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HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 04/26/2016 - MOUNTAIN VISTA AREA OPEN LANDS PRESERVATION SCENARDATE: STAFF: April 26, 2016 Cameron Gloss, Planning Manager WORK SESSION ITEM City Council SUBJECT FOR DISCUSSION Mountain Vista Area Open Lands Preservation Scenario. EXECUTIVE SUMMARY The purpose of this item is to evaluate an open land preservation scenario for the Mountain Vista area that maintains the area’s overall projected jobs and housing, but configures future development patterns to conserve more land for local food production, access to nature, and innovative housing opportunities. GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED What is the best way to implement the Mountain Vista Open Lands Preservation vision? BACKGROUND / DISCUSSION At the June 9, 2015 Work Session, where staff presented the pros and cons of reducing housing and employment intensity within the Mountain Vista area through an alternative “Rural Scenario”, City Council requested a second phase of analysis, including outreach to Mountain Vista property owners and the public, to determine a revised possible future vision. Council specifically requested that the second phase address the following issues:  Application of new policy initiatives such as Nature in the City, Urban Agriculture and the Housing Affordability Policy Study that have occurred since the Mountain Vista Subarea Plan was adopted;  Partnership opportunities among property owners and with the City to provide infrastructure improvements; and  Promote innovative community design principles that represent best practices in housing design, neighborhood livability, and the integration of agriculture and natural systems. Public outreach was conducted with this second phase of the assessment primarily through a multi-day design charrette (see Attachment 1 for the Charrette Summary). The charrette identified opportunities and constraints for the area, project goals and how to meet them at the regional, community and neighborhood scales. Two major framework plans were generated: “Access to Nature”, and “Living Corridor”. It was the latter framework that garnered the most support from charrette participants and that was carried forward with a more detailed illustrative plan that expanded on major design concepts (Attachment 2). Overall, the land use concept connects agriculture, parks, open space, and wildlife habitat through a large green swath of open lands running parallel along the No. 8 Ditch and near existing and planned regional stormwater detention areas. The concept provides for water detention/filtration while maintaining food production in proximity to clustered housing, offices, shops, parks, schools, and light industrial uses. Because the multi-use corridor is centrally located within Mountain Vista, the trail and open space network links the area to local food production, such as greenhouses, a community kitchen and farmer’s market. The design exercise was intended to provide a framework that will aid in creating an urban agricultural landscape that promotes ecological biodiversity, access to nature for residents, and open land systems integration, i.e., stormwater detention, parks, community agriculture, or natural areas within shared or abutting spaces. April 26, 2016 Page 2 Agricultural concepts shown do not rely on traditional agricultural practices that cover a large land area, but on more intensive methods such as:  Small farms of less than 5 acres  Mini or micro farming on 1 acre or less  community gardens  backyard farming  edible landscaping  greenhouse farming Creating networks of greenways that spur off of the primary open space framework creates networks for informal recreation, exercise and enjoyment of nature, in addition to the opportunity for small-scale agriculture. In between these “fingers” of open space are clustered residential neighborhoods and employment areas that connect and provide a unifying element between a rural and urban landscape. Next Steps In high land value communities like Fort Collins that have intense development pressures (as opposed to low land value communities like Detroit and Cleveland), urban agriculture and natural habitat needs to be more creatively integrated into the landscape. Case studies of similar communities have shown that publicly-held land such as stormwater detention areas, parks, schools and privately-held land needs to be integrated in order to provide a diversity of urban agriculture types at different scales. The City amended its supplementary regulations of the Land Use Code in 2013 to allow for a range of urban agricultural activities at a level and intensity that is compatible with the City’s residential neighborhoods and non- residential areas; however, these Code changes alone may not result in the open lands preservation scenario depicted. Staff is considering that the following implementation measures for Mountain Vista that would also be applicable to other developing areas of the community:  Analysis - more thorough review of existing LUC standards  Integration of Capital Improvements related to stormwater and parks  Revisit street standard designs to promote rural character  Design Guidelines based on best practices for innovative housing, urban agriculture and habitat preservation  Partnerships (public agencies, private developers, CSAs) ATTACHMENTS 1. Mountain Vista Charrette Summary: Cultivating Community (PDF) 2. Mountain Vista Open Lands Preservation Illustrative Plan (PDF) 3. Work Session Summary, June 9, 2015 (PDF) 4. PowerPoint Presentation (PDF)  February Asumma eventsex Mountai Urban y2015 aryoffindin xploringthe nVistaSuba Mou nAgric Cu ngsinstakeh epossibilities areaPlanpr untain culture ultivatin holderinterv sfortheinte reparedfor  VistaS eCharr ngCom views,inǦhou egrationof theCityofF Subare retteO munity usecharrett urbanagric FortCollinsb ea Outcom y tes,andpub culturalelem byLoganSim mes: blicinvolvem mentsinthe mpson ment e ATTACHMENT 1    MOUNTAINVISTA 1  Introduction Š‡‘—–ƒ‹‹•–ƒ—„ƒ”‡ƒ‹•–Š‡ˆ‹ƒŽˆ”‘–‹‡”‹‘”–Š‡ƒ•– ‘”–‘ŽŽ‹•ǡ‡ …‘’ƒ••‹‰ ‘”‡–Šƒ͵ǡͲͲͲƒ …”‡•„‘”†‡”‡†„›‹ …Šƒ”†•ƒ‡‘ƒ†–‘–Š‡‘”–Šǡ    2 MOUNTAINVISTA  Background ‡˜‡Ž‘’‡–‘ˆ‘—–ƒ‹‹•–ƒ‹•‰—‹†‡†„›ƒ—„‡”‘ˆ‡š‹•–‹‰’Žƒ•ƒ†”‡‰—Žƒ–‹‘•Ǥ MountainVistaSubareaPlan,2009 Š‡‘—–ƒ‹‹•–ƒ—„ƒ”‡ƒŽƒǡ‘”‹‰‹ƒŽŽ›ƒ†‘’–‡†‹ƒ” …Šͳͻͻͻǡƒ†•—„•‡“—‡–Ž› —’†ƒ–‡†‹‡’–‡„‡”ʹͲͲͻǡ’”‘˜‹†‡•ƒ …‘—‹–›†‡˜‡Ž‘’‡–ˆ”ƒ‡™‘”ˆ‘”–Š‡ƒ”‡ƒǡ ‹ …Ž—†‹‰ƒˆ—–—”‡Žƒ†—•‡’Žƒƒ†‡™”‘ƒ†ƒŽ‹‰‡–••Š‘™‘–Š‡ˆ‘ŽŽ‘™‹‰’ƒ‰‡Ǥ   MOUNTA  AINVISTA  3     4 M  Existin LandOw ˆ‡™ƒ Š‡—•‡ Š‡‘— ‘—Ž†„‡ Existing Š‡Š ‘ˆ‹–•’”‘ —””‡–Ž› †‡˜‡Ž‘’ —„†‹˜‹• Topogr Š‡”‡‹• ‘†ǡƒ ’’‡”‘ •Š‘™™ Oil&Ga Š‡‘‹Žƒ ’”‘Š‹„‹– ‘–‹ˆ‹ …ƒ– OUNTAINV ngCond wnership ƒŒ‘”Žƒ†‘™ ‡”Ǧ—• …Š   Future Š‡–Š ‡–‹”‡Ž› ƒ’’”‘š‹ ͻǡͷ͵ͻŠ‘ œ‘‹‰Ǥ †‡˜‡Ž‘’ ‹’”‘˜‡ ‡‡†‡†ǡ ‹–Š‹– ƒ•‡– …Š ‘‡” ƒ–‹ …‹’ƒ– ˜‹‡™•Š‡ „‡Ž‘™Ǥ  eCondit Š‡‘—–ƒ‹ †‡˜‡Ž‘’‡†ǡ ƒ–‡Ž›ʹ͸ǡ͸ ‘—•‡Š‘Ž†•ǡ„ ‘ƒ …‘ ‡–ǡ•‡˜‡” ‡‡–•ƒ† ƒ••Š‘™‘ Š‡‹‹–‹ƒŽ’Ž ™ƒ• …”‡ƒ–‡ ‹ƒŽ …‡–‡”– –‡†—•‡•ǡ’ƒ †•ǡƒ••Š‘™ tions ‹•–ƒ—„ƒ ‹–™‹ŽŽ‹ …Ž— ͳͺ‡’Ž‘›‡ „ƒ•‡†‘‡š‹ ‘†ƒ–‡ˆ—–—” ”ƒŽ”‘ƒ†™ƒ› ƒ††‹–‹‘•™ –Š‡ƒ’‘ ƒ•ˆ‘”–Š‡ †ˆ‘”–Š‡‹ –‘‹ŽŽ—•–”ƒ–‡ ƒ”‹‰ǡƒ† ™ƒ–”‹‰Š–ƒ ƒ”‡ƒ‹• —†‡ ‡‡•ƒ† ‹•–‹‰ ”‡ › ™‹ŽŽ„‡ ‘’ƒ‰‡͵Ǥ •—„ƒ”‡ƒǡ ‹š‡†Ǧ—•‡ ‡• …ƒŽ‡ǡ † MOUNTA     6 MOUNTAINVISTA  —–—”‡‘’’‘”–—‹–‹‡•ˆ‘”Žƒ† …‘•‡”˜ƒ–‹‘ƒ†–”ƒ‹Ž•Šƒ˜‡ƒŽ•‘„‡‡‹†‡–‹ˆ‹‡†ˆ‘”–Š‹•ƒ”‡ƒ „ƒ•‡†‘†‹– …Š‡•ǡˆŽ‘‘†’Žƒ‹•ǡƒ†‡š‹•–‹‰ …‹–›Ǧ‘™‡†’”‘’‡”–›ǤŠ‘•‡‘’’‘”–—‹–‹‡•ƒ”‡ —„‡”‡†‘–Š‡ƒ’„‡Ž‘™ƒ†Ž‹•–‡†„‡Ž‘™Ǥ ͳǤ –ƒ–‡ƒ†‘ƒ”†”‘’‡”–›ȋ‘† ƒ”Ȍ —–—”‡‡–‡–‹‘‘†Ȃ‘—Ž†„‡—•‡†ˆ‘” ‘–Š‡”—•‡••— …Šƒ•ƒƒ–—”ƒŽƒ”‡ƒǤ ʹǤ —„‡”‹‰Š–‹– …ŠȂ‡•–‘”‡ …Šƒ‡Ž–‘ƒ’’‡ƒ”‘”‡Ž‹‡ƒƒ–—”ƒŽ•–”‡ƒ–‘ ‹’”‘˜‡–Š‡ƒ‡•–Š‡–‹ …•ǡŠƒ„‹–ƒ–ǡ™‹Ž†Ž‹ˆ‡ …‘””‹†‘”ǡƒ†•ƒˆ‡–›Ǥ‘•–”— …–ƒ”‡‰‹‘ƒŽ –”ƒ‹ŽƒŽ‘‰–Š‡‹’”‘˜‡† …Šƒ‡Žǡƒ† …”‡ƒ–‡ƒ‘—–†‘‘” …Žƒ••”‘‘‘–Š‡ˆ—–—”‡ • …Š‘‘Ž …‘—‹–›’ƒ”•‹–‡•Ǥ ͵Ǥ ‘•‹†‡”’—” …Šƒ•‹‰Žƒ†‘”–Š‘ˆ …‘—‹–›’ƒ”•‹–‡ˆ‘”ƒƒ–—”ƒŽƒ”‡ƒǤ ͶǤ —–—”‡”ƒ‹Ž‘‡ …–‹‘–‘ —–—”‡‡‹‰Š„‘”Š‘‘†ƒ”‹–‡Ȃ‘‡ …–ƒ—„‡”‘ˆ ˆ—–—”‡ƒ†‡š‹•–‹‰‡‹‰Š„‘”Š‘‘†•–‘–Š‡”‡‰‹‘ƒŽ–”ƒ‹ŽƒŽ‘‰–Š‡—„‡”‹‰Š– ‹– …ŠǤƒ‹–ˆ‘”†‡˜‡Ž‘’‡––‘„—‹Ž†–”ƒ‹Žƒ†‰”ƒ–ƒ …‡••Ǥ ͷǤ ‡‰‹‘ƒŽ”ƒ‹ŽȂ‘•–”— …––”ƒ‹Ž–Š”‘—‰Šˆ—–—”‡’ƒ”ƒ††‡˜‡Ž‘’‡–Ǥ ͸Ǥ ƒ–‡”ˆ‹‡Ž†‡˜‡Ž‘’‡– —–—”‡ƒ–—”ƒŽ”‡ƒȂ …“—‹”‡ƒ††‡˜‡Ž‘’•‹–‡Ǥ‘”™‹–Š ”ƒ•’‘”–ƒ–‹‘”‡‰ƒ”†‹‰–Š‡”‡ƒŽ‹‰‡–‘ˆ‹‡”‹˜‡Ǥ™ƒ–•–‘•‡ŽŽ–Š‡‹” ˆ—–—”‡• …Š‘‘Ž•‹–‡ǡ™Š‹ …Š™ƒ•‹–‡†‡†–‘„‡ƒ’ƒ”Ȁ• …Š‘‘Ž•‹–‡Ǥ‘•–‘ˆ–Š‡•‹–‡‹• •‘—–Š‘ˆ–Š‡”‡ƒŽ‹‰‡†‹‡”‹˜‡ǤŠ‘Ž†™ƒ‹–‹‰ˆ‘”†‡˜‡Ž‘’‡–ƒ†‹‡”‹˜‡ ”‡Ž‘ …ƒ–‹‘Ǥ ͹Ǥ ƒ•–‹†‰‡‡˜‡Ž‘’‡–Ǧƒ”‡””‘’‡”–›Ȁ ”ƒ˜‡Ž‹–Ȃ —–—”‡‡‹‰Š„‘”Š‘‘†ƒ”ǡ •–‘”™ƒ–‡”†‡–‡–‹‘’‘†ǡƒ†ƒ–—”ƒŽƒ”‡ƒǤƒ”™‹ŽŽŽ‹‡Ž›ƒ …“—‹”‡•‹–‡ˆ‘”’ƒ”ǡ ’‘–‡–‹ƒŽˆ‘”†‡†‹ …ƒ–‹‘„›ˆ—–—”‡†‡˜‡Ž‘’‡–Ǥ ͺǤ ‘‘’‡”Ž‘—‰ŠȂŽ‹‡Ž›™‘”™‹–Š†‡˜‡Ž‘’‡”•–‘’”‘–‡ …–„—ˆˆ‡”•ƒŽ‘‰•Ž‘—‰Šƒ† ’”‘˜‹†‡”‡‰‹‘ƒŽ–”ƒ‹Ž …‘””‹†‘”Ǥ”ƒ‹ŽŽ‹‡Ž›–‘ …”‘••—Ž„‡””›ƒ–•‹‰ƒŽ‹œ‡† …”‘••‹‰Ǥ —Ž˜‡”–—†‡”—Ž„‡””›‹•‡‡†‡†ˆ‘”•–‘”™ƒ–‡”ˆŽ‘™•ƒ†™‹Ž†Ž‹ˆ‡‘˜‡‡–Ǥ ͳͳǤ ”›”‡‡Ȃ’‘–‡–‹ƒŽ–”‹ƒŽǡ•–”‡ƒ”‡•–‘”ƒ–‹‘Ȁƒ–—”ƒŽƒ”‡ƒ”‡•–‘”ƒ–‹‘ǡˆ—–—”‡ ‡‹‰Š„‘”Š‘‘†’ƒ”Ȁƒ–—”ƒŽƒ”‡ƒǡƒ†ˆŽ‘‘† …‘–”‘Ž …Šƒ‡ŽǤ ͳʹǤ ‡‹‰Š„‘”Š‘‘†ƒ”Ȁƒ–—”ƒŽƒ”‡ƒȂ’‘–‡–‹ƒŽ–‘ …‘•‡”˜‡Žƒ†ƒ”‘—†’ƒ”•‹–‡Ǥ ͳ͵Ǥ –‘”†”ƒ‹ƒ‰‡ …Šƒ‡ŽȂ’‘–‡–‹ƒŽˆ‘”•–”‡ƒ”‡•–‘”ƒ–‹‘˜‡”•—•ƒ’‹’‡Ǥ ͳ͸Ǥ —–—”‡‡–‡–‹‘‘†•Ȃ–‘”ƒ–‡”™‹ŽŽ™‘”™‹–Š†‡˜‡Ž‘’‡”•–‘ …”‡ƒ–‡–Š‡ ’‘†•ƒ†™‹Ž†Ž‹ˆ‡Šƒ„‹–ƒ–Ǥ     MOUNTA  AINVISTA  7    8 M  ƒ•‡ ‘‰‡–ƒ †‡˜‡Ž‘’ •–—†‹‡•Ǥ ‘ˆ–Š‡†‡ –Š‡†‡˜‡ ƒ‰”‹ …—Ž–— ‰”‹ …—Ž–— Regiona ”‘Ž‡ˆ ‡‘”‰‹ƒǢ ƒ†ǡ‡  OUNTAINV –—†‹‡• •‡•‡ˆ‘”Š‘ ‡–•ǡ–Š‹• ––Š‡”‡‰‹‘ ‡˜‡Ž‘’‡– ‡Ž‘’‡–Ǥ —”‡–Š‡•‹œ‡ —”‡Ȍ’Ž‘–•Ǥ alScale ˆ––‘”‹‰Š–ǡ–Š  ‘‡›™‘‘ ‡šƒ•Ǥ VISTA ‘™–‘‹–‡‰” •–—†› …‘•‹ ‘ƒŽ• …ƒŽ‡ǡˆ‘ Ǥ––Š‡ …‘ ––Š‡•ƒŽŽ‡ ‘ˆ„ƒ …›ƒ”† Š‡ˆ‘ŽŽ‘™‹‰ ‘† ƒ”‹ ”ƒ–‡ƒ–—”‡ ‹†‡”‡†”‡‰‹‘ ‘‘†’”‘†— …‡ —‹–›• …ƒ ‡•–‘”‡‹‰Š †•ǡ …‘— ‰–Š—„ƒ‹Ž ƒ”•˜‹ŽŽ‡ǡ ƒ†—”„ƒ ‘ƒŽǡ …‘— ‡†‘•‹–‡•‡ ƒŽ‡ǡ–Š‡ƒ‰”‹ Š„‘”Š‘‘†• ‹–›‰ƒ”†‡• Ž‹ŽŽ—•–”ƒ–‹‘ ‡‘”‰‹ƒǢƒ† ƒ‰”‹ …—Ž–—”‡ —‹–›ǡƒ† ‡”˜‡•–Š‡ƒ” —Ž–—”ƒŽ—•‡ ƒŽ‡ǡ–Š‡”‡ƒ   Commu ––Š‡ …‘ ƒͷǦƒ …”‡ ‘”–‘ŽŽ ˆƒ”ˆ‘”  Neighb ––Š‡‡ ͹ǤͶǦƒ …”‡ ˆƒ‹Ž›Š‘  unityScale ‘—‹–›• ˆƒ”ƒ† …‘ Ž‹•ǡ–Š‡ͳ͸Ͳ ‘—‹–› orhoodSc ‡‹‰Š„‘”Š‘‘ ˆƒ”™‹–Šƒ ‘‡•Ǥ e ƒŽ‡ǡ–Š‡ͳǡͳ ‘—‹–›‰ ͲǦƒ …”‡— … ›•—’’‘”–‡† cale †• …ƒŽ‡ǡ–Š‡ ƒ„ƒ”ǡ …‘Ž† ͳͷͲǦƒ …”‡ ƒ ‰ƒ”†‡•ƒ‘ ‹‰ ‘”•‡† †ƒ‰”‹ …—Ž–—”‡ ͳͲͲǦƒ …”‡ƒ •–‘”ƒ‰‡ǡƒ ƒ”˜‡•–†‡˜‡Ž ‘‰͵ǡʹͲͲ• †‡˜‡Ž‘’‡ ‡ǡƒ†ͳǡͳͲͲ ƒ‡”› …‘ †‡“—‹’‡ Ž‘’‡–‹ •‹‰Ž‡Ǧˆƒ‹Ž› –‹ …Ž—†‡•ʹ Ͳ•‹‰Ž‡Ǧƒ† —‹–›‹ –•Š‡†–‘• MOUNTA ”‰›Ž‡ǡ‡š ›Š‘‡•ȋ–‘ ʹŠ‹•–‘”‹ …ˆƒ †—Ž–‹Ǧˆƒ ƒ˜‹•ǡƒŽ‹ˆ‘ ‡”˜‡ͷͶ͹•‹  AINVISTA ƒ•ǡ‹ …‘”’‘” ‘’’Š‘–‘•ȌǤ ƒ”•ǡƒʹǤͷǦƒ    10 MOUNTAINVISTA  Opportunities ’’‘”–—‹–‹‡•ˆ‘”‹–‡‰”ƒ–‹‘‘ˆƒ‰”‹ …—Ž–—”ƒŽǡƒ–—”ƒŽǡƒ† …‘—‹–›†‡•‹‰‡Ž‡‡–•ƒ– –Š‡”‡‰‹‘ƒŽǡ …‘—‹–›ǡƒ†‡‹‰Š„‘”Š‘‘†Ž‡˜‡Ž™‡”‡˜‘–‡†‘ƒ–„‘–Š†ƒ›•‘ˆ–Š‡•–ƒˆˆ ™‘”•Š‘’ƒ†ƒ––Š‡’—„Ž‹ …‘’‡Š‘—•‡‡˜‡–•ǤŠ‡‘•–’‘’—Žƒ”‘’’‘”–—‹–‹‡•„›• …ƒŽ‡ ƒ”‡Ž‹•–‡†„‡Ž‘™™‹–Š–Š‡—„‡”‘ˆ˜‘–‡•‹„Ž—‡Ǥ RegionalScale x ƒ”‹‡–›‘ˆŠ‘—•‹‰–›’‡•ȋͺȌ x ”„ƒˆƒ”‹‰ƒ•„—ˆˆ‡”•ȋ͹Ȍ x ‡ŽŽ’Žƒ …‡†‘’‡•’ƒ …‡Ȃ ‹–‡‰”ƒ–‹‘‘ˆˆ‘”ƒŽƒ†‹ˆ‘”ƒŽ Žƒ†• …ƒ’‡•’ƒ …‡ƒ–˜ƒ”‹‘—•• …ƒŽ‡• –Š”‘—‰Š‘—––Š‡†‡˜‡Ž‘’‡– ’ƒ––‡”ȋ͸Ȍ x ƒ–‡” …‘•‡”˜ƒ–‹‘ƒ†‘™   Conce ŽŽ—•–”ƒ–‹ –Š‡‘’’‘ ƒ”‡ƒ•ƒ Š‡†”ƒ™ †‡˜‡Ž‘’ ‹ …‘ Žƒ‡• …ƒ epts ‹‘•‘ˆ …‘ ‘”–—‹–‹‡• …‘ †ƒ‰”‹ …—Ž–—” ™‹‰•„‡Ž‘™ ‡–ƒ––Š‡ —ƒŽ•’ƒ …‡• „‡ …—Ž–‹˜ƒ ‡’–•†‡˜‡Ž‘ ‘—Ž†„‡‹ …‘ ”ƒŽ—•‡•™‹– Š‡ˆ‹”•– Žƒ”‰‡”’ƒ †‡˜‡Ž‘’ ƒ–—”ƒŽƒ Š‡‡š– ˆƒ”Žƒ† ƒ …‡••–‘ ‘ˆ”‡•‹†‡ Š‡ˆ‹ƒŽ „‡•—””‘  ™•Š‘™Š‘™ •ƒŽŽ‡•–• •„‡Š‹†–Š‡ –‡†ǡ˜‡”–‹ …ƒ ‘’‡††—”‹‰ ‘”’‘”ƒ–‡†‹ –Š‹”‡•‹†‡ – …‘ …‡’–‹• ƒ– …Š‡•‘ˆƒ‰ ‡–ƒ†‹ ƒ”‡ƒ•Ǥ – …‘ …‡’–•Š †••—””‘—† ‘ƒ …‡–”ƒŽˆ ‡–‹ƒŽ†‡˜‡Ž‘ ŽŠ›„”‹† …‘ —†‡†„›ƒ ™ˆ‘‘†’”‘†— ƒŽ‡ǡ‹ …Ž—†‹ ‡‹”Š‘‡•ǡ Ž‰ƒ”†‡•–Š ‰–Š‡ …Šƒ””‡ –‘–Š‡•—„ƒ –‹ƒŽƒ† …‘ ƒ‡š–‡”ƒŽ ‰”‹ …—Ž–—”ƒŽŽƒ  …‘”’‘”ƒ–‹‰ Š‘™•ƒ‹–‡    12 M   OUNTAINVVISTA   Frame ˆ–‡” …‘ †‡˜‡Ž‘’‡ Framew Š‡‹˜‹ –Š‡‘Ǥͺ Š‹•‰”‡ ‘””‹†‘” Š‹• …‘ —•‡•‹’ —•‡•Ǥ‡ ƒŠ‹‰ŠŽ‡ ‡†— …ƒ–‹‘     eworkP •‹†‡”‹‰‘’ ‡†–Šƒ–‹ …‘ workA:Liv ‰‘””‹†‘” ͺ‹– …Šƒ† ‡ƒ”–‡”‹ƒŽŽ ”–Šƒ–‘ˆˆ‡”•  …‡’–’”‘˜‹† ’”‘š‹‹–›–‘ ‡ …ƒ—•‡–Š‡ ˜‡Ž‘ˆƒ …‡• ‘ƒŽ …ƒ’—• lans ’’‘”–—‹–‹‡ ‘”’‘”ƒ–‡•‘ vingCorri ” …‡ƒ”‹‘ …‘ ƒŽŽ‘™•ˆ‘‘† Ž‹•–Š‡’”‘ ƒ˜ƒ”‹‡–›‘ˆ †‡•ˆ‘”™ƒ–‡ ‘ …Ž—•–‡”‡†Š —Ž–‹—•‡ …‘” ••‹„‹Ž‹–›–‘ƒ •‡•ǡƒ …‘ •ƒ–ƒ—„ ‡‘ˆ–Š‡–‘ idor ‘‡ …–•ƒ‰” †’”‘†— …–‹‘ ‘’‘•‡†‘”– ˆ’ƒ”•ǡ‘’‡ ‡”†‡–‡–‹‘ Š‘—•‹‰ǡ‘ˆˆ ””‹†‘”‹• …‡ ƒ‰”‹–‘—”‹• —‹–›‹– …Š‡ „‡”‘ˆ• …ƒŽ‡• ’‹ …•†‹• …—•• ”‹ …—Ž–—”‡–Š”    14 M   OUNTAINVVISTA   Framew Š‡•‡ …‘ ”‡•‹†‡– †‡˜‡Ž‘’ ‘— •‘ …‹ƒŽƒ” –”ƒ•‹–•– ™‹–Š‹‘ •‘—–Š‡” •—„ƒ”‡ƒǤ Š‘—•‹‰ǡ ’ƒ”•ǡƒ ƒŽ‹‡ƒ”’ ‰”‘™‹‰ workB:Ac ‘†’Žƒ• …‡ –‹ƒŽƒ† …‘ ‡––›’‡• ‹–›ǤŠ‹•’Ž ”‡ƒŠ‹‰ŠŽ‹‰Š– –‘’•™‹–Š† ‡ŠƒŽˆ‹Ž‡ Žƒ‡•ƒ† Ǥ    16 MOUNTAINVISTA  UpdatedGoalsfortheMountainVistaSubarea ’—–ˆ”‘•–ƒ‡Š‘Ž†‡”‹–‡”˜‹‡™•ǡ•–ƒˆˆ™‘”•Š‘’•ǡƒ†’—„Ž‹ …‡‡–‹‰•™‡”‡‹–‡‰”ƒ–‡† ™‹–Š–Š‡‰‘ƒŽ•ƒ†’‘Ž‹ …‹‡•ˆ”‘”‡Žƒ–‡†‹–›’Žƒ•–‘ˆ‘”—Žƒ–‡–Š‡ˆ‘ŽŽ‘™‹‰‰‘ƒŽ•ǡ™Š‹ …Š ƒ”‡Ž‹•–‡†‹‘”†‡”‘ˆ’‘’—Žƒ”‹–›„ƒ•‡†‘–Š‡ …——Žƒ–‹˜‡˜‘–‡•”‡ …‡‹˜‡†ˆ”‘–Š‡•–ƒˆˆ ™‘”•Š‘’•ƒ†’—„Ž‹ …‡‡–‹‰•ȋ‹„Ž—‡ȌǤŠ‡–‘’‰‘ƒŽ•‹ …Ž—†‡‹ …‘”’‘”ƒ–‹‘‘ˆ„ƒŽƒ …‡† †‡˜‡Ž‘’‡–™‹–Š‘’‡•’ƒ …‡ǡƒ‰”‹ …—Ž–—”‡ǡ–”ƒ‹Ž•ƒ†Ȁ‘”•‹†‡™ƒŽ•ǡ–”ƒ•’‘”–ƒ–‹‘ ‹’”‘˜‡‡–•ǡ™‹Ž†Ž‹ˆ‡Šƒ„‹–ƒ–ǡƒ† …‘—‹–›ˆƒ …‹Ž‹–‹‡•Ǥ ͳǤ ‘•‡”˜‡ǡ …”‡ƒ–‡ƒ†‡Šƒ …‡ƒ–—”ƒŽ•’ƒ …‡•ƒ†ƒ‰”‹ …—Ž–—”ƒŽƒ”‡ƒ•™‹–Š‡ƒ•›ǡ ™ƒŽƒ„Ž‡ƒ …‡••–‘’”‘˜‹†‡†‹˜‡”•‡•‘ …‹ƒŽƒ†‡ …‘Ž‘‰‹ …ƒŽ‘’’‘”–—‹–‹‡•ǤȋʹͲȌ ʹǤ ‡˜‡Ž‘’’ƒ”–‡”•Š‹’•ƒ‘‰’”‘’‡”–›‘™‡”•ƒ†–Š‡‹–›–‘’”‘˜‹†‡‡‡†‡† –”ƒ•’‘”–ƒ–‹‘ǡ•–‘”†”ƒ‹ƒ‰‡ǡ‘’‡•’ƒ …‡ǡƒ–—”ƒŽƒ”‡ƒ•ƒ†‘–Š‡”’—„Ž‹ … ‹ˆ”ƒ•–”— …–—”‡‹’”‘˜‡‡–•ǤȋͳͻȌ ͵Ǥ Employment/Cluster Development Employment/Cluster Development ZĞƐŝĚĞŶƟĂů Neighborhood ZĞƐŝĚĞŶƟĂů Neighborhood DĂƉůĞ,ŝůů Storybook tĂƚĞƌĮĞůĚ WĂƌŬ WĂƌŬ EĂƚƵƌĂůƌĞĂͬ &ƵƚƵƌĞ^ƚŽƌŵǁĂƚĞƌ EĂƚƵƌĂůƌĞĂͬ &ƵƚƵƌĞ^ƚŽƌŵǁĂƚĞƌ EĂƚƵƌĂůWĂƌŬͬ ^ƚŽƌŵǁĂƚĞƌ EĂƚƵƌĂůWĂƌŬͬ ^ƚŽƌŵǁĂƚĞƌ ŐƌŝĐƵůƚƵƌĞ /ŶŶŽǀĂƟŽŶ >Ăď ^ĐŚŽŽů EŽ͘ϴŝƚĐŚ ZŝĐŚĂƌĚƐ>ĂŬĞZŽĂĚ ŽƵŐůĂƐZŽĂĚ DŽƵŶƚĂŝŶsŝƐƚĂƌŝǀĞͲŶŚĂŶĐĞĚdƌĂǀĞůŽƌƌŝĚŽƌ ĞƚĞŶƟŽŶ dƵƌŶďĞƌƌLJZŽĂĚ ŽŶŝĨĞƌ^ƚƌĞĞƚͲŶŚĂŶĐĞĚdƌĂǀĞůŽƌƌŝĚŽƌ ^ƵŶŝŐĂZŽĂĚͲŶŚĂŶĐĞĚdƌĂǀĞůŽƌƌŝĚŽƌ tĞůůƵīĞƌ 375’ tĞůůƵīĞƌ 375’ tĞůůƵīĞƌ 375’ tĞůůƵīĞƌ 375’ tĞůůƵīĞƌ 375’ tĞůůƵīĞƌ 375’ Community ŽŵŵĞƌĐŝĂů Center Community ŽŵŵĞƌĐŝĂů Center ŐƌŝĐƵůƚƵƌĞ >ĂƌŐĞ^ĐĂůĞ ŐƌŝĐƵůƚƵƌĞ >ĂƌŐĞ^ĐĂůĞ ŐƌŝĐƵůƚƵƌĞ ŐƌŝĐƵůƚƵƌĞ ŽŵŵƵŶŝƚLJWĂƌŬ ĂŶĚ'ĂƌĚĞŶƐ 'ŝĚĚŝŶŐƐZŽĂĚ ATTACHMENT 3 1 Mountain Vista: Open Lands Preservation Scenario Cameron Gloss 4.26.2016 ATTACHMENT 4 Mountain Vista: Subarea Overview 2 Growth Management Area (GMA) Boundary Plan Area Boundary City Limits (Yellow) Subarea Context 3 G.M.A. • 2,989 Total acres • 1,298 acres - Low Density Mixed Use Neighborhood (LMN) • 144 acres - Medium Density Mixed Use Neighborhood (MMN) • 660 acres - Employment (65%) • 450 acres - Industrial (50%) • 400 acres - Open land, community park and school site • 30 acres - Community Commercial Plan Background 4 1999 Framework Plan Adopted 2008-2009 Plan Update Update 2009 Plan Update Adopted 2015 Rural Scenario Assessment Summary: Rural Scenario Assessment 5 Pros Cons Greater agricultural production within the City Housing Becomes Less Affordable Fewer collector streets constructed Increased VMT and congestion on City streets Fewer City services and programs needed Substantial Increase in Regional Green House Gas Emissions Greater potential to enhance natural habitat Loss of Street Oversizing Fees to cover costs of regionally-induced transportation impacts Insufficient density to support transit Stranded assets-arterial streets & school site Substantial Loss in Job Opportunities 6 Environmental Economic Social Decrease in Mountain Vista Vehicle Miles Travelled (VMT) Decrease – Housing affordability and range of housing types Decrease in potential Mountain Vista population Increase in regional VMT Significant loss of jobs within industrial / employment lands Affordable housing land supply shifts to outside of City CO2 e emissions -- Regional increase at 2040 of 94 metric tons Many planned transportation and stormwater improvements still needed Higher housing prices within the City; increased pressure on existing neighborhoods CO2 e emissions -- Mountain Vista decrease of 15 metric tons Decrease – fees collected for general services Greater traffic on local roads due to associated regional traffic increase Increase -- regional air pollution with net VMT Fewer City services and programs needed in Subarea Lack of transit opportunity linking Mountain Vista to central Fort Collins Decrease -- solid waste generated Reduction – sales and property tax revenues No Community Park site or recreation center Increase -- Large farming tracts remain; Habitat preservation +- 50% of acquired PSD school site becomes a stranded asset Lost opportunity for expanded trail networks Potential Increase -- oil and gas interest Lost opportunity to restore / enhance habitat with development Rural Scenario: Triple Bottom Line Analysis 7 Rural Scenario: Reallocation of Mountain Vista Subarea Housing in the Region, 2040 Direction from Council (June 2015) • Further property owner outreach • Specific topics to be incorporated: • Nature in the City • Urban Agriculture • Housing Affordability Policy Study • Investigate partnership opportunities for infrastructure improvements • Promote innovative community design principles that enhance livability and integrate agricultural and natural systems 8 Design Charrette (Nov. 2015) • 58 attendees over a two-day charrette (Nov 2 and 3) and a public open house (Nov 9) • Opportunities and constraints • Goals • Ideas for regional, community, and neighborhood scale implementation of goals • Priorities • Audience: Property owners, interested residents, City staff 9 Vision 10 • Vision for the Mountain Vista Subarea: Provide a framework for successful and innovative community design. • One of the last remaining major growth areas in the City • Intended to have a new community center, enhanced multimodal travel corridors, industrial lands, employment areas, a new community park and open lands. • Fresh concepts for incorporating urban agriculture and natural spaces into future development to preserve rural character “Living Corridor” Concept 11 • Connections to green space throughout subarea; preservation of open lands • Integration of public and private spaces • Encouraging cluster development • Incorporation of agriculture at several scales • Achieve necessary density while maintaining rural character 12 Mountain Vista Open Lands Preservation Scenario “Agriburban” Development • Models for integrating agriculture and housing: 1. Agricultural retention – preserve farmland (regional scale) 2. Urban agriculture – small-scale production, underutilized spaces 3. Agricultural urbanism – working farm associated with a neighborhood/subdivision (low resident involvement) 4. Agrarian urbanism – working farm integrated into a neighborhood/subdivision (high resident involvement) • Typically organic/low or no pesticides and herbicides • Mountain Vista could have elements of several of these models. 13 “Agriburban” Development • Agriburban development is similar to a typical golf course community, but the clubhouse and golf course are replaced with a barn and farm. • Benefits of agriburban development • Health – physical activity, access to recreation, open space • Environment – waste reduction, local food production • Economy – reduction in lawn/turf maintenance costs and pesticide/herbicide costs (if organic production) • Social – gathering places, sense of place, cross-generational activity 14 “Agriburban” Development • Mixed-use, complete neighborhood design • Multimodal access • Neighborhood livability • Integration of agriculture and natural systems 15 Case Study: Agritopia (Gilbert, AZ) • Broke ground in 2000 • 160 acres • 452 single-family homes • 117-unit assisted living center • 16 acres certified organic farmland – vegetable, fruit, small livestock • Neighborhood square: farmstand, coffeehouse, farm-to- table restaurant • CSA option for residents 16 Cluster Development • Grouping development on a site to preserve more land for open space, recreation, or agricultural uses • Helps achieve multiple community goals • Several scales, from subarea clustering to subdivision design 17 Example: Harvest (Fort Collins, CO) 18 • Broke ground in 2002 • 106 acres • 481 units • Clustering shows a similar land use pattern to agriburban development • Could be applied to Mountain Vista • Green spaces = agriculture • Strong connections to open lands Example: Greenwood Cottages (WA) 19 • 10 d/u per acre • Smaller units – 768 to 998 square feet • Shared community green • Built under a specific “Cottage Housing Development” code • Sold as condos Open Lands in Mountain Vista 20 • To incorporate Nature in the City into the Mountain Vista Subarea Plan, this concept focuses on preserving and connecting open lands • Types of open lands: • Agricultural production • Stormwater detention • Parks • Trails/pedestrian network • Redesigned #8 Ditch Example: Community Park & Gardens 21 • Integrated with Enhanced Travel Corridors and regional bike/pedestrian trail system • Focal point for PSD school site, cluster development, residential neighborhood, and Commercial Center • Park use and community gardens • Connects to other “fingers” of open lands Example: Redesigned #8 Ditch 22 Example: Kederike Property Concept 23 • Integration of stormwater and recreation/park use • Proceeds from development (LMN/MMN) could finance infrastructure development • Still a conceptual plan Incorporating Agriculture • Agricultural production at multiple scales • Sensitive to stormwater concerns • Levels of resident involvement could vary; from more traditional subdivisions to more agriburban developments • Encourage innovative food production methods, including aquaponics, greenhouses, and rooftop farms/gardens 24 25 Incorporating Agriculture Scales of Agriculture Larger-Scale Farm Neighborhood Farm Community Garden Rooftop Garden Personal Garden Example: Greenhouses & Aquaponics 26 • High-value crops (fruits, vegetables, etc.) can be grown in smaller, more intensive spaces with minimal visual impact • Very water efficient, especially when combined with aquaponics (fish production) • Potential for high energy efficiency with careful design Example: Community Garden 27 28 Density & Rural Character • There are several opportunities to maintain the rural “feel” of the Mountain Vista area as density increases. • Elements of rural character • Roads – use county cross-sections approved in LCUASS for streets in the Mountain Vista subarea • Network of pedestrian paths in lieu of sidewalks on a grid • Regional trail network • Cluster development • Lighting – more at key intersections, less elsewhere Density & Rural Character 29 Rural Local Road - No sidewalk - Internal to developments - Minimum lot size 1 acre - 300 vehicles per day Residential Local Street - 4.5 ft sidewalk - All residential local streets - No minimum lot size - 1,000 vehicles per day Example: Skyway Drive 30 Example: North Shields Street 31 Next Steps • Possible next steps: • Analysis – more thorough review of existing LUC standards • Integration of Capital Improvements related to stormwater • Revisit street standard designs to promote rural character • Design Guidelines based on best practices for innovative housing, urban agriculture and habitat preservation • Partnerships (public agencies, private developers, CSA’s) • Drawbacks: • This kind of development is challenging to implement • Requires committed, creative developers 32 Question for Council What is the best way to implement the Mountain Vista Open Lands Preservation vision? 33 ŶŚĞƵƐĞƌͲƵƐĐŚ /ŶƚĞƌƐƚĂƚĞϮϱ ZĞŐŝŽŶĂůĞƚĞŶƟŽŶWŽŶĚ ZĞŐŝŽŶĂů ĞƚĞŶƟŽŶWŽŶĚ dŝŵďĞƌůŝŶĞZŽĂĚ ͘sŝŶĞƌŝǀĞ N o . 8 D i t c h N o . 8 D i t c h L Ă k e     C Ă n Ă l DŽƵŶƚĂŝŶsŝƐƚĂ^ƵďĂƌĞĂKƉĞŶ>ĂŶĚƐWƌĞƐĞƌǀĂƟŽŶ^ĐĞŶĂƌŝŽ 0 Feet 600 1200 1800 N >ĞŵĂLJǀĞŶƵĞ dƌĂŝůŚĞĂĚ tĂƚĞƌŐůĞŶ ATTACHMENT 2  …‘”’‘”ƒ–‡ƒŽ–‡”ƒ–‹˜‡†‡˜‡Ž‘’‡–’ƒ––‡”•–Šƒ–„—‹Ž†‘–Š‡Dz …‘’Ž‡–‡ ‡‹‰Š„‘”Š‘‘†dz‘†‡Ž™‹–Šƒ—‹“—‡—”„ƒȀ”—”ƒŽ …Šƒ”ƒ …–‡”ǤȋͳͺȌ ͶǤ ”‘˜‹†‡ƒ„ƒŽƒ …‡†•›•–‡‘ˆ”‡ …”‡ƒ–‹‘ˆƒ …‹Ž‹–‹‡•ǡ’ƒ”•ǡ–”ƒ‹Ž•ǡƒ–—”ƒŽƒ”‡ƒ•ǡƒ† ‘’‡Žƒ†•ǤȋͳͷȌ ͷǤ š’ƒ†ƒ†‡Šƒ …‡–”ƒ•‹–•›•–‡–‘•‡”˜‡–Š‡ƒ”‡ƒǤȋͳͶȌ ͸Ǥ Š‡‘—–ƒ‹‹•–ƒ•—„Ǧƒ”‡ƒ™‹ŽŽŠƒ˜‡ƒ„ƒŽƒ …‡‘ˆ”‡•‹†‡–‹ƒŽǡ‡’Ž‘›‡–ǡ ‘‡” …‹ƒŽǡ …‹˜‹ …ǡƒ†‘’‡Žƒ†•—•‡•ǤȋͳͶȌ ͹Ǥ •‡‹‘˜ƒ–‹˜‡ …‘—‹–›†‡•‹‰’”‹ …‹’Ž‡•–Šƒ–”‡’”‡•‡–„‡•–’”ƒ …–‹ …‡•‹ Š‘—•‹‰†‡•‹‰ǡ‡‹‰Š„‘”Š‘‘†ˆ‘”ǡŠ‘—•‹‰ƒˆˆ‘”†ƒ„‹Ž‹–›ǡ‡‹‰Š„‘”Š‘‘†Ž‹˜ƒ„‹Ž‹–›ǡ ƒ†–Š‡‹–‡‰”ƒ–‹‘‘ˆƒ‰”‹ …—Ž–—”‡ǡ …‘—‹–›‰ƒ”†‡•ǡ‰”‡‡Š‘—•‡•ǡ …‘‡” …‹ƒŽ ‰ƒ”†‡•ǡ’”‹˜ƒ–‡‰ƒ”†‡•ǡŽƒ”‰‡”ƒ‰”‹ …—Ž–—”ƒŽ‘’‡”ƒ–‹‘•ǡƒ†ƒ–—”ƒŽ•›•–‡•ǤȋͳʹȌ ͺǤ ”‘˜‹†‡ƒ …‘‡ …–‡†ƒ‰”‹ …—Ž–—”ƒŽƒ†‘’‡•’ƒ …‡‡–™‘”ƒ …‡••‹„Ž‡–‘–Š‡‡–‹”‡ ‘—‹–›–Šƒ–’”‘˜‹†‡•ƒ˜ƒ”‹‡–›‘ˆ‡š’‡”‹‡ …‡•ƒ†ˆ— …–‹‘ƒŽŠƒ„‹–ƒ–ˆ‘”’‡‘’Ž‡ǡ ’Žƒ–•ƒ†™‹Ž†Ž‹ˆ‡ǤȋͻȌ ͻǤ  …‘—”ƒ‰‡—”„ƒƒ‰”‹ …—Ž–—”‡ƒ†Ž‘ …ƒŽˆ‘‘†’”‘†— …–‹‘–‘‹’”‘˜‡ƒ˜ƒ‹Žƒ„‹Ž‹–›ƒ† ƒ …‡••‹„‹Ž‹–›‘ˆŠ‡ƒŽ–Š›ˆ‘‘†•ǡƒ†–‘’”‘˜‹†‡‘–Š‡”‡†— …ƒ–‹‘ƒŽǡ‡ …‘‘‹ …ǡƒ†•‘ …‹ƒŽ „‡‡ˆ‹–•„—‹Ž†‹‰‘ˆˆ–Š‡‡š‹•–‹‰œ‘‹‰ˆ”ƒ‡™‘”Ǥȋ͹Ȍ ͳͲǤ ‡˜‡Ž‘’’ƒ”–‡”•Š‹’™‹–Š‰”‘—’••— …Šƒ• ƒ”†‡•‘’”‹‰”‡‡ǡ‘—†”‡ …Š‘‘Ž ‹•–”‹ …–ǡ‘ƒŽ‹–‹‘ˆ‘” …–‹˜‹–›ƒ†—–”‹–‹‘–‘‡ˆ‡ƒ–„‡•‹–›ǡˆƒ”‡”•ƒ”‡–•ǡ ‘—‹–›—’’‘”–‡†‰”‹ …—Ž–—”‡’”‘‰”ƒ•ȋ•Ȍǡƒ†‘–Š‡”•ǡƒ•™‡ŽŽƒ• •—’’‘”–‹‰–Š‡†‡˜‡Ž‘’‡–‘ˆƒ’‘–‡–‹ƒŽ›‡ƒ”Ǧ”‘—† …‘—‹–›ƒ”‡–’Žƒ …‡ǤȋͷȌ –‹ŽŽ—•–”ƒ–‡ ǡ–”ƒ•‹–ǡ …‘ †ƒ‰”‹ …—Ž–— ’ƒ–Š™ƒ›‹• ‰ƒ–—”ƒŽŽ›ƒ ccesstoNa ‡ƒ”‹‘Šƒ• ‡” …‹ƒŽ†‡˜ ‹ …Ž—†‹‰•‡ Žƒ‹ …Ž—†‡• –‹‰‡ƒ•›ƒ ‹ˆˆ‡”‡–’”‘ ‡‘ˆ–Š‡ …‡– ‹–‡” …‘‡ ‡•Š‘™ƒŠ› —‹–› …‡ —”‡Ǥ ‹‰—”‡ •–‡ƒ†‘ˆƒ‰ƒ ƒ•™‡ŽŽƒ• ature ‘”‡‘ˆƒ‘ ˜‡Ž‘’‡–™ ‡‹‘”Š‘—•‹ ••‘ …‹ƒŽ‘†‡ ‡••ˆ‘”ƒŽŽ ‘‹‡––Š‡ –”ƒŽŠ—„ǤŠ –‡†ƒ–—”‡ ›„”‹†‘ˆ …‘ –‡”•ǡ• …Š‘‘ ‹ŽŽ—•–”ƒ–‡• ƒ–Š‡”‹‰‘ •‘”•ƒŽŽ ‘•ƒ‹ …ƒ’’”‘ ™‹–Š‘”‡’ ‰ǡ–‹›Š‘ ‡•™Š‡”‡ˆ‘ ‰‡‡”ƒ–‹‘• ‡•ǡƒ†‡ Š‹•• …‡ƒ”‹‘ –”ƒ‹Ž•Š‹‰ŠŽ —‹–›—•‡ ‘Ž•ǡ …‘‡” •Š‘™ …‘ †‡Ǥˆ‘‘†– Žˆƒ”•–ƒ† ‘ƒ …Š–‘‹–‡‰ ’”‘‰”ƒ‡ ‡•ǡƒ†ƒ ‘‘† …—Ž–‹˜ƒ–‹ •ƒ†ƒ„‹Ž‹–› •—”‡•–Šƒ– ƒ‡•ƒ–— Ž›ƒ …‡••‹„Ž‡ ‡• …ƒƒŽŽ„‡ ” …‹ƒŽ—•‡•ǡ–” —‹–›ˆ‘‘† –”ƒ‹Ž‹‰Š– †••‡ŽŽ‹‰ˆ”‡ MOUNTA ‰”ƒ–‹‰ƒ‰”‹ ‡†•‹‰Ž‡ˆƒ ƒ‰”‹ …—Ž–—”ƒ ‹‘ …ƒ„‡ƒ ›Ž‡˜‡Ž•ǤŠ‹ ƒŽŽŽƒ†—•‡ —”ƒŽƒ”‡ƒ•• ‡ˆ”‘ƒ›™ ‹–‡‰”ƒ–‡† ”ƒ‹Ž•ƒ†ƒ —Ž–‹˜ƒ–‹‘ ‘•‹•–‘ˆ ‡•Š’”‘†— …‡  AINVISTA ‹ …—Ž–—”‡™‹–Š ‹Ž› ƒŽ„ƒ•‡† ƒ‹–‡”ƒ …–‹˜ ‹•’Žƒˆ‡ƒ–— ‡•ƒ”‡ƒ …‡•• — …Šƒ•–Š‡ ™Š‡”‡‹–Š‡ ‹ …Ž—†‹‰ ƒ–—”ƒŽƒ”‡ƒ•ǡ  …‘—Ž†‘ …— ƒ–‹˜‡ˆ‘‘†• ‡Ǥ  15 Š ˜‡ —”‡• •‹„Ž‡ ‡™ ‡ ǡ ”‘ –‘„‡‹–‡ –Šƒ†•‘—– •’ƒ …‡ǡƒ† ƒ†ˆ‹Ž–”ƒ–‹ ˆ‹ …‡•ǡ•Š‘’•ǡ –”ƒŽŽ›Ž‘ …ƒ– ƒ†Ž‘ …ƒŽˆ‘ ‡ǡƒ†ƒˆƒ •ǡ …‘ …‡’–—ƒ •‡†ƒ„‘˜‡Ǥ ”‘—‰Š–Š‡ •‹˜‡Ž› …—Ž–‹ –Š†‡–‡–‹‘ †™‹Ž†Ž‹ˆ‡Šƒ ‹‘™Š‹Ž‡ ’ƒ”•ǡ• …Š‘ –‡†ǡƒŽŽ–”ƒ‹Ž• ‘‘†„—•‹‡• ”‡”ǯ•ƒ” MOUNTA ƒŽˆ”ƒ‡™‘” ‘—–ƒ‹‹• ‹˜ƒ–‡†‹–Š ƒ”‡ƒ•™‹–Š ƒ„‹–ƒ–‡•–Ž‡ ƒ‹–ƒ‹‹‰ƒ ‘‘Ž•ǡƒ†Ž‹‰ •ƒ†‘’‡• •‡•ǡ•— …Šƒ• ‡–Ǥ  AINVISTA ”’Žƒ•™‡” •–ƒ—„ƒ”‡ƒ ‡ˆŽ‘‘†’Žƒ‹ Šƒ”‹’ƒ”‹ƒ ‡†™‹–Š‹ˆƒ ƒ‰”‹ …—Ž–—”ƒŽ ‰Š–‹†—•–”‹ƒ •’ƒ …‡•’”‘˜ •‰”‡‡Š‘—•  13 ”‡ ƒ˜‹ƒ Ǥ ƒ”•Ǥ Ž ƒŽ ˜‹†‡ •‡•ǡ †‡†„›”‡•‹† ˆ‘‘† …‘””‹†‘ ‘’‡–Ǥ  …‡’–‹ŽŽ—•–” ‰”‹ …—Ž–—”‡ƒ — …–‹‘ …ƒ„ ‰ƒŽŽ‡›‰ƒ” ‡†‹ƒ‰ƒ”† Šƒ–ƒ”‡•’ƒ ‡––‡Š‡Ž’‡†– ƒ”‡ƒ–‘ …”‡ƒ ‡” …‹ƒŽ†‡ Žƒ‰”‹ …—Ž–—”ƒ ƒ†•„‘”†‡” ‰‡ƒ•›ƒ …‡• ‡”ƒŽƒ‰”‹ …— †‡–‹ƒŽ†‡˜‡ ‘”‹–‡”ƒŽŽ› ”ƒ–‡•Š‘™”‡ ƒ†ƒ–—”ƒŽ „‡‹ …‘”’‘”ƒ ”†‡•™Š‡”‡ †‡•™Š‡”‡ ‡‡ˆˆ‹ …‹‡–ǡƒ MOUNTA –‘†‡–‡”‹ ƒ–‡ƒ‘•ƒ‹ ‡˜‡Ž‘’‡– ƒŽ• …‡ƒ”‹‘‹ ”‹‰”‡•‹†‡ ••ˆ”‘”‡•‹ —Ž–—”ƒŽ• …‡ƒ ‡Ž‘’‡– …” ›ƒ†ƒ–—”ƒ ‡•‹†‡–‹ƒŽ† ƒ”‡ƒ•Ǥ ƒ–‡†‹ …‘ ‡Š‘—•‡Š‘Ž† ‡–Š‡•’ƒ …‡„ ƒ†‹ˆ”‘–  AINVISTA ‡Š‘™•‘‡ ‘ˆƒ–—”ƒŽ –Ǥ ‹ŽŽ—•–”ƒ–‹‰ –‹ƒŽ ‹†‡–‹ƒŽ–‘ ƒ”‹‘™‹–Š ”‡ƒ–‹‰‡ƒ•› ƒŽƒ”‡ƒ•‘—– ‡˜‡Ž‘’‡– —‹–› †• …ƒ‰”‘™ „‡–™‡‡–”ƒ –›ƒ”†•Ǥ  11 ‡‘ˆ › –•‹†‡ – …ƒ ™ˆ‘‘† ƒˆˆ‹ …  ’ƒ …– ‡•‹‰–‡ …Š‹“—‡•ȋ͸Ȍ x ‹˜‡”•‹–›‹†™‡ŽŽ‹‰•–›Ž‡•ǡ …‘Ž‘”•ǡ ƒ–‡”‹ƒŽ•ǡ„—‹Ž†‹‰ˆ‘‘–’”‹–•‹œ‡• ȋͶȌ x –‡‰”ƒ–‹‘‘ˆƒŠ‹‰Š‡”’‡” …‡–ƒ‰‡ ‘ˆ …‘—‹–›‰ƒ”†‡•Ȁ’Ž‘–•ǡ ”‘‘ˆ–‘’‰ƒ”†‡•ǡƒ†ƒ“—ƒ’‘‹ …•ȋ͵Ȍ x ƒ”‰‡”• …ƒŽ‡—”„ƒˆƒ”‹‰ ‘’‡”ƒ–‹‘•‹–‡”•’‡”•‡†™‹–Š ‹†—•–”‹ƒŽ—•‡•ȋ͵Ȍ CommunityScale x ƒŽ‹‰†‹•–ƒ …‡Ǧ …Ž‘•‡’”‘š‹‹–› –‘‰‘‘†•Ƭ•‡”˜‹ …‡•ǡ‡’Ž‘›‡–ǡ ƒ†”‡ …”‡ƒ–‹‘ȋͳͶȌ x ‘ …ƒ–‡•Š‘’’‹‰ƒ†‰”‘ …‡”›‡ƒ” Š‘‡•ȋͺȌ x –‡‰”ƒ–‹‘™‹–ŠŠ‡ƒŽ–Š› ‘—‹–‹‡•ƒ†ƒ …–‹˜‡Ž‹˜‹‰ȋͷȌ x ‘‘†–”ƒ‹ŽȋͶȌ x ƒ–—”ƒŽ–”ƒ‹ŽŽƒ†• …ƒ’‡†™‹–Šƒ–‹˜‡ ˆ”—‹–•ƒ†—–•ȋͶȌ x ”ƒ‹Ž–Š”‘—‰ŠƒŽ‹‡ƒ”ˆƒ”‹‰ƒ”‡ƒ ȋͶȌ  NeighborhoodScale x  …‘”’‘”ƒ–‹‘‘ˆƒŽ–‡”ƒ–‹˜‡ †‡˜‡Ž‘’‡–’ƒ––‡”•–Šƒ–„—‹Ž†‘ –Š‡Dz …‘’Ž‡–‡‡‹‰Š„‘”Š‘‘†dz‘†‡Ž ™‹–Šƒ—‹“—‡—”„ƒȀ”—”ƒŽ Šƒ”ƒ …–‡”ǤŠ‹• …‘—Ž†„‡•ƒŽŽ‡” Š‘—•‹‰ǡǯ•ǡ …‘—‹–›•’ƒ …‡ǡ ƒŽ–‡”ƒ–‹˜‡•–”‡‡–†‡•‹‰•Ȁ’ƒ––‡”•ǡ ’‘••‹„Ž›Žƒ”‰‡”„Ž‘ …•‹œ‡•ǡŽ‘‰‡” ™ƒŽ™ƒ›•’‹‡•ǡ‹ …”‡ƒ•‡†•‡–„ƒ …• ‹•‘‡ƒ”‡ƒ•ǡƒ†Ȁ‘”•ƒŽŽ‡” •‡–„ƒ …•Ǥȋͳ͹Ȍ x ƒ”‹‡†‡†‰‡’ƒ––‡”•ȂŽ‘–•’ƒ …‹‰ǡ ‘’‡•’ƒ …‡ˆ‘”ǡ„—‹Ž†‹‰•‡–„ƒ …•ǡ „—ˆˆ‡”’ƒ––‡”•ǡ–”ƒ‹ŽȀ™ƒŽ’ƒ––‡”• ȋͳͳȌ x ƒ‹–ƒ‹˜‹‡™•‘ˆƒ–—”‡ˆ”‘ Š‘‡•ƒ†„—•‹‡••‡•ȋͻȌ x ƒ’‹–ƒŽ‹œ‡‘‘’‡•’ƒ …‡ …‘””‹†‘”• ƒŽ‘‰–Š‡‘Ǥͺ‹– …Š–‘ …‘‡ …– ’ƒ”•ƒ†–”ƒ‹Ž•ȋͺȌ x ƒ–—”ƒŽ‹œ‡ƒ†—–‹Ž‹œ‡•–‘” †”ƒ‹ƒ‰‡ƒ•ƒ˜‹•—ƒŽƒ••‡–ȋͷȌ ‹Ž›Š‘‡•Ǥ ‘”‹ƒǡ’”‘˜‹ ‰Ž‡Ǧƒ†  9 ”ƒ–‡•  ƒ …”‡ †‡•ƒ —Ž–‹Ǧ •ǡƒ†ȋ •”‡’”‡•‡ † ’‡”‹ƒŽ   ‹ˆ—–—”‡ ‡‹‰Š„‘”Š‘‘ ‡ƒ„‡›‘†– ‡•ƒ”‡’”‘‹ ƒ”‡’‘ …‡–‡ ‘—‹–› –‡”‡„‡‹ ƒ”ƒ† ƒ ‘—–ƒ‹‹• ‘†• …ƒŽ‡ …ƒ• –Š‡„‘—†ƒ” ‹‡–ƒ†•‡ Ž‡‡–•‘ˆ ›—’’‘”–‡† –Žƒ–ƒǡ ƒ”†‡‹—‰ •–ƒ ‡ ”‹‡• ‡”˜‡ † ‰ƒ”  AINVISTA  5  †”‡Ǧͳ …Š ‡†‡˜‡Ž‘’‡† gLandUse Š‡—•‡”Ǧ—• ‘’‡”–›”‡ƒ ›—•‡†ƒ•ƒ‰ ‡–•ǤŠ‡ •‹‘ǡ”ƒ‹ŽŠ‡ raphy&Dr ˜‡”›Ž‹––Ž‡• †‹†‡ ‘‘’‡”Ž‘—‰ ™‹–ŠƒŠƒ– …Š asWells ƒ†‰ƒ•„—ˆˆ •†‡˜‡Ž‘’ –‹‘ˆ‘”†‡˜‡ VISTA itions ™‡”• …‘–”‘ ‡˜ȋ Ȍ™ Š‘‘Ž‹•–”‹ …– ‹–‘ƒ• …Š‘ es Š”‡™‡”›‘ ƒ‹•ˆƒ”Žƒ ‰”‹ …—Ž–—”‡Ǥ •‡‹ …Ž—†‡ ‡ƒ†—„†‹˜‹• rainage •Ž‘’‡™‹–Š‹ ƒ‹‡”ƒ‡Ǥ ‰Šƒ†–‘–Š ‹‡ƒ …Š‘ˆ– ˆ‡”•Š‘™‹ ‡–™‹–Š‹͵ ‡Ž‘’‡–™ ‘Ž–Š‡ƒŒ‘” ™‹–Šͻͺ͸ƒ …” –‘™••‡˜‡” ‘Ž …ƒ’—•ǡ ‘ …—’‹‡•–Š †Ǥ’’”‘š‹ ‡˜‡”ƒŽƒ”‡ƒ ƒ’Ž‡ ‹ŽŽ •‹‘ǡƒ† –Š‡•—„ƒ”‡ Š‡•‘—–Šƒ ‡‡ƒ•–•‹†‡‘ –Š‡ƒ’•ǡƒ„ ‡ƒ …Š‘ˆ–Š‡ ͵ͷͲǯ‘ˆƒ†” ™‹–Š‹–Š‡ͳͲ ”‹–›‘ˆ–Š‡•— ”‡•‘ˆŽƒ†‹ ”ƒŽƒ …”‡•‘ †‡’‡†‹‰ ‡‘”–Š‡ƒ•– ƒ–‡Ž›ͳǡͶͻ ƒ•Šƒ˜‡ƒŽ”‡ƒ —„†‹˜‹•‹‘ǡ ƒ–‡”‰Ž‡— ‡ƒǤŠ‡™‡•– †‡ƒ•–•‹†‡ ‘ˆ ǦʹͷǤ—” „‘˜‡Ǥ ‡ƒ’•‹•‹ŽŽ ‹ŽŽ‡†ƒ† …ƒ ͲͲͲǯ„—ˆˆ‡”Ǥ —„ƒ”‡ƒǡ–Š‡ –Š‡‘”–Š‡ –Š‡™‡•–•‹ ‘‡†— …ƒ–‹‘ –’‘”–‹‘‘ˆ ͻͲƒ …”‡•ǡ‘” ƒ†›„‡‡ …‘ –‘”›„”‘‘ —„†‹˜‹•‹‘Ǥ –•‹†‡†”ƒ‹ ‡•‘ˆ–Š‡•—„ ””‡–‘”’Žƒ Ž—•–”ƒ–‡†ƒ– ƒ’’‡†‘‹Ž‘”  Žƒ”‰‡•–‘ˆ™ ‡ƒ•–•‡ …–‹‘ ‹†‡‘ˆ–Š‡•— ‘ƒŽ‡‡†•‹ –Š‡•—„ƒ”‡ƒ ͶͺΨ‘ˆ–Š‡ ‘˜‡”–‡†–‘ —„†‹˜‹•‹‘ •‹–‘‹ …Šƒ „ƒ”‡ƒ†”ƒ‹ ‡††‡–‡– –͵ͷͲǯƒ†ͳ ‰ƒ•™‡ŽŽƒ ™Š‹ …Š‹• ‘ˆ–Š‡•—„ƒ —„ƒ”‡ƒ–Šƒ– –Š‡ƒ”‡ƒǤ ƒǡ–Š‘—‰Š •—„ƒ”‡ƒǡ‹• ”‡•‹†‡–‹ƒŽ ‘ǡƒ–‡”ˆ‹‡ ƒ”†ǯ•ƒ‡ǡ •‘—–Š‹–‘ –‹‘ƒ”‡ƒ•ƒ ͲͲͲǯǤŠ‡ †”‡“—‹”‡•  ƒ”‡ƒǤ — …Š  ‡Ž† ‘‰ –Š‡ ƒ”‡ ‘†‡ –‹• ‹’‘”–ƒ––Šƒ–ƒ›‡™†‡•‹‰‹†‡ƒ•„ƒŽƒ …‡”‡•‹†‡–‹ƒŽǡ‡’Ž‘›‡–ǡ …‘‡” …‹ƒŽǡ …‹˜‹ …ǡ ƒ†‘’‡Žƒ†•—•‡•ǡ‹ …Ž—†‹‰”‡ …”‡ƒ–‹‘ˆƒ …‹Ž‹–‹‡•ǡ’ƒ”•ǡ–”ƒ‹Ž•ǡƒ†ƒ–—”ƒŽƒ”‡ƒ•ǡ‹ ‘Œ— …–‹‘™‹–Š–Š‡ …—””‡–‰‘ƒŽ•ƒ†˜‹•‹‘•‡–ˆ‘”–Š‡•—„ƒ”‡ƒǡ™Š‹ …Š•–ƒ–‡•ǣ Dz‘—–ƒ‹‹•–ƒ‹•‹–‡†‡†–‘„‡ƒ‹–‡‰”ƒŽ’ƒ”–‘ˆ ‘”–‘ŽŽ‹•ǡˆ— …–‹‘‹‰ƒ•ƒ ‡š–‡•‹‘‘ˆ–Š‡‰”‡ƒ–‡” …‘—‹–›ǤŠ‹••—„ƒ”‡ƒ™‹ŽŽ„‡‘™ˆ‘”‹–•‹’”‡••‹˜‡˜‹‡™•‘ˆ –Š‡‘—–ƒ‹•ƒ†”‡ …‘‰‹œ‡†ˆ‘”‹–••— …‡••ˆ—Žƒ†‹‘˜ƒ–‹˜‡ …‘—‹–›†‡•‹‰ǤŠ‹• •—„ƒ”‡ƒ™‹ŽŽ„‡†‹•–‹ …–ƒ†ƒ––”ƒ …–‹˜‡™‹–Šƒ …‘ˆ‘”–ƒ„Ž‡ǡ–‘™ǦŽ‹‡ƒ–‘•’Š‡”‡–Šƒ– ”‡•‹†‡–•ƒ†„—•‹‡••‡•‹†‡–‹ˆ›™‹–Šƒ†–ƒ‡’”‹†‡‹Ǥ‡‹‰Š„‘”Š‘‘†•ǡ‹†—•–”‹ƒŽ—•‡•ǡ ‘’‡•’ƒ …‡ǡƒ–—”ƒŽƒ”‡ƒ•ǡƒ‰”‹ …—Ž–—”‡ǡ’ƒ”•ǡ• …Š‘‘Ž•ǡƒ•Š‘’’‹‰†‹•–”‹ …–ƒ†„—•‹‡•• ‡–‡”•™‹–Š‹–Š‹••—„ƒ”‡ƒ™‹ŽŽ„‡ …‘‡ …–‡†ƒ†•‡”˜‡†„›—Ž–‹Ǧ‘†ƒŽ …‘‡ …–‹‘• ‹ …Ž—†‹‰˜‡Š‹ …Ž‡ǡ–”ƒ•‹–ǡ„‹ …› …Ž‡ǡƒ†’‡†‡•–”‹ƒ‘†‡•Ǥ‡› …‘’‘‡–•‘ˆ–Š‡ƒ”‡ƒ™‹ŽŽ „‡–Š‡‹–‡‰”ƒ–‹‘‘ˆ‡™Š‘—•‹‰–›’‡•ǡƒ‰”‹ …—Ž–—”‡ƒ†‘’‡•’ƒ …‡•‹–‘ˆ—–—”‡ †‡˜‡Ž‘’‡–Ǥdz CityPlan,2011 ‹–›Žƒǡ–Š‡‘’”‡Š‡•‹˜‡Žƒˆ‘” ‘”–‘ŽŽ‹•ǡ™ƒ•Žƒ•–—’†ƒ–‡†‹ʹͲͳͳƒ†‹ …Ž—†‡• •‡˜‡”ƒŽ”‡Ž‡˜ƒ–‰‘ƒŽ•ˆ‘”–Š‡•—„ƒ”‡ƒǡ‹ …Ž—†‹‰ƒ‹–ƒ‹‹‰ƒ”—”ƒŽƒ†ƒ‰”‹ …—Ž–—”ƒŽ‡†‰‡ –‘–Š‡ …‘—‹–›ƒ†•—’’‘”–‹‰Ž‘ …ƒŽƒ†”‡‰‹‘ƒŽˆ‘‘†’”‘†— …–‹‘ǡ™Š‹Ž‡’”‘–‡ …–‹‰ ”‹’ƒ”‹ƒƒ”‡ƒ•ƒ†‘’‡•’ƒ …‡–‘•—•–ƒ‹™ƒ–‡”•Š‡†•ǡ™‹Ž†Ž‹ˆ‡Šƒ„‹–ƒ–ǡƒ†ƒ–—”ƒŽƒ”‡ƒ•Ǥ UrbanAgriculture,2013 ‹ …‡ʹͲͳ͵ǡ–Š‡‹–›Šƒ•ƒ†‘’–‡†ƒ—„‡”‘ˆ”‡‰—Žƒ–‹‘•”‡Žƒ–‡†–‘—”„ƒƒ‰”‹ …—Ž–—”‡‹ƒ ‡ˆˆ‘”––‘‹’Ž‡‡–ˆ‘—”‹–›Žƒ‰‘ƒŽ•”‡Žƒ–‡†–‘Ž‘ …ƒŽˆ‘‘†’”‘†— …–‹‘ǤŠ‡‹–›ǯ•ƒ† •‡‘†‡‘™ƒŽŽ‘™•—”„ƒƒ‰”‹ …—Ž–—”‡‹ƒŽŽœ‘‡†‹•–”‹ …–•ƒ†ˆƒ”‡”•ƒ”‡–•‹‘”‡ œ‘‡†‹•–”‹ …–•–Šƒ„‡ˆ‘”‡ǤŠ‡‹–›‘†‡ǯ•ƒ‹ƒŽŠ—•„ƒ†”›’‘Ž‹ …‹‡•ƒ”‡ƒŽ•‘‘”‡ ’‡”‹••‹„Ž‡ǡ‹ …Ž—†‹‰„ƒ•‹‰–Š‡—„‡”‘ˆ …Š‹ …‡•’‡”’”‘’‡”–›‘–Š‡Ž‘–•‹œ‡ǡƒŽŽ‘™‹‰ †— …•ƒ†‰‘ƒ–•ǡƒ†—’†ƒ–‡†„‡‡‡‡’‹‰’”ƒ …–‹ …‡•Ǥ NatureintheCityStrategicPlan,2015 †‘’–‡†‹ƒ” …ŠʹͲͳͷǡ–Š‡ƒ–—”‡‹–Š‡‹–›’”‘‰”ƒ‡˜‹•‹‘•̶ƒ …‘‡ …–‡†‘’‡•’ƒ …‡ ‡–™‘”ƒ …‡••‹„Ž‡–‘–Š‡‡–‹”‡ …‘—‹–›–Šƒ–’”‘˜‹†‡•ƒ˜ƒ”‹‡–›‘ˆ‡š’‡”‹‡ …‡•ƒ† ˆ— …–‹‘ƒŽŠƒ„‹–ƒ–ˆ‘”’‡‘’Ž‡ǡ’Žƒ–•ǡƒ†™‹Ž†Ž‹ˆ‡Ǥ̶Š‡’Žƒ•‡‡•–‘‡•—”‡‡˜‡”›”‡•‹†‡– ‹•™‹–Š‹ƒͳͲǦ‹—–‡™ƒŽ–‘ƒ–—”‡ˆ”‘–Š‡‹”Š‘‡‘”™‘”’Žƒ …‡Ǥ –‡”•–ƒ–‡ʹͷ–‘–Š‡ ‡ƒ•–ǡ‹‡”‹˜‡–‘–Š‡•‘—–Šǡƒ†—”„‡””›‘ƒ†ƒ†‡ƒ›˜‡—‡–‘–Š‡™‡•–Ǥ ‹•–‘”‹ …ƒŽŽ›ƒ‰”‹ …—Ž–—”ƒŽ‹—•‡ǡ— …Š‘ˆ–Š‡•—„ƒ”‡ƒ”‡ƒ‹•—†‡˜‡Ž‘’‡†ǡ™‹–Š–Š‡ ‡š …‡’–‹‘‘ˆˆ‹˜‡”‡•‹†‡–‹ƒŽ‡‹‰Š„‘”Š‘‘†•ƒ†–Š‡Š‡—•‡”Ǧ—• …Š ‡˜ȋ Ȍ„”‡™‡”›Ǥ ‘˜‡„‡”ʹͲͳͷǡ–Š‡‹–› …‘†— …–‡†ƒʹǦ†ƒ›™‘”•Š‘’™‹–Š‹–›•–ƒˆˆƒ†–™‘’—„Ž‹ … ‡‡–‹‰•–‘‡š’Ž‘”‡ƒŽ–‡”ƒ–‹˜‡†‡˜‡Ž‘’‡–• …‡ƒ”‹‘•ˆ‘”–Š‹•ƒ”‡ƒǡ …‘•‹†‡”‹‰‡š‹•–‹‰ ‹–›’Žƒ•ǡƒŽŽ‘™ƒ„Ž‡†‡˜‡Ž‘’‡–—†‡”–Š‡ …—””‡–œ‘‹‰ …‘†‡ǡ …ƒ•‡•–—†‹‡•ˆ”‘‘–Š‡” ‘—‹–‹‡•ǡƒ†‹–‡”˜‹‡™•™‹–Šƒ”‡ƒ•–ƒ‡Š‘Ž†‡”•ǤŠ‹•†‘ …—‡–•—ƒ”‹œ‡•”‡Žƒ–‡† ’Žƒ•ǡƒŽŽ‘™ƒ„Ž‡†‡˜‡Ž‘’‡–—†‡”–Š‡ …—””‡–œ‘‹‰ …‘†‡ǡ …ƒ•‡•–—†‹‡•ˆ”‘‘–Š‡” ‘—‹–‹‡•ǡƒ†‹–‡”˜‹‡™•™‹–Šƒ”‡ƒ•–ƒ‡Š‘Ž†‡”•ǤŠ‡’—”’‘•‡‘ˆ–Š‡•–—†›™ƒ•–‘ǣ x ’’Ž›ƒ–—”‡‹–Š‡‹–›‰‘ƒŽ•ǡ”„ƒ‰”‹ …—Ž–—”‡”‡‰—Žƒ–‹‘•ǡƒ†–Š‡ ‘—•‹‰ ˆˆ‘”†ƒ„‹Ž‹–›‘Ž‹ …›–—†›–Šƒ–Šƒ˜‡‘ …—””‡†•‹ …‡–Š‡‘—–ƒ‹‹•–ƒ—„ƒ”‡ƒŽƒ ™ƒ•ƒ†‘’–‡†Ǥ x †‡–‹ˆ›’ƒ”–‡”•Š‹’‘’’‘”–—‹–‹‡•ƒ‘‰’”‘’‡”–›‘™‡”•ƒ†–Š‡‹–›–‘’”‘˜‹†‡ ‡‡†‡†–”ƒ•’‘”–ƒ–‹‘ǡ•–‘”†”ƒ‹ƒ‰‡ǡƒ†‘–Š‡”’—„Ž‹ …‹ˆ”ƒ•–”— …–—”‡ ‹’”‘˜‡‡–•Ǥ x ‘•‹†‡”‹‘˜ƒ–‹˜‡ …‘—‹–›†‡•‹‰’”‹ …‹’Ž‡•–Šƒ–”‡’”‡•‡–„‡•–’”ƒ …–‹ …‡•‹ Š‘—•‹‰†‡•‹‰ǡ‡‹‰Š„‘”Š‘‘†Ž‹˜ƒ„‹Ž‹–›ǡƒ†–Š‡‹–‡‰”ƒ–‹‘‘ˆƒ‰”‹ …—Ž–—”‡ƒ† ƒ–—”ƒŽ•›•–‡•Ǥ x •—”‡–Š‡ƒŽ‹‰‡–‘ˆƒ›‡™ƒ‰”‹ …—Ž–—”ƒŽ‘”Š‘”–‹ …—Ž–—”ƒŽ†‡•‹‰ƒ† †‡˜‡Ž‘’‡–‹‹–‹ƒ–‹˜‡•™‹–Šœ‘‹‰”‡‰—Žƒ–‹‘ƒ†•–ƒ›™‹–Š‹–Š‡†‡ˆ‹‹–‹‘‘ˆ ”„ƒ‰”‹ …—Ž–—”‡Ǥ