Big Four Depot for Sale, Long-Term Lease Or Combination for Adaptive Re-Development

REQUEST FOR PROPOSAL

THE CITY OF GALION IS OFFERING THE HISTORIC BIG FOUR DEPOT FOR SALE, LONG-TERM LEASE OR COMBINATION FOR ADAPTIVE RE-DEVELOPMENT

September 1, 2014

TABLE OF CONTENTS

1. OVERVIEW 04 INTRODUCTION; CITY’S MAJOR GOALS; CITY, SITE, BUILDING SYNOPSIS; CURRENT OWNERSHIP AND USE 2. GALION’S GROWTH TIED TO RAILROAD 04 RAILROAD BROUGHT TO GALION; RAILROAD AS CATALYST FOR INDUSTRY 3. BIG FOUR DEPOT HISTORY 05 CONSTRUCTION TO PRESENT; ON THE CAMPAIGN TRAIL 4. BUILDING DETAILS 05 STYLE; MAIN BUILDING; ADJACENT BUILDING; PLATFORM CANOPY 5. DEVELOPMENT POTENTIAL 06 SPACE TO WORK WITH; GROUND FLOOR: RETAIL, DINING/ENTERTAINMENT, SERVICES, EVENT SPACE, ACCESSORY USES; MUSEUM; TRANSPORTATION; FARMER’S MARKET, LAWN EVENTS; SECOND FLOOR: OFFICES, CONFERENCE; ATTIC: VARIOUS USES, MECHANICAL; CASE STUDY: Dennison Railroad Depot Museum; CASE STUDY: Berea Union Depot Taverne; CASE STUDY: Big Four Arts Depot 6. ZONING 08 UPTOWNE DISTRICT 7. DESIGN REVIEW 08 DESIGN REVIEW DISTRICT #1 8. COMMERCIAL BUILDING PLAN REVIEW 08 REFERENCED CODES 9. PRESERVATION BASED FINANCIAL INCENTIVES 08 OHIO HISTORIC PRESERVATION TAX CREDIT; FEDERAL HISTORIC PRESERVATION TAX INCENTIVES PROGRAM; TRANSPORTATION ALTERNATIVES PROGRAM (TAP); CERTIFIED LOCAL GOVERNMENT PROGRAM (CLG); FINANCE FUND; CULTURAL FACILITIES GRANT PROGRAM; JOHANNA FAVROT FUND FOR HISTORIC PRESERVATION; THE CYNTHIA WOODS MITCHELL FUND FOR HISTORIC INTERIORS; JEFFRIS HEARTLAND FUND 10. NON-PRESERVATION BASEd FINANCIAL INCENTIVES 13 OHIO NEW MARKET TAX CREDITS PROGRAM; COMMUNITY DEVELOPMENT BLOCK GRANT DISCRETIONARY GRANT PROGRAM; EFFICIENCY SMART; GROW NOW; RURAL BUSINESS ENTERPRISE GRANTS PROGRAM (RBEG); EGBERT M. FREESE FOUNDATION 11. PROPOSAL REQUIREMENTS 15 SITE VISIT, QUESTIONS REGARDING RFP, REQUIREMENTS 12. SELECTION CRITERIA 16 DEVELOPER DUE DILIGENCE; PROPOSAL EVALUATION, GRADING CHART 13. TIMELINE / submission procedure 18 TIMELINE; NOTICE OF INTENT TO SUBMIT PROPOSAL; SUBMISSION PROCEDURE

APPENDIX A: PICTURES 19

APPENDIX B: MAPS 22

APPENDIX C: DRAWINGS 24

APPENDIX D: SELECTED EXCERPTS FROM 27 THE GALION PLANNING AND ZONING CODE

APPENDIX E: SELECTED EXCERPTS FROM 31 THE GALION DESIGN REVIEW CODE

1. OVERVIEW

INTRODUCTION The City of Galion, Ohio is requesting proposals from interested and qualified developers to purchase, long-term lease or combination and adaptively re-develop the Big Four Depot, a former train depot which is listed on the National Register of Historic Places.

CITY’S MAJOR GOALS The City of Galion’s goals are that the re-development will enhance the character of the Uptowne and surrounding neighborhoods. Further, that proposals be economically viable and demonstrate an ability to generate activity that will benefit the Galion community. The development must be of high-quality, represent a stable use and be consistent with Galion’s Zoning Code and Design Review Code. The project should adhere to heightened standards of historic preservation and sensitive renovation. Space dedicated to Galion’s railroad heritage should be incorporated. Finally, the developer should have the capacity to undertake the re-development within a reasonable amount of time.

CITY, SITE, BUILDING SYNOPSIS Galion has a population of approximately 10,500 and is located in north central Ohio; about 55 miles north of Columbus and 12 miles west of Mansfield. The Big Four Depot sits on approximately 1 acre of land situated along North Washington Street in Uptowne Galion. The main building (completed in 1900), and an accompanying 1-story building formerly used as a baggage claim building (completed around 1920), offer approximately 8,204 square feet of interior space. The site is bounded to the east by railroad tracks and the north by an overpass crossing the railroad. The old American Steel Grave Vault Building, a former industrial building, is located on the north side of the overpass in close proximity to the Depot. Though not a part of this RFP, the two properties in tandem offer intriguing possibilities for reuse.

CURRENT OWNERSHIP AND USE The last railroad offices at the Big Four Depot were closed in 1969 and the Big Four Depot was vacated not too long after. The property has had several owners since and is now owned by the City of Galion. Over the years, a number of different retail establishments have occupied the building, though it is currently vacant.

2. GALION’S GROWTH TIED TO RAILROAD

RAILROAD BROUGHT TO GALION The first non-Native American settlers built homes in what is now Galion in 1817. Not too long after, a stagecoach route ran through the area. A man named Asa Hosford settled here in 1919 and would later become a state legislator. In that capacity, he successfully lobbied to get the Cleveland, Columbus and Cincinnati Railroad to pass through Galion in 1851. The Galion to Bellefontaine Railroad would follow soon after in 1853.

RAILROAD AS CATALYST FOR INDUSTRY Thanks is great part to the connectivity the railroad created, strong institutions in manufacturing and communications would be developed. Galion become well-known for the manufacture of buggies, road rollers, graders, snow plows, dump truck bodies, farm equipment, telephone equipment, grave vaults, split shaft power takeoffs, spreaders and hydraulic cylinders.

3. BIG FOUR DEPOT HISTORY

CONSTRUCTION TO PRESENT The Big Four Depot was completed in 1900 and became the division headquarters for the Cleveland, Chicago, Cincinnati and St. Louis Railroad, commonly called the ‘Big Four’. The Galion headquarters housed the engineering corps, the division superintendent, the trainmaster, stenographers and clerks. All trains stopped in Galion to change crews. Peak passenger usage occurred during and soon following World War I, when approximately 32 trains, including mail trains, stopped each day. The New York Central Railroad acquired the Big Four Railroad in 1929, and the division headquarters was moved to Bellefontaine, Ohio. The ticket office remained open until 1964 and in 1969 all railroad offices were closed. The Depot was added to the National Register of Historic Places in 1975. The City of Galion, through the Freese Foundation, a local charitable organization, purchased the Big Four Depot in 2000 and remains in ownership.

ON THE CAMPAIGN TRAIL Since Galion was a stop for all trains on the line, Galion became a “whistle stop” for campaigning presidential candidates. Among those who made train platform speeches to Galionites were Al Smith in 1928, Franklin Roosevelt in 1932, and both Dwight Eisenhower and Richard Nixon in 1952.

4. BUILDING DETAILS

STYLE Architecturally, the Big Four Depot is a hybrid of styles; perhaps most aptly described as Queen Anne. As division headquarters, the building was larger and more elaborate than most small town stations. As such, it survives as a remarkable example of railroad architecture from the turn of the 20th century.

MAIN BUILDING The main part of the building is 2.5 stories and covers about 2,825 square feet at the ground level. The exterior at this level is constructed in roughly finished sandstone. Window and door archways are fashioned in smooth-faced sandstone. The second level is enveloped by altering types of wood siding. The lowest band is a beveled siding, lap siding next, followed by shingle siding and finally lap siding again. The roof consists of a series of hipped roofs interrupted by three triangular dormers and one hipped dormer; all covered in asphalt shingles. The northeast wing is 1.5 stories and was initially used as a baggage and mail room. The projecting eaves are supported by ornamented wooden brackets, a detail that is repeated around the main building where the second floor extends past the first.

ADJACENT BUILDING A detached 1-story building, initially used for baggage claim, is located about 25 feet past the northeast wing. This building dates to around 1920.

PLATFORM CANOPY A 15 foot wide canopy adjoins the building along the track side and extends about 115 feet beyond to the northeast. Originally, the canopy extended about 200 feet beyond the building to the southwest as well. The canopy is supported by round cast iron columns.

5. DEVELOPMENT POTENTIAL

SPACE TO WORK WITH The ground floor of the main building contains approximately 2,825 square feet in addition to around 1,356 square feet in the adjacent former baggage claim building. Overall, that totals approximately 4,181 square feet of ground floor area. The second floor covers approximately 2,608 square feet and the attic offers another approximately 1,415 square feet. A small basement encompasses about 756 square feet. A canopy structure runs the length of the two buildings next to the railroad tracks. Lawn, some trees and parking areas sit to the west and south of the buildings. Everything is contained on about 1 acre.

GROUND FLOOR: RETAIL, DINING/ENTERTAINMENT, SERVICES, EVENT SPACE, ACCESSORY USES At ground level, the main building and the former baggage claim building could offer leasable space for some combination of small shops, a restaurant, a café, an ice cream parlor, a bakery, a deli, a brewery, a winery, a barber shop or a salon. Space might also be allocated for public gatherings, family reunions, weddings, banquets and/or civic meetings. An information kiosk and places for the display of art and/or historical displays could encompass the public areas.

MUSEUM Dedicated museum space, especially pertaining to local railroad history, could be dedicated. Historical displays reflecting local industry might also find a place (association with nearby American Steel Grave Vault Building, perhaps - mentioned under “1. OVERVIEW”). Harding Way (running east and west just south of the property), was once part of the Lincoln Highway, the first transcontinental automobile highway in the United States. I do not believe Ohio possesses a museum devoted to the Lincoln Highway, and the Big Four Depot’s location and architecture might be an appealing site for such a project.

TRANSPORTATION Transportation facilities tend to create customer demand for retail goods and services. This is particularly true of intermodal facilities, where transfer from one means of conveyance to another occurs and waiting time might be involved. Possible modes of transportation might include a bus terminal, private vehicle rental, excursion railroad and/or bike and hike. A travel agency could complement the various transportation services. Also, supposing the 3-C (Cleveland, Columbus and Cincinnati) Passenger Rail comes to fruition at some point in the future, Galion could be the

6 intermediate stop between Cleveland and Columbus, at which point additional opportunities might emerge for the Big Four Depot, community and region.

FARMER’S MARKET, LAWN EVENTS A farmer’s market could conceivably be located under the platform’s canopy or in the lawn area. Special events could also be held on the lawn, for example: concerts, a beer garden, auctions, car shows, etc. Also, in consideration of safety, a fence or barrier made of glass or other transparent material could be constructed adjacent to the tracks.

SECOND FLOOR: OFFICES, CONFERENCE The second floor could provide office space. This unique and well-lit space could deliver a signature location from which to conduct business. Tenants might include companies offering professional services (legal, financial, design, etc.), the government and/or organizations. Alternatives might include open/shared office space or business incubator space. Accompanying conference or classroom space (distance learning/training, college regional campus, etc.) could also encompass the space.

ATTIC: VARIOUS USES, MECHANICAL As currently configured, the attic may not provide adequate egress for occupation. With improved egress, it’s approximately 1,415 square feet of space offers possibilities. It could contain shared or partitioned office space, art studio space, club space, conference or educational space or perhaps museum space. On the other hand, it could potentially house mechanical or other building equipment, as well.

CASE STUDY: Dennison Railroad Depot Museum Located in Dennison, Ohio, the Dennison Railroad Depot Museum is a beautifully restored 1873 Pennsylvania Railroad Depot. It is on the National Register of Historic Places. It contains an orientation theater, historical railroad exhibits, the Whistle Stop Railway Shop and Lucille’s Restaurant. Visitors can also walk through themed railroad cars attached to the Depot building, each with its own museum displays. Topical exhibits on train travel, a children’s interactive railroad car, WWII life, the Dennison Depot Canteen and Dennison local history are presented. Outside on the site grounds, visitors can explore steam locomotives, a nickel plate caboose, freight cars, other passenger cars and take advantage of a picnic area. Many events are scheduled throughout the year including a ride on the ‘Polar Express’ passenger car each December.

CASE STUDY: Berea Union Depot Taverne The Berea Union Depot is located in Berea, Ohio and was built in 1876. The depot is an example of Victorian Gothic Architecture and incorporates massive sandstone blocks from local Berea quarries. It is now occupied by the Berea Union Depot Taverne. One of the dining rooms is located on the old train platform. When the weather is nice, diners can sit on an outdoor patio and sit just feet away from a still active railroad. Thick walls and relative distance from the tracks lower the rumble in other dining areas.

CASE STUDY: Big Four Arts Depot In Anderson, Indiana, a station once called the Big Four Depot is now named the Big Four Arts Depot. It is home to the Anderson Young Ballet Theatre, a semi-professional dance company. AYBT is a non-profit organization that is dedicated to bringing the arts and education to the youth and population of Indiana.

6. ZONING

UPTOWNE DISTRICT The Big Four Depot property is located within the Uptowne District (U), along its eastern border. See Appendix D for selected excerpts from the Galion Planning and Zoning Code.

7. DESIGN REVIEW

DESIGN REVIEW DISTRICT #1 The Big Four Depot is located in Design Review District #1 (Uptowne). See Appendix E for selected excerpts from the Galion Design Review Code.

8. COMMERCIAL BUILDING PLAN REVIEW

REFERENCED CODES Commercial Plans are submitted through the Richland County (Ohio) Department of Building Regulations. The current code editions for plan submissions include the 2011 Ohio Building Code, 2011 Ohio Mechanical Code, 2011 Ohio Plumbing Code and the 2011 National Electric Code (NFPA 70).

9. PRESERVATION BASED FINANCIAL INCENTIVES

OHIO HISTORIC PRESERVATION TAX CREDIT Eligible applicants for the Ohio Historic Preservation Tax Credit program include owners and long-term lessees of historically designated buildings. A building is eligible if it is listed on the National Register of Historic Places. Applicants are eligible for 25% of qualified rehabilitation expenditures (QRE’s) incurred in the rehabilitation with a cap of $5 million in tax credits. QRE’s are expenditures related to the structural components of the building, as defined by the Federal Historic Preservation Tax Credit Program. Soft costs such as architect and engineering fees also qualify. The tax credit can be applied to applicable financial institutions, foreign and domestic insurance premiums or individual income taxes. The credit may be used against liability or refunded up to $3 million in 1 year. The rehabilitation plans are reviewed by the Ohio Historic Preservation Office to verify all work is consistent with the U.S. Secretary of Interior’s Standards for Rehabilitation. The issuance of the tax credit must be a major factor in the applicant’s decision to rehabilitate the historic building or to increase the level of investment in the project. ADDITIONAL INFORMATION: Ohio Department of Development Website: http://www.development.ohio.gov/cs/cs_ohptc.htm

Office of Energy and Redevelopment Email: [email protected] Phone: 614 995 2292

State Historic Preservation Office Email: [email protected] Phone: 614 298 2000

FEDERAL HISTORIC PRESERVATION TAX INCENTIVES PROGRAM The Federal Historic Preservation Tax Incentives Program encourages private sector investment in the rehabilitation and re-use of historic buildings. The National Park Service and the Internal Revenue Service administrate the program in partnership with State Historic Preservation Office. 20% PROGRAM: The 20% income tax credit is available for the rehabilitation of historic, income-producing buildings that are determined by the Secretary of the Interior, through the National Park Service, to be certified historic structures. The State Historic Preservation Office and the National Park Service review the rehabilitation work to ensure it complies with the Secretary’s Standards for Rehabilitation. The Internal Revenue Service defines qualified rehabilitation expenses on which the credit may be taken. 10% PROGRAM: The 10% tax credit is available for the rehabilitation of non-historic buildings placed in service before 1936. The building must be rehabilitated for non-residential use. In order to qualify for the tax credit, the rehabilitation must meet three criteria: at least 50% of the existing external walls must remain in place as external walls, at least 75% of the existing external walls must remain in place as either external or internal walls and at least 75% of the internal structural framework must remain in place. There is no formal review process for rehabilitations of non-historic buildings. ADDITIONAL INFORMATION: National Park Service U.S. Department of the Interior Website: http://www.nps.gov/tps/tax-incentives.htm

TRANSPORTATION ALTERNATIVES PROGRAM (TAP) The Transportation Alternatives Program can provide funds for the preservation of historic transportation facilities. Eligible project sponsors include local government entities, regional transportation authorities, transit agencies, and natural resource or public land agencies. This Federal- aid reimbursement program provides up to 80% of eligible costs for construction only. Applicants must commit to a 20% cash match for construction, which must be currently available and readily accessible. ADDITIONAL INFORMATION: Ohio Department of Transportation Division of Planning Website: http://www.dot.state.oh.us/Divisions/Planning/LocalPrograms/Pages/TransportationAlternative s.aspx Email Shyna Gawell at: [email protected]

CERTIFIED LOCAL GOVERNMENT PROGRAM (CLG) The Certified Local Government Program is a federal-state-local partnership that enables eligible communities to conduct a wide range of preservation activities in cooperation with the State Historic Preservation Office and the U.S. Department of the Interior; including surveys of historic resources and nominating properties to the National Register of Historic Places. Each year, 10% of the historic preservation funds Ohio receives from the federal government is set aside for these grants. In a typical year, about $98,000 is available to Certified Local Governments in Ohio to identify their historic, architectural, and archaeological resources through surveys, nominate eligible properties and districts to the National Register of Historic Places, further community education on historic preservation and preserve and rehabilitate historic properties. ADDITIONAL INFORMATION: State Historic Preservation Office Email: [email protected] Phone: 614 298 2000 Fax: 614 298 2037

FINANCE FUND Finance Fund is a statewide non-profit financial intermediary that enables the revitalization of economically distressed communities across Ohio. Applicable core programs include the Pre- Development Grant and the Economic Development Grant. Non-profit Community Development Corporations (CDC’s) that show evidence of capacity to raise funds and manage resources qualify. PRE-DEVELOPMENT GRANT: The Pre-Development Grant is available for up to $30,000 and the disbursement period is 12 months. Grant money must leverage other funds at a minimum ratio of 15% (ie, $0.15 other funds to $1.00 Finance Fund). Funds can be used for pre-development costs such as: environmental studies, architectural drawings, appraisals, etc. All project costs must be supported by contractor bids. ECONOMIC DEVELOPMENT GRANT: The Economic Development Grant is available up to $150,000 and the disbursement period is 12 months. The maximum grant request can be up to 30% of total project costs, not to exceed $150,000. Funds must be used for construction hard costs, such as: roofing, HVAC, equipment, etc. All project costs must be supported by contractor/vender bids. A maximum of 15% of grant funds can be used for project administrative costs. ADDITIONAL INFORMATION: Finance Fund Website: http://www.financefund.org/ Phone: 614 221 1114 or 800 959 2333 Email: [email protected]

CULTURAL FACILITIES GRANT PROGRAM The Ohio Facilities Construction Commission (OFCC) oversees capital improvement funds appropriated by the General Assembly and Governor for planning, construction, renovation and expansion projects at Ohio's theaters, museums, arts education facilities, historical sites and publicly-owned professional sports venues. For-profit ventures may not receive funding through the Commission, nor may non-Ohio sponsors.

ADDITIONAL INFORMATION: Ohio Facilities Construction Commission Website: http://ofcc.ohio.gov/Services/CulturalFacilitiesGrantProgram.aspx

Jessica DeLong, Grants Administrator Phone: 614 644 1646 Email: [email protected]

Chris Bruner, Grant Financial Analyst Phone: 614 644 1649 Email: [email protected]

JOHANNA FAVROT FUND FOR HISTORIC PRESERVATION Grants generally range from $2,500 to $10,000. Applicants must be capable of matching the grant dollar-for-dollar; donated materials and services are not eligible sources of a match. Non-profit organizations and public agencies are eligible. Individuals and for‐profit businesses may also apply, but only if the project for which funding is requested involves a National Historic Landmark. Applicants must be members of the National Trust for Historic Preservation at the Forum or Main Street levels. The program supports projects that aim to save historic environments in order to foster an appreciation of the nation’s diverse cultural heritage and to preserve and revitalize the livability of the nation’s communities. Funds may be used for professional advice, conferences, workshops and education programs. Funds might be used to obtain the services of consultants with expertise in areas such as architecture, planning, economics, archeology, fundraising, media relations, education or graphic design. Any documents or plans for preservation work that result from the project must conform to the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Funds cannot be used for building or other construction activities. Grant projects must begin within six months of award date. Failure to begin the project in this timeframe may result in the cancellation of the grant and reapplication for funding would be necessary. ADDITIONAL INFORMATION: National Trust for Historic Preservation Website: http://www.preservationnation.org/resources/find-funding/special-funds/johanna- favrot-fund.html Phone: 800 944 6847 Fax: 202 588 6038

THE CYNTHIA WOODS MITCHELL FUND FOR HISTORIC INTERIORS The purpose of this fund is to assist in the preservation, restoration and interpretation of historic interiors. Grants generally range from $2,500 to $10,000. Applicants must be capable of matching the grant dollar-for-dollar; donated materials and services are not eligible sources of a match. Non-profit organizations and public agencies are eligible. Individuals and for‐profit businesses may also apply, but only if the project for which funding is requested involves a National Historic Landmark. Applicants must be members of the National Trust for Historic Preservation at the Forum or Main Street levels. Grants from the Mitchell Fund are awarded for planning activities and education efforts focused on the preservation of historic interiors. Grants may be made for activities and projects such as: obtaining

11 professional expertise in areas such as architecture, planning, paint analysis, archeology or graphic design or hiring a preservation architect to create an interior restoration plan. Ineligible activities include: building or other construction activities, academic research, acquisition of real property or objects, fundraising-related activities and projects focused on the building's exterior. ADDITIONAL INFORMATION: National Trust for Historic Preservation Website: http://www.preservationnation.org/resources/find-funding/special-funds/cynthia- woods-mitchell.html

JEFFRIS HEARTLAND FUND The Jeffris Heartland Fund supports the development of important historic preservation projects in Iowa, Illinois, Indiana, Michigan, Minnesota, Missouri, Ohio and Wisconsin. Non-profit organizations or government agencies in partnership with a non-profit organization are eligible to apply. The decision to pursue a grant from the Jeffris Heartland Fund must be made in consultation with a Director of the Foundation to discuss your project and request a link to the online Jeffris Heartland Fund application form. Directors can also assist grant-seekers with the application process, provide related technical assistance to guide wise and constructive use of the grant funding and administrate grants once awarded. Grants will be made in the range of $5,000 to $50,000 for Historic Structure Reports and other advanced planning studies, and must be matched dollar-for-dollar with cash from sources unrelated to the Jeffris Family Foundation. Projects and their sponsors receiving grants from the Jeffris Heartland Fund, and completing a quality study in a timely manner, usually within one year, may be invited to apply to the Jeffris Family Foundation for a capital challenge grant. The Jeffris Family Foundation will invite such applications on a funds-available, competitive basis. ADDITIONAL INFORMATION: Website: http://www.jeffrisfoundation.org/preservation/jeffris-heartland-fund/ Directors of the Foundation: Royce A. Yeater, AIA Email: [email protected] Phone: 312 399 1410

Roman Vetter Email: [email protected] Phone: 608 516 2090

Administrative contact: Peggy Sheridan, Administrative Assistant Email: [email protected] Phone: 608 757 1039 Fax: 608 757 2352

10. NON-PRESERVATION BASEd FINANCIAL INCENTIVES

OHIO NEW MARKET TAX CREDITS PROGRAM The Ohio New Markets Tax Credit Program helps finance business investments in low-income communities by providing investors with state tax credits in exchange for delivering below market rate investment options to Ohio businesses. Investors receive a 39% tax credit spread over seven years if they make an investment in a qualified low-income community business. Community Development Entities (CDE’s) serving Ohio that have been allocated Federal New Markets Tax Credits may apply for tax credit allocation authority. The Ohio New Markets Tax Credits are then provided to investors, financial institutions or insurance companies who invest in projects in low-income communities. CDE’s may apply for up to $10 million in tax credit allocation authority each round. The maximum investment in any one project, relative to the Ohio New Markets Tax Credit Program, cannot exceed $2.56 million. ADDITIONAL INFORMATION: Ohio Department of Development Office of Energy and Redevelopment Website: http://development.ohio.gov/cs/cs_onmtcredit.htm Email: [email protected] Phone: 614 995 2292

COMMUNITY DEVELOPMENT BLOCK GRANT DISCRETIONARY GRANT PROGRAM The Community Development Block Grant (CDBG) Discretionary Grant Program provides a means to fund worthwhile "targets of opportunity" projects and activities that do not fit within the structure of existing programs, and to provide supplemental resources to resolve immediate and unforeseen needs. This program will provides funds for investments in: economic development projects which create and/or retain permanent job opportunities that are considered not eligible for Economic Development Program funding or feasible within the guidelines of the Economic Development Program, community development projects that are considered not feasible in other funding categories, downtown targets of opportunity projects. Imminent threat grants covered by the Federal CDBG Regulation (Section 570.432). An eligible community may apply for economic and community development discretionary funds at any time during the program year by submitting a written request for funds including a brief project description and preliminary sources and uses table to the Office of Community Development. ADDITIONAL INFORMATION: Ohio Department of Development Website: http://development.ohio.gov/cs/cs_cdbgd_grant.htm

Office of Community Development Phone: 614 466 2285

Michael Kinninger, Community Development Program Representative Email: [email protected] Phone: 614 466 4463

EFFICIENCY SMART Efficiency Smart partners with public power communities, including the City of Galion (Electric Division), to provide energy efficiency services designed to save energy and money. Rebates are available for businesses in participating communities through both the Business Energy Rebates Program (smaller electric usage) and the Custom Program (larger electric usage). Eligible projects include energy-efficient lighting, HVAC, compressed air, refrigeration, food service and more. ADDITIONAL INFORMATION: Website: http://www.efficiencysmart.org/ Phone: 877 889 3777

GROW NOW This program does not directly assist in financing such a project, but might be beneficial if taking on such a project would require growth of the company. Grow Now is a partnership between eligible banks and the Ohio Treasury. The program enables small business owners to receive up to a 3% interest rate reduction on new or existing small business loans for two years with the opportunity for renewal. Small business owners must commit to the creation or retention of at least one full-time job or two part-time jobs in the State of Ohio for every $50,000 borrowed, up to $400,000. Eligible business owners must meet the following criteria: must have less than 150 employees, must have headquarters in Ohio, must maintain offices and operating facilities in Ohio, a majority of employees must be Ohio residents, must be organized for profit, must be able to save or create one full-time or two part-time jobs in Ohio for every $50,000 borrowed. ADDITIONAL INFORMATION: Treasurer of Ohio Website: http://www.tos.ohio.gov/grownow

RURAL BUSINESS ENTERPRISE GRANTS PROGRAM (RBEG) The RBEG Program provides grants for rural projects that finance and facilitate development of small and emerging rural businesses, help fund distance learning networks, and help fund employment related adult education programs. To assist with business development, RBEGs may fund a broad array of activities. There is no maximum level of grant funding. However, smaller projects are given higher priority. Generally grants range from $10,000 to $500,000. Rural public entities (towns, communities, state agencies and authorities), Indian tribes and rural private non-profit corporations are eligible to apply for funding. At least 51% of the outstanding interest in any project must have membership or be owned by U.S. citizens or resident aliens. Rural is defined as any area other than a city with a population of greater than 50,000 and the urbanized area contiguous and adjacent to such a city according to the latest decennial census. Examples of eligible fund use include: acquisition or development of land, easements, or rights of way; construction, conversion, renovation of buildings, plants, machinery, equipment, access streets and roads, parking areas, utilities, pollution control and abatement, capitalization of revolving loan funds including funds that will make loans for start-ups and working capital, training and technical assistance, distance adult learning for job training and advancement, rural transportation improvement and project planning. Any project funded under the RBEG program should benefit small and emerging private businesses in rural areas. Small and emerging private businesses are those that will employ 50 or fewer new employees and have less than $1 million in projected gross revenues.

ADDITIONAL INFORMATION: United State Department of Agriculture Website: http://www.rurdev.usda.gov/BCP_rbeg.html

EGBERT M. FREESE FOUNDATION The Egbert M. Freese Foundation is a Galion-based non-profit corporation. This organization benefits community improvement, capacity building, focusing primarily on fund raising and/or fund distribution programs. ADDITIONAL INFORMATION: Phone: 419 468 5044

11. PROPOSAL REQUIREMENTS

SITE VISIT Respondents are welcome to make a site visit. Please contact Nikki Ward, Administrative Assistant in Mayor Tom O’Leary’s Office to make arrangements. City of Galion, Office of the Mayor Nikki Ward, Administrative Assistant Email: [email protected] Phone: 419 468 1857

QUESTIONS REGARDING RFP Any questions regarding this RFP should be made to Nikki Ward, Administrative Assistant in Mayor Tom O’Leary’s Office. She will direct the questions to the appropriate party. See her contact information above.

1. INFORMATION/QUALIFICATIONS/EXPERIENCE/CAPABILITIES OF DEVELOPMENT TEAM (a) General information about the Development Team. (b) Pertinent contact information. Identify primary contact person(s). (c) Evidence of the Development Team’s experience working on similar projects. (d) Evidence of the Development Team’s professional ability to develop, finance, lease and operate projects in a manner consistent with the proposal. (e) Evidence of the Development Team’s ability to achieve heightened standards of historic preservation and sensitive renovation.

2. PROJECT PROPOSAL DESCRIPTION (a) A detailed narrative of development concept, describing all relevant aspects of the project. (b) Drawings and/or other visualization techniques that clearly convey the project idea, design and spacial layout. (c) Preliminary site plan showing placement of structures, landscaping, walkways, ingress and egress, off-street parking and lighting, etc. (d) Types, locations, sizes of proposed uses. Description of each of the proposed uses including potential tenants.

(e) Description of any sustainable building practices that will be incorporated into construction and/or operation.

3. FINANCIAL INFORMATION (a) Evidence of ability to finance the project including letters of interest and/or intent from equity sources and lenders. (b) Description of financing sources, use of specified funds and project budget. (c) Cash flow projections that demonstrate the project, once operational, will meet debt service and operation expenses. (d) Demonstrated strength of real estate market for proposed uses.

4. DEVELOPMENT TIMEFRAME (a) Overview of the development timeframe (subdivided into phases, if necessary), identifying the estimated length of time to reach key milestones, including: commencement and completion of design, financing, commencement and completion of construction and operational stabilization for each component of the development program. (b) Evidence of the Development Team’s readiness to commence project. (c) Any contingencies that might affect this time line should be identified.

5. TERMS OF PURCHASE OR LONG-TERM LEASE (a) The proposal should designate whether a sale, long-term lease or combination is preferred including the specific terms offered.

12. SELECTION CRITERIA

DEVELOPER DUE DILIGENCE Respondents must rely solely on their own independent investigation, inspection, research, analysis and conclusions for all development, financing, construction and renovation costs and all other matters and shall not rely on information provided in connection with this RFP.

PROPOSAL EVALUATION The City of Galion will form a committee to review proposals, which at minimum, will utilize the criteria found below as part of its evaluation process. Reviewers will award a value based on the given scale for each criteria. A higher mark for more favored responses and lower for less favored. This RFP does not constitute an offer or acceptance of any offer. The City of Galion reserves the right to select the proposal that best fits its interests. The City of Galion reserves the right to reject all proposals submitted in response to this RFP. In the event all proposals are rejected, the city reserves the right, at its discretion, to make further requests.

CRITERIA SCALE GRADE 1. STRENGTH OF CONCEPT, DESIGN AND PROGRAM 0-15 points Strength of overall project concept, design and program.

2. FINANCIAL FEASIBILITY 0-10 points Financial ability to complete project. Availability of identifiable funding sources. Sufficient revenue to support operation.

3. HISTORIC PRESERVATION AND SENSITIVE RENOVATION 0-10 points Experience and proficiency regarding nationally accepted standards of historic preservation and renovation.

4. PRIOR EXPERIENCE 0-10 points Relevant experience with projects of similar size and nature.

5. STRENGTH OF OFFER 0-10 points Competitive terms for purchase, lease or combination of both.

6. SCHEDULE, TIMING AND READINESS 0-10 points Timeliness to complete financing, construction and leasing. Readiness to commence project.

7. QUALIFICATIONS 0-10 points Experience and skill in development, finance, leasing and operations.

8. ECONOMIC IMPACT 0-10 points Construction costs, annual operating costs and other spending that will help spur economic activity. Impact of applicable tax revenue.

9. RAILROAD HERITAGE 0-5 points Quality of space dedicated to local railroad heritage.

10. EMPLOYMENT IMPACT 0-5 points Creation of new jobs and increased payroll in the community.

11. ENVIRONMENTAL IMPACT 0-5 points The incorporation of sustainable building practices in construction and operations.

13. TIMELINE / submission procedure

TIMELINE RFP release date: Monday, September 1, 2014 Notice of intent to submit proposal: Thursday, October 2, 2014 Proposal submission deadline: Thursday, November 6, 2014, 3:00 pm Interviews (if invited): Within 1 month of proposal submission date Negotiation: To be determined

NOTICE OF INTENT TO SUBMIT PROPOSAL Respondent is required to provide written notice to City of Galion if Respondent is intent on submitting a proposal. Send to the address found below.

SUBMISSION PROCEDURE Responses to this RFP should include 5 hard copies plus a digital copy (PDF). All proposal requirements should be included as well as any other relevant information. Proposals must be received by the proposal submission deadline (see above). Deliver proposals to: City of Galion Attn: Tom O’Leary, Mayor 301 Harding Way East Galion, Ohio 44833

APPENDIX A: PICTURES

APPENDIX B: MAPS

The red triangle is the Big Four Depot Property.

APPENDIX C: DRAWINGS

APPENDIX D: SELECTED EXCERPTS FROM THE GALION PLANNING AND ZONING CODE

CHAPTER 1151 (U) UPTOWNE DISTRICT

1151.01 PURPOSE. The purpose of the Uptowne District is to promote and foster the economic and physical revitalization of Galion’s town center, while recognizing the unique physical characteristics of the area and preserving historic mixed use and pedestrian focus. The standards and requirements of the Uptowne District are based on the following principles: (a) The downtown should contain a healthy mix of land uses. The marketplace - not regulations - should be the primary force driving the mix of downtown uses. (b) The maintenance and improvement of the downtown physical environment is important in promoting an active and vital business environment. (c) Development standards and regulations should encourage the adaptive use of older structures. (d) The downtown should be particularly receptive to small local-based entrepreneurship and start-up businesses. (e) Housing - and particularly owner-occupied housing - should be an integral component of the physical fabric of areas adjacent to and around the downtown.

1151.02 PERMITTED USES. (a) Any use specified as a permitted use in Sections 1147.02 (a) through (d) [see below for excerpt], but not including uses with drive-through facilities. (b) Hotels and Bed-and-Breakfast Establishments. (c) Community facilities such as governmental offices, post office, libraries, museums, private schools, public parks and similar uses. (d) Churches and places of public assembly. (e) Off-street parking areas. (f) Similar uses, which confirm to the purpose of the Uptowne District, as determined by the Planning and Zoning Commission in accordance with the provisions of Section 1127.02 (e) of this Ordinance.

1151.03 CONDITIONAL USES. (a) Two or more family residences, provided the development standards of the RM district are met, and a Site Plan, pursuant to the requirements of Section 1127.02 (g) is submitted by the applicant. Such Site Plan shall include and explanation of how the specific residential use(s) will be developed so as to be consistent with the purposes of the Uptowne District. Such Site Plan shall be approved by the Planning Commission. Such residential uses may be allowed as an accessory use to a permitted use in an existing building, provided such uses are limited to the upper stories of those buildings and specific approval is obtained by the Planning Commission. (b) One-family detached dwellings. (c) Uses with drive-through facilities, provided a Site Plan is prepared and approved by the Planning Commission.

(d) Outside dining areas associated with restaurants or eating establishments, provided such areas are located not less than 500 feet from any existing residence or R-District, and that a Site Plan, including a specific operations and management plan for the facility, is submitted to and approved by the Planning Commission. (e) Processing, assembly and/or packaging of products or materials, provided such operations are carried out totally within the building, such operations do not produce levels of noise or odors perceptible outside the building, and such use promotes the purpose of the U District as stated in Section 1151.01 above.

1151.04 DEVELOPMENT STANDARDS. (a) Lot area. No minimum lot area is required. (b) Lot width. No minimum lot width is required. (c) Setbacks. The distance between any building or structure and the right-of-way line of any public street shall be not greater than that of the most proximate building on the same side of the street. No minimum side yard setback shall be required, unless the building or structure is located adjacent to an R District, in which case the setback shall be (15) feet. (d) Maximum Building Size. Individual uses within the U District shall have a ground floor area of not more than 5,000 square feet, unless the use is located in an existing building, in which case such restriction shall not apply. (e) Parking and Loading. Uses within the U District shall be required to provide only (25%) of the number of parking spaces required in Section 1179.04 [see below for excerpt] of this Ordinance, provided at least (1) parking space is provided for each employee during any one business shift. (f) Manufactured/Modular Buildings. The use of manufactured and/or modular buildings for business purposes shall be prohibited. (g) Property Maintenance. No owner of a property or structure in the U District shall by willful neglect, fail to provide sufficient and reasonable care, maintenance and upkeep to such property or structure. For the purposes of this Section, maintenance and upkeep shall include keeping exterior surfaces free from debris, garbage, noxious weeds, or free from hazardous objects or conditions such as conditions such as holes, broken concrete, broken glass, and dead or dying trees or vegetation. (h) Screening. If side or rear yards are adjacent to property in which single family residences area a permitted use, the screening of such yards shall be required. Such landscaping shall consist of walls, fences, mounding, natural vegetation or a combination of these elements. (i) Trash and Garbage Control. All trash and garbage shall be stored in container systems which are located and enclosed so as to effectively screen them from view.

*The below section is referenced above in 1151.02 PERMITTED USES (a):

1147.02 PERMITTED USES. (a) Administrative, business or professional offices of not more than 5,000 square feet of gross floor area consisting of: (1) Brokers and dealers in securities, investments and associated services, not including commercial banks and savings institutions. (2) Insurance agents and brokers and associated services. (3) Real estate sales and associated services.

(4) Medical and medical-related activities, but not including veterinary offices or animal hospitals. (5) Professional, legal, engineering and architectural services, not including the outside storage of equipment. (6) Accounting, auditing and other bookkeeping services. (b) Retail stores of not more than 5,000 square feet of gross floor area, primarily engaged in selling merchandise for personal or household consumption, and rendering services incidental to the sale of those goods; provided all storage and display of merchandise shall be within the principal structure; and not including drive-through establishments, or businesses selling gasoline or similar fuels. Examples include: (1) Foods and food products. (2) Proprietary drug and hardware stores. (3) Similar retail stores, consisting of: florists, gift, antique or second-hand stores, books and newspapers, sporting goods, jewelry, optical goods and other retail stores which conform to the purpose and intent of the LC District. (c) Personal services, involving the care of the person and his/her personal effects, consisting of consumer services generally involving the care and maintenance of tangible personal property, except for motor vehicles. All structures shall have a gross floor area of not more than 5,000 square feet. Examples include; (1) Restaurants, but not including restaurants with drive-through facilities and/or outside dining areas. (2) Banks, savings and loans, and credit agencies, but not including establishments with drive- through facilities. (3) Barber and beauty shops, having no more than four work stations. (4) Funeral services. (5) Human medical and/or dental clinics. (6) Commercial photography. (7) On-premises duplication services. (d) Nursery schools and day care facilities.

*The below section is referenced above in 1151.04 DEVELOPMENT STANDARDS (e):

1179.04 REQUIRED NUMBER OF OFF-STREET PARKING SPACES. Parking spaces shall be provided according to the following schedule, which is hereby made a part of this Ordinance. If a use consists of more than one (1) component (ie, a school with a stadium) the required number of parking spaces shall be of the required spaces for those component uses.

USE NUMBER OF REQUIRED SPACES (a) RESIDENTIAL (1) Single or multiple-family residences (2) per dwelling unit (2) Institutional housing, other residential uses (1) per (3) occupants plus (2) for each main work shift (b) COMMERCIAL (1) Professional, administrative and business (1) for each 300 square feet of gross floor area

(2) Food, department, general merchandise, (1) for each 200 square feet of gross floor area hardware, drugs or other retail sales, including convenience stores (3) Eating or drinking establishments without (1) for each 100 square feet of gross floor area drive-through facilities (4) Eating or drinking establishments with (1) for each 75 square feet of gross floor area drive-through facilities plus additional space in drive-through lanes equal to (25%) of the required number of parking spaces (5) Personal services, including banks, savings (1) for each 300 square feet of gross floor area and loans and repair services without drive-through facilities (6) Personal services, including banks, savings (1) for each 200 square feet of gross floor area and loans and similar services with plus additional space in drive-through lanes drive-through facilities equal to (80%) of the required number of parking spaces (7) Barber & beauty shops (2) for each work station (8) Gasoline and service stations, automobile (2) for each service bay plus (1) for each pump, service plus (1) for each employee during main shift (9) Self-serve laundries (1) for each (3) washers (10) Medical and dental offices, human clinics (4) for each doctor or dentist (11) Veterinary clinics, animal hospitals (3) for each doctor (12) Hotels, bed-and breakfast establishments (1) for each sleeping room plus (1) for each employee during main shift (13) Funeral homes (1) for each 50 square feet of gross floor area (c) INDUSTRIAL (1) Any manufacturing, processing, packaging, (2) for each (3) employees during work shift warehousing, distribution or service industry having greatest number of employees, plus (1) for each vehicle maintained on premises (d) INSTITUTIONAL (1) Churches and places of public worship (1) for each (4) seats in main sanctuary (2) Public or private elementary or (4) for each classroom or (1) for each (5) seats secondary school in main auditorium, whichever is greater (3) Business, trade or technical school, college (1) for each (2) students and (1) for each faculty or university member (4) Nursery school/day care (1) for each (15) students (5) Libraries, museums, community centers and (1) for each 400 square feet of gross floor area similar facilities (6) Civic, social and fraternal organizations (1) for each (3) persons allowed in main meeting room at full capacity (7) Hospitals, nursing facilities (1) for each (4) beds plus (1) per employee on main shift

(e) RECREATIONAL (1) Baseball, softball, football, soccer or similar (20) for each play field, plus (1) for each (6) organized sport play field seats in stands (2) Tennis, handball or racquetball courts (3) for each court (3) Bowling alleys (4) per lane, plus necessary spaces as required for auxiliary uses such as restaurants (4) Theatres, stadiums, sports arenas, (1) for each (4) seats auditoriums or other assembly halls other than schools (5) Indoor recreational facilities in which (1) for each (3) persons allowed in main room/ seating is secondary to the principle use, ie, area at full capacity roller rinks and similar venues

APPENDIX E: SELECTED EXCERPTS FROM THE GALION DESIGN REVIEW CODE

1311.01 PURPOSE. (a) The City of Galion contains areas with unique and valuable historic, architectural and/or cultural resources. The preservation of these resources is directly linked to the economic, social and cultural well- being of the community. The purpose of this Chapter is to protect and preserve these resources and to prevent intrusions and alterations within the established district(s) which would be incompatible with their established character. It is further the intent of this Chapter to encourage infill development and property improvement that respects the context of the existing built environment, to stabilize and enhance property values, to reduce conflicts between new construction and existing development and to promote local design quality. (b) The standards of this Chapter are requirements which must be met in addition to the established requirements and standards of the zoning district over which the Design Review District is placed, and other lawfully adopted regulations.

1311.09 CRITERIA OF EVALUATION OF APPLICATION FOR CERTIFICATE OF DEIGN APPROPRIATENESS. In considering the appropriateness of any proposed environmental change, including landscaping or exterior signage, the respective Design Review Board shall consider the following: (a) A property shall be used for its historic purpose, or placed in a new use that requires minimal change to the defining characteristics of the building and its site. (b) The proposed change shall respect the visual and functional components of the building and its site, including but not limited to, building height, massing and proportion, roof shape and slope, landscape design, lighting, vehicular and pedestrian circulation and signage. (c) The distinguishing original qualities or character of a contributing building, structure, site and/or its environment shall not be destroyed. The removal or alteration of any historic material or distinctive architectural or environmental features should be avoided when possible. (d) All buildings, structures and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance inconsistent or inappropriate to the original integrity of the building shall be discouraged.

(e) If changes which may have taken place in the course of time within the history and development of a building, structure or site and/or its environment, and if these changes are deemed to have acquired significance, then this significance shall be recognized and respected. (f) Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure or site shall be preserved where possible and treated with sensitivity. (g) Significant architectural features which have deteriorated shall be repaired rather that replaced, wherever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture and other visual qualities. Repair or replacement of architectural features should be based on accurate duplication of the feature, and if possible, substantiated by historic, physical or pictorial evidence rather than on conjectural designs or availability of different architectural elements from other buildings or structures. (h) The surface cleaning of masonry structures shall be undertaken with methods designed to minimize damage to historic building materials. Sandblasting and other cleaning methods that will damage the historic building materials should be avoided. (i) Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material, and such design is compatible with the size, scale, color, material and character of the property, neighborhood or environment. (j) Wherever possible, new additions or alteration to structures shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the original structure would be unimpaired. Additions to the least significant and least visible of contributing properties should be given priority over other designs.

1311.10 ADDITIONAL DESIGN CRITERIA. (a) In addition to the Design criteria adopted in 1311.09 here of, the following guidelines are approved and adopted for use in Design Review District #1 (Uptowne): (1) GENERAL GUIDELINES. Historic integrity and the architectural character of each building must be preserved. (a) No owner will be asked to change the building back to its original era. (b) If a facade has been altered and the new facade does not have historic integrity, the owner can then change the appearance back to the original, or to construction which echoes or is reflective of what would have been its original appearance. (c) If building has remained unchanged since it was built, and has historic integrity, no changes can be made. Example: The Zimmerman Building (Clothes Horse). (d) Decisions will be made building by building and these decisions will make up future guidelines. (e) Economic conditions are not in the DRB’s realm, and are solely a consideration for the Board of Zoning Appeals. Likewise, paving is not in the jurisdiction of the DRB. (2) MASONRY. (a) No sandblasting allowed on masonry. (b) Power-washing is allowed if less than 300 pounds of pressure are utilized. (c) Mortar should be of a nature that duplicates the original used as closely as possible in appearance and texture.

(d) DRB recommends repointing only those mortar joints where there is evidence of moisture problems or when sufficient mortar is missing and allows water to stand in the mortar joint. (3) METALS AND OTHER MATERIALS. The general guideline is that repair or replacement of deteriorated material is allowed, with the new material duplicating the old as closely as possible. (a) Cleaning should be undertaken with appropriate methods. For instance, metals should be cleaned by methods which do not abrade the surface. (b) Original material must be retained wherever possible - cast iron, steel, pressed tin, aluminum and zinc. (c) Aluminum or vinyl siding cannot be used on buildings in the Design Review District. The DRB will not approve removal of significant architectural features of a building unless irreparable and then recommends that these features should be repaired or replaced with like materials, when possible. (4) ROOFS. (a) If roof cannot be seen from the street or alley, DRB has no jurisdiction. If CDBG grant money is requested, however, it must be approved by the DRB. (b) If better materials are now available than the original products and methods used for roofing, these will be allowed, if roof is not altered drastically and is still “aesthetically pleasing.” (5) WINDOWS AND DOORS. Windows may be replaced at any time whether repairable or not repairable. If CDBG grant money is being requested, OHPO will not allow replacement windows unless owner proves windows are irreparable producing photos and other evidence. (a) Windows and doors must be replaced with similar materials and styles - appearance must be as close as possible to original. Vinyl-clad wood windows of the same style are acceptable replacements for wood windows. (b) Aluminum, triple-track storm windows are allowed, if painted the same color as the actual window frame. (c) Safety glass may be used. (d) Rear doors may be replaced with steel doors, however, the DRB recommends that these doors have some character with insets, windows, or the like. (6) GENERAL STOREFRONT GUIDELINES. Storefronts may be replaced where there is no historic integrity, however, if historic integrity is present, components may be replaced only if irreparable. (a) Awnings are permissible only if of the traditional, 45 degree style, are of canvas material, and are of compatible color. Waterfall awnings are specifically not permissible. (b) Metal awnings may be replaced only if they contribute to the historic integrity of the building. If not, metal awnings may be replaced only if in the rear of a building. No new metal awnings will be approved. (c) If a building is not historically significant, more leeway will be given on the storefront. (d) Wood may be placed over glass panels on a storefront façade, only if done as a temporary measure, muntins are retained, and the wood is painted a compatible color. (e) The DRB has no jurisdiction over window air conditioners.

(f) Porches and steps that contribute to a building’s historic integrity and wherever possible should be retained. Likewise, it is not recommended to enclose porches and steps in a manner that is contrary to their intended appearance. (7) EXTERIOR FINISHES. Exterior finishes should coordinate with the building’s age and appearance. (a) Colors of paint should match surrounding buildings. (b) As colors are approved by DRB, they join the approved color palette. (c) If brick is currently painted, it can be repainted. If brick has not been painted, the owner must produce historic proof that it has been painted in the past. (d) If a facade has been changed and does not have historic integrity, brick may be painted on the facade. (8) NEW CONSTRUCTION. The general guideline for new construction in the Design Review Board is that is must be compatible with surrounding buildings and be evocative of the general architectural styles present in Uptowne Galion. (a) The new construction should be compatible in mass, size and appearance to surrounding structures. (b) All new construction should be evocative of the general architectural styles present in Uptowne Galion. (9) DEMOLITION. Demolition is allowed only if a building lacks historic integrity. One consideration for this lack of historic integrity is location.