06-394Council File # /�6�3q
Green Sheet # 3030410
RESOLUTION ,�
SAINT PAUL, M(NNESOTA
Presented by
�
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
STRYKER GEORGE PRECINCT PLAN SUNIMARY
WHEREAS, between 2000 and 2003, the Saint Paul Housing and Redevelopment Authority issued two Requests
for Proposals regazding the vacant pa�et at 617 Stryker Avenue on the West Side; and
WFIEREAS, in the course of reviewing proposals for redevelopment of the site, several broader issues were raised
by the surrounding neighborhood; and
WHEREAS, in 2004, the West Side Citizens Organization (WSCO), the official planning and citizen participation
organization for the West Side, asked Councilmember Dave Thune to inifiate a piamiiug process to take a broader
view of the redevelopment site in context with its neighbors and the West Side as a whole; and
WHEREAS, Councilmember Thune asked the Saint Paul on the Mississippi Design Center to work with WSCO to
prepare a precinct plan for the Stryker George neighborhood; and
WHEREAS, the Design Center agreed to prepare a plan with the assistance of a task force set up by WSCO of
neighboring residents, business owners and representatives of community organizations; and
WFIEREAS, the task force began meeting in September 2004, setting the study azea boundaries as George Street on
the north, Baker Street on the south, Winslow Avenue on the west and Hall Avenue on the east; and
WHEREAS, the task force completed its work in March 2005 and forwazded the draft precinct plan to the WSCO
Board; and
WHEREAS, in August 2005, the WSCO Board approved sending the Stryker George Precinct Plan to the Planning
Comxnission, with a request that it be adopted as an amendment to the City's Comprehensive Plan; and
WAEREAS, the Planning Commission held a public hearing and reviewed public testimony on the Stryker George
Precinct Plan Summary on Mazch 24, 2006; and
WHEREAS, in August 2005, the W SCO Board approved sending the Stryker George Precinct Plan to the Planniug
Comxnission, with a request that it be adopted as an amendment to the City's Comprehensive Plan; and
WHEREAS, the Plannnig Commission held a public hearing on March 24, 2006 and reviewed public testimony on
the Stryker Geor-ge Precinct Plan Summary; and
WHEREAS, the Planuiug Commission found the Stryker George Precinct Plan Summary consistent with the Saint
Paul Comprehensive Plan, the Saint Paul on the Mississippi Development Framework, the West Side Community
Plan and the Riverview Commer-cial Corridor Revitalization Program; and
s�
06- 39�
46
47
48
49
50
51
52
53
54
WHERF,AS, on April 7, 2006, the Planniug Commission recommended to the City Council adoption of the Stryker
George Precinct Plan Summary as an amendment to the Saint Paul Comprehensive Plan;
NOW, THEREFORE, BE I'I' RESOLVED, that the Saint Paul City Council hereby adopts the Stryker George
Precinct PZan Summary as an amendment to the Saint Paul Comprehensive Plan; and
BE IT FURTHER RESOLVED, that the City CouncIl thanks the Stryker George Precinct Plan Task Force, the
Saint Paul on the Mississippi Design Center and the West Side Citizens Organization for their excellent work on the
Stryker George PrecinctPlan.
Benanav
Bostrom
Thune
Adopted by Council: Date
�
Adopuon Certified by Co cil Secretary
BY� � , � s
Approved Ma or: Date �— Z_ (�
By:
Requested by Department of:
Pl ' g & Economic Developm
�_
�
Form Approved by City Attomey
$ (�. I•✓ l��v►�- Y-!� - � c
Fortn Ap ov'd b, ay �£ Su(��ion to Cowicil
BY� ` �
r,E'�-L//
� Green Sheet Green Sheet Green Sheet Green Sheet Green Sheet Green Sheet �
; DepartmenUofRcelcounciL• � Date Initiated: i �� I � �/
PE -p,����nom;�De�e��m�t I t&APR-06 i Green Sheet NO: 3030410
� Contact Person & Phone: i -'
1 Lucy Thompson
� 26C>�f578 Assign
j Must Be on Council Agenda by (Date): Number
j 26APR-06 For
� Routing
i Order
ConVactType:
RE-F2ESOLUTION
0 �lanninc & Ec000mic Develon ' '
1 PI n' e& Econo 'c De elou JAe rtment Di ect
2 CiriAttornev �I C7tvAttomev �
3 1Ytavor's Office i Mavor/Assisfant
4 'Council ComcilmemberThun '
5 i(SN Clerk C7N Clerk
Toql # of Signature Pages � (Ciip NI Locations for Signature)
Adoption of Styrker George Precinct Plan Summary as an amendment to the Saint Pau] Comprehensive Plan.
/3
� '
Planning Commission
CIB Commitfee
Ci�il Senice Commission
1. Has this persoNfirtn e�er worked under a contract for this departmeM?
Yes No
2. Has this persoNfirtn eaer been a city employee?
Yes No
3. Does this persoNfirm pc�sess a skill rwt nortnalty possessed by any
cufreM city employee?
Yes No
Explain all yes answers on separate sheet antl attach to green sheet
Initiating Problem, Issues, Opportunity (Who, What, When, Where, Why):
Dissarisfied with the outcomes of two Requests for Proposals for 617 Stryker Avenue, WSCO requested that a precinct plan be
prepared to explore redevelopment of the site, in a broader neighborhood context.
AdvanWges IfApproved: �����
Theie will be an area plan to inform in511 development along Stryker Avenue, and the �econstruction ue will
consistent with the neighborhood's desires.
APR 1 7 2006
DisadvanWges IfApproved:
None.
MAYOR'S OFFICE
Disadvantages If Not Approved:
There will be no direction for private developoment or public realm improvements in the neighborhood.
lotai Amount of
Transaction: �
Funding Souroe:
Financial Infortnation:
(Explain)
Activiry Numher:
s�P�'-�, i � 2(3l�a
t �.IR
April 92, 2006 3:52 PM
CostlRevenue Budgeted:.
Page 1
� ,
D� - 39�
CTI`I' OF SAINT PAUL
Christopher B. Coleman, Mayor
DATE: April 12, 2006
TO:
FROM:
390 Ciry Ha[Z Telephone: 651-266-8510
15WestKelloggBou[evard Facsimi1e:651-266-8513
Saint Paul, MN 55102
Council President Kathy Lantry and Members of the Saint Paul City
Council
Ck�ristopher B. Coleman, Mayor
SUBJECT: Stryker George Precinct Plan Summary
I am forwarding the Planning Commission's recommendation regarding the Stryker
George Precinct Plan Summary, prepared at the request of the West Side Citizens
Organization (WSCO). In 2004, WSCO requested the assistance ofthe Saint Paul on the
Mississippi Design Center to prepaze a precinct plan that would explore redevelopment of
the HRA-owned parcel at 617 Stryker Avenue in a broader neighborhood context. The
Stryker George Precinct Plan resulted from the yeaz-long community planning effort, and
the Plan Summary is proposed for adoption as part of the Saint Paul Comprehensive Plan.
The Planning Commission found that the Plan Summary is consistent with the
Comprehensive Plan and Saint Paul on the Mississippi Development Pramework, and
recommends that the City Council adopt it as an amendment to the Comprehensive Plan.
I concur with the Planning Commission's recommendation and urge the City Council to
adopt the Stryker George Precinet Plan Summary as an amendment to the Saint Paul
Comprehensive Plan.
�
PLANNING COMMISSION
,Q
Brimt A1Wn, Chair
D� - �9�
CTTY OF SAINT PAUL
Christopher B. Coleman, Mayor
25WestFourthSbeet Telephone:651-266-6700
SaintPaul,MN55101 Facsimile:651-2283220
DATE: April 12, 2006
TO: Mayor Chris Coleman
FROM: Brian Alton, Chair �/�
SUBJECT: Stryker George Precinct Plan Summary
The Saint Paul Pianning Commission has reviewed the Stryker George Precinct
Plan Summary and found it to be consistent with the Saint Paul Comprehensive
Plan, Saint Paul on the Mississippi Development Framework, West Side
Community Plan and Riverview Commercial Corridor Revitalization Program.
The Commission recommends that it be adopted by the City Council as an
amendment to the Saint Paul Comprehensive Plan.
am attaching three items:
1. the Commission's resolution, adopted on April 7, 2006;
2. a copy of the Stryker George Precinct Plan Summary; and
3. a copy of the full Stryker George Precinct Plan (in our attempt to manage
the size of the Comprehensive Plan, only the summary is officially adopted
as part of the Comprehensive Plan).
Please forward these items to the City Council for final adoption of the Stryker
George Precinct Plan Summary as an amendment to the Saint Paul
Comprehensive Plan.
Attachments
AA-ADA-EEO EMPLOYER
city of saint paul
planning commission resolution O� - 39�f
file number 06-39
date April 7, 2006
STRYKER GEORGE PRECINCT PLAN SUMMARY
WHEREAS, between 2000 and 2003, the Saint Paul Housing and Redevelopment Authority issued two
Requests for Proposals (RFPs) regarding the vacant parcel at 617 Stryker Avenue on the West Side;
and
WHEREAS, in the course of reviewing proposals for redevelopment of the site, several broader issues
were raised by the surrounding neighborhood; and
WHEREAS, in 2004, the West Side Citizens Organization (WSCO), the official planning and citizen
participation organization for the West Side, asked Councilmember Dave Thune to initiate a planning
process to take a broader view of the redevelopment site in context with its neighbors and the West Side
as a whole; and
WHEREAS, Councilmember Thune asked the Saint Paul on the Mississippi Design Center to work with
WSCO to prepare a precinct plan for the Stryker George neighborhood; and
WHEREAS, WSCO set up a task force of neighboring residents, business owners and representatives of
community organizations to guide preparation of the precinct plan; and
WHEREAS, the task force began meeting in September 2004, setting the study area boundaries as
George Street on the north, Baker Street on the south, Winslow Avenue on the west and Hall Avenue on
the east; and
WHEREAS, task force members conducted one-on-one interviews with neighborhood residents about
their vision for the future of the area; and
WHEREAS, the Design Center held two community workshops in November-December 2004 to gather
community input on issues, ideas for improvement and reactions to alternative development scenarios;
and
WHEREAS, the task force, with the assistance of the Design Center, considered this input and prepared
a draft precinct plan, which was presented to the community and approved for forwarding to the WSCO
Board in March 2005; and
moved by McCall
seconded by Cudahv, Trevino
in favor Unanimous
against
0�-39�
WHEREAS, in August 2005, the WSCO Board approved sending the Stryker George Precinct Plan to
the Planning Commission, with a request that it be adopted as an amendment to the City's
Comprehensive Pian; and
WHEREAS, fhe Pianning Commission heid a public hearing on the Sfryker George Precinct Plan
Summary on March 24, 2006, notice of which was sent to all affected property owners and published in
the St. Paul Legal Ledger on March 9, 2006; and
WHEREAS, the Planning Commission reviewed public testimony on the Stryker George Precinct Plan
Summary;
NOW, THEREFORE, BE IT RESOLVED, that the Saint Paul Planning Commission hereby finds the
Stryker George Precinct Plan Summary consistent with the Saint Paul Comprehensive Plan, the Saint
Paul on the Mississippi Development Framework, the West Side Community Plan and the Riverview
Commercial Corridor Revitalization Program; and
BE IT FURTHER RESOLVED, that the Planning Commission recommends to the City Council adoption
of the Stryker George Precinct Plan Summary as an amendment to the Saint Paul Comprehensive Plan;
and
BE IT FINALLY RESOLVED, that the Planning Commission thanks the Stryker George Precinct Plan
Task Force, the Saint Paul on the Mississippi Design Center and the West Side Citizens Organization for
their excellent work on the Stryker George Precinct Plan.
2
Area Plan Summary
Stryker George Precinct Plan
Adopted by the City Council on
on aPnl �,
06 - 39�
This summary appends to the Comprehensive Plan the community's vision for a medium-density,
primarily residential area that integrates new infill construction with rehabilitation and adaptive seuse of
existing vacant buildings. The Stryker George Precinct PZ¢n envisions a neighborhood with a strong
ecological connection to its unique geographical features, a network of green sh'eets, a range of housing
types and businesses that foster a diverse community, and a public realm that is safe and friendly for
pedestrians.
Copies of the full-length plan are available at the Saint Paul Department ofPlanning and Economic
Development, Saint Paul on the Mississippi Design Center and West Side Citizens Organization.
Location
The study azea for the Stryker George Precinct Plan is generally bounded by Gearge Street on the north,
Baker Street on the south, Winslow Avenue on the west and Hall Avenue on the east. Stryker Avenue
runs north-south through the middle of the azea, and is the focus of the precinct plan's recommendations.
Stryker George Precinct Plan Page 1
Stryker George Precinct Plan Study Area
GY. -39<f
vision
The Stryker George neighborhood is envisioned as a medium-density, primarily residential azea that
integrates new infill construction with rehabilitation and adaptive reuse of existing vacant buildings. The
neighborhood has a strong ecological connection to its unique geographical features, such as Elizabeth Hill
and the Mississippi River bluffs, and contains a nehvork of green streets. The range of housing types and
businesses in the azea foster a diverse community. The existing network of streets is retained and
enhanced with landscaping, pockets of green space, pedeslrian-scaled omamental lighting and street
fiuniture. A redesigned streetscape environment brings people to the sidewalks of their neighborhood in a
safe and pleasant environment.
Plan Objectives and Strategies
The plan's objectives and strategies aze based in the Saint Paul on the Mississippi Development
Framework.
Ecolog,y and Public Realm
Objective: Embrace and raise the profile of open spaces and natural features; create a lively, safe and
vibrant street environment; connect the Stryker George neighborhood to its adjacent
neighborhoods, districts and significant physical and natural features.
Strategies:
1. Create a strong boulevard system and desi� for Stryker Avenue.
2. Ensure through design and enforcement that Stryker Avenue traffic does not divert to Winslow,
Hall and Humboldt avenues.
3. Plant street trees and gazdens.
4. Provide opportunities for pubiic art.
5. Incorporate street furniture, such as benches and bus shelters.
6. Implement the use of rain gardens to beautify the streetscape and provide an ecologically-efficient
way to address stormwater management.
7. Design a safe way to direct pedestrian traffic from the top of Elizabeth Hill to Stryker Avenue.
8. Create a natural buffer between residences and commercial parking.
Environmental Context
Objective: Use landscape and streetscape initiatives strategically to create a more pedestrian-oriented
environment.
Strategies:
1. Plant trees along Stryker Avenue to create a network of green pathways from the neighborhood to
the main arteries of the West Side and river bluff.
2. Incorporate native plantings in the rain gazdens to facilitate their growth and improve stormwater
management.
3. Reduce the rate and quantity of stormwater runoff from the neighborhood to the river.
4. Identify opporiunifies for ecological restorarion, preservation and naturalization.
Built Form
Objective: Promote the reuse and rehabilitation of vacant structures; design new buildings to fit in
with their context.
Strategies:
1. Ensure that built form responds to the existing topography and low-rise shuctures.
2. Strategically direct infill development to relate to adjoining shuctures. At 617 Stryker Avenue,
new conshuction should not exceed 30 feet in height and may consist of townhomes or flats with
Stryker George Precinct Plan page 2
street-level retail use.
3. Site new buildings close to the street in an urban configuration.
4. Hide parking, either behind the building or mmderground.
5. Incorporate transit-oriented design.
ob-39�
Land Use and Economic Development
Objective: Encourage the retention of as much of ihe building stock and land uses (except for surface
pazking) as possible; provide structured off-street pazking to replace surface parking lots
lost to redevelopment and to meet pazking demands created by new construction.
Strategies:
1. Focus on rehabilitating vacant structures and finding viable new uses for them.
2. Replace the vacant lot at 617 Stryker Avenue with new residential and retail uses.
Public Safety
Objective: Create a more safe and pedestrian-friendly streetscape; incorporate Crime Prevenrion
Through Environmental Design principles to foster a safe and vibrant community.
Strategies:
1. Install street fumiture, such as benches and bus shelters, and pedestrian-scaled lighting.
2. Redesign neighborhood streets to calm traffic.
3. Ensure that new construction has "eyes on the street."
Movement Networks
Objective: Facilitate a diversity of forms of movement, including walking, bicycling, mass transit and
driving; calm traffic as it enters and moves through the neighborhood.
Strategies:
1. Design the street rights-of-way to balance the needs of cars, bicycles, public transportation and
pedestrians.
2. Enhance existing transit service.
3. Redesign the Stryker Avenue/Dodd Road intersecrion to improve safety for vehicles and
pedestrians.
4. Monitor local street use to ensure that through traffic is not directed from Stryker Avenue to
Winslow and Hall avenues; incorporate tr�o-calming techniques on Winslow and Hall.
Guidelines
i ne stryker cieorge rrecznct rtan contams a senes ot generat urban aesign gwaetmes zor iana use ana
development, movement and circulation, and design and appearance. They are intended to guide both
private and public development in the neighborhood. The Land Use and Development Guidelines address
land use diversity, build'mg configurarion, stormwater management and greening, and preservation of
public views. The Movement and Circulation Guidelines address sidewallc design and transit access. The
Design and Appearance Guidelines address both public spaces and streets, and azchitecture. For public
spaces and streets, guidelines speak to connections to the adjacent bluffs and Mississippi River,
pedestrian linkages, preservation of views, public realm design, neighborhood greening, and Crime
Prevention Through Environmental Design. For architecture, guidelines speak to architectural style;
framing of public spaces; buIlding articulation, orientation, massing and rhythm; azchitecturai
cohesiveness; street vitality; fenestration; public art; and signage.
Sttyker George Precinct Plan Page 3
Priorities for Citv Action �6 39�
T1te following acrions have been identified by the community as priorities that require leadership or
significant participation by City govemment. Community goups and City departments should implement
the proj ects identified in this summary by applying for appropriate public funding resources in comperifive
processes (such as the Capital Improvement Budget and Sales Tax Revitalization Prograzu) and working
though the regular operating prograzns of relevant City departments.
1. Redesign and reconstruct Stryker Avenue to calm tr�c and improve the pedestrian environment
along the street, including wider sidewalks, crosswalks and bumpouts at key intersections, on-
street pazking, increased landscaping, street fiuniture and pedestrian-scaled ornamental lighting.
This project should also include the realignment of the Stryker Avenue/Dodd Road intersection to
improve safety and sight lines for vehicles and pedestrians. (Public Works, Parks and Recreation)
2. Encourage reuse of the vacant lot at 617 Stryker Avenue for a mix of residential and commercial
uses that meet the desi� guidelines in the Stryker George Precinct Plan. (Housing and
Redevelopment Authority)
3. Design and construct a pedestrian connection from the top of the Elizabeth Hill to Stryker Avenue.
(Public Works, Pazks and Recreation)
The Planning Commission finds that the Stryker George Precinct Plan is consistent with the Saint Yaul
Comprehensive Plan, Saint Paul on the Mississippi Development Framework, West Side Community Plan,
Riverview Commercial Corridor Revitalization Program and other adopted City policies.
Process
1'he Stryker Ueorge Yrecinct Ylan was prepazed at the request of Councilmember llavld 'l hune by a task
force established by the West Side Citizens Organization (WSCO). Membership included members of
WSCO, neighborhood residents and representatives of other community-based organizafions
(Neighborhood Development Alliance and Riverview Economic Development Association). The task
force was assisted throughout the planning process by staff from the City of Saint Paul and the Saint Paul
on the Mississippi Design Center. It began its work in September 2004 and concluded in March 2005,
with WSCO holding several wider community meetings throughout the planning process. In August 2005,
the West Side Citizens Organization forwazded the precinct plan to the Planuing Commission and asked
that it be adopted as an amendment to the City's Comprehensive Plan.
Stryker George Precinct Plan Page 4
V
L
O
v
�
�
�F-�
�
N
�
Q
O
�
�
N
�
.�
N
.
N
C
�
�
��
�
�
�
�
�
�
�
�
u +' -
�
�
1�
�
3
__� _ i
�� -
� f
� iy 1'- �� .f. . t
��
U
�
._
�
� � j �
�� � '1 �
� `,�� �
a��� h; � �� ���
.�. _
li� '
W —
� e.
L`
O r�- '% ..
� ".'��.,
7 .�
1 '
��
v
��
-�
C/7
�
$
Y
' p.Y:. r
"'::.,�.��.., .
� -
.� '
"is t..
�
�'
� 7^
C^ ,
s ;
anyu¢iu�
}�
k
GT � /� _
f t � 4 —
�., . � i s =
' "' � " :.._ ._
, , i ?�b+�ts .
�N � J
t� � anr+�q�WM ._� �- _.: � y :. � ..:�
�. �� �=�� ���.
� ��.
�: -
, � - _ :.-
�� �� `° X: _
,
���,���� =1 � �:� l
m
� � �:r�1A3' ," ,.. �:.. . ..
p 4'' . n°s .�5
'*-x i" �-"` �t'�Y
�
i. ..
'
�
�ti
i
)
�r `'" —
���
. -
: �` -
�
z i
_ _ _�_ ~
� —-
< °
�rt'��-��'
3
a�' ' —
�', ` �
-� ��-* .�� ,
� � ���;� -
.�-30.�: ._
�
�
v
L
O
�
�
�
�
�
�
�
�
�
�
�
0
�
�
�
0
.�
�
.
�
' N
N
�
N
s
�
�
0
�
�
a
�
�
�
� �
0
+,
U
�
—
C.�
�
i
���
�
i
O
W
V
i
4�
�
�..
-N
C/�
�
° o
N
�
�
C
T
^�
N
'�
ro
w
�
!
5
R .
0
>
�G
0
�
LL
- J�
�
d
�
N
n
?
s�i
C
w
v
�
i
�
�
O
bp
�
v
a
�
v
%•
v
+�
fi
tl
Y;
N
u
C
�
0
�
R�
�
�
❑
0
;
�
O
G
L
f"�
F
3
�
bp
7
O
A
E
}1
v
�
�
` 0
0
ti.
�
m
�
°�'
O
r�
,.
_
�
�
0
d
>
0
�a
a
• b
.
G
L
w
C
� o
a�
� O
M 3 C '
C
�
R
� 1�
�
'�
�
�.
w
�
S
w
O
O
�
�
�
Li.
�
�
7
0
'J
a
m
s
O
�
�
0
'
�
F-'
u
v
C
�
v
T
N
�
�
�
N
W
c
u
�
N
P.
�
�
C
F
�
w
.a
0
�
�
u
a
N
�
C
T
�
b
7
�
I].
a
�
O
>
'b
x
�
v
0
a
7
7
C
c
O
m
�tl
Y
�
�.,
O
C
�
N
�
N
_
�
Z
m
w
�
s
T
H
�
3
a�
>
�
�
m
m
O
�
d
v
m
n
V
N
a
O
O
o`
9
��
�
�
f�/,
Ot� -39 �
� �
o �
v � ._
q � � a
d v � �
a o >
'p h O
y O �i �
W
� a . � Y
y£ p_ L y O
'^ « — N rn -c 3
d � L y�. T C N W
a. m; n �,.. s a� c�.
�cl a� _ O.> C N'p "6 N
C p a j K y.6 � C � v�i
� d a�i a E c� - m m v
a „„�s '=
Y N C. +L,,. �y N x N� 3
e m � C C w a�+ q� N y�'
3 � � i O O �'O «
��j y a C � j � Q L�L
i w C� m� W C m d a
lL � N M1 � Vf �D I� (O O� �
C
�
�
N
�
�
�
N
a
U
'a
v�
V
�
�
�
�
�
a
u
d
cn
ti
v
u
V
�0
Q
�
�
d
L
A
0
G
C
�
0
N
Q
C
w
ti
�
�
F
d
�
c
w
¢
s
�
N
O
V
m
e
m
�
w
`o
E
°
d
S
�
C
�
N
N
�
a�i
C
Y
l6
3
�i
S
*+
a
c
d
w
N
3
O
O
s
0
s
s
Z
a
�
0
�
�
d
Y
T
�
H
N
L
�
O
N
O
d
S
�"'
StrykerGeorgeNeighborhood PrecinRPlan
N
d
C
7
O
Q
Q
�
U
.�
>,
^c3
^�
c�
Y
�
�
'O
v
.y
w
0
Q
C
n
0
�i
�
�
�
�
'�
O
�
0
�
M
.�
bi0
O
�
�
.k�'
�
�
�
�
�
�
w
�
�]
N
�
�
.�
�
N
�
�
�
�
�
�
�
N
'�
N
�
�
.L
't7
N
�
�,
m
�
U
�
'd
�
Y
�
' �
�bA D � at
O � �' cn
a+ Q., • C
`c � . � � y
N � .�;
� � R� O
h
p, ' O
.s"
m
�' ca � s�.
S', � � �
�
O � `n +�'
� Y T_. �
� w i �A.
O O �,
b "� ' �
� :� �' �
; '5 .� �
.� � ^� w
� � O
� � �, �
y .,�'. Q
w
o N o N
�
� � N �
O � v �
� � ��
U y �
C] � v' QJ
O P" °' �
o. �
� o � �
� a� c�a „
O .� U O
� v � O
� � � '�
.� � � �
.n y ��, ttt A,
O ^O -� '�.l
u
� � � �
� v `3 �
x, � bA � •
� � O � �
L'. � cd v �+
w
0
G
O
C
V
3
rn
c
0
t
�
0
`o
L
m
t C
F
>
L
C
a
3
$
rs
t
3
c
�
c
O
3
�
D1�-39c�
y�omawe� j ivawdo�anad idd�szrss7yy ayl uo �np,d luie5
� o m
m z
S � n '
V ^
O C b
� � `C
a � a
a F
s 3
z
o ,
c
� o
� o
< '�
m �
m a
o i°
� �
a „
3 a
'a ..
L (D
� �
i T
O
S 9
N N
" t� �i
�' � 5-
� < �
�
� � n
� '
�- � �
�
� �n v
: �
s �
w � �
� � �
n � l
� �
U: � C
� '� v
� � N
r�` n C
V t��,
�' � v�
� � �
K �
� �
a CIa r3
m
� �
� rn n
" n �
C C t
� �
m ^
.- �' .�
n �
t�u � .
n v �j
'7 �.. F'
,fD ro
y
R QG w
`G � �'
� v.
'o � �
"G = �
`c �, "
'a o
�
� �
v m
�
rt
�
T
�
'�'
3
w
w
C
n
�
n
�
C:
�
�
N
n
C
�
�
:�
�
w
O
�
a
m
P-
m
� �c
� y
c� cu
� �
� n
�ia
� �
� �
� �
s `
c �
7 �
P. �
M `
rt �^j
Y
v� '�'
� �.
C �'
� C
C
n �
� n
� C
� �
�
� �
� rn
<r
' O
n" �
"h �
� c
� y
� a
. �.
a�
E �
`G
n
�
�
�
x
�
(� � �
G ^ �"
� � �
� v^ �
y N �
E V] R
� � �
n a
� � °
=' r �
r � �
.t �
�
� y
� � �
(�
� V �
� n f�
(�n �*t '�
O 7" '"'
� � �
� �.
� �' C.
� � �
� � v
V� � n
� ° �
� rt
� �
� � c�,
� �
fp " v
U � -
Y N C
� n
. rn + �j .�'
(i � V�i
� � s
� �
� ` �
� � ^
" a rt �
7 �
� `C
� C � �
� E r G
N �
<n �?
r, C �' �
�. ^ :< K
�
� � � �.
° �
x � �
M
C � j
� � �
y �7 v"i �
� y U
� y
r T ✓ � �^.l
� ^ � �
� n
- � `' •�-
. fJ Y f
C
� �
C "j ''s
�
n �r p
c � �
� �.
� � C
n � "
� C s
� �' k
� S P-
� � �
� � �
� � M
a' � C l
� S
� � �
� �. �
� � a.
� � f
n � h
n
.a .
� G � �
u. _ � N
�
� � � C
�
� � � �
n y " �t N
A K
� � � C
U (y �'
» n. y c
� �"' Ca "S
S m � n
O � � �
� � � r
� � C U
(1 C � �
C (J O �.
r �- (],. .2+ N
� � ... V�
!� M " it
G. � T �
`C •- C� .�'s
Y ` r. �
a `< �
:n `p' C
� o �
� a �
.i � �'
� ,.� �
�J y C
n � x
� �, G
a, � a
^� C y
� �
� U
�- � �
<` �
� �
< �
� rt
m
N
M
N
3
@
S
v
L
�
�
�
�
y
a
�
II.
w
W
�
x
C
N
.-�.
'Y
�
r
-�
r.
�
�
,��,
U
�
S . .�
r �
�
O r
� s,
C �`
�C
� G
L
c� i
� ^
� �
fc ^'�
� .a
C �,
v w
� �"
Y �
a
� y
N �
w
m �
� �
3 c�
n �
�
a. �
O �
U r
i
�
8 "
�
'D �
k �
��
� �
� N
a�+
J y
s+
� W
"' C
G y
� �
U �
h
�' C
N �
� �
Fy �
�
�
N
'�
n
s
C �
� j
� C
� �
� �
� �
N
� �
� �
N ^
c�s �
r ^
h'
Q �
� ^
Y U
,
^ _g
C �
� �
0 3
� 3
U C7
C �
:)
� �
cc C
� O
� u
. C
.4 u
�
I, a StrykerGeorgeNeighborhood PrecinaPlan
w
� c
� 'o
L t
J
O �
L �
4 `y
>
4/ 9
N V
O
N 4
C �
4 Of
3 C
a a
C L
E °
= ° o
q O
r � �
3 � o
Z L O
� �
� C
v "� '�
y � N
� z �
�
� 3 �
a � v
T � .
-c
� o r v
y � iy
h ' C3
'�' - G '� �
C"�
c v �
� �
'U w + T '
R � „ v
:u `r. °�
> � � �
� r v '�
Ti v � hA
� '� � �
�: � 3 �
ri v.
� J � �
� �
� � �
:� � o �
� �
� � � V
J .�C "7 V
� r �
� � � �
� W � 3
(,' S"i . v
i � � �
� a J �
r bC U �hC
v
;< G N C
�
�
�
� C
E �
� p
P � � >
r �
n � r
W '�.�
� �
� � T
�
U � � �
n J %� �
� �:J
U
� � � O
o w n +.
� u �'" w
v G
� �. � y
�C � y �
-c �
� E n, �
� U u �
� � � V
� � ,� Ti
.. �
v � 1 �
� � � �
.0 eJ '�
� x � �
A oc� � �
� L y v
z �
� �
� � =
r.� �; � 4.
� �
° s � r
h � �
� c '' 3
� � :J
T � � `�
� q
V: U � N
^O L i
Y � U
� � �
G r ^ �
,5 �^ �. �"
C ^ -" u
� x w L,
�
�
U
�
-�
°
'�
O
k
:J
�
h
'�
7
0
X
c
�
�
r
� �
� i�. .:
� ;i r
C y C
.D � �
� �. u
� w �
� � .
� v C'
� •r �
..- L �
'3 v
� U
,� _.� C
„ 'e ^
u y - a'
� � '6
� ^
.-y
J ^ �
� �
B ., v
� y
u
� � �
� _ ^
N��
u .° �
C
� � �
x �?
y � .
� . 'G
� � n
p "C � a^+
C
i- �
O T .�
w � ;G
� � �
v U C
� .� 4.
'O O
� �
H Y
�c
�
8 �'
� �
u �
.l �
�- .n
� �
J �
Cl
'� xi
� U
x �
� y
�C1J J
7 �
i. �
y �v
N
v� cJ
� v �
5
s °� . �'
� �
a
'O F
x �
J �
� O
� �
>.
O
x �
� _�G
�
V� C
C
�
a
�
�
- o
R.
i�.
�
�
�
A
�
3
CJ
�
.J
.�ti'
N
i
�
^ J
� �
„' N
��
� ti
� L
'C '^
U �
� �
� �
L C.
r. �
. i
� �
i �
�LP "�
v
M c i
0
a o a
v @ d .N
� d �
N W
� d O
p_ O �
y A -
q 3 T
v �
� S � L
N t �
G .�. C - p
Q � pt C
� C � -
y a a .-
O _
v � 3
� w y a
� c �
m
V d ¢ G
pl C � fl
c v �, d
1' O N T
N
N
�C
�
O
a
¢
0
S
A
� m -i
_„
_�
O N
� �
S � _
Y � N
� a F
y N 3
f �
D �
m
u �
a
N ¢ �
� N F
e� s
F D
s O �
¢ C y
hiomaweij ivawdo�anad iddrssissryy ayl uo �ned luie5
Lf � � ifi � � � � ����
— T.� '��_�. �,
!i'_ �uU Cl°[.��
ti_.---_ ==-v_�
Vl 101�AV¢.
WIIAw
�"i � I i
R '
� � � � � Q � �. �
� � �. � � F�. '�.. �
�` � � � � �. �� n �
o w � w ° .n a�o w,�
rs � �s � A
�
h � W i-�. � N "� ry
a . [�o �. �-n N� 0� n � .s
,. .-' O p� �
n G �' [�c ' � '��` '�' [o
i ..�. p� h � lv � Cn O
N !-t .'3 � � 'LJ � � �
'3 � G. Y " a � N
N � w � � � � m Z
^' � y O � � � p _q'
O � � .� R � � �
'�' *Q O � K " t'-�' O
� � '� N vi � .-'"[l �'
rn '� � O
� C��o � � C �' [� O
� n � O P-
O '�� ry � �V oi �.
N `n N m � n (D
0 " + ` � N � H O �' �'.
� � �c � � °' .°� �
N "� N
� ' � v�' A� .�-r N �
v� �.
O V o U � q �ry � �' � `�'
A.' "� � O .�-. � [�`o A�
" CD fD �'' �' � w �
� � � �
� � °�'*-. � � � � �
� � � � cn o ° a.
' 7 O
m � � � L� � � rn
� a� .» � n � w �
�, ; N �,. �, a �.
� o �° ,� �. a � �
a. � `� � � �_ Q- ns
�' ¢. '�. � ,� �
w � rt �- � � c. � �
rn ,� m v, C � ry n
�, � �' �' h C5 � �K
� F' a' ��., � ro � t�o
� � � v ' � �' p P.
M �
ti �
�
s
�
<
a
O
'�
�v
o
N o�
� �-
.� 2 �
��o
v�o
�.__=
ti�o
� s
��
U ('S` � N
C = N C
U � � C
N Q = O
a U t >
� N ++ C
� � �
O
O i y C
� N � �
� a 'a '3
v v � �
� � v Q
i ai;a
� � �
v�aa'�a
� i w �
s
H r6 ..�+ �
�� ° AY� w ' �/'a ':
r � j � �� ) `�� , �i�� � , .
;
�� �+"^ �, � ���a � � �
7 \ ��
"",� , . 1 � ��`��" �
,
t � � �
�� � � �`' .
�� � �,�" � x� '
s -� � �
� »
f � ,��'•��, �',, ( -� �a, ` �
i ^� 5 /
�� � ��. � - �
E�/ .P�\�` � � �� �
,� Y ,� , �!` �� �� s ,
� �" e' � � - ";:
F
� � � r , � •�� ' � — `' : �s ` �9
� '�� ,� �� � .:A \�
,'��;,� + _ r `:',I;
l� ' J
.�t����l'a� t � �. �
v� `` ', f ,�*1 "�.�
�
�� �- � � �� 4 [ , ��
�,, �� r ,.� r ,� �'`.` ;, . ,*
0
�
l� �'� � ', � � `'�`
c�� ��� � � � �t'
� � ��S '� � � �a�'°^,� ,` �i� �'�`
�� � � �� � � i ��� t �"^:
� ` �
���,�� � �� �
� _
.e � ��, �� � � 4 .
" . Y�.° l� �:`� ; '� ; �'% : ��' �
i y r .6
T
5
�, { �,�
� � ��� F �.
,:, � � � �
� ��� � F
�� F '� �
�
/� . :4 .
��omaweij ivawdo�anap iddinrssryy ay; uo �ned 3uie5
'� ^� 2 D
m 3 -
3 ry O
� � � O
� m Q �
� � O N
ry Q Q
o � � �
» z
m Q °, '�'
i'o a �? �
� a z A
o � o
s N -,
� O
q .� 3
v x s
m
= A a
� c -°,
� m
s F =
f � �
� A �
� V 5
N y
F �
q II
< »
3 3
G �
„ s
A �
a �
o a
i '�
m —
� A
� �
o �
a F
m 3
_ �
3 �
O �
� »
N .'�
n =
R 3
B A
m o
� �
� n
m
m ^
P o
N q
� �
z �
¢
_ q
� o
m �
a
m
n
» M � M � rt M � ,v1. °
�
c� w `m `m `m m m z`r a'r p
m m m m m m m m m ,^�
� � � � � � � � � �
n
0
'6
O
m
a
T
G
C�
a
A
�
c
`J
?
�
0.
c
rt
n
c
w
P-
�
E
n
w
N
O
w
�
G
C
n
a
�
a
0.
o�"o
�
�
�
n
<
�
rn
ro
0
0.
O
'�O
0
G
�.
y
n
II
C
Y
ro
�
a
m
n
7
Q
�
�
K
n
m
w
v
e.'
V
�
R
C
�
�
'�
�
m
n
w
O-
�
"�
'U
Ps'
�
�
�
n
w
w
w
n
y
O
h
C
?
x
�
w
.A
�
rn
&
0.
'U
v
rv
m
0
1
m
�
Y
�
�
a
a
m
7
a
0
7.
d
.�.
S
�C
N
d
3
3
M
m
A
C
w
� � C � a
� C n
r v, C. Q" rt
� � y � y
� � � �
� O. �
�, � a
h O y
� � � rt
C N R. t
W �� A fC
r � �' �
C7 � A `
� �
a � �
g �- �
� �
0
N
� S
� �.
� �
V� c�p
n �
n
h �
�
Q A
U �� Q �
z Y
� �
�� o
� �
o �
�
� �
o �
o �„
n.
0
�: E
�
� w�
alo-3�y
�
X
W
h �
Z
0
V
J
I"�
Z
W
�
�
O
GC
�
�
W
Y
d
s
O
c
E
a
�
W
�
�
4
J
�
tl
C
�
'd
N
�
�
0
v
�
�
C
E
�
g
a
i
N
�
v � >
� � i W � d a �
£
u
O v v y `L'` o ie N �C[
� � d U � � � � a�.
.9 B cC � '9 � a' 8 W �n
C
O
�
T T >w J � T T
a u a !�1 y a a
i R i � � i i
N y y m O N N
N
F
3
ro
�
0
�
�
0
s
�
3
0
�
A
�
O
U
Y
N
�
�
F
�
4
7
U
�
�
�
O
'tl
N
O
U
N
ro
.s,
�
�
�
F
Y
0
�
7
�
>
�
v
N
w
a
v 0
a
r
r",.
ti
r Y �.�t a .
� • uC'.
I 4�r�
��M1i.!..�
d�r,:.a
S
�µwa3
d.}e�
^��Sa:ri,.v,.
��,�,�t°?;r
`N
t�;,
m
@
N
Y
v
O.
0
�
m m
m a
i i
N N
L
Q
+ � StrykerGeorgeNeighborhood Pre<inctPian
N N N
w .� ..'
� v `m
m m m
� � �
�S
O
�
0
�
w
w
S
n
3
�
�
S
.a
y
�
�S
O
�
0
�
E
c
�
a
1 L.
O
a
�
c
�
S
w r
s
c
Y
a
n
5
0
a
m
m
P..
n
�
'�
�
a
rn
c
rn
0
�
�
9
w
❑
d
x
v
9
m
�
c
m
.��`
w
Q
�
�
�
¢.
❑
'3
�
C
�
N
�
�
�
m
rt
0.
m"
a�
�iomaure�j luawdo�anap iddissrssryy ayi �o �ned NreS
O
a
w
A
�
G
rn
3
m
z
�
Z
m
�
0
.�
�
�
N N N N O
w ..� .� .w `
a� `m ai `m �y
m m m m �'
� � � r �
'J
n
�
m
�
E
0
n
0
�
�
n"
m
�
n
n
�
�
�
�
m
a�
�
O
O
0
w
a
N
0
o`
E
E
Y
�
n
�
�
�
G
0
G
(ti
n
p'
c
n
y
�
a
�
N
N
G
�o
�
Y
n
n
�
P-
m
r
�
�
.�..
�
r
�
c�
N
a
�
m
�
�
�
N
�
�
�
� N D �
< � 3 0
/� � S °'
c ^� ,. �
q m (J
� x u. C
s n � A
N � 3
� q ry 3
O jy ` T
2
1 ry
J N ry �
—a K S
d � % O
O �v O
� Q P O
a�, '�¢
q � N
� c
� � �
� `e
N N =
C C �C
N
6 �
.y.. . a a
w M 1 O
m m w Z
'.�4 `.�5 � O
Q
y
°
�
CY
�
W
m
�
c
2
y
E
3'
rt
G
rt
c
N
m
S"•
c�
0
Z
O
�
\ /
O
m
�
m
r
O
�O
�
Z
�
��
D(�-3��
c
w
a
a
c
v
>
c
a
0
i
a
£
X
N
Y
R
O y
m �
� a
a' y
� 3
a �
� 'a
N
�,
.�
�
_
�
C
�
.
N
0
R
ai
_
ai
CD
w
Q S�I
� Q Q
C� .�- �
D
� � ti
C. f'• �;
� � N �
� � � � .-.
�,�", f, O
N (� - d �
V
�� b
� � y ��
M
^O '� + x' ' �"'
� �
w a � N
O �
C '� s�+ �
:� � � C
� U U
� � C u
pq ca O i',
� U
'� � � R
e� Q � m
"O � � y
°' R �
a� p, � F-�
'O p vVi v,
�
� b � �
� � � �
'y'� .. � �
� ~ � O
ti
w � � �
� �
� � � O
� � � N
.� � �
� � � �
O C+ Q"
Y L�'. p, 'C3
� � �
F� c�
N
W
Z
J
W
O
fr
�
L �
r
Z
W
a
�
J
W
>
W
c
c
z
a
W
N
�
C
Z
Q
J
c
�N
z
c
A
a
Y
R
a
.N
�
Y
L
d
�
.�
`m
m
u
0
.�i
a o ,
m q c �
a+ R a
a 'm � �
c
� m c =
N U N
U a �. ,e
lV t+t
N
W
Z
J
W
O
�r
�
t'3
Z
0
1H
a
J
�
GJ
�
� ,`
V
0
z
a
�"'
Z
W
W
�
0
�
N
W
6
d
0
�
d
:
0
R
C
.
�
m
i
_
0
_
Y
e
R
N
u
u
s
3
0
r
2
0
i
�
a
a
e
R
w
�
e
u
L
e
�
�
9
s
.�
a`
N t�1
H
W
Z
f..i
J
W
0
�,
�
�..R
W
V
Z
Q
�
a
W
a
a
¢
0
Z
Q
Z
�
N
W
O
�
d
i
N
H
N
a
u
N
3
a
ri CV
StrykerGeorgeNeighborhood Preanc[Plan
��omawe� j luawdo�anad iddiss�ss�yy ay1 uo �ned iuie5
a a
II �
a O
� �
R �
< q
�
�
�
_�
a A
c
n
<
a
0
A
C
v
a'
�
n
i
„
(�,
��
� pt
3� �
i �
J e`
V T tT a W N F+
�
O
A
N
3
G
N
O
3
m
K
<
a
3
3
a
s
r:
m
n
C
N
W N r O '�
P I
W V O� N� a W
2 d
N Q
! d
es
� �
._«
m y
3
3 N
N y
� •
a
R
3
�
N
3
c
ti
N
n
N
a
N
A
R
�
3
m
d
R
S
G
3
m
N
N
yi
a
<
T
w
�
W
N
A
w
N
G
�
W
F
L
0
�
�
W
6
N
StrykerGeorge Neighborhood Precina Plan
b
N
N
m
3
0
a
�
3
s
3
�
v
3
4
O
W
9
N
O r
o �
rn n
N �
� c
o �
R V
>
2 d
a a
°1 a
0
L N
C m
L �
F n
y ry � i N � a s i + y£ 3 R _ .= w
i . w
� .m w E '^ m s 3 c c=" Y; m"'� «
p x M t y m « c _ a
" a� m a c e �n � °�-' E '° T„ � � .a
a � '3 .._+ t 'a u a �3 a e o �' � o �
R R L L � �3 d y � 3 C�' L 6 Y � O
a
� r a= « a m . e m i. m R ' > .+ a
.a W V u �p L N
j� • N a L y Y �; � 0 Y 3 V b Y � V V
Df �+' ^ i II1 O
= a a ='�' � � • a t a .. �u ` � 3 E s a c
3 �. d O > 3 � W N d Cf C K Y 3 d ID
L a d .0 3 Y y S 9 4+ £' R � l6 L �+ �N
L Of W 9 L C� L R � a � u 9 R � R �
3 Of II� y Of y 3 � R•� y 9 N IIf II1
v� d u � m m i 'm L 0 d y a p e u i. � m
7 O Q N G C N G m g O �. G V Q N N �.�i O
G e-i tV H\ C �ti �G 1� � T C
00 OP ri .d eY ei r�i e-I rf .�i .i r�l N
v
�
�
0
a
>
n
W
C
V�
�
3
3
N
>
0
�
n a
E �
X W
w
S �
F- N
�i
�
a
a
h
'a
u
i.
N
�
Y
C
W
E
a
.
�
Y
V
m
u
£
�a
a
N
a
N
a
R
N
�
u
�
a
.
rl N
N N
Dl� - 3�L%
��oMaweij luawdo�ana4 iddississ.ryy ayl uo �ned �uie5
3
�
�
�
T
J
Y
n
t
S
0
3
0
b
b
'n
c <
n u`
� g
2 �
� 3
4
O
0
N
m
0
s
m
a
<
`m
a
�
N
�
a
m
w
m
�
a
�
�
a
S
a
m
a
�
�
m
�
�
0
m
Z
IH
�
r
W
C
I�1
�
a
�
Z
�
�
m
s
a
�
F�l
r
�
a
-�
�
0
Z
'
�
O
�
�
b
3
c
a
d
�
a
m
e
N
a
a
m
�
�1
0
m
m
3
�
N
�
3
A
e
a
�
e
.
:'.
70
m
D
m
o�
�
N
N
T
W
a
V
<
o � .`+
� m .�.
v a s
� a o_
� m �
`C '
S
2 N
o �
� o
, '3
3
v »
„ o
n 4
6 �
N T
O �
m
�
�
�
m
I�
n
1�
D
r
�
.r.
F..I
r
0
�
Z
�
r�G
m
x
a
�
Y�I
r
�
a
�
�
0
Z
�
59
O
�
�
a
3
r�t ..�T' [D
� � �'
� �
� ;
� � �
n �
_
�- � �
� VR Q
o � t°
z �
N n '. �
� � N
N �
a �
o p
'J p
� R'
� �
� �
dQ �
� �
� �
" ,�
� .�
�
a °
� �
G'.
�
�
O
�s
Fs
�
�
�'.
h
N
�.
�
�/Q
c�t
H
�
r7
''G
�
f1
W
�
O A'
W
�
L
�
�
�
N
VJ
�
�
�
�
■' +
■ -
�
�
�
O
H
�
�
�
�
�
O
O
N
N
i
d
s
E
�
f.�1
Q�
G
StrykerGeorgeNeighborhood PrecinaPlan
0
v
o � � 9 N
v m
m � � � �
s
o '� a�i � m
O � � � �
a�- ��
i C O >. �
O
� �o c � � � „ " � E E � E" �
° y�" w � ' � �' J v`n c v > �.c s � FT e� j o
� � e�i �' f? m c « � � .n" F �, ``,' F �` Y '' -o s.
� a v c� ^„ v c c
."-1 �, 'x a"i � v' r-". W 6,-°� U' r�L °, ',� .'-1 G'x Q�, a F
� � � v
R x 3 �_ c s
. a � �' c ° ° c .� h � .� � A � E o � �
9 � ''� '� �, o ^� U U v .a � .a � �" t �C " ,'� � � � 'Z �
' C '—' .� 'C ti � y >, >. T ra L , 0�C F Fi G y i.
S m > � C � G � C �SC A �'� m'O � O
V
S E, x' � q�, Z�'a' :7 v Q� S� w ��7 ri z c i �
°
❑
v v =
�
� � C a 9 � V C��� j
y� 9+�-' O T D t el t v O ei� . '�O � �> v y � �
c x� "� c � n v e� �� `" Q s " Q Vj W'�"7 �',x
G 6 ai o V V Q�. f� q q g p Q �❑ C7 u
°� L W L C9 � ca '� 9 C O s. � �
� i C h^'v ,�. �� � 0 id ' �\ C N v j p i E�
� a" S��- � x U c7 � x' �� w'a' O L�^ :� c: F et