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HomeMy WebLinkAbout05. 12-155APRIL 10, 2012 12 -155 RESOLUTION (CARRIED 5 -0 LOST LAID OVER WITHDRAWN ) PURPOSE: APPROVE AND EXECUTE RELOCATION ORDER; DETERMINATION OF NECESSITY TO ACQUIRE PROPERTIES WITHIN THE LIBBEY /NICOLET WATERSHED FOR FUTURE STORM WATER DETENTION BASIN / 2400 & 2500 BLOCKS OF JACKSON STREET AND NORTH MAIN STREET INITIATED BY: DEPARTMENT OF PUBLIC WORKS PLAN COMMISSION RECOMMENDATION: Approved WHEREAS, in October 2011 the Common Council approved implementing recommendations to address storm water management in the Libbey /Nicolet Drainage Basin; and WHEREAS, the Department of Public Works has completed further study of the area and is recommending the acquisition of various parcels within the City of Oshkosh and Town of Oshkosh, per the attached "Exhibit A ". NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of Oshkosh that the Common Council determines that it is necessary and a public purpose for the City to acquire properties described in the attached for said purpose of construction of a storm water detention basin and associated improvements. BE IT FURTHER RESOLVED by the Common Council that this resolution constitutes a Relocation Order for acquisition of property described in the attached in accordance with the title acquisition procedure set forth in Wisconsin Statutes, Section 32.05, said properties being located in the City of Oshkosh and Town of Oshkosh, east of Jackson Street, south of West Packer Avenue, west of North Main Street and north of West Smith Avenue. BE IT FURTHER RESOLVED that the proper City officials are hereby authorized and directed to execute any and all documents necessary for implementation of this order and that a certified copy of this Resolution shall be filed with the Winnebago County Clerk within twenty (20) days of its adoption. BE IT FURTHER RESOLVED that this Resolution shall be effective immediately upon its passage and publication. REVISED RELOCATION ORDER City of Oshkosh Winnebago County, Wisconsin PROJECT NAME OF ROAD HIGHWAY COUNTY Libbey/Nicolet Area Watersheds; n/a Stormwater Detention Basin n/a Winnebago RIGHT OF WAY PLAT DATE PLAT SHEET NUMBERS DATE OF PREVIOUSLY APPROVED RELOCATION ORDER Drawn 01/03/2012 Resolution#12-155 DESCRIPTION OF TERMINI OF PROJECT Being part of the Southwest%4 of the Northwest 1/4 of Section 12, Township 18 North, Range 16 East, all in the City of Oshkosh and Town of Oshkosh, Winnebago County, Wisconsin, described as follows: LAND IN THE CITY OF OSHKOSH: 1)West sixty(60)feet of Parcel No. 915-1959-1600 LAND IN THE TOWN OF OSHKOSH: 1)All of Parcel No. 0180203 2) Parcel No. 0180206 except for the western 350 feet 3) Parcel No. 0180207 except for the western 350 feet 4) The Northern 30 feet of the western 350 feet of Parcel No. 0180207 as shown on the attached plat To properly construct the stormwater detention basin designated above it is necessary to acquire certain lands or interests in lands as shown on the right-of-way plat for the above project. To effect this change, pursuant to authority granted under Wisconsin Statutes the City of Oshkosh orders that: 1. The said stormwater detention basin is laid out and established to the lines and widths as shown on the plat. 2. The required lands or interests in lands as shown on the plat shall be acquired by the City of Oshkosh. 3. This order supersedes and amends any previous order issued by the City of Oshkosh. Subscribed and sworn to before me this day of March, 2012. Mark A. Rohloff, City Manager Notary Public, Winnebago County, WI My Commission Expires: Drafted by: Atty. 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I ; ? . ❑ o 0 . ■D n� mo � ❑ ❑ o❑ I I ❑ ❑ iJ 01100 ❑❑L,-1❑ .0 ni ❑ fn-i biD 1 0 I '3AV HIIWS 'M I N� ON I I \w z Exhibit A Page 2 of 2 Relocation Order Legal Descriptions Libbey/ Nicolet Watersheds Future Stormwater Detention Basins and Storm Sewer Easement Being part of the Southwest %4 of the Northwest % of Section 12, Township 18 North, Range 16 East, Town and City of Oshkosh, Winnebago County, Wisconsin described as follows: Land in the City of Oshkosh: (1) West sixty (60) feet of Parcel Number 1519591600 Land in the Town of Oshkosh: (1) All of Parcel Number 0180203 (2) Parcel Number 0180206 except for the western 350 feet (3) Parcel Number 0180207 except for the western 350 feet (4) The Northern thirty (30) feet of the western 350 feet of Parcel Number 0180207 s ) O.JHKOJH ON THE WATER TO: Honorable Mayor and Members of the Common Council FROM: Darryn Burich Director of Planning Services i() DATE: April 5, 2012 RE: Approve &Execute Relocation Order; Determination of Necessity to Acquire Properties Within the Libbey/Nicolet Watershed for Future Storm Water Detention Basins/2440 Jackson Street, and Portions of 2520 & 2562 Jackson Street,Town of Oshkosh(Plan Commission recommends approval) BACKGROUND The Department of Public Works is requesting to acquire lands for regional storm water detention purposes. The subject land area proposed for acquisition includes 8.72 acres of property located between Jackson Street and North Main Street, south of West Packer Avenue and north of Bacon Street including the full property at 2440 Jackson Street and partial portions of the properties at 2445 North Main Street and 2520 and 2562 Jackson Street. The properties are located on the north side of the city in an area where City and Town boundaries are intermixed. All the land to be acquired is vacant or in agricultural use with the exception of 2440 Jackson Street which contains a single family residence on the western portion of the parcel. Surrounding uses can be generalized as industrial to the north and east, commercial and residential to the west and residential to the south. The Department of Public Works had a storm water management study completed for the Libbey/Nicolet Avenues drainage basins that contained several options for flood control of which this location was selected by the Common Council last October for construction of a wet detention basin. ANALYSIS The proposed storm water management facility improvements are proposed to consist of an open flood relief channel from Jackson Street to Main Street on the southernmost parcel with the northern portion to be developed with a wet storm water detention basin with an easement to connect the basin to Jackson Street. The officially mapped extension of Geneva Street is proposed to be a connection between the flood relief channel and the detention basin. The proposed detention basins on both North High School property and this site will provide sediment removal in addition to providing flood control. Upon completion of all improvements within the watersheds, including upgrades to the storm sewer system,the detention basins will contain up to the 100 year flood event and street flooding on Jackson Street within these watersheds will be eliminated up to the 25 year event. FISCAL IMPACT None anticipated. RECOMMENDATION The Plan Commission approved of this request at its April 3, 2012 meeting. Approved, ./(4/— City Manager ITEM: LAND ACQUISITION OF PROPERTY LOCATED AT 2440/2520/2562 JACKSON STREET AND 2445 NORTH MAIN STREET Plan Commission meeting of April 3, 2012 GENERAL INFORMATION Applicant: City of Oshkosh Department of Public Works Property Owner: Laverne Komorowski, Thomas Wright& Shannon Finger, and Lois Luebke Marital Trust Action(s) Requested: The City of Oshkosh Department of Public Works is requesting approval to acquire approximately 8.72 acres of land from multiple property owners for use as part of a regional storm water detention facility to service the Libbey Avenue and Nicolet Court Watersheds. Applicable Ordinance Provisions: N/A Property Location and Background Information: The subject land area proposed for acquisition includes approximately 8.72 acres of property located between Jackson Street and North Main Street, south of West Packer Avenue and north of Bacon Street. The area of the proposed acquisition includes: • Full property at 2440 Jackson Street (4.9 acres); • Rear 60 feet of property at 2445 North Main Street(0.45 acres); and • Eastern portions of two properties at 2520 and 2562 Jackson Street (3.37 acres). The subject properties are located on the north side of the City in an area where City of Oshkosh and Town of Oshkosh Municipal Boundaries are intertwined with three of the properties located in the Town of Oshkosh and one located in the City. All of the proposed land to be acquired is currently vacant or in agricultural type use with the exception of 2440 Jackson Street which contains a single family residence on the western 1.43 acres of the 4.9 acre site. Surrounding uses can be generalized as industrial to the north and east, commercial and residential to the west and residential to the south. The Department of Public Works hired AECOM to perform a storm water management study for the Libbey Avenue and Nicolet Avenue drainage basins that contained several options to provide flood control and pollution control. Of the various options, this location was selected by the Common Council in October, 2011 for the construction of a wet detention basin (see attached Resolution 11-474). Subject Site Existing Land Use Zoning Agricultural, Multiple-Family, Industrial and County M-1,R-3,County A-2,and C-2 Vacant Commercial Adjacent Land Use and Zoning Existing Uses Zoning Commercial and Agricultural (across M-2 and County M-1 North West Packer Avenue) South Single and Two-Family Residential R-1 and R-2 Vacant Commercial, Agricultural, C-2, M-2, R-3, County A-2 and East Industrial and Multiple-Family County M-1 Vacant Commercial, Agricultural and C-2, M-2, M-3, County A-2, County West Industrial B-3 and County RR Comprehensive Plan Land Use Recommendation Land Use 10 Year Land Use Recommendation Residential and Industrial 20 Year Land Use Recommendation Residential and Industrial ANALYSIS The Department of Public Works is seeking to acquire land for construction of a regional stormwater detention basin within the Libbey Avenue and Nicolet Court Watersheds. The proposed storm water management facility improvements are proposed to consist of an open flood relief channel from Jackson Street to Main Street on the southernmost parcel addressed as 2440 Jackson Street. The northern portion of the detention facility consists of the eastern 3.37 acres of 2520 and 2562 Jackson Street and is to be developed with a wet storm water detention basin with an easement to connect the detention basin to Jackson Street. The two single-family home sites along Jackson Street on the western side of the properties are proposed to be split from the parent parcels. The final portion of land included in the detention basin design is a 60' wide by 330 feet long connecting area that is the rear portion of 2445 North Main Street. This is the officially mapped extension of Geneva Street that is now proposed to be a connection between the flood relief channel and the detention basin. The attached map titled"Project Area Description" show the watershed areas that this storm water detention facility will serve. The map titled"Alternative Evaluation-Alternative 12 Option" shows the previously constructed detention basin at North High School and the proposed improvements that would be developed on the property proposed for acquisition. The proposed detention basins will provide approximately 48 tons of sediment removal annually in addition to providing flood control. Upon completion of all improvements within the watersheds, including upgrades to the storm sewer system, the detention basins will contain up to the 100 year flood event and street flooding on Jackson Street (within these watersheds) will be eliminated up to the 25 year event. The impacted property owner of the large parcel was notified about the City's intention to acquire, via letter, in November of 2011 and the northern parcels are currently on the market for sale. RECOMMENDATION/CONDITIONS Planning staff recommends approval of the proposed land acquisition as requested. The Plan Commission approved of the land acquisition as requested. The following is the Plan Commission's discussion on this item Item —Land Acquisition—2440-2562 Jackson 2 Mr. Buck presented the item and reviewed the site and surrounding area as well as the area proposed to be acquired which includes three parcels and the area to be removed from the official map for the extension of Geneva Street. He again reviewed the Libbey &Nicolet Avenue watershed map and explained that the Common Council had selected this location over other sites last fall. An open flood channel will be developed on the property to the south and a detention basin is planned for construction on the property to the north. The storm water facilities are proposed to remove both sediment and reduce flooding issues in the area and property owners were notified of the City's intention.to acquire the land. Ms. Propp questioned if the Town of Oshkosh properties could be acquired without issues and what the storm water facilities would look like once complete. Steve Gohde, Assistant Director of Public Works, indicated that the City can acquire property outside of City limits however he did not have renderings of what the detention area would look like upon completion as the site has not yet been designed. Natural plantings would surround the basin and an open channel would connect to the wet basin to the north. Mr. Thorns questioned if when the detention basin would fill up if it would back flow into the channel. Mr. Gohde responded that it would depend on the intensity of the rainfall but the water would collect in either the basin or the channel similar to a previously constructed site on Harrison Street. He further stated that a pipe system is installed to the east of the site. Mr. Thorns then questioned if there was sufficient right-of-way access to remove sediment from the detention basin. Mr. Gohde responded affirmatively. Ms. Lohry stated that the property appeared to be a wooded area now and questioned why the City did not consider purchasing the land across the street from the site rather than destroy the mature trees. Mr. Gohde indicated that there were trees on the land proposed to be acquired however the site across the street had issues with wetland areas that could not be disturbed. Ms. Lohry then inquired how the area would be enhanced aesthetically. Mr. Gohde replied that there would be a wild flower seed mixture planted in the area with some landscaping being installed around the detention basin. Mr. Bowen inquired if the property would be annexed into the City as part of the process. Mr. Burich responded that long term plans would be to annex the area at some point. Mr. Thorns questioned if there were legal conflicts with the Town and City if the area is not annexed at this time. Item —Land Acquisition—2440-2562 Jackson 3 Mr. Burich responded that the area would be under County's jurisdiction for zoning however the properties would have to be reviewed to prevent creating issues with Town islands left within City surrounded properties. Ms. Lohry inquired what other sites were considered for the detention facilities. Mr. Gohde indicated that there was another site north of Packer Avenue and west of Main Street that was considered however this site involved additional costs to the City. Ann Knaus, 2353 North Main Street, stated that the channel to be developed sounded like a giant ditch and questioned the exact location of it in proximity to their lot lines. Mr. Buck replied that the design was not completed at this time as the land acquisition is the first step in the process. Plans for its construction would not be designed until the proposed land acquisition has been approved. Ms. Knaus then questioned when the detention facilities would be constructed. Mr. Gohde responded that the detention facilities would not be constructed right on the property line as the City needs room to maintain it and the construction phase is not anticipated to be until 2014 or 2015. Randy Henn, 216 Bacon Street, inquired how deep the ditch was proposed to be and if it would be fenced. Mr. Buck reiterated that the design plans had not yet been developed but typically detention facilities are not fenced in. Mr. Bunch added that a neighborhood meeting could be held at a later date to discuss details of the construction once plans are designed. Mr. Henn commented that he felt the detention facilities should be reconsidered and another location could be found for it. Linda Mingus, representing the owners of 2520 and 2562 Jackson Street, questioned why the land acquisition proposal was not flush with the property lines of 2504 Jackson Street. David Patek, Director of Public Works, responded that the City was looking to acquire the land that was for sale and that is the layout of the parcels that Schwab Realty has listed. He further stated that there was a small piece of land owned by the Town of Oshkosh on the parcel to the south of these properties and the land for sale was aligned with this parcel. He also commented that the City would require an easement on the property to the north for access to the detention basin. Ms. Knaus questioned if the detention basin would have a spillway area and what the hours of construction would be. Item —Land Acquisition—2440-2562 Jackson 4 Mr. Patek replied that the detention basin would have an overflow onto Main Street and the hours of operation for the contractors are usually from 7:00 am until 7:00 pm. He also gave further explanation of the silt and water storage in the detention basin and commented that the basin on the Fair Acres site was similar to what would be constructed in this area. Ms. Knaus stated that she was concerned with no fencing being installed around the basin. Mr. Patek explained the reasons that the City does not fence around these types of facilities and commented that it is no different than the areas in the City by the lake and river where open water is present. He further described the safety shelves and plantings around the detention basin that deter people from attempting to enter the water. Mr. Henn commented that there was an underground sewer system there now and voiced his concerns on how the detention facilities would affect property values. Mr. Patek responded that as the storm water facilities would control flooding issues, it should be an improvement to the neighborhood. He further commented that there is storm sewer installed in the area however it cannot handle the amount of water in the area as it does not have sufficient capacity. Roseann Boushele, 214 Bacon Street, asked for clarification of what the area will look like once the detention facilities are complete. Mr. Patek reiterated that the design has not yet been completed but the area would be planted with prairie plants such as grasses and flowers. Ms. Knaus questioned if the other property for sale across the street had wetlands on it that prevented it from being developed, why the City did not choose it build the basin there. Mr. Burich responded that there was a portion of the site that could be developed as long as the wetland portion was not disturbed. Motion by Borsuk to approve the land acquisition of property located at 2440/2520/2562 Jackson Street and 2445 North Main Street. Seconded by Nollenberger. Motion carried 8-0. Item —Land Acquisition—2440-2562 Jackson 5 Il MI OCTOBER 25, 2011 11-474 RESOLUTION II (CARRIED -2 -O LOST LAID OVER WITHDRAWN ) II PURPOSE: APPROVE RECOMMENDATIONS FOR STORMWATER I MANAGEMENT IN THE LIBBEY AVENUE AND NICOLET AVENUE DRAINAGE BASINS IINITIATED BY: DEPARTMENT OF PUBLIC WORKS ing- WHEREAS, the City of Oshkosh has recently experienced severe flooding during rain events in 2004 and 2008; and WHEREAS, the Wisconsin Department of Natural Resources (DNR) has been mandated by the Federal Environmental Protection Agency (EPA) to administer the _ requirements of the Clean Water Act in the State of Wisconsin; and II WHEREAS, the DNR has mandated that municipalities reduce the amount of pollution in the storm water being discharged to the waters of the State of Wisconsin; and WHEREAS, the City entered into contracts with AECOM for the exploration of various alternatives for storm water management in the Libbey Avenue and Nicolet NAvenue Drainage Basins; and WHEREAS, these plans were presented to the Council on October 11, 2011; and WHEREAS, the Common Council approved acquisition of land near North High G 9 !'-- School in September, 2009, and a conditional use permit to construct a wet detention Ibasin near North High School in April of 2010 and the Basin was constructed in 2010; and - WHEREAS, additional storm water management for flood control and pollution Icontrol are needed in the Libbey Avenue and Nicolet Avenue Drainage Basins. IINOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of Oshkosh that the staff is hereby authorized and directed to implement recommendations for the Libbey Avenue Drainage Basin and Nicolet Avenue Drainage Basin including I related drainage system improvements as follows: 6 Wet Detention Basin west of Main Street between Packer Avenue and Libbey Avenue. t` Flood relief channel between Jackson Street and Main Street north of Bacon Avenue. 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''T `,'' ;''';',I.:' "' -2"`, 2 54 A A4 , > ` � r tee; "" 'rt i5 : '� ��.. F �M,' *';'�`• utla�a "'e�Y CC \V !� - °+ .a ', Y --,L, ; - 7-,r' ,: ;7., .,,,� .,nom^� 410±. r +c't'" 1ro ° 1---- ,K <:t &',',s+ 'J 4 §P f§ � JF; a.. } a - s1AN1W x u j(1m1 see' ,• �+� ♦ I i',�T' g c F _ V.« ,. �.e,.- •:, s awl;_ON' ' i ai ry a e N o r 4-: ,� "F y,:. ''` 7 .FS ".: ' � , Q z - c - ° y ' r,-} t,- a w . „ :.414:17.: 1'� ',y Z k ' o iu o 6 tom ,p,,_ .7✓ -{� �. t '' ,� s ,.r rte•-�' •. , ys,{' j_te�'TC', u yo�orxev i Y53nnif: -f a a m w i 'i es II I y 'e..!. �/,6 f �k a c:tl.a y„g. .. .' , .. a:y S '�[ �t °! y 3 l i •�` 3 E Libbey Avenue and Nicolet Court Watershed Property Acquisition The Department of Public Works is seeking to acquire property from 3 separate property owners to construct storm water management facilities in the Libbey Avenue and Nicolet Court watershed. The proposed improvements consist of an open flood relief channel from Jackson Street to Main Street in the southern parcel. The northern parcels are proposed to be a wet storm water detention basin. An easement will be needed to connect the Jackson Street storm sewer to the detention basin. The connecting 60' area, the officially mapped extension of Geneva Street, is proposed to be a connection of the flood relief channel and the detention basin. This option was presented to the Common Council in October of 2011. The attached map titled Project Area Description show the watershed areas. The map titled Alternative Evaluation, Alternative 12 Option, shows the previously constructed detention basin at North High School and the proposed improvements. The proposed detention basins will provide approximately 48 tons of sediment removal annually in addition to flood control. Upon completion of all improvements within the watersheds the detention basins will contain up to the 100 year flood event. Street flooding on Jackson Street, within these watersheds,will be eliminated up to the 25 year event, when the full implementation of storm water management improvements, including upgrades to the storm sewer system, is complete. The impacted property owners of the large parcels were notified, via letter, in November of 2011, about the City's intention to acquire the properties. The owner of the officially mapped section was not notified as this area is mapped for acquisition by the City. The northern parcels are currently for sale. I:1Engineering\Steve Gohde Temp\Libbey Ave and Nicolet Drainage Basins Property Acquisition.doc 7 LAND ACQ-2440/2520/2562 ZELLMER JOHN WRIGHT THOMAS JACKSON ST PO BOX 126 FINGER SHANNON PC: 04-03-12 WINNEBAGO WI 54985 0126 19105 W CAPITOL DR STE 200 BROOKFIELD WI 53045 2708 UJAZDOWSKI ANDREW B CAPITAL CREDIT UNION BOBS RAIL REAL ESTATE LLC 318 12TH ST 1010 PROSPECT ST 5711 GREEN VALLEY RD NEENAH WI 54956 2821 KIMBERLY WI 54136 1699 OSHKOSH WI 54904 9700 KNAUS ANN MARIE SULLIVAN MARK A BRENNAND DEANNE 2353 N MAIN ST 2354 COMET ST 251 RIPPLE AVE OSHKOSH WI 54901 1933 OSHKOSH WI 54901 1958 OSHKOSH WI 54902 8830 TYSON GEORGE G PEER 3 PROPERTIES LLC WISSINK DAVID C 2352 GENEVA ST 2346 N MAIN ST 2353 GENEVA ST OSHKOSH WI 54901 1804 OSHKOSH WI 54901 OSHKOSH WI 54901 1803 RAND PEGGY PACKER AVE PROPERTIES LLC BEERNTSEN KAREN 210 BACON AVE PO BOX 13571 222 BACON AVE OSHKOSH WI 54901 1802 GREEN BAY WI 54303 3571 OSHKOSH WI 54901 1802 NASLUND NELS LUEBKE TRUST LOIS MURPHY SETH I/ERIN D 2465 WESTHAVEN CIRCLE 870 HONEY CREEK RD 2402 JACKSON ST OSHKOSH WI 54904 OSHKOSH WI 54904 OSHKOSH WI 54901 1508 HENN RANDY/CHERYL BOUSHELE ROSEANN WILLIAMS JAMES 216 BACON AVE 214 BACON AVE 2447 JACKSON ST OSHKOSH WI 54901 OSHKOSH WI 54901 OSHKOSH WI 54901 KOMOROWSKI LAVERNE JEANNETTE MERTEN 3952 APPLE LN TOWN OF OSHKOSH CLERK OSHKOSH WI 54902 1065 COZY LN OSHKOSH WI 54901 8 n I i ry —= _ i E g ! 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The City of Oshkosh is not re- sponsible Department for any inaccuracies herein contained. p If discrepencies are found,please contact the Scale: 1" — 250' Community Development City of Oshkosh. Created by-dff 03/21/12 9 x-6 ` "L J �► = ow cn o I tilt//:n E N �`t I -RNA AVE. ■0,7 F 1 MACARIT lot r ' It1�b� z`fi 0 0 SUBJECT llif"'' SITE. J ��n f.;�-=� J uyk m�, i o .\77f► I I �!I� Y I�i���l on mii..--413 an-- II ,� CI, 1►� l o illil Bu�u�i T1��,,` E. PA KER AVE. / ' f .L Y�a -• i-.R :311 VE. �/�T� �G •�i1�, %;1�L I'��:�...... �7 ow 1 -j� it �. (111■1 m'iiVii .,,, a�rn��r_�u r D - ,� _PAM :Mix Ili• AVE. a ' MI I• _---� IN��11i (. .. ►nu►i�c R-3 t—-- -' ,� ��L ilrl • LIB:EY A I1UI r ;��,vu.oc MEN WEATHE" M� ra;i Z i7 s,a N al ZS 11�I II DR. inga NNW.L.E I • N o— � AVE.W. SMITH AVE. W ifw MOM G/ I'1► ;'y t•v�i• AV.... i� = :f Fr ' fl♦ i5,iYY2YI,1■i sir �r �,� --� -,,, AVE. Q R I ■nl��Im�1�n111�% ��I— I*i♦ m TlI �..i--1 !` : i � I'1►!A��IWIIII�I�III, :a a ■ C. 0� i�s� t .>t���1 x11:f ,al! 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Department of If discrepencies are f sh,oleasecontactthe Scale: 1" = 1000' Community Development City of Oshkosh. Created by-dff 03/21/12 1C x . $a 4 , .,,,,,,„ >,' ''"-,c.- ,-- :i.e'.,-1 - ' , ,, ' ` ' ' --- , ''''''''''''..- -1;tijacita,.......''''' :' '41:;°''''''''' ''''' — ' 9 .t� a r W�,q a , �. , ` SUBJECT . �' SITE rt ' d *max t?II& :::*k} 1. ' _I vi-7,1; — t:-., 1, ' ', "1,-.7.. 2'-r, l' ,'I,' .1.f.:; -,.il.-,-,,;44-,,,,.:::,;:e7,;?..ile.f."±::, '",-..- ,.., --",,,7,— _ - : ,..,,,, ',:, , alp ,-. 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