HomeMy Public PortalAboutORD13852 BILL NO. 2004-146 _
SPONSORED BY COUNCILMAN BROWN _
ORDINANCE NO. / >
AN ORDINANCE OF THE CITY OF JEFFERSON, MISSOURI, CHANGING, AMENDING,
AND MODIFYING THE ZONING MAP OF THE ZONING CODE OF THE CITY OF
JEFFERSON, BY REZONING FROM RA-2 MULTIPLE FAMILY RESIDENTIAL TO C-O
OFFICE COMMERCIAL, FOR PROPERTY ADDRESSED AS 525 ELLIS BOULEVARD,
LOCATED IN SECTION 24,TOWNSHIP 44 NORTH, RANGE 12 WEST,JEFFERSON CITY,
COLE COUNTY, MISSOURI AND ENDORSING AN AMENDMENT ON THE
DEVELOPMENT PLAN MAP OF THE COMPREHENSIVE PLAN TO REFLECT SUCH
CHANGE.
WHEREAS, It appears that the procedures set forth in the zoning code relating to zoning
have in all matters been complied with.
WHEREAS, The zoning ordinance requires consistency between the comprehensive plan
and the zoning map and the proposed zoning change would necessitate a
change to the Comprehensive Plan Development Plan Map.
NOW, THEREFORE, BE IT ENACTED BY THE COUNCIL OF THE CITY OF JEFFERSON,
MISSOURI, AS FOLLOWS:
• Section 1 . The following described real estate is rezoned from RA-2 Multiple Family
Residential to C-O Office Commercial:
Part of the North half of the Northeast Quarter of Section 24, Township 44 North,
Range 12 West, in the City of Jefferson, County of Cole, Missouri; being more
particularly described as follows: From the Northeast corner of the Northwest Quarter
of the Northeast Quarter of said Section 24, thence S86 014'14"W along the Section
Line, 351.78 feet;thence leaving the Section Line on a bearing of S03 033'25"E, 528.45
feet to the POINT OF BEGINNING for this description; thence S86 026'35"W, 70.00
feet; thence N38059'38"W, 48.43 feet; thence S58 054'23"W, 130.00 feet• thence
S83°54'23"W, 47.76 feet; thence S09037'17"W, 67.00 feet; thence S01 �34'56E,
158.13 feet; thence S08 009'05"E, 40.00 feet; thence S15 056'29"E, 29.03 feet; thence
S03-50'37"E, 166.65 feet; thence S08050'55"W, 31.41 feet to the Northerly Line of
Ellis Boulevard; thence Easterly along the Northerly Line of said Ellis Boulevard the
following courses: S62°09'05"E, 50.00 feet; S70 036'35"E, 100.00 feet; S72 036'05"E,
100.00 feet; thence S75033'35"E, 52.70 feet; thence leaving the Northerly Line of said
Ellis Boulevard on a bearing of NO3 033'25"W, 443.63 feet; thence N75 020'46"E,
280.34 feet thence S88054'04"E, 53.98 feet, thence N05012'24"W, 135.48 feet;
thence S86 26'35"W, 325.00 feet to the POINT OF BEGINNING. Containing in all,
4.81 acres.
Section 2. An amendment to the Comprehensive Plan Development Plan Map is
hereby endorsed to reflect the changes for the area described in Section 1 from High Density
Residential to Commercial land use.
•
Bill 2004-146 -
® Section 3. This ordinance shall be in full force and effect from and after its passage
and approval.
Passed: �i'� - ��1-� Approved
Pres01 - Officer jror
EST: A ROV D VODR M:
City C erk Cit ounselor
•
Bill 2004-146 -2-
® PUBLIC HEARING NOTICE
Rezoning and Associated Comprehensive Plan Map Amendment
525 Ellis Boulevard
The City Council of the City of Jefferson, Missouri, will hold public a hearing on Monday, March 21,
2005 at 6:00 p.m. in the Council Chamber of the John G. Christy Municipal Building, 3.20 East
McCarty Street, to consider rezoning 525 Ellis Boulevard from RA-2 Multiple Family Residential
to C-O Office Commercial and an associated amendment to the Development Plan Map of the
City's Comprehensive Plan.
Section 1. Property Description: Part of the North half of the Northeast Quarter of Section
24, Township 44 North, Range 12 West, in the City of Jefferson, County of Cole, Missouri; being
more particularly described as follows: From the Northeast corner of the Northwest Quarter of the
Northeast Quarter of said Section 24, thence S86 014'14"W along the Section Line, 351.78 feet;
thence leaving the Section Line on a bearing of S03033'25"E, 528.45 feet to the POINT OF
BEGINNING forthis description;thence S86 026'35"W,70.00 feet;thence N38°59'38"W,48.43 feet;
thence S58054'23"W, 130.00 feet; thence S83054'23"W, 47.76 feet; thence S09°37'1 7"W, 67.00
feet; thence S01 034'56E, 158.13 feet; thence S08'09'05"E,40.00 feet; thence S1 5°56'29"E,29.03
feet;thence S03050'37"E, 166.65 feet;thence S08 050'55"W,31.41 feet to the Northerly Line of Ellis
Boulevard; thence Easterly along the Northerly Line of said Ellis Boulevard the following courses:
S62 009'05"E,50.00 feet;S70036'35"E, 100.00 feet; S72 036'05"E, 100.00 feet;thence S75*33'35"E,
52.70 feet;thence leaving the Northerly Line of said Ellis Boulevard on a bearing of NO3 033'25"W,
443.63 feet; thence N75020'46"E, 280.34 feet; thence S88 054'04"E, 53.98 feet, thence
N05012'24"W, 135.48 feet; thence S86 026'35"W, 325.00 feet to the POINT OF BEGINNING.
• Containing in all, 4.81 acres.
Section 2. Rezoning application.The property is proposed to be rezoned from RA-2 Multiple
Family Residential to C-O Office Commercial.
Section 3. Associated Comprehensive Plan Map Amendment. Designation of the property
is proposed to be revised from "High Density Residential" to "Commercial" on the Development
Plan Map.
Phyllis Powell, City Clerk
City of Jefferson, Missouri
P.T. - Friday, March 4, 2005
Department of Community Development/Planning Division
320 East McCarty Street, Room 120
Jefferson City, Missouri 65101
Contact: Anne Stratman or Janice McMillan
Phone (573) 634-6475 Fax (573) 634-6457
•
City of Jefferson 525 Ellis Boulevard Firle
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Comprehensive Plan Amendment
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Department of Community Development
Patrick E. Sullivan, P.E., Director VICINITY
320 East McCarty Street
Jefferson City, Missouri 65101
Phone (573) 634-6410
Fax (573) 634-6457
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LOCATION
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APPLICATION 170k AMENDMENTS TO THE COMPREHENSIVE PLAN
--_ _.�.�—.,_�_ -..�___,. •-----_,__.__.______..� pair r2r.ccwnd
Cily of Jefferson - Planning Division
Departmenl of Community Development
320 East McCarty Street
Jefferson City, Missouri 65101
Phone (573) 634-6410 Fax (573) 634-6457
The undersigned hereby pelilions the Planning and Zoning Commission and City Council of the City of Jefferson,
Missouri, for Me following amendment(s) to the City's Comprehensive; Plan or Development Plan Land Use Map.
O Text Amendment `i Map Amendment
Applications for Map amendments shall include a location map and level of delail required for site plan review as
outlined in Exhibit 35-71.
All applications shall attach a narrative which addresses the following criteria, aS Outlined in Section 35-74.A.4,
Jefferson City Zoning Code,
a. Whether there was error in the original Comprehensive Plan adoption in that the Planning and Zoning
Commission failed to take into account then existing facts, projections or trends that were reasonably
foreseeable to exist in the future.
b. Whether events subsequent to the Comprehensive Plan adoption have invalidated the Commission's
original premises and findings made upon plan adoption.
C. Whether the change is consistent with the goals, objectives and policies of the Plan.
d. Whether events subsequent to the Comprehensive Plan adoption have changed the character and/or
condition of the area so as to make the application acceptable.
e Whether the change is needed to improve consistency between the Comprehensive Plan and olher
adopted plans.
f. Whether public and community facilities,such as utilities,sanitary and storm sewers,water,police and
fire protection, schools, parks and recreational facilities, roads, libraries, solid waste collection and
• disposal, and others are adequate to serve development for the type and scope suggested by the
proposed zone. If utilities are not available, whether they can be extended reasonably.
g. Whether there is an adequate supply of land available in the subject area and the surrounding
community to accommodate the zoning and community needs.
h. Whether there will benefits derived by the community or area by the proposed change.
Amendment Requesied by: Property Owner OStaff OPlanning and Zoning Commission
George llar.tsf i.el_d -7
Name (typed or pnnle(j) Sicgna ure
Applicant Information:
Property Owner Name Jefferson Cl.ty /area Young Nclis Cluj i.sti.,..in
Address -525 l?.l.li.s Boulevard
Jefferson City, 1.10 651(11
Phone Numbers) 573/761-9000 (Centrril ) W31761-0012
Other Applicant Information-
Name:
Address:
Phone Number
For City Use Oniy: Application Fiiing Fee 5200
Application Filing Fee Received:
Casn (indicate receipt ) Check (cosy; indicate check # )
�chments:
_Narrative Mai _ApplicanUProject Information Sheet
pa=e I of t May 6.2002
Jefferson Cite, Area Yomig Mell'sChrisliall Association - Firlel,'Tenter
COMPREHY.NSWF, PLAN ANIFINDMI"NTS
T,,�gqpt fi-cam Section 35-74 Legislative-App!-oval - Development Pumils
Ordinance No. 133Ci1
11. Whether there w-as el-l-or in the original Compl-Chellsive flan adoption in
that the Planning and Zoning Commission failed to tak-C into account then
existing facts, projections or it-ClIds that were reasonably foreseeable to
exist in the rutul-C.
The original Comprehensive Plan was not in error in its
delerminjitioll of high-density residential as the suitable land
use for this area.
b. WhCtllCT events SL1bSC(jLlCrlt to the Comprehensive Plan adoption have
invalidated the Commission's original premises and findings made upon
plan adoption.
The presence of the existing community service facility on the
subject property over ,in extended period of time has rendered
the Plan's original premises invalid for this land use.
C. Whether the change is consistent with the goals, objectives and policies of
the Plan.
The Propose(] Change is Consistent with the Plan land use and
has now been in place since January 1989 on the subject
property.
d. Whether events SUbSU111011t to the Comprehensive 111,111 adoption have
changed the character and/or condition of'the area so as to make the
application acceptable.
The Proposed Change is consistent with the current land use
which has been in place since January, 1989 on the subject
property.
C. "Illether the challoe is needed to improve Consistency between the
Comprehensive Plan and other adopted plans
The Change is needed to improve Consistency, and allows the
current land use to act as a comfortable transition between
varying adjacent zonings.
i' Whether public and community iilcilitics, such as utilities, sanitary and
storm sewels, eater, police and fire proteclion, schools, parks and
recreationa! incilities, roads, libraries, solid waste collection and disposal,
and others are adequate to serve (level opment fir the type and scope
SL1,11 vested by the proposed zone, if utilities are not available, whether they
can be extended reasonably.
The existing facility is c.urrerltly served with these amenities.
z. Whether there is an adequate: supply of land available ill the sub,jcct area
and the surrounding conurlunity to accommodate the zoning and
community needs.
The supply of land on file subject property provides an
adequate available land area to acco Ill lllodate the proposed
rolling and land Ilse.
h. Whether there will be benefits derived by the community or area by the
proposed zone.
Being a community center, the henefit will be in the operations
of the center within authorized uses when proposing
improvements rather operating under the purview of a
Conditional i.Isc Permit. The City has continuously (Ice-iv I.
I a
benefit from one the strongest YMCA's in out-state Missouri.
Program delivery includes children, adults and senior use. The
is ability to pay membership fees never prohibits a user's
participation.
•
APPLICATION FOR ZONING OR'DINIANCE AMENDMENTS
t f.
Thc� Undt?rsigned lvrc,.I)y Potltlolis thr,-
Missour;, for the fo1j0I,1viT-)q
'7(.)(jjj
7 ,honing Text Am,,!�ndrn'-!nl Or coll I,")/: "'A.")")hcant folm'.-Ition
Article Cinci &;,!cticm
Dcscriptton of prnpm,_t!d
L7, Zonillp kfiap AnIerldmc.�nt of RC�;fl
The Undersigned h,_mby th(!y inre th(: ov.,r1,.,r:, lolloviinc: drl!Scfit),,-�d r( al est;flu (legal description
must be printed below or attached as an exhibit):
Pro pr-!rIyAdcJrcss,:
Legal/Pmpei-ty Description:_____
Who metition tc) III'? iIhcrjr, rc,nfl ff"ofn stiltu,E, of
to Th,_, of thi,; rr.,7onmo re-cur,s! to
di.,�trict
For
ALL 0WI,,.1-E_-RS OF REAL PROPERTY PROPOSEED TO BE REZONED MUST SIGN THE: APPLICATION, AND ALL SIGNATURE
MUST BE NOTARIZED. IF ADDITIONAL SIGNATUPES ARE NEED—ED, PLEPSE ATTACH. SEPARATE SHEETS.
-A _�'4)zm-F,-Ne'll,cz- -Ch 11.1,4-.1 on
f 171 Z '4)1,1
Properfv Owner 4r�'l Narno (f)-,pe orprint) I-S i c I I a t t I r-e
Properly Owner Ir'2 lVime Oyi.)C or orint) of)5?r,Y C)"viler,wm'-,atljre
Subscribed and sworn bciorc me this mv of in the year 7()1)[j
C.f :
1VOiXI, 0 C.,nnce C.--ardwell
Address of PrC)D-srty 0 v,,r i e:-1'-1 a I j! Ll I..
r.
----_----------
Address of Prop-erty 0vttr7er:'21 "Cl',
Phone NUmbens) .4,
Appli-.:-Dnt Inixi-nation i if fron"
Name:
----------
Phone
For City Use Dn/.v: Application Filing Fee S )00
Payment Received:
Cash (Indficale Receipt (Copy; indicate ohz.,ck
ttachm-�!nts:
Aaditional sheets or inforrnation Sne•�,t Location Map
Pace 1 of I Mm5,6,2002
Jefferson Otv Area Youill" Men's ('bristian Association - Firley Center
525 Ellis Blvd.
ZONING MAP - Section 35-7413
a. The existing zoning was in error at the time of adoption.
The existing zoning; of the subject property is RA-2. The facility
located on the subject property is .1 nun-conforming land use and has
thus operated under ("oll(Jitioll.11 Use Permits Ns'llell slaking,
application to tile City to perform improvements.
There has been a change in character in the area due to installation of public
f1acilitics, other zone changes, new growth trends, neighborhood deterioration, or
development transitions.
There has been 110 recent change ill the areas intended land Ilse,
however, this particular facility has been ill place and operational
since January of 1989.
C. There is a community need for the proposed rezoning.
The proposed rezoning improves the operational functioning and
maintenance of ,I Ileavily used community service provider.
• d. The proposed change is consistent with, and in furtherance of, the implementation
of the goals and policies of the Comprehensive Plan, other adopted plans, and the
policies, intents and requirements of this Ordinance and other City regulations and
guidelines.
The proposed change is not consistent with the land uses shown in the
City's Comprehensive PhIll Which specifically denotes a high-density
L",
residential use for the :;object property. The original "Racquet Club"
MIS an accessory Ilse.
e. The proposed zoning is compatible with the zoning and uses Of property nearby.
The Proposed zoning is consistent with the current Zoning and land
use of surrounding properties, and is at least a subtle transition and
has been in place for many years.
r. I'Liblic ilild C0111111LInity facilities, which MaN' include, but are not limited to,
sanitary and storm sewers, water, clectrical set-vice, police and fire protection,
schools, parks and recreation facilities, roads, libraries. and solid waste collection
and disposal, are available and aftClUatC 10 Serve USCS aL1tl101_iZCd under the
proposed zoning
The existing, facility is currently served With 010e, 1111c,Ili t-A es.
f:, A tral is hillmet analysis has bCCll prc)violyd to indto'atc the polcnt 111 number of
new trips generated and provisions are provided to tnitittate itnl),rctti ()f hitch
trailic-generatitit" projects.
No additional trig) generation is anticipated as a result of this
proposed rezoning. The existing facility has operated vvitho►ut
problem since January of 1989.
It, Authorized uses shall not adversely allot tilt• capacity or safety of the street
network in the vicinity of the properly,
The authorized uses shall not cause any adverse affect on file existing
street sysicru.
i. Potential environmental impacts (e.g., excessive storm water runoff, water
pollution, air pollution, noise pollution, excessive lighting, or other environmental
harms) of authorized uses shall be rniti�glated.
No additional impacts will he introduced as a result of the proposed
rezoning.
j. There is an adeduatc supply of land ;rvailablC in the subject area and the
surrounding community to acconunodate the zoning and community needs.
An adequate supply of land does exist within the subject property to
support the proposed rezoning;.
® k. Benefits shall be derived by the community or area proposed to be rezoned.
Being, a community center, the benefit will be in the operations
of the center within authorized uses when proposing
improvements rather operating under the purview of a
Conditional Ilse Permit. The Cite has continuously derived a
benefit from one the strongest YAK'A's in out-state. Missouri.
Program delivery includes children, adults and senior use. The
ability to pay membership fees never prohibits a user's
participation.
Ex 11113 IT "A"
JEF171?RSON CITY AREA YO11NGO M1?NS
('111RIS'1'1AN ASSM']ATION
525 I?Ilis 13onlevard
]'art of the North half of the Northeast Quarter of Section 24, 'Township 44 North, Rank
12 West, in the City of'JefTerson, County of Cole, MISSOItri; heinc; more particularly
described as follows:
From the Northeast corner of the Northwest Quarter of the Northeast Quarter of said
Section 24, thence S86'14' 14"W along; the Section Linc, 351.78 feet; thence leaving the
Section Line on a bearing of'S03"33'25"I":, 528.45 feet to the POINT OF B GINNING
for this description, thence S86°26'35"fit', 70,00 feet, thence N38°59'.38"W, 48.43 feet;
thence S58°54'23"W, 130.00 feet; thence S83"54'23"W, 47.76 feet; thence
S09°37'I TV, 67.00 feet; thence SO]'34'56"E, 158.13 feet; thence S08"09'05"E, 40,00
feet; thence S 15"56'29"E, 29.03 feet; thence S03"50'37"L., 166.65 fleet; thence
S08050'.5.5"W, 31 .41 feet to the Northerly Line of Ellis Boulevard; thence Easterly along;
the Northerly Line of said Ellis Boulevard the following courses: S62"09'05"E, 50.00
feet; S7096'35"E, 100.00 feet; S72°36'051:, 100.00 feet; thence S7593'35"E, 52.70
feet; thence leaving the Northerly Line of said Ellis 10ulevard on a bearing of
NO3 033'25"\Al, 443.63 feet; thence N75°20'46"E, 280,34 feet; thence S88"54'04"E1
53.98 feet; thence N05°1 224"W, 135.48 feet; thence S86"26'35"W, 325.00 sect to the
POINT OF BEGINNING.
Containing in all, 4.81 acres.
•
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JefferSpll City Plslnnillg and Zoning Com mission
Property Owliers List
Case No. 1105006 525 Fllis 13rndcvard February 10, 2005
American I.ci!ion Auxiliary I ept of N-l() Larry & Nadine h1dlvi 2
6OO 1?llis houlevard 1000 Cimarron Drive
Jefferson City, NU) 05 I tll Jefferson City. N-IO 65 101
000 Ellis Houlcvalyd 1Q2.1 TMMLr 13ridtIC Road
Stanley &C .1"Initle Blythe
235 N Dellwood
St Louis, IMO 631?5
604 Illis Boulevord
13roaclnloor Country Club Apls of'Jcffcrsotl
City
c/o First American '1'ax\lal Comm, Retax
110 Box 560807
Dallas, 'f1 75356
505 L Ilis Boulevard
Colllllllnlily Christian ('htn'Ch ol`.ICITrrson
City
409 Ellis Boulevard
Jefferson City, MO 65101
409 Ellis Boulevard
ClctuS DLlbbCl'I
18 16 'fanner Bridec. Rond
Jefferson City, N/IC) 65101
1 S 16'fanner Bridge Road
Brencla hrankcn
602 Ellis Boulevard
.lcfferson City, NitO 65 10 1
602 Ellis Boulevard
Nelda Herilmn
1925 Tanner Bridge Road
.Icffcrson City, NIO 051111
1935 'fanner Rridgc Road
,Icf-ferson L.odue f'-'41 A1: IAN1
603 L:llis Boulcvnrd
Jefferson City. `IO 651 M
603 Ellis Boulevard
Leslie Properlics
PO Box 104914
Jef7crsorl City, NK.) 051 10
510 EMS BoulcWu'd
512 L;Ilis Boulevard
520 I-Illis Boulevard
11I,ANNING STAFF RI?PORT
JEFFERSON N CITY PLANNING AND ZONING C( MMISSIC)N
February 10, 2(1(15
Case No. 1'(15,11(16—515 1:Ilia (;oulcv and-•Comprehensive 111a Ain end ment and Rezonin,,Applications
filed by ,leffcrson City Arca Yount, Merls Cl)rislian Association, George. Ifarlsfield, I:xeculive Dircetor, fbi,
t'czoning sand a('otllprchc11siyc flan amcn(Inlcnt '1111* Ctin!!4,S1 acres k c(I at 525 I;Ilis Boulevard, Section
24, Township 44, Range 12, Cole Counly, Missouri. The purpose olthc applicali(>ns is to make tk existing
filcility a Coll Forming use (('cnlral Missouri PI'Ofl•SSloll;ll SCIVICCS, ('t,nsull,rnl).
A. Amendment 10 the C omprchensive I'lun dcvelopnl(!nl slap from IIiL_h Density Residential to
Commercial land use.
13, Rezoning from RA-2 ,Single i filhiple I nnlily Residential to C'•O Office Commercial.
Notification_
By letter, to adjacent and alTected property owners within 185 feel,and by property sign posting, as required by
tile. Zoning Ordinance.
Corresp(Lrldence_Received
None received.
Location
The YMCA Firlcy Cenler facility at, 525 Ellis Boulevard, has been in place on the existing properly since
,lanuary 1989. The Center is bor'dercd by an aparinac11l complex 10 the 110)-1)3, a church to the Wcst, and the
Masonic Lodge to the cast. Across F]HS Boulevard, to the south, are C-I Neighborhood Commercial, C-0
Office Commercial, and RS-2 Single. Fanlily Residential uses.
Backa:l•rnand
Under file previous Zoning ordinallee, the facility was a non-confin•nlillu usc, subject to a Conditional Use
Permit by the 130a1-d of Adjustrllcnl liar any operational or physical site modifications. hl April, 2002, the
YMCA went t.) the Board Of'Adjusmicni fias' a (Am(liliond Use PCI-lllit to acid new siu'nage Io the existing
facility.
The City's Comprehensive Plan l.;uld I isc 1\-lap, and current zoning designates the subject area as RA-2 f filth
Density Residential,classifying the Ccnler as a Special Fxception Use(I:xhihit 35-25: Land Uses Authorized
ill Zoning Districts; 2.13.1 Neighborhood Center, ('rnnnn.lnily Activity Building). As such. any changes or
improvelllcllts to the exlstlnL fiacilily is suhjccl to rcyicw and approval Of';] Special Fxccption USC I'crnlit by
the C'onullission ;1110 ('ouncH, i11 areord,ance will) file review procedure's ol`Al'tic:le N'll. Scction 35-73 D.
C urrc11t_ f'r-pOS;il
The current propos,d request` an ;ullendrllcnl to the l'rnnprchcnsi�c 1'1;111 I.;111c1 l;se.• Nlap. Irons I llgh Density
Residential to C.'onlnlcrcial, and rez(g1in!1 froral RA-2 Ilieh Dcnsily Rcsidellllal to l'-() Office. ('onuncr 1,11.
The rezoning would improve the functiollin!2 oflhis (iacil)ly by nuakin!� 11'1 pernai;te(I use in Ili(:zonin district
by allowing Future conforming maintenancc an(I ilnproycnlcnl plans to he admilai,;tratiycly reyicwc(I by City
planning stall`, rather than bein#! sublecl Io reviel� by the I'Jarin111i! &' %onilll_ ('0111l)ission ,and ('ity(.'oullcil
•
Jefferson City 1'lantling, and Lotting,Commis-siotl
Case No. 1105006 525 lalis Boulevard
Considerations
Canu»unity Impacts
The proposal flocs not rcclucst the expansion of•or ch"ulpe" to current facilities, and therefore(foes not aflcct
public and community facilities or ill fi•nstructurc requirements.
Traffic
No additional trip generation is anticilmted as o res,111 of'file. proposed rer.ouing. The existing fiicility has
operaf.wd without traffic p►•ohlems since .lunuary, 1989.
Reco_m_ill ctldaiion
A p p rove....__._-_..._
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