Explanation
Council Variance Application: CV08-024
APPLICANT: The Olen Corporation; c/o James B. Harris, Atty.; Harris, McClellan, Binau & Cox; 37 West Broad Street; Columbus, OH 43215.
PROPOSED USE: Quarry and aggregate processing in the floodway and floodway fringe.
FAR SOUTH COLUMBUS AREA COMMISSION RECOMMENDATION: Approval.
CITY DEPARTMENTS' RECOMMENDATION: Approval. This Council variance request is required to implement an agreement between the City of Columbus Department of Public Utilities and the property owners of the subject site (ORD # 0991-2007). The agreement details the long term transition of the respective property from its current state, allowing continuous use as a water supply during mineral extraction, eventually resulting in a large quarry increasing the water resources of the City to provide for future growth. The site is used for quarrying and aggregate processing and is zoned in the EQ, Excavation and Quarrying, M, Manufacturing, and R, Rural Districts. The applicant requests a Council variance to remove the conditions of CV79-138 (ORD # 1562-80) which allowed quarrying in the floodway. A distance separation variance was granted in 1988 (CV88-1948, ORD # 1557-88) to allow a sand and gravel processing plant in the M District within 600 feet of the strip of R-Rural land between the EQ and M Districts. The applicant is requesting a distance separation variance with this request so that a second processing plant can be constructed to the south of the existing plant. The R District is not used residentially and is not completely in the control of the applicant, so rezoning it is not an option at this time. The site is located within the boundaries of The South Central Accord (2007), which recommends excavation and quarrying uses. The request is consistent with the land use recommendation of The Scioto Southland Plan, and approval of this request will not introduce an incompatible use to the area.
Title
To grant a Variance from the provisions of Sections 3332.02, R Rural District; 3385.07, Activities, developments and uses in the floodway; 3311.28, Requirements; 3332.25, Maximum side yard required; 3332.26, Minimum side yard permitted; 3363.19(C), Location requirements; 3385.08, Standards and requirements for activities, developments and uses in the floodway; 3385.09, Standards and requirements for activities, developments and uses in the floodway fringe; 3385.10, Fill and grading in the in the floodway fringe of the Columbus City Codes; for the property located at 4755 SOUTH HIGH STREET (43207), to allow quarrying and aggregate processing uses in the floodway and floodway fringe with reduced development standards in the EQ, Excavation and Quarrying, M, Manufacturing, and R, Rural Districts and to repeal Ordinances #344-80, passed February 25, 1980, and #1562-80 passed July 21, 1980 (Council Variance # CV08-024).
Body
WHEREAS, by application No. CV08-024, the owner of property at 4755 SOUTH HIGH STREET (43207), is requesting a Council Variance to allow quarrying and aggregate processing uses in the floodway and floodway fringe with reduced development standards in the EQ, Excavation and Quarrying, M, Manufacturing, and R, Rural Districts; and
WHEREAS, Section 3332.02, R, Rural District, prohibits quarrying and excavation uses, while the applicant proposes equipment and vehicles to traverse the former feeder canal that is zoned in the R, Rural District; and
WHEREAS, Section 3385.07, Activities, developments and uses in the floodway, permits only certain uses in the floodway, while the applicant proposes to continue excavation and quarrying in the floodway and to construct necessary equipment and structures related to the quarrying and excavation uses; and
WHEREAS, Section 3311.28, Requirements, requires that uses or activities associated with excavation and quarrying are to be conducted entirely within the EQ, Excavation and Quarrying District, while the applicant proposes locating a processing plant for an EQ use in the adjacent M, Manufacturing District; and
WHEREAS, Section 3332.25, Maximum side yard required, requires the sum of the widths of each side yard to equal twenty (20) percent of the lot width, while the applicant proposes no side yards where equipment and vehicles traverse the former feeder canal that is zoned in the R, Rural District; and
WHEREAS, Section 3332.26, Minimum side yard permitted, requires a side yard of no less than seven and one-half (7 ½) feet, while the applicant proposes no side yards where equipment and vehicles traverse the former feeder canal that is zoned in the R, Rural District; and
WHEREAS, Section 3363.19(C), Location requirements, requires more objectionable uses to be located a minimum of six-hundred (600) feet from any residential or apartment residential district, while the applicant proposes stone, gravel and sand processing plant within six-hundred feet of residentially-zoned property; and
WHEREAS, Section 3385.08, Standards and requirements for activities, developments and uses in the floodway, establishes requirements for properties in the floodway, while the applicant requests relief from these standards and requirements for excavation and quarrying in the floodway and to construct necessary equipment and structures related to the quarrying and excavation uses which could affect the base flood elevation; and
WHEREAS, Section 3385.09, Standards and requirements for activities, developments and uses in the floodway fringe, establishes requirements for properties in the floodway fringe, while the applicant requests relief from these standards and requirements for excavation and quarrying in the floodway fringe and to construct necessary equipment and structures related to the quarrying and excavation uses; and
WHEREAS, Section 3385.10, Fill and grading in the in the floodway fringe, establishes requirements for fill and grading in the floodway fringe, while the applicant requests relief from these requirements for excavation and quarrying in the floodway fringe and to construct necessary equipment and structures related to the quarrying and excavation uses; and
WHEREAS, the Far South Columbus Area Commission recommends approval; and
WHEREAS, City Departments recommend approval because the requested Council variance is required to implement an agreement between the City of Columbus Department of Public Utilities and the property owners of the subject site (ORD # 0991-2007). The agreement details the long term transition of the respective property from its current state, allowing continuous use as a water supply during mineral extraction, eventually resulting in a large quarry increasing the water resources of the City to provide for future growth. The site is used for quarrying and aggregate processing and is zoned in the EQ, Excavation and Quarrying, M, Manufacturing, and R, Rural Districts. The applicant requests a Council variance to remove the conditions of CV79-138 (ORD # 1562-80) which allowed quarrying in the floodway. A distance separation variance was granted in 1988 (CV88-1948, ORD # 1557-88) to allow a sand and gravel processing plant in the M District within 600 feet of the strip of R-Rural land between the EQ and M Districts. The applicant is requesting a distance separation variance with this request so that a second processing plant can be constructed to the south of the existing plant. The R District is not used residentially and is not completely in the control of the applicant, so rezoning it is not an option at this time. The site is located within the boundaries of The South Central Accord (2007), which recommends excavation and quarrying uses. The request is consistent with the land use recommendation of The Scioto Southland Plan, and approval of this request will not introduce an incompatible use to the area; and
WHEREAS, said ordinance requires separate submission for all applicable permits for the proposed use; and
WHEREAS, said variance will not adversely affect the surrounding property or surrounding neighborhood; and
WHEREAS, the granting of said variance will not impair an adequate supply of light and air to adjacent properties or unreasonably increase the congestion of public streets, or unreasonably diminish or impair established property values within the surrounding area, or otherwise impair the public health, safety, comfort, morals, or welfare of the inhabitants of the City of Columbus; and
WHEREAS, the granting of said variance will alleviate the difficulties encountered by the owners of the property located at 4755 SOUTH HIGH STREET (43207), in using said property as desired; now, therefore:
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
SECTION 1. That variances from the provisions of Sections 3332.02, R Rural District; 3385.07, Activities, developments and uses in the floodway; 3311.28, Requirements; 3332.25, Maximum side yard required; 3332.26, Minimum side yard permitted; 3363.19(C), Location requirements; Section 3385.08, Standards and requirements for activities, developments and uses in the floodway; 3385.09, Standards and requirements for activities, developments and uses in the floodway fringe; 3385.10, Fill and grading in the in the floodway fringe of the Columbus City Codes; are hereby granted for the property located at 4755 SOUTH HIGH STREET (43207), insofar as said sections prohibit quarrying and aggregate processing uses in the floodway and floodway fringe, with no side yards in the R, Rural District, no distance separation for processing plants adjacent to the R, Rural District, and relief from the standards and requirements for properties in the floodway and floodway fringe; said property being more particularly described as follows:
4755 SOUTH HIGH STREET (43207), being 1151.6± acres generally located 600± feet west of South High Street between I-270 and Cottage Street, and being more particularly described as follows:
TRACT A & B COMBINED
PROPOSED NEW AND EXISTING PLANT SITES
Situated in the State of Ohio, County of Franklin, Hamilton Township, and being part of Sections 20, 21, 28 & 29, Township 4, Range 22, Congress Lands, and a part of an original 410.688 acre tract of land as described as Tract Two as recorded in a Quit Claim Deed from Patricia F. Kulha Trust of September 3, 2000 to PFK Company I, LLC, as recorded in Instrument # 200403030046558, (Auditors Parcel # 510-181564) and being more particularly described as follows:
Commencing at Franklin County Engineers Monument FCGC #5273, said monument being in the centerline of U.S. Route 23 (O.D.O.T. Fra. 23 (0.00-5.37)) as recorded in Plat Book 17, page 400, and in the centerline of Rathmell Road, County Road 121, and in the south line of Section21;
Thence, along U.S. Route 23 centerline, South 07°49'50" East, 1160.10 feet to a point;
Thence, leaving said centerline through said 410.688 acre tract, South 82°31'19" West, 770.34 feet to a point, being the TRUE POINT OF BEGINNING;
Thence through said 410.688 acre tract the following five courses:
South 07°49'25" East, 1086.75 feet to a point;
Thence with a curve to the left having a radius of 1600.00 feet, a central angle of 18°25'35", the chord which bears South 17°02'13" East, 512.35 feet to a point of reverse curvature;
Thence with a curve to the right having a radius of 1600.00 feet, a central angle of 18°00'00", the chord which bears South 17°15'00" East, 500.59 feet to a point of tangency;
South 08°15'00" East, 418.32 feet to a point;
South 82°10'34" West, 796.04 feet to a point on the easterly line of the now abandoned Columbus Feeder of The Ohio & Erie Canal deeded to the Columbus & Southern Ohio Electric Company as recorded in Deed Book 3268, Page 641, 42.936 acres;
Thence northerly along the western line of said 410.688 acre tract and eastern line of said 42.936 acre tract the following 18 courses:
North 16°53'30" West, 189.48 feet to a point;
North 13°44'29" West, 626.65 feet to a point;
North 00°50'02" East, 421.01 feet to a point;
North 19°56'25" West, 302.37 feet to a point;
North 08°04'05" West, 1056.46 feet to a point;
North 07°54'33" West, 149.14 feet to a point;
North 12°04'25" West, 404.33 feet to a point;
North 17°55'36" West, 205.16 feet to a point;
North 15°05'14" West, 601.44 feet to a point;
North 21°40'02" West, 378.55 feet to a point;
North 01°04'35" West, 181.60 feet to a point;
North 06°47'54" East, 400.08 feet to a point;
North 11°14'02" East, 400.20 feet to a point;
North 10°13'57" East, 795.70 feet to a point;
North 22°13'07" East, 204.63 feet to a point;
North 08°39'25" East, 400.24 feet to a point;
North 22°51'21" East, 307.70 feet to a point;
North 01°52'49" East, 402.23 feet to a point;
Thence leaving the easterly line of said canal and through said 410.688 acre tract the following three courses:
North 88°35'42" East, 389.13 feet to a point;
South 05°23'26" West, 1602.57 feet to a point;
South 07°49'25" East, 3113.25 feet to the TRUE POINT OF BEGINNING, containing 118.367 acres of land, more or less, as surveyed and described in June of 2008, by William M. Clifford, Registered Land Surveyor No. 8010.
Subject, however, to the right-of-way for U.S. Route 23, all legal right-of-way, restrictions and easements of previous record.
Basis of Bearings: The southerly right-of-way line of Interstate Route 270 (AKA Fra.-200-9.46) as delineated in Plat Book 32, Page 84.
TRACT C
EQ, EXCAVATING AND QUARRYING DISTRICT
Situated in the State of Ohio, County of Franklin, Township of Hamilton, and being part of Sections 17, 20, 29 and 33, Township 4, Range 22, Congress Lands, and being part of the Samuel Hartman Farm, records of the Recorder's Office, Franklin County, Ohio, and being more particularly described as follows:
Beginning at the intersection of the westerly line of that tract as conveyed to the Columbus and Southern Ohio Electric Company of record in Deed Book 3269, Page 138, and the southerly limited Access Right-of-Way line of Interstate Route 270;
Thence the following twenty-eight (28) courses and distances along the westerly line of the aforesaid C&SOE tract:
1. Thence S 10º13'53"W, a distance of 383.42 feet to a point;
2. Thence S 10º05'18"W, a distance of 600.78 feet to a point;
3. Thence S 10º15'07"W, a distance of 700.20 feet to a point;
4. Thence S 10º05'18"W, a distance of 700.21 feet to a point;
5. Thence S 10º56'51"W, a distance of 200.08 feet to a point;
6. Thence S 11º01'28"W, a distance of 795.81 feet to a point;
7. Thence S 08º47'59"W, a distance of 400.22 feet to a point;
8. Thence S 05º36'45"W, a distance of 401.34 feet to a point;
9. Thence S 02º47'14"W, a distance of 202.07 feet to a point;
10. Thence S 15º22'22"E, a distance of 400.84 feet to a point;
11. Thence S 17º33'53"E, a distance of 600.44 feet to a point;
12. Thence S 19º06'38"E, a distance of 199.26 feet to a point;
13. Thence S 12º29'05"E, a distance of 398.47 feet to a point;
14. Thence S 13º44'56"E, a distance of 145.61 feet to a point;
15. Thence S 07º11'47"E, a distance of 1053.07 feet to a point;
16. Thence S 08º41'10"E, a distance of 301.15 feet to a point;
17. Thence S 08º04'15"E, a distance of 418.44 feet to a point;
18. Thence S 12º17'46"E, a distance of 631.11 feet to a point;
19. Thence S 20º11'09"E, a distance of 542.99 feet to a point;
20. Thence S 10º21'54"E, a distance of 501.55 feet to a point;
21. Thence S 12º28'30"E, a distance of 600.69 feet to a point;
22. Thence S 16º14'14"E, a distance of 397.16 feet to a point;
23. Thence S 23º44'28"E, a distance of 602.64 feet to a point;
24. Thence S 08º57'33"E, a distance of 1996.17 feet to a point;
25. Thence S 17º09'15"E, a distance of 896.19 feet to a point;
26. Thence S 04º08'30"E, a distance of 292.48 feet to a point;
27. Thence S 00º42'00"E, a distance of 458.43 feet to a point;
28. Thence S 10º08'52"W, a distance of 611.82 feet to a point;
Thence N 87º44'32"W, a distance of 1038.83 feet to a point in the easterly bank of the Scioto River.
Thence the following fifty-five (55) courses and distances along the easterly bank of the Scioto River and the meanders thereof:
1. Thence N 26º54'24"W, a distance of 532.25 feet to a point;
2. Thence N 13º54'37"W, a distance of 355.44 feet to a point;
3. Thence N 22º10'30"W, a distance of 57.84 feet to a point;
4. Thence N 40º16'13"W, a distance of 132.58 feet to a point;
5. Thence N 46º32'57"W, a distance of 116.91 feet to a point;
6. Thence N 27º20'18"W, a distance of 97.42 feet to a point;
7. Thence N 00º06'39"E, a distance of 480.36 feet to a point;
8. Thence N 10º46'57"E, a distance of 712.96 feet to a point;
9. Thence N 06º55'56"E, a distance of 521.47 feet to a point;
10. Thence N 22º07'20"E, a distance of 566.28 feet to a point;
11. Thence N 05º19'23"E, a distance of 378.03 feet to a point;
12. Thence N 20º08'01"W, a distance of 216.47 feet to a point;
13. Thence N 40º04'56"W, a distance of 625.57 feet to a point;
14. Thence N 81º50'06"W, a distance of 320.44 feet to a point;
15. Thence S 68º23'23"W, a distance of 383.80 feet to a point;
16. Thence S 42º41'04"W, a distance of 640.05 feet to a point;
17. Thence S 40º47'14"W, a distance of 221.77 feet to a point;
18. Thence S 59º54'00"W, a distance of 325.30 feet to a point;
19. Thence S 76º54'32"W, a distance of 333.33 feet to a point;
20. Thence N 69º46'55"W, a distance of 282.93 feet to a point;
21. Thence N 40º40'46"W, a distance of 237.93 feet to a point;
22. Thence N 26º41'33"W, a distance of 402.13 feet to a point;
23. Thence N 15º20'40"W, a distance of 744.01 feet to a point;
24. Thence N 00º22'19"E, a distance of 685.29 feet to a point;
25. Thence N 09º31'21"W, a distance of 603.75 feet to a point;
26. Thence N 11º22'53"E, a distance of 314.28 feet to a point;
27. Thence N 16º46'57"E, a distance of 741.88 feet to a point;
28. Thence N 03º42'37"E, a distance of 277.69 feet to a point;
29. Thence N 23º47'50"E, a distance of 369.42 feet to a point;
30. Thence N 23º21'16"E, a distance of 204.33 feet to a point;
31. Thence N 23º32'13"E, a distance of 324.58 feet to a point;
32. Thence N 31º14'36"E, a distance of 163.07 feet to a point;
33. Thence N 21º04'18"E, a distance of 238.25 feet to a point;
34. Thence N 07º40'32"W, a distance of 328.16 feet to a point;
35. Thence N 44º07'45"W, a distance of 189.32 feet to a point;
36. Thence N 68º59'24"W, a distance of 672.55 feet to a point;
37. Thence N 61º20'32"W, a distance of 387.01 feet to a point;
38. Thence N 47º49'42"W, a distance of 267.25 feet to a point;
39. Thence N 52º37'37"W, a distance of 377.96 feet to a point;
40. Thence N 32º44'47"W, a distance of 358.85 feet to a point;
41. Thence N 09º57'49"W, a distance of 203.27 feet to a point;
42. Thence N 07º45'34"E, a distance of 273.16 feet to a point;
43. Thence N 10º13'30"E, a distance of 346.28 feet to a point;
44. Thence N 19º03'51"W, a distance of 209.63 feet to a point;
45. Thence N 67º13'56"W, a distance of 315.22 feet to a point;
46. Thence N 00º34'38"E, a distance of 281.93 feet to a point;
47. Thence N 05º58'11"W, a distance of 306.24 feet to a point;
48. Thence N 11º59'59"W, a distance of 567.76 feet to a point;
49. Thence N 05º45'20"E, a distance of 661.03 feet to a point;
50. Thence N 09º38'07"W, a distance of 541.12 feet to a point;
51. Thence N 03º39'15"W, a distance of 545.53 feet to a point;
52. Thence N 56º58'05"E, a distance of 648.94 feet to a point;
53. Thence N 45º35'53"E, a distance of 922.57 feet to a point;
54. Thence N 27º18'06"E, a distance of 516.20 feet to a point;
55. Thence N 21º39'07"E, a distance of 1024.49 feet to a point in the southerly limited Access Right-of-Way line of Interstate Route 270;
Thence the following seven (7) courses and distances along the southerly limited Access Right-of-Way line of Interstate Route 270:
1. Thence S 57º36'42"E, a distance of 208.22 feet to a point;
2. Thence S 54º57'59"E, a distance of 133.61 feet to a point of curvature;
3. Thence with a curve to the left having a radius of 11,579.16 feet, a central angle of 05º25'01" the chord to which bears S 57º40'30"E, a distance of 1094.32 feet to a point of tangency;
4. Thence S 58º25'44"E, a distance of 1535.05 feet to a point of curvature;
5. Thence with a curve to the left having a radius of 5,793.58 feet, a central angle of 06º47'42" the chord to which bears S 63º00'37"E, a distance of 686.69 feet to a point of tangency;
6. Thence S 67º15'23"E, a distance of 411.86 feet to a point;
7. Thence S 61º43'54"E, a distance of 51.87 feet to the point of beginning and containing 1018.287 acres, more or less, being subject to all easements, restrictions, and rights-of-way of record.
TRACT D
R, RURAL DISTRICT
Situated in the State of Ohio, County of Franklin, City of Columbus, being a part of Sections 20 and 29, Township 4N, Range 22W, Congress Lands, being a part of the same land as conveyed by the State of Ohio to Columbus and Southern Ohio Electric Company in a Governor's Deed, described as Parcel No. O&E-FRA-305.4373-C.F. and recorded in Deed Book 3269, Page 138 of the records of the Recorder's Office, Franklin County, Ohio, and more particularly bounded and described as follows:
Commencing at the intersection of the centerline of U.S. Route 23, as the same was surveyed in 1954 and shown on plans FRA-23-(0.00-5.37), on file in the office of the Ohio Department of Transportation, Delaware, Ohio and the centerline of Rathmell Road, 60 feet wide; thence, with the centerline of U.S. Route 23, S 07º 49' 25" E, 1168.07 feet to a point; thence, along the southern boundary line of a 1498.36 acre tract leased to the Olen Corporation, S 82º 31' 19" W, 1498.40 feet to a point in the easterly boundary line of the abandoned Columbus Feeder of the Ohio and Erie Canal, as the same was surveyed by The Jennings-Lawrence Co. in 1927, said point being THE TRUE point of beginning;
Thence, crossing said canal S 82º 31' 19" W, 83.34 feet, passing the centerline of said canal at 63.35 feet, to a point in the westerly boundary line of said canal; thence, with said westerly boundary line the following courses and distances:
N 07º 11' 47" W, 72.88 feet to a point;
N 13º 44' 56" W, 145.61 feet to a point;
N 12º 29' 05" W, 398.47 feet to a point;
N 19º 06' 30" W, 199.26 feet to a point;
N 17º 33' 53" W, 600.44 feet to a point;
N 15º 22' 22" W, 400.84 feet, crossing the boundary line between Section 29 and 20 at 79.40 feet to a point;
N 02º 47' 14" E, 202.07 feet to a point;
N 05º 36' 45" E, 401.34 feet to a point;
N 08º 47' 59" E, 400.22 feet to a point;
N 11º 01' 28" E, 795.81 feet to a point;
N 10º 56' 51" E, 200.08 feet to a point;
N 10º 05' 18" E, 400.12 feet to a point;
N 10º 15' 07" E, 700.20 feet to a point;
N 10º 05' 18" E, 600.78 feet to a point;
N 10º 13' 53" E, 301.13 feet to a point;
S 51º 16' 34" E, 102.71 feet, crossing the centerline of said canal at 53.74 feet to a point in said easterly boundary line of said canal;
Thence, along said easterly boundary line the following courses and distances:
S 10º 56' 51" W, 251.94 feet to a point;
S 10º 05' 18" W, 600.78 feet to a point;
S 01º 52' 49" W, 707.45 feet to a point;
S 22º 51' 21" W, 307.70 feet to a point;
S 08º 39' 25" W, 400.24 feet to a point;
S 22º 13' 07" W, 204.63 feet to a point;
S 10º 13' 57" W, 795.70 feet to a point;
S 11º 14' 02" W, 400.20 feet to a point;
S 06º 47' 54" W, 400.08 feet to a point;
S 01º 04' 35" E, 181.60 feet to a point;
S 21º 40' 02" E, 378.55 feet, crossing said boundary line between Section 20 and 29 at 347.51 feet to a point;
S 15º 05' 14" E, 601.44 feet to a point;
S 17º 55' 36" E, 205.16 feet to a point;
S 12º 04' 25" E, 404.33 feet to a point;
S 07º 54' 33" E, 149.14 feet to a point;
S 08º 04' 05" E, 76.46 feet to THE TRUE point of beginning, containing 14.943 acres, more or
less, of which 11.334 acres are in Section 20 and 3.609 acres are in Section 29
Subject to an easement granted to the Columbus Southern Power Co. and located at the north end of the above described tract, containing 0.265 acre, more or less, and subject to other easements and restrictions of record.
Parcel No: 510-214607
Description Verified: Dean C. Ringle, P.E.P.S; 03Mar04
SECTION 2. That this ordinance is conditioned on and shall remain in effect only for so long as said property is used for quarrying and aggregate processing uses or those uses permitted in the EQ, Excavation and Quarrying, R, Rural, or M, Manufacturing Districts.
SECTION 3. That this ordinance is further conditioned on the Subject Site being in general conformance with the plan titled "EXIHIBIT 'D' LIMESTONE MINING PLAN CELL LAYOUT," signed by James B. Harris, Attorney for the Applicant, dated February 18, 2009. The plan may be slightly adjusted to reflect engineering, topographical, or other site data developed at the time of the development and when engineering plans are completed. Any slight adjustment to the plans shall be reviewed and may be approved by the Director of the Department of Development or his designee upon submission of the appropriate data regarding the proposed adjustment.
SECTION 4. That this ordinance is further conditioned on the applicant obtaining all applicable permits and a Certificate of Occupancy for the proposed uses.
SECTION 5. That Ordinances #344-80, passed February 25, 1980, and #1562-80 passed July 21, 1980, be and are hereby repealed.
SECTION 6. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.