HomeMy WebLinkAboutITEM VIII-A-2A F
WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject: Ordinance No. 6212, CPA08-0002: 2008 Date: November 24, 2008
-Comprehensive Plan Amendments
Department: Planning, Building Attachments: Ordinance No. 6212 Budget Impact: N/A
and Community and separate working binder.
Administrative Recommendation: The City Council introduce and adopt Ordinance No. 6212.
Background Summary:
The City of Auburn adopted amendments to its Comprehensive Plan in 1995 in response to the
Washington State Growth Management Act (GMA) requirements, as amended. The Auburn
Comprehensive Plan has been amended annually each year since then.
Comprehensive plan amendments can be initiated by private citizens (privately-initiated) and by the city of
Auburn (city-initiated). This year the City received two privately-initiated plan map amendment
applications and one text amendment. One of the map amendments and text amendments were
withdrawn by the applicants. Rainier Christian Schools applied for a map amendment for their Kentview
Elementary School to change the land use designation from Light Industrial to Public/Quasi-Public (CPM
#6).
There are six city-initiated map amendments. One is recognizing the urban separator designation on the
land use map (CPM #1); the second is amending property along West Valley Highway to better define the
boundary between open space and heavy commercial (CPM #2); the third is to amend the Northeast
Auburn Special Plan Area (CPM #3); the fourth is to amend a portion of the 15th Street Park and Ride
property (CPM #4); the fifth is the appendix maps to the comprehensive plan (CPM #5), updating to reflect
to current city limit boundary; and the sixth is to rename the Rural land use designation to Residential
Conservancy (CPM #7).
This staff report and recommendation addresses all Plan Map and Policy/Text amendments.
Comprehensive plan amendment applications are initially reviewed during a public hearing process before
the City of Auburn Planning Commission, who then provides a recommendation to the City Council for
final action. The Planning Commission reviewed all applications the City of Auburn Capital Facilities Plan
(CFP) at its September 3?d meeting. The City of Auburn CFP were heard by the Planning Commission at
its October 7th meeting. The Planning Commission has forwarded its recommendation to the Council on
all Plan Map and Policy/Text amendment applications.
L12-01-2 03.4.3
ncil
? Arts Commission
? Airport
? Hearing Examiner
? Human Services
? Park Board
® Planning Comm.
mittees: Reviewed by Departments & Divisions:
COUNCIL COMMITTEES: ? Building ? M&O
? Finance ? Cemetery ? Mayor
? Municipal Services ? Finance ? Parks
® Planning & CD ? Fire ® Planning
® Public Works ® Legal ? Police
? Other ® Public Works ? Human Resources
Action:
Committee Approval:
Council Approval:
Referred to
Tabled
Call for Public Hearing
Until
Until
Councilmember: Norman Staff: Baker
Meeting Date: December 1, 2008 Item Number: VIII.A.2
?Yes ?No
?Yes ?No
AUBURN *MORI THAN YOU IMAGINED
Agenda Subject: Ordinance No. 6212 2008 Comprehensive Plan Date: November 24, 2008
Amendments
City Council consideration and action on the amendment applications is required to occur prior
to the end of the calendar year.
The 2008 Comprehensive Plan Amendments were reviewed by the Planning and Community
Development Committee (PCDC) at their October 24, 2008 and again at their November 10,
2008 meeting. At the November 24, 2008 PCDC meeting, the Committee took action
recommending approval of Ordinance No. 6212 to the full City Council. The Public Works
Committee reviewed the amendments at their November 17, 2008 with no changes.
A. Findings
1. RCW 36.70A.130 (Washington State Growth Management Act (GMA)) provides for
amendments to locally adopted GMA comprehensive plans. Except in limited circumstances
provided for in State law, comprehensive plan amendments shall be considered by the city
or county legislative body no more frequently than once per year.
2. The City of Auburn established a June 20, 2008 deadline for the submittal of privately-
initiated comprehensive plan applications (map or policy/text). Notice to the public of the
filing deadline was provided on the City's website, the Seattle Times, the Auburn Reporter,
and sent to a compiled notification list. The City received two privately initiated
comprehensive plan map amendments and one text amendment by the deadline. Since
then one map amendment and the text amendment has since been withdrawn.
3. The City of Auburn received annual updates to several school district capital facilities plans.
These capital facilities plans are referenced in Chapter 5 of the Auburn Comprehensive Plan
and are processed as Policy/Text (P/T) amendments.
4. A Proposed Determination of Non-Significance was issued for the City initiated
Comprehensive Plan Amendments on August 15, 2008 under city file SEP08-0019. No
comments on the SEPA determination were received.
5. In November of 2005, the City Council approved Resolution No. 3944 which adopted an
Economic Development Strategies document for the City. This document was developed in
conjunction with individuals in the City and Auburn region with expertise and experience in
the field of business and economic development. The Economic Development Strategies
document outlines several recommendations for areas throughout the City intended to build
on the City's economic base, particularly in response to changing market conditions
throughout the region. Each area includes a series of strategies and logistics to be
responsive to the changing nature of the marketplace.
6. Vision 2040 and Multicounty Planning Policies - Puget Sound Regional Council (PSRC)
Vision 2040 is an update of Vision 2020, the long-range growth, economic, and
transportation strategy for the 4-county central Puget Sound region. The Auburn City
Council recognized Vision 2020 in 2007 with the adoption of the 2007 Comprehensive Plan
Update.
The new Vision 2040 update establishes a regional vision for the desired pattern of
population and job growth through 2040 within the four counties. Vision 2040 also contains
new and amended Multicounty Planning Policies (MPPs) that provide a framework and
guidance for other regional plans, for Countywide Planning Policies, and for local
comprehensive plans. MPPs also guide PSRC programmatic decisions, such as plan
Page 2 of 13
Agenda Subject: Ordinance No. 6212 2008 Comprehensive Plan Date: November 24, 2008
Amendments
certification and project evaluation for funding. MPPs address a number of topic areas, with
policy chapters covering the environment, development patterns, housing, economic
development, transportation, and public services.
7. Pursuant to RCW 36.70A.106, the proposed comprehensive plan amendments outlined in
this agenda bill were sent to the Washington State Office of Community, Trade, and
Economic Development (CTED) and other state agencies as required for the 60-day state
review. The City received one comment letter from the Washington State Department of
Transportation, Aviation Division.
8. The public hearing notice was published on August 20, 2007 in the Seattle Times at least
10-days prior to the Planning Commission public hearing scheduled for September 3, 2008.
9. On September 3, 2008 the Auburn Planning Commission conducted a public hearing on the
plan map applications CPM #1 through CPM #6 , and the proposed Policy/Text
amendments. A recommendation on each was forwarded to the City Council except
Policy/Text amendment #6 in which the Commission requested revisions.
10. The public hearing notice was published on September 19, 2008 in the Seattle Times at
least 10-days prior to the Planning Commission public hearing scheduled for October 7,
2008.
11. On October 7, 2008 the Auburn Planning Commission conducted a public hearing on the
proposed changes to the City of Auburn Capital Facilities Plan (P/T #5). A recommendation
was forwarded to the City Council along with the Planning Commission's recommendation
on P/T #6.
12. On October 24, 2008 and November 10, 2008 the Planning and Community Development
Committee reviewed the recommendations of the Planning Commission.
13. On November 17, 2008 the Public Works Committee reviewed the recommendations of the
Planning Commission.
14. On November 24, 2008 the Planning and Community Development Committee
recommended approval of Ordinance No. 6212 to the full City Council.
15. The following report identifies Comprehensive Plan Map (CPM) and Policy/Text (P/T)
amendments along with the Planning Commission's recommendation.
CPM #1
"Urban Separator Overlay" - Identify properties within Lea Hill as part of the Urban Separator.
Discussion
As part of the 2007 Comprehensive Plan changes in Lea Hill, urban separators were identified
and specific zoning text amendments implemented to meet the parameters of the interlocal
between the City and King County. Urban Separators are part of the King County Countywide
Planning Policies that all jurisdictions in King County recognize. These policies provide the
framework for Auburn's Comprehensive Plan. The Urban Separator designation is policy driven
and should be reflected on the land use map. Neither the City nor King County has intention of
designating any other area as an Urban Separator.
Page 3 of 13
Agenda Subject: Ordinance No. 6212 2008 Comprehensive Plan Date: November 24, 2008
Amendments
There was no public comment given at the public hearing on this amendment.
Planning Commission Recommendation
Planning Commission voted unanimously to recommend approval.
CPM #2
"Heavy Commercial" to "Open Space" - Designate City property east of West Valley Highway
between SR-18 and 15th St. SW to Open Space.
Discussion
Properties proposed for Open Space has been delineated as wetlands. Nearly half of the
subject area that is currently designated as Heavy Commercial contains identified wetlands.
Also, the entire area is located within the FEMA flood area. Designating this area as Open
Space recognizes the environmental sensitivity of the area and provides a wetland mitigation
site. The City is the owner of the property.
Properties proposed for Commercial are upland areas. There is potential for commercial
development on the corner of 15th Street SW and West Valley Highway. There is already
Commercial designation along the West Valley Highway.
The Commissioners discussed the possible commercial use and the location of the property
zoned commercial. Staff clarified that the Comprehensive Plan land use map is not necessarily
parcel specific. Comprehensive Plan land designations do not follow property boundaries and
thus are not parcel specific.
There was no public comment.
Recommendation
Planning Commission voted 6-2 to recommend approval.
CPM #3
"Unclassified" and "High Density Residential" to "Heavy Commercial" Redesignate property
south of 277th St. NE, north of 45th St. NE and east of Auburn Way. Revise the Northeast
Auburn Special Area Plan Boundary.
Discussion
Amending the boundaries of the Northeast Auburn Special Area Plan through the annual plan
amendment process ensures that the adoption of the special area plan and comprehensive plan
amendments are consistent with amendment procedures under the GMA.
In order to ensure that the most appropriate process is followed, the changes already reviewed
by the Planning Commission and City Council as part of the special planning area process will
also be addressed as part of this annual amendment process. The Robertson Property Group is
currently in the process of seeking a development agreement for their property.
Page 4 of 13
Agenda Subject: Ordinance No. 6212 2008 Comprehensive Plan Date: November 24, 2008
Amendments
The Comprehensive Plan designation to heavy commercial will facilitate implementation of a
new zone of C4, mixed commercial zone. The new C4 designation will be a second zoning
district implementing the heavy commercial comp plan designation.
There was no public comment on this proposed amendment.
Recommendation
Planning Commission voted unanimously to recommend approval.
CPM #4
"Public/Quasi-Public" to "Heavy Commercial" - Redesignate property generally located north
of 15th St. NE and east of A St NE to Heavy Commercial.
Discussion
Metro is planning future modifications to the 15th Street NW Park and Ride that includes
reconfiguration of the park and ride lot and Metro will continue to use this site for the local
routes. Express routes will use the downtown transit station as a hub. Metro is hoping to
start the work Spring 2009 to re-locate the bus pull-out, address storm drainage, and
reconfigure some parking stalls.
Future sale of the western portion of the property is planned with re-investment being made into
downtown Auburn parking stalls within one-block of the transit station.
There was no public comment on this amendment.
Recommendation
Planning Commission voted unanimously to recommend approval.
CPM #5
All Comprehensive Plan Maps - Amend all general CPM's to reflect the current City limits.
Discussion
Amend maps referenced in the Comprehensive Plan to reflect the new City boundaries with
the recent annexations of Lea Hill and West Hill. The maps are listed as 1.1 thru 14.2. The
Commission briefly discussed the maps and some of the indicators. Suggested adding
VRFA facilities and locations as a future map to the Comprehensive Plan.
There was no public comment.
Recommendation
Planning Commission voted unanimously to recommend approval.
CPM #6
Proposed amendment to the current Comprehensive Plan Map designation, from "Light
Industrial" to "Public/Quasi-Public," for land generally located west of Auburn Way North, east of
B Street NW, and south of 49th Street NE within the Auburn city limits. Parcel Numbers:
9360000135,9360000140 and 9360000146.
Discussion
Page 5 of 13
Agenda Subject: Ordinance No. 6212 2008 Comprehensive Plan Date: November 24, 2008
Amendments
The subject property was originally zoned R-1, Single Family Residential, when annexed into
the City of Auburn in 1995 under City Ordinance No. 4780. In 2000 the property was zoned
Institutional (1). During the City's year 2003 annual amendment cycle to the Comprehensive
Plan, when the school was the Thomas Academy, a map amendment request was submitted to
change the land use designation from "Public/Quasi-Public" to "Light Industrial" was ultimately
approved by the City Council. In 2004, a rezone application was approved by the City Council
changing the zoning of the property from Institutional (1) to Light Industrial (M-1). The previous
owners of the property applied for the rezone in an attempt to increase the marketability of the
property. When the property was purchased by another school the need for the Light Industrial
zoning was gone.
Kentview Elementary School (part of Rainier Christian Schools) purchased the property and
continues to operated as a private school. With the current zoning of Light Industrial (M-1), the
school is a legal non-conforming use. Kentview Elementary School's future plans include
removing existing portable outbuildings and replace them with a permanent structure, as well as
upgrading facilities with a larger multi-purpose building. As a legal nonconforming use, the
Auburn City Code limits the expansion to only 25%.
The subject property is currently not within the 100-year flood zone. However, with the release
of the proposed Federal Emergency Management Agency updates to the Flood Insurance Rate
Maps, the subject property potentially could be within the 100-year flood zone.
The following outlines the land use designations, zoning, and current uses of adjacent
properties:
Comprehensive Plan Zoning Land Use
Project Site -
Light Industrial M-1, Light Industrial Kentview Elementary
School
North Light Industrial M-1, Light Industrial Apartments, single
and I, Institutional family homes, and
palette repair
South Light Industrial M-1, Light Industrial Warehouse
East Heavy Commercial, C-3, Heavy Single family homes
Light Industrial Commercial and R-4 and vacant
Kin Count
West Light Industrial M-1, Light Industrial Single family homes
and I, Institutional and industrial
business ark
Pursuant to Chapter 14, Comprehensive Plan Map, of the Comprehensive Plan the
Public/Quasi-Public land use designation is intended to designate areas of significant size
needed to provide public and quasi-public services to the community. The designation includes
Page 6 of 13
Agenda Subject: Ordinance No. 6212 2008 Comprehensive Plan Date: November 24, 2008
Amendments
large churches, private schools, and similar uses of a quasi-public character. Kentview
Elementary School is a private school sited on property totaling approximately 7 acres.
Policy GP-15 states that, "in interpreting plan provisions or in considering a plan amendment,
plan designations in the Region Serving Area should be treated in a more flexible manner than
in the Community Serving Area (see Map 3.2)."
Staff Comment: The subject property is located within the Region Serving Area as
designated on Map 3.2.
Policy GP-22 states that, "Flexibility to allow the maintenance, expansion, or redevelopment of
historic structures or features should also be considered. The goal of this flexibility should be to
retain the historic character of the structure, features, or property while at the same time
ensuring protection of the public health, and safety."
Staff Comment: When the property was rezoned to M-1, Light Industrial in 2004, the City
received a comment letter from the Washington State Office of Archaeology and Historic
Preservation. One of the school buildings located on site was built in 1928. Their
recommendation to conduct an archeological survey and file a "Historic Property
Inventory" form to document the building's architectural and historic value as a
component of future applications that would result in ground disturbances or building
demolition. The City concurred with that recommendation and imposed a condition on
the 2004 rezone. Staff recommends that the condition imposed on the 2004 rezone be
carried through if the property is rezoned to Institutional.
Pursuant to Auburn City Code Section, 14.22.110, Decision criteria for plan amendments, the
following applies to the proposed map amendment:
A. The comprehensive plan was developed and adopted after significant study and public
participation. The principles, goals, objectives and policies contained therein shall be
granted substantial weight when considering a proposed amendment. Therefore, the
burden of proof for justifying a proposed amendment rests with the applicant, who must
demonstrate that the request complies with and/or relates to the following decision
criteria:
1. The proposed change will further and be consistent with the goals and objectives
of the plan and the plan will remain internally consistent;
2. Whether the capacity to provide adequate services is diminished or increased;
3. Assumptions upon which the comprehensive plan is based are found to be
invalid;
4. A determination of change or lack of change in conditions or circumstances has
occurred since the adoption of the latest amendment to the specific section of the
comprehensive plan that dictates the need for a proposed amendment;
5. If applicable, a determination that a question of consistency exists between the
comprehensive plan and Chapter 36.70A RCW, the countywide planning policies
for either King and/or Pierce County, as appropriate, and Vision 2040: Growth
and Transportation Strategy for the Puget Sound Region;
6. If the request is to change the land use designation of a specific property on the
comprehensive land use map, the applicant must demonstrate one of the
following:
a. The current land use designation was clearly made in error or due to an
oversight;
Page 7 of 13
Agenda Subject: Ordinance No. 6212 2008 Comprehensive Plan Date: November 24, 2008
Amendments
b. The proposed land use designation is adjacent to property having a
similar or compatible designation, or other conditions are present to
ensure compatibility with surrounding properties;
C. There has been a change in conditions since the current land use
designation came into effect.
Staff Comment: The proposed map amendment from Light Industrial to Public/Quasi-
Public is consistent with the goals and objectives of the Comprehensive Plan as outlined
above. The capacity to provide adequate services remains with potentially a slight
increase as the subject property is developed as an elementary school. The need for
the proposed amendment is the property is no longer intended to be sold for industrial
purposes and has been purchased by another private school recently, Kentview
Elementary School, whose intention is to remain as a school. The proposed amendment
is consistent with the Growth Management Act, the King County Countywide Planning
Policies, and Vision 2040 as the use to provides a necessary service to the community
by providing a private school within the community. The school is also located adjacent
to single family residential homes within walking distance to the school.
The applicant and applicant's consultant spoke in favor of staff's recommendation of approval
and provided some background information for the Planning Commission in regards to future
expansions, what age group the school serves, and other school locations.
Recommendation
Planning Commission voted unanimously to recommend approval.
CPM #7
"Rural" to "Residential Conservancy" Rename the Rural land use designation to Rural
Conservancy.
Discussion
The renaming of the Rural land use designation to Residential Conservancy assures
consistency of terms with Comprehensive Plan text and policies. Currently the area is within the
southeast portion of the City designated as "Rural". The area is an urban area as required
under the GMA. A new term is recommended - "Residential Conservancy". Staff researched
other jurisdictions that had a similar land use designation and found the city of Issaquah utilizes
residential conservancy for the same purpose as Auburn. This term better reflects the City's
desire to protect environmentally sensitive areas, such as the City's aquifer, Coal Creek Springs
as the primary reason for permitting lower densities.
There was no public comment on this amendment.
Recommendation
Planning Commission voted unanimously to recommend approval.
PIT #1
Incorporate Auburn School District 2009 through 2014 Capital Facilities Plan adopted April 28,
2008 into the City Comprehensive Plan.
Discussion
Page 8 of 13
Agenda Subject: Ordinance No. 6212 2008 Comprehensive Plan Date: November 24, 2008
Amendments
The Auburn School District (ASD) has provided the City with its annually updated Capital
Facilities Plan (CFP) covering the 2009-2014 period. The CFP was adopted by the Auburn
School District School Board on April 28, 2008 and has been subject to SEPA review and a
Determination of Non Significance (DNS). Information contained in the School District CFP
serves as the basis for the City's collection of school impact fees on behalf of the school district.
A review of the Auburn School District's updated Capital Facilities Plan indicates the net fee
obligation for single-family dwellings is $5,374.64 and for multi-family dwellings is $877.02.
This fee has increased since last year with the greatest increase to multi -family dwellings.
The actual impact fee assessed is set by ordinance by the Auburn City Council.
Mike Newman, Deputy Superintendent spoke on the annual update to the CFP. The same plan
is in front of the various jurisdictions that are in the ASD. There are 14,624 new students this
year. The ASD opened 3 schools in the last 3 years, which include Lakeland Hills Elementary,
Arthur Jacobsen Elementary and Auburn Mt. View High School. Additional portables have been
added to Mt. Baker Middle School. The school district now offers full day Kindergarten
programs. The school district special needs population continues to grow. The ASD looks at
how many students come from multi-family housing. There are approximately 29 new
developments in various stages at this time. Multi family complexes as monitored and new units
coming on line are calculated to generate about 60 new students.
The Commission discussed the areas of student growth.
Recommendation
Planning Commission voted unanimously to recommend approval.
PIT #2
Incorporate Kent School District Capital Facilities Plan 2008-2009 to 2013-2014 into the City
Comprehensive Plan.
Discussion
The Kent School District (KSD) has provided the City with its annually updated capital facilities
plan (2008-2009 to 2013-2014). June 25, 2008 The CFP was adopted by the Kent School
District School Board on June 25, 2008 and has been subject to SEPA review and a
Determination of Non Significance (DNS). Information contained in the School District CFP
serves as the basis for the City's collection of school impact fees on behalf of the school district.
A review of the Kent School District's updated Capital Facilities Plan indicates the net fee
obligation for single-family dwellings of $5,304.00 and for multi-family dwellings of
$3,266.00. This impact fee has slightly increased since last year. The actual impact fee
assessed is set by ordinance by the Auburn City Council.
Gwen Escher-Derdowski with KSD spoke to the proposed CFP. With 27,000 students Kent is
the 4th largest school district in state. Continued development in Lea Hill will produce more
students. Other jurisdictions are Black Diamond, Maple Valley, Covington and SeaTac, which
have no impact fees. But these are very small areas served and funded in a different manner
with very little development in those areas.
Page 9 of 13
Agenda Subject: Ordinance No. 6212 2008 Comprehensive Plan Date: November 24, 2008
Amendments
Recommendation
Planning Commission voted unanimously to recommend approval.
P/T#3
Incorporate the Dieringer School District Capital Facilities Plan 2009-2014 adopted April 28,
2008 as part of the Auburn Comprehensive Plan.
Discussion
The Dieringer School District has provided the City with its annually updated capital facilities
plan (2009 - 2014). The CFP was adopted by the Dieringer School District Board of Directors
on April 28, 2008. The CFP has been subject to SEPA review and a DNS. Information
contained in the School District CFP serves as the basis for the City's collection of school
impact fees on behalf of the school district.
A review of the Dieringer School District's updated Capital Facilities Plan indicates the net
fee obligation of single-family dwellings of $10,640.00 and a fee for multi-family dwellings of
$908. Last year no fee was assessed for multi-family housing. The actual impact fee
assessed is set by ordinance by the Auburn City Council.
No public comment on this amendment.
Recommendation
Planning Commission voted 7-1 to recommend approval.
PIT #4
Incorporate Federal Way School District Capital Facilities Plan 2009-2014 adopted May 13,
2008 by the Federal Way School Board into the City Comprehensive Plan.
Discussion
The Federal Way School District has provided the City with its annually updated Capital
Facilities Plan (2009). The CFP was adopted by the Federal Way School District School Board
on May 13, 2008.
A review of the Federal Way School District's updated Capital Facilities Plan indicates the
net fee obligation for single-family dwellings is $4,017.00 and for multi-family dwellings is
$1,733.00. The impact fees have slightly decreased for single -family dwellings and for
multi-family the fee has slightly increased. The actual impact fee assessed is set by
ordinance by the Auburn City Council.
The Federal Way School District could not attend the public hearing but submitted a written
comment letter to the Planning Commission.
Recommendation
Planning Commission voted unanimously to recommend approval.
PIT #5
Incorporate the City of Auburn's Six-Year Capital Facilities Plan for years 2009-2014 as an
Element of the City of Auburn Comprehensive Plan.
Page 10 of 13
Agenda Subject: Ordinance No. 6212 2008 Comprehensive Plan Date: November 24, 2008
Amendments
Discussion
The Capital Facilities Plan (CFP) indentifies all the capital projects, funding sources and the
stage of activity of the various project. When a project is completed it is removed from the CFP.
The projects are from Utilities, Transportation, Parks, and Environmental.
The commission requested the Cemetery project (increasing the number of plots) and the
Municipal Building project (building enlargement) be moved to the top of the list with the
Community Center. Staff has amendment the CFP accordingly.
Funding has been indentified for the Community Center Building on the south end of Les Gove
Park where the old YMCA Building is currently located. Demolition of the old YMCA and
construction the new building is Phase 1. Funding is still being discussed for the new Parks
Department building at the north end of the Les Gove Park. The City is discussing a partnership
with the Boys and Girls Club for Phase 2. This spring, demolition will occur at the Community
Center and the start date will be subsequent.
The Metro Shuttle project is to be removed from the draft CFP received since it is operations not
a capital project.
The Planning Commission inquired about a Valley Regional Fire Authority (VRFA) CFP. Staff
stated that one is needed and would be similar as to how the School District CFP is referenced
in the City's Comprehensive Plan. The City is still providing administrative services to VRFA
and a inventory City owned VRFA related property will need to be kept with the City CFP.
There was additional discussion regarding funding sources from impact fees.
Planning Commission asked about Mountain View Drive repair. Ms. Jester said there might not
be a specific request unless the SOS covers that street.
There was no public comment on this amendment.
Recommendation
Planning Commission voted unanimously to recommend approval with the revisions as
discussed.
P/T #6
Auburn's Comprehensive Plan Policy/Text amendments includes: updates of facts and figures
to reflect the location of Auburn in both King and Pierce Counties, current populations, buildable
lands data, and newly annexed areas; adds reference to other Comprehensive Plan elements
such as subarea plans and the Shorelines Management Program; and revises plan language to
reflect updates to federal, state, county policy and laws. These changes are found in
Comprehensive Plan Chapters 1, 2, 3, 5, 8, 9, 13, 14 and 15.
Highlighted below are those key amendments presenting the greatest change to the current
2007 Comprehensive Plan.
Chapter 1 - Plan Background:
• Update Vision 2020 with the April 2008 adopted Vision 2040
Page 11 of 13
Agenda Subject: Ordinance No. 6212 2008 Comprehensive Plan Date: November 24, 2008
Amendments
Recognize Auburn's ranking from 17th to the 13th most populated city in
Washington
Add a description of "Urban Separator' as historically used by King County and
applies to the Lea Hill area recently annexed.
Amend text recognizing the annexation of West Hill and Lea Hill
Chapter 2 - General Planning Approach:
• Amend Policy GP-8A adding that "Auburn's downtown area is also designated as
a Regional Growth Center by Puget Sound Regional Council."
• Eliminate Policy GP-17 as it provides support for Spot Zoning
• Amend Policy GP-29 expanding the description of Community Character to
recognize the importance of sustainability in the City and the importance of
encouraging energy and resource efficiency
Chapter 3 - Land Use:
• Add the "Urban Separator" as part of Auburn's Urban Form
• Add policy direction for location of multifamily housing in single family residential
zones and identify areas for infill development
• Expand text adding guidance for nonresidential uses in residential areas, and
eliminating spot zone policies
• Relocate transportation policies to the Transportation Plan
• Add policy direction for mixed use development in Light Commercial Districts
• Revise objectives and policies for downtown uses and update the Plan to reflect
the new Downtown Urban Center Zone (DUC)
Chapter 8 - Economic Development:
• Revise Section on "Streamlined Sales Tax" to acknowledge recent change to
State law and ways to address fiscal ramifications.
Chapter 14 - Comprehensive Plan Map:
• Add policy guidance for clustering and housing mix for Planned Unit
Development in the Single Family Zone
• Update text to reference the DUC zone.
• Add Urban Separators as part of the Plan Map
• Address annexation concerns for Lea Hill and potential for rapid growth.
Chapter 15 - Implementation:
• Update reference to the Transportation Plan as a separate document
• Delete Annexation Expansion Element due to completion of West Hill and Lea
Hill annexations.
• Add text clarifying timing of amendments and the relationship of the
Comprehensive Plan to the Growth Management Act
Discussion
The general objective of these proposed policy/text amendments is to support proposed plan
map amendments, address county wide planning policies, implement future text changes to city
code and development standards, and clarify public participation.
Page 12 of 13
Agenda Subject: Ordinance No. 6212 2008 Comprehensive Plan Date: November 24, 2008
Amendments
The Planning Commission was in favor of the majority of the proposed policy/text amendments
as recommended by staff. There are a couple of policies that address infill development within
the Land Use chapter (Chapter 3) that included references to multi-family development.
Planning Commission recommended that those references not be included in the infill
development policies.
Recommendation
Planning Commission recommended approval of Policy/Text #6 with the changes made to
policies within the Chapter 3 as noted in the summary matrix table (provided in the working
binder).
Page 13 of 13
ORDINANCE NO. 6 2 1 2
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF AUBURN, WASHINGTON, RELATING TO PLANNING;
ADOPTING COMPREHENSIVE PLAN MAP AND TEXT
AMENDMENTS PURSUANT TO THE PROVISIONS OF
RCW CHAPTER 36.70A
WHEREAS, the City of Auburn on August 18, 1986 adopted a Comprehensive
Plan by Resolution No. 1703 which includes a Map establishing the location of the
Comprehensive Plan Land Use Designations throughout the City; and
WHEREAS, on April 17, 1995 the City of Auburn adopted Comprehensive
Plan Amendments by Resolution No. 2635 to comply with the Washington State
Growth Management Act; and
WHEREAS, the City of Auburn on September 5, 1995 reaffirmed that action
by Ordinance No. 4788; and
WHEREAS, Comprehensive Plan map and text amendments were processed
by the Planning, Building, and Community Department as proposed Year 2008
amendments to the City of Auburn Comprehensive Plan; and
WHEREAS, the environmental impacts of the Year 2008 Comprehensive Plan
amendments were considered in accordance with procedures of the State
Environmental Policy Act; and
WHEREAS, the proposed amendments were transmitted to the Washington
State Office of Community Development and other State agencies for the 60 day
review period in accordance with RCW 36.70A.106; and
Ordinance No. 6212
November 18, 2008
Page 1
WHEREAS, after proper notice published in the City's official newspaper at
least ten (10) days prior to the date of hearing, the Auburn Planning Commission on
September 3, 2008 and October 7, 2008 conducted public hearings on the proposed
amendments; and
WHEREAS, at the public hearing the Auburn City Planning Commission heard
public testimony and took evidence and exhibits into consideration; and
WHEREAS, thereafter the Auburn City Planning Commission made
recommendations to the City Council on the proposed Year 2008 Comprehensive
Plan map and text amendments; and
WHEREAS, the Auburn City Council considers school impact fees under a
separate ordinance; and
WHEREAS, on November 17, 2008 the Public Works Committee of the
Auburn City Council reviewed the Planning Commission's recommendations; and
WHEREAS, on November 24, 2008 the Planning and Community
Development Committee of the Auburn City Council made a recommendation to the
City Council; and
WHEREAS, on December 1, 2008, the Auburn City Council considered the
proposed Comprehensive Plan amendments as recommended by the City of Auburn
Planning Commission; and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
--------------------------
Ordinance No. 6212
November 18, 2008
Page 2
Section 1. The 2008 Comprehensive Plan Text Amendments and Map
Amendments are herewith adopted and approved as set forth in Exhibit "A" attached
hereto and incorporated herein by reference and it is herewith directed that they be
filed along with this Ordinance with the Auburn City Clerk and be available for public
inspection.
Section 2. The 2008 Comprehensive Plan amendments modify the
Comprehensive Plan adopted on August 18, 1986 by Resolution No. 1703 and
adopted by Ordinance No. 4788 on September 5, 1995.
Section 3. The Comprehensive Plan and amendments are herewith
designated as a basis for the exercise of substantive authority under the Washington
State Environmental Policy Act by the City's responsible environmental official in
accordance with RCW. 43.21 C.060.
Section 4. If any section, subsection, sentence, clause, phrase or portion of
this Ordinance or any of the Comprehensive Plan amendments adopted herein, is for
any reason held invalid or unconstitutional by any Court of competent jurisdiction,
such portion shall be deemed a separate, distinct and independent provision, and
such holding shall not affect the validity of the remaining portions thereof.
Section 5. The Mayor is hereby authorized to implement such administrative
procedures as may be necessary to carry out the directions of this legislation to
include incorporating into one document the adopted Comprehensive Plan map and
text amendments, attached hereto as Exhibit "A" and preparing and publishing the
amended Comprehensive Plan.
Ordinance No. 6212
November 18, 2008
Page 3
Section 6. This Ordinance shall take effect and be in force five days from
and after its passage, approval, and publication as provided by law.
INTRODUCED:
PASSED:
APPROVED:
Peter B. Lewis
MAYOR
ATTEST:
Danielle E. Daskam,
City Clerk
APPROVED AS TO FORM:
D "el B. H ,
City Attorney
Published:
Ordinance No. 6212
November 18, 2008
Page 4
FOR EXHIBIT "A"
OF ORDINANCE NO. 6212
PLEASE REFER TO THE
2008 COMPREHENSIVE PLAN
AMENDMENTS WORKING BINDER
y
U
U C N C T O N
L y .? N m
J
OO =m N N N d
3S Ora) y d C
?OI V L a
C N
(O
C
2 E m' m mY
Z) aO `
co m m L a u° £
4) °a
3 0 d (a C Z5
C
m O o
m
y N d N N F- 2
J t0 a O
_j
C N U N
C l9 C
O Q) C O) m
L O N
O N .m T O O
C
N O 1J .U m m N L
C
y F N a)
O 1
m E
C E U m N
N
m° m j a` m E c y
T
m
o m N° E
' L) '
E
G NL" E C Z O
m
m C 0) Vi m C U
`n `
' C
0 N 0 0 'V O)
d U o r0 N
d w ` N J Q. N m E
C C 0 N L
L V
O N m ?- m
(0
C
m O N y C CL
.
d E O 0 C
C
Z `ma m
O
C
y d >
m>
d p v
a 3 N w
aN
d
•`.
M C V
L
m E m
d
O.
y y C
EN ,8 m
•
a v
Y
r
? m E.N
E o F T
i
p
p E o)m
°
L
C CL.. C m
`I m a a) m a) a) ,ra -, O O C
O
d? O E
O N L '
vmi a) en m
In C J? 6 a)
.2 C O
0 L)
E L= •
J .
¢ N
O 0 = a)
N T
O
T
p
L)
uEUc
U?d O E
oo ?
O
UFt
- w N 3
o? to m
° O
?
P, a) a) 0:'
0)0
c
°
U
D 0
m N LL ?
6
° vy
a)
u E_ N
mm?
d-
0 0 a a ?>
B o
_ c
o
N a) o .T. Q) a Y 0 y
a p 0
C
m
aLm. Cp O. E d> O a
' a
m 3 O C C C C O U C C N
0 m
a O V= 0 Q) .N N m p m
c
` C Up m C m
7 O
? _
N 7
m u " U N
NL 3 N y o> ?
m N N. E d d
OLL
o N C
m a)
r r ?? 5
r m E
m mYwo?c? 3 E v w v
p Ea)??y
y r 0 d C
mc?rn c d m?
L) 3 E
dE
a ao 0 r J d d co o° E
m >o c o m 0 c E E J
L y 8
QN mmaU(? FL-7 aZU oU) as damn -oUUa
F H?
C C
0
O
0-
TQ
U
c
O
6
U c
a E
E
0
v
a,
c
0
°C.N C > >
,RE a
'.
tL U 0
¢ a
¢
c
0
> m
d p p
N. £
0 a
¢ a
¢
V
N
Q:
C T > O
m m
y O
O
O
N d
Q) o m a)
S m m; a
o
r i
m
a a
E_cb
o E
m o
v?
arri 2
OD O N
a m
d OU) NL T N7
Tda m
r. m m
d3 ( > 3 M N
N0)
C ?? m P-0 N a O) N
O
o
m E d
d
?
p
m m
a !
m?E o
N
V. p m d >
O C m U
O.C
=
T N V
C N C m
m & O ?
N
V C m 0 0 M O
N 0)
ain N
U) a a) a) m LO
O G
0 ?- ?O m?
p
? m ?
L rnN
N O_
U h
j¢
y _
..•
p= U y `. I? O
N
o
y
N
C U)
C 2 J U) N m 0,80
O E d p J c
MN ?
N O O
m m 0 in Y O) U) a Lf) m
m .. O) N
50
N
O J O U
L a) E C. a) C L
?
C T -
.Y d
¢. C7U
=
f- (
N m
4)
N N
d N
a)
U ?0: U5?
CL *t N
V
co
N
O
N
al
O
0
v
m
m
U
c 2` N 0 N
C
m a
a) m
y 2 T ? C
4) '`
N N 'U a) a)
L . N
.
'a N E
N N
O
N C
.L a
h N
O
m co m ..
-0 0- m
~ U 0 -~ E 1E o
c
L L
U
r
O O N
O.
3u
M rn
4) J
0
0) 3 3 = N LL
Q c
f
N o.?
CI -C
O N M J N c
tp O T
a
a) 9
C O O N
' a?
p a 3y?(Y
C O > a
N
O 0)
0 C N O N >
N L-' C Q C y' (7 - m ca m
o
? O C m O
c a
ll >
c 0
« c
?
U) aNi °?E E `L
m'aa T
CD o s
o.E a p mac o
` N m O °) E v, p, N O E« N a) o Y m
U T N N == O a N
j O n y O a LL j 0 c
` E L 3ID
i N C E m y E
Q N a)
1> c U
a
m m o 01 am a a) Q) m
o o N« c 7
a O
U o J E
E o
U
N N .N. L a)
0 'x O L)
) m
m O. J
N Q
p
) c
m
_m O
U (n
OI
y d E c N
L o. m a?
L C c ..
E a
o c o c a? c
N cc_
c m a
?
'3 h
E « c
3 c
c d N
a
a c a) m 'c
•+
O r
za) c
m
0E o E
V'
aam? cm
mo -0'0
ccy°o
o$ cm
mo 0LN
o'mF-oE cm
mo
Z E u
E
m o m
m o.
2D dm c
v3 L a
a mmJo)N
o o N cc
p a
a
Ux m
c N O a
°a
p
a
C a >
O >• N F a) y N N C m m m N o d p a C M d
-
« C^ a C m
o E c o E d y m °? m
a)a E c v c d L a
Na a°
C
c C E c m J c m
C m E c
N
.°dc
E «do?o)
mom EE c
°
(6 a
° of of
c a V
?
(o m
N
co.g0 a°)i °>'ma-
L•?0 "$ c
Q) 3E
a) 00 ? o
Co o8
a ?L wa mEO y c 0.m o.p j a
m y c m ap 0
?L-0 - o -0
m
L
U cm'ccNn 2 °N1)
a
O?
E m oT
c 0
wL?c `0 oT
C da
C c
.
° oT
c
2
• O c 0 Q)
0 C,
m
a w
10 L d (0 m a
° d O m N
c
m ul
0
?L ma Em2 o.
?aNi
m
' o
3
E E
m«rn
- NEo 3o
E a1mm CN
co m 3
E
o oLm.c
E o a) a
2
OmNC« ?a>'E vm ?O?? ?y? ?m ???E:V
E Nm
2 O
Q O U C L d C c L E O
U N m. F U U L C
F-' J J` O m
LL N O. J C O
LL . n L C
F- J
Q .o E «w
ME L C
F J
V
C C
7
U
>.Q
U'
_c
g
R,
M
G
0
L). E
E
o°
c
'0
c
o m
' M
0' m m
c
0) E E o
o 0
0 0
0.
SEE
n a Q°
a
oo
U
C
a
?.
m
m
76
!d.. o o >
>
°
E
E a a a
°
Q Q Q
u
d.
a w
o
m z
aL c
_mW
Z
o.
o
mo=
m 2) c
0 0
4 LU
a> a
c m co z
m ,m
!n Q
m
.
"00 E
m 0 N d
-
= Q C E C U
) mm
Q)
NO
Q N
m <
m
5 5E
O j 0 N
C Vl
a
M
m C) "a LO
? N .
:2 a) 0 V O yQU
a m m
N 1
C.'
C. N C L
a c U d a U) 0 0
m
a
c ?' N L.. E O
mo2 0 N m
m
?'
12
c o aL E
.
n a c o
y« mo N
m y
•
w o. -N
?O.U NO N
J a
m0 QNm J? o
«N=U o
aN
d Jnyo
a 0;c No 0
o
'
? aQ m
?tnm
?
« o)?Nn ddE
m c?
N
a oa d
U`
Ny =
L
a
v U) r w
o
o
Z V O C y 0) m. U N m N a) L O
O Q) 41 m
L, d U N N C d (n (n
E C-
o _ CO d
a E 0a c?y
s
ri
.2) CL am o
o d U 2 m m ° r E E d, U
F- •
• LL w
x or a C
Q m (n
N d N N
F
>`N
J
T/0 Q
m d d
m 7
? = Q
U c?
d ik m o in
U
O
N
m
a
m
N
O
N
d
a
0
'fl
v
d
U
0
a
C a
p?
O a
NO
C C .C D
C p l0
G -O
?' y
a U U N
(n O 0
J
3 )
U d C m a 0 m 7
U E N Q' p
' C
C
'C m N
O O c a
J m U
Z
N
y c m a m
L
m x m O N
a
m
Y n
i c W v
J
T
N= V U '
a
. a j
C a N
U C (n d
a
O a
O .
. C Nj
m
U U a
0
C m
?
a m y
C
L0 Co L. L
°'
E
a;aim N '/>
a
a=gym m 1 Z a
°?
mEm` c
y
c
N C
L O
N
a
«
U co
a
N N
O
a '
n
n c 0
?' c a
3 m N
m O
o j a w' m m
N° U E m
o w M. c E
- LE0 E J ID I-- Ql E
C
4
O m J
U x
E 0
N m "O ?p U ames
"
f6 N U nm?
?>
L I O- U
H N O N d
y T O L C U C Z. N C U m m m J 7 N C
? C
m
0 ?
ooc
C a ... p yvp
'p >+ oco?u?$
W C L a N BEEF
a N Q > cm
m > ?m
oarn
J y y 'N C C cm
m G
00 N .O -N j U _ O m N O N a m V W 0 O
d
`a O m E N O-
N
9 p.
O.
75
N
?L3?c
w -
N
.y a
yE °
0
C
N`-°a
CL
a-,
a
U
?m0)
y
m
0.
acim
aU o
E - ?J 3:
c?`a2a y
?0C-a Ec ?
a
cL N?? Ec
o
O N L O CM O U 0- L H C 'N E EO E L F N 0 a U EO E
O 't0 m Ol C N U L O .„a-_ a J O .N V U O `N L O. O U O
(n a
CX? J `I y
U
" Z5
LL1 C N N 0
C NL
O U
N
W
c y E
N
o 0
d 3
o o O o L
E
p
L 0
. T
o f
w
0
J
a
O
3 Q
a m w
m N C y'
J
a p
N a
N C
?
m
J
'N E C a
, E L
O
3
N V L V
16
U
a a
N Y
n=
E O
C T.
w N 7
a M Q a v
??
?m O
C >`
N
ao-
r
•
x ? a>
x m
Dix
a V
) vi
N
co
'm o
o N
M J o
T d N N
= N
m J
a
y E
c y
aO m m
.o
N
'
O y Y m
in a
J9 E.E d E
U
w:.. 3 E
N'E _T_T
c-
aOfODUU 3 E
2'E
E
`
m a N
Y a J NNa
N 0
L D) -0 p ,
U L_ -p
L L C
` O mC
a N
L a m m d m
L C y a
J a a s
L a m
H
??•-va F- mw w
aU3Um 1-?nu? FJ Uv?F
-?? D
?U
C C i
O •?
U v
Ta
U
c .I
O
R
v E
a E
0
U
a
C
C 0
Q .0 m
C 0 i N
>
N
C o '
E E
c
°a o
n
aoo' Q <
U a
a
c
0
R
v
m
c
mE >
O >
o
(n a
Q
a o.
Q
a
U
a
c
O
S
E a c
m -
0)
a
o
'
_ a
m
ID
E
a D
c
m 0
° D
N
W (D c
3
N
O m
O J
0
• > J
o O
7
a o a
c >
Q
: ? C
Y J O
Q M O N
C
c
G .
N',. rn
N J o rn t
Of a
a.
D O
u o N M
3 0 Z Q
o
n U C.
o
-? U
D
m vi °'
a
m °o
JLa
?
J
V
(0 .
R
.. N m O
N 0) •a •U a
L c0 +
U
m? o C (n
m
a
Oa a
`m°o a ? N
E
C CL.,
m
U a s V O
C Cu 0 a
C C E
0
o Hn am U d
a a a " v a
~ >
d 'c
U d
g
CL U (0
U
L 010 o T 0 L_ y
= N N
m-'Q-=a N E 0 3
- d
' O E
0 0)
ac a, 3
2 Sw mm c
d 'i a
'D 0
d C
l0 U F- C C J c a N O
d U .
. m m E j N C d
C m Y d o E m C
(6 N m r U 4-00
C '
E c d
- d Y m 0 .p B 'O C N d r0
d N 7 0 T'O >
y 0
N M
a r0
>
, C
/ C
rn
S
mNME poo 3
dN JJ?? E O y
M
d
n C O 0
L d c
O .S
/
a do>? 0
OUp'j y- 'y
ai
Y c
o
.N
d C
.. 7 y
OI N
75 E 0 0-0 d
CL -
C: C. O T N O R
CL , N
E
0
p M C U Q -0 T O U> N R d E
'O r -O U >T N> E U O
d
Y> d C
C m a N m m p
L
L m "p C N V U p O J d d L p
U
L Q •-
a O
U
j
p
y.._. y U r M d -dp N X N N O
1
Y pj d> 7 p
{
O. •O
Cl
y' 63-?ao??cmrn
c c d N rn a p N c o -dmc
a y.3 a c c m
yc
d
E .
c m
W
O" -o oC`11.0 THE m>
c m E d u c 0'0 o Nd mom M>
O m= m E o E
E M>
E
Z.i:. cc?>•wm3vaiE?i.m ami daa YrM?6 as 10 as
yM_cwOC ` 3E_Eu mm
N
n c N N
M LtJ E OGN aci?
d b`
E
0
v
d
E
L x
J m d o V E c
m d
<nam
? of
M
- c
3
L M. E
c E
? EE
w
? d
E" c
of
MOn5
aj0
0
`Ey?na°oY
?E ti ?o o
?c
ocEmac9 ?o ov go
M
0 4) d N F N m O p O M d c L d O Y O n m M 9
d
d
' y
L`
7
OL 0 oc0'Qa)Ec o ap O?6 'n0 To>> ap
M~fn UQLa dFQL O) N C
` w C T
L' c0 C T
-
N a~ 6
C ~
E A C L
6 NL
3 M
J
N J N N m 0
.
E
3 LL d M
N° c O 3 E
Z U y
c o o m~ O
M
w o c m v ud y E CL E E
a
C
Y r C d E= L °) 3 j m N N U/ N
' d 00 C N N Z w N N
' E N N
o °'cw L Lc
?a?uu
g m O W fn m n O) L N J N F- 7 3t-0
cdd LC
0 N U .? (n N C F- J 00
Z U Lc
1- 7
.U
C C
7
O O
'
U v
U
c
0
V c
.
d
u E
E
0
U
p
K
C
C O
>
C N
6
A
N
N C
• O O O
C, a? O
E E a a a a
a E E 0 Q Q Q Q
U u
m
O
A
V
>
N
m
C
M d
E
>
O
n
O
>
a
O
a >
a
N
E a ¢ Q a
OUU
Y
y
O p
N
V O ,.T•
z U
1 00
00 0 0
C
O
C o (3) N d
"LL
W
O 7 c
O d p
a) N O d
„ d
L `
d
N Q N 0) a) 0
O Y C
o d
N •
U TQ C
'tea c
_ N TN
'pa T
?.L. N .L. N N Na
d
> O N?
L
.0 6.
O'
N
N q
0 N C n c
A'O
O
OQ
I O d C C
M 9
d N
CL
L NO d
0 f
p
T M C
D.
0.0
N a
L A C
m o a
3: m d a
N E M°> '
N M ?5 EL
v E
a, l
0 d Q >
d J C m N
` C C C a
C m l O `
p d N
-
C
L
d
7 a
Q N C
d a N a
Y N `o d= co T
0 o-
• O d
a)
LLU m N
0 d
d -O
y ..
a Q).2 U>
w d • d l1 O U
L d d LL O G.
L CO
2
Z u m p N
d U` C d (n d :a O E
LL mpU (aLL-L
p d f0 O. Q
p M y
C (6 aLU
p M U
C, o a-a-
a _
m
a cn
a
U
V N V m P
U m 0 0 U N .-
v
C v
TU
U ?; M CD
C
3«
C U U) C U M U N m N N
_
y6 C V^
L am?
a C?^
O 0- O
L R C
V CL
N
d
U•
T C
-
m.- U
d a
U m O
N - 0
p M a O
N N
m
N N N O
3
N U N L U N ,
y U N m LL
p
f:. E v N I
.
O d I
m O) v N l
c .
- O M O (a c`I,
N
`
J
LU O
J .N m 0
C U O
N y M 0 ?
UO
d N M O O
O L a c a
d V m 0
LL ? LL ? OOa? LLNUaN
d ,-- N M v
O
0
It
d
R
o.
O
O
N
N
d
O
O
d
A
d
U
m c d
N
3
. N 'o5 my a
c N r O
Y L c
O O O
m m
mu c a
7U > L
L
o ?O N
7 L N (0 L .L..
m ?Et V m
« c m
0) 7 m
i F
d
C' CLLU 2 m (n mY 'CL i
H ?
T
N U C x Y9.m, ° m
m
aNm ESE
'
LS F 7ic0>?E mca
C
m 0:S O 7 O N m
U d?
o m oo m??d
c a n Cl
N L
cd
o a'
m
J = o .
y m V 0 U U E m 3 m¢$ > o
0 > N
c
C m x J C iz o C a y N 0
'
N O C D d N U N J O L .N ¢ m .
N O c
. 0 > U C m L •O d. E N m
U= ? L U C N m j m L O N W C C
C y 7 N N
N> c .- co
N m a N ? N y O> m
y o
c
'5 T° o E y>-
c U CO o 0 3
0 j
c E
E y o 0 o m E
L m •
m U
L
m
E
m o a 3
m
a -
7 o c 0° m m `m a T
N
`
- w E c m
° ? w
d E `O m
E c°
U m
c ? u
a
my
o
n ?
o
E m m
0 « -o E rn y U m
ac o,> m
0 E L
N °`m? ? Lm
`
° 0 d°yz?0 >Ow 0 0
-
-3
U
' 'o ?3 n g§ocy?
U a3
co
m c?mmm
E
m E
oa>ya
-cE
d°n m ?o cm
m y jNU?U0
> mZ°
"'
Z a°c a
mo
Un £L?=cr3m n? an d
Hm
Q
'
' 5n
ON o
LL a°E , ow QQ
Vw UU
O L O
f-
?
p
2?OO
CL a> m `c
aw
y
i
o o u mom a 0 y
0
3 75 C
o m m a
a m
`o o c `o m
c a
a m
L
CyCm
U m 7 m
mcm.. y._N
LL m p L 9 C N .N I
N V L Cm
m c m0
Y U a E N Cm
„
m
4) o cO)2
c Nm (D mnE v7 N m cam; LL.
coot my u mEOf Y o
w NC E c
E aIm M'15. s
m cL mm9
`
m
E lv
E
imam ??a)
o ?UE,=) o°c avum>
C
m
°
-O
m EL of
U L
o o nrnma?
m
U
S °Eum
U
a?VY ??
m E
w `o
d i
idrna
.3 a? a
?a.N
cyp
4?
N Ja)
Q d o C
-
3 c
0E
°
N X00
Q) ?N'"- E
mw E
O C C
j cu «C c m 0c?c7i
.j d N
L
C
m
c g a
' -6 m j
d
5
m o m N o N m y -> o
L •
N
N
L E N 'O 'r
m
-
a E
_ N
Q) n o m m c m o m
m m
N
m E C E a p
m
O .-.
> E O N
O p u p C
C ' O M
L m
O ?(pp
0 E L
U C U a m 'O L C A a LL a a._ d m N 0
F
U O
N C> m
o
j C a 01 7 N N m
O m O
C> y
I £ C m
a 7
E =
m O
N a N
:JO O° U LL -
U
m N (? = T
>-m '
N m U
m m p)'m
m N 7
.c m
N m N O C L m X
m 3 m
a
)
N 3 y
m p
p E
LL `oma m
O
O L
U Y N
rn
7 rno md' ¢ No?3 cN
N 'C
U NL
V y o
3
m c m E N
o
>
2o $NoC
:N
j
C E; m E
3
m g 4;
-C
W
C
t$y?tEc 4)
-' m
V N `7 `
C CO)
??rE ?
CL°LC>?
m
N oLC 9
^ U
N
ON]o
dE o mcc?E
.
SL
.
a
i
1 1- N I- H c m U LL .J U a ?- a m h- 'w ¢(5 (3 ._ .. I- ._ a U H 7 cL
CC c m U . O 'D J LL .
I- 7 N m
•U
C C '
7
O
U ?
_TQ
U
C
10 {
? d
U ?
CL E,
0
u
m
c
o
C w co
?
C
.. > O
l
C.
m
C c
•- m
m E E O
a
m
m
S
o
¢ i
a
o f
U
? a
c
0
n
c
a)
>
0
>
>
n E
a a
E
0 ¢ <
? I
? i
?
' N m
' VI
7 V .N. 01T
C m
U
m
m
U w ?
d
o o
rn m E
N c
m
'
c m
6
m m a vi
a !?
x m C -°
y O G y
m N 9 m
c c c d n
c
U
-T a 0 N
_K N E U M
O N N
L U L C
C
O N C
N L O O C O, m r N y U m
m
y N>
O
E
C6 (D «v
c N O
C
m
m 'C? 5 4) :s
.
N ?p n d-O O mL-p-D
N m?
a ¢ °'
f
m `
w
¢ N ° c o•
>
o
m
C
°
Q O m c
w i E W
2 -0 C d
E m
C
r-40, o 3 U m m o d r
Uoa
7
¢ m7? - UC-aoya<">
U C m m N
E
a S
Y c
m o o d o LL
0 m c m
a V
m
d T
` o
c
U c«
o (d 7 m 7 0
'
" E
o U
CL
m N
U m v
E u
c *0 CD
m
-
o'? 7
c G U N m
m
a m v y °
° m E
C LL ?O c
Q N° d m m N ° N C
m
E -ac-
m o m
? N
C)
7 m- 0
'
U N °
N c
m
1--
¢ `m
m d 1 s E
m m
N
?Y:_o
o c 7 ad
o
x
Uiq
ii m o E c
i Q>Ud
co
0
0
N
d
a
O
d
A
m
U
N
a
0
z
c
U u
U
c
0
U c
U E
IL E.
0
U
a
Q'
C
C
-f6a
'
_ c
>
>
>
>
>
>
>
> a W
a a
E
C
o
0
0
0
0
0
0
0 >
0 >
0
C
C
E
A E
E
a n
l a
¢ a
a
¢ a
a
¢ n
a
¢ a
a
¢ a
a
¢ a
a
¢ a
¢a a
a
¢ $
a
¢
0
a
c
0
c > > > > > > > > > >
E o 0 0 0 0 0 0 0 0 0
C, a a a a a a a a C.
E
0 a a a a a ¢n ¢n ¢n ¢ ¢n
?
N N
C
C, O
O C
O
N O
N
'
N
V/ N
.
O/
O
a
V
0 O
2
O
?
4 C N
D
C
V
C
O N
-e
r a c n aN C Om D) a
Ucai
aC as
E 90°
N °'O
c R- 4)
? a a m
c, E
c m
?d 2? _
d>> E? N
6D0c v d w
o N m
o o
.0 '> > a
ed
c
c N c m I S
C C a u a ¢ 3
° I a° a c
c'? o o c °' a 7 c
-
CL ,0
aco o aka c
a
d m o m E o>??? L ID
To (9 4'
U 3
o
a oty U ? m E >. cLi ? A N N w ? C A 3 Q o a ?
N
m (0 "T' U
L
c C C O
a a U .0.
L C O Q,
O L
' Q a) N
d w ... a V 04)
N a N 76 U
O a U
a N'
a o
?Oa V
O a 0
O
0 O a
.
O
C
d a
y na 00+-
.2 N
O
U N
a.a. 7a.
IL rr
d C
' E
N C
a C
9
U
E E a c n x y
E o o -c° O
N o a a
«> L UQ.
N U
3 o L
o L
o
n U
'Q .
r c
d 2¢
D
¢ o c-
U c ' 2 cO N
a7 '
N o m
CL a ?
U o Y
"T'
D o N
a: o N
n o
a U) a o
'X N o f
'm
w
c dd
¢ N ago
O N
c
> d
«m 1
o c¢oc
C a O C aC
O)
¢ aC
m aka
C d
O a?
l,
C
y a. c O •' N
a
> O) a 'C O
`- 'U d ' N O O W
(h j 0) y m
r .? C? V N O .2
?
-= ¢
N O)I` ¢
M O)
d LL
In I (n a
N N a
a
O'D
N C
-0 a -_ n a
aa
` '- O N O
a
a N a
aE ?- N O MS .a c
a s Of N C a0)
C o
N C
:
N N
O)
N C
mt m
auE
l0 N
rnEa
o c
N
o1?0 m
O
? E
o,?._
E
O' NUEmN.N
o>
N
m
o m?
c
mm
m amca
c
N a -a ?
?_
o
o1aY c
c O a
a _ O C N
a n t0 C ...
a_ N N
a N
aU¢ a N ._ .-.
N a a
ao?aa '0'0 f0 L Ip
CL EL U? f0 L N
n aU o O a
N
aazU a O a
CL (D o (6 O N a
a¢M U
a
N N N N
ON Cl) ? 4%a .a.? a a d a ND
E
a W E m E m E co E Q E E E m E m E
?= a
?= U d U U d L
U= L
U L
U 2 t
U ^' L
U R
a?
co
N
O
N
a
9
O
O
d
m
a
U
?
?
l0
- C N
-
m m
c
) 4)
N
T 4l 4 m
) '.
C co ' N
J Q N T
C N
O N C
m
.
E a
° O
d C m
c m Z
L
N > C N ... J N
> 5 V c m . O U
U N
S
' n y o
O ?
0 d
U C
N N L _T'C d
p
11
O O N ? w U
N C 'y 47
a yt??
d N V 12 'O 3 E V
O
U L N
U M
C, 1
p N y L
z
u
U) 4
L 4)
d Of
c c
N m z N
N
L
m C O
N 'O m 4)
C.L. m?
4) N L
0
t
m
E
m c
U 0)
c
(D
47; o d
N c 3
3 o
N E '? m N
>
E 0 0) c? 0 x c
c
.
yUO
0).:
?m W
0
?m-FLm
LF m m ?? w
C
E
0.
t E
(D
4)
r
>
m D r
m
M
m d c
m ?
?
?=
Cu °
d t
Qa U E
9 o
d
L N
I-.cL Q) N C
Om O 0 L L M C
U? F-EN:N
U
C =
J
O
O
U u
T Q
U
c
0
m
'
U c
? m
a E
E
0O
m
I
c
I
O
c -
0
rn o rn
c
icy
. m m m m m 3md
C •N N O
c E E a O
a O
a O
$ O
$ O
a p p O E
m CL Co >
0 >
0 >
0
a
E
p Q a
Q a a a a a o N o a n
CL a
CL
a. o Q Q Q Q Q $o"
6 Q Q Q
U <a y
m
C
0
m
m
m
o > > > > > o o > m
> m
E c. N E 0 0 0 0 0
CL CL 0
CL 0
Q Q Q Q Q Q Q Q °.
Q a
Q a
Q
41
d'
CL
C)
a N
S
at
> 'O Q co
H
P
'C
NC
N (
O
D of m C
L >`
N
c
J N
N p N
U 4
C 4 O
O d
D
C T J N O (? _
O U d 0 C
=E ca m N
Oa.2 a ?` m c
?- m 0 N J y 0 0 m as V
- c y- N
N Cl.
NL 0 N
.0
m e
o 0) N
fm( C c
m
m
d
a C
I
C N?
d J N
C V'O
o
o
C
N O
J
O J
a N c E 4° N _
c? Q c
c J 06 E° E m o'
U E N N
=
c m m 19 0 a
? Q N
°? ° 4o m'4 ° m o^
4 0 0 0 of
r
Uy3E m
oJ?as° m
m
?cE-
"o
oh
o
a
IM7
M
y
'O
?
d. d
???
d >
d
a
m?
?Ea°ia
oE ?oxo mEc
oM oM
a°iN
N EJ
c Ec
` E 5i1
m OOE i 0 O? Dm
D
fV J ;d C 1-:
M E d a
th ?'' Q 'C m
M K> ro
M LL o
?
M LL 47 a
7 LL O y
7 C 47 ??
C C m m
? C J
m C O
O) E O
'a
' N J m N
gm N N N '(0 y W O
T
N L O C w O C C
IM M C 'O C
L Qm M E^ M N N a M N O M O J (`
m
?-
m e
O C W
aUQ NN m J a
aQ N y L N
a_Q .
.
aU? 3 W
a5? L t
a?U m
j N 41 N m 4) d C O) N>
azx il 3
Ol
a aXU 0-Q'zUS
N
^
N
a?
M
?C
M
co
M
M
Cl)
Nco
Cl)
y`^
M
yco
?
M
yO'
Cl)
do
M
L
L y
L
L a
L Q
m E
M E
m E
U U « N d
IL
co
0
N
O
N
O
V
O
4l
d
0
m
0.9
T
2' a)
a «m _
E _
o
-' m E o
. c
=
E N eo
O
;
te 2
O
[ J
m
U
m
o m
-
7 T
E L
a,
r
N m
L°
rn o
o c a ° c
a._
c m
' N= « 3
d
N O) N m
a«
C c C
o U [ m o z
E
C C
m ? a L ? N
p [ EO Wo
E o o 0,70
O EE N N O d C C U'
a>m EE
?
Y °
yo a cE
of
o._
O
Z m UU
-o
N ami
00
,Nn o mo
(M
U >?m
N
'p
_
a) y
C m « C N
O L E
>
«
U C
a O N Tp
" T
V
_=.I J
??
n C
d
.
).2)
C
a
m 0
=
a
m.
N Y
' m p
n o
v N N
m <
C
N c o
E
y m
E
E E f0 p d N co J a f- 'p a) r E[
p N
C aLy
m
D
a
Q ¢
E
n
j
,O
o
m
c
? O ?N
n
a?'y
Npd
J N
pN
"?
O
J
p
C
N
.
a
N
O)«
N
J
O
J
l
0
E
NE
N UY
a
o c?c d a°
S $ j d oac°
.
U
O .N C N r
l a) O a) m m a) N a) N E
c TTG
Ta E N
m E E c_ d Oa E
:3 E_'c
0 9
' o 0 o c
d E c
m c
o
E`
o m
y x
aci d o
o >
a
?
IL m Q. as p
?L w a z E y
-0 IL
•o
c c
o •°-
U u
T Q
U
C
O
. 1
?
U ,c
0 m
v
E
a
E
0
U
i
m '.
C
O a?
O i6 [ d
I
3NO
?•Na
N c a E m
> m
> m
> 7
> m
> m
> m
> m
> m
> m
> m
>
c.E m m a?
C E.' >NO 0
a 0
a 0
a 0
a 0
a 0
a 0
a 0
a 0
a 0
a 0
a
to E a c
E
a E O a'o ^o a
Q a
Q a
Q a
Q a
Q a
Q a
Q a
Q a
Q a
Q a
Q
0
'O m m m m m m m m m m m m
c > > > > > > > > > > > >
m m o
E a 0
a 0
a 0
$ 0
a 0
a 0
a 0
a 0
a 0
a 0
a 0
a
E a
o ¢
U a
a a
Q a
¢ n
Q a
Q a
Q a
Q a
Q n
Q a
Q a
Q
d
X
a
=
C m
U
O m
a 2 c m
l0
O N
U
E X
a)
a s
0
N a)
C N O .
.
ID E/ c U V E
a 7 c) W d U N w 3 O N
o
9 2
y 'y [
'N v ?
0 z > a)
C o o
0 E
C
C m
'O
' N
ON
c I
c
U
N c
O N
a)
J
W
a
N
Q)
J
C
= N y
M.m
A? C y
A O
N [
`N, 3
2
U
u O
LL
LL
r
?
2
2
? m
• .
I
yJ O m E 2
- . E O M ? E y 'C C
O)
a) o y p
N m m a
N
0) 0
>
•J y
N C N
m a N N
M O C Q
a
L. m y
eC
d
E N E m N!!? ,??
J `T• T O I? E N
x U
O J
a
E J a LO O
N N E O>
O « m
-
'c 3 '-
J M '= (p
m j Cpp N O E
M D M °?
m
M E O
c t C
E al m
U L. O « m
M d
N T N J C N= n O CT m C N d U o O a N Q) 0 ;
Cl m O
N
m O
0 0
N>
O E
0 a U E j J C O O 47 O a « 8 ` cr,
M O m
M
¢ V ¢ ti
= m 0) Ca
L
0
C 3 'o
pN
C a m
p
U ajj C L C N
N `p m m N L
62 M
L ?-
N p 0 m
]
N •`
Cr' U
ap
C
N 3' N _
U
C
M ymj d C
M
M d M 3 0 m
er D7
Mm C
Ul • M m a >,3
>
a) (hm
0
[ M (7L TN
U
0 C7 .O C
0
°
' ML > m
M N
m E
M N N
m C U j
M Q m
m C U1
M m
m ,C m
fh 0
m C N
MN G.L.
-. N
m
O)
O
cc a) N
an d o )
m m7 m 1
m a? o 2 7
-
E
may '- O) m E
m m m m om m o N O m o a>i m0 a mo a>i .
mj- ?
d?¢? a??•o dmJ a aZ2 aztL n.ZW 4.UQ a00 d0(K aJw m o.C) dJ¢ m
E
d
O
M
Cl)
M
Cl)
M
Cl)
Cl)
M
M
Cl)
M
M
~
N
aN
aN
aN
aN
aN
d
6.0
nN
O
N
M
N 15
N M
N M
m M
L)
L)
U ?
L) E
? m m E
? .
m .
mE mE
a) m m
U U N U L) L) U L) U ?
a?
co
0
N
N
0
t
0
d
d
U
O
m N m LL..
C
N O
>. `y
?
?' C x N N (Oil N y LL
'O O LLI E
N w
a a c a
O
> U
Ip O N N O a
«
V a
_ C
J C Q U1 a y N 3 _
?_ C m ... C to O O O m
V O m L 1
.LO.
E
C N
`O
m N 3 E °'
a d
_?
N a `? -
m-
d
o
y o o
a o? o y r
n 3 y m
yQ.y m
E Y
c
td?o m
o E c° a
c a d n E o ? 3
a s U m
o=c
9 N p
?? p
a _
° p E o o f
pa«°?E
y N
N?
°?«?
c
p
y .
Ea
3
a Undo
?x
= y U
0,0o(0
d
aci oOi
.v
O
5 N o o
C
N O O
> 2
3
Q
3 p o o y
L N` O1
L
m
N c
_ E
E C K
L
N
Z J
_
o N
?p V y d U L•
v E N
y Y LL ..
.
T.
d H 'O >_ .C. O N
«
? N
'O
y d E.
3
Y° Km v m c c 3° m
r m a
` y y o°
m p m y J.
N o
c m
m' y L 3o
m U
o ?p > o
2 CL
.0
C .
a
0
L
E
d N y
N
j
c _ L C N
E ?E m
.
°o
Um !?
-
Eo
ooNy
0.
m
O 2 C c CO O C C d .N 03 y 0 3 C U N 3 O L C . >
c
N d m d N a?
?Ec._c E?E a w
E
? c
O
mU>,
cOtmaNi
?L
d o m
d"Ea
p
?. o 0 0?'9 uoiN m d E N mU °C?F- E m m 3 c?'o y •°,, m
V a>
O d N C)
c V
Z a?r L ?n 0 O'
m o 3 G
m e o p' 7 O c
N c 0 c
0
CL
r p
E 3_ >
o
U O
E N y N ' 0
O O N_ : C O E
O? 'Ex
N
F w p p m m
U =c°o a° a
¢m a'y E ui=n a
omo E
LL U)mdoE Uc =
U m °o o
U
U
C C
0
0.
U v I
>. Q I
U I
c
0
v?I
U
E
a
E
U
c
C
O
C w i
n.8 m i
?
N C
E E E >
o
> >
°
>
> N
d
;oo
U u f a
¢ a
a a
¢ c °
a
¢ 2a
p.
¢ o
a
a N
m
d >
p
a
f Q o
C C
c L
CL
C
O
C C
C >
O 'Fa
> >
>
>
N
0 E I
O
U a
Q a o.
a a
Q Q o.
a
Q o.
a
Q p
$
n
o
a
a
0
a
i
O
14
c
-
=
Em
` °-'
U
o E
c_ d N
m
a m
o
n 3
m c
y m o
N o T
N
2 l
m co a)
c 0
a) a) c ? m c E
N
m m
u o
° o
' Q.
d°
•
O d
? m n
° Y)
a
N N o
x
m
0)
d ?
O C '? U
U C E e
U C O d
O a N
U p N X N O
O j M
m C
C O a
- a
J _ V
m
a O .4'+
m ?' F- O
N O
L Q 0.7 O
U c
p
m
L },,9 m
C
of `m
0 - ? o N ° o E N
p ?
N u np -
E
d
a
s
,a N O E N
4'$
ll s
V C'
C y
N N a c.x
V T
.
E 0
a m
C 9 a N t0 _ 7 U O O C d O) E O
o,ap>m mho mm
O) °Nam ?7 2 ??? rii? 43-°
dCQ?o '
p
m= rnBE
m p a 0
m'?t m? m
v yom'E
m om
d-
5
a-? acn¢U ao?
O
-
M
aM
ytn
A
d(p 00
dh
OoJ
^
.?-
r E
U
- M
a
E M
a
E
o,M
m E
aM
m
drn
a
yo
a
- U° E
uZ U
O U
°E Lm LE ME
Q U- Um c
O
O
O
D7
a
co
0
N
O
O
O
0
'o
m
d
u
d
0
z
I
?V
= C
7 O
O •-
U U
>, a
U
i
C
O
U c
a ?
E
0
U
O
C
O
C
W •?
c N C
E > > > co > > >
O
C
R E E
l a O
a O
a O
a O
a O
a O
a
g o o a a a a a a a
U
K
c
O
C
ON >
OO >
O >
O >
O >
O >
O >
O
VVVY?777 E
V7
E
O
v a
a a
a O
a
a a
a a
a a
a a
a
v
0 0
(D C
a)
c
d
o
p
N M
O a
a N
O
O C
O
O LL
O
?
C
co
V) m U E
a o
?•• m N c m `
C
o
c
w
Q) o
c m
c C
E p
° d c ma o ? a? m
C
C C ? m W O
(D I °x' `?
O
O X E
y m c
c c 2
'a ? 'Q
c '00
o
a
° 070
; m c
a m moC'..
d-
o a c ao6 s
x
w -0
c
O C N
a m 0 m m O m c o C a$ O 2 E
..
'O N
N
C N 0 7
U N y a N J
U N d
0 o] C w r a Q N
C
•
-
O (n N
O
= L ^ 0
N O >
77 d
O
m m ami m N ?p
m?-OO N
mo y N
mm'o N C N N
y
co
` N
OEM. c
a?o?w a?a aa? a?a ` a -? aa
o ai=a
L2
..
?. aN? 8
t.
n
an
?a
?m
mE
`mom co
d
mE
U mE
U mE
U mE mE mE
U U U U
CL#