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Home My WebLink About060925 City Council Workshop (with Planning Commission) Meeting PacketPORT TOWNSEND CITY COUNCIL AGENDA CITY HALL COUNCIL CHAMBERS, 540 WATER STREET Workshop Meeting with Planning Commission 6:00 p.m. June 9, 2025 • Attend in person or virtually via computer or tablet at 11.gV,s,://zoom.us/�/98187633367 enter the Webinar ID 98187633367 • Phone only (muted - listen -only mode) United States: Local Dial In — 1(253)215- 8782„981876333674 Submit public comment to be included in the meeting record to: 11.1. s:// ubIiccomment.ftlllouI.com/citesI * If you are experiencing technical difficulties, please attempt all methods listed above before reporting any issues to: cler .sg ort cr cit oft' t.us L Call to Order/ Roll Call IL General Public Comment (regarding items not on the agenda) III. Discussion Items A. Comprehensive Plan Update- Land Use and Housing a. Staff Presentation b. Public Comment c. Council Discussion IV. Adjourn Americans with Disabilities Act In compliance with the Americans with Disabilities Act, those requiring accommodation for this meeting should note the City Clerk's Office at least 24 hours prior to the meeting at (360) 379-5083. !$!!{2T 7:5 25 E fi;Blz! : : u 10 \ \\ \ - : 0 \) \ \\ }u u ow lo �o E o - \) if o ilu_ - \ # \ \ lo _ _Im ( o mo -o § oIS )o _lu : & (/ \) j - - olu /{ ; } _ : _ -2 ) (76 \ \ \ \ \ / \ - I \ \ \ \\ E \o \ \ \ \ \ \ \ \ \ \_ \o. \\ k § \\) )_ \ \ \ § \ \ \\ \ \ IS\ \\�o \\ \ \ \ \ \ \\ \ \ \ \ \o\ \\ \ $� \ \ Id \\ >\ \ \ \o \o \76 \ ( -_ : o o Im ! \t \ ^ ~_ - - - - - �- ( § o : o ) T. j\\ /\ `ƒ2 ® ))#(k!! \)}(\ \)}(\ ]�\o §\= j\ j\ 76 10 o ol IS lu \\ \\ \ \\ \ \ \ \zo 10 OU ou \\ \} \ \ \ \\ \ \ \OE \\ � \\\ \\ \ \ \ \\ \\ \ \ \1. zo /\ \\\\ \�\\\\ \\ \ �\ u\ -: : _ f \{ { _ 01 _ §§§E§\): 77»;; : jf\§: :,:c, H o u s it in g Context............................................... 1HOLASing 'Types ................................... Partners .............................................. Challenges, HSSLjes, & OpportUnifies. 1.1 HSSLjes ..................................... 1.2 OpportUnifies for Action ....... lPol�icy hfiatives ................................. Man Hrnpernentafion City of 1Port Townsend 01 � k", jMtlUlu 111111","m HOUsing 1Pay ii IHOL"Asing is abOUt more than jLJSt shelter, H.'s albout cory--nry--unity. her w Iliive affects how we connect with OUr neighbors, how we get to work or schooll, and how we enjoy the pllaces we hove in lPort'Townsend. As OUr city contimes to grow and change, so do OLAr hOUsing needs.'This chapter is abOLAt enSUring lPort'Townsend remains a welcoming and livable pllace for peoplle of all ages, incomes, and backgrOUnds. 'This chapter and the policy and implementation initiatives in Chapter 11 comprise l:::,Ioirt. "I"ownsend's 11 lousing Strategy, which guides how the cilLy will I Ilan for and SLApport a wide range of hOLASing options to meet the needs Of CLArrent and fUtUre residents. 'Today, many peoplle in (Port 'Townsend are strUggling to find hOLASing they can afford. IRising home prices and a limited SLApply of rentall homes have made it harder for families, workers, and ollder adLJItS to stay in the commUnity. Atthe same time, the commUnity has opportUnifies to Use its lland more efficiently, enCOUraging more hOLASing options in wallkablle neighborhoods and SLApporting new homes which bolster commUnity valUes. 'This chapter llays OLAt a vision for how lPort'Townsend can meet its hOLASing needs by: 0 SLApporting affordablle homes attainable to a range of income llevells. EnCOUraging middle hOLASing, SLAG h as dUplexes, triplexes, qUadplexes, COLArtyard apartments, and cottages, providing more options between single-fami lly homes and llarge apartment bUildings. 0 Promoting mixed-LAse hOLASing in areas where peoplle can llive, work, and shop cllose by. 'Targeting infra strLACtUre investment strateg icalllly to facilitate hOLASing constrUction on existing lots and advance development opportUnity in mixed -Use neighborhood centers. lBy creating more hOLASing choices within our CUrrent city limits, we can protect the natUrall areas SUrrOUnding Us, redUce commUte times, promote wallking and biking, SLApport llocall bLASinesses, redUce greenhOLAse gas emissions, enhance climate resiliency, and enSUre more peoplle can hive near the -things which matter most to thern. lPort'Townsend has a UniqUe opportUnity to llead with creativity and resilience. lBy planning how and where we all llow hOUsing, the city can preserve its historic form and natUrall spaces whille offering flexibility for CUrrent residents, welcoming fLAtUre residents, and meeting changing needs. 'To bUild a hOLASing fLAtUre reflecting lPort 'Townsend's valUes of fairness, inCILAsivity, and a strong sense of pllace, we need a mUlti-faceted approach. 'This inClUdeS Updating zoning llaws to allllow for greater flexibility and a variety of hoLASing -types, enCOUraging constrLACtion of accessory dwelling Units (AIDUs) on existing lots, and enSUring all new developments respect the existing City of Port I ownsend 01 � idousing Page 3 design and form of neighborhoods even as it may introduce new housing -types and potentially higher development intensities. lPort'Townsend thrives because it is made of a variety of peoplIe. lPort'Townsend needs a wide range of housing optionsto serve Our population and how it may change over time. 'This chapter is dedicated to fostering a housing landscape which meets the unique needs of all Our residents, -today and for the next 20 years. le, II:::,1ort. 1"lownsend's approach to housing is shaped lby Iboth Ilocall vallues and Iregionall realliII.Jes. As a smallI city with historic roots and a strong sense of community, lPort'Townsend faces the challenge of balancing preservation with progress. At the same time, growing housing pressures across the II Sound region are imp lacUng Jefferson CounLy and -the cfty in sigrifficaM ways, in response to -these pressures, WasHngton State has updated -the Growth IManager'neM Act (GIMA) to require cflies to ipan for a greater varieLy of housing -types and a broader range of Income levels. TWs includes new reqWrernents under F-Iouse IM 1220, which directs cibes to ensure adequate housing for peope earning lIow and moderate Incomes, address hOUs4ig disparities, and reduce the risk of ldHsplacernenL. These changes recognHze housing is more than just a lIocalI issue, ft Hs a re&nalI and statewide pniorrty demanding coordinated planning and bolId action. I 1-ownsend is shaping a housing future which reflects commurifty values while meeUng state goaN. The cilLy's Comprehensive Nan serves as a long-range guide -to lIand use, devOopment, infrastrUCtUre, and hOUskig. 1"Ns Housing Chapter specifically lIays Out the foundation for how the city wiIII accommodate future growth while protecting II:::,1ort. 1"lownsend's unique character. 'This chapter alIso bUilds on past planning efforts, Including: 'The City's participation in the Jefferson County Affordable Housing and Homeless 'Task IForce. 'The Affordable Housing & Homeless Housing 'Task IForce created the Homeless Crisis Response and Housing 5 Year IPllan (2020), which Outlines specific strategies Igo increase housing diversity and affordability. 'The COVIIII 9 IPandernic derailed many of the delIiverablIes of this plIan. However, lPort'Townsend followed its recommendations to allow -tiny home communities. 'The CiLy's ongoing IICory work iry-IIIInts other recommendations from the 5 Year IPllan, Such as building more rentalI units, building affordablIe housing for -those who earn between 30--80% of the AII and increasing affordablIe housing for -those who earn between 50--80% of the AIW 11he cilLy's work in 2023 updated zoning regulations, especially in mixed -Use areas and residentialI neighborhoods, to allow for more housing choices. 'This work, described as City of I Townsend "tacticall Hnfillll" ary--endlI to the d v llcolI regullations, sought to Ary--qlInt provisions of I11337 o the density permitted by the comprehensive gllaan. 'The City has aalIso Implemented scavcaraall inc entivcas Igo Support aaffordaabllca housing developments. 'The IIaar nilly'Taax Exemption (018) offers LAP Igo 12-year p rop erty taax exemptions lions for qualifying aaffordaabllca housing in designated areas. Accessory Dwelling Unit ( II rules were eased in 2019 removing owner--csCCunpaancy requirements and relaxing parking and Impervious s Surface e standards. Additi onaall incentives Include LAP to as .0% density bonus for projects offering as mix of housing types and reduced parking requirements. s. Ongoing Public engagement efforts reflect strong community Support for housing serving as range of Incomes and lifestyles, Including working families, seniors, and gcaogllca lIiving can fixed Incomes. Nonprofit partners educate the Public about lIocaall housing issues, poten iaall Solutions, and partnerships. Eaarfier housing stAAes and policy recommendations inc orp oraaped in the 201 Cory--q Irehensiv II:::lan update, pnclluading Jefferson coualnty's H"Vory--uelle x xlne x x c IIn , unndcarsc onng the Ipersistent need in IPort Townsend to address housing challenges. . IC...coc kkig ahead, the c ity's roHe is Igo aaHHow housing and gu We where and how it happens. Policy Will focus growth in pllaac es wrth exis ng services, sc0 ooc sy raansporltaa ony and infraastru CItUr a. IHou ss ing policy mu sIt aalIso aaHHgn wfth other key goaalls rellaaIted Igo the envirorirnen'L, Lraansp orLaaLion access, historic p:7reseIrvaaplony llaand use, and economic viltaafity. IBy seffing as clIeaar ipx aanning context for housing, Port .H_cownsend ensures thaat future grcomh is Hlntention lly Hnciuuspv y and a hgln d with the cornry-wII shared d vision. 'This proactive oaactivca approach h hellp s us buaillld as silty thaat reflects lIocaaH values and meets the needs of aallll residents. he recent housing needs assessment prepared as part of tMs pllaanning process oc ess and attached as an appendix Igo this gllaan describes the existing housing context. IHere are as few key descriptors t ors Of Current housing in IPort'Townscand. Housing Units lby Type: IPort'Townscand had 6,023 housing units in 2022 according to the most recently available Ary--u IricanCory--UII, Survey data. IlM ost of the cilI.Ys housing ualI are singll -faau" illy homes, with detached sing lle-faamfly accounting for 75 percent and attached single-family an aaddiltionaall 1percent of IlaolI About .7 percent of units An the cilI.y are "IMiddlle II lousing" ualI of between 2 and g units, 5 percent are mobile homes, and the remaining 8 percent are in apartment buildings Of 10 units or more. 'The Washington State Department of Commerce defines middle -income e households as tD" ose earning between 80% and 1 0% of the Area IMcaditasn income ( II in IPort 'Townsend, 54% of households faallll within or above this Income range, indicating as clIeaar need for aaddiltionaall middle housing units Igo meet demand and Support housing affordability for this segment of the Population, as shown in I XX " N'"tlN1N( � � �MtlUl��u City of 11='cart Townsend 15 °,,.'L AlYl1 31") All' 1'a/11 'e080'kAtAl IN ,A1,411 Cal",,41 (-irenr,,�J, 11UIUI�US 515 Housing Condition: 11:::,Io1rt Towlrnse nd's housing stack is prillrnn lrillly comprised of 2 to 3 Ibedroo nn units. T'he City has sllilghdy ll rger share of stuudila and I --bedroom uurifts than ffie Cauunty and swe, with fewer larger Lund s with 4 or more bedrooms than the state overall (11 percent varSuus 23 percent). II Townsend has a Wger share of antler Units than f'ie aauuMy and stale, with nearly a third of its units buuilllii. 1950 or before. Nine percent of the ciii.yus uuli were Ibuuift since 2010, aalrnnl rai Ile to the aauunty (1 g percent) and state (12 perceM). in IPart'Townsendy 89 percent Of Units are acauupx edy rauugWy between ffne aCCuup nay roves seen in the aauunty and state, as shown in II X.X. City of 11='cart Townsend iiiiiii• uw , Um N'"tlN1N�( jMtlUlu I-,0USiny Pa6 �'��i� �k� Housing Vacancy: Of the csCCLApied Units in IPort'Townsend, 71 percent are owner csCCLApied, and 29 percent are renter--oCCLApiled. 'The IPort'Townsend home ownership rake is Mower than the COUnty bUt above that of he state. Vacant D"OLASing, representing 652 Units in IPort'Townsend, inCllUdeS Units that are vacant for a range of reasons in IPort'Townsend, the largest share of vacant Units, or 310, are vacant for se son ll, recreational, or occasionall Use, as shown in IF" igUre X.X. . I I F 1■zIII, . w PoftT rr Jefferson County Washn t n �usuW�nt Nl�sb��tt�un Urks Share units Share Urflis Share For rent 20 3% 104 31 45,935 1 fc; Reinte , nat oc cupt ed 24 1%, 12,427 5 4;"J� .w�r.�P't,a��'C1nwN�� .»...woF.....d ,o.,. .0 ��.,,..�o�°�'�,F.,,..,,,, w..,x.T,�.�.w�.5h.� *� �'v�"N�� 14,70 �N��u",.�n... Solid, C'itoa:��:�utle�...�w.,��.. d 47 %p nl�o��4�^N. �:3�%A�..�.w,.. Iseasonal, recreafionaid, or taccnsn V use .�Fnir 48% 1,802 5 5% 84,274, 36% n"G1iRutlaiG1t wfiep�A,.,��.��b�, 0 r M.,.. 1„:170 I r . ,. ._._... ........ .............. . ......... .. ........... . ..... OtherVacant'� .u,,. LN1S ., ....;. a. 2% 1,170 36X, to?,163 28' Total Vacant Units 2 3,2' g 236.P1 I"U'�(W!}l,', A("", "'�rc d � �N �(� w City of II='ca rt Townsend I-1OU ring V II=',age 7 Housing Affordability: Rent in lPort'Townsend, according -to the latest American Community Survey data, is at an estimated $1,111 per month, belIow median rent for the County and state (at $1,169, and $1,592, respectively). However, lPort'Townsend rentalI listings in October 2024 were significantly more expensive -than was reported in by the 2022 American Community Survey. lPer rentalI listings, the average rent for as market rate unit was $2,049. 'The difference is likely due to ACC analyzing market rate and Subsidized units as as wholIe ins -Lead of separate categories. The average rent for Subsidized or incorne--restricted units was $687. While the sample of lIocalI listings strongly SUggeststhat rent is higher -than reported in the American Community Survey, AC data is still statistically significant and UsefUlI in showing -that rent costs are increasing. Home values in 2023 averaged about $626,000, which is an 118% increase in home values since 2010. Group Homes, Senior Housing: Sp ecialI housing inventory Includes Subsidized housing units serving lIow Income populations, senior housing and assisted IMIng, and transitionaL housing for homeless ind[viduals, A summary of Lhe totalI units by caLegoriestracked by Lhe City is as foHows; Emergency hous4ig UniLs = 217, Permanent Supportive Flousing = 84, Senloir Housing unrLs = 205, Other housing 16. Second or Vacation Homes: Over Lhe past decade, the share of vacant seasonalI and recreafior4 unfts as as share of LotalI houskig in lPort'Townsend has averaged seven percent, reaching as Ngh of Len percent in 2019. Vacant seasonalI and recreafionaH urifts accounLed for five percent of totalI housing units in Port 'Townsend in 2022, as shown in Figure XX mmm�� Ill, ftoj- u,,",e �, "") ,, i c,, "" , � / "', a", n , f, , a, i , (k €, (f z _': ' r T ,, 1, °, , T,,, i L'i , , ��' ') S � ' i, ) 4 City of I Townsend 01 � Um k", H 0 U S i n g Pa8 �k� l � 'The CUrrent lIand capacity analysis (attached as Appendix X) indicates -there is ample lIand available -to meet CUrrent and anticipated need, bUt the availability and capacity of existing Utility, stormwater, and street infrastrLACtUre limits the feasibility of constrLACting hOLAsing within the 2025-2045 plIanning period. Developers are responsiblIe for extending infrastrLACtUreIgo therr property, which is beyond the budget of many affordablIe hOLAsing and market rate hOUsing develIopers. City of I Townsend 01 � k", H 0 Ll S n g a �k� l � mu �miVI�Y puma i m �i fop muu u o um� uumi i ��;,�iuu�iii�4��IIIIV��JIIIIP��1V°°,�,� '�""w��,,��,�,��u��,;� mmo�m moo Il:::,Ioirt .1..ow nse nd's housing needs are as diverse s the IpeolpIle who Ilive here. Il:::: irn"niillii �y young adLJItSy seniors, artists, entaegaeneUrsy essenfiall workers, and long-Airne residents all need glla ces o hive which are safe, affordable, blle, and well -matched to their hives. IMeefing these needs means offering more than jLJSt one kind of D"Ocsrne. it means bUillding a wilder range of hOLASing options that reflect the different ways geoglle hive today. Il lliistoriic llllyy irn"ms't of If,Ioirt . "owirnse nd's irn iighlborll hods were IbumuiillL will:lh siingll -fa r nilly D"ucsunes in mind. More than 5% of the cory-- iry-wirnill:y's housing units are siingll -fa r nilly detached D"Ocsunes. Whille then lhorn"n s are a villa ll Ipart. of the cill:y's form, relying can this r nodell doesn't iry"neet all residents' needs. Cor nu" Unity conversations Lions indicate there Its SLApp rt for more hypes of hOLASing, SLAG o as smaller hornes, hcsunes which share tots, hcsunes above shops, and hcsunes which SLuggc rt r nUllfi--g nerafionall or aging -in -place e living. Additiona fly, the GirowlLlh Management Act has ry--n ha siiz d need for "rroiMe housing," Lhasa housing tylpes targeting the cory--iryiuunuty's workforce and characterized as'thos IlhoumuseWds eaan4ig between 80% to 120% of the area median income. IMiddlle hOLASing inCllUdes a variety of D"Ocsme hypes offenng more density than sing lle-fa rn lly D"or nee whille sUllll small-scale and neigh boc0" ood--fnendlly in design. 'These hOLASing options provide an alternative choice e D"a meen detached D"OLAses and Ilaage apartment bUilldingsy helping Lo meet the needs of a wilder range of ac sWen s and gaovi ing an accssVe pathway Lo horne ownership, 'This section descr es housing types generally, many of which are aready bUillt in IPcsat Townsend. From singlle--fa rnilly homes to r nidWe hMlsu ingy mUlltifa rnfly bUilldingsy mixed -use se spaces, and accessory dwe lung Units, ffuese options can h6p rneeL hOLASing needs and bu illd can Il:::,IortTownsend'shistoric charm. 'There is dernand for different hypes of D" OLAsingy whether it comes from a ycsUng family hooking for a starter D" orne, an olldea adLullt hoping to downsize, or a worker needing an a fforda blle aentall in town. 'The following D" OLAsing hypes each gllay an important acslle in creating Ling a more inCILAsive and ballanc ed D" OLAsing fLAUae for Port 'Townsend. IF" igUre X.X illlILAstaates the following hOLASing _hypes, their expected densities of development, the Iland Use designations which allllow for tD" erny the zoning districts which now permit tD" erny and which of thern gUalliffy as middle hOLASing. " N'"tlN1N( jMtlUlu City of 1Port Townsend Single-Farnilly Detached IHornes Accessory IDweIIIIUng Units (AIDUs) Cottage IHou sing City of 1Port Townsend I hese are stand-alone homes typically built on Individual lots. I hey are the most common housing type In Port I ownsend and contribute significantly to the city's firaditionalI neighbodhood chairac.teir. While single-family homes remain an Important option for many residents, they are often among the least affordable and least land -efficient forms of housing. Manufactured housing is also considered a single-family type, though the land ownership pattern may be different, with the land upon which the unit sits leased to the owner of the manufactured home. ADLJs are smaller, secondary homes located on the same lot as a primary residence. I hey can be built above garages, within the main dwelling as a separate unit, In basements, or as detached cottages In backyards. ADLJs offer a way to create density while maintaining the streetscape and buildings of existing neighborhoods. I hey are especially useful for multigenerational families, renters seeking more affordable options, or homeowners looking to offset mortgage costs. Port I ownsend allows up to two ADLJs on each single- farnily lot. In July of 2023, the City Ihas adopted new iregulations for "furry Ihoirrnos" or "furry hornes on wheels" to serve as acres sorry dwelling units. While ADLJs may serve the workforce housing rnarket, they are generally not considered "middle Ihousing" because the pathway to ownership for underlying land varies. They are almost always used as rental housing, unless they are sold as a condominium unit or as part of a unit lot subdivision. rho City's current ordinance Ihas strict design requirements In addition to ANSI standards such as additional insulation, glazing, and roofing material specification, which can lirnit permitting for used units. Cottage housing or cottage courts, also known as pocket neighborhoods or bungalow courts, are srnall homes clustered around a shared open space, such as a courtyard or garden. Each horne is typically detached but built at a smaller scale than a traditional single-family house. I hese communities often Include shared amenities like walkways, seating areas, or common greens, promoting a sense of connection among neighbors. Cottage courts offer an appealing balance between privacy and community. r1hey're ideaI for Individuals, couples, and older adults loolking to downsize without giving up a sense of home and neighborhood. By building multiple small homes on a single lot, cottage courts Increase housing supply while preserving open space and walkability. F::oir F:Ioirt rownsend, cottage c.ouirts align well with the city's histoiric. scale and character. I hey can be thoughtfully Integrated Into existing neighborhoods or used to revitalize underutilized lots, offering a gentle way to Increase density while fostering a sense of community. AZ HOUsing I Page 11 EMMERM MEMOMEM Fourplex (4. Units) City of 1Port Townsend A duplex is a building that contains two separate homes, either side -by -side or stacked one above the other, on a single lot. From the street, many duplexes look similar in size and scale to a single-family home, but they provide housing for two households instead of one. I his makes them a smart way to add more homes in existing neighborhoods without significantly changing their appearance. I hey can provide more affordable homeownership or rental opportunities, especially for first-time buyers, young families, and older adults looking to downsize. A triplex is a building that contains three separate homes within a single structure. I hese homes can be arranged side -by -side, stacked vertically, or in a combination of layouts, depending on the lot and design. I riplexes are only slightly larger than duplexes and can of ten blend into the neighborhood without appearing out of scale. I riplexes offer an efficient way to provide more housing on existing residential lots while keeping the look and feel of traditional neighborhoods. Because land and construction costs are shared across three units, triplexes tend to be more affordable to build and rent than single -fairnfly hornes. r1heyre all so well -suited for rinulti-gerierational households, shared ownership models, or small-scale rental properties that support local workforce housing. For Port I'ownsend, allowing more triplexes, especially in areas with access to schools, parks, and trarisit, can help ease housing pressure while offering greater choice for residents who want to stay in the community but need sornething smaller or more affordable than a detached house. I hey also can be built in a stacked manner without necessitating costly additional fireproofing. A fourplex is a residential building that contains four separate homes, typically with individual entrances and shared walls or floors. I.ike duplexes and triplexes, fourplexes can be designed to fit into the scale of existing neighborhoods, of ten resembling a large house from the street. Fourplexes provide a meaningful opportunity to add more housing choices in Port I ownsend without requiring major changes to the scale or form of buildings in a neighborhood. Sir -ice fourplexes accommodate four households on a single lot, they use land and infrastructure more efficiently. I his lowers per -unit construction and maintenance costs. I.ower per -unit costs can translate into more affordable rental or ownership opportunities, especially for moderate -income households, young adults, and seniors looking to downsize while staying in Port I ownsend. Fourplexes are particularly valuable in transitional areas near downtown, along transit routes, or in older residential districts where walkability and access to amenities already exist. Allowing more of these small-scale multiunit homes is a pirac-fic.al way to irneet l::1oirt rownsend's girowing housing needs. AZ HOUsing i 1Paye 12 Townhornes or IRow Housing City of 1Port Townsend I ownhomes (also called rowhouses) are attached homes that share one or two walls with neighboring units but have their own private entrances and typically include multiple stories. Each townhome is a separate residence, often with a small yard, porch, or garage, offering a blend of single-family living and compact urban form. I ownhomes provide an efficient and affordable ownership option, especially for first-time buyers, smaller households, and those looking to downsize while living independently. Because townhomes use land more efficiently than detached homes, townhomes can offer lower purchase prices or rents, while still allowing for homeownership opportunities within city neighborhoods. In Port I ownsend, townhomes can be a good fit for areas near services, schools, and transit, where proximity to these civic attributes support higher - density living. I hey are especially well -suited for locations transitioning between single-family neighborhoods and mixed -use or commercial districts. I heir narrow, vertical design also echoes the historic patterns found in older neighborhoods, making them a compatible and cornrnunity-friendly middle housing choice. Courtyard apartments are small-scale apartment buildings, typically one or two stories, that are arranged around a shared outdoor space such as a garden, patio, or central courtyard. Each unit generally has its own entry from the courtyard, creating a sense of privacy and community that feels more personal than apartment complexes without shared space. I his type of housing is especially valuable in walkable towns like Port I ownsend, where distinctive features rnatter. Courtyard apartments can provide housing for multiple households while preserving open space, human scale, and opportunities for neighborhood interaction. I hey are often more affordable to build and rnaintain, offering attainable housing options for singles, couples, serflors, and small families. In Port I ownsend, courtyard apartments can be an effective way to bring density in existing neighborhoods, especially near downtown, transit routes, or other activity centers. I heir shared spaces promote social interaction, sustainability, and a small community feel within a denser housing form. AZ HOUsing i 1Paye 13 So it Multiplex (5 9 Units) Mediurn IlAulltipllex (10-18 Units) City of 1Port Townsend A small multiplex is a residential building containing five to nine separate units, typically within two to three stories. I hese buildings can be designed to resemble large homes or blend into the architectural fabric of existing neighborhoods. Units may share hallways, courtyards, or common entries, and often include a mix of rental or ownership opportunities. I hese may also be configuired as "stac.lked flats," w1heire eac.1h unit oc.c.upies an enfire flooir. Small multiplexes strike a balance between increased housing availability and neighborhood compatibility. I hey provide a way to add density at a more intimate scale while preserving open space, pedestrian and bicycling convenience, and opportunities for community interaction. I hese housing types can be especially helpful for creating more options for singles, seniors, and working families who may be priced out of single-family homes but wish for smaller -scale alternative to a large apartment complex. In Port I ownsend, small multiplexes are a practical option for infill development in areas already served by infrastructure and transit. By adding several homes on one lot, they can lower per -unit costs and help create more inclusive neighborhoods while still fitting into hurnan -scale design. A medium multiplex includes ten to eighteen units in a single building or group of buildings on a shared lot. These structures are typically two to three stories tall and can include features like shared courtyards, internal hallways, or balconies. With thoughtful design, medium multiplexes can still reflect the scale of surrounding residential areas. Medium multiplexes can deliver greater housing supply on limited land while offering a range of unit sizes and affordability levels. I hey are particularly valuable for meeting the needs of workforce households, young adults, and retirees, groups often underserved by traditional housing. I hese buildings also help support public transportation, walkability, and neighborhood amenities by placing more people close to jobs, services, and daily needs. For Port I ownsend, medium multiplexes are a key part of the solution to build more housing with sprawling outward. I.ocated in walkable areas or near neighborhood centers and mixed -use zones, they can help meet housing demand w1hile supporting the city's long-term goals for sustainability, inclusivity, and historic preservation. AZ HOUsing i 1Paye 14 L.arge Multiplex (19 Units and above) City of 1Port Townsend arge multiplexes are typically apartment buildings located on a single lot or within a larger apartment complex. I.arge multiplexes are usually three to six stories. I hese housing types play a vital role in offering higher -density living options in urban areas, helping communities accommodate more residents efficiently while making the best use of available land. I hese developments can offer a mix of unit sizes and affordability levels, making them suitable for a diverse range of households, including seniors, working families, and individuals with fixed or limited incomes. When strategically located near services, transit, and employment centers, large multiplexes support walkable neighborhoods and reduce dependency on personal vehicles. arge multiplexes can also contribute to a more balanced housing inventory by addressing the current mismatch between housing demand and supply. As land availability becomes more limited and housing costs continue to rise, these developments allow the city to accommodate future population growth efficiently without expanding its urban footprint. With clear design standards and community engagement, large multiplexes can be integrated in ways that respec-t the city's histoiric. forrn while providing rnuch needed housing rtunities. Mixed -use housing combines residential units with cornrnercial, or office uses in the sarne building, typically with housing above shops, restaurants, or services. This approach supports walkability, adds vitality to commercial areas, and efficiently uses existing infrastructure. Mixed -use housing is cornrnon in Downtown and Uptown Port I ownsend. I hese areas, neighborhood centers and other key corridors are ideal places to encourage this type of development. ive-work units are flexible spaces combining a residence and a workspace within the same building, often under the same roof. I hese units typically include a ground -floor workspace (such as a studio, office, or small storefront) with a home located above or behind it. ive-work housing is especially well - suited to small business owners, artists, and others who want to reduce commute time and operate from home. ive-work units support local economic development by encouraging entrepreneurship and supporting creative industries. I hey also help activate street life in mixed -use sins by 1pllac.ing irnoire "eyes on the stireet" and increasing foot traf fic. When located near downtown or along commercial corridors, five -work units can add vitality to the local economy while providing unique and affordable housing choices. For Port I ownsend, live -work units irelpirewrnt a sirnairt way to Ihonoir the city's strong artisan, maker, and small business culture. I hese homes are a good fit in mixed -use areas, transitional areas near commercial districts, and even in historic neighborhoods where five -work traditions have long existed. By supporting flexible spaces that adapt toehanging needs, Port I ownsend can foster both housing diversity and economic resilience. AZ HOUsing i Page 15 Specialized and Supportive Housing Some residents may need housing using with on -cute services, including permanent supportive housing, using, senior housing, using, or transitional housing using for people experiencing homelessness. ..I..h ese options provide critical stability and dignity for community members who are: most in need, and they contribute to the cAty" s c.ornirni rr ent to equity and Ih housing for aIIII. (Insert updated drarare of housing .ty s, with applicable zoning districts and farad use designations and identifying which are considered middle housin .) ,gyp City of 1Port Townsend � IIINVV i ti� l64 �� m��um i fop um� i�u pumii „°�� w;��IIIIV��, ��„��IIIIV�� IIIIIP��;;,� ��IIII�� VV�'��iu� Providing housing for those who cannot afford to compete in the market requires individuals, groups, or organizations ons other than just the city to participate. While city policy and fiscall strategies can influence the location where housing can be built, the intensity to which housing can be constructed, or what incentives lives may agglly to decrease infrastructure costs, gresgc rty ta x liability, or permit processing essing erne, more direct involvement by others is necessary ry in supplying below --market housing. IPort 'Townsend has severall housing partners, each of which opera -Les to address different needs. Some of these groups are becoming increasingly active in housing development and construction. 'These housing groups include, but are not limited to: • Habitat for Humanity IBUillds and renovates a fforda blle homes in partnership with llow-- in csme families. • FlousHng Solutions Network — IM obilIizes community efforts and partners'Mps Lo create more affordablle housing to HHy. • Olympia CornrnLjnHty Action Program Provides housing, Dec USing assistance and support services to Howinccorne HndHvHdLuas and families. • Peninsula 0-HOUSing Authority — IBUillds and manages public; housing and rentall assistance programs to serve How- and moderate --income resIdents. • Olympia Housing I. rusL -- Oversees the regHconall community Hand MISL program and bUillds affordable blle housing can Iland trUSL property, • Housing H uuu°nd lBoa rd A j6nL c: jnty/ HLy advHsory board thaL allocates a fforda We housing fur -ids from the a (ford dlle housing salles tax and other revenue s rea rns.y cremes and updates the mandatory tory five year horneu essness and a fforda blle h ou,usHng pny and works to comply with statutory ory requirements and facilitate housing a cdon. • I ove House Advocacy Services Provides emergency shelter, ransllfiona o using, and housing assistance tco pe oglle who have experienced crime, particularly ally domestic violence. • lBaysll e Housing and Services ' Offers transrfionall housing and selIter with supportive services. • Community Build Project t Coordinates tes Volunteer effort t o build -tiny shellter vHllllages. Others are allsco involved in providing housing for seniors and other specHall needs households, often affiliated with farth--based organizations ons or independent, small --scale ccoununercHall operations. City of 1Port Townsend " N'"tlN1N( � MtlUl��u HOUsiny 1Page 17 ��"H�, �'k� �poiomvyllll w �� iiii. �m11 '�°uuuoil ni l64' Vuml,,11\\\\ m ,mop Vui a Vuml,,11\\\\ pluumilUll pI� °IUII pluumilUll " V Vuml,,11\\ pluumilUll �� 0�oel mill8 �� o V i ,mop uml,,11\\\\ pluumi i p m��111vv I m��111vv �,IlVliii �,IlVliii �,IlVliii \ un�111vv �,IlVliii �I�� (P ��m\� �m\�n � ` u \ m I Um��111vv �,IIVliiilUl I�pp,,,�,��p IIIII ��ii �`,I� ��ul IIIIG�l�� IIIIC �ll,�,,,,, ��iiiiu �iiiii�� ll,�,,,,, II�,,,,Fum,,,� �1�� II�,,,,Fum II ,,,,Fum �� ii� �ll,�,,,,�, II�,,,,,Fum, ��In��na��l�� Il�,,,�n� �„ m�� „ �n�� ,�� iiii��, ��„� to Iiii :�iiiiu iiiii��,�� „��,�ii �ll,�,,,,, II�,,,,,Fum mw„�p (Port 'Townsend is facing a range of hOLASing challenges that affect residents of all ages and income levels. While the city is known for its gUallity of Ilrfe, historic bUilldings, and na tLjrall bea LAY, the limited availability billity of hOLAsing, and the rising cost of what is available, blle, has made it dllffllcLAllt for many peoplle Igo fiend a home that fibs their needs and bUd et. According to the hOLASing needs assessment and he conversations in gulls planning process, lPor Townsend faces severall immediate to hOLASing iSSUes, both to address CUrrent hOLASing need and to anticipate addilfionall need as growth contilrUes. f-foir lbiillity. IRisiing hOLASing prices and stagnant wages have created a growing gap between what peoplle earn and what hOLASing costs. IMany working families, seniors, and young adLJllts are priced ouuL of the market. Even D" OLAsehollds wfth mod rwe incomes sLrUgg�e to fiend suftaNe ownership options in the city. WWdhHe incomes and rem v hie have risen .to a sirnflr degree over time, the affordability billity gap for hcsu" eownersNp has grown coven wilder, as shown in FigUre XX 1 IJI t9',-:nnl r_I 1'flM iuncmeaxse in InrJII7oe wahies iIIo n I 1orn e `/ Alu, I11dex 90% 1Mkar;; and I ir,:,,u,;eh i,, lrrJ nci,, -n,m 70 , trd a mew are 4, m�m� VUV�IIIU�O 36% increase in rent; 37% % � °�^��ry � �• �' €uncreare €un €unroumF nce 2010 2L)0.0 2011 202 ,L)H,, 1014 fill 2016 2(YI7 ,CJ'fu 201°:7 02L) 202I 202,1. Sources: 010-2022 American Community Survey 5-Year Estimates, Table S2503; Zillow Home Valve Index I fimlited Housing Diversity: ity: ggresxilma telly 75% of Il:::,Ioir...I.ownsendus housing stock consists of sing lle-fau" illy homes. While these homes are an important part of the cony--tlry--unityu x form, gulls narrow range of hOLAsing types does not serve everyone, especially smaller hOLAsehollds, first-Ailme buyers, and those looking Igo downsize. 'The trend favoring detached sing lle-famfly _types, however, is reflected in recent bUillding permit history, as shown in IF" igUre XX City of 1Port Townsend " N'"tlN1N( � iMtlUl��u HOUsiny 1Page 18 n"QIw�'kp IIIIIIII Smcile f mily units ®: tr,. t 1.)11ita -hits Source: US Census Building Permits Survey, Il lroAttractivenessf Middle Housing: ng: Community conversations ions indicate there may be market rate buyer dern'nand for more middle housing types than what the Iland capacity ity and income band analysis indicates. 'This may make this type, now a scarce commodity in Porl'Townsendy Iles affordablle to the moderate income households han rrWdlle hcsuusung hypes are intended .�o serve. Availability f Affordable l rn ll : Onlly 10% of Port l cswnsendus housing ulI are in a partun' eMs or other ImUllfi--farnliy structures, lirnftl ing the SUpplly of rentall units thaL are a fforda blle .Lo households earning bellow median income. ®Aging IHouurng tack: A significant Iportion of the cill:yus homes are offer and II require it repairs or upgrades W rnee� Current energy efficsiency, accessibility, or safety standards. Without reinvest nnen , some of this hou s4ig may become u riii ha brta blle or Unaffordable blle o un'na in a4i. AllrnosL a third of Lhe hou slog uunrts are more Lin n 65 years cslldy compared to .1 % in Jefferson County (Figure X.X), 0% 1% Pod Tcvvnsend Jefferson Ci.,, akniy Washkrt;;,rton 1% lluiIt; 020 ra lat,=,.. r,siIt 20'10t 200 llui It 0,0 t QS IIIIII Built 'I990tc:'I9'99 IIIIIIII Built '1'980to'19,89 IIIIIIII Built "I970 tct 1979 111111111 Built tc: 'I9F,9 IIIIIII OuIt'1951) € f a2�arlh- Scarce: U.S. C;enSLIS 1BUreaU 2022 Arnerican C;crnrl'Wnity Survey -Year IE stirnate=s, sable 1DIF104. Displacement lPir uulr :his horn'ne values Alec', long rn'ne residents and renters are at risk of being pushed Out of their neighborhoods. 'This includes lower-inc orn e households, ollder adults can fixed incomes, and peoplle working in essenfiall jobs who can no Monger City of 11='crt 'town=wend ,its N'"tlN1N�( � MtlUl��u HOUsiny II=' y 1 ',Q it afford ord Igo hive in the community they serve. (See Racially Disparate impacts Analysis in Appendix XX). Infrastructure ctulr Irn IH,,,. and Irn tlr lints: his a bUillt--O nt city with limited available blle land, IPcort 'Townsend must carefully consider how to use its existing lots and infra stru CtUre o support new housing without straining public services or compromising envirconrnentall goals. 'The City wiII need Igo be rnindfunll when considering adding new streets Igo avoid overextending itself with infrastructure curve maintenance costs and increasing he long-mterm maintenance responsibilities. Second or Vacation IHoinrn . Approximately 5% of ll:::,Iola 1"owirnse ndus 6,023 housing units are not permanent residences, Unoccupied for munch of the year but StiIlll Occupying Ilanc which might otherwise be dedicated to housing permanent residents. IEim lloyinrn lrnt and Incomes: IPcort'T ownsend workers may not earn enough to compete in the coIryulrywIr iLyus housing rnu lrlk t. Whille Iryuu ch of the strain rnu y be caused by high rents or horne values, Inhere is stffl an imbalance between what peope earn in Lawn versus what they can afford. hirlli nll i n Rein -tall Irlket: 'The number of both government sic fed and market rate rentall units Its decreasing over time, increasing the sense Of housing insecurity for tD" ose who rent. ® IN w Requireinneintfoir IlExtreimelly IH,,,.ow Incoinne H lholl : R cem Hegisllaficon requires IPcort 'T ownsend and allll other Washington communities - to recognize and plan for enough housing to serve households e rn4ig between 0% to 50% of the area median income, 0% to 80% of area median income, and "perryu lruent supportive" and emergency houus4ig for people who are unn'hOUs d. IFiguire X.Xbellow coiryul lr s II:::,Ioirt town xendus current distribution of housing tylpes to what is needed Igo serve forecast st population growth, aligned with household income bands as derived from the Washington Department of Commerce Housing Planning for IIII 'Tool) (HAFT). According Igo this analysis, Inhere is existing need for an adilfionall 51 housing units targetedto serve households earning between 0 to 50%, of the areamedian income. "I�uu l 11 ',.is II'1?:r1 4.1int5 m, City of 1Port Townsend N'"tlN1N�( � MtlUl��u HOUsiny 1Page 2 ',H � Source: 2016-2020 HUD Comprehensive Housing Affordability Strategy (C;HAS), WA Depar lent of Commerce Housing Planning forAll Tool (HAP ), Figure X.X shows forecast income band requirements to the year 2045, illustrating the need for lower-inc orrne housing units and emergency housing will grow even more. , , NAMN %i lope,//// i �� i%%%%�� /124 Source: WA Department of Commerce Housing Planning for All Tool (-IAPT), Method C; Allocation results proposed by Growth Management Steering Committee August 2024. Increasing rnstir ion cost. IC...ocll bUfld rs report c onstru cHon casts ranging from 50 per square fool to 00 per square foot, depending on consmICtion _hype and level) of finish. 'Ms makes it difficult Igo 0aUHd new and .�o meet affordability t rgets. Jobs/Housing IBalance: W0" He Port'Townsend is an employment center er for the Uyrrngilc IPeninsWa, there is sdllll a jobs housing balance issue, in 2021, more than 7% of Port Townsernd"s 5,758 working indilvildUa�s lived outside of the cfty. IMore than 41 % of the cornry-wrnirty"s workforce had jobs OLAside of IPort'Townsend. Only 21 % both lived and worked in town. 2,400 ca IMLIte Out Pr Source: US, Census Bureau Longitudinal Frnployer-Household Dynamics (d..EHD) via Census On TheMap, Tracking lPirogir ss. 'The Growth Management c t requires jurisdictions to track progress can achieving housing goals, preparing status reports to verify the effectiveness of llocll policy Igo deliver housing consistent end with community need. City of 1Port Townsend ,fin N'"tlN1N�( � MtlUl��u HOUsing V 1Page 21 (Port 'Townsend has many strengths and opportunities to build on, including: Community Support: Public input has shown a strong desire for Solutions that make housing more accessible and inclusive. 'There is growing recognition that the status quncs is not Sustainable, and that new approaches are needed to preserve the coryury-wnirtyus livability. Zoning Reform and I,,,. and Use Tools: Updating llocll zoning to support middle housing, mixed -Use development, and accessory dwelling units ( IDUs) in appropriate erase can increase the number and diversity of D"Ocsmes without changing nging the c ity's scale or distinctive features. Undeirutilized I,,,. and: IM ny infiIIl lots, cornrnerc i ll corridors, nodes, and tr nsrfion ll erase within the city can support housing development that aligns with smart growth pnn ilk es. IPriorrfiz4ig development in -these areas helps reduce presSUre on n wr � I nds and promotes w lk WfiLy. Partnerships arn Local Innovation: Collllabor lion with hous4ig providers, nonprofits, and llocll ernpa dyers can hellq defiver affordaWe hou.usiing more effectively. 'The city can allso explore creadve toos, Such as ccsmmUnfty hand Lrusts and more affordability incentives t o accelleraLe progress, Alignment ith Regional ll n State Goals: F:,Iort ..Towrnsend's efforts can (leverage state funding, technicall assistance, and hou.us4ig programs that support cities in meedrng the requirements of the Growth Management Act and related housing legislation. IBy address4ig ffiese chalIenges and sizing ffiese coggcortunrnfties, (Part'Townsend can move -toward more balanced ed rnd inclusive 'hOUs4ig future, one where peoplle of alI income ( valley egos, and household types can fiend a qll c e t o calIII home. City of 1Port Townsend " N'"tlN1N( � MtlUl��u H O La s i n g 1Page 22 �'�°Q�1w,�k� 61, 1 c :imil .,a,, t i "vpump s 'This pllan OLAtlines the tools, strategies, and priorities to hellp translate vision into reSLAIltS. IFrorr Updating development codes and zoning, to investing in infrastrLACtUre and SLApporting partnerships with hOLASing providers, each action taken by the City will shape the cory--nry-wnilL.Ys hOLAsing landscape. Ilhe p1lan's 1pollicy fir ary--newoirlk in Chapter 11 detaills specific housing goalls and 1pollicies, eiri-qp1hasizing the degree to which the cilLY's housing 1pollicy intenrellates to Iland use, ,transportation, caprtall facilities, and econornic development policy, -too. Some of the 1p1lan's more hOLASing--specific policy initiatives inClUde: Expanding peirimlitted density irainges: 'This prop osall allllows higher residenfiall densities in appropriate zones, aligning zoning with -the -types of hOLASing we airn -to permit, SLAch as mUltiplexes, cottages, andtownhornes. it addresses past barriers encountered dUring the lacficall infillll" process, where prorns4ig code amendments were rejected for exceeding Lhe density lirTflLS set in the Comprehensive Man. Establishing minfimurni residential densities in sorne zoines: By setting mir*nUrn density standards, the Cfty can prevent UnderUdlization of lland in key areas, enSUring Lhat new dev6opment SLApports houskig goalls and promotes walkaWe, v&ant neighborhoods, Expanding partneirshilp efforts with noin-profit organizations: Strengthening collaboration with nonprofits hat construct and manage affordablle hOLAsing. 1"Ns wfll h6p deliver more affordablle housing by lleveraging outspde fUnding, lland donations, and rnussuon driven development experdse. Encouraging imlixed-use development fin inelighlboirlhood centers: SLApporting rnixed--Use bUildings, -those combining hOLAsing with shops, services, or offices, can hellp activate neighborhood nodes, redUce reliance on cars, and increase hOLASing options in amenity rich areas. Peirimlittling iteslidentliall uses fin some comimeircliall districts: Allowing residenfiall development in selected cornrnerciall zones area new opportUnifies for hOLAsing in allready develloped areas, helping the city grow withOLAt expanding its Urban footprint. Applying incentives -to support imoire a-f-foirdalble housing construction: 'The City will expllore financiall and regUlatory incentives SLAch as addifionall fee redUctions or waivers, expedited permitting, or addrfionall density bonUsesMCP make it easier and more cost effective -to bUild inc orne--restricted hOLASing. City of 1Port Townsend 01 � k", jMtlUlu HOUsing 1Paye 23 k� Pirlioirlitlizing caplitall facillities -to imalke imoir Ilaind availlaloll e -for Ihouiing: infrastrLACtire investment, SLAch as extending sewer, water, and roads, will be directed -toward areas with high potenfiall for hOLASing development, making CUrrently inaccessible hand ready for constrLACtion. Encouraging imoir Ilaind-e-f-ficient, fiscalilly sustainable development: Promoting compact, infill development patterns will redUce infrastrLACtire costs per Unit, preserve open space, and SLApport llong term file ll heal1th for the City. Evalluating City-owined property -for sulitalbillity -for Ihouiing development: 'The City will assess pUblicly owned hand to determine whether it COLAIld be offered for affordablle or workforce hOLASing development in partnership with mission aligned devellopers. Creating imoir Ilivalble sfirscapes alloing airteirlialls -to support development of Ihouiing ,tylpes: irnprov4ig the pUblic re ern abong key corridors, thrOLAgh safer cross4igs, sidewaNs, fighdrig, and llandscapng, can make these areas more attractive for new hOUsing and better integrated into ffie fabnc of the cfty. City of 1Port Townsend 01 � k", HOUsing Page 24 k� P IIIII a:iiirl, ',',I m p lemeiri 'To turn this housing pll n into lashing results, IPcort'T ownsend will take a strategic approach grounded in both immediate action and long-Aerm positioning. 'The action items Outlined in the implementation ablle in Chapter ter 11 provide specific actions intended to cllose the housing gap, stir rugll:llh ru it ll tiioir shiil s wHll:llh housing partners, rs, and address the cormuiry-wnHty"s persistent nt challenges in housing its residents. Establishing defined milestones will hellp measure progress, ensure accountability, and sustain momentum as the City works to expand housing options and improve affordability. 'To Support diverse housing options, the City Will update zoning and development codes to allllow more middle housing in strategic erase lIike neighborhood nodes, downtown, and key corridors. IDesi n standards will ensure new housing complements existing n6ghborh ocodsy whHHe infrastructure assessments will Hde ndfy b rners try growth, Puubfi and stakeholder eng gernem will be c entr H .po shaping ing and Hrurnpernenfing these HmMjsj ng 'The City wile confinueto support middle housing project, such as Habitat for Humanity's nity's duplexes and cottages ges and Olympic IHou sing 'Trust's tcownhornes, ft willll allso p anner with nonprofits, Hand truusts, and Hoc ll builders to expand affordaWe and workforce e housing, whille p UrsOng fUndHng and incentives from llocall, state, and Feder ll SOUrc es o support these efforts. 'The Dly will aHso continue e His partnership with the Housing Fund Board to Hmplle m ermp the Affordable Housing and Homelessness ss IFive Year r Plans. C orr'T iri 'The City will regUll rdy monitor hOUS� ng progress through data can permits, its, ff ord bility, and neighborhood change, nge, dju s ding policies ies s needed to shay responsive to market conditions and community input. it Will allso continue identifying and planning nning for future girowl.h areas that support II:::,lort. "I"owrus rudus quells for equilLY, and inclusion. IBy following these steps and celebrating progress allong the way, IPcort 'T ownsend can steadily build a more inclusive and resilient housing future. 'The path forward will take collaboration across City departments, community organizations, housing devell op ersy and residents, but with shared corn rm rt m enty the vision Outlined in this Plan is entirely within reach. h. (S ee implementation table in Chapter ter 11 for schedule and fUllll lisp of action items). City of 1Port Townsend " N tlNlµ(( jm�j 11!✓ G HOUsing 1Page 2 '�,H � De.and PlanningCoMext...............................................................................................................................5 IC...and Use and Zoning ........................................................................................................................ IResildenfill...................................................................................—.................................................10 IlMixedUse and INodes..............................................................--..................................................1 Cornrnercitll.....................................................................................................................................1 IDownLown and Upwwn ....... MsWrice Cornmercil ll............................—...........................................1 IMarineIC...and Uses .................................................—............................--.....................................14 IM nUfaGWring and indUsui ll.......................... --...................................... ..—..............................14 PublicIC...ands.............................................................—............--.......................—.......................14 IRecreafion and Open Space ..............--...........................--........................................................15 INaUjralAreas and Crffilcll Areas ..... -- .... --- ....................--.....................................................15 Agriculture............................................. -- .......... --- .............. ..—...............................................16 Challenges, issues, & Opportunities .........--.................................................................................17 Ilu_ue s,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,„„„„„„„„„„„„„„„„„„„„„„„„„„„„„„„ 1 Opportunities foir 19 IPollicy inft afives ..... --- ............— ...................... —. IF" LAUre Land Use IMap..... -- .............—.................... IF"LAUre IC...and Use IM p IDesilgn Jons ....-- .............. IPeII dunship to Zoning MsUicts .............................. IDevellopu"n enL IDisffibufion..... --- ............................ Urban Growth Are (U) ..--................................ IPollicy SULAGWre........................................................ CIlilu"n a -Le Resilience ................................................... IC...and Efficiency ......................................................... IP rks, IRecreafiony and Open Space IPollicy ............ Ac five 'Tr nsport fion.............................................. Plan ilu" pllemeMlion................................................ City of 1Port Townsend " N'"tlN1N( jMtlUlu HOUsiny 1Pa y ii GG of Port Townsend \\\Page ii/ � 11 and Use planning is more than zoning maps and regUlations; it's abOLA shaping the fLAtUre of OUr commUnity in a way that honors OUr past, meets present needs, and anticipates the challenges and opportUnifies ahead. in lPort'Townsend, lland Use decisions inflUence the strLACtUre Of OUr neighborhoods, the vitality Of OUr downtown, the preservation Of OUr historic and natLjrall resOUrces, and the overall qUality of life for OUr residents. 'This L and Use Element serves as a gUide for managing growth and development in a manner that aligns with OUr commUnity's vision. it OLAtlines policies and strategies to maintain and enhance lPort 'Town send's UniqUe identity, SLApport a resilient llocall economy, provide diverse hOLAsing options, and protect the environrnentall and CLJlftjrall assets that define OUr city. (Port 'Townsend's development patterns have been shaped by its rich history, from its ea rlly days as a hUnfing and gathering pllace in the Qat6y,to a bLAStling sea port, its CUrrent statUs as a vibrant commUnity known for its Victorian architeCtUre and scenic beaUty. Recognizing this heirilL.Age, the L and Use EIery--tlent see to preserve the cilLY's "speciall p1laces" historic strLACtUres, natLjrall featUres, and cherished neighborhoods, whille accornrnoda,Ling ,LhOLAgh-LfLAIl growth that respects the scalle and character of existing development. in accordance with the Washing -Lon State Growth Management Act (GIMA), this element inClUdes a 11 and Use IMap that designates the intended intensity and density of development across different areas of the city. 'The LIMA emphasizes Urban growth shOLA Id OCCLAr within designated Urban Growth Areas (UGAs), and (Port Townsend is committed to fOCLAsing development within its existing bOUnda ries. lPeriodic assessments of lland availability and economic development opportUnity will enSUre that the city can meet fLAtUre needs, carefUlly considering any potenfiall expansion. As lPort'Townsend and the eastern QLAimper lPeninSLAIla anticipate POPLAlation growth, this Comprehensive IPlla n provides a framework to gUide lland Use decisions that ballance hOLAsing, employment, recreation, and conservation. lBy integrating commUnity input and aligning with state and regionall policies, the L and Use Element airnsto foster a SLAstainable, inCILASive, and vibrant fLAtUre for all who call lPort'Townsend home. City of Port I ownsend 01 � idousing Page 4 n ommu uu ��lll:irl mmi ru II:::,lort gown endus land use l Il Irulring is booted in the cilI.Ys distinctive s tII:Hlrugy II lh lrirl: l y and the statewide framework of growth management. Il...oca ted can the ncsrthea stern tHq of the Olympic Peninsula, IPort'Townsend is Surrounded by marine waters can -three sides and bordered by forested and rUrall Ilands to the west. 'This na tUrall setting, combined with a compact, historic urban form, offers both opportunities and limitations for future development. llhe cill:yus lbumuillll: eiII Is HIS 1 gnu, century ury origins as a strategic maritime " e hub. 'The lIegacy of this period remains visible in the Victorian aIrcahfte pu.Vlre of Uptown and Downtown, the wa lIka blIe street grid, and the layout Of neighborhoods f'i L dev6op ed before the automobile eras. Over time, IPort Townsend has evollved into a center for arts, heritage tourism, maritime trades, and environs" entall stewardship. IPort 'Townsend is a fully incorporated ora ted city and part of Jefferson County. 1-he City functions as the County seat and the primary urban center er can the QUirnper Peninsula. As such, it pllays a key rolIe in providing housing, employment, and services for the region. 11 and use p Wining in IPort 'Townsend must -therefore consider d offi citywide prio des and the broader regionall context, Including coordination Lion with Jefferson COUnpy and nearby Un4icorp ora ted communities. As of 2024, IPort'Townsend has a PcsPUla don of a �pprox4natelly l0,689 residents. IBa sed on Ir gion ll gllI forecasts and Hocall ll Il Irulr ing a ssunfGp bons, the city's I o ull Lion Is projected to reach 12,512 by 2045, wNc h represents 17.1 % increase. According to the 2020 U.S. Census, the cill:yus I o ull Lion density was 1,464 peolplle per square IrrrnHll . By ` 024., that figure had d increased to approximately telly 1,540 p eoplIe per square mile, reflecting a modest but steady trend of infilllll and Hncrementall growth. 'This an66pa Led growth and increasing sin density underscore the need for IUD" OUghtfW Hand Use Wa tegies pha L accommodate new residents whilIe maintaining fining the corytlry- Vnityus essence, infrastructure capacity, and environs" entall quality (See detailed PcsPUla -don and dernograpNc Hnforrna6on in Appendix II Community Profile). Housing affordability billity is a c en ray halIlIenge shaping Iland use decisions in IPort 'Townsend. 'The city has a higher- ha in average proportion of ollder residents and lIower median household Incomes compared .po the broader II Sound region. As of 2024, the median household Income in IPort 'Towns nd is approximately $60,000, whilIe median home prices exceed $500,000, p lIacHng D"Ocsr neownersMp Out of reach for many lIocall workers, Young families, and retirees can fixed Incomes. IIRsHng rents and IIHmiced housing supply have further strained affordability, particularly calla ally for lIow-- and moderate -income households. Addressing this Imbalance will require Iland use strategies that support a wider range of housing -types, Such as duplexes, cottages, and accessory dwelling units, alIong with incentives for a fforda blIe and workforce housing near services, jobs, and transit. ( See detailed Information can Income bands presented in the housing chapter). ter). 'The Washington on State Growth Management Act (LIMA, IPA 6.70A) establishes the Ilegall foundation for this Comprehensive Plan.'The GIIMA requires cities to pllan for growth within City of 11='cart Townsend " N'"tlN1N( � MtlUl��u H0LaSiny Pa5 �'��p� �k� designated Urban Growth Areas (UGAs) and to ensure that Iland use patterns are compatible wilL.lh transportation, infrastructure, ctulre, out ing, and einvironlrirtl tall quells. II:::,1oirt 1 own end' x UGA is generally constrained fined by geography and existing development patterns, placing a premium can infilllly redevelopment, and carefLAIIl Iland stewardship within city boundaries. State and regionall planning efforts alIso intersect with lIocall priorities. IPII is the IRegionall 'Transportation Planning Organization (II for the Peninsula region and plIays a role in coordinating Ling transportation and growth planning. Jefferson ou nty's Cory-rl lr llh nsiv II:::,1ll lru alIso Influences how growth is allocated and managed across the region. Within this context, (Port 'Townsend must c onfinUe o balance its growth responsibilities with the desireto preserve the Cory-rry-rumunityus unique sense of III . in recent years, the silty of lPort'Townsend has taken rrre ning uI Ceps to address _t e growing gasp in housing affordability. billity. 'The City has adopted policy and code changes aimed at increasing the housing supply, encouraging a broader mix of'hOUsing _types, arid supporting infiIIIl development in appropriate areas. initiatives have included updates to zoning regulations Igo allow for two accessory dwelling units ( II per lot, exploring ways to expedite the permitting processes for infiIIIl projects, and expllor4ig strategies to promote rnWdlle housing options Such as triplexes and cottage housing. Recent community engagement and data analysis indicate severall emerging trends that shape the cirll:yus I Il nning context: a glrowing need for diverse and affordalblle housing options; the Importance of climate resilience in Iland Use deciss ons; and ongo4ig interest in preserving public acc ess o na tUrall areas, and shorelines. These factors underscore the Importance of a Iland use strate y that is ada pLaN y inClluusuvey and forward ftnkk ng. 11he steady glI in L:::,1ort ..1"owns nd's I o ull tion has II increasing 1piressuire on the Iloc ll housing market, contri1bUfing to a wWening gasp in housing affordability. billity. his more people are drawn to the cuty's natuulr ll lbeauty, cullILUr ll amenil.Jes, and guy llirll:y of Ilife, the demand for housing has outpaced the SUPP�y. 'This trendy coupled wfth Ilillm ited new housing construction ion and rising Iland and development cosItsY has lied to significant increases in home prices (II X.). IRent prices have alIso increased sugnfficantly over the same period. " N'"tlN1N( � � �MtlUl��u City of 11='cart Townsend 117MMINIMMMY19, DTWlljlglrioyxl 500,1100 $500,0100 S400,000 S300,000 $2043,000 $100,0100 so Port Townsend Jeffersoin Co4inty Washington 10120,23 62013 Source., Ul.S., Census Bureau, 20113-2023 Arnerican Community Survey 5-Year Estimates, Ta,bile DP04 IMany residents, partiCLAlarly lIower incorne hOLAsehollds, young families, and essenfiall workers are finding it increasingly diffiCLAlt to afford Lo 1[ve in the cornmUnity. The reSLJlt is a growing mismatch between the types of hOLASing availaNe and the needs of the POPLAlation, making affordability one of the most urgent challenges fackig Poirt'Towrisend today. (See hOLASing and affordability information in Appendix ID: IHousHng Weeds Analysis, and IMedian 1HOLAseholId income below in IFigure X.X, below), Median Household Income $100,000 $94,952 $90,000 $80,000 $71,143 $70,000 $60,015 $59,478 $60,000 $50,000 $41,033 $46,320 $40,000 $30,000 $20,000 $10,000 1, 821 $0 Port Townsend Jefferson County Washington 111111� 2013 ni 2023 Source: U.S. Censuis Bureau, American Community Survey 2023 5-Year Estimates, Table, S1901 City of 1Port Townsend AZ HOUsing � 1Paye 7 As lPort'Townsend lIooks to the fLAtUre, this IC...and Use IEIIement provides a criticalI fOUndation for making lIand Use decisions that reflect commUnity valUes, alIign with state mandates, and gUide development for genera tions to come. City of I Townsend 01 � k", H 0 Ll S n g Pa8 �k� l � III ax-lll d, "Ullse a:ir-111 d, Zurill III 'This section identifies and describes the variOLAS types of Iland Uses shaping the physilcall and fUnctionall character of lPort'TcSwnsend. lI:::'oir the I par", the cory--lry-wII Iland Uses con'forim to the zoning agglIied to the property. While -there are some non -conforming Uses in the city, some are non-conforry-fling lbecause the develloped iinteiI differs firoim tod y's zoning) regLAiIremen s. llhe zoning) I (II:::1glumulr .) is a good representation of the conulrttuuulruirll:yus current Iland uses. IC...IIke many C;CPmmUIr011fies, the mix of IIa nd Uses C;CPIrOsllsts of: City of 11='cart Townsend o R � SF) p 10 s d �a¢e�,o 5,000 ft 1o1) o R_��I(MF)M,o 10 ar® � Imu�o�'m° R , xduS,c o Neeo ®c ®C ) ® R��IR,=1—R--1 ®eM °I M ® M_�� a�oa ® M_II(B)(P. H.ds )M oeR8-dUe= E� P ,_ _ ® �;os�d�=gp-M, ear®sea ® I � k.tikl, —S-- o°Pos=a1Pol®kI�k=seace P_C , Um N'"tlN1N�( jMtlUlu Im H0Lasiny ay� lResiidentii ll areas foirrnn the foundation of II:::,lort ...1"ownsendus Ibu iillL envliroi ry-n ent and coryury-wnity life. 11he clLyus neighborhoods hods are diverse in age, scale, and character. his the city plans for funtunre growth, hOLASing affordability, diversity, and Sunstin billity are key priorities. Il...and Use strategies now Sunppc rt a range of hOLASing types to meet the needs of residents at all life stages and income levels, while encOUr ging thOUghtfUll development in IPort'Townsend's distinct, dynamic, ic, and evolving neighborhood landscapes. apes. 11he irnu ljoirlLy of the clLyus land its zoned for residential use, generally consistent wirllh the coriull irelllensiive I Il n's Iland use designations. (See chart bellow.) Area by Zoning G01 11 1,-1,1 l,m P-I POS =. Source: City of Port Townsend's GIS 'Typical Residential hOLAs4ig types found in IPort'Townsend inCllunde: Detached Sfing1le-Faimily Housing inglle-farnllly homes have long been the predominant nt hOLAsling hype in IPort'Townsend, shaping the look and feel of many neighborhoods. 'These erase typically consist of detached hOLIse s can indilvildun ll lots and offer a sense of stability and familiarity. Going forward, sin llc -family areas may evolve to Sunppc rt gentle infillll, Sunc h as cottage ge hOLASing or small lot development, where appropriate. (Maintaining the essence of the ccsu"unu"ununnity while allowing for incremental growth is a key objective. Cottage Housing Cottage hOLASing offers a smaller -scale, ccsu"unu"ununnity oriented hOLAsing option that files well within the existing architeCtUre of IPort'Townsend. 'Typically arranged arOUnd a shared open space, e, cottage ge homes provide a balance between privacy and neighborhood interaction. 'This hOLAsing _type can serve a variety of hOLJsehoId sizes and ages, inCllunding seniors, small families, and individun lls sacking more affordable options. City of 1Port 'town=wend " N'"tlN1N( � MtlUl��u HOUsiny 1Page 10 '�,I i� GG of Port Townsend � > \sing/Pa \l , � Accessory IDw lllllilrng Units ( ID Us) IDUs .. small, secondary housing units located can the same lot as a primary home, pllay an important rolle On increasing housing Supply without significantly altering neighborhood form. 'They provide options for aging On pllac e, Ontergenera fionall Hiving, or Suuppllernentall rentall income. 'The city Supports broader use of AIDUs through streamlined permitting, flexible design standards, and public Outreach to increase awareness of their Duplexes IrnTowinlhomes Duplexes and townhomes offer more compact housing options that fit well within existing residenfiall neighborhoods. Encouraging th6r development near schools, parks, and transit can hellp create more inclusive and connected neighborhoods. IMull-fi-f imilly Housing ng Multifamily housing is five or more units in a snglle structure, including apartment buildings, senior housing, and a ffordaWe housing complexes, servos an essentDall rolle On Ir--tleeting l:::Iolrt own xen y x current and fUture housing needs. 'These developments are typically located On areas with greater access to transft, services, and employment centers. ers. II'" igher density residorifiall uses can support those who choose riot to drive, reduce vehicle dependence, and aDllow more peopr e to Hive near daDlly destinations, particularly when paired with availlaNfity of public transportation. Lion. IM fixed -Use Housing ng Similar to mUltifarnlDy housing, mixed -use houus4ig supports peoplle Hiving above and nearby ameroir es, employment, and services. Munch of N storic IPort'Towr send was mixed -Use, corn"oNning cornrnercDall grouund floor space with residenfiall units on upper llevells. While not a signrficariL oomponem of the Current housing inventory, Inhere are still buuiUrigs downtown w'Mch ilricDuudo a retaH ground flloor with apartments s or coridorn'niniluurrns above. types of buuillldi ng y some of which now have unoccupied upper flloorsy may provide opportunities for addilfionall housing in the short Derr and servo as an exarnpi e of the type of mixing of uses anticipated On emerging mixed -Use neighborhood centers. ers. IMixed-Use areas and n6ghborhood nodes serve as vibrant anchors within the city, pllac es where housing, commerce, services, and public life come together. '"OMhese areas reflect a Iland use pattern which is intended to serve pedestrians and cyclists, ists, reduce car dependence, and support a more vibrant city form. in (Port'Townsend's l lla ns over the l as't 30 years, mixed -Use development is part of shaping growth to strengthen neighborhood identity and reduce pressure to expand urban development Onto the of en space and resource lands outside the city's uurlba n growth boundary. I:::,Ioirt Town xe ndus Ir-'ix "d--Us' nodes vary On scalle and context, from the historic wa lIka blle fabric of downtown to neighborhood scalle centers ers Supporting daDlly needs. '"OMhese areas are intended to accommodate to a mix of housing types, Such as a partr"r e n s, owrnhcPr" es, or upper story City of 1Port Townsend , Um N'"tlN1N�( HOUsiny 1Page 12 '°Q14k� residential, alongside cornrnerciall Uses lIike cafes, retail, offices, and commUnity services. Well - designed mixed -Use areas allso serve as gathering spaces, helping to foster sociall connection and civic life. 'These areas can absorb a rneaningftfl share Of fLAtUre hOLASing and jobs whille enhancing qUality of life, redUcing greenhOLAse gas emissions, and creating more complete neighborhoods. Since their creation, however,the mixed-LAse areas have seen little development consistent with the vision. Coo nrnerciall areas in lPort'Townsend provide essenfiall goods, services, and economic opportUnifies for residents, bLASinesses, and visitors al�ike, I-hese areas range from -the vibrant historic downtown and Uptownto more aUto-oriented corrldors and neighborhood serving retaH spaces. Ilhe AILAIIHY of cory--nry--�eirciall districts is deepy connected to the city's econory--nic resilience, tOUrisrn economy, and overall qUality of Ue. Existing policy favors cornrnerciall development wNch reinvests in existing cornrnerciall corridors, bUilds within mixed -Use areas, and priondzes pedesffian-oriented design. 'The city enCOUrages a range of cornrnerciall acHvity, inClUding re aril hospitality, professionall services, and food establishments, in locations LhaL are well served by infra strLACtUre and -transportation options. Cornrnerciall areas are to be designed Lo enhance the pUblic realm and SLApport llocall entrepreneUrship. The city allso recognizes the importance of preserving the UniqUe archrteCtUre of its historic cornrnerciall core whille enabHng thOUghtM modernization and adaptive reLAse. Downtown and Uptown Port 'Town send are the Wswric heart of the commUnity, a nationally recognized Mstoft district, a culltura� desUnation, and a pllace where peoplle hive, work, gather, and cel�ebra Le. its compact, waNaWe streemape and arch rteCtU ra 1l heritage create a strong sense of Wallace centirall to the cilLy's identilLy. Ilhe Centrall IBLASiness IDistrict (CIBID) is more than jLJSt a cornrnerclall hUb; it is a m[xed--LJse n6g0"Oborhood where economic activity, civic life, and historic preservation intersect. And UpLown is a hiving, diverse, neighborhood -scale cornrnerciall district intertMned with the re sWenfiall areas SUrrOUnding it. Ilhe city's land use strategy'for downtown and Uptown has SOLAght to preserve its historic setting whille enCOUraging condnued vftaRy thrOLJgh compatible infillll, adaptive reLAse, and active grOLAnd flloor Uses. Upper story resWendall Uses are SLApported to bring more hOLAsing options into the core, enhance safety, and SUpport llocall bUsinesses. IPUbllic realm improvements, SLAG as pedestrian amenities, accessiblle streetscapes, and gathering spaces, are essenfiall to making -these cornrnerciall districts inviting for everyone. Under CUrrent zoning, downtown and Uptown will remain focall points for investment, commUnity events, and civic pride. City of 1Port Townsend 01 � k", HOUsing 1Paye 13 k� 14, f�, I � Il:::,Iolr own xeIrn x identity is iin elpair Iron n its Iri n lrill:lr ne setting. Ilhe city x s1hoirelline, allong Port 'Townsend IBay and Admiralty inlet, is a defining fear Ure hat supports marine industries, public access, recreation, ion, and environr nentall stewardship. From its historic boric boatyards rds and ferry teirlri nin ll to its Il ulbllic piers x and Iri n lri n xy Iri n lri ne abase are e x enti ll to the c1111:y's eco nor nyy culture, and sense of gllac e. The waterfront allso provides habitat for ma nne spec iiesy scenilc beauty, and a dynamic edge where Iland and water meet, requiring tD" OUg0"tfUIly ballanc ed Iland use policy. IMa nine Iland uses in IPort'Townsend encompass working waterfronts, s, public shoreline access, ferry and port operations, water --dependent industries, and environmentally sensitive areas s Such as fidall wetlands and bluffs. 'These areas s must accommodate a range of interests, from sustaining fining maritime trades and tOUrisr ny Igo preyeMng ecollogicafunction and adapting ding Igo sea -- Il v ll Imes. Ilhe ci y's s1hoir llin Ir-m n gery--ne nt efforts are c1los lly coordinated with the ashi ngllo n State Shoreline Management Act, ensuring thaL development allong the waterfront is consistent with state mandates, public interest, and llong berm resilience goalls. Manufacturing and Ilndu tiri ll land uses 1pp any a ciru ci ll (roll in F:,lort. I"owV/Irnse ndus eco nor nyy providing jobs, supporting llocall businesses, and sustaining fining a base of goods--gresdUc ing activity ,that contrI1bUtes o rc, iona�ll sellf reliance. _.. '�` '� 'g" � ' ' ' � ese areas, anchored y uses such as r"n"nalrlltllr"n"ne industries, fabrication, and fight r na mfa CtLjring, are essenfiall for econornic diversity and resilience. in a city known for its creative and indep ndem spil t, indUstriall Ilands allso support innovation, trades, and entrepreneurship across sectors. II:::,Iola Iow nse ndus ilndu stirW Vand suuppy is Iliry-irL dy makings H. All: ll to II protect existing areas s firory--n incompatible development and enSUre they are wee served by infrastructure. re. IMany of -these uses are �o a ted near "tine waterfront, , where accessto marinetransportation ion and services Its c rifilca L Today's zonings s, intended to support the continued viability of manufacturing and indUstrW areas s whine prornodrq enAronrnentall responsibility, climate adaptation, and design compatibility wfth Surrounding uses. Manufacturing to ring and indUstriall Iland use and economic development pofi y allso supports job training, equitable blle economic opportunity, and the creative reuse of IlndUstrW spaces to r eeL evolving community needs. Public Ilands are essenfiall Igo the health, function, and identity of IPort'Townsend. 'They provide space for civic institutions, schools, Utillilfiesy ransportal ion facilities, parks, and na tUrall resource conservation. Lion. 'These Ilands serve the community in visible and invisible ways, supporting everything from emergency response and education to recreation, ion, environr nentall protection, and CLJItUrall life. Stewardship Of public Ilands ensures equitable blle access Igo vrtall services, protects ec ollogicall systems, and reinforces II:::,Ioirt 1 own xe ndus va llu es of su stai na lbillill:y and community welIlI--being. City of 1Port Townsend As the city grows, careftfl planning for public hand use will be crrficall to meeting future demand for schools, fire stations, government facilities, and public open space. Coordination with Jefferson County, state agencies, and llocall institutions will hellp ensure that public facilities are located and designed to serve existing and future populations efficiently. 11 and use policies prioritize the llong term public benefit of -these spaces, protect publicly owned natLjrall areas from encroachment and ensure that public investments allign with broader goalls of equity, climate resilience, and livability. Public hands will continue to anchor neighborhoods, support quality of life, and reflect the shared priorities of (Port 'Townsend residents. l:::,Ioirt. "I"ownsend's olpen spaces and itecireationall Ilands are centrall to its ideintilLy, quallilLy of Rife, and ecollogicall health. IFresm the expansive shoreline arid forested trails of IFort Worden to neighborhood parks, community gardens, and sceinic viistas, these spaces support physicall activity and rnentall well-being, provide habitat for nadve species, and create opportunities for connection, with nature, neighbors, and llocall Nstory. Open space in lPort'Townsend is not just hand left Undeveloped, H. is an active and intentionai fl rt of the city's falbric. As lPort'Townsend continues to grow, protecting and enhancing fits open space network is essentiall. Ilhe city's land use strategy suese pports the pry ein of viiroinry--nentalllly sensitive areas, the expansion of recreationall access, and the eqUftable distribution of parks and green spaces across all neighborhoods. Future planr*ig Will focus on connectivity, linking open spaces through greenways, trails, and bike infraStrUcLureto promote access without relying on cars. in coordination Mh Jefferson County and other panners, lPort 'Townsend will continue to invest in a parks and open space systern thaL reflects commurifty priorities, supports climate resilience, and ensures that residents of all ages and abilities can experience the outdoors cllose -to home. lPort I"ownsend's inatuirall enviiroiniryient is one of its irrmst defining assets, shaped by forested bluffs, wedands, shorelines, and rnar4ie waters -that support biodiversity, protect water quality, and enhance con--nry-wnilLy clhairacteir. Ilhe city's inatuirall areas and designated cirilLicall areas are vrtall to ecosystern function, climate resilience, and public safety. 'These hands include wetlands, geologically hazardous areas, frequently fllooded zones, and crrficall wildlife habitats, all of which require thOUghtftfl stewardship in Lhe face of development pressure and environrnentall change. 'The Growth Management Act reqUiresthat cities identify and protect crrficall areas, and (Port 'Townsend has embraced tMs responsibility as part of its broader cornmitmentto SUstainability. I1...and use policy in -these areas prioritizes conservation over development and integrates best available science to guide decision -making. Where development is permitted near sensitive areas, it must be carefully designed to minimize impacts, avoid hazard risk, and support ecollogicall restoration. Public access to natLjrall areas is encouraged where appropriate, fostering a community ethic of environrnentall appreciation and care. As climate change brings new challenges, Such as sea Ilevell rise, wiilldfiiir iriisk, and halibilLat slhifls, l:::,Ioirt. "I"ownsend's 01 � k", City of n ortTown=rend HOUsing Page 15 k� 14, f�, I � a pproac h o na tLjrall and c rrfilcll areas smUst remain adaptive, dive, science based and grOUnded in llong Deem pUbllic interest. While much of IPort'Townsend is Urban in character, cter, agriCLAItUre remains an important part of the broader landscape and ccsmmUnity identity, gartiCLAlla ally in the SUrr Unding areas s of Jefferson County. II.....oc II f irrnns contribute to the it giion's coiruory"yy Iherill: g y and food seCLArityy, and they are SLAP orted by strong cornmUlnity IIIrBIerest in SLAstaIlna bilityy farmers markets, and access to llocalllly grown food. (Preserving a griCLAlltU rall Ila nd and SLApp srting Ilocall food systems are essenfiall components of a resilient and egLArta blle fUtUre. Within the city limits, Iland SLArta blle for active a griCLAlltU re is firnftedy bUt the ccsmmU pity recognizes Urban a griCLAlltU re, inClUding ccsmmU pity gardens, edit e landscaping, and small-scale farming, is increasingly singlly va lUa blle. 'These Uses c ontftWe Igo neighborhood vibrancy, edUcafionall oggortUnilfiesy and access to fresh, healthy food, Land Use policies encourage the integration of a griCLAlltU re into the Urban fabric where a ppropnWe, protect adjacent mrar hands from sgrawlly and SLAggc rt regionall efforts to conserve farmland, By rec ognizz frog the rolle of agriCLAItUre in both Urban and mrall contexts, IPort'Townsend can hellq rnaintaun a strong connecfion between peoplle, Ilandy and the food they depend on. " N'"tlN1N( � � �MtlUl��u City of 1Port Townsend woiomvylll 11 "� �"` wl y, �°uuuop ni l64' Vuml,,11\\\\ m ,mop Vui a Vuml,,11\\\\ pluumilUll pI� °IUII pluumilUll " V Vuml,,11\\ pluumilUll �� 0�oel mill8 �� o V i ,mop uml,,11\\\\ pluumi i p m��111vv I m��111vv �,IlVliii �,IlVliii �,IlVliii \ un�111vv �,IlVliii �I�� (P ��m\� �m\�n � ` u \ m I Um��111vv �,IIVliiilUl I�pp,,,�,��p IIIII ��ii �`,I� ��ul IIIIG�l�� IIIIC �ll,�,,,,� ��iiiiu �iiiii�� ll,�,,,,� ��,�,�um,,,� �1�� ,�,�um �� ,��,�um �� ii�� ll,�,,,,�� ,��,�um, ��o��a��l��. �Il�,,,�p� �„ �� „ ��m�� ,�� iiii��, ��„� t�� liii :�iiiiu iiiii��,�� „��,�ii �ll,�,,,,� ��,��,�um mw„�p IPort 'Townsend faces a unique set of Iland use challenges in its comprehensive planning, primarily driven by the need to ballance growth with its distinct character cter and environr nentall sensitivities. A significant hurdle is a fforda blle housing, which demands increased sed housing options whille confronting ing limited available blle Iland and a strong desire to preserve the c ity's historic form and na tLjrall beauty. 'This often lleads to difficult discussions around density and infillll development, as expanding housing Supply can c 11as O with community concerns erns about neighborhood hod scalle and infrastructure ure capacity. ity. Iland capacity ity analysis (IC...CA) inventoried and classified the various existing Iland uses, Subdivision patterns, environr nentall constraints, market facLorsy and other conditions to better understand what Iland is available blle for development over Lhe nexx 20 yea rs. 'The 11 CA found there is adequate Iland within the urban growth area (U ) Lo accommodwe urban growth, but that certain in conditions llike the availability billity Of Urban infrastructure and access ss may impose temporary geogra phicall restrictions can where new housing or emplloymem can be gllac ed over -the Course of -the next 20 years. 'The city must allso navigate the coryip" exilfies of c rrficaareas, including shorelines, wetlands, and other environmentally sensitive zones, which restric L development and necessitate ca reftfl planning Igo protect ec ollogicall integrity. Mign4ig Ila and use decscons with broader goalls Such as a fforda billityy transportation access, and econ r nice ALallrty adds another Ilayer of complexity, requiring thOUghtfL ll Iln egr don of policies across varIIous sectors Lo ensure a cohesive and resilient future for IPort I-ownsend. However, these challenges s allso present ccsmg6HHng opportunities. IPort 'Townsend's engaged community and shared appre iadon for its unique character can llead Igo innovative and llocalllly tailored Iland use solutions. an opportunity Lo Il verage existing infrastructure ure by focusing growth in desHgna ted Urban areas, s, redu cling sgrawlly and promoting wa lIka blle, mixed - use n6g'hd"acsrhoods. 'The dernand for dHverse hOLJsHng _types, including accessory dwelling units ( I H s), mWdlle housing, and smallller scalIe mUllti-family options, provides a chance e Igo creatively adapt existing Hots and buildings, c on ribu Ung Igo affordability billity whille maintaining fining neighborhood cohesiveness. 'The c ity's coru1miltmeM to histor° preservation and environr nentall stewardship can guide the implementation of deMoprneM practices, Such as green building incentives and llow impact development tec hniques, proL cting na tLjrall resources and enhancing quality of life. IBy proactively addressing climate change impacts, particularly calla ally seas levO riled, IPort 'Townsend can become a rnodell for coa stall resilience. Ultimately, this chapter offers a chance e to unify these efforts, fostering in en ionall and inclusive grow h hat enhances IPort 'Townsend's unique identity for generationsto come. City of 1Port Townsend " N'"tlN1N( � iMtlUl��u HOUsiny 1Page 17 'pIHI kph 'This planning process has drawn focus on severall lland Use issues, ranging from overall affordability to the ways in which the community can best adapt to a changing climate. • IHou sing Affordability and Availability: Housing remains one of the most pressing lland Use challenges in lPort'Townsend. 11 irnited lland supply, rising construction costs, and a high demand for housing have area barriers for many residents, particularly Young peoplle, essenfiall workers, and Mower income h0Useholds.'The city must consider how its lland Use policies can support a greater variety of hOUs4ig -types, promote infi 11, and reduce displacement. • IHistoirlic Platting and Unimproved Subdivisions: Much of lPort'Townsend was platted r'norethan a century ago, with lots and rights of way esabllished onlly on paper. 'This results in conditions where llegall lots exist in areas with no improved access and no established Utility services. Owners of -these Hots enjoy the nghrto construct homes, but the conditions Linder which they can bufld are chal�lleng ing. 'They must extend public and private Utilities and demonstrate llegall, adequate access. This can sometimes llead to llong, private water and sewer laterals and Hong, privWe driveways wNch may or may not conform -to right-of-way alignments. in addition, ffie patted rights -of -way frequently do not iry-mtclh th Ilandscalpe's topography, iry-mlkiing H. either very expensive or iiry--uIpossible to construct the roads as they are platted, • Aging I in-f rastiructu ire and Development Constraints: IMUch of l:::,Ioirt. 1"owinseind's existing infrastructure was buM decades ago, placing firnfts on grow' h in some areas. Water, sewer, storrnwWer, and LranAorta Lion systerns mLls� be updated or expandedto support Current and fLRure development. lPhysicaH constraints SLAch as steep slopes, shorelines, and crfficall area aHso limit where and how development can Occur. While much of the coiry-in'wrnity's utillilLy systems are adequate to serve current and anticipated giroM , Iho , ther cornponeriLs are near end of life, W capacity, or needing Upgrades to accommodate andcipated sysLern expansHons. • Historic Preservation in irowing Community: Ilhe cilLy's historic core and cullLuirall landmarks are integra� w its idemfty, drawing visitors and contributing 'to a strong sense of pllace, Flowever, balancHng the need for preservation with opportunities for adaptive reuse, infffl, and modernHzwion presents ongoing challenges. • ClIfirnate Changrn Il inviroinimentall IH illience: Sea lev6 rise, wildfire risk, and changes in precipitation paRerns increasingly affect llocall planning decisions. Protecting sensitive natUrall areas, bUil6ng cHmate resilient infrastructure, and encouraging sustainable lland Use practices are key concerns as -the city pllans for lTong -term resilience. "I"he County's Willdfire I:::,Iireveintioin l:::,Illain's analysis shows lPort'Townsend at risk for fire impact, 1pairticullairlly in those areas near the Quiiry--uIpeir Willdllife Corridor in the coiry-niry'winilLy,s northwest. • I firnlited I and Supply: As a geographicalllly constrained city with defined Urban Growth Area boundaries, lPort'Townsend has a finite amount of developable lland. Strategic infillll, redevelopment, and efficient lland Use are essenfiall -to accommodate growth without expanding into Surrounding rUrall or resource llands. City of 1Port Townsend 01 � k", j HOUsing Page 18 k� Il irnviiroirnime ntll Justice: m Recent changes to the LIMA regUire ccsmmUnilfies to consider environr nentall jUs tic e in -their comprehensive gllans. (Port 'Townsend is beginning to incorporate this Ilene into its Iland Use decisions by identifying and addressing disparities in access to clIearn air and water, hOLASi ngy trarnsportatio n, and green space. This IIrnC,lUdes enSUring tha t historically uunderserved or vuullnera blle gcsquullal ions are not disproportionately impacted by development, gcslllluutiony or climate related risks. oirirrnw tit Management: ll:::,Ioirt ...1"owirnse ndus surface waters generally drain into ll:::,Iug t Sound. ..I ll1 cill:y is a "peniirusuulla on a 1peniirusuulla ," with the ll:::,Iumug t sound to its north, east, and Scsuuth. While soills here are compatible with on --site tormwa ter management approaches, es, increasing development in the i. GA and increasing infillll intensity willll regUire innovative storrrnwa ter management a pproaC hes o enSUre grOUndwa ter and SUrfa ce water quuallity is maintained. fined. 'This Update introduuc es new planning regUirements based can uugda tes Igo the Growth Management Act, and it invited broad ccsmmUnity conversations Igo identify how (Port 'Townsend can best respond to tI" ose new regUirerr e n s and ideriffy opportU nIIfies GCS a tta nn its long --term vision. • Simairt Growth and irnfillll Il v llopme t:..l-heire is strong potentiall to gUide fuutuure development into wa lIka blle, mixed. -use area s that cony" 1pa e nn rut If:,Ioirt ..i.owrnsendus existing Urban fabric. 'Targeted ilnfillll in key areas, Suuc h as near downtown, neighborhood hod centers, ers, or allong tran ft corridors, can Suuggc n hcsuu 4ig c0" 6ce, economic activity, and more SLAsta ina blle patterns of growth. • oirnrnirnrnunlity-ll,,,.ed Planning: Part'Townsend benefits from an active and engaged cor nlmuunrty. 'The gla rmn ng process offers an c pportuunity to bUilld can Rhin civic strength, ensuur4ig ffiaL Iland Use decisions reflect diverse voices and shared vallUes. CcsmmUnity driven approaches can Suupport creative zoning Scslluutionsy partnerships, and design that enhaalrnc e quuallity of fife. • Adaptive IReuse andll fistoirlic Integration: IMany of li:,Ioirt. "I"owrnsendus historic Ibuuiilldiings offer capportuunilfies for adaptive reLlsey bringing new life to ollder struuctuures whine preserving their character, Land Use policy can Suuggcsrt Rhin by streamlining review processes and e nC OUragnng context sensitive development. • Expanding irng Accessto Nature andOpen Space: With its abUnda nt natuurall bea Utyy (Port 'Townsend has the opportuunrty Igo enhance pUbllic access Igo parks, trails, and the shoreline. 'T0 OLJghtfuul Iland Use planning can enSUre that new development c ontri1bU des Igo the cill:yus olpen space network and that residents of all ages and incomes can enjoy these rC SOUrces. To SLApp Srt the needs of yOUng families, it Its essernfiall to provide active park infra struuctuure which enccsuurages OU door gllayy, physicall activity, and soc iall interaction. Amenities Suuc h as gllaygrOUndsy sports ccsuurtsy open Ilawnsy and family -- friendly programming hellq foster healthy lifestyles and a strong sense of ccsmmUnity. • Il,,,. call Economic nomic Development: IBy aligning Iland Use policy with economic development goalls, the city can SLApp Srt e ntrepre neUrsh ip, lIocall bLASilrnessesy maritime trades, and the , Um N'"tlN1N�( City of 1Port Townsend arts. Flexible zoning and mixed -Use areas can hellp attract jobs and SLApport a resilient lIoc all economy. lBy acknowledging the challenges ahead and seizing emerging opportUnifies, (Port 'Townsend can shape a fLAtUre that remainstrUeIgo its history whine meeting the evolving needs of its residents. Active Transportation: lPort'Townsend has a compact, grid _hype street network and a strong fOUndation for expanding active transportation options. 'The City has the opportUnity -to bUild on existing trails, sidewalks, and bike rOLAtesIgo create a more connected and accessiblle network for walking, biking, ar-W rolling. Enhancing active ,transportation infrastrLACtUre can SLApport pUblic heallth and redUce vehicle dependence. Relationship -to Zoning : Zoning pllays a crrficall rolle in shaping how lland is Used and how ,the commUnity grows. 'There is a cllear opporturifty Lo modernize zoning regUlations to better SLApport commUnity goalls related to hWs�ng, econornic development, and ,transportation. lBy enCOUraging a mix of uses, increasing aHowable densities in targeted areas, and promoting form --based approaches in wallkablle neighborhoods, zoning can hellp create vibrant, connected pllaces. 1"hese Updates can hel�p ensure -that and Use patterns SLApport a more SLAstainable and eq0table future for Port'Townsend. City of 1Port Townsend 01 � k", HOUsing Page 20 k� n ommu �6 pmioii i mil l64 pu pump IumiiVN . i t i strong policy framework is essenlUilall for guiding Iland use decisions in a wary that reflects community values and llong term goalls. UU provides the fOUndadon for consisten , ransga renU decision iron lking and Ih 111 s allign zoning, infrastructure, and dev llojpr -- ient IpatLerns will:lh the ity's vision. 'The policy framework ensures that future Iland use is in accordance nc with the ciity's vision of how and where it wants to grow. (See the implementation Ua Ne and the policy framework in Chapter 11). IK y toolls incllude the ity's d v llol ry"ne ut it giumuUatiorusy c l ill: ll iiri-q irov ryient p1lanning, I umulblliic.. priiva to partnerships, and alignment with regiona� and state policies. Over Hme, Updates Igo Uhe zoning code, design standards, and infrastructure qua ro s will be necessary ry to ensure they reflect the intent ofthis IPlan. 'The City will aso -track progress toward its Iland use goathrough performance measures, Iland capacity ity assessments, and prilc icy gllan updates. Community members, City staff, elected officiias, and llocall organizations will each gllay a rope, whether through feedback can specific propo salls or broader ga rficl pation in shaping policy. With shared commitment and accountability, IPort'Fown send can guide growth in a wary that protects what residents hove most about th6r city w0" He nrneeHng the cha Henges of tomorrow. Some of the l ll n's Il.....a and Us --sqe it c policy ilnutila Lives in Me: U.IIh ll::::u t ure Il.....a and Use IMa p (II::=II.....UUIIM) is a viisull representation of II:::,Ioirt 1"ow sendus (long term growth strategy. UU illustrates how the community envisions Iland being used and develloped over the next 20 years, reflecting .the goalls and values expressed throughout -this Comprehensive IPlan. While the map itself does not regLflaLe development, it provides c rrfilcall policy direction for zoning decisions, infrastructure s investments, and public and private development. 'The IF" IC...UIM is a key loch in guiding growth in a wary that aligns with the corynry-wnirtyus Il iriiorilii sy supporting housing affordability, billity, econornic opportunity, environr nenlUall protection, and preserving the essence of the ccsmmUnfty . 'The Future IC...and Use IMaq bUillds can a framework of compact, wa lIka blle neighborhoods connected Led by mixed -Use nodes, transit corridors, and green spaces. 'This gllan bUillds can the foundation of the previous comprehensive gllany with most of its core principles remaining the same. However, -this update is more focused, actionable, blle, and better aligned with the tools and policies needed to realize the promises made before. The intent is notto start over. UU isto move forward with greater clarity and commitment to implementation. City of 1Port Townsend " N'"tlN1N( � MtlUl��u HOLasiny 1Page 21 '°Q14k� 'The IF" IC...UIM directs fLAtUre residential, commercial, ll, indUs Sri lly and qUdlliC Uses Igo appropriate erase, based can existing hand capacity, city, infr strLACUre availability, environr nentll constraints, s, and corynry--umunirty feedback. 1"hry-mjp reinforces the city's intent to accory--nry-mdate growth within CUrrent bOUnd ries to limit sqr wll and redUc e impacts can SUrr Unding regionall natLjrall and griCLJllftjr ll hands. it alIso identifies erase for gotenfill fLAtUre planning efforts, SLAG h as increased density in designated nodes, or shoreline adaptation strategies in response to climate change. nge. 'The IF" IC...UIM is a living dcsCUr nen , reviewed and Updated as conditions evolve, new data emerges, and ccsmmUnity needs change. nge. 'Together with the go lls and policies of this Plan, the IF LAtUre IC...and Use IM q provides a fOUnd lion for thOLAghtfLAlly coordinated ed decision -making that helps IPort 'Townsend grow intentionally and egLArta ally. Lgend Neighborhood IMixed-Use Canner (Lower-llnt:ensrihy Residential IHigher-Intensity Residential'.... General Commercial (Historic Comjmerciall IMarine, Manufacturing, aind Ilnc&ustry Public and Civic, Open Sp�a:e and Recreation IC...and Use designations are the bUillding blocks of the IF LAtUre IC...and Use IM q and reflect the intended scale and mix of activities for different parts of IPort'Townsend. IE c h designation serves a specific rolle in accommodating growth, SLAggc rting ccsmmUnity goals, and shaping the City of 1Port Townsend N'"tlN1N�( � MtlUl��u HOUsiny 1Page 22 built environment. These categorises guide future zoning decisions and helpp ensure that (land is used effiiciierntllyy, equil.albllyy, and in alliignirttnent with the city's Ilong term vision. While some areas are intended for housing and neighborhood scalle amenities, others focus on jobs, isndustryy, natural) resource protection, or waterfront access. Together, these designations help organize the city into a coherent, functional, and resilient pattern of hand use. An important policy initiative in thins pllan separates the IF"IC...UIM from the zoning map, with (land use designations aggregating the development types, (land uses, and overall intensities which zoning districts will regulate more clloselly. Thies allllows for the resisdentisall (land use designations to be reduced to two from four, aligning lower --intensity resisdentisaL uses in one designation and higher --intensity resisdentisall uses in the other. The mixed-lusey corrnmercisally and isndustrisall (land use designations are similarly consolidated. Thies allllows project applicantsto request an appropriate zoning district and file the zoning request to a specufisc development proposal) without allso necessitating a comprehensive Alan amendment if the zoning request remains within the same (land use designation. if the IFILUM hand use desisgnadons mirror the zoning districts, then any zone change request wound also necessitate an amendment to the comprehensive pllany limiting action to once per year and requisrisng a fullll Ilegus�atisve review process. While still generalllly consistent with the previsous pllany there are other initiatives included in the new (land use designations, isnclludisng. Il esidentiiall densiity rain esm The ranges generally allllow for greater density, in keeping with what zoning permists and encouraging a more efficient pattern of hand development. Il esidentiiall variety: The desisgnatisons and �arnd use poliscy encourage variety in housing type, introducing new avenues for realliszisng smiddle housing. Neighborhood centeir (planning: A new neighborhood mixed -Use center overpay desisgnatison creates opportunistises to study optisrnall ways to pllan for, zone for, invest in, and nurture developrnent of these mixed -Use centers. Mixing uses: The new desisgnafisons provide a foundation for higher --intensity resisdentisall districts — perhapseon w D_r/ (nAcl ze —,to permit small --scale retaH under certain cisrcurnstancesy reisntroducisng the corner store or cafe concept where nearby resisdentisall density is great enough to help support it. This may also include the eventual creation of a higher -intensity residential zoning district. City of 1Port Townsend " N'"tlN1N( � MtlUl��u HOUsiny 1Page 23 '°Q w�'k� IResidentiall Designations IC...ower-intensity IResidenfiall 'This designation pllans for single-family residenfiall development typ es and others with similar intensities, applied Igo areas within (Port 'Townsend where top ograp hy, access limitations, existing Subdivision patterns, utility systern design and capacity, and other factors limit pllanned development intensities. IResidenfiall development intensity in this district can range from four units per acare ISO LAP 'to eight units per acre, depending can zoning or specific ilia site conditions. IHigher-intensity IResidentHall 'This designation anticipates tee residenfiall development from between eight units per acare O LAP to 25 units per acre, characterized by utility systerrn capacity, availability of a range oftransportation orta Lion opdo ns, and a context Of urban development. Zoning districts assign particular d nsfty expectations, Lions, generalllly permitting a wide range of singlle-farm fly, mulld-fa milly, and, Hrn certain cases, small non.. re,side nfiall rush's consistent with this scaalle Of Urban activity. IMixed Use Centers Neighborhood Mixed -Use Centers 'This d sHgnation provides for n6ghborhhod-scale centers ers combining housing, using, seMc es, and transft access, allowing a mix of smaller -scale development typ es c onsisteM wfth a more compacL urban form, facilitating non -- motorized travel, more a fforda We and va nied housing options, and enhancement of neighborhood identities. IBcsrundarHe of these designafion s may change Subject Igo addrfionall planning and public engagement, as HndH a Led in the Mixed -Use Center Overlay designa don deem ed bellow, Commercial Designations General l Cornnrnnerc W - 'TpnHs d sHgnation supports a wide range of c ornnrnnercHall roads that serveboth Ho all residents and re&nall visitors. Areas designated for Generall CorrrnrnnercHall are pypcalllly Hocated allong major corridors and are Bruited to accommodate auto -oriented ruses, Wger format retail, service businesses, hospitals, rrnedicall facilities, and professionall offices, 'These areas s pllay a key rolle in Supporting orting economic development and presA&ig essendalI services, whille allso offering opportunities unities for redevelopment and improved design standards over time. Historic Cornnrrrner Hall ...-he Centrall Business IDistrict (Downtown) and Uptown areas form the civic and cuftu4 heart of (Port 'Townsend. 'These historic c ornnrnnercHall districts Support ort a vibrant rr [x of retail, restaurants, offices, arts, tourism, and re,side nfiall rush's in a compact, wallkablle setting. (Preservation of historic character, pedestrian -oriented design, and continued investment in Public realm improvements are key strategies for Sustaining the vitality and economic heallth of these core areas. " N'"tlN1N( � � �MtlUl��u City of 1Port Townsend IMairiirn , Manufacturing and Industry IMa mfa CtUring and indUstriall 'This designation Sunggcsrts light and heavy indUstriall activities, rna mfa CtUringy ware0"OLASingy marine --related indUstries, and other employment Uses that regUire Ilarger garc ells and appropriate to separation from residenfiall areas. 'These areas are crrficall for llocll job creation and economic resilience. Planning efforts in -these zones sD" OLAIn ld consider bUfferingy transgcsrtal ion access, and infra strLACtUre capacity, ity, whille allso Sunggcsrting SLAsta ina blle practices and minimizing environr nentall impacts. IMarine Cornrnerc iall and IlMixed Use IMarine Cor nr ner iall and Mixed --Use areas are tailored to the UnigUe economic and CunllWrall opportunides presented by (Port 1"owirnse ndus waterfront. Ilhs areas support. ort Wend of corynirttn ircii lly recreationall, Cunll Urally and limited residenfiall Uses tha t take advantage of shoreline access whille protecting maritime e heritage and environr nerrLagUallity. SLrategic planning and design in these areas can enhance pUbllic access, promote water dependent uneasy and reinforce the c ity's identity as a coa stall crsu"rnu" UrnilLy. Public and ivii Uses IPUbllic IC...ands (sc0"oollsy government facilities, uudh ies, etc.) 'This designadon applies Igo pUblliclly owned Ilands that serve essenfiall c ornwnunwnuuuniLy fUnctions Sunc h as edUcationy government administration, infra strUcLuurey and pUbHc utilities. TD"ese Uses are foumurud tiioru ll to the corynirynu nil.Ys welIII--b6ng and opera Pion y and Iland Use planning sD" OLAIn ld enSUre thaL adequate Iland is preserved and c onnecLed with Sunrresunnding neighborhoods .LO LApp n long --term publlic needs. Open Space and l it io n Parks and Recreafion — 'These areas are designated for active recreafionall unsay inCllUding arty parks, sports fiends, ip�aygresunndsy and other pUblliclly acc essi1bl1e recreationall amenities. Parks pllany a viLa� rolle in gresrrrnodrig pUbllic health, ccsmmUnity gathering, and quallrty of life. IF LAtUre Iland Use planning sD" OLAIn ld prioritize connectivity, equnilty in park access and amenity avaflability, and the ongoing stewardship of tD"ese important ccsm mun4y assets. Open pace — Open pace designations are intended to preserve areas for passive recreation, scenuc vallUe, and na tUrall bea Lfly. 'These areas often serve as bUffersy ASUall relief, and green c orrWor that c ontri1bUte o ec ollogicall heal1th and ccsmmUnity character. ter. IC...and Use decisions shOLnlld emphasize long-mterm conservation ion and low --impact pUbllic " N'"tlN1N( � � �MtlUl��u City of 1Port Townsend Natuirall Aireas and Critical Aireas NatLjrall Areas and Crfficall Areas (wetlands, shorelines, steep slopes, and other sensitive areas) 'These areas inClUde lands with significant environrnentall constraints or sensitive ecol�ogicalI fUnctions. Protection of -these areas is essenfiall for preserving biodiversity, managing stormwater, maintaining water qUality, and redUcing hazards. IC...and Use policies shOLAIld prioritize conservation, restoration, and the careftfl integration of low -impact development where permitted, in compliance with crfficall area regUlations and best practices for environrnentall stewardship. Overlay Designations Overlay areas are spec iall designations applied to specffic areas where addffionall attention is needed to address UniqUe planning contexts and objectives. 'These may inClUde historic preservation overlays, design review distncLs, hazard mitigation overpays, mixed -Use, or hOLAsing incentive areas. Overlays fUnction as a refinernenttool, adding targeted provisions withOLA altering the base hand Use designafion, .and Use decisions within Overlay areas shOLAIld align with the specific intent of each oveday, enSLAring compatibility with commUnity goalls SLAG h as envuronrnentall protection, n6g0" borhood character, economic development, or increased housing opportUnifies. 1-he IRainier Street & Upper Sims Way SUbarea Han is a strategic initiative to transform approximately 175 acres Of Underutilized and vacant land into a vibrant, mixed -Use neighborhood. City of 1Port Townsend 01 � k", HOUsing 1Paye 26 �k� I � 11h H Y's Offici ll zoning iry--lalp its consistent wiLllh the 1proposed future Iland use irnn ll y even though the frntrnre Iland rase r"nwn p has fewer Iland rase designations. 'The table bellow maps the variOLAS zoning districts to the cony-lll rehensive l ll n's land use designations, illllrnstrating how each zoning district nests within the llarger lland Use categories. Table IH.... - ........ Relationship bex een IH.... and Use Designations arnd Zoning Districts (to Ilse completed) Land Use Zoning Typical Units Designation District Notes R-I sf Lower Density development at 4 units per 40,000 Single Family, Duplex, and ADU's Lower -Intensity Residential R-I I Medium Density development at 8 units per 40,000 Single Family, Duplex, Triplex, Fourplex, sf Cottage Housing, and ADU's Medium Density development at 18 units per Single Family, Duplex, Triplex, Fourplex, R-III 40,000 sf Townhome, Cottage Housing, and Small Multiplex's Higher -Intensity Residential Fourplex, Townhome, Cottage Housing, R-IV Medium - Higher Density development at 25 units Courtyard Apartments, Small Multiplex, per 40,000 sf Medium Multiplex, Large Multiplex, Live - Work Units, and Large Multiplex R-III Everything allowed in the R-III, R-IV, in addition to allowing a Commercial Mixed Use developments R-IV (Subarea planning would be required to rezone Neighborhood C-I/MU parcels and to detail streetfrontage types to Small Multiplex, Medium Multiplex, Large Mixed -Use Center permit residential uses on the ground floor in Multiplex, Townhome, Live -Work Units, mixed use developments up to 75% of ground floor and Commercial Mixed Use C-II/MU area, provided the interior ceiling height is no less than 12'.) General C-I Wide range of Commercial Uses and Commercial, Larger Retail, Service Commercial C-11 and HospitaUMedical Uses Businesses, Hospitals, Medical Facilities, C-II(H) and Professional offices. The Central Business District (Downtown) and Buildings designed to enhance these Historic C III Uptown areas (Recommend Design Review areas. Primary based on a case by case Commercial process in these areas) basis when development is proposed. Typical building height is 3 to 5 stories) Marine, M-C Manufacturing, M-II(A) Light and Heavy Industrial, Manufacturing, Large Industrial and Marine Related and Industry M-II(B) Warehousing, Marine -Related Industries, Structures Facilities that serve the community, such as Schools, Government Buildings, and Public and Civic P-1 Education, Government Administration, and Public Utility Facilities Utilities Open Space and P/OS These areas are primarily designated forActive and City Parks, Sports Fields, Playgrounds, Recreation P/OS(B) Passive Recreational Use Natural Areas, Scenic Trails, and Green/Natural Buffer Areas 'The sarrne zoning district may appear in more than one Iland rase designation, as With the IRiii and IR-AV zones in the IHigher-Antensity IResidenfiall and Neighborhood IMixed--Use Center City of 1Port Townsend ,fin N'tlN1N�( N i�aUlu HOUsing 1Page 27 designations. This Its intended to facilitate to a more fine --grained zoning pattern consistent with a more compact development form, smoothing the transitions between Iland Use categories and creating tang a more diverse specatV'Um of D" OLAsing. it allso allllows for project prop snen s Igo exercise creativity in shaping -their development proposalIs, enabling _t e silty to more easily y ajLJSt zoning district bOUndaries MCP UnlgUe site cilrCUr nsta nc es and opportUnilfies wi1t0"OOUt necessitating a ftfIIII comprehensive pllan amendment. " N'"tlN1N( � � �MtlUl��u City of 1Port Townsend 'TablIe L UX lbellow shows the anticipated distribution and intensilLY of L:::,lort. 1"ownsend's POPLAlation by hand Use designation, accommodating the forecast growth by 2045. Zoning, SUbdivision design, landform, infrastrLACtUre availability, and individLjall development prop osalls will certainly inflUence what aCtUally gets bUilt, bUt -this table HILAstrates the forecast growth can be accommodated as shown in the IF IL U IM. I !111 1111111 1! 1111:11 : A t 2 4i Ill 11 and Use Designation Acres PopWation Notes Lower -Intensity Residential 1-figher-intensity Residential Neighborhood Mixed -Use Center General Cornrnercial 11-fistoric Cornrnercial IMarine, IMannafactUring, and IndUstry P'Liblic and Civic Opoen Space and Recreation Urban Growth Areas (UGAs) are areas designated by Jefferson COUnty, in coordination with the City of (Port 'Townsend, where Urban devOoprnem is enCOUraged and expected to OCCUr over the llong term.'The Growth Management Act requires thaL cffies accommodate growth within -these bOUndaries to prevent spraM, protect mralends, and make efficiem Use of infrastrLACtUre. Port 1"ownsend's UGA incWes both incorporated areas and adjacent Ilands that Iron y The annexed in the future. L:::)1lanning within the UGA hellps ensure that future growlL.1h is consistent with the city's valUes, can be served by Urban services, and SLApports a SLAstainable, compact development pattern. 'The puan emphasizes the interrelatedness of each of the reqUired puan elements, Underscoring the reality where a (land Use goad or policy allso may relate totransportation, economic development, or housing. 'The pun allso emphasizes implementation, restrLACtUring -the overall policy presentation Lo identify specific implementation actions andto relate -those acal ions to specific policy gUidance, Chapter 1 presents the consolidated policy framework and implementation strategies, unffying policy direction across all chapters. INew LIMA provisions reqUire (Port 'Townsend to puan for climate change. it allso offers (Port 'Townsend the opportUnrtyto inClUde as policy the reSLJltS of its recent efforts to assess climate change impacts and allign its planning practice to take -these changes into aCCOUnt. INew (land Use policies speak to the importance of readying for natLjrall hazards, enhancing the Urban forest, and managing growth and development to minimize impacts associated with vehicle miles traveled (VIM'T) and greenhOLAse gas emissions (GIHG). City of 1Port Townsend 01 � k", HOUsing 1Page 29 kr Il:::,Ioirt ."I"ownsendus land sull ll lly its Iliiry-- ill: d lby it S geography, and the degree to which Iland will:lhiin city limits is ready for development is limited by the availability billity of ilnfra strLACtUre Igo SLApp rt it. 'This pllan a rgUes for managing growth to be as land -efficient as possi1blle and to phase investment in new streets and other (Infra strLAC;tUre in a cost-effective manner MCP maintain in fusc,all health. 'This pllan separates the parks and recreation dIISC LAssion into ills own chapter, pier, more clloselly it ll tiing the cori- 11 it h nsiiv l ll n's ll olliicy guidance on the topic to the periodically updated 1parks, recreation, and open space plans the silty prepares. I:::,Ioirt ownsen x 1pollicy (recognizes a suC"cessM active transportation syster --tl Ire Ilex on a land Use and development pattern which SLAPP its it. Policy initiatives here advocate for specific types of roadway and site development approaches hes to encourage ge Use of transrt and goon-- ir-mtoiriz d tir v ll ir-md s. Chapter 1lus olliicy fir irnu work uflustr t s this, connecting it ll v nt active transportation policy between Lhe (land Use, transponatilony D" OLASiing, and ca prtall facilities elements. " N'"tlN1N( � � �MtlUl��u City of 1Port Townsend ta,, t 01,1111 'TUrning the Comprehensive IPllan into a hiving, working dOCUment reqUires cllear milestones and steady progress. in the near Derr, this inClUdes aligning zoning with the IFLAtUre IC...and Use IMap, prioritizing area for hOLASing and mixed -Use development, and identifying infra strLACtUre Upgrades needed to SLApport growth. Over the next severall years, addrfionall milestones may inClUde code Updates to SLApport middle hOLASing, design standards to reflect commUnity valUes, and enhanced shoreline protections. IRegrnllar monitoring, commUnity reporting, and pllan Updates will enSUre aCCOUntability and responsiveness to changIng conditions. 'These steps provide a cllear and achievable path forward, one grounded in Port 1"ownsend's vallues and shaped by the voices of its residents. 'This IC...and Use Element is more than a vision for how Port'Townsend will grow, it is a cory"nry"fllLry"nent to shaping a future that iteflects the comiry"minilLy's shared vallues: stewardship of the environment, SLApport for a -thriving llocall econorny, preservation of Nstoric character, and the creation of livable, inCILAsive neighborhoods for allll. 'ThrOLAgh thOLAghtU planning, pracficall tools, and ongoing collaboration, the City cantUrn these ideas into tangible outcomes. 'To SLApport this work, a set of Action fterns is provided in Chapter 1 l.'These items translate the goalls and policies of the IC...and Use IDerrneM into specific tasks, programs, and strategies that gUide day -mho --day decision -making and �ong-mterrn investments. 'They serve as a pracficall checklist for implementing the pllan and shOLAIld be regularly revuewed, Updated, and prioritized by staff, decision -makers, and Lhe commUrifty. Shoirt-Teirim: Align zoning and development regUlations with the Updated IFLAtUre IC...and Use IMap, enSUring consistency between policy and on-the-grOUnd development. 'Targeted zoning code updates will be inftWed to support mWdle hOLASing and accessory dwelling Units (ADUs), bUlUng on the 2023 actions enacted thrOLAgh 'Tacficall infillll, and expanding housing options wftMn estabfished neighborhoods. infra strLACtUre improvements will be idendfied and priorifized to enablle infill and mixed-LAse development in key areas. 'To rnainLa4i the essence of the community, the City will allso devellop cllear design standards for new deMopment intarget areas. Medium-Teirim: Update the Capfta� improvement IPllan -to reflect lland Use priorities identified in the Comprehensive IMarn, Update regUlations to strengthen protections for shorelines and Urban forestry, safegUarding the cilLy's inatuirall assets. Also, advance partnerships that SLApport affordablle hOLASing, economic development, and environrnentall restoration. Ongoing monitoring of growth -trends and development patterns will enSUre alignment with th IPllan's long-Aerm goalls. lBegin developing and working on mixed -Use centers SUbarea planning. I oing-Teirim: IReview and Update the Comprehensive IPllan at regUlar intervals in accordance with Growth Management Act (GIMA) reqUirementsGCS enSUre it remains CUrrent and effective. City of 1Port Townsend 01 � Um k", (( � � �MtlUl��u HOUsing 1Paye 31 k� 14, f�, I � Progress toward pu n go lls will be ev llUated and shared with the commUnity tD" rOUgh regUll r reporting. Urban Growth Area bOUnd ries will be reassessed as needed in coordination ion with Jefferson COUnty o accommodate changing nging needs. Zoning and policy tolls will be adapted to respond to emerging challenges llllenges SLAG h as climate change, nge, D"OLAsing affordability, and demographic shifts. ConfinUed commUnity engagement end will The essentiall to keelping the Il:::,Ill n it ll v nt, iincllu siiv y and ireflective of ll:::,Ioirt...1"owi sendus v llUes. IBy working together, residents, workers, City staff, V011Unteersy and elected lle dens can hellg (Port 'Townsend c ontilme to evollve in a way that honors the city's past and its innovation and resilience. 'This chapter aces the COUrse, bUt it is the c ollllec t ve energy, creativity, and dedication lion of the commUnity that will carry the pu n forward. With each step, each h project, and each h policy decision, IPort'Townsend moves clloser Igo a fLAtUre thaL is vffira , egLArtablle, and distinctly its own (See implementation table in Chapter 11 for fuuH lisp of action items). City of 1Port Townsend " N'"tlN1N( � MtlUl��u HOUsiny 1Page 32 '°Q w�'k� � .§ CL k � mew!D uo e W39 H pues e mawdgaa :)IWouo] ml:)el I de:) wmn uo o sum 1 ono a n pue \ 2 ° _ » ° .a E j 2 2 / 8 . E \ o o u / / a,0 r _ _ - a = § E .§ E a§ E E S § .7 : 0 2 7 ( 2 (/ ■ 2 § ; a m _ ` \ 2 m Z = = E t @ \ ; ; S § > m 0 \ 2 k CL \ \ f mLn § §41CL C § E 41 2 E k C 0 E m ( k f 5 ; m 2Ln ° ■ ( � g ; a = E u 7 k r E 3 2 § \ 0� / / §- § k CL - mewlD uo e W39 H pueWed mawdgaa :)IWo o] \ \ smpel de \ mmn \ uo o nil 2 uis n H \ \ nPum \ \ \ \ \ \ \ \ ( \ § o \ \ f/ e 6 E : d 6 CL /fEE� kq 2§/ - \ o © / r _ _ -2 2% 8 0 E a) / % (® 72 3% E 0 \ E \ m \ z \ / E ( § CL / / \ / ± § 3 -C ( 2 e 2 8.§ u u g 2 e u u e 8 S C > e - m ® _ w w e � # \ : e w Q e e --I Q a2 2 5 5 2 2 2 2 \ E / 2 0 2 _ \ © \ i ) / / ( /_ \/ 2 to E= 3 > a e m ` 2 2 w _ q a °= G m k= \ S 5 g /k2 «E0 w \ 2 3/ 2 \ 7 E 2& / 2= = 7 _ _ § r -mak \ / } / \ � / / / / > k $ \ U ° t ® o / ` ) p B t E \ 2 . .E _ — g : _ .\ = � ( ( § 2\ C E_ z§\ f 2 E 2 2 \ \_ ) a)e § 2 % / / E �' t a) § 2CL _�_: /7 \pqI\®� 2kEf« o= E\E ƒ / ) a a , / { _ B / ° 8 / e u \ _ k \ CL a 2 } - = 2 ± \ § � E E .( } W o= = a f\ 7 2° / / o§ y @ ° ® 3: = 2 CL 7 a =� @ 2 s = 2 2 r u= = ) p .� ) _ E 2) CL 2 7#§ e 2 8 E § @ / _> E B < < = = = _ = < .E _ § - - - - - - - � k a;ewllJ UOReaa39b pue Wed ;uawdolanad :)IWOUo:)3 > sapipe3le;!de:) sammn u oi4e:p odsu eal SulsnOH asn PUm > > > > > > c • o N 0 I E QQ n U CL c C do c _ f0 r,4 L L Fi C m Q to v m v m c Q x v, a) O U 0 f6 0 0 0J m U O O O> Z H U w Q U U C i i U') U') U-) M l0 J J J J N 00 a LU LU S S 01 ++ O 01 L E �n O Ln V O •; U E •�+ Ln C 01Ln i^ �' {n i {n O ++ a1 L t >• C -M,+�+ a H E LA� .+�—+ f a c C v O tiu C (� m E� Ln o t0 LE 01 f0 01 > Ln O ++ �, L Q Q U a) .� Q O Q ++ t ++ ++ L O E ns to Q E O to N C Ln N M- 0 0 •3: C N N Q U ; +a+ U L O Q Ln L •� N f6 U ri N O O 01 -a Q- L"a O 0 C C a1 Q a)O a) L> CL O 0 v t.pa) C n a) m oa) M � °o L a o > t a) N f6 ~ Ln • Q d a) a) O ++ Q v o" U a� 2, 'a O co O "a L 0 O U Q = C w> N a0 �n O 01 w U t U -a 0A c E I- L= J✓ ..P 7 01 E " C C 7 7 N � •C -a f0 f0 l0 M C U -a "a C O -0 V Q to 01 C . UO c • � Q 7 i E "a "a LO '� M L 01 M LO U C U E O .' E E U> 0 0= U O L� 01 O� O O T a1 a1 E L p a m U 0 U U U m Q U .� m-a p�� U E U O a a, a 0 O • • • • • • F U a a;ewllJ I I uo[4e9a:)9b pueWed ;uawdolanad :)IWOUo:)3 > saplhe; le;lde:) sammn �I u open odsu eal SulsnOH asn PUm V) V) c' v O O c a ns a } a 0 U U (O m O L t a�..1 E to ++ L N L Y L N t +�+ Q U O • L O L> O 7 f0 .� n a E — � U� O O L1 0 0 i1 C Fi C f0 N C Q1 C U •E C •E U 4-1 Q1 C N ON — a)V) � ++ ON ON ++ Z % C C Q1 U C Q1 ,n r-I U N M �I N Ql N l0 rl z z a° o�c L t 0 b.0 V) •�•i rm C +�+ Q X_ C U t O > c C Q1 Q a) i O C C bA w 0 a)L t C O v �% w Q1 vi N vi O7 Q L •�,i f0 L t ns v .L >, v E U Q) C O L C 7 0 Q ,� — vi C O Ql Q1 -a •N �. 7 @ E to L L +' O •� C C m O H a C C n Q) O T L X Q 7 "a {n E •U 7 Ql a T N O Q) C Q1 O +' L U O C 4.1 .N Q C 0- •-p Ln C O = Q f0 U Vl 9 •L C N O C C i C 'L a)O Q1 QS N E "a N 4.1 1n 1n L Q. Q1 C Q1 C 'V Q) C U N u Q 1n i N f0 Q E r.1 N m L N m rl Ql m .0 m Vj 00 C C E bA C C E O O u H Q) a••1 C E � a••1 n Q1 C C w 0 O,,, L M c� Q1 Q1 O U i a0 n OU '� 7 C w c0 "a Qj i O E C •' tLo O '— QJ C C Q) O -a t O en O W O Q) 'a Q1 Q1 C Q1 'a w Ql Ql +�+ N w t U+ � a u ._ O w a a a L L C a O • • • • • w m • • • U Ql E 3 o0 a c a m w L N M a;ewllJ 1-0 1 I UOReW09H pue Wed > >I ;uawdolanad :)IWOUo:)3 � I saplhe; le;lde:) 11*I sammn 1-01 �I u open odsu eal 1-0 1 SulsnOH asn puel N bD cf E L N O U W E C N� U !n O m n O +' m O N m N t Q- vmi d +' ON •7 t Q C t]A c C 'E c wu a ° a, v 3 a= m" c v au ; a 3 E m L CfA '2 m +�+ E M Q >' N m L ++ ++ CfA N X N N y pm LE O Q Q L 7 •E M N E n N +� c (D c E ++ v O +' t N O Obi N coo O E o f6 C C �b0 Z 7 0 0 U n a cf cf .E L U r I C7 cif >m > O a ++ ++ O L N C N > i N U lh 0 J V m tu t — C - O cuf m } m 'a a O E 1 V v +, Q 0 7 C m E O E m O cf U a m c U Y 3 7 C L 0 N ++ u V E U "a 4- 0 O u O 3 •m > N +�+ O t r U +� u c O m L a)O -0.� w O u v m m> > N O 4.1 C o m v u m O C O w O "a LE U •�U O E > C m L U m cn m O L L c6 O m 0 W Q cn > !A d U U .s i O • • • • • u U a a;ewllJ UOReW39H pue Wed ;uawdolanad :)IWOUo:)3 sapipe3le;!de:) sammn u oi4e:p odsu eal SulsnOH ash pum L O Cf0 L O O CO Oo C O C N OQ . 0 N "a N m Q �t m gycp0 l rO M LLLN U O 0 >U t M== Q N O E i O O = QO -- 'C OQ U U NQ Q O OU Ln LO �+ 0U "a U M > uO L =C ++ Y tQl Np >3: + 7ivlp Q 7 ++ i OO 75- •"aNNEt704- N 0 11 O 0L 0 C vi > =++ ), c 72 N N N N m U E O+ u O 0 Q 3: L aa!E teb"a O N CrU 00 a WCL �U41 Z "a O Q> N m-0 m �• Q O "a O O m U LL E C7 a "a N U C > i U y p N a oc 0 •L L 0 V }1 N L 0 LL N t 0 N N 7 C m i+ C N X N N t N C N 0 C 0 U a mewlD \ uo e W39 H pueWed \ mawdgaa :)IWo o] smpelde \ mmn uo o nil \ 2 uis n H \ \ n Pu m \ \ \ \ \ \ \ \ ®.� / k § \ t § a ® §= E 2ƒ 2 a o x o$ 2 ± � a \ / = E f g ). $ ® o % _ _ _ g Ln = E\ /\/ / \\0�k \/2e—j _ o p ; _ _ - a) _ d o .� _ _ 'e 8 § ._ .� _ = 2 ; E 0 o cr -0 m oƒ E : a 7 % 7 \ r 2 t 2 ° E u E/ /.= 2 o E/ // 2 E E E } a k §'� %/ 2 S � r,4 - m >e % w ¥ ¥ Q : e ¥ G G a a 0 2 2 2 2 2 2 � — § §.k 0$7 { tu g9 LE:tu tu \f / \ @ r / \ 2 2 \ = 2 « r = _ ; E( g f§ \ \ § u k 3 -0 } 2 8 \ ) \ a o = \ m \ s : aCL "CL sue a a«' _.E§2 E Ei \ ƒ \ .\ /.E > [ \ ® / ° ƒ • \ f $ 0 & > o / ° C 7 a) � k } / ° 2 k § @ 2 o _ n \ 0 s a M § } . § / # 0 / 2 2 u e\_$ 2} \ 2 -0 � } § 2 § f & _ -0 = 0 �� ( § � i Z _ r.EE \ = m\o = _ 23#f�k m&}a)E\ \ / § + ._ a k �� ' 2 ) 2 = 2 ± 2 \ _ � 2 / % . \ f o \ � _ _ ƒ § > = .E \ °'3 § % » E 5 E / 2\/ a$ e 7 E _ » 7§/ _ °§— g 3 ) e e ) ; < _ _ = = = o 0 - - - - - - � < mewlD uo e W39 H pueWed mawdgaa :)IWo o] smpelde \ mmn uo o nil 2 uis n H \ a n pu m \ \ f 2 § 2 2 § k ° ( _ § E ) d = E \ /: g -0 2 / \ L \ \ k = J = (\ -0 / k o \ . _ � 2 � � � _ _ _ c -0 4 2 « _= 2) / Q a 4 0 2 k a) 6 2 0\ 2«@ 0 a) o: e t \ _ E ■ 2 2 ƒ .§ § \ / 7 § > E E § e m _ ) g k � / - k § \ / \ ) \ -E \ E E 8 3 ± $ a } _ ; o e � § j \ : 0 2 2 2 _ C • 2 2 { Ea © w m ƒ E_� u=. _ 0f 0 / m / o k k \/ k-§ 2 ( ; 2 2§ m \ k LE" « 0)\ \ 4.1 \ / § a=®§ _ E 2 2§ 2 \ E / / = E a �; ; § . §/. 40 0a �: e \� 0-P / § E = " E > 7 -6 2 @: 2 E_' M 2 2 0® $ W e o J 2 2 r= m 2 3 m 2) % Q 2 0 /$ j\ >�' m m E g. _ 0 k -@ .. \ \ _ ( m m — { = = 2 � \ ; E ' E 2 « : ' o % @ % � E E \ \ \ / \ \ k E / L u -0 \ 0 - - - u k a;ewllJ UOReW39H pue Wed ;uawdolanad :)IWOUo:)3 > sapipe3le;!de:) sammn u oi4e:p odsu eal SulsnOH > > asn PUm > > > > > > > c v v c O O U U 7CL U ._ U L C p v 0 U i1 •�n Y 7 U l_ � L a m O a U O a U L c 0 c 6 c 6 O 0 >i X c •E -0 M N O b1 -0 M N O b1 -0 M N O t10 +� O cUc La •N G Ln -0 00 c O Y "a DO c 0 Y -0 06 c 0 Y c 7 E Q Q +' 0 N O L c t_ O d O rl U L c I� +, rl U L c n +, rl U L c n +, t10 L N N N N N Z m t U w rI to w rI n w rI n O' U N U ri N ri N M i Ul Ln l0 Il a) a) a) U L 0 J J J J J J J U O m — Q O Q to N U 'a ++ _ f6 h.0 L +t+ N Q ++ M `n i M a,O c O c N v E = E O +�+ •U Ln ns E >• t10 (O 2 L Lo o > v > -a t]A > I_ f6 E �..1 •� N OU t c a h0 L c Q- ?� L1 U w O N c 7 L O N O •� O L I_ v i^ o ns a aj a Q) Q -0 Q) 0 Ln E •� I_ ; •� •++ Ln • "a "O "m 0 O (6 n Q c n N U > > L {n n 0 C Q N .� U N L f0 v� C ate' f6 U o �.__ C o • • • U a mewlD uo e W39 H pueWed \ mawdgaa :)IWo o] \ \ smpelde \ mmn uo o nil 2 uis n H nPum \ \ \ \ \ \ \ 2 / \ ƒ / » .§ § \ \ ` a 2 / / E \ 'e 7 } d\_ §_ _ \ CL }§} k\k cr }}E\} 0 e @ m # # § \ Q r,4 3 \ \ \ :� a 2 2 2 2 } } 2 2 2 a \ 2 2 2 . b . u ) a i k k $ u : ; / o = 2 7 E _ _ § 41 # _ I = 2 ® x _ © 2 : § § u 41 m c \\M/ C% k k t \ \ — f \— _ & — — e b. % ate: E @ >W2 @=� @ m m { E p 2 2\ k 2 j n : m 0 § m m } E\ 7° m; 2 2 2 k W $ ' § $ § k 2 § 2) k 7 ` ( ) ° — 7 § � 2 2 o /$ �— k§ ■—§— E 2 w k o& § i . _ ® @ _ m -0 = = 2 = : o \ m' $ 2 e # e m . k§§ 2 - 2 k a = o > E 2 _ m£ _ W� 2 ®2 2 E# A 8§ \ LU 2 CL (§ CL L§ m 2 LU LU § - - - - - - - - � k a;ewllJ UOReaa39b pue Wed ;uawdolanad :)IWOUo:)3 sapipe; le;lde:) sammn u oi4e:p odsu eal SulsnOH > asn PUm > > > > > 3: c a 0 o ao v O = a O�� 'a o O • C 7 a.+ m a1 a1 LL � c E ON Q a1 $r C a1 m N "a a1 f0 C Q ++ Y C Y 0 m i C ++ �' m C L v L Q� Y vCL U •.p C Q i -a C O O 3: {n O -a E {n E L {n v o L n N >, a) C a) •� � ,� m Q a1 a1 r� 0 "a y) •w 'tj N m �n �n C �n •� 7 O La •c v U pp •c 4 v 3 Q U U E -0> E 2 ri O z C 0 L o a, o �n a=- Ln O o u-0 t C w o u O O H I, u a U N N rl M rl U w rl N M a D omc y a) ai L v � v c_ +� c m a) ao c +m+ rl {n U L N �� C — �.I N Q " = C a1 C _ Q as m C O ++ v U ++ {n — �_ t 0 7 Q E 0— p m 'U {n a) ++ Ln T v m m- Ln Ln c— m ++ O L O L U C L C O a m L '� i .7- Q yEj O C a) a1 E — m a, E O_ ++ L Ln Ln Ln c !n -a — �„i E m C E O !n m a, ° E Q v X a v '� o >, > OLn U c O m i O O E > 2 CL x 'a N L -a E C C O w Q C 7 a1 m L ci U O t o "a N •� 6 N C m• C �n t m m +m+ `� `n a1 t m N C O +m+ y Q`� O U C L1 "a E O V 7 +' a) Ln LO O Ln N `n •in EO N p N 0 ++ Q. O O +�+ m amp a0 O E a1 > +_�+ a0 "a "a U N "a c c>o E C L ai ai > L L L m C V N •{n X Q �' >T.I � a1 U E •� m a1 E ,N C C {n m 0 Q `n U C Q -c Ln m m -a « Q E v al O —y C v L Q w v t •-- v c C E o c C _ ++ o° '� t vi U L .E c " *' c v° t m a' } v °° c v Q o c •i V� Ln L C m a) Ln N L O m ,H c_-•p c U m x >, O L •L o >, o •C C •m a) a) a) L U O N "a E E OID E > 7 N a1 7 L o a E — 7 >$ a1 .� a1 > E w U O o — E C i y n 7� m L a m a 'a c w c w c -a m — c a1 m U U a O O a1 U W C N to C O U a mewlD uo e W39 H pueWed mawdgaa :)IWo o] smpelde \ mmn \ \ uo o nil \ \ 2 uis n H a n pu m \ \ k t 0� f / 4\ m ___ ®.§ _ to =ems a ® / = \ \ 2 _ .§ ° � @ % § \ ( 0 § u � m u ( k 2 b \ ) / \ \ E \ n 7 § \ \ § \ § / 0.E -0 g e / E o � \ — ° o G a m> o Q)\ .@ t .§ .§ § 2 ® 2 m E 0 k) k( 3 ) § 6 2/ 6 (} 72 _` \._§\: _�: k ƒ r;ƒ _3=9§ r;_� 0 o E g 8 _ E» k } \ » \ / 2 \ ± / g 2 a m 8 k g 5 } } \ 5 \ § S > § r14 U� � : e r-I ® \ \ / \ a _ _ .E L 2 ° b. / @ ± �.E { _ : ° � \ \ .0 7'�j B `»n 3 g a sag =_ _ = 2 X _ @ • 0 : r 2 \ a 0 2 y@ \ _ f \ ° a 0 ® = s a / ; _ _ ®. 0 2 \ / / { � \ 7 t o . § ; ; u / a e ° § �E�' § 3�/� E A / e \ / 0 -0 \ k \ -0 w \ \ °— 5 — o _ @.@ ; G \ : ' 5 E E / ) \/; 2 E o d a f t/ 0-2 u _ � 3 }\ k k j§ 2 a§ k.E 0 - - - � k mewlD uo e W39 H pueWed mawdgaa :)IWo o] smpelde:) mmn uo o nil \ \ 2 uis n H a n pu m \ \ = x g = 3§> 2\ 6 @ 7 7 = r E / f M=\ _ . 7 - y 2 .E _> 6 7 ; } E 9§ q .\_E .> / \ V) \ § } 0 \ ( / k k \ k { { } } / ® _ § 2 } / _ '3 E m o E ® j ` ® § 7 ® ® E ƒ > ± 2 § 7 _ % = 2 0 § \ / 0 § � -0 / E 2 - / ` _ \ � E \ s § s > / S � J ■ r § \ .g § \ .g w r 2 e Q Q = \ " § \ m LE \ E k / } / } = / \ \ \ 7 / } 7 7 \ } E § § g % § £ S d \ \ : a 2 2 m2 } %2 k k k ; b M 2 §� >2 C od § 2 _ e = m a 2 0 © 2 r f \ \ E m g / 7 % m m ° 2 L o On o \ m « LU 2 � a;ewllJ UOReW39H pue Wed ;uawdolanad :)IWOUo:)3 saplhe; le;lde: sammn u oi4e:p odsu eal SulsnOH asn PUm > > > > O i � +� L c� •- O O N cb O �, M co E C> -a O N 00 -' co E E a, L .x E i O U tb +�+ 7 fb �n �n OL .vf to O Q 7 7 C n -q L1 "a 7 L E N >i O d a Q 'a N' o U ++ O C d t-0 v C U 2 L O c O� • c t +, +�-' O +�-' O CL -a N E N CcCb . C +�+ (fib O 141 Q L Y E E E � c 0 +' O N N �n bA N N O O O O L O L .L +, -a C Q E C p O U Q E �n vVi O vVi O bA t L N Z � 7 L C O m L Q M ++ O V) 7 to U � 7 D U D U O "a Gl U C 00 M I U L a OC J J N Z N Z ++ 9 N C > N L U a m "a w C w "a N o 0 n 7 V w G O N L N ++ m .L Q N U N L N N Q -a > 7 U C O N Q bA a y N L v w E x C •C bA O C O 'a i •C N cb a+ W— C i L N X O c +� o y w 4' w Q E N C E t E N OU QV N C Oa O V-0 > 0) i C O O_ = by O 'aCO 0L ++ 0)L L Gl ++ L N N ++ Q C c,7 by L M M 'N O 9 O = Ao Gl 'a C C +� ao O N O , -0 rL G1 � ++ N �F c C E v LE 'a y� C M C bA w -a N Q C O 0 T C C +O+ M 3 o O Q Q L U� L M ++ F w E ' N w 3 a M v*'i C O • • • U a mewlD uo e W39 H pueWed mawdgaa :)IWo o] smpelde:) mmn uo o nil 2 uis n H a n pu m \ 2 ° \ � 0 .� ma 's \ o _ = e 0 ` r'� @ ® = g �.( \ a) § ' / � § 2 d \ \ $ G § 3 / 2 ° k \ k 2 } [ a ® \.E 2 { \ « ` \ = E.E / 5 2 \ [ k ƒ \ k �) /) \ / \ k . _ = _ a �_ 0 ; _ f __ - 2 � ; = 3 § _ ° ` ° � _ o § ° _ _ °� c ■ _ k\ _ � s : } �.\ t = « k 0._ _ _ _ a - _ \£} 0 a R 2 ° $ E 7 E o ° § 5 8 & p 2 @ (_ / % } g 2 : _ t = = 3 = _ » a » S d : \ a C 2 = Mo � § k0 7 2 § E m § � . E E k 4-1 C 2 § @ k m Lu § - � k a;ewllJ UOReW39H pue Wed > ;uawdolanad :)IWOUo:)3 sapipe3le;ldeJ sammn u oi4e:p odsu eal > SulsnOH > > asn PUm > > > > J bio N Co C ++ v +v+ "a C '�• m c -C CL c fo X L Q� fo U U "a -a ++ 4 L a)O CL> a)L L i N O N Q S U E U to U- E 7-0U ° Q O N 'L CL-0 U !n W Q c y) L +�+ vi M 41 O c fo E a O E N +�+ '� c O• V > tUo N "a ' U M CL N Z O en U 7 t U H co a O N Q t C (o d a ++ mv LL N Y N U� U C m > U M a OC Z Z J Z J OA 0 c ++ m c 4' bO U N t U Co N a+ :F N b.0 b.0 M a)C N >, pp b�0 a)Gl N -a m 0) 'a bA Y 't$ i+ y 0 •� O 0 Gl cLo ++ 0 L O }1 Vl Gl N •X E v -a v L N CL h0 -o ++ M 0 fo .� n y E c — N Q. c 0 L +� �n c 0 •7 E u •� Vl U y .+ 0 co N .� C fo 7 c 6 m N L ++ O_ O -a V1 V1 V1 7 y U i 0 bb +� N i^ h0 -a E c N i N C ++ 'T., N C -0 N ++ CLc 0 N co a ns N a)U Op r U a+ w� u (o (o E CL % w C C° •� v L C •O c L 7 1 m �n O 7 •� G1 L N O0) L L-0 Q {n 'a > N— .� Vl N OD- fo Q_ N O y X 0 c 'a O C ++ O. X > Y L > N > N o c E CJ m W a E a' U Q N t L ++ C a N 4.1 U 0 • • • • m • • U 't$ U CL i a D CL UOReW39H pue Wed ;u9wdoj9n9d :)IWOUo:)3 sapipe; je;ide:) sa m mn u oi4e:p odsu eal SuisnOH ash pum L O Ln a W 41 U U Q OEF Z O Y N C l0 rl > i N Ql N U w M M 1. J J J JMID a � � 0 O �' ++ � � 0 f6 C t10 ++ O N (C6 ° CL a Lon a) E d c"a Ln ail a v u=°1° U tO c u c a) a) NCOf6 LQ° "a h0 -a p L . N L m i 0 C O N U L i pp a� M C L 00 +' 7 C f0 C a O Q C LLn m ++ L i t � �n O m E "a C "a m'C i N C C +' 7 f0 a ++ O 7 �_ +' v x L (�6 (p U Q C �, ,; v N v N w (O C (O U L O > C- U C v ° ++ 0 \ 0 L O O Q •L ' N N O m 4-1 C U E Q L •�O U Q i O Q O OL 7 M -a t10 C L c Q- N 6 +L+ cn +' \ .O (n Gl bz c ++ c `1 t o OL .- U �..� m C m L Q m O O m� L 9 •C �+ L C Q L EL C Q' +�' H ° ° ` N "a O 3 0 C i N � 0 N CL 3 f0 f0 m ++ ++ v ao +� .� CC_ a� C Q ai i v ai "�oC o � CL° Ln m-6u a O . �n N N 3 % a C° V) C�u J °_E o'T C O U a a;ewllJ UOReW39H pue Wed ;uawdolanad :)IWOUo:)3 sapipe3le;!de:) sammn u oi4e:p odsu eal SulsnOH asn PUm > > > a, � 'o � X L Q 7 U -a •— O +�+ E— c0 L U N U d X O C a N N a U °1 E v� a = � Q .__ _CL O +� -a E — N co bA O N `n c 7 V) L O p Ln N a Y O 41 a Q O rI C _v0) o 'E a) O a) U QO Vz a U m �° Bo:!° E w U C L N M U I N w z D z N a 2 2 c L o ' c U Vl U O V + L cy E=E p o o O C '� d vi Q t ' m E +t+ `� h.0 H 5. j i N i, Q O c +� co to O c0 vi t O i, a+ U -0 O N c E L o y •Q ++ C t 0 •N n E O N ++ p •E �~ -a m L OA N L N C � U L o Q f0 U O Q 0 ,+_T+ O +�+ O C o L1 Q V N N cU0 u O L C 4' C E C w O E ao N ao �, ao -a.- o co m O .�' O C C C •� .�_ N L n C v w •C - E L n to v C C •� ++ iO m L1 N 0 f0 W f0 N .— +� L Q +, v �, ao E v E o O N O f6 � N C N > N O •� f�0 `� — Q L N= U i �' E 0 W N 7 m O • N i • • 0 a a E W mewlD uo e W39 H pueWed mawdgaa :)IWo o] smpelde:) mmn uo o nil 2 uis n H a n pu m k ) \ 2 } ' / _ _ \ E \ \ / / U r § ( 7 ( o 3 ® / o � _ § ± 5 a ± � R _ _ ° E x » \ § 5 2 { 2 2 E > e_ _ \ __ w @ \) (e 7 2 } Q m .� \ / ° m_� � i ' \ / / t k \ = o § = j a 2 \ \ (� \ ° ( § 7 [ § 2 = $ m » 2 < _ m ■ 5 G_«® _•- 2 2 2 e •- g 5 = u _ 5 2 s«= 3 _ » e ° _ = _ < § R 7 0 2 � § e = E._ m } / / / = < u w 2 7 ) _ � .§ < e S d : \ \ a a) tu , 2 B .! = - § . / _E_ @ \ E: £ \ a—\ 2 2 % 4 0 7 k ( r in u% B a)'' 'x $ ) .§ /E m ( } \ 0 U . § § k ._ \ Ln E $ / r= m g p M§ o ( § tu m 2 ) C f > E � \ ' § ; § # � / f E 2 2 $ R $: r E) 2 § o < c g« § § '- § } £ E § _ ; a) _ / - m 8 ) w / / OEE _ o £ = > : '- _ ; \ ; g E.J UQE § / 2 3 \ 7 $ § - - � k a;ewllJ UOReaa39b pue Wed ;uawdolanad :)IWOUo:)3 sapipe3le;!de:) sammn u oi4e:p odsu eal SulsnOH ash pum n U :2 o a b.0 C +' bp O O > v t co v v Q E � o c v t E c E L Mu C u m -a � N_ 7 O d "a 1= tH "a (6 O (6 a1 O O O •U a1 CL 6 �, �+ Q Q cif N O L O '� N L O c.f U a1 .�_ 'a O 7 {n C6 c {n L c a) Q E w O a u L b°10 en bA ° a) c_ 'a o Q u 7 � U 7 n C ++ o tp U L °U °U z d U to H C "a can U Ln Ln +�+ al U C > i U y p y v v v v v v v a oc z z z z z z z E +� O ++ co L c O tu O OL l_ H C O p— L "a a1 O N C U � a1 i C C (6 to `� > a1 O C O a1 7 L to U a)+ E t 1= v L ai v v> I_ > I_ Q 2 L a1 3 t to N p t0 n a) L Q v v U E (� t U — D tu oi _ O a o o o •m t o tu "a f6 (6 L tu O z C v *' > U t0 c + x +' ai •o U + (6 E L1 ++ 7 +' ++ to N +«I E o o o o 0 C Q U a mewlD uo e W39 H pueWed mawdgaa :)IWo o] smpelde:) mmn uo o nil 2 uis n H a n pu m § a § [ o < Sr$ B« 2 5 $ 2 _ .§ 0 2 = ® E o < 2 j' & k k § . _ 7 .a / ( CL \ \ / ) � 0 4 § f CL > _ ] 0 k c CLU3: �� 0 § d �.E 7/ 7\ 7 7= S d : 0 e o tu m E ° ° c 2 ° tu \ cy \ / cl \ tu / k § E E § g ; k - / % / \ C § \ k { \ { U e 2 °tu 2 f \ \ \ _ $ .2 \ 2 r § @ / 2{ o s= _\ 7 = B =- m .g7,7 k 0 a)` % \ k E 2 2( j ._ E 2 /� j tu \ u i / 2 a tu - \ 2« _� x '; 2 \ 2 ® / / [tu « 0 E . ._ ._ _ ._ .E _ } = B \ \ / $ @ \ \ / \ \ $ E 7 } / % 0 = m m = E< m =_ § \ / j § § \ § 2 $ f / ± / 2 2 3 / m } m § - - - - - - � k mewlD uo e W39 H pueWed mawdgaa :)IWo o] smpelde \ mmn \ uo o nil \ 2 uis n H \ \ a n pu m \ a = 0 ( © § E 0 / { ® / \ Eƒ 2 k G 2 u -0@ a) o E k cm . :� : _ § _ / = B '§ \ \ S \ § / .- u = _ Cr .\ _ ¥ 2 t U 0$> 2 / ) _ a ) t § _ a o \ \ ■ k ; _ \ ) 7 7 0 \ 0 2 9 B $ $= o%\ 2\ 2 r% o= 2 : 2 a '� .§ S : a # a } z % a } } - L ( g LP ; } / \ § § # E 6 7 ƒ k $tu / ( k'§ c o k / 6 � / 2 : a) 2 / \ \ 7 a) \ ) a r 0 § $ .( ° E p \ © � k § 2 ° > ) E $ E �� - - � ( .( Q- § _ '[ } k 2 o .� t G 7 / > . t 2§ r § ttu 2 \\\ / k \\ \ >7 k ƒ \ \ \ \ / \ 0 ) \ \ tu / \ o f s: o 2 s ,�B©: - _ _ ` -0 _ _° > § ƒ [ ( § E 2 d / c LE —0 _ f � � � e a a . _ . . o = k \ 2 \ \_ \ / / CL t tu ( / \ ± 7 / ± k / \ 0 k - § 2 } E e % § - - - - - � k mewlD uo e W39 H pueWed mawdgaa :)IWo o] \ smpelde \ mmn uo o nil \ \ 2 uis n H a n pu m \ \ b.0 a u \ / / » .§ / E \ � 2 @ 0 2.0 .$ r s E 2 � $ g $ g§ $ 0�7 \ ¢ -0 s t 2 co § 0 \ \ § \ " Ln / / / k 2 V) V) u Ln= o e u a 2 e; u \ \ : � a a a a } 2 2 } } ° _ E 2k } / 7 ul 2 ° ( / \ (� % § * J e E " 2 $ ® o 4a_ 5 0 . 2: �= E 7@ E 0§ 2 t 0 §tu ; ° a 2 $ t 2 4.1 � _ ® 8 2§ " 2CL 7 © 2 M ) f= a ( 4-"\ 2 , � 2 ( 2 i ® ° o k $ m w 7 ¢ 2 g Z CL 7 a g § E t g E E 0 2= o 2° a e § a f § ° ® n \ / / 2 - ` °_@ E E - 3 S? Q 2 / r- r c %/ tu % \ \ k \ / \ \ § = E \ _ \ \ w f E E f u — § S & / 0§ o g E 7 k \ ® ° / _ ° C 4-1 o 2 Q) E { = 2 _ = E'E) 5 _ _ : �_ ) E ( E \°= o® f k E s t 0 u \ \ 5 \' = E 0 7 E m t 2 \ \ \ \ \ \ / \ ƒ CL \ \ / m \ G a \ � u / - < u u u m 2 § - - ® @ \ - - - - LU\\ < � mewlD \ uo e W39 H pueWed \ mawdgaa :)IWo o] smpelde:) mmn uo o nil \ \ 2 uis n H a n pu m \ / 07 \ § « = 12 4 ° e ƒ r / 2 a E E 2 « : _ = E o § § o z 2 ■ [ k / g \ k S > § % \ \ / 2 _ E \ V \ @ = - ƒ % / k \ # \ E . a ° a)§ E » / 2 g= % ( ._ _ « % t 2 ) o = > 2 = ? \ o \ \ \ i o = o = t § \ ® ( @ 2 0 E { A \ m ` _ = 2 ° 2 = § .y @ / E.= m t E S \ 2=% 5 2 _\_\ /� 6� > ° 3 2 2 / © " .CL @ _ \ 0C- o c ° o o w§ u» R_ » 0 \_ _; E. a t = o 5 w CL = . 9 K _ 9 9 E 8 § 2 t±/ \ E f/ \ t E §' E E e (.\ a� 4 _. - - .§ ; � o _ E'er = r o p \ 7 / � : E < : § tu / ( 5 @ { \ ) k \ ) \ tu \ 2 a £ K \ - _� ®t \ { S _ = _ / 2 ) ° g �) 0 § 2 = _ § _`© 2 § -_ e - E%§ gy i t o = c f % 2° E \ k k/ ` m} 2\ \ mLn k / f k \ / \ 2 / \ Cl \ - > 2 = 3 % '\ Q 2 ) % E \ / o } \ 8 § % _,a a - t k e e 0 - E - - < 3 - a;ewllJ UOReW39H pue Wed ;uawdolanad :)IWOUo:)3 sapipe3le;ldeJ sammn u oi4e:p odsu eal SulsnOH ash pum c m H vNi c � U U U O Ln � Q b0 0 C C 0 C O Y •T' 0) f0 Q +L+ U Vi (6 M N a)-0 U 41 0 — Z Y v a a N U C U_ rl O y •0 r1 Ln r-I y M In In Un l0 ao _ +�+ N O O M = N�� O O C L L m 0= Y_ t •� N = N C Q V •� CL H -0 >, L O L N }i C CL NLU1 vi Q == O O O 0a NO C CN•—uUO u0 "C "�✓fC76' 0 0 0 ma) 0 U� U 0 Ci U N N j"1�L > Li (O =% N f0 N o O >C NL 0QC C�7aNO+ 0 C_ QO O p O 7CL C +0LC+ C O O p O UU O — > Cm O � NUto >O U .NS U0 AR 0 p 0C m o C .N U N U U = O 0_ +OC N L C f0 ?�. N C U O C -_b.0 CL Q ++ C •Q 7 C f0 � i -0 h.0 C N p U t10 (O O L C L O C to N C 3: C 'Q N E O i (O C C (6 (O C N = C N C ++ L c 0 C E N N Q" N U 'in C .� -a N N f6 Q N f6 U N E� f6 > N Y N i "a N C L C N C Q IS Q N Q > M Q f6 "a "a C N N t10 �n >� N U > N C ++ m m Ln 0 0 0 0 m 0° f6 m Q 73 o o L% C 0 U a a;ewllJ UOReaa39b pue Wed ;uawdolanad :)IWOUo:)3 sapipe3le;!de:) sammn u oi4e:p odsu eal SulsnOH ash pum V) w a 41 a, z Y w U C > i O rl M U al O p N ^ a1 a1 M a oc z z o t w m ++ E a 3 L ° a1 t c a1 c m -a '� m 3: a1 +�+ c +�+ O bA a O al a E +�, a1 U — m O_ 7 to O c m C cab V1 O Co L c H u C m a1 > N +� t O (� m L m u o 0 m n W w w c m f6 c+ a 'O �, m ++ 7 V) c c„ n �n E N-0 u a) 0 O °' " o o y c p ?� v° t v E c a) u Q c .c .� u �, a-C v a v 3 `u° `°° a c E E 3 ° a cco v a O c O v> E E .� CL >O c y m +, C i C +U+ .� n m� u O +, C by al O C OO Q � bA v L {n �O > 7 OL an "0 L Q_ d C1A C L a1 > Q' LJ m m }1 > L > v r r Q c Q c a u a a m n— a) v E a m O v° c c °m cuo s3 cco cco cco c u° c� 12 -1 bbb a uu Cm tv. E p O C m T iO W LC, p a1 a —rz> . ab v m O Q C -00 ov LL-0 Q r- QiQ r- N ,� a-o Q. Q L •LaCCv1 Ln u Q Q "a O -0 n "a p -0NO Lr° mw _e vL E a m c a v Q-aa,-a x >� Q a, at m 0+U m L Q: � c O m r- U al m a o mewlD uo e W39 H pueWed mawdgaa :)IWo o] smpelde \ \ \ mmn uo o nil \ \ \ \ 2 uis n H a n pu m \ \ 41 z S d : IP � m a 0)/ / m } ° - E # a s } { 9 » 2 2 \ f \ k f k§ r 0 m 0- e s E k§ \\ d\ .2 > \ / _ > 2 = _ _ \ƒ 20 \ 2 CL E f y§ ¢\ \ 7 5 } { 2 / > / / 2 / ° 0 / t \ o = § m � 7 \ � r } k o 7 E[ o '> « L 0/» E( % .� - [ " O © o a ._/ o / � E G ® 2 ( _ / ) . / « f-0//@ = 8 _ E\ m f/ ¥ 2 CL / \\ 2 7 7 k § c /{ a ° = _Ln (s z c CL , 2 M a ¥ § k _ Ln \ ( o % w / f / % % aj / 2 .q % ; -0 _ § o = 2 . x � 5 E © ®% / » g - \ 0 } } ; @ § k c \ 2 § § / 2 .� _ _ _ . Ln ; = E.E ./ _ ° - J G $ } E § § S ®� \ E 3 \ /� } } i } / $ 3 2 \ > \ / \ / o \ 7 0 0 B 6- z\ƒ E 7 2:§ a J e e� k 5 ._.� 3 f k E k E 5 3§ 0 - - - - � k a;ewllJ UOReaa39b pue Wed ;uawdolanad :)IWOUo:)3 sapipel le;ldeJ sammn u oi4e:p odsu eal > SulsnOH asn PUel > > > > -0 3 O o �_ E N � U O f6 E O a, j Ln '-p a1 c O O p co w al > ` O z L O a) E f6 O -0 a w U C V L i--I N _ al •0 r,4 i�-I N y Ln Ln iM-I iM-I a oc z C U f0 "� +L�+ U N a1 t n p -am ++ L u. > C "aaN) •+CO t+ENO N O N.LLL ` ++p •L '� E �+ Q O' E oL0 n+ aa w oO O a+OLO+ �vCtvLao1ii O aa U + am ?C -a _a 7 a1 a1 a) a Q- a LC M 4= "a C O OE ns Q L 0 a1 C a) a O E O0 w C �+ N L Q 0 a) +�+ O C`. L10 OL 0 >� a C "a 4 �, p ``� v a O L U a1 O ++ ns > N O E N. > 0 a) ++ C O u O v t m "a V a, a ao v C v tiu -0 a E v N -a C u 'a a1 ++ 3 C a) a .0 to a L N O C a1 L E E a1 W ++ i+ t CL a1 — E w 7 b.o v — c ns t ns 4a ++ v C C .0 v to C� °' c� > ++ v v v L v C w +� > O> E to U O 'en �_ 7 N U ++ E 3~ O + ns ++ h0 0 •r bU.O O ns a O vUi a1 0 u t> n � p -0 O E U t Ln ate1 a L C +U+ -a m t ++ N Ln C 'Q vi C Y L v p to o to ns U 3 E E C N O a Ov U C L en a al L p L -0en > a--0O W f0 f0 ++ W f0 L E d U U a o al 0 • • • bb N 2 • • C N a u E 0 mewlD uo e W39 H pueWed mawdgaa :)IWo o] smpelde:) mmn uo o nil \ 2 uis n H a n pu m \ 41 z S d ' \ 2 a e z %\ t _ ± a E� 2 f@ m a ° \ _ \ . § : _ \ / / r _ k § / \ \ �: 2 { c o = _ � � _ \ 0 -0 } ) 0 / # \ m 0 ; _ _ } ( Lno \ _ o° 0 0 C / 8 o{ 0 7 2 \ 0 \ o _ � 7 .§ f / > 2 g \ 7 = \ \ ) \ 7 \ =Ln = j k 2 2 e s k \ 2 0 2= E[\ § f)%(/ E _ f - %� 0 a.@ & �.o # » ® o # ./= g}/ { EM=&2 Aek% / t _ � _ t -t Z _ m %?B & ® _ 2 E � 2 _ g ° E _ ® o o o _ % § E o '\ ° » > 2 c r \ � 0 » 2 / _ � _ = s = : = t = Ln = eaj � _ / \ / j \ / \ = k k m 0 \ � \ o / E " { \ - _ - -0 '_ 0 o 2 ` + m _ _ � _ _'_ ° / : / _ _ r _ ° E 0 \ � / / j > Q } � \ � c ° / ` M 0 to ƒ « E m 2 = �'- E.= - ® 0 _ # Ern > _ ® _ # m c _ ` _ ° _ o = 2 7 E _ 12 Z 2 & o ._ .§ 2 / E �� / $ 0 \ \ aJ k 2� / 2 § \ \ } m 0 2.� ; @ ( _ ° o m � j ©: _ > ° E G g 2 ° © ® .= o t ° \ _.> s 7 0 #.0 = B / $ > e = 2 / 2 E > o ± = m E ; ; / \ 2 f E \ /% E a s E\ e e% 3 e@ S.E o 5/_ 2.E A A .E 0 - - � k mewlD \ \ uo e W39 H pueWed \ mawdgaa :)IWo o] \ \ \ \ smpelde:) mmn uo o nil \ \ \ \ \ \ 2 uis n H n Pu m \ \ \ \ \ ( j ./ } / \ 6 2 \ / % ] 0 d a = E m ; j/E2 k / \/ \ S >§ ; e m G m m m _ 0 / 2 _7 0 7 0f / E ; m 2 ® \ / / 0 f 2 2 E �°)\ 0 e 0 Mir- r= 7B 0/ _ § % / Et '/ \=2= % 2 2 o ® a = E./ \ § E� ƒ _=: 2 5 u // 2 2 0 7± k m/ @§ i0 - E L} c 0/ M/ (ƒ 0 / k E 2/% 2 v o 0 0 B _: s E - 2 Z : E 3 o _ k ��r® ©�-0_� \ Ew=« _ _ g @ = 2 e e g a)_ E= '§ 5 �. 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C v U 6 v v E a1 -a E cJ M U c0 +� >. a1 b.0 L a) c0 0 0 E Q Q o OU o •C "a 7 'a 9 O C C >• i 7 O a1 a1 U ++ L L C ,L >, L 7 L C E C t ++ E C Q a.. C N C m m O L c0 a1 n > a Q O 2 i L O a1 Ln U U m Q O E >j -a +U+ a Q O EL Ln m ,� L= -a O •� U .� L C O +' n C C *' U C a1 O a1 al 0) m -a '� ns .� f0 f0 a1 6 U a1 C U L bA C f6 a a1 � a1 L1 a1 c •f0 0 ++ ++ O +� 7 ++ += O a1 +�+ .� o x -a O w to O .E v v cn Q• 3 U to E> v a E Ln v m v '— tiu > (n I� f0 "a U ++ a1 w C �n to U 7_ to >' >, C ++ a1 bA m L O E O L O f0 c C LE ns O a1 C "a a1 a1 > C ++ f0 O a1 co ++ a o E f0 w T N .�n � + a, � L ns �° f6 L a, U .c a c� Q v v O E �' E mE +� � Q- U o t C C v v >to U C a) O al L U al C a � a, a;ewllJ UOReW39H pue Wed > ;uawdolanad :)IWOUo:)3 sapipelle;ldeJ > > > sammn > > > > > > u open odsu eal SulsnOH ash pum I M1• C i Q � U U y) N G1 a 41 Q Z L LL w U C i i U') l0 M N M rl N U N rl i--I N O l0 l0 J J J J a D D D D L C O O � � f0 N Q N u L }' d L b.0 N U C 7 m N } 7 3: Q i C 0 ++ C N N C ++ (O O C ++ N N 7 m c +U+ Op Y C +�+ Q C CL E Y C C +�+ L 2 N U 7 N Ln �n N U "a 'a N C f0 f0 N {n O �n N L .' f0 Q U {n L Y p 'i Q f0 'a N 7 N si0 C {n f0 N to •in to U Q ++ L f0 L U ++ .� O Q �••i > U O C Q N O M f0 Q N C O Ln Q O �O L t U �n E -a C O U N— H E N C X p « M U r �n N i U +�+ U -a OU N N +m C f0 C f6 •� U O .0 Vl L C '� +� �n {n b.0 d bA > C E • tH ++ C ++ Ln C C O C +�+ tH IO Vl C N O U C Q' C 7 L U 7 "a m E U d 7 O c a C m Gl +M to p t c •� +, �- co 7 +�+ L Q- Li m N � >. > C N E N d E O E E Q X N +�+ +' O Q C -a v Ln C 0 c0 C QU "a t N ++ N 'a "a_ U 41 N d o N Q to O 7 N p,p •� U +L+ N c0 C h0 N C +� C L v ao w +' C ucw m E E C v co co Q co Q .S E E y U O Ln Q U Q, E M U0 Q Q M i C CC p .� ' M U Q 6 (6 +U+ to C +U+ to Q ate•, +U+ to •� > "a E U N "a ++ U +�+ a 'U > c w � � w N a O w E ,�+ C O vai +L .E a U L cn C N U • • • • • w C • • • a 0) m a;ewllJ UOReaa39b pue Wed ;uawdolanad :)IWOUo:)3 saplhe; le;lde:) > > sammn > > > u oi4e:p odsu eal SulsnOH ash puei > V) w +1 O z w U C > i N M N l0 U al M i 4 M I� ?�. N l0 `� Ql r-I i--I i--I z a° o�c D D D D v ++ U ++ .� f0 Q O � C a1 a1 ++ V1 U L („) L L U CL ' V O Ln E O a) m C L O O C L O a a) 41 U ++ '� a) c0 > 7 f0 vCL vi « i L f0 v L >> to 'tj 7- U C t ++ f0 t t]A f0 •^— a1 "O a1 C f0 O O a1 O L d }' 0 +' Q C h�LO c t ns U h0 U Ct++o +U+ a1 O •� OU C ++ 3 Z L1 "a O 0 t10 _ O t]A C a1 ns C +' 7 N a1 U E 4- O C w w to c 5- a1 E .— ns a1 �, a1 a1 c0 O• a"' j L O = L 7 co c 0 c O h0 ns ns C L Ln �, t ++ ++ -0 L i C- a1 �O C" U a1 -0� i L1 U 0 O a1 � Ln .0 •Q. -0 U C E a1 C to 7 U O a1 7 O f0 a1 c0 a1 UV -0 a1 E O a M L U "a a1 Q 7 C L E "a O O > O c0 i -a a1 a1 C> -a O a1 v Q c U a1 U U U Q +�+ m to N c +, U ' a, - �, v L m °1 a r_ a `° c n + > >, o ai v ns + +� a- v u �= o +, o n 'tj f0 a1 L a1 {n L� `� 7 a1 E L i ++ C {n O C C ++ C •� w a1 Q O C a1 L1 ++ N a1 al w t]A C �' 'tj Q U f0 .0 f0 Q C ++ C ++ N �, > C C •O f0 O >� •c..% C t O �n a1 0 ?� a1 •� ?� a1 +U+ a1 f0 Y c0 � O a1 C to C N oo E a1 Q N C Q a1 o > v M b.o +U+ , t�if ns Q caj C v o O_ •N to �+ w U in E t — 3 fU6 o w p n co +� D O u +_ 3 a w Q m o H c • • • • • w b • • ; w U Q C > W -0 l0 14 mewlD uo e W39 H pueWed mawdgaa :)IWo o] \ \ smpelde \ mmn uo o nil 2 uis n H \ a n pu m \ \ \ 41 z S >§ j ® - : e / a 2 § = u E CL 0 2 k to2 ° : C \ \ \ _ . b.0 o § § % \ � M / $ E -= 0 2 — 0 \ LU m _ /- _ f k§ W\ § 2\ o — UU 2/ e ° % G e = ƒ ; ;3\ \ 2= a \ § 2 E _ B o .§ © 2 " = 2 = % £ 2 § 5 \ § ± $ o e E k = / / 8 CL o » Q = = % C ® E f% - $/ ° ± o 2' p 0 0: r ] 0 a e § _ f% e o e¥ k \ ° _ ° ` 2 k B ? 2 = s 2 2 k E 2/©= \ ) / 0 § a ( 2 k E / � / \ 41 ( \ k k \ \ \ \ \ / \ / k / ( 7 , \ § 0 % - E \ / / 2 £ — 0 2 \ % E { / 2 ® # a k o J { { 7 .S . 0 _ « e E { \ § _ \ \ Q — _ § a x = .- 3) i @ 2 2 2 § CL -0 o -0 / _ � ._ � / ® = - / \ 2 w } I E j / / o w �. EL E«= 2 s= � a k % k @ u § -0 / § k / / k \ § @ a ( U e e � \ 6 / 5 0 - - - � k mewlD uo e W39 H pueWed mawdgaa :)IWo o] \ smpelde \ mmn uo o nil 2 uis n H a n pu m \ \ \ 2 \ § 0. \ o ; / ƒ / L \ \ ( _ \ « 2 k k k { / / / : \ f / \ } ° ° / o o E ` ' / _ » \ ; u 2/ s \ 2 5 8 2 a / § = E / � @ / R±/ / ®; 0 2 u S\\ q Q s o 2 ` » § E { o \ \ $ 2 / a [ \ 2 \ r % 2 / 2 { E ± ± E 5 s .§ £ \ 5 S \ / 7 \ E E �'E t / § t g§/ 3 \ 7 r— a e\:®® #\ U e U k j e 2; `/ m=/ 2 8\ o E E\$ f/ a 2\�\ 8\ k = : 0) \ \ a 2 5 # 2 � E � C o s / e C _ '/ E / ) 7 2 @ / _ a a m \ \ ° 2 E ° ° ° 2 \ \ / t E E k 0 \ \ \ \ E / w ƒ ; § R c f \ k Eu o ; _t 2 § E> \bB /)/�// W e 7 \ D \ � mewlD uo e W39 H pueWed mawdgaa :)IWo o] \ \ \ \ \ smpelde:) mmn uo o nil \ 2 uis n H a n pu m \ \ \ / - \ ®CL C \ '/ / U .E m ® Q ' \ 2 2 0 : $ e ƒ ■ _ _ § _ = e 2 r= - E a r t a= 2 8 k 2 7/ 3 u%/ u S § > # U') _ a \ : e a a G G e a w in in 5 5 5 5 5 ± _ b.0 \ \ \ \ \ \ \ c x 0 w m _ ' 0 E B _ ® _ \ \ ) @ : ° > g . ( § '§ _ @ = n u g E E ± _ - _ � - u - .2 = m § ; 2 0 g ' $ $ § 6 = c( .2 _ - _ Z= _ - 2= a s u E_ ; k� 2 a$ \ 2 ` > / � e t ®$ { m \ E \ƒe 0et0Ct E//0 {s m _ _ 2/ § " ° y E 2 a 3: u 0 ° e= _ / t E= o E ° § k 2 g/ [ 2 0 t t}\ . s c/ f ' _ t-% � _ ©� = E _} m ; o E 6 e a=- o ® / s§/ - r' m > m E 7 _ 2 = k §_ = Q) Q _ ® # 3=_ E® = 0 E 2\ E 2 t o ._ m m�- E.§ e k _ k=; _.� e = 0 5 0 g=__ ®p © _ ` © 0 t; 0 o e ©� o u§ Q = _ a ° _ = g o _ ° .§ o @ o .§ e m ©¥'&.E = e E E _ _ ° •c \ ° ° _ % f /� : ° + 2 / o2- t o_- _ > ¥ > _ 8 \ \ 8 8 a.§ ° a 0 0 _ ®.\ ) / r.E = 2 .E : = u e % _ = w _ w= 2=$= o CL o= t e k 8 8/ 0 - - - - - � k mew!D \ \ \ uo e W39 H pueWed mawdgaa :)IWo o] smpelde:) mmn \ uo o nil \ 2 uis n H a n pu m E \ > r m CL r g;� - r E \ 7\ / § . § u / § ; E _ _ / o / _ / { u m § / U / § ® a : ¥ / 0 ƒ \ E u £ / / E / � « 0 E 2 § 7;/ 5$ 2/; 8 S C - >e M G : e = 0 » 2 2 g a = 2 0 % § E ' a ° 0 0® a��2}/ u \ 7 E Eto 0 2 ( 2 = _ / = E u ®� e m:[ 20 9/ '{ f 2 7 2�\ E / 7 0 CL 3: £§ E § ( > ± S g / § \ ƒ 7.§ 7 $ .q - ( / ° g - @ \ 4 > _ \ k C § ' § ® ° = 2 = 2 5 % / _ ; ; _ _ CL \\ u 27r/ wk0 / t 2 / / 0 « ± ) ./ ) E m > [ r E� 6 o § t g_ _ E _ E Q m = a g \ E 7% CL f/\ S k 2= .§ § 2 3 .E _ E g° _ m® E{; _ f= E 9 0 f \ = ± 0 7 ° 5 � _ / 5 2\ a: 2 2\ i E§( ` e r-§§ a m E 2\ Q\( E E§}\§ k E o u / - / E.q \ = .E .E t u 0 = § - - - � k E k 00 a;ewllJ > > UOReW39H pue Wed ;uawdolanad :)IWOUo:)3 sapipe; le;lde:) sammn u oi4e:p odsu eal SulsnOH ash pum v o 3: U 7 t10 , 0 n v a � y o E z U U U N U C > i U y Q y N N N N N a oc z z z z z N f0 > O C O f0 f6 •N "a L `� O C to > c co a) > O +' 4N1 M L E — c C n +, E NN tu -aUEO E�n 3to U C E O +L E N c 0 -Ei O O Q Q •� � E 6 ( 7 O ++ N N N d 72 c N O ++ f0 N C C i1 O ?� N +U+ ">a L1 c �n 3to c`° E v fL0L > o L L 'a oU •7 �o E �3 L co tH_ v E O N a o c-a E oC o a o c c Q -0c n> E U C v E �_ -a .0 o v c E o +� > N O i E N E N U 7 'n = N ++ c O N o O 1- N to c ++ t 7 to - }' N t> -a N Q c N E O LL ++ :2 *�'' C C N +' Q ' O ++ U O c L N O U O 5 m o Ln N r N N +' O Y O `~ N C E f6 m 'a C N O i CF •- N U Vj '� >i E N •� U �_ C 1 O U N N U cUp +� N O O i C +' o LE L a U f6 E U — Q i v L "a -0 7> v v Q w ' v-0 w v o E c :.p c u o L E -0 u v o L c o -0v o v 3 .E a cco C 0 • • • • • • U a a;ewllJ UOReW39H pue Wed ;uawdolanad :)IWOUo:)3 saplhe; le;lde: sammn u oi4e:p odsu eal SulsnOH ash pum V) w +1 O z w U C > i U y a° o�c z N 1O N O N b.0 ++ M tui N — Uji C •� Ln -0"a t m O le O U U- (O (O t f0 "a L N O — 7 ?) ++ N ?) ++ to O m to J t > N 7 O co O (O t N `� f6 t ++ ++ Q 0 •c 41 U "a L O 0 O C (6 - O +�+ N t]A CO "a to N U F j > N •�+ 41 W U 7, t10 -a _ _ O 2 tLp to �_ C f0 > '� "a •c L O N 7 41 O U a (6 Q U 7 C 7 ++ O N 0 U O > ^, O N N U N U L 7 L n ' C C U O L O OU > L O� m�n U .� L U •� �n C �n h0 N O f0 •C C O f0 41 0 C O C N 0 U C C 0 L b�.0 C :�' O >i C �n Q. E= O +�+ N O O E N O 7 i 0 •L O U L > 7 Q N +>+ n ++ •� '� O +' U N vi N Q L O f0 O O O .� c>o w O a t N N 0 U N E c c O to U c ++ > O> E. U "a N t N Q O C L (O Y (O C 41 (O O O U -a vUi ate•, U C > b C ++ C (O N J (O to C m L •� E C U N E f6 >i 4 +M � N L E N N N O U +M+ N f0 O H L N > N Q +�+ N N N t]A f�0 � 0 Ou 7 O N .� 7 E 0— ++ f0 O �, U L n L f6 a 'tj .� t 0 L C > N U C co a N C co N C N N �p C U f0 N O E c +, c +' U c� N f0 O O _ > O a Mi L U > L-0 U a U a, o a= E v, w 3 �' o E U> U° a, E obb. U 0 Q a rn 14 a;ewllJ UOReaa39b pue Wed ;uawdolanad :)IWOUo:)3 sapipe3le;!de:) sammn u oi4e:p odsu eal SulsnOH ash pum V) w +1 O z w U C > i U y O al a oc � � v N L L ++ a1 C C C c0 > LC+ "a 1= {n a1 O N L C i >, ns 0 "a C ++ O O U C OLn I�N O C C •- 0x=C C N j C CL Cr O •0 cn Q C O Q = - U d?01 CC LmC QC ans) cn ( O -0 O 0 pm t C > aN1U C > d� C N U CQ r m 4 U O j O Oa1 in UU +' O OC a ++ a1 +L+ ++ �0E L O Nw OL C > 7 C +0c a1 U U cn a1 U o A O0 +N+ -0 aj C O Q N 0U L f0 p "a L p t]A N C >i U ++?� O C cn a1 a1 t U 0 a1 C H in X .CCO caj C C LO O O U O +U C c C E0 Q- L a w0 O O U w m OO Q +U � O M cn 0 L0 a1 OC O "-0if O +�a1O in C O U .� U Q Crn C (O U_L C> C-0 O aj 1 O 0 C •0 -0 0> O C C U O w: 07 0 rn COU Ln Li Uif U p O a ci O if a cif C O • • • • • • F U a mewlD uo e W39 H pueWed mawdgaa :)IWo o] smpelde:) mmn uo o nil 2 uis n H a n pu m 41 z S d : 0 { 72 o% E° \ u °/0 / t 0 \ ° CL 0 %0>[ o k a $C\ ® u = �m2\ / k \ ® o } \ / / \ 0 g )2± �\ f E\\ƒ \ \ m _ / -05 § _ 2 k \ \ \ / \ A / § - - � k F w o E E v —_ o 3 = �O u� 0 0 o o oo n .3 =- - o _ m n n o _>° N _ n v a _ ° ilo _ 0 oc - um u v ocm o 3 - 3 0 3 3 3 o a E o o= n `cv a v o E o - o n L 'o E v 'o E v _ u w a uo - o u u u o m J - - = tt - 3 a - E v tt _ v tt _ 0 n o .� m o n o .� -- - w� c o .� o 0 0 .� o o >o u ............. ............. ............. ............. m `o u _ c uG ............. ............. ...... .. ..................................... ._ u ¢ m u ................. u ............. ............. 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