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2011-1671lcodad\departmentsllegallour documentslordinances1111111 n. elm john cartwright .doc o�nvaNCE No. 2011-167 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DENTON, TEXAS, APPROVING A GRANT APPLICATION FROM JOHN CARTWRIGHT, OWNER OF 111 N. ELM STREET, FROM THE DOWNTOWN INCENTIVE REIMBURSEMENT GRANT PROGRAM NOT TO EXCEED $5,700; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, on April 3, 2007, the City Council approved a Downtown Incentive Reimbursement Program by Ordinance No. 2007-072; and WHEREAS, John Cartwright applied for a$5,700 grant; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS: SECTION 1. The City Council of the City of Denton hereby approves the Agreement attached heretowith from John Cartwright in an amount not to exceed $5,700 from the Downtown Incentive Reimbursement Grant Program. SECTION 2. The City Manager, or his designee, is hereby authorized to execute the Agreement and to carry out the duties and responsibilities of the City, including the expenditure of funds as provided in the Agreement. SECTION 3. This Ordinance sha11 become effective immediately upon its passage and approval. PASSED AND APPROVED this the ��'i� day of �/�Z��"✓!� , 2011. -� � I l i \ , � MARK A. UR�.ZOUGH , MAYOR ATTEST: JENNIFER WALTERS, CITY SECRETARY BY: APPROVED AS TO LEGAL FORM: ANITA BURGESS, CITY ATTORNEY : BY: s;llegallour documentslcontracts\lllcartwright ll 1 n elm agreement.doc DOWNTOWN REIMBURSEMENT GRANT INCENTIVE AGREEMENT This Downtown Reinvestment Grant Incentive Agreement (the "Agreement") is entered into by and between the City of Denton, Texas (the "City"), duly acting herein by and through its Mayor, and John Cartwright, Owner of 111 N. Elm Street (the "Owner"), duly authorized to do business and in good standing in the State of Texas, duly acting herein by and through its autho- rized officer. WHEREAS, the City has adopted a resolution which provides that it elects to be eligible to participate in downtown reinvestment grant incentives and has adopted guidelines and criteria governing downtown reinvestment grant incentive agreements known as the Denton Downtown Reinvestment Grant Incentive Program; and WHEREAS, on the 3rd day of April, 2007, the City Council of Denton, Texas (the "City Council") adopted the Denton Downtown Incentive Reimbursement Program (the "Program"), a copy of which is on file in the City of Denton Economic Development Office and which is in- corporated herein by reference; and WHEREAS, the Denton Downtown Incentive Reimbursement Program Policy consti- tutes appropriate "guidelines and criteria" governing downtown reinvestment grant incentive agreements to be entered into by the City; and WHEREAS, Owner will be the owner, as of the Effective Date (as hereinafter defined), which status is a condition precedent, of certain real property, more particularly described in Ex- hibit "A" attached hereto and incorporated herein by reference and made a part of this Agree- ment for all purposes (the "Premises") as of the Effective Date; and WHEREAS, on the 29th day of July, 2011, Owner submitted an application for reinvest- ment with various attachments to the City concerning the contemplated use of the Premises (the "Application"), which is attached hereto and incorporated herein by reference as Exhibit "B"; and WHEREAS, the City Council finds that the contemplated use of the Premises, the Con- templated Improvements (as hereinafter defined) to the Premises as set forth in this Agreement, and the other terms hereof are consistent with encouraging development in accordance with the purposes and are in compliance with the Ordinance and Program and similar guidelines and cri- teria adopted by the City and all applicable law; NOW, THEREFORE, the City and Owner for and in consideration of the premises and the promises contained herein do hereby contract, covenant, and agree as follows: I. s;llegallour documentslcontractsll llcartwright 111 n elm agreement.doc TERMS AND CONDITIONS OF REIMBURSEMENT A. In consideration of and subject to the Owner meeting all the terms and conditions of reimbursement set forth herein, the City hereby grants the following reimbursement: 1. A reimbursement in an amount not to exceed $5,700 attributable to new capital investments, as hereinafter described, being constructed on the Premises. B. A condition of the Reimbursement is that, by September 20th , 2012 (subject to force majeure delays not to exceed 180 days), a capital investment in the form of fa�ade im- provements, awnings and signs as described in Exhibit "B" be constructed on the Premises. For the purposes of this paragraph, the term "force majeure" shall mean any circumstance or any condition beyond the control of Owner, as set forth in Section XXI "Farce Majeure" which makes it impossible to meet the above-mentioned thresholds. C. The term "capital investment" is defined as the construction, renovation and equipping of farade improvements, awnings and signs, as described in Exhibit "C" (the "Im- provements on the Premises", the "Contemplated Improvements" or "Improvements") to include costs related to the construction of the Improvements on the Premises. D. A condition of the Reimbursement is that the Contemplated Improvements be constructed and the Premises be used substantially in accordance with the description of the project set forth in Exhibit "B". ment. E. Owner agrees to comply with all the terms and conditions set forth in this Agree- II. CONDITION OF REIMBURSEMENT A. At the time of the award of the Reimbursement, all ad valorem real property taxes with respect to said property owned within the City shall be current. B. Prior to the award of the Reimbursement, Owner shall have constructed the Capi- tal Improvements as specified in Exhibit "B". III. RECORDS AND EVALUATION OF PROJECT A. The Owner shall provide access and authorize inspection of the Premises by City employees and allow sufficient inspection of financial information related to construction of the Improvements to insure that the Improvements are made and the thresholds are met according to the specifications and conditions of this Agreement. Such inspections sha11 be done in a way that will not interfere with Owner's business operations. Page 2 s:Uegallour documentslcontracts\l llcartwright I 11 n elm agreement.doc IV. GENERAL PROVISIONS A. The City has determined that it has adopted guidelines and criteria for the Down- town Reimbursement Grant Incentive Program agreements for the City to allow it to enter into this Agreement containing the terms set forth herein. B. The City has determined that procedures followed by the City conform to the re- quirements of the Code and the Policy, and have been and will be undertaken in coordination with Owner's corporate, public employee, and business relations requirements. C. Neither the Premises nor any of the Improvements covered by this Agreement are owned or leased by any member of the City Council, any member of the City Planning and Zon- ing Commission of the City, or any member of the governing body of any taxing units joining in or adopting this Agreement. D. In the event of any conflict between the City zoning ordinances, or other City or- dinances or regulations, and this Agreement, such ordinances or regulations shall control. V. NOTICE All notices called for or required by this Agreement shall be addressed to the following, or such other party or address as either party designated in writing, by certified mail postage pre- pare, by hand delivery or via facsimile: OWNER: John Cartwright Owner 111 N. Elm Street Denton, Texas 76201 CITY: George C. Campbell, City Manager City of Denton 215 East McKinney Denton, Texas 76241 Fax No. 940.349.8596 VI. CITY COUNCIL AUTHORIZATION This Agreement was authorized by the City Council by passage of an enabling ordinance at its meeting on the 20St day of September, 2011, authorizing the Mayor to execute this Agree- ment on behalf of the City, a copy of which is attached hereto and incorporated herein by refer- ence as Exhibit "D". Page 3 s:\legallour documents\contracts1111cartv✓right 111 n elm agreement.doc VII. SEVERABIILTY In the event any section, subsection, paragraph, sentence, phrase or word is held invalid, illegal or unconstitutional, the balance of this Agreement shall stand, shall be enforceable and shall be read as if the parties intended at all times to delete said invalid section, subsection, para- graph, sentence, phrase, or word. In the event that (i) the term of the Reimbursement with re- spect to any property is longer than allowed by law, or (ii) the Reimbursement applies to a broader classification of property than is allowed by law, then the Reimbursement shall be valid with respect to the classification of property abated hereunder, and the portion of the term, that is allowed by law. VIII. OWNER STANDING Owner, as a party to this Agreement, shall be deemed a proper and necessary party in any litigation questioning or challenging the validity of this Agreement or any of the underlying or- dinances, resolutions, or City Council actions authorizing same and Owner shall be entitled to intervene in said litigation. IX. APPLICABLE LAW This Agreement shall be construed under the laws of the State of Texas and is fully per- formable in Denton County, Texas. Venue for any action under this Agreement shall be in Den- ton County, X. ENTIRE AGREEMENT This instrument with the attached exhibits contains the entire agreement between the par- ties with respect to the transaction contemplated in this Agreement. XI. BINDING This Agreement shall be binding on the parties and the respective successors, assigns, heirs, and legal representatives. XII. COUNTERPARTS This Agreement may be executed in counterparts, each of which shall be deemed an orig- inal, but all of which together shall constitute one and the same instrument. Page 4 s:llegallour documentslcontracts1111cartwright 111 n elm agreement.doc XIII. SECTION AND OTHER HEADINGS Section or other headings contained in this Agreement are for reference purposes only and shall not affect in any way the meaning or interpretation of this Agreement. XIV. NO JO1NT VENTURE Nothing contained in this Agreement is intended by the parties to create a partnership or joint venture between the parties, and any implication to the contrary is hereby disavowed. XX. AMENDMENT This Agreement may be modified by the parties hereto to include other provisions which could have originally been included in this Agreement or to delete provisions that were not orig- inally necessary to this Agreement. XXI. FORCE MAJEURE If, because of flood, fire, explosions, civil disturbances, strikes, war, acts of God, or other causes beyond the control of either Party, either Party is not able to perform any or all of its obli- gations under this Agreement, then the respective Party's obligations hereunder shall be sus- pended during such period but for no longer than such period of time when the party is unable to perform. This A reement is executed to be effective 30 days after the executed date of the �� day of , 2011, (the "Effective Date") by duly authorized officials of the City and Owner. �� (�� 2011. PASSED AND APPROVED this the %�U day of , CITY OF DENTON GE RGE C. CAMP LL, CITY MANAGER �� w�.� a �- � ZZ< < � � � I Page 5 s:�economic development�incentivesldowotown grant agreementsU 11 n. elm - cartwright's�agreement original.doc ATTEST: JENNIFER WALTERS, CITY SECRETARY BY. AP OVED S TO LEGAL FORM: ANITA BURGESS, CITY ATTORNEY � BY: ATTEST: : STATE OF TEXAS § COUNTY OF DENTON § � c�aVd �a .��- Before me, the undersi ned authority, a Notary Public in and for said State of Texas, on this day personally appeared . , City Manager for the City of Denton, known to me to be the person who signed and executed the foregoing instrument, and acknowledged to me that this instrument was executed for the purposes and considerat' n therein expressed. Given under my hand and seal of office this the��day o 2 11. ,.,,,,,,, ,,o;+�'P�:,�,; JENNIFER K. WALTERS .:;' °: Notary Public, State of Texas ;�r; ��; My Commission Expires ��i'f�F�F��` December 19, 2014 -„��„„ Page 6 tary P ic in and for the tate of exas My Commission Expires: 02 s:\economic developmentlincentives\downtown grant agreements\l l l n. elm - caztwright's�agreement original.doc STATE OF TEXAS § COUNTY OF DENTON § Before me, the undersigned authority, a Notary Public in and for said State of Texas, on this day personally appeared John Cartwright, owner of 111 N. Elm Street, known to me to be the person who signed and executed. the foregoing instrument, and acknowledged to me that this in- strument was executed for the purposes and consideration therein expressed. Given under my hand and seal of office this the � day of �t� �•• , 2011. ,,,,,,,,,,,, ��p��pY��n.� CHRISTINA DAVI5 : a: '• : Notary Public, State of Texos ,; � .��c My Commission Expires ' ��f�F�k�\\ October 21, 2013 ,,��„�,,, Page 7 . - otary Public in and for the State of�iC .�Qi�_ My Commission Expires: js�� Exhibit A 111 N. Elm Legal description O T Denton Blk 3 Lot 4(n25') Exhibit B ��; i� �i 1� �r� r' � ...�: � . �� -- . . i of : , �-..._._..____ � Qt. �� ,�''� � N` .� � 1' DOWNTOINN INCENTIV� REIMBURSEMENT GRANT PROGRAM APPLICATI�N �, � - Pisase return completed with necessary attachments and signature to Down#own Oevelopment office, 215 E. McK{nney np later than 5 p.m. on the Monday prior to the 1n 1Nednasday of each month. lf you have any app�ication questions, please contact the Downiawn Projeet Coordinator at 94Q-349-7731. lf you have any Building or aign permiUhistoric preservation questior�s, please contact the Nistoric Preservation Officer at 940-349-T132. � APplicant Nam � Q. i� r" Date � Z-�1 � � Business Name r � 1 °� ��'� � Mailing Address i��2., lc� i�S �' C 1r . .1 � b�� Cuntact Phone d� 3� �� 3 7 �% Email Address�,�, V�'► C r„t N_�1^� � rI . C l�'1 � B�ilding Owner (ifdifferent Irom applicant) t HistoricaUC.iurent Baild'vag Name ��%�'�i � V 3� rjP.r t, Physical Building Address� � � � �, �� 1� ��.1�'�� X '�� r of Wo k• (check all fhat apply) ,� a�ada Rehabilitatian _Fa�,ade - Paint-only ''Avmings ✓ Signage � knpad Fee _ Utility Upgrade r Details of Planned Improvements far powntovvn incentive Reimburse�sent Grant: (attach additional paper If necessary} List Contractor/Project architect Proposals and'�atal Amo�mts (please attach origina! praposal� � t. e ec�-� ac1�+Q - Ci S-� 5�'rt'��1m'1 � 2. �. � nar - � - a'� r a ., r TOTAl. COST OF PROP�SED PROJEC7: 4 a � � A6fIQUNT OF GRANT REQUEST�� (50% OF TOTAL COST ABOVE�: � '� �� .- � Attach wlth all rep�ired color samples olpalr�, awning/canopy, sign design, etc., as wall as photagraphs of Signature 10 of 11 7��q/! 3 � � �?' 14� � a'� � '' � :+ Oe f " ;x' s .� � �`v i . i°, i � ¢� ., i j �, ...,,• I �� ._..._.J DOWNTOWN INCENTIVE REIMBURSEMENT GRANT AGRE�MENT FORM .� - - PEease returri compEeted with necessary attachments and signature ta Downtown Development office, 215 �. McKinney no late� than 5 p.sn. on the Monday prior to the 1" Wednesday of each month. If you hava any application qaestions, please contact the Aowntqwn Project Coardinator at 940-349-7731. If you have any building or sign permitlhisiaric preservation questions� please cantact the Hist�ric Preserva#ion Officer at 9�0-349-7732. I have mei with the Downtown Project Coordinator, and i fully unc3erstand ihe Downtown Incentive Reimburseme�rt Grant Pracedures and Details estRblished by the Demon City Cauncit. I intestd to �se this grant pragram for the aforementionecE renova.tian projects to forward the effarts af revitalixation a�d �istoric preservatio� of Denton's histaric dawntown. I have not received, nor will I receive insurance mvnies for #his tevitalization pmje-ct. I ha.ve read the Downtown Incentive Reimbursement Grant Applicatioz� Procedures includ'utg the Downtovm Incentive Reimbursement Grant Detaits. I understand that if I am awarded a Downtown Incentive Reunbursement Grant by the Denton City Ca�uicil, aniy de�viation from the agproved project may result in the partial ar total withdrawal af the 17avmtown Xncentive Iteimbnrsement Gran�. If I am awarded a reirrsbursamerR g*arn For fa�acie, awning or sign wprk and the fa.�a.de� sigce or awning is altered for any reasan within one (1y year from construction, I may be required to reimburse the Ciiy of Desrton immediately fot the full amovut of the Do town Ineentive Rei�nbursem nt Gran �� o� �—��s rl � i"S � B n s/Or iz /, � �� r �� n�,`7/i� Y1� c-��t h� r-�"GJ r� �� I�/{ Stg�nature -_ O Printed Name v �ate �uilding Owner's Sig►tatrrre (if diff�rent frpm appliCantJ Printed Name Date ----------------------------------------------------•--•---------------•--•----------------------------.__._.._..--------- D TTF Signature (obtain signature at D TTF meeting) Recommeadativn Date EDPB Sign�tul'e {obtz�ia si�ature at EDPB meeting) RecommeRdation Date 11 of 11 HOW WILL7'HIS PROIECT BENEFIT DOWNTOWN n2Grl� �� k � �in �yr��,� da %Jox� ►�I.S Sblc�. �� b��1 1 �t �,�� .. 1 � BUDG�T DETAYL S q r�a , , •:� - , s -� s aS � r�5'��I�r�t�, , -- T �IY'�Slnq �l"aT�7"rc �r �u �tc �5 �in�,r� wQ.s a.� r car a� oc�r 5$�aK -�n � �y r��. �s � ��._..� ►fs �% �� as � C6v�r�'lw�� 1 I I N, El rn 5�; � 'a��2r � �,56 , fi�. � �►� ��y'� ��t�'� �l� � [cl�wl��U'M�t. PAOJEGT EltPENDITURES CITY FUNDS REQUESiED APPL[CANT'S FUNDS TOTAL FA�,.'��E REHA$ � �O n d� � �%/j � �p � J� � (� V V � V Awr�n�os/siarrs � I O a� n0 � 1/ ��J� . ��j r V� � 7� d � / 4 IMPACT FEES UTELtTY UPGRADES TOTALS � / V y �-- ��oL� �v � !!J �� I � ATTACH EXACf COL�R SAMPL&S, MODEL Nl]MBERS (WINDOWS, DOORS, ETC.�, PiiOTOS AND/O[L SKETCHES OF WORK T4 BE COMPLETED. PLEASB INCLUDE AS MUCH DET,4IL AS POSSIBLE. �L� wi�� `�►'a✓IS�i'�'ii �l�e. �c�e ��Q lR��s S�I� {� a �� a�- �� ".. � �v� W U ' � ` � rr �Ol� �C �ea� ! Qob s� c%��► � We�Cirn � ca,��e • Qr� w� , � � � P� � , �. � , Q�d� �� nall , �e � wi �( �.P�a� � �� ur��n ,, w��1� � �r��or� a yA,�r1 ' � � � �r S l�4 �`�"U%rt t � � - � � 11 0� 12 S:Vnandva PrognmlDowntown lncandve Cmnl Pmgnm Appllulian.da DUWNTOWN INCENTIVE 1�IMBURSEMENT GRANT AGREEMENT F4RM Please return completed with necessary attachments and signature to Downtown Deve[opment office, 215 E. McKinney no tater than 5 p.m. on the Monday prior to the I'� Wednesday of each montb. If you have any applicatiott questions, please contact the Downtown Project Coordina#or at 948-349-7731. Yf you have any buitding or siga permit/historic preservation questions, please cantact the Historic Preservatton O[ficer at 940-349-7732. I have met with the Downtown Prdject Coordinator, and i fully anderstand the Downtown Incentive Reimbursement Grant Prooedures and Details established by the Denton City Council. I intend to use this grant program for tha aforementioned renovation projects to forward th8 efforts of revitalization and historic preservation of Denton's historic downtown. I have not received, nor will I receive insurance monies forthis zevitalization project. I have read the Downtown Incentive Reimbursement Grant Application Procedures including the Downtown Incentive Reimbursement Grant Details. I understand that if I am awarded a Downtown Incentive Reimbursement Grant by the Denton City Council, any deviation from the approved project may resuit in the partial or totaI withdrawal of the Downtown incentive Reimbursemant Grant. If I am awarded a reimbursement grant for fa�ade, awning or sign work and the farade, sign or awning is altered for any reason within one (1) year from construction, I may be required to reimburse the City of Denton immediately £or the £�!I amount of the Downtown Incentive Reimbursement Gtant. ( 'Q r�tJ�? q ��s �c�Yl�� V _�Zl/a-2 . Printed Owner's Signature ('f di fferen� from applicant) !� �, �--�✓�� h� h 5 D te Printed Name Date DT'7'FSignature (obtain signature at DT.I'Fmeetrn� EDPB Signature (obtain signatare at EDP$ meeting) Recommendatian Date Reeommendation Date 12 of 12 S:Unarndw Prognm�Downtown fncandve Gnnt P1ognm Appllulirn.doc � � 7�� Exhibit C .� J. THOMA5 CUSTOM HCtKES INC. 1300 EULTON SUITE 300 A DENTON, TX 76201 Quoted to: CARTWRTQiT'S IiANCH HOUSE 1�.1 N EiM ST riENTXON, TX 76201 Customer ID JOHN CARTWRIGHT Quantity Ttem 1.00 1.0 1.0 1.0 1.0 1.0 1.Q �, . 0 �C�PY Good'I7�ru Payme,�t Ternns 8/7/lI Net 5 Days Description STIMATE TO RETFiOFIT EXTERiOR OF UII,DTNG LOCA�'ED AT 111 N ELM ST b PRE WAR APPEARANCE. OCAL AN`PIQUE BRiCK INSTALLED TO UWEI2 PORTION OF STORE E'RONT ELOLJ THE AWNI23G LEVEL EQLACE BAOKEN GLA3S IIJ SmORE RONT WINDOW NSTALL LOCAI, 11NTIQCTE BRZCK TO YlE TO� OF EXISTING FRONT PAR,IIEET ALL WITH ROWLOCK & BACKSTOP UPPORTED WITfi CMIJ BLOCK NSTAI�L CORBLED ROW LOCFC TO XtERIOR FACADE TO FEiAME EUTURE IGNA .riE . bFSTAI,L GOOSII�TECK ELECTRICAT, TGHTING CaNnUIT AND SIGI�IGE IGHTING FOR FUTURE SIGN NSTRL� PLATE�ORM TYPE AWNING TO AcADE w1Tx Tx�tu wAt� aoi.3�s ANn RON INTERTOR BRACKETS� STEEL URNBUCKLE SIJPPORT BRACE5 WITH EXAS STAR EXTERIOR BRAC�TS. AINT PREVIOU3I,Y PAZI3TED MiDDLE Quotation Quote Number; 295 Quate Date: Jul a, 2oii Page: i SalBS Rep Umt Price 1,800.0 350.0 2,900.0 750.0 450.0 5,500.0 1,000.0 Subtotai 5a1es Tax Total Extension 1,800.0 350.0 2,400.0 750.0 950.0 5,5D0.0 1,000.0C Continued Con�inued Continued •^ Y �/ 1 J. THOMA,S CiJSTOM HCfl+�5 ZNG. 1300 FULTON SUITE 300 A DENTON, TX 76201 Quotation Quate Number: 2 95 Quote Date; �ui s, zo�l Page: Quoted to: 2 CARTWR�G�iT'S RANCH HOUSE 111NEI,MST AENTYON, TX 76201 Ct�stomer ID Good Thru Payment Ternxs SaJes Rep JOIiN CARTWRIC�iT 8/7/11 NTet 5 Days ��rG�,�A ,�..�A �� Estimate IVo. 7633 Estirnaie Printed On 7/5/201 i Cartwright's Ranch Ftouse Attn: John Cartwright 111 N Elm Denton, TX 76201 Prepared For Jahn Cartwrlgbt, Thank yau fvr taking time with me, and for your interest in Sign-A-Ramat L9sted below is the quotation far the items we d'+scussed. ff you have any questions, please do not hestitate to call. Thank you. Building Sign Praduct Code ALUPANEI. (WHI �escription Product Code Skeleton Description Estimate Descripti0n Sides Coior Quantity Yert Horir depth 1 per artworEc 1.00 A8.04 t92.00 0.00 A 4 x f 6' sign per sttached drswing wlth indidua! routed 3/41n lefters. Side.s Color Qua�ity Vart HQHz Depth 1 1.00 D.00 O.OQ 0.00 1 douWe stroke neon slgn with f 8" CI?ff. 7he overaf! slze of the slgn fs 37"x70" No[es: Yours Sincerely, MIKE HEAMAN ° Acct #: 9760 Terms: 50% Dep; Bal. dn Comp. Phone: 944-391�760 / Fax; E-Maif. jmcart@>msn.com Price @ Totat: $ 2,660.00 $2,66D.00 Price (g? Totai: $1,�35.00 $1,135.00 Sub-Total Sales Tax Shipping iotat: 723 S. WOODROW IANE DENTON. TEXAS 762Q5 Phone: 940-382-8699 Fax: 840-382-9B74 (sardeC�verizan.netl $3,795.00 $313.09 $0.00 $4,108.09 � . . ' ' . . . . . . • ^,� , , , . . . . . . _ ; - , y� R �� v � j�� + r'��' ',�'y, �.�f 4 �°' �� '�� f �)*-- `:t��j/ �:�� Y•.�e � i �� '�..3 ..�_ - � -- ` • - --. -�--- .�.�-_�.�_ : r �; �_____ . __ _, _., ,_. _��:��.___: � ��+ � �:"� � . 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'_ . -- . _ .. . . . ..�-.-.; -. • _ _� •�� 'i' �' ,. ._ _ . . . ~�". _ �.� .. . _ . .. . . _ ... . . , �-�-�. �; . � �� I _.,� .. .• i i l� .,,..�--.�..�__w.�