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HomeMy WebLinkAbout86-37B REZONE AR-1 & RT-1 2 OF 31 2 3 4 5 ori-,.VIL , CALIFOAN}A 6 1986 - Li1JJ.7 o1�L1 THE IJ.0 1 TL'J .:4.1/.611„Y.�1�,1 g BOARD, or, i�SOT�S` LU It a _. � 1Q il. Tn the mattex of the i{el l y 11PPLI;LAN�'`S BR1:Er I N R� tlge Rezone and Rl ct�s OF nPP1;7�Ia, i7.>" RZONIJ:l.iT'Il (�.?� e T2 Property Maria.gement, TION DtN ;711J M 13 Appel lahiSepteml cr l 6 Isa .6 . ,n •c -T ' 3. �14 1 RZG;S PROPERTY MATAGI;r:1P' (RPM) app'a(Is the lil4o1lr s �= 16 Comnta,ssion°'s r]et34al o� its A placation kor r a zoni°nq. a acre parol l,ocatecl at the nor tlwestorn' earner of Royal oaks t)llve 18 at Reny' ,Ra.clge .17oaei rote -1 to 0-1 �' a 2 �s ?0 i ,. �N"��2017UCmZ0� 21 Ira February, ] 9$4'Rune Ceunty aoptea ,s. aomprehensve 22 � ezohint and nahce which zanecl a 1 � 9 ac:r paa^e.el. ad' 1 agent o 23 tlze. State V s tnr 1 Ce;t�te.r ori K'el ly' Rid,c�o from 'O,bM ercial to 4` resac�cnt AL the twl me the r-`w��s °��3.a 25 the r. _estate level apes bf fCo,III lZl clt� laacl c�t�r�;3sL�'ucted }: 25.perni� ien sang] e story �'axi.eh 'style' � C %ce. } �. 'I,G1" .il wh' Gh was- n 2 use as its r"e;ta;..l `sale7ieta nc 4�a oc�iitiote 2f3 with two' saPara,te entx`anc�: wa s p "d C c �. a: et noes, 1 nell�� d a;l: � r �iMceptic�n areas, a ]citchenette, corivei7ience faci.;t ie$ancy' t'wd 2 separate, and inclependen a.r conditioning sysle�1.t i;7 the building was oonstructec , the aovelocis pst7 tont`la to -d. that 4 w1 tri the sales .unction on ce11y Ridge toJ_ l41cweci ,° the btaill ng . 5 would be used o'r professional otfices o Y , c(11:t cexi�mer � al use 6 an accortlanGe with trhe . ist nq dom.mea:ci J, ' t�I1, nrl;X. oommpra al - Z type multi-�in.e telephone systemso w1, h mUItipl0 lArle 8 inp# ,,and switching cw —1k lity was install t�'r� ,i„t1 the bU 4 Idi (j contemplationof Ii crht ootnme cial or use, 10 11 :1 The, building is situated on the 1.91,a.ro.;lot wit-, h t,n.o 1l parlcinc� area 'construotec aroundit,sr►e1 so as t o p rovide ttta o `�',12 < Q it 4 p vi.l�ttxm. ra`thex `than minimum setback Froin. the, adjo hjn� st> eets,. rL; was 13 Q i 10," coitenplatecthat tha maning cecially zoTedX 3. 5.l �> w +� W " • z 14 z°�j:o ZL a W „ 4, V d be developecl with foto or thZee. similar build u;cgs later gun ll ci ' a f W 15, 9. 1- it U A development of C'7 .y v� 1T1 �j Midge. The: were to s } ,ZZ h44re some Q:r z if w aarkln �I prpvic�eel for the sales oficd builctanc"'rtd wexeo be l,. siirt:tated to provide ma: ti M setback Prem ac)jc ityinrstreets 18' : pr,'ior to t'he 7 9 8 rezone , Ecu,rteen (1'9) l cats in the g 19 area krioWn as KtRidge' Unit No. 7 wire zoned n- Tho rievelop'er 2Q sized.' these lots' and, installed utility ,connedrens don temp lakirig'' 21'ha,t duploos would be Is, ori'thos lots. The 19a 22 rezone changed the tonin,` of t g he .ourteen to -1, 23 pecling duplex delVelopmea, : 24, Ile, :the toutt nts vias s a.:Ld grid pl cod 25 intra esc> caw by OL sax,c:s accYtt of trie ! �7cv opt, , 26 bud ng escrow, n t was discovered 'that the zot�Laxg on i lte fou ^teen 27 lots had ,bee n downgraded ;Tort R-2 to i- c'1tICLlt;� }1 28' invest. dation x eveal ed � -hat the zoninr� ori theacre, arcel -2:. 1` ad jc it?a hg the V� s'i tars' -Center, had,' been rezbt�o�1 �°C)u'i, 00ii11110-r'O i 2' to osidontial. TI?e developer retained todkI., 1 ild, /fit 1J'txt,rl.,€ttaa tQ 3` Lite request for rezoning of` these two a e4r, ' �O1,,]�t1 V, OTA inc� as 4 it t~xi5ted prior to the 1984 rezone. 5 �'he day' before the public: hearing ;befgr o 6 Gownty 6' p1ann.ing cottitti sn ort, an article was pubs isl ctrl .ixl1 l�(1 t a�Ov UJ,e' 7' Mercury=�egistex that stated h' Ke1,l�? P..cirji; novel .o c ,t° Wks appearing' before; the Planni ng Comtii ssion t M ,P'o)jowi itg clay With cc 9 a request for retnihq that Would dw� b�.o the clo;rtsi.ty on (c lJ,y i, 10 Ridge, This was not true;. s a esus t of Mlu.t' article"; 1-pan w F , people attended the 1?lann ng Jommissiob meot-:L `xc�, at1c1 voiced co h 12 ! thei.r, opposition to any zoning change. 'rho P l.ai,ninq Comtni.ssion n ^,' enied the rezoning > equest: xtdo } a A. m 14' W o W A''ggs Property Management does not appen1. "the decision of 1 i a 1. 15i nnin Commission, :, n w:a th zespect to the Eau �}) sots the PI g� a o rtee� tJ. 'z w a a° 16 in Kelly Ridge Unit No. 7. However, we ark compelled to ap�caI w a 17 the de s.i on o.f the Pl"arming Comnli ssion as `,t affects tlYc l .9 z 13 acre ca, mmer.cial arc: 1. We res �e,i✓tfull r p e 1 y oc uest that tho 13ord 19 alt Su erva sgrs reverse the P mmz ss� cin p snni_n C s decision and 20 return the zonitic dor the 1. acre parcel tc -� as i t~ ;existed 21` a.t 'the i ilte the .'bw.lxding was oonstruc t a 22 _ 23 X, t R'N' 24 ' TtOC '0098 TIM,1`A� L�'�a iLJ r,i'I• I;��' 'ITL; 1't.tt�l�l!11�71!`� LI 25 The e.��ect of the rc.zotze cin iho p'�c�t�ra,.t#y' ow -s 7.s 2f that after they` :shave,; constructed cc�►tmcrc,ct 1. 1Uixld ng and 27' improved that buiIdz.n it accordance With e 7.sfa c;I 2i3 �p in•g , the reete _3.. wx The Court went on to explain theft .6-.G al., Z body ,cannot set-up a zoning ordinance thati inP'i►'� on 4 :ijv opor ty 3' owner whose rights have vested; 4; "Moreo:ver, responder t5 have 1 (IIlt unable to cite a circle' Cal.:(�aia 5 decision in which a property iib/ti W has been held to have ac:(T i d a 6 vested- right against future :),i'iirxg without having ,first havingru.red" a :bui� 7aing ,permit t;n constrtiti; a 8 ^an;ecif%cyF o building and w r=aving thereafter: ekpendod a 9 s der:able sum n reliance upon said permit. Such authority, would �� aPpOar nonexistent for the reason that r the vested rights theo� y isred i catecl a 11 : upon estoppe2 of the governincj o } y: there a building pei.mit �o 'etect a F 12 S edl£ic t P'. ype of bur ld'ir g is issued 'b m�,Q � d I � a county ax city and the permitee ants upon U -1,2 Ur a� 13 on it, and `incurs ob`ligatioris, or ; in good faith commences zap"=e 4 4 .o o construction` his rights become vested and'the ;iovern-- WW , a ° " o o mental body is thereafter es,toppecl to ` a o.1 _ p ° ° 15 set u a tonin p g c�xd .nano<e subseq� .. , t.l.y ' o °' enacir('?, [22.9 Gal. A 26 at 8<9. pp"•. za S aII s : 16 [,Emphasis sis in Or analj. ,. Q a 17 Thc Yelly Ridge D' eloper constructed the commercial z 18 buiidiri in reliance on zoning Sexxa stet pra cix to thy, 198.4 z 19 a"ezone. fit the time the construction w'ss commencecl, the 2Q devvel_oper sights in 'that property vested and ixx, accordance 21 faith Anc7exsot and; Jonos�, sipi a the Countthereafter` 22 ; es tapped- from enacting zOning otdl anco amendmerl. s wt �;i, impact On. tYlf� C}CVllel,'r,s VGaShts Withc GOIllponsaL°i0,;l1. ' 24 a3 'SEC'U$ t, SU, T 25 Ri;I,iA1VCE ON C.OMMRC,ON;xNG . , A 26 1'he 'Supe :v o "s S, IO ilt� odns� de.r. ,t��e ec�u�;ties` The 27 ofl ice bu'i� di n j wAs constructed n ;:i,elianae on. + n ri that g existed:' Cr uet erm is w i.e received..,' the ,'bui�.o Ln,g 'was 'completo i —� r - 1 and the County approved the construction. xhen tltt compre�]llve 2 1989 Oravilyc rezone changed the zoning from comnac.r,lal to g resident Lal without actual.notic.ep to the roperty "owner, 11( 4 the zoning change' severEl�i 1 imus the owner's anticipated,'" �"tie g of the paxc.e]..We a.sk you to cohsider cghat constitutes y:: sc► W g able development of this 1;.91 acre parcel ori Key !i:Wge f;ri 7 viewo� lts p;roxiility ;to the State vii ons Center `;Rocrcation' g' 'Area, and Snaok Bar, and. the way the of%ce strucl�°c,c was w o 41 situated to provide for -max L11,11 sety,�ack' so" as noty tc� `interfere � 10 with surrounding residential use. The PIanri'ing CtomI1 IsS - : rl F o' 11 sta f findings concerning th.s rezone request thaw were pre - a rtn 12 stinted to the Planni,n Conunission supper'ted ;Light cam�nercial a 13 development of this site. The staff report observed.the h t T b . s `k�ecn -W q W, 14 property diad zoned commercial and,than the 1.91 acre Z ° a W 15 parcel had been planned for commerc aldeve]sopntent, a M1 Q 16 "Che proposed cotrrmercial zcanijcj atthe northeast corner of XSe11 17 1?ic1�e Road and Royal'' Oaks Drive would, recognize the existing real 1$. c'sate of flee an sits ane pe_ma t 7clditinn'a1, comiirercia] develop 19 the ,remainder of;the ;lot. phi e parcel has: laeen plarrrredby 20 doper IS dor c'c�rt�merc� a1 devolc�p-' some time and has ,, n "fact; 'or commercial Ulscs i,n the 22 23 The :staff i e,�agr,t natEc: that th"o cc5fimercial "lettcopme' of this, parcel would riot pG.. inCornpal ibie With r�i hey„ tees its 1IY� arca. ; 25 "ihilt~ thexc nay late some tluostion ats„' to whethc,r additional `oamm�r`ca Vii:. ' 26' development; is " need0cl in :t are -his l:ih't cc7lSlltrf:rcil uses ; coilve iLb�k',. 27 stenos y; etc; "� woui,c riot kbe �igjt. ,o sor�= ably hc6mpat` bl e tva,th athc,r ses" i1 .area . any'utu corrGmerca ai uses 7= 1Ce1ly R3.age properties fox many years praviaed tho 2 tcoIlow.inc pompaxis04. 3 4 tsf:amatcd ;C.ost Estimated ost Cony �nti,WW1'10010 Moba 1e i amd ¢� �o $ ib 0,0 dot $2150 6 Mrabilo (l�4'0 35,000 Hacrie; (1��3 7�� 7 -r-t i,-- sq. ft. - at 8ft. 2�' x 60'� inc. Lot pepaxation 6,000 garage, d�wiVe- Way , carpets' , oarpaxt, 115,000, drape$, built 10 aro vowa s' Ins, Y prepara ian)' 11 o00 $104 200 w s 12$1.35,00.0 Two Year $ 81 , 00'0 a 13 Resale Valle Ua �.R Historicaly,i, permaneri_t stru.ctua cs, espeeiallY ryW�u' 15 pxo;fessa.ana.7, offices and light commercial built nc3s have `y 1 5 substantially, appreciated 1,n value. This rosin is in an in--. 17 creased tax base dor `'the Count, end 'ccounts .dor' cod lecti;esn o r 18. 19 higher to revenues: 20,' CON CT'USI:ON;, 22''or the xeasons, cited;" Riggs. pr�pert�nageitient respect'_ u 1 y rc u�;sts' the Saard ;b, S►Ypervi"sots r !s ol�i the zoning cjti 24 the a.:,l acre parcel' to at cn►hich e�;s'toci'' prxex tc ,the l5$9 25'; re7ane Site d`evelapment. bowel r.Ipanxi,si� �ong resiitc1 26` t 1hc" own er"s rights vestiix in `khat prbrdex�ty aria the" `Ccunt�t 27 ca`nn.ot eriac t zoniic amendment tYiat " .mlcts o' ed hou az�m ensu ,ion tt� the. owned Rs he cq "� " esllcre p ut� -9- AL, MINIS RATI COUNTY OF BUWE ®vTrF 25 COUNTY CENYRR DR, % OFA©NIECE, .`ALIFORNfA 95465 33BpC)1(1j 004,4031 o' o 0 0 MEMBER CSF THE n0AAD o 0 o HASK'EL A. A'o'INTfJ{� JANE 00LAN _ HILaA WHM,00 MACITIN J NICHOL SHlfhAWJWP'fSi tiVE00C M :' EOm,4AQdHLLN 11 gust; 1 1986 Ms. Paula Leasure uio 1ca. pianniri Co0k•Associate 2060 Park Avenue Orovi l le CA 95965; Orovilloa Colio� Dear' r�ls Leasure: Re : aexone, Fi l e 56478 At the regular meeting of "the Butte County Board of Superyfsors 198:6, i c heari ng date was: set for September 16; hel d August 5, a., publ Her an appeal by 198G at 11.30 a.m. to conside Michael. V. Sexton a 'from RT I the Planning,Commissions denial of a request located, on the n:orthe'ast for rezone cornier of Royal Oaks,° to C-1 for property Drive and Kelly Ridge- Road, Kelly Rioge area„ identified. s' Ap; 69-6.1,86, east of Orovi l 1'e. The meeting wi 11 be he d i`'n the Board of Surfervi sots 1 Roam, County Admi ni strat7 on Center,25 County Center Drive , O,rovi 11'-e Should you have' any questions regarding this matters pleasel Department at 53k,4501 beiWeen 10:00 a.m: and' contact, the Planning 3 Very tr:'1'y yours, ar 'cii a Chief Adm n trativci; Of to 5N ca MI P , cc: Michael Sexton 1;'to.rhe at `Law A , P' 0.. Rox 1679 . Q9ra�i 1,l e; CA 9,965 -1679. OF , 69-a540 -9 17- 4 3, G�%11�,am Tronson " 69-40,-33 P.0. Doi 150 Dcsnald Dresler, orovillef CA 95965 3601 S.t. Helena Hw Y• Calls -oga, CA 9'4515 Howa2 no No, 144 4'W . � dwood D>"; 15-01 Penn Vley I�C� 94946: 69-17-44 " Gearcje Kinnear 69-4030 5 Royal ,oak"s D. Oroya ' 11e, CA 9595 Ralph Mitt 19016 Los Alima s St,' Lester NI, �'hompson 'F.O. fi�-x5-Z8` Northridge;: CA 91326_ Bax 109p Oro�i1c Cl5596.5. 6�9-17-45 :irvincJ ?Iodgknson Mountainview Rd, Who tetiel d. IVH 035.98 Irma Sorenson 97 Montrose Dr. 1'�olex t. Lest»or Kinchon ...v6g-1.5-29 Orov� 11;e, CA 959;65 175 Grand Xlvarxue Orbvi, 1�:, C:11 5'S'rfi5' `Norman Fozza:rt� 2 Chaparral D'r. Adolph Marl 6p-40=41 Ot0vdille, CA 95965 911 Swan St:cward Foster Cit. Y. CA 94404: P. " ;.rcx�,tira . X75 Solana Dry 69-X16-6.8 69-2fi-16, etc. Oraville, CA 9ti96,5 Erwa n Cotton " Royal 0)cs Charles Goss 69-40-54 b'r. Orbv"Ix .0 CA 95965 529`1 Royal Oaks Dr. OroVille CA 9595;'5 14.6 Ra mi;rez 1'462 �'.lumersa 69-26,-1.3i' x9r. CA 954E Arthur Landgren" 69-40-57" 3°7 Tarn Circle Gina' Tyler Orovi ` 11e CA 95 + g6.5 4 p�sebia, C.t,, Oroville,> Robe.rt Honan 183 Solana Ave. � 69-1702 GA 95965 Oroville, Cly 915965 Jo Anxa: Carxall belbert Towixs,nd 69`40-100` x378. TrO'O'ure .Hill Dr. 0xaville, CA 95'965 529.5 Royal Oaks Dr vo Orov' 11e CA N`lcholas Landsmann 1A59G 959fi5' Hap�Y' Dale Grass !.fi9-2fi-Q04' Ua11ey, CA 95945" 35 St Howard a de der 5'311 I'r"anca s Sehmicl 69 Royal oaks br.° Orovxlle. CA 959!55 154 Mesa` HeYdues, CA 9454LI Arthur Land' 37 'Tarn Circle 7 Orovillo, CA' :95965. �6 9-''2600'S. Hdwarc Rapac.lci .4'ohn #. Shaw . P.O. Box 971 Reno, ;Ny' orol. t i.l-,I Ct. G1e:rxn inial. .89504 v� 11e, CA 95`965' " 95 Garneroh Dr. 5 69 17-42 -. 6.9y26-0.05' A 906-2 h3artin Cant 5309 Mt RUbext�l;. W6-1 'b Rai Or ille ov , C X5`5965 5304 Dzllar Orauille. Cdrcisya A 95965 rw"in 33", ;arn ircrl'e SSUT x�tq -T �S' uo ha p . ti = . Orov 11e GA 95965 F ue4PO 41,j, �rnkTct OZf�� 59696.;: 4'a " TT CAoxO a oxtC Uav 59696: �O `eIT; 0.16 `Id riJ�t? eueQ tzu6ri day o�e� t a valent3n�t Stove 1 1.07"A_Bald Roc% old. Sera` Creek, CA 95,916 69-16=08� Geneva Boone 6 'earn 'Court Or, o-vi iioai CA 95965 69-1609 10 ben Mccottar, - 5;, TArn; Court OxoVi 1'1e, CA 55)65 •4. 69-16-10 Wilfred Gaxlock 4563 Gatetree Carole Pleasanton, CA ;945.66 69-16-1.1 Itia'ry Arin Tr�aylo�r 1 Tarn Court Oroville; CA 95<965 6916-32 Renauld Dor2izo; Box 677. Saratoga, CAS 95070 4. 3'3 aohri" 14ofEerbert 34 Tarns C4xc1e O,rovalle, CA 955'65 `. 69w1634 Ker nethr kefj 61nsor� 32 :�arn Cire;le 4rova.11e," cA 95965 69"16"35 W-11 lam - Calhoun 40 Mal brose 'IDr" " or 11 CA ori a..: 95965 69-16-36 Donald �Iargis : 16942 La'ke' "P'leas'ant Lri: Yorba Linda CA 92,686: : �i ENi/1R0N TAL IMPACTSs� �, �, �� 1' anat� ons 5T a yes and ;maybe answers axtequixQ xp on attached s`heet.(s) YES MtIYBB ° NO 1. EARTH. Wi l�. the proPos1 result in, s? gnfi cri; '" in 'cha.nges �n a: instable. earth.; conditions or geol"o'gic substructi res?' b. Disruptions,, displacements, compaction ox - - x" of the soiln ayexc'ove.rxng. , -- ---- c. Change in topograp}y or' grdtin�l surface relief features? ,--,. d. I7e�st�cuotion, .c_ove�'xng t'r Mo I i,a,tion h. unique geologic or- physical features? sb,Ito eTncreas,e an wind ox wader erosion of ; e� ther on or off -`s te? f, Changes 'in deposition o± erosion .of beach sands, or Ch 1,riges in si"Jtation", depositie which may modify, the c}Yanxie� o, or erosion a.xiex or stream 'or the be'd of the ocean or any tidy," inlet or :lake?" g. toss of prime agriculturally pxoductve 'ox's olatsade designates% urban areas? ..' h,"xpOsuxe of people or property to ge°alogic. hazaxds, such as earthquakes; lands.li,des I mud-� 811des ground failure or similar hazards? 2, AIA Will the proposal. re8ult n ;ubstantia7 ; a; Air emissions ar deteriors.tiion of "anfbiertt air, quality? - b . The cre, tiara 'of ob j ec.tionable adoYvs smoke x fumes 7 -...�" ort c. Alteration of air mo"vement, moi'sturt, or temperature, oany chanorge in climate, ��� locally or regionally?' 3 WAT: R, Will: the" proposal result' it subs tanti a1: . Changes ;in c rrents; or the coarser in e x then direati on water movements marine°or fresh'at:ers? — es , d"rainapatterns ; U . Changes in absorption" ratge or the. rate and amount of 'surface rinof£ c; Need for off° site surface drainage iimprove meats; ding;vegetation removal'; channp7,- kc - ization or c ] vert installation? d,", Alterat ans the ppurse ar flow of fioad .to ' vraters? in ta ater a e:' Change in tk� amount oi. surface w y watt e r body? ----=- ao waters or in any, ,f. D.scharhe Into,surf e includ e ity; g a� ter"anon of suxface water .gitia� brat. not lima ted :to a temperature, dissolved oxygen or, turbid ty`? cif the direction ox rate ofloa, :�lterat,an a,f "ground wtexs zouncl,watr Change in the q�r'anti ty or °jq�tal� t� 'of � ►. et}�e7 :r through dzrect"addt1on5 or w,th drSL awals, or. thxqug intercept%on o an agrx der Uy :cuts '.or ' excavate ons? in of .Wai er othertase i Reiucton the' amount a�isi� aisle f'or ,pub -le water supplies?, j Eatppsure of people ox .p.roperty to vrater relatedhazards <such ` as flaoda 77,7777 YDS MAYBE, NO PLANT LPE. Will the prryposal result in stabstatitxal: A, ange` in ,the diversity' ofspecies, dx number of any species of ,plants (inch ding trees, shrubs, grass> crops; and aqua Ci:c plants)? b, Reduction of the' nutt►bers of any unique, _. rate endangered species of plants. e. I`ntrocluctian of new species of p1an" ts in�p sn --`— area, : ar in a barrier to ,thenormal re pent Ment of existizig .specl,es? d.. Reduction ;in a:cxeage o.f any 'agxicultuxa7 � � � q1t op . S, :ANIMAL LIVE., 1Yi11 'the ,proposal result in subsf:Untal: a. CCFlange-zn the diversity 'numbor of species, or of any species ofanimals (birds, land anl�rtr,[l including reptiles, fish. and shell fish, b`enthic0r.ganisl1s or i'risect- )J7 b, Reduction In the numbers of any unique, r.arc; �- or .endangered ispec1es of animals.?' c. Introduction, o£ new lit an'ma1S into Eiji area, or result in a'barrier to themigration or movement of animals? - 3. Deteri°oration to; e;cis ting f" sle or wildlife habitat? 6• NOISE. W711 the prap.osal result in substaaitial:. a, ncreases in e:tastang noise levels? b..past�re of people to severe noise levels? 7. LIGHT ,,AND GLARE. W'11 the proposal pr oduce - sTini .i can,;. ght and glare?' 8LAND USE W 11the proposal result in a su`"'"�stanial aI terata an of tle present or ;;pla�ln.ar� land U80 of an `area? _ x NA"URALRESOCJRCS: r �, :- the prole result in -pubstantia a. Increase in the` rate of use of any natural resources? bDepletion of any, not natural resources?. , l0' R`ISK bF. UPSfiT. 1Nzll the proposal involve: a A rx.s o etplIc A or the release of hazard» ous su stances . iricludin-g,. but ".t iin3.t�ed to oil, pesticides,: chemicaxs or radiation) inIxa` errent of ,an accden.t orpset,.� conditions'?� b Possible intere;reric, with. an, emergencj� response.plhn �r,emergency ev'acuaton Xan?' 11,, P(?PULAT ION: Will th;e, proposal aper. the. locatie1�, strz ution, density, or growth xate,,.of the hu.iij�t p.o_PV la 4.i0n? rr}} 4":.70U9 zNC W'a l,i t?_c propo`sa1 affect existing )jotsJ,,r��;, crate. 'a, ar iie�i►and fox," addita,onal; horsing? ; w