Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
006-99 Ordinance
RECORD OF ORDINANCES Dayton Legal Blank Co. Form No. 30043 06-99 Ordinance No. Passed - -- ---------------- -- - 19-- - An ordinance providing for a change in zoning for 4.52 acres located at the southea~t corner. of Hard Road and Riverside Drive, From: R-1, Restricted Suburban Residential District, and PUP, Planned Unit Development District (Northeast Quad Plan), To: PCD, Planned Commerce District (Fire Station #97 - 4497 Hard Road). NOW, TRIE:FORI+., BE IT OPD~ T~ `~:I~ by tl.e Cou.~c~i of the City of Dublin, State of Ohio, of tre elected members c~xict~rr;ng: Section 1. That the following described real estate (see attached map mzrled Exhibit "A'7 situated in the City of Dublin, State of Ohio, is hereby rezoned PCD, Planned Commerce District and shall be subject to regulations and procedures contained in OrdinanceNo. 21- 70 (Chapter 153 of the Codified Ordinances) the City of Dublin Zoning Code and amendments thereto. Section ?.. That application, Exhibit "B", including the list of contiguous and affected property owners, and the recommendations of the Plamvng and 7.ening Commission, Exhibit "C", are all incorporated into and made an official part of this Ordinance and made an official part of this Ordinance and said real estate shall be developed and used in accordance therewith. Section 3. That this Ordinance shall take effect and be in force from and after the earliest period allow by law. this ~. day af/~4ru 1999. - Presiding Officer Attest: Clerk of Council Sponsor: Planning Division File No. 98-1312 I hereby certify that codes of this Ordnance/Resolution were posted in th ~;ty of Dublin in accordance with Settion 731..25 of the Ohio Revised Code. f}~S~CIe of Council, Dublin, Ohio :~ ~ ~~` ~ E ~ a a ~ ~ E x~ ~ /= ~~ Torn na SITE ~~ f! ~ ~ ~~ DER ll ~pQ AII18 ~ 1-AY'~ ,.,~,~,~ ~ l~tACDiIl~'!~' CI~"1-' ~ ~~.~ ~--~--- ~ ~ w ~~ ~ a ~~ .,,~ ....... --- JENIIAR --- ~... -.... r ~ // '~' ~~ Composite/Development Plan Washington Twp. Fire Station . 7500 Riverside Drive 4 7'(JIi~R RD ~ ` ~. ; .,; y ~1~1 I ~ ~'~. II ,~~Tf~l~ ;! ~:~, PUD PUD R-1 PUD R 1 -- -- S~T~ _~ R=1 PUD R1 ~.1 1 1 I ~f-1 R-1 ~ i ~ ~ ~~ R 1 i/ ~ CC tt 1 t.7T ~. R CC 9s-131ZDP r R-~. Composite/Development Plan Washington Twp. Pire Station 7504 Riverside Drive ' ;I ~ ~ ~ ~ 5~ R-1 ~ ~~ C ~~ . _~~ - - .__._. - _.._~ IOBES _ ~ENDERSON & ASSOCIATES INC. Ml ENGINEERING & LAND SURVEYING LEGAL DESCRIPTION FORA 1.740 ACRE PARCEL Being a part of Quarter Township 2, Township-2, Range-19, United States Military ,~_, Lands, City of Dublin, Franklin County, State of Ohio, and being a survey of part of that 18.662 • acre tract as conveyed to Kenneth V. Gatto and Nancy Henceroth-Gatto, by deed of record in „~~, Official Record Volume 4558A04, all references being to those of record in the Recorder's Office, Franklin County, Ohio, said 1.740 acre parcel being more particularly bounded and described as follows: -"~ Beginning for_ reference at an iron pin set marking the northeasterly corner of fha~C"0.654 acre tract as conveyed to The City of Dublin by deed of record in Official Record Volume 30279H25, said point being 64.89 feet right of Station 69+97.36 upon the State of Ohio Right- of-Way Plans S.H. 558, Section A, said point being further referenced as being on the southerly right-of-way of Hard Road, as referenced in Plat Book 78, Page 12; thence South 89 ~ 19'40" East, along the northerly line of said 18.662 acre Gatto tract, the same being the southerly line of that 14.93 acre tract as conveyed to The Sawmill Partners Investment Co., by deed of record in Official Record Volume 657X15, a dist<nce of 448.28 feet to an iron pin set; thence with what represents new lines across said 18.662 acre Gatto tract the following two (2) courses and distances; South 0040'20" West, a distance of 175.15 feet to an ron pin set; and... North 89 ~ 19'40'' West, a distance of 423.70 feet to an iron pin set in the easterly line ~,,~, of that 0.654 acre tract as conveyed to the City of Dublin by deed of record in Official Record Volume 30279H25; thence along the easterly line of said 0.654 acre tract the following two (2) courses and distances; North 0358'02" East, a distance of 32.59 feet to an iron pin set; and... North 09'49'59" West, a distance of 145.05 feet to tl~e Point of Beginning and containing 1.740 acres more or less, according to a survey made by Jobes Henderson & Associates during January, 1998. ~I+i~iT ~ ~a~ `~ ~ 59 GRANT STREET ~«' ~" ~`'~ ~y`;'o`'o I NEWARK, OHIO 43055 FAX (614) 34~1-57ab LCGAL DCSCRIPTION POR A 1.740 ACRC PARCCL Page 2 Tl~e bearings in the above description are based on the grid bearing of Na~th 21 ~ 59' 12" East, .from the Ohio Coordinate System, Saudi Zone, as determined by field measurements between Franklin County Engineer's Monuments Station Frank 189, and Station 89 as referenced in a survey performed by R.D. Zande & Associates, Inc., on 5-9-95. All iron pins set are 5/8" in diameter rebar by 30" in length with red surveyors identification caps marked "J&H, PS 6878". . Subject to all valid and existing easements, restrictions and conditions of record. ~~ January 26, 1998 .testa: .. ~~P~ KEVIN ~y~ • ~O Kevin T. Blaine, P.S.?,~ Reg. Surveyor. No. 7830: r~ f ~. i ''%~R V E `~ ~.~` ~~ ~t~81T ~ Zl~ ,.. ..r., .. JOBES HENDERSON & ASSOCIATES INC. GMi ENGINEERING ~ UWO SURVEYING ~~~ ~M~._- ~ .~__~. LEGAL DESCRIPTION FORA 2.785 ACRE PARCEL Being a part of Quarter Township 2, Township-2, Range-19, United States Military Lands, City of Dublin, Franklin County, State of Ohio, and being a survey of part of that 14.93 acrc tract . as conveyed to the Sawmill Partners Investment Co., by deed of record in Official Record Volume 657X15, all references being to those of record in the Recorder's Office, Franklin .County, Ohio, said 2.785 acre parcel being more particularly_bounded and described as follows: Beginning for reference ai an iron pin set marlung the northeasterly corner of that 0.654 acre tract as conveyed to The City of Dublin by deed of record in Official Record Volume 30279H25, said point being 64.89 feet right of Station 69+97.36 upon the State of Ohio Right- of-Way Plans S.H. 558, Section A, said point being further referenced as being on the southerly right of-way of Hard Road, as referenced in Plat Book 78, Page 12; thence along the southerly right-of-way tine of Hard Road the following eight {8) courses and distances; North 11`32'10" West, a distance of 142.32 feet to ui iron pin set; North 4001'34" East, a distance of 78.33 feet to an iron pin set; South 8824'41" East, a distance of 144.92 feet to an iron pin set; along a curve to the right (Radius = 1161..91, Delta = 14~ 10'06") a chord bearing and disaance of South 81 ~ 19'39" East. 28b.59 feet to an iron pin set; along a curve to the right (Radius = 1161.91, Delta = 03 ~ 30' 14") a chord bearing and distance of South 72 29'29" East. 71.05 feet to an iron pin set; South 70'44'22" East, a distance of 2b0.58 feet to an iron pin set; . along a curve to the left (Radius =840.00, Delta = 0120'45") a chord bearing and disaancx of South 7l 24'44" East, 19.73 feet to an iron pin set; and... South 17~54'S4" West, a distance of 50.00 feet to an iron pin set in the northerly line of that 18.662 acre tract as conveyed to Kenneth V. Ciatto and Nancy Henceroth-Cato, by deed of record in Official Record Volume 4558A04; EX iF 16 ~ T ... .... 3l~ ... LEGAL DESCRlPT[ON FORA 2.785 ACRE PARCEL Page 2 thence North 89` 19'40'' West, along the northerly line of said 18.6G2 acre Gato tract, passing an iron pin set at 318.94 feet a total 767.22 feet to the Point of Beginning and containing 2.785 acres more or less, according to a survey made by Jobes Henderson & Associates during January, 1998. The bearings in the above description are based on the grid bearing of North 21 ~ 59' 12" East, from the Ohio Coordinate System, South Zone, as determined by field measurements between Franklin County Engineer's Monuments Station Frank 189, and Station 89 as referenced in a survey performed by R.D. Zande & Associates, Inc., on 5-9-95. All iron pins yet- aPe S/8" in diameter rebar by 30" in length with red surveyors identification caps marked "J&H, PS 6878". Subject to alt valid and existing easements, restrictions and conditions of record. January 26, 1998 '% .. „RvEYa,~+ EX~i~~ i ~ Kevin T. Blaine, P.S. Reg. Surveyor No. 783Qr ,~, ~-I~ ~. ~~" ~ REZONING APPLICATION (~ (Code Section 153.234 1~ TO EXPIRE C[TY OF DUBLIN 5800 Shier Rings Road OTCIInanCe NO. ~ G " Dublin, Ohio 43016 City Council 1st Reading s" Phone/TOD: 614/761-6550 Fax: 614/761-6566 City Council Public Hearing /!p City Council Action :,~ FOR OFFICE USE ONLY ~ ::.;':. .::> ,:. <:.:: • ,,,~ ,.~ ^ Amount Rece ed _ . . .:;.<.:; AppGcatwn N < • - q ~'~~ PdZ Date(s) PZEZ Ac ReceiptNo::<:~<`::~<:'>?> ..MIS- •<.:,: Fee No`s:': ~' ;' .~ - ~j :~:~~~< '~~~:srt>::::::::>~s:::;:<><- ~' : r ~~ ~ 'Date Received: ~ Re E ~,. ~ ,~ f~ cerv Type of Request. ~ ~ ~Y t ~ • t :•r.<:~i%v="{;n•\ ~i}~~:4; t~-Q}`j'}:{'i'~:I iirT:<.; .w.'~::~..-.:.. wi:. :.:,, ~:<,:~......:~..v ...: y t. :{.S i.!r.:?.::: :.... ^ PLEASE SUBMIT TWO (2) ORIGINAL SIGNED AND NOTARIZED APPLICATIONS ~ PLEASE PRINT' AND THIRTEEN (13) COPIES OF THE ORIGINAL APPLICATION and CHECK 7HE TYPE OF APPLICATION ^ Composite Plan(Code Section 153.058) Q Preliminary Development Plan (Code Section 153.056) ® other (Describe) Final rezoning + development plan I. PROPERTY INFORMATION TAX ID Noi Not available from Franklin Co. Parcel Size: DISTRICT PARCEL NO: (1 ~ 1.740 aC (Acres) (l) 2.785 ac Property Address: ~ ~ assigned by City Engineer "~'" I PropertyLocat;on: Southeast corner of Riverside Dr. (St. Rte. 257) and Hard Rd. ~""`" Side of Street: N, S, E, ( ~ South side of Hard Rd. Nearest Intersection: Riverside Dr. and Hard Rd. Distance from Nearest Intersection: O f t . N, ~ W from Nearest Intersection ExlsGng Land Use/Developmenl Undeveloped Proposed Land UselDevelopment: Washington Zt~-p. Fire Station #97 Current or Exlstirp Zoning paWd; PUD (northeast Requested Zontnfl District: ~~ quad rezoning pCD No. or Acres to be 4.525 -, 'L Pa9a 1 of 4 arm STATEMENT: Slate briefly how the proposed zoning and development relates to the existing and potential future land use character of the vicinity. The proposed zoning is very similar to the existing zoning in terms of comrr.ercial land use character of the vicinity. Among the more conspicuous differences between the existing and proposed zoning classifications is the permissibility of residential development, as well as some light scale commercial develoFment in the existing zoning. The proposed zoning facilitates a faster response and more imaginative solution options for_ a land use that will service all present and future uses of the vicinity. STATEMENT: State briefly how the proposed zoning and development relates to the Dublin Community Plan. The proposed zoning will facilitate a timely and efficient final step in response to publicly approved funding for a new fire station to serve the current and future needs of the localized area of the rapidly growing community. 1 PREVIOUS APPLICATION? Has an appliption for rezoning the property bgen denied by the City Counal within the last two (2) years? YES ^ NO ~) IF YES, WHEN? State the basis of reconsideration: IF A PLANNED DISTRICT IS REQUESTED, IS COMPOSITE OR PRELIMINARY PLAN ATTACHED? YES ~ NO ^ IF A PLANNED DISTRICT IS REQUESTED, IS PROPOSED DEVELOPMENT TEXT ATTACHED? YES C~ NO ^ II. PLEASE INCLUDE THE FOLLOWING: 14 COPIES OF LEGAL DESCRIPTION: L~- Legal desuiption of the property to be rezoned consists of page(s). ~ ~X ~ ~ ~ ~ PLAN REQUIREMENTS: 14 SETS OF PLANS TO SCALE (NOT GREATER THAN 24' X 3b' SHOWING: a. The site and all land 500 feet beyond the boundaries b. North arrow and bar scale c. Existing conditions (Roads, buildings, vegetatan,topography, jurisdictional boundaries, utilities, etc.) d. Proposed Uses (Regional transportation system, densities, ~' of dwellings, building/unit types, square footages, parkland/open space, etc.) e. Existing and proposed zoning district boundaries f. Size of the site in acres/square feet; and g. All property Gnes, street rights-of-way, easements, and other in(onnation related to the bcation of the proposed boundaries. 14 SETS OF REDUCED DRAWING(S) (NOT GREATER THAN 11' X 17") 14 COPIES OF COUNTY OWNERSHIP MAP: (NOT LESS THAN 8'rS' X 11' ANO NOT MORE THAN 16' X 207 Showing cantlguous property ownea wfthln 500 feet hom the perimeter of the aroa to be rezoned L Page 2 of 4 III. CONTIGUOUS PROPERTY OWNERS List all neighboring property owners within 300 feel from the perimeter of the area to be rezoned. Such list to be in accordance with the County Auddofs current tax list. (Use addAional sheets as necessary.) Labels formatted for Avery 5160 may besubmitted as labels or on a computer disk. PROPERTY OWNER (not Mortgage Company or Tax Service) MAILING ADDRESS CITY/STATE2IP CODE See attached list. ~ ~~ ~ ~iT~ ~. Page 3 0l ~ F:~_ .:.:,:;,I:cation IV. PROPERTY OWNER INFORMATION ~. , Name of current Property Owner(s): Washington Township Board of Trustees ' Mailing Address: 5985 Cara Rd. , P.O. Box 39 (Street, City, State, Zip Code) El 430()2-9 % 17 Daytime Telephone: 614-777-2060 Fax: 619-777-2064 Name of Contact Persona, (ex. Attorney, Architect, etc): Tom E. Spring, Ae'nii.n~ sY.r«tor ' Please complete the Agent Authorization, Section VII, below. Mailing Address: Scime as above ' (Street, City, State, Zip Code) Daytime Telephone: Same as above Fax: ~~ as aboVt3 Which of the above is the primary contact person? `Iota Spl:iirtg V. AUTHORIZATION TO VISIT THE PROPERTY Site visits to the property are necessary by City representatives in order to process this application. The Owner/Appliaant her~y authorizes City representatives to visit, photograph and post a notice on the property desaibed in this appliption. VI. UTIt_ITY DISCLAIMER The CRy of Dublin wiq make every effort to provide essential services to the property as needed. However, the rapkl growth of the City of Dublin and northwest Franklin County has sUetd'ted the City's capaaty to provide these services to the Rrnit. As such, the City of Dublin maybe unable to make all or part of said taa'Iitiles avaUable to the applicant until some future date. The AppficanUOwner hereby acknowledges that 8pproval of this request for rezoning by the Oubfut Planning and Zoning Commission and/or Dublin City Counal does not constitute a guarantee or binding commitment that the City of Dublin will be able to provide essential services such as water and sewer faclities when needed by said Applicant. VII. OWNER AUTHORIZATION FOR REPRESENTATIVE oWi'l~tr YII~ ~ ~ r I , the ownerand applicant, hereby authorize /ICI PaCh~~7 9n~ Aoel A• v~cl~`fec~s ~•1c- . to ad as my representative a agent in aq matters pertaining to the processing and approval of this application inducting modifying the project, and 1 agree to be bound by ad representations and agreements made by the designated agent. Slgrutvne of Cu roperty Owner. Date: Signature of Current Property Owner. Date: Vlll. APPLICANTS AFFIOAViT STATE OF Ohio COUNTY OF L,r«r.~Ylin I, Robert J. Ape? (Meaehanl ~ Apel Architects IpC.) , ~ applicant or the applicant representative, have read and understand the contents of this appliption. •The infortnation~amtained in this application, attached exhbits and other infonnatan submitted is complete and in atl respects true and cofrect, to the best of my knowledge and belief. Slflnature of Appllunt or Authorized RepresenLaUvt: Subsaibed and sworn to before me this ` ~[ day of r USA KAY SNOPE No~arpueur~sm>`a~a~o rrfrcowssaN ors wa ~, ~ooo ~f~r~'OF o~C Date: 11~~ =G ~~ 19~ Notary Public Page 4 of 4 ~ Rev. Felxuary 11, 1090 C.~OFflCE'~L'.F':.~: ~.'. r':.f;~1.r,V~PPLICAPREZONE/1PP III. CONTI(3UOU8 PROPERTY OWNERS PARCEL # OWNER/ADDRESS 273-008403 Carol L. Schlotterer 7588 Riverside Dr. 273-008433 Gloria L. Humphreys 7575 Riverside Dr. 273-008592 Jerry & Franceen Kaye 7593 Riverside Dr. 273-008593 College Properties of Northern Ohio Inc. 7650 Riverside Dr. 273-008594 Sawmill Partners Investment Co. Riverside Dr. 273-008595 Jerry & Franceen Kaye 7591 Riverside Dr. 273-008602 Robert & Sharon Kramb 7501 Riverside Dr. 273-008830 College Properties of Northern Ohio Inc. Riverside Dr. 273-008887 ~ Deborah McCullough, Trustee Riverside Dr. 273-008888 Richard & Susan Carroll 7457 Riverside Dr. 273-008889 Kenneth & Nancy Gatto Riverside Dr. 273-008968 Daniel & Rhonda Virden 7525 Riverside Dr. 273-009033 Paul & Kimberly Martin 7511 Riverside Dr. FLAILING ADDRESS 324 N. County Rd. 198 Fremont, OH 43420 7575 Riverside Dr. Dublin, OH 43016 7593 Riverside Dr. Dublin, OH 43016 Controller's Office 173 W. Lorain St. Oberlin, OH 44074 -f Schottentein Investment 1798 Frebis Ave. Columbus, OH 4320 Fr 7591 Riverside Dr. Dublin, OH 43016 7501 Riverside Dr. Dublin, OH 43016 Controller's Office 173 W. Lorain St. Oberlin, OH 44074 139 Signature Dr. S. Beavercreek, OH 45385 7457 Riverside Dr. Dublin, OH 43016 2850 Margate Rd. Columbus, OH 43221 7525 Riverside Dr. Dublin; OH 43016 7511 Riverside Dr. Dublin, OH 43016 ~. Y li ...~ :., TY OF DU ~.-.~ i -~ vi ;;~ a r I rn ~ vi vi ~ r I ~ a~ o~p ~' I a0 I N ~ u I I I I ~ I 3 I I 1 I ~o ~ I _~ i N I V I I ~ I ~ ~ /. I i ,~/ ~- ~ N ~/ / 3 I ~ ~b~N F ~ / g I a ~ I ~ ~ / z I ~ ~/ I / N / I ~ V I 1. I /~ ~ ~ ~j • ,, I Q ~ ~ I 1 I ~ I N I 3, I' ~ ~ g _ .I f ~ ~~° ~ ~, I o I I p I z I ~ W I I ~ Y O w a ~ °~ ^ \ ~ I :31 ~ ~'"~' o~~ t~2•ro •pY N ~ x•32 I N /~ J ~' v lll~~~ e, 01 Yj b~ '~ w ~~ Rou{e~g25 Mate r.•,„n ~r 19~ ~ ~, ~;,~,niv :, r. ~ f~ ~" ;.I t i.~ ~.... ~. .,. c: o~ -L y `} '- ~ u~Q ~ U Z ~~ ~ ~ ~ tD N o ~ '- v~o ~ a c c a~ Y ~\ O1 ~ . ' SL ,9l t ~ 3 .,oa,o~.oo N ~ .~ ~ W Q ~o N o~ ~ ~~ ~ ~ W W W W N ~ ~ ~ O ~~ N 0M O ~ 1~ n :} O d~ z z ~ z G. ~~ z / . ~ ~ ~ 49 59 ~ N 9~ W . p ~ 01 a ~,_, ~•C tU_ ~ m ~ `~ J ,.~ ~, . u ~ h cN ~ Q~~ L t ~ C > Composite Plan/Development Text December 1, 1998 December 30, 1998 - REVISED January 20, 1999. - REVISED February 2, 1999 - REVISED DEVELOPMENT PLAN REVIEW WASHINGTON TOWNSHIP FIRE STATION #97 The proposed site is one 1.740 acre parcel and one 2.785 acre parcel at the southeast corner of Riverside Drive (State Route 257) and Hard Road. The site is proposed for construction of a fire station. All provisions regarding density, setback, height, park-~ng, circulation, waste/refuse, and landscaping relative to the location --- ~ of the property are addressed below in the item-by~tem response to the requirements of Dublin City Code 153.058(D)(3). A. SETBACK: The attached site plan provides for a ±145' setback along State Route 257 and a 50' setback along Hard Road for pavement and building. Minimum side and rear yard setbacks are 5' for retaining walls and 15' for building and paving. The total building and paving lot coverage in this application is ±21.5% (which includes the proposed/future apparatus bay expansion).- B. HEIGHT: .The proposed building is a one story structure with a maximum height of 35' to the ridge height. C. PARKING AND LOADING: 43 parking spaces are provided based upon the total square footage of the building (including the apparatus bay since ±530 SF of public meeting space is included. in the building). 1/250 SF = 40 spaces required. A .total of 43 spaces are provided. One loading space is required and provided. D. WASTE AND REFUSE: The trash dumpster location is indicated on the site plan. The dumpster will be fully screened from view. E. STORAGE AND EQUIPMENT: A detached storage building location is indicated on the site plan. Stored materials will be completed screened from view. Ground mounted mechanical equipment will be screened with plant material. (Exact locations of ground mounted mechanical equipment to be determined.) It is intended for all other mechanical '° equipment to be roof mounted and fully screened from view within the building parapet. AS 8U8MRTED ~ COUN ~~OR MEEflNQ ON Page 2 F. CIRCULATION: Circulation is provided throughout the site, immediately adjacent to the building. Two curb cuts are provided off of Hard Road to permit loop circulation of the fire apparatus. Vehicular access to Riverside Drive shall not be provided. G. LANDSCAPING: New landscaping in conformance with the Dublin Landscape .Code shall be indicated on the landscape plan. Due to the unique and' difficult character of this site, tree replacement in compliance with the Tree Preservation Ordinance shall be accomplished either by formula to determine. trees to be purchased by the Owner for planting in a City park, or the Owner will solicit a negotiated settlement with City Council. H. SIGNAGE AND GRAPHICS: Signage will conform with all aspects of the Dublin Sign Code. Furthermore, the sign shall be mounted on a stone base, the total height of the sign installation shall not exceed 6'-0", and the maximum size of the sign area shall not exceed 50 square feet. I. SITE LIGHTING: Site lighting will conform with all aspects of the City of Dublin Lighting Guidelines. J. FENCING: No fencing is proposed. K. ARCHITECTURAL TREATMENTS: Exterior materials shall be Belden Belcrest Brick #760A or similar (similar in color to Scioto High School), stone, asphalt shingle roofing (Weatherwood color), metal standing seam roof (Dimensional Metals "Stone" or similar), garage doors and trim colors to match Dimensional Metals "Stone", dark bronze glass, and anodized dark bronze aluminum frames. For the sake of history in the progress of this project, including in this package is the "alternate split-face concrete block scheme" which was prepared for the Trustees and citizens for the purpose of economy. Meacham & Apel proposes the brick and stone scheme for approval and construction. /_ ~~ z NO JNU33W !!O~ 3'-0' 3'-0" C/ (MAX) ~i~Nno~ Ol a3L1lwans 3" w 6" II ~ r--~ -: O I------- lo i + ~ I ~~ .-. I ~ I ~ I ~ 11I~ I / h ~ o I F V ~ I l~J !/ I r~. ~ I _ r ~ I ~ VJ I ~ ~! ~ ~ ~ - I h O o I t ~ O ~_ I ~ ~ m I ~ I J rn I ~ v! I ~ N rn of t ~~ ~ I h CD I h I h ~. ~~ I I ~ - ~ rn rn I ` ~J I + '-' ~ h O = I ~ m I ~ I ~ h w ~ I r ~ ~ ~ I I ~~ ' ~ ~ I I O L ~J O Z ~ = m° -DC°~ ~~~ 0 0 ~ ~~~ ~ ~ O ~ ~O-~ DAR z ~ o oZ os-D G7 ~ Z Nam ~ m m SzzD ~Cz ~ v ~ p Z O v z „. w - ~__. -OSES 1 ~ENDERSON & ASSOCIATES INC. N1l ENGINEERING & LANG SURVEYING LEGAL DESCRIPTION FORA 1.740 ACRE PARCEL Being a part of Quarter Township 2, Township-2, Range-19, United States Military Lands, City of Dublin, Franklin County, State of Ohio, and being a survey of part of drat 18.662 acre tract as conveyed to Kenneth V. Gatto and Nancy Henceroth-Gatto, by deed of record in Official Record Volume 4558A04, all references being to those of record in the Recorder's Office, Franklin County, Ohio, said 1.740 acre parcel being more particularly bounded and described as follows: . ~ -~" Beginning for_rel<erence at an iron pin set marking the northeasterly corner of-tha~C0.~654 - - acre tract as conveyed to The City of Dublin by deed of record in Official Record Volume 30279H25, said point being 64.89 feet right of Station 69+97.36 upon the State of Ohio Right- of-Way Plans S.H. 558, Section A, said point being further referenced as being on the southerly right-of--way of Hard Road, as referenced in Plat [look 78, Page 12; thence South 89 ~ 19'40" East, along the northerly line of said 18.662 acre Gatto tract, dLe same being the southerly line of that 14.93 acre tract as conveyed to Tl~e Sawmill Partners Investment Co., by deed of record in Official Record Volume G572C1S, a distance of 448.28 feet to an iron pin set; thence with what represents new lines across said 18.662 acre Gatto tract the following two (2) courses and distances; South 0040'20" West, a distance of 175.15 feet to an ron pin set; and... , North 89 ~ 19'40'' West, a distance of 423.70 feet to an iron pin set in the easterly line ~, , of that 0.654 acre tract as conveyed to the City of Dublin by deed of record in Official Record Volume 30279H25; thence along the easterly line of said 0.654 acre tract the following two (2) courses and distances; North 0358'02" East, a distance of 32.59 feet to an iron pin set; and... North 09 ~49'S9" West, a distance of 145.05 feet to llie Yoint of Beginning and containing 1.740 acres more or less, according to a survey made by Jones Henderson & Associates during January, 1998. Bch ~01T 1~ ~ ~a~ ~~wh ~.-- - ~~ 59 GRANT STREET ~ «, rlU t y j Jti~a-~y~ I NEWARK, OHIO 43055 FAX (614) 34~l-57x6 LCGAL DRSCRIPTION FORA 1.740 ACRC PARCCL Page 2 Tl~e bearings in the above description are based on the grid bearing of North 21 ~ 59' 12" East, .from the Ohio Coordinate System, South Zone, as determined by field measurements between Franklin County Engineer's Monuments Station Frank 189, and Station 89 as referenced in a survey performed by R.D. Zande & Associates, Inc., on 5-9-95. All iron pins set are 5/8" in diameter rebar by 30" in length with red surveyors identification caps marked "J&H, PS 6878". Subject to all valid and existing easements, restrictions and conditions of record. January 26, 1998 .~9s-tOC: ~ KEVIN Q Kevin T. Blaine, P.S.=,~ . rx~rrtE - Reg. Surveyor. No. 7830=_ ~g~ '~` O ,~= ''%~RVEYQ.~`° Z~~ .. ,~,,,. JOBES HENDERSON & ~ssociATES iNC. CM: ENGINEERING be LANt] SURVEYING LEGAL DESCRIPTION FORA 2.785 ACRE PARCEL ,~,, _ Being a part of Quarter Township 2, Township-2, Range-19, United States Military Lands, City of Dublin, Franklin County, State of Ohio, and being a survey of part of that 14.93 acre tract as conveyed to the Sawmill ParMers Investment Co., by deed of record in Oll-icial _ Rxord Volume 657X15, all references being to those of record in the Recorder's Off~e, Franklin .County, Ohio, said 2.785 acre parcel being more particularly bounded and described as follows: Beguuung for reference at an iron pin set marking the northeasterly corner of that 0.654 acre tract as conveyed to The City of Dublin by deed of record in Official Record Volume 30279H25, said point being 64.89 foot right of Station 69+97.36 upon the State of Ohio Right- of-Way Plans S.H. 558, Section A, said point being further referenced as being on the southerly right-of-way of Hard Road, as referenced in Plat Book 78, Page 12; thence along the southerly right-of--way line of Hard Road the following eight (8) courses and distances; . North 11`32'10" West, a distance of 142.32 feet to azi iron pin set; North 40`0]'34" East, a distance of 78.33 feet to an iron pin set; South 8824'41" East, a distance of 144.92 feet to an iron pin set; along a curve to the right (Radius = 1161..91, Delta = 14~ 10'06") a chord bearing and distance of South 81 ~ 19'39" East, 286.59 feet to an iron pin set; along a curve to the right (Radius = 1161.91, Delta = 03 ~ 30' 14") a chord bearing and distance of South 7229'29" East, 71.05 feet to an iron pin set; South 7044'22" East, a distance of 260.58 feet to an iron pin set; . along a curve to the !eft (Radius =840.00, Delta = Ol X20'45") a chord bearing and distance of South 71 24'44" East, 19.73 feet to an iron pin set; and... South 17~54'S4" West, a distance of 50.00 feet to an iron piw set in the northerly line of that 18.662 acre tract as conveyed to Kenneth V. Gatto and Nancy Henceroth-Cato, by dood of record in Official Record Volume 4558AQ4; ~'X µ 16 ~ T .~ 3~~ LEGAL DESCRIPTION FORA 2.7$S ACRE PARCEL Page 2 thence North 89` 19'40" West, along the northerly line of said 18.662 acre Gato tract, passing an iron pin.set at 318.94 feet a total 767.22 feet to the Point of Beginruing and containing 2.785 acres mare or less, according to a survey made by Jobes Henderson & Associates during January, 1998. The beiu~ings in the above description are based on the grid bearing of North 21 ~ 59' 1 ?" East, from the Ohio Coordinate System, South Zone, as determined by field measuremertt.~ between Franklin County Engineer's Monuments Station Frank I89, and Station 89 as referenced in a survey performed by R.D. Zande & Associates, Inc., on 5-9-95. All iz'on pins set- aY a -5/8" - in diametEr rebar by 30" in length with red surveyor identification caps marked "J&H, FS 6878". Subject to all valid and existing eascmcnts, restrictions and conditions of record. January 26, 1998 .rve-totl3.a« Kevin T. Blaine, P.S. ,~~~ tt~ ry~O~i Reg. Surveyor No. 783Qe.* ;~ x ~ ~ ~S ~ ,,~~~~~; R V 6 Y ~P,~a~r ry~~~11/11111/11 Exf~l~ll .~ ~I~ III. CONTI(3UOU6 PROPERTY OWNERS PARCEL # OWNER/ADDRESS NLAILING ADDRESS 273-008403 Carol L. Schlotterer 324 N. County Rd. 198 7588 Riverside Dr. Fremont, OH 43420 273-008433 Gloria L. Humphreys 1 . S1 iv 7575 Riverside Dr. 6 430 OH Dublin 273-008592 Jerry & Franceen Kaye 7593 Riverside Dr. 7593 Riverside Dr. Dublin, OH 43016 273-008593 College Properties of Controller's Office Northern Ohio Inc. 173 W. Lorain St. ~ _ 7650 Riverside Dr. Oberlin, OH 44074 273-008594 Sawmill Partners Schottentein Investment Investment Co. 1798 Frebis Ave. Riverside Dr. Columbus, OH 43206 273-008595 Jerry & Franceen Kaye 7591 Riverside Dr. 7591 Riverside Dr. Dublin, OH 43016 273-008602 Robert & Sharon Kramb 7501 Riverside Dr. 7501 Riverside Dr. Dublin, OH 43016 273-008830 College Properties .of Controller's Office Northern Ohio Inc. 173 W. Lorain St. Riverside Dr. Oberlin, OH 44074 273-008887 ~ Deborah McCullough, 139 Signature Dr. S. Trustee Beavercreek, OH 45385 Riverside Dr. 273-008888 Richard & Susan Carroll 7457 Riverside Dr. 7457 Riverside Dr. Dublin, OH 43016 273-008889 Kenneth & Nancy Gatto 2850 Margate Rd. Riverside Dr. Columbus, OH 43221 273-008968 Daniel & Rhonda Virden 7525 Riverside Dr. 7525 Riverside Dr. Dublin; OH 43016 273-009033 Paul & Kimberly Martin 7511 Riverside Dr. 7511 Riverside Dr. Dublin, OH 43016 Ex~diT~ ~. 1 ~ Y ~ ` i~ l i ~+F• ; g 158 ~ .'''' i TY OF DU... ~ a ~• ~ v C N ~ N ~ 1\ ..._ ___ 1 . _~ z ~ z z o ~ o N ~ N~ ~b v 0 ~ 0 N -' nl ~*1 ' .~. N rn D n r ~ ~v ~* a; ~. ~ . ~ Go ~ rt '^ '~ 1O ~O ' d . r- ri } . p '~ ' o. `4 ~~Q fj ~*. ~~ ^IV ~ /V ~O ~ fl l01 IT z W W N t„ ~ by ~N m ~I~ ~o ol~: 0 s y ~ D O0.~, ~o ~~~ rn cn NONOp ~ o~ -~ .~ `D r ~" .o .1 vP O f .~ .:"'~ ''' ~uyl I ~, At~~r~r~~ ~1!I ~~;i -;~ u~~l:i 1 1, ,~, b£ a}nod a} ~ ~~z i i ~ ~~ ~ ~ Z£ t t N o. ~ " ~ •~~ v ~ I>:: \\ ao (~ ~~' I .m ~ I z I ~ I ~ $ ~~ ~ I I ~~ ~ ~ N I ~ ~ v ' ~ I ~ .~ 1 ~ I D ~l ~ ~ n 1 _\ ~ I I ~~ I _ / / ~ / I / _ i / ti ~ I I ~' z ~~ / ~ a ~ ~~ o /y ~ I 4o to qyb V / I 1 /„~' I ./~ ~ ~ ~ / I '\ w~ I I ~^ i "* I S' I oT~ I ~ ~ t I I i I I V' I o `O- I ' I :~: I -~ :: ,fi •- ~ -~ o QAo u~~~ "~ i. __ : r N~C~QGaQG~ ~ /Qp~d ARCHITECTS ~aQo February 10, 1999 Dublin City Council City of Dublin 5200 Emerald Parkway Dublin, Ohio 43017 RE: Washington Township Fire Station #97 Dear Council Members, On behalf of the Trustees of Washington Township and at their request, this letter is written to document their request for a waiver for each of the following site development issues relative to the proposed new fire station. Prior to listing the items, it shall be briefly noted and considered that there are substantive reasons to request a waiver for .each item. 1. The Dublin portion of all water capacity, tap, and frontage capacity charges. REASON: Washington Township is a public service provider for Dublin. 2. The Replacement Trees Ordinance deficit. REASON: This tree replacement ordinance is a new ordinance and this project is among the first to be scrutinized under """~" the ordinance. Due to the unique nature of this site, it is not possible to meet the "strict letter" of the requirements of the ordinance, though the landscape architect has pushed `"` the design as far as it can go toward that end. As is commonly learned in life, it is difficult to make general rules apply to all situations. 3. Extension of a 12 inch water line across the site. REASON: The water line is presently dry, installed for "future" development. The Township is not in opposition to installing an extension of the water line across their site, but would prefer to take that action and incur the expense at a future time when adjacent development provides a purpose for the continuation of the water line. Installation at this time would be a dry extension to the next property of an existing dry water line. ~ ~ ~ 0 M D V 5640 FRANTZ ROAD DUB TOQ1~Il~R1~C 0407 FAX 61 •0~~ ~ ~ ~~ '2 FOR MEETING ON ~~~ 99 CITY c!~__~~_s~L6N Page 2 4. Installation of an 8 foot wide asphalt bike path along Riverside Drive. REASON: Similar to the water line extension, the Township is not.. opposed to installing the bike path in the future when development to the south provides a "place" for the proposed bike path to extend to. The foregoing request has been proposed to the City of Dublin and approval is pending. Respectfully submitted, Meacham .& Apel Architects Inc. William L. Morris, Project Architect cc: Jan Antonoplos - Trustee Chair Kurt Proegler Michael Keenan Joyce Robinson Tom Spring. Chief Bostic FFB I 11999 CITY C`1= ~~?~~1..61'rl crTV (1F nlirll,rn Division of Planning 5800 Shier-Rings Road DabGn, Ohio 43016-1236 'hone/f D D:614-161-6550 fax:614-761-6566 Web Site: www.dubl'm.oh.us EXHIBIT.. DUBLIN PLANNING AND ZONING COMNIISSION RECORD OF ACTION January 7, 1999 The Planning and Zoning Commission took the following action at this meeting: -l 2. Rezoning Application 9~8-131ZDP -Composite Plan and Development Plan -Northeast Quadrant - ire Station X97 -4497 Hard Road . Location: 4.525 acres located at the southeast corner of Hard Road and Riverside Drive. E~tisting Zoning: R-1, Restricted Suburban Residential District and PUD, Planned Unit Development District (Northeast Quad Plan). Request: PCD, Planned Commerce District. Proposed Use: A 10,457 square foot fire station. Applicairt: Washington Township, c% Tom F. Springs, Administrator, 5985 Cara Road, Amlin, Ohio 43002; represented by Bill Moms, Meacham and Apel Architects, Inc., 5640 Frantz Road, Dublin Ohio 43017. Motion: To approve this rezoning application with six conditions, and the development plan with 11 conditions: Rezoning/Composite Plan conditions: 1) That the text be revised, prior to Councal consideration, to reflect the tree replacement plan, restrict the sign to a monument design not exceeding six feet in height, reflect the.number of parking spaces on the plan, and include specifics on building materialslcolors and roof design, subject to staff approval; 2) That a complete tree survey, tree preservation plan, and tree replacement plan be submitted, subject to staff approval; 3) That an eight foot bikepath be provided along the Riverside Drive frontage; 4) That stormwater design comply with the City's Stormwater Management Ordinance; 5) That the water line be extended along the Riverside Drive frontage; and 6) That conditions 2-5 be incorporated into the plan and completed within 30 days. Development Plan conditions: 1) That the future bay addition be subject to Commission approval, at a later date; 2) That street trees be planted along the Riverside Drive frontage; Page 1 of 2 /1S 8UBM[IT'tfD ?>D COUNpL ~~1~~~ M~a oN o2 ~~ ~ DUBLIN PLANNING AND ZONING CONIlVIISSION RECORD OF ACTION January 7, 1999 2. Rezoning Application 98-131ZDP -Composite Plan and Development Plan -Northeast Quadrant -Fire Station X97 -4497 Hard Road (Continued) 3) That the elevation drawings be revised by enlarging the east facing windows, adding brick architectural features, and coordinating the door and trim colors with the color of the standing seam metal roof; 4) That the parking lot screening be subject to field inspection prior to occupancy and that additional evergreen landscaping be planted, if naxssary to meet Code, to the satisfaction of staff; ~ 5~ That sign elevations and-details be submtted and that all site signage be consistent with the text and the Sign Code; t7 That the proposed detention pond be relocated outside the wooded area; 'n That the site lighting plan meet the requirements of the Dublin Lighting Guidelines; 8) That protective fencing be provided during the entire construction period in accordance with the Tree Preservation ordinance; 9) That windows be added to the community meeting room on the west elevation, and spandral glass be used on the north elevation, if possible; 10) That a revised h~ plan, staling plan, grading plan and elevations be submitted within two weeks; and 11) .That the applicant schedule apre-submittal meeting after Conditions 3-6 have been met to the satisfaction of staff and prior to filing for building permits. * Bob Ape1 agreed to the above conditions. VOTE: 5-0. . RESULT: This rezoning applivation was approved It will be forwarded to City Council with a positive recommendation. TAFF CERTIFICATION Kim Littleton Planner Page 2 of 2 DUBLIN PLANNING AND ZONING CONIlVIISSION RECORD OF ACTION January 7, 1999 CITY f1F DUBLIN Division of Planning 5600 Shier-Rugs Road - ~~~!vblin, Oha 43016-1236 one/iDD: 614-161 ~SSO Fax: 614-761-6566 Web SNe: www.dubl'n.oh.us The Planning and Zoning Commission took the following action at this meeting: 2. Rezoning Applicxition 98-131ZDP -Composite Plan and Deveiap~eat Plan -Northeast Quadrant -Fire Station X97 - 4497 Hard Road Location: 4.525 acres located at the southeast corner of Hard Road and Riverside Drive. Existing Zoning: R 1, Restricted Suburban Residential District and PUD, Planned Unit Development District (Northeast Quad Plan). Request: PCD, Planned Commerce District. Proposed IIse: A 10,457 square foot fire station. Applicant: Washington Township, c% Tom E. Springs, Administrator, 5985 Cara Road, Amlia, Ohio 43002; represented by Bill Morris, Meacham and Apel Architects, Inc., 5640 Frantz Road, Dublin Ohio 43017. Motion: To appmtie this rezoning application with six conditions, and the development plan with 11 conditions: Rezoning/Composite Plan conditions: 1) That the tact be rervised, prior to Coucxxal consideration, to reflect the tree replacement plan, restrict the sign to a monument design not exceeding six feet in height, reflect the.number of parking spaces on the plan, and include specifics on building materials/colors and roof design, subject to staff approval; 2) That a complete tree survey, tree preservation plan, and tree replacement plan be submitted, subject to staff approval; 3) That an eight foot bilaepath be provided along the Riverside Drive frontage; 4) That stormwater design comply with the City's Stormwater Management Ordinance; 5) That the water line be extended along the Riverside Drive frontage; and 6) That conditions 2-5 be incorporated -into the plan and completed within 30 days. Development Plan conditions: 1) That the future bay addition be subject to Commission approval, at a later date; 2) That street trees be planted along the Riverside Drive frontage; Page 1 of 2 AS BUeMf i~ ~ GOUNt~i. ~LG~~NOR MEEtINO ON °2 I ~r 9' DUBLIN PLANNING AND ZONING CONIlVIISSION RECORD OF ACTION January 7, 1999 2. Rezoning Application 98-131ZDP - Composfte Plan and Development Plan -Northeast Quadrant -Fire Station AE97 -4497 Hard Road (Continued) 3) That the elevation drawings be revised by enlarging the east facing windows, adding brick architectural features, and coordinating the door and trim colors with the color of the standing seam metal roof; 4) That the parking lot screening be subject to field inspection prior to occupancy and that additional evergreen landscaping be planted, if na~essary to meet Code, to the satisfaction of staff; ~ That saga elevations and-dehails be submitted and that all site signage be consistent with the text and the Sign-Code; ~ That the proposed detention pond be relocated outside the wooded area; Tj That the site lighting plan meet the requirements of the Dublin Lighting Guidelines; 8) That protective fencing be provided during the entire construction period in accordance with the Tree Preservation ordinance; 9) That windows be added tD the community meeting room on the west elevation, and spandril glass be used on the north elevation, if possible; 10) That a revised landscape plan, .staking Plan, grading Plan and elevations be submitted within two weeks; and 11) .That the applicant schedule apre-submittal meeting after Conditions 3-6 have been met to the satisfaction of staff and prior to filing for building permits. * Bob Apel agreed to the above conditions. VOTE: 5-0. RESULT: This rezoning aplivation was approved It will be forwarded to City Council with a positive recommendation. TAFF CERTIFICATION Kim Littleton Planner Page 2 of 2 Dublin Planning and Zoning Commission Minutes -January 7, 1999 DRAFT Page 14 Mr. Apel hoped adjustments to the eastern windows and brick details to that elevation could be made with staff's approval. The Commissioners agreed. Mr. Lecklider said this was an outstanding project and a fine presentation. Mr. Eastep made a motion to approve the composite and development plans, with conditions: Rezoning/Composite Plan conditions: 1) That the text be revised, prior to Council consideration, to reflect the tree replacement plan, restrict the sign to a monument design not exceeding six feet in height, reflect the number of parking spaces on the plan, and include specifics on building materials/colors and roof design, subject to staff approval; 2) That a vomplete troe survey, tree preservation plan, and tree replacement plan be submitted, subject to staff approval; 3) That aneight-foot bikepath be provided along the Riverside Drive frontage; 4) That stormwater design comply with the City's Stormwater Management Ordinance; 5) That the water line be extended along the Riverside Drive frontage; and 6) That conditions 2-5 be incorporated into the plan and completed within 30 days. Development Plan conditions: 1) That the future bay addition be subject to Commission approval, at a later date; 2) That street trees be planted along the Riverside Drive frontage; 3) That the elevation drawings be revised by enlarging the east facing windows, adding brick architectural features„ and coordinating the door and trim colors with the color of the standing seam metal roof; 4) That the parking lot screening be subject to field inspection prior to occupancy and that additional evergreen landscaping be planted, if necessary to meet Code, to the satisfaction of staff; 5) That sign elevations and details be submitted and that all site signage be consistent with the text and the Sign Code; 6) That the proposed detention pond be relocated outside the wooded area; 'n That the site lighting plan meet the requirements of the Dublin Lighting Guidelines; 8) That protective fencing be provided during the entire construction period in accordance with the Tree Preservation ordinance; 9) That windows be added to the community meeting room on the west elevation, and spandrel glass be used on the north elevation, if possible; 10) That a revised landscape plan, staking plan, grading plan and elevations be submitted within two weeks; and 11) That the applicant schedule apre-submittal meeting after Conditions 3-6 have been met to the satisfaction of staff and prior to filing for building permits. Mr. Apel agreed to the above conditions. Mr. Peplow seconded the motion, and the vote was as follows: Mr. Lecklider, yes; Mr. Sprague, Yes; Mr. Fishman, yes; Mr. Peplow, yes; and Mr. F.astep, yes. (Approved 5-0.) .~, ~~~ \ \ 1 ,, ~ ,~ a d «! ~ ~ 'e 1 K 'f R ~ ~ ~ ~~ x / -- ~, -'. . ~~ ro~rn u~ SITE ~~ ~~ ~ ~ ~ ~~ I/ // ~.q ...II ~~ Q ~ ~~ t ~ ~" ~ -"'' ~ Composite/Development Plan Washington Twp. Fire Station 7500 Riverside Drive • TUliaEt RD yf-1 - wT9~11 r PUD PUD R-1 '~..._: ~'UD R-1 - ~- ..... ~ .SITE R-1 PUD s ~t ~1 R~1 R-1 i ~~ . - - ~/ CC ~f ~ !!A s~ R ~ 98-131ZDP R-~. ; Composite/Development Plan WashiAgton Twp. Fire Station 7500 Riverside Drive ' .I ~ jJ ~ - s R-1 ~ r'`'.~ C ~~ . NE QUAD SUBAREA PLAN ~ v . ~ ~ ~lyz •7i'fl. ~- •. ° •I _ ~ i iej r.He •>~! Oe• •O ~1' b• •rY ~ II •{r d':- ddJ t ,~. ~. , ~! CN fw,enen lewtf ul Ne. <e •w Gbw fe~~ ~ ~ I INNI \; ...,,.t.• ~~ I ' 1! g __:-:-tiT-~ ~ ,~:i~~ -= f ~ ,fir 1 ~ ~ '~w:.., i 't„ ,. 1 TA JA•JN l~. 1 y. I. I i \, ,[ V Y ` ' ~ = ~. ~ ;,,, 7 I . Mt(.x ~ SUB ...~ •.~~ .8' ~ W,--~----- =-~ - ~ '%~~1 • • ' /~ AREA ~~ ~ =4s.a.c. ~, ::,~ c.` / ~:..(~• .., I set ac. __.._ - . - -• -- -•- - • - - -- ~. 1 +..a~1._ / ~ 1 .SUB ~ _: i '' ~~~ ~ ~ ~ - AREA ~,-. -'-~~`:"; -=~ ,.. ._ , . -- - - -- - , 1 rt7.0 as ` _~ ~ ""' s _~ uZ~./ ~ .~ ...---.-...~----~--'^"..,..^` _._____.~"==-= - 4.0 ~ .SUB of a~ ..., ~~: f..-. __--`. , _ - ~ s~C:<I..~ .~.,.,~ .. ~ __ . 1_•,,.,, i AREA • ..awny.~ ~ ~~~1' -_----_- -._ .,~..__..~._ ~ ~ L is r SUB _ ~ , -• ._ ~_---._ .... -:za ~ AREA - 717 M1 AM .,~_ ~.:~~1~ --C1~t~ --~~ 13 ~?„ 1~ ol-. ,. ' ~ 5A r. ~~•. _e<I . d. _ I~j~`,>,•• ~~ ;.. ---'- ----~-..__.. _.....:_.--~-=-' AREA i r =nsac. -,... • ' ' ~ ~• ~k C~'1~JyL HAi~b~ ROAD ALIGNMENT 1SG~OOL ~-+o ~oesT wuu , i A6 ~ , v0 `~ 1 1 ~ I ~. +v'' • ~~• __ 1 ~~ =19.4 aC. • ,~ ~• 1 r4-.r . ;1,..., ~ u+ _ ~ I ' SUB ~1 r : - ___... _ - ~~ ~ AREA ~ ~ 11 t ~ 1 ~~ "J+~ ~ 1 `~ ~~ 1 ...... ~ , 1 5.8.. k..' ~ -21.6 as SITE ~` sus ~ ~-1 _. ... __. ~, -e,M1 1 • ~ ~.,.-~:j .. I SUB `,~ ~ AREA - ' N p l~,,~ _ J '~ ARE ~ r' 1 si4.5 ac_ C) /~ 1 '-36.5 `i 1 fir- _ +.~-----_- cll, cubs, ~~ <~1..~~-...~•:~ ~ ~ ;! ~ ;.~ v ~l . 1,..•li ~ ~' ~t y.l ~\,~ .~ _ ~. 1_w ~.. .°...• a ~t -~,'Q - \~ • i~~.anaro.l5.• l~/ Yi la~ t k _.,r~~! •:Sa ~~y.. •~, ..... _ ,~ .y.Op 1 . Q o ~ ,1.. / {~ ~ ~~ I ~, Q • 98-131ZDP • ~~ . ~; u ~, ~ Composite/Development Plan ," ~•~ '~ " ° Washington Twp. Fire Station ~ -~ a R . .~~_ 17T ; • •• / ~ 7500 Riverside Drive • ~ ~ Ij / :_~ ~.;, .~ ~~ ~~'1 ~~ ~~ ~ ~. ,* K ~` ' r I€i~ ~~~ c~ ~ ~~p ~ f! ' ~ ~ { i` A~ DUBLIN NORTHEAST m QUADRANT STUDY ~ ~_ A 1 ~1 ~ ~ ~_ :~'~~ ~i ~ n [\J\\l r v 0 D a r -- m z i I S6 98-131ZDP Composite/Development Plan ~~ ~ Washington Twp. Fire Station 7500 Riverside Drive ~~-- ~-~- ~._~;~ .__. ; ~~.`; T`.. _1 ~~ !'~ ~~~~, ~ ,~~~ di ~l lld ~~ i ~ ~~~ ~' ~ ~~ i ~ ~ ~~ as q~ r 1 0~~~ {~(lii1~1(~ m (( i ~ssjjiie{~ j ~~~ r#t~t ~ti~~~~ Y L~J~L76.~~ `~ Y (JZl Y Y`~Y V YY ~/ r ~n r, o fir' OO G/J ~, ^~ ,,.. ~e~"~'r~ 'alolS ~cL~o1~oN r ,~~ ~-_, ..~/_ ~, -II y 1 ~i~ ~N~ ~ 8~~ ~,;x :;; R ~ a ~~°e o ~~~c SAC g~ ^'~ =N ~[M y ~= A ~~N ~~~ 98-131ZDP Composite/Development Plan Washington Twp. Fire Station 7500 Riverside Drive .~! ~~~ !_ • Dublin Planning and Zoning Commission Staff Report -January 7, 1999 Page 6 CASE 2: Rezoning Application 98-131ZDP -Composite Plan and Development Plan - Washington Township Fire Station X97 - 7500 Riverside Drive APPLICANT: Washington Township, c/o Tom E. Springs, Administrator, 5985 Cara Road, Amlin, Ohio 43002; represented by Bill Moms, Meacham and Apel Architects Inc., 5640 Frantz Road, Dublin, Ohio 43017. REQUEST: Approval of a combined rezoning (composite plan) and development plan under Section 153.058 is requested. This application includes rezoning from R 1 Restricted Suburban Residential District and PUD, Planned Unit Development District, to PCD, Planned Commerce District fora 10,457 square foot fire station. This also includes review of the development plan for this site. The 4.525-acre site is located at the southeast corner of Hard Road and Riverside Drive. STAFF CONTACT: Kim Littleton, Planner. BACKGROUND: The site is zoned R 1, Restricted Suburban Residential District and PUD, Planned Unit Development District. The northern 2.785-~eua+e portion of the site was zoned PUD in 1990 as part of the Northeast Quadrant Plan to permit a three large lot single-family homes along this side of Hard Road (gross density-one unit per acre). The southern 1.74 acres is zoned R-1 and is undeveloped. Code Section 153.058(G) permits the composite plan (rezoning) and development plan to be reviewed together. The Planning and Zoning Commission is to males its recommendation on the proposed rezoning. Following a recommendation, the rezoning will be scheduled for a -public hearing and vote by City Council. A two-thirds vote of Council will be required to override a negative recommendation from the Commission, otherwise the outcome will be determined by a simple majority vote. If approved, the rezoning will take effect in 30 days. The development plan includes all of the finalized details of the project. After approval of the development plan by the Commission, the applicant may proceed with the building permit process. No building permit can be issued, however, until the rezoning is approved by City Council and goes into effect. Additionally, the development plan will be subject to nay modifications of the rezoning ordinance, as required by City Council. If the development plan is disapproved by the Commission, the applicant may file an appeal to City Council. CONSIDERATIONS: . • The subject site includes two separate zoning districts: PUD, Planned Unit Development Distdct (2.785 acres) and R 1, Restricted Suburban Residential District (1.74 acres). The site is irregular in shape and has approximately 700 feet of frontage along Hard Road and 300 feet along Riverside Drive. The site is bounded on the north by Hard Road, and across the street is the Scioto Bait Store (zoned R 1). To the east and south is a vacant parcel zoned R 1. To the west is Riverside Drive and the single-family residences (zoned R-1) between Riverside Drive and the Scioto River. .,„~~ Dublin Planning and Zoning Commission Staff Report -January 7, 1999 Page 7 The existing site is vacant and slopes from east to west toward the river. The site's corner location and raised elevation malae it prominent. The highest point on the site is 865 at the northeastern portion of the site and the lowest is 825 along Riverside Drive. A significant stand of trees is located on the more steeply sloping southern half of the site. A four-foot sidewalk extends along the entire Hard Road frontage. A 40-foot utility easement is located on the south side of the sidewalk. The proposal is to rezone the site to permit a fire station. The rezoning is being combined with a request for development plan approval. The text indicates that the ~t proposed use for the site is a fire station. Washington Township is now responsible for fire operations east of the Scioto Rives (formerly Perry Township). The Perry Township fire station at Sawmill Road serving this area will be replaced by this new facility. The Community Plan shows a fire station in this general location. This location is strategic because it allows immediate access to both east west and .north-south arterials. The City of Dublin will also use this facility for certain police activities. The proposed meeting/community room is sized to accommodate use by the general public. _.¢ The plan includes a one-story building surrounded by parking with ahigh-bay space to house emergency vehicles. The primary entrance is on the north side of the building. The remaining building area is devoted to fire personal, including: dormitory, locker room, exercise, meeting, office and day room space. A storage area with a flat roof is proposed on the east side of the high-bay area. An accessory building is shown on the south side of the fire station adjacent to the dumpster enclosure. The mostly brick, traditional building is angled on the site with the entrance oriented toward Hard Road. Parking surrounds the entire building. The varying roof heights and setbacks malae the structure look lilae several closely spaced, residentially scaled buildings. The main entrance is highlighted by a "tower" structure that serves as a covered portico. The elevations facing Riverside Drive and Hard Road have the most visual interest and detail. The three emergency vehicle bay doors (white) face both Hard Road and the wooded area to the south. The fire station is to operate 24 hours a day, seven days a week and is designed (sleeping bunks, locker room, etc.) to accommodate 10 fire personnel and one officer. Initial staffing will include eight fire personnel and one officer. The initial equipment includes a medic unit, transport vehicle and a pumper. The addition of a fourth service bay will accommodate a ladder truck. Two curb .cuts are shown along Hard Road which provide access to a "loop" driveway. This configuration allows emergency vehicles to enter the vehicle bays from the eastern curb cut in a "ready" position without backing. The 40-foot curb cut is designed to allow emergency vehicles leaving the site to exit in either direction. Curb cuts along Riverside Drive are prohibited by the text. The proposal includes a 10,457 square-foot building with 4,420 square feet of high-bay space and 6,037 square feet of office, dormitory, loclaer, exercise, meeting and day room space. The high-bay space is used for the storage and maintenance of fire and emergency vehicles and will not generate a demand for parking spaces. The remaining Public and private space will be occupied by a limited number of fire personnel (11 projected maximum), visitors and others utilizing the community room. Under the office parking a~ Dublin Planning and Zoning Commission Staff Report -January 7, 1999 Page 8 ratio (one space per 250 square feet) this area, plus 22 spaces for two employee shifts, will require approximately 35 spaces, and 44 spaces are shown. To meet ADA Accessibility Guidelines, a sidewalk needs to be provided linking the building and parking area to the public sidewalk. The text should be amended to reflect 44 parking spaces on site. • The minimum setback stated in the text along Hard Road is 145 feet from the right-of-way (for pavement and building). The Community Plan encourages a 200-foot setback (as measured from the centerline) along Riverside. The setback appears to be about 220 feet from the centerline. The minimum setback along Hard road is shown at 50 feet for pavement and buildings.. Minimum side and rear yard setbacks are five feet for retaining walls and 15 feet for building and pavement. The maximum height stated in the text is 35 feet, as measured to the ridge. The building height scales at 31.5 .feet (measured to the highest ridge) and ZS feet as measured per Code. • The Community Plan shows a bikepath extending along the east side of Riverside Drive in this area: Staff recommends that aneight-foot bilge path-be extended along the entire Riverside Drive frontage. _ • The facade is mostly brick (Weldon 760) with a stone watercourse (Northcoast Iamestone) on the north, west and east elevations. A checkerboard brick pattern, which includes a second, darloer .brick (Richter 763), is shown on the north and west elevations at the entryway and the meeting room location. Trim and door colors are not shown. Staff recommends using a less contrasting brick to create the checkerboard pattern, extendiing the stone waternourse along the entire perimeter of the building and coordinating the trim and door colors with the standing seam roof color. Material and color samples will be available at the meeting. Trim colors should compliment the building and should be described with other building materials in the text (and plan). • There are two types of materials used on the predominately hip style roof -composite asphalt (Weathered Wood) and standing seam (Dimensional Meals-Stone Dyne Clad). The asphalt portion has a.5/12 pitch and the standing seam portion has a 10/12 pitch. The applicant has stated that the standing seam roof is intended to be consistent with the nearby Dublin Scioto High School and identifies the more active and "public" portions of the building (the:entrance and the community room space). The asphalt roof covers the more functional parts of the building and the quieter, more private residence space. • Aflat-roofed storage area is located on the east side of the high-bay area. The plan shows the high-bay space eventually expanding into the storage area. A hip or gable roof will extend over both the flat roofed storage area and a .future high-bay space. The expanse of the wall along the east side of the high-bay space is accentuated by the small windows. Staff recommends utilizing a hip roof and enlarging the windows to at least match the size of other windows in the building. The future bay addition should also be subject to separate review by the Commission at a later date. • Township officials met with members of the East Dublin Civic Association to review the fire station layout and amhitechiral design. The Township made some modifications based on input from the Assoaatian. The Civic Association endorses the plan and is planning to utilize the community room to hold then meetings. • The text indicates that signage will conform to the Dublin Sign Code, including a sign mounted on a stone base. A sign is shown along the Hard Road frontage, but no sign ~, », Dublin Planning and Zoning Commission Staff Report -January 7, 1999 Page 9 elevations have been submitted. Staff recommends that the signage be residential in scale (to match the major part of the building). The text states that the "total height of the sign installation shall not excxed eight feet, and the maximum size of the sign area shall not exceed 50 square feet" . The text should be amended to specify the use of a monument sign, not to exceed six feet in height. This is in keeping with recent discussions with the Commission and Council, related to the proposed Sign Code amendment. This is one of the first sites subject to the new tree preservation ordinance, and the applicant has made a great attempt in providing the necessary information. Additional information regarding .the eadsting trees (size, condition, species) will have to be submitted with a tree preservation plan. The tree preservation ordinance requires that trees over six inches in caliper be replaced on this site. The ordinance encourages the use of indigenous species and the minimum caliper for individual replacement trees is 2 'fz inches.. The replacement must -equal the combined diuneter of the trees removed,that.are-six inches in caliper. For trees over six inches, a total of 450 inches of ,tree caliper-.will be removed and replaced with 261 inches oa site. The text states that "tree replacement in compliance with the True Preservation Ordinance shall be accomplished either by formula to determine trees to be purchased by the Owner planting in a City park, or the Owner will solicit a negotiated settlement with CityCouncii"; The ordinance provides for aninch-for-inch caliper replacement, or a fee to be paid to the City equal to $100 per caliper inch removed. The money paid to the City is to be used for planting of trees on public property. Staff would encourage the applicant to revise the text to utilize the available options of the ordinance. The landscape plan generally conforms to Code. The plan does not show the Code required 3.5-foot perimeter screen with one deciduous shade -tree per 40 feet. The spirit of the Code may be met with the heavy vegetation and the elevation of the site. This will have to be field assessed prior to occupancy. Most of the parking area to the south will be naturally screened by the woodland on this site. The northern parking area will require 3.5-foot perimeter screening. A plant list must be included on the plan with the specific plant species, quantities, installation size, etc. Street trees have been installed on both Hard Road (Summit Green Ash) and. Riverside Drive (Redbud). Any relocation of the street trees should be coordinated with the City Forester. The text states that site lighting will oonform.with the-Dublin Lighting Guidelines. A Kim Lighting, Archetype style (AR Series) 24-foot high light~fixture-and pole specification has been submitted. This is similar to Dublin's typical street lights. The site lighting plan appears to be in conformance with the Guidelines. Utilities are available to the site. A 12-inch waterline extends along the south side of Hard Road. The existing water line along Riverside Drive needs to be extended along this site as part of this development plan. A 24-inch sewer line extends along the eastern side of Riverside Drive. The site will need to meet the City's Stormwater Management Ordinance. The applicant has submitted preliminary calculations for review. These calculations show a detention pond in the wooded area that is to remain. Staff is concerned that additional grading and ponding in this area will damage the trees. Staff recommends that the pond be moved toward the northwest corner of the site and outside the woods. Dublin Planning and Zoning Commission Staff Report -January 7, 1999 Page 10 STAFF RF.COMMENDATION (REZONING/COIIZPOSITE PLAN: The Community Plan indicates that a fire station in this area is necessary to serve existing and potential development. This particailar site is strategically located to provide immediate access to existing and potential development in the area. The Community Plan also states that the Riverside Drive corridor remain residential in character. Some institutional uses, like fire stations and churches, are an essential part of the community and can be integrated successfully into residential surroundings. Staff recommends approval of the rezoning with six conditions: Conditions: 1) That the text be revised, prior to Council consideration, to reflect the tree .replacement plan, restrict the sib monument desi~' n not excceding six feet in height, reflect the number of parking spaces on the plan, and include specifics on .building materials/colors and roof design,. subject o. staff approval; 2) That a complete tree survey, tree preservation plan,._and tree. replacement- plan be submitted, subject to staff approval; 3) That an eaght-foot bikepath be provided along the site's Riverside Drive frontage; 4) That stormwatea~ design comply with the City's Stormwater Management Ordinance; 5) -That the size of the water line be extended along the site's Riverside Drive frontage; and ~ That conditions 2-5 be incorporated into the plan or completed within 30 days. Bases: 1) The proposed use is consistent with the Community Plan. 2) The proposed use is essential to providing adequate fire service to the area. STAFF ][tECONIlVIII~TDATION (DEVELOPMENT PLAl~: Developing this highly visible, mostly wooded, sloping site for any use in a sensitive manner, including a residence, would be difficult. The building has been appropriately designed and .,a,y° situated to take advantage of the site's natural features. It is also architecturally scaled to maintain the existing residential of the area and is consistent with the -appearance of the nearby Dublin Scioto High School. Washington Township officials have worked closely with area residents and Dublin officials in providing a facility that is architecturally pleasing and serves the entire community. Staff recommends approval of the development plan with 10 conditions: Conditions: 1) That the future bay addition be subject to Commission approval, at a later date; 2) That street trees be planted along the Riverside Drive frontage; 3) That the elevation drawings be revised to reduce the contrast in the checlaerboard brick pattern, provide a stone watercourse on all sides, utilize a hip roof, enlarge the east elevation windows, and coordinate the door aad trim colors with the color of the standing seam metal roof; .F Dublin Planning and Zoning Commission Staff Report -January 7, 1999 Page 11 Bases: 4) That the parking lot screening be subject to field verification prior to occupancy and additional evergreen landscaping be planted, if necessazy to meet Code, to the satisfaction of staff; 5) That sign elevations and details be submitted and that all site signage be consistent with the text and the Sign Code; 6) That the proposed detention pond be relocated outside the wooded azea; ~ That the site lightuig plan meet the requirements of the Dublin Lighting Guidelines; 8) That protective fencing be provided during the entire construction period in accordance with the Tree Preservation ordinance; 9) That a revised landscape plan, staking plan, grading plan and elevations be submitted within two weeks; and 10) That the applicant schedule apre=submittal meeting after Conditions 3-6 have been met to the satisfaction of staff and prior to filing for building.permits. 1) The application, as modified above, meets the PCD requirements of Section 153.058. 2) The building design is consistent with other residentially scaled buildings in the area. 3) The plan provides for efficient, well-coordinated public services. Dublin Planning and Zoning Commission Minutes -January 7, 1999 Page 10 DRAFT 2. Rezoning Applicatlion 98-131ZDP -Composite Plan and Development Plan -Northeast Quadrant -Fire Station A~9'1-4497 Hard Road Mr. Harlan and Mr. McCash both recused themselves. Mr. Littleton said this is a combined rezoning and development plan under the PCD regulations. He said the property is now zoned R 1 and PUD. This will be a 10,500 square foot fire station on 4.5 acres. The site includes 2.7 acres of the 1990 Northeast Quad PUD zoned for large residential lots. The southern 1.74 acres is zoned R-1 and undeveloped. The PCD allows a combined composite and development plan hearing. A building permit can not be issued until Council approves the composite plan. Mr. Littleton said the one-story part of the fire station houses a meeting room, offices including e.- space for the Dublin Police, a day room, locker rooms, and training areas. The high bay area houses service vehicles, permitting future expansion of another bay for a ladder truck. Mr. Littleton said the site is wooded, and to comply with the Tree Preservation Code, quite. a number of trues need tD be planted. Some other compensation may be approved by Council. He said a retention pond is to be relocated to avoid relocating or damaging trees. A bike path is needed along the frontage. Mr. Iittleton said this is a strategic fire station location. Washington Township is taking over the Perry Township fire function. Staff believes this an appropriate use, and it is the only proposed use in the teat. This is a sensitive plan for a heavily wooded site, and the building is residentially scaled with a pitched roof. Staff recommends approval of the composite plan, with six conditions: 1) That the teat be revised, prior to Cawicil consideration, to reflect the tree replacement plan, restrict the sign to a monument design not exceeding six feet in height, reflect the number of parking spaces on the plan, and include specifics on building materials/colors and roof design, subject to staff approval; 2) That a complete tree survey, true preservation plan, and tree replacement plan be submitted, subject to staff approval; 3) That aneight-foot bikepeith be provided along the Riverside Drive frontage; 4) That stormwater design comply with the City's Stormwater Management Ordinance; 5) That the water line be extended along the Riverside Drive frontage; and 6) That conditions 2-5 be incorporated into the plan or completed within 30 days. Mr. Littleton said staff recommends approving the development plan also, with ten conditions: 1) That the future bay addition be subject to Commission approval, at a later date; 2) That street trees be planted along the Riverside Drive frontage; 3) That the elevation drawings be revised to reduce the contrast in the checkerboard brick pattean, provide a stone watercourse on all sides, utilize a hip roof, enlarge the east elevation windows, and coordinate the door and trim colors with the color of the standing seam metal roof; 4) That the parking lot screening be subject to field verification prior to occupancy and additional evergreen landscaping be planted, if necessary to meet Code, to the satisfaction of staff; ~. Dublin Planning and Zoning Commission Minutes -January 7, 1999 pR AFT Page 11 5) That sign elevations and details be submitted and that all site signage be consistent with the text and the Sign Code; 6) That the proposed detention pond be relocated outside the wooded azea; 'n That the site lighting plan meet the requirements of the Dublin Lighting Guidelines; 8) That protective fencing be provided during the entire construction period in accordance with the Tree Preservation ordinance; 9) That a revised landscape plan, staking plan, grading plan and elevations be submitted within two weeks; and 10) That the applicant schedule apre-submittal meeting after Conditions 3-6 have been met to the satisfaction. of staff and prior to filing for building permits. ~. Mr. Littleton said the side fa~ang the woods will not have the stone water course, but it is mostly screened. Staff recommends the same treatment of all four sides. The applicant has offered to use stone on the sign base. He said parking will exceed Code. The best location for the dry pond ----- resin' the northwestern portion of the site, and trees would not be removed. Mr. Littleton said no plan has been submitted on the 16 acres behind this site on Hazd Road. Mr. Lecklider asked about the accessory structure next to the dumpster. Mr. Littleton said it would be used for storage, and it will match the building. Mr. Lecklider asked if the addition of .the fourth bay would meet the setback requirements from Hard Road. Mr. Littleton said the plan will comply after expansion. Bob Apel, Meacham & Apel Architects, representing Washington Township, showed a site plan including the possible expansion. Mr. Apel said they met with the East Side Civic Association and received approval of this plan. Mr. Apel explained the different brick patterns. They will show the public where the entrance and the meeting room are. He presented a sample boazd. He agreed with all conditions except Condition 3. They would prefer to use .the brick materials as presented. They believe the checkerboard pattern will be successful, and they do not think the stone water course on the reaz is needed. He agreed to increase the winduws on the east elevation somewhat. Mr. Apel said they would like aneight-foot tall sign. It will probably be long and narrow. Mr. Apel said Engineering did not want the detention basin relocated to the northwest azea because of a 60-inch storm line. They are adding the bike path. Mr. Apel said the brick work is 18 feet high on the east elevation. Mr. Sprague asked if this will replace the Perry Township station. Mr. Apel said yes. Mr. Sprague asl~od if they will be proNiding any other services other than the community room. Chief Gene Bostic said it is their intention to provide what is currently done by Perry Township. Dublin Planning and Zoning Commission D R A F T Minutes -January 7, 1999 Page 12 Mr. Apel said they are utilizing the hip roof. He said the interior is not yet designed. Mr. F.astep aslaed why windows were not shown on the west meeting room. Mr. Apel said they discussed it and that is a projection wall. Chief Bostic said they are discussing windows on the west elevation. They may change the solid wall to the north and move the windows to the west. Mr. Eastep said the restrooms should be designed for additional female personnel. Chief Bostic said this is adequate for their two female fire fighters, but they would work with the architect. Mr. Eastep asked if they will be supplying boat rescue. Chief Bostic said it is a possibility. Mr. Fishman aslaed why the roof is flat aow. Mr. Apel said they are trying to tie to the high school design. Mr. Fishman said Code requires tc+ee replacement oar money in lieu. Mr. Apel said the required number of trees can not all be planted here. The trustees will either utilize the formula or work with City-Cou~il to provide-the equivalent amouat in another location. He said they are removing 450 inches of caliper and replacing 261 inches. Debra Edsall, project landscape architect from Edsall and Associates, said they will use multi- stemmed trees as indicted on sheet LZ to mesh with the existing woodland. Mr. Fishman asked about the frontage along Riverside Drive. Ms. Edsall said they have maintained the edge, and nestled the building into the center of the wooded area. The west side will have a vegetated edge. Mr. Apel said the stormwater basin will be relocated. It will be dry because there is a 60-inch storm line down the center. He said it will be a grass area. Regarding Condition 3, Mr. Littleton said staff recommends articulating the brick wall of the high bay space. Light sconces on the side of the wall and adding brick detail and agutter/downspout trot are proposed. Staff recommends, in addition to that, expanding the window size. He said the hip roof on the single-story side of the building should be changed and made similar to the rest of the building in regards to pitch and style. ~' Mr. Sprague was concerned about the strength of the windows because the station will be the headquarters for emergencies .during tornados, etc. Mr. Apel said they followed the Building Code, and the requirements are the same as for any other commercial use. Mr. Lecklider agreed with staff that the contrast should be reduced in the brick checkerboard. Mr. Littleton said the brick texture and colors have less contrast than those on the high school. He said they complement each other. Mr. Lecklider was satisfied with the actual brick contrast. Mr. I.ecklidea said, with the large expanse ~ the Hard Road side, he would prefer the stone water course facing the drive. He does want to control costs. He did not think the downspouts were the best treatment to break up an expanse and had concerns with the windows. ~. Dublin Planning and Zoning Commission Minutes -January 7, 1999 Page 13 Mr. Apel said the 2' by 2' windows could be increased to 3' by 3' . Mr. Lecklider welcomed the increase and suggested the same for the south and east windows. Mr. Apel agreed. He said a soldier course was around the entire building already, a water table could be considered. Mr. Apel said the water course is real stone with brick on top of it. Mr. Pastep suggested brick detailing such as arches instead of the watea course could be used without increasing the cost. Mr. Apel said it could be done, but it would be inconsistent with the rest of the building. He said this building's architecture was like the high school. Mr. Lecklider preferred to limit the sign height to six feet. He said people will know this is a fire station on this corner. Mr. Apel said they did not want to have to return for a larger sign. He suggested that identification is necessary. Bob McMann, Fast Dublin Civic Association, said the design team and Washington Township representatives presented this to their November 22 meeting. Many residents were present, and they were very pleased. He thanked the team for its courtesy. He said reaction of the association was very, very positive. The site placement was thoughtful and sensitive. The design was well conceived, and the facades are in keeping with the neighborhood. They felt the similarity to the high school design was positive. Mr. McMann recommended against the northern windows. He urged approval of this application. Mr. Fishman appreciated the support of the East Side Civic Association. He thought the building should be nestled on the site to maintain the natural feel of Riverside Drive. Landscaping is important. After the addition, the roofline will be okay. He did not like the downspout treatment on the rear of the building, and preferred the stone water course. Mr. Eastep wanted windows on the west elevation of the community room, possibly using spandral glass on the north elevation. The west wall of the community room should not be drywall. Some detailing other than downspouts and lighting features needed to be added to the east elevation. Once landscaping matures, the stone water course will not be visible. He commended Mr. Apel on the good work, and thanked Chief Bostic for the sensitivity to the civic association. It will be a nice asset to this side of Dublin. Mr. Peplow also wanted additional detailing on the east elevation. He said the water course might be the best use of money. He said it is a wonderful facility. Mr. Sprague said this was a good plan, and he liked the checkerboard look. It was nice to tie in to the high school. He preferred more detailing for the east elevation. The windows were not an issue for him. This is a very nice design and he commended the applicant for involving the community, especially in advance of this meeting. Mr. Lecklider said there was no shrubbery on the east elevation to block a stone water course. Mr. Eastep said the mounding would hide it, and it is too expensive to have hidden. Mr. Lecklider agreed. Dublin Planning and Zoning Commission Minutes -January 7, 1999 DRAFT Page 14 Mr. Apel hoped adjustments to the eastern windows and brick details to that elevation could be made with staff's approval. The Commissioners agreed. Mr. Lecklider said this was an outstanding project and a fine presentation. Mr. Eastep made a motion to approve the composite and development plans, with conditions: Rewning/Composite Plan conditions: 1) That the tent be revised, prior to Council consideration, to reflect the tree replacement plan, restrict the sign to a monument design not exceeding six feet in height, reflect the number of parking spaces on the plan, and include specifics on building materialslcolors and roof design, subject to staff approval; 2) That a complete tree survey, tree preservation plan, and tree replacement plan be submitted, subject to staff approval; ~ 3) That aneight-foot bikepath be provided along the Riverside Drive frontage; 4) That storir~water design comply with the City's Stormwater Management Ordinance; 5) That the water line be extended along the Riverside Drive frontage; and 6) That conditions 2-5 be incorporated into the plan and completed within 30 days: Development Plan conditions: 1) That the future bay addition be subject to Commission approval, at a later date; 2) That street trees be planted along the Riverside Drive frontage; 3) That the elevation drawings be revised by enlarging the east facing windows, adding brick architectural features,: and coordinating the door and trim colors with the color of the standing seam metal roof; 4) That the parking lot screening be subject to field inspection prior to occupancy and that additional evergreen landscaping be planted, if necessary to meet Code, to the satisfaction of staff; 5) 'That sign elevations and details be submitted and that all site signage be consistent with the tent and the Sign Code; 6) That the proposed detention pond be relocated outside the wooded area; '~ That the site lighting plan meet the requirements of the Dublin Lighting Guidelines; 8) That protective fencing be provided during the entire construction period in accordance with the Tree Preservation ordinance; 9) That windows be added to the community meeting room on the west elevation, and spandral glass be used on the north elevation, if possible; 10) That a revised landscape plan, staking plan, grading plan and elevations be submitted within two weeks; and 11) That the applicant schedule apre-submittal meeting after Conditions 3-6 have been met to the satisfaction of staff and prior to filing for building permits. Mr. Apel agreed to the above conditions. Mr. Peplow seconded the motion, and the vote was as follows: Mr. Lecklider, yes; Mr. Sprague, yes; Mr. Fishman, yes; Mr. Peplow, yes; and Mr. Eastep, yes. (Approved 5-0.) HARD ROAD PLAT N43~41" W Qj 0 cAna. ~. sda.orml~R 16.{3 ACERB O.R.6]61H10 h w a' ' •: I M'N' L•Y. Df.O! ~_gY;i, M~~a.l~• IOOp,p~ 48 •dpl,q ~ „ . P ~` t 1~•If • ~~ N ~~ Ih1161.D1 5.96' ~ ~ ~b. ~ ~_ ® ~ 4IATS~PROP06m ``\` ffi0~~ ... ~ Rya~o.a i ~~ ~ 1 %' \ ~~N 11.72'10'Y `` 00• N e9't9'41'Y 67.70 I 0 120 SCALE IN FEET 0 ACCESS TO HARD ROAD RIGHT OF WAY TO ONLY BE PROVIDED THROUGH A PUBLIC DEDICATED ROADWAY. O NO VEHICULAR ACCESS PERMITTED. 98-131ZDP Composite/Development Plan Washington Twp. Fire Station 7500 Riverside Drive NE QUAD SUBAREA PLAN .. .. A':o r S ...,~a. ,:.-.~.I Co•ur~cb•w __ _ CM [w•r••n, t t•rl ,Nwv••=i. W„t•1. •' ; i ~~ ~1~ d arY l ~ -_ -`V ~`~--- - - : o ePnl• ~ ~ M •~ y_ \ -- - ~ - I ,, ' `:• i..1 I. .'_t ; I ' j '~ ~~~ ~ ~ i tt:,~ I lei . F~~ r S U 6 ~ wr_..-.-.. _. . ... ~ ,~ AREA ~ ~~ , x42.5 ac. ,.:.h.t~ ~ ~ .!_~ ~ SUB ~o~ ~ ~:;,, _ ~ ~ ~' ` ~,~ i AREA ~," .`.,~yi~-.\ _` '"_-- - - -- -_ j ~ t x47.0 at. ; ,. ~,~ '~--o i Pl t'r. ..., ~.1.T ...........--.._.-...._ ^'"'.'..'"'_, __.--__-- 1~ SUB l ~. ~~J:.r. ~.,.. ~ _ _ _ r:..... , ~ ~ AREA [ .,. • .~~,~ ~ ~ ~`~w~ -.- _.-.-- -- .`_"- _ _ ,.--: ~ ~~ ~ i~~c ~ SUB ;,, ~ , . ~ ~ ~, ~ ~3 ~' . ~ oT-.. , AREA . _ ~~~~:,.... ._-_ ____" ..________~.- SUB ~ r AREA , x22s ac. G~~,4L HA~b- ROAD ALIGNMENT «oo~ ~ ~oEST ~~ ' y I ~66~ _ e • I . .• - , ,~ U ~E~'9~• ' e ' r.t.-.a.. I _ ~ q _ .... ---.... - ~ ti I SUB '~ .. - ` - y `` _ _:,...n1 ~ I ~ 1 ~ r 1-~ ~ ~ AREA ~ ~ , .... ~ ' ~~ . S ITE ~ _. se...____ ,... (` SUB =z,.s ac. ,. _ ... i ~ X1.1 .`~",.~,~ SUB `; ~ ARC A ~• _ ' C} Tom/ , '36.5 `~ i ~----_____--_- - ,-" ~h:~)T~~ r.1Rw C ft• bq h~~~~-~- ~ y , - ~ ~...--^ FIB ' ~:J~~ _ t ^~ •. it it ~ ~''••y'_ y~1', ~\J' ~c~ij`'"' /~ o :• °~~p~i ~ L` ~ {~ ~~~~ ~ u Q ' ~ 98-131ZDP ' ` ~; u ~, ~ ~ Composite/Development Plan , ''` I ~~ ° Washington'I~vp. Fire Station ;;~, , . , ~ n I~ .~~'::; ~ i. a 7500 Riverside Drive ~~ ~, ~~ 6 b ~~ z NO JNu v~Nno~ ol~ W ~~ ~ I O V J ~~• • I t V V J ~~ w It V ~ V C ~+- O L33W a3tt r _~. rn I O ao~- iwan; --, I I I I I I I L_~J n Z 0 Z c~ ~._,,. '*1 OD O N N O m ~ ~ m g m m ;._~. n ~~ a "<~C mrn~ °o ~Drn ~z~ m~D ~OC~C N ~ O DmR' Zs-~ v ~ ~~ z ~c~ v n ~~ O N G7 Z cn I~ rn µ~a ~. ~: ~ `t V / ~,; ~ ~~~ o~p U ~ ~ a c c Y I ~ ~ /. I .4'/ ~ ~- ~ N ~/ / 3 i ~ ~~ ~ ~~/ z ~ / ~ , ~ / i ~ ~ ~ /. i // ~ ~ 3 fj ,, 1 Q ~ ~ ~ ~ ~ N 3 ' J ~ ~ ~ ~ ~ N ~ o I ~ ~ I z ~ W I 0 1~ ._ ' .' a ~ °~ ' \ ~ ~I ~ I ~ 3 ~ i ~ ~ ~ ~ o i ~ "' I ~ I I V I I ~ ~- ~~• G~ ~ ' ~ -L h ~ r `- ~ ~ ~ ~~Q N ' Z~~ `~ ~ ~ I ... °~~ ~OQ N L V tD N to l'SL l i U Q 0 d- ~ ~ 05' . ~ A Z N O9 :! ~ •px N 1~ ~r0 ~ x•32 W I ti /~ _ ~~~ . W ,J :. . w e~ ~ ,7 ~ Q1 ri _ C +~ 57 ~ ~ ~ - ~. .~ ~ ~; ~ ~' e p Ut ~ 2 r , . ~ •o ~~ ~~ '' t9 ~a~ f ~ n ~~ ~9~ e ro „only ~ .~ [L ~ ci ~ 7 r,~ 7 , ..: N W W O ~ O M z W W N W ~ h O N O ~M ~ y ~ V z ~ ~ z ~' ` ~ z ~.: u ~ ~ .~ ~ Q,~ C ~ ,~'.. ~r 4 n ~ ., ~~~~no~ ~o~~~a~r~~ ~ Q~ L~C~ ° C~]OO~d~~ ~~10~1 ., L~~l7V t7~/~ ~~~ L~4Vl~~ yUWV WUlI~WU UVVLI ~1~UJ~°1~J~1 U~~OJ~S °7JU~JU S1J311HJa0 ~1~1~JV ~? WVW~JV~JW \ `` N ~ : _ ~s`~ ~~ w J ~ ~ ~ ~ F w ~ U ~ ~ c!) ~_ a 3 ~ '~ ~ ~ ~ ~ ~ ~ Z ~ a ~ ~ T ~ ~ a ~ ~ N IJ. 0 ~"~ W ~ ~ ~ ~ ~ «~ ~~ ~~ ~~~~ ~ t-' "~ a ~~ ~., a ~;:~ _ ~ ~~ ~ ~~ ~ ~~~ ~~ ~; &~~ ~r~ ~~ ~ ~~O~g g~~~~ a ~~~ ~~~~~ .~ ti66'I B3i S LYO NOISIA3i1 YUVIiG INti\bC!H6\I' ~ON ONV 3WYN `Jh N1tlN(1 dIHSNM01 NOI~NIHSbM m L6~ N011b1S ~~I~ ~ ~ Q~~OO ~gQ ~4~ G40O>~~ OO~aOO a~~flWa ar70O~1 ~~ar7~1~ ©~<°J~ °Ja~ S1J311HJb`v' ~~dr7 ~ G"IC7aaC7~7C"J I o;~,, I/ ~ ~ 1~/ ~, L / V ~ / \ _ ~~ ~/ ~ ~ \ ~~ ~ _ \ // / ~ _ ~ - ~ '7 i y ;, ~ i ~ ~ i~ ~~, "~ ~, \_ 1~~~ _ ~;~~ ~ ~ ~\~ ~~ ~ ~ ~ \ r~ ~ ~ ~ ~~\) \ ~°~ \ ~, ~ ~ \ _ ~ \ ~~. ~ ~ ~-~- /~ ~ _ ~ ~ _ ~'~ \ \ `_ \ ~ ~~ ~/~ 1 ~- ~ 1 / ~ ~ , ,~ ~ \ ~ ,:: (~J ~::: f...:.. ~,~ \ ' ~_ ;\ ~ ~~: ~ \ \~ l x a ~~ ~~ w~ ~/ III 1 ~ l ~,~~ :. ~~.: ~I~;~~ ~i~~// / / .\ III I` 1 ////lf1/~l I~ ~~ ~~ ~~~`~`~~'i ~~ ~ J / / '~ ~ \ ~ r `1 1 ~°~ ~ ~ ~ ~ ` !, ~'~ _ < ~ _ -rte i ~' ~ ,- - s~ - --- __ - -=, 67 Z~ F= p~ ~ O W K o~° ~4 ~~8 eo ~b ~~~ '`S *~ V° a Jp.. J+ W= Wo F <~ ~m J O~ ~U U~ W. W J~ J``~ `W (~ Z o. W ~°. dIHSNM01 NOl~NIHSdM L6# NOllb'1S ~~I~ JN c~c~~v~~> v~« vu~ ~~ ac~t~v ~~w~ wu~uWCa~ uv~v z~~wv~~ U~~~ ~~wu 517311H'a~ ~1~1~JV ~ CJC/C;IaC7~C~ °~~~ * `_ ~o ~: _ ~ (i ¢ i ~~ C~ ' ~s , 1 I I~ I 1 I 1 i , ~/ \ I/ f ~ ' / ~ ,~ I ~`/ ~` ~ ~~( IIII I I / II II ~ \ ' ~ \~,~` \ / / I I I III ' ~ / I ~ / 111111 I / ~ ' ~ \ ; /(; IIII ~ Z ~~ ~ V I ,/(I(~ \ ,l ~ Illl( % yl ~ I ~'Illlll z ~, ( /~ ', I\ I \~ / I III I I o ~` ~ I\ \ Iill~i ~Nn ~~\\ \ I~III~iII W / d a,,\~~ \ ~~' / ! I'll l o '" ~,\ ~ ~~~\ ~ Iilllll N / ~ /~ \ ~ ~~ ~ ~ I I I I I ~ ' ~ \ ~ \ \ ~~ ~/ IIII I i / ~ - O '~ V J a~ I- I S W w W 4 m 0 W "~. w ~ ~ W \J~% ~ \ , \ \ \, VIII y_ ~-I~-~ t\ ~ , % ~ `~\\`\\I \'~.-- ~~ \ ~ ,'/, lalsi I IIII I II i ~ ~ ~q\\ I I ~ / ~ ,~, ~, A \\- ~,%l ~ ~ ~ ,~~~ / I ( ~II1I I I l Tj~ \VA \\~ ~~ ~ ~ ~ ~ ~ \ ~~ ~ t\ ~\\~ ~~_ ~\ J~~ ~~,,~~~/ /~lll`~(/ ICI(\I ~ \~\~ ~ -I ~ 7 \ \\\ ~ ~~, _ ~~~~ J/ // /,/ ~~~/ /1111 ~ \\\ ~~\ \ \ \ ~~ \ ~ i\~~ ~ // //'/ / ~/II~~~ \ fir` i \ ~\ `\\ \ \\ \` ~/ ter- ~ ~~~~~/~////~/~~rllll \\~~\ ' `~' ~ I i ,a~ `\ `~ ~- I IIII ~\~~~ ~' i~// l ~ d j J J ,~~ ,, ~ \ i ~~~ ~I I i I~ I; \ ,_J~JII~IiIJ~I~\\~~,J~/~ ~/////; ~ ^\\~ \ '~ ~\\ \\:\ `y \~-~.~~i/IIII ( ~~~i-'~~ i~~////l// ~~`~\ dJ I 111) ~ i) =,~~ IIII ~~~ i i ~j / l J / ~ ~ ~ ~ I ~ ~1 ~~T~~-~ % ~~ l i ` I i ~ ~ i I I~ I /~~ f/% / IIII ~' it I ~ ~ I~ ~/!~~~ Jig//~ _ 1°`~ ,,_._- /,-l~ - ~/~ j ~`~~/~\- !~ III ( J ~ / ~ I\\ / vlll~\'\\\\ \\~\\ \\~v/I~-~ ~ ll\\\ \ i / ~ / ~ ~ -~~~ / /~ ~ _~ ~i~i~ ~ ~ '~ i i I ~ //~/ /' ~II 1 1 \ ~ f~~ ~ \\\ti \\~ ~ I ~ ` _ L~ ~-1-~- '~ ,~ -~ ~ _ _ _ _ _ I V «~ Jp~ J+ 0 GD= Wo <~ .o. U' Oo W° t~~ .~yyW. ~I2 W J~ J~ J ~2 Or w~ -~~ = - i ~ __~-- ~-~--~ ~i (~~r~I III^~II ~ ///~~ y//~\ \ ~ JnI ~ I~\vI'~I In,-~,nl \~ ~ - ~~u1 LJ ~LJ ~JL/ i--/ U OO L.~ LJ VOO l~~U V~U LJ~ V ~ a ~~ ~~~ ~oo~~ ~~- a ~- ~ ~ ~ Qn~n ~~2 i51t~ onnwr~ ~.°~~,_. .. ovveov LIpWNJ fF111 ~~~~U UUV~ g~SIN V U~ ~~71~ °~.IJIKIII ]~7~~~{~1Lt! ~15111M n n~n~..~°°,,..--- -f I I I I ~~ 3 I ; I / !n 0 I ao I n v°~ ~ ~ /~ ~ I ~~~a li r ;,! I // ~ // / / I ~ // ~ / ~ -ha /~ // ~ ~ ~/ I N / // / / o $ ~ ° a // /~ // / I` I ~ u g / /// /~ // / /I I m / / / I ~~ W W W 1°h O / I I U .. c V ~ 11 I I / I ~~~a "~ // % / ~ / I r ao_o / // /~ ~~ ~ ~ ~ I o:» 3 / / f ^O/ O' ~ ~ I oZo~ to // / h/ N i 1 - / // ~'~ /i ~ / I '~ 1 mW // ~ ~ ~ ~ y ~ rn UUU / /~ ~/ / / nl q ~ VI [~1 I / / 8 / ~ ~ C o I / // lr i / l al= I ~ /// / i/ ~ ~ ICI I / // /oj / 1 ~ /// /~NN / ~ I I I // ~ ~ - ,96 ZS! I // ~o+j ° ~ M .. .00 S I o I 111 / 1~~ l3 ~Y/ N li ~~ l ~ _ _o=Q ~ ~ //o W m ~/ /I / o/ / / '~na I o°v- ~ I e ~ 61 ~'n'i I ~/ ~ ~ n ~ I 6 I o I I ~ I I I ~ ~1 ¢ / / of ~ N I O I l/ ~ I "tea. ti I N o9 g I I 1 0 ~ ~ ° a ~ ~~ i g l l I u~ NI ' n 6 1 1 m N 1 ~~ m a° w~~ I °m F I ,n '~ _ o w' I a` ~ £~ I g+ ~ ~ in a p O N ~~w CSI a it I ~ i ~ ~ ~° I I II I' I hl ~ Se bo kldin9 O' dS 9 w ~ ~ ~' ~ I po,N Paso oad I \ ~ I I ~ v° I I o loo 1 ~ so p I I mo ~~S II ~ l ~f m \ I ~ I ~ ~i N ~ I~- m° ~ 1~ I I ~ d .f.~~ ~ ~~ V°riabie 6dcePOth Easement I ~~ ~ cJ H 113210'. W R I ~/ ~`''°-- fisting Edge vement a - ~/ /~~ - Ex.Volve - ~ Rou ~ I~-VERSA RIVE ~~ ~ Ed9? Ez_sting P_ve=enf L~-- -- - ~- - __ .. .s _ . _ _ ~ y Route 257 a _-~ ;~ w Slap O. T. Plan Fronkn County w ~" S.H. 558 Sec. A. ~n n ~¢ ~ ~~ uCIU V e>J W V WcJV CI 1'V aN ~° a ve o u 2v~jQN a aYa~om ~ ° o ~ ° ~o ~nc°-'voa wa oMm ' N~ maO s p d N O,p Nn Oh c~ U~~° o ~o ca v N, NM NnN O n°m u :~ a N M N .mot` as N vi vi vi~4 v_w '~ O ° rn V! N f/1 Vl N m GY~oC ~ Ou C ~° Ohms O~ . ~ j m 'p -~ _ .] 9 L Obi ~rOj N `µ ~ 1° m u 3 L _ ,,.t m-- (V ~O p ~ O rjONj Y o`o n.2a (~ rcx m n u U O o 0 3 cm ~ M N ^ U .. oy a.Q "~ tm "u mo ego m~3~n o_a os E mac ~qa~ - =o °,oma ~ ° ~ o i ~ ii ~ ma maoaci in o° t rn E-=_a ao m W f°ammBmYO° paaai-n a m m'., a ._ ° u caQOOm ^Nri6 vi `°m °n o x rnm nn°Y u oooo~nm m m aag°' a~iwaa`a`a` - o _ z '° o °o rc x° ° ~ ,Sl'SLl 3 „OZ,Ob.00 N L- _ _ H°O 'I°oQlaS II°M 6ululolaa ,S WeS luawanod T oy iwpNng ,SL ~ ~ ° °mN ^ ~ j N I I ao~ I f i "$ o_ ~ b ¢ ^ o: ° I ~ I m io I ~/ + I I A` wp 1ry ~ A I •9 I dl 6~ m ~ ~ N ~1 ° 6 ,°, L a 3 I ^ ~ r•rzl E ,; 'o ° < i u s~ 6 ~ ~ _ q ° =1 I E a vm p ~~ I o SQ ml «_ ;~ -° s __ - - I ~ m ° a _- _ to ~ o tnl o .3 ; ~ - F n _ c° 3 ` y 3 .=1 N ~N c,k o m E vv $ ° `~ W ~mu.4 I ~° ol^ 'N ° " o . o~ mU O. '° ~ ~ Obi o° of ro NM o ° of :~ T Q 9 ~ v) o y O qNO c ~ .t ~~ rE;a ^~MI ° $ 00 ~ 2 $ E ~ o E z o" m'~E m~; v° I ~Ex.24"Stm. Z Q a Z Y //~~ •/J W O q e o~ z X xA xo uo ~t a° oo' (er oner wm) . _ _ _ _ _ _ _ __ I ~`'-- o T c o =___- c -. c _ 3q a ` A ~~ = a w° ~ ~ ~ ~ ~ ~' g, - n ~ ~ U @'~s T Yg~>"s :oa ~ ~E °g€`e a X i e~ o $ o g3 ° 0 : 6 s~° a °~ _~~ ~ n^b a s f51 40 ,;5.,$ ~8ve2~ s :~r~ 5~: ~ rc ~ ~ i'R ~ Ro jj oos ~ B V °a~-gX 4~EZ 8° : ?"'ate ° $5 £ $ ° ~ ~ l ~ = 6 6 5 e~ ~^ W 8 ow Y ' e Ly S` 6 bin D°~ , i 6 ~ ° c u '£uc z 9X y.Eh ~3k ~~zE~~a YSR3$r i s o$ H °_ ~ o s~ v V ° ~ o a o~ ~o~ ~ in~ . 6N5~ ~oQv¢ R$ ~ s~o ~g. o~E9i, tz o 6g~a~i~ ~ .~ t~$y _s ^. ' °;' o o ~ nN ~£ ~, £'. 8~° $5 S ~ c°=4 52~~ 6° .° j ~~~~~ 9~ f b "' ~s+a E.g$ 6$~m~~n° ~' ~ 6 Z °`~ <'~ o E $,~ 8~o fi~68 gagb-oa E~ S g p3Ti ~ .~~N V75~ ~ ..3 6 e °>s .e °' c Se o°~ r ticsE s to 9~~m6 c~ r 5.-"' - _ b° ~„ EX~~~ ~ ~ ~ d~$E.~g zocogae £a .: _ = f w £9 g £° o °Lg W `6 0= ~ m q~;,m ~~ E atE€~ 6 ° ~ ;~g_s; a-$~.~ _ w 6°=sCZ .5°y °- 0~0 ~~ ` ° 's ~ s n a 'n Sa ~€ s£e • ~- sow ~ ; o ~s 6° ..°~ $~ose twc~ -- ° _ry Tay :~ 4 Sg °-, s ~b°' bTFb~ ~ ~_ $~~$ gsam_%.f~ s-5 $ r oo~ ~ $ g°a aE~ ~ ° d$a ~ °7 ` io=_°°~ s~=° .n ~.F 6S = ~ as° ~ ese _E N ga £ ash ~s8> s~l~o € ~~efr -g a <s ~s ^~:~ ~ J s' a E oa m ~ e , ea tS og~8 3ox_£ ~r s a ; "z~ ~ ea g~c _~ - ° k u$'~~d ~° °~~ s~~ pa 5~8; x o e ~ n Q ~ ~«~ s °- $w oc i ~ E `~ ~~yyy m ar6o 8.:~ ~`«mSaT F ~r s ` £°' E~~ ° $E i € ~~ ° ~ E ~7d 6~=.~ R~ s m B"~ - -° ~ a €~ +<yy s J« •°•6 .'3 : ~ a, m a T ass Be4m a e ;(Sdf ~S ~ "moo°~~£ °Ei^o6"=' S£a es n '6 - ~~ ~ n FS g hK S iE~ c~o$ $~ n ~~s~ WS~> bao°tEsp E~ a _e8 ~} 6 $~ o c eE $ •$~ o ° z °r~ g€g .o as o~~s:: ~ ~ ~ BOO ° a ~ ~ 6a oo v o~o~~Xby S£°~ o6 So zEc o $ o , $-''e r~ ''•~ WC ~a c. eY ..~ " w Y °ge ~Ya ~~_~~°a boo-° 9E Eiy$..i o ~£~ ° ~ ~ ~ s ~ B W~~ o~ ~ m ^. ^o -°~~ :o = oa ° $cE .~f°Yi ° ~ J °i on°> E 33,~o iae` g¢, ~,t So 6° ~o i$j by o ET _6X Rh t g .r~o ~' a33N~ o : ...o3..ti~+ of ~ ~"~ r~i~ i~J';~ ~S °J= d••. Q,Oi `O a.: 9 1S •+..PROf~9 0 6 F . ....~ ~oc~~~~o~ ~o~~~oa~r~~ ~ ~~ ~~- C~ ° ~0~~~~~ ~~~~ GOf~OO ~g6 f~44°~ Q4~C~i~ O~aoO (~I~~~a ar/00~1 gbar7bJ Oo~~°J~ °Ja~ 51~311H~a`v' ~~dr°7 4 C^7r7aJr/~CJ 1 ~~ I I I I I ~ ~ I I q / I ;~ I -`~'Q ~~O~i I O ~ " I I a~ / I -d° I E - 1 N I ~ I ~ I / I I I ~ I I i I I ~ I / I I I I / r I ~ I ~ ~ I I \ , I / I I ~ I /~ I ~ I / i I / I ~ I o.. l ~ ~~ I ' ~; ~~_~ I i ~ o o Q I ; ~. \ ~ I x v~i~a I / "Oim N ~nh ~ ~ ~ I .. ~ ~ ~ boo I / ~ e ~ ~ I f '~ w I I m I ° ~ ~ I 3 0'~ 8 I o ~ I o@~ I I ~ - I a ci ~°n I I ~ ( I ~ a i` I I Flo m I I I o I ~ ~ Q' ~/ ~ ~ . ~ ~ \~ t, I ' I II - _ I \ I ~ ~. I I ~ ~~~ I ' $ e. I I ~ •FF ~ / \ II ~F 1 ~~ -~ - -" ~ I ~ ~• l -~ ,~ ~-~_- - , ~f Rw....~c. A. Yra~~^.... I `- 5 H, 558 H ~~ ,.wY M,,,.--.. .:,~, a~~ ~~~~ PW'": ~oc~~~~o~ ~o~~~oc~~~~ ~ o ~ o a ~~~~ ~J~~~~~~~ ~~~~ a GO~oO ~~Q X49 Q4~~f~ OO~a~ a~51~WO ar70~ ~~ad~~1 Oi~9~ °aa0 S1J311HJaV ~~dd ~ C"Jrlaar7~~'/ O a ~ M M N ll x Nn [ 0 i ri C "~® ~ CB£B=01 64'4Z9=N 4Z . 69 LS-VV II~MDOaH 0'£Z * O 6L'£Z8=5 4Z'x3 O . ~ ~ 00'0 + ~ ~ O ~. ~ oo I, I ° oa N 6 0 y am w 48'9£8=050,9 48'9£8=M5 8 ° L~B£8=01 t£lS-tlV wso8 4?7°~ 0'£8 o I ~ ~p x °o :w I . :M ~. ~ ~ £4'4£8=050,8 . l0'S£8=3N,8 1 ' £4'6£8=35 ZlBMN Sl 1 L'L£8=01 ~ ££lS-W wsog yo7o0 00'0 I 69'5£8=0$0,9 69'9£8=MN Zl I CL£8=01 ~ ££l5-tld ulsoB l00 l6'6£ f 1 I i I L ~ U I l ~~' :~ o ~' ~ i~ rn . x ~ e o•~ E ~ gin + ® o o •2 NF D: K I v i~ rn ~ 1 ~ . ~ . I ~ ~ 1 £b'b£8=050,8 £4'4£8=35 ZV?3N SL L'L£8=~1 ££LS-Vtl e!s°8 lp0 00'54 ' (V x ~ O j u~ / ~ ~ po. OZ"4£8=35 SL m® U«oo m m a_ n "8 ~ i M y ~ ~ v ~ x U i-4 1 - __ _ .°. ~ O 9 O ; OVI O 1 d ~ ~ O O~'p>n ~ ° ~ o, ~ ~ L ~ o ..5 a u U c ~'o Q ~ aoom u m ° z ° ^~ E ° ';O a m p` ~ c ° c y u V~ a ~+ ?~ TU O ~j «L j L x o a noo v •~ m° < a c a ~nyon~3S sa O .9l U~.I iy 0 e e° -: u `_ ~ Fr ba° Q $ o up~ fU.l °°o°° o ° ~ ~ ~ °o. u d ~ u ~-I ~ a a _ ~EmE° ~i rn QS p a m _ o o v ~ o`er a° a o« S-I ~ ~~-«~m c U °u o'~ o a ~ mo o;` 3m Py a rn z ¢ ~' v'~s a G4 - _ _ °°~ m or< s~ a~ ~ ~" V c p G ~_~ CC a 0~ o F O a~ ~ a ~~ .-. Q ~ ~ ~ a y ._a%E' ~ ~ p ~® rr1 m o, a ~ "E~p °~~'~ ~ Oo m K ~ j d ° N ~ EO ~ ~ V x Q 3 Q nO Uyv e o~~« ao N V W o 5 N b ;a ~ os da a ` ~ ~ = Z ~ ~ mo~~ ~ E I I ~ ~ ~ tiZ rn a ~'" a e ° ~~x~n o Z "_ ~ ~ a F ~ ~ _ o n~oY~ a _ N ~ pL _ c £ a` o ~ O. ~ ~oo l e .. .° m ~ V O ~p ~ T \ m \/ ~y Q U - 0 o N o m O Tr ~ • j p ~ p .- E °°'~oo~ d'E ro (~ am~^ ~'no5 0~ o 3 _ ° o K T - m - 0 'o ~ O a `o v~ - _ o . p m o s ~ m m N ~ 3 3 o ,~, m e ,.. c ~°+ m ° o om a ' °.N m uc ~ v Q v m~ a m -a I'' ,w o °o ~' U« M ~ ~ O o c 1 e .-ti p s o ` I ~ a (~ o - cv ri c~ ° o - a a +~ o- . I ~ `~ 0) N ~ i Q ~ • I ~i o ""'I vl ,l .9 ,1 ~ z £ ° ,dl m O > ~ m ~ r ~ v ° n ~j $ a 'o ' a wa m° E E ° ma x ~Ji m m m m m ib u0 ~ ~ON ON N i0 ~ °a '~ ~ f- of (~ U ° e - - o ° _ ~ ° -~ ~ - `O E °~ - .- ~ c ~«c °E oc °E E 2~, °,co ~p°o~o~ 000~ ~ > ? mo ` o m~ ~ m ~0 F ~3 o inm ~p Ow ~' E c° Q N N o v our rn v v v 4~ac~ o ~ac~ ~ O .°. m pm oao o N o ~ x x x x x x nx ox x x x s+ 3 ~v oaf ° o ro m N m n m m m m rn u> rn -ro ¢°' =n rc~ n m m m m ,~ `m a ~ ~~ m ~ o w Y - 3 O 3 ° a` _ o ~ °o ° o °' O o o ° `o _ ° - ° o x ° ° ° °o I o 1 n w °o m m o U - u o o 0 =_ p iM _ ~ Q - 3 _ 3 ° ~ n ° ° ° .. T rc ~ 3 m m m a cbi ° o ~ v V m a n a` o ° Q a~ Q o " zo O~ Fo wZ to ~ ~+ ~,, ~ N t - ~~ °m U « _ ~, _ \ Z v \ Z (O I a \ Z `m \ Z ap ~ V ~ _a Ro ro a E `m- ~ ; ~ ; ~ N ~ ~ =o I Z Z Z Z ~ x o~ ` ~ m ~ ~ U °c w O ~ N ` a o .~ S ~ o - ° ~ N V1 E m ; O - ° p CC ~ 3 W _ 0 ~ O O o ~ ° n ~ < ~ U fir' `o E m u 5 ° n o 0 ~ ~ . _ i !~" "$ 0 e 0 a o 5 s - I - L*.. p ° LO ym O o O o F + O + Z 2 3 3 ~O h N N ~ . ~ f , ~ Wu.... ..»v ;,...-...:......,ems ~~a~~~O~ C~IO~~C~~[~~bGv~ m g ~~ ~~~ C~OD~b~~ ~~~~ QOM 00 i7~Q ~4 J G a0O t~~ OO ~aOO a0~fl~la a~/OO ~ ~bar7b~ OO ~g~ °aa0 S1J311HJa`d ~~]dC7 ~? G'Ir7aaC"I~1~9 O a° 0 0 a 0 m 6~ N O~~ U noe W~ 2 E St~ ~~ o-.~ sw ~' ~o $g ~o ~ ~ ~°u i - ~, = o 0 A `fo ~ ~as- U ~owo5 ~ Eup 9o8o F. o~o?o w - ~a° L~owio O c~c° ~ mBE`~"s ~ Uoo~o m ws q to O _~ U -a8a ~~ Eam5g5 < . a e 0 e s' E 8 8 ii E _ $ S S $ ES $° S 5 ~ a= vo ~ 5°f s_°SS~O 8~5°=' B ~,St' ~E °°a"a o°ioo _•`'8 ~°c°. _€§~~ €~o~r € o~bo O ~o° S°~~° ~=rns5 s 8oi $8_c°o3 85~$ 2t£ ..s°~' `owo2 E"°5E° ~ k`Eg co°~$a fi°o g8 ErE'DO,E wa >>o Yo ~~~; S$o P- 8c-=kt` L.' O t€° ado =o -°o - 89 aEa=_w w°o8c was ~o! aom3 ;'o0 00~.20p€ € STS ;-_=`o~Oki9 ^«:~ _°o°` S~- €a° c c So ° U 'k„ oS~ €~T g~i ~rm cS ~o.E =L~an° _' ~v ° ~5`go €a `°'•moa° ~ ~.S css5° e`OO-"~S, k°°~ __ °.Sie° #E~ °:$ ~~ n~a~ oio .. ~4$~~00 ~ U m~a ~°Y;' v°`E~c ~ °D€°" 'E~ °b _ __ {{~n~ d~~ _ =_3€>.' :o-'^°s $ ° _ o°no o~° °~ Q°_ a °o°$rN ` ° ~ ES..e- mw = °8c = w'" u; zoc a° °° €cci EB_ O'd ~~ w4'ca~ v=O_ `L a o= Ec °o€ ~n° Am-~ i° a' _ ~$"kS° €a s L. u+ ° cFioS6` ~_~r dE° _~ <o£oc ~~ -u: ko~o m ~=x: v~oc« °~_°8'O-cm- W O _€a- _~ ao;=-~€ ~ c~o~ .° owe =`~wa Ewa '~§oo a9a~~ c~Esa '~ o'r,° n: ga$ 8t~o FE° ~s km~~o ° oo °--° ono Weak z=oso o.m .S-__°o ~ b DoE°.. a~5 wk i8~` a~`~ a ~a8e5 L~ =_°oto u°ks~ a°$° moo: o~cc° ov°O€n3o f[f E-'„? ~5.°c€D o=Rao °'s uc H°E a!"3s °~ oYi- w-E `o° ~c°`os n8ao s8°°° o°°~~°_o°a.sm .~ b e-s9 =~ ~.mao°- ss-° ~a° o9e °a tm g~~ °„o ~~°' ~--_' apo~~o° ~ ~ amyo ~cao~e - ~a ~_ mo 3 ° ko8'"y °ac" ~E.~ $%~~ i~5m°~ 6a-_~ ~ -V@„r ~ fi°c ° °eUk N°°5_°~ my ~'.: F _ oa=n `oJ c ifi a£o~ '=~;€e ~"oa_E 'a~~:°5 a5 g~a o-E zv 8i:Sek ~~° _ amu _ °£m rvasw ~' - a'S° Z° o, ;~ «°~= z`SccE m~o oo° 30 `'.£„ w°~ `>8~e^ ~ so a`sc~ goo mo-`=° a~m~8 ioeg k°€ N z°° ag ~.- tom $ ~`` boa ~ -o,€~ ~ = cL°s 'a'8o; °.^~ ~°°~vo ia~$G~~o V2 S~c c Ef vi=m`Y ~'. 6E_°E _ ~ii$n~~a oov ca v~E Q c E__nn Xm %'- .Y Ng• YE -wa ov,~ k „a-og - So _°c° era n°..v ..'Ea_w. ...~ Si8=w ,..u a°u~m mowE CE=o ~a£.e ..w=Ex ..wccAk ~.EE km° .~ u' U \ \\. ~ x \ ~/~\ ~. ~' ~ ~o ~~. ^' p = \ i ~. ~ ® \~ \ ~~ i ~\~~i ~~i ~ ~'~ o < ~ /~\ ice. ~ ~a i~~i "~~`® ~ \ ~ \ ~~ ® ~ \\\ $ x \\ ~/ ~~~ _ ~ i~~~i, i ~\\ ~i ~ \~~i o \ ~~~~~; \~ a ~ viiy ~~~% ~ ~~~ \ \ \/ _ \\ 'o `s oL ign 'tco g`°c,o u~°'s _°o c °g x°m ~x `c °w® ' `80 •~ ko -` rvo of°` c - eE LS Yc' °E EEW E k~a m€ -- -c3 00 ~ ° ~~~ °E~ .a :ssrv a=~° - " 00 os E~ ka U `9t _ nE3 r Eos - o Ea Li c_ N -°°$ o'Er co `s 'tea et $ S y E k.°,a 8~ t ~ °"° -Ow °~a U oQkb . "P~m - ~" e U _ Q°o k$ oS O 8E k 5'S r.. _ " o °j° bn moE - SEo a „8 [.' $a ~. ~ __a a fs, _ - `S'am ~°s~.: Eo ~°tLg `_ __ ~ J k°m '~ W ~ T a8~ .U - c&n x3° °no `~o uEV of $-s, o ~G' 'oFirn - ~v °~°`~ -c~ - °~P8 ~ Ev w °ow -- - ~ °--9° i$ ~ 8^x s° ~ -o ~E -oc-`° _° - o = -i k°E *k oka ~ i ro moo` ~ _LO ~`~E °rp, _ o°~ _ - e'E _ ~°o a ~ 2°fi - o°o~ .+--~ ~aa ~ °~E _ _ -aE - ° ^~ 0 ~° a '°°'e° a C V~4 ~' o~°J f. :8 ° rE _o - °_ o- a "3 °E:o maD 8~°E eY~ ~~o Eaa Fi ng a e_=` "ra uE~ °yo° w~~ O°~."so ~ooo c~~_ .. ~°o" -~= Eec 9O,k 'O =b"u ~° >.?pE LL€r Lr~ vo `S E= o k~s = _ - o, N as Ro ° E~ _ .n eo ~E~ ~a~; a°?~n o ~5, c°~c ~~~` ~S Sea .~ ~n nw .n.w ~n._._ in Ec° a`°°: V1 a"o:. ~o _ox_ s 'f".. "$ ~ ~... -.. ~°c- - ;€YS = ~° °; - oa .~EcY ~ $F3° _ S~°~~e a'o . 8o•°E~ o~°o~-°`~3°m o %omkeEo`ok uE°s~~nE°°E _.°.~n .ho`O° m oEr v u ° ~ t °= 'g ° F ! y x~~Yo ma n m ~ ~° ~ r ;c$e $~`6 ~ 5; ~ U _ mo5.~ r~u rc ka U ~ - o -- ^ ° o °Ra w _ ° ~~^E c . w s°3aa° 5 0 0 ^ s G ~~ e • O ° `-'.. < °ba a - _ ` a° ,., rv ~ - - C.' o axu ~~ a rv iw N k N o _ rv ~ ~ `Jo a' ° E v~ .pi ~ ° N .V-i .~ ~ 8~0 ==p _ o ~ c u*f o. ~ °_`z aba Nom- 4 a~ __ E' ~ ~ww~„:_,.-....rte £~~ Et ar 8 ag~ ear $ $mE ~$~ a S.$ 9Eo 3a° :`a _ .-~ 5=~ "e ~$~ 58 ES9 E_ rR cm ~n Si o . . ~ ~^ dIHSNM01 NOl~NIHSdM L6# NOIlb1S ~~I~ ~~ csvvv v~rc~ ~u~ ~sav~r~ vuwv wu umuu~ uvvu ls~wvu~ v~~~ JUJU 11J~11F17bV v~~v ~ wvw~v~w o~ o'ff' W r`~ ~s I / i i / ~ I // / / / '•. ' / / i /~ ~ .. f ~ WW / / p~~,, 1O // / p 2 ~ / / W 1 I ' / _ // t\ ~ ~. ~~ / / a n / ~ :f '~ ~ c~ ' i ~ ~~.- i i ~ j I / ! __ i 1 / 't:' I I / / ~ of '• - :. .,= . ; ~~ ~-~/ ' ~' I I ~ ' a ' ~ ~ ~ n ~ I i i a rn ~ a I f (O t~ f M ~ ~ a ~ ~ N d' t7 I i I I a . . '. ~ . . ' ~ i I :'~ u I I ~ ~ ' \ • I I . ~ , ~ ; ~ F I ~ •..( I i i ~ ~a 'a+ ~~ a ~~ . a ~ ,e a,> ~ I ~ ti ~ r ~ ~ a~ ~ L . j / i tl 9 9 9~ 9 ~ I ~..• 1 A ~1 ~i ~1 ~1 ~1 ~~ ~ ~ I ~1 ~~ ~ ~~ ~ ~~ ~ ~~ ~ ~~ ~ ~~ ~ ~ ~ I~ ~ ~ ~ ~ l l 7 i ~ . W ~ i a j i ~ ~~~~ ~ i -/' I n~ 1__L ]~ V -+-~ n~ W U (~~ s a a "~" N N C j ~ i ~ j y~j~ ~. ~ J ca d U O 5 0 Z m Q O W J K Q H w (7 W w ~ Z g ~ z z O w ~ ~ a ~ z ~ ~ g W ~ a ~ r W o ~ ¢ ~ O m O w 3 a = v=i o z v=i g ~ a ~ o 0 0 0 o Z (7 w w w w w O to ~ ~ ° ~ to a ° a a a w ~ x O ~ O ~ O ~ O ~ O ~ ~ w w a a ~ a a o Z ~ W Z ~ W w ~ ~ ~ ~ ~ O O w w ~ K p Z Z Q d O Q to U ~ N z 5 g ~ w O w ~ ~ w ~ ~ w ? a 0 0 w W w w ~ ~ Z w OO 0 ~> Illll ~ ~ - ` a 1 ~~~~ 6 6 6 t)~ - ~ 1~ < M ~ W I p ~ + ~ ~ a I N aD _~ - ~ ~ 1 _ -_ _ _.- - __ ir'.._.........<~i Jn~ J+ t/1= Wo t ~ .m. V, ~U ~~~ ~•~ W. J ~ ~~ W= Of W~ dIHSNM01 NOl~NIHSbM L6# NOIld1S ~?~I~ I ~ I J ~ QO~OO f~9Q ~6~J 640~~ ~~ao0 al~~Wa ad~~J ~lad~J~ OOi~4~~ °Ja~ S1J311H~b\-' ~~dd ~J C"JC7aaC~~71`~ Q K O J Q H 2 W Q Z ~ o ~ m ~ Q W ~ a ~, _ ~ -~~ ^ ` W ~ x ~' w W d' z ~ S a J Q ~ Q Q ~ W 0 = Z 0 3 3 0 • w N O O ~ a w ~ O O ~ a w ~ O O ~ a V ~. 2 i7 W ~'3'~ ~~ ~` ~`~ ~~ ~ ~ ~ ~ ~ ~ ~~ 1 __ ~`I ;/ `i ~~ ~~~ 1 ~ / ~ ' i ~ ~ ~ ~\ 1 1 i' ~ ~' / ~ ~~ I j ~' ~ ~-' ` m M M ~~_. ~~ - ~ ~~ ~N ~ ~~~ " ~, ~ ~ ~~: ~ ~~ ~~ ~~ ~ ~ ~~ ~~ ~ ~: ~~ ~ ~~~ ~~ ~~~, , ~°° ~~ ~ ~ ~~~i ~ ~ ~ ~ ~; - 0 0 ~ ~ ~ 1 `( ~ ~ ~~ ~ ~ ~ ~ ~ ~~ ~ ~ .~-: ~ y ~~ t~~ ~~~ ~~ -~ ~~; ~ ~ ~~~ ~1 i 1 `, ~~~ o £ ~ ~ ~,t ~ : j s ~` d ~ '~s U'~ a Jp~ ~f~ tI)= Wo !- ~~ .o. Ui Oo a~~QQ ~~3 W. J ~ t J J ` W ~_ ~• W A ,,, dIHSNMOI NOl~NIHSdM L6# NOIlb1S ~?~I~ J ~ ~svm-v ~~~ a~u~ [suve,~ v~uwv wuu~uuUU~'V~L'1 l~~UJ~~1~ V~"a~~J -JI-JI1S1~311H7SlV ~1~I~JV `91 WVWJV$JCY/ w K w Y m ~ O S r a ti ~ w W W a ~ N ~ w 2 Z I I O I ~ . a ~ i a ~ W ~ U l O [ i° ~ W ~ O F z ~ W ~ ~ C W m t O ~ ~ C O C W ~ W ~ ~ U' Z q r~ [ 3 Wp J ~ Z U w o' z ~ ~ a O lal ~ Z ( J I W ~ ~ a o ~ i ~ a - z ~ ~ w ~ ~ i • ~ ~ N V 0 t 2 ~ ~ ~ 1 ~ I N W ~ ~ j t c i O ~ W ~ r F - tn F I I Q ' ~ F I O I ~ ~ I = i W I O 0 0 ,r ~` d i ~g r m m ° n N L 3 L a Y ° G G o m a a y O ° n c9 W O o ~ n n m c o a y o Y ° o o n° a° n -7i a `u a v U 7 m - . - t o O O ° o •c a o ° io, r c d O 3 o c ; O O ~ o~ ~~ ~ .°. o z 1n ~ x m m r o w m o -m n ~ -c a E _ _ c c ~ °~ _ ` q ° E 7 VI o z rn O o •u u d ~ Z = ~ E -o o q Q _ _ C a m O j ~ U 4 O V ` m - 0 o W ~ • ~ ~ ° E -~ o -c o o • ~ U ~ ° ° E ° - 7 E ~ c •° ~ ~ c c_ H ' c_ V o a ° ~ o z o c n ~ 7 v ° 7 m • n O r ° ° a ° . - o M U a ~ c ° o ` c c E m a o i o a °_' rn° W m m n m u a m to N m m m m~ o E ~ F 7 J 7 3 J 7 7 7 E 4 7 W z c C m U 4 ~ 7 7 0 O O O O •C •C •C •C 7 E U Q to w w O O U ~ ~ ~ ~ ~ ~ ~ ~ ~ •~ c U a ° ° o r U d d Z m m m W S ~ ~ E ` v E m s E ^ m t E ^ w= w~ E c m ~ E c m ~ E c m ~ E c r ~ E c m ~ v ~ a N N N ~ o N M 0 o co U V U d W to ~ fn ~ to ~ ~ N (n to to ~ ~ ~ ~ ~ W N m O - - - - ~ N N N d' ~ M M M M M M M M N M N M N M N M N ~~~ ~ N (n ~ ~ ~ ~ fn N O O O W W Z Z Z ~ } F r ~ V Z FZ O d ~ N ~ OJ 01 117 N ~ O aD N M Z O Q K H M M h ~ ~ O Z O Z W Q m Z Q ~ Q ~ ~ N M Y 0 h O r O °1 ~ O - • Y Z ~ . N Y ~ 1[) <O ~ O r M j ~ V F=- W K U S ND W n.~Z ~t,i~ 3 ;pip W O w2 wx~ w wrn ~ O O 73 ¢~ o W ~ SV1N C S~WO 0 ~~~ ~ ~~ KMy Wy O ~~ N 0 ~~ = ~ W O ~ < ~ O~ W w r or z ~JOa Za a~ ON2 v O ~zr o WF zad.~~ 3C7 O sn~ w j ~trioz V v a W a' W O tangOt,i ~ r X W ~w. o0 Q ~ W~ W UZU~ WWW WN~~ h U NNWm f/f ~ <~F-~ Q NW N O ~ U O~ W JW ~ m Q Z O ~ W m d ~ W U 3 N _ < J ~ _ OZW KU' ~~J O Z ~`m mz >>~ atom 3 W ~ ` wz o ~ ~ wW~ z ~ z ~~a~ 1+rands ~ ~n r Nm~~ ~ ~ z~'? o °r~z aMmMV ~ow° '=d9ovaia (41~~ Wa,NOWW O W O F O~ Z ~~ ~z3°x z°5~'~'~ac `m~`Z o ~ Q ~ W O U H K = U wp ~ O N_ ~~ Q ~~ a3 z ~a ~~ ~ ~ O U C9 ('l a /s1O G 2 W W U W v 1.i ~ ~y~ a J ~r ~ZQ w J z wWd~ J R' ~ <~ J a ~OOw W O.ZiZ Wa, ~ ~~?~ a =~~ 5 "Z~5 ~ ~3 ~ ~i O} f.! Z F IJi m Z w W ~ r ~az° ~ N O ao 3~0 ox ~Ow Q a m W 7 ZN ~ j O W ~~o Z m O W Q ~ ao~ N U ? ~~ ~ W p Y Z N ~ 3 O O o7dz I ~ ~ O X Z C z ~~ ~ w ~FFp W WyU~ ~~ K N m °'•' o W r N d N W x ca a ai ~~~ W~W > ~ WW? 41 Oti ~ZX ~ NU ~w _ ~~ ~ O N ~ JN ~r0 O QN <~O C Oa w Sa jNm ri ww ~Q'N(C Y lala Nm< m ZU y a 1x~U` w° <O O Q~ I ~a J °a o I ~m a x <~ N J 41 n W ~ ~ii wQ 4 ~ o~ FF a ~ Z~ O W ~ ~ ~W ~ ~ O J N~ ' ~ ~ O p w ~ ~ x (7 C9 z O ~ iD ~ D ~ O ~ p r a a~ ~ ~~ ?~ q ~ x `v ?~ c c 7 o~ Ya O N W ? N O ~ 7 O to W lJ W z~ W ~o WW LL Zo ~ ~ W ° Z Z O 7 ~ `' Ja ~o Q a ~ a W L f~ U~ J~~ J+~ Wo t~ ~~. Op ~~~ ~VQQ t~3 W. W J~ J J ~W ~_ 0• Ww • ~ _ u,. ,,~ ~... -wl[ ~aa~~~o~ r~o~~~oa~r~~ ~- ~ - ~C~~ [~O~~b~~ ~~~~1 ~ rsvvv v~rs vu~ !s uu>~v vuwv wuvuWU U V UPI L/,L~UJ V taJ~l Uf7~1~5 "~Jw~ 517311HJaa' ~I~J~JC7 ~? C~/C7G;1ar7~1~ ~ n w 2 U ~ m N 0 a S DUBLIN PROSPECT RO. ~ SC~OjO RNER n oUB~~N RU ~ 0 z m ~ ~ - _a ° ~ oo°~~o p ~ ~ ~ ~ nn nnl°~n u d ~ 3 ~ ~~~~~~ V1 ~y T cy F-I °a °v ~ ~f° c + " 0 u ,~ O ~ N ~ (~ ~ ~ in ~~1 O / ~" N ~ ~ S O N Q ,n= ~ ~ mmmlo .o Vl °' ~ 1 ~ -~ o p ~~ L U (n ~ ~- NI I m ~ o~~o OI-m c_ ~I i-1 II 0 ~ ~ ~ ~ ~ ~ Q L~ ~ ~~ NNto n .~ a~eern o' m - Y ` U ti '/"~ m o ~" ~ ~ ~~ 0 0 0 ^'~' j a Q Q ~ ~ t b Q Q Q 0~ ° Toc U`^ _ U (n Cj (n W ~ ~ r ncc ~v a a ~ ~ t~ o ~~~ ~_ ° ~- ~~~ -Nt'~~ Ln I I I I I U U U U U O 7 ( ~~'~ 3 L 0 F 0 w '~ n o n m ~ N o C J N f~ °' W n vai ° = ~ ~ D ~° ~° O E e°° z ~ ~ ~ °m ^o ,y _ to '~ w o u b~ b ,~~° < a < ~ N w r I a ~ ~ > ~ M rn a° U N o ' 6l ~ 3 N m Y VI N In° .S t'SLl w o ,D ~ o n 3 AZ.09-00 N ~ ~ ° N ~ ~ m ~ O U U~ ~ ~ o U O Z W W W / O < W M n v ~ m T N O n N p m n U to to N O N I I ( U \~ W O ~ Y j 0 o N o W a o e F> ° ~ a . ~ w I,l m ~ w ~ 0 0 ° m 1' n h a In i t° ? mI ~ O~ ~ °i N Q! o o. mN m ~ ~ I n I rn bn ~ '+0~~ ~ ~ NN h n o o z U U U z • r` N 4 . g W ' 0= Nz Y7 3 ~ 145.05 ,4~2~ N 1t LSZ a~n°b a7°7S ~ E o ~~VI ^ ~--I ~ ~ ~ aim ' p r Q -aN -ono O ~ OUq I y "C 1 'n~(DON q ~ 1 I rn0 ~ b ~ ~ I ^ u V . o~ann I--I oQP ._ . O.y c o t tP o alO .-1 (~ p m V H mna x 3mo'al~ O O ca c ._ no n°I rn a` ~ 3N / Ip 4; N ' J° I h-' O y ; 1 O~ ~,~o :=g r ~ O ~:..PROf~Z b 0 CS E 2 ~ U n 7 _ `o E Q _ _ 0 ~-I ~ 'o v ° ' ~ m °o a a o '.1 G ~ 0 n 6 M m m m ~ Z iV Q a o ' ~ U ,.y .~ m ul a 'a N - N ~ t o ~' n - u ~ u~ o G o O _ W t 3 T 3 ~ a 0 ~ o 0 - $ o ` ma ' ma m ; r a a a a ~ W V ~ ~ l 2 N O I l ~'ly F o Q 1 li W Q yl 1~ 1. I~ J Q Yl ~ W = 7 O' ~ N ~ < ~ M N ~ o 0 o o o o o v !° ~ !° m m rn m l° D " ~. you O ° o .- m i9 o ~ m . o E ~ ~ 4 uo°c oU m~ uF p n ~ D . ° o « ° ° m ` u ='i w ?Eg » ~ c _ °tl r ~ O V O i o 5 0 aL8 < 8 o E i i S Cs 5 SAY. E `a B ~ 8~ 3 ~$ .° L m o = = ~° ~~ g ;~y .~ o o E3.E c Eb i$ m o- o '~ b ~;- o` ~°`° 8 Eo' n E s`w« !~ ~ `°E S: g -F FLEE - - ~p _ m ° bWO n ~ o ~ m "0~~~ - ~~~ ~ .o Es ~;` Eg ~d rz g°° £E z s 's=.:~ _ a~. z~ _~ ~ a~~ F E ~~ - g ~~ ~g ~~s. Ei2BZ [ ~ z~° ~F e~ ~~ ~~.~ ag €_ `so F ` .~~$`s~ ° z ~ as-z~ ~ p° ~xg~ _~" °~ ~ s E o ~~ os: %Jz ~.EaE £ c sE ~ 2E 8~_• _ g s8E c~ - " "iE. € ega fr. 'E 8 ~~ _~ an s axa oE: so so r ~g t ~.a~:, - ~ ° a ~~ ~o $o _ E` g ~~ gr~_ €-"' os~ F -_~ v`-g s~ °x °~= Y.s _P s ;~~ a° r 8. ~?;°-~QQR €: - - _ ~';o a nw oso o" egd F~ ~ Y~~ ^ " ?' =5=° «_°' ~ -oy :g~ i Ei ~E -b° o~ 8, .`4§ ~ " `_ YE-`Ex ~.S 8 0 o°a' c ''•8o-c =Sn 8 °SOS~° % « ~~- `YS 2 `: c8a~` % .~_._ a EE S ~€ s~~• ~ ~_ ~~ -'a, g° 5 W E i _ ~~ e. a-~ ~~_[~ 8p ~~€ =g °~ ~S fre8 Syff ~° €o op= 8p~ oe E -£.: ~g z 3 EX-B - .o° «3T s Ems' ° -€'e 5U - __ 8`E ez o- r-0~8 %N `oD° Et ~` g~ ~` EBBS « oEo a8 o eag °aE E o = - e g=°«- En gso;o .45co 3s:5 ~2E ~L ~~z~~ E_.E °e a~=or F. £ °.,° 8e ~s g- '£Ee,E ~~e o.E _o 03° _s ~ EV ` s; °c$ ° E xuYo ° ~' ?a~< «SBbff c ~i- ~ a° X80 5F. - Eo-` Et E« ~o s e`- gc soE= z°€ :o r zz . EE ~ __ £r~`-s - . ~~° E $ ~s°~ °e ~a $°_ - goYo £~ Y "rz a E;<' ss sg zYryE W 3- o E~ m ~e~ _`~ L'~Yo ~ a; EE «a ~~ ~E _ es E , se _- ~o' nE8 d-~.3 = _a° ~ has Ego a~ yieffa~-E $$ff 2 on -gs €~ °'o~°~ E~ o'frF E' ° 8°g° F- S ~~ -lg$ EY 8E F°Qea°oo.. g~ES °°`€ _ ~ E.. °se.~E $• d"Eo E' E °•° 1 "E o Et` ~EEa ° `gb~Ji . $~ E e~ $;° s~" E s~ o=°z e° ~_ _ `5$0= g°,r~,.a ! Us rv° ,g ;-E gs- "- a 5 _ _ 88 €u :~-, _$ ~os c°_° ~mF ~a -- -rya «~ E~.E~ °Sa oEi~$$N. Page - 8° _e £r5 x`08 0- os_E~ "^ 8'£ s_oE s~ ° 8 Yg €~F 8~£ea g ~~oo0 0 - E~oe ~`. _>$. 8. ~' r.r °[ s~ ~'~fr E• =O $` °8°~~rE : - '=8~3~°° a g,Ss ~° $°g 8~~ g$ ~ °E rf S € = So `- _€o E8° °€E8~ ~E [Y a°~fi oa ~~ Ya~ aa~a -os yY =~ o.E;, .8 z: g~ E~i .~? g3~°sE~o r: Ea8o g =EE Y "i~ `E=p Yg - £°g E° 8 x£, -• ! °o ~a/~2 -[ ~a ~ g yy ~ _ a E_ ~ ~° yy g t=z° se - °a`~~:z~~$~°E Es ~S =aE yg as Y'Q5 $E ~0[6~"gyp E_5's`E ~~~B~YasY oy ~SS'_Sya ~=$~oE o.E s£,go z~'.€ ez -a osf SAS °ES<<y 8fi'-= °S ~i "E .io e-`_~6~i _K e_8~ o= .`c€E.~o°S SEn~g ~; °yE$Eo •ua -o e'_.o ~oai t=a8 • E_°c°~o °~~ b.so e'Gu~s _F Zo~g: BE -- ob5 _m Ei £Eg.o _ _i '« c f,z_c°°~-=°o~e- for Se _iE `-`g: '~ g_ sE ,- E PE %S E-5- Eo $ n° ° ~^ _~£ °!a, _ $ s~ E~Em Ee °i _E g-° E _ E. -E-_° Etc - e. z°= E; Sam EaE.@ - iDS'..°y .3 ~ ~eL a - ° • ~-` - Y-os •13ooi; $ -o a6 :E w.4S og - ~r~so-uc a p n s°i cL ~ S= _ .~ Eu~e~ g °2"i_ °° 8 I r~ `" '~ 35za - 'k s~ - rE ° -= E -°E -° °g=" :Y`s ` E«Ee £E - ^; $ `.°- i E _58 E «a - - ::E ° gt° -S:~xSg=ly._ ~£ ovF ° ~ aE z«„fi 8~a ° - -: ~E g° o = _$" ro='Y S=ts = ° - fr.a,° E .x~a "'~ rs ~ z;r -. og_~ _° - . !~ ss s' a€~ z:~' .ono = s"§ ` €E ~'-£ Eo .c =at r° _ ?'~° ~r£ ~; .=g~°_ se ~~ ~$ «e£ ~ m En°w° ° iE ~a'T`- -__ --a e.3€; !; ~^ ~eL s~ z° ~$ _' z°«$ f ~grB€ s"~ .2 3°=c - °- $`§o - °. DE s[£ ai$ 8'E S$E°otm n a ~a `ag_ ! :°°t ~-`°.= °_ DY°a o s $° S E _ - o: '~ nepgryg ~ 88°. E !Y Y, °°• uY ~ EaL EoEfi ° .~L ¢: •°£°u t t :E .'_ _ = n£Eu o~ aE, _- E u~ i Ea SEi _E `e$ - ° €$d9 o° ~ u,°EEe !S 2i ~nn$"-Z 2x=d -mar ~E~,°.S b'dt-ofi°O-i 3£ww ~r °«a°°- r r,<o <~o« ..'~°'=<ou °.n zv<i~g~<<w.°c~3g 3nu-'e`u ~°o 3~a °'oE ~E 0 0 0 0 ° o ° ° e e o 0 0 o e o 0 0 o e o 0 0 0 0 0 o e° o e o 0 0 ~$ _ F' 8 F _ o R °_ Yy _ - 8< _@ _E ~ LE _° - ES = °O ~ E~ g Y ~4 s! ` i = e3~z Sh~ S'g ~sE 8gE' x«r ~~ a"«~« °E aE ~`. a~5 a ~o zEF ~ €o ~s" 03 =_' :_° sa8"g rE o -• g° E Pi~:y e:g° S' s ~€ E ! - Sc`=..o S' °~ Y°O ° 5=i o$„-° •` ° ~•" E _ n E S i 8 ~~¢~ E_~ $z- xaa2 `~z ~ - ~ Ee fri "~ b.= ~x ~ z~ - °~ sE - E~la F- ~ ~1~:° Y - z°°~$ o ° - ~~g •! E E ° a8 E.saF ? '£° E _ z , a.° 3_` ~-, Eg`r= ~ 8 Y s-aS 20 -• :o~-a_ F. `E~ ,_ - Y6S E`-~ _ e° t E3 -„ ~ $xs_ @": ~ Ye „~E "'o ~ >r $- ~ S@ ~? ~a 5 Y= °s _ °'~3 ~z gWY- [Eol~ E«8e - a`$'- eh ° o~sE cX g. - _ so.a - zi o€° jES• ot- °78 °_6 - E$ $a w s-`- 8 - 8a - e w SiEony °" Se $ Lrog .f a-_-z E ° 5 a i yyE `~s °~^F5 ~`_'. E - _`~-qq 80 or e= ys _8 _ >'o °E YY ~E ~~o rg € ~ • $°== ` ° - Y ° a'^ 8E«~z"! -~ ~ A5= iF E Y a °g' SE =2 °.7 - u lS._ ' .o ~ .: gn 3 [rf- g°c =°i- `e S9eE ie E °EE _ 3` - _€°~~ Y€~t ~~= E 8x ~d_¢. S8 s"8 - _ .=e -~.E ,'g l`n5S "~3 a ~, YgE X303 ~C ° .~ c°, b: 8= of rv=E°~ ._r . ~f~ FsE ~'g `. nX e E~-~` ~~ sE -- °' &2 'E5l - - ~ a€Ea °=- .8<e,:° ~ °$e" °p° ~a a ~aa° aEo - ~Qa°~ exE$ efre a ° gE"« _ 85 ' EP `sY _ E.on° /g« ~ -O. ES ~E sal BE sfr ~_ ~a E 'i Eoa_°e5 !~ EE~-b ~' 3~°- 8°m -`~ - F « 8' ~u@6E u 'ge °EE °V ~k §285 `E 5=..:. oF. ° g' E €_° C-!~~ _ -__ ° ~'o o ~~3 " ' 08 -- = ao s~ ~€-~ - ~E_ _ _. fr£. $a YY o€_Sg °E u~~ "`°u ~; - s aE° ~ 2Y=(W g=~ ~ ~ - - =~_, :E s`+So -=5g - `s °3 ~.~o ~'zo~ `ss~= __ ~ b ~€~a° a- z ~_ ~.€~~$? _ _ - -h~o~3ri cE °°E« .F'a D°`e u E_°o 8c _ `e "~'• S^ ~°° `080°° -E 80°a°,'°~ obi°>: 5 28c eEl=w Yc }` La°~` 9o ps u'o e~En' Du°o• §oE rW sd< <' °g o v: $`L~g,L 2P "g E~i ~o$ _~ - ^p _ _gi° E _- ~E82°' °Ew y`''=.cD_i oBE a `d S°P cv € tEo$ ci 'E ° E~=o yy fry_=$ ~wa £ °- -- E°c_._ a=~ °n£ _..l- b~ __ ~~ °S_ea _`ws`E cE•o - - °~°a°-- °S°E c u c c •E o3v .~ 1~ ~a:_ F-i :_ gc E~ g ~ .Ei R2 8gg 8 - o~^- ~«~ - 8r r` v°2E~ SoE° _ _ _. ~_ :SS° ="0~~8 5e _ £ v~ _' _ =Eons s-E'N °, b~ E2 r-I °Y$vS iE ~- E°c uE Eo'Sc 2R-` ~ E 5L i~s_ ybe - os~ ya - - 8[[~=cEO •l ue-°• __ _ - _ =~5. ~sEos =S Y.~ eg~E[ cSoy°c n[cECE - T.F-- ~~~°c4i E~ o'ZS fri' E~ X5e iYu bg $~$ ~~ = c°Eo _ _- - - - - - _ = oS •E Y f~~o oai-v°.E _ ~~° S,-I:x°'ao - -_ _E _~o~8 $>i~ ~~3 g~_s° °g° c o°~8E _ -g SS 83 i E°~' YYBg ~~` 0~5• YW E~~E' 8F<"2 _ `~U'` 8E _ =ya `2"Yp - Y a ~'°fwo 'Le•S ?"i3 a a9iuo`_ E5• c~c oS guev -°~ £ L~ _. ~{°.°c b3~ -E~o - _ o ~°ma$? __ Qe ..g £ °£ ~~ °• ~ -°g'eu or£~C° - EC c ~ ° _• s~ - _ - E SEE °. -' °- 2~~ ~€_; 5- _ °~t ;3ne - _ SE,; __ ° °e8.5~ - b Eec g !o g _ _°€.o S'i £-e$fr 2B5 _ c °E° °E,° `oS-E8 Q°o ..E°° ~,6° _e~ ° _ _ _° 8 ~°£~°EE .?'0! = o yo = eO` _ E _-`- o~.::° ~£ $° S` ~8 E` e~° ° g a x°_ .E, _ - Eo -_- _ y~ ,. YrP°° 82e°~ P a ~ E - - _ `s= :Y 5 >i° 5?os° -_ 8a o~~8 EE-oo£ fr~ EE8 rN p~g'n ~"°g ° -- E~Sb So ~$~g 6c=8 F -E¢ °°€E° _ __ YES E$' _ S8 _ _ag8 -0~0 saeE a _ . _ gbzo~ ` _ 8t. EEg~ = 0 = _- _~E - Eo'$s ~Y ~/ b'sE °•2 ~ ° _ _Eoi'£ - >i° E _ $ fr3c ° ~.T0-[$u`=~- ~'o_ °i°c _y a oIS~ -- _ $ 8 ~ $5Y -o Et°` 5. E^ >En~c i SQ °E? E$"°n~ - _q - ~ ~8 - ^T3 ' °Sc ° -c°Yo 8EE- _ , -°'E° ESo °r9.~ Eoo S t8 S ~~£~ £a°'E ~ - - ~8 a a'_e 2E£ 8Z£ L°°:8< ~E2g ~ E °o ~1O ~ `S` 8°0 ` on ~~`o'S`o°=a ~ -__o p.EB~ ° _ ooF eF~ ~r°, o°gs Rb g= E E° °E €e - E; - =Ea w °sr° _ __ _ E„Y ° _ _ ,$o = °a fo _ _ -_;e 45 ": E. €z ~ o E as --_ a z °g=~ _ E -°Eo_yxy- aEF .8° ~5 eo~ EE~o$ $$t " - aD~o so - -$°= tb£ :E•d0 E°~ - e~o8 --• Yfr Y-' _ `a~ ss L.: °`~ ~°°~SoB :[ a =.a~ ~8~ °`°° _ __ =_°x~s _`o= = 30 =_ _ •@£ _ _ - _Eo = _ £°. ..Ee °gc o:- n°~~-° _- 'U - - - ' ~c @E EO ~°-°! _ --cib E<~ - __ ° •~'.o ~£e.E aF~fr"$ ;s£ ;E~° qzF g%E° 8-= _ €€° - 8°~E =°E E~€o °a~ E~ a a - >et -€ s -~~€` - ~` - __- _ mE _ = oEE.. €_- - - '- - - sse 8'0_ p°,r ~ «E oEt - ~ - -E`° - E _ - _- _ --~8 ° - 8L =o et~`n sg ao ~,~ 5 •8 ~ . E8 - gJ1 •8 L'E E2 l'E_z.°! S° ~~'• _ bs« a°^ 88g~ - EE..'E^° __ - _ °g5 na`E e~i;EE ff_ - _ _e$ _' cE_. Lg c~~E __ w2o n«° eS .@ -' - - ore _aa -3° eE = fr~`° sW~~' x =~a` °S : t - - €". - ~°S -- -_ - a~i- .°'.fr .. :Z~B Ea -`- EEoE - - - ~ - 20 a £° - - Ew"o 9r c SeJ' z ~.°L,";` _ `8.~°. w~i Ec£° "e2W EoE 'Eo _- ~ `~xE:z _•-E$ ;-° ~ oE'o - s° °y- 'z~ -- - _ _ _ - ~r ~ o ~>;.>, -p ~e~a o! - _ e >£a - = ~Y:se'~ =se` __ xe _ to oeEE~ ~`o_ ~ wn 3-~- -- :$~ S;y~ `£ 8' `$~s. -- - ° e^~S ~z°' 8x[- -WE - _ ~eo° -=~Eo ~€$ E• - °8 ~8 ai3-°° -- - =E8 °;. ~ g~ _.€° p =°Se° =nE o° _ €~'a P5 c_ °° - 41° -=e _oe VE j~`•- - ~ ` -c Quy_s exE o =- BF,=S- SE 1SO- u.'r&5_ro£5ro 5!"5.$s°o6k roc°in zs ~8-OZ°'8u° u~aa-vo °_...- ~E El~S«orXo v_=$°• •5° •a _ .~+v°c_ OFau- __ - • _ _ _ - egv a o d° a c d$°E $~_ .namuu-u m°um°° dv`n~ d3E `° u--n_ rg°c n m,°rc ro,v ~°c°~su Qo Diu e.. ~~$ in° yE `o E°°: «5P °uww" .c '~E ~°u o°Y..`