Annex Group Multi-family low income housing @Wake Robin

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diggingwoman

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Feb 17, 2023, 8:39:39 PM2/17/23
to South Corvallis
I clearly must have been sleeping. Did this 174 unit 56 million dollar ( $322,000 per apt unit avg) planned development receive any public notice? I pass this property daily and I did not see a posted notice. Has more city money been promised to yet another developer without a thought to impact on infrastructure to support the added growth, traffic, Lincoln School enrollment? Though the new Lincoln school is currently under capacity what is maximum enrollment? Has this been considered? What about the hazardous traffic exchange at Chapman and 99?  What is the update from ODOT?  I don't think I am late to the party...I just don't think I was invited.

Green Light Development has secured $400,000 from our city council for a 20 million dollar 60-unit ($333,333 per apt unit avg) low-income housing development on River Green. 


DevNW low income housing is in progress behind the Harvester building on 99W with 11 mixed use units due to complete this summer and more to come. Main ingress/egress on 99W. Of the 9 low income housing opportunities listed on DevNW website 5 locations are in South Corvallis totaling 70+  units. Only 2 locations in North Corvallis on Conifer.

South Corvallis has become the go to neighborhood for low income housing relief. Land is cheap so lets just put it there. What of the rest of the Corvallis community and shared responsibility? Were any other northern locales considered?  What is the long term plan for South Corvallis? What happened to the urban renewal plan " Urban Renewal and the Imagine Corvallis 2040 Vision" of 2019.  Goals for South Corvallis . Only South Corvallis is the recipient of urban renewal attention. Check out  #1-9  at the link below. Have any of these promises been addressed for those who live here now?
We haven't ever had our potholes and cracking streets filled/resurfaced even though other northern neighborhoods 1/3 the age of our neighborhood have had perfectly good streets "topped off' to beautify and preserve. I have lived here 30+ years and am grateful we see the street sweeper. 

Rent has reached an unbelievable level of financial absurdity that it must be subsidized with 76 million dollars of development. Could this be a ruse just to augment needed OSU student housing due to ever increasing enrollment? And, what happens after the (not local enough) construction dust settles? When will #3 Transportation Alternatives #2 Neighborhood Enhancements and #4 Economic Advancement of the Urban Renewal Plan kick in?

How do we feel about this as a neighborhood community? 
What of the city council promise for improvements?
Seems like the city council wants to put the cart (housing development) before the horse (community improvements ) ..again...and again...and again. 

Thank you for your time.
Concerned neighbor,
Kate

mark willhoit

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Feb 18, 2023, 2:15:39 PM2/18/23
to Kate Rendich, South Corvallis
I guess the $20 or so increase that they're putting on our utility and monthly fees will help pay for that

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Jim Moorefield

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Feb 19, 2023, 8:17:52 PM2/19/23
to South Corvallis
A few thoughts:
-  Housing affordability can't be addressed by not building housing.
-  Land is not cheap in South Corvallis. It's not cheap anywhere in Corvallis. Development in South Corvallis is happening because Southtown is one of the few areas within the city limits that has undeveloped land.
-  DevNW has 5 multifamily housing properties in Southtown (a total of 72 units); 2 properties in NE Corvallis (87 units); 1 property in SW Corvallis (56 units); and 1 property downtown (34 units). By counting units of housing rather than properties (which come in many sizes) it's clear DevNW developments are not overly concentrated in Southtown.
- Yes, new affordable housing is being developed in south Corvallis, but it's not the only area. There's a new affordable housing project under construction at the corner of 53rd and Country Club in SW Corvallis. I don't remember how many units it is exactly (100?) but it's sizeable.
-  Affordable housing projects that utilize certain sources of public funding are not allowed to house university/college students unless it's a family household with a student. So no, the new affordable housing projects are not a "ruse" to house more students. Quite the opposite. These properties are addressing the needs of individuals and families to have a decent place to call home.
- Urban renewal financing of projects identified in the South Corvallis Urban Renewal Plan plan comes from property taxes generated by new development in the urban renewal area. Too little development in the URD results in too little of the financing resources needed to spur progress on Plan goals. I too wish there was more progress on the Plan but the pandemic slowed down progress on lots of things, and real estate development was one of them.

Nancy Betty Baumeister

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Feb 20, 2023, 11:06:01 AM2/20/23
to jmoore...@gmail.com, South Corvallis
Thank you Jim. 

Nancy (Betty) Bee

"A good traveler has no fixed plans, and is not intent on arriving." -Lao Tzu

On Feb 19, 2023, at 6:17 PM, Jim Moorefield <jmoore...@gmail.com> wrote:

A few thoughts:
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Kate Rendich

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Feb 20, 2023, 2:09:40 PM2/20/23
to South Corvallis, Jim Moorefield
Thank you for your thoughtful response.
I have elected to respond to each of your comments in red below.
Apologies for the bold type. Easier for my eyes to see.

Kate
On Sunday, February 19, 2023 at 05:17:55 PM PST, Jim Moorefield <jmoore...@gmail.com> wrote:


A  few more thoughts:
-  Housing affordability can't be addressed by not building housing. 
Agreed. Though, that was not my point. My suggestion is that other locations be utilized to achieve a more 'balanced' mix of housing types throughout Corvallis. Concentrating the bulk of low income housing south of the river does not encourage socio-economic diversity. It only further encourages the absence of similar 'affordable' housing in our NW neighborhoods.
Affordable single family homes are not available in our city. Young families move to neighboring towns and commute. Half a million dollar homes is certainly a deterrent to a more vibrant and diversified Corvallis. 
Is this a Annex Group project a home ownership opportunity? These are 174 rental units + 60 more down the road at Rivergreen. Transition housing at best. Will hardly encourage long term investment in our south town community. 
What is the projected monthly rent for these 1-3 bedroom units? Does that rental income stay here in South Corvallis? Benton County? in Oregon? The Annex Group hails from Indiana. 
How much will go towards development per URP?  Only property tax portion. How much is that compared to the windfall of rent collected?
Inline imageInline image


-  Land is not cheap in South Corvallis. It's not cheap anywhere in Corvallis. Development in South Corvallis is happening because south town is one of the few areas within the city limits that has undeveloped land. 
Granted land is not cheap in Corvallis it is just much CHEAPER in South Corvallis. That was the reason the Justice Plan chose property on Hwy 99 Currently zoned as farm land for a proposed site of a new jail. The price tag was touted as the main enticement in council publications/meetings. NE Corvallis also boasts large tracts of property adjacent to current DevNW low income housing off Conifer.  Zillow scores that area as equal to South Corvallis for walking, transit and biking. No child at the north low income housing sites of Lancaster Bridge Apartments and Seavy Meadows has to cross a main highway to walk to school.
Inline image 

-  DevNW has 5 multifamily housing properties in Southtown (a total of 72 units); The DevNW website lists 5 low income housing located in south Corvallis. 
The website does not list the new development of 11 new homes with future additional multi-family units.
2 properties in NE Corvallis (87 units 73 units); 
1 property in SW Corvallis Camas Commons (56 units); 
1 property downtown (34 units) Julian Hotel. 
Plus the two additional non DevNW housing developments totals 314+ units in South Corvallis.

By counting units of housing rather than properties (which come in many sizes) it's clear DevNW developments are not overly concentrated in south town. 
See pie chart below for future distribution of low incoming housing.
DevNW was not the focus on my critic but more specifically my concern regarding the geographically challenged housing inequitably consistently imposed upon our south town community.
  
- Yes, new affordable housing is being developed in south Corvallis, but it's not the only area. There's a new affordable housing project under construction at the corner of 53rd and Country Club in SW Corvallis. I don't remember how many units it is exactly (100?) but it's sizeable. 
 
Inline image
With the addition of these two new rental developments the burden seems to fall on south Corvallis. 
What is the projected number of added residents to South Corvallis? 
Averaging 2.5 per unit of the 1-3 bedroom units = 785 additional residents can expected within the next year. But, more likely 1000+. How many of those will be school age children for Lincoln Elementary School? 100? 200? More? 
What of ODOT traffic safety plan for this corridor? What of the safety of children crossing Hwy 99 @ Wake Robin to get to school? I can barely get out from Goodnight safely in to Hwy99 traffic as it is. Crossing east at Wake Robin is extremely dangerous. Is this being addressed? Will there be a traffic light? Or will that depend on an accident count.
Will these new neighbors shop/eat/buy goods and services in South Corvallis? Unlikely.
-  Affordable housing projects that utilize certain sources of public funding are not allowed to house university/college students unless it's a family household with a student. So no, the new affordable housing projects are not a "ruse" to house more students. Quite the opposite. These properties are addressing the needs of individuals and families to have a decent place to call home. 
How is an off campus OSU student identified as 'not a student'? From my experience in my student days I was below 60% median income. 

- Urban renewal financing of projects identified in the South Corvallis Urban Renewal Plan plan comes from property taxes generated by new development in the urban renewal area. 
And so, once again, the question of how much property tax will these two rental developments generate? What has the city estimated will be the benefit to South Corvallis? 
Or, will the bulk of the cost fall to those that own property in South Corvallis who typically have the least disposable income while, ironically, adding more low income non-homeowner and tax paying families to an area that can least support it now. 
Does the south town tax payer have a voice in how that money is used for improvements?
Thus we in south town are expected to pay, via increased taxes, for the infrastructure upgrade required of these 'rental' developments so graciously bestowed upon us by the city council. 
I may be in error, but none of the recent developments south of Goodnight Ave have generated sufficient taxes to facilitate anything in the URP thus far. We did get some nice median strips. Pretty but hardly a traffic safety improvement.
Too little development in the URD results in too little of the financing resources needed to spur progress on Plan goals. I too wish there was more progress on the Plan but the pandemic slowed down progress on lots of things, and real estate development was one of them.


I am hoping for an honest and forthright discussion of the concerns I have raised and feedback from my neighbors.
Full disclosure: I have 20+ years with a non-profit helping low income families survive and thrive.
My interest is in sharing the burdens of the housing problem equitably with our city neighbors to the north.
In my opinion, this current path circumscribed by our city council to resolve the housing problem predominantly in south Corvallis will only further exhaust our very limited resources in our wonderful south town community while never making good on the improvements that have been promised for many many years.
A building moratorium should be enacted until infrastructure improvements catch up with growth.

Respectfully
Kate



On Friday, February 17, 2023 at 5:39:39 PM UTC-8 diggingwoman wrote:
I clearly must have been sleeping. Did this 174 unit 56 million dollar ( $322,000 per apt unit avg) planned development receive any public notice? I pass this property daily and I did not see a posted notice. Has more city money been promised to yet another developer without a thought to impact on infrastructure to support the added growth, traffic, Lincoln School enrollment? Though the new Lincoln school is currently under capacity what is maximum enrollment? Has this been considered? What about the hazardous traffic exchange at Chapman and 99?  What is the update from ODOT?  I don't think I am late to the party...I just don't think I was invited.

Green Light Development has secured $400,000 from our city council for a 20 million dollar 60-unit ($333,333 per apt unit avg) low-income housing development on River Green. 


DevNW low income housing is in progress behind the Harvester building on 99W with 11 mixed use units due to complete this summer and more to come. Main ingress/egress on 99W. Of the 9 low income housing opportunities listed on DevNW website 5 locations are in South Corvallis totaling 70+  units. Only 2 locations in North Corvallis on Conifer.

South Corvallis has become the go to neighborhood for low income housing relief. Land is cheap so lets just put it there. What of the rest of the Corvallis community and shared responsibility? Were any other northern locales considered?  What is the long term plan for South Corvallis? What happened to the urban renewal plan " Urban Renewal and the Imagine Corvallis 2040 Vision" of 2019.  Goals for South Corvallis . Only South Corvallis is the recipient of urban renewal attention. Check out  #1-9  at the link below. Have any of these promises been addressed for those who live here now?
We haven't ever had our potholes and cracking streets filled/resurfaced even though other northern neighborhoods 1/3 the age of our neighborhood have had perfectly good streets "topped off' to beautify and preserve. I have lived here 30+ years and am grateful we see the street sweeper. 

Rent has reached an unbelievable level of financial absurdity that it must be subsidized with 76 million dollars of development. Could this be a ruse just to augment needed OSU student housing due to ever increasing enrollment? And, what happens after the (not local enough) construction dust settles? When will #3 Transportation Alternatives #2 Neighborhood Enhancements and #4 Economic Advancement of the Urban Renewal Plan kick in?

How do we feel about this as a neighborhood community? 
What of the city council promise for improvements?
Seems like the city council wants to put the cart (housing development) before the horse (community improvements ) ..again...and again...and again. 

Thank you for your time.
Concerned neighbor,
Kate

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Jim Moorefield

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Feb 20, 2023, 9:08:19 PM2/20/23
to South Corvallis
You bring up far more issues than I will respond to here, but there are a few points I will address:
  • I’m a 40 year resident of south Corvallis who had a 40 year career working for private and public nonprofit organizations. Areas of focus included mental health, homelessness, poverty, financial literacy, and housing.
  • I retired five years ago after 20 years as Executive Director of Willamette Neighborhood Housing Services, now known as DevNW. Through WNHS I was the developer of almost all of DevNW’s properties in Corvallis (as well as other properties in Lebanon, Sweet Home, and Waldport) and I'm quite aware of what was accomplished and where. Your numbers and mine differ a little because DevNW’s website is a bit misleading and/or incomplete and I only listed multifamily rental properties because I thought that’s what we were talking about. DevNW’s 11 home project under construction in south Corvallis is for first-time/low-income homebuyers through their Community Land Trust program (as was another small project I worked on in NE Corvallis).
  • With the recent announcements of large new multifamily projects in south Corvallis you can certainly make the case that Southtown is the site of more new affordable housing than other parts of town. But I don’t see it as dumping on Southtown because I don’t see affordable rental housing as a burden. I see it as an asset that our neighborhood has places for families to rent that provide a decent, healthy, and more affordable homes than they can find elsewhere. And not everyone can afford to buy a home, especially in Corvallis.
  • New development in Southtown has been driven mostly by the availability of developable land. Other parts of town are more built-out and developable land has been in shorter supply. Keep in mind it may not look that way, but some areas you may think of as available are outside the city limits and cannot be developed to urban densities. (In one case, the vacant land you mention next to DevNW property in NE is City-owned open space that will never be developed.) The issue of land supply and its location will change in the future because of recent changes in how land gets annexed into the city.
  • Other parts of town may have fewer new units of affordable housing in the pipeline, but then other parts of town have been the site of hundreds of new student-oriented apartment units (i.e., housing that is designed and priced very differently than housing for families). South Corvallis has none of this kind of housing and I can imagine some folks near these developments wish Southtown had its "fair share" of such housing.
  • “How is an off-campus student identified as ’not a student’?” Because rental property managers collect information about prospective tenants (source of income, background and credit checks, etc). In addition, multiple sources of financing affordable housing conduct periodic inspections of properties and files to make sure the property is in compliance.
  • You bring up a lot of concerns over infrastructure, who pays, what south Corvallis needs, etc. That's a big topic I won't tackle here. I do suggest some research into the topic of "who pays?" and how the City plans for infrastructure needs. Parts of the answers are found in understanding what infrastructure developers pay for through City land development code requirements and system development charges; and how the City plans for and figures out how to pay for the infrastructure required to serve more people. Learning about all that is pretty interesting to a community development nerd like me, but it's not for everyone....

James Bombardier

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Feb 20, 2023, 9:29:57 PM2/20/23
to jmoore...@gmail.com, South Corvallis
I want to add to a point that Jim Moorefield made

His point
"
With the recent announcements of large new multifamily projects in south Corvallis you can certainly make the case that Southtown is the site of more new affordable housing than other parts of town. But I don’t see it as dumping on Southtown because I don’t see affordable rental housing as a burden. I see it as an asset that our neighborhood has places for families to rent that provide a decent, healthy, and more affordable homes than they can find elsewhere. And not everyone can afford to buy a home, especially in Corvallis.
"

Oregon State law is mandating zoning changes state wide that are allowing/encouraging multi-family dwellings.  The new housing stock in South Corvallis is destined to be more multi-family as infilling to city boundaries occurs.

R. Weinsteiger

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Feb 22, 2023, 12:17:53 PM2/22/23
to south-c...@googlegroups.com
Hi all,

I wanted to add a few clarifying details to the discussion:

1. DevNW has information about its current and recently finished affordable homeownership developments on a different page on their website than the affordable rentals. More information about the Southtown CLTs and other projects can be found here: https://www.devnw.org/affordable-homes/homeownership/

2. The Oregon Department of Transportation is still working on an OR 99 Facility Plan.   Topics of the facility plan include:

  • Providing opportunities for meaningful public involvement to investigate the most beneficial design alternatives that address:

    • short-term and long-term strategies to balance pedestrian and bicyclist safety, comfort, and aesthetics with driver mobility and access along the highway and

    • compatibility with surrounding current and future land uses and off-system projects.

  • Addressing improved safety for all roadway users at intersections and mid-block crossings.

  • Incorporating opportunities for landscaping, art, street furniture, lighting, and other treatments into designs that encourage safe and enjoyable walking and biking along the corridor and at gateways.

  • Managing and protecting cultural and environmental resources.

    Read more about it here: https://www.oregon.gov/odot/projects/pages/project-details.aspx?project=R2-Plan-01

3. There have been several community engagement efforts in south Corvallis engaging residents in designing the community they want to see.  2012-2017 Willamette Neighborhood Housing Services made a deep commitment to community engagement, supporting a community-led effort to identify and prioritize key projects and opportunities to South Corvallis residents.  More than 400 residents provided feedback on the shared goals and priority projects.  It is documented here: http://bitly.ws/ABUR

In 2019-2020, with a kick-off event occurring right before the shut-down, the City was working on a South Corvallis Specific Area Plan and community engagement strategies.  The City had divided Corvallis into multiple areas (I don't remember how many, and the former links I have are  now broken) and the residents in each area were asked what they wanted to see in Corvallis and what they wanted to see in their area, or something like that.  I remember the big take away at the time, was out of all the areas south Corvallis was the only area that wanted more housing and more retail and they wanted those resources in their area.  Early 2020, the City was just beginning to dive deeper into the South Corvallis area, but this project was halted due to the shut-down and pandemic.  In December 2022 the City put out a land-use questionnaire and compiled results can be found here: https://archives.corvallisoregon.gov/public/0/edoc/3272751/Area%20A%20Report.pdf
 
A little over 2 years ago - when Living Southtown was still active, the community held a joint meeting with Ward 2 and Ward 3 councilors to discuss community concerns around housing and solutions.  A pre-event survey was distributed and 128 community members participated.  All the survey findings were shared out in the joint meeting.  At that time, the big community concern was community impacts from unmanaged camping and geographic equity for solutions that engage south Corvallis residents before implemented, to address homelessness, like unmanaged or managed camping, RV parking etc.  80% of survey respondents welcomed more housing, of all types. 

In 2019, 81% of those who voted in the special election, voted in favor of Urban Renewal for south Corvallis.  Keystone projects for the district include a neighborhood center and affordable housing. 

From my experience of being involved in a lot of Southtown community engagement efforts, most residents in south Corvallis want more housing.  We know that our workforce is shrinking because teachers, medical professionals, emergency responders, city employees, social service workers etc. can't afford to live here.  We know our neighbors are getting priced out and are having to relocate to more affordable communities.  Like Jim, I don't see affordable housing as a burden.  I live in the Tunision neighborhood, and I know that adding 174 units to my neighborhood will change my neighborhood, but I don't see it as a burden - I am excited about having more neighbors.  I hope that with the potential 1000 new neighbors, our collective voice can make an impact on some of the connectivity issues and highway safety concerns we face living in an isolated neighborhood on the west side of Highway 99.  Maybe this increase of population can help attract the needed goods and services to south Corvallis too.  I don't know.  I remain hopeful. 

For those of you who don't know I worked with Jim at Willamette Neighborhood Housing Services and currently work for DevNW.  I have lived in the Tunison neighborhood since 2009 and I am passionate about community-led comprehensive community development, safe streets for all users, place-making and local food system resiliency.

In community,
Rebecka

Kate Rendich

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Feb 22, 2023, 4:22:03 PM2/22/23
to south-c...@googlegroups.com, R. Weinsteiger
Thank you all for your responses. 

I apologize in advance for the lengthy reply. I would appreciate anyone with the time to read through the entirety of my response/comments /questions below. I have chosen to focused on Rebecka's e-mail.
But first I wish to address the tenor of this exchange.

I am concerned with the turn this open exchange has taken. I now seem to be tacitly shamed by some who have rephrased my words and then characterized my comments as 'dumping' and the 'burden' of low income families/housing in South Corvallis.
I have reviewed my original email and cannot find that either of those interpretations can be extrapolated from my original text. JM stated " But I don’t see it as dumping on Southtown because I don’t see affordable rental housing as a burden. " 
However, it seems that this has inspired a redirection of responses that, unfortunately, for this discussion, promulgate his and not my original intent or focus.
Thus, my original message is in danger of getting lost in the word weeds of hyperbole rather than the focus of the inquiry to which I brought my, admittedly meager, facts and personal observations. My intention was to incite a dialogue for my (and hopefully others) edification. 
Is there another forum that would be better suited to this discussion? I am not engaged with most types of social media.

In response to Rebecka:

#1 The DevNW plan to address housing needs is a careful and thoughtful strategy to be applauded and replicated. Home ownership interspersed with small-ish multi-family housing secures a foundation of investment in the neighborhood wherein they reside.  Additionally, small developments like this allow growth at a scale that can be easily absorbed by the surrounding neighborhood. Improvements would, hopefully, keep pace with development. IMO South Corvallis needs more of these CLT models and a review of the original URP shows a strip south of B&R (I believe) that seems to be a careful and well planned housing development easily integrated into the existing neighborhood. But that has long been tabled and I am unsure as to the validity of the reason given but will do my own due diligence to ascertain facts regarding it's untimely hiatus. Does anyone still have a viable link to that publication?
Was the Indiana based Annex Group not interested in this pre-existing URP mixed use development that could also include a CLT type pathway to homeownership for low income families. Seems, 174 rental units are appreciatively more lucrative given a 400K bonus form the city. Thankfully, DevNW also offers homebuyer classes and incentives for those aspiring to a future opportunity to build equity, local investment and thus a means out of poverty. Sadly, no affordable homes are available in Corvallis that are not being purchased with cash. I leave it to you all to decide if these cash purchases are the result of an investment opportunity or a working family winning the cash bidding war for ownership.  

#2 "ODOT is still working on an OR 99 Facility Plan". (highlighted in Rebecka's comment below). Plans undertaken by the state or any municipality take an inordinate amount of time to implement, if ever at all, as some of us have noticed in South Town (apologies Dr. Robbins). We should not expect the implementation of even the smallest improvement soon enough to deal with the added 700-1000 population increase resulting form the two new total 230+ family rental units due to be completed around 2024? 
We, who live in south Corvallis, are fortunate indeed to have the river and a beautiful park just blocks away for most of us to enjoy on foot or bike. 
But, when I saw the signage for the 174 unit Annex Group housing project at Wake Robin and Hwy 99 it put me in mind that children would need to access school, the park and surrounding environs crossing a major artery/ highway that has proven fatal on many occasions. The boiler plate artist rendition on their website shows only a crosswalk for Wake Robin and not Hwy 99. 
Anyone know of the safety plan for this feeder street?
It seems ODOT is still mired in the multi-phase planning stage of creating a 'plan'. 

#3  I participated in the 2019-2020 survey. Anyone who has ever designed a survey as I have knows that desired outcomes can be predetermined. However, the facts of this survey are quite telling and if you have an interest and a little time please check it out. 
Please, please view A28-A30 and attendant comments. 
Would the comments on A29 be different 5 years later?  

I am proud that we, as a neighborhood, are welcoming to all. It is what makes this neighborhood more than little special. So, I am not surprised that we, as a neighborhood community, supported the URP. It was dazzling in presentation. My concerned is that which is unique will be lost to future unbridled development of this neighborhood if it lacks strong guidance/involvement by those who live here to preserve it for those to come. 

It was just about 1 year ago that we respectfully declined the placement a 120 bed jail less than an 1/8th of a mile from our elementary school. City Council touted this as a 'boon' to our south town community with the potential for jail/sheriff staff to eat and conduct other commerce here. There is little commerce here. See the comments on A29. 
Anyone have a guess where they would go for lunch? Perhaps downtown? 

Lastly, I wish to ask that we be mindful of the liberties we take in restating another's words. 
If you ask me to clarify I am only to happy to do so.

Kate

Russell Sullivan

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Feb 28, 2023, 10:56:13 PM2/28/23
to diggin...@yahoo.com, south-c...@googlegroups.com, R. Weinsteiger
Kate -

I hope after listening to the LWV webinar just now that you have changed your status from NIMBY to YIMBY. Personally, I welcome folks who qualify for subsidized housing to Southtown, rather than investor-class folks in their 4,000 sq ft McMansions [no offense to all of my millionaire comrades].

Russell Sullivan

To view this discussion on the web visit https://groups.google.com/d/msgid/south-corvallis/587941952.25462.1677100919625%40mail.yahoo.com.
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