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HomeMy WebLinkAbout3232 Related to Development Regulations within the Rainier Street Subarea, Amending the Zoning Map, and Adding PTMC New Chapter 17.31 Ordinance 3232 Page I of 3 Ordinance No. 3232 AN ORDINANCE OF THE CITY OF PORT TOWNSEND, WASHINGTON, RELATED TO DEVELOPMENT REGULATIONS WITHIN THE RAINIER STREET SUBAREA, AMENDING THE ZONING MAP, AND ADDING A NEW CHAPTER 17.31 "RAINER STREET UPPER SIMS WAY SUBAREA" TO THE PORT TOWNSEND MUNICIPAL CODE WHEREAS, The City of Port Townsend ("City") has adopted a Comprehensive Plan as required in RCW Chapter 36.70, with the following adoption history: I. After extensive public review and a recommendation from the Port Townsend Planning Commission (the "Planning Commission"), the City's current Comprehensive Plan (the "Plan") was adopted by the City Council (the "Council") on July 15, 1996 (Ordinance No. 2539), to comply with the Washington State Growth Management Act (GMA) of 1990 (RCW Chapter 36.70A), and to facilitate the orderly and coordinated growth and development of the City. 2. After public review and a recommendation from the Planning Commission, the City adopted its current Zoning Code (Title 17 PTMC) on April 7, 1997 (Ordinance No. 2571), to comply with the GMA and to implement the Plan. 3. Council adopted the City's current Comprehensive Plan/Development Regulations Amendment Process codified in Chapter 20.04 PTMC on December 16, 1996 (Ordinance No. 2559). Adoption of this chapter implemented the GMA requirement to establish procedures for plan and development regulation amendments (RCW Sections 36.70A.130 and 36.70A.470). 4. As permitted and required by the GMA, the City has considered and adopted several amendments to its Comprehensive Plan and development regulations through the annual update and mid-cycle amendments, with the most recent Comprehensive Plan cycle amendments being adopted by Ordinance 3154; and WHEREAS, in 2017 City Council passed Resolution 17-023 authorizing the City Manager to Negotiate and Execute an Agreement with AHBL for Development of a Subarea Plan for Howard Street &Upper Sims Way; WHEREAS, City Council passed Ordinance 3193 which amended the procedure for the adoption of subarea plans and adopted minor clarifying amendments to PTMC 20.04; WHEREAS, City Council passed Resolution 17-012 which anticipated the need to create new zoning classifications to implement the Rainier St/Upper Sims Way Subarea Plan and would require a change to the Comprehensive Plan; WHEREAS, on July 15, 2019, City Council passed Ordinance 3229 that adopted amendments to the comprehensive plan related to the Rainer Street/Upper Sims Way Subarea Plan and amended Chapter 4 (Land Use) of the Port Townsend Comprehensive Plan and Land Use Map; Ordinance 3232 Page 2 of 3 WHEREAS, on July 11, 2019 the Port Townsend Planning Commission held a public hearing and at the conclusion of the hearing approved a motion to forward a recommendation to the City Council recommending approval of new code Chapter 17.31 "Rainier Street Upper Sims Way Subarea"; WHEREAS, on June 3, 2019 City Council passed Ordinance 3225 that created interim regulations in part of the subarea; NOW THEREFORE, the City Council of the City of Port Townsend do ordain as follows: Section 1. New Chapter 1. The City Council adopts the Findings, Conclusions and Recommendations of the Port Townsend Planning Commission dated July 10, 2019 (Exhibit A) 2. Title 17 of the Port Townsend Municipal Code is amended by adding a new Chapter, 17.31 "Rainier Street/Upper Sims Way Subarea" as set forth in substantially the same form as in Exhibit B. 3. The Official Land Use Map is amended as set forth in Exhibit C Section 2. Severability. If any sentence, clause or phrase of this ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause or phrase or work of this ordinance. Section 3. Transmittal to Department of Commerce. The City Clerk shall transmit a copy of this Ordinance to the State Department of Commerce (DOC) within ten (10) days of adoption of this ordinance. Section 4. Notwithstanding any provisions to the contrary in Chapter 1.01.015 of the Port Townsend Municipal Code, staff and the Code Reviser are authorized to update and incorporate changes adopted in this the Port Townsend Municipal Code including but not limited to changes Zoning Map. Staff and the Code Reviser are further authorized to make non-substantive edits related to numbering, grammar, spelling, and formatting consistent with this Ordinance. Section 5. Ordinance 3225 "An Interim Ordinance of the City of Port Townsend Amending Port Townsend Municipal Code Chapter 17.22 and Adding Port Townsend Municipal Code Chapter 17.31 Relating to Interim Land Use Regulations in the Area Bounded on the East by Rainier St., on the South by Sims Way, on the West by Discovery Rd., and on the North by 10th Street, and Providing that the Interim Regulations, Unless Extended, will Sunset on the Earlier of Six (6) Months From the Date of Adoption of this Ordinance or the Adoption of Regulations that Superseded this Ordinance" is hereby superseded. Ordinance 3232 Page 3 of 3 Section 6. Effective Date. This ordinance shall take effect and be in force 5 days following its publication in the manner provided by law. The amendments to the Comprehensive Plan and Development Regulations shall take effect as provided for in RCW 36.70A.106. ADOPTED by the City Council of the City of Port Townsend, Washington, at a regular meeting thereof, held this 3rd day of September 2019. 10i lc-� Deborah S. Stir on Mayor Attest: Approved as to Form: Joanna Sanders, MMC 1-eidi Green o City Clerk City Attorney Ordinance 3232 Exhibit A Page I of 4 rr L1���J� port �� Development Services Department 250 Madison, Suite 3 Townsend Port Townsend, WA 98368 360-379-5095 Fax 360-344-4619 To: Port Townsend City Council From: Paul Rice, Port Townsend Planning Commission Chair Date: July 10, 2019 Subject: Proposed code amendments to Port'rownsend Municipal Code (PTHC), creating new Chapter 17.31. The proposed changes also include changes to the City's Official Zoning map. The amendments and zoning map changes are being proposed to implement the Rainier St/Upper Sims Way Subarea Plan. Proposal: The City of Port Townsend has proposed code amendments to Port Townsend Municipal Code (PTMC), creating new Chapter 17.31. The amendments and zoning map changes are being proposed to implement the Rainier St/Upper Sims Way Subarea Plan. Location: The area affected by the proposed zoning code amendments are those areas within the Rainier St/Upper Sims Way Subarea. Review Process and Criteria: Review and approval of all land use code text amendments are considered Type V applications under Port Townsend Municipal Code (PTMC) Chapter 20.01.040. Type V land use applications are subject to review and recommendation by the Planning Commission following an open record public hearing. The Commission's recommendation is forwarded onto the City Council for their consideration. Council, following their own open record public hearing, has final approval authority over all Type V applications. Per PTMC 20.04.090, the approval criteria for all land use code text revisions are found, as applicable, in PTMC Chapter 20.04.080(A)(3), Environmental Review Process: The City has initiated SEPA review and expects to issue a Determination of Non-Significance for the proposed code amendments. Analysis: In their decision the Planning Commission makes the following findings in support of their recommendation: 1). The amendment will not adversely affect the public health, safety and welfare in any significant way. Ordinance 3232 Exhibit A Page 2 of 4 Finding: The proposed amendments affect the area within the Rainier St/Upper Sims Way Subarea. The changes are consistent with the City's Comprehensive Plan and any development occurring within the subarea will be required to meet all applicable zoning and building code requirements. 2) The proposed amendment reflects current widely held community values or resolves inconsistencies in the city's comprehensive plan. Finding: The adoption of a subarea plan for the Rainier St area has been in the planning stage for many years. Upon completion of the infrastructure improvements associated with the extension of Rainier Street, the development of vacant land within the subarea has become viable. The City of Port Townsend Comprehensive Plan provides specific support and mention of the development of a subarea plan within the vicinity of Howard Street. This finding is also supported by the following Comprehensive Plan policies: Chapter 4 Land Use, Figure 4-2: Port Townsend Subareas. Comprehensive Plan Appendix 4 - Howard Street Corridor Economic Feasibility Study by E.D. Hovee & Company LLC Residential Lands 9.12: Disperse multi family housing and special needs housing throughout the City rather than in isolated developments. Facilitate the development of this housing by designating and zoning smaller multi-family residential districts in many locations. Encourage building design and landscaping that will help this housing blend into or improve the neighborhood. Residential Lands Policy 9.13: Accommodate higher density residential uses in well-designed mixed use centers to promote more efficient land use, support transportation facilities, and ensure compatibility with surrounding neighborhoods. Commercial Lands Policy 10.3: Encourage new commercial areas to locate along the street edge of arterials with shared access and parking towards the back or side of the lot. Provide convenient pedestrian access to and between businesses to increase the businesses'overall sales potential. Commercial Lands Policy 10.9: Encourage the development and build out of the Howard Street/Discovery Road Corridor as a mixed employment work district comprised of commercial, light industrial, and.service uses, with medium and higher density residential along the periphery of the work district. Prepare a subarea plan for development of the area. The subarea plan should address: a. The size and location of proposed land uses; b. Targeted commercial, light industrial, and service uses and potential employment numbers; c. Proposed street improvements, including right-of-way acquisition and non-motorized facilities; d. The location of open space and buffers; e. Identification ofpublic improvements and costs needed to facilitate the planned development; and Ordinance 3232 Exhibit A Page 3 of 4 f. Design guidelines that clearly describe the development characteristics desired. Manufacturing Lands Policy 11,2.- New :New land needed to accommodate light manufacturing uses should have the following characteristics: a. A location near an arterial with good highway access and transit service; b. Adequate existing or planned utility capacity to serve proposed light manufacturing uses; c. Few environmental constraints, such as critical aquifer recharge areas, wetlands, steep slopes, etc.; d. Sufficient size to accommodate the proposed manufacturing uses and any needed buffers; and e. Compatible surrounding land uses. Manufacturing Lands Policy 11,3.1: Limit nonmanufacturing uses in manufacturing districts to those uses that complement or support manufacturing development, except for those support services that meet the needs of the area's workforce. Support services could include associated offices, restaurants, day care facilities, recreational facilities, and other similar uses. Manufacturing Lands Policy 11.7: If additional land is needed to accommodate manufacturing uses or provide capacityfor projected manufacturing growth in Port Townsend, the City should seek to rezone land within the existing City limits before identifying areas outside the City limits for expansion of the City's UGA and potential annexation. Mixed Use Centers Policy 12.5.1: Craft implementing regulations that provide the flexibility to mix uses in either a vertical or horizontal arrangement. Land Use Implementation Strategy 6: Develop new and review and modify existing subarea plans. Consider developing new subarea plans as a means of implementing the Comprehensive Plan goals and policies. Existing plans, such as the Gateway Development Plan, ,should be reviewed and revised to ensure consistency with this Comprehensive Plan, Economic Development Policy 4.3.- Attract .3:Attract employers who use a wide range ofjob skills to create employment opportunitiesfor all Port Townsend residents. 3). The proposed amendment would maintain the appropriate balance of land uses within the city. Finding: The proposed amendment and zoning map change will increase the acreage of the M/C Mixed Commercial/Light Manufacturing District. Comp flan policy 11.7 specifically supports additional lands to be rezoned for manufacturing uses. Ordinance 3232 Exhibit A Page 4 of 4 4). The proposed amendment implements the Comprehensive Plan Finding: In addition to the policies outlined in Finding#2 above, the Comprehensive Plan contains the following goals whose implementation will be promoted by the proposed amendment: Economic Development Goal 10: Provide an adequate amount of appropriately zoned land to support commercial and manufacturing development. Housing Policy 1.2: Encourage the integration of multi family housing developments in locations that are compatible with existing neighborhoods. Housing Policy 1.3: Rezone areas near public facilities and services, commercial services, arterials, and jobs for higher density residential use. Housing Goal 6: Promote a greater balance between housing and employment opportunities. Housing Strategy 43: Provide sufficient land supply with adequate infrastructure for affordable housing development. • Take steps to re-designate land as needed for higher density, including affordable housing, prioritizing sites currently or readily served by infrastructure in areas that are walkable and accessible to transit. • Prioritize infrastructure investments in areas ripe for economic development and high density residential development. • Prepare subarea plans in high priority areas. Recommendation: Phuuting Commission, by a vole of in favor, 0 opposecl and Q abstaining recommends approval of the proposed code amendments (as conditioned or with the following revisions). Respectfully submitted on behalf of the Port Townsend Planning Commission, Patti Rice, Chair Date Ordinance 3232 Exhibit B Page I of 21 EXHIBIT B Chapter 17.31 RAINIER ST/UPPER SIMS WAY SUBAREA Sections: 17.31.010 Definitions 17.31.020 Commercial Zoning District—CII(S) 17.31.030 Permitted, conditional and prohibited uses in the CII(S) District 17_.31.040 Design review required within the CII(S)zoning district 17.31.050 Bulk, dimensional and density requirements— CII(S) zoning district 17.31.060 Purpose—M/C Mixed Use, Light Manufacturing and Commercial 17.31.070 Permitted, conditional and prohibited uses—M/C zoning district 17.31.080 Bulk, dimensional and density requirements within the M/C zoning district 17.31.090 Design review required within the M/C zoning district 17.31.100 Purpose—Commercial Focus Overlay 17.31.110 Boundaries of District—Commercial Focus Overlay 17.31.120 Development standards - Commercial Focus Overlav 17.31.130 Application of regulations - Commercial Focus Overlay 17.31.140 Purpose—Building Specific Standards 17.31.150 Bulk, Dimensional and Lot Standards by Building ype 17.31.010 Definitions A The following definitions supplement or supersede the definitions in Chapter 17.08 PTMC and are applicable within the Rainier St/Upper Sims Way Subarea. "A riculture" means the tillino of soil the raising of crol2s, horticulture viticulture small livestock farmin pasturing, razin oultr dairying and/or animal husband including all uses customarily incidental thereto except small animal husbandry on a noncommercial scale.This definition also includes accesso agricultural structures such as storage,warehousing, and distribution buildings. "Alcohol beverage production or processing". See"Microbrewery", "Microdistillery" and "Microwinery". "Artisan production" means a use in which nonfood,finished. personal or household items, which are, either made to order or which involve considerable handwork, are produced. Examples include but are not limited to pottery and candle maki ng. leather work creation of scut 12tura and other art work and lassblowin . Hi It-im act uses shall not be considered custom art and craft work. "Automated Teller Machine" means a type of banking and financial services with automated or self-service, banking features with no staff or personnel provided. "Automobile and boat sales" means a business primarily engaged in the sale of new and used autos, trucks, motorcycles, recreational vehicles, utility trailers, aircraft snowmobiles, motorboats, sailboats, and the like.Automotive and boat_sales mak also include establishments that provide for the sale of these vehicles and boat craft as well as some minor or major repair, paint and body work. Ordinance 3232 Exhibit B Page 2 of 21 "Bank/Financial Services" includes, but is not limited to savings and loans, credit unions, and other depository institutions banks and trust companies, credit agencies, investment companies, brokers and dealers of securities and commodities. Does not include check-c shing stares. "Community oarden" means a site used for growing plants for food,fiber, herbs, and flowers and shared and maintained by community residents and may include collective gardens for medical marijuana (see "Collective garden, medical marijuana, commercial" and__"Cdllective garden, medical marijuana, noncommercial")where permitted by City codes. "Correctional facility" means prisons,jails and other correctional facilities which are also defined as "Essential-public facilities" and rectulated in accordance with RCW 36.70A.200. "Day Care Centers and Preschools" means a building or structure in which an agencyperson or persons provides developmentally appropriate care, protection and supervision of children that is designed to promote positive growth and educational experiences for children outside of their home for periods of less than 24 hours a_day, as currently and hereafter defined in WAC 170-296-0020. Day Care Centers and Preschools include preschools(not state-licensed) and child day care centers that are regulated by the Washington State Department of Early Learning, as presently defined and hereafter amended (WAC 170- 295-0010 and 170-296-00M).As used in this title,the term isnot intended to include babysitting services of a casual, nonrecurring nature or in the child's own home. Likewise, the terra is not intended to include cooperative. reciprocal child care by a group of parents in their respective homes. "Dwelling, live/work" means an establishment that includes a dwelling unit and an area for nonresidential activity by the unit resident(s). Live/work dwelling units may be considered multifamily OR single-family attached based on the unit design.The entire-unit is-considered a residential use. "Eating or Drinking Establishment" means an establishment where food and drink (including alcoholic beverages) are prepared, served and consumed primarily within therp incigal building. Eating or drinking establishments include, but are not limited to: restaurants providing sit-down, drive-in or fast-food service, as well as businesses engaged in the retail sale of alcoholic beverages including bars, night clubs and taverns. Catering establishments where food is prepared on the premises for serving elsewhere are also included in this definition. "Equipment rental and repair" means a business which rents or leases equipment for personal or household use, including but not limited to power and hand tools,yard and garden equipment, or party supplies such as dishware, glassware, and folding tables and chairs.This does not include rental of furniture or appliances,which is classified under"General retail" It also does not include rental or leasing of portable toilets, heavy equipment like bulldozers, or similar services to the construction trades. These are classified as light production uses. "General production" means manufacturing of products from extracted or raw materials. recycled or secondary materials, or bulk storage and handling of such products and materials_This classification includes, but is not limited to:food, beverage and tobacco product manufacturing: textile mills: textile product mills• apparel manufacturin • leather and allied product manufacturing,wood product manufacturin paper manufacturing chemical manufacturing: lastics and rubber products manufacturin • nonmetallic mineral product manufacturin •transl2ortation equipment manufacturin primary_metal manufacturing; and fabricated metal product manufacturing "General retail" means stores-and shops_intended to serve the city as destination retail rather than convenience shopping. Examples of these stores and lines of merchandise include, but are not limited to: Ordinance 3232 Exhibit B Page 3 of 21 art galleries:art supplies, including framing services,bakeries, confectionaries, artisan cheese makers: books, manazines, and newspapers:cameras and photographic supplies; clothing, shoes,and accessories; collectibles cards coins,comics stain s etc. ' ru st res and harmacies' dr Dods fabrics and sewing supplies;furniture and appliance sto,res;_grocery_stares;, hobbymaterials, home and office electronics; jewelry; luggage and leather gaols: musical instruments: parts:accessories.small wares;specialty shops: sporting goods and equipment: stationery: toys and games:variety stores:videos. DVDs, records,and CD's, including rental stores. Does not include retail sales of sexually oriented materials. "RQme Day Care" means a facility licensed to provide direct care,supervision and early learning opportunities for 12 or fewer children at any one time, in the home of the licensee where the licensee resides and is the primary;provider, as presently defined and hereafter amended(WAC 174-296-0020). Limited Production" means manufacturing pf finished parts or products, where_articles are_either produced, assembled, finished and/or packaged from prepared materials made at another location,or raw materials,such as12remilled wood, paper,wool, textile, leather, cork or semiprecious or precious metals or stones.This classification includes, but is not limited to: assembly of clocks; clothing assembly; medical equipment manufacturing,sports equipment manufacturing: building construction yards:computer and electronic product manufacturing:furniture and fixture manufacturing; electrical equipment and component manufacturing; and other uses as determined by the Director. For the puraose of this definition,_limited production shall include canning or bottling of food or beverages for human or animal consumption using a mechanized assembly line food manufacturin ""Lodging" means an establishment used for the purpose of lodging transient guests. Lodging may be in the form of a bed and breakfast, inn, hotel, motel, or tourist home. "Marijuana production or processing" see "Marijuana processor" and "Marijuana producer". '"Meeting facilities" means a facifity for public or private meetings, including, but not limited to: community centers; civic and private auditoriums grange halls,• union halls' meeting halls for clubs and other membership organizations, etc.Also includes functionally related internal facilities such as kitchens, multi-purpose rooms and storage. Does not include conference and meeting rooms accessory and incidental to another primary use and which are typically used only by on-site employees and clients and occugy less floor area on the site than the offices they support. Does not include: cinemas;12erforming arts theaters; indoor commercial sports assembly or other commercial entertainment facilities. Related on- site facilities such as day care centers and schools are separately defined and regulated. "Microbrewery" means a combination_retail, wholesale and manufacturing business that brews and serves beer and/or food on the premises. This definition also includes structures such as storage, warehousing, and distribution buildings. "Microdistiilery" means a combination retail, wholesale-ands-mall-sca le artisan manufacturing business that produces and serves alcoholic spirits and/or food on the premises. This definition also includes structures such as storage, warehousing.and distribution buildings. "Microwinery" means a combination retail,wholesale and small-scale artisan manufacturing business that produces and serves wine and/or food on the premises. This definition also includes structures such as storage, warehousing, and distribution buildings. Ordinance 3232 Exhibit B Page 4 of 21 "Parking facility, private" means parking lots or structures accessory to a residential building and used for the parking and storage of vehicles owned and operated by the residents thereof, and is not a separate co mmercialenterprise available to the general public. "Parking facility, public" means parking lots or structures operated by the City or a private entity providing parking to the general public either for free or for a fee. Does not include towing. impound or storage facilities. "Personal services" means establishments 12rimarily engaged in providing services involving the care of a person including but not limited to: barber and beauty shops; clothing rental; dry cleaning pick-up stores with limited a uipment: home electronics and small appliance repair; laundromats (self-service laundries); locksmiths; massage (licensed,them eutic, non-sexual); nail salons; pet grooming with no boarding:shoe repair shops: tailors:and tanning salons,These uses may also include accessory retail sales of products . related to the services provided. "Printing and publishing" means printing by letterpress, lithography, gravure, screen, offset,or electrostatic[xerographic] copying and other establishments serving the printing trade such as bookbinding.typesetting. engraving,photoengraving and electrotyping;This use also includes establishments that publish newspapers, books and periodicals and establishments manufacturing business forms and binding devices. Quick printing services including shops specializing in printing small jobs for business clients or the general public, such as photocopying, offset printing,or screen printing of documents,announcements, business cards. or the like are also included in this definition. "Recreational and cultural facility" means facilities designed and equipped for recreation or leisure-time activities. These facilities may be open to the general public and operated by a municipal corporation or not-far-profit organization,or operated as a business. These include, but are not limited to parks, playgrounds,sports fields, beaches, boat or yacht clubs, swimmingpools, carousels, athletic clubs, golf and country clubs theaters bowling alleys, museums a uariumspublic and private recreational concessions, miniature golf, archery ranges and amusement activities such as coin or taken-operated machines, rides, or booths to conduct games. "Religious assembly" means an establishment for religious worship and other religious ceremonies including religious education. rectories and parsonages, offices, social services, columbaria and community_programs. "School: Public or Private" means a place for systematic instruction in any branch or branches of knowledge, including elementary,-junior, and senior high schools,whether public.,private or parochial, as well as those that instruct pupils in arts, crafts or trades, but not including fraternity and sorority houses, "State or Regional Transportation Facilities" means transportation facilities defined as"Essential public facilities"and regulated in accordance with RCW 36.70A.200. 17.31.020 Purpose—CIi(S) Commercial Zoning District C-11(S)—The C-II(S) is considered a subdistrict of C-II. General Commercial in the Rainier Street 1 Upper Sims Way Subarea.This district primarily allows for manufacturing and industrial uses as well as office space, small-scale retail, and eating/drinking venues. Multifamily and attached residential are allowed, however, certain restrictions apply within the zoning district for those areas located within the Commercial Focus Overlay District(PTMC Chapter 17.31.120). Rainier Street serves as the main commercial spine within the district, buildings will be oriented to the street with ground floor active Ordinance 3232 Exhibit B Page 5 of 21 commercial uses.The district occurs along Sims Way and in the triangular area bounded by SR 20 to the south Rainier Street to the east, and Discovery Road to the northwest. 17.31.030 Permitted conditional and prohibited uses in the CI[ S District A. Table 17.31.030 identifies land uses in the CII(S) commercial zoning district that are permitted outright (P), subject to a conditional use permit (C), subject to the specific conditional use requirements for uses in commercial historic structures contained in PTMC 17.84.060 (H), prohibited W, or not applicable MA). Ho_we_ver,_not_withs_tanding the fact that a use may be permitted outright, additional permits may be required for certain projects. B. Requirements for the uses identified in Table 17.31.030 which are contained within other Rrovisions of this title are referenced under the heading "applicable regulations/notes," although this should not be construed as a comprehensive listingof f all provisions of this title which may apply to any given use. Specifically, the provisions of PTMC 17.31.050, Bulk, dimensional and density requirements, PTMC 17.31.150 Building specific standards, Chapter 17.72 PTMC, Off-Street Parking and Loading.and Chapter 17.76 PTMC. Signs, shall apply to all uses, even if not noted in Table 17.31.030. C. Lighting Requirements in the CII(S) Commercial Zoning District. Where lighted signs and illuminate areas are permitted, such illuminating devices shall be shaded and directed so as not to provide glare toward any residential district (i.e., R-1—R-11. R-lll and R-M.All exterior lighting, including that to illuminate signs, shall be pointed downward and shielded from direct observation from the air, adjacent properties, and public rights-of-way. lighting"spillover"to adjacent properties shall be minimized. Lamps shall use recessed or flat lenses. Light fixtures shall be "full cutoff" fixtures. D. Incidental uses which are identified in this title as prohibited or conditional uses within the applicable zoning district shall be considered conditional and processed in accordance with Chapter 20.01 PTMC subject to the approval criteria codified in Chapter 17.84 PTMC. F.Where portions of a site are located within the Commercial Focus Overlay District, the provisions of Chapter 17.31.120—Commercial Focus Overlay District shall apply. Table 17.31.030 Commercial_Zoning District—Permitted.,Conditional and Prohibited Uses Key to table; P = Permitted outright,C = Subject to a conditional use permit.?(= Prohibited; A = Not applicable Specific Use Use TYp C-II Standards Residential Cottage House X Refer to Chapter Dwelling. Multifamily _ 17.31.150— Building - Apartment House: Small P Specific_Standards for regulations pertaining to Apartment House, Large P applicable residential Townhouse/Rowhouse P building types. Ordinance 3232 Exhibit B Page 6 of 21 Dwelling, Single-Family P Attached Dwelling, Single-Family_ X Detached Dwelling, Live/Work P Ownerl0perator X Residences Accessory_Dwelling X Home Occupation X Chapter 17.55 PTMC, Home Occupations Homeless Shelters C Nursing Homes P Industry, Manufacturing&Processing_ Artisan Production P General Production P Marijuana except with any of the _ Production or following features: Processing must, Marijuana C demonstrate Production or compliance with Processing the standards Alcohol Beverage P found in the Production or definition set in Procg'Sna Chapter 17.08 PTMC. Limited Production, C except with any of the following features: Boat building, X repair, maintenance and storage Welding and C fabrication Printing and Publishing P Retail Automotive sales and C service Boat sales and service C General Retail, except P Formula Retail with_any of the Establishments following features: refer to Chapter Convenience Stores P 17.54 PTMC for Drive-Through X applicable Services regulations and Formula Retail X definitions. Establishments Regional Retail X Establishments Ordinance 3232 Exhibit B Page 7 of 21 Eating or Drinking P Formula Establishment. except Restaurants with any of the refer to Chapter following features: 17.54 PTMC for Drinking P applicable Establishments regulations and (No food sale definitions. /consumption on premises) Drive-Through C Services Floor Area over X S,OOOsf Formula Restaurants X Specialty Retail,except P with any of the following features: Building materials or P garden and farm supplies stores Farmers markets P and flea markets Motor vehicle P supply stores Wholesale, except with C any of the following_ features: Wholesaling of X Goods Not Produced on the Premises Services Animal Services excel2t C with the following features: Boarding X Automated Teller P Machine Bank/Financial Services,. P Day Care: Refer to Chapter Home Daycare P 17.52 PTMC, Day Care Centers C Child Care and Preschools Facilities: Home Day X.Care permitted only- when occurring in the residence where the Ordinance 3232 Exhibit B Page 8 of 21 primary provider lives, see definition in Chapter 17.08 PTMC. Equipment Rental and P &ya—�Ir — Hospitals P Lodging, except with P the following features: Hotels/motels/ P hostels Tourist Homes X Mini-Storage X Mobile, manufactured X and modular housing sales Offices P Personal Services, P except with the followi a features: Funeral parlors and C mortuaries Massage clinic P Production and P Record in Studios Vehicle Services, except P with the following features: Automotive Re pair P Service Stations P (both automotive and marine) Truck, trailer and X recreational vehicle rental Recreation. Education, Public Assembly Adult Entertainment X Facilities Meeting Facilities P Recreational or Cultural Facility: * S,OOOsf P 5,000sf C Religious Assembly P School: Public or X Private, except with the following features: Ordinance 3232 Exhibit B Page 9 of 21 Colleges and X universities(public or private)with students in residence AgdSulture - Community Gardens p Transportation.Communications. Infrastructure Docks. Piers a,nd.Ferry X Landings Parking Facility Refer to Chapter Public C 17.72 PTMC, Private P when Off-Street accessory Parking and to an Loadina for authorize required parking d use and d_esion requirements, Public Utility,except p with the followino features: Electrical X Distribution Substations Radio and Television C Towers Personal Wireless N/A Refer to Cha ter Service 17.78 PTMC, Personal Wireless Service Facilities, for list of permitted, conditional and prohibited uses and other substantive requirements._ ALC esso Accessory p _. BuildinIgZ&u=cture Agriculture P A riculture is allowed if it is incidental to the rinci al use and located on the same lot as the principal use of on lofts) contiguous to a lot on which the principal use is located.Agricultural uses Ordinance 3232 Exhibit B Page 10 of 21 within the commercial zones excludes small livestock-farm iricl. pasturing, grazing, poultry, dairying and/or animal husbandry. Marijuana production is not allowed as an incidental use. Electric Vehicle P Infrastructure, except with the fallowing features: Battery Exchange X Stations Not Combined with Vehicle Services Temporyty Amusement P Chapter 17.60 PTMC, Tempora[y Uses Offices P Chapter 17.60 PTMC, Temporary Uses Sales,except with the P Chapter 17.60 following features: PTMC, Swa meet X Tempomjy TemporaryU es 17.31.040 Design review required within the CII(S) zoning district. A. Projects in the C-II(S) district are subject to commercial, mixed use and multifamily architectural and site _design review pursuant to Chapters 17.44 and 17.46 PTMC. B.Where portions of a site are located within the Commercial 'Focus Overlay District the provisions of Chapter 17.31 —Commercial Focus Overlay District shall ap 1p�. 17.31.050 Bulk,dimensional and density requirements—CIIJS) zoning district. A. The standards contained in Table 17.31.050 PTMC apply to the CII(S)zoning district,and shall be determined to be minimum requirements, unless stated as maximum by this title. B, Setbacks and Minimum Yard Requirements. Notwithstanding any Cather ordinance or provision of this title, all setbacks(yard requirements)shall be measured from the lot line to thebuildingline, as defined in Chapter 17.08 PTMC provided that the roof or eaves of a roof of a building may extend beyond the building line a maximum distance of two feet into the applicable minimum yard area. C. Construction and Permits. From and after the effective date of the ordinance codified in this sectio no building permit shall bg iss ed and no building shall be constructed on any tract lot or site in the cit unless the building is situated on such tract lot or site in conformance with the requirements of PTMC Title 17 and any other applicable provision of law. Ordinance 3232 Exhibit B Page 11 of 21 D. Residential Building Specific Standards.Single-I=omdyAttoched, Townhouse/Rowhouse,Apartment House and LivelWork building types shall be subject to the setback, lot dimensions, and height requirements listed n Chapter_17,31.150—Building Specific Standards. All other district bulk, dimensional and density requirements shall apply. Table 17.31.050 Commercial Zoning District—Bulk Dimensional and Density Requirements DISTRICT C-11(s) RESIDENTIAL Refer to Chapter 17.31.150—Building Specific Standards BUILDING SPECIFIC for regulations pertaining to applicable residential building STANDARDS types. The setback and lot dimensions in„Chapter 17.31 fApplicable to: shall apply to residential buildings in this district, Single-Family Attache TownhouselRowhouse, Apartment Houses. and/or Live/Work) MINIMUM LOT SIZE 5,000s FRONT YARD None SETBACKS REAR YARD SETBACKS None unless contiguous with an R-1, R-I,I sir R_III zoning_ district, then_i_5_feet, or 20 feet if building height is ? 20 feet SIDE YARD SETBACKS None unless contiguous_with_an_R-l. R-11 or R-III zone, then - IS feet, or 20 feet if building height is > 20 feet MAXIMUM GROUND 40,000s FLOOR AREA1,3 (in any one structure) MAXIMUM GROSS 60,000s FLOOR AREAS MAXIMUM BUILDING In C-1I(S). 50 feet oro stories. HEIGHT MAXIMUM FENCE 8 feet, unless otherwise authorized through applicable HEIGHT design review process TREE CONSERVATION Preservation of existing trees,and/or, new trees shall be provided consistent with Chapter 19.06 PTMC,Article III, Standards for Tree Conservation Ordinance 3232 Exhibit B Page 12 of 21 } Multiple structures on a single property or reviewed as a single devel�rnent proposal may not be attached to exceed 40,000 square feet ground floor area.such multiple structures must be separated by the minimum separation standards as established by PTMC 17.44.040 when their combined ground floor area s.41 - 00square feet. z Maximum fence heights apply only within any required front, side, or rear setback area or along the edge of aDYL required yard.Fences over six fegj and retaining walls may require a building_permit, 3 This standard only applies to non-residential uses:mixed-use structures, and apartment house buildings. This is not applicable to other residential building types and their accessoty structures. 17.31.060 Purpose- M/C Mixed Use Light Manufacturing and Commercial. 1. M/C -Mixed-Use. Light Manufacturing and Commercial.This district accommodates a wide range of uses meeting a desired form that creates a_walkable urban area where a person can walk or bike to work or to fulfill many shopping needs.The purpose of this district is to provide for a mix of commercial, light manufacturing with on-site retailing,and workforce housing.These are uses which may have mixed uses or combine aspects of bot on-site manufacturing and retailing e. .,s ecial crafts or artisans). Manufacturing to commercial floor area ratios are necessary for this district to ensure that certain uses do not dominate at the expense of others.The site areas located within the Commercial Focus Overlay District shall be subject to the provisions in Chanter 17.31.120. 17,31.070 Permitted, conditional and prohibited uses--MIC zoning district A.Table 17.31.070 identifies land uses in the M/C Mixed Use Light Manufacturing and Commercial zoning district that are permitted-outright--(P),-sub-ject to a conditional use permit(C), prohibited (X), or not applicable(N/A). However, notwithstanding the fact that a use may be permitted outright,additional permits may be required for certain projects. B. Requirements for the uses identified in Table 17.31.070 which are contained within other provisions of this title are referenced under the heading "applicable regulations/notes," although this should not be construed as a comprehensive listing of all provisions of this title which may apply to any given use. Specifically, the provisions of PTMC 17.31.080, Bulk, dimensional and density requirements PTMC 1731.150 Buildingspecificstandards. Chapter 17.72 PTMC,Off-Street Parking and. Loading, and Chapter 17.75 PTMC. Signs, shall apply to all uses, even if not noted in Table 17.22.020. C. Limitations on Use- Buffering Requirements. All sites in the MLS district having a common boundary_ with residential districts (i.e., R-I. R-1-113-1 Land R_IV)shall have planted and maintained alone such common boundary a view-obscuring greenbelt of shrubs,trees and native vegetation, which will grow to not less than eight feet in height nor less than 10 feet in width within five years, for screening purposes and controlling access. D. Limitations on Use-General Requirements. Manufacturing uses shall be subject to the following conditions. 1.Noise. In the M/C district the construction and operation of facilities and uses shall follow best management practices so as to minimize unnecessa conflicts with and impacts to ad'acent nonindustrial land or water uses to the extent practicable given the intended use and zoning. 2. Light and Glare.Exterior lighting shall not be used in such a manner that produces glare on,public streets or roads and neighboring property.Arc welding, acetylene torch cutting or similar,processes shall be performed so as not to be seen from any point beyond the outside of the property, Ordinance 3232 Exhibit B Page 13 of 21 3. Fire and Safety Hazards. aThe_storage and handling of inflammable liquids, liquefied petroleum gases and explosives shall coml2ly with rules andregolations falling under the Jurisdiction of the city fire chief,the laws of the state and other local ordinances. b. Bulk storage of inflammable liquids below ground shall be permitted, and the tank shall be located not closer to the property line than the greatest dimension (diameter, length, or height)of the tank. 4. Interferences. Provisions must be made for necessary shielding or other preventive measures against interferences occasioned by mechanical or electrical equipment, uses or processes with electrical apparatus in nearby buildings or land uses. 5.Waste Products,Liquid and solid wastes storacie of animal or vegetable waste which attract insects or rodents or otherwise create a health hazard shall be prohibited. No waste products shall be eKposed to view from eye level from any property line in the MIC district. E. Incidental uses which arej_dentified in this title as prohibited or conditional uses within the applicable zoning district shall be considered conditional and processed in accordance with Chapter 20.01 PTMC subject to the approval criteria codified in Chapter 17.84 PTMC. F.Where portions of a_site are located within the Commercial Focus Overlay District,the provisions of Chapter 17.31.120—Commercial Focus Overlay District shall apply. Table 17.31.070 Manufacturing District— Permitted.Conditional and Prohibited Uses Key to table: P = Permitted outright,C = Subject to a conditional usepermit: X = Prohibited: N/A - Not applicable Use Upp Specific Use Standards Residential Cottage House X Dwelling, Multifamilx Apartment House:Small p Refer to Chapter 17.31 — Apartment House: Large P Building Specific Townhouse/Rowhouse p Standards for Dwellin Single-Family regulations pertaining - Dwelling, shed P to applicable building Dwelling, Single-Family_ X Detached types. Dwelling, Live/Work P _ Owned0perator Residences X Hame_Occupation X Chapter 17.56 PTMC. Home Occupations Industry. Manufacturing& _Processing Artisan Production P Ordinance 3232 Exhibit B Page 14 of 21 Key to table: P = Permitted outright; C = Subject to a conditional use permit: X = Prohibited; NIA - Not applicable Use Tyt�e C _ggtifi_c_Use Standards General Production, except with P Marijuana Production or any of the following features: Processing_must Freezer plants, food mills X demonstrate and fertilizer production compliance with the Marijuana Production or P standards found in the Processing definition set in Chapter Seafood Processing X 17.08 PTMC. Transportation Equipment X Manufacturing and Assembly Limited Production, except with P any of the following features: Automobile wrecking yards X Boat building and related P products manufacture Building construction yards X and offices occupying more than 10 000sf total area Printing and Publishing P Retail General Retail individual tenant P Formula Retail spaces up to 10,000-sf Establishments refer to General Retail, individual tenant C Chapter 17.51 PTMC for spaces over 10.000-sf applicable regulations and definitions. Eating_ or Drinking P Establishment, except with any of the following features: Commercial Kitchen P Drive-Through Services X Formula Restaurants X Microbreweries P Wholesale, except with any of P the following features Wholesaling of Goods Not X Produced on the Premises Services Automotive Sales and Service X Boat Sales and Service X Day Care: Refer to Chapter 17.52 Home Daycare P PTMC. Child Care Day Care Centers and C Facilities: Home Day Preschools Care permitted only when occurring in the residence where the Ordinance 3232 Exhibit B Page 15 of 21 Key to table: P = Permitted outright; C = Subject to a conditional usepermit; X = Prohibited• N A- Not applicable Use Type /CC Specific Use Standards primar+provider lives, see definition in Chanter 17.08 PTMC. EgA[pment Rental and Repair P Storage and Warehousing: Boat Storage X Mini-Storage X Warehousing and Freight . X Distribution Offices: Medical P Professional P Government P Recreation Adult Entertainment Facilities X Tra�nsp_ortation— Communications, Infrastructure Essential Public Facilities, except C with any of the following features: Airports and heliports X Correctional Edgi t C Parking Facility Refer to Chapter 17.72 Public C PTMC, Off-Street Private P Parking and Loading for required parking and design requirements. State or Regional Transportation C Facilities _ Public Utility, except with the P following features: Electrical Distribution C Substations Radio and Television Towers C Solid Waste and Rgc cly ino X Facilities Water and Wastewater C Treatment Facilities Personal Wireless Service N/A Refer to Chapter 17.78 PTMC. Personal Wireless Service Facilities, for list of permitters, conditional and prohibited uses and Ordinance 3232 Exhibit B Page 16 of 21 Key to table: P = Permitted outright, C = S_u_biect to a Conditional use permit:X = Prohibited: NIA - Not applicable Use Type MLS Specific Use Standards other substantive re uir [Dents. Accessorx Accessory BuildingLStructure P Electric Vehicle Infrastructure. P except with the followin features: Battery Exchange Stations X Not Combined with Vehicle Services Agriculture P Agriculture is allowed if it is incidental to the principal use and located on the same lot as the principal use or Qn_lot(s) contiguous to a lot on which the principal use is located. Agricultural uses within the commercial zones excludes small livestock farming, pasturing. grazing, poult!)& dairying and/or animal husbandry. garijuana production is not allowed as an incidental use. 17.31.080 Bulk dimensional and density requirements within the M C Mixed Use Light Manufacturing and Commercial zoniingdistrict. A.The standards contained in Table 17.31.080 apply_to the MIC Mixed Use, Light Manufacturing and Commercial zoning district, and shall be determined to be minimum requirements, unless stated as maximum by this title. B. Setbacks and Minimum Yard_lzequirements. Notwithstanding any other ordinance or provision of this title, all setbacks (yard requirements) shall be measured from the lot line to the building line, as defined inI -Chapter 17.08 PTMC.' provided that the roof or eaves of a roof of a building may extend beyond the building line a maximum distance of two feet into the applicable minimum yard area. C. Construction and Permits. From and after the effective date of the ordinance codified in this section no building_permit shall be issued and no building shall be constructed on any tract, lot or site in the city unless the buildino is situated on such tract, lot or site in conformance with the requirements of this title and any other applicable provision of law. Ordinance 3232 Exhibit B Page 17 of 21 D. Resi en ial Building Specific Standards. Residential building types shall be subject to the setback lot dimensions,and height requirements listed in Chapter 17.31.150—Building Specific Standards. All ether district bulk dimensional and density requirements shall-apply. Table 17.31.080 Manufacturing Zoning District--Bulk. Dimensional and Density Requirements DISTRICT Refer to Chapter 17.31.150— Building— Specific 7.31.150— BuildinpSpecific Standards for regulations pertaining to RESIDENTIAL BUILDING applicable SPECIFIC STANDARDS residential (Applicable to residential building buildings) types. The setback and lot dimensions in Chapter 17.31 shall apply to residential buildings in this district. MINIMUM LOT SIZE 5,000s MINIMUM FRONT YARD 10' SETBACKS MINIMUM REAR YARD 10' SETBACKS MINIMUM SIDE YARD 5' each side SETBACKS MAXIMUM BUILDING 3-51 50' HEIGHT MAXIMUM FLOOR AREA 2 sf of gross RATIO' floor area per 1 sf of lot Ordinance 3232 Exhibit B Page 18 of 2l DISTRICT Front = 8' MAXIMUM FENCE HEIGHT Side = 8' Rear = 8' Preservation shall be ;provided consistent TREE CONSERVATION with Chapter 19.06 PTMC, Article lll. Standards for Tree Conservation ' The floor area ratio standard only applies to non-residential uses.mixed-use structures,and apartment house buildings._ This is not applicable to other residential Inuilding types and their accessory structures. 17.31.090 Design review required within the M C Mixed Use Light Manufacturing and Commercial zoning district. A. Commercial and mixed-use developments in the MIC district are subject to Chapter 17.44 - Commercial and Mixed Use Architectural and Site Desinn Standards B. Multifamily roiects in the M C district are sub'ect to Chapter 17.36 - Multifamily Residential Development Standards 17.3.1.100 Purpose-Commercial Focus Overtax The 12url2ose of this chapter is to establish a "commercial focus overlay district" wherein permitted commercial uses of the underlying zone are required for ground floors of buildings fronting designated streets within the boundaries of the district. 17.3 1.110 Boundaries of district - Commercial Focus Overlay, A. The boundaries of the commercial focus overlay district are depicted on the official zoning mai 17.31.120 Development standards - Commercial Focus Overlay. The following development standards appy to structures within the commercial focus overlay and are not intended to preclude other provisions of this title which may also apply, S ecificall the provisions of an underlying zoning district Chapter 37.44 PTMC Commercial and Mixed Use Architectural Site Design Standards and-Chapter 17.72 PTMC Off-Street Parking and Loadin al a 1 to all uses. A. Uses permitted.One or more of the following uses as permitted in the undedying zone shall be required to occupy a minimum of 75% percent of any building's ground floor linear frontage alone[an arterial or collector roadway within the boundaries of this overlay district: 1. Retail, excepting wholesale retail uses. 2.Service,excepting mini-storage and vehicular service uses. Ordinance 3232 Exhibit B Page 19 of 21 3. Dwelling, Live/Work. B. Building setback standards. The folio ing setback standards apply to building Rortions within the Commercial Focus Overlay District. These setback allowances may supersede setback standards established in the underlying zone and Chapter 17.31.150 Building Specific Standards. 1._No_minimum front setbacks are required. 2. The maximum building setback shall be 20-ft. Buildings may be setback further to avoid trees, utilities,easements. and similar features. Buildings may,be setback further to allow for an outdoor plaza,courtyard or similar feature. C. Minimum fa4ade requirements along streets. 1.Arterial and Collector Streets. Buildings/structures shall occupy a minimum of 75%of the site frontagLalong an adjacent arterial or collector roadway within-oveday district boundaries. 2 Local Streets Buildings/structures shall occupy at least 50%of the site frontage along an adjacen local street within overlay district boundaries. 3. Alleys.These standards do not apply to alleys. D. Parking. Parking and auto access shall be located to the side and rear of the structure, and on corner los location preference shall be away from the rimarstreet front. Parking location shall be in accordance with the building specific standards of the underlying zone Chapter 17.44 PTMC and Chapter 17.72 PTMC. 17.31.130 Application of regulations-Commercial Focus Overlay. All properties I c ted within the commercial focus omgjaydistrict shall be subject to both its underlying zone classification and to the requirements established in the commercial focus overlay district. Where the provisions of the commercial focus overlay district conflict with the provisions of an underlying zone or other provision of this Title,the more restrictive limitation shall apply. 17.31.140 Purpose—Building Specific Standards. The general purpose for the Building Specific Standards is to recognize that,various residential building_ jyj2es have specific design and layout characteristics. This chapter is intended to establish specific dimensional standards for Single-Family Attached Townhouse Rowhouse Apartment Houses and/or Live/Work residential building types. In many cases the zoning district dimensional standards are not appropriate for residential buildings types;thus this chapter establishes s ecific standards for residential building types in certain zoning districts. 17.31.150 Bulk, Dimensional and Lot Standards by Building Type A.The standards herein are unique and applicable to the following residential building types in the Mixed-use. Commercial, and Manufacturing zoning districts: 1. Single-Family Attached 2.Town house/Rowhouse Ordinance 3232 Exhibit B Page 20 of 21 3.Apartment Houses 4. Live/Work B. Table 17.3 1.150 (Building Specific Standards)establishes the setback, height, and lot dimensional Lequ rements for the residential building types listed in subsection A above. The table may also impose other dimensional requirements and design standards. C.The dimensional standards listed in Table 17.31.150 (Building Specific Standards) shall supersede other district requirements. D.Where a site and/or development project is located within the Commercial Focus Overlay District,the provisions of Chapter 17.31_120 shall also apply. Table 17.3 1.150 Building Specific Standards— Bulks Dimensional and Lot Standards by Building Type Suildina Tvpe Attached Apartment Apartment Single Townhouse Itgwhopse House: House: Live/Wor FalC Standards mil Small Lar e DESCRIPTION 2-4 units S -10 units 5-10 units Over 10 Multifamily (also see Chapter per per per per or attached 17.08 for specific buildina building, building building dwelling definitions) (including units (Includes (Includes that Duplexes, units above units above contain triplexes, & non- non- non- four,plexes) residential) residential) residential Vice UNIT Side by Side by Side by Side by Side by ARRANGEMENT side and/or side side and/or side and/or side and/or (also see Chapter over the over the over the over the 17.08 for specific other other other other de initions HEIGHT (MAXIMUM) Based on Based on Based on Based on Based on Zoning Zoning Zoning Zoning Zoning District District District District District SETBACKS (MINIMUM) FRONT 10-ft 10-ft 10-ft 10-ft 10-ft FRONT GARAGE 20-ft 20-ft 20-ft 20-ft 20-ft SIDE 5-ft 5-ft S-ft 7-ft 5-ft SIDE WITH 0-ft 0-ft N/A 0-ft SHARED EXTERIOR WALL REAR 10-ft 10-ft 10-ft10-ft 10-ft Ordinance 3232 Exhibit B Page 21 of 21 REAR ABUTTING 10-ft 10-ft 10-ft 10-ft 10-ft AN ALLEY YARDS ABUTTING 10-ft 10-ft 10-ft 20-ft 10-ft THE R-1 OR R-II LOT DIMENSIONS WIDTH 18-ft 18-ft 50-ft 50-ft 18-ft (MINIMUM) DEPTH 70-ft 70-ft 80-ft 80-ft 70-ft (MINIMUM) AREA_(MINIMUMI None None 5000-sf 5,000-sf None DENSITY Based on the underlying zonin district. s aupuaH _ & I Sit A Aj 210 All L. �n .3Slueuliayg- n AnE�y —_ ids ��T (!1 .-]5 uellaw c 1S uella �� 1S uellalOI6N Ij'3S uoe�s�at N l5. ., Z any e�ej - - S h'PR t a n Lo �tf�17�aYLV1 vi �� c dlaaiawLuo � iSP�emoH � ,- 3S PEeMo - - M 1.S P�eMoH w� bOl _ « r� J� kk :n m • «1 � °+ - '�i �;e�a� .cep LI 45 • • 'IS Rhl nr JAGo°os M CL m r •w.F' + .: co • CS]la ne��:, ,ay 1$lamed anymeyspejg �j` - r. r, 1 t 1 Ij II .'•c 3S 353.