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Old Posted Dec 20, 2006, 4:47 PM
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Tualatin to get surge of high density condos in core, thanks to Bridgeport Village

Condo project set near Bridgeport
Urban but suburban - The condos, starting at $390,000, will be built about a mile from center
Wednesday, December 20, 2006
DANA TIMS
The Oregonian

The Bridgeport Village shopping complex between Tigard and Tualatin has helped spawn an estimated $500 million in commercial investment in areas either long-neglected or never developed.

Here comes the housing.

On Tuesday, a Seattle-based developer capped off a plan 20 years in the making to build a two-phase condominium project that would be at home in Portland's Pearl District or along the city's burgeoning South Waterfront.

"It's essentially an urban-type project in a suburban location," David Stroud said in announcing the groundbreaking for The Riverhouse at Bridgeport Village. "There aren't many projects out there like this one, at least not in suburbia."

Stroud began considering the project two years ago, focusing on three acres of land fronting the Tualatin River, near Tualatin's downtown. City planners had long anticipated that the land would be used for multiunit housing for senior citizens.

But extensive market analysis convinced Stroud that rapid growth of the same high-income households responsible for turning an abandoned gravel quarry into the $250 million Bridgeport Village mall last year would support the upscale condominiums he dreamed of building.

He has an option to buy the property, where he plans to build and open 65 riverfront condos by spring 2008. The average unit will offer about 1,400 square feet of living space, concierge services and extra-large balconies overlooking the river. Pricing will start at $390,000.

A second phase will offer ground-floor retail space topped by an unspecified number of residential units.

Bruce Wood, who helped develop Bridgeport Village and is overseeing completion of another $32 million retail and commercial venture across the street, chuckled when told that Stroud is naming his project The Riverhouse at Bridgeport Village. The condos, Wood pointed out, are about a mile from the shopping center.

"That's a bit of a stretch," Wood said. "But good for him. It's a great idea. All of the aspects that came together to make Bridgeport Village a success will also be working for him."

The new condos also should provide a boost for Tualatin, which for the past 15 years has labored to create a true 24-hour downtown, said Doug Rux, the city's community development director.

"Market conditions have changed a lot over the years, and we've had to make adjustments that ultimately delayed what we wanted to do," Rux said. "But David Stroud's project, along with a number of other things now going on downtown, should put us a long way toward realizing our goals."

Russ Ripley, a broker at Metro-West Realty in Tualatin, whose company is not involved in marketing the condos, said the units should have no problem finding buyers. They should be particularly appealing to married professional couples without children and older empty-nesters looking to downsize, he said.

"A lot of people want all the services offered in downtown Portland without actually having to live there," Ripley said. "It sounds as if they'll find those in this particular project."

Dana Tims: 503-294-5973; danatims@news.oregonian.com


http://www.oregonlive.com/metrosouth...960.xml&coll=7
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Old Posted Dec 21, 2006, 9:32 PM
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1261 unit housing project in Newberg

Joan Austin brings a quiet boom to Newberg
Development - A-dec's soft-spoken co-founder is determined to leave a legacy in Yamhill County
Thursday, December 21, 2006
DANA TIMS
The Oregonian
NEWBERG -- Joan Austin's soft, almost whispery voice begs listeners to lean in close. Anything from a ringing telephone to the muffled shuffling of papers can drown her out.

But talk with those who know her, review her 40-year record as one of the state's most generous philanthropists and accomplished businesswomen, or scan details of her multimillion-dollar plan to christen Newberg as the gateway to Oregon's wine country, and two words stand out in bold relief.

Passion and dreams.

"I'm a very private person," Austin said during a recent interview. "But when you have passion for a project, you're eager to talk about it."

And not just talk about it, but take charge. She's lead developer for Springbrook Properties, a big residential, commercial and tourism-related project she calls her legacy to Yamhill County and Oregon.

"You'll never see Joan's picture on a billboard like Gert Boyle at Columbia Sportswear," said Ken Austin, Joan's husband of 53 years and founding partner in A-dec, the Newberg-based company they've grown into the world's largest manufacturer of dental chairs and accessories. "But if you want something done right, there's no one else in the world you'd want in charge."

By the time many people hit 75, they are ready to take life a little easier. Joan Austin, barely slowed by open-heart surgery this summer, has logged endless hours the past year hand-selecting the high-powered development group she's supervising in reshaping a sizable portion of her fast-growing hometown.

"Initially, I thought we would have to hold Joan's hand," said Mimi Doukas, director of land-use planning with WRG Design, the firm helping master-plan Springbrook Properties. "Boy was I wrong. We had to go back to the drawing board several times before she was satisfied."

Springbrook Properties, at 433 acres and 1,261 housing units, is more than twice the size of Hillsboro's award-winning Orenco Station and only slightly smaller than the Villebois housing development in Wilsonville. Land-use experts call it the biggest proposed development inside the city limits of any municipality in Oregon.

The project's crown jewel will be the first true destination-quality hotel to be built in Yamhill County, the heart of Oregon's $1 billion wine industry.

"We've dreamed of this for years and years," Austin said, a smile spreading across a face framed by a cloud of snow-white hair. "We'll give it all we have."

Asked why she's so confident she can pull it all off, she narrowed her eyes, softened her voice even more and replied, "Because I'm tough."

The A-dec way

A-dec, now a $250 million business empire with nearly 1,000 employees and sales in more than 100 countries, began with a single air-powered hand tool that Ken Austin, the company's self-styled "imagineer," fashioned in his spare time. The piece, perfected in 1964, revolutionized dentistry, rendering much larger belt-driven electric units obsolete.

It also got Austin fired. His bosses, just like managers at the six previous jobs he had been fired from after his 1954 graduation from Oregon State University, expected him merely to refine what was in use at the time.

When he stubbornly placed innovation over the status quo, they showed him the door.

"Let's just say that my beliefs didn't necessarily mesh with theirs," Austin said, chuckling. "But that's where the entrepreneurial spirit kicks in. If you follow your dreams and your passion, it's all up to you whether you make it or break it."

So Ken, with his new hand piece, and Joan, with five years' experience in the insurance industry,, started their own company. As soon as dentists got a look at the product, sales exploded.

That was in the mid-1960s, when the entirety of A-dec fit snugly into a 400-square-foot Quonset hut in downtown Newberg. The company now occupies 700,000 square feet in the city's historic Springbrook area.

"In my wildest dreams, I never thought this is where we would end up," Austin said. "It's almost like someone else must have done this."

Nearly 40 patents later, A-dec is still going strong.

Joan Austin, A-dec's executive vice president and treasurer, tends to the company's human side. She knows employees by name and sends each a handwritten birthday card.

When she refurbished her parents' house a decade ago and turned it into a company meeting facility, she vacuumed the place, set out fresh-cut flowers and invited every employee over for home-baked cookies.

"There are folks who live on the mixture of dreams and passion, but they don't often have that third element of common business sense to realize those dreams," said Sonja Haugen, longtime general manager of Austin Industries, the umbrella company for all Austin family enterprises. "Both Ken and Joan are unique in that way. They've got all three."

History of giving

Neither Joan nor Ken Austin came from anything resembling wealth.

Ken grew up on a Yamhill County dairy farm, where from an early age he was encouraged to pursue his love of tearing apart everything from watches to lawn mowers.

Joan, born in Minnesota, started school at age 4 because her older sister needed someone to shepherd her through first grade.

"From an early age, she was pushed to the front by her family to be the responsible one," Haugen said. "She's still filling that role today."

As A-dec's revenues have grown, so have the Austins' charitable donations. Their gifts of millions over the years were recognized earlier this month, when they received the Vollum Award for Lifetime Philanthropic Achievement from the Oregon chapter of the Association of Fundraising Professionals.

Requests for donations are always measured against a multistep test: Does the request relate to dentistry? Is it within a 30-mile radius of Newberg? Is it educational? Will it better children's lives?

The Austins didn't, for instance, simply donate money to OSU, where Ken Austin was the university's first "Benny Beaver" mascot. Instead, they donated $4 million to create both OSU's Austin Family Business Program, which supports the needs of family businesses, and the Austin Entrepreneurship Program, an undergraduate business program that prepares students to launch their first ventures.

There are other gifts, similarly leveraged, as well.

Some years ago, Joan Austin realized that A-dec's employees and their families couldn't all afford the time and expense of driving to Portland to hear the Oregon Symphony. A subsequent Austin family contribution came with the stipulation that the symphony perform an annual free concert at George Fox University in Newberg. A-dec employees and families, along with George Fox faculty and staff, get first seating.

And when she started contemplating the health of her company's workers, she got involved with what used to be the Newberg Community Hospital. She helped lead the effort to raise money for a new facility, which opened last year as Providence Newberg Hospital.

"Joan is making sure that her employees have what they need in terms of health care," said Shari Scales, hospital foundation director. "What drives her is what's good for Newberg."

Springbrook Properties

The idea to develop their extensive tracts of land came to Joan more than 20 years ago. She went so far as to get permits for an upscale hotel on a scenic piece of land on the lower flanks of the Chehalem Mountains before shelving the idea.

About a year ago, seeing the piecemeal residential development reshaping much of Newberg's northwest quadrant, she revisited the idea.

"If we want good planning for our community," she said, "it only makes sense that we do it right ourselves."

She didn't stop with housing. A destination hotel was still very much on her mind, surrounded by a village center of small shops and space for artists. Open space, walking trails and new parks are also included.

"This will provide Newberg with vitality for years to come," Joan said.

Completion of the 85-room luxury hotel, scheduled for sometime in 2009, closes a circle of sorts. Ken's great-grandfather once operated what was, at the time, Newberg's only hotel.

"By the time this is done, Joan will leave a footprint very similar to Salishan Lodge or Skamania Lodge," Ken said. "It will be great for our community, great for wine country and great for the state."

Gert Boyle, another accomplished Oregon businesswoman, agreed.

"As far as I'm concerned, Joan has put Newberg on the map," Boyle said. "That's a pretty amazing thing to do for the place you call home."

Dana Tims: 503-294-5973; danatims@news.oregonian.com
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Old Posted Dec 21, 2006, 9:37 PM
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Can you believe these dirty horrible wealthy people? What a shame they don't pay more in taxes. It might keep them from doing all of these projects and supporting all of those causes.
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Old Posted Dec 22, 2006, 2:19 AM
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This is old news, I heard about the planning for this development about two years ago.
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Old Posted Dec 22, 2006, 2:33 AM
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I'm interested to see how that villebois development is going out in wilsonville. Seemed like a cool idea but they haven't kept the website updated and i don't have a way to get out there.
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Old Posted Jan 23, 2007, 5:21 PM
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Portland: Growing Suburbs

Metro, communities try to head off growing pains

Influence - The regional government and local officials will urge the Legislature to modify the planning process

Tuesday, January 23, 2007
LAURA OPPENHEIMER

In the next decade, thousands of Oregonians are supposed to move into new Portland-area suburbs that, so far, haven't been built. People still drive on gravel roads, use septic tanks and shop in the next town over.

But local governments don't have the cash to transform these rural communities -- from Bethany on the west to Damascus on the east -- into full-service neighborhoods.

So local politicians want the Legislature to help them overhaul the way we plan for growth. Metro, the regional government, is teaming up with mayors and county commissioners to ask for three things:

More time to choose the next batch of communities. New ways to raise money for roads, sewers, schools and other essentials. And the ability to line up land for future development while permanently protecting the best farming areas.

"The goal is to create more thriving urban communities, not just dots on the map," Metro President David Bragdon says.

Metro has to work quickly. By the time 2030 rolls around, economists say, the Portland region will be as big as Seattle is today -- 3 million residents.

Many newcomers will live in houses, apartments and condos in existing cities. To absorb the rest, Metro opens rural land to suburban development by expanding the region's urban growth boundary.

It's up to individual cities and counties to plan the nuts and bolts of new communities on their outskirts. But many don't have the money to do that, let alone carry out their vision.

To help, Metro created a regionwide tax on construction permits. The $6.3 million that will be raised in the next three years was recently divvied up across the suburbs. Oregon City, for example, is now planning residential and business areas that were on hold while the city dealt with pressing needs such as police and libraries.

But the construction tax addresses only part of the problem, said Metro Councilor Brian Newman, who led the process.

"Now that we solved this short-term, initial obstacle," Newman says, "how do we solve this much bigger gap?"

Legislators are unlikely to fix all the region's growing pains this year. Metro leaders haven't even drafted specific bills for some of their proposals, but they want to plant the ideas in Salem.

Area leaders are also lobbying for more transportation money. They say roads and public transit go hand in hand with planning for growth.

Metro's ideas get at basic questions about who pays for growth: the state, local governments, or builders and the people who buy their homes. People should remember their own neighborhoods were new once, too, says Jim McCauley of the Home Builders Association of Metropolitan Portland.

"It was a shared community investment at the time," McCauley says. "It needs to continue to be a shared investment."

Laura Oppenheimer: 503-294-7669; loppenheimer@ news.oregonian.com
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Old Posted Mar 6, 2007, 5:21 PM
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Laika HQ will be similiar to Nike's World Campus

There's a rendering on the front page of the Oregonian's Business section if anyone has an available scanner.

Laika hub bears likeness to Nike
Tualatin - Phil Knight shares his grand plan for the new headquarters of the animation studio he acquired in 2003
Tuesday, March 06, 2007
MIKE ROGOWAY
The Oregonian

Nike's landmark 211-acre campus, in a Portland suburb, features on-site gyms for employees, is surrounded by an earthen berm, and was designed by Oregon architect Robert L. Thompson.

On Monday, animation studio Laika Inc. unveiled details of its new headquarters on a 30-acre parcel in a Portland suburb. It just happens to feature a gym, a berm and a Thompson design.

No surprise, since both are controlled by Phil Knight, who founded the former in 1964 and acquired the latter in 2003.

Laika announced its move to Tualatin from Portland last year, but hadn't said who would design the new facility or how it would be laid out. In an interview Monday, Knight said the project reflects his vote of confidence in the studio and its filmmaking ambitions.

"I've been around the company for several years now and it's got a lot of creative people. And I think we've got the ingredients to be successful," he said. "So it's either get in, or get out."

Laika's first film, a stop-motion picture based on the spooky children's book "Coraline," begins shooting next Monday in a temporary facility in Hillsboro. The novel took place near London, but director Henry Selick plans to give the movie an Oregon touch and set it in Ashland.

Due in theaters late next year, "Coraline" features the voices of popular teen actress Dakota Fanning in the title role and Teri Hatcher of "Desperate Housewives" as Coraline's mother. It will be distributed by Focus Features.

After acquiring the former Vinton Studios in 2003, Nike's chairman set about transforming the Portland animation house into a production house in the image of California's Pixar Animation Studios, hiring veteran Hollywood talent and pledging to finance its first two films himself.

Knight's son, Travis, works as a Laika animator and serves with his father on the studio's board of directors.

In the past 15 months, Laika has grown from a little more than 100 employees to about 350. Laika expects to employ 600 when the Tualatin site opens in 2009.

The four buildings on the Tualatin campus were designed in consultation with Laika animators and tailored to the filmmaking production cycle. The campus will have separate buildings for computer-generated animation and for stop-motion film, plus a 300-seat theater for screenings.

The Tualatin site will provide a creative center for the studio, Knight said, and the facilities for a steady pipeline of films.

"This will take care of us for a while. This will give us the capacity to do both CG (computer-generated animation) and the stop motion, two movies at once," Knight said. "Ultimately, maybe you'd want to be able to do a third, but there's no plans to draw that up yet."

Knight paid $6.7 million last year for the undeveloped Tualatin land near an industrial park. Laika declined to say how much it will spend to build the campus, but the cost of making each of its first two films could easily top $50 million.

Bill Foster, director of the Northwest Film Center, said the scale of Laika's ambitions stands out in a state where business decisions tend to be conservative. Rather than try to bootstrap a studio and limit the upfront investment, he said, Knight has chosen to take a gamble on a grand idea.

"I think they have a long-term vision and they're laying out something that's going to unfold over a decade or more," Foster said.

The studio's launch hasn't been without setbacks. Last month, Laika parted ways with former Pixar animator Jorgen Klubien, who was to write and direct Laika's first computer-animated film. Laika is looking for a writer and a director to take over the project, and Knight said the studio remains committed to a computer-animated movie.

"We think we've got good people to make the CG," he said. "It's just hard getting the script. It's not an easy process for anything, but we're making progress and we're confident we're going to get there."

Mike Rogoway: 503-294-7699; mikerogoway@news.oregonian.com; blog.oregonlive.com/siliconforest
http://www.oregonlive.com/business/o...080.xml&coll=7
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Old Posted Mar 6, 2007, 5:37 PM
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Tualatin? Bleh. When I was at Vinton, probably 1 in 5 biked to work. Now that will drop to about zero.
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Old Posted Mar 6, 2007, 6:05 PM
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whats the point of the berm surrounding the property?
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Old Posted Mar 6, 2007, 6:12 PM
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Originally Posted by pdxstreetcar View Post
whats the point of the berm surrounding the property?
Make sure the unwashed masses can't see what the Oompa Loompas are up to. The entire Tualatin, campus style design is really disappointing, but pretty par for the course for Knight. From what I understand he's somewhat reclusive and shy and the design of the Nike campus seems like an outgrowth of his personality. Instead of engaging the community he is fortified against it. Not good for creativity of the workers in my opinion.
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Old Posted Mar 6, 2007, 6:16 PM
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Couple of people I know at Laika are not happy having to commute and may leave if they go down there.
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Old Posted Mar 6, 2007, 6:26 PM
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I believe it. Most creative types like living and working in an urban environment (like NW, where their studios are now), so having to commute to the burbs will be a real hardship. There's a ton of vacant and underutilized blocks in NW that Laika could have used to build a HQ.
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Old Posted Mar 6, 2007, 6:35 PM
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When I was there on Gary & Mike (99-01) I knew plenty of people without cars, some could walk from apartments in NW, a bunch biked. In addition, lots of people were brought on temporarily for short term projects like commercials. WTF are all these people supposed to do? Buy cars? Get stuck in some extended stay hotel with Applebee's as the only dinner choice other than schleping into the city? Bad move, IMO. If I had a job offer there, I would consider the campus a negative, I really don't want a half hour (at best) drive each way added to my work week. I want to have the options of pho or a burrito for lunch, want to have a drink after work, and most of all, be close to places that I like to be. I guess I could be called that "creative class" and this move is a turn off for me.
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Old Posted Mar 6, 2007, 9:35 PM
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They would be a great tenant for the Burnside Bridgehead project if the city and county would abate the business taxes for them.
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Old Posted Mar 6, 2007, 10:29 PM
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^rumor has it that the PDC was working with Columbia Sportwear to anchor the Burnside Bridgehead. I've heard Gert Boyle recently said that it wasn't currently in their plans, but she didn't say definitively not.

Would be awesome if Laika or Columbia would locate in the Centennial Mills buildings. However, it doesn't suprise me Knight doesn't want to pay the Mult/Portland tax, look at how Nike drug Beaverton to hell and back over their proposed annexation and an increase in what, $15,000 in property taxes?
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Old Posted Mar 6, 2007, 11:36 PM
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However, it doesn't suprise me Knight doesn't want to pay the Mult/Portland tax, look at how Nike drug Beaverton to hell and back over their proposed annexation and an increase in what, $15,000 in property taxes?
Though I get irritated at corporations not wanting to pay a few thousand dollars extra tax, unfortunately thats their fidiciary duty, leave no penny behind. In Oregon at least, its up to the employees and the personal income taxes to support the things that make a society function.
that being said (I know its probably too late) but Portland should maybe waive every tax to get Laika into Portland to provide that critical mass of talent. Creative firms/freelancers would be sprouting like mushrooms after an Oregon rain all over the central east side, occupying refurbished buildings by Beam and designed by Works.
I can almost imagine a Laika anchored bridgehead with a huge neon animated sign, across from the made in oregon sign.
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Old Posted Mar 6, 2007, 11:57 PM
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I can almost imagine a Laika anchored bridgehead with a huge neon animated sign, across from the made in oregon sign.
that would be sweeeet...except I highly suspect the 'Made in Oregon' sign will soon be 'University of Oregon'
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Old Posted Mar 6, 2007, 11:57 PM
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Its not about the money with Phil Knight. He likes the Campus feel, where he can control everything. The city is a little to close the the creative chaos that Phil can't control. You could have paid him to locate in PDX and he'd still decline and isolate himself behind a berm. A little delusional god complex.
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Old Posted Mar 7, 2007, 12:05 AM
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Its not about the money with Phil Knight. He likes the Campus feel, where he can control everything. The city is a little to close the the creative chaos that Phil can't control. You could have paid him to locate in PDX and he'd still decline and isolate himself behind a berm. A little delusional god complex.
what the hell was with the Beaverton/Nike annexation crap then? That was just plain weird, especially after Nike won a 30 year protection from Beaverton through the Oregon Legislature.
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Old Posted Mar 7, 2007, 12:40 AM
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Control. He wants to limit anyone else from being able to influence him. The money being thrown around during the annex thing was nothing, especially to a huge company like Nike. Take a walk around the Nike campus, its an amazing place, but it screams control. A friend of mine worked at the campus a few years back and swears he saw a worker "painting" leaves on a bush green.
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