ~o ~~~ f~ll~~~~.~ ~on~~t~ar~~ ~~ ~~ a~pr~~T~~: ~~ ~ . ~`~~ ~~~p~~~ a~~~e~ ~h~.~l ~~~~~~~ ~r~~. ~.~~~~~~~ ~~~ ~~bjec~ ~~o~~~~ ~~ a~~~~~~~.~~ ~r~~h ~:~~ ~~ p~~~ri~~on~ ~f ~~a~ ~I~t~, ~v~~th~~ or ~.~~ a~~~~~~e~ i~ ~~e ~~af~'rev~ev~, e~~~~~~~n~ a" ~~ a~p~~~~l, ~~ ~ub1i~ h~~~r~g. ~:~~`~~n~u~~~~ I~~~e~o~r~entl~~ar~nin~t?~~~OD~s~~~. ~.e~~e~1~~. ~Q~~'- ~ ~ $4~ L~r~~c~~n ~tr~~~lSt~f~ re~~~ ~auncil.~oc Pag~ ~~ of 51 69 ~ 2. T~~ ~~a~~r~~ ~ha~l ~~ d~~~~~p~d i~ ~~.b~~~n~~a~l cor~for~r~~r ~a ~~e ~la.~~, at~~.~he~d ~~~~to ~s ~ :~~~.~~~~~ ~~~s~ ~~~~~~ "~," ~~~~~~ ~~ ~o~~~~d ~~r ~~~~~ c~n~~~~o~~ ~~` ~.~~ro~~.~. ~ ~. T~.~ term "su~~~~~~~~.~ c~n~`~~it~" ~ha~~ nat be ~~terpr~t~d as ~~~i~~~n~g ~~~ p~op~~~ o~v~.e~ ~ fro~n ~o~~l~~~.g ~vi~~. ~~y r~c~~ir~~,er~~ a~` ~h~ ~~CJ. ~h~ t~~:n "~ubs~a~~ial con~ar~i~~" ~ ~ha~~ ~~~ b~ interpr~~~d tt~ r~~~r~ ~~~~ ~~t~ ~~~~f ~.~~~ ~~~ ~u~~o~t~ ~o ~~f~~ o~r ~~.r~ a~~ ~ ~~°~el~pn~~~~ ~ta~.~~rd ~e~ fo~th ~~ ~~~ ~T~C~ or tQ ~od~f~ ~~~ ~o~.di~~a~ of appro~~~ ~r ir~~~~~~ ~~ t~e P1~~~.~~~ ~~~nmi~~~a~. ~ 4. T~~ ~r~p~~~ ~~rr~~~ ~ha~~ ~~~u~~ ~~~ pr~~ ~~t ~o r~o ~~re ~~an 14 d~~~~in~ ~r~i~~ ar ob~~~~ a ~ ~~ria~~~ ~r~~ ~~~ ~na~i~nu~ ~~~s~t~ s~a~.~a~~ ~~ ~'~~ ~. l ~~, ~'~.b~~ 2,1.~.~. ~ .~.. ~o ~. ~~ ~u~~di~~~ ~~~.~~ r~o~ ~~ce~d 3~ ~ee~ ~n he~~~~, ~~ ~~c~~~a~:~e ~i~h ~II~~ ~.~a4,~~.~.~ ~ ~ ~. ~e b~~~d~~~~ ~~.~~~ ~~ ~~t ~a~~ a~ ~e~.~~ ~~ ~~~~ ~~~~ ~a.~~ ~ir~~~r~ ~~ree~, ~~ ~cc~~~a~ce ~l~t~. ~~ ~I~~ 2.~C~4.O~.D.I.a.* ~ ~ ~'. T1~e ~u~ldings sha~~ be ~~~ ~baGk at ~~a~t ~6 feet ~on~ ~he ~as~, ~e~t, and narth propert~ ~~ l~n~s, in acc~rdance wi~h ~IDC~ ~. ~ a4.a6.D.Z.~ a~d Tab1e 2. ~.~.* ~~ ~. T~.e proper~~ o~n~r ~ha~l~ pro~id~ at l~a.st ~Q f~~~ be~~~~~. the ~ara~~ ~n~~~,~c~~ a~~ ~~~ ~ ~ C~~~?~~ ~~~~ ~f ~~.~ 5~~~~'~~ ~~~IP'c~r~~, ~~ ~.~~~J~'~a~~P ~i~f~ ~~~ '7,1 C~~.,(~~,~. ~ .~J.~.~` ~~ 9. The p~oper~y own~~ s~all ~n~~all a sa~id b~ick or arc~itectural ~all v~ith ant~~~raf`~i~z su~f~ce, 1~ no les~ ~han b fe~~ ar gr~a~~r ~~an ~ f~~t in h.eigh~, a~ong the ~vest prc~p~r~y li~~, ~n ~~ acc~r~ance v~i~~ ~'ab~~ ~.1.~. The ~vall shall b~ na more ~h~n 3O inc~e~ in ~ei~~h~ ~a ~measured f~ro~n ~h~ ~~p ~~ ~~e cur~~ ~v~th~~ v~~~o~ cle~r~.~c~ area pe~ ~I~C~ 3.103.1 ~.~. ~` ~~ ~ 0. T~.~ ~roper~y o~v~er ~~a~~ i~sta~~ a so~~~ br~c~ ar arc~~~~~~u~~~ ~~.ll ~~~~. an.t~-~r~.~`~~~~ ~ur~ace, ~~ no ~~s~ t~~.r~ b ~~~~ ar ~~~a~~r ~h~~n i f~~~ i~ ~i~~g~~, a1o~g ~~~ ~~r~h ~r~d. ~~.s~ p~a~~~y ~~~~~, ~~ ~n ~ccor~a~.ce ~i~~. T'ab~~ Z.I.~. ~'he wa~~ ~ha~l b~ na m~r~ ~~a~ 3~ inc~:es i~ ~ez~~ ~~ ~n~ea~ured f~om t~e ~op of ~he cu~b} w~~hi~. v~sio~. c~e~.ra~.c~ a~ea per ~DQ ~.1 ~3. ~~ a.E. ~` ~s 11. Al~ arc~itectura~ ~a~~~ sha~1 inco:~o~at~ a~ ~east t~va col~rs and'or tex~~res o~ ~~e side z~ fac~~~ a~a~r fron~ ~h~ sub ject proper~y. ~ ~~ ~ 2. Co~~non refuse ~o~~e~t~on fac~~~t~es s~all be ~cre~:~~d by an archite~tura~ b~oc~ wall and ~~ solid ga~e a~n~r~i~un~ of s~~ ~ee~ and a r~~x~mu~n of ~~ven f~~~ ~n h~~gh~, ir~ a~co~~a~ce ~~ ~ri~h'4~DC~ 2.104.0~.~`.3. ~~ 1~. Th~ pr~p~~~ o~~~r ~h~~~ ~e~.o~stra~~ t~.~:t ~~~ r~f~s~ ~~.~~c~~~re ~~~~rpo~~~~s ~~ l~~.st t~~ ~ ~ calo~~ anc~or ~e~~r~s. ~~ ~ ~. ~'~~ ~r~pe~~ o~~~~ ~~.~~1 p~o~ride ~.~ ~.~~~•g~~.f~'~~i s~~a~~ ~~r ~~e ~~ a~l ~~.d ~~~~. ~ ~~ ~ ~. ~`~~ ~.~~p~~~ ~~~~~~ ~~~.~~ ~~~~~ ~~~ ~~~~~ ~~~~~c~~~~ ~~.~~~~~~ ~~ ~~~.~ ~~~ ~~~~ ~~v~~~ ~~~ ~~ ~~ ~rs~~~e f~~~n ~ast I~i~.cal~ Stre~~. ~~ 1~. T~~ prope~~ o~}n~r ~~all ~~d~c~.t~ a~ a~~i~~on~l 11 feet to ~.~~~-~f ~a~ fo~ ~a~~ I,i~col~ ~~ ~~r~~t, ~n ~c~o~~a~~~ ~ith ~h~ ~ra~.~~~~at~o~. ~y~t~n~ Pla~:. ~ ~ ~ 1 ~. ~`~.~ ~~~p~r~~r ~~n~r ~~a~~ p~~~r~~~ ~l~ ~t~~~~ ~~p~~~~~~~~s r~q~~~ed b~ t~~ ~"~a~~~~r~a~~~~ '~ ~~ ~~`~''~ ~~ ~'~ `~'~" ~~:~~.~~'' ~' ~ wvr~~~~~:~r~ t~' ~~~~s~~F ri~~t n~` ~~r~~ ~,nrl i~~rr~~r~~mAx~t~ ~~~'a~"~"`~~~~'~~'~ .~ ~ ~ ~~~ ~~~ ~ ~ ~ ~ ~~~~ ~~~~~ ~. ~~~ ~~ ~ ~ ~~ ~~ ~~ ~ ~~~ ~~ ~ ~~~~~~~ ~~ ~ ~ ~ ~~~ ~~ 1~ a~cord~.nc~ ~~~~ ~~~~ 3. ~ ~ ~ .~~.I~. ~:'~~o~,~n~t~ T~e~~~lo~tner~t`~~P~~~.~in~~~~0~~~~~~~~ ~.ev~e~~.DR ?~~~- ~ ~ ~4~ Lin~oln S~~ee~~Sta~~~ repor~ ~`o~r~c~l.~QC: ~age 4~ af ~ 1 70 ~ 1 S, If ~~e ~~~ep~i~n to str~~~ ~i~~~-~f ~va~ an~ ~~p~~~r~~~~.~~ f ~ ~r~.~~~d, ~~e prop~r~~ ~~r~er ~ ~~al~ ~~t~r ~~~~ a r~~r~~~.~~.~~r~~~e ~~~e~.~~.~ t~ p~r~~~~p~~~ ~~ ~~~ ca~t ~~' r~~or~~tru~~~~g ~ ~~~~ L~n~~~n ~tr~e~ t~ t~.~ ~~~~~~r~~ ~f th~ ~`rans~or~a~~an ~~~~~~n P~~~ ~~~~ s~~~ ~ re~or~~~ru~~io~ ~~~o~.~~ t~~~~~. T~~ ~ro~~~~ ~~rne~ ~~~.ll bear ~~st~ of ~u~~ r~~a~:~tru~t~Qn ~ p~~~~~ian~.t~ ~~ ~~e pro~~r~~' ~ bau~~ar~ s~re~~ fro~.t~g~ as ~~~~.~d ir~ ~I~~ 1.1 ~Z ~nd ~ ~~gu~~ ~r ~ ~; 1 ~~.~~ ~~r~e~~ ~e~~ a~ half s~r~~~ i~~~~~~rr~~~~~y ~ 1 ~. T~ie ~~~~er~~ a~v;~~r ~h~~l provzd~ ~ ~m~~l ~~re~~ ~~~e~, ~ ~~~~~~ ~tre~t t~~~~, ~r ~ ~~~~ ~ st~ee~ ~~~~~ ~r~ acc~rda~~~ ~~t~ ~~~ 3.1 ~~.03.~.. ~ .~ ~ ~0. ~'~e pr~p~rt~ au~n~r sh~~~ pr~~id~ ~~iv~~va~s at ~~a~~ ~~ f~e~ ~n ~ri~~h, ~n acc~r~a~nc~ ~i~h 1V ~~~~ ~~~~ I~~~r~r~r~~~~~ ~ ~ 2 ~ , ~'h~ p~o~er~y o~n~r ~~a~l~ pravid~ ~urb re~urns ~v~t~. a ~~~i~~ ~f a~ I~ast ~5 f~e~, ~n ~~ ac~o~da~c~ v~~~h ~~C~ 3.~D4.Q~.~7.~.~ ~~ ~~, ~"h.e prope~~r ov~~er ~hal~ re~o~~,~ur~ the par~in~ to ~ravi~~ a dr~vev~a~ ~hroa~ ler~~~i o~' ~t l~ ~ea~~ 2~ ~`e~t, i~ accorda,~c~ wi~h ~D4 3.1U4.05.D.4.b, or o~ta~n a~a~ianc~. ~ s 23. ~a~h parl~ing ~p~c~ ~ut~id~ a ga~~.ge s~.al~ be res~~ved fc~r tl~e e~cl~~~ve use ~~ ~~e d~ellin~ ~~ u~i~ ser~ed b~ the gax~.g~. ~~~gn sha~l ~~ pos~~d an ~ach g~.ra~~ doar ~~~.i~~ting ~~.is ~ ~ r~s~rve~ s~a~us. ~ ~~ Z~4. T`h~ praper~~ ~~ne~ s~all p~o~~de at ~ea~~ 2.~ off str~et ~arking ~pace~ per d~rel~~ng unit, in ~~ a~c~~danc~ ~vit~ ~I~C~ 3.105.01.~.1.* ~~ 2~. ~'~e p~ope~y ~~rner sha~i4 provi~~ ac~e~~i~~~ aff s~r~et par~~ng ~pa~es, i~~1~di~~ a~ ~east ?1 one ~an-a~~~ss~b~~ ~p~.~e, i~ a.~co~~ar~~e ~ith ~~C~ 3.1Q~.Q1.~.~, ~D~ 3.~~5.a1.H.4.c~ ?z Sect~on ~~Q~ o~t~e ~~e~o~ ~~~uc~r~l Sp~cia.lt~ Code a~~ ~R~ 44"~.~3~.* ~~ ~~, A~l p~r~~~.g ~~a~~~ ~~~11 cQ~~~~ ~vi~h ~~~ d~~.e~.~iona~ req~ire~e~~s o~'~~ ~. ~ 05.01.~C.4 ~~ and Table 3 .1.4. ~ ~s ~7. T~:~ p~ope~~ a~ner sha~l ~ra~~de o~:e loading sp~c~, in a~co~dance ~v~~h i~'~D~ z~ 3.~0~.41.G.~.'~ ~~ 2$. Th~ p~a~~~y ov~n~~ ~hal~ pravid~ a~oo~ed dri~r~~va~ ~o Depar~m~nt of Public ~or~~ ~s requirement~ b~se~ an t~.~ ~ev~e~r ~~' ~h.e ~i~e I~~str~c~, ~n acca~da.nce wi~h ~~~ ~~ 3.~0~.~5.D.~.~ ~~ 29. Th~ prop~~t~ ~~rn~~ ~h~~~ ~rov~d~ dri~e~vays ~~th a mini~.u~n ~~ foot in~id~ ~adi~~. ~ ~~ 30, T~.e pr~p~rt~ a~~er ~~.a~l pos~ t~.~ dr~~e~va~ "no pa~ki~.g,'~ ~~ a.ccordar~ce ~v~~h ~I~~ ~~ 3.~~~.Q1.C.~ ar~d ~~D~ 3.~~~.~1.~.~.* ~~ ~ ~ . ~~~ ~~~~~~~ ~~~~~° ~~~~~ ~r~~~~~ p~.~~~~~~ ~~r~i~~ ~n ~~.~ ~r~~~~~.~ ~~~ "~~ ~~~~~.~~~ ~~ si~n~ al~~~ ~h~ ~~~~~~~a~, in a~card~nc~ ~~i~~. "~~~ ~. ~ 05,~1.C.~ a~d ~DQ ~~ ~. ~~~.~1.~I.5.~ ~~ 3~. ~~t~~i~~ ~ar~~n~ ~~~:~~~ ~~~ll b~ d~I~n~~t~~ ~b~ ~aub~~ paral~e~ l~nes, ~n ~cco~~~~~~ ~~th ~~r ~~~ ~.1~~.4~.1~.~.~ ~~ ~~, `~~~ ~~n,~li~~~fi ch~~~ ~~~~~i~ ~ ~~~~c~~~~tii~ ~~~t~ nr ~~~~i~~ ~~~~?~.~n~,~~~ ~hi~lr~~r~~ ~,.~. ~{~~~,11 ~~ p~~~ o~~~~~~~ar~ ~e~no~~tr~.~~~~ ~a~pl~ar~c~ ~~~~ ~~~ 3.105.~~ .H.~ ~o th~ P~~.~n~ng ~~ ~Ji~i~~on pr~o~ ~o ~~~u~~~~ o~ ~~.~ b~~~~.~~.~ ~~~.~~. I:1Ca~nmu~it~ ~}~~e~~p~.er~~'~P~~.nn~.~~~~04~i~~~i~n ~~~~e~ ~I~R ~~~~-l~ ~~~ ~.,~~~oin ~t~~~~0~~~ff r~po~ ~~~~~~~.~oc Pa~~ ~~ ~f ~ 1 71 ~ 3~. ~'he ~~pl~can~ ~~a~l ~ro~i~~ a~ le~st f~ur bic~~le ra~~ ~pac~~, i~ ~.cco~d.ar~~~ v~ith ~~~ ? ~.1~~.~1.~.~~.~ ~ 35. The ~a~~~n~ spac~s ~.n~ d~~e a~~les s~~11 ca~~1~ ~vi~h ~D~ 3.1~5.~I.~.4~ ~n~ the ~ n~i~~~u~ dim~n~i~~~ r~qu~r~d b~ Ta~le 3.~.4. * ~ 3~. ~l~ req~i~~~ ~and~~~p~~ a.r~~~ ~~a1~ ~~ ~~r~~n~~~~~ irr~g~.~~~, i~ ~.c~or~a~c~ ~i~~ ~T~~ ~ 3.I~~.~~.8.~` ~ ~~. ~e ~~~p~~~ o~~~~ ~~a~~ ~.~.~~.~~i~. a~~ ~an~~~~.~~~g ~r~ g~o~ ~o~~~~~~~.. ~~~~~~lt~~ a.~c~ ~.ea~ s ~~~~~ ~hal~ b~ re~n~~~~ ~n~ r~~~~~~d ~~ ~o~~~~na~~~ ~ith t~.~ ori~~n~.l ~~n~.sca~~ plar~, i~ ~ ~.~~~rd~~c~ ~~~~~. ~~~ ~ . ~ ~~.0~ «~. ~ ~ ~ ~ ~. T~~ p~~p~~t~ o~vn~r ~h~~~ ~~~~~c~~ ~,~ l~a~~ i 9~1 pl~~t u~.~~~ ~r~ ~~~ ~~r~~ yar~, ~n ~cc~rda~,~~ ~ ~ ~~~i~~ ~~ 3. ~ ~~.~~..~.~.~. ~~ 39. The p~ape~t~r a~v~.er sha~~ p~~~~d~ at lea~~ 1?'4 pla~t uni~s in the ~ast, ~a~r~~, ar~~ ~~s~ buff~r ~ ~ ~ard~, i~ ~.ccorda~ce with ~D~ ~ .1 a6.~3.~.'~ ~a 4a. ~`h~ p~ap~r~y o~rn~r s~al~ ~andsca~e at l~a~t ~Q% of ~~e paved surface area f~~ off ~~reet ~ s p~rl~ing ~nd c~rc~la~~on, S~ch ~~.nd~ca~~n~ sha11 be located ~vi~~~n ~4 f~e~ af ~he pa.~e~ ~ ~ ~~~~ ~f ~f~ 5~~`~~~ ~~.~'~~~ ~ ~~~~~~' ~~~'~~~1~~1~~ ~~~~'~v~rn ~~t~; ~~~ ~~.~.~ 1 ~~~~~.1~ ~~ ~ ~~~t ~~.~ ~ ' ~ ~ ~ p~ a~~ ~~~~ pPr 2O ~q~a~~ f~~~ ~~.~~~~ing ~e~~~~ed ~~ees, i~ ~~~o~~.a~c~ ~~t~. ~~~ z~ ~.1~6.~3.~.1 an~ G.~.~ ~~ ~l. Th~ ~ro~erty ~wr~er ~ha~~ provid~ at least ~~e ~quival~~:t of b~n~a~~, ~ med~~m, or Z~arge ~o ~~ees Wi~~~~ and abut~~ng of~ s~reet ~ark~~ag ~ac~~i~~~~ ~~ a pa~tern ~ha~ ~s i~. pr~par~i~~ ~~ ~~.e ? ~ di~~r~b~tio~ ~f t~.~ ~a~l~i~.~ ~paces, i~ a~~~r~~ce ~i~~ ~~~ 3.1 ~~.~3.~.3.* z~ 4Z. T~~ pro~er~~ ~~v~~~ ~~a~l ~rav~c~~ ~.~ 1e~~~ ~~~ ~~an~ u~.~~s ~~~ t~~~ eas~ si~~ ~a~~ t~~~~ a~ut~ t~.~ ~~ ~~u~~i~~~~f~~l~~ d~~~1a~~e~~, ~~ ~.~~~~~.a~nc~ ~~th ~~~ 3. ~ 0~.~~.E. ~4 ~3. ~`~e p~~per~~ own~r shal~ ~rovi~.~ a~ ~ea~~ ZQ4 pla.~~ ur~i~s in ~~e c~n~ral ca~~o~ a~~a, in ~~ ac~~rdance ~r~th ~~~ 3.10~.0~.I3. ~~ 44. Th~ la~d~cape arch~t~ct ~ha~l eer~if~ ~~at the plant spa~ing is ~uch tha~ ~he shrubs and ~~ g~ou~d ~v~ll at~air~ ~0% ~round cove~ag~ w~t~i~ ~ years, i~ ac~orda~ce w~th ~DC~ ~~ ~,1Q~.~5.~.. z~ 4~. T'he prapert~ owner sha~~ provid~ at lea~t ~aur~ee~: replacemen~ ~~e~s o~ at lea~~ Z" cali~e~, ~~ ~n accordance ~~~~ W~~ 3. ~ ~~.~4.~.'~ ~~ 4~. La~adscap~d ar~~s ~hat ar~ ~~~ caver~d b~ ~~ant r~a~~~als sha~~ be cove~ed b~ a la~~r of ~z b~r~ nc~~~c~ o~ d~~~ra~~~~ ro~~,, ~~C~,t~~~~C~ ~r~~~ar~ ~r~~h~~ ~a~~~, a~~~.i~.~~. of ~ ~~ in~hes ~r~ d~p~~, ~n acc~rdan~e ~ri~h ~D~ 3.10~.~~.B.~` ~~ 4~. ~`~~ p~~p~~~r ~~n~r s~all pro~~de ~. ~i~.-~n~~. c~n~re~~ c~~b ~~~~~~en ~ l~~.scap~d ar~a and a ~~ par~~r~~ ar~a~ o~ ~c~e~~ ~r~.~, ~~ ~~~~r~~nce ~i~h ~I~~ 3. ~ OG.~~.~.~ ~~ 4~. ~~r~ fla~s of th~ e~i~~~n~ ~.~dra~t~ ~~~~~ b~ p~a~~d~d ~a th~ ~~i~~~n~ ~3~~~~~~ ~.~.d ~~e ~'i~~ ~ ~ D~~~r~~t, i~ ~~~or~a~c~ v~ ~~h ~~p~~d~x ~ a~' ~~~ ~r~g~~ ~~~~ ~~d~. ~~ d~~ ~`?~1~P! ~1"~~ ~~t~ ~~~tT~Pr ~~:~~~ ~rn"~ri~~ ~~IP !~r ~f~~'~ f~n_C~~~ ~~~r~~~~~a ~+~~ ~~~'~'.~~~'~ ~~ ~~~"~n~i~ ~° ~~ ~~' ~~~ ~r~g~~ ~`~~e Co~e. ~ ~: ~~or~~~.~~~~~ L}e~e~op~~e~.~!~~~nni~~1~0~~1~;~e~~~~ R.e~~ev~`~~~. ~~~~~ ~ ~ ~4~ ~i~c~~~ S~r~~t`~:S~aff r~~c~~ ~'~~n~i~.~a~ Pa~e ~~ ~~` 5 ~ 72 ~ 5~. T~e b~~l~~n~ ~u~~ ~e ~p~n~l~~~d, ~n ~c~~r~ance ~~th C~.ap~~r 9 ~~'t~.~ ~r~~~n ~~~c~ural ~ ~pe~~~~~~ ~a~~. ~` ~ 5 ~ . `T~.~ ~ra~er~y o~n~r ~~a~~ ~r~~id~ a ~re ~.l~~n, ~~s~~~ i~` requ~r~d ~~ Ch~~t~r ~ o~' ~h~ ~ ~~e~a~ ~~r~~tura~ Spec~~.~~~ ~od~. ~ ~~. ~.~ ~~~p~r~y a~rner ~ha~~ ~~c~~ri~~ a.~ l~a~~ ~~ ~`~e~ ~f ~r~~~~ra~ ~~~~~. r~~a~i~~~ ~t ~~.~ o~~~~t~ c~ h~dra~~ ~'or ~ rr~~~~~u~ a~` ~~ fe~~ on ~~th ~~~~~ ~~ ~h~ h~d~~.~~ ~4~ f ~o~ ~otal l~e~.~t~} , ~~ ~ ~cc~rdanc~ ~~~~ ~p~~~~~~ ~ of ~~.e ~~~~~r~ ~~~~ Co~~.~` ~ ~ ~ . ~I~.~. ~cc~~~ ~.~~~ ~~ ~~o~~d~~ ~~~ th~ ~~r~e~, ~n ~~~~~~~~.~~ ~~~h ~h~~~~~ 1 ~ o~ ~~.~ ~ ~~~~~~ ~i~u~~~~a~ ~~~~~~.~~~ ~~~~.~ ~o ~4. ~~~ ~~~p~~~ ~~~~r ~hall ~~t~~~. plan ~pp~~~~al ~~d ~e~~~ ~~s~a.~c~ ~~~ ~he ~`~~~~~ ~ork~ ~ ~ ~~~~~n~~~t f~~ ~.~~ ~~~~~ ~~~~~~~. ~~e p~b~~~ ~~~~~~~f ~~.~ or e~.~~~~~.~. ~~ 5~. The prape~ty awn~~ s~.~.ll eo~.~e~ ~a ~~.~ ci~~ a u~ilit~r ~as~~.~n~ f~r all city ~air~tain~d ~~ fa~ili~i~s loca~~~ o~ p~~ra~e prop~r~~. ~~ ~~. The proper~y o~ner shai~ pa~ a~~ s~s~en~ d~v~~opm.e~.~ charges a~nd i~~~a~la~~on fees a~ ~~~ ~ s t~n~e c~f ~u~ldin~ p~r~i~ i~s~u~.nc~. ~~ ~~. T.~e pr~pe~t~ o~~~r ~~ia~~ ~ro~id~ a ~~o~rn ~ra~~r ~.~~l~s~~ ~o ~~~ ~ubl~~ ~iark~ llepartm~n~ ~~ ~o ~~r~~y ~ha~ the ex~sting s~~:~ ~e~er s~stem has the capac~ty ~~ acc~p~ ~~e additiona.l ~ s runoff ~~~ho~~ an-si~e d.e~en~~on. ~~ t~e e~is~i~.g st~~ se~ver sy~te~n daes not ~a~~ t~e ~~ c~.p~,~~ty ~a ac~~p~ ~h~ ad~~~ianal rur~af~` ~vi~h~u~ ar~-~~te d~~en~io~, ~~.~ ~ro~er~~ a~vn~r ~hall ~o provrd~ ons~~e deten~~~~. ~n acc~~~a~.c~ v~~~h t~~ ci~y ~to~ '~at~r 11~as~~r :Pla~. ~~ ~$. ~`~.e p~o~as~~ ~~'~ d~~.~.e~er ~~ar~ ~~s~~~. to b~ co~s~ructed ~r~~~~ra I,~~~ol~. ~~~~e~ s~al~ be ~~ ~~~~~~e~i ~r~d ~~s~a~~~d ~~ a~ca~~a~~ce ~~~~ Publ~c ~Va~~s ~~~d~~~n.~ s~~.~.d~.~~.~, z~ spec~f~c~.tians, a~pra~va.I and permit requir~n~en~~. ~~ ~9. T~e ~va~~e~v~~~~ se~i~~ shall be s~~ed z~ a~corda~~e t~a~ t~nifor~ Pl~~nbin.~ Co~~. ~s b0. The ex~sting ~vas~~wat~r s~r~~ce to the ex~~t~n~ re~id~ntial s~r~c~ure s~.all ~,ot be u~il~~~d i~ ~~ co~~unc~ion wi~h ~his d~~~lap~ne~t and shall be p~ug~ed at the p~op~~ty line b~ ~he pra~~r~~ ~~ ov~ner in a~a~.er a~p~~a~ed by the Pub~fc ~orks D~~a~t~n~n~. ~~ 61. The ~rope~~ o~vner shall pro~~de a~ack~.o~ p~~~en~~~ ap~roved b~ ~~e Pub~ic '~o~~s z~ Depa~~e~~ for every ~.eu~ do~n~~~~c, lawn irrigat~an an.~ f~r~ ~p~~1~1er ~~rvice. ~~on~ac~ 3~ Fr~r~ ~~tt~r, ~i~~r a~''~~adbu~ ~a~~r ~~~~r~~.~er~.d~r~~ f~r t~~~ ~.~.d ~~.s~~~~at~o~ ~~ r~quir~n~en~~ ~t 5~3-982-5Z3~.~. ~~ ~~. ~~~~ ~~~ord~ ~r~d~c~~~ ~here ~s an ~~i~t~~g ~~~~ ~~ ~~.e su~ j~~~ ~r~pe~t~, T~.~ ~~~~11 ~~al~ ~~~~er ~~ ~~ aband~~ed ~~ a.ccordan~e ~~~h s~~~~ r~quir~~~n~s or ~~e ~ro~e~~ o~ner ~~~11 ~~a~~~de an ~~ up~r~.~~d ba~l~f~~~r ~~~v~~t~r appr~~~~d ~~ t~a~ p~~I~c ~~or~s ~~par~~~n.~ far ~~°~r~ r~~~r ~~ do~.e~t~c, ~~.~~ ir~i~~~~on ar~~ ~'~~~ ~~~~~~~ ~o~.~e~~~a~. ~~ ~~. ~~~ ~~~~~~~~ d~~.~~t~~ ~~t~r ~~~i~~ ~~ ~h~ ~~~~~~~~ res~~e~~~~l ~t~~~~~e ~~~~~ ~~~ b~ ra~~~~~e~ ~ ~ ~~ c~~~~~~~~~~ ~~~~ ~hi~ d~~~~~p~~~~ . ~~ e~~~~~~~ ~~~esti~ ~~~.~er ~e~~c~ ~~~~~ ~e ~~ a~a~~~~.~~ ~~ ~~:~ ~~~~. ~~ ~~o~~~~ ~~~~~ ~~~~~ ~~~ ~~~ ~~~~~~~~r~~ f~e a~ ~~~ ~~~~ ~~~ ~~ ~~i~~~~~ ~~~.`~'"z~~ ~~~~~~.~~x ~: ~~~~~.r~~t~~ De~~1op~~~~~.P~a~~ra~`=:~~~~~t~e~~~n ~~~~e~~~R, ~0~~~ 1 ~ ~45 I~in~~~r~ ~tre~~°;~t~ff repo~ ~oun~il.~a~ p~~~ ~~ ~f ~l 73 ~ 6~. ~~~~~~a~~~ ~x~~n~ion af ~he ~u~lic ~~~~r s~~~~~., if requir~~, ~ha~~ ca~f~~n ~a Pu~l~~ ~ ~~~~~ ~e~~~~~~t ~~~~d~~~~, ~~~~~~'~~~.~~o~,~, ~~~~~~~~ ~d ~~rr~~~~ ~~q~~~~~.~~~~. ~ '~ ~"h~ d~v~lopn~~n~ a~ ~ro~os~d ap~~ars ~a ~~~~ ~~.e~~ c~nd~~ion~ of a~p~Q~va~. T~e~~ ~ ~~r~~~~~o~.~ are ~~~lude~ t~ re~~er~~e rr~an~at~r~ ~~~~~~~ ~~andard~. ~ ~ ~ ~~ ~~~~.~~~ ~r~r~~~~n re~~~~~nd~ ~I~~~ ~~.~ ~our~~il ~~~u~r~ ~~~pl~~.~~~ ~~~~ ~~~ ~`~11~~v~~~ ~ ~~id~l~~e~ ~f th~ ~~~. I~ ~~~ ~~u~c~~ ~~~rc~~~~ ~~~ di~cr~~i~n to red~~~ ~n~~ c~~.d~t~~:~ ~o~~~ ~e~~~, ~ t~~~; ~~~.~~.i~~ ~i~ri~i~~ requ~~~~ ~~~.~ ~t ~~~~ ~'~~di:~~s ~~g~.~~~r~~ t~~ r~~uc~ia~. ~o ~~. ~~~~~r~~ ~~~d~ sha~~ ~~ inc~~~i~~. as c~m~on ~pe~. ~~~ce, i~. a~c~~~an~~ ~ri~h ~~~ ~u~~e~i~~ ~~ of ~~~ ~.~~~.~~.8.~.~.~~ lz ~~. T~~ prop~r~~ owner s~.al~ provi~e ~t leas~ ~~,~83 s~ua~r~ feet o~ ca~n~non o~en space an.~ ~~ fa~il~~ies, i~ ac~~~da~~~ ~~th ~h~ g~.~de~~n~ of ~I~C~ 3.1 ~~1.a5.B.1.~.1. ~~ 6~. T~e co~~o~ a~~a sha~~ i~clude at least one apen ~pa~e co~tai~~ng 20~~ sq. ~., with a l~ ~inin~un~ ~v~d~h ~f 3~ fe~~, ~~ ~.~~or~~.~~e v~i~h t~e gui~~lin~s of ~I~CJ 3.~~'~.D~.B.1.c.~.~* ~~ ~$. T~e ~raper~y o~rner ~hal~ pr~vid~ a~ ~~as~ 7Z~ square f~et af ou~door, ar ~4~ square fee~ of ~~ ~ndoor r~crea~~Q~., ~.~e~ing o~ educa~i~n a~e~.s and ~'ac~~~t~es ~o me~~ t~~ guidelin~ of ~DC~ is 3.1D?'.Q~.B.1.c.3. ~ ~ 69. T~.e p~~per~y ~~~~r ~h~~l pro~~de ea.ch ~~e~~~~~ ~~.~t ~~ or ~~~~~in ~ ~~e~ af ~~e f~r~ishe~ ~a grade ~~~h ~~ ~quare feet of serr~~-enc~ased, ~r~va~e open space, ~i~h no d~~ne~~ion les~ ~~ than ~ feet, to m~e~ ~~e guidelines of V~'~0 3.1~7.45.B.1.c.~. T~.e appl~cant shall subm~t ~~ rev~sed f~oor p~an~ ~o t~e planning Divis~on de~nons~~at~ng ~or~plia~ce v~ith ~I~C~ z~ ~. ~ Q~.~S.~. ~,e.2 p~o~ t~ ~~suanc~ ~f a b~i~di~g per~it. ~~ ~~. T~he praper~~ ou~n~r ~~ou1d pro~ide aII up~er-lev~l ~v~ellin~ ur~~~s w~th a~ ~eas~ 4~ square ?s ~ee~ ~f ~r~~~~e ~pe~ spa~~ ~~ ~ ~alc~~~~ ~r ~~~~, ~~~1~ ~o ~i~en.s;~~ ~e~s ~~~~ ~ ~`e~~, ~~ ~~e~ ~~ ~he gu~del~~.e~ of ~D(~ 3.147.~5.B.~.b. ~~ 7~.~roun~ ~~v~l p~v~~e ope~ s~aee shal~ be ~isuall~ and ph~sically separa~ed fror~ ~ar~~.o~. ~~ ~pen s~~ce ~hrough ~he use o~ per~~n~~er landscapin~ o~ ~~ne~ng, to ~neet the g~ide~~nes o~ Z~ ~D~ ~,~~! .aS.Bs~i~rr~.~.~~ ~a ~'~. T'he build~n~s sha~~ h~.~~ ~.o ~~~ension ~~ea~er ~han 1 SU fe~t, ~o n~eet ~he ~uid~line o~ ~1 ~'~D~ ~.l~~.a5.~.~.a.~~ ~~ 73. ~ver~ ~w~ ~~tac~.ed ~.~diu~: den~it~ r~sid~~~ial d~ellin~ ~nits ~~al~ ~e af~s~~ b~ ~.~ l~a~t 4 ~~ f~~~ in ~~~~h, ~o r~e~~ t~.~ ~~d~l~~~ o~ ~~~ g~ui~~~~r~~ ~~ ~~J~ ~ .1 ~~1.~5.~. ~ .b. ~~ ~~. ~~ ~~~~ ~~`~ ~~~~ir~~ ~~~~', ~~~ ~ r~~~~u~ ~~~.~~~~ ~e~~~~r~~i~.~ b~~~~d~~~~ ~~~~~ ~~~ ~~.~~~~ ~ ~~ ~~~.~anta~ ~e~~th o~ 1 ~~ fee~, ta ~~e~ th~ ~~i~e~~r~e ~f ~T~~ 3.1 Q"1.~5.~. I .~. ~~ ~~ ~~~ ~'~e buf~~~~.~s s~al~ ~~~~r~a~~t~ ~. ~Qr~h o~ r~~~~~~~. e~~~r f~r ~~~h ~~o~~.d. l~~~l ~.~v~~~~~~ ~~ ~~:~t. ~~~~r~~ ~or~~~~ ~~d ~~~~~~ ~ha~~ a~r~~~ae ~~ l~a~~ ~~ f~~~ ~~~a~~ p~~ ~~~~, ~~xl~ ~~ ~~ ~.~~~n~io~ ~~~~ ~~~~. ~ f~~t, ~~ r~~e~ ~~~ gu~~~~i~.~ ~f ~~~ 3e ~ ~~`.~~ ~C, ~ ~~, ~"'tr ;~ tt t t t r 1 ~1_ .. 1 t.~' 1 ~~ t ~1 ~ ~~3 f ~. .~.~1 ~~i~ ~~~~J4~ ~~~~~~~ ~3~ ~I~~ ~4~3~.ttl~~~~1 ~3~~~$.~~~~~',~ ~~4.~~~3~ Ui:~.~~1€ I~~~~I~, ~~~~.~~ l~l~~~~~i~~~ ~a ~~~~c~~~~, ~r~ ~cc~r~a~~~ ~~~h ~h~ ~u~delin~ a~~ ~~C~ 3. l ~~.~~,C,1.f ~ ~ ~:~,~`c~r~ur~~~~ ~~~elop~~~~lPlan~~~.g!~~~~~~~~ibn Rev~~~~ll~~ ~D~~7-~ ~ ~4~ L~~.~o~~. St~~~t~~~~ff r~pa~ Coun~i~.d~~ Page 5~ of ~l 74 ~ ~~. T~~ ~x~~~~r f~nish ~`~~ a~ l~as~ 9Q ~~r~~~~ Qf t~e fa~a~~ ~hal~ ~e ~it~er ~~d~~.~, b~~~ ar ~ ~~~c~. ~l~.i~ cc~~.~~~~~, c~~~a~~d ~e~~~, ~~~~~~d ~.~d ~~.~~t ~~~~~ ~~~.r~. ~~~~ld~ ~ha~~ r~~~ ~ ~e ~~ed ~~ ~~t~r~or ~zai~~ ~,at~ri~.l, in accarda~.~~ ~vi~~ ~~,~ g~idei~ne of ~I~C~ ~ 3.1~~.Q5.C.~.a.l.~~` s ~~. Th~ ~~t~~~~ ~'~r~~~h ~`~r ~~ ~~~~~ 9~ p~r~~~t ~~` fi1~~ f~.~~d~ ~~a~~ ~~ e~~~~r ~~~~~, ~~~t~d ~i~h a ~ ~in~~u~n o~ ~ D~~~~ p~r 1~0 0~` ~~.i~~, ~~ ~~~.d~~ ~vi~k~ a~.~~i~nu~n o~ 1~ pa~s p~~ ~ D~ a~ ~r bl~~~ ~~ ~r~~~. "F~u~r~~~~~.~,~~ ~~~~.~~~~o,~~ ~~r ~~.~ ~~~slar br~~h~ ~c~lor ~~~.11 r~~~ be u~~~ ~~ s ~~~ ~~~a~e, ~~ a~~or~~r~.c~ ~i~~: ~~~ ~u~d~~~n~ o~~~~ ~.~~~.~~.~.~.~.~.~~ ~ ~'9. ~`h~ ~~af~ng ~a~~~al s~all b~ ei~h~~ c~~po~~t~~n ~hin~~e~; ~~a~r ~r ~~r~cret~ ti~~; ~~tal; a~ ~~ ~~~a~ s~in~~~s or ~~~k~s. ~o~np~~i~ian ~h~n~~e~ s~a~~'~~ a~~hi~e~~u~a.l s~~~e ~i~~ ~ c~~if~~d~ i~ p~r~~rrr~ance af ~.t ~~a~~ Z~ ~e~~s, ta ~nee~ the guid~li~~ of ~I~~ 3.~0~'.~~.~.~.~.~'~ ~~ ~~. Th~ in~erna~ p~de~tr~~ ~~s~e~n sha~~ ~on~~~~ to ~~~~r ar~as af ~he ~~t~, t~ o~her bui~~.~ng ~~ er~~rar~~~~ an~ ~a adj a~~n~ ~tree~s, to ~~~~ ~~~ gu~del~~.e of'~IDC~ 3. ~ 0?'.05.C. 3.~. ~* ~~ S 1. T~e pra~er~y o~~er s~all ~ro~xide ~arag~~ ~'ar a~ ~~as~ f~ft~ perG~r~t of th~ required ~ar~ing> ~ s ~n a~~a~danc~ ~rit~ the guid~~~ne of ~II~Q 3.1 ~7.a~.C.4. ~~ ~~ Th~ development as propos~~ appears to me~t these condi~ions of appr~val. T~e~e ~~ condi~~o~s are ~~.clu~~ed t~ r~i~era~~ ~he app~icable d~s~gn ~u~de~~nes. ~s ~~ zo Att~chr~ent~ and Exh~bits ~~ ~ ~~ ~~~a~~n~e~t ~~~.~~ ~~n~~~ ~ap ~~ ~~~a~~h~e~~ ~~~~~ C~~pre~~~s~~r~ ~la~ ~a~ ~~ ~~~ac~~en~ "C'$ P~.~l~c ~~~1~~ ~e~ar~~~~t c~r~~e~.~s ~s A~tachn~en~ "D" ~u~ldi~~ ~~vision comn~en~s ~~ ~~t~~~~~~t ~~~~' .~~~~~c;~.~~' ~ ~rc~~c~r~ic~n~.li~~ anaiy~i~ ~~ A~achment "~'" Proport~anaii~~ ana~~si~ canducted b~ ~h~ Planni~.g Di~~s~on ~s At~achnr~en~ "G" Applica~t' ~ narrative regardi~.g the ~e~~g~ ~e~~e~, da~~-~t~.~nped April 3, ~QU$ ~~ At~ac~n~~n~ "H" ApPlican~"s n~rrat~ve r~g~r~in~ the variance, da~~-sta~.ped April 3, 2~~~ ~o ~~ ~~ ~E~h~b~~ "~"' ~~~e Pl~n, ~~~et CQ. ~, p~~~ed Feb~ua~ ~ 5, 2~~~ ~~ ~~~~bit "B" Fx~~~~ng ~on~i~i~ns ~lan, S~e~t ~0.~, prin~e~ Februar~ 15, ~~Q~ ~~ ~xhibi~ "~" Cr~.din~ a~~. Drainag~ Pla~, S~~~t ~D.3, pri~ted F~~ruar~ 15, ~D~S ~~ ~~~~b~~ ~~~~~ ~~~~i~~ ~1~~., ~~~et ~0.~, ~~r~~~d F~~ru~ 1 ~, ~~~~ ~~ ~~~ib~~ "~'' ~re~~~~~~.~ l~~an~~~~ P~~~., ~~~~t L~.O~, p~:~.~~~ ~`~br~a~ ~~. ~~0~ ~~ ~~chib~~ "F" I~a~~~Gap~ Deta~~ ~~~e~, ~he~~ ~.~~, ~~i:~t~d Fe~rua~ ~ 5, ~~a~ ~~ ~~~~b~t ~~~~~ ~~~~~~ ~'~~~r ~'I~~a~, pr~~~~~ ~'~bru~r~ I ~, ?~}a~ ~~ ~x~~b~t ~~~~~ ~-~~~~ F~~Qr ~~~~~ ~~~~~a~~l~~ "~~p~e~ ~~~~r~~r ~I~~~~~~c~n~~, ~~.~~~~. ~"~~r~~r~~ ~ 5, ~~ ~Q~~ ~~ ~~~~~~~ ~~~~~ ~-P~~~ ~~~~~.or ~le~at~a~~, ~r~~.t~d ~'e~~u~.r~ ~ 5, ~~~~ ~~ ~~~~~~~ ``,;~'~ ~-P~~~ ~~~~ri~~ ~~~~~~~~~~~ ~~~~~~ ~~~~~~~ 1_ ~~ ~~~~ ~~ ~~~~bi~ ~~~~~ ~r~~~~~c~ural r~r~~~r~n~, ~a~~-s~~r~p~~ J~.~~a~.~ ~ 4, ~~~~ ~~ ~~h~b~~ ~~~~~ ~~lo~ ~~h~~~, d~~e-~~~:~.pe~ ~~n~~rr~ l~, ?~~~ ~: ~~`o~un~ty Dev~~op~.e~t1~'la~a~ng~~~~~7';~esi~n Re~ri~~1~R ~~~~- ~ ~ ~45 I~i~~aln ~t~ee~i~~ta~~ ~e~a~t ~C~~an~il,doc ~~~~ 51 a~`~l 75 ~ AVE 5~ ~~~y~ \~ ` x ~ : , ~ . . ~ .. , : ~~ ~ ~ _ __l__ ' 4 - _~~ I ~ _~.. ~ f • I ._ _ ___ _- - -_ •• .y: } -~-1._. I . .. .. ... / -- ti • --• ;'Y.b. :. ~!`.::: :" ::. .....' _ , , ~, ~ I ~ ~ ~ _i . , , I . ~ ''--- ~m I ( ~ -~• _ L_ r ~ ~ ~ J'' ~~ ~__~ ; ~ ___' .. __-~-- ~ ._..1 _ J',-~. C --__.__ +~ -- KOFFLER AVE + I ~ ~ ~- ' : : ( I " -- U - -~ l;;/ T z ~ _._ t _ 1_ __ ~,~ _ . - ~T1 ~ ~-- ; - -- j;~ , ~ -- a > , I - ~ I ----. I Qt- ,_ ' ~ ~I -- `~ ~ , . I a --~L_. __- ~ __ ~..... ....... ..t . ~: i ..._:. ~~Q / ~;;' f .::: "0 ~ ': ~i ~ - ~ ,~?~~~ -. i i s! ., :_ Wc..', . S~ '~. ~iirli. '-. ~r~~~ . , ~ I a ~~~~~~,. . ~ . t .. +a,7. `w'»+' . ~ p~'~(~j ~_ A ~' ~t~iMi~ ~~~~k 4 i R Ml~; ~~ ~ ~ ~~~E7 • ~ ~ ~~ik C ~ x' ~ . : _'_ t : : :~°~ :-: : : ~ k 1 ~ f .::...,. i ~: ` ,.~... L , ~ i ~ _ FV- ` ~~ ~ _ a - ~ EUNCO--~-~_ ~ - _ ~ ~ c~ x ~ --~ ._ _ ~ . I~ - ~- ___~,_ _. _,. z ~~ , ~ ~l 1 ~~~ j r ~-__- _,~ _. _~ , n - - ~ ~ l l ~~ ~; _ _1 _ ~ - ~ ~ l ~ , -- ,- _. ~ ` ~ , j__- ;1 _ ; ~__ , ~ ~ ~ ; ~ 1 i i j j ~ ~ li - ~ ~_ i Y _ I ! ~I ~ I . '_ . . ....~ ~ J~ L I _ I ' ~I . _ ._ . . . .. . ; . ~ ~; ~ 1 --_ ,__---- - _ ~ - _~_ - _ : -~ ~ i - - _.-~-~ -;{ ~ T-~ ~ ~ -- ~ -, r __ _ _ ~ _ __ , , ~, ~ , -~ I E- i I '~_~. -- C--- f ,~ r___--~-- ---- ~} ~ j r i I ~---_.,_,.__,_-._ MCKWLE? ~ ~ ~ a ~-- - - __~ _ 1- - j I_ l 2~~_~ ~ ~ ~._ _ ~ f _I I I - - -- ~ _ ~~ - ~ --~m~__ ! _ --,'_ ~ ~ ; ~ - ~ ~ AINE ST r---- ' _ _-- . ' . _ _ _,_ I , P,.S P 7-- ~ --~ --- Ti --- ~ ~ I _ I ~ I ~ . - ~ L`.-~ _( 1 ~ ~I ~ ~ ' 1 _.__ HMENT <1 ~ ~ _ _1 ,__ ~i I ~ ~ f ATTAC - gLAUVE Sr I __ ~ ; i~ t_~ - _ ~ ~ _ '_I_ _ - < ~ ~ ~ ' J_ -__ I~-` KO I i i' !' -__ . -._. , -, _. ; ~" ~ ~ i . ~~ , ~, --~- v FFLER AVE ~ ~ ~ ~ ~ / ~ T~ ~ ~ I ~ ; riER ' ~ , ~ . . I .1 ~ r~~ ' ' ,I ~, ~ ,_ `L ! i ~ ~ .~ ~ I ZI '~'_`T_'_'.-~----- I _ ~~~ ~ HA CT f- I ~-___~ ~ '~ ~ ~ , ~ ~~ 1. ~i i j ~ E ~ L~~ I - --~°' `- - - -' _ ! ~ ~ ' --- ~~ Y ' -~- ~ ,~- - ' ' - , '. . ~ r ~ I ~ ~ _ ~ i ,,~ ~ _ ~~ ~~ j e~ ~ c~ e h fii 11 ~ ~ ~ r -- 1 ` ~ ~ -~- '- : - - ~ a ~ (~ , /~--- ' ' - ;_ ; : - -!- _- _ ~_ _ -~ ~ ~ ~ ; u,~~ S p~ ,~ a~re ; ~ , - _ %_ _ --_ ,r ~;:. - ~ -- . ~ ~ ~ , - _ . -_ , ; __~ . ~_ _ _ ; ~ ~ ~ ; , ~ - --~ ~ ~ ~ ~ , ~' 1 ~ ~ :~ °;; U ''' S ? C r a C ~~~i~r~ ~err~~~u- ~4~ Li~~~~r~ ~~r~~~ ~~~1~R~~ C~3~~~~TI~~~: P~~~i~ ~o~k~ ~. ~"h~ ~i~~Ci~~~~, r~r~~ ~~~ ci~~ ~~ ~~~~~~~i~~~ ~a~ ~~fi~i~~r~g ~~rr~i~~ ~r~c~r~ a~~ ~~a~~ ~ndlor ~~d~r~l ~~~~~i~~, ~rhi~~ r~~~ r~q~~r~ ~~~r~~~l ~n~1~r p~rrr~~~. ~. ~CI ~r~~~C~~t~ir~ ~h~ ~c~~~i~ ri~~~~-a~-~~~ ~r ~~~~r~~n~ ~~i~~~ r~~~~r~ ~~~r~ appro~a~ ar~d p~~m~it ~s~c~ar~ce fra~ th~ ~u~~i~ '~l~~ks ~~partrn~nt 3. All ci~~ r~~ir~tain~d ~aciii~~e~ laca~~~ an pr~r~a~e ~roperty s~ha~~ ~equ~r~ ~ utilit~ ~~~~m~r~t to ~~ can~r~~~d ~o ~~e ci~~. 4. ~~s~er~ de~~~vp~~n~ ch~rg~~, inst~lla~ian f~~~ sh~~~ b~ p~id ~~ ~h~ tim~ a~ buildir~g ~e~n~i~ i~~~anc~. S`~I~~~T ~1~~ D~~~A~~~: ~. ~"he ~~~andar~ and Cc~n~e~~in~ S~r~~t, L~~c~~r~ ~~re~~ i~ c~~~ssified as ~ Ser~ice Cal~ec~or in ~h~ ~do~dburn ~`rar~sp~r~at~on P~~~ ~~"'~~~, a~`~ ~o~~ a~ r~g~t o~ ~~y, ~~ f~~~ ir~pr~v~d surf~~e, ~ f~~t plant~r~ ~~ri~~ ~nd ~ f~ot ~~d~~alks bo~h ~i~e~~ ~dj~c~n~ ~~ ~~e ~ubj~~t p~r~~~ ~h~ ~x~~~in~ ri~~t ~f ~v~~ is ~~ f~~~ ~r~ ~rid~~; ~h~ ~t~ee~ wiath is appra~~r~ately 34 fe~~ v~~~h ~~iv~ ~oo~ ~ide~a~k an ~r~e ~i~e; ~h~s ~~c~~~~ do~~ ~~~ co~pl~ ~v~~h ~h~ r~~ui~~~~n~~ ~~ ~pe~i~~~ ~~ ~~~ ~'1"'~P. ~`~~ app~ic~nt s~~l~ pravid~ th~ praper righ~ a~ ~v~~ d~dica~tior~s an~ ~h~ s~ree~ shaf~ ~e ir~praved in accordan~~ t~e ~ro~s ~e~t~Qna~ r~quiren~~nts a~~he 1~'TSP un~ess ar~ ~~cep~ion is ~ppraved in a~c~rdan~e ~~~h #h~ If11o~d~urn ~e~el~pm~n~ ~~dir~anc~ ~t~D~~ fc~r a b~unda~ ar~~ cann~cti~~ stree~. ~K Th~ app~i~~n~ sh~l~ prn~rid~ a~~~rm ~r~~er ana~ysis ta ~rer~~y the e~~s~ing storm s~~r~r s~st~m ha~ ~h~ ~~paci~y ~a acc~pt th~ add~~o~nl runo~f ~it~out An-~it~ ~~ten~io~. ~~ n~~, a~~it~ ~~~en~i~n ~ri~~ be r~qu~~~d in ~c~Qr~~n~~ ~i~h the ca~~ ~~o~r~ ~~~~~ ~l~st~r P~~n. 3. T~~ ~r~~~~e~ ~ ~" d~~r~~~~r s~~~r~ ~~~~~~ ~a ~~ ~~~~~~~~~~ ~~~~~n ~.~~~~~~ ~~~~~~ shall ~~ ap~ro~~dlin~~a~l~d in ~~~or~~n~~ ~ritl~ Pu~lic 11111a~~~ De~a~tment s~~ndar~s, ~~~~i~i~~ti~r~~, ~ppr~~a~l ~~~ ~~r~~t r~~uir~r~~r~~~. ~~~~~`~~~ ~~1~~R,: ~ . ~~~~~~~~~~~ ~~~t~~~ ~~~i ~~ ~r~~~~~~ ~;r ~~~ ~~~~~~r~~ ~~r~~~~~ ~~~~~ r~~i~ ~i~~~,~ L~n~~~~ ~~r~~t. ~"~~ s~r~i~~ ~~a~~ ~e ~~~~~ ir~ acc~r~~r~~~ ~~~ ~1~~~~~r~ ~1~rr~bi~~ 'h.r d V~t ~r- a ~~~~ ~ ~ ~ ~ ~ 78 ~. Th~ e~i~ting ~1~~te~rr~~~r ~~r~~c~ ~~ ~~~ e~c~~tin~ r~~~~~nt~~! ~~ruc~ur~ n~~ t~ b~ ~~i~~~~d ir~ c~r~j~r~~t~~r~ ~i~~ ~~i~ d~~~l~~rr~~r~~ ~~a~~ ~~ ~r~p~r~~ p~~ag~~d ~~ ~~~~~r~~ li~~ ~~ ~~~ ~p~~i~ar~t. ~'ATF~: 1. ~'~~ ~~~~~i~~ r~~~~r r~~ir~ ~r~ ~~~ r~or~h ~~~~ of ti~~ Lin~~~r~ ~~~~~~ ~~n b~ u~il~~~~ ~v ~r~~id~ d~rr~~~~~c ~~r~i~~. ~I~~ ~~r~~~~~~, la~rn ~r~i~~~i~n a~d ~ir~ spr~nl~~~r ~~~~~~ ~h~~~ ~e~u~r~ ~~~ ~ns~~~~~~i~~ ~~ ~ ~r~p~r ~~~~ ~~ ~~~~f~~~ p~~~~r~~~r. ~~~t~~~ ~r~r~~ ~~~~r, ~i~~ ~~ I~~o~burn ~Il~ter ~~p+~rint~r~~~r~~ f~~ t~p~ an~ ir~~fia~1~~i~~ ~~q~i~~~~~~~ ~~ ~~~~~~~~~~~~. ~. City r~~~rd~ ir~dica~~~ ~here is ar~ exis~ir~g ~~~~ ~~ tl~~ ~~a~j~~t ~it~, ~h~ ~~I~ sh~~l ei~~~r ~~ a~~nd~~~d ~~ ~cc~~~~r~ce ~i~h ~~~~~ ~~quir~~~n~~ ~r ~~~ d~r~~~fii~ ~erv~ce and l~~n i~~~g~ti~an ~er~ic~ ~nd fir~ sprink~~~ co~nec~ions ma~ r~quire up~r~ded le~el a~ ~rot~ctiar~. 3. 1"h~ ~~is~in~ dan~es~ic ~ra~er ~e~rice ta r~s~der~~ial ~tru~ture ~f nvt to ~~e u~il~~ed i~n c~~jur~~~i~r~ ~rit~ ~his d~~relo~ment ~hall ~e ~band~r~ed ~y ~h~ ~i~y, ~ee paid by ~~pii~an~ ~~ i~~ ~im~ afi ~~~~~~~g p~r~ni~ ~s~u~r~~~. 4. Fir~ ~ydrar~t lo~a~~an~ an~ ~ire pro~~c~iar~ r~~uir~r~en~~ sha(~ c~mp~~ wi~~ ~he 11~lla~dburn F~re ~istr~~~~ s~~nd~rd~ and re~u~rem~n~s. Fire pr~~~c~~~n r~quir~~ien~s ~~a~~ cor~p~~ e~ith curre~~ ~r~ code~ and ~he ~oodbu~n Fi~e Di~tr~c~ s~~nd~~d~ ~r~d requir~mer~ts. ~d~itiana~ expans~on ~f ~he public v~ater s~s~er~g if r~qui~~d, s~~~~ ~or~~~r~ ~a Pu~bl~~'I~o~ks De~a~m~nt stand~rds, sp~~ifi~a~ians~ ~ppr~~a~ ~nd ~~rrnit r~q~i~~m~n~~, 79 ~/.~~~ ~~ ~~~,~~.~ ~,~.~ ~~~~~~~~ ~3~~~~~~~~~~ ~~~ ~f~r~~~~met~~ ~'tr~+~~~ Ull~~~~urn, ~r~~vr~ ~~"~~`~ ~~~3~ ~~2-~~4~ ~~t~: I~~c~rr~ber 1~', ~~~'~ '~'~. ~a~ ~al~~~, ~.~~~c~~~e ~~~~~~~ ~'ron~: ~~~ve ~r~~~, ~u~ldi~~ [~ff~~~al ~ubje~t: C~~rn~n~~ ~oncer~in~ ~~e ~4~ ~a~~ ~~.~~~ri ~tr~~t ~.~a~tn~ent Co~n~l~~ ~~e comrr~ent~ ~re a~~ o~ ~~e revised p~a~n~ d~t~ ~ta~pe~d "~~c+~i~ed ~o~e~nb~r 13, ~oa~~~. •`~h.ere is a~~re ~~drant at t~.~ s~ut~aeas~ prop~~y car~~r. ~~'~re ~10~~ of ~h~ ~xis~in~ l~~dr~.n~s s~a~l b~ pravid~d. R.efer~~.c~ Ap~~ndi~ l~ ~f'the ~ta~e af ~reg~n ~i~~ C~~e ~~~r ~~. • T~~ re~~~~d pro~~~~~ ~~o~rs one ~n-~it~ ~y~~a~n~. This m~~ be ad~q~~.te, ~~pen~ing on ~h~ ~r~ ~~~~~. ~~~~r~~~~ ~~~p~ndix C ~f ~he ~FC. ~ ~~~~~ r~~g~~e~ ~la~~ ap~~~ t~ ~~~~ ~o~~~~~n~~ ~~~ri~~ ~~~ ~~r~~~~~ ~6 fee~ o~ ~~~~~~~~~~ ~~~d~~. req~~r~~ a.~ the ~n-s~~e h~dra~t ~ar ~ r~~~~~n~r~ ~f ~~ fe~~ ~n~ bQ~~. ~ide~ ~~ ~he ~ydr~.n~ ~4Q fa~t tota~ le~gth~. Re~erence ~p~e~~~~ D a~ t~e ~F'~. ~ ~'~~ d.~~~~~~~~ rr~~~t ~~~~~~~ a ~~~~~~~.~ ~8 ~'~~~ ~r~~id~ r~~~~~ ~c~ ~~cc~~~r~~d~~~ ~r~ equipment. T~~ r~~ised p~ans appea~ t~ ~ho~v ~~~npl~ance. Th~ sc~le is ta~ sn~all for v~ri~cati~n. ~efer~nce ~4pp~n~i~, ~ af ~I~e ~~~. ~ T~~ buil~~ng mus~ be spri~.k~er~d. R~f~r~nc~ C~ap~~r 9 af the S~ate o~ flregon S~ruc~u~a~ Spec~al~~ ~~~~ ~~~~~}. ~- ~ fir~ ala~ ~~s~~rn n~ay be r~qu~r~d. Ref~ren~e ~hapt~r ~ of ~h~ C~S~~. ~ I~~sab~~~ p~rk~n~ ~~ ~h~ ~~r~~~~ ~nd on~-sit~ ~~ r~qu~re~ t~ be pro~~d~d ~n acca~da~ce ~vi~~ Ch~pt~r 1 I c~f the ~~~~. +~ ~~.~ a~~~~s n~~.~t ~e pro~~~~e~. ~r~~n t~.~ ~tre~t. T'he a~~~s~ s~a~~ cor~p~~ ~~~t~. C~~.p~e~ ~~~f ~~e C~~~~. ~~~~~~~~~ ~ ~:~{~"c~m~r~~~~~ ~~;~S~~c~~r~~r~~~~'~~~~?~?in~~.~`~r~n~~ ~~~•~~~[i~~tic~~ C~nt~r~r~c~~?~~~~'~ ~~~ ~~r~~c~lr~ Str~~t ~~~~ I ~f I 80 ~i ~.as~ ;~;~:;: , :z~~ ~ ~„~.xSS P: ~, r.~ ~ ~ } ~ ~ ! s J /"' ~ ~ j ~ F + v~ ~ ~ ~ ~ ,+~ ~~.~~ !~ ~~.~~ ~ ~ ~. .~ ~:~,~1;~ ~ J,~ ~ w~ ~.I ~!~ .~l.1 ~ ~1.~, ~ ~.Cl~.1' ~ " .,~ ~ ~ , ~. .'~~+ ~.:~.~.,~.~,~.~,~ ~~ ~ ~.~.. :~ ~ ~ ~ .,~ ~ ~ ~ ~~ ~~~ ~ ~ ~~~~ ~. r.r< ~ ~~~#~~~~~~~~ ... r '•sr ~ .~..~...,. ~~~~ ~.i ~,~~ .~~~~ b ., ~.. . i . .. . . < ' : ,,~. ~ ~;~ : ~+ ...., ..... : ..,.......:~ . ... ~. < : ," _.., ;, ~ .w~~~~~f~J~.~~~~ ~ .~~~~~~' y`y ~Rr.~l .~..t~.n~~~~~ ~~ ~./ i ~~~~~ ~w+ Y~Y~~~ ~ ! ~~ V t ~ ~ . !1~ +.A..~.~.5 L1J~. f ~.. ~V~~J~~'"~Wi/V ~.~. ~h ~~~ F ~.~. ~~~wJV~~~4~~ ~V V ~Ma ~~MV~~~/ .~, ~~~~.~,V 11 ~~~ V#! ~. V~~kA ~~}iy~~.F:.k~f~/~F i .~. ~ "'Llii~M1~iL: */k!~ ~~~l,j j ~"F1itYF~. ~IJs~~~~~L~7i1 r~A~~~.~~AL{ ~ ~~ ~~~/~i ~r.~~ ~rIC4~Y ~~j ! ~~; ~"r~~fic ~~~~m pr~~~~~~ 1 ~ ur~i~ ~o~d~~.~~~~ Proj~~t ~'he int~n~ ~f th~~ ~,~~~ i~ ~a ~~~~i~~ ir~f~~a~i~~. t~ d~~i~~~n ~ak~rs ~r~ t~~ ~~~~ ~f ~o~db~ c~n~ern~~:~ t~~ ~~~f~'i~ ~~~ ~~~ p~~~a~~~ 1 ~ ur~~t ~~n~o~.i.~~~~ ~~~j ec~ ~~ ~4~ ~,~~~ I~~~c~l~ ~~~eet ~~ ~~o~~~~ ~r~~~~.~ T~.~ ~~t~ ~~~~ ~~ ~he ~~~~ ~a~e ~~ ~,i~~~~~ ~~~~~~ e~~~ ~~ ~a~~ington ~1~~.~~tary ~~hoo~. The In~t~~u~e ~f Trans~Qr~at~on E~~~ne~rs pu~li~hes the Tri~ ~e~~ra~~o~ ~a~u~l u~hic~a is used ta estin~a~~ th~ nun~b~r af ~~s g~n~ra~~d b~r ~ vari~t~ ~f differe~.~ tr~p~ ge~era~ors. ~The ~`r~p ~er~~~r~~ia~i ~~~~~ ~sti~.a~e~ t~~~ a~~ uni~ conda~.i:nium {~'~ Z~~ -~esidential Co~d~n~n~um To~vn~ou~e) ~~~1 ~ene~at~ 1 Z$ t~ips an an avera~~ day, ~ 1 t~rps du~ing ~he A~C ~e~l~ ~ou~ an~. ~~ trap~ d~rir~g ~~~ P~~ P~~k ~~~. T~e W'oa~burn I~e~ve~opn~ent C~rdinar~ce in section 3.104.Q 1.~.2 indica~e~ that a~raff~c ~rnpact a~aiysi~ (T~A} n~ay be required ... ~uhe~ the Dixec~or e~timat~~ a development propo~~l ~:a~ genera~~ eit~.er ~~~ Q~r mor~ addit~ona~ peak hau~ trips ar ~,~4~ or mo~e additianal da~ly trips. It ~~ ~,~ a~~n~o~ tha~ ~~,~ prapo~~d ~ 5 un~~ c~nd~~.n~ur~. ~ril~ n~~ r~e~t th~ ~t~r~~ar~ t~at r~qu~~~~ ~ ~~. Th~ ~D~v~lap~r has a~~ed ta ded~cat~ 11' f~~t af ~and ~o the I~~n~o1~ S~ree~ ~i~ht of uray as ~~qui~ed b~ th~ Cit~r. T~,~ de~v~loper ~.as ag~~ed to mak~ fu~l s~r~et i~n~rovemen~ along ~~.e fro~.~age of ~h~ si~~. ~owever th~ ~evelop~r ~s, ~i~h th~s nar~~~ive, r~qu~~ting a~r exce~~ic~n to stre~t ~.g~a.t of w~~ and in~proven~~nt rec~Ui~~~.~nt~ to off ~it~ pQ~~o~~ of Lir~coln ~~reet. `Th~ ~ropar~~onal b~ne~'i~ af the i~npr~~ve~nents ~~ the po~ia~ of th~ str~et i~npr~~rement cos~~ tha~ ~h~ ~ity ~a~ expect ~h~ dev~~oper to p~y ~~~. The Ci~~r ha~ i~~~cat~~ ~~~re ar~ not fund~ ~o pay for ~h~ remain~~ag pa~io~. af th~ cc~~ts. ~n ~h~ ~~"~P ~~~s are t~~a~ rr~a~~~~~~ co~~t~ ~~ ~~,~ in~erse~~ian o~' ~a~~~ ~~r~~~ ~~ ~~n~Q~~ ~~~~~~ x~ ~~~d~~~~ ~~I~~~~~~ ~ ~ ~e~t~~~~~ ~~Q~. ~'~.~ ~r~~~~r~~~~~u~ i~ t ~~ ~~~i i~~er~~~~ion ~~s~ ~~ t~~ ~~te o~ ~~a~ pr~pas~ed ~~~~~~p~ra~r~~. T~.~ P~ ~e~~ ~~~~ ~~~~~ ~~ Lir~c~~~ ~~r~~~ v~as ~31 "~ ~~~ ~~~ ~~ ~r~h~~~e~ f~r ~ ~~~a~ ~f ~~~ P~ ~~~~ ~i~~r t~.p~. ~ P~~.~ ~,~~r ~~~1~~~~ ~~r~ I ~~ ~ ~~.~ ~ l ~ ~~ ~~~hi~~~~ ~'~~ a ~~ta~ of 39~ ,A~.~1 Pea~ h~~~ ~~~p~. C~~~~" ~~~~~~~~~~ ~~~~ ~~~ ~ V~ P`~~~ ~~~~r ~~}~~'~c~ i~ ~ ~~~`o c~~ ~h~~ ~~'. ~a~~~~~ ~~e ~~~ ~ ~a~~c~r~ ~~~ ~:~~ ~st~r~a~~ ~~a~ A~.~~ ~~ I,in~oln ~~re~t i~ ~~~~ ~ri~s. T~~ c~~~a is ~u~~riz~d zr~ ~'~~1~ ~ . '~ ,~ ~~ ~ ~~~ ~ a ~ f y ~ } r ~ ~ a i ~ ~~~ ~ T, H M r ~~ lr~~" ~ ~ * ~~ }~ r.~~:~,~ .~1.~ ~ ~ ~ .~ ~'~.~,~l:~~ J,~ ~;~ ~.~ ~,~.1.~~ ~.1.l~ .~ .r.,~'1.~.1 _. ...... ..~~.~.~~~~..1.~.l~ ,.. , .~1.~ ~.~ ~ ~ ~~ ~'~~~e 1 ~ Es~~a~e of ~r~por~~o~ ~~' ~raf~~ fr~~n 84~ ~~~~vl~ ~~. ~`rojec~ ~~un~~~ t~~~ ~~.diti~r~~l ~~p~ ~~opo~~~~ .~ ~e~.~ ~o~r ~~~ ~rip~ 11 ~r~~~ 2.~9~'~~ F~ ~~~ ~our ~~~ ~~.~~ 1 ~ t~p~ ~.6~°~0 ~T ~ 4~~~ ~~i~~ 12~ ~~~~ ~.~~°~a ~~ ~s ~ru~ t~~~ t~~ L~r~~~~n ~t~~e~ ~r~~~°~~ ~r~~~~.e~ ar~ t~k~~ ~~ran~ ~~~2 ~a~t~ an~ t~at ~~~ ~~~~ ~~~u~m~~ ~~.a~ ~ra~'~c ~~l~e~ ~~~~ in~~~as~d ~~~ ~ear, ~~i~~ ~h~ r~~ ~~~~ ~ral~n.~~ i~ ~~~~er~ra.t~~~ ~r~d b~nefi~~ t~~ Ci~~ by~ ~r~~~re~~i~~~i~,~ ~~~ 2~~~ t~a~~'i~ ~a~~r~~~. ~.en consic~ering t~~ l~~a~ior~ a~ t~e propQ~~d residen~~a~ eandom~~ium pro j e~~, ~t is reas~~able ~o assum~ ~ha~ 5~°l~ ~6~ ~~.p~} a~ the ~r~ffi~ will tra~~l w~~~ ~n I,in~aln S~ree~ and ~~ a~h~~ ~alf ~b4 ~~.ps} -~ri~~ ~rave~ e~.~ +~~; L,~nc~ln Str~~~. T~i~ ~s~~~~~~~n ha~ ~~~n ~ro~os~d ta the ~i~~ s~aff for ~~ncu~r~nc~. T~~ ~~rerage d~i~y traf~~ on ~in~a~:~ Stree~ is ~s~~~nated b~ b~ 4~24 t~ips per da~r. The 12$ A,L~T trips that ~h~ ~r~p~~~d ~~o~e~t ~~1~ ge~.era.~~ ~~~1 ~e ~.~'°,~~ ~f t~~ da~~~ t~af~c. "l~h~~ ~stin~a~~ ~a~ been u~e~d b~r some ju~i~di~t~a~s to e~tir~a~~ t~e ~ro~artio~al ~~~ef~ ~f offs~~e ~m~~ove~.ents for a ~ra~ ect. ~~5 Trip ~~~~~~ti~n ~~ti~~~e ~TEP, ~~~. ~alem~ C~~ 9'73~~ ~0~-~~~5~~~ F~a~~ S~3-~6~~~?f~0 ~~~ kbir~y~u;at~pinc.~~~ 82 # M ~ ~ ~ -- .... . .......... ...... .. .... 1~+~ii ~~1~~ +~ ~JL ~ ~~~~~~ ~r'~ r~r 4~~~~~~ ~~~~-~ir ~-~ ~ ~J ~ ~ -~~~ ~~" ~i~ l~~~~ ~~ ~~ ~~ aF ~~: ~~~D~~a~ ~~` ~~' '~~-~: w~~ ~. ~ 1.D ~~ '~~~ ~T~'~ ~ Q~' : ~~3 ~ ~ '~~~ ~~ ~ ~ ~ . ~ ~ ~ ~~~~~ ~ ~ ~ ~~~ ~ ~ ~ ~ ~~ T~ ~. . ~~' `~~ ~ . ~~ ~~ ~ -y-~ ~13'~ ~~ ~'~~~ ~~ .'~8~ ~ ~ ~ ~ ~. ~ ~~`~'~a ~-~"~~ ~~'~~ ~~~ ~~~ ~~ ~~~~~ ~ ~` ~~ ~` $~` ~~~C~~ 1"~~ ~ ~~~ ~-~ ~~~ ~~ ~~ ~ ~ ~~~ ~~~ ~~ '~ 3 ' ~~ ~ ~~ ~7 : ~S~" ~ ~.~~~~ : ~.~ 9~ ~~~~~ ~mz~ ~ . ~, 7 0~ ~, ~ ~~~~~ ~~~.-~~~~ ~~ ~~ ~~~ ~~~~ ~~ ~~~ ~ ~~ a ~~~ '~I~ PER~~~ ~R,C~ - '~ ~ ~- ~~ ~ ~ #~ ~ ,~,. ~ ~, i. ~ p'~ . ~~~0~7 : q~ ~ E ~ ~ 1 ~ 1 ~ ~ ~ ~ ~ ~5 a~ : o~~-o~ : ~o ~ ~ ~ ~ o ~ ~. o ~ ~ ~ ~ ~.~ ~ o~:~.~~o~:i5 1 i~ a a ~ o ~ ~ ~ ~ ~.o ~. ~~ v~:~~-~7:~~ ~ 1o a ~ a a~ ~ ~. 2 1 ~.~. o ~a a~:~~~~~:~~ ~ 1~ ~ a 1 ~ ~ a ~ ~, ~ o ~~. Q'? : ~~-0~' : ~a 1 ~~ 4 ~ ~. 1 2 ~ 5 ~ l~ ~ 55 ~~ ~ 3a-Q'~ ~~~ ~ 1~ b ~ ~. 3 ~. ~ ~ ~ ~.4 1~ 4~ ~7 : ~5~t~7:4b ~ 1~ a 4 1 ~. 4 ~. ~ ~ 9 ~. ~9 ~'' : ~ ~-~ ~'~ : ~~ ~ ~ ~ ~. ~ ~ ~ ~ ~4 ~ ~.~ ~ ~l ~~ : ~~~~~ : ~o ~ ~.~ o a a ~ ~ ~ ~ ~ ~~ ~ ~~ ~37' a 5~ ~-0? :5~ 3 '~ 1 0 ~. ~. ~ ~. 5 '~ 1~' ~ 4~ o~ ~ ~~-a~.oa ~ ~.~ a ~. a o ~ ~ ~ ~ 1~. ~ ,~~ Q~:~4~0~:~~ ~ ~ a o ~. 0 4 ~ ~ ~ ~~ o ~a o~:a~~~~:~.o ~ ~ a o ~ ~ ~ o ~ ~. s z ~a V~ x J~-~~ V~ w ~~ ~ ~~ ~ ~ ~ ~ ~ 1~ ~ ~ wL~ V ~~ d8 : ~.~ ~ ~ ~ : ~ 4 ~ 6 b ~ ~. ~ ~. ~ ~ 1 ~4 ~ l3 ~~.24~-4~:~~ ~ 3 ~ 1 1 ~ ~ ~ ~ 1 8 0 21 ~~:~~~o~:~~ ~ ~ a ~, ~ a ~ ~. ~ ~ ~ ~ ~ ~ ~~ ~~n-o~ ~~~ ~ ~ ~ ~ a a ~ a a ~ ~ ~ . ~~ ~~ ~ r.~~w~~ ~~o ~ ~ ~ ~ ~ 0 ~ O ~ ~ ~ ~ ~ ~~9 ~~~~`~/~V w~w~ ~~i rki~~~V~J ~~~ ~ ~ ~ ~M ~ ~ Q ~ ~ ~ ~ ~ V ~ ~ ~ ~ ~ ~ ~V ~ ~ ~ W ~~ ~ a~ : ~a~~~ : ~~ ~ ~ ~ ~ o o ~ ~ 3 0 ~ V Q GA ~~ a~ : ~~-o~ : ~~ ~ ~ ~ ~ ~, ~ ~. ~ ~ ~ ~ o ~a. ~~~ ~ ~ ~~~~ ~~ ~~ ~~~~ ~ ~ ~~~~ ~~t~~~. ~~a~~ ~~~~ H~~~r '~~~al~ ~/~"/~~"~ * 4~1~~3~ : ~~ V / f~~+~~~~4~/"~~ `~V i ~ ~iJ ~~~ •W~ ~~ k~~~~~ •~1~ ~ ~~ • ~Q~-~~ :4~ ~~ ~~,~ ~ ~ ~.~ ~.~. ~~ ~.~ ~~ ~~_ ~~~ ~ ~ ~r~~ v / ~ • ~~ r ~~ w ~~ r ~v..~ a ~~ r ~~ i r~~ r ~~ K ~~ ^ ~~ . . w ~J ~ V~G ~ ~•~ ~ ~ ~ ~ ~a~l r~i •~ ~t~ «~~•rrr w/•~ ~ • ~ ~ ~ ~ Q ~ ~ Q ~J Q ~ ~ ~ ~ • ~ ~ ~~ ~ ~ ~ ~ 0 ~~ ~ Q ~~ ~ ~~ ~rAw ~.~~ ~~~ ~ ~ ~ ~ ~ ~~ ~.~. ~ ~ ~~ ~!~ ~~ ~~ ~ ~~ ~ I ~~ ~1 ~~~ ~ ~ ~.~ ~ 4?~ ~~~ ~ ~ ^ ~1- .~.a iw4 ~ ~ ~ ' Y~ Sw- ~ ~ ~ ~ ~ ~ M ~ i 1 /'~ ~ ~1/ i~ ~-wF ~ ~ f ~ ~w ~ ~ ~ ~ ~t Ai M'~ 1I~ f e~4a rAn ~ ~ ~ 7 M}''' ~+ ~ ~fr ~ ~iIF ~ ~ ~~ ~? ~ ~ '~ ~ ~~ ~ ~~ ~.~ `~3 ~. i1F ~~l 83 " z~~'~~ .t~"~'.L~t ~I."~C' ~' ~~~~'~~C ~~C~~fi~'~" M~ e~~R~' R~1~~"T C~-"~~ ~'~ ~ L:~`~~" ~ ~~ ~~ ~~ . 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C~ C~ ~ G,~ t~J G~a ? t.n ~ C) ~' t~ C73 ct~ -.~ • C~ G~ G~ -~ t3~ ~ ;_.. . ; ; . ., ... .. ~ , s . . ,. . ~ ,. > ..n ~ ~'r' ,~a , "~1 CC~' C3 : ~t1 ' ..a ~ ,..... _...... . ~ ~-...m. : , ~ ; . :.. .m .... . _ . ,. . ,. .... :.. , ..,. -~ .. w... ~. . ~ . ~. ~... ... 4 ', ' , • ' ` ~ ; , , €~ ,•~~. C7 i t~ C7 C~ C] (~ C1 +~ ;~ C] i~ , Q C9' C? t,~ , C? C~ ~'.7 C~ C3 ' ~ Q; C~ C~ ; t~ C~ Q C~ ~' C~ C~ C~ t~ C~7 C~ Ca ; C1: d C7 i C~ ~`~3 ~ ~ ~' C~' Q' ~-- C9 t~ C~ C7 C~ C7 :' C~ -~7 :~ C'~ '~J C~ C3 C~ C7 ? C'~ C7 C~ ~ Q~ C~ C'~ ', C7 , C3 C~ . C~ t"3 '', ~ C3 C~' C~ ~3 ': Q C] '-~- ~7 #~. ~ 6~7 -~ ~t3 C~ C1 C~ Ut ~ , C~ C) ~ C'~ ~ C'~ ~ "~[ C~ C'~ ~ : C~ , rd t~ ~9 C] ~ ~ ' Q ~3 ' Q , .~-' ~ ~* C~ ', C~ £~3 i C~ : ~ ~# ; 4~ ~ t~ C~ C? ^ t'~' -~ E~ : C7 t7 . C3 h3 :~3 ' CS ~ C3 ~,7' t~ ~! C'~ ;-~ ~', ha C~ : C7 C3't ' CU (,~7 ,~ t~ C3 C7 . C7 C? ; Cr] C~J £~r~ , W; C~ , C3 ; C7 : C7 :~i . C3 ~ ~ ~ r ~ ~.. ~ ~ ~ ~ ~ ~ C~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ^.s y 85 ~ L~~~~I~~V ~~'RE~T ~~~~~I~~N~CJI~~ ~ ~ 4 ~ ~~~ ~ ~ a .. . ~ ~~ ~ -'~~~~ T~~ ap~~~~~r~t ~s p~~pasinc~ to de~~~~p ~~~ s~~je~~ ~rop~r~y ~r~~h ~ppro~~m~~~~~ 1~ cand~~~ni~r~ ~r~i~s. ~rc~~t~~t~r~( st~le ~i~~ ~~ cons~sfi ~f a~prapr~at~ ~ui~~inc~ r~ater~~~s, ~Gr~er~~r~~, ~r~a~s ir~ r~~~ ~nd ~va~l lir~~s, ~~~b~~~~ ~n~ ~~h~~ ~rch~~~~~t,~r~l ~~~hr~i~qu~s. ~l~ri~t~on in d~~~i~ v~ri~~ p~a~ide vi~~aa~ in~~r~~t ar~d a~o~d ~nono~or~~. Th~ I~~ v~rii~ a~car~r~~~a~e ~r~ b~ai~ding~ ~~ ~~~~ fh~~ ~vil~ re1~t~ ~~rr~~n~~~~l~ ta e~c~ ~t~~r ar~d h~v~ adequ~fi~ I~~~t, a~r, ~~r~u~~~ion, and sep~ra~i~~ b~~~er~ t~~ t~~ bui~dir~~~. Qn~ ~~ai~~in~ ~~I~ cant~ir~ ~ c~n~~m~niurr~ uni~~ ~r~d ~h~ ~~~~r ~u~~~ ~~~t~~r~ ~ ~a~d~~ini~~i ur~~~~~ A r~inin~ur~ ~~ ~vvo ~~-~~r~~t ~~r~i~~ ~pa~es ~i~l ~~ ~rovid~d ~or~ ea~h uni~. ~"i~~ ~~~~~~~r~~ ~~~ ~~~~~~~~d ~ v~~i~~~~ t~ d~n~it~ ~~vD~ ~.~~~.~ ~ }. ~~si~n~ Rev~~~r Cr~~~r~a: Gu~d~l~nes a~d St~ndard~ f~~ I~ediu~n Densitv ~e~idential Bu~~din~~ ~3.~ ~?'.~51: ~. Q~er~ ~pac~ G~ia!e1r'rres ~r~~ St~r~a!ara!s. ~. Cor~r~ar~ C~ en 5 a~~ ar~~ ~'ac~Cifi~~. a. ~u~~i)Gli c~~~~ a~d~c ~t"iu i~Ci~f~1~~ c;~ir~1~~ ui i}ic .~1i~ a~"~d c~~~u ~~t/1l~{~l~w] t fVE 4f~Y~~~i.~ ~Gf ~~~~~!! f~M7~ ~Gfil Rl! f~f z,7~! ~~LV~ U~~~[~,r~~Gt~~ ~~ stora~e area~ fha~ are avar'!able for use ;by a!~ resi~ents o~ a ~e~elopm~r~~. b. ~e~uire~ yar~ setbacks shou~~/~sh~l1 ~e ~r~clc~~e~ as ~o~n~~~ c~per~ S~aC~. C. ~~~~ S~~C~ ~#~~ ~~Cllt~,~ ~~Si~~ ~~td~I1C~~5 ~r~~ ~f~l"1~~~~~. ~~ A r~ir~r'm~m af 34 percen~ af ~he r~et sit~ area ~~ eacn r~e~ic~m dens~i~y resi~errf~al alevelo,~m~nt s~r~c~ld/s~~l1 be p~rm~nently ~esi~n~te~' for use as c~mman o~a~n space and f~cr'lities. 2~ 7"i~e com~on a~ea s#~~c~l~/s1~all inclc~~~ af leasf ar~e o~er~ ~~a~e car~~~~r~~r~g 2~~D ~~. ~., ~i~h ~ ~ir~irr~urr~ ~~i~~~ o~ 3fi ~ee~. 3) ~e~r~a~ior~ ~reas ar~~! ~aci~i~r'es, ~~cilities ~o aecam~ro~at~ ci~ifa~r~~'s ar~~lor a~lcal~ recreafior~, r~~~tin~ or ~~c~ea~ic~n ac~ivi~ie5 s~ncrld/st~~11 be ~aro~ria!e~ ~f ~ r~ti~ o~ 3~ sq~. ~. o~ au~~oor, ~r ~ Z s~. ~. of ir~~laor, ~om~or~ ~re~ p~r ~w~llir~g ~ar~if or livir~c~ ~r~it. ~"~e r~rr~r`r~~r~ ir~~ra~e~ c~r~m~r~ ~re~ ~~r fi~r's ~urp~se s~oul~ls~all ~e ~'~~ ~qr~~r~ ~ee~ a~ a~~~oQr ur 2~~ ~~. ~. ir~c~~~r ~~~~~. ~"~~ s~~c~ ~~r ~~re~ fr~~~~~~rr~e~~~ r~ay ~~ ~v~n~~~ a~ ~ar~ o~ t~~ cor~r~~n area r~~c~ire~ ~y ~~~f~c~r~ 3. ~~~'.Q~. S. ~.c.2~. a~ a~. ~ r~fi~ ~or ou~~~ar~ s~~ce ar~~ 3: ~ ratr'Q ~'ar irt~~~~ s~aac~.,, ~ tltrC~I li~i7f ~~~~V~~. ~~~ ~~ ~~i~~~~ ~~ ~~~~6~it,.is ~ ~5 ~~"~3~~~~ ~~~~"~c~~ ~~'~~~ ~~ii ~'~~~~a~~~ ~iG ~~~~~i~ ~~~ ~~~ ~~~5~~ ~~'i~ ~~.,~~~~" bc~un~~~ o~ ~f~~ ~~~~~~t ~r~~~~~. ~~ id~r~~i~~~d vn ~~~ (a~~~~~~~ p~~n~, fihere ~rill b~ ~ BBC~ ~re~ ~nd ~~n~h~~ lc~~~t~d ~it~~n t~e ~~~n ~pa~~ ~r~a. Th~~e a~ea~ v~il~ b~ ~~~~~si~~~ fc~~ a~~ r~~i~er~ts. ~`~~ ~p~~ ATTACHI~~[VT ~ 86 ~p~ce a~~~ i~ ~Is~ ~on~id~~~d c~mr~~r~ ~p~n are~. Th~ vp~n space is loc~~~d in ~h~ ~er~~er ~f ~~~ subj~~t ~rop~r~~, ~etv~~~n ~~t~ prop~~~d bui9~ing~. T~~~~~~r~, pro~md~~~ ~ ~~~e ~~~ ~o~~~r~ien~ ~p~r~ ~~~~~ ~~~~ ~or t~~ ~o~~o ~e~~~e~~sK ~~ s~~~rn on ~~e s~~~ ~I~~, t~~ o~er~ sp~c~ ~rv~~d~~ ~~ ~p~r~~i~a~~l~ ~,3~~ squ~re f~e~ in ~iz~ ~nd h~~ ~n ~~r~r~g~ ~ri~t~ o~ a~pra~ima~~~y 3~ f~~~. ~~o~a~ ~4 p~rc~nt ~~ ~h~ si~e ~i~~ ~e de~ic~ted ~~ ~~~r~ ~pac~. T~~ si~e siz~, ~~e loc~t~an o~ th~ b~i~~inc~s, ~n~ ~~nvunt af requir~d p~rk~ng cr~~~~ a d~~i~~~~ ~r~ pra~i~i~~ ~~ ~~r~~r~t cor~r~an o~en ~~~ce. I~~~r~~er, ~he ~~~n ~p~~~ p~o~i~~d ex~~~c~~ t~e re~uired ~,OU~ ~q~~re ~~et ~n~ i~s ~~c~~ion i~ ~on~er~ien~ ~a~ ~ii c~r~d~ r~~i~~nts. ~h~~~~~r~, ~ar~do re~i~~~ts ~~~I h~v~ ~s~ of ~h~ c~rr~rr~~~lop~~ ~r~~s,~n~ ~~~ are~. ~~~dit~~r~ ~~. ~~ ~f ~~~ ~rig~~~1 ~~~~ ~~~~~ ~at~~ Fe~r~~r~ ~~, ~a~3~ ~t~~~~. "~i"~~ ~ra~~~~ ~~~er ~h~l~ ~~~~i~~ ~~ I~~~~ ~ ~,~83 squar~ fi~e~ ~~ ~~rr~m~n op~r~ spa~~ and ~~~iliti~s, ~r~ ~ccard~n~~ vui~l~ tf~~ ~~id~~in~ ~~ ~~~ ~.~~?'~~5.~=1=~.~ ~" ~~ ~~~~~d in ~~~ in ~ir~di~g~ ~~~~~, ~h~ a~pli~~n~ ~~~~ ~a~ rr~~~t ~h~ le~~~r a~ ~h~ c~c~~ p~r~~in~n~ ta comn~on~~~er~ ~~~c~ on ~h~ s~fi~. H~vue~~~, ~h~ in~~nt of ~he cvd~ ~s r~e~f by v~h~ch th~ prapo~~l ~~~~s a ~~~~ ~ha~ n~e~s impr~~r~rnen~ ~n~ i~n~roves ~~ ~isu~iiy v~i~~ ~ uniqu~ ~ui~~ir~g ~~s~~r~ ~~~ ad~~ua~~ i~nds~~ped area~. The c~r~monlop~n ~p~~e ~r~vided is in ~ sa~e ar~d cor~~~r~ier~~ ~oca~ion ~or ~!I r~~id~r~ts to e~ja~ ~ifihau~ di~ruptin~ ~he ~rivacy ~f t~e r~sidents ar~ th~ si~e ar~d a+djacer~t prapert~y or~r~e~s. ~n ~rder ta m~et thi~ condit~on af ~~prvva~, th~ ~p~~ic~r~t ~rauld ~e require~ to elimina~e r~quir~d p~r~Cing sp~ces ~nd aisle ~r~dth, ~herefare, requiring an addi~ior~a~ varianc~. The ~a~au~ a~ t~~ si~e is the mos~ effici~n~ ~~~ o~ t~e s~bj~ct ~raper~y. ~"her~~are, ~he ~~pli~~nt is re~u~s~ing ~hat Condi~ion Na. ~~ be e~ir~~na~e~ ~s a conditian a~ a~pravalk "2. Prr`v~te ~ ert ~ ace. a, Groc~r~d L.~ve1 Cour~yar~ ~~ 1~e~ium densify a!~vellin~ ur~i~s ~itea! or~ ~i~e fir~is~re~ grade, or u~i~hr`r~ 5~~~~ of ~I~e ~ir~is~eal grade, shacaldl~~a~l ha~e 9~ s~~~r~ ~~e~ ~~ se~i~~r~~lase~, ~ri~~~~ o~~r~ s~ac~, ~ri~~ ~c~ ~i~e~si~t~ ~es~ ~~an fi ~eet. ,~~ ~rar~~r~ I~veB priva~e o~~n ~~ace ~~ao~Cd/s~rall be vr`sc~ally ar~al p~ysr'callyr s~~ar~te~ fram ~ornr~or~ oper~ space ~~roc~g~ ~i~e use ~f~erir~et~r lar~a~scapin~ or fen~ir~g." A ~i~ants Reasons. ~Th~ f~rs~ s~~ry uni~s v~il~ h~ve pri~ra~~ open space loca~ed b~tvu~~n the bu~ldin~ and the ~a[k~ra~ uvhic~ ~II~ b~ far~dsc~ped. Five af the ~~ unit~ a~e g~aund le~~l ur~its ~rith c~~r~red pat~o ar~~s ranging ~ron~ 7"5 ~quare fee~ to appraximatel~ 15~ square ~e~~ in s~ze~ These op~r~ s~~~e ar~a~ ~r~ nat ~o~a~~d adjacen~ th~ oper~ ~pa~e ar~a. The proposed landsc~ping ~nd fenced off ~rea ~vill pro~i~e s~pa~a~ivn fr~om thes~ area~ ~v th~ open sp~ce ~r~~. The ~a~io~ and b~~~onies ~rill all be s~mi-enc~ose+d ~i~h a~ro~osed fen~e. ~t~er ~ur~f~~r r~vie~in~ ~h~ si~~ p~an~, the app~i~an~ h~s in~i~~t~d t~at the~ c~n r~~~~ t~e ~qu~r~ fo~~ ~nd ~~r~~~~i~~~~ ~~q~~r~~r~~~t~ ~~ r~~~~re~ f~- ~~~~~t~ ~p~~ ~~~~~. C~nd~~~an ~~. ~~ ~f t~~ ~ri~~r~aC st~ff repQr~ da~~d Fe~ru~r~ ~~, ~4~~ ~t~te~: "T'~e ~r~p~r~~ ~~un~r sha~l ~r~~i~e ~~~h d~re~~ir~~ u~~~ an ar ~ri~h~n ~~~e~ o~ t~e finisn~d grad~ ~~~h 9~ ~~u~r~ ~e~fi ~f s~r~i-en~~os~c~, p~i~a~e a~~er~ ~~~c~, v~i~h r~o dir~er~s~an I~~s ~h~n ~~e~~, ~~ r~~~~ ~i~e gu~~~~i~e~ a~ ~D~ ~,1~~.~~.~.~ .c.~.~ Th~ app[~~a~~ h~~ ar~~i~~~~d ~~~~ ~h~~ v~~~~ ~e~~ ~~~ ~q~~r~ ~oo~~g~ a~d d~~~~~~~n r~q~a~~er~en~ of ~~~~i~~~~ ~~~ ~~r ~~~. ~~1~or~y 87 1~~~ic~~ ~er~~i~y ~wellir~~ car~i~~ site~ r~~r~ ~f~ar~ ~ fe~t ~r~r~ t~~ ~r'r~is~~~ ~~a~e ~a ~alc~r~,y) s~ac~~~~~~al{ ~ave 48 sq~c~are ~e~~ o~ ~riv~~~ ~~er~ ~~~ce, ~i~~ ~~ dir~er~siQr~ I~~~ f~~r~ ~ ~eet." A~~I~~~r~t~' ~ea~~n~: ~here ~h~ ~r~~ ~~or ~~~r~~ i~ I~~at~d hi~h~r t~an ~ f~e~ frc~n~ th~ ~ini~~ed ~~~d~ t~~re ~riil ~e a b~i~vn~ ~o~~~~d on th~ s~cand o~ ~hir~ ~lar~~. TI~~ b~lcor~~r ~re~ ~ri~~ pro~id~ a pri~~t~ ~pa~~ f~r th~ r~si~~r~~~. ~ac~ b~~c~~r~~ ~ill ~~ ~ppr~~im~t~l~ ~~ s~~a~r~ f~~~ t~ ~~ ~q~~~~ ~~e~ ir~ si~~a ~or~di~i~r~ P~o. l~ of tf~~ ~ri~in~l ~~a~ repart c~ated Febru~r~ ~~ ,~4t~~ ~t~t~s: "Th~ prop~r~y a~ner ~~a~l~ ~~~~~~~ al~ ~~p~r-~~~ae~ ~v~~~lir~~ ~r~it~ ~it~ ~~ I~~st 4~ ~q~~r~ ~~~~ a~ ~~iva~~ ap~r~ ~pa~~ ~n ~ b~~~on~ ~r d~ck, ~i~h no ~~m~n~ior~ ie~s ~~an ~ ~~~~, ~~ r~~~i ~~~ ~ui~i~i~r~~~ ~~ ~~~ ~.1 D~.~~.~.2.~.=~ ~"h~ ~p~~I~~n~ has in~I~~~~~ ~hat the~ v~(I~ m~e~ t~~ squ~r~ faot~ge and dir~ensior~ ~equ~r~m~nt v~ ~or~d~ti~r~ ~1~, 70~ `tC. ~r~l~i~e~tural Desi~n Gc~i~~Cin~s an~ ~far~~ar~s. ~. Buil~in Nlass an~ ~~caale. a. l~e~~i~am a!er~si~y resi~er~~ia1 bc~ildings shou~~/sf~a11 ha~e r~o ~im~nsiar~ gr~a~er t~r~n ~5Q fee~." Ap~lic~nts' Rea~ons= Th~ building uvith the proposed 9 ur~its Is appr~xim~te~y ~4 feet wide b}~ ~1 f~et fong ~n d~men~i~n. The ~ unifi ~uilding is approxir~~teiy 44 feet ~ide ~y ~3 feet long ir~ d~m~nsion. Therefore, both bu~idings are ~~~~ thar~ ~he r~~~imu~ ~ 5~ fee~ ~I~ouved. "~. ~'ver~r ~wQ a~~ac~~~ r~~~!i-am a!er~si~y resi~enfia! ~we~ling ur~i~s st~~ulc~~~f~a~# ~~ o~'~~t b~ ~~ ~~a~~ ~ ~~~~ ~r~ ~~p~~:,~ ~p~~ic~n~~' R~~~~~~: ~Th~ build6ngs ~~n~~~t af se~rera~ un~~~ ~ith~n an~ b~iiding~ The design o~ the bu~lding provides an off~et ~n the roof lines. In order ~o pro~id~ a unique and visually appealing des~gn ~ar th~ ~i~e, ~he buildir~gs ~rill be con~tr~cted as sh~~un an th~ si~~ plan. ~~e bui~ding ~esign is ~uch tha~ off-sets ar~ p~ovided in the roof lir~e~ and bu~~dinc~s. Canditic~n ~o. 7'3 af the origir~a~ ~t~ff ~~por~ d~~e~ ~~~ru~r~ ~~, ~0~~ ~ta~esa "Ever~r ~ca at~ache~ ~edi~ar~ d~nsi~y resi~er~~i~l d~re~~~ng u~~ts sha~~ b~ off~~t b~ ~t le~s~ 4~ee~ in d~p~h, to r~eet t~e g~aide~~r~e ~~ ~~~ gui~e~in~ of ii~~C3 3.~ ~~.~~.~.~ .~~" As s~~~~~ a~o~~, r~~her thar~ ~~nstruc~~an ~ b~x ~~p~ ~pa~r~~~t co~~le~, ~~e a~~li~~nt is~ pr~~~~i~g ~ un~q~e ~nd ~~~u~ll~ ~ppe~linc~ d~sigr~. E~en ~haug~ th~re ~~ n~~ a 4 fa~t ~~'-set ~or ~~rer~ ~nrc~ unit~, th~ bui~din~ des~~n p~~~~d~~ ~~-~~t~ in ~he r~~~ line~, ~her~fvre~ providing d~r~~nsian ~~ the s~ru~~ure~. Th~ ~o~t ~o r~~ngi~e~r and r~~~~i~r~ th~ b~ai[din~~ ~o r~~~t t~i~ ~tan~~rd a~e extrem~~~ c~s~~~ ar~d no~ ~~a~i~l~ fo~ t~e ~~a~e~~. ~h~r~~~~~, ~h~e ~p~lic~~~ is re~~~~t~r~~ ~~~t ~~~~~tior~ ~~. 7'~ ~~ e~i~ni~~t~d ~s a ~~~~iti~r~ o~ ~p~r~a~~l. fe~~ o~` a~rap~rfy lir~~, si~o~C~~sI~~II v~ry ~~~ se~b~~~ ~f le~sf 4~ee~.,' A ~~cants' ~e~~on~: ~I~ ~uildin~~ on ~h~ ~it~ ~r~ I~ca~~d ~~ ~e~~ ~ror~ t~~ prop~r~~ ~ines~ Th~ ~ui9d~n~s ~~n~~st o~ s~~er~~ uni~s ~i~hin ~r~~ bu~~dir~g~ T~~ d~sign of ~~e ~uil~in~ provi~e~ ar~ o~s~~ in ~~~ roo~ ~~ne~~ ~ee ~or~m~r~~s a~~~~. ~~~. A fla~ ro~f, or f~e ri~~~ ~f ~~1a~rr~~ r~Q~, ~or a m~~ic~r~ ~~r~~it,~ res~~er~~i~C ~~riE~!r'r~g ~ia~c~~~~~~ral! r~~~ ~~c~e~~ ~ ~~~iz~r~f~1 I~r~~t~i a~ ~~~ ~~e~ ~r'~f~~~a~ ~r~~i~ir~g ~ ~i~'~~~~~~ r'r~ ~lecra~i~r~ c~~a~ #~a~t 4 ~~~~.,, ~ ~ican~~' ~~~~ar~~~ Th~ r~~f lin~ of ~i~~ ~ro~~~~d bui~dir~gs dves not ~xc~~d a har[zont~l ienptn af ~~4 f~~~ u~ith~ut ~ differ~nc~ in ~lev~tian ~f a~ feas~ 4~e~ta "~, ~1~~ic~r~ ~~nsi~y resia!enfi~! bc~il~ings s~ould/s~~11 ir~corparate a ~avrcl~ or recesse~ enfry for eacn grourr~l lev~~ dw~llr`r~g unit. ~o~ered ~orci~es ar~~ en~rr~s s1~v~l~ avera~~ a~ Ieast 30 fe~~ s~uare per c~ni~, wi~1~ r~a a!imensr`on I~ss ~I~~n fi f~~~.'r A~pl~cants' Reasvr~s~ A~ indicat~d by staff, th~ s~ruc~ure~ do not provide a pvrch or ~e~essed entry. d~~ to the desigr~ c~osen ~o ~~~~ sui~ ~hi~ si~~, ~~r~h~~ and rec~s~e~ e~tr~es a~e na~ fe~s~b~e as ta incorpo~~~~ng ~~to the bu~~dinc~ d~sign. Howev~r, th~ ~nt~ies arecovered and have a~arch like appearance, Co~~i~ion ~o, ~'~ o~ ~he or~g~r~al ~~a~' report dated Februar~ ~~, 200~ ~t~te~: The ~uildin~~ sh~l~ inc~rpQrate a po~ch o~ recessed er~~~ far each ground ~~ve~ dv~e~ling ur~i~. ~~v~red parche~ and ~ntr~~s ~h~l~ avera~e at least 30 fe~t square per uni~, w~~h na dim~ns~or~ le~s fi~~n 6~eet, ~o mee~ ~he guide~in~ of ~DC~ ~.~0~'.~5~~.~ .~.: in ~rd~r ~~ r~~~~ ~~i~ ca~d~~io~ o~ ~p~ra~~i, ~~~ ~p~~ic~~~ ~~u~d h~~~ ~~ ~e~~si~r ~~~ s~~uc~ur~s ~~r t~~ s~~~~ A~~er ~everal months vf researching the si~e ~nd reviewing a~terna~ive desi~n~, ~h~ pro~osed was found to b~ th~ mas~ e~icie~t and ~ea~ible use ~f the s~te. T~erefor~, the app[ic~n~ requ~~ts that Conditi~n No. 7"5 be ~iimina~~d as a candi~ian of appro~al. "f. AI! ~~~i~able room~, ~xce;~~ ~ba~i~ r~or~s, fa~r`r~g a req~uire~ fr~nf yar~ s~a~rl~~~~ia~l i~cor~aor~te wr'r~d~wsa„ ~ ~ic~n~s' ~eas~ns: As ~r~dica~e~ ~n ~h~ ~i~e ~~~n~, a~~ habit~~~~ ~~~ms, ~xc~pfi ~~t~ ~ooms, fa~ir~~ a r~~u~red ~ror~t ~rar~ have v~ind~v~s. Th~ r~qu~red fr~n~ ~~~d i~ I~c~~ed ~d~~~~nt ~a Lin~~~r~ ~tr~et and ~I~e f{~ar p~~ns er~~~osed indica~~ ~he habi~a~~e ~oarr~s. "~!. ~f~ir c~s~~;~rov~c~ir~g ~ce~ss a~QVe f~~ frrsf floor le~e1 sl~~ula~~s~a~l ~~~ ~e~ ui~si~l~ ~r~rr~ ~ s~r~ef. „ A ~ic~nt~' R~~s~n~: 89 Ther~ are na ~x~~riar ~~a~r ~ases propos~d for the build~ngs. All ~t~~r c~~~s ~ilf b~ ~a~a~~d ~n ~~~ int~~ic~r o~ ~~~~ u~i~, Th~~~~~r~, ~~~s s~~nd~~~ i~ ~~~ b~ th~ pr~~~~~~. "2, ~~i1~i~ ~I~~eri~l~ ~"~x~rare an~ ~o1or. a. ~"~~ exte~ri~r ~ir~i~#~ f~r af 1~~~~ ~~ ~~r~er~~ c~~ ~~~ ~~~~de s~~c~1r~/s~a11 b~: 1~ ~'iti~~r ~i~!~r~~, ~arr`~~ ~r ~fc~~co. ~Iar'r~ cor~~r~fe, c~rrca~~~~~ ~~~~~, ~~~~~~ ~~~ ~~i~~~ pr~~~ ~~~~~ ~~a~~dl~~~iS r~~~ ~e ca~~~! a~ e~~~rrar ~ir~i~1~ r~~fi~rr`~I; an~!„ ~ (~~~n~~~ ~e~s~n~~ Th~ ~~~p~s~1 prr~vi~~~ the ~a~l4v~ir~r~ ~rchite~t~ur~~ ~~a~ure~, as ~ppra~riate ~o~ the pr~pos~d buifdir~g ~~p~ and styie: ga~le~, c~~~r~d p~r~~ ~ntri~s, ~~~e~, o~s~~s in ~uilding roc~fg ~rind~~r trim, b~l~on~~s, ~~one Wen~~r, siding, and s~ak~ shing~es. Na p~yu~ov~ or pr~~~ ~oard is u~ed in th~ e~t~riar ~acad~. "~} ~ifi~er whit~, ~intea! wif~ a mini~c~~ a~ 9 ~ parfs p~r ~ aQ of wni~~, or ~ha~e~! wiff~ a r~irrimum af ~4 ~at~~ p~r ~0~ of blaclr or brawn. "Flocrr~s~en~,,' "a!ay-g1Q,,, ar ~r~y sirnil~r brign~ color ~~auf~!/sh~ll r~ot be Used an ~he faca~~.,, A ~icar~~~' Reasor~sr ~he ~pplican~ is pr~p~sir~g r~eutr~~ ~a~~h ~~~or~ ~~r ~he ex~er~ar o~ ~he bui~dings su~h ~s gre~ns ~~d bra~vn ~ones, ~rhich wi~l bler~d and l~armoniz~ t~e d~~elapm~nt ~a fih~ si~e. Phota~ of t~e proposed calors have beer~ submi~~ed. TF~e ~hotos ide~t~fy s~m~lar build~ngs ~o t~-e on~s that ~vil~ ~e constructed an th~ si~e. "b. ~~-e roa~ing materr'al far me~i~r~ ~ensi~y ~w~llir~gs ~i~oc~~~/sha~! be ei~~er cor~~osi~ian shrr~gles; c~~y Q~ co~cr~fie ~ile; me~a1; or ce~ar s~~r~~l~~ ~r ~~ak~s. ~o~~~~i~iar~ ~~i~g~~s ~~~ac~l~l~i~ai~ be arcni~ec~uraf s~yle wift~ a cer~ifie~ ~er~arman~e of ~f ~~as~ 25 ye~rs. „ A lican~s' Reasons: ~'~e roof ~vi~l be of ~rchitec~u~al a~phalt ~hing~es or meta~ roo~ing m~~eria~. Th~ roafing mater~ai v~~ll either ~e black ar a h~~r~on~zing co~or r~i~h ~h~ ex~erior ~all finish~ "3. ~e~estr~ian ~ir~ula~ior~. a, Gor~r~ectrc~r~ ~i~~t ~uil~rrag~ ~r~~ ~f~~efs. ~`he in~~rr~al ~~a~e~triar~ s~sfer~ ir~ r~~~i~r~ ~~r~~~~~ ~es~~er~tia! ~e~re~~~~~r~~s ~~o~al~0~~a~~ VQl!! ILE,+~ !,V Vt~G~r~ Gs~~r~~7 ~~ ~(!G ~l~~f ~~r,I ~~~~~ ~LI#~~f! IC~ ~~t~~1 ~~~`"i~ G~f tt.t ~V a~~aC~~t SfreefS." ~ ~i~an~s' ~easons: Th~ p~d~~~~i~n ~a~hs are pr~posed t~ b~ ~Qnc~et~. P~~~s~rl~r~ ~c~~ss i~ ~~~~r~r~o~~t~~ thro~g~~~at th~e si~e a~ sh~v~rn c~r~ th~ pl~n v~i~h ~-fo~t vuid~ sid~~~ll~s. Ti~u~, ~a~~, ~~nver~~~nt ~nd dir~~t pa~~t~a~r~ ir~ and thro~g~ ~~e s~~~ ~r~ pr~~ide~ ~h~~ cor~n~~t ~he pr~r~~r~ ~u~~d~~~ ~~t~~n~e~, ~~rki~g ar~~s, ~r~~~ re~epfi~~~~~ ~~~ ~p~~ ~~~~~ ~r~~, ~n~ ~~~ ~~~[~c ~~~~r~~l~ s~~~~r~, ~"~~ p~d~~~~~~~ p~th~~~~ ~r~ ~~r~-~~ar~~~~~ ~r~ ~~~ r~is~d ~b~~~ ~h~ ~~~~~ o~ ~~~ ~~~~in~ ar~a. ~ ~~r~ ~~~~ ~~ li~~tir~g pr~~j~~~d o~ t~~ si~~ ~~r ~~~~s~~ia~~ ~~~~~~. ~r~ ~r~~r ~~ a~o~~ ~n~ ~~~#~~ ~~~~~n~ c~~ re~~~~i~g ~n~v ~dj~c~r~~ u~es, ~he propo~ed ~~g~~in~ ~~ ~h~ ~ubj~~t p~~~~~~ ~i~~ ~~ desi~r~~~ ~~d ~ri~~~~~ a~~~ firar~ a~~ ~dj~~~n~ res~der~ti~6 zaned ~r us~d pro~~r~i~s. Th~ a~p~~~an~ ~rif~ p~c~~rid~ ~ v~hifi~ ~~~h~ln~~~~~ ~~li~~ ~r~r fi~~ir (~~~~ s~urc~. 90 "~b, ~V~~r~ a~~si~e~~i~! ~c~il~irr~ i~ ~r`~~~ ~ri~~ir~ ~4 fe~~ c~f a s~reet rig~-t af ~~y, f~e ~~ar`I~ir~~ s~~cr~~~~f~a~I ~~r~fa~n ~r~~rar~c~~ ~ir~~~l~ acc~s~i~le ll V~ ~~~ ~7~1 ~I~ji. li ~D~I~cantS' ~~as~r~~; T~~ ~u~idlr~g~ ~~~ sited more t~~~ ~4 ~~~t frc~rr~ ~h~ rig~~-a~•~r~y. ~~~r~~~~, ~il ~r~~ry ~~~s f~~~r~ ~irect ~~~~~~ ~~ th~ s~~re~~~ ~~d ~~r~ing ~~~~s. Th~ 5~fio~t v~id~ ~~~~vu~~~ ~~ovid~ ~ s~fe ~nd ~ar~~~r~~~r~t ~a~~ ~r~r~ ~he p~~k~n~fdri~~~r~~ ~~~~~ ~~ ~~~ ~n~~~~c~~ o~ t~~ b~i~~i~~~. "~. ~~r~~r~~. Fi~,~ p~r~~r~~ ~~ ~f~~ r~~c~r're~ ~~r~Cr`~~! si~~c~l~~~~all b~ c~v~re~ by ~arag~es.,~ ~~~li~ant~' R~ason~: T~er~ a~e ~ tot~l af 35 p~rkir~g ~paces ~rovid~~ wher~ or~~y 34 sp~~~s ar~ require~ for the d~ve~opmer~~. ~~n~ unifis will haVe pa~~ing p~orrid~d by a garage. ~lo~errer, there r~i~l be 26 ~r~~~v~r~d p~r~i~g spac~~ avai~~b~e t~~~ vui~~ pro~ide ~d~quate ~arking for the ot~~r si~ uni~s. -~II uni~s ~ave dir~ct ~ccess ~o th~ parking a~ea~ ~vi~ 5-foot ~id~ p~destrian uva~k~ray~ cannec~ir~g tv the cv~~red front ~n~ranc~s of each un~t. Bui~ding design a~tempts ~a maximize ~vaolabl~ ar~~ ~y ibinclud~ng 4~r 5 gar~ges as part o~ each bui~ding. The ~la~dburr~ Deve~c~pr~~nt C~d~ d~es nat a~law t~e plac~rnent o~ carpo~s v~ith~n a d~veC~pment ~~he~ thar~ f~~ C~~r~u~~~~ured i~am~~. ~~h~rv~is~, th~ app~~c~r~t ~vould p~ovide c~~po~s camp~~ib{e vuitl~ th~ build~ng desigr~ in ard~r to ~meet the 5~°/~ covered par~Cing req~ir~men~. There i~ a~-~fo~t hi~h s~~ht abscurinc~ ~al~ th~t ~i~l be proori~ed ~lon~ the nort~, e~s~, ~nd we~~ proper~y lines. ~.ands~~pin~ ~il~ be pr~~ided ~~~ng the ou~e~ pro~er~y lirtes and adj~cent t~ the right-of-~v~yo Th~refore, th~ pro~os~~d ~vall and land~cap~ng ~vi~l screen uncovered parkin~ ~ram ~djacen~ uses and ~rom t~~ ~~~h~-~f ~a~. ~a p~r~cir~~ sig~~ v~ii~ ~~ ~os~~d ~~or~g ~~~ dr~~~~~ys ~~ r~~uire~. ~'~e ~~~~~~~y~ ~-~~1 be ~~r~~~ ~it~ arrows indicat~ng the flo~r af ~raffi~. As indic~ted an the s~te plan, ~ 2~ by ~ 2 foa~ loading space v~i~~ be prav~d~d along the east side o~ t~e subject prnp~r~y and ~dja~ent H~ndi~ap spac~s on t~~ site, CQnditian ~I~, ~~ a~ the arigi~al ~ta~' re~ort d~ted Febru~~ ~~, Z04S stat~s: "Th~ ~roper~~ a~ner ~~al~ pr~vi~~ g~r~c~e~ fc~r ~t I~a~~ fi~y p~rc~nfi of the requir~d parkin~, i~ ~~car~~n~e vuit~ the guid~lin~ af 1111DD ~. ~ a7.a~.~~~. « In order~ ~o r~e~~ fihis c~ndi~iar~ a~ ~pprov~~, th~ ~pp~i~~~t wou~d h~ve to construct ~dditiana~ garages, t~eref~~~, ~I~~ninati~c~ required parkir~g sp~~~s ar~d r~qc~i~~d s~~b~~ks. ~oth af ~hi~h ~v~~~ requ~re ~~riar~c~~. All t~ou~~ r~a~ ~~I p~~kin~ ~pa~es ar~ ~o~~red, th~r~ ~r~ li~hf~d p~~es~ri~n p~~hv~a~s ~~ad~r~~ ~~~~ ~~~~~ ~~~r~ ~~ ~~r~~~~ ~re~~. T~~r~~~~~, ~r~~~~d~~~ ~a~~ a~~ ~~~~~~~~~~ ac~~~~ ~~ p~r~~~~ ~pa~~~. T~e~efare, th~ ~pp~i~ar~~ is ~e~u~s~in~ ~f~~t ~vr~d~ti~n I~~. ~~ b~ ~l~min~~~d ~s a candifiivn of ~ppr~~~l. "~. ~caf~~r ll~all. .~ ~oli~ briG~ ar ar~~r~e~~~ral v~a11 v~i~~r ~ntr-~ra~i~i sc~rf~c~, rr~ less ~f~~r~ ~ f~~~ or ~r~~fer ff~ar~ l f~~~ ir~ t~ei~~~, ~~aral~~s~~11 ~e ~~~s~~~c~~~ o~ ~~~ ~~ri~~~er ~r~~~~,~ ~i~~ ~~ t~~ ~~~~1~~~~~~ ~~~~~ ~~~ ~~~ccl~~~ I~S~' d~ ~~r~t~~i"~8~~ ~~ d~ ~~~~~~"d~r~ c~~ ~~ ~c~ i~v~~.~e~~"~~i~~ ~3~~~~' ~~6 i~~. „ ~ ~i~~n~s' l~~~~~~~: 91 T~e a~ut~~~g ~se~ a~~ p~b~~c ~narth~ and r~~~~~~~i~~ ~~~~t, ~o~t~, ~nd ~~~t~~ Th~r~ ~r~ n~ ~c~r~r~e~ci~~ or ~r~d~a~t~~~~ u~~~ ~but~ing fih~ ~ub~e~~ ~ro~~rt~. ~`h~ ~p~6~car~t i~ ~~o~os~ng th~ ~lac~r~~nt ~~ ~ ~-f~~~ h~gh sig~~ ~b~cur~in~ vu~l~ al~~~ the ~erim~t~r of th~ su~j~ct p~~perty. The ~•~~o~ f~~gh sig~t ob~curinc~ ~r~~~ ~nd tr~~l~ ~nc9o~~r~ vuil! ba~h h~~e an an~i~~r~f~iti ~urfiace. "~. ~i~!~v~al~ ~.~~~~i~r~ anc~ ~tr~~~ 7~rees. Si~ev~al~cs s~oc~l~lsiaa~l b~ lac~~~~ ~t ~~e pr~~~rf~r lin~ alorrg ~fr~~t~ wr`~i~ ~~r~~~ tr~~s, ~~~tr'~r~ ~. ~~~." ~ ~~~~n~s' ~~as~~~: Th~r~ a~~ ~x~s~~n~ ~~de~ralks loc~~~d on the prap~~~ lin~ af t~e sub~ect pro~ert~. T~~ applic~nt wil~ dedicate ~ 1-fe~t a~ right-o~-~r~~ and provide ~tr~~t ~r~~~ adj~~~nt ~~~ south prap~rty I~n~ o~ th~ ~ubj~~t p~~pe~y. ~a additiona~ stree~ improvemen~~ ~ave b~en no~~~ ~s n~ed~d in ~~is ~a~~~ian by th~ Pub~ic lillor~~ D~partm~n~. S~r~~t tr~~s ~r~d ~andscapi~~ alar~g t~is franta~e ~~~ sho~n an t~e enclose~ plans~ Landsca in Standards 3.~ Dfi : All requirement~ pertair~ing to the ~andscape pfan have been ~ddressed ~nd ar~ in campliance with th~ ~ood~urn D~ve~o~rn~nt Code. AI~ piar~ units per ~qua~e ~o~ta~e h~v~ b~en m~~ per ~he 1~1~C~ and ar~ ~hown on t~~ ~andscape pian~. ~ee ~andscap~ p~ans. ~l Ctrp~a~ ~"rcaa c UUi~~i~ ~~e ~u~l~c s~r~et rig~h~ ~f ~~y abc~~f~~rg a~ev~~oprne~~, or wit~in an alley rig~t of way in ~ne DDC zone, str~~~ trees s~al! be plante~ ~o ~ity sfana~ards pri~r ~o ~ina1 occu~ar~~y. ~. ~Icce~~~b~~ ~'y~es ~f ~`ree~. See ~~cti~~ 6, ~~~ ~or a ~~~cri~~i~r~ o~ ac~e~~a~le ar~~ unaccep~a~le ~re~s for ft~E~ prarpose, clas~i~i~d ~y size ana! s~~cie~. ~. Tr~~ Densi~y. ~rees s~alf be pianfeal ~~ tf~e fall~~i~~ in~er~a~s wit~ir~ ~i~~ righ~~ v~ ~ay, sc~bje~t fo ~iear Ili~ron Area s~an~ar~s, Se c~ior~ 3. ~ U3. ~ 0~r~d Sec~ior~ ~. ~ 43: ~~ F~ur (4~ s~n~l! frees per ~~4 feef of s~ree~ fror~~~g~; ~~ T"~ree ~3) r~ea!i~r~ ~rees p~r ~4Q fee~ o~ s~reet ~r~r~~ag~~; or 3~ ~wo ~~~ lar~~ ~ree~ ~~r ~04 f~e~ o~sfre~t fror~~age. A ~i~~nt~' ~eas~n~; The ~u~jec~ prop~r~~ is ~pp~a~ir~~fi~~~r ~~G f~~~ ir~ d~~th. ~The applic~nt ~ril~ ~ro~id~ s~re~~ tr~es as req~ir~d ~ar~d~~ ~~~ 3.1t~~.~~~A~~~~~b~. ~. ~~~r~~ ~`~-~ ~r~~ ~'ar~ ~~~~t~~~ ~ ~~re~~. ~. ~.ar~~~ca~in~ ~~~sity ~~r ~~r~-~esi~!e~~r'~! ~rs~s ir~ ~~i~ ~~ ar~~! ~ ~ S zc~ne ~~~ ~ll c~s~~s irr ~f~e ~~1~ ~'fS~, ~~., I~, ar~~! ~~I~4 zar~~~. All fr~r~~ y~r~~ ar~~ yar~~ a~ra~tir~g ~ s~ree~ s~~ll ~~ lar~~~~a~~~ a~ ~ ~~n~ify ~~or~e ~~} ~1~~t c~r~it (~~~ ~er ~0 ~~. ~f. ~. ~.~¢~~~~~~~~~ ~3~~i~r~ ~~~ ~~~~~~~• ~f~ ~~ ~ ~~ ~~ ~~~~s. ~) A~f ~~r~s ~~br~~~ir~~ a~tre~t, i~clc~~~r~g c~ff ~~r~ef ~~r~ir~~ art~ crrcc~~a~i~r~ areas ~I~a~! ~~ 1~r~~s~a~~~ af a~er~srf~ o~ ~r~~ ~~~ 92 ~I~r~t t~~it {~CI~ ~aer 2~ s~. ~. ~~ A~l ~~~~rir~~ ~reas a~ca~f~r~c~ ~ s~r~~~ ~#~al~ ~~o~i~e ~ 42-i~cf~ ~~rtr`~~{ ~isc~al scr~~~ fro~ ~~e ~~c~t~~r~~ ~~re~~ ~r~~~. ~cce~ta~le c~e~i~r~ t~c~r~iq~u~s ~a pravi~e ~~~ ~creer~~r~~ lr~cf~rde ~I~n~ r~a~eri~ls; ~~rm~; ~r~~~~ar~~ir~~, ~rc~i~ecfc~ra! w~11~ ~it~ ~n ar~~i-~r~ffr~i ~i~i~~, c~~~r~s~~~ ~r~~~ f~~ ~i~~ ~ar~r`n~ are~. .~Il ,scr~~r~r'r~~ s~a~C cc~r~~a1~r witi~ ~f~~ ~~e~r ~ision st~r~c~~rc~s. ~ i~c~n~s' R~~~~r~~r T~~ ~~~l~~~nt ~~ prv~ca~i~g a ~ands~~p~d ~~~~r ~ard ~~~n~ t~e r~a~~h, ~a~~9 ~nd ~~st ~~o~er~~ I~n~~ aa~a~~n~ a ~~foa~ ~i~i~ sir~i~t obs~uring ~v~lf. L~n~s~~~in~ ~ri~l ~~ ~~ovi~~~ ~~~~g ~~u~i~ ~~~pe~~~ ~~~~ ~~j~c~r~t ~h~ ~~g~~~a~~~a~~ T~e~e I~~~~c~p~d ~r~~~ v~i~l pr~~vid~ f~r ~ r~ar~ ~vi~u~~~~ ~pp~a~~r~~ buffer ~rom ~~~~a~~~~ u~e~. A~~ ~per~ s~~ce v~~li be ~andsc~p~d a~s ~vell. A~I ~andscaped bu~fer ya~ds ~ill b~ ~and~~aped at ~ densi~y o~ ~ plar~t ur~it p~r ~~ ~~uar~ f~~t. T~ere~~r~, ~h~ ~~nds~~p~d ~u~f~r yard~ a~ong vuith th~~ ~-foot high w~~l ~rll~ n~~nimize pot~n~ial c~nflicts v~itl~ adj~c~nt p~o~erties an~ pravi~e a more aestl~et~~ environr~ent. ~. $c~~fer Yar~s. A11 bu~fer yar~~ sh~1~ be lar~dsca~a~~ at fhe rate of vr~e ~~) planf uni~ ~P(1~ per 2n sq. ~t. ~~C~P~' fnr in~eriar ~c~~er yards ~bu~fing a wa!! whicf~ ~re ~aavea! ar~d ~rhich m~y be ~se~ for parking or si~~ access an~ vet~r'cc~lar circc~la~ior~. A iic~r~~s' R~~~~~s: ~The applicant is praposing ~ landscap~d buffer yard aCong the north, east, and west praperty ~ir~es adj~~~nt a 6-fo~~ h~gh ~igh~ ~bsc~r~n~ ~r~ll. ~"h~s~ l~nd~~ap~d area~ ~ial pro~r~de for a r~ore ~~su~~ app~a~~ng ~u~fer from adjacen~ uses. All open spa~~ ~ill ~~ lar~dsc~ped ~s ~ell. AI~ landsc~ped buffer yards ~vill be ~ands~ap~d at a densi~y o~ 1 plant unit per 2~ ~quare fee~. Th~refore, the fandscaped buf~er ~~r~s ~lang ~~t~ ~~~ ~-f~o~ high ~val( ~i~l minir~~~~ ~vt~n~i~l ~or~~~~ts ~ith ~djacent ~rap~~i~s a~d pr~~~d~ ~ mo~~ a~sthetfc env~~ronm~r~t. C. a~` ~freef Parkir~~ Are~s. 1. ~l1 unp~ve~ Ian~ wi~f~in fi~e o~f s~reet parkin~ areas, and wif~~r~ ~~ fee~ o~ ti~~ p~ve~! eafge o~ o~ sfr~e~ ~ar~rir~~ a~c~lar cir~ulafior~ ir~~rovem~r~ts, si~all be Iar~~!scape~ ir~ ~i~e fo!lowing pr~~orfior~s. a. R1~, P/S~, ~4 an~ C~ ~ones: ~an~sca~~d ar~a~~~ ~~~rival~n~ ~a ~~% ~f ff~e pav~~ ~~~'~~~ ~re~ f~r o~f ~tr~~~ p~rkirtg ar~~ ~ircul~fr"~r~a ~.1~,1~., a~~ ~U~~~ ~~~es. ~.~n~~~~p~~ ~~~~~~~ e~~iuale~~ ~o ~~i~ a~ t~e ~avea! s~a~'ace ~rea ~or ~~ sfr~~~ ~~r~in~ ar~a± circ~rf~tr'~t~, 2. 7~~e ~er~~i~y of I~n~!s~a~rr~c~ re~r~ire~ ir~ an~! a~j~c~r~~ ~o o~ ~~r~e~ ~~r~ir~~ ~r~~ ~ircuf~~i~r~ facr'Ii~i~s, ~~C~~. ~1D11~~ r~~r~ire~ ~r~es, sl~al! ~b~ or~~ ~~~ ~lar~~ c~r~~~,~er ~~ s~~~re f~e~. 3. 7'r~e~, ~e~ti~r~ ~. ~~~, shal! ~~ plar~~~~ ~vi~f~ir~ ar~~ ~~c~~t~r~~ of~s~re~f ~arkir~~ ~~~iliti~s ~r~ ~ ~~tferrr ~~~t r~ ir~ ~r~~~r~~r'or~ ~c~ ~#~~ ~i~~ri~ta~i~r~ o~ ~~~ ~~r~ir~~ s~~~~~, ~~ ~~~ ~~I~~~rrr~~ ~~r~~~~~~~: a. ~ ~r~al1 tr~~ ~~~ ~ ~ar~ir~~ ~~~~~~; ~. ~ ~t~~~t~~ ~re~ per ~~ ~~r~~r~~ s~a~~~s; ~~ c. ~ ~a~'~~ ~~e~ ~er ~ ~ ~~r~ir~~ s~~ce~. Qr~ ~rrvate ~r~a~~rty v~iti~ir~ a re~c~ir~~± ~~~back a~c~~~ir~~ a s~r~e~ c~~ ~r~ ~rtf~riar~ 10~ Ii~~ ff~~~ ~,~ ~r`f~rr~ ~0 f~~~ o~ ~E~~ ~~~~~ scrr~a~~ o~ ~f~ ~~r~~e~ ~~r~rr~g ~r~~ cir~cu~a~ior~ ~~ci~~~i~~, rr~~y ~ls~ ~e e~~rrt~~~ rr~ cal~c~l~~ir~g~ r~~tair~~ ~~r~~~~a~r~~ far ~~ s~re~~ ~arkir~~ ar~a! cir~cala~ior~ ~re~s. A ~i~~nt~' F~~a~~ns: T1~e pr~p~s~~ ~and~~~p~ pl~n is in ~or~~~~am~~ ~it~ ~h~s~ s~~n~ard~ ~s ~d~n~i~i~~ ir~ t~e ~~~r~i~~~~ ~an~~ca~~ ~I~r~s. ~. ~~r~rr~~rt ~rea~. A~~ car~r~~r~ ~r~~~, ~~~~~7~ t#~Q~e ~~~rovec~ ~s n~~~ar~1 cor~r~~n ~rea~ ir~ a P~~, s~a~l ;~~ Iar~~~~~~~~ v~i~~ ~~ I~~~~ t~r~~ ~~~ ~lar~~ urrits ~er 5~ s~c~are fe~~. A ~ic~r~ts' f~easvn~~ Th~ a~plic~r~t's ~~nd~cape plan pravides 3 plan unit~ p~r 5~ square feet. The applican~'~ land~cap~ pl~n i~ in cvrr~~~iance v~rit~ ~hi~ standard. ~. Yards, 7~he entire yard ~rea of a pro~erty, ~'~CC~tl~l~l~ are~~ su~jecf ~a m~re in~er~si~e 1ar~~sca~ir~~ requiremen~s an~ ~II yar~s of resi~e~~ia! c~se~ ir~ a RS or R~S zone, ~~a~! be dar~~sc~pe~ ~~ a s~~r~a~~r~ ~f ~~ Ie~s~ or~~ ~~~ ~~ar~~ ur~i~ ~PU) ~~r ~(~ squ~r~ feef ~rior fo fir~al occu~ancy. ~cants' ~~asan~: Th~ ~~~i~~ ~~r~ ~r~~ ~i~l ~~ landsG~p~d ~~ ~ s~ar~~~rd o~ at l~as~ ~ p~ane ~nit p~r 5Q ~quar~ feet. ~ee t~e I~ndscape p~an. Con~erva~ion of ~i n~~icanfi Trees 3.~Qfi.04 : A. A~pli~a~ilr'fy. ~"I~e provr`sians of ~his S~~fior~ a~pCy t~ ~1~e rer~aval of at~y si~r~ific~r~t free an~ ~h~ re~lacem~nt reqraire~r~r~~s for si~ni~r`can~ fr~~ rem~val. ~4 "si~!r~ificar~fi free" i~ ar~y exisfir~c~, ~eal~t~y fr~~ 24 ir~c~~s ar r~~r~ ir~ ~iame~~r, r~~asr~r~a~ ~2 inc~r~~ a~~v~ c~r~u~~ iev~~. ~ lican~s' ~~asons: ~~~re ar~ ~~ tr~~s la~a~ed ~~r~u~h~u~ ~he ~u~~~~~ propert~~. AI~ the e~i~tir~c~ tre~s a~~ ~o~~t~~ ~vit~~r~ ~uildir~g ~n~~~~pes~ ~r~~~vua~~~ andlor ~~~kir~~ are~s~. T~~ref~re, a~~ ~ 1~~~~s ~~~ pr~~os~d ~or r~mo~~l. Th~r~ ~re 7' fir~~s ~h~~ ar~ 24 in~~e~ ir~ dia~~fier ~r grea~~r prapas~d f~r re~o~~l. ~. L.irr~i~~ti~ns or~ ~r~~ ~~r~o~~I. ~ ~~~~ ~r~~ ~~rr~~~~~ ~~rrr~G~ ~i~~11 b~ re~c~ir~~! ~r~ rer~~v~ ~r~~ ~r~~, ~~a~a~~~~ ~o f~~ f~~l~~r~~~ ~~C~~~~"~~~~: ~. ~"~~~~ ~r ~~~~r si~r~r'fie~r~t fr~es r~~,~ ~b~ rer~a~~~ fror~ a l~t zarre~ f~~, ~~~ or ~~5~' t~~~ ~~ l~s~ ~~an ~. ~ a~re~ rr~ a~~a ~i~~ir~ ar~~ ~~i~r~a!~~r ~r~~r w~~~ac~~ 94 a ~errr~i~, ~. ~r~~ sigr~i~i~~~~ ~ree ~~,~ ,~~ re~rr~av~~ ~r~r~ ~ I~~: ~. ~nr~e~ ~~, ~ ~ ~ ar Pf~~' v~~iei~ rs ~r~~te~ ~~arr ~. ~ ~~cr~~, or ~. Zc~r~e~ ~f~~r f~~r~ ~~, F~~ S or P~~~ wi~~rir~ ar~~ ~aler~~ar y~~r ~rif~ac~~ ~ ~~rmif. 3. ~~is~~,~~~ ~r ~~rr~~r~c~~ tree ma~ ~~ r~m~v~c~ w~fif~ac~f ~~err~if ir~ ar~ emerc~~r~~y. ~ [[~ar~~~' ~~~s~n~. Ther~ ~r~ ~ 1 t~~e~ lo~~~~d ~hrc~ug~o~~ the s~b~~c~ prape~~. A~I ~~ tr~~s ~re prapo~ed ~or r~~~val. ~. ir~~ ~~~~~c~~~n~ ~~~~air~~rr~~r~t. ~~~ -~~c~arr~~ ~f ~ sic~~~~i~~r~~ ~r~~ r~~?~o~~l ~~rr~~~ r~~c~irA~ ~f~A ~r~~~r~y ~~r~~r t~ re~1~~~ ~ac~ t~ee rer~ave~ wr'~~ ~wo n~w ~r~es an ~I~~ s~me ~rQper~y. F~~f~ r~ew ~re~ shall b~ at Ieas~ 2 ir~ches rn cali~~r. A tr~e r~~c~ir~~ by th~ a!evelo~men~ st~r~~ards o~ ~~~ ur~~~rlyin~ zor~e, Sectior~ 3. ~., or as a con~i#iar~ ~f ~~rr~i~ ap~rov~1 shal! q~ualify as a re~lacemer~~ ~r~e. ~ licants' R~asans: The applicant's I~r~dscapir~g pi~n~ are in camplianc~ wi~h th~ replan~ing requiremen~s o~ 3~ ~ 0~.04~~}. S~e the ~r~vided I~r~dscape p~~n~~ ~~nc6us~on: The appli~ant has ~ttemp~ed w~~h dif~gence and ~rhenever pos~si~~~ ~~asible~t, given the constr~ints of t~e si~e, ~Q r~~e~ or e~c~ed e~ery require~~n~, T~e app~iGant is pr~pos~ng the cor~struc~i~n a~ a unique deve~a~~~n~ or~ a site th~t need~ ir~pro~~~ent, A~~ th~ugh the ~roposal dves nQt ~mee~ the ~e~te~ c~~ the code ~n a!I ~re~s, ~~e dev~lo~r~~nt do~s r~ee~ ~he in~ent o~ the cod~, ~uhic~ is to provid~ a de~elopr~ent th~~ i~ d~s~gn~d ~n ~~ray that is v~sua((y app~aling Wit~in fhe exis~ing nei~irtaorho~d, provide ~~~rdabie ~~p~~ o~ hau~~r~~, art~ proVi~e a~eveiopr~en~ ~h~~ is 5a~e ~ith conven~ent ~menit~es. Th~ appli~ant's proposal i~ ~fl of these things. The ~pplic~~t i~ requ~sfin~ ~~e apprvval of ~R 20D7'-12,11AR 244?~Dl, ar~d FX~P 20Q7`-~~, As ~ta~ed abave, ~h~ ~ppl~cant i~ re~u~~tir~~ ~h~ ~~im~n~tion of Con+~ifiions ~~, 69, ?'Q, ~'~, ?5, ar~d 8~ ~s stated i~ ~he S~~ff Report ~~ Planr~ir~g ~vmmi~slon da~ed Fe~ruary 2~, ~~~5. ~"his ~~nclud~s the applican~s' summa~y addr~s~in~ th~ requirem~n~s o~ ~he cod~ fQr ~esi~n ~evievu~ I~ ~ra~ h~~re an~ q~~~~i~ns or n~~d ~ddi~~~r~~i i~~~rr~~ti~n, p~e~s~ c~[I ~ar~C ~r~n~, P.E~, ~t l~~ltil~ec~ ~r~~~n~erin~, ln~., ~ai~rn, t~F~ ~t ~~~~~ 3~~-92~7'~ Fi~~: #~~8~ ~:1PI~nr~ing~~~D7~t~~R~~~rts~~.i~~InStr~~fi~~nc~omi~i~r~sCor~n~c1~-~4w~8 ~1~lio~d~~~} 4~5~ 95 ~. ~/'"7~~~~~~ 1•~V~EC~~~ I '~~~`~~n~~ ~~`I~~1"I~: ~ . ~ .,. ~~ - ~ ~ s~~~~~~~ ~ ~~~~: ~~ . ~~~~ Th~ p~~~~~~~ ~~r~~o d~~elapr~~r~t require~ ~ v~ri~r~~~ t~ th~~ d~r~e~~~r~~n~ c~~e ~~~n~~rd~ ~~r ~~r~~~~~. ~Th~ ~l~o~~~urr~ ~~~~Ic~~~er~t C~r~~r~~r~~~ ~t~1ID~ ~.~~~.~ ~ } ~pe~if~~~ ~hr~ ~~~lov~~r~~ cri~~r~~ ~h~~ ~n~~~ b~ f~und ~~ ~~is~ ~~~~r~ a ~~r~~nc~ ~ar~ b~ ~ra~t~~: ~~~. ~~a~ ~a~i~~~~ i~ r~~~~~~~r~ ~~ ~~~~~~~ ~r~~~c~~~~r~ ~~~~~1~i~ r~I~~ir~~ t~ ~~~ ~~r~~ ~~ ~~~uc~~~~, ~~i~~ ~v~~~~ ~~c~~e ~~~ ~~~~e~~ t~ ~~ u~~~~Ic~~~1~ ~~ ~~~~i~a~ia~ ~~ ~~e VV~~, ~ac~~~s ~~ ~or~~i~!~r ~r~ ~eterr~ir~ir~~ ~~e~~er~ ~~~~~I~%~ ~~r~~~, ir~c~c~~~.r a. ~~y~ic~! circur~~f~r~c~s awer w~r'ci~ ~i~e ~~~Iic~r~~ ~~s r~o car~~ral re~~~e~ ~o ~~e ~nie~~ af ~ro,~~r~y i~~~lver~ t~i~~ ~istir~gc~isl~ if ~~om off~e~ la~~" ~r~ ~h~ ~or~e, inclc~ali~~ bc~~ r~o~ Ii~ri~e~' ~o la~ sr`~e, sf~~~e, ~o~ogr~~ai~y. b. ~~~f~e~ r~~sar~a~ie c~se similar ~o ~~~~~ prop~r~ies c~r~ be m~~-e o~ ~~e ~roper~y wi~~au~ ~~e vari~rrce. c, t~lf~etf~er ~he l~~~d~~rip ~r~s c~e~~~al ~y fh~ ~~r~or~ re~c~~~~ir~~ the ~ va~r~r~~~. ~. ~~ve~~~r~~r~~ c~r~si~f~r~~ wif~ ~~e ~e~~es~ ~ri~l ~~~ be r~~~erially ir~~ur~ious ~o a~~a~~r~~ ~rop~r~ies. F'~~~or~ ~a b~ c~r~s~~~r~~ ir~ de~ermr`rrrr~~ v~hether ~~v~la~~~r~~ car~sr`s~er~~ wi~f~ ~~e v~ri~~ce ma~eri~l~y ir~~urious ir~cCc~~l~ ~u~ are ~!~~ li~r~~~ ~~: ~~ ~I~ysica! ir~~aac~s s~~~ a~~~re~o~ar~en~ wi1! ~rave becac~s~ o~ ~he v~~r`~r~ce, sc~~~i as visc~aC, r~oise, ~r~~ic ar~~ ~~~ir~~~e, erosion ar~~ l~r~a~sli~e ~~~ar~s. b~ In~r~em~r~f~l ~r~~ac~s ~~cc~r~i~c~ as a r~s~1t ~~ ~~r~ ~rQ~~se~ va~iar~ce. 3. ~xis~ir~g ~~y~sr`~al ar~~ r~~~c~r~al sys~err~s, sr~c~ as ~r~t r~af 1ir~ite~ ~~ ~~~~'ic, ~~~~~a~~, ~~~~a~~c ~~r~~ ~~rr~s ~r ~~~~~ ~v~~0 r~o~ ~b~ ~~ver~s~~~r a~#~~~~~ ~~cac~se ~~ ~~e va~ia~Ge. ~. ~'h~ vari~r~c~ is ~i~~ rr~r'~i~c~r~ a~~via~i~r~ r~ec~s~~r~ ~o rr~a~~ rea~ar~a~le ~cc~~r~r~~~ c~s~ ~~ ~~e ~~~~~r~~, 5. ~`~~ ~~rr`~r~~~ ~!c~e~ r~~f c~r~~~r'~~ v~i~~ ~~~ ~aQ~~rarr~ ~~r~~~~~~r~si~~ ~1~r~, ~f A~ ~~~c~r~~~' ~~~~c~n~ ~ddr~~s~n ~h~~ 1~~r~~n~~ ~~ ~~r~~i~ ~~~ Y~~~~ ~.~.~: T~~ ~~i~~ir~~ ~~~r~~~ ~a~ h~u~~ ~r~ ~~~ subj~c~ ~rap~r~~ ~~~ ~ h~~~or~ ~~ i~l~~a~ ~~ti~ri~y ~r~~c~ cc~n~r~~~te~ ~~ ~n~~~~~s~r~ ~o~ice r~~~~r~~~s ~r~~ saf~t~r i~~~~~, a~~n~ v~ifi~ ATT"ACl~l~E1~T H 96 c~mpran~i~i~g t~t~ ~r~~e~rit~ ~~d b~~~a~~ ~~ ~he r~eigh~arh~od. T'h~ ~r~~~~~d d~~~l~pn~~n~ ~a~~ec~~ ~h~~ b~ ~~p~~~~~~ ~h~ ~~e~~~r~~ ~i~~ r~~~r ~~ru~~~r~~, l~nds~ap~n~, ~~~ pa~~d dri~r~~ra~s. T~~ fr~r~~ ~t~~~~ r~~l~ ~~ r~n~~~~~ ~nd rep~~~~d ~~~~ r~~~ lar~~s~ap~n~ ~~~ s~~~~fi ~r~~~ ~h~~h p~~~ri~~ r~~r~ ap~nn+~~s ~nd ~r~s~bi~i~~. ~nc~~~~~~ ~ic~~tir~~ on si~~ ~i~~ ~I~~ ~ar~~r~~ut~ ~~ ~r~~~r~tir~g cr~r~e ir~ ~I~i~ ~r~~. T"he d~~~l~~~~nt~r~l~ ca~er~o far~i~i~~ ~r~~ hel~ ~r~~r~~ve ~~~ n~~gh~~r~o~~. ~~~~ Th~ appli~~~t i~ ~ra~~~~nc~ ~h~ c~r~~~r~c~i~r~ a~ ~~~ ur~~~ ~an~~nr~ir~~ur~ c~~~l~~. P~r'~Il1D~ ~'~~~~ ~.~.~, ~~~ rn~~i~~r~ r~ul~~~l~ ~ar~i~~ d~e~l~r~~ ~~~~~ ~I~a~re~ ~i~h~n ~~~ ~~~e ~r~~ 1~ d~~~l~r~~ un~t~ p~~ r~~~ b~i~~~~~~ ~~r~. T'h~ ~u~j~~~ pr~p~r~~ i~ ~~~r~~~r~~~~i~ ~.9~ a~r~s ir~ ~iz~ an~ ~~~~e~~r~~ ~r~u~d ~~~~~r ~ r~~x~r~~~ ~~ ~ ~ ur~it~ or~ t~e s~~~. H~~r~v~r, ~cc~~~~r~~ ~~ ~h~ i~~~d~carr~ ~~r~r~u~i~y D~~el~prn~r~~ ~e~a~r~~~~, ~r~ ~~~~~i~na~ ~ 1 ~~~~ a~ r~~~~-o~~~~~ ~~~~s ~~ ~~ ~~~~c~~~d ~i~~g ~~~ sauth ~r~~~rty line ~~j~cer~~ Linco~n ~~ree~. 1"his addi~~ana~ ~~~~~fi o~ righ~~o~-~ra~ dedica~ion re~uce~ the ~ot size ~o appr~xima~e[y Q,~~ acr~~ ~n si~e ~n~ ~he~e~~re, v~ould on~y al~a~ th~ cons~ruc~~on ~f ~ 4 uni~s on t~e ~i~e. T`his r~gh~-~~-~a~ ~eq~~ren~~nt ~r~a~e~ ~ I~~rdship ~hich ~ua~ no~ crea~ed by fih~~ applican~, ~heref~re, ~arrar~~ir~~ ~p~~av~~ ~~ ~~~ ~ari~n~~ ~~ d~r~~~~y ~o a~~a~r 15 u~i~~. ~he ~pp~~can~ is re~u~r~~ ~o ~ons~ruct a mi~imum o~ 8 uni~~ on ~1ne ~~~e. ~'i~~ app(~car~t ex~e~dsth~ minimum d~e~l~ng ~nits al~~wed. Th~ variance is ~he r~~r~ir~u~n d~viatior~ nece~~ar~ ~~ n~a~~ r~a~ar~able ~conon~~c ~s~ o~ t~e prapert~. 1~~e ~pp~~can~'~ s~~r~ed e~p~or6n~ t~~ d~o~~~opr~enfi o~the ~u~je~~ proper~y ~~ ea~~y a~ l~~rch ~0~~. T~e app~i~~n~ has e~plor~ed v~ri~us d~sign~ for the sit~. 1"he ~pp~ic~n~ (ook~d i~~o ~~~~rr~house s~y~e de~r~lop~~n~ ~rh~~h v~ould r~e~ appra~in~a~~ly ~~ to~nh~~s~~ bu~ du~ ~o ~e~ bac~ re~u~rem~n~s and c~rcula~i~n ~~sue~ opt~~ ~~ ~o f~r n~u~~~-ur~~~ ~u~~d~~gs. ~~ring ~he ~nitial in~es~~~~ti~n of ~~~ p~o~er~~ ~ve, as a development t~~r~ in~ludir~g ~[anners, ar~h~fi~c~~, ~r~gin~ers a~d our ~n~p~oy~~s, und~r~o~k ~he tas~ a~findin~ the be~fi possib~e apportun~fi~ t~ nnak~ ~his proje~t a~uc~es~. ~Ile kn~~ tha~ ~ue fi~ th~ ~iz~ a~ ~he pra~ec~ ever~ de~ai~ o~ th~ proje~~ had to ~e ~x~cu~~d ~i~h prec~~~vn and ~rea~~vit~~ Illl~ haV~ l~~d ~xper~enc~ ove~ ~I~e past se~~r~~ ~ears o~ ~ev~l~ping nu~~rou~ ~y~~s o~ res~d~ntial ~nd mi~ed u~~ prap~~ties so ~he po~~~b~~it~~~ ~~ec~~c ~o ~~~~ ~6~~ ~er~ ~ide op~n. ~~ ~nd~rs~~o~ ~hat ~h~re ~re~e s~~ b~~k i~sue~, he~ghfi r~~tri~ti~ns, ~a~~n~~ai~~ sorr~~ d~dicatian ~~su~s ~~d ~ariau~ ~~her c~~~ ~p~c~~i~ r~~u~r~r~~r~t~ ~hi~h ~r~u~d aff~ct ~~ur ab~~~~~ ta ~~~r~ ~he si~~ ~v~t~to~~ ~r~~lo~in~ d~l~g~r~~~ ar~d that ~e ~vau~~ n~~d ~~ ~o~k au~si~e ~h~ bo~. ~e~e~~i dif~~rer~~ ~i~~ p~ar~~ ~er~ ~r~~~~~, ~is~~~~~d a~d r~~i~~ied ~~~ ~~~~~~i~i~~ ~nd ~~~~l~~n~~ ~i~h ~~~~ ~~~~, ~~ ~o~~ed a~ ~ ~nd ~ s~ar~ ~~~nhc~u~~s, ~r~~l~ sing~~ ~a~n~~~ c~~t~g~~, ~up~ex ~nd ~~~~iplex ~u~l~~n~ t~rp~~ ~~r~ an~~~z~~~ ~o~ ~f~i~i~n~~, ~ea~ib~~it~ ~~ c~r~~~ru~ti~r~ ~r~~ ~i~~l~~~~~ ~~ ~ppro~~l v~~r~ ~I~ ~~r~~i~~~~d. A~~i~ior~~ll~r, r~~ I~~~~~ a~ ~~~igr~~r~~ a~~~~~~~~I~ ner~ ~u~~d~r~~ t~p~ ~~~~~ ~~~~d r~~~~ ~~1 ~f ~h~ ~r~~~r~a o~ ~~~ ~~d~ ~r~~ ~~~u~~ ~ a~r~~~ ~~~ ~~~r~ ~~~~c~r~~~~~~~ ~~pr~~~~~ H~~eve~, ~~~ c~~~~ ~~~~~i~~~~ ~i~~ ~~~ ~~~~g~ ~~~ er~~i~ee~ing ~f s~~~h ~~ro~e~~ ~~c~~~~~ t~~ ca~~ a~~h~ ~~a~~rty an~ ~~ ~ui~~~~r 97 rea~i~~d ~I~~t ~~ ~r~u~c~ r~~~ b~ ~~a~~~l~ ~~ p~ursu~ fi'~~s ~oa~s~ ~~ ~~~ior~. ~a~~~ ~~or~ i~p~t f~~~n our d~~~lo~n~~n~ t~~r~ ar~d ~r~ ~~~s~~~r~t~or~ ~~~h~ L~~~t nu~~~r ~f a~p~Q~al ~~Ca~~d c~a[l~r~~~~ ~r~ d~~i~~d ~~ u~~C~~e ~~~an th~~~ in~c~r~~ar~~~d ~ n~~~~~- uni~ ~~~ldinc~ ~r~~c~ ~vc~uld b~ ~I~~ rr~~~~ ~~~nami~al~~ ~~asi~l~ ar~~ ~~v~ th~ ~~~~~t ~o~~ c~~fli~~s. Th~as~~ bu~ld~n~~ ~re ~~~I~~t~~ ~n ~~+~ ~~~ a~~ r~ir~~~~l~~ ~~~Idir~~~, 1~~~ ~~ r~~~i~i~i~~ ~he ~er~s~~~ t~e a~pl~~~r~t'~ ~ri~l b~ ~b~e t~ I~eep co~~~ I~~r ~r~~ ~r~~~~~ ~~~rd~~~~ h~~~~ir~~ i~ ~~~ ~~~~. ~a~ed u~~r~ ~~~ ~~ch~it~~tur~~ ~r~~ ~n~~n~~~ir~g ~~~~~~~~, ~~~ ~la~~r~~~n~ ~f t~~ ~ ~r~d ~ ~I~~ bt~ild~r~~~ ~r~ t~is ~i~~ ~i~l ~~~I~~~ i~~ hi~h~~~ ~nd ~~~~ ~~~ ~r~~ n~~~c~ fi~~ d~~~l~~r~~n~ ~ ~~~i~~~e ~~~~c~ a~ ~~e ~r~a~ ~`~i~~~ ~~e ~~~r~y incr~~~~~ ~~ ~~~~~~~i~r~ ~~~ ~~~~ ri~~~~ ~~~~~~ ~~ ~~~~~~~d ~~r~~~~ ~an~il~ uni~~, ~h~r~ is a n~ed ~or ~~forda~l~ hou~ing. This 15 ur~i~ ~ondo dev~{o~~e~~ ~ill ~ra~ride j!~s~ ~~at. ~.~. Th~ hard~~ip o~ ~h~ ~iz~ i~ nat cr~a~~d ~~ ~he appl~ca~~. ~~ ~s creat~d by th~~ ~i~y's requiren~er~~ ~or rig~~-~~~~v~~r ~or~r~~~~r~~e a~~ng ~ ~~~I~c~~r ~~r~~~. ~n~ r`~~h~-~~ way a~~ica~ian ~m~~c~~ ~r~y ~~ip~ ~~ ~~~~~~~~ ~1~v~~~~~~~~ ~~i ~~i~ si~~. i ~~ appl~c~r~~ i~ on~y ~sk~ng ~~r ~ varian~e to a~iaw one ad~i~iona~ uni~ a~ ~~e si~e. Qne addi~iart~l unit ~~I~ ~~~re li~le to na imp~~t ~o fih~ ar~a. ~~a. ~'he propo~ed va~ian~~ ~o ~1~~~ 15 u~it~ ~v~~~e ~ 4 uni~~ is pern~~~~d ~~~I no~ ~~~re a n~~~tive ir~pa~~ on ~h~ s~~~~c~ p~oper~~ ~r to th~ ~dja~~n~ prop~rfiies. Th~ varian~~ ~~ de~sity is c~nl~ ~o ~i~~~u ~~~ add~ti~r~~L un~~ on tl~~ s~~~o ~r~~ ~ddi~ion~l unit ~vill ~~~ c~~a~~ ar~~ ~ri~ual~ n~~~~, or~r~ff~c ~r~~ac~~ in ~he nei~hb~rha~d. D~v~lopm~n~ is r~o~ r~a~~ria~ly de~rir~~n~aL ~~ an~uriou~ ~o adj~c~r~t ~rope~tie~, The ~ifi~ ~s serued by ~~~~ ~~ci~i~~e~. The p~~p~sa[ da~~ not r~~~a~i~el~ i~~~c~ pro~i~io~~ of ~th~~ pu~~i~ or p~iva~~ serrri~e~ pro~rided. ~isu~l impac~~ are redu~~d by ~he ~etba~~s, ~rchi~~c~ur~~ ~uifdin~ s~yle, lar~dscaping, ligh~in~g, ~he ~- foofi hig~ u~al~, and impra~~d a~ces~. ~lois~ ar~~ ~ra~fic ar~ ~~pi~a~ ~ar res~d~n~i~~ u~es anc~ no~ out ~f pla~~ or ex~essive in con~~arisQn ~~ r~ai~~ or ~rafi~c ~en~ra~ed ~y ~he ~ch~oal ar~d surr~undin~ r~~idences. V~s~an ~~~arar~c~ at th~~ dri~eways ~il~ ~~ pro~ide~. la~~~c~~~r~~ ar~d ~ui~d~r~~ ~~re ~r~~l ~e r~a~~~ain~d b~ ~~e d~~rel~p~r simi~~r~a the ~ua~r t~~y mar~a~e ar~d r~ain~a~n ~~eir a~h~~r d~~elop~~r~~s. A~ an i~~e~trn~~t pr~~~~~, i~ ~s n~~ ~rt ~he d~~~l~p~r'~ b~s~ ~r~tere~~ ~~ a~io~r th~~ prap~r~~r t~ be~~nr~~ run ~o~un and n~gl~c~~~. ~f ~h~ rr~r~ar~~~ ~a~ d~ni~d, ~I~~ ~i~~ ~~I~ r~~~ b~ d~~r~~ap~a. ~fl~ ~~s~ u~~~ ~i~r~~f~~~~~~ ~I~~~~ ~~i~ pr~~~~~~ ~~~s~~i~i~~ ~~~ th~~~~~r~, d~ni~s t~~ ~i~~ ~h~ ~p~~rfi~anit~ ~~r ~~~~nin~ up t~~ ~~~~ an~ r~du~in~ ~~rr~~~ r~~~at~~re ir~p~c~~ ~n ~~~ ne~~hb~~h~~d and sch~o~. ~~~ ap~~i~~r~~ has ar~~~~r~~~ ~~~ ~~~r~i~a~ qu~~~tie~ o~ ~~e~~l~~~e~~ ~~~ ~~r~~~~~~s ~~a~ ~~~ ~~~~l~p~~~t da~~ n~~ r~~g~~i~el~ ~m~a~t ~h~ ~~~~ ~r ~~~r~~n~ir~~ ~ro~~r~i~~. ~.~. ~T~~~~ i~ ~n~~ a~e ~~~r~~er~~a~ ir~~~ct, ~~is ~s, i~c~~~~in~ t~~ ~~~t~~~~r b~ ~r~~ d~re~l~n~ ~~~~. ~`~er~ i~ ~o s~b~t~r~~ia~ ~r~~acfi ~~ ~~~ ~r~~u~~ o~tr~~ic g~n~r~~~d 98 ~~ ~ ~ d~v~ll~n~ ~~~t~ ~h~~e ~ 4 ~ni~~ ~re ~~~~~~~d. ~~C ~t~~r ~~~i~n r~~i~~r ~~~nd~r~~ ~r~ m~~ ~~ ~h~ 1~ ~n~~~. A~~ ~u~~i~ ar~d pr`~~a~~ fa~~l~~~~s ~ar~ ~~ r~~~ ~~ ~~~~~~ and e~ic~~~fi~~r ~~r 1~ u~i~s~ T~~ ~on~p~eh~~r~~i~~ ~~~~ ~r~~o+ur~~~~ de~~~apm~r~~ fio ~~c~~~ ~i~~in ~he ~~~~~i~in~ ~r~~ ~r~~~~ d~pl~~ati~r~ c~~ ~~c~l~~i~~ ~~~ n~fi p~~p~s~~. ~. 1~her~ i~ r~o ~~id~r~c~ ~~a~ ~1~~ ~r~p~s~d r~e~a~i~~~~ ~~p~cts an~r ph~y~ic~~ ~r r~~~~r~l ~~~~~~~. T~~r~ ~~e r~o ~~~r~i~~~~r~~ t~~~~r~~hic~~ ~e~~ur~~ ~n ~r ~~~~~er~~ ~~ ~~~ ~~~j~~~ pr~p~~~ t~~~ ~vi~l ~~ im~~~t~d, ir~~~~din~ ~i~~~, ~~~~~~~~~r~, h~~ar~d ~r~~~, hi~~r~ri~, v~~~~~nd~, ~~h~r r~~t~r~! ~~a~ur+~~~ h~b~~at~, or ~~~I~~i~al~~ ~~n~~ti~~ ~~a~~r~s. ~`~~ ~i~~ ~~~I ~~ ~~+~~~~~ed a~~ ~~~~e~ ~ar ~aur~da~~~r~~~ ~~v~d ~~r~~~~~ ~nd ~~r~d~c~p~r~g. ~~~~v~~, t~~ p~~~i~~l d~~~up~~~r~ ~~ or~~~ r~~~t is n~~ess~~ fi~ ai~~r~ ~~u~ ~~~id~~~~, ~~vrr~ ~r~~~~~~ ~~~~~~~ ~~ i~~~~ P~' ~~~r~d~~~, ~~~~i~ ~~r~~~i, ~~r~dscapirtg ~r~d irr~gafiiar~, and cQr~~t~ucfiion fihafi ~ri(~ b~ erter~~ ~ff~c~en~t. 4. Th~ varianc~ fio ~ncr~as~ tl~e numb~r o~ d~~l~ing ur~~~s from 14 ~o ~~ ur~i~~ ~s t~e a~s~~~~~ ~ir~~n~um ~~~~~~a~ ~~ d~~e~Qp th~ ~i~e a~ prapo~ed. The ~pp~ica~~ has c~a~e~ ~~ d~v~~~p ~~~ si~~ ~~ r~sid~n~i~l ~atl~e~ ~han or~~ ~~ th~ othe~ per~n~~~~d u~e~ a~ ~~ is ~~~~ ~~~r=ap~i~~~ ~o i~~~ ~r~~ ~~~~ ~~ ~u~~i~~~~~1~. i~5 i~ic~~c~a~~~ ~~~v~, ~h~ ~~riar~c~ i~ on~~ ne~ess~ary due ~o ri~1~t-~~~~a~ c~r~ve~ance. ~f ~hey d~~ no~ have ~o con~~~ ri~h~-a~~v~ay, ~he War~ian~e ~u~u~d na~ be ne~ded. ~. The o~~~6an~~ doe~ n~~ ~onf~i~~ ~ri~~ can~preh~ns~ve p~~~ a~~~oductorg~ ~~a~~~en~ ~~~~ "i~ is e~p~c~~d t~at ~~~~ g~~a~~r p~pulati~n pre~sure~ a~ ~esid~n~i~~ ~h~~ the~e ~r~l~ be ~ hi~~~r per~en~~c~e ~f rr~ul~~~~a~il~ hou~~r~g." Th~ ~~op~~e~ v~~ll a~d add~~~onal ~r~~s and be 6n connpl~anc~ o~~~h the Ci~~ ~ree ~rdi~an~e ar~d r~pl~n~ing ~~q~~re~en~s. 1~~~ pr~pa~~l pra~~~es and e~c~u~a~es ~~~~~~si~~ ~~ ~ou~~n~ ~~~es, er~courages a~rd~rl~ ext~nsion o~ s~rv~c~s b~ b~~n~ lo~afied ~n ~n urb~nizing ar~~, car~p~ies ~rifih~ ~h~ ~i~y'~ ~xpress~d infen~ ~o ~~cped~~e th~ dev~~opment reui~w p~~c~~s ar~d ~~I~s ~n an are~ d~~ig~a~ed for in~reas~d den~i~y ~~~hin ~he U~~. 1"h~~ proposal can~rib~tes ~o the Ci~y'~ proj~c~ed hous~ng n~eds ta m~~t ~h~ proj~c~~d po~ula~ion gr~vu~h. This p~~ticular pi~c~ a~ land, ~~c~ted i~ an ~~ ~r~a, ~n a co~leG~~r s~re~t an~ ~vi~hin~ p~oxin~ity to a sch~a~, s~au~d no~ be ~ede~r~~~ped as ~in~~e ~anr~i~y, vuh~c~t ~vau~~ r~quire a sub~~Wi~i~n ar~d addi~ion~l r~~~~~o~~o~a~ ~rnp~o~~~~r~~~, ~'~~ s~~~ ~haul~ ~e n~a~~~ize~ a~ t~ ~~~ ~e~e~~pr~en~ pat~n~~al and addi~~~na~ prop~rt~ tax~s ~~e de~~~op~er~~ ~rou~~ g~r~~r~~~, ~hi~h r~~r~i~n~~~s ~he ir~pa~~ or~ ~it~ m~~nten~nc~ c~s~s ~ha~ ~rQU~d ~~ g~~~r~a~~d b~ n~~r str~e~s. ~upl~~ an~ mar~uf~~tures ~~~n~~ d~~re~~pr~~~~ ~ould na~ r~~~~ m~~i~n a~~si~~ ~~~rtd~~~~. Th~~ ~~~reCap~~n~ is i~ ~~!~~I~~nc~ ~i~h t~~ ~f~od~~~n ~on~~r~h~nsi~~ p1~~ ~~. ~~o~th, P~~~, ~n~ ~re~er~~. Th~ pr~~os~~ ~ ~ ~r~~~ co~~ar~in~ur~ ~~~e~o~~~r~fi ~ri[I ~~~~ ir~p~~~~ ~h~ ~~~~~ ~a~ si~~~~~o~ b~ br~~d~~ir~~ ~~e ~ax ~~~~. ~This ~r~~t~ ~il~ ~e~~ brir~~ ~ ~°~~~~ r~~~~ ~~ ~~~~~~~ in ~a~~ir~~ ~~~~~ ~r~~ ~~~~ti~n~. ~~~n~ ~i~~ i~~~~v~r~~ ~~e ~~n~r~u~i~~. 99 T~~'~~~db~ur~ ~~~n~re~~~~iu~ Pl~r~ ~r~coura~~s ~r~~rth in ~~d~r ~~ m~~t t~~ ~a~~~~g r~~e~~ o~ ~~~ a~~~. T~~ ~~~~~s~d ~~~~~a~~~~~ ~ra~~~~~ ~ ~ ~r~it~ ~i~~~n ~he ~~t~ ~(~~~s ~~a~ ~r~l~ h~lp in~r~as~ ho~sing and ~r~~~a~~d ~~~~(i~i~~ ~~~~~~ ~he n~~~~barh~~d. ~~ ~~~~~~ ~r~ ~h~ '~aod~~rr~ ~~n~pr~~~r~~i~r~ ~~~n, "~o ~c~or~r~a~la~~ ~i~e ~r~~ic%aa~~~ c~r~o~~f~ t~~ ~i~~r ~~~~J~ ~~~~ s~eci~ic ~~~~!~r~~i~ r`~ ~~v~~~~i~g~ ~~~u~~~ ~r~~ c~~~e1~~ ~~li~r'~~ ~a er~~ou~~g~ a~e~elo~r~~r~~ a~~ ~r~~~xatior~. ~"i~r~~ ~!ra~v~~~ ~~~~~~i~~ f~a~~ ~a~~r~ ~~rr~r~~~~~~ ~~ ~~o}e~~ ~e~r ~~~a~r'r~~- r~~!uir~~r~~r~~~. ~"~ie ~i~~~ ~~~~-~~r'~ woc~~~ cr~~~~ ~~a~~oxr"rr~~~e1~ ~, ~3C~~ ~~~r ~~c~se~~1~~, ~r~ou~!i~ ~or ~ ~a~~l p~~c~1~~i~r~ ~~ ~~,~OQ. ~"i~~ Ci~y si~oul~.N ~. ~ror~o~e ar~a! e~rc~c~~~~~ a~'iversr`~~ a~ hot~~ir~c~ ~y~~~ ~n~ ~~i~e~..." ~~ r~a~.~rr~i~ii~~ ~~~ d~n~~~~ ~~~ ~~~i~~~n~'~ v~i~l ~~ ~~~~ ~c~ k~~~ ~~~~~ i~i~ ~~~ provi~~ a~f~r~a~~~ hausing ir~ ~he a~~~. ii~i~h ~h~ y~ar~~ ~ncr~~ses in p~~u[a~ia~ an~ ~igh r~~ir~g p~ices a~ ~e~ached sir~g~~ ~ar~~ly units, t~~re i~ a need for a~fard~b~~ h~usir~~~ rthis ~~ un~~ co~d~ ~~~~lap~n~n~ ~u~~! pro~r~de ju~~ ~h~~. The propasa~ me~ts ~~e ~ol~o~vir~g ~a~~s and Po~i~ies afthe ~111aodburn C~r~pre~~n~i~~ P~~r~ a~ ~t~ted ~n~~r `Re~~d~n~i~~ L~r~d D~~~lapn~~n~ ~olici~s'; A~~. ~'~,~i~e~~~a~ ~~~a~ s~o~~~ ~~ ~esic~~~~' ~~oc~~~ ~ ~e~g~b~~~~o~ ca~ce~~. t~ei~!~bor~ooa~s s~~ul~ b~ ar~ i~!er~~i~iab~~ c~r~i~ bnc~n~~~ ~~ ~r~erials, r~~r~~~~si~~~fia1 ~ses, ~r~ r~a~u~al ~e~fr~res a~ ~~~ ~~rr~rr~. ~~e rrei~h,~ori~a~~ sl~o~l~ ~~o~i~e a focc~s ar~~ ialer~~i~y wi~f~ir~ ~I~e cor~r~c~r~ity ~n~ ~f~oc~~a~ I~av~ ~ car~r~r~r~i~~ ~~cili~y, sucf~ ~s ~ school, ~aa~~, ar pri~ra~~ly ~v~nea~ ~~r~r~~ni~y ~acili~~r ~o ~1lo~v ~or i~~erac~ior~ v~it~rr~ ~~ie r~ei~~~~ri~oo~. ~"h~ ~ubjec~ pr~pe~y ~~ ~oca~e~ ~dth~r~ a d~~e(~~~~ s~ngl~ f~n~~ly a~~ r~u~~~ ~am~~~r ~~~ghb~r~~a~, Th~re i~ ~n e~~~er~~~r~ sch~aol ~~c~~~~ a~~ra~i~m~t~~~ 1a~ ~~~t~~ fi~~ ~e~~ a~~h~ ~~abjec~ pro~er~y ~r~d ~~on~ ~he r~~r~~ prop~rfi~r lir~~, ~-3. ~7e~~l~~r~er~~ sf~a~I~! ~~Qr~~~~, ~~~~~~~ ~~~ ~ase ~~ r~~~!e~ate ~er~s~~y ~~~r~~~r~l~ ~r~~ c~~~~i~e ~esi~~r~ a ~~~1ir~~- ~~ ~~~r~~~~~ ~r~~ s~~~i~r~~~~~~ v~i~~r s~~ici~r~f l~r~~~~~~e~ a~~~ ~r~~ o~~r~ ~~~~~ ~o cr~~~~~ ~ ~~~~sa~~ ~ivir~~ ~r~~ir~or~~er~~. ~~~. ~e~~~~~~~~~ ~~~~~~~rr~~r~~~ s~~c~~~ ~~~i~~ ~~~ ~r~~~~i~~ ~~~~~~ ~r~ic~ ~i~l r~~~i~r~~ ~~e ir~~~~~r~~ ~~Ic~~s ~~ ~t~e 1a~~ ~~rr~~! ~~~e1~~~c~ a~~ 100 ~r~c~c~~a~e ~la~r r~a~ir~~ ~~~~`ic. ~~~~ r~esi~~r~~i~l ~e~~la~r~~~~ ~~~~I~ ~r~~~~~ ~o~ ~~~~~~~~i~~ a~~ ~r~~ ~l~r~tir~~ ~Q ~~~a~c~ ~~~ Ii~~~ili~~ ~r~~ ~~~~~e~i~s ~~ ~~e r~er~~r~or~~~c~. 1"~~ ~ui~di~~~ ~o~si~~ ~~ ~ev~ra~ ~r~i~~ ~rit~ir~ c~n~ bui~d~n~. Th~ ~~~ic~r~ ~~ ~~~ ~~u~~~i~~ ~r~~~~~~ ~r~ ~~f~~~ ir~ ~he r~a~ ~i~~~. ~n ~rd~~~~ p~~~i~~ a ~r~i~~a~ ar~d ~r~~~~ll~ app~~l~r~g d+~~igr~ ~~~ ~~~ ~i~~, ~h~ ~~ildin~~ ~ill ~~ ~or~~~~~~~~d ~~ ~~i~~r~ ~r~ t~~ ~~~~ ~1~~n. Th~ bui~dir~g d~~i~~ ~~ s~~~ ~h~~ of~-~~~~ a~~ ~ro~i~~d ~n ~~~ rao~ I~r~~s ~nd ~uild~r~~~. 1~~~ ~r~pa~~d ~~~~~~~r~~~t ~~I~ b~ ~~~fici~~~ ~n I~~ds~~ped are~ ~nd ~p~r~ ~~a~~ a~ ~h~v~r~ o~ ~~e ~~t~ ~I~r~. ~"~~ ~pp~~c~r~~ ~a~ ~rav~d~~ ~ ~ar~~s~~~~ ~lan ~~~~ ~~~~~ ~~e ~~~~~~~~~~~~ a~ ~h~ cod~. fir The subjec~ pr~perty has been des~gr~~~ed f~r re~id~~tial us~, y~~ it h~a~ never b~~n ~ull~ ~e~e~aped. Thi~ pro~o~a~ a[l~r~s ~h~ proper~y o~rner ~~e~~~r f~e~i~i~i~~ in the lor~g-fi~rm in~~~aven~en~ a~th~ ~rop~r~~r. Sir~~e ~~i~ pr~p~~y ~~rd~~~ resia~r~ti~i ~reas, i~ i~ iog~~a~ ~~ e~~~na r~siden~~ai u~~s i~~~ ~~ii~ ~i~~. T~~ pr~p~~~d is con~isten~ with all a~~~icabl~ ~~a~~ and ~oli~ie~ ~f ~n~ ~~r~~r~her~~ive Plan. Th~ ~ubj~~t p~ape~y ~~ ~~thin t~~ lJ~ba~ ~ro~~ ~~ur~da~y a~d is I~ca~ed in an urban~zing a~e~ o~ i~~~db~rn. ~ ~~~i~~i~~~~c~~ig Th~ p~o~erty ~s loc~ted ~n an a~e~ plann~d ~or ~u~ure n~ulfii-f~~nily r~~i~ential deve(~pment. Th~ d~v~laping r~sid~n~ia~ ar~~ ha~ access to r~~ss transi~, ~choals, ~r~ste co~lection an~ dispas~l, carnmercial service~, ~nd recrea~~on ar~~~~ ~s such, it ~s cor~s~~~r~d a~~i~~b~e ~or urb~n d~velopn~en~ consi~~ent wi~h p~~n~ ~or th~ ~ro~r~~i~n of u~b~n ~~c~li~ies and s~~ic~s. T~er~ ar~ ~~jar ~~~~r ~n~ ~e~~r ~aci~i~~e~ a~ai~ab~e ~ha~ c~r~ b~ ~xt~nd~~ o~ ~onnec~e~ to as d~~rel~~m~n~ occurs. Pol~c~, ~ir~ and appl~ca~~~ ~~r~ ~ervic~~ ~~r~ b~ pr~~i~~~ r~i~ ~h~ incr~as~ ~~ ~~op~r~~ ta~e~ as a r~~~~f~ o~ ann~~ca~ian a~nd u~~~r~ ~~v~l~pn~~n~, d~~r~~o~n~~r~~ ~ril~ provide th~ neces~~r~ ~t~~rr~ dr~ir~age ~~~~~~~~~~, an~ ~~r~r~~c~i~ns ~~n ~~ r~~~~ t~ ~~is~i~~ ci~~r ~~~~~i~i~~. F~~~~in : T`h~ pr~p~~~~ ~ill al~~~ ~~~ur~ r~~~d~r~~i~~ d~~~~~~~n~n~. ~~c~~in~ ~~~rel~~r~~r~t ~i~~ b~ ~~~~~~t~~t ~i~h ~~~~~o~~~r~~ ~~~n~~~~~ ~~~ ~~~~~ pol~~~~~ ~~ ~~~~~ ~~~~ ~~~ ~~~~~I~ f~~ri~ a~ ~h~ ~~~~~u~r~ u~~an ~~~~. Th~ 1~~~~i~n, ~~ns~~~, ar~~ ~t~~e a~ ~~u~in~ ~~~ ~~~r~~~~~ b~ th~ ~~~~r~~ ~a~e. 101 P~~~i~~n~ ~a~ ~ ra~~~ ~f ~ou~i~g ~~a~c~~ ~or ~~~ ~~~n~e~~~ o~ ~h~ p~~~la~~~n ~~ ~o~~i~~~r~~ ~rit~ ~hi~ ~oal, ar~~ i~~r~~~i~g ~ou~ir~~ ap~~r~~a~i~~~s i~ ~~r~~~~~~r~~ ~it~t ~he ~r~~r~ea~~ ~n ~~p~~~ti~~. ~n add~~~i~r~, i~cre~~ir~g r~~i~~r~~~~l ~~r~~i~y ~~ ~p~ro~ria~~ la~~~i~r~s is ir~ ~~epir~g ~ri~~ ~~~ Pl~r~ ~~~ici~~. ~Th~ c~ar~~~ ~r~ ~h~e ~a~~ir~g ~~~~i~~ d~~~g~a~ian ~r~~ ~i~~~~ ~ami~~ fi~ n~u~~i ~~r~~fi~ ~ri~l a~[~~ fo~ ~ ~p~ci~~~ ~~p~ of d~~el~pr~~~t that ~i~l ~~ ~~~igr~~~ ~~a ~ccon~r~o~a~~ t~~ r~~~~~ o~ ~~~~z~~~, T~~ p~~p~~~~ ~~n~~rr~~ ~~ ~1~~ ~i~~~ti~~s ~~ ~I~i~ ~~~~ ~~ ~~in~a~n a~i~~u~~~ ~~u~ir~~ ~~p~r~un~~ie~ ~~r~ ~~~ r~~ic~en~~ ~f ~~~ c~~n~~a~ni~~. ~~~ ~~ap~~~l ~~~ ~~~~~~r~fii~~ d~~e~~p~er~~ ~ro~~d~~ ~~~ ~h~ ~~~r~~ri~~~ fiyp~~ loca~~~r~ ar~d pl~~~in~ o~ pu~li~ ~a~il~~i~s a~d ~er~~c~~ su~~ci~~i~ ~~ ~~p~~r~ hou~ing d~~~~~pr~ent 6n ~~~a~ pre~~r~~~y d~~elape~ ~~ u~d~~~vin~ c~~~r~~apr~~n~ ~~ rede~~~opmer~~ ~~~a~e~ide ~~al 1 ~~. Tra~~ o~ rfia~ion: The ~ra~~~or~~~~on s~s~~r~ ~il~ b~ d~s~~ned ~a ~rouide ~Qr a driv~~ray f~~d ~~ ~~~ ~~rr~i~ ~i~n ~u~ ~onsidera~~~~ ~or sa~~~~ ar~a drair~~~~. ~ h~ ~~~ici~, ~ransi~, bicycl~, and pede~~r~ar~ c~~cula~i~r~ sys~en~s v~i~L ~~ desi~n~~ ~o conne~~ ~ne popula~~o~ and ~rnpl~ymer~t cen~ers ~n the 1l~ao~burn ur~an area, as ~v~~l ~s ~ro~ide ~~c~ss ~~ ~~h~r ia~~~ ~~ighborhoad r~siden~ia~, sha~p~~n~, schaa~~, ~nd ~th~~ acti~ri~y c~n~~r~. ~~or~~ ~~~e~opr~~r~~ ~f ~h~ un~erdev~l~p~d prvp~~ty ~~~~ pr~~~de a~ e~or~~n~~~ b~o~~ to ~~~ ~i~~y i~ ~~rr~~ o~ in~~~a~~d pro~~r~y ~~x~s ar~d ~aad~ ~r~~ se~r~ces ~e~d~d ~~r~~~ ~~~ ~~nst~~~tio~ ~h~~~~ a~ ~eu~lo~m~nt. ~n ir~c~e~se in po~ulafii~n ~ri~l b~~~~i~ t~e ~acal ec~nor~y, ~nc~udin~ fihe do~vnto~n cammer~ial core ~rhi~k~ i~ a pri~r~ty ~orthe city t~ mainfi~~n ~nd i~crea~~ ~conomic ~c~ir~~~y, Th~ a~~~c~i~~s u~d~r t~~s go~l ar~ almost er~~i~el~ on indu~tr~al deWe~opm~n~. ~u~lding ~rade er~plo~~~nt ~~~ ~e a~h~rt•~~rn~ ~o~~t. TI~~ ~dd~~io~r~ a~ re~i~~n~es ~r~ll prov~de n~~ ~~as~~rn~~s for ~usine~s~~. C~o ~ar~n~erc~~~ ~~ indu~t~~a~ d~~~~~p~~~~ ~~ p~~~a~~d. ~a~e~~~, t~~ re~u~~ir~g ~es~der~~ial d~~elo~m~r~~ will be clo~~ to c~mmun~~~r shopping ~nd ~er~~ce ~~Gili~i~s. T`he pro~~~al d~e~ n~t ~I~rr~ina~~ ar~y ir~~u~tr~~l~~ d~sigr~~~e~ ~~ ~an~d Lan~ ~ri~~ir~ t~~ ~it~ lir~i~~ ar tJr~ar~ ~ro~t~ ~~u~~~r~. T~~ ~~rn~~~~~~~i~~ ~la~ r~~~e~ ~h~~ ~r~~ ~~ 1l~laa~~~ur~'~ ~rirr~~~ ~~~~~r~i~ ad~r~n~a~~s ~s ~t ~~c~t~~ ~r~~~~~ ~ro~~r~i~~r fi~ r~a~~r ~i~~~~, ~h~ ~~,~~t a~d t~~ ~~~ar~t~~~~. ~'~~ ~r~p~~~~ ~~ ~~~ a~ ~~~r~~~~~ ~~~~~o~~~~~ ~r~j~~~ ~~~ ~i~~ ~~~ r~~~a~~~~~~ ~~~~~ ~~~ ~~~r~~~~ ~~ ~~~ ~~c~~, r~~i~~~~ ~r ~t~~~~i~~ ~~~~. 102 '~~~ura~ ~~~~rd~: Th~ ~ub~ec~ pr~~ert~ is r~o~ I~~~~~d ~n ~n area c~~ ~~e~p ~I~p~~. ariv~~r~~ ~~pa~r~~p~~ ~f t~~ ~~~~ ar~d b~ai~~i~g ~~~~~ ~~I~ ~~ re~~~~r~d f~r c~~~~i~n~~ ~~ r~~~ci~~~ c~~~ r~~u~r~r~~r~~~ f~r d~~r~~o~r~~n~. ~~ r~~~air~~, ~n~~r~~~~+~~ ~~~di~~ ~i~l b~ d~~e ~~ a~~ur~ ~fi~~~~ b+~~~d~r~g ~~~~ ~~r bu~ldin~ ~~rr~~~ ~ppl~~~~iar~~ ~~~~, n~e~~i~~ fi~~ ~~~'~ ~J~~ur~l hi~~~~~~ ~a~l ~r~d ~~~~e~i~~ ~~~I ~'. Th~re ~r~ n~ ~[~~d ~r~y or ~~~od pl~ir~ ~~~a~ ~r~ ~h~ ~~~~ ~h~t n~~~d~ ~~ ~~ ~a~~i~~r~d. [~~~ur~l d~~i~~~~ ~r~~ rur~ ~fi~ ~~~ t~ d~v~l~p~~n~ ~i~L ~e ~~~r~~~~d dur~r~~ ~~~ ~u~~~~~~~~r~ d~~~~~pr~er~~ ~r~~e~~. ~~~ ~~~~~i~n o~ ~~a~~ ~ar~ds ~~ na~~~i~~ of ~ p~o~~~ed ~~~r~~o~r~~n~ i~ th~r~ ~r~ j~r~sdi~~~~n~l ~retlan~~ or ~~dri~ ~oils ~r~ ~h~ si~~ dur~r~~ ~~~ d~~~~~prr~~r~t ~r~~~~s. ~ ~n ~ ~c~ i~a~u~a~ ~nd Cultu~al Resaur~~~: T~~r~ ~r~ r~v iden~i~~~d ~~n~ra~ r~~ources, ~~sh ar ~vi~dl~f~ h~b~t~ts, ~i~n~~i~ar~t na~u~a~ ar~ ~vii~erne~~ ~r~a~ ~i~hin ~he ~er~i~o~ ~a ~~ ar~n~x~d. There ar~ r~~ nis~aric oro~~er culfur~i resou~c~~ on ~i~~ ~u~j~c~ proper~y. ~'i~er~ i~ no e~is~~n~ ~~rm~~nd on ~~e ~r~per~y, mos~ a~tne prope~ty ~s ~roo~ed an~ p~r~ia~ly o~en ~ield a~eas. The~~ ar~ no s~gn6~icant ~is~or~c ~i~e~, ~is~-b~aring o~r~~eruva~s, ~c~n~c vi~~rs, a~gr~ga~~ or nninera~ r~s~urc~s ~n ~r ~~~acer~t t~ th~ subj~c~ p~~p~r~y ~ha~ wc~~~d b~ am~a~~e~ ~~ increased re~6de~ti~~ dev~l~pn~~n~. ~"hu~, t~~ ~ro~asa~ da~s r~o~ r~ec~~~~~~~~ ~n~~a~~ ~~~~~~r~d~ ~~~d ~J~e ~~~~ 5. A~r "~Ilat~r and ~.an~d ~~~aurces C~ua~it : Deue~a~r~enfi is r~quiret~ fio n~~~~ ~pp[icabl~ S~ate and ~'eder~! r~qu~r~ments fQr ~ir ~nd u~~ter qual~~~a Th~~~ is n~ prop~~~~ ~~ ~reat~ ~ar~~ indus~~i~l ~a~~~ o~ I~azardaus ~ras~~ s~~~s, large pa~r~d park~ing la~~, o~ otl~erwis~ d~srupt the ~r~vir~nment a~l~~~ than minima~ly n~~d~~ ~o deve~ap th~ sifie ~t urb~n d~nsities ~~~h u~b~r~ ~~~iai~6e~, Q~~~~~p~~r~~ a~ urban d~~~~~~e~ i~ ~~q~i~~~ ~a ~~n~~c~ t~ Io~~l ~va~~r ~n~ s~~~e~ s~rs~~r~s.1"h~ cac~~ re~u~a~~~ fi~ees, ~er~~~~~, ~tre~~ tr~es an~ n~t~r~[ f~a~~r~s of tF~~ ~i~e. i~e ~urrour~din~ ~r~a i~ ~r~~~m~r~~r~~i~r r~~~~i~n~i~~. i he r~a~~r ~i~ qu~ii~~ ir~p~~~c ~n t~~ ~i~~ni~~ ~~ f~~~ ~~~~cl~ ~ra~f~~. ~Th~ ~~f~~t o~t~i~ d~~el~~r~~r~~ ~r~ ai~ qual~~~ ir~ th~ ~~~~ ~~11 n~~ be ~~~r~i~~~~~~. ~a~~~~r~~~r ~r~~~ ~~ d~~~~~~~~~ i~~o t~~ ~i~~ ~~~r~r s~r~~~~, a~d ~ur~~~~ ~~~~r ~~~~f~ ~~~~ ~~ ~~~l~ct~~ ~r~~ r~~~~~d ~~° ~~~ ~t~r~ ~r~~r~~~~ ~~~~~~nm ~`~~ ~i~~ i~ r~~~~~~~b~e f~r ~~~u~in~ ~~~it ~~~~~~r~~~r ~~~~~~~~e~ ~~~ ~~~~rfi~d ~o ~~~~ ~~~ 103 ~p~~~ca~~e s~~n~~~ds f~r ~r~~rirar~rnent~l q~~~i~y, T1~~~ugh th~ use o~~~e~~ pu~l~~ ~a~~~~f~~~ v~~~~~ re~~~~c~~ ~~~1 b~ ~ra~~~~~d. T'~~ougl~ ~~~ us~ of ~h~~~ p~~l~~ fac~l~~ie~ ~ra~er ~~~our~~~~ ~i~i ~~ pro~~cted. ~~~~s~~~ ~~~~r ~ri~~ b~ ~up~~i~~ ~~r th~ ~i~~ ~a~er s~~~~rr~, ar~~ ~~~r~ r~il[ b~ r~~ ~i~~dr~~~~ c~~ sub~urfia~~ ~round~~~e~ re~~ur~~~~ T"he ~r~~~~~~ ~a~~~rr~~ ~o ~~~te~~d~ ~~a~ ~. ~~~ ~~~~~opr~~~~ o~~h~~ ~~b~~~~ pr~~~~c~ c~n~i~ues fia pro~i~~ ~~r~h~ ~r~~r~~ ~~~ ~~an~~r~ic ex~~~~ian a~ pu~1~c f~~i~i~i~s and s~~i~~s~. T~~ ~i~~ p~~r~~d~~ ~~~ i~~usir~~ ~~p~~ ~~d ~~c~~i~r~ i~ a~ ~r~~ ~~~~ ~s ~~~i~~ ~~ ~~~v~d ~y ~r~~~~~~~ ~u~~i~ ~a~ilitie~~ T~~ ex~s~in~ ~rar~spo~a~ian r~efvv~rk surroundir~g t~e ~ubject ~ro~er~y ~s in p~ace. Conr~ections tQ th~ tr~ns~ar~a~ion n~~ra~~ ~h~a~ ~~ek ~o ~~ly a~ ~ r~duct~or~ o~ autamo~iie ~~~p~ an~ ~n~~u~~~~ ~~des~ri~~ ~r~~re~ ~~~p ~a pro~o~~ ~ner~~ canserv~~i~n. i~ne e~~~~~i~~~ei~~ ~~~i~~ i~~~~r~~~ ci~~i~i~~i~r~ ~j~~~~~ ~ii~i ~~~~i~~ efficier~t an~ ~onver~ien~ ~inkages far ~oth mo~oriz~~ ~na r~on m~~ori~ed ~orm~ o~ ~ranspor~~tion. Up~~o-d~t~ b~~ld6r~g coo~struction ~ad~~ prao~~de for er~ergy-~~ving d~vices and V"V~~'M~~~~~i9 EY Th~ ~ar~pre~~nsi~~ ~~~n iden~~~~~s ~h~e ne~d ~or pu~l~~ e~uca~i~r~, ~nc~~~~ve a~d ~n~4~ ~~i~ ~~~t~ ~i t~~~ c~t 1 ~~ ~tidi ~~ iG~i~i a~~ ii~"viici ~i ~~i yy ~u~ ~~i.ii i ~}~~~ui ~ uu~i5. Public F'ac~li~ie~ and ~~r~~c~~: The ~ity o~l~lood~urn prou~~es and maintains servic~s and f~cil~~ie~ ~~~th~ hea~~h, s~~et~ artd ~~I~are o~ r~si~en~~ ~v~fihir~ ~he cor~mur~i~~, inc~u~irtg park ~a~~~i~i~s. The ~~h~a! di~~r~c~ ~ro~~des public edu~a~i~n f~ciiitie~. The C~~y has alsa id~nfiif~e~ and planned f~r ~~cili~ie~ ~or ~aste~rater ~r~~~~ent, ~r~~~~ ~e~ic~ ar~d ~~orn~ e~~~~r r~na~#~aci~~~m~~. ~Qr~r~~c~~on~ t~ and I~op~n~ a~ e~ist~r~g ~~s~er~s ~r~l~ ~e ~nh~nc~d ~i~h th~ d~~elQ~r~en~ o~the ~ub~~c~ ~roper~~. Q~~ael~p~~r~~ i~ r~~pon~ib~~ f~r p~o~i~~r~~ mun~~~pal ~a~~r, ~~~rer an~ ~~orn~ drai~~~~ t~ th~ sifi~. ~~I n~~~ed pu~li~ ~~~ri~e~ ~r~~ ~~~~~~~i~~ ~r~ ~~rai~~~l~ ~~ thi~ ~ropert~ a~ I~~els ~hat ~~~ ~d~~u~~~ ~~ ~~r~~ ~h~ pr~p~~~~ ~s~. T~~ ~i~~ r~~ir~~a~n~ ~n~ ~~~r~~~~u~t~r~ ~~ ~u~~i~ ~~~r~~~~ ~ha~ ir~~l~de~ s~~er, ~~t~r, ~n~ ~torr~ dr~~~~g~ ~~ci~i~~~~. ~'h~ ~~t~ r~i~~ s~~~~f~ ~r~~r n~~d~~ ~h~ng~s ~~ ~h~ ~~i~~ir~g ~~r~~~~ ~~~r~~~ ~~ ~~~ ~~r~~ b~~~~~~~ ~~~~~~~ ~~~ r~~c~~~~~~~ ~~ pr~~idin~ t~~ n~~~~~~a~ ~~~ii~ ~~~i~~s ~r~d ~~~~~i~i~~ ~~r ~~~ p~~~ase~ u~e, ~h~ req~~r~~~~~~ a~ t~is ~c~~~ ~r~1~ ~~ ~t~~. 104 ~~I ~~~~~~~ ~r~ ~~ra~~~ble fi~ ~h~ ~ubj~~~ ~r~p~r~~ ~~d ~~r~ ~~ ~~~~~~e~ ~n~~ ~~~ pr~~~r~~ ~~r ~~~ur~ d~~~~~~men~. ~~ p~o~r~~ir~~ ~h~ n~~~~~~~ ~u~~iG se~r~c~s ~~d ~a~~~i~~~~ for fil~~ prop~~~c~ us~, ~he r~~uir~n~~~t~ ~~ ~~a~~~~d~ ~a~~ ~~~il~ b~ rr~~~. ~'ut~r~ d~~~l~~r~~r~~ o~ ~h~ ~r~p~~~ ~~I~ ~~ ~~p~r~~ed ~u~~rd ~r~r~ ~~~~~~~~ d~v~l~pm~r~~ in ~r~ ~rd~r(~, ~~f~~~~r~~ ~r~d ~ lo~~~~~ m~r~r~~r ~~t~~~~i~~ ~~~~ ~ ~~. ~i~~~~t~ ~r~~~~r~~m~n~; ~i~~ze~ in~~~~~r~~r~t ~~ ~r~~~~~d ~i~ ~h~ ~i~~ o~ ~~a~b~~r~ ~u~~~~ hearir~g ~~a~e~~ ne~~~s~r~ ~r~r~h~ ann~~~~~~r~, ~rhic~ ~~lor~~ pu~lic cor~n~~n~. T~i~ a~p~i~a~i~n ~i~l b~ re~~e~e~ ~~~~r~~n~ ~o ~h~ pub~i~ r~~i~~v ~ro~es~ ~~~~~~i~~i~d ~~ ~h~ Gi~~ a~ Ililo~db~arn. ~T~re ~i~~'s ~~an i~ ackna~v~~dg~d t~ be ir~ ~or~~lianc~ ~ritn this G~~1. T~e pu~lic hearir~g ~roce~s is ~mp~~m~n~ed by C~~~ ~our~cii pub[i~ h~aring ~n ~he r~att~r~vi~h r~ri~~~n notif~ca~~on fio pr~~~r~~ o~rr~ers ar~d r~~tic~ publi~~~d in ~ ~~wsp~per of gen~ra~ circulat~~nM ~"h~ ~u~~i~l~~d no~i~~ ~~I~ ider~#i~ ~h~~ app~icab~e cr~~er~a. ~~ublic h~~ring ta c~~si~er ~he req~a~s~ ~i~l b~ heid ~y ~h~ Gi~y ~~u~c~~. ~h~oug~ ~~~ ~~~i~~ca~~an and pu~i~c r~~ar~n~ pra~e~s aii ~n~~res~ed p~r~~es ar~ a~fa~d~d ~he a~portuni~~ ta re~i~~u ~~~ appl~c~fi~or~, cam~n~n~ on ~he pra~osal, a~t~nd ~h~e public ~earing, and p~r~~~ipate in ~h~ decisior~. 7'hese procedur~s ~n~e~ ~he ~equ~~en~~nt~ a~ t~is ~~~I ~~r ~i~i~~n in~o~~~~~r~~ ir~ ~he lar~d use p~a~n~ng p~oce~~. F~r~h~~ pub~ic r~v~iev~ i~ provided by the P~~n~in~ Conn~nis~~~n r~r~~e~ pro~ess o~ a~ub~~v~s~on appl~c~~~on a~d appli~~ble app~al~ pra~+~~~. l~ addifi~an, ~he ~ompr~hen~ive P~an an~ i~~ inn~~er~~r~~in~ ardi~~n~es ~re a~~p~~d ~~ ~~~ C~~y ~~rau~h ~~i~ ~u~~~c h~~ring pr~c~~s ~~~he ~~t~ ~aur~~~~ ~r~~~~~~~ ~ro~~~ur~tt Tl~e ~fiatev~ide ~~anning Goa~~ a~e im~~en~ent~d b~ ~he adop~~d gaals and ~~~ici~~of~he I~iaadburn -~rea Cor~~r~h~ensi~e P~an and i~s in~p~emenfiing or~~n~r~c~~ a~~ fa~i~~t~ pl~n~. Th~ ~ropasal ~cc~r~mad~tes th~ S~~t~wide ~~a~s ~y bein~ la~a~~d ~ri~~ir~ an ~~a~ted llrban ~ro~h Baundar~. ~:nnr.l~~~inn~ Th~ ir~~en~ ~~~h~ ~~~~it~ ~~ar~d~r~~ ~re ~~ d~v~~~p pr~p~~~~~ ~rt~~~n ~~~ ~~ ~on~ ~~ ~ d~nsi~~ fin~~ h~~p~ ma~n~air~ hous~r~g s~~~k ar~d a~ford~b[e ~~using ~h~~h r~~e~~ ~1~~ ~~e~~n ~~~~~ ~~~d~ ~~~~~~r~ ~~~~ ~~. ~ ~ ~~~~~~n~;. ~"h~ ~~~~~~~~~ ~~ ~~~ ~l~o~b~r~ ~~~r~~~pr~~~~ Qrdin~r~ce perr~~~ ~ari~nc~~ ~~ d~n~~t~ ~r~~r~ cri~~~i~ ar~ ~ddr~s~~d. ih~ ~r~po~~i ~~ ~~~r~~s~ ~h~ a~~~~~d r~~~i~u~n d~~s~~~ ~~ on~ un~~ ~rill n~t ~~~~ ~n~r ~do~~rs~ i~~a~~ ar~ ~~~ ~~bj~~~ ~rc~~~r~~ ~~ ~~~~~~~~ ~~~~~r~~~~. T~~ r~q~~~ed ~~d~ti~~~~ ~~~~~-~~-~~~ cr~~~~s ~ ~~rd~~i~ ~~ ~~la~v~n~ 1 ~ ~n~~~. i"h~~ ~~r~~~~~ ha~ ~~~~ ~~~~~~d ~~ th~ ~lac~~~ur~ ~~r~~~~~~~ a~~~l~~~~~~ ~~~~~r~~~n~~ ~r~~ r~~~ ~~ ~~~ ~~~~i~~~~. ~ i~~r~~~~~~ ~~~ ~~~~~~~~ ~~~~~ ~~~ ~~~~~~~~r ~~~ ~~~~~~~~ ~~~~ ~~~~~~~~ ~~~~~ ~~~~ ~~dr~~~~d ~~d t~~ ~~~~ar~~~ ~~~u~~ b~ ~~an~~~. 105 Thi~ ~or~c(~~~~ ~h~ ~~~I~~ar~~~' ~ur~rr~~r~ addre~~~n~ ~he requ~irer~~r~t~ ~fi~~e ~~de ~~r a ~~ri~n~~ ~~ ~~~ d~n~~fiy. ~f ~~u ~~~~ ~ny qu~~~~ior~~ ~r~ r~~~~ ~a~dit~~r~al ~n~orr~~~i~~, ~~~~~~ ~~1~ ~~rl~ ~~~n~, ~.~., ~~ ~u(ti11~~~~ ~.r~~~r~~~r~r~~, ~n~., ~a~er~, ~~ ~~ ~~~~~ ~~~- ~~~~'. ~ile: #4~8~ C~:tPlar~nir~g Divi~~or~~~~l ~t~~f Re~or~sl~.inco~n~treetcor~do~variar~ceCouc~14-14-~St~nod~urn.488~.~up~ 106 M~~,r~Mnws.~>wo ...~~ua.:aanu,~......v, Apta.~Y¢ iCOG) x^r~Y AZCa -!4t iCIIAI'~aa cnc<e. •»o'wrr~rvs ~~ s •,e~ aacet s~ri '~Nt ffi~'.?V12l~6'~7NIk9~I~~dlt?Na°"d ~~~~/ ~ ~ ~~ /11 ~f~W ~ ~ ~~ ~ ~ ~ ~ ~ ~ yY~1 ~ '~ ~ ~ ~ ~l/ 1 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~°~ ~"'w ~ ~~~~ ~ ~ ~ ~~~~ ~ ~ ~ ~ ~ ~ ~~ ~' ~ ~ ~ ~ ~ ~ ~ ~ I'I ~ I ~ I ~ ~ ~ ~ ~ ~ ~ ~ ' \*" ~ ~ ~ u~ ; ~ ~ ~. ~; ~ ~~ ,; ~ ~..._____________°-- ~.~.,~~~~+~;'. . 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A-0Cdtl tlA Wtl1Y~'W #~MI'~S I>W'I89iit y' ii11 3Nt+1S3itlN'~ SAt0I5N~1!iIQ ~ NMOH55'~1~.~~~~~5 C~"a'~, "2 ~ ~ ~_~~ :~:.~<~~;~W ,a~g~ e ~ '~hFl~~~~~/~tl~~iF9Nikiai':~Nlt~:iPt~ ii~1~~~~~ . ~~~~~ n ~ ^ . ~ ( ~~L/$i~V~~rJ '~a~ms~Ha ~ °•~~at~'":De~a~ R i y ~ ~` m H~~.L ~ ~ ~~ N9[S3Q 3M1 WDliJ NOLLtlZiNf#MlflV = "~.~".~ ' :~M~1~ '~l 4'k ~ ~ ( ~ (~ N~t~~N~1 w~~l~~MS~~~~~~ ~ M.:~:~,W ._:~~~~~~ ~% ~ ~ ~ ~ ~ N Il~ I~C~ Q~ ~e~~ ~ ~ ~NS~~oad~~ ' j'J! ~ ~/{~ ~ TIO SNO1lUJI~I4UW'S39NVH:? ON aar,pnaer a~e~wr~w iar ai ~:n~~wE~ .J„ 1 Y Y ~ saom ~ak~r~ ~i~aani~ Ha~tunaw ~ r.~ ~,~~w~+a. m r.+ ~ ~~~~ ~ ~ .~ ~ i~ ~ ~ ~°'~ ."'w ~ ~""" ~ "' °" ~ ~ V~~~ ~ N ~ ~'~.^ {~ r„~ ~' ~ (,~ ~ ~~ ~ ~ ~ + I ~ I ( ~~ ~ t.L. 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'~vr+C;x' - t ui 7a~ ~~t~' ~ ~ ~?~t'~j ' 9- P~EX BUILDING 6- PLEX BU1~dIUG 4NOJ~B;iRPv COM!~ttU~`;;r, ' Dc~~C~I'1+;"tit~ ,.~P- COL~R SCHEME _ _ _ __ , _ _ _ _ --- ------ - -------- ; er~ ~ __ ~ ~ ~ i ItdCOLN S"IFfEET NFARTiv9EIV?S I COiJDON~~1lU~v"~ . ... :~ _ ~ ~ , Exhibit "L" 11A ~~"~-~v ~,-~'~r Woor~BUR.~ ~~~~ ~~~ Rpril 14, 200$ TO: Honorable Mayor and City Council throvgh City Administrator FROM: Jim Row, Community Services Qirector SUBJECT: Annual Parks 5ystem Development Gharges AdJustment RECOMMENDATION: it is recommended that the City Council adopt a resolution appr~ving a Parks and Recreation SDC scheduie, which has been ~pdated to account for increasing land and constructi~n costs, consistent with Ordinance No. 2250; and establishing an effective date of May 1, 2008. BACKGROUND: Pursuant to Ordinance No. 2250, this adjustment is to be calculated and take effect on January 1 of each year. The formula, as outlined in the Ordinance, uses the Engrneer News Record Construction Cost Index for Seattle to caiculate increased construction costs and Marion County Assessor's Office Average Market Value to calculate increased cost for land costs. The farmula is, Change in Average Market Value x.50 + Change in Construction Cost Index x 50 = Systems Development Charge Adjustment Factor As calculated, the fees have increased 8.45%. The updated schedule is as follows: Single Family Multi-Family Manufactured Housing Non-residential Old Fee $1,615/ dwelling unit $1,735/ dwelling unit $1,070 I dwelling unit $29/ employee New Fee $1,752/ dwelling uriit $1,882/ dwelling unit $1,1 b0/ dwelling unit $3] / employee i~ger ~da ltem Review: City Administratar ~~~ _ City Attorney /~~LJ Finc~nc 119 Honorabie Mayor and City Council April 14, 2008 Page 2 DISCUSSION: System development charge legislation was first adopted by the State of Oregon in 1989. The City of Woodburn has coliected and utilized parks and recreation SDCs to meet the needs af the grawing Woodburn community since 1992. The parks SDC methodology was most recently updated in 1999. The rY~ethodology will again be updated, once the Parks and Recreation Master Plan update has been completed this fall. in 2005, the City began using weighted trending data from the tviarion Coun#y Assessors Office to caic~late the annuai adjustments, since it was determined that the prevailing method resulted in rates that did not accurately reflect the true change in market value. This trending data calculates changes in properfy value for five classes of property, inciuding Residential, Commercial, Ind~strial, Multifamily and Rural. Each of these property classifications represents a different percentage of the City's total. To account for that difference, the trending is weighted with each classification's percentage of the total assessment. The re-calculation that occurred in 2005 went back many years and resulted in the issuance of refunds to developers. This adjustment will be the last to use this weighted trending approach, as the Assessors Office has indicated that 2006-07 will be the last period for which they will be generating that figure. FINANCIAL IMPACT: Building activity hod slawed in recent years, but picked up somewhat this year. Based on Parks SDC collections far FY 07/08 through March 31, 2008, it is anticipated that the increased fiee5 wili result in additional ~4,700 in revenue for the remainder of the fiscal year. Parks SDC collections in recent years have been: FY 03/04 $223,227 FY 04/OS $295,135 FY OS/06 ~80,200 ~refunds were given this yec~r due to the recaiculation) FY Ob/07 $88,499 FY 07/08 {as of Mar 31, 2008} $166,938 120 COUNCIL BILL NO. 2715 RESOLUTION NO. A RESOLUTION SEITING AMOUNT OF THE PARKS AND RECREATION SYSTEMS DEVELOPMENT CHARGES UNDER AN EXISTING METHODOLOGY; ESTABLISHING AN ALTERNATIVE RATE REVIEW FEE; AND SETTING AN EFFECTIVE DATE FOR IMPOSITION OF THE FEES AND CHARGES WHEREAS, ORS 223.297 - 223.314 authorizes local governments to impose system development charges; and WHEREAS, the City has adopted Ordinance 2250 establishing Parks and Recreation Systems Development Charges; and WHEREAS, the City has adopted methodologies pursuant to Ordinance 2250 to justify the Parks and Recreation Systems Development Charges; and WHEREAS, Ordinance 2250 provides that the amounts of the Parks and Recreation and Parks Systems Development shall be set by resolution; and WHEREAS, Ordinance 2250 also allows the City to establish an alternative rate review fee by resolution; NOW THEREFORE, THE CITY OF WOODBURN RESOLVES AS FOLLOWS: Section 1. PARKS AND RECREATION SYSTEMS DEVELOPMENT CHARGE. The schedule of Parks and Recreation Systems Development Charges attached as Exhibit "A," and, by this reference, incorporated herein is hereby adopted to be imposed beginning the effective date identified in Section 3 of this resolution. Section 2. ALTERNATIVE RATE REVIEW FEE The minimum fee for review of an alternative rate review calculation shall be two-hundred-and-fifty dollars ($250), to be paid at the time the alternative rate calculation is submitted for review. If the City hires a consultant to assist in reviewing the information submitted, the cost of the consultant's review shall be shared equally by the City and the applicant, and the applicant shall pay its share of the cost of the consultant's review at the time the City decides whether or not to accept the alternative rate. Page 1- COUNCIL BILL NO. 2715 ORDINANCE NO. 121 Section 3. EFFEGTIVE DATE The effective date for imposition of the fees and charges identified in this resolution sha11 be May 1, 2008. t/ ~ Approved as to form: ~'"~'`~ ~,/'~,.~'- ~~~~ ~ ~l ~'~ ~ ~ City Attorney Dat Approved: Kathryn Figley, Mayor Passed by the Co~ncil Submitted to the Mayor Approved by the Mayor Filed in the Office of the Recorder ATTEST: Mary Tennant City Recorder City of Woodburn, Oregon Page 2- COUNCIL SILL NO. 2715 ORDINANCE NO. 122 EXHIBIT "A" PARKS SYSTEM DEVELOPMENT CHARGE SCHEDULE Effecfive: May 1, 2008 DEVELOPMENT TYPE Single Family (also duplex, manufactured housing not in a park) Multi-family Manufactured housing (in a park) Non-residential SDC PER UNIT $ 1,752/dwelling unit $ 1,882/dwelling unit $ 1,160/dwelling unit $ 31 /employee 123 11B ~ ~~'""~€' ° T '~ WOODBCJR,~j~ April 14, 2008 TO: Honorable Mayor and Gity Council FROM: Scott D. R~sseli, Interim City Administrator SUBJECT: Rental Housing Ordinance RECOMMENDATION: ~~~~ ~t is recommended the City Council conduct a Workshop Session to provide an opportunity to interact with stakeholders and staff about the draft ordinance and give direction as to how #o proceed on this issue. BACKGROUND: The Council held a workshop on December 10, 2007, to discuss a draff rental housing ordinance. Background regarding this iss~e is included in the staff report for that workshop (Attachment 1). The Council raised quesfiions and concems abou# the proposed ordinance, and asked for a staff response on January 28, 2008 (Attachment 2). At the January 28, 2008, Councii meeting, Council directed staff to rr~ake additional changes in the draft ordinance and to convene a meeting of stakeholders to provide feedback on the draft ordinance. The sfiakeholders group was convened on February 29, 2008, in a joint effort by the Police Department and the Community Developmen# Department. Approximately 20 rnembers of the property management community along with representatives of the Oregon Law Center, Marion County HouSing Autharity, and the Farmworker Housing Development Corporation (FHDC) met with City staff to discuss the proposed rental housing ordinance (Attachment 3). Staff obtained feedback #rom fihe gro~p, which is discussed below, and is proposing several changes in the draft document in order to address certain technical issues raised by the group. However, the majority of the feedback from the group involved general questions, objections, and observations of those in attendance that could not be incorporated in#o the draft ordinance without substantially impacting the intent of the ordinance itself. A letter was Agenda Item Review: City Administrator ;~ Cify A~lioiney __~_ Fir~ance~ 124 Mayor and City Council April 14, 2008 Page 2 received from a local attomey threatening a(awsuit against the City if certain specified revisions to the draft Ordinance are na# made (Attachment 4j. DISCUSSION: At the February 29Tr~ meeting, members of the stakeholders group posed the following questions: • Why the ordinance was being proposed at this time? . Wha# specific problems were trying 1o be resolved? • W~y the Oregon Landlord Tenant Act was not sufficient to resolve whatever the issue was? • Why it was only a rental property ordinance and why it did not apply to all housing in the city? • W hy the City did not just refer people to ~ega1 Aid to resolve issues it becomes aware of? Some members also strongly expressed their views that: • Tt~e purpose of the ordinance was just to generate revenue. • That there were very few complaints to be resolved at this time, and that state laws currently in place were sufficienfi to resolve them. • That an outreach prograr~i by landlords couid resolve any issues that came forward. Staff did their best to answer these questions, concerns and issues. However, staffi was left with the general impression that there was not significant support for the draft Ordinance by those in attendance. Recommendations for changing the Ordinance from thase in attendance: Some in attendance at the stakeholders meeting gave suggestions on changing the Ordinance which are listed below (followed by staf# comment in parentheses). l. Exernpt Section 8 low income housina from the ordinance as it alreadY requires monthly inspections and standards hiqher than those included in the ordinance. {After significc~nt review, staff has learned that several of the Section 8 requirements are less restrictive than those of the draft Ordinance. For example Section 8 require5 that bedrooms and bathrooms only have ca window, not that the window be of acceptable size to allow the entry of fire fighters ar the escape of ocrupants as provided in tr~e drafl Ordinance. It wc~uld be unfair to allow Section 8 ho~sing to violate such life safety issues while requiring other rental properties to meet the standard of the City Ordinance.~ 2. It is important to keep the ordinance requirement that tenants contacfi their landlord for resolution before filing a complaint since, it was asserted, that 125 Mayor and City Councii April 14, 2008 Page 3 many tenants do not report problems or even exacerbate them by refusing to turn ue heat or ciean up spills and it is only fair that landlords be aiven ari op~ortunity to resolve the issue first. (Currently the draft Ordinance requires this.) 3. Remove overcrowdinq section from the Ordinance: 5ince it could qenerate solely race based cornplain#s rather than fact based com~,laints, especially by someone other than the tenant; families couid become overcrowded by increases in tenant number throuah births to the immediate family~ landlords could face the sanction of state and or federa! law ~or evictions that were rnade for overcrowdina i# ordinance is unconstitutional. (Although there could be significant legal implications, overcrowding regulation is a policy choice for the Council.) 4. City should consider addinq a mediation-facilitation step ahead_ of fihe enforcement sfep in order to resoive issues outside of enforcernent arena. (Mediation and facilitation services are available from other governmental and private sources and are not something that the City of Woodburn currently provide5. The City does currently provide code enforcemenfi. Code enforcement's role is to seek compliance and utilize enfarcement as a final solution.) 5. Clarify that officers will conform to constitutional reauirements whenever investiqations call for officers to enter into premises for the purpose of investiqatinq ordinance violations. (This is standard Police Department practice, is legally required, and may make the p~blic more comfiortable with the ordinance.l 6. The Ordinance should require notification of the propertv owner, if different thon the Ic~ndlord when enforcement action is taken. (Is a change proposed by staff.} FINANC{AL IMPACT: None. 126 ATTACHMENT 1_ .,~;~~~~ ~. r, ~ . ~ ~~~~ lnco-po~ar"I rd8i~ De~ember ~4, 2001 Tp; Monorable Mayo~ and Cifiy Council FR~M: John C. ~rown, ~i#y Administrafo SUBJECT: Hous~ng ~~d~nan~e RE lIIIMEN AT~ N; ns~der ~he atiached rer~tal housing ordinance discussion dra~t, and pravide ~o d~rec~ion to staff as ~ppropriate. BA K R ~,ND; The Cit Counci~ has d~scussed a hous~ng o~dinanc~ during ~ts ~~a~ ~e~~ing v , ,, . essions since 24Q3. A~~hou h it was not added #o the ~ounc~l s~o~mal I~st o# s ~ als un#i! 2~~7, s~a~~ indicafed in ear~ier s~ssions the ma~#e~ wou~d ~e addressed 9~ , , , . . as ~ime and resources perm~tted. The hous~ng ord~nar~ce has been ~ncluded ~n C~~ At~orne de artmen~ g~als s~nce 2045-Ob budge#, but ~ook a ba~k-seat ~o y y ~ , . .. . . . a~he~ m~re ~e~sin matfie~s, as ~t awa~ted admin~stra#~v~ analys~s ~n ofiher P g de ar#m~n~s. The ~i~y Attorney's goals ~a~ 2~~7-D8 provide a aecember 31, ~ 2~7 compl~ti~n dafe ~or an ordinance. Cnunci~'s early discussions regarding a housing ord~nance explored the consensus tha~ might exist regarding the des~rability of p~operfiy maintenance re u~ations be ond those p~ovided by the Dangerous Building ~rdinance, ~ Y Subse uent discussions deived in~o protec~ing ~enants frorn subs#anda~d a . .. . housin candi~ions due ~a l~ck ~# ma~ntenance andlor struc~ural def~c~enc~es. g . . Sta~f was asked #a review models, such as the Un~~orrn Hous~ng ~ode for the ur ose a~ cus~omiz~ng ~hem to fi~ Woodburn's needs. Staf~ was also asked to p ~ , , . . . ~ovide an analys~s a~ the ~mpact on c~~y s~af~ and f~nanc~al resaurces. By ~ , , . . Janua~y ~007, the Councf4's foGus was re~~ned fo strucfural condition. ~n ~~~4, But~ding Division staff at~empted to quantify the worktoad and fis~al im acfis af tmp~~menting a housing ord~nance. They determ~ned s#a~~ ~ime and p .. cif casts wauld depend an the scope of fihe program, and the d~ff~cuf~y y , .. . er~counte~ed in obtain~ng campl~ance ~rom properfy owners. A~#hough ~ha~ Agenda ltem ~~v~ew: Ci~y Adrninistra#o~~ City At~orney ~ Finance .~ Honorable Mayor and City Council December 10, 2007 Page 2 analysis was not sufficient to assist in a Council decision at that time, it remains true that workload and fiscal impact will be determined by the scope of enforcement. Staff has also pointed out that protections and enforcement authorities already exist, in the form of the Dangerous Buildings Ordinance, the Nuisance Ordinance, and Oregon tenant/landlord relations law. DISCUSSION: The attached ordinance was prepared relying on assumptions based on my discussions with the City Council and staff. Those assumptions are: • The City Council wants to insure decent housing for those who rent from others and have little or no choice in how a structure is maintained • Enforcement should be limited to habitable, residential, structures • Duplication of, or overlap with, other programs should be avoided • An ordinance should be internally consistent and consistent with other legal authorities • Enforcement should be conducted using Code Enforcement Officers, City or County Building Division staff should be used as a supporting resource • Enforcement procedures should mirror those used to abate other nuisances • The financial cost of the program should be borne by its beneficiaries Most of these assumptions are a policy choice. As I view it, however, there are two major policy choices, beyond the fundamental question of "does a need exist for this ordinance?" which I' II address in greater detail later in this report. These are breadth of application and financial responsibility. Staff examined four options for developing a housing ordinance: adopt the Uniform Housing Code, modified to address the foregoing assumptions; adopt the International Property Maintenance Code, modified to address the forgoing assumptions; adopt the housing code of another City, modified to address the foregoing assumptions; or develop an entirely new ordinance. As the first three options can be implemented more efficiently, the last option was not pursued. As additional background, the Uniform Housing Code ~UHC) was last updated in 1997. It was superseded by the International Property Maintenance Code (IPMC), the current version was adopted in 2006. The UHC was authored by the 128 Honorable Mayor and City Council December 10, 2007 Page 3 International Conference of Building Officials ~ICBO) based on the Uniform Buildinq Code (UBC~. The ICBO then coordinated a code update with two other regional organizations and developed a new set of national model codes. This collaboration by the three major code groups resulted in the formation of the International Code Council and the creation of the International Buildinq Code, which replaced the UBC as the predominant model building ordinance. The IPMC is the successor to the UHC, based on the International Building Code. The City of Woodburn has adopted the State of Oregon Structural Specialty Code ~OSSC~ and the State of Oregon Residential Specialty Code ~ORSC~. These codes are compatible with the International Code Council documents established in the IBC. The change from UHC to IPMC does not prevent Woodburn from adopting the UHC. That the code was superseded, however, combined with other factors, led staff to recommend a different model for a Woodburn ordinance. Those factors can be enumerated at your request, but generally can be characterized as inconsistencies or overlap with the WDO, and dangerous building and nuisance ordinances; procedures that differ significantly from those utilized for other City abatement activities; references to the UBC and Uniform Mechanical Code that are no longer pertinent; standards higher than the OSSC and ORSC adopted by the City, and those outside the City's authority to enforce; and designation of responsibility to departments and officials that do not exist within the City organization. As successor to the UHC, the IPMC was also evaluated by staff as the model for a housing ordinance. Factors weighing against that recommendation can also be enumerated. In general, however, staff found the IPMC presented some of the same kind of problems as the UHC. And it applies to all structures, not just those used for habitation. In its analysis of the ordinances used in other Oregon cities, staff found the same model is being used effectively in Corvallis, Portland, and Tigard and applies only to rental housing. This same model has more recently been adopted in Eugene, where it is also being used effectively. The attached ordinance is based on that model, modified to address Woodburn assumptions, particularly those related to process. Staff believes the attached ordinance, when combined with existing ordinances and State law provides the protection contemplated by the Council, and addresses the assumption upon which it was developed. It is presented for your consideration, discussion, and further direction. 129 Honorable Mayor and City Council December 10, 2007 Page 4 In summary, the ordinance: • Provides only minimum habitability criteria, enumerating standards for: o Structural integrity o Plumbing o Heating o Weatherproofing o Chimneys o Stairs, handrails, porches, and guardrails o Windows o Doors o Smoke detectors; and o Addressing It: • Applies to only, but all, rental housing in the City of Woodburn including apartments multi-plexes and single family units • Exempts hotels and motels; hospitals, nursing care, and medical facilities, group homes and manufactured dwellings in a manufactured dwelling park • Supplements the Oregon Residential Landlord and Tenant Act • Compliments, rather than overlaps, City Nuisance and Dangerous Buildings ordinances • Provides the same due process to those who are subject to enforcement, and follows the same abatement process as other City nuisance ordinances. • Establishes a fee, to be imposed on the owner of each rental unit, to recover the cost of enforcement. The fee would be updated as part of an annually review of the Master Fee Schedule, based on preceding year's costs. If adopted, staff proposes to administer this ordinance on a complaint-driven basis, using code enforcement staff as the primary contact. Depending on complexity of a case, building division staff, or the county building division staff, might serve as technical resources. The number of complaints to be addressed each year is unpredictable. It is the experience in other jurisdictions, however, that enforcement activities will tail off as landlords become more familiar with theirresponsibilities and as problems are corrected. Beyond the fundamental question of "is there a need for this ordinance," are the questions of how broadlyshould the ordinance be applied-all buildings, all residential structures whether owner occupied or rented, or only to rental units - 130 Honorable Mayor and City Council December 10, 2007 Page 5 and should the beneficiaries be required to support the cost of enforcement activities. Staff recommends the Council limit applicability to rental units only, as tenants may have little or no control over how a property is maintained. This limitation would allow owner/occupiers to exercise their choice to live in poorly maintained structures, a choice that affects neighbors and the surrounding neighborhood. Limiting enforcement to rental units facilitates the imposition of program charges to beneficiaries. Imposition of a property-based charge to all residential units in the City is problematic; an assessment placed on rental businesses is far less so. While improving the condition of our rental housing stock benefits the entire community, the primary beneficiary of this program is the resident. Accordingly, staff also recommends the Council assess a charge for each rental unit. This would be a charge to the landlord, to support the cost of the program. The charge would, presumably, be passed on to the tenant in the form of a rental assessment. The program will be conducted to control costs, which will be accounted for each year. It is proposed that the initial assessment be adjusted annually, to recover the previous year's costs of operation. A nominal amount of between $5 and $8 per unit is suggested as a starting point, which might generate between $10,000 to $15,000 in the first year, based on a loosely estimated 2,000 rental units. Such a sum might be sufficient, if the number of cases is low, and compliance is quickly obtained. More complicated cases, on the other hand, such as those requiring adjudication, would easily consume such sums. The attached ordinance and this report are intended to prompt additional discussion regarding the policy considerations identified in this report. If the Council wants to proceed with the attached ordinance, it is recommended staff be given the opportunity to review the document with our landlord and apartment managercommunity partners, before an ordinance is adopted. FINANCIAL IMPACT: As previously indicated, the fiscal and workload impacts of this program are difficult to predict. A complaint driven program will help contain costs by limiting the number of open cases. The amount of time needed to bring each case to closure will vary. Based on our Code Enforcement experience, however, it is expected that most property owners will remedy deficiencies 131 Honorable Mayor and City Council December 10, 2007 Page 6 when they are notified. Rather than attempt to predict the budgetary requirements for this program, if the Council chooses to implement the program, it is recommended that no budgetary or staffing adjustments be made at the present time. It is recommended that the program be allowed to operate for a year, before any adjustments are made. It is recommended, however, that fees become effective with the adoption of the ordinance, to reduce impact to the general fund. 132 ATTACHMENT 2 ~~~~r :~.;;~r;;':,,„,.~~,,. ~- ~ ~~ ~ ' y ~ ~ ~6~ 5 . . .. ~~w w~xy~l ~~ 1 IP .. C' ( C3 :; il t' c' i.~ ~:~ 4~ , Januar~ ~8, 2a~~ ~C~: Nor~~~a~a~e C~a~or and ~~~y ~o~ancil f ~'ti.... ~~~'~ ~~~~11~f ~C~~1C~ ~. ~~D~/~{n, ~i~~l ~tC~~fnIS~CCI~C3~ ~W~. ~I~BJF~T: ~c~u~~n~ C~rd~r~~r~~~ ~~co~~E~voAT~o~: It is recor~mer~ded ~he City Coun~il approve ~he ~~~ached ~en~a~ hausing ordir~ance ~ar ~he purp~se af disc~ussions with rer~~al housing rep~es~n~a~~ves. BA~KGR~UND; The ~our~ci~ held a workshop on D~cem~er ~Q, 2~~7 ~o dis~uss a draft renta~ h~us~~g ard~nance. ~ac~gr~un~ regc~rdi~g thi~ issu~ is ir~~~uded ir~ ~i~~ s~a~~ report far tha~ workshop ~At~ac~r~en~ ~ ~. ~h~ Co~n~i~ ~ais~~ qu~s~i~ns ~~~ ~~nc~rns ~~~u~ ~h~ propos~~ ~~dinan~~, ~nd aske~ for a s~aff response on Jan~ary ~8, 24~8. The Counci~ soug~~ add~~iona[ ~~f~rn~~~~~~ ~n ~hree issu~s: app~icabil~fiy ~o n~anufactured homes occupy~ng man~fac~ured dwe~ling parks, o~cupancy lir~i~s, and basemen~ egress wind~ws. These are addressed befow, as ar~ s~af~ f~nd~r~gs and recor~n~enda~~ans r~ga~ding o~her ques~ions raised by the Counc~~. Counci~ also discussed c~ang~s ~o ~~arify the livability s~andards used ~or e~~o~eemen~, a non- re~alia~~on ~~ause, cfarifi~at~~n o~ terms us~d in the ardinanc~, and fee provision m~d~~i~a~io~s ~~ e~iminate ~harges ~u~ re~ain ~h~ a~i~i~~ ~o ~ha~g~ ~~es ir~ the f u~ure, DISC~SSI~[~[: Th~ a~~a~he~ dacu~en~ r~fl~~~s s~~~f's re~o~n~enda~ions far a r~n~a~ hou~in~ ordir~ance. ~~car~r~enda~~ons are based on s~af~'s analysis o~ ~~dera~ and 5~~~~ r~~uir~r~en~s, s~a~e progr~~~, prag~ams ~r~ ~~~er c~ti~s, ~r~d o~~~~ applicab[~ cades and re~u~~~ior~s~ Th~ ~~~ris~d draft ~as w~~t~en fo~ ~~~a~ ~~~~~~~~i[~~~ ~~?~ ~r~~~i~~~~~~ ~~ ~c~m~~r~~r~~C~~. ~~ ~~~s ~~~f~~~ ~~ ~~~~~~ ~~~~ ~~ re~fia! h~~s~ng, as r~are ~~~d appears ~o e~is~ ~or ~h~ ~ro~ections ~r~vid~d ~~ Agenda [tem Revie~v. Ci~y Adm~nis~ra~~~~~ ~ C~~y A~~orn~~ 133 F~nance~. Hon~r~~~~ ~1ay~r~ and Ci~~r C~ur~~il Januar~ 2~, ~00~ Pa~~ ~ th~ ordi~anc~ ~or ~h~s~ ~vf~a do no~ ~~n ~h~ir hor~es. 1~ is recar~n~~~ded ~f~a~ ~h~ Council ~ocus ~~c~~si~eCy or~ r~r~f~~ ~ou~ing a~ ~he pr~s~n~ t~r~~1 t~ ir~p~~me~~ ~~e pr~~~a~ wi~l~~n f~e ~~n~i~s a~ e~i~tin~ b~dg~~~ ~nd ~a ~s~ab~is~ r~~e~{ d~~~n~, ~v~rkl~ad, ~r~~ ~~s~ ~~c~eri~r~~~. Th~ pr~gr~~ ~~r~ ~e ~~~and~~ 1~~~~, i~ n~~d~d. Sfi~~~ r~~is~~ ~f~~ ordinan~~ ~a r~~fec~ th~ Ci~r~~i~i~~ s~~ndard~ ~on~a~n~d in ~~a~~ t~nan~~~~r~dlo~d ~~~v. Tl~~se s~ar~dards ~ravi~e t~~ I~ind ~~ pr~~e~fiions ~I~~ ~ou~~il se~r~s t~ ~r~n~, ~Ila~ ~~~ r~~so~~k~l~ ~~exibiii~~ in en~~~~~~~r~~, ~r~~ should a~r~ad~ be ~~m~~~~r ~~ ~andl~~ds. T~~se ~r~~~ctio~s ~~~ ~~~~a~y avaiiabie t~ r~n~e~s. ~or a va~ie~~ of ~~asans, re~te~s may be reluctant ~~ rais~ ~heir housing concerns wi~h ~~eir ~andla~ds. B~ca~se af tl~~ overfap ~e~ween Sta~e law and t~e praposed ardinar~ce, s~af~ is ~onc~rn~d sorne residen~s r~ay complain ~a ~he City befo~e ~he~~ iand~ar~ is ~v~n aware of ~he ~~ob~em. Subs~i~u~in~ ~he Ci~y as proxy fo~ the tenan~ ~nay s~b~ect ~and~ords ~o unnecessary Cify regulation, w~~l increase program costs, and ignores ~he personaf respons~bili~y tha~ r~nters ~ave f~r ~hei~ own we~fare. Because tenants may not know ~hei~ ~i~hts under exis~ing S~ate ~aws, ~his progra~ would include an educa~ion componen~ to a~vise ~enan~s o~ ~he ~inds o~ ass~stance ~hat is currently avai~ab~e to them, ~ecause ~ear of retalia~ion is also a concerr~, s~aff incfud~d a no-retalia~ion provision in fihe ordinance as was d~scu~sed at ~he las~ Counci[ mee~ing. Re~ard~ng ~he speci~~c issues forwhich ~ouncil so~gh~ addit~onal infarn~a~~on: N~anufac~ured ~lousin , The C~~~gar~ F~ous~ng and ~o~ir~uni~y S~r~~~~s D~p~r~r~~n~ ~ddress~s fhe cor~di~ions of manu~a~~u~ed dwelling parks, and cer~ain ren~ed r~anu~ac~~~~d h~~~i~g stock ir~ t6~ose par~~. S~~~e in~o~v~r~~n~, hov~~ver, ~s lir~~~~d to ~aci~i~a~ian and med~a~ion b~~ween par~ awners and ~enants, and does no~ address ~ivab~l~~y ~nside the s~ru~ture. ~~ ~he in~en~ian of ~he o~dina~c~ ~s ~o provi~~ pro~ect~~ns ~o ren~~rs, rela~ed ~o livabi~i~y issues, and bec~use ~1~e St~fi~ ~~ ~~~~~~ is n~~ ~~.~rr~r~~!~ ~~~~i~~~~ ~h~~ IP~~~ ~f p~~~~~~~ar~, s~~f~ s~~s n~ ~~~s~~ to dr~~r ~is~~n~~~ans be~we~n tenan~s rent~ng s~ick-bu~f~ ar r~~nufacture~ housing. Ther~~ore, the revised d~aft ~a~ ~od~fied ~~ apply to t~na~~s ren~in~ ~nanu~ac~+~red ho~sing in a r~anu~actu~~~ dwe~~in~ park. 134 F~~~orable ~layar~and ~~~y ~~un~il Jan~ar~ ~~, ~~~8 Pa~~ 3 C~ccu ar~~ . l~h~le ~t is pos~ibfe ~o ~~dr~ss rr~a~ir~um o~~~par~~~ a~ d~~ll~~~ ~ni~~ as ~ pa~~ o~ ~h~s ~~~in~n~~T ~h~ a~~~pan~~ ~t~nd~rd m~~t b~ "r~~s~n~~~~" ur~der ~~~~r~l ~av~ ~~ a~ai~ ~~~~r li~~i~i~y. A ~~r~~randurr~ f~an~ ~~~ ~i~y ~1~t~rr~~~ ~~ ~~ta~hed ~p~c~fica~~~ ~~dr~ssing ~1~~~ i~~ue. ~~c~pan~y ~ir~~~s ~n ~h~ hand~u[ ~f C~re~on jur~s~ic~ions ~~afi r~o~ adc~~~s~ ~h~s ~ss~~ ~~e as fol~~~s: ~~CUPO~N~Y <~~I~TATVC~i~~* Jurisdic~ion ~tandard Beaver~on, C~regon 1+~ additional res~den~ for every ~~~ square f~e~ Farmworker Hous~ng ~~R~~SNA~ 1+ 1 addi~iona~ residen~ for eve~ 1 QO square fee~ Flermiston, C~regon 1+ 1 addi~ional residen~ for every ~ OD square feet Portland, aregon ~+l addi~i~nal resident for every i QD square fe~~ Tigard, ~regon l+l addit~ona~ residen~ for every 1~0 square ~e~~ *Calcu~a~ed based on "habi~able" area, which exc~udes ba~hrooms, halfways, c(ose~s and similar spaces. Acco~dingiy, s~af~ r~commends 150 sq~are fee~ o~ habi~abie space per occu~ar~~ as ~he most res~ric~ive enforc~abl~ s~~r~~a~rd ~h~~ i~ ~~n~is~~~t with federa~ law. E ress IN~ndows in Ba~emen~s. ac~upan~s ~n a basemen~ need a n~eans o~ egress ~n ~he ev~n~ ~ha~ doorways be~an~~ s~~le~ or b1~ck~~~ by ~ire. ~~ail~i~g cades require ~~r~ss v~rir~d~ws ~n basemen~s ~ar this reason. This is ~he same requiremer~t en~p~~y~~, for ~f~e sa~ne reas~ns, i~ ~he Ci~y s~bdiv~sian s~andard wh~ch requires ~wo n~eans o~ in~ress~e~r~ss f~r ~ach subd~~~s~an. ~~af~ con~inues fio recon~r~end the r~~:~~rp!~~~~ ~~~ b~sem~~~ ~~~e~~ ~~~d~~~! ~~ pres~~~~d ~~ ~h~ C~~nc~~ ~r~ Dec~mber ~4t~, ~ar t~e saf~~y af ~en~~rs. C~~~e~ issue~ were a~~~ rais~d at ~aur ~a~~ ~orksho~: 135 ~{on~rab~e I~~~~r and ~i~y C~~r~~~~ Ja~ua~y 2S, ~~~8 P~~~ 4 Rr~~h~nnrn~ Co~r~ci~ ~ri~f~~ d~scus~e~ ~sta~lish~r~~ re~uir~r~~r~t~ f~r ~~~ r~~r~irr~un~ n~r~b~r ~~ ba~hr~~~s in ~a~h ~ni~. Th~re ~r~ n~ su~l~ ~~andar~s ~~r r~~~ con~fir~a~~i~r~. ~nd a~ing~~ ~a~~~~ar~ prape~l~ ~{um~ed, is ~l~ysi~al~~ suf~ici~n~ ~~ s~r~e ~h~ n~~ds of a large r~un~b~r o~ a~~upan~s. Th~re~ore, ~o p~~v~~i~n~ reg~rdin~ ~he nur~ber o~ ~a~~r~~r~s ~re r~~or~rr~~nd~d. Te~ ~r~~ur~ S~~n~~~d~. Two ~er~pera~ure s~andards were di~cusse~, ~o~ water and roor~ ~er~pera~ur~. T~~e ~2Q degree s~andard for ho~ wa~erwas qu~s~ioned, as was ~he requirer~en~ fha~ s~ace hea~ing be suffic~en~ ~o produ~e a fem~~rature o~ 68 deg~ee~ a~ a heigh~ a~ three fee~ ~bave ~h~ ~~aor. Th~s la~~er discussian focused on ~h~ pern~i~si~ili~y of space heaters as primary hea~ing so~r~e. Wi~h respect ~a ~he wa~er tempe~at~re s~andard, wa#er hea~ers in new canstructian ~nus~ be able ~o hea~ ~o at leas~ 124 degrees Fahrenh~i~, ~a ~rovide suf~~ci~nt heat when cor~bined ~v~~h so~p ~o san~i~ize ea~ir~g and drinking u~~nsils. A hi~her ~emperature ~s n~a~e desirable, which is why some late-r~ade~ dishwasl~ers came wi~h a baoster ~o ~ncrease wa~e~ ~empera~u~e. Tenan~ land~ard s~andards req~~re "ho~ and cold" ~ur~nin~ water - a subjec~ive s~~ndard. S~a~f ~eliev~~ a s~e~i~ic tempera~~re s~andard, su~f~cien~ ~a sani~ize dishe~ and easi~~ me~sured, ~s pre~~~able. Accordin~fy, re~or~mended ardir~ance language includes ~he ~2~ degree s~andard. Wi~h respec~ to space hea~ing, por~able space h~a~ers are no~ recQn~mended as an adequa~e primary hea~ saur~e. C~Ider space hea~ers ar ~hase relying on combus~ible fuel can p~esen~ a~ire dan~~r, and electr~c space he~ters can ~~~~~~ over~~~d ~he ~irin~ ~r~ older h~me~, ~hen c~r~bin~d ~i~h ~~o r~any other e~e~tri~ a~~liances. Space hea~er~ a~so hea~ on~y ~~in~ited space, ~eaving ath~r roon~s cald~ Space heaters may ~e an e~fec~iv~ ~dd~~ion ~a prir~ar~ hea~ sour~e~, bufi shou~d no~ ac~ as a r~p~a~er~~n~. Regardi~g prin~ar~ he~~ ~a~rces, ~~ is ackn~~l~da~ed ~ha~ alder }~~n~~s n~ay ~a~e b~en ~ar~s~r~c~~d wi~f~ hea~ing sys~~n~s ~hafi are na~ ~apab~~ ~~ ~ea~in~ ~~~ enti~e ~~use ~o the ~~ de~re~ st~r~dard includ~d in ~h~ ~irs~ ord~na~ce draf~. I~ is ~Is~ ~c~n~~ledg~d ~~a~ a ~er~pera~ur~ ~f 1~ss ~~an 68 degr~~s n~ay ~~ ac~~ptable ~o s~r~e, ~~r~i~u~ar~~ ~f t~e~ are v~~arin~ h~av~ ~~othing. ~e~agr~izing ~hese ~i~cur~s~~nces, s~a~~ re~omr~~nds ~he ~our~ci~ re~~ ar~ ~h~ star~dard ir~posed i~ ~and~ord tenant ~a~r ~f~af ~~q~ires ~ha~ ~~~ uni~ ~a~e 136 l~~no~a~f~ h~ayorand ~i~~ ~oun~il Jan~~ry ~~, ~~~8 Pag~ 5 ad~~~a~e h~a~ so~r~es con~ormir~c~ ~a ap~~ica~[~ ~a~ a~ ~he ~ir~e of ins~~~~a~i~n and ~hi~h are rr~ain~a~ned ir~ g~od ~orkin~ ~rd~r. ~a~~~n #~ar~~xid~ C~llon~~~r~n . ~~r~~r~ ~~~i~x~~e ~~r~i~~r~ ar~ r~~t n~~essary in rr~any ham~s. ~~ i~ a~a~s~i~na~~e ~rf~~~h~r ~eq~irin~ a moni~~r~~~ d~~~~~ is wif f~ir~ ~he ~i~y's jurisd~~~i~r~, even i~ a ~ar~itar r~igh~ b~ ~er~e~i~i~~. Carbon r~o~axic~e is ~h~ u~bu~r~~~ by~~raduc~ o~ ~~rr~~tss~~an. ~~ ~ho~~d n~~ ~~ fou~d ~n al~-~~~~~ric 6~on~es o~ ~ha~~ v~h~re v~~t~r he~~ers ~nd ~~n~ral }~ea~ing uni~s ar~ locat~~ ou~sid~ ~he dwel~ir~g ~as re~uired by ~ui~ding codes~ ~ Carbor~ r~on~xi~e mig~fi b~ presen~ in homes ~vith gas ~ang~s or c~othes dryer~, or wood ~urning s~ov~s, but no~ in unheal~f~y an~oun~s or at all if ~hose ap~~ianc~s are prope~~y v~n~iiated. The Building ~~~i~ial beli~ves re~u~ring ca~bon manoxide n~oni~ors ir~poses a bui~ding s~ar~dard which ~he Cit~ may no~ do pursuan~ ta bui~ding ~odes. Prac~ical~y, i~ w~fl be very dif~icu~~ to fairly impose this requirement w~~haut knowing on a un~~ by unit bas~s whi~h units r~~ght need a~a~ban monox~de moni~or or no~. Accordin~ly requirements reiafied ~o ~arbor~ rnonox~de r~oni~or~ng are not included in ~he o~dinance. ~~her Char es. A lir~i~ed nun~ber of off~er ch~nges were discussed b~ ~he Council as desirable. D~f~n~~ions o~ ~he ~r~rds "approv~d" and "listed" as used ir~ ~h~ ~~dinan~e w~re request~d. Accardingl~, ~he revis~d dra~t in~ludes a defini~ion of "app~oved." As "lis~ed" was used only once in ~he document. The sect~an ~n which i~ appeared was re-writ~en ~o make ~~s meanin~ r~ore clear; efimina~ing the need for ana~f~e~ definit~an. A modi~ica~~on ~o ~he ~udic~al re~iev~ sec~ion was also requ~s~ed, #o include ~he fi~me ~nd ~aca~ion af ~he referenced hearing. This has been done. And! as r~en~ioned previously, ~he C~un~i[ agreed to preserve ~h~ ~~~~~tc~r~i~~r to ~~arge fees in ~I~e ~u~ur~, ra~~~r ~han ir~r~~d~~~el~, or~~~ r~l~abl~ ~rograr~ co~~ e~p~rience is gair~ed. The ~rdinance has been ~ev~sed to reff~c~ ~h~t choi~~, ~~r~~~~~, ~ ~~~~,~~s~c~~i~~ fin~~n~~" ~~~~i~r~ ~as a~~~d ~~ ~~~~~~~h~~ ~~~ ~rd~~~r~~~. As in~ica~~d! s~aff ~e~ie~es the a~~a~h~d ~rdinanc~ accon~plish~s, to fihe degr~e ~~a~ ~ega~ d~~ens~bi(i~y ~lkows, ~he g~als ~ounci~ discussed in i~s ~ecer~~er l~, ~~~7 ~~r~sh~p~ Yau~ ~pp~ov~l a~ ~1~~ dra~~ ordinance, f~~ ~}~~ pur~pose af discus~io~~ wi~h r~nfa~ ~ausing repres~n~a~ir~es, is ~h~re~ore recamm~n~~d. ~s ind~ca~~d ~n ~~~~mber, ~~ w~u~~ b~ s~~~f"s ir~~~ntion ~o ~rin~ 137 ~or~~~ab~~ 1~~~or an~ ~i~y Coun~i~ Ja~uary ~$! ~~~~ Pa~~ ~ ~a~k an ordir~ar~~~ ~~r y~ur fi~al considera~~o~ ~~tf~in ~a days, fa~lav~~ng r~~e~ings ~~~~ ~~ase repr~s~r~~~~~v~s. FI~~N~~A~ I~ItI~A~T. ~nkr~~~n a~ the pres~n~. 138 .,~. ~ .~. ~ ~~~~ ~~~ ~~~.~J~ ~~~ ~~[ ~~ ~~~~~~ ~'~: ~~~a~ a~d ~ounc~~ Jo~ C. B~o~~., C~ty Ad~~nis~rat~r FR[~~: I~~. ~obert ~hields, ~~~y At~Qrney I~AT~: J~~,ua~y 2~, ~~~5 Rl~; ~ccu~~nc~ ~~and~rd Ba~k~round S~aff presented a Rental Housing C~rdinance to Council ~n a Dec~n~be~ ~ 4, 20~7 v~orkshop. T~~ ord~nance was extensive~~ ~.~scu~~ed and wi11 be addressed agai~ b~ Counc~~ in a January 28, 2405 workshop. The a~di~.ance ~et~ a max~mum occupancy ~imi~ of "one re~ident, plus one add~t~anal ~esident fo~ eve~~ ~ 5D squa~e fee~ or po~ion ~h~~eof of floor a~ea of the habi~able rooms of the d~uell~ng un~t. A significa~t amount of ~itiga~~on has occur~ed ~~.rou~hou~ ~he ~ni~ed States conce~n~ng m.unicipal occupancy ~im.~~~. Federal law governs the lega~ paran~e~er~ in ~his area. T~e p~~p~s~ ~f th~~ ~~~o ~s to s~pple~e~~ ~he C~t~ ~.dm~n~~tra~o~'s St~f~ R.e~o~ and ~~~~~de Counc~l an o~e~~iew of the gave~ning law. ~ w~ll a~so be avai~able at the ~orkshop ta an~v~er you~ ques~~on~. A Munici al ~ccu anc L,in~it mus~ be "~aciall Re~sonable" Federal co~~ts ha~e con~i~~ently ru~ed that the se~~ing of n~unic~pa~ occupancy I~m~ts . . ~n~o ve~ two "protecte c asses" ~- race ~i.e., stat~stica~Iy, cer~a~n ~aces have ~arger famil~es} and fa~nilial s~atus ~i.e., whe~~er a fa~n~~y has childre~}. ~ore spec~fica~ly, the Fa~r Kous~ng Ac~ req~ires tha~ r~unic~pal occupancy s~an~ar~s be fac~a~~~ "~easnnable." ~`~is r~ean~ t~a~ the te~.~ o~ ~he ~rdinance itse~f ~as appased to ~he manner in wh~ch ~he ord~~an~e ~s applied~ must be rea~anab~e. ~hat s~~.nda~d ~~ con~~~~~~~ "rea~ona~i~'~ ~as ~~en ~e~erm~ned ~y ~he po~~t~~n ~~ ~he ~edera~ ~epa~~nent of ~ousing an~ Urban De~elap~n~~.~ ~~~~}. ~t~D'~ po~~tion has ~een that an ~ccupanc~ ~tand~~d ~h~t ~s ~aat ~n~r~ restrict~ve ~~a:~ "a ~~ni~nu~ ~ros~ ~o~r area o~ ~ot ~~s~ ~~.an ~ 5~ f~r ~h~ fr~~ occupan~ a~.~ z~~ ~qua~e feet ~`o~ e~~~ addi~ianal res~dent'" ~~ ~on~~d~~~~ ~. "~~~~ I~a~~a~" ~r~~.~r t~~ ~'~.~r ~~~~~~~ ~~ts Fa~ a mun~cipa~i~~ ~o dev~a~e fro~n ~~i~ "safe ~~arba~" ~auld requ~~e, at a ba~e n~in~mum, a p~ofes~~ona~ stud~ ~u~~ar~i~~ wh~~ ~~ bel~eves a~more r~~~~~~ti~~ s~a~~dar~ ~~ "reas~na~le." 139 N~a~ar ~.nd ~ounc~l ~~~n ~. B~own. ~anr~ary ~5, ~~~~ Pag~ ~ ~~en ~vi~h ~uc~. ~. s~~dy, a ~ore ~e~tri~~~~e s~a~dard ~ou~d be dif~cult ~~ ~ust~f~ gi~en H~JD" s pas~t~on a.n~ ~~~ oc~~par~c~ ~tandards ~~~ b~T th~ Sta~~ of C~r~gon ~n~. ath~r ~regan ci~~e~ ~se~ ~ity ~~n~~~.~s~~a~o~' ~ S~a~f ~.~p~r~~. ~f a ~`ed~~~.~ cau~ fo~nd a ~are ~~~~ri~~~~v~~ s~and~~~ "ur~rea~~~ab~e'" and tha~ the C~~~ ~i~~a~ec~ the Fafr ~~usin~ ~~~, ~he ~~~y co~~d b~ ~iable for ~~e p~y~n~~r~~ of dan~~~~~ and at~~~~.e~ fees. ~~unic~ a~ ~~cu anc Lz~.i~ ~u~~ a~~o ~~ "F~~a~onab~~ as ~. l~e~'' ~~ a~d~~i~~ ~o ~he "fa~~~.~~~ r~~~~~~b~~'" r~q~~~~~~nt, ~~~~r~.l l~.~r ~equires tha~ a~.~ ~.un~c~~al occupa~.cy ~i~.it b~ a~pli~~ ~i.e., ~r~forced} ~n ~.a~.-~.~~c~~~.~~~.to~y ~.~.~~r, T~~ tov~n af ~~ce~a, ~~linois, for ~~ample, ~as sued by t~e fed~~a~ gover~en~ u.nd~~ the Fa~r ~~u~~ng ~.c~, The comp~aint alleged bo~~ that ~h~ adop~ed occupar~cy limit v~~as "undu~y ~~s~ric~~v~" and ~hat c~ty of~cials were enforc~ng ~he o~di~.an~e "w~th the ~bjecti~e of preven~~ng, or discou~a~~ng, ~ispan~c fa~~~~es ~vYth ch~Id~en from becon~~n.g ~esid~nts af the tawn." A cap~ af ~he fede~al goverr~ment's co~.plaint f~~ed against Cicero i~ at~ache~~ The case agains~ t~.e ~own of Cicero wa~ settled by C~ce~o e~~e~ing ~n~o a Cons~n~ Decree a~reeing ~o pa~r co~npensation and ~.a~e c~.anges in i~s c~ty ~equiren~e~a~s. A~~achmen~: Co~npla~nt 140 ~~1 T~3E ~JI~~~TFD ~'~A'T~~ D~~~"~~~T ~(~IJR.T` F~4~ T~i~ ~~RT~~I~ DI~TI~I~T (~~' II~LII~~~S EAST:~RN D~'~~5~[~~ ~~ ~ ~ ~ ~ ~~ ~; ~~~T~D ~TATE~ t~F ~~E~~C~., Pla~nt~f~, ~. ~~vil Actian ~a. 9~C-~ 8~5 ~~~g~ Zagel TC~~~ ~~' ~~~~RC~, ~LL~~CJ~S; ~~C~RC~ ~~~~~ ~F TR~~~`:~:~~; B~T~'~ LC~R~~, RUSS~,LL SPIRE~., R~C~~RD S~ETA~IA, F~~~ N~.~L~`~SF, LE(~ FREDERICK, ~a~~ ~ac~oz~o, JC~SEP~ DF C~~C~~, and G~RAL,D R~SNI~K, ~n their ca~ac~~xe~ as n~e~bers of Cicero's ~oard of Trus~ees, De~endants. ~'f~11~PT . A T~T T`he ~n~~ed ~tate~ of A~.~ric~ alleges: 1. T~~s ac~ion is brough~ by the t~n~ted Sta~es to enforce ~he p~ov~s~ons of Title V~~~ of the Civil R~~h~s Act of 1968 ~~~e Fair Hous~r~g Ac~}, as a~ne~.ded by the Fair Housing A~en~m~n~~ Ac~ of 19SS, 42 ~.S.C. ~~ 3~01, e~. ~. T~is Court has ju~~sd~ct~o~. o~er th~s action un.der ~8 U.S.C. ~~ 3~5 a~d 42 U,S.C. ~ 3614, 3. ~he Tou~n of C~cero, ~Ilinois ~"Town"}, is a po~itica~ ~u~d~vis~on e~~ablis~e~ and ope~ated a~ a ~~~~~c~~~.~ c~rp~~a~i~~ ~n~er ~h~ ~av~~ af ~~.e S~a~~ af ~11i~o~s. It ~~ lacate~ ~n ~vol~ ~or~nty, ~v~~hin th~ ~lorth~rn D~stric~ of I~lir~o~s~ T`he T'o~vn's ea~te~n a~.~ nor~hern baundaries border ~irec~ly on ~he Ci~y of Ch~~~go. 4. ~`he Tawn of C~cero is gaverned by a Bna~~ af ~`~ustees consis~ing of eight ~.e~.be~s, ~nc~ud~ng ~he Taw~ Presiden~. I~efenda~t ~e~t~ Lar~n i~ ~h~ i~teri~. Town pre~i~ent a~d a~nem~er of t~e CicerQ ~oard of Trus~~e~. Defe~dan~s R.~ssell Sp~re~, R~cha~d ~m.e~ana, F~an~ Nla~t~~e, Leo ~~ed~r~c~, ~oh~. ~.oc~ol~o, Jo~~p~ D~ Chf c~o, ~.nd ~e~~.~~ ~es~.i~k are ~e~nb~~~ c~~ ~~.~ ~~~ero Board ~f T~~t~es. T~~se pers~~~ a~e narr~~d a~ def~ndar~~s ~n t~~~r ~apac~~~es a~ To~un ~`rus~ees. 5. De~e~dan~ ~eral~ R~s~.~ck is a~so ~~e ~u~lding ~ommi~~ioner of ~he ~'o~n af Cicera. In th~.~ c~~aci~~, ~e i~ respon~~b~e fo~ en~o~c~n~ c~~a~n la~s, ord~na~ces, and r~gulat~o~~ r~lat~n~ ~a ~h~ u~e a.~d oGCUpanc~ of buildi~gs, inclu~in~ re~~~~nt~a~ d~v~lli~.gs, lo~ated wi~~in ~~e To~n 141 ~ ~~~~~~~~ ~ bo~~da~le~. ~ ~ ~~ ~ ~. At t~e t~~ne of ~he ~9~~ ~e~s~~, th~ ~o~vn of C~c~~o ha~ a tota~ po~~~at~~~ a~~~,Q~B. ~~rtua~~y a~~ of t~e ~"~~v~'~ pa~~zlatio~ ~~ ~h.at t~me ~as v~hi~~ a~.~ n~~-~[1s~a~~c. T~.e ~~n~~~ caur~~~d ~~~~ ~ b~acl~ per~ons an~ ~~~ p~~~a~~ af Span~sh a~.~in. ~'. T~e 19~~ ~en~~as ~ev~~~~d ~~:at a~d~tional b~acl~ ~er~~~s a~~ per~~~.~ of ~~a~i~h o~~~~n had ~nc~ve~ in~o the ~'o~vr~ of Cicero~ The ~~n~us co~~te~ ~~,~3~ p~~sans, af ~v~on~ appraxi~~~~l~ 61 ~.l p~r~en~~ ~ere ~Ia~~, an~ o~' w~~~ ~,~~ ~(~.~ ~er~er~~~ ~e~e of~ S~an~~~ ar~~~n. ~. T~~ 19~~ ~ensus ~~~~a~~~ a sub~tantial ~n~rea~~ si~c~ ~95~ ~n t~~ ~~span~c po~u~ation af ~he Town of C~ce~Q. In ~~9~, the Town ~~d a~~ta~ popula~ic~n of ~7~4~~, ~~`~rhom ~4,~~1 ~3~ p~rc~~~~ ~e~e ~~~~anic, and o~` who~.14 ~~.~ p~rc~~~} wer~ blac~. ~ince ~he ~ 99~ ~~~su~, the i~~ux of ~~~pa~ic fa~.il~~~ ~r~~o ~~~ Ta~9n ~~.~ c~n~~~~~c~, and a sc~b~~an~ia~ ~na~~~~y af fa~nil~~~ ~eel~i~g t~ move into ~he Tav~~ sinc~ the Censr~s hav~ ~eer~ ~ispar~ic. Re~~ e~t~.~e profession~.ls es~i~nat~ t~.a~, in 1992, p~~~~ to ~he d~~cr~~nir~ato~ ac~~ons c~a~lenged i~. t~i~ 1~v~~u~~, appro~.~~.ate~y ~0 p~rcen~ af pe~sons pu~chas~ng residentia~ dv~~ll~ngs wi~hin ~~e T`o~~ hav~ bee~ ~Iispanic. 9. Defendan~s ha.ve been a~va~e o~'the demographic changes described above, Defen~a~.~~ be~ie~re tha~ ~i~panic farnilies have a larger nun~be~ af c~ildren than w~.~~e fa~.ilies and ~~aa~ ~Iispanic I~ouseho~ds a~e accord~ngly large~ than white far~~lies. Acting on this b~~~ef, ~he def~ndants, on Decenabe~ 23, ~ 991, sought to exclude the~e ~~span~c fa~ilies from residence in the Tov~n by en~c~ing a~ ord~nance ~ha~ li~i~s ~~e nu~be~ of persons who ~na~r accupy a residen~ial d~welling based on ~he size of ~he dwelling. 1~. The ~ccupancy ~rdin~.nce require~ a m~~.i~num af Z00 sq~are feet of ~pace fQr t~.e f~rst accupant and 15~ ~quare feet of space fo~ each addi~~ona~ occu~an~, and ~~ excludes certain portions of a dwElling in ~his space ca~cu~a~ion forznu~a. The o~d~nance is ~nduly res~r~ct~~e -- more re~t~ic~i~e ~~aan ~nodel co~es ut~~i.ze~ in mos~ area~ of ~he count~ -- a~~ ~.ost appl~ca~ians do no~ per~~t the norma~ use fo~ wh~ch a dwe~l~ng v~as intended. For ~xample, ~n ~an.y app~ica~ions the Town doe~ no~ perm~~ tu~o ~e~~o~.s fo~ ea~~. ~e~room in a~.welling. I l. ~h~~e the ord~nan~e wa~ ~~acted in Decembe~ of ~991, the Tawn did not begin to enfarce the ordinance s~ric~ly unti~ Noven~ber of ~ 9~2. ~`he occupanc~ re~u~~e~nents are e~forced only aga~~.st pe~~ons pu~c~.asing res~den~ial dwellings wi~h~n ~he boun~aries af ~he Town. T~.e purpose a~d effe~t af ~hi~ enforcen~en~ scherr~e ~s ~o ensure tihat ~he res~ric~~v~ s~andard ~~ no~ app~~ed t~ ex~~t~n~ ~e~ide~t~ o~~he ~'~~vn, a r~ajar~ty ~f ~rho~n ar~ no~.-J~isp~~ic an~ ~~i~e. 1~. T"hro~~~. ~~e e~farc~~n~~.~ of ~~~ accupa~c~ ar~~~ance, t~.e de~'~~~ants have ~egun to achieve ~~.ei~ objec~~~e of p~~venti~~, o~ di~~ouraging, Hi~paniG families ~it~. c~.ildren fron~ be~Q~n~ng ~esiden~s of ~he To~un, ~`~e defendan~s ha~e ref~~ed ~o issue th~ nece~~ary app~oWal far occu~a~.cy o~ dwellings b~ a num.ber of Hispan~c fa~nzl~e~ ~ho ~.ave cont~act~d to purch~~e d~e~l~n~s ~vit~a~n t~.e To~vn. ~n each ~ns~ance, ~he defen.dan~s ~eli~~ an the occ~pan~y ord~na.nc~ to exclu~~ a~ispani~ fa~ni~y wit~ chi~dren ~ve~ ~hough ~~e dv~e~~ing ~vas la.~ge eno~~~. to ac~on~mada~~ ~~~ fa~i~y. an ~~.fo~rn~a~ion and be~~~f, a~l ~r nearl~ a.~1 a~ ~~e po~ent~a~ pu~chasers u~~o ~a~~ been p~o~a~b~~ed f~o~ purcha~~~g a d~ue~lf ng in the to~vn b~ca~~~ af ~h~s ar~inance ~a.ve be~~ ~Iispanic fa~~~~e~ v~~th ch~1~~e~: 13. T~e def~ndan~s' enac~~.e~.t a;~d enforcern~nr of ~~~ accupa~.~y s~a~~a~~.s a~ d~~cribed abo~e ~.as ~a~e ~~us~~~ ~n~~ailable beca~~~ af nat~o~~.~ ar~gi~., and a~s~ cons~~~utes d~sc~~~~at~on in terms, 142 ~ ~ ~ ~~ ~~ ~ - ~ ~~ c~~.di~~a~~, ar pr~~~l~~es ~f sa~~ or ~e~.tal o~ ~.v~e~~~~g~ be~~u~~ of ~~tional a~~g~n, in ~~a~at~ar~ ~f Section 8~4~a} and S~c~ion ~Q4~b~ of the F`~.~r ~o~~~ng ~ct, 4~ I~.~.~. ~3604~a~ a~d 42 C~.S.C. ~ 3 ~~4~~~. ~ 4. ~"~.~ d~f~nda~.~~' ~~.a~~rnen~ an~ enfo~c~~.~~.t of ~~~ accupanc~ ~~~nd~rds as ~~scribed a~o~~ ha~ ma~e ~~u~~n~ un~va~~a~l~ b~cau~~ of f~n~~~~a~ s~~~us, and ~~~c~ cor~~~~~u~~~ di~cr~~~n~t~a~ ~n tern~~, ~o~d~rio~s, ~~ pri~il~ges o~ sa~~ Qr re~ta~ o~' d~el~~~gs ~e~au~~ o~ fa~i~~al statu~, ~n ~riolat~~n a~' ~~ct~~~, 8~4~~~ ~.r~d Se~t~~n ~a4~b} af ~~~ ~`a~r ~aus~ng ~ct, 4~ U.S.C. ~3~~~~a~ and 4~ U.~.~. ~~~~~~b~. ~ 5. ~`h~ condu~t af t~~ defendant~ cons~~~ute~: a. A p~~~ern or p~ac~~ce ~f ~~~istance to th~ ~u~~ ~n~a~.~~~ of r~~~ts s~~~r~~ b~ ~'~t~e ~III ~f ~he ~ivil ~~gh~s A~t af 1~C~B ~the ~'ai~ I~~us~~~ Act~, a~ a~~nd~d by ~~e ~ai~ ~o~~ir~g ~.~~n~.men~s Ac~ of 198~, 42 t~.S.~. ~~ 3~0~, ~t se~.; and 2. A denial ~o a group of per~ons of r~g~ts granted by Titl~ ~~I~ of t~.e Civi~ R~ghts Ac~ of ~ 968 ~the Fair Hous~ng Act}, a~ an~~r~ded by the Fair Hau~~ng ~~nendme~~s Act of ~ 9$~, 4Z C~.S.C. ~~ 3601, ~t se~., ~vhich de~~a~ ~ai~es an ~ssue of ~e~e~a~ public ~mportance. ~~. The defenda~.ts' di~criminatory ~rac~~ces ha~e cau~ed injury ~o pe~~or~s ~eeking to purc~as~, s~~l, or occupy re~iden~ia~ d~vel~~ng~ wi~h~~a ~~.e Tow~. and alsa ~o ~eal es~ate professionals ~nval~ed with such ~ran~actians. Such aggr~eved pers~ns are e~ti~~ed to be conr~pensat~d by defendants far the injur~es caused b~ ~~.e discrimina~ory conduct. 17. T~.e defendants' conduc~ ~vas in~entional, w~~~ful, ar~d taken in di~regard of the r~g~.t~ of ~~her~. WHEREFO~.~, the United S~ates prays ~~at t~.~ Court ~~t~r an OR.DFR ~~a~: l. De~lare~ that the d~~crirnir~a~or~ pract~ce~ of t~.e defendants a~ descri~ed herein ~r~a~a~e the ~air ~ousing Ac~, as a~.ended, 42 U.S.C. §§ 3~0~, et~.; 2. Fnjoins the defenda~.ts, the~r agents, em~loy~e~, and succ~ssors, and a~l a~her pe~sons in active concert or par~ic~pa~~on with the~. frozn con~~nuin~ ~o d~sc~.~~nate on account of na~~anal orig~n ar fam~lia~ sta~us xr~ via~a~ion a~42 U.S.C. §~ 3~~1, e~ se~.; 3. Requi~es s~ch actions ~~ the defendan~s a~ ~nay be necessar~ ~o res~~re a~~ per~o~~ a~g~ieved b~ defenda~~.~s' ~i~c~~~.~na~or~r hous~ng prac~ices to t~e po~~~ion ~~e~r wo~~d have oGCUpied br~~ for de~'en~ants' d~sc~.~ninato~ conduct; ~a ~.~~~~~ ~~~h ~a~.~~~~ as ~0~.1~. ~~~~~ ~~m~e~s~.te ~gg~e~ed ~~~~~~.~ far da~~~g~~ ca~~ed b~ ~he d~~'en~ant~' di~~r~m~n~.~~ry co~duc~, pu~~uant to 4~ t~.S.C. ~ 3~14~d~~~~~8~; 5. Av~ard~ e~ch pe~~an agg~ie~~d b~ def~~.dan~s' disc~~~~~a~o~ hou~~n~ ~ra~ti~e~ pu~i~~ve da~ages be~a~u~e o~f ~he ~r~~~n~ic~~.al a~.~ ~~1~~I ~~~.~u~ e af ~~~ d~~`~~d~~~~' ~o~~~~~, ~~u~s~d~~ ~0 4~ ~~. 5.~. ~ 36 ~ 4~~~~ ~ ~~~~~ a~d 6. As~~sses a c~~r~~ ~er~al~~ aga~n~~ ~h~ d~fend~~~~ ~n an amoun~ of mon~y ~.utha~i~ed ~y ~2 U.~.~. ~ ~ ~ ~ 4~~~~ 1 }~G}, in orde~ to ~~n~~ca~e ~~e ~ublic ~n~e~e~t. 143 ~ t~d ~ ~ ~ ~ ~ ~ ~ Th~ CJn~t~d State~ ~urther ~~ays f~r s~c~ add~~iona~ reli~f a~ ~~e i~~~~~~t~ of j~.~~~ce r~ay ~~qu~re. Jan~~ I~~n~ ~,~~or~e~ ~e~~e~~~ 1a~.~~ ~. Turne~ Actin~ ~~~~~~an~ A~~orn~y ~-~ne~~.~ ~~.u~ F. ~anco~l~ ~~~~~', ~~u~i~g a.nd ~~~il F~.far~e~n~n~ Seet~on. I~~~~ll~ ~. T~aba~~~ ~~~r~l ~:. ~~~~l~r I~a~id ~. T~ub~en A~~ar~ey~ ~ous~ng and C~vi~ ~nforc~men~ Sec~~on Civ~~ ~ights D~vis~on ~n~~ed S~a~~s De~a~rnen~ of Ju~~~ce P.Q. Box G5998 VL1'ash~ngton, D.C. Z~D35~5998 (~DZ} 514-~~33 Fred Forn~an Unf ted States A~~orney Michele 1t~II, Fox Assistan~ Vn~~e~ State~ Attorne~ 2~ 9 S. Dearbarn Street 14th ~"Ioo~ Chxca~o, ~I~ 606U4 ~~ ~ Z~ 88G-9a85 144 ATTACHMENT 3 DISCUSSION DRAFT 5 COUNCIL BILL N0. ORDINANCE N0. AN ORDINANCE REGULATING RENTAL HOUSING; PROVIDING FOR ADMINISTRATION AND ENFORCEMENT; AND SETTING AN EFFECTIVE DATE. THE CITY OF WOODBURN ORDAINS AS FOLLOWS: Section 1. Title. This Ordinance shall be known as the "Woodburn Rental Housing Ordinance." Section 2. Legislative Findings. A. The City Council finds that a safe, decent place to live is a basic necessity that enables families to meet other basic necessities and save for their future B. The City Council further finds there are a growing number of residential rental properties within the City, and that many of these properties are in a declining state of maintenance. C. The City Council further finds that inadequate maintenance directly affects the health, life, safety and welfare of the residents of the City of Woodburn and impacts the health and vitality of the surrounding neighborhood and the City as a whole. D. The City Council further finds that it is necessary to adopt this Ordinance so that rental housing in the City is maintained in a good, safe, and sanitary condition and does not create a nuisance or blighted conditions to its surroundings. E. The City Council further finds that the adoption of this Ordinance is a reasonable method of insuring suitable housing, safe and viable neighborhoods and a healthy City. Section 3. Pur ose. The purpose of this Ordinance is to provide minimum habitability criteria to safeguard health, property and public welfare of the owners, occupants and users of residential rental buildings. Section 4. State of Oregon Residential ~andlord and Tenant Act. This Ordinance is intended to supplement and not conflict with the habitability standards of the Oregon Residential Landlord and Tenant Act. Page 1- COUNCIL BILL N0. ORDINANCE N0. 145 DISCUSSION DRAFT 5 Section 5. Sc~. A. Except as described below, these standards shall apply to rental housing located within the City. B. Notwithstanding subsection 5A and consistent with the Oregon Residential Landlord and Tenant Act, the following are exempted from the application of this Ordinance: 1. Hotels, motels and lodging houses; 2. Hospitals and other medical facilities; 3. Nursing care facilities as defined in the Woodburn Development Ordinance; and 4. Group homes and group care facilities as defined in ORS Chapter 443. Section b. Complaints. A complaint under this Ordinance shall be submitted in writing on a form provided by the City and shall include the following: A. The name of the person filing the complaint, if known. B. The name of the landlord. C. The address of the alleged violation. D. A description of the alleged violation. E. Where the tenant is the Complainant, proof that reasonable efforts were made to provide the landlord with written notice of the alleged violation. Section 7. Definitions. For purposes of this Ordinance, the following definitions shall apply: Apartment House. Any building or portion of a building containing three or more dwelling units, which is designed, built, rented, leased, let, or hired out to be occupied for residential living purposes. Approved. Acceptable to the code official or authority having jurisdiction. Page 2- COUNCIL BILL N0. ORDINANCE N0. 146 DISCUSSION DRAFT 5 Building Code. The currently adopted edition of the State of Oregon Structural Specialty Code and Residential Specialty Code. Dwelling Unit. A single unit providing complete independent living facilities for one or more persons including provisions for living, sleeping, eating, cooking, and sanitation. For purposes of this Ordinance, where portions of a residential building are occupied under separate rental agreements, but tenants share eating, cooking, and/or sanitation facilities, each portion under a separate rental agreement shall be considered a dwelling unit. Enforcement Officer. A police officer, code enforcement officer or other city official authorized by the CityAdministratorto enforce this Ordinance. Habitable Room. Any room used for sleeping, living, cooking or dining purposes, but excluding closets, pantries, bath or toilet rooms, hallways, laundries, storage spaces, utility rooms and similar spaces. Landlord. The owner, lessor, or sublessor of a dwelling unit. Mechanical Code. The currently adopted edition of the State of Oregon Mechanical Specialty Code. Owner includes a mortgagee in possession and means one or more persons, jointly or severally, in whom is vested: (a) all or part of the legal title to property; or (b) all or part of the beneficial ownership and a right to present use and enjoyment of the premises. Person. Any natural person, firm, partnership, association or corporation. Rental Agreement. All agreements, written or oral, concerning the use and occupancy of a dwelling unit and premises. Rental Housing. A dwelling unit which is the subject of a rental agreement. Section 8. Standards. A. Structural Inteqrit~. Roofs, floors, walls, foundations and all other structural components shall be capable of resisting any reasonable stresses and loads to which these components may be subjected. Structural components shall be of materials allowed or approved at the time of construction by the Building Code. Page 3- COUNCIL BILL N0. ORDINANCE N0. 147 DISCUSSION DRAFT 5 B. Plumbin . l. Plumbing systems shall be installed and maintained in a safe and sanitary condition and shall be free of defects and leaks. 2. Every plumbing fixture or device shall be properly connected to a public or an approved private water system and to a public or an approved private sewer system. 3. All sinks, lavatory basins, bathtubs and showers shall be supplied with both hot and cold running water and have a water pressure of at least 15 psi. Every dwelling unit shall be supplied with water heating facilities which are installed in an approved manner, properly maintained, and properly connected with hot water lines to all required sinks, lavatory basins, bathtubs and showers. Water heating facilities shall be capable of heating water enough to permit an adequate amount of water to be drawn at every required facility at a temperature of at least 120 degrees at any time needed. 4. In every dwelling unit all plumbing or plumbing fixtures shall be: (a) Properly installed, connected, and maintained in good working order; (b) Capable of performing the function for which they are designed; and (c) Installed and maintained so as to prevent structural deterioration or health hazards. C. Heatin . l. Adequate heating facilities shall be provided which conform to the applicable law at the time of installation and maintained in good working order. 2. Portable heating devices may not be used to meet the dwelling heat requirements of this Code. D. Weatherproofinq. 1. Roofs, exterior walls, windows and doors shall be maintained to prevent water leakage into living areas which may cause damage to the structure or its contents or may adversely affect the health of an occupant. Page 4- COUNCIL BILL N0. ORDINANCE N0. 148 DISCUSSION DRAFT 5 2. The roof shall be structurally sound, tight, and have no defects which might admit rain. Roof drainage shall be adequate to prevent rainwater from causing dampness in the walls or interior portion of the building and shall channel rainwater in an approved manner to an approved point of disposal. E. Chimne s. Every masonry, metal, or other chimney shall remain adequately supported and free from obstructions and shall be maintained in a condition which ensures there will be no leakage or backup of noxious gases. Every chimney shall be reasonably plumb. Loose bricks or blocks shall be rebonded. Loose or missing mortar shall be replaced. Unused openings into the interior of the structure must be permanently sealed using approved materials. F. Stairs and Porches. Every stair, porch, and attachment to stairs or porches shall be so constructed as to be safe to use and capable of supporting the loads to which it is subjected and shall be kept in sound condition and good repair, including replacement as necessary of flooring, treads, risers, and stringers that evidence excessive wear and are broken, warped, or loose. G. Han~rails and Guardrails Every handrail and guardrail shall be firmly fastened, supporting the requirements: . and shall be maintained in good condition, capable of loads to which it is subjected, and meet the following l. Handrails and guardrails required by building codes at the time of construction shall be maintained or, if removed, shall be replaced. 2. Where not otherwise required by original building codes, exterior stairs of more than three risers which are designed and intended to be used as part of the regular access to the dwelling unit shall have handrails. Interior stairs of more than three risers shall have handrails. When required handrails are installed they shall be installed so that they meet the applicable building code requirements in effect at the time this work is being performed. 3. Where not otherwise required by original building codes, porches, balconies or raised floor surfaces located more than 30 inches above the floor or grade below shall have guardrails. Open sides of stairs with a total rise of more than 30 inches above the floororgrade belowshall have guardrails. When required guardrails are installed, they shall be installed so that they meet the applicable building code requirements in effect at the time this work is being performed. Page 5- COUNCIL BILL N0. ORDINANCE N0. 149 DISCUSSION DRAFT 5 . H. Windows. l. Every habitable room shall have at least one window facing directly to an exterior yard or court. The minimum total glass area for each habitable room shall be 6.8 percent of the room's floor area, except for basement rooms where the minimum shall be 5 percent. The exception for basement windows shall not apply where any occupancy has been changed or increased contrary to the provisions of this Ordinance. 2. Every habitable room shall have at least one window that can be easily opened or another approved device to adequately ventilate the room. Except where another approved ventilation device is provided, the total openable window area in every habitable room shall be equal to at least one- fortieth of the area of the room. 3. Every bathroom and toilet compartment shall be provided with light and ventilation, except that no window shall be required in bathrooms or toilet compartments equipped with an approved ventilation system. 4. Each sleeping room shall be provided with a window for emergency escape or rescue. The window shall have a sill height of no more than 44 inches above the floor or above an approved, permanently installed step. The step must not exceed 12 inches in height and must extend the full width of the window. The top surface of the step must be a minimum of six feet from the ceiling above the step. 5. Windows in sleeping rooms that are provided to meet emergency escape or rescue requirements shall have a minimum net clear opening of at least 20 inches wide, at least 22 inches high, and, if constructed after July 1,1974, at least five square feet in area. b. Every window required for ventilation or emergency escape shall be capable of being easily opened and held open by window hardware. Any installed storm windows on windows required for emergency escape must be easily openable from the inside without the use of a key or special knowledge or effort. 7. All windows within ten (10) feet of the exterior grade that open must be able to be securely latched from the inside as well as be openable from the inside without the use of a key or any special knowledge or effort. This same requirement shall apply to all openable windows that face other locations that are easily accessible from the outside, such as balconies or fire escapes, regardless of height from the exterior grade. Page 6- COUNCIL BILL N0. ORDINANCE N0. 150 DISCUSSION DRAFT 5 8. Every window shall be substantially weather-tight, shall be kept in sound condition and repair for its intended use, and shall comply with the following: (a) Every window sash shall be fully supplied with glass windowpanes or an approved substitute without open cracks and holes. (b) Every window sash shall be in good condition and fit weather-tight within its frames. (c) Every window frame shall be constructed and maintained in relation to the adjacent wall construction so as to exclude rain as completely as possible and to substantially exclude wind from entering the dwelling. I. Doors. l. Every dwelling or dwelling unit shall have at least one door leading to an exterior yard or court, or in the case of a two-family dwelling or apartment, to an exterior yard or court or to an approved exit. All such doors shall be openable from the inside without the use of a key or any special knowledge or effort. All screen doors and storm doors must be easily openable from the insidewithout the use of a keyorspecial knowledge oreffort. 2. In apartment houses, exit doors in common corridors or other common passageways shall be openable from the inside with one hand in a single motion, such as pressing a bar or turning a knob, without the use of a key or any special knowledge or effort. 3. Every door to the exterior of a dwelling unit shall be equipped with a lock designed to discourage unwanted entry and to permit opening from the inside without the use of a key or any special knowledge or effort. 4. Everyexteriordoorshall complywith the following: (a) Every exterior door, door hinge, door lock, and strike plate shall be maintained in good condition. (b) Every exterior door, when closed, shall fit reasonably well within its frame and be weather-tight. (c) Every doorframe shall be constructed and maintained in relation to the adjacent wall construction so as to exclude rain as completely as possible, and to substantially exclude wind from entering the dwelling. Page 7- COUNCIL BILL N0. ORDINANCE N0. 151 DISCUSSION DRAFT 5 5. Every interior door and doorframe shall be maintained in a sound condition for its intended purpose with the door fitting within the doorframe. J. Smoke Detectors. Smoke detectors sensing visible or invisible particles of combustions or alarms shall be required in all buildings where a room or area therein is designated for sleeping purposes either as a primary use or use on a casual basis. Smoke detectors or alarms shall be installed in each sleeping room or area, in the immediate vicinity of the sleeping rooms and on each additional story of the dwelling, including basements and attics with habitable space. All detectors or alarms shall be approved, shall be installed in accordance with the manufacturer's instructions, shall plainly identify the testing agency that inspected or approved the device, and shall be operable. K. Display of Address Number. All dwelling units shall have address numbers posted in a conspicuous place so they can be read from the street or public way. The address numbers posted shall be the same as those appearing on the County Assessment and Taxation Records for the property. Units within apartment houses shall be clearly numbered, or lettered, in a logical and consistent manner. L. Overcrowdinq. No dwelling unit shall be permitted to be overcrowded. A dwelling unit shall be considered overcrowded if there are more residents than one resident, plus one additional resident for every 150 square feet or portion thereof of floor area of the habitable rooms in the dwelling unit. Section 9. Abatement Notice. Whenever a violation of this Ordinance is found to exist within the corporate limits of the city and the enforcement officer elects to proceed by abatement, the enforcement officer shall give written notice, by a type of mail that requires a signed receipt, to the landlord of the property upon which the violation exists. Section 10. Abatement. Upon receipt of the notice that a violation exists, the landlord shall have thirty ~30~ days to abate the violation. Section 11. Notice Requirements. The notice to abate the violation shall contain the following: A. An orderto abate the violation within thirty ~30~ days; B. The location of the violation; Page 8- COUNCIL BILL N0. ORDINANCE N0. 152 DISCUSSION DRAFT 5 C. A description of what constitutes the violation; D. A statement that if the violation is not abated within the prescribed time, the Citywill seek civil penalties underthis Ordinance; and E. A statement that a person who is dissatisfied with the abatement notice has the right to judicial review underthis Ordinance. Section 12. Request for Judicial Review. The landlord may file a written request for judicial review in the Woodburn Municipal Court within ten ~ 10) days of the date that the notice to abate was mailed. Section 13. Requirements for Request. The request for judicial review need not be in any particular form, but should substantially comply with the following requirements: A. Be in writing; B. Identify the place and nature of the alleged violation; C. Specify the name and address of the landlord seeking judicial review; and D. Identify the enforcement officer alleging that a violation exists. A copy of the request for judicial review shall be served on the Woodburn City Attorney's office. Section 14. Scheduling of Judicial Review. A. The judicial review hearing shall be held within ten ~ 10) days after the request for judicial review is made. The day may be postponed by: 1. Agreement of the parties; or 2. Order of the court for good cause. B. After a hearing is scheduled, the court shall promptly notify the parties as to the time and location of the hearing. Section 15. Judicial Review Hearing. At the judicial review hearing the City and the landlord shall have the right to present evidence and witnesses and to be represented by legal counsel at their own expense. After due Page 9- COUNCIL BILL N0. ORDINANCE N0. 153 DISCUSSION DRAFT 5 consideration of pertinent information and testimony, the court shall make its findings. The findings shall be based on substantial evidence and shall be final. Section 1 b. Notification of Violation. The landlord shall be notified by a type of mail that requires a signed receipt postmarked no later than five days after the findings are entered by the court or by personal delivery by a representative of the City. Upon notification of violation, the landlord shall have 30 days to abate the violation. Section 17. Enforcement. A. Inspection and Riqht of Entr~. When necessary to investigate a suspected violation of this Ordinance, the enforcement officer may enter on any site or into any structure open to the public for the purpose of investigation, provided entry is done in accordance with law. B. Civil Infraction. In addition to, and not in lieu of any other enforcement mechanisms, a violation of any provision of this Ordinance constitutes a Class I Civil Infraction which shall be processed according to the procedures contained in the Woodburn Civil Infraction Ordinance. C. Civil Proceedin_q Initiated by City Attorne~. The City Attorney, after obtaining authorization from the City Council, may initiate a civil proceeding on behalf of the city to enforce the provisions of this Ordinance. This civil proceeding may include, but is not limited to, injunction, mandamus, abatement, or other appropriate proceedings to prevent, temporarily or permanently enjoin or abate any violations of this Ordinance. Sectionl8. Prohibition on Retaliatorv Conduct bv ~andlord. No landlord may terminate a tenancy, increase rent, decrease services or refuse to renew a lease or tenancy because a tenant has in good faith: A. Filed a complaint under this Ordinance; or B. Requested the landlord to make repairs to a premises as required by this Ordinance; or C. Provided information or testified in any proceeding involving the enforcement of this Ordinance. Section 19. Separate Offenses. Each day during which a violation of this Ordinance continues shall constitute a separate offense for which a separate penalty may be imposed. Page 10 -COUNCIL BILL N0. ORDINANCE N0. 154 DISCUSSION DRAFT 5 Section 20. Fee. A. For the purpose of offsetting costs to the City associated with the enforcement of this Ordinance, the City Council ma~ impose an annual fee for each dwelling unit covered by a rental agreement and include the fee in the Woodburn Master Fee Schedule. B. The following unit types, while subject to the standards, enforcement procedures, and other requirements established in this Ordinance, shall be exempt from fee payment requirements: 1. Rentals with a recorded deed restriction requiring the units to be rented affordably to households at or below 50% of the Area Median Income; 2. Rentals under contract with a public agency that requires the rental to be inspected at least annually and verifies that the dwelling is rented to a low income household; and 3. Rentals designated as senior or disabled housing by a public agency. C. The landlord is responsible for paying the annual fee upon written request. D. The failure of the landlord to pay the fee constitutes a violation of this Ordinance. Section 21. Severabilitv. If any section, paragraph, subdivision, clause, sentence, or provisions of this Ordinance shall be adjudged by any court of competent jurisdiction to be unconstitutional or invalid, such judgment shall not affect, impair, invalidate, or nullify the remainder of the title, but the effect thereof shall be confined to the section, paragraph, subdivision, clause, sentence or provision immediately involved in the controversy in which such judgment or decree shall be rendered, it being the intent of the governing body to enact the remainder of this Ordinance notwithstanding the parts to be declared unconstitutional and invalid. Section 22. Effective Date. This Ordinance shall be effective on Approved as to form: CityAttorney Date Page 11 -COUNCIL BILL N0. ORDINANCE N0. 155 DISCUSSION DRAFT 5 Approved: Kathryn Figley, Mayor Passed by the Council Submitted to the Mayor Approved by the Mayor Filed in the Office of the Recorder ATTEST: Mary Tennant City Recorder City of Woodburn, Oregon Page 12 -COUNCIL BILL N0. ORDINANCE N0. 156 ATACHMENT 4 RpBERT L. ENGI.~ ~-MAi~: renglelaw~qwestoffice.net KIRK A. SCHMIDTMAN ~-~tai~, schmidtmanlaw@qwestv~ice.net ENGLE & SCHMIDTMAN , ATTORNEYS AT LAW NORTHW40D OFFICE PARK - 61~ GlATT CIRGL~ WOODBURhi, pR 91O11 ~ ~~ 2~ B Z~ ~~ ~i TELEPF~ONE ~~U~N E (503) 981-0155 ~~ ~ ADM~~S~' F,~ ~ ~~a3~ ss~-a~ss WEB SkTE www.engleschmidtmar~law.com February 28, ZO~S The Hor~orable Ka~hryn Figley and Woodburn City Council City Hall 270 Montgomery Street Woodbu~n, ~R 9707I RE; Proposed ~rdinance Regulating Rental Housing Dear Mayor and Council: I re resent Leroy Miller Who owns and manages a number of rental units within p ~ ~~ • ~ ~ the City of ~Uoodburn. I have rev~ewed Discuss~on Draft 5" of the nrd~nance Re latin Rental Housing. My client and I take issue with and ob ject to two of ~ g the provisions of that Draf~ ardinance: ~ 1 } Section SL, entitled "~vercrowding" . This rovisian should be removed from this ~rdinance prior to passage for the p following reasons: ~a} Tt consri~utes an un~awfu~ interference wi~h contractua~ and h~~s~~~ss relation.ships between a willin~ Landlord and a willing Tenant ~a Lease}. Not only is i~ unenforceable on its face, ~he attempt to enforce it wou~d c~nstitut~ an actionable tort on the par~ nf the City and its enforcement o~"icers. ~b} "~vercrowd~ng" is a subjective ~erm def~ned or~y by the erce tion of the participants or based upon facts which objectively establish p p tha~ hea~th and safety conditions exist resu~ting fram the number of people actually presen~ at the subj ecti location. For the City to define "Overcro~vding" based upan the number of residents in a ~w•ellin is wi~hou~ reason or basis. Unless clear evidence is produced that g 157 Mayar Kathryn Figley Woodburn City Council February Z8, 200$ Page 2 of 2 actual condi~ions exis~ detrimental to health and safe~y because tao many people reside in an identifiable home, no "overcrowding" could possibly be de~ermined by a Cour~ of compe~ent jurisdic~ion to have occurred. ~2} Section 17A, en~i~led'iInspect~on and Right of Entry". Th~s rov~sion would a.llow an enforcement o~icer to trespass and v~olate p riva ri ts without probable cause and without a warrant. Neither federal P GY ~ nor ~regon law have extended ~he "police power" to ~hat level. The governmental right to access and search a private residence requires either consent of the Tenant or the Landlord or a warrant i.ssued by a judge based upon an affidavit es~ablishing probable cause. To allow an of~cer to "en~er any site" to investigate a"suspected violation" would c~early violate private property rights and privacy rights. Further, under no circums~ances can a private residence be cons~dered a "structure o en to the public." This ordinance purports to deal wi~h residential p housing, not public or commercial properties. We ask ~hat these provisions be removed from ~he Ordinance or revised prior to assa e b e ouncil. If these provisions axe included in the final ~rdinance P ~ as wri n, we w challenge them in a state court proceeding. ctfully sub~nitted, ROBERT L. ENGLE RLE:th cc: Robert Shields, City Attorney Leroy Miller 158 11C ~, ~~"..,~ ~m•~~ ~I'ooDBVRN April 14, 2008 ~~~i~lw"~'v ~,I~/V7/~' TO: Honorable Mayor and City Council through ~ity Adr~~inistrator Via: Scott D. Russell, Chief of Police FROM: Thomas P. Tennant, Captain SUBJEC?: Liquor License - Chdnge of Ownership Limited On-Premises Sales RECOMMENDATION: The Woodburn City Council recommend that the OLCC approve a liquor license application - change of ownership for Taqueria ~uadalajara One, Inc. BACKGROUND: Owners/Managers: Baiverde-Flores, Sergio 2836 Fairway Woodburn, OR 97071 Ph: 503-981-0 l 47 Moreno-Corona, Aydee 2836 Fairway Woodb~rn, OR 97071 Ph: 503-981-0147 Business: Taqueria C~adaiajara One inc 995 N. Pacific Hwy Woodburn, Or. 97071 P h : 503-982-1303 Trade Name: Taq~eria Guadalajara Authentic Mexican Food Agenda Item Review: City Acir7~inistrator -~ __. _ City Attorney __ Finance .__.. 159 Mayor and City Council April 14, 2008 Page 2 License Type: limited On-Premises Sales - permits beer, wine and cider sales for on-premises consumption only, and t}~e sales of kegs of malt beverages. On March 13, 2008, the Waadburn Police Department received an application requesting Change of Ownership/Business Name for a Limited On-Premises Sales of Alcohol for Taqueria Guadalajara One, Inc., located at 9bb N. Pacific Hwy. Taqueria Guadalajara One, Inc. presently has a liquor license for Limited On- Premises Sales. The applicant is updating fihe applicafiion to reflect a change of ownership/business name. The business wiil operate Monday through Saturday, between the hours of 8AM and 10:00 PM. Taqueria Guadalajara One, Inc. wiil be selling beer and wine for on-premise consumption, food service will be Mexican foad. The police department has received no communication from the public or surrounding b~sinesses in support of or against the application. DISCUSSION: The police department has completed a limited background investigation on the applicant business and found nothing of a questionable nature. An in- depth investigation was cornpleted on the owners and no offenses that would preclude a license being issued or items of a questionable nature were located. The applicant states that they are seeking to seil aicohol to th~ir custorners. Under the criteria identified by the OLCC and adopted by the City Council, I find no reason not to recommend that Council recommend to OLCC approval of the application. FINANCIAL IMPACT: None 160 OREGON LIQUOR CONTROL COMMISSION LIQUOR LlCE~JSE APPLICATI(~N EM~'~. .. .. _ ~ ~ t . . . . 1,...., v~.. ,,~~' j '~~` ~~1(lsi PLEASE PR/NT OR TYPE 'c; --_ _..___.___- AppllCatlOtl IS b@111C~ T11ad2 f0~: FOR CiTY AND COllN USE ONLY LICENSE TYPES ACTIONS The city counci( ar caunty commission: ~ Full On-Premises Sales ($402 60?yr) ~Chan e Ownershi . , g p ^ Commercial Establishment 0 New Outlet {name of ary or countyj ^ Caterer 0 Greater Privilege ~ Passenger Carrier 0 Additianal Privilege ^ Uther Public Location ^ O x recommends #hat this license be: Granted ~ Denied ^ ^ Private Club , ~%'~ii~~ gy; ~. Limitad On-Premises Sales ($202,601yr) {signature) (date) "~ Off-Premises Sales ($100lyr) ~~ k ~, ~ ~1 r' Name: ! vi: ; , !?lln~ C1 with Fuel Pumps ~ _ ^ 8rewery Public House ($252 60) Title: . ' ^ Winery ($250/yr) +~~~ ~,~}~ ,; ^ Other: -~-~--_ ~ V`_t~~vr~:'' ~S- a .~ ~ ~~ ~ Applying as: ~ ~ ~ ~ ~ O Limited ~Corporation 0 Lrmited ~iability ^ lndividuals Partnership Company o~CC USE ONLv ~ ~ Application Rec'd by: ~ ~ r 2' ~t~ Da#e: 90-day authority:,,~es 0 No 1. Entity or Individuals applying for the license: [See SECTI~N 1 of the Guide] ~ llY~tXt~l.~.O~ ~~.sr~C/.H .I+2A ~r1 g' .~-i! '~ 3) rY Date v 2. Trade Name (dba):~~,ce~, ,~ ~,,,,,~.s-f,cs., .~v~„M. ,,,,/~..~ ~rl, c. ~/.E,,r-, ~ ..a..~s ~o fl ~ 3. Business Location: ~G G /fi~ ~'" ,~~ fJ ..<'~.-rt~~,7"-+ c. ,f~r...i.rc..s 1/~ Y,c~u+C,~ r'+~1.+l~'~~"f ~t (nurnber, street, rurai route) {ciry) {c ty (stat~ ~ ~ ~,~.(~~ )t~r'o~ 4. Business Mai(ing Addr~ss: .Si-~-s.~7~ QR£~ON ~.~~~-+0~'~ t:~ar~~:~~~c~. U~+~r~i~s~~ta (PO box, number, street, rural route) (city} (state} (ZIP codpe) i~d_~~1 ~~ '""' .1~ ~ ]'^a' ~~i'~. 1 ~.~ ~~~U - 5. Business Numbers:_ {phone) (tax) 6. Is the business at this location currently {icensed by OLCC? ,j~les ^No ~~,~~,~ ~~~~~'~~?'~~•~~ ~~~~~~~ 7. !f yes to whom:~iz~.,,~c ~ „~ .~.~2GTYPe of License: ~. ..•~•. ~A~s- ~.-a,-... ts,s ,yf.~ J 8. Former Business Name: ~i¢-~ ~„~..,. r~ ,~. ~. ,,,,r ,,,.~.,c1„~.~ ~,y~,~. 9 Will you have a manager? ,~es ONo Name: {manager must fit! out an individt~al hiskory form) 10. What is the local governing bociy where your business is located?__ ~, ~ ,a?- j~(,/g~~,~~,c.~,y~ (name of city r oounty) 11. Cantact pers4n for this appfication: ~ 0 4-.~ ~~~ 1 (name) (phone nu r s .,57r/~T ' S%, r'rc- ,/ ~'c~ .~/ - S C~4.w . ~iv~++~a+. (address) {fax numbar} (e-mail address) f understand t~~f my answers are not true and complete, the OLCC may deny my license application. Applicant(s) S' nature(s) and ~ate: ~~ C~:~~v Date~~~~~~C~~ Date ~~ +;4_~ 1-$00-452-OLCC ~G522~ www.oregon.govla cc 161 Date (rev. 12107 ) CITY OF WOODBURN CITY COUNCIL SPEAKER CARD Members of the public wishing to comment on items of general business must complete and submit a speaker's card to the City Recorder prior to commencing this portion of the Council's agenda. Comment time may be limifed by Mayora! prerogative. NAME: ~/.,.rL.+1.C„~ `~--~' r'}t,/~~~,,,~yu~l PHONE #: ~O ~1° " `'~ ~ ~ ". ~~ r~°~ ~~, / ADDRESS: ~- 7 `~ I ~ ! .~1`Y- ~ ~..I~~ ., ~c:-~~-•~s.A~ AGENDA DATE: /o~L~M~.F' ~~h ,~.C.~(~~ AGENDA ITEM #: ~r+~ D-~~~~ ~ ~ F ~~. COMMENTS: FOR OFFICE USE ONLY: Follow-up: