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Home My WebLink AboutItem 3_ Ordinance on Walnut Station Mixed-Use Center_PDF VERSION EUGECNE ITCY OUNCIL AGENIDASTEM UMMARY Action AnOrdinanceConcerningtheWalnutStationMixed UseCenter MeetingDate July12 2010 AgendaItemNumber 3 Department PlanningandDevelopment StaffContact LydiaMcKinney wwweugene orgov ContactTelephoneNumber 541 6825485 ISSUESTATEMENT TheCityCouncilwilltakeactiononanordinance concerningimplementationoftheWalnutStation MixedUseCenterproject BACKGROUND OnJune21 2010 theCityCouncilheldapublichearingtoconsideranordinancethatimplementsthe WalnutStationMixedUseCenterproject Staffhaspreparedamemorandumwhichprovidesa responsetotheissuesraisedi ntheoralandwrittentestimony includedasAttachmentA AttachmentB includesallthepublictestimonythathasbeensubmittedontheprojectsince June9 2010 Testimonyhasbeengenerallysupportiveoftheproject withafewspecificexceptions Severalwho spokefromtheFairmountneighborhoodraisedconcernswithregardstotrafficimpacts potential spilloverparkingimpacts andgeneral neighborhoodcompatibilityissues Manyofthese concernshave beenaddressed withpolicyrevisionsthathavebeenincludedintheWalnutStationSpecificArea Plan AttachmentE ExhibitC Asexplained atthepublichearing thesepolicychangesweremadeto addressneighborhoodconcernsandwere approvedbytheFairmountneighborhoodrepresentativesprior tothehearing Thesepolicyrevisionsarealsosupportedbytheremainderofthestakeholdersand informationintherecord Manywhosubmittedtestimony includingtheUniversityofOregon theChamberofCommerce and localbusinessowners indicatedthatwhiletheyfavortheprojectoverall theydonotsupportthe PlanningCommission srecommendationtochangetheTypeIIappealsauthorityfromtheHearings Officialtothe PlanningCommission Inaddition staffunderstandsthatFairmountneighborhood representativesdonotobjecttomaintainingthecurrent appealsprocess Therefore staff is recommendingthestandardTypeIIprocessfortheCitysconsiderationofdesignreview appeals insteadofthespecializedprocessrecommendedbythe PlanningCommission Attachedtothisagendaitemsummary AIS aretwoversions A and B oftheordinance Version Aoftheordinance isdraftedsothatanappealofadesignreviewdecisionwouldbeconsideredbythe HearingsOfficial likeotherTypeIIdecisions VersionBistheordinanceasitwasrecommendedby thePlanningCommissionandpresentedforthepublichearing VersionBincludeschangestoEugene Code EC 97055and97605thatcreateaspecializedpro cessfortheCitysconsiderationofdesign reviewappeals TheexhibitstoVersionAandVersionBoftheordinance arethesame ZCMO2010CouncilAgendasM100712S1007123doc Inaddition bothordinanceshaverevisedEC98111toclarifythattheDesign Reviewprocessisonly applicablewithin theWalnutStationSpecialAreaZone RELATEDCITYPOLICIES TheWalnutStationMixedUseCenterisconsistentwi thanddirectlyimplementsGrowthManagement Policies1 2 4 6 812and15 ThisprojectimplementsoneoftheNodalDevelopmentAreasidentifiedinTransPlan COUNCILOPTIONS TheCityCouncilmayconsiderthefollowingoptions 1 AdoptOrdinanceVersionAwith ExhibitsAthroughI 2 AdoptOrdinanceVersionBwithExhibitsAthroughI 3 Adoptoneoftheordinancesandexhibitswith specificchanges 4 Takenoaction CITYMANAGERSRECOMMENDATION TheCityManagerrecommendsthattheCity CounciladoptOrdinanceVersionAwithExhibitsA throughI SUGGESTEDMOTION Movetoadoptanordinance concerningtheWalnut StationMixedUseCenter includedasOrdinance VersionAwithExhibitsAthroughI ATTACHMENTS A MemofromStaffAddressingTestimony B PublicTestimony receivedsinceJune9 2010 C OrdinanceVersionA CityManagersRecommendation AppealofDesignReviewtoBe ConsideredbyHearingsOfficial D OrdinanceVersionB PresentedforPublicHearingonJune21 2010 AppealofDesignReviewto BeConsideredbyPlanningCommission E OrdinanceExhibitsAthroughI FORMOREINFORMATION StaffContact LydiaMcKinney Telephone 541 6825485 StaffEMail lydiasmckinney@cieugeneorus ProjectWebsite wwweugene orgovwalnut ZCMO2010CouncilAgendasM100712S1007123doc AttachmentA Planning Development Planning CityofEugene th 99West10 Avenue M Eugene Oregon97401 EMORANDUM 541 6825377 541 6825572FAX wwweugeneorgov Date July6 2010 To MayorPiercy andEugeneCityCouncil From Lydia McKinney 6825485 MetroandCommunityPlanner SubjectWalnutStation StaffResponsetoJune21 2010PublicHearingTestimony Thismemorandumprovides astaffresponsetotestimonysubmittedatthe publichearingonJune 21 2010andwithintheopenrecordperiod thereafter Theissuesraisedaresummarizedin categoriesbelowbinold TrafficImpacts Fairmount neighborsindicate andstaffconcurs thatanyadditionaldev elopmentwithinthe Walnut Stationarea regardlessofwhatregulatoryprovisionsarein place willhaveimpactsonthe neighborhood Throughoutthisplanningprocess maintaining theintegrityoftheFairmount neighborhoodhasbeenacriticalfactor Ifdevelopmentconsistent withthe WalnutStationmixed usecenterdoes haveadversetrafficimpactsonthe Fairmountneighborhood staffbelievesthese shouldbemitigated Staffworkedwiththe neighborhoodtocraftspecific policylanguageto address thesepotentialimpacts asprovidedbelow InMarch2005 theCity initiatedastudy TheAgateStreetandFairmountNeighborhoodTraffic Calming Study thatidentifiedstrategies toimprovethefunctionandcarryingcapacityofAgate StreetascalledforinthFeairmountUniversityofOregonSpecialAreaStudyThe FairmountUniversityofOregonSpecialAreaStuday lsocallsfor anareawidetrafficcalming studyforthestreets withinthe FairmountUniversityofOregon SpecialAreaStudyboundary to determine appropriatemitigationforthrough trafficutilizingneighborhoodstreets Some mitigation measuresidentifiedinthe AgateStreetandFairmount NeighborhoodTrafficCalming Study havebeenconstructedbytheCity andotherswill beconstructedbytheUniversity ofOregon inconjunctionwiththec ompletionoftheMatthewKnightArena However TheAgateStreetand Fairmount NeighborhoodTraffic CalmingStudyandthe resultingmitigationmeasuresdidnottake intoconsiderationthe areawithintheWalnutStationplan Assuch staffhasincorporatedthe followingpolicyintotheWalnutStation SpecialAreaZone Thecityshallupdatethe2006AgateStreetandFairmountNeighborhoodTrafficCalming Study Study toaddmitigationmeasures thataddresstheimpactslikelytooccurtothe Fairmount neighborhoodasaresultofdevelopment redevelopmentwithintheSWSWalnut StationSpecialAreaZone Citystaffevaluationandidentificationofthesemitigation AttachmentA measuresfortheStudyupdate shallcommencewithintwoyearsofthedateonwhichthe City CouncilsadoptionoftheSWSWalnutStationSpecialAreaZonebecomeseffective ThefinalStudy updateshallbeforwardedtoth eCityCouncilwithinthreeyearsofthat effective date Mitigationmeasuresincludedinthe updatedStudyshallbeimplemented alongwithanyothermeasuresdeemednecessarybythecity asdevelopmentandassociated impactsoccur throughthecitysdevelopmentandbuildingpermitapprovalprocessandor thecitysannualCapitalImprovementProgram Inpreparingthereport citystaffshall consultwith representativesofthe FairmountNeighborsAssociationandthe Universityof Oregon Accesson1t5hAvenue th 15Avenueisthestreet thatseparatestheWalnutStation SpecialAreaZonefromtheFairmount th neighborhood Sometestimonyraisesconc ernsregardingvehicularaccesson15Avenue especially inconsiderationofimpactstotheneighborhood Thistestimonyrequeststhatadditional language beaddedtotheWalnutStationSpecificAreaPlantoevaluatestreetclass ificationsinthe th WalnutStationarea 15Avenueisclassifiedasalocalstreetandassuch thenewaccess managementprovisions applicableonlytostreetsclassified asarterialsandmajorcollectors donot apply TheTechnicalAdvisoryCommitteeagreedthatsomeaccesslimitationsonthisstreetwouldbe appropriateandassuch theWalnutStationSpecialAreaZoneincludesaprovision EC 939704 c thatallowsnomorethanoneaccessc onnectionpertaxlotperstreetfrontage Thisis thesameaccessmanagementprovision thatwasadoptedforarterialsandmajorcollectors Additionally basedontherecommended policyabovewhichrequiresanupdatetotheAgateS treet andFairmountNeighborhoodTrafficCalmingStudy theclassificationofexistingstreetscanbe evaluatedatthattime NeighborhoodParkingImpacts Thepotentialforspilloverparkingimpactsonthe Fairmountneighborh oodhasbeenraisedasa concern especially giventhatthecurrentproposalforthe WalnutStationSpecialAreaZone includesanallowancetoreduceparkingrequirements Thereisnorteaquirementot reduceparking intheplanarea butitisprovidedasan optionfor developerswhochoosetooffertheirproductsto marketsegmentsdemandinglessparking Participantsin developmentoftheWalnutStationform based coderecognized thatparkingrequirementscansignificantlyimpactthe wayanareabuildsout andthataddressingparking requirementscanbeoneofthemostsignificantelementsincreating walkable communities Forthisreason providing foranoptionalreductioninparkinginthisareais seen asasignificantcontributortoachievingthevisionforthearea TherearecharacteristicsofWalnutStation thatareconducivetoareductionofrequiredparking TheEmXbusrapidtransitlineisnowestablishedthere andtheavailabilityoftransitmeansfewer people willneedtoarrivetotheareainavehicle TheUniversityofOregonisdirectlyadjacent so studentsandfaculty haveeasywalkingaccesstothearea Theformbasedcodehasfocusedon facilitating mixedusedevelopment andthisalsoreducesparkingdemandsincemotoristsonlyneed toparkoncetovisitofanumberofdestinations However thereisthe potentialfortheparking spillover impactsinthe neighborhood andtheseimpactsneedtobeaddressed ResidentialParking Programs RRPs areoneofthemosteffectivemeansofaddressing spillover parking TheArenaParkingDistrictestablishedaspartofanagreementfor theMatthewKnight Arenaprovides aResidentialParking ProgramfortheFairmountneighborhoodwhichrestricts AttachmentA parkinginthatneighborhoodtoamaximumoftwohoursinanygivenoff streetparkingspace It is believedthattheRPPcanaddress theneighborhoodconcernsregardingspilloverimpacts but neighborhood representativeshavesuggestedthatthisprogramneedsfurtherevaluationto determine ifitisthecorrectandonlymechanismappropriateforthearea Staffconcurswiththe neighbors recommendationandhasincorporatedthefo llowingpolicyintotheWalnutStation SpecificAreaPlan PriortoApril30 2011 citystaffshallprovideareporttothe PlanningCommission which evaluates theFairmountNeighborsEventParkingDistrictcreatedpursuanttot heOctober 2008 ArenaMitigationAgreement ParkingDistrict Thestaffreportshallevaluate whetherthatParkingDistrictisanadequateandappropriatemechanismtoprotectthe Fairmount neighborhoodfrompotentialimpact sfromreducedparkingallowancesintheS WSWalnutStationSpecialArea Zoneandshallrecommendalternativemeasuresifthe evaluationdeterminestheParking Districtisinadequateorinappropriate Inpreparingthe report citystaffshallconsultwithrepresentativesofthe FairmountNeighborsAssociation andtheUniversityofOregon InadditiontoevaluatingwhethertheRRPistheappropriateandonlymechanismneededtoaddress thepotentialimpacts there isaneedtoevaluatehowthisprogramwillactuallyworkonceitis in place andprovideamechanismtomakeadjustmentstothecodeifnecessary ThePlanning Commissionhadrecommendedthatthedevelop mentresultingfromthe formbasedcode shouldbe evaluated andstaffhasaddedaprovisiontothatpolicytoincludeanevaluationofthereduced parkingallowance Thataddition isshowninthepolicybeloinwitalics After threeyearsor50000squarefeetofdevelopment cumulatively hasbeenapproved whichevercomesfirst staffwillprovideareporttothe PlanningCommissionregardingthe statusofdevelopmentintheWalnutStationmixedu secentaerndthepotential impactsfrom the reducedparkingallowances DesignReviewandParkingLots Testimonyregarding surfaceparkinglotswasraisedquestioning whytheyarenotrequiredtogo throughtheDesignReviewp rocess aswaspreviouslybeingconsidered Whilesurfaceparking lots wereinitially consideredasauserequiringDesignReview the TechnicalAdvisoryCommittee determined thatratherthanrequiringsurfaceparkinglotst obeprocessedthroughalanduse applicationprocess theformbasedcodeshouldrequiredesigntreatmentswouldotherwiseresult fromthe DesignReviewprocess Asaresult surfaceparkinglotsproposedwithinthe15th AvenueTransitionEdgearerequiredtoprovide foratenfootlandscapebed ratherthanthe standardsevenfootbed andtolandscape15 ratherthanthe standard10 ofthe development site TheapplicationofDesignReviewtosurf ace parkinglotswouldnotresultingreaterdesignor compatibility benefitsthanwhatis proposedwithintheWalnutStationSpecialAreazone AdjacentAbuttingTerminology Specifictestimonyhasbeenraised regardingconcernsabouttheterm adjacent andarequestto provideclarityabouttheintentofthecodelanguage Thereareinstancesinthecode suchas DesignReview approvalcriterionatEC93980 2 c thatrefertoimpactstoad jacentresidentially zoned properties Staffconfirmsthattheintentofthis languageistoreferspecificallytothe propertiesthataredirectlyabutting aswellasacrossthestreet asadjacentproperties This language intheWalnutStationSpecificAreaZonewascraftedin considerationofprotectionofthe propertiesonthesouthsideof1t5hAvenue AttachmentA LightingandSignage Testimonyraisedindicatedthatthesignageandlightingrequirementsforthe1t5hAvenue TransitionEdgewithinWalnutStationSpecificAreaZoneisnotcompatiblewith theresidentially zonedpropertyonthesouthsideof1t5hAvenue TheproposalfortheWalnutStationSpecificArea Zonedoesactuallyreducetheamountofsignageandlightingcurrentlyallowed asanothermeans toaddress compatibilitywithandtra nsitiontothe FairmountNeighborhood However theproposal doesnoteliminatetheallowancefornon residentialsignageandlightingbecauseitismeant tobe anareathatallowsformixedusedevelopment Thecurrentzoningont henorthsideof1t5hAvenue allows forsignandlightingstandardsconsistentwiththeGeneralCommercialsigndistrict UniversityUse TheEugeneCodeallows UniversityorCollege asapermittedusecategoryin commercialzones BecausetheWalnutStationZoneallowsanycommercial orresidentialusepermittedinthe code it ispermitted inthenewformbased code ThePlanningCommissionsupportedstaff s recommendation tostudythecategoryofUniversityusefurther Inordertoprovidetimingclarity andcoordinationwiththeneighborhoodandthe University thepolicyhasbeenrevisedasfollows ByApril30 2011 theCityshallinitiateaprocess toevaluatethelandusecategory of UniversityorCollege tobetterdefinewhichusesarepermittedoutright Inpreparingthe report citystaffshallconsultwithrepresentativesofthe FairmountNeighborsAssociation andtheUniversityofOregon NoiseandOdor Inthecurrent code thereareSiteReview andConditionalUsePermitcriteriathatrequire development proposalstobereasonablycompatiblewithexisting developmentwithregardst o amongotherissues noiseandodors Staffincorrectly indicatedintheresponsetothePlanning CommissionthatSiteReviewdidnothaveacriterionrelativetonoiseandodor ThoughSite Review andsomeConditionalUse Permitrequirementshavebeeneliminatedfromthe review process inthe WalnutStationSpecialAreaZone staffdoesnotbelievethattherewillbeundue noiseandodorimpactsontheneighborhood Chapter4 EC94080 oftheEugeneCode regulates noise whichisadministered bytheEugenePoliceDepartment andthiscodesectionwill remainin effectinWalnutStation Regardingodor staffnotesthatthecurrent codeprovisionswhich precludeanyusethatrequiresexternalemissionspermitfromanairqualitypublicagencyalso remain ineffectfor WalnutStation Moreinformationontheprojectcanbefoundatwwweugene orgovwalnut Pleasecontactmeat 541 6825485orviae mail lydiasmckinney@cieugeneorus ifyouhave questionsorneed additionalinformation Date Ö ïôîðïð To Û Ý Ý Submited By Ö Þ˝˝ ôÝ óÝ ô É Ó¸˝ ôÚ Ò ß Subject É ˝ Ó¸ Ý ˝ Ú Ò Ì Ö îïô îðïð — Ø ` INTRODUCTION Ñ Ö îïô îðïðô Û Ý Ý É ˝ Ó ó¸ Ý ô É˝ ˝ß— ł— ó łÚÞÝ òßôÝ ôÚ Òß łÚÒß É Ó ¸ ˝ ó ò Ì ÚÒß ò ÌÚÒß ò Ì— Ý ô ò É Ý ÚÒß —Ý — ÚÞÝô Ýòß ó ò —ÚÒßò É — Ý ÚÒßò TraficImpacts to the Neighborhod Must be Adequately Evaluated and Mitigated łÓ¸ ô — Ýóïº ß ô Û Ý — ß ˝ æÚ Ò Ì Ý ˝ ò Ì ÚÒß É Ó ¸ ˝ Ý ô Ú æß Ì Ý ˝ Ó¸ ò É — ô ß ˝ æÚ Ò ÌÝ ˝ Ý Ý ò Parking Impacts to the Neighborhod Must be Adequately Evaluated and Mitigated Ì óÚÞÝÝóî ó ò Ì Ó¸ ò ÌòÌ—ßòÌòÌÚÒßÓ ¸ ˝ół ß íðô îðïï ß — Ü ß — Ü ò É — Ý ºðôð ô ò th The Transition Edge at 15 Avenue is Critical Ì ÚÒß Ó ¸ ˝ Ó¸ ó ïº ß ò Ì ÚÒß ò Ì ó ïº ß Ñ ˝ É ˝ ò The Multi Way Boulevard is Important Ì ÚÒß Ó ¸ ˝ ó ô ô ô ô Ú Ó¸ ò ó — ÚÒß Ó¸ Ì ó Ýóî ò Ì ¸ ¸ ò Ì ÚÒß ô ó ô— Ý ¸ ¸ Ý ¸ — ò Efectivenes of the Plan NeedsReview at 50000 Square Feet of Developmentor Three Years ß ô — Ý— ÚÞÝô ò Ì ÚÒß Ó¸ ˝Ýô æ ò Final Thoughts Careful management of the Plan area ô ô ò Funding must be made availableto completeidentifiedstudiesandcapital projectsThesuccess of the Walnut Station Center is important ò Ý ò 2139CentennialPlaza Eugene OR97401 541 4843043 June21 2010 TO MayorPiercyandCityCouncilMembers FROM EugeneAssociationofREALTORS SUBJECT WalnutStationMixedUseDevelopmentDraftCode TheEugeneAssociationo fREALTORS appreciatealltheworkthathasbeendoneonthis project thenewinnovativeideasentertained andthe involvementofthestakeholdersgroup Thisprojectreflectsthetypeoflocationplanningthathasbeenplanned andimplemented successfullyinothercitiesintheUS TheNationalAssociationofREALTORS Smart Growthstrategies haveshowcasedformbasedcodedevelopment greendevelopment compact development walkableneighborhood s mixeduses andmultipletransportationoptions These communityoptionshave becomeoutcomes notjustsmart growthplatitudes Furthermore hereinEugene theWalnutStationMixedUseDevelopmentDraftCoderepresents anewwaytoincreasedensities reduce buildingheights streamlinethepermitting process and provideneighbors buildersandbuildingownersbothflexibilityandcertainty twothingslacking inourcurrentcode andtwoobstaclestostartingandcompletingconstructionprojects Althoughnotperfectthe planincludessomeriskssuchasamultiwayboulevardconceptfor Franklinandproperty setbacksthatreduce propertyownersusablespa cewhichin some instancesisneededparking spaces Werequest thatyouremovethechangeinthisplanforappeals ofPlanningDirectortogobefore the PlanningCommissioninsteadoftheHearingsOfficial Thecurrentsystemwor kswellandis notbroken andinourviewisasunbiasedasconceivablypossible Withallthissaid bynowyouprobablysuspectthattheEugeneAssociationofREALTORS supportthisdraftcodeandaskforyouryesvoteofapproval Contact JimWelsh PoliticalAdvocate 2139CentennialPlaza Eugene OR97437 541 5548043 jdwelshco@msncom Ö îØôîðïÝ Ý Ý Û ØØØ— ˝Û ôÑ˛çØìðïîØð Ü Ý ôÌÝk— ¯ É ˝ ˝ ß ˘ Ó — ˛ — òÌ ß îð ß íðôîðïô — Ý ô Ý Ý òÌ ò ß — Ì Ì ł Ó ¸ Ý — Ý Ý Ý òÌ — Ý Ø Ñ — Ý Ý Ý ò ¯ ò— Ý ÝÔ Ó Õ ł ò˝òÚ ô Ø ÑÓ ¸ Ý ò Ô Ì Ó ¸ Ý ò ¸ ´ ` ´ ` ´ k ` É ˝ ˝ ß ˘ ò ´ ` ´ Y `¨ß ô ´ ` ´—łk — ` Ó¸Ýïº ïºò˝ ïºòÌ ´ ` ´ Y ¨` ÌÌ ´ ` Ó ¸ ßÓ ¸ Ý ô ô òÌ òÌ´k ` òÌ ô ò ł ò ´k `ô ô ò Ó ˝ Ü Ý Ý Ý òÞ ô Ý òÌ Ý ô Ú Ò ò ˝ — Ü ˛ ò˝ òÌ ò˝ ˛ Ý ¸ ł ô ô ò Ö ô łł¯ É ˝ ˝ ß ˘ ò Ü ˛ò ł ò Ì ò łł¯ Ö ò˝ ô ô ô ò ô ł ˙ k ò˝ ò ß ô ô łł¯ Öò ò Ý ˛ ß Û ïºß Ì ïºß ô Ó¸Ý ô ò æ ï Ì Ûòïº É ˝˝ß ˘ òß ïºß ò îÞ Ú Þ ł Ú Þ Ó¸Ý ° ôÑ ôÉ ô Û ïºß æ ´˘ Ý ° ôÑ ôÉÛ ïºß ¨` É ô ° ôÑ ô É ïº ° ôÑ ô É ° ôÑ ô É Û ïºß ò Ì— Ì ˝ ˛ òÌ òØ ô ß æÚ ł íð ¸Û Ý ò´ łł¯ ß æÚ ò ô òÌ ô ô ò Û ô ô òÉ ô òÌ łł¯ ò Ú ô Ý Ý ô ò ´łˆ ` ô Ó¸Ý ò ł ˘ ¯ Ó ¸ Ý ò Ý ¸ ˝ ˛ ô Ý ¸˝ ˛ ô òß˝ ˛ô ò Ý ¸ ˝ ˛ò ò Û Ø Ô ˝ Ó¸Ý ô ô ô ô ò˝ô ïîð òÌ òÝ òØ ò˝ ò—Ô ô ô ò Ó¸Ý òÌ łł¯ òÉ ô ò Ò Ñ ¯ — Ý ô ô ô ´ ˆ k ` òØ ô ôò ò ˛ ˝ ô Ö Ò îïìÛïºß Date Ö ïôîðïð To Û Ý Ý Submited By Ö Þ˝˝ ôÝ óÝ ô É Ó¸˝ ôÚ Ò ß Subject É ˝ Ó¸ Ý ˝ Ú Ò Ì Ö îïô îðïð — Ø ` INTRODUCTION Ñ Ö îïô îðïðô Û Ý Ý É ˝ Ó ó¸ Ý ô É˝ ˝ß— ł— ó łÚÞÝ òßôÝ ôÚ Òß łÚÒß É Ó ¸ ˝ ó ò Ì ÚÒß ò ÌÚÒß ò Ì— Ý ô ò É Ý ÚÒß —Ý — ÚÞÝô Ýòß ó ò —ÚÒßò É — Ý ÚÒßò TraficImpacts to the Neighborhod Must be Adequately Evaluated and Mitigated łÓ¸ ô — Ýóïº ß ô Û Ý — ß ˝ æÚ Ò Ì Ý ˝ ò Ì ÚÒß É Ó ¸ ˝ Ý ô Ú æß Ì Ý ˝ Ó¸ ò É — ô ß ˝ æÚ Ò ÌÝ ˝ Ý Ý ò Parking Impacts to the Neighborhod Must be Adequately Evaluated and Mitigated Ì óÚÞÝÝóî ó ò Ì Ó¸ ò ÌòÌ—ßòÌòÌÚÒßÓ ¸ ˝ół ß íðô îðïï ß — Ü ß — Ü ò É — Ý ºðôð ô ò th The Transition Edge at 15 Avenue is Critical Ì ÚÒß Ó ¸ ˝ Ó¸ ó ïº ß ò Ì ÚÒß ò Ì ó ïº ß Ñ ˝ É ˝ ò The Multi Way Boulevard is Important Ì ÚÒß Ó ¸ ˝ ó ô ô ô ô Ú Ó¸ ò ó — ÚÒß Ó¸ Ì ó Ýóî ò Ì ¸ ¸ ò Ì ÚÒß ô ó ô— Ý ¸ ¸ Ý ¸ — ò Efectivenes of the Plan NeedsReview at 50000 Square Feet of Developmentor Three Years ß ô — Ý— ÚÞÝô ò Ì ÚÒß Ó¸ ˝Ýô æ ò Final Thoughts Careful management of the Plan area ô ô ò Funding must be made availableto completeidentifiedstudiesandcapital projectsThesuccess of the Walnut Station Center is important ò Ý ò ò˙˛ïíOE ˇ˝°Û˛Ø˙ˇ ˙Õ ˛øÓ¨ˆ ø˝˙˛ÙÓ— ˙Õ ˛ íOE Ł˝ ß°¨Ô˙° öÛ°— ˆöÛÓ°ˇ˝˙˛¨ oe—˘Ø ˙Õ ˛ åØØßì Ø˙ÚÒö°˝ˇ åÛ—˛˙¨ Ø¨Û¨Ó˝˛ØÌ ÙÓÖÓÙ ß° Û ì—Û˛ Ù¨ ŁÔÓÉˇˇ˝°Û˛Ø˙ˇ Ù˝˛É¨Ó¨ ˙ÉˇˆÌ˙Ú—ÓÙ¨É¨Óˇ˝˛ˆ°ÕÛ°ØÓ˛Õ ¨Ô åÛ—˛˙¨ Ø¨Û¨Ó˝˛ØÌ ÙÓÖÓÙ ß° Û ì—Û˛ åØØßìó —Ó˘ ¯Ó¨ÔÓ˛ É˘ °Û— Ú—˝ÙÑÉ ˝Ö ¨Ô Û° Û Ó˛¸˙ É¨Ó˝˛ Û˛Ø ¯Û—Ñ ¨˝ ¨ÔˇÛ°Ñ ¨ÌÔÛ°ˇÛÙˆ Û˛Ø ˝¨Ô°Ú˙ÉÓ˛ ÉÉ ¨ÔÛ¨ Û°Ù˙°° ˛¨—ˆ —˝ÙÛ¨ Ø¨Ô °óÖÓ°É¨ ¯Û˛¨ ¨˝Ù˝˛˘ ˆ ˇˆ ˝˘ °Û—— Ì˝ÉÓ¨Ó˘ ˘Û—˙Û¨Ó˝˛ ˝Ö ¨Ô Ì—Û˛ Û˛Ø Ó¨É Ù˝˛Ù Ì¨É ŁÔ Ì˙Ú—ÓÙ Ì°˝Ù ÉÉ ÔÛÉ ÕÓ˘˛ÛˇÌ— ˝Ì˝°¨˙˛Ó¨ˆ Ö˝° ¨Ô˛ÓÕÔÚ˝°Ô˝Ø Û˛ØÚ°˝ÛØ°Ù˝ˇ˙˛Ó¨ˆ ¨˝ Ù˝˛¨°ÓÚ˙¨ ¨˝ Û˛Ø Ù˝ˇ ˛¨ ˝˛ ¨Ô Ì—Û˛ ŁÔ ˙É ˝Ö Ö˝°ˇ ÚÛÉ Ø Ù˝ØÉ¨Û˛ØÛ°ØÉ Ó˛ ¨ÔÌ°˝ÌÉ ØÌ—Û˛ ÓÉ ¨˝ ÚÛÌ—Û˙Ø Ø ÛÉÛ˛ ÛÌ°˝ÓÛ¨ˇÛ˛É Ö˝°ÉÌÙÓÖˆÓ˛ÕØÉÓ°ØÌÔˆÉÓÙÛ— Ì°˝Ì °¨Ó É ˝Ö Û——˝¯ÛÚ— Ø˘ —˝Ìˇ˛¨¯Ó¨Ô˝˙¨ ˝˘°—ˆÙ˝˛É¨°ÛÓ˛Ó˛Õ ¨Ô ˇÓ˜ ˝Ö˙É É ŁÔ ÉÙÛ— ˝ÖÌ°˝ÌÉ ØÚ˙Ó—ØÓ˛Õ Ö˝°ˇÉ Ì˙ÉÔ ÉÚˆ˝˛Ø ¨Ô Ù˝˛É °˘Û¨Ó˘ —ÓˇÓ¨É ¨ÔÛ¨ Û° ˇ˝° ˙É˙Û— Ö˝° ˙Õ ˛Û˛Ø ÓÉ˜ÙÓ¨Ó˛Õ ¨˝ ¨Ô˛ ÓÕÔÚ˝°Ô˝Ø åÔÓ—ó ÔÛ˘ Ù˝˛Ù °˛É ÛÉ ¨˝ ¨ÔÖÛÉÓÚÓ—Ó¨ˆ Û˛Ø¯˝°ÑÛÚÓ—Ó¨ˆ ˝Ö ¨Ô ˛¯ØÉÓÕ˛ Ö˝° ö°Û˛Ñ—Ó˛ oe—˘Ø Û˛Ø Ù˝˛Ù °˛É ÛÉ ¨˝ ¯Ô ¨Ô ° ¨Ô˛˘ÓÉÓ˝˛ Ø Ø˘ —˝Ìˇ ˛¨ ¯Ó——ÛÙ¨˙Û——ˆ ˝ÙÙ˙° Û¨ Û—— Ó˛ ¨Ô ˛Û° Ö˙¨˙° ¨Ô ˝˝˛ÖÛ˙—¨óÖÓ˛Ø ¯Ó¨Ô ¨Ô Ì—Û˛ Ó¨É —Ö ÓÉ ¨Ô —ÛÙÑ˝ÖÓ˛Ù—˙ÉÓ˝˛ ˝Ö Û˛ÓÕÔÚ˝°Ô˝Ø ÌÛ°Ñ Ó˛ ¨Ô Û°Û˛˝°¨Ô˝Öö°Û˛Ñ—Ó˛ oe—˘Ø ŁÔ åØØßì °Ö °É¨˝ Ì˝ÉÉÓÚ— Ù° Û¨Ó˝˛ ˝Ö ˙Ì ¨˝ —Ó˘Ó˛Õ ˙˛Ó¨É Ó˛ ¨Ô Ì—Û˛ Û° Û ˇ˝É¨ ˝Ö ¨Ô É—ÓÑ —ˆ ˛˝°¨Ô ˝Ö ö°Û˛Ñ—Ó˛ ŁÔ °¯ÛÉÉ°Ó˝˙É Ù˝˛ÉÓØ °Û¨Ó˝˛ ˝Ö Û˛ÓÕÔÚ˝°Ô˝Ø ÌÛ°Ñ Ö˝° ¨Ô Ì—Û˛ Û°ÛØ˙°Ó˛Õ ¨ÔÌ˙Ú—ÓÙ Ì°˝Ù ÉÉ ¨Ô Ì—Û˛ ˛˝¨Ó˛Õ ŁÔ °¯ÛÉ Õ° Û¨ Ó˛¨ ° É¨ Ó˛Ù° Û¨Ó˛Õ Û ÉÓ¨ Ö˝° Û ˛ ¯˛ÓÕÔÚ˝°Ô˝Ø ÌÛ°Ñ Ö˝° ¨Ô Û° Û vØÛ°ÙÔ Ö˝° Û ÉÓ¨ ¨ÔÛ¨ —Û˛Ø˝¯˛ °É Ö˝˙˛Ø ÛÙÙ Ì¨ÛÚ— Ö˝° Û˛ÓÕÔÚ˝°Ô˝Ø ÌÛ°Ñ ÛÌÌÛ° ˛¨—ˆ ÖÛÓ— ØöÛÓ—˙° ˝ÖÙ˙°° ˛¨—Û˛Ø˝¯˛ °É ¨˝ ÛÕ° ˝˛Û ÌÛ°Ñ ÉÓ¨ ÓÉ ˛˝¨É˙ÖÓÙÓ ˛¨°ÛÉ˝˛ ¨˝ ÛÚÛ˛Ø˝˛ ¨Ô Ù˝˛Ù Ì¨ ÛÉ Û ˛ÙÉÉÛ°ˆ ÌÛ°¨ ˝Ö ¨ÔÓÉØ˘—˝Ìˇ ˛¨ Ì—Û˛ ó˛ ¨Ô ˛Ø Û¯ ÛÑ É¨Û¨ ˇ˛¨° ÕÛ°ØÓ˛Õ ÌÛ°Ñ Ó˛Ù—˙ÉÓ˝˛ ¯ÛÉÓ˛Ù—˙Ø Ø Ó˛ ¨Ô Ì—Û˛°Ö— Ù¨Ó˛Õ ¨Ô ÖÛÙ¨ ¨ÔÛ¨ ¨Ô ÙÓ¨ˆtÉ ÌÛ°ÑÉ Û˛Ø ˝Ì˛ ÉÌÛÙ Ì—Û˛É Ù˙°° ˛¨—ˆ Ø¨ °ˇÓ˛ ˛ØÉ Ö˝°˛ÓÕÔÚ˝°Ô˝Ø ÌÛ°ÑÉ ÚÛÉ Ø˝˛ØÓÉ¨Û˛Ù Ö°˝ˇ É˙ÙÔÛ ÌÛ°Ñ wó˛Ì°Ó˝°Ó¨Ó´Ó˛Õ ¨Ô ˛ØÖ˝° Ö˙¨˙° ÌÛ°Ñ —Û˛Ø ¯Ó¨ÔÓ˛ ¨Ô åÛ—˛˙¨ Ø¨Û¨Ó˝˛ ïÓ˜ Ø çÉ ø˛¨ ° ¨Ô øÓ¨ˆ ÉÔ˝˙—Ø Ù˝˛ÉÓØ ° ¨Ô°—Û¨Ó˘Ø˛ÉÓ¨ˆ ˝Ö°ÉÓØ ˛¨ÓÛ—Ø˘ —˝Ìˇ ˛¨Ó˛ÛØÓ¨Ó˝˛ ¨˝ ¯Û—ÑÓ˛Õ ØÓÉ¨Û˛Ù ¨˝ ÌÛ°ÑÉ ÛÉÛÖÛÙ¨˝° ŁÔÓÉ ÓÉ Û É¨Û¨ ˇ ˛¨ ¨ÔÛ¨ ˛ ØÉ ¨˝ Ú Ú°˝ÛØ ˛Ø ¨˝ ÛÌÌ—ˆ ¨˝ Û—— ˇÓ˜ Ø ˙É Ù ˛¨ ° Ì—Û˛É ÛÉ ÌÛ°¨ ˝Ö ¨Ô ˛˘ÓÉÓ˝˛ ˙Õ ˛ ˝˙¨Ù˝ˇ É ıÓ˘ ˛ ¨Ô ÖÛÙ¨ ¨ÔÛ¨ ¨Ô ° ÓÉ ˝Ö¨ ˛ —ÉÉ ¨ÔÛ˛ —Ó˘Ó˛Õ ˙˛Ó¨É ¯Ó¨ÔÓ˛ ¨Ô Ì° ÉÙ°ÓÚ Ø ˝˛ ÔÛ—Ö ˇÓ— ØÓÉ¨Û˛Ù ˝Ö É °˘ÓÙ Ö°˝ˇ Û ˛ ÓÕÔÚ˝°Ô˝˝Ø ÌÛ°Ñ Û˛ˆ ˇÓ˜ Ø ˙É Ù ˛¨ ° ˛˘ÓÉÓ˝˛Ó˛Õ ˝˘ ° —Ó˘Ó˛Õ ˙˛Ó¨É ˇ˙É¨ Ó˛Ù—˙Ø Û˛ ˙°ÚÛ˛ ˛ ÓÕÔÚ˝°Ô˝˝Ø ÌÛ°Ñ ¯ÔÓÙÔ ¨ˆÌ ˝Ö ÌÛ°Ñ ˛ ØÉ ¨˝ Ú Ø ÖÓ˛ Ø Ø˙ÙÔ Û ÌÛ°Ñ ÙÛ˛ Ú ÉˇÛ—— ° ¨ÔÛ˛ ¯ÔÛ¨ ¯ Ù˙°° ˛¨—ˆ ¨ÔÓ˛Ñ ˝Ö ÛÉ Û ˛ÓÕÔÚ˝°Ô˝˝Ø ÌÛ°Ñ Ú˙¨ ÉÔ˝˙—Ø Ó˛Ù—˙Ø Ì—Ûˆ É¨°˙Ù¨˙° É Û˛Ø Ú ˛ÙÔÉ Û ÚÓ¨ ˝Ö Õ°ÛÉÉ Û˛Ø ÌÛ˘ ˇ ˛¨ å ¯Ó—— ˛˝¨ Ú ÛÚ— ¨˝ ° Û—Ó´ Û —Ó˘ÛÚ— Ø ˛É ° Ù˝ˇˇ˙˛Ó¨ˆ ¯Ó¨Ô˝˙¨ ÉˇÛ—— ÌÛ°ÑÉ ÛÉ ÌÛ°¨ ˝Ö ¨Ô ˛¯ ˙°ÚÛ˛ Ù ˛¨ °É ¯ Ì—Û˛ ¨˝ Ù° Û¨ ó ˙°Õ ¨Ô øÓ¨ˆ ø˝˙˛ÙÓ— ¨˝ ÓˇÌ°˝˘ ¨Ô åØØßì Úˆ ° ¸˙Ó°Ó˛Õ Û˛ ˙°ÚÛ˛ ˛ÓÕÔÚ˝°Ô˝˝Ø ÌÛ°Ñ ¨˝ Ú —˝ÙÛ¨ Ø Û¨ Û ÉÓ¨ ¨˝ Ú Ø ¨ °ˇÓ˛ Ø ˛˝°¨Ô ˝Ö ö°Û˛Ñ—Ó˛ oe—˘Ø ¯ÔÓÙÔ ° ÕÛ°Ø— ÉÉ ˝Ö ° Ø ÉÓÕ˛ ¯Ó—— ÓÉ˝—Û¨ ¨ÔÓÉ Û° Û Û¨ — ÛÉ¨ Ö˝° ÑÓØÉ öÛÓ°ˇ˝˙˛¨ ìÛ°Ñ ¯ÔÓÙÔ ÔÛÉ Ú ˛ ÓˇÌ°˝˘ Ø ° Ù ˛¨—ˆ ¯Ó¨Ô ÉÌ°Ûˆ ÖÛÙÓ—Ó¨Ó É —Û˛ØÉÙÛÌÓ˛Õ Û˛Ø Ú ˛ÙÔ É Ø˙ ¨˝ Õ ˛ °˝˙É ÕÓÖ¨É Û˛Ø ¨Ô —ÛÚ˝° ˝Ö Ù˙°° ˛¨ ˛ÓÕÔÚ˝°É ÓÉ Û—° ÛØˆ ¯ —— ˙É Ø Û˛Ø ÙÛ˛ ˛˝¨ ÛÙÙ˝ˇˇ˝ØÛ¨ ¨Ô Ó˛Ù° ÛÉ Ø ˙É —ÓÑ —ˆ Ö°˝ˇ ˛ ¯ Ø ˘ —˝Ìˇ ˛¨ ŁÔÛ˛Ñ ˆ˝˙ Ö˝° ¨ÔÓÉ ˝ÌÌ˝°¨˙˛Ó¨ˆ ¨˝ Ù˝ˇˇ ˛¨ ˝˛ ¨ÔÓÉ ˜ÙÓ¨Ó˛Õ ˘ÓÉÓ˝˛ Ö˝° Û Ñ ˆ ÌÛ°¨ ˝Ö ¯ÔÛ¨ ÙÛ˛ Ú Ù˝ˇ Û É˙É¨ÛÓ˛ÛÚ— Ù˝ˇˇ˙˛Ó¨ˆ Ó˛ ¨Ô Ö˙¨˙° VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official ORDINANCENO ANORDINANCECONCERNINGTHEWALNUTSTATIONMIXEDUSE CENTER AMENDINGTHEEUGENESPRINGFIELDMETROPOLITANAREA GENERALPLANLANDUSEDIAGRAM ADOPTINGTHEWALNUTSTATION REFINEMENTPLAN AMENDINGTHE FAIRMOUNTUNIVERSITYOF OREGON SPECIALAREASTUDY AMENDINGTHERIVERFRONTPARK STUDY REZONINGPROPERTY AMENDINGSECTIONS91030 92682 95750 96750 97007 97055 97205 97230 98010 98030 98680 98865 AND99570OFTHEEUGENECODE 1971 RENUMBERINGSECTIONS 98110AND98113OFTHATCODE TOSECTIONS98007AND98009 RESPECTIVELY ADDINGSECTIONS939509395 5 9396093965 93970 93975 93980 98110 98111 98112 98113 98114AND99655TOTHAT CODE ADOPTINGSPECIALSETBACKSFORASEGMENTOFFRANKLIN BOULEVARD ADOPTINGASEVERABILITYCLAUSE ANDPROVIDINGAN EFFECTIVEDATE THE CITYOFEUGENEDOESORDAINASFOLLOWS Section1 TheEugeneSpringfieldMetropolitanAreaGeneralPlan MetroPlan Land UseDiagram isamendedtoremovethecurrent MetroPlandesignationsfromtheproperties identifiedonExhibitA attached heretoandtoreplacethosedesignationswiththe Commercialdesignation asreflectedon ExhibitAattachedtothisOrdinance TheMetroPlandiagramisfurtheramendedtoaddboth theNodalDevelopmentOverlaydesignationandtheMixedUsesOverlaydesignationtothose propertiesasshownonExhibitB onMetroPlan DiagramAmendmentattachedto thisOrdinance Section2TheWalnutStation SpecificAreaPlan acopyofwhichisattachedtothis OrdinanceasExhibitC isadoptedasarefinementoftheEugene SpringfieldMetropolitanArea GeneralPlan Section3 TheFairmountUniversityof OregonSpecialAreaStudy asamendedby OrdinanceNo 20312 isfurtheramendedasfollows Ordinance Page1of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official aTheWalnutStationSpecific AreaPlanadoptedin2010incorporatedsomeareas thatwereoriginallyincluded intheFairmountUniversityofOr egonSpecialArea Studyboundaries Withthat2010adoption theCityCouncilremovedtheWalnut Stationareafrom theFairmountUniversityofOregonSpecialAreaStudy boundaries TheWalnutStation arearemovedfromtheFairmo untUniversityof OregonSpecialAreaStudyboundariesisthatarealocatedonthesouthsideof East1t5hAvenuenorthtoFranklinBoulevardand onthewestsideof Villard StreeteasttotheterminusofEast1t5hAvenueandtheeaster nboundaryofthe propertyownedbyODOT Map17033331 TaxLot1500 Inadopting the refinementplanandspecialareazonefortheWalnutStationarea theCityCouncil removedfromthisFairmountUniversityofOregonSpecialAreaSt udythose policiesthatwerespecifictotheWalnutStationarea Wherethosepolicies still hadimportancetotheWalnutStationarea theywereincorporatedintotheWalnut StationSpecificAreaPlanandorimplementedthroughth eEugeneCode provisionsapplicablewithintheWalnutStationSpecialAreaZone The backgroundinformationandfindings containedintheFairmountUniversityof OregonSpecialAreaStudythatpertaintotheWalnutStationareap rovide importantcontextandhistoryoftheplanningprocessfortheneighborhoodand althoughtheFairmountUniversityofOregonSpecialAreaStudyarea nolonger includestheWalnutStationarea somereferencestotheentireor iginalstudyarea remaininthisFairmountUniversityofOregonSpecialAreaStudy b sub InMay2005 theCityofEugene incooperationwiththeUniversityofOregonand theStateofOregon initiatedaplanningprocess foranareaalongFranklin ichincludedthearea betweenFranklin BoulevardandEast1t5hAvenuethathadbeenstudiedaspartofthe FairmountUniversityofOregonSpecialAreaStudy ThefirstphaseoftheWalnut Stationprojectfocusedondeveloping acommonvisionforthatstudyarea The secondphaseoftheWalnutStationprojectbeganinOctober2006andfocusedon developmentofamixedusedevelopmentplan alsoknownasaspecificarea plan TheWalnutStationSpecificAreaPlanwasadoptedin2010andincluded strategiesfor theareabasedonthefoundation laidoutinthevisioningprocess whichincluded RedesignofFranklinBoulevardtosupportthepedestrian andtransit friendlymixedusedevelopmentconcept Improvementstothepedestrianandbicyclecirculationsystems Redesignofsidestreetstoimproveoperations parkingcapacityand appearanceof theotherstreetswithinthe studyarea Identificationofappropriatedevelopmentpatternsandintensitiesof developmentwithinthearea Ordinance Page2of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing OfficialWiththeadoptionoftheWalnutStationSpecificAreaPlan theCityCouncil removedfromtheFairmountUniversityofOregonSpecialAreaStudymos tofthe areanorthofEast1t5hAvenue TheLandUseDiagram Map6 reflectsthe FairmountUniversityofOregonSpecialAreaStudyboundariesaftertheremoval InmovingthesepropertiesfromtheFairmountUniversityofOregon SpecialArea StudytotheWalnutStationSpecificPlanandSpecialAreaZone careful considerationwasgiventotheMetroPlanDiagramasrefinedbythe FairmountUniversityofOregonSpecialAreaStudyandtothezoning conditions atthattime AsEast1t5hAvenueactsasatransitionfromprimarilycommercial zoninganduses specialemphasiswasplacedonEast1t5hAvenueasatransition edge DevelopmentstandardsadoptedfortheWalnutStationS pecialAreaZone includeaheightstepdowntothreestoriesalongEast1t5hAvenue andan anddesign standardswereincludedtoprovidearesidentialscale Policies relevanttothesepropertieswerealsoincludedintheWalnutSta tionSpecificArea Plan cIn2010 aportionoftheareaoriginallyincludedintheFairmountUniversityof OregonSpecialAreaStudybetweenFranklinBoulevardandEast1t5hAvenue the WalnutStationarea wasremovedfromtheboun dariesoftheStudybecausethat areawasincludedinanewrefinementplanandspecialareazone d tionofSection is amendedtoprovide 2 and LandUseDiagram and3 theDepartmento UseDiagram non residentialzoningshallnot beexpandedinthestudyarea e amendedtoprovide 3 Withtheexceptionof 1 that portionoftheODOTlandsdesignatedforresidential use and2 commercialintensityarenotsupportedbythisplan Thispolicyallowsthe opportunity forfutureresidentialdevelopmentontheODOTlands approximate density forresidentialdevelopmentontheODOTlandswillbeaddres sed by selectionofoneofthealternativepolicystatementsfoundintheOregonDepartment ofTransportationSection SectionD f Ordinance Page3of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official1 LandUseDiagram and LandUseDiagram UseDiagram non residentialzoningshallnotbeexpandedinthestudyarea g2 Withtheexceptionof 1 thatportionoftheODOTlandsdesignatedforresidential use and2 commercialintensity arenotsupportedbythisplan Thispolicyallowsthe opportunityforfutureresidentialdevelopmentontheODOTlands approximate density forresidentialdevelopmentontheODOTlandswillbeaddressed by selectionofoneofthealternativepolicystatementsfoundintheOregon Department ofTransportationSection SectionD h underthatsubsectionare deleted Policies1 Diagram nonresidentialzoningshallnotbeexpandedinthestudyarea 2 Businessesshallbeencouragedtolandscapetheirsites Wherefeasible such encouragement shallincludedevelopmentofmechanismstofundsuch landscaping i th 1 and 2 theLimitedHighDensityResidential Limited Instituti LandUseDiagram UseDiagram non residentialzoningshallnotbeexpandedinthestudyar ea j deleted Policies1 FutureuseoftheODOTlandsshallbeforresidential parkandofficeasdefinedin thefollowingpolicystatements Ordinance Page4of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official a FutureuseoftheODOTlandsshallbeprimarilyresidential Thisuseshallbe forlowtomediumdensityresidentialdevelopment b FuturedevelopmentoftheODOTlandsshallpreserveandenhancethe entrancetotheCity and special attention shallbegiventodeveloping aportionasagatewaypark c Under futuredevelopment officeuseontheODOTlandssh allbelimitedto thesiteofthepresentDepartmentofMotorVehicles DMV buildingonthe northwestcornerofTaxLot1000 0333 LandUseDiagram 2 UponconversionoftheODOTlandsfrompublictoprivateownershipand the ensuingdevelopmentofthelandsshallbecompatible withthesinglefamily th developmentalongEast 15Avenue thecommercialusesalongFranklin BoulevardandWalnutAvenue and theexistingbike route k Low orMediumDensityResidential headings follows Low orMediumDensityResidential LM ThisareaiscurrentlyownedbytheOregonStateDepartmentofTransportation ODOT maintenancefacilityfortheHighwayDivision TheStatehasexpressedinterestin relocatingthese functions Thediagramindicatestheareashouldbeforlow or mediumdensityresidentialusesshould theStatedecide torelocateinthefuture Developmentintheareashould preserveaparklikeborderalongFranklinBoulevardto Professional Office S ThissiteiscurrentlyownedbytheStateDepartmentofTransportationandcontainsthe EastEugenedrivetest centerfortheDepartmentofMotorVehic les DMV Shouldthe DMVleavethissite itisappropriateforofficeorprofessionalusestolocate there Accesswillcontinuetobetakenfrom WalnutStreet Commercial C Therearetwocommercialareaswithinthespecialstudyar ea servingthe th neighborhood majorcommercial facilitiesnorthof15Avenue primarilyfacingFranklin Boulevard acommercialareawestofVillardatEast1t3hAvenuethatisdeveloped withanarenaandaCommunityCommercia lnodeat1t9hAvenueandAgateStreetNo furtherexpansionof commercialzoningshalloccur ineitherarea Bothareas shallremainincommercialuseswithnofurtherexpansionofcommercialzoningineither th area Inordertoprotectexistingresidentialusesonthesouthside of15Avenue site th reviewprocedureswillbeattachedtopropertiesfacing15Avenueeastofthealley betweenMossStreetandVillardStreeteastwardtotheODOT lands Ordinance Page5of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official l and theremainingpoliciesarerenumbered accordingly 1 TheDepartmentofMotorVehiclessiteshallcontinuetogainaccessfromWalnut AvenueandnotfromFranklinBoulevard 2 Primaryvehicularaccess totheOregonDepartmentofTransportationLandsshould minimizeimpactonnearbyresidences andFairmountPark m Policy Nos 1andNo 2underthe aredeletedand theremainingpolicies arerenumbered accordingly 1 WhentheDepartmentofTransportationlandsaredevelopedinthefuture considerationshallbegiventorealigningthe1t5hAvenuebicyclepathinthevicinity ofthoselandsandmakingitmoreattractive Note Ifthebicyclepathisrealigned theCityshallrequireaneasementforthepath toensureitspermanenceinthefuture 2 TheUniversityandCityshallworkwiththeStateDepartment ofTransportation and Universitycommunityneighborhoods toaddresstheissueofimproved bicycleand pedestrianconnectionsacrossFranklinBoulevard n hoseMapsasshown onExhibitsD1 D2andD3 attachedto thisOrdinance o fromthe TableofContents Section4 TheRiverfrontParkStudyisamendedasfollows a provideTheCityofEugene shallapplytheSpecialDevelopmentDistrictto propertyunder Universityownershipexceptfor propertyincludedintheboundariesoftheWalnut StationSpecificAreaPlanboundaries b provideTheCityofEugeneshallconsiderSpecialDistrictzoning forotherproperties withinthe RiverfrontParkStudyareaonlyat therequestofaffectedpropertyownersexceptfor propertyincludedintheWalnut StationSpecificAreaPlanboundaries Ordinance Page6of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official Section5 TheEugeneZoningMapisamended toremovethecurrentzonesfromthe propertiesidentifiedonExhibit A attachedheretoandtorepla ce thosezones withtheSWS WalnutStationSpecialAreaZone asreflectedonExhibitAattachedtothisOrdinance Section6TheEugeneOverlayZoneMapisamendedtoremovethe SROverlayZone fromtaxlot1703333204900asreflected onExhibitA Allothercurrentlyapplicableoverlay zonesshallremaininplace asreflected onExhibitA Section7 Section91030oftheEugeneCode 1971 isamendedbyaddingthe followingentryinalphabeticalorderto theTable91030SpecialAreaZonelisting 91030 EstablishmentandListofZones ThezoneslistedinTable91030Zonesare establishedasfollows Table91030 Zones BroadZoneCategory Zone Special SWS WalnutStationSpecialA reaZone Section8TheCaptionandSections93950 93955 93960 93965 93970 93975 and93980areaddedto theEugeneCode 1971 assetforthonExhibit E WSWalnut tothisOrdinance Section9 Subsections 4 5 6 c2 7 b and 7 d ofSection95750ofthe EugeneCode 1971 areamendedtoprovide 95750 Telecommunication DevicesSitingRequirementsandProcedures 4 CollocationofAntennasonExistingBuildings LightorUtilityPoles and WaterTowersInadditiontocollocationonatransmissiontower an antennamaybecollocatedonexistingbuildings lightorutilitypoles and watertowers a PermittedUse Suchcollocationonabuilding lightorutilitypole or watertower shallbeconsideredanoutrightpermitteduseprovidedthat theantennasand ancillaryfacilitiescomplywiththestandardscontained inEC95750Telecommunications DevicesSitingRequire mentsand Procedures thecoloroftheantennasblendsinwiththeexisting structureandsurroundings andoneofthefollowingismet 1 ThepropertyiszonedPL C2 C3 C4 R4 I1 I2 or I3 or Ordinance Page7of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official SWSandtheantennasdonotexceedtheheightlimitationofthe zone or 2 ThepropertyiszonedAG R1 R2 R3 C1 GO S exceptas providedin1 above HorPROandtheantennasextendno morethan18feetabove andprojectnomorethan2feet horizontallyawayfromtheexistingstructure b SiteReview Suchcollocationonabuilding lightorutilitypole orwater towershallbesubjecttositereviewapprovalprovidedthattheantennas andancillary facilitiescomplywiththestandardscontainedinEC95750 Telecommunications Devices SitingRequirements andProcedures the coloroftheantennasblend inwiththeexistingstructureand surroundings and 1 ThepropertyiszonedAG R1 R2 R3 C1 GO S otherthan SWS H orPRO and theantennasextendmorethan18feet above orprojectmorethan2fe ethorizontallyawayfromthe existingstructure c ConditionalUsePermit Inallcasesotherthanthoselistedin subparagraphs a and b suchcollocationshallrequireaconditional usepermit Noexceptionstothestandardsc ontainedinEC95750 Telecommunications Devices SitingRequirements andProceduresshall bepermittedexceptasauthorizedbysubsection 9 ofthissection In noeventshallaconditionalusepermitauthorizeatoweroranten nasto exceedtheheightlimitationforazoneasestablishedbyChapter9 exceptasprovided forinthissection 5 ConstructionofTransmissionTowerConstructionofatransmission tower oramodificationofanexistingtransmis siontowertoincreaseits height shallbeallowedasfollows a PermittedUse 1 Suchconstructionormodificationshallbeconsideredanoutright permitteduseintheC4 I1I2and I3zone 2 Modificationtoincreasetheheightof anexistingtransmission towershallbeconsideredanoutrightpermitteduseinallother zonesifthecityapprovedanincrease intowerheight aspartofa priorlanduseprocessauthorizingthetransmissiontower The increaseinheightallowedunderthisparagraphshallbelimitedto thespecificheightauthorized inthepriorlanduseprocess b SiteReview Suchconstructionshallrequiresitereviewapprovalinthe PL C2 and C3 andSWSzones c Conditional UsePermit Suchconstructionshallrequireaconditional usepermitintheR1 C1 S S otherthanSWSandGOzones d ProhibitedZonesandLocations Nonewtransmissiontowershallbe permittedinanyzonesnotincludedinsubparagraphs a to c above includingtheAG R2 R3 R4 HNR andPROzones orinthe WillametteGreenway onGillespieButteabovetheelevationof450 feet ontheridgelineasdefinedintheS outhHillsStudyoronJudkins Point 6 ApplicationRequirements c SiteReviewandConditionalUsePermitApplications Inadditiontothe applicationrequirements specifiedinparagraph b above applications Ordinance Page8of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official forsiterevieworconditionalusepermitsalsoshallinclude thefollowing information 2 Documentationthatalternativesiteswithinaradi usofatleast 2000feet havebeenconsideredandhavebeendeterminedtobe technologicallyunfeasibleorunavailable Forsitereviews alternativesiteszonedC4 I1 I2 andI3mustbeconsidered Forconditionalusepermits alternativesiteszonedPLC2 and C3 C4 I1 I2 and I3andSWSmustbeconsidered 7 Standardsfor TransmissionTowersandAntennasInstallation construction ormodificationofalltransmissiontowersandantennasshall complywiththefollowingstandards unlessavarianceis obtainedpursuantto theprovisionsofsubsection 9 ofthissection b HeightLimitation Transmission towerheightsshallbegovernedbythis sectionexceptasprovide dforbelow Notransmissiontowershall exceedthemaximumheightsprovided below Innocaseshalla variancebegrantedfromthelimitationsofsubparagraphs 1 through 4 below 1 Inanyzones notransmissiontowershallexcee dtheheight limitationsestablishedforbuildingsandstructuresinthespecified areassurroundingSkinner ButtecontainedinEC96715Height LimitationAreasofthislandusecodetoprotectviewstoandfrom SkinnerButte 2 InanyzonewithintheareaeastofWillagillespieRoad southof CalYoungRoad westofOakwayRoad andnorthofSouthwood Laneand CountryClubRoad notransmissiontowershallexceed 75feetinheighttoprotectv iewstoandfromGillespieButte 3 IflocatedwithinaPL C2 C3 C4 R4I1 I2 or I3orSWS zone theheightlimitationfor thatzone shallapply 4 IflocatedwithinaC1 S otherthanSWSorGOzone the maximumheightofatransmissi ontower includingantennas is 100feet 5 IflocatedwithinanR1zone themaximumheightofa transmissiontower includingantennas is75feet unlessa varianceisgrantedpursuanttotheprovisionsofsubsection 9 of thissection Innoeventshallavariancebegrantedtoconstruct suchatowerinexcessof100feet d Setback Thefollowingsetbacksfrom adjacentpropertylinesand adjacentstreetsshallberequiredunlessavarianceisgra ntedpursuant totheprovisionsofsubsection 9 ofthissection 1 IflocatedwithinaPLS C2 C3 C4 I1 I2 or I3orSWS zone nosetbackfromadjacentpropertylinesshallberequired beyondthatrequiredbythislandusecodeorth eprovisions applicableto theSzone 2 IflocatedwithinanR1 C1 orGOzone thetransmissiontower shallbesetbackfromadjacentpropertylinesaminimumnumber offeetthatisequal totheheightofthetransmissiontower 3 IntheR1 PLC1andGOzones transmissiontowers shallbe setbackfromadjacentpublicstreets aminimumnumberoffeet thatisequaltotheheightofthetower Inallotherzones the Ordinance Page9of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official setbackfromadjacentpublicstreetsshallbeaminimumof25 feet Section10 Subsection 2 ofSection96750oftheEugeneCode 1971 isamendedby addinganewsubsection d toprovide 96750 SpecialSetbackStandards 2 SpecialSetbackforStreets d Notwithstandingsubsections a c above specialsetbacksfor thesegmentofFranklinBoulevardshown onMap939703 d S WSWalnutSpecialAreaZoneFranklinBoulevardSpecialSetback Boundaries arethoselinesestablishedbyExhibitGtoOrdinance No SeeEC93970 3 d Section11 Subsection 1 ofSection97007oftheEugeneCode 1971 isamendedto provide 97007 NeighborhoodApplicantMeetings 1 Thissectionappliestothefollowingtypesoflanduseapplications a TypeII 3lotpartitions tentativesubdivisions and tentativecluster subdivisionsanddesignreviews b TypeIII Onlyconditionalusepermitsand tentativeplannedunit developments c TypeIVapplicationsthatarenotcityinitiated d MetroPlanamendmentsthatarenotcityinitiated Section 12 Section97055oftheEugeneCode 1971 isamendedbyadding the followingentriesinalphabeticalordertoTable97055toprovide 97055 ApplicationsandReviewAuthorities Table97055ApplicationsandReview Authorities listsapplicationsand thetypicalreviewauthoritiesforthedecisionand theappeal ofthedecision Toaccommodatearequestforconcurrentreview the citymayinsteadreviewmultipleapplicationsaccordingtot hehighestapplicable type Table97055ApplicationsandReviewAuthorities R Recommendation D DecisionMaker A AppealReviewAuthority Application Type PlanningHearingsHistoric Planning City Director Official ReviewCommission Council Board DesignReview II D A DesignReview Modification II D A Ordinance Page10of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official Section 13 Section97205oftheEugeneCode 1971 isrevisedbyamendingtheentry inalphabeticalordertoTable97205to provide 97205 TypeIIApplicationRequirementsandCriteriaReference Thefollowing applicationsaretypicallyreviewed undertheTypeIIreviewprocessaccordingtothe requirementsandcriteriasetforthforeachapplicationasrefl ectedinthebeginning referencecolumninTable97205 Toaccommodatearequestforconcurrent review thecitymayinsteadreviewmultipleapplicationsaccording tothehighest applicabletype Table97205TypeIIApplicationR equirementsandCriteria TypeIIApplications BeginningReference ConditionalUsePermit Modification EC 9811098007 DesignReview EC98110 DesignReview Modification EC98114 Section 14 Section97230oftheEugeneC ode 1971 isamendedbyaddingthe followingentriesinalphabeticalordertoTable97230toprovide 97230 Expiration 1 The 18months or36monthsfromtheeffectivedateofapproval depending upon thetypeoflanduseapplicat ionasspecifiedinTable97230Expirationof TypeIIApplication Approvals orasprovidedinsubsections 2 through 9 of thissection Ifanapplicationapprovalhasexpiredaccording toanyofthe conditionsstatedinsubsect ions 2 through 9 theoriginalapplication approval isrevokedandanewapplicationmustbefiled Table97230ExpirationofTypeIIApplicationApprovals Application 12months 18months 36months DesignReview X DesignReview Modification X Section15Sections98110and98009oftheEugeneCode 1971 arerenumberedto Sections98007and98009 respectively andallreferencesto thosesections including butnot limitedtothereferenceinEC92682 areherebyupdatedto reflectthisrenumbering Ordinance Page11of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official Section16 Map98010 amendedasshownon ExhibitFattachedheretoand Table98010inSection98010oftheEugeneCode 1971 is amendedtoprovide 98010 ListofAdoptedPlans ThedocumentslistedinthefollowingTable98010 includinganyadoptedamendments arethecurrently effectiveadoptedplansthat maybeapplicabletoaparticular landuseapplication Theplansandadopted policiesaremoreparticularly setforthbeginningatEC99500 andtheboundaries foreacharedepictedonMap98010AdoptedPlans Table98010ListofAdoptedPlans Bethel DaneboRefinementPlan PhaseII RiverfrontParkStudy Bethel DaneboRefinementPlan SouthHillsStudy ComprehensiveStormwaterManagementPlan SouthWillametteSubareaStudy EugeneCommercialLandsStudy TransPlan MetroAreaTransportationPlan EugeneDowntownPlan WalnutStationSpecificAreaPlan EugeneSpringfieldMetropolitanAreaGeneral WestUniversityRefinementPlan Plan MetroPlan FairmountUofOSpecialAreaStu dy WestsideNeighborhoodPlan JeffersonFarWestRefinementPlan WhiteakerPlan LaurelHill Neighborhood Plan WillakenzieAreaPlan 19thandAgateSpecialAreaStudy WillowCreekSpecialAreaStudy RiverRoadSantaClaraU rbanFacilitiesPlan ResolutionNo 3862AdoptingtheWest11th ResolutionNo 3885EstablishingAreasforthe CommercialLandUsePolicyandRefiningthe ApplicationofC4CommercialIndustrialDistrict EugeneSpringfieldMet ropolitanAreaGeneral Zoning andAmendingResolutionNo 3862 Plan AdoptedJune13 1984 AdoptedonNovember13 1984 Section17Section98030oftheEugeneCode 1971 isamendedbyaddinganew subsection 29 to provide 98030 Adjustment Review ApprovalCriteria Theplanningdirectorshallapprove conditionallyapprove ordenyanadjustmentreviewapplication Approvalor conditional approvalshallbebasedoncompliance withthefollowingapplicable criteria 29 S WSWalnutStationSpecialAreaZoneOffStreetParkingSpaces Adjustment Anadjustmentallowinga25percentreductioninthe minimumrequiredoff streetparkingspacespursuanttoE C939704 a iftheapplicantdemonstratesthataproposed TransportationDemand Management TDM Programapprovedbythecitycontainsstrategiesfor reducingvehicleuseandparkingdemandgenerated bythedevelopment andestabli effectiveness will bemeasuredannually Ordinance Page12of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official Section18 ThefollowingheadingandSections98110 98111 98112 98113 98114 oftheEugeneCode 1971 areaddedtoprovide DESIGNREVIEW 98110 DesignReview Purpose Thedesignreviewprocessisintendedtoprovide analternativepathfordesignproposalsthatrespondtotheintentofthecode andcreativelymeetorexceedthespecificdevelopmentsta ndards 98111 DesignReview Applicability EC93980allowsanapplicant withintheSWS WalnutStation SpecialAreaZonetoseekapprovalthroughtheDesignReview process Theseapplicationsforreviewshallbeconsideredunde raTypeII process orconcurrentlywitharelatedTypeIIIapplication process No developmentpermitshallbeissuedbythecitypriortocompletionofthe designreview 98112 DesignReview ApplicationRequirements Inadditionto theprovisionsin EC97010ApplicationFiling applicationsfor DesignReviewshallbesubject tothefollowingrequirements 1 Unlesswaivedbytheplanningdirector theapplication shallbeprepared byoneormoreofthefollowingprofessionals a Oregon licensedarchitect b Oregonlicensedcivilengineer c Oregon licensedlandscapearchitect 2 Theapplicationshallincludeasiteplanthatshowssufficientdetailand supportingnarrativeinformationtodemonstratecompliancewith applicablecriteria Unlesswaivedbytheplanningdirector thesiteplan shallbepreparedbyanOregonlicensedarchitect landscapearchitect civilengineerorOregonlicensedsurveyor 98113 DesignReview ApprovalCriteria Thedecisionmakershalldetermine whethertheapplicationisincompliancewiththeDesignReviewcriteriaset outinthecodesectionthatautho rizes DesignReview 98114 DesignReview Modification ModificationofanapprovedDesignReview mayberequestedfollowingtheTypeIIprocess Theplanningdirectorshall approvetherequestifitcomplieswiththefollowing criteria 1 Theproposedmodificationisconsistentwiththeconditionsofthe originalapproval 2 Theproposedmodificationwillresultininsignificantchangesinthe physicalappearanceofthedevelopmentandtheimpactonsu rrounding properties Iftheplanningdirectordeterminesthatthemodificationisnotconsistentwith theabovecriteria theproposed modificationmaynotoccuruntilanew DesignReviewapplication issubmittedandreviewed basedontheTypeII application procedures Nothingin thissectionshallprecludetheapplicant frominitiallysubmittingtherequested modificationasanew DesignReview application Ordinance Page13of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official Section19 Subsection 5 ofSection98680of theEugene Code 1971 isaddedto provide 98680 ApprovalCriteria Theplanningdirectorshal lapprove conditionallyapprove or denyanapplicationforTrafficImpactAnalysisReviewfollowingaTypeIIprocess oraspartofaTypeIIIprocesswheninconjunctionwithaCUPorPUD Approval orconditionalapprovalshallbeba sedoncompliancewith thefollowingcriteria 5 Inaddition totheabovecriteria ifthedevelopmentislocatedwithinthe S WSWalnutStationSpecialAreaZone anyincreasedtrafficthe developmentwouldgenerateonstreetswi thintheFairmount neighborhoodtothesouthoftheWalnutStationSpecial AreaZoneshall bemitigatedthroughtheuseoftrafficcalmingstrategiesorother mechanismsdesignedto discouragesuchtraffic Section 20 Subsection 4 ofSection98865oftheEugeneCode 1971 isamendedby addinganewsubparagraph o andreletteringthesubsequentsubparagraphs toprovide 98865 ZoneChangeApprovalCriteria Approvalofazonechangeapplic ation including thedesignation ofanoverlayzone shallnotbeapprovedunlessitmeetsallofthe followingcriteria 4Theproposedzonechangeisconsistentwiththeapplicablesiting requirementssetoutfor thespecificzonein o EC93955SWSWalnutStation SpecialAreaZoneSiting Requirements op EC94205 ECEastCampusOverlayZoneSitingRequirements pq EC94715WPWatersideProtectionOverlayZoneSiting Requirements qr EC94776WQWaterQualityOverlayZoneSitingRequirements only forthepurposes ofaddingtheoverlayzone SeeEC94786 rs EC94915WRWaterResourcesConservationOverlayZoneSiting Requirements only forthepurposesofaddingtheoverlayzone See EC94960 st EC94815WBWetlandBufferOverlay ZoneSitingRequirements tu Anuncodified ordinanceestablishingasitespecificSHHistoricSpecial ngand developmentdepartmen t Section21 Subsection 2 ofSection99570oftheEugeneCode 1971 isdeletedand theremaining subsectionsarerenumberedaccordingly andsubsections 4 and 6 ofEC 99570areamendedto provide 99570 FairmountUofOSpecialAreaStudyPolicies 2OregonDepartmentofTransportationLandsPoliciesFutureuseofthe ODOTlandsshallbeforresidential park and officeasdefinedinthe Ordinance Page14of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official followingpolicystatements a FutureuseoftheODOTlandsshallbeprimarilyresidential Thisuse shallbeforlow tomediumdensityresident ialdevelopment b FuturedevelopmentoftheODOTlandsshallpreserveandenhancethe specialattention shallbegiventodevelopingaportionasagateway park c Underfuturedevelopment officeuseontheODOTlandsshallbe limitedtothesiteofthepresentDepartmentofMotorVehicles DMV buildingonthenorthwestcornerofTaxLot1000 0333 d UponconversionoftheODOTlandsfrompublictoprivate ownership andtheensuingdevelopment ofthelandsshallbecompatiblewiththe singlefamilydevelopmentalongEast1t5hAvenue thecommercialuses alongFranklinBoulevard andWalnutAvenue andtheexistingbike route Policy2 43TrafficCirculationPolicies a TheDepartmentofMotorVehiclessiteshallcontinuetogainaccess fromWalnutAvenueandnotfromFranklinBoulevard Policy 1 ba Theadverseeffectsofmotorvehiclemovementshallbemitigatedas muchaspossible Policy2 c PrimaryvehicularaccesstotheOregonDepartmentofTransportation Landshould minimizeimpactonnearbyresidencesandFairmount Park Policy3 db Trafficmanagementtechniquesshallcontinuetobeusedandnew techniquesdevelopedtoreinforcetheideaofahierarchyofstreets in theplanarea Somestreetsshallcombinetheir local collector or arterialfunction witharoleasprimarypedestrianorbicycleways The useoflow volume localneighborhoodstreetsforthroughmovements bytruckandheavyconstructionequipmentshallbediscouraged Policy4 ec ByMarch 2005 theCityshallinitiateastudyofAgateStreetbetween th FranklinBoulevardand19Avenue Thatstudy conductedjointlywith theUniversityand theFairmountNeighborhoodAssociation shall identifystrategiestoimprovethefunction andcarryingcapacityofAgate accordingtotheCitycriteriaforitsdesignatedstreet classification The Citywillimplementthenecessarychanges TheUniversitywill participatein thoseimprovementsasdevelopmentoccursandas requiredbytheCitycod e totheextentthattheUniversityisdirectly responsiblefortheneededimprovements Policy6 fd TheCity withthecooperationoftheUniversityandtheFairmount NeighborhoodAssociation shallinitiateanareawidetraffic calming studyforthestreetswithintheFairmountUniversityofOregonSpecial AreaStudyboundary todetermineappropriatemitigationfor through trafficutilizingneighborhoodstreets Suchstudyshallbeinitiatedprior toDecember 2008 subjecttoavailability offunds In theeventthatthe CityupdatestheCentralAreaTransportationStudy CATS priorto 2008 theCityshallfundandinitiateanareawidetrafficcalmingstudy Ordinance Page15of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official aspartoftheCATSupdate todetermineappropriatemitigation measuresforthesubjectarea Policy 7 ge IfaTrafficImpactAnalysisthat isrequiredbytheCityCodeprojects thataproposeddevelopmentwillincreasetrafficonstreetswithinthe singlefamilyneighborhoodto theeastandsouthofUniversityowned land theCityshallrequiretheapplicanttomitigat ethoseimpacts throughuseoftrafficcalmingstrategies orothermechanismsdesigned todiscouragethroughtraffic Policy 8 hf Withtheexceptionofalleys vacationsofstreetswithinthestate approvedUniversityEastCam pusboundaryshouldnotbepermitted unlesstheapplicant athisorherexpense providestotheCityalocal streetconnection studythatdemonstrateshowtheproposedstreet systemremainingafter suchvacationmeetstheintent oftheEugene Codestreetconnectivityprovisionsandthat suchvacationwillnot increasetraffic volumesonlocalresidentialstreets Policy9 65BicycleandPedestrianPolicies a WhentheDepartment ofTransportationlan dsaredevelopedin the future considerationshallbegiventorealigningthe1t5hAvenuebicycle pathinthevicinityofthoselandsandmakingitmoreattractive Note If thebicyclepathisrealigned theCityshallrequireaneas ementforthe pathtoensureitspermanenceinthefuture Policy1 b Existingand futurebusinessesshallbeencouragedtoprovidesafeand coveredbicycleparking foremployeesand patrons Policy3 Theuse ofbicycles masstransit walking carpooling andother appropriate alternativemodesoftransportation especiallybyemployees workingin theplanarea shallbeactivelyencouragedandprovidedforinorderto reduceautomobiledependenceandalleviatetrafficand parking problems Policy4 Section22Section99655oftheEugeneCode 1971 isaddedtoprovide 99655 WalnutStationSpecific AreaPlan 1 As partofanapplication todevelopthelandsformerlyownedbythe DepartmentofTransportation southofFranklinBoulevard eastof WalnutStreetandnorthof15thAvenue thedevelopershall demonstratethatconsiderationwasgiventorealigningthe15 thAvenue bicyclepathinthevicinityofthoselandsandmakingitmoreattractive Note Ifthebicyclepathisrealigned theCityshallrequireaneasement forthepathtoensureitspermanenceinthefuture 2 Aspartofanapplicatio ntodevelopapropertysouthofFranklin Boulevardorapropertyintheblockonthenorthsideof Franklin BoulevardbetweenMossStreet VillardStreet andGardenAvenue withintheWalnutStationSpecificAreaPlan applicants areencouraged toincludeaccessfor pedestrians bicyclesandlimitedvehicularaccess consistentwiththeTransportationFeaturesmapshownasFigure 939783 b intheWalnut StationSpecialAreaZone Ordinance Page16of17 VersionA AttachmentC appeal ofdesignreviewtobeconsideredbyHearing Official Section23 Thelegaldescriptionset forthatExhibitH isherebyadoptedasthe descriptionofthespecialsetbacklinesthatshallbeappliedt othesegmentofFranklin BoulevardshownonMap939703 d SWSWalnutSpecialAreaZoneFranklinBoulevard SpecialSetbackBoundaries Section 24 The LegislativeFindingssetforthin Exhibit Iattached tothisOrdinance serveassupportforthisordinance Section 25 Ifanysection subsection sentence clause phraseorportionofthis Ordinanceisforanyreasonheldinvalidorunconstitutionalbyacourtofcompetentjurisdiction suchportionshallbedeemedaseparate distinctand independentprovisionand suchholding shallnotaffectthevalidityoftheremainingportionshereof Section26 TheCityRecorder attherequestof orwith theconsentoftheCityAttorney isauthorizedtoadministratively correctanyreferenceerrorscontained herein orinother provisionsoftheEugeneCode 1971 to theprovisionsadded amendedorrepealedherein PassedbytheCityCouncilthis Approved bytheMayorthis dayof 2010 dayof dayof 2010 CityRecorder Mayor Ordinance Page17of17 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission ORDINANCENO ANORDINANCECONCERNINGTHEWALNUTSTATION MIXEDUSE CENTER AMENDINGTHEEUGENESPRIN GFIELDMETROPOLITANAREA GENERALPLANLANDUSEDIAGRAM ADOPTINGTHEWALNUTSTATION REFINEMENTPLAN AMENDINGTHEFAIRMOUNT UNIVERSITYOF OREGONSPECIALAREASTUDY AMENDINGTHERIVERFRONTPARK STUDY REZONINGPROPERTY AMENDINGSECTIONS91030 92682 95750 96750 97007 97055 97205 97230 97605 98010 98030 98680 98865AND99570OFTHEEUGENECODE 1971 RENUMBERING SECTIONS98110AND98113OFTHATCODETOSECTIONS98007AND 98009RESPECTIVELY ADDINGSECTIONS93950 93955 93960 93965 93970 93975 93980 98110 98111 98112 98113 98114AND99655TO THATCODE ADOPTINGSPECIALSETBACKSFORASEGMENTOF FRANKLINBOULEVARD ADOPTINGASEVERABILITYCLAUSE AND PROVIDINGANEFFECTIVEDATE THECITYOFEUGENEDOESORDAINASFOLLOWS Section1 TheEugeneSpringfieldMetropolitan AreaGeneralPlan MetroPlan Land UseDiagramisamendedto removethecurrentMetroPlandesignationsfromtheproperties identifiedonExhibitA WalnutStationMetroPlanDesignationsandZoningTable attached heretoandtoreplacethosedesignationswiththeC ommercialdesignation asreflectedon ExhibitAattachedtothisOrdinance TheMetroPlandiagramisfurtheramendedtoaddboth theNodalDevelopmentOverlaydesignationandtheMixed UsesOverlaydesignationtothose propertiesasshownonExhibitB Walnut StationMetroPlanDiagramAmendment attachedto thisOrdinance Section2 TheWalnutStationSpecificAreaPlan acopyofwhichisattached tothis OrdinanceasExhibitC isadoptedasarefinementoftheEugeneSpringfieldMetropolitanArea GeneralPlan Section3 TheFairmountUniversityofOregonSpecialAreaStudy asamendedby OrdinanceNo 20312 isfurtheramended asfollows Ordinance Page1of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission a Thefollowingparagraphisaddedtotheendofthe IntroductiontothePlanArea subsectionofSectio nI Introduction Overview andGoals TheWalnutStationSpecificAreaPlanadoptedin2010incorporatedsomeareas thatwere originallyincludedintheFairmountUniversityofOregonSpecialArea Studyboundaries Withthat2010adoption theCityCouncilremovedtheWalnut StationareafromtheFairmountUniversityofOregonSpecial AreaStudy boundaries TheWalnutStationarearemovedfromtheFairmountUniversityof OregonSpecialAreaStudyboundariesisthatarealocatedonthesouthsideof East1t5hAvenuenorthtoFranklinBoulevardandonthewestsideof Villard StreeteasttotheterminusofEast1t5hAvenueandtheeasternboundaryofthe propertyownedbyODOT Map17033331 TaxLot1500 Inadoptingthe refinementplanandspecialareazonefortheWalnutStationarea theCityCouncil removedfromthisFairmount Universityof OregonSpecialAreaStudythose policiesthatwerespecifictotheWalnutStationarea Wherethosepolicies still hadimportancetotheWalnutStationarea theywereincorporatedintotheWalnut StationSpecificAreaPlanandorimplementedthroughtheEugeneCo de provisionsapplicablewithintheWalnutStationSpecial AreaZone The backgroundinformationandfindingscontainedintheFairmount Universityof OregonSpecialAreaStudythatpertaintotheWalnutStationareaprovide importantcontextandhistoryoftheplanningprocessfortheneighborhoodand althoughtheFairmountUniversityofOregonSpecial AreaStudyareanolonger includestheWalnutStationarea somereferencestotheentireoriginals tudyarea remainin thisFairmountUniversityofOregonSpecialAreaStudy b Thefollowingparagraphsareaddedtotheendof ThePlanningProcess subsectionofSectionI Introduction OverviewandGoals InMay2005 theCityofEugene incooperationwiththeUniversityofOregonand theStateofOregon initiatedaplanningprocessforanareaalong Franklin Boulevardknownas WalnutStation whichincludedtheareabetween Franklin BoulevardandEast1t5hAvenuethathadbeenstudiedaspartofthe FairmountUniversityofOregonSpecialAreaStudy ThefirstphaseoftheWalnut Stationprojectfocusedondeveloping acommonvisionforthatstudyarea The secondphaseoftheWalnutStationprojectbeganinOctober2006andfocusedon developmentofamixedusedevelopmentplan alsoknownasaspecificarea plan TheWalnutStationSpecificAreaPlanwasadoptedin2010andincluded strategiesfor theareabasedonthefoundation laidoutinthevisioningprocess whichincluded RedesignofFranklinBoulevardtosupportthepedestrianandtransit friendlymixedusedevelopmentconcept Improvements tothepedestrianandbicycle circulationsystems Redesignofsidestreetstoimproveoperations parking capacityand appearanceoftheotherstreets withinthestudyarea Identificationofappropriatedevelopment patternsandintensitiesof developmentwithinthearea Ordinance Page2of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission WiththeadoptionoftheWalnutStationSpecificAreaPlan theCityCouncil removedfromtheFairmount UniversityofOregonSpecial AreaStudymostofthe areanorthofEast1t5hAvenue TheLandUseDiagram Map6 reflectsthe FairmountUniversityofOregon SpecialAreaStudyboundariesaftertheremoval ofWalnutStationareasCom mercial Office andLoworMediumResidentialareas InmovingthesepropertiesfromtheFairmountUniversityofOregon SpecialArea StudytotheWalnutStationSpecificPlanandSpecialAreaZone careful considerationwasgiven totheMetroPlanDiagramasrefinedbythe FairmountUniversityofOregonSpecialAreaStudyandtothezoning conditions atthattime AsEast1t5hAvenueactsasatransitionfromprimarilycommercial zoninganduses specialemphasiswasplacedonEast1t5hAvenueasatransition edge Developmentstandardsadopted fortheWalnutStationSpecialAreaZone includeaheightstepdowntothreestoriesalongEast1t5hAvenue andan increasedsetbackfrom0to10 tomatchresidentialpropertiesacrossthestreet anddesign standardswereincludedtoprovidearesidentialscale Policies relevanttothesepropertieswerealsoincludedintheWalnutStationSpe cificArea Plan c Thefollowingsentenceisaddedtothefourthparagraphunderthe Introduction subsectionofSectionII LandUse In2010 aportionoftheareaoriginallyincludedintheFairmountUniversityof OregonSpecialAreaStudybetweenFranklinBoulevardandEast1t5hAvenue the WalnutStationarea wasremovedfromtheboundaries oftheStudybecausethat areawasincludedinanewrefinementplanandspecialareazone dPolicyNo 2underthe GeneralPolicies subsectionofSectionII LandUse is amendedtoprovide 2 Withtheexceptionof1 the InstitutionalArea I ontheLandUseDiagramand 2 theLimitedHighDensityResidential LimitedInstitutionalArea LHDRLI onthe LandUseDiagram and3 theDepartmentofMotorVehiclessite S ontheLand UseDiagram nonresidentialzoningshallnotbeexpandedinthestudyarea e PolicyNo 3underthe GeneralPolicies subsection ofSectionII LandUse is amendedtoprovide 3 Withtheexception of 1that portionoftheODOTlandsdesignatedforresidential use and2 Universitylandsdesignatedas Institutional or LimitedHighDensity Residential LimitedInstitutional zonechangestoincreaseresidentialdensity or commercialintensityarenotsupportedbythisplan Thispolicyallowsthe opportunity forfutureresidentialdeve lopmentontheODOTlands approximate density forresidentialdevelopmentontheODOTlandswillbeaddressed by selectionofoneofthealternativepolicystatementsfoundintheOregonDepartment ofTransportationSection SectionD f PolicyNo 1under TheCoreResidentialArea subsection ofSectionII Land Use isamendedtoprovide Ordinance Page3of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission 1 Withtheexceptionof1 the InstitutionalArea I ontheLandUseDiagramand 2 theLimitedHighDensityResidential LimitedInstitutionalArea LHDRLI onthe LandUseDiagram and3 theDepartmentofMotorVehiclessite S ontheLand UseDiagram nonresidentialzoningshallnotbeexpandedinthestudyarea g PolicyNo 2under TheCoreResidentialArea subsection ofSectionII Land Use isamendedtoprovide 2 Withtheexceptionof 1 that portionoftheODOTlandsdesignatedforresidential use and2 Universitylandsdesignate das Institutional or LimitedHighDensity Residential LimitedInstitutional zonechangestoincreaseresidentialdensity or commercialintensityarenotsupportedbythisplan Thispolicyallowsthe opportunityforfutu reresidentialdevelopmentontheODOTlands approximate density forresidentialdevelopmentontheODOTlandswillbeaddressed by selectionofoneofthealternativepolicystatementsfoundintheOregon Department ofTransportationSection SectionD h Policy Nos 1andNo 2under TheFranklinBoulevardCommunityCommercial Strip subsectionofSectionII LandUse andthe Policies headingunderthatsubsectionare deleted Policies 1Withtheexceptionof1 the InstitutionalArea I ontheLandUseDiagram 2 the LimitedHighDensityResidential LimitedInstitutionalArea LHDRLI ontheLand UseDiagram and3 theDepartment ofMotorVehiclessite S ontheLandUse Diagram nonresidentialzoningshallnotbeexpandedinthestudyarea 2Businessesshallbeencouraged tolandscapetheirsites Wherefeasible such encouragement shallincludedevelop mentofmechanismstofundsuch landscaping i PolicyNo 1under The1t9handAgateNeighborhoodCommercialDevelopment subsectionofSectionII LandUse isamended toprovide 1 Withtheexceptionof1 the InstitutionalArea I ontheLandUseDiagramand 2 theLimitedHighDensityResidential LimitedInstitutionalArea LHDRLI onthe LandUseDiagram and3 theDepartmentofMotorVehiclessite S ontheLand UseDiagram nonresidentialzoningshallnotbeexpandedinthestudyarea j Policy Nos 1andNo 2under TheOregonDepartment ofTransportation Lands subsectionofSectionII LandUse andthe Policies headingunderthatsubsectionare deleted Policies 1FutureuseoftheODOTlandsshallbeforresidential parkandofficeasdefinedin thefollowing policystatements Ordinance Page4of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission a FutureuseoftheODOTlandsshallbeprimarilyresidential Thisuseshallbe forlow tomediumdensityresidentialdevelopment b FuturedevelopmentoftheODOTlandsshallpreserveandenhancethe existing gateway effectasanattractiveentranceto theCity andspecial attentionshallbegiventodevelopinga portionasagatewaypark c Under futuredevelopment officeuseontheODOTlandsshallbelimitedto thesiteofthepresentDepartmentofMotorVehicles DMV buildingonthe northwestcornerofTax Lot1000 AssessorsMap1703333 1 S onthe LandUseDiagram 2UponconversionoftheODOTlandsfrompublictoprivateownershipand the ensuingdevelopmentofthelandsshallbecompatible with thesinglefamily th developmentalongEast15Avenue thecommercialusesalongFranklin Boulevard andWalnut Avenue andtheexistingbikeroute k The LandUseDiagramText subsection ofSection II LandUse isamendedto deletethe Low orMediumDensityResidential LM and Professional Office S headings andthetextunderthoseheadingsandtorevisethetextunderthe Commercial C headingas followsLow orMediumDensity Residential LM ThisareaiscurrentlyownedbytheOregonStateD epartmentofTransportation ODOT ItcontainstheEugeneOfficeoftheStatePolice theDistrictEngineersOffice andthe maintenancefacilityfortheHighwayDivision TheStatehasexpressedinterestin relocatingthese functions Thediagramindicatestheareashouldbeforlow or mediumdensityresidentialusesshouldtheStatedecidetorelocateinthefuture Developmentintheareashould preserveaparklikeborderalongFranklinBoulevardto preservethe gatewayentrance tothecity Sitereviewprocedureswillbefollowedin futuredevelopmenttoprotectnearbyresidencesandensurea parklikegateway ProfessionalOffice S ThissiteiscurrentlyownedbytheState DepartmentofTransportationandcontainsthe EastEugenedrivetest centerfortheDepartmentofMotorVehicles DMV Shouldthe DMVleavethissite itisappropriateforofficeorprofessionalusestolocate there AccesswillcontinuetobetakenfromWalnutStreet Commercial C Therearetwocommercialareaswithinthespecialstudyarea servingthe th neighborhood majorcommercialfacilitiesnorthof15Avenue primarily facingFranklin Boulevard acommercialareawestofVillardatEast1t3hAvenuethatisdeveloped witahndaCoammunitynCommaercialnrodeeat1t9hAnvenuaeandANgateStoreet furtherexpansionofcommercial zoningshalloccurin eitherareaBothareas shallremainincommercialuseswithnofurtherexpansionofcommercialzoningineither th area Inordertoprotectexistingresidentialusesonthesouthsideof15Avenue site th reviewprocedureswillbea ttachedtopropertiesfacing 15Avenueeastofthealley betweenMossStreetandVillardStreeteastwardtotheODOTlands Ordinance Page5of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission l Policy Nos 1andNo 3underthe TrafficCirculation subsectionofSectionIII Transportationand Parking aredeletedandtheremainingpoliciesarerenumbered accordingly 1TheDepartmentofMotorVehiclessiteshallcontinueto gainaccessfromWalnut AvenueandnotfromFranklinBoulevard 2Primaryvehicularaccess totheOregonDepartmentofTransportationLandsshould minimizeimpactonnearbyresidencesandFairmountPark m Policy Nos 1andNo 2underthe BicycleandPedestrians subsectionofSection III TransportationandParking aredeletedandtheremainingpoliciesarerenumbered accordingly 1WhentheDepartmentofTransportationlandsaredevelopedinthefuture considerationshallbegiventorealigningthe1t5hAven uebicyclepathinthevicinity of thoselandsandmakingitmoreattractive Note Ifthebicyclepathisrealigned theCityshallrequireaneasementforthepath to ensureitspermanenceinthefuture 2TheUniversityandCityshall workwiththeStateDepartment ofTransportation and Universitycommunityneighborhoods toaddresstheissueofimproved bicycleand pedestrianconnectionsacrossFranklinBoulevard n Map3 LandUseStudyAreas Map4 Generalized ExistingLandUse andMap6 LandUseDiagram arerevisedtoremovetheWalnutStationareafromthoseMapsasshown onExhibitsD1 D2andD3attached tothisOrdinance o The SummaryofPolicies sectionisdeletedin itsentiretyandremovedfromthe TableofContents Section4 TheRiverfrontParkStudyisamendedasfollows aPolicyNo 1underthe LandUse subsectionofSectionII Policies isamendedto provide TheCityofEugeneshallapplytheSpecialDevelopmentDistricttopropertyunder Universityownershipexcept forproperty includedintheboundariesoftheWalnut StationSpecificAreaPlanboundaries b PolicyNo 2underthe LandUse subsectionofSectionII Policies isamendedto provideTheCityofEugeneshallconsiderSpecialDistrictzoningforotherproperties withinthe RiverfrontParkStudyareaonlyattherequestofa ffectedpropertyownersexceptfor propertyincludedintheWalnut StationSpecificAreaPlanboundaries Ordinance Page6of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission Section5 TheEugeneZoningMapisamendedtoremove thecurrentzonesfromthe propertiesidentified onExhibitAattachedhereto andtoreplacethosezoneswiththeSWS WalnutStationSpecialAreaZone asreflectedonExhibitAattachedtothisOrdinance Section6 TheEugeneOverlayZoneMapisamendedtoremovethe SROverlayZone fromtax lot1703333204900asreflectedonExhibitA Allothercurrentlyapplicableoverlay zonesshallremaininplace asreflectedonExhibitA Section7 Section91030oftheEugeneCode 1971 isamendedbyaddingthe followingentryinalphabetical ordertotheTable91030SpecialAreaZonelisting 91030EstablishmentandListofZones ThezoneslistedinTable91030Zonesare establishedasfollows Table91030 Zones BroadZoneCategoryZone SpecialSWSWalnutStationSpecialAreaZone Section8 TheCaption andSections93950 93955 93960 93965 93970 93975 and93980areaddedtotheEugeneCode 1971 assetforthonExhibitE SWSWalnut StationSpecialAreaZone attachedtothisOrdinance Section9 Subsections 4 5 6 c2 7 b and 7 d ofSection95750of the EugeneCode 1971 areamendedtoprovide 95750Telecommunication DevicesSitingRequirementsandProcedures 4 CollocationofAntennasonExistingBuildings LightorUtilityPoles and WaterTowers Inadditiontocollocationonatransmissiontower an antennamaybecollocatedonexistingbu ildings lightorutilitypoles and watertowers aPermittedUse Suchcollocationonabuilding lightorutilitypole or watertower shallbeconsideredanoutrightpermitteduseprovidedthat theantennasand ancillaryfacilitiescomplywith thestandardscontained inEC95750Telecommunications DevicesSitingRequirementsand Procedures thecoloroftheantennasblendsinwiththeexisting structureand surroundings andone ofthefollowingismet 1 ThepropertyiszonedPL C2 C3 C4 R4 I1 I2 or I3or Ordinance Page7of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission SWSandtheantennasdonotexceedtheheightlimitationofthe zone or 2 ThepropertyiszonedAG R1 R2 R3 C1 GO Sexceptas providedin1 aboveHorPROandtheantennasextendno morethan18feetabove andprojectnomorethan2feet horizontallyawayfromtheexistingstructure bSiteReview Suchcollocationonabuilding lightorutilitypole orwater towershallbesubjecttositereviewapprovalprovidedthattheantennas andancillaryfacilitiescomplywith thestandardscontainedinEC95750 Telecommunications DevicesSitingRequirementsa ndProcedures the coloroftheantennasblend inwiththeexistingstructureand surroundings and 1 ThepropertyiszonedAG R1 R2 R3 C1 GO Sotherthan SWSH orPRO and theantennasextendmorethan18feet above orprojectmorethan2feethorizontallyawayfromthe existingstructure c ConditionalUsePermit Inallcasesotherthanthoselistedin subparagraphs a and b suchcollocationshallrequireaconditional usepermit NoexceptionstothestandardscontainedinEC95750 Telecommunications DevicesSitingRequirementsandProceduresshall bepermittedexceptasauthorizedbysubsection 9 ofthissection In noeventshallaconditi onalusepermitauthorizeatowerorantennasto exceedtheheightlimitationforazoneasestablishedbyChapter9 exceptasprovidedfor inthissection 5 ConstructionofTransmissionTower Constructionofatransmission tower oramodificationofanexistingtransmissiontowertoincreaseits height shallbeallowedasfollows aPermittedUse 1 Suchconstructionormodificationshallbeconsideredanoutright permitteduseintheC4 I1 I2andI3zone 2 Modification toincreasetheheightofanexistingtransmission towershallbeconsideredanoutrightpermitteduseinallother zonesifthecityapprovedanincreaseintowerheight aspartofa priorlanduseprocessauthorizingthetransmissiontower The increaseinheightallowedunderthisparagraphshallbelimitedto thespecificheightauthorizedinthepriorlanduseprocess bSiteReview Suchconstructionshallr equiresitereviewapprovalinthe PL C2 andC3andSWSzones c ConditionalUsePermit Suchconstructionshallrequireaconditional Suchconstructionshallrequireaconditional usepermitintheR1C1 oSther thanSWSandGOzones dProhibitedZonesandLocations Nonewtransmissiontowershallbe permittedinanyzonesnotincludedinsubparagraphs a to c above includingtheAG R2 R3 R4 H NR andPROzones orinthe WillametteGreenway onGillespieButteabovetheelevationof450 feet ontheridgelineasdefinedintheSouthHillsStudyoronJudkins Point 6 ApplicationRequirements c SiteReviewandConditionalUsePermitApplications Inadditiontothe applicationrequirements specifiedinparagraph b above applications Ordinance Page8of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission forsiterevieworconditionalusepermits alsoshallincludethefollowing information 2 Documentationthatalternativesiteswithinaradiusofat least 2000feet havebeenconsideredandhavebeendeterminedtobe technologicallyunfeasibleorunavailable Forsitereviews alternativesiteszonedC4 I1 I2 and I3mustbeconsidered ForconditionalusepermitsalternativesiteszonedPL C2 and C3 C4 I1 I2 and I3andSWmSustbeconsidered 7 StandardsforTransmission TowersandAntennas Installation construction ormodificationofalltransmissiontowersandantennasshall complywiththefollowingstandards unlessavarianceisobtainedpursuantto theprovisionsofsubsection 9 ofthissection bHeightLimitation Transmission towerheightsshallbegovernedbythis sectionexceptasprovidedforbelow Notransmissiontowershall exceedthemaximumheightsprovided below Innocaseshalla variancebegrantedfromthelimitationsofsubpa ragraphs 1 through 4 below 1 Inanyzones notransmission towershallexceedtheheight limitationsestablishedforbuildingsandstructuresinthespecified areassurroundingSkinner ButtecontainedinEC96715Height LimitationAreasofthislandusecodetoprotectviewstoandfrom SkinnerButte 2 In anyzonewithintheareaeastofWillagillespieRoad southof CalYoungRoad westofOakwayRoad andnorthofSouthwood Laneand CountryClubRoad notransmissiontowershallexceed 75feetinheighttoprotectviewstoandfromGillespieButte 3 IflocatedwithinaPL C2 C3 C4 R4I1 I2 or I3orSWS zone theheightlimitationforthatzoneshallapply 4 IflocatedwithinaC1 SotherthanSWSorGOzone the maximumheightofatransmissiontower includingantennas is 100feet 5 IflocatedwithinanR1zone themaximumheightofa transmissiontower includingantennas is75feet unlessa varianceisgrantedpursuanttotheprovisionsofsubsection 9 of thissection Innoeventshallavariancebegrantedtoconstruct suchatowerinexcessof100feet dSetback Thefollowingsetbacksfromadjacen tpropertylinesand adjacentstreetsshallberequiredunlessavarianceisgrantedpursuant totheprovisionsofsubsection 9 ofthissection 1 IflocatedwithinaPLS C2 C3 C4 I1 I2 or I3orSWS zone nosetbackfromadjacent propertylinesshallberequired beyondthatrequiredbythislandusecodeortheprovisions applicableto theSzone 2 IflocatedwithinanR1 C1 orGOzone thetransmissiontower shallbesetbackfromadjacentpropertylinesami nimumnumber offeetthat isequaltotheheightofthetransmissiontower 3 In theR1 PL C1andGOzones transmissiontowers shallbe setbackfrom adjacentpublicstreets aminimumnumberoffeet thatisequaltotheheightofth etower Inallotherzones the Ordinance Page9of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission setbackfromadjacentpublicstreetsshallbeaminimumof25 feet Section10 Subsection 2 ofSection96750oftheEugeneCode 1971 isamendedby addinganewsubsection d toprovide 96750SpecialSetbackStandards 2 SpecialSetbackforStreets d Notwithstandingsubsections a c above specialsetbacksfor thesegmentofFranklinBoulevardshownonMap939703 d S WSWalnutSpecialAreaZoneFranklinBoulevardSpecialSetback Boundaries arethoselinesestablishedbyExhibitGtoOrdinance No SeeEC939703 d Section11 Subsection 1 ofSection97007oftheEugeneCode 1971 isamendedto provide 97007NeighborhoodApplicantMeetings 1Thissectionappliestothefollowingtypesoflanduseapplications a TypeII 3lotpartitions tentativesubdivisions and tentativecluster subdivisionasnddesignreviews b TypeIII Onlyconditionalusepermitsandtentativeplanned unit developments c TypeIVapplications thatarenotcity initiated d MetroPlanamendmentsthatarenotcity initiated Section12 Section97055oftheEugeneCode 1971 isamendedbyaddingthe followingentriesinalphabeticalordertoTable97055toprovide 97055ApplicationsandReviewAuthor ities Table97055ApplicationsandReview Authorities listsapplicationsand thetypicalreviewauthoritiesforthedecisionand theappeal ofthedecision Toaccommodatearequestforconcurrentreview the citymayinsteadreviewmultipleapplicationsaccordingtothehighestapplicable type Table97055ApplicationsandReviewAuthorities R Recommendation D DecisionMaker A AppealReviewAuthority ApplicationTypePlannin gHearingsHistoric PlanningCity DirectorOfficialReviewCommissionCouncil Board DesignReview IIDA DesignReview ModificationIIDA Ordinance Page10of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission Section13 Section97205oftheEugeneCode 1971 isrevisedbyamendingtheentry for ConditionalUsePermit Modification andaddingentries for DesignReview and Design Review Modification inalphabetical ordertoTable97205toprovide 97205TypeIIApplicationRequirementsandCriteriaReference Thefollowing applicationsaretypicallyreviewed undertheTypeIIreviewprocessaccordingtothe requirementsandcriteriasetforthforeachapplicationasreflectedinthebeginning referencecolumninTable97205 Toaccommodatearequestforconcurrent review thecitymayinsteadreviewmultipleapplicationsaccording tothehighest applicabletype Table97205TypeIIApplicationRequirementsandCriteria TypeIIApplicationsBeginni ngReference ConditionalUsePermit Modification EC 9811098007 DesignReview EC98110 DesignReview Modification EC98114 Section14 Section97230oftheEugeneCode 1971 isamendedbyadding the followingentriesina lphabeticalordertoTable97230toprovide 97230Expiration 1 Theplanningdirectorsapprovalofanapplication shallexpirein12months 18months or36monthsfromtheeffectivedateofapproval dependingupon thetypeoflanduseapplicationasspecifiedinTable97230Expirationof TypeIIApplicationApprovals orasprovidedinsubsections 2 through 9 of thissection Ifanapplicationapprovalhasexpiredaccording toanyofthe conditions statedinsubsections 2 through 9 theoriginalapplication approvalisrevokedandanewapplicationmustbefiled Table97230ExpirationofTypeIIApplicationApprovals Application12months18month s36months DesignReview X DesignReview Modification X Section15 Subsection 1 ofSection97605oftheEugeneCode 1971 isamendedto provide 97605FilingofAppealofPlanningDirectorsDecision 1 Within12daysof thedate ofthemailingof theplanningdirectorsdecision thedecisionmaybeappealedto thehearingsofficial or historic review boarodraplcancnoinrgdcinomgmtoistshioneappealreviewauthority specifiedin Table97055ApplicationsandReviewAuthoritiesbythe Ordinance Page11of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission following a Applicant b Ownerofthesubject property c Neighborhoodgroupofficiallyrecogniz edbythecitythatincludesthe areaof thesubjectproperty d Anypersonwhosubmitted writtencommentsinregardstotheoriginal application e Apersonentitledtonotice oftheoriginalapplication f Apersonadversely affectedoraggrievedbytheinitialdecision Section 16 Sections98110and98009oftheEugeneCode 1971 arerenumberedto Sections98007and98009 respectively andallreferencestothosesections includingbutnot limitedtothereferenceinEC92682 areherebyupdatedtoreflectthisrenumbering Section17 EC Map98010AdoptedPlans and itslegendareamendedasshownon ExhibitFattachedheretoandTable98010inSection98010oftheEugene Code 1971 is amendedtoprovide 98010ListofAdoptedPlans ThedocumentslistedinthefollowingTable98010 includinganyadoptedamendments arethecurrently effectiveadoptedplansthat maybeapplicabletoaparticularla nduseapplication Theplansandadopted policiesaremoreparticularly setforthbeginningatEC99500 andtheboundaries foreacharedepictedonMap98010AdoptedPlans Table98010ListofAdoptedPlans BethelDaneboRefinemen tPlan PhaseII RiverfrontParkStudy BethelDaneboRefinementPlan SouthHillsStudy ComprehensiveStormwaterManagementPlan SouthWillametteSubareaStudy EugeneCommercialLandsStudy TransPlan Metro AreaTransportationPlan EugeneDowntownPlan WalnutStationSpecificAreaPlan EugeneSpringfieldMetropolitanAreaGeneral WestUniversityRefinement Plan Plan MetroPlan FairmountUofOSpecialAreaStudy WestsideNeighborhoodPlan JeffersonFarWestRefinementPlan WhiteakerPlan LaurelHillNeighborhoodPlan WillakenzieAreaPlan 19thandAgateSpecialAreaStudy WillowCreekSpecialAreaStudy RiverRoad SantaClaraUrbanFacilitiesPlan ResolutionNo 3862AdoptingtheWest11th ResolutionNo 3885EstablishingAreasforthe CommercialLandUsePolicyandRefiningthe ApplicationofC4CommercialIndustrialDistrict EugeneSpringfieldMetropolitanAreaGeneral Zoning andAmendingResolutionNo 3862 Plan AdoptedJune13 1984 AdoptedonNovember13 1984 Ordinance Page12of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission Section18 Section98030oftheEugeneCode 1971 isamendedbyaddinganew subsection 29 toprovide 98030AdjustmentReview ApprovalCriteria Theplanningdirectorshallapprove conditionally approve ordenyanadjustmentreviewapplication Approvalor conditional approvalshallbebasedoncompliance withthefollowingapplicable criteria 29 SWSWalnutStationSpecialAreaZoneOff StreetParkingSpaces Adjustment Anadjustmentallowinga25percentreductioninthe minimumrequiredoff streetparkingspacespursuanttoE C939704 a iftheapplicantdemonstratesthataproposed TransportationDemand Management TDM Programapprovedbythecitycontainsstrategiesfor reducingvehicleuseandparkingdemandgeneratedbythedevelopment andestablishesbenchmarksbywhichtheprograms effectiveness will bemeasuredannually Section19 ThefollowingheadingandSections98110 98111 98112 98113 98114 oftheEugeneCode 1971 areaddedtoprovide DESIGNREVIEW 98110DesignReview Purpose Thedesignreviewprocessisintendedtoprovide analternativepathfordesignproposalsthatrespondtotheintentofthecode andcreativelymeetorexceedthespecific developmentstandards 98111DesignReview Applicability EC93980allowsanapplicantwithintheSWS WalnutStationSpecial AreaZonetoseekapprovalthroughtheDesignReview process Theseapplicationsforreviewshallbeco nsideredunderaTypeII process orconcurrentlywitharelatedTypeIIIapplication process No developmentpermitshallbeissuedbythecitypriortocompletionofthe designreview 98112DesignReview ApplicationRequiremen ts Inadditiontotheprovisions in EC97010ApplicationFiling applicationsforDesignReviewshallbesubject tothefollowingrequirements 1 Unlesswaivedbytheplanningdirector theapplicationshallbeprepared byoneormoreofthefollowingprofessionals a Oregonlicensedarchitect b Oregon licensedcivilengineer c Oregonlicensed landscapearchitect 2 Theapplicationshallincludeasiteplanthatshowssufficientdetailand supportingnarrativeinformationtodemonstratecompliancewith applicablecriteria Unlesswaivedbytheplanningdirector thesiteplan shallbepreparedbyanOregonlicensedarchitect landscapearchitect civilengineerorOregonlicensedsurveyor 98113DesignReview ApprovalCriteria Thedecisionmakershalldetermine Ordinance Page13of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission whethertheapplicationisincompliancewiththeDesignReviewcriteria set outinthecodesectionth atauthorizes DesignReview 98114DesignReview Modification Modification ofanapprovedDesignReview mayberequestedfollowingtheTypeIIprocess Theplanningdirectorshall approvetherequest ifitcomplieswiththefo llowingcriteria 1 Theproposedmodificationisconsistent withtheconditionsofthe originalapproval 2 Theproposedmodification willresultininsignificantchangesinthe physicalappearanceofthedevelopmentandtheimpactonsurrounding properties Iftheplanningdirector determinesthatthemodificationisnotconsistentwith theabovecriteria theproposed modificationmaynotoccuruntilanew DesignReviewapplication issubmittedandreviewedbasedontheTypeII application procedures Nothingin thissectionshallprecludetheapplicant frominitiallysubmittingtherequestedmodificationasanewDesignReview application Section20 Subsection 5 ofSection98680oftheEugeneCode 1971 isaddedto provide 98680ApprovalCriteria Theplanningdirectorshallapprove conditionallyapprove or denyanapplicationforTrafficImpactAnalysisReviewfollowingaTypeIIprocess oraspartofaTypeIIIprocesswh eninconjunctionwithaCUPorPUD Approval orconditionalapprovalshallbebasedoncompliancewiththefollowingcriteria 5 Inadditiontotheabovecriteria ifthedevelopmentislocatedwithinthe SWSWalnutStationSpecial AreaZone anyincreasedtrafficthe developmentwouldgenerateonstreets withintheFairmount neighborhoodtothesouthoftheWalnutStationSpecial AreaZoneshall bemitigatedthroughtheuseoftrafficcalmingstrategiesor other mechanisms designedtodiscouragesuchtraffic Section21 Subsection 4 ofSection98865oftheEugeneCode 1971 isamendedby addinganewsubparagraph o andreletteringthesubsequentsubparagraphstoprovide 98865ZoneChangeApprovalCriteria Approvalofazonechangeapplication including thedesignation ofanoverlayzone shallnotbeapprovedunlessitmeetsallofthe followingcriteria 4 Theproposed zonechangeisconsisten twiththeapplicable siting requirements setoutforthespecificzonein o EC93955SWSWalnutStationSpecialAreaZoneSiting Requirements opEC94205 ECEastCampusOverlayZoneSitingRequirements pqEC94715 WPWatersideProtectionOverlayZoneSiting Requirements qrEC94776 WQWaterQualityOverlayZoneSitingRequirements only forthepurposesofaddingtheoverlayzone SeeEC94786 Ordinance Page14of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission rsEC94915WRWaterResourcesConservationOverlayZoneSiting Requirements onlyforthepurposes ofaddingtheoverlayzone See EC94960 stEC94815 WBWetlandBufferOverlayZoneSitingRequirements tuAnuncodifiedordinanceestablishingasitespecificSHHistoricSpecial AreaZone acopyofwhichismaintainedatthecitys planningand developmentdepartment Section22 Subsection 2 ofSection99570oftheEugeneCode 1971 isdeletedand theremainingsubsectionsarerenumberedaccordingly andsubsections 4 and 6 ofEC 99570areamendedtop rovide 99570FairmountUofOSpecialAreaStudyPolicies 2Oregon DepartmentofTransportationLandsPoliciesFutureuseof the ODOTlandsshallbeforresidential park and officeasdefinedinthe followingpolicystatements aFutureuseoftheODOTlandsshallbeprimarilyresidential Thisuse shallbeforlow tomediumdensityresidentialdevelopment bFuturedevelopmentoftheODOTlandsshallpreserveandenhancethe existing gateway effectasanattractiveentrancetothecity and specialattentionshallbegiventodevelopingaportionasagateway park c Underfuturedevelopment officeuseontheODOTlandsshallbe limitedtothesiteofthepresentDepartmen tofMotorVehicles DMV buildingonthenorthwestcornerofTaxLot1000 AssessorsMap17 033331 S ontheLandUseDiagram Policy1 dUponconversionoftheODOTlandsfrompublictoprivateownership andtheensuingdevelopment ofthelandsshallbecompatiblewiththe th singlefamilydevelopment alongEast15Avenue thecommercialuses alongFranklinBoulevard andWalnutAvenue andtheexistingbike route Policy2 43TrafficCirculationPolicies aTheDepartmentofMotorVehiclessiteshallcontinuetogainaccess fromWalnutAvenueandnotfromFranklinBoulevard Policy1 baTheadverseeffectsofmotorvehiclemovement shallbemitigatedas muchaspossible Policy2 c PrimaryvehicularaccesstotheOregonDepartmentofTransportation LandshouldminimizeimpactonnearbyresidencesandFairmount Park Policy3 dbTrafficmanagement techniquesshallcontinue tobeusedandnew techniquesdevelopedtoreinforcetheideaofahierarchyofstreets in theplanarea Somestreetsshallcombinetheir local collector or arterialfunction witharoleasprimarypedestrianorbicycleways The useoflow volume localneighborhoodstreetsforthroughmovements bytruckandheavyconstructionequipmentshallbediscouraged Policy4 Ordinance Page15of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission ecByMarch 2005 theCityshallinitiateastudyofAgateStreetbetween th FranklinBoulevardand19A venue Thatstudy conductedjointlywith theUniversityandtheFairmount NeighborhoodAssociation shall identifystrategiestoimprovethefunction andcarryingcapacityofAgate accordingtotheCitycriteriaforitsdesig natedstreetclassification The Citywillimplementthenecessarychanges TheUniversitywill participatein thoseimprovementsasdevelopmentoccursandas requiredbytheCitycode totheextentthattheUniversityisdirect ly responsiblefortheneededimprovements Policy6 fdTheCity withthecooperationoftheUniversityand theFairmount NeighborhoodAssociation shallinitiateanarea widetraffic calming studyforthestreetswithintheF airmountUniversityofOregonSpecial AreaStudyboundarytodetermineappropriatemitigationforthrough trafficutilizingneighborhoodstreets Suchstudyshallbeinitiatedprior toDecember 2008 subjecttoavailability offunds In theeventthatthe CityupdatestheCentralAreaTransportationStudy CATS priorto 2008 theCityshallfundand initiateanarea widetrafficcalmingstudy aspartoftheCATSupdate todetermineappropriatemitiga tion measuresforthesubject area Policy7 geIfaTrafficImpactAnalysisthatisrequiredbytheCityCodeprojects thataproposeddevelopmentwillincreasetrafficonstreets withinthe singlefamilyneighborhoodtotheeasta ndsouthofUniversityowned land theCityshallrequiretheapplicanttomitigatethoseimpacts throughuseoftrafficcalmingstrategies orothermechanismsdesigned todiscouragethroughtraffic Policy8 hfWiththeexceptionof alleys vacationsofstreetswithinthestate approvedUniversityEastCampusboundaryshouldnotbepermitted unlesstheapplicant athisorherexpense providestotheCityalocal streetconnection studythat demonstrateshowtheproposedstreet systemremainingafter suchvacationmeetstheintentoftheEugene Codestreetconnectivityprovisionsandthat suchvacationwillnot increasetraffic volumesonlocalresiden tialstreets Policy9 65Bicycle andPedestrianPolicies aWhentheDepartment ofTransportationlandsaredevelopedin the future considerationshallbegiventorealigningthe1t5hAvenuebicycle pathinthevicinityofthos elandsandmakingitmoreattractive Note If thebicyclepathisrealigned theCityshallrequireaneasementforthe pathtoensure itspermanenceinthefuture Policy1 b Existingandfuturebusinessesshallbeencouragedto providesafeand coveredbicycleparking foremployeesand patrons Policy3 Theuse ofbicycles masstransit walking carpooling andother appropriate alternativemodes oftransportation especiallybyemployeesworki ngin theplanarea shallbeactivelyencouragedandprovidedforinorderto reduceautomobiledependenceandalleviatetrafficandparking problems Policy4 Section23 Section99655oftheEugeneCode 1971 isaddedtoprovide 99655WalnutStationSpecificAreaPlan Ordinance Page16of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning Commission 1 Aspartofanapplicationtodevelopthelandsformerlyownedbythe DepartmentofTransportation southofFranklinBoulevard eastof WalnutStreetandnorthof15thAvenue thedevelopershall demonstratethatconsiderationwasgiventorealigningthe15thAvenue bicyclepathinthevicinityofthoselandsandmakingitmoreatt ractive Note Ifthebicyclepathisrealigned theCityshallrequireaneasement forthepathtoensureits permanenceinthefuture 2 AspartofanapplicationtodevelopapropertysouthofFranklin Boulevardorapropertyinthebl ockonthenorthsideofFranklin BoulevardbetweenMossStreet VillardStreet andGardenAvenue withintheWalnutStationSpecificAreaPlan applicants areencouraged toincludeaccessfor pedestrians bicyclesandlimitedv ehicularaccess consistentwiththeTransportationFeaturesmapshownasFigure 939783 b intheWalnutStationSpecialAreaZone Section24ThelegaldescriptionsetforthatExhibitHisherebyadoptedasthe descriptionofthesp ecialsetbacklinesthatshallbeappliedtothesegmentofFranklin BoulevardshownonMap939703 d SWSWalnutSpecialAreaZoneFranklinBoulevard SpecialSetbackBoundaries Section 25 TheLegislativeFindingssetforthinExh ibitIattachedtothisOrdinance serveassupportforthisordinance Section 26 Ifanysection subsection sentence clause phraseorportionofthis Ordinanceisforanyreasonheldinvalid orunconstitutionalbyacourtofcom petentjurisdiction suchportionshallbedeemedaseparate distinctand independentprovisionand suchholding shallnotaffectthevalidityoftheremainingportionshereof Section27 TheCityRecorder attherequest of orwiththeconsentoftheCityAttorney isauthorizedtoadministrativelycorrectanyreferenceerrorscontainedherein orinother provisionsoftheEugeneCode 1971 totheprovisionsadded amendedorrepealedherein PassedbytheCityCouncilthis ApprovedbytheMayorthis dayof 2010 dayof 2010 Ordinance Page17of18 VersionB AttachmentD PresentedforPublicHearingon62110 appealofdesign reviewtobeconsideredbyPlanning 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ïìîıºïòïîÔ ïìıíOEòØïíºòçç íïòçŁ Ô ïìıíOEòØï Ô ïìØıîòçç íïòçŁíïòçç ÔïìØıîîòçç Ô ïºîıðòîØ íïòç íïòçŁ Ô ïºîıðîòîØÔ ïºíıºïòíØíïòçŁ íìòìOE Ô ïºíıïòíØ Ô ïºìıçŁòðì íìòìOE íŁòOEç Ô ïºìıçŁòðì Ô ïºıºìòíï íŁòOEç ìðòíïÔ ïºıºìòíïÔ ïºOEıŁïòîº ìðòíï íØòçð Ô ïºOEıŁïòîº ÔïOEïıïìòîî íØòçðìïòºç Ô ïOEıïìòî Ô ïOEîòØØòOEí ìïòºç íðòðð Û ÚÝ É ˝ Ó ¸ Ý Ý Ú Óßïðóïô ˛ß ïðóïô Ýß ïðóï ˘ ïðóïÉ˝Ó¸Ý Ì ôô ô ò Ì É˝ Ó ¸Ý æ ßÓ — ó Ý ô É ˝Ó ¸ Ý Ý łÝ ó å Ó ˛ Ú — ô — Ñ ˝ ô Ò Ü ß Ñ Ó ¸ ßÑ É ˝ Ó ¸ Ý ò ß É ˝ ˝ß — ô É ˝ Ó ¸ Ý ò ß Ú æ¸ Ñ ˝ ß ˝ É ˝ Ó ¸ Ý ò ß ˛ — ˝ ˝ó˛— ˛— ˝ ß˘ É ˝Ó ¸ Ýò ß ˝óÉ˝ É ˝ ˝ ß ˘ ô ô É ˝ ˝ ß— ô ˝óÉ˝ É ˝ ˝ ß ˘ ò˛ ó É ˝ Ó ¸ Ý ˝óÉ˝ É ˝ ˝ ß ˘ ò Ì æ˝˛ ˝ ˛ Ñ ˘ ò ß æÉ˛ É ˛ Ý Ñ ˘ ò Ì Û Ý ò Ó— Ü ß łÝ Ú Óß ïðóï Ì É ˝ Ó ¸ Ý ôÓ — å ò ˝ ôÓ — É ˝ ł Ýó å Ó ˛Ú — ô — Ñ ˝ Ó — Ý Ò Ü ßÓ ¸ ßÑ ò Ì Ó —ó ł òº Ô Ü ˛ Ý ôó ł ìòŁ Ó Ü ˛Ý ò Ó É ˝ Ý Ó — ò Û Ý łÛÝ ˝ çòØØíðłí ł Ó— æ łÌ ˝ — Ù Ô Ý Ü Ý å Ù ï Ý æ Ì ò Ì Ý ò Ì Ý ò Ø æÝ— Û— Ý ô ß îðºò Ù ô ô ô ß ô ˝ Ñ îðºò˝ Ý ß îðºô Û —Ý ô ¸ ò Ì ß Ý łÌßÝ Ö îðºô ò Ò îºððô ò É ô ô ô ô ó ò — æ ò ó ò æ ˝ òîðçô Ú Ò ß ô Ý Ý ô¸ Ñ Ý Û ò Ì ò Ì ß Ý ò ß ÌßÝ ô ÝôÔÌÜô ÑÜÑÌ îðŁ îðïð ó ò — Ñ Û ò ˝ô ó å É˝òÚ Òßò Ì Ú Ò ß É ˝ ò Ó ò ˝ ò Û ô ò ˝ ò— Ý ÝÝ ò Ì Ý Û ˝ —Ùï òÝ — Ýß îðô îðïðò ÚóÉ ˝ Ó ¸ Ý Ó ïîôîðïð — î íî — — ÝôÜ Ô Ý Üô Û Ý ˝ ò ˛ Ñ Ü ÌłÑÜÑÌ ô Ý ˝ ô Ô Ý ô Û ò Ì — Ý ô Û Ý ò Ì ÝÝ ô ô ò Ì Ù ïò Ì˝ — Ù ï ô ôÙîó Ô ¸ —æÌ ò Ì Û ó˝ Ó — łÓ — ò ÌÓ — ˝ ïçŁîòÌÛ ò Ì ò Ì Ù î Ý ô ô Ý ò Ì Ù îô Ý ò ˝ ô Ý Ô Ý ô˝ ô Ñ Ü Ì Ü Ô Ý Ü ò Ì Ù î ò Ì ô ˝ — Ù îò Ù íó ß Ô æ ÌòÙ í ò Ù í ò ˝ ô Ùí—Ù íò Ù ìóÚ Ô æÌ ò Ù ì ò Ù ì ô ô ô Û ó˝łÑß˛ OEOEðóOEóð îò ˝— Ù ìò Ù ºó Ñ˝ ô ˝ Ø ß ô Ò ˛æ Ì ò Ú ó É ˝ Ó¸ Ý Ó ïîô îðïð—í íî Ì łÑß˛ OEOEðóîíðºó ł—ß—ßæ łí Ô Ù º —ß—ß —ß—ß Ù º ò Úô —ß—ß Ù º æ łÌ —ß—ß Ù º Ù ºå ł Ì—ß—ß Ù º å łÌ —ß—ß ¸ÙÞ ô ô ¸ÙÞ ò Ì Ù º Ý å Ó ł É ˝ ò Ø ô É ˝ æ Ù º Ù ºô ł Ù º å ł ¸ÙÞò Ì Ù º Ó æÉ˛ É ˛ Ý Ñ ˘ ô É ˝ ò ÌÉ ˝ æÉ˛ Ñ ˘ æÉ˛ ò Ì ô ˝ — Ù ºò Ù OE ó ß ô É Ô ˛ ˇ æ Ì ô ô ò Ù OE ô ô ò Ò ô ò Ì ò Ú ô Ò Ü ß ô ôó ó ò ò Ì Ó ¸ ß Ò Ü ß ò Ì ô ˝ — Ù OEò Ù Ø óß ˝ Ò Ü Ø æ Ì ò Ù Ø ô ô ô ò ÌÙ ò Ýô Ý Û ô ò Òò ò Úô òÌ ô˝ — Ù Ø ò Ú ó É ˝ Ó ¸ Ý Ó ïîô îðïð — ì íî Ù Łó ˛ Ò æ Ìô ô ò Ù Ł Ñ ó ò Ì ˝ — Ù Łô Ý ó å Ó ˛ Ú — ô ò Ý ô — Ñ ˝ Ó — ò ßô É ˝ ˝ß ˘ ò Ì ô ò Ì ˝— Ù Łò Ù ç ó Û Ü æ Ì Ì ß ˛ ˝ — Ù ç łÑß˛OEOEð Ü ç Ý ôô ô óðçóðïºò Þ Û Ñ ß ôÝ Ü — ò Ñß˛ OEOEðóçó ðîðò Ú Ñß˛ OEOEðóçðîº ò Ñß˛ OEOEðóçóðïłî ô Ñß˛ OEOEðóçóðïłì ô ôô ł Ñß˛ OEOEð Ü çå łÑß˛ OEOEð Ü çå ł ł ł Üçò Ñß˛OEOEðóçðïłì ô Û ÝÔ ˝ łÛÝÔ˝ Ù ç ß˛ ò Ì ÛÝÔ˝ Ñß˛ OEOEð Ü çò É ïî ô Ý Ó —òÌ ó ˛ ÝÙïð ô — Ñ ˝ò Ñß˛ OEOEðóçðïłì æ łì Ú ó Ñß˛OEOEðô ïŁô ó ô ôôæ łÜåł ßô å ł ß ô ò Ú ó É ˝Ó ¸ Ý Ó ïîô îðïð — º íî Ì Ó — ô łì ò Ì˝ — Ù çò Ù ïð ó Ø æ Ì ò Ù ïð ò ˝ò Ì Ó — ò Ì ïçç Û ó˝ Ó ß ˛ ÔØ˝ ł˛Ô˝ Ù ïðß˛ ò Ì ół òº Ô Ü ˛ łÔÜ˛ ł ìòŁ Ó Ü ˛ łÓÜ˛ Ý ò Ò ïçç ˛ Ô ˝ ò Ì ïççç ˛Ô ˝ ôò Ýô ïîç É ˝ ł ïîç ºòOEØ åîòŁ òÌ É ˝ ó łô ô ŁðóÉ ˝ïôðð ïôìð îðîº Õ Ú Ó Ñ É ˝ Ú Ü ò ¸ ô É˝ ïîïØ ïØ îºô ò Ì ô˝ — Ù ïðò Ù ïï ó —Ú ˝ æ Ì ô ò Ì Ý Û ò Ì ˝ —Ù ïò Ù ïî ó Ì æ Ì ô ò Ù ïî Ì — ˛łÌ—˛ ô Ñ ß ˛ Ñß˛ OEOEðóïîðô ò Ì Û ó˝Ó ß Ì — łÌ —Ì—˛ ò ÌÌ—˛ łÑß˛ OEOEðóïîð OEô ô ô ł ô ô òò Ú óÉ ˝ Ó ¸ Ý Óïîô îðïð —OE íî Ì Ó — Ú æ¸ Ñ ˝ ß ˝ ô ô ł É˝ ˝ ß — ô ł æ Ì ïæ Ý— Ü æ˘ ß Ý — ˛ Ô Ó — æ˘ ö Ó — æ ˘ — Ý Ó OEçòŁ Ýæ Ýóî Ý æ ˝óÉ˝ É ˝Ý æ ÝóîæÉ˛ Ý æ ˝óÉ˝æÉ˛ Ý æ Ýóîæ˝˛Ý æ ˝óÉ˝ Ú— æ ˛ É ˛ æ ˝ïº oe° æ ˝óÉ˝ Ú ïØóðíóíî æ ìŁð òº ÔÜ˛ æ ˛óî Ý æ ìØðð ÔÜ˛ æ˛óïÝ æ ˝óÉ˝ æìOEðÔÜ˛ æ˛óï Ý æ˝óÉ˝ ò Þ Ú oe ïºßò ïØóðíóíïæïððð ìòí ÓÜ˛ æ —Ô Ýæ˝óÉ˝ É˝æ ïOEððÓÜ˛æ —ÔÝæ ˝óÉ˝ ˝ ß æ ïºðð æ ˝óÉ˝ —æ æ ÓÜ˛ æ —Ô Ý æ —Ô Ý îðð ÓÜ˛ ïºßò Ú ÞòÉ ïØóðíóíïæïØðð æ˝óÉ˝ ß Ñ ÓÜ˛æ ˛óïÝæ ˝óÉ˝æ ðòº æ ˛óï Ýæ˝óÉ˝ æïçðÓÜ˛ ïŁð ÓÜ˛ Ý æ˝óÉ˝ É ˝Þ æ ˛óï Úoe ˝ßÉ˘ ò ˛ìòºïØóðíóíóíï æïðð—Ñ˝ ˝óÉ˝ïØóðíóíóíîæïðïð —Ñ˝æÝóî—Ñ˝æ ˝óÉ˝ÑÚ æ óíæÉ˛ —Ñ˝ æ Óïòï ïØóðíóíîóïìæïŁðÝ æ˝ó˛—æÉ˛Ýæ Ñ ô îðððÝ æ˝ó˛—æÉ˛Ý æ˝óÉ˝æÉ˛ł ˝óÉ˝æÉ˛ æ ˝ó˛—æÉ˛Ý æ ˝óÉ˝æÉ˛ æîïðð Ý æ Ì Û ß ò ßò ł ö ÚæÌ Ý ÑÜÌ łÑÜÑÌòÞ æß Ì Úó É˝Ó ¸ÝÓ ô æ îðïð— Øíî ïîô Ì îæÌ Ú ÔÝ Ö Ú Þ à Ñ ˝ Ó ß æÔÝ ÛÚ Þ à ß ˝ Ó ßæÓ ß Ý Û ÚÞ àïí æÓ ˝ ò Óß æÔ Ý Û Ú Þ à ° ˝Ó ßæÔÝ Û Ú Þ à Ñ ˝ Ó ß æÔ Ý Û ÚÞ àÉ ˝ Ó ß æÔ Ý Û æÑÜÑÌ ô Ý ò Ìô Ñß˛OEOEðó ðïîóðOEłì ô ò ÞòÑß˛ OEOEðóïîðOEłï æ Ì Ì—˛ ô ò Úô ôô łÑß˛ OEOEðó ïîðOEðłï ł łÞ łÝ ò ô ôÔ ˝ łÔÑ˝ Ü Ý Û ò Ý ß Ì ˝ łÝßÌ˝ ôÔÑ˝ Û ò ß Ì — ô ÔÑ˝ ßÔÑ˝ Ú ò — Ñ Ø — łÑØ— Û ó˝ òÚ ôÑØ— ł æ ðòŁº æ ïòð ò łÌ—ô îðïºò É ôł ò ò ô Ì — ô îðïº ô ł ò ò ô ïº îðïð îðîº ô ò Þ îðîº îðïºô îðîºò ïòÓ — æ ˛ Ü ˘ Ý Ì Ó — łÑß˛ OEOEðóïîðOEłï ł ô łÑß˛ OEOEðóïîðOEłï łô ô Ì — ô łÑß˛ OEOEðóïîOEðłï ł łß Ì —Ú ó É ˝ Ó ¸ Ý Ó ïîô îðïð — Ł íî łÑß˛OEOEðóðïîóððOEðłï ł łÞ òÌ Ó — ô ô Ì— łÑß˛ OEOEðóïîðOEłï ł łÝ ò ß Ìíô ô ô łÚ æÉ ô Ñß˛ OEOEðóïîOEðłï ł łÝ ò Ì íæ ˛ É Ý ˝îðîºÉ Ý É — Ý ÑÜÑÌ Ì Ú ˘æÜ ˘æÜ˝˝ ÔÑ˝ æ ÔÑ˝ æ ÔÑ˝æ Ú Þ à Ñ ˝ ÞóÝ Òæß ÞóÝ Òæß ÔÑ˝Û Òæß Ú Þ à ß ˝ ÝóÜ Òæß ÜóÛÒæßÔÑ˝ ÛÒæß ïí ßæ Ó ˝ à Ú ß ÒæßÞ à ° ˝ÝóÜ Òæß ÔÑ˝ Û Òæß Þ Ú Þ Òæß ÜóÛÒæß ÔÑ˝ Û Òæß ÚÞ à Ñ ˝ ß Òæß Þ Òæß ÔÑ˝ Û Òæß Ú Þ à É ˝ÞóÝ ðòŁOEÝóÜ ðòŁØ ÔÑ˝ Û ðòŁº æ óô ó îðîº Ó —Ó —ò ó ô îðîº ó Ó —Ý ł ˝óÉ˝ É ˝ ˝ß ˘ òîòÝ ß ˛ — ß ô Ì—˛ò ˝ô łÑß˛ OEOEðóïîó ðOEðłï ł ôłÑß˛ OEOEðóïîOEðłïł ô ô Ì — ô łÑß˛OEOEðóïîðOEłï ł łß ô Ì— łÑß˛OEOEðóïîðOEłï ł łÞ Ì — łÑß˛ OEOEðóðïîóðOEðłïł łÝ ò Ú ôÌ—˛ò ÛÌ—˛ô Ì—˛ Ì—˛ò Ì ô ô Ù ïîò ÝòÑß˛ OEOEðóïîðOEłî æ — Ñß˛ OEOEðóïîOEðłî ô Ú ó É ˝ Ó ¸ Ý Ó ïîô îðïð — ç íî ô Ñß˛ OEOEðóïîOEðłî ô ł ô ô ò ò ÑÑß˛ OEOEðóïîðOEłï Ñß˛ OEOEðóïîó ðOEðłîò Ì Ì—˛ æ ł — ô ô ò Ô ò Ì Ó — ó Ú æÉô Ý ł É ˝óº ó˛ô ÚÞ łÙ ˝ ò Ì ł Ñß˛ OEOEðóïîðº łïæ Ý łOEð Ú æÉ ł ó Ú º ó Ú łÒÞ Ø ò ççô ˛ ˝ ò Ì ł æÚ Þ É ˝ ò ÑÜÑÌ ó ò Ø ô ÑÜÑÌ ˝ÌÛ òß ô łÉ ˝ æÚ Þ ôô ò òô ðòŁº æ ò Ì ìæ —îðîº îðîº Ì Ú æ æ Ú Þ ò à É ˝ ðòŁØ æ ł—Ó ðòØOE æ ł—Ó ÔÑ˝ ÝóÜ ł—Ó ÔÑ˝ Þ ł—ÓÑß˛ OEOEðóïîðOEłî ł ô Ý — łÝ — łîðï ò Þ ô ô ˝ —Ù ïîò Ú ó É ˝ Ó ¸ Ý Ó ïîô îðïð —ïð íî Ù ïí óÛ Ý æ Ì ò ˝ — Ù ïí ò ò Ì ÙïíòÌ Ù ïí ô Ù ïí ò Þ ô ˝ — Ù ïíò Ù ïì ó ¸ æÌ ò Ì ô Ó — Û ó˝ ¸ÙÞò Ì ô ˝ — Ù ïì ò Ù ïº óÉ ˛ Ù æ Ì ô ô ô ôô ô É ˛ É ˛ Ù ò Ì Ó Ú — É ˛Ù ò Ì É Ù Ý Û å ˝ —Ùïº ò Ù ïOEïçó Û ˛ ô Ý ˝ ô Þ Ü ô Ñ ˛ æ Ì ô ô ô ò Ì ô ˝ — Ù ïOE ïçò Þ ô ˝ — Ù ò ł ßÓ — ò ß ôÓ —ò ß Ó— Ó — æ Ýò Ù ÓÙô Ú ô — Ýò îí ˛ ô ô ò Ýò îì Ì Ú — Ó — Ü ô ó ô ô Ú ó É ˝ Ó ¸ Ý Ó ïîô îðïð — ïï íî òß É ˝ ˝ ß — ô òÌ ô ò ßò ˛ Ô ¸ Ø Û ßòî ˛ ¸ÙÞ Ó — å ô¸ÙÞ ò ß ô ó Ý ó ˝óÉ˝ É ˝ ˝ ß ˘ ò ˛ó ˛ Ô˝ ô ˝ — Ùïð ô ò ßòïð — ¸ÙÞ ô ô ¸ÙÞò ßòïï Ù ô ó ò ßòïî Ý ô ô ò ßòïí ó ô ô ôòßòïì ˛ ò ßòïº Ü ô Ó —ò ßòïOE ß Ó — ò ¸ ô Ó — ò ßòïØ — ô ô ô ôò ßòïŁ Û ôô ò ßòî Û ò˛ ô É ˝ ˝ ß — ô Ú ó É˝ Ó ¸ Ý Ó ïîô îðïð —ïîíî É ˝ ò ß ô É ˝ ó ł ô ô ŁðóÉ ˝ ïôð ïôìð îðîº ł˝ Û ô Ö îðOE ò ¸ ô É ˝ ïîòº ïØòº ïØòŁ îº ò Ì ¸ Ñô ôô ò ßòîí ˛ ó ô ô ò ßòîì Ýô ôô ô ò ßòîº ô å å å ååå å ò Ì ò ß ô É ˝ ô ô ò Ì ô ò Ì É ˝ ïº ß ô Ó ô Ú Þ ł É ˝ô ł ò ò ô ô 9 ł ò ò ò ß ô É ˝ ˝ ß ˘ ł Ìò Ì ô ò ßòí Ý ò Ì É ˝ ˝ ß ˘ Ý Ì Ü Ó — Ý ò Ì ò Û îðß ó Ô Ý ò ¸ Ý Þ ô Ú ó É ˝ Ó ¸ Ý Óïîô îðïð — ïí íî Ó îØôîððì ò Û üOEðôð łó Ú Ó ÔÛÓ łÔÛÓ ò ß ô ôò ÞòÛ Û ÞòOE òÌ ó Ý ô ÑÜÑÌÓ — Ú Þ ïº ß ò Ì ÑÜÑÌ ô ó Ý ô ò Ì ˝ —Ù ç Û Ý Ô ˝ ò Þòî ˛ ò Þòîí — ô ô æ ł å ł å ł ò ß ó É ˝ Ý Ò Ü ß Ó ¸ ßó É ˝˝ ß ˘ ò Ì ô ÚÞ ò Ìô ò ÝòÛ ˛ ÛÝòŁ Ô ô ô ô ô ô ò Ýòïð Ô łò Ýòï Ô ô ô òÌ Ý Û ô æÉ˛ É ˛ÝÑ ˘ ˝ — Ùº ô É˝ ˝ß ˘ ô ò Ú ó É ˝ Ó ¸ Ý Ó ïîô îðïð — ïì íî Ýòîï É ô ôò Ó ô ô ô ô ô ô ò Ì É ˝ Ý ó ô Ú — Ó ò Ì ò Ì ôÚ — ô ò Ì ò Ì É ˝ ˝ ß — ô ô ò Ì Ý — Ñ ˝ Ü ò Ì ò Ýòîº ˝ ô Ô Ý ô Û ô ô ô ôÉ Ó Õ ˛ ò ˛ — Ýòîºô ˝ — ÙØô Ò Øô ô Ý Û ò ß ô É ˛ ò Ì ò Üò É ˛ Ù ô ˛Ý ô É Û Üòî Ô ô ô ô å å ó å å ò Üòì Ô Ý ô ˝ ôÛ ß Ý ò Ôô Ó ò Üòº Ò ô ô ò Üòç Ô É ˛ Ù ò ß ô Ý Û Ùº ł æÉ˛ É ˛ Ý Ñ˘ É ˛ Ù Ó É ˛ô ò Ìò Ú ô ł Ó ô ò ˛ — Üòìô É ˝ ˝ ß —Ó ò Ú ó É ˝ Ó ¸ Ý Ó ïîô îðïð — ïº íî ˛ — ÜòçôÉ ˛ Ù Ó Ú — ò ° ó ó Ö — ł ò ° É˛ Ö — ò Ú ô ó ó ôò Þ ô ò Ûò Û Ü Û Ûòï ô ô ô ò ß ô ô ò Ìô ò Ûòî Ò ô ô ó ò Ô ò Ì ò ß ôÝ Û Ù º łæÉ˛ É ˛ Ý ˘ É ˛ Ù Ó É ˛ ò ÌòÛòì — ò Ûòº Ý ò ÛòOE Ôô ô ô ôô ô ł ò ÛòØÌ ò ÛòŁ ˝ òÛòç ˛ô ô ô ô ó ò Ü ô ò Ú ó É ˝ Ó ¸ Ý Ó ïîô îðïð —ïOE íî ˛— ÛòìÛòçô ôô ò Ì É˝ ˝ ß — É ˝ ïº ß ô Ó ô ÚÞ ł É ˝ ò Ú ô ïº ß ôÓ Ú Þ ò Ì ó ô ó 9 ô ò ß ô É˝ ˝ ß ˘ ł ò ˛ ô ò Ì ł ò ò ó É ˝ ïºß ò ß ô ł ò Þ ô òÚò Ì Û Úòï ß ó ò Ò Ü Ó — °óìæ Ò łæ Ò ó ô ó ô ô ò Ú æ Ü ô å ß ł d å Ó å— ô ô ô ô å ß ïî ò Ò ôô ô ô Ú ó É˝ Ó ¸Ý Ó ïîô îðïð — ïØ íî å å å ò Úòî ˝ ô ô ò Úòí — ó ô ô ó å ó ó d ô ô ô å ò Úòì ˛ ô ô ô ô ô ó ò ˛ — Úòï Úòìô ô É ˝ ˝ ß — ô å å ó å ó ò Ì É ˝ ¸ Ñô ô ò ˛ ïî ô ł˝Û ò Ö îðOEïôððð ïôìð É ˝ ˝ ß˘ô ïØ îºòÌ ïîç Øº É ˝ ò Ù ô ïî ò Ì É ˝ ł ò Ì É ˝ ó ł ô ô ¸ ô łÚ ó ò Ì ò Ì ô Ú Þ ô Û łÚ Ûò Ì ô ò ß ô Ó — Ò Ü ß Ó ¸ ß ô ò ÚòºÉ Ì— ô ÒÜô Ò Ü ôô ò Ì — îðïò ß Ó — Ò Ü ß É ˝ Ó ¸ Ý îðíò Ì É ˝ ô ò Ì ò Ú ó É ˝ Ó ¸Ý Ó ïîô îðïð — ïŁ íî ÚòØ Û ó˝ òÚòŁ ÌÜÓ ò ˛ — ÚòØ ÚòŁô ô É ˝Ýô ò Ì ÌÜÓ ł ò Ì ô ò Úòïï Ü ò Úòïí ˝ ò Úòïì ß ô ô ô ò ÚòïºÓ æò ¸ ò Ì æ łï ò łî Û ô ó ô Ì—˛ łÑß˛OEOEðóïîðOEò łí Û óò ò ß Ì ˝ łÝßÌ˝ ôÔÑ˝ Ü ò ò — ÑØ— Û ó ˝ ò ô ò Ì ô ô ò Ìô ô ô ò Ì˝ ˛ —ýîæÓ ° Ô ˝ò Ìłæ ô ÌÜÓô ó ò ÚòïŁ ô ò Úòîðô ô Ú ó É ˝ Ó ¸ Ý Ó ïîô îðïð — ïç íî ò Úòîí ˛ ò ÚòîOE — ô ôò ÚòîØ — ò ÚòîŁ Ý ô ò ÚòïØ Ó òÚòíì Ñ ò ß ô É ˝ å å ó å ó ò Ì É ˝ ¸ Ñ ô ô ò ÌÚ Þ ò É ô É ˝ ˝ ß ˘ ò ô Ú Þ ò Ì ó ò Ì ˝ — Ù ïî ò Ùò — Ú ˝ Û Ùòº Ì ô ô ò Ýô Ý ¸ Ñ É ˝ ô ¸ Ñ Ì ß ò Ùòîí ˝ ¸ Ñ ÔÝ ò Ì É ˝ ˝ ß — ¸ Ñ ô ò Ìô Ú Þ ò ß ô Ú ó É ˝ Ó ¸Ý Ó ïîô îðïð — îð íî ó ÑÜÑÌ ô ¸ Ñ ô Ý ó ˝óÉ˝ É ˝ ˝ ß ˘ ô É ˝ ˝ ß — ò Ì ¸ Ñ ô òÖò ÛÛ ÖòØ Û óó ò Ì ò Ú ô ô ô ò ÖòŁ Ýô ô ô ô ô ó ò ß ô Ò Ü ß Ñ Ó — ô ô ó ó ò ò Ì Ó — Ñ ÒÜ ß Ñ ò Ü É ˝ ¸ Ñ ô ó ô ò Õò Ý Û É ô˝ — Ù ï ò Ó — ß Ý Þô ˝ — Ù Ó — ò ˛ — ß æß łÝ Ú ˛ßïðóï É ˝ Ó ¸ Ý ô ô æ É ˝ ˝ ß — ò ô É ˝ Ó ¸ Ý ô ò ÌÚ æ¸ Ñ ˝ ß ˝ ô É ˝ Ú Þ ô ˛ —˝ ô É ˝ Ú Þ ò Ì æ ß É ˝ ˝ ß — ô ô É ˝ Ó ¸ Ý ò Ú ó É ˝ Ó ¸ Ý Ó 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ß ô ¸ Ñ ò Ì ó ó Ú Þ ó ô ò ß ô ò ìò Ì Ý ô ô Ô ˝ þÛþ Ú Þò ß É˝ ˝ ß — Ú Þ ô ò ß Ù ïî Ì —˛ô ô ò Øò Ì Ý ô ¸ ô ˛ ˝æ ï ˝ Þ Þ Ìå î Ó ˛ Þ — ł Û Þ Ó — å í ÚÞ Þ Ì ò Ì ò Ö îðŁô Û — Þ ˝ —ò Ì— ò ß Þ æ— Ó — ˝ — ò ß Ú Ò Ó Ú Þ˝ Þ Ì ò ß Þ æ— ò Ì É ˝˝ß — æ ô æ ô ò ÛÒ° ˛ÑÒÓÛÒÌ —ÑÔ Ý Û˝ ł— çóïð ïò ÌÝ Û É ˛æ ï å îíº å í Ó Ú ó É ˝Ó ¸ Ý Ó ïîô îðïð — îì íî æ ß Þ Þ åì ô ¸ Ñ Û É oe Û Þ ø ô ø ò ô ò Ì æï å î å í ł ò Ì ˛ — ˝ ô ò Ú ô æ ò ˛ Ì ò Ì Ý Û Ù º łæÉ˛ É ˛ Ý Ñ ˘ É ˛ Ù É ˛ ò Ìò ˛ É ˝ ò ÌÉ ˝ Ó ¸ Ý ôÚ — ò Ì É ˝ ˝ ß —Ú —ò îòÌ Ó ò Ü ˛ — æ Ó ô ò Ì Ó É ˝ Ù º ìð ò Ü æÉ˛ É ˛ Ý ò Ì É ˝ ˝ ß ˘ É ˝ Ó òÚ ô Ó ò ß ô É ˝ ˝ ß ˘ ł ò Ó Ó ˝ ô ô óò Ì ÓÉ ˛ ô Ù˝ò Ó ô ó óÓ òÜ Ú ó É ˝ Ó ¸ Ý Ó ïîô îðïð — îº íî ¸ Ñ ô É ˝ ˝ ß — Ó ò Ù Ó ô ò íò Ü ˛ — ô Û ô ò ìò ò Ì É ˝ Ó ¸ Ý ˛ ò Ì Ý Û Ù º łæÉ˛ É ˛ Ý Ñ ˘ É ˛ Ù É ˛ò Ì ò ô Ú æ¸ Ñ ˝ß ˝ ˛ — ˝ ò łî Ì æ ł ß ò ł Ò ò ł Ò òł Ò ô ô ô ô ò ł ßò Ì ô ô ô ò ÌôÛÝ çòŁìî łłô łô łł ò ˛ ł ô ô ò îðïô Û Ý Ý Ì — ô Ó —ò Ì Ó — ò Ì É ˝ æÚ Þ ÝÌ —ô Ò Ü ß îðíò Ì É ˝ Ó¸ Ý ô Ó — ÛÝ çòØØíðłí ł ô ò ˛ — ß Ý Þ ô ò Ú ó É ˝ Ó ¸ 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˝ ß ˘˝˛ ò ł ÛÝ çòíîðº˝óÜÉ Ü É ˝ ß ˘˝˛ ò łÛÝ çòíðº ˝óÛÛ ˛ ˝ ß ˘ ˝˛ò łÛÝ çòíOEðº ˝óÖÉ Ö É˝ ß ˘˝ ˛ ò ł ÛÝ çòíØðº˝ó˛—˛ —˝ ß˘ ˝ ˛ò ł ÛÝ çòíŁðº ˝ó˛Ò ˛Ò˝ ß ˘ ˝ ˛ òł ÛÝ çòíçðº ˝óÉ É ˝ß˘˝ ˛ ò ł ÛÝ çòìîðº æÛÝ ÛÝ Ñ ˘ ˝ ˛ òłÛÝçòìØïº æÉ— É — Ñ ˘ ˝ ˛ò ł ÛÝ çòìØØOE æÉˇ ÉˇÑ˘ ˝ ˛ł ò ˝ ÛÝ çòìØŁOEò ò łÛÝ çòìçïº æÉ˛ É ˛ ÝÑ˘˝˛ ł ò ˝ ÛÝ çòìOEðò ò łÛÝ çòìŁïº æÉÞ É Þ Ñ˘˝˛ òł ß ˝óØ Ø˝ ß ˘ô ß É ˝ Ó ¸Ýô˝óÉ˝ É ˝ ˝ ß ˘ ò ß łÝßïðóï ò Ì ˝óÉ˝ É ˝˝ß˘ ô ô ÛÝ çòŁŁOEºô É ˝ ˝óÉ˝É ˝ ˝ ß ˘ ÚÜòÝ ô ô ÛÝ çòŁŁOEº ò ÌÝ ô ô ô ò ˛æ˝˛˝˛ æÉ˛ É ˛ Ý Ñ ˘ ôæ˝˛ ˝ ˛ Ñ ˘ ôæÉ˛É˛ Ý Ñ˘ ò Þ ô Úó É ˝ Ó ¸ ÝÓïîôîðïð — íï íî łº Ò˛ ÛÝ çòîºïðłí ô ºðòßÒ˛ ô ò ˘ Ý Ý Þ ô ò ÝÑÒÝÔ¸˝ ÑÒæ Þ ô ôòÚ ó É ˝ Ó ¸ Ý Ó ïîô îðïð — íî íî