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HomeMy WebLinkAbout24-2189ORDINANCE NO. 24-2 189 AN ORDINANCE OF THE CITY OF DENTON DETERMiNrNG THE PUBLIC USE, NEED, AND NECESSITY FOR THE ACQUISITION OF PERMANENT SANITARY SEWER EASEMENTS. GENERALLY LOCATED EAST OF PRECISION DRIVE ON AIRPORT ROAD, SITUATED IN THE EUGENE PUCHALSKI SURVEY, ABSTRACT NO. 996, ALL IN THE CITY AND COUNTY OF DENTON, TEXAS, AND MORE PARTICULARLY DESCRIBED IN THE ATTACHED EXHIBIT “A“ (COLLECTIVELY, THE “PROPERTY INTEREST”); AUTHORIZING THE CITY MANAGER AND CITY ATTORNEY TO ACQUIRE THE PROPERTY [NTEREST BY AGREEMENT IF POSSIBLE, INCLUDING MAKING ALL OFFERS REQUIRED BY LAW; AUTHORIZING THE USE OF THE POWER OF EMINENT DOMA rN TO CONDEMN THE PROPERTY INTERESTS IF AGREEMENT CANNOT BE REACHED: AUTHORIZING THE CITY ATTORNEY TO FILE EMINENT DOMAIN PROCEEDINGS IF NECESSARY; AUTHORIZING THE EXPENDITURE OF FUNDING; MAKING FINDINGS; PROVIDING A SAVINGS CLAUSE; AND PROVID[NG AN EFFECTIVE DATE. WHEREAS, The Texas Department of Transportation (“TXDOT”) FM 1515 16 Waterline Relocation Project, located East of Precision Drive on Airport Road requires the relocation of City water and wastewater_facilities out of the new TXDOT right of way into new easements ; and WHEREAS, the City Council of the City of Denton (“City Council”) after consideration of this matter, has determined that a public use and necessity exists for, and that the public welfare and convenience requires, the acquisition of the Property Interests, comprised of various permanent sanitary sewer easements, by the City of Denton (“City”). The City Council finds that the acquisition of the Property Interests is a valid public use necessary to provide for the water and wastewater_easements East of the intersection of Precision Drive and Airport Road for the relocation of City water and wastewater infrastructure (TXDOT FM 1515 16 Waterline Relocation project) located in the City of Denton, all for the public safety and welfare (collectively, the “Project”), to serve the public and the citizens of the City; and WHEREAS, the acquisition of the Property Interests identified in Exhibit “A” is necessary in furtherance of the Project; and WHEREAS, the City is required to make an initial offer as defined by, and in compliance with, Texas Property Code §21.0111 (“Initial Offer”), and a bona fide offer as defined by, and in compliance with, Texas Property Code §21.0113 (“Final Offer”) to acquire the Property interests for public use, voluntarily, from the subject landowners before beginning the acquisition of the Property Interests by eminent domain; and WHEREAS, independent professional appraisal reports of the Property Interests will be submitted to the City as required by Chapter 21 of the Texas Property Code, and the City Manager or their designee will establish a certain amount determined to be just compensation for the individual Property Interests based on the appraisals and fair market values of the Property Interests and any applicable fees necessary to acquire the Property Interests; and WHEREAS, the City Council deems it necessary to authorize the City Attorney to initiate condemnation proceedings in order to acquire the Property Interests if an agreement cannot be reached with the subject landowners for the purchase of the Property Interests; NOW, THEREFORE, THE COUNCIL OF THE CITY OF DENTON ORDAINS: SECTION 1. The City Council finds that the recitals made in the preamble of this Ordinance are true and correct and incorporates such recitals into the body of this ordinance as if copied in their entirety. SECTION 2. The City Council authorizes acquisition of the Property Interests, as more particularly described in the attached Exhibit “A,” for the reasons and purposes set forth above together with all necessary appuKenances, additions, and improvements on, over, under, and through the Property Interests. SECTION 3. The City Council authorizes the City Attorney, or designee, to negotiate for and to acquire the required property rights in the Property Interests for the City, and to acquire these rights in compliance with State and any other applicable law. The City Attorney, or designee, is specifically authorized and directed to do each and every act necessary to acquire the needed property rights in the Property Interests including, but not limited to, the authority to negotiate, give notices, make written offers to purchase, prepare contracts and conveyance documents, to retain and designate a qualified appraiser of the Property Interests to be acquired and any other experts or consultants that he deems necessary for the acquisition process, to retain qualified outside litigation counsel as needed, and, if necessary, to institute and conduct all parts of the proceedings in eminent domain in accordance with the laws and procedures of the State. SECTION 4. The City Manager, or their designee, is appointed as negotiator for the acquisition of the needed Property Interests and, as such, the City Manager, or their designee, is authorized and directed to do each and every act and deed specified or authorized by this Ordinance, subject to the availability of funds appropriated by the City Council for such purpose. The City Manager, or their designee, is specifically authorized to establish and make offer(s) of just compensation for the acquisition of the Property Interests to the respective landowner(s) in accordance with State and any other applicable law. If an agreement as to damages or compensation cannot be reached, then the City Attorney, or their designee, is authorized and directed to file or cause to be filed, against the subject landowner(s) and interested parties of the Property Interests, proceedings in eminent domain to acquire the Property Interests SECTION 5. It is the intent of the City Council that this Ordinance authorize the City Manager and City Attorney, or their designee, are authorized to perform all steps necessary to obtain the Property Interests necessary for the Project, whether through negotiation or condemnation, including the expenditure of funds. SECTION 6. It is the intent of the City Council that this Ordinance authorize the acquisition and condemnation of all property interests required for the construction and installation of the Project for public uses to serve the public and citizens of the City. If it is determined that there are scrivener errors in the descriptions contained herein or if later surveys contain more accurate revised descriptions, the City Attorney or their designee is authorized to have such errors corrected or revisions made without the necessity of obtaining a new City Council Ordinance authorizing condemnation of the corrected or revised property. The Project is generally located east of Precision Drive on Airport Road all in the City and County of Denton, Texas. SECTION 7. In the event that Special Commissioners, appointed by the Court during condemnation proceedings, return an award that is the same amount or less than the amount offered by the City for just compensation, the City Attorney is hereby authorized to settle the lawsuit for that amount. SECTION 8. Following an award by Special Commissioners, the City Finance Director is hereby authorized to issue a check from the appropriate fund in an amount not to exceed the Special Commissioners’ award payable to the County Clerk of Denton County to be deposited in the registry of the Court to enable the City to take possession of the respective Property Interest(s) without further action of the City Council. SECTION 9. If any section, article, paragraph, sentence, phrase, clause, or word in this ordinance, or application thereof to any persons or circumstances, is held invalid or unconstitutional by a court of competent jurisdiction, such holding shall not affect the validity of the remaining portions of this ordinance; the City Council declares that it would have ordained such remaining portion despite such invalidity, and such remaining portion shall remain in full force and effect. SECTION 10. This Ordinance shall become effective immediately upon its passage. The motion to approve this ordinance was made by Joe Holland and seconded by Jill Jester, the ordinance was passed and approved by the following vote [ 7 - 0 ]: Aye X Nay Abstain Absent Gerard Hudspeth, Mayor: Vicki Byrd, District 1 :X XBrian Beck, District 2 : Paul Meltzer, District 3 :X X X X Joe Holland. District 4: Brandon Chase McGee, At Large Place 5: Jill Jester, At Large Place 6: PASSED AND APPROVED this the 17th day of December, 2024. ATTEST: LAUREN THODEN, CITY SECRETARY dh„MAJhM APPROVED AS TO LEGAL FORM: MACK REINWAND. CITY ATTORNEY EXHIBIT “A” The Property Interests OwnerPro Universjty of North Texas Stevenson ProDerties Denton, Texas, LLC NM CLFX, LP Parcel 1 University of North Texas EXHIBIT “A“ SANITARY SEWER EASEMENT University of North Texas Tract BEING a 0.028 acres (1 206 square feet) tract of land situated in the Eugene Puchalski Survey, Abstract No. 996, City of Denton, Denton County, Texas, and being a part of the Better Tools Property per Plat recorded in Volume 5, Page 8 and Cabinet A, Page 1 1 8 of the Plat Records of Denton County, Texas, and also being a part of that certain 29.3402 acre tract of land described in a Deed to the University of North Texas, as recorded in Document No. 1 994-16178 of the Real Property Records of Denton County, Texas, and being more particularly described as follows: COMMENCING at a 5/8 inch iron rod with cap stamped “TXDOT SURVEY MARKER RIGHT OF WAY MONUMENT” found in the North line of F.M. Highway No. 151 5 (Airport Road), a variable width right-of- way, and being the West corner of that certain 0.0359 acre tract of land described as Parcel P00055450 in a Deed to the State of Texas, as recorded in Document No. 2022-1 15966 of the Official Records of Denton County, Texas, said point also being in the South line of the above cited 29.3402 acre tract, from which the Southeast corner of said Parcel P00055450 and said 29.3402 acre tract bears South 88'’59’30” East a distance of 93.69 feet; THENCE in a Northeasterly direction, along the Northerly lines of said F.M. Highway No. 1515 and said Parcel P00055450, and along a non-tangent curve to the right having a central angle of 03c’41 '39", a radius of 91 0.00 feet, a chord bearing of North 71 '’1 1 ’09" East, a chord distance of 58.66 feet and an arc length of 58.67 feet to the POINT OF BEGINNING for the herein described easement; THENCE North 78'’00'1 0" West departing the Northerly lines of said F.M. Highway No. 1515 and said Parcel P00055450, and along the Northeasterly line of an existing 20’ Utilities Easement shown on said Plat of the Better Tools Property, for a distance of 27.74 feet to a point; THENCE North 64'’20'28" West continuing along the Northeasterly line of said 20’ Utilities Easement, for a distance of 8.69 feet to a point; THENCE North 72'’30'56" East departing the Northeasterly line of said 20’ Utilities Easement, for a distance of 77.65 feet to a point in the East line of said 29.3402 acres and the West line of that certain 7.0001 acre tract described in a Deed to Stevenson Properties Denton Texas, LLC, as recorded in Document No. 201 9-4021 8 of the Official Records of Denton County, Texas; THENCE in a Southerly direction, along the East line of said 29.3402 acre tract and the West line of said 7.0001 acre tract, and along a non-tangent curve to the left having a central angle of 00'’25'36", a radius of 726.20 feet, a chord bearing of South 01<’11'1 3’' West, a chord distance of 5.41 feet and an arc length of 5.41 feet to a point for the end of said curve; THENCE South 00'’58’25" West continuing along the East line of said 29.3402 acre tract and the West line of said 7.0001 acre tract, for a distance of 16.57 feet to a point in the North line of said F.M. Highway No. 151 5, same being the Northeast corner of said Parcel P00055450, from which the Southeast corner of said Parcel P00055450 and said 29.3402 acre tract bears South 00'’58’25” West a distance of 31 .46 feet; THENCE in a Southwesterly direction, along the North lines of said F.M. Highway No. 15 1 5 and said Parcel P00055450, and along a non-tangent curve to the left having a central angle of 02'’31'52", a radius of 91 0.00 feet, a chord bearing of South 74'’1 7'55" West, a chord distance of 40.20 feet and an arc length of 40.20 feet to the POINT OF BEGINNING, and containing 0.028 acres (1 206 square feet) of land, more or less. DEN24235 – Sanitary Sewer Easement – UNT Tract Page 1 of 3 NOTES: 1.Bearings are referenced to Grid North of the Texas Coordinate System of 7983 (North Central Zone 4202, NAD83 (207 1 ) EPOCH 20 7 0) as derived locally from RTK Network continuously operating reference stations (CORS) via real time kinematic (RTK) survey methods. The distances shown hereon represent surface values using a surface adjustment factor of 1 .000 1 50630 to scale from grid to surface An Exhibit of even date herewith accompanies this legal descriDtion. See Exhibit “B”.2. 'MaJ„„-_ Todd B. Turner, R.P.L.S. No. 4859 Teague NaII & Perkins, Inc. 3200 S. Interstate 35E, Suite 1 1 29 Denton, Texas 76210 940-383-4 1 77 Date: July 1, 2024 DEN24235 – Sanitary Sewer Easement – UNT Tract Page 2 of 3 \Lt 1% R)£© =b) 1(Lh : :E);! ! ! 5 } 1-Z LUE LUtri< LU a LU B LUUl >a<1-=•Hll•Z< Ul on C/) LU g g g b C/) Lanc C) < 0a0Na LLI-1--1 <C) &q Q-q(ng Eg HR ! !!i•Oau =yEU•cIIIL§ :(\n- b gi Hllll•= t- C)a nc 0 WA g 8 C/) LU b;IUOliebJ cr)-aO g h g U 9 : g g h q(b a\1 i-o'a'u'a 099 '9d 'L6€ - 10AIN3m3sv3 'M'O-U ! !) if gn JP CD bla IId g JE E) OS ig= U\ FR a: g #) IOS LX IOS 9NllSIX3 l9P' I e /U n9Z.89.00 S I'o-a-u'a - +9 L 'Od 'Z6€ '10AIN3m3sv3 'M'O'U .09 bX .0 L 9NllSIXI a co k!!!!J LB JCX LU a) a) C/) LaEX LU C a) E a) rd LU U\ E in .ge caal E b CD LEi 9a) JC 1) CD la C g a) b C0 EL r)Ul a)a To 8)J < C g A Ul <X LUt- =1-ty 0Z LL0 B ina( LU > 2a b) CO 8: LU bf)a) LO Bo00 C/) a) LU De C) <al0 g a;ala LUJJ < C) - aDb inr +a) 0Z d0a Adfi t+ t: IY; laCo E== i rig g :g &+ Hrh hl®HaE§131919191i gF g ai as E De LUa0 Dea UlJ001- ac LU li on y e gB '/eg#8 I /C/5 by0a Parcel 2 Stevenson Properties Denton, Texas, LLC EXHIBIT “A“ SANITARY SEWER EASEMENT Stevenson Properties Denton Texas, LLC Tract BEING a O.010 acre (453 square feet) tract of land situated in the Eugene Puchalski Survey, Abstract No. 996, City of Denton, Denton County, Texas, and being a part of that certain 7.0001 acre tract of land described in a Deed to the Stevenson Properties Denton Texas, LLC, as recorded in Document No. 2019- 4021 8 of the Official Records of Denton County, Texas, and being more particularly described as follows, COMMENCING at the Southwest corner of that certain 0.4480 acre tract of land described as Parcel P00055451 in a Deed to the State of Texas, as recorded in Document No. 2023-58419 of the Official Records of Denton County, Texas, said point also being the Southwest corner of the above cited 7.0001 acre tract and the Southeast corner of that certain 29.3402 acre tract of land described in a Deed to the University of North Texas, as recorded in Document No. 1994-16178 of the Real Property Records of Denton County, Texas, from which a 5/8 inch iron rod with cap stamped “TXDOT SURVEY MARKER RIGHT OF WAY MONUMENT” found for the West corner of that certain 0.0359 acre tract of land described as Parcel P00055450 in a Deed to the State of Texas, as recorded in Document No. 2022-115966 of the Official Records of Denton County, Texas bears North 88'’59’30” West a distance of 93.69 feet and a 5/8 inch iron rod capped “RPLS 1640” found for reference bears South 88'’59’30” East a distance of 40.22 feet; THENCE North 00'’58'25" East along the East lines of said 29.3402 acre tract and said Parcel P00055450, and the West lines of said 7.0001 acre tract and said Parcel P00055451 , for a distance of 31 .46 feet to the North line of F.M. Highway No. 151 5 (Airport Road), a variable width right-of-way, and being the common North corner of said Parcels P00055450 and P00055451 and the POINT OF BEGINNING for the herein described easement; THENCE North 00'’58'25" East continuing along the East line of said 29.3402 acre tract and the West line of said 7.0001 acre tract, for a distance of 1 6.57 feet to a point for the beginning of a curve to the right; THENCE in a Northerly direction, continuing along the East line of said 29.3402 acre tract and the West line of said 7.0001 acre tract, and along said curve to the right having a central angle of 00'’25'36", a radius of 726.20 feet, a chord bearing of North 01 '’1 1'1 3" East, a chord distance of 5.41 feet and an arc length of 5.41 feet to a point; THENCE North 72'’30'56" East departing the East line of said 29.3402 acre tract and the West line of said 7.0001 acre tract, for a distance of 21.1 6 feet to the West line of a 20’ All Purpose Utility Easement to the City of Denton, as recorded in Volume 1 131, Page 424 of the Deed Records of Denton County, Texas; THENCE in a Southerly direction, along the West line of said 20’ All Purpose Utility Easement, and along a non-tangent curve to the left having a central angle of 00'’59'54", a radius of 706.20 feet, a chord bearing of South 01'’27'47" West, a chord distance of 12.31 feet and an arc length of 1 2.31 feet to a point for the end of said curve; THENCE South 00'>41 '08" West continuing along the West line of said 20’ All Purpose Utility Easement, for a distance of 11.10 feet to a point in the North line of said F.M. Highway No. 1515 and said Parcel P00055451, from which a 5/8 inch iron rod with cap stamped “TXDOT SURVEY MARKER RIGHT OF WAY MONUMENT” found for an angle point in the North line of said Parcel P0005545 1 bears along a non- tangent curve to the right having a central angle of 03'’24'54", a radius of 91 0.00 feet, a chord bearing of North 78'’34'35" East, a chord distance of 54.23 feet and an arc length of 54.24 feet; DEN24235 – Sanitary Sewer Easement – Stevenson Properties Denton Texas LLC Tract Page 1 of 3 THENCE in a South\westerly direction, along the North line of said F.M. Highway No. 1515 and said Parcel P00055451, and along a non-tangent curve to the left having a central angle of 01 '’1 8'1 7", a radius of 91 0.00 feet, a chord bearing of South 76'’1 3'00" West, a chord distance of 20.72 feet and an arc length of 20.72 feet to the POINT OF BEGINNING, and containing 0.010 acres (453 square feet) of land, more or less NOTES: 7.Bearings are referenced to Grid North of the Texas Coordinate System of 7983 (North Central Zone 4202, NAD83 (20 ll ) EPOCH 20 7 0) as derived local Sy from RTK Network continuously operating reference stations (CORS) via real time kinematic (RTK) survey methods. The distances shown hereon represent surface values using a surface adjustment factor of 1 .0007 50630 to sea/e from grid to surface An Exhibit of even date herewith accompanies this legal descrintion. See Exhibit “B ”.2. Todd B. Turner, R.P.L.S. No. 4859 Teague NaII & Perkins, Inc. 3200 S. Interstate 35E, Suite 1 1 29 Denton, Texas 76210 940-383-4 1 77 Date, July 1, 2024 DEN24235 – Sanitary Sewer Easement – Stevenson Properties Denton Texas LLC Tract Page 2 of 3 .\L:B 1(% ?DZ© ab) 1(Liii : C) ,Iea Ul iE: IEI:lili ::E : 3 j ! t-Z LU E LU Ul< LUa LU B LUa) i< 1-2< C/) El ! !! i}- CD E g Ul LUac C) < aaaNa LUJ-1 <C) q= Q- 8Qb g & R C/)q( g0 g a0a Ea g LLI-J on S(a 1(\b__ b 9i HlIH•• 8 c/) a : t=dfi fri d In dZ > g= C: E g IE IPInP WAa g C/) LU kb;LUO C) g h E 8 g g ;i} E k q( i+ ! ! i C/) nc LU iiI, il;q(neLH a E 91E g LU gi LU i'9'a-u'a g k g !!: C/) 099 '9d 'L6€ ' 10AiN]m3sv3 'M-O'U t gII Ef E f: IE IB gb ,; la ge 8 : 109 bX .09 9NllSIX3 3 wgZl89 oOO N l9P'£e *T I'o'a'u-a - +9 L 'Sd 'z6e 'lOA IN3VV3SV3 'M'O'U .09 LX .0 L 9NllSIX3 C/) O \::iii g In IX LU B a)E b)(a 111 Ul I Ul a)C CDalE0C)O CDJCXBa)i)JC a) Blae a) >a) bC0 SLC g 8 ToV) a)-1 < Il O Qag 8 C/) B q fido>0ZD b) CO aj0) g ba) a)If) 0000a ! !=a) EBb S ; g #1} Ca E .i! 8 :g 1:bnln tn -thI- a EZ 23 9i q ! q E i gg? g BId 13 3181818 i i ! ! ! r ! !! / / / b a g ! 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Bg :iEePgf iS C/) tH0a•gIg g Parcel 3 NM CLFX, LP EXHIBIT “A“ SANITARY SEWER EASEMENT Part of Lot 1 R, Black A, Victor Technologies Addition BEING a 0.01 0 acre (41 8 square feet) tract of land situated in the Eugene Puchalski Survey, Abstract No. 996, City of Denton, Denton County, Texas, and being a part of Lot 1 R, Block A per the Replat of Victor Technologies Addition, as recorded in Document No. 2015-295 of the Plat Records of Denton County, Texas, and being more particularly described as follows: COMMENCING at a 5/8 inch iron rod with cap stamped “TXDOT SURVEY MARKER RIGHT OF WAY MONUMENT” found in the West line of the above cited Lot 1 R, said point being the Southwest corner of a called 2.1959 acre tract of land described as Parcel P00055449 in a Deed to the State of Texas, as recorded in Document No. 2023-40305 of the Official Records of Denton County, Texas, from which a 5/8 inch iron rod with cap stamped “TNP“ found for the Northwest corner of said Lot 1 R and the Northwest corner of said Parcel P00055449 bears North 33'’33’ 1 3“ West a distance of 21 4.24 feet; THENCE North 45'’43’19” East departing the West line of said Lot 1 R, and along the Southerly line of said Parcel P00055449, for a distance of 1 37.93 feet to a 5/8 inch iron rod with cap stamped “TXDOT SURVEY MARKER RIGHT OF WAY MONUMENT” found; THENCE North 70'’40’47“ East continuing along the Southerly line of said Parcel P00055449, for a distance of 91.1 8 feet to a 5/8 inch iron rod with cap stamped “TXDOT SURVEY MARKER RIGHT OF WAY MONUMENT” found for the beginning of a non-tangent curve to the right; THENCE in a Northeasterly direction, along the Southerly line of said Parcel P00055449, and along said non-tangent curve to the right having a central angle of 05'’22'02", a radius of 690.00 feet, a chord bearing of North 61 '’01 '25" East, a chord distance of 64.61 feet and an arc length of 64.64 feet to the POINT OF BEGINNING for the herein described easement; THENCE in a Northerly direction, continuing with the Southerly line of said Parcel P00055449, and along said non-tangent curve to the right having a central angle of 01 '’50’1 8", a radius of 690.00 feet, a chord bearing of North 64'’37'35" East, a chord distance of 22.14 feet and an arc length of 22.14 feet to a point, from which a 5/8 inch iron rod with cap stamped “TXDOT SURVEY MARKER RIGHT OF WAY MONUMENT” found for the end of said curve bears Northeasterly along said non-tangent curve having a central angle of 14'’59'39", a radius of 690.00 feet, a chord bearing of North 73'’02'34'’ East, a chord distance of 1 80.06 feet and an arc length of 1 80.57 feet; THENCE South 00'’01 '06'’ West departing the Southerly line of said Parcel P00055449, for a distance of 6.99 feet to a point in the Westerly line of an existing 20’ All Purpose Utility Easement conveyed to the City of Denton per Instrument recorded in Volume 1 1 1 4, Page 446 of the Deed Records of Denton County, Texas; THENCE South 28'’16'26" West along the Westerly line of said 20’ All Purpose Utility Easement, for a distance of 42.25 feet to a point; THENCE North 00'’01 ’06" East departing the Westerly line of said 20’ All Purpose Utility Easement, for a distance of 34.71 feet to the POINT OF BEGINNING and containing 0.010 acres (418 square feet) of land, more or less. DEN24235 – Sanitary Sewer Easement – Lot 1 R, Blk A, Victor Technologies Page 1 of 3 NOTES: 7.Bearings are referenced to Grid North of the Texas Coordinate System of 7983 (North Central Zone 4202, NAD83 (207 1 ) EPOCH 20 10) as derived locally from RTK Network continuously operating reference stations (CORS) via real time kinematic (RTK) survey methods. The distances shown hereon represent surface values using a surface adjustment factor of 1 .0007 50630 to scale from grid to surface An Exhibit of even date herewith accompanies this legal descriDtion. See Exhibit “B”.2. Todd Turner, R ,L.i'No. 4859 Teague NaII & Perkins, Inc. 3200 S. Interstate 35E, Suite 1 1 29 Denton, Texas 76210 940-383-4 1 77 Date, July 1, 2024 DEN24235 – Sanitary Sewer Easement – Lot 1 R, Blk A, Victor Technologies Page 2 of 3 1-Z LU E LU CO< LUa LU B LUal >a<1-=n•Hl•Z<a) ! ! ! ! 99 >- 1 20Faa gl 1 1 1 iII gIg g§l§lgli g!!!;< S ! 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