Loading...
HomeMy WebLinkAboutOrdinance 11044s• o. ^, r~ ORDINANCE NO ~D .~ "~''' i; e. ~. AN ORDINANCE CLOSING BENEFIT HEARING AND LEVYING ASSESSMENTS FOR PART OF THE COST OF IMPROVING A PORTION OF VERA AVENUE FROM DUNBAR STREET TO CALUMET STREET, AND PORTIONS OF SUNDRY OTHER STREETS, AVENUES AND PUBLIC PLACES IN THE CITY OF FORT WORTH, TEXAS, FIXING CHARGES AND LIENS AGAINST ABUTTING PROPERTY THEREON, AND AGAINST THE OWNERS THEREOF; PROVIDING FOR THE COLLECTION OF ASSESSMENTS AND THE ISSUANCE OF ASSIGNABLE CERTIFICATES, RESERVING TO-THE CITY COUNCIL THE RIGHT TO ALLOW CREDITS REDUCING THE AMOUNTS OF THE ASSESSMENT TO THE EXTENT OF ANY CREDIT GRANTED, DIRECTING THE CITY SECRETARY TO ENGROSS AND ENROLL THE ORDINANCE BY COPYING THE CAPTION 'IN THE MINUTES OF THE CITY COUNCIL OF FORT WORTH, AND BY FILING THE ORDINANCE IN THE ORDINANCE RECORDS OF THE CITY, AND PROVIDING AN EFFECTIVE DATE WHEREAS, the City of Fort Worth, Texas, has declared the necessity for and ordered that each of the following portions of streets, avenues and public places be improved by raising, grading, filling and constructing thereon VERA AVENUE from Dunbar Street to Calumet Street, known and designated as Project No 67-040220-00, to be improved by constructing a six-inch thick reinforced concrete pavement with a seven-inch high attached concrete curb over a six-inch thick lime stabilized subgrade so that the finished roadway will be twenty-eight feet wide on a fifty foot width Right-of-Way Six-inch thick reinforced concrete driveway approaches will be constructed where shown on the plans ~i, r ~. + 1~ .i r WHEREAS, concrete curbs and gutters on proper grade and Iine, storm drains, and other appurtenances shall be constructed WHEREAS, all improvements will be constructed strictly according to approved Plans and Specifications WHEREAS, estimates of the cost of the improvements to the streets, avenues, and public places were prepared, filed, approved, and adopted by the City Council WHEREAS, the proper notice of the time, place, and purpose of the hearing was given WHEREAS, the hearing was held on the 12th day of March, 1992 at 10 00 o'clock A M in the Council Chamber of the City of Fort Worth, and at the hearing the Council permitted all interested parties a full and fair opportunity to be heard WHEREAS, the City Council, having fully considered all the matters presented during the hearing, is of the opinion that the hearing should be closed and the assessments should be made and levied as herein ordered NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FORT WORTH, TEXAS, THAT I The benefit hearing is hereby closed II The City Council finds from the evidence (i) that the assessments should be made and levied against the respective parcels of property abutting the streets, avenues, and public places and against the owners of such property, (ii) that the assessments and charges are correct, (iii) that the assessment and charges are substantially in proportion to the benefits conferred to the respective parcels of abutting property by the improvements in the unit in which the assessments are levied, (iv) that considering the benefits received and the burdens imposed, the assessments establish substantial justice, equality, and uniformity between the owners of the respective parcels of abutting property, (v) that each parcel of abutting property assessed is specially benefitted in the enhanced value of the improvements in a sum of money in excess of the sum for which the assessment is levied and the charge made, (vi) that the apportionment of the cost of the improvements is in accord with city ordinances, and (vii) that the proceedings of the city for the improvements are valid III There shall be, and is hereby, levied and assessed against the parcels of abutting property described in Exhibit '°A" attached and dated October, 1991, and against the owners thereof, whether named or incorrectly named, the sums of money itemized opposite the description of the respective parcels of abutting property -2- ,: IV Where more than one person, firm or corporation owns an interest in any property described in Exhibit "A", each person, firm, or corporation shall be personally liable only for his or its assessment in the proportion that his or its interest bears to the total ownership interest of the property An interest in jointly owned property may be released from the assessment lien upon payment of the proportionate amount owed V The amounts described in Exhibit "A" and assessed against the parcels of abutting property and the owners thereof, together with interest at eight percent a year, reasonable attorney's fees and costs of collection, are hereby declared (i) to be and are made a lien upon the parcels of abutting property against which they are assessed, (ii) to be and are made a personal liability and charge against the owners of the parcels of abutting property, whether such owners are correctly named, (iii) to be and constitute the first enforceable lien against the parcel of abutting property on which the assessments are levied, superior to all other liens and claims, except state, county, and school district taxes and city ad valorem taxes The assessments shall be payable on or before 30 days after the acceptance by the City of Fort Worth of the project, provided, however, an abutting property owner may elect to pay the assessment in five equal, consecutive annual installments The first installment shall be paid no later than thirty days after the acceptance by the City of Fort Worth of the project Each subsequent installment shall be paid annually on each annivesary date of the acceptance of the project In the alternative, an abutting property owner may elect to pay the assessment in 49 equal, consecutive monthly installments, the first installment to be paid no later than thirty days after the acceptance by the City of Fort Worth of the project Any owner electing to pay the assessment in installments, must execute a promissory note and mechanic's and materialman's lien contract evidencing the owner's intent to pay the assessment in accord with the terms of one of the installment alternatives If the owner elects to pay the assessment in installments under either alternative, the assessment shall bear interest from the date of acceptance of the project at the rate of eight percent per year Should any installment not be paid on its due date, the City of Fort Worth shall have the option to accelerate the entire unpaid balance of the assessment and declare it immediately payable Any terms governing any default in the payment of any installment shall be set forth in the mechanic's and materialmen's lien contract and shall be uniform among all abutting property owners executing an installment contract In addition, the City Attorney shall have the authority to authorize terms of payment different than those specified herein when the Director of Transportation and Public Works has previously determined that an extreme financial hardship exists VI Any default in the payment of any assessment shall be enforced either (i) by the sale of the parcel of abutting property by the Assessor and Collector of Taxes of the city in the same manner provided for the sale of property for the nonpayment of ad valorem taxes, (ii) at the option of the city or its assigns by suit in any court, or (iii) as provided in the mechanic's and materialman's contract created by this ordinance The city shall exercise all powers to aid in the enforcement and collection of the assessments -3- VII The total amount assessed against and the owners thereof is in accord with improvements and assessments thereof and allowed and permitted by the law the respective parcels of abutting property the proceeding of the city relating to the is less than the proportion of the cost VIII Although charges have been fixed, levied, and assessed as stated, the City Council hereby reserves the right to reduce the assessments by allowing appropriate credits to certain property owners Even though the City Council reserves the right to issue credits, it shall not be required to issue credits, and will not do so if the credits are inequitable or discriminatory The principal amount of each assessment certificate issued by the city shall be determined by deducting any credit from the amount of the assessment IX To evidence the several sums assessed against the respective parcels of abutting property and the owners thereof, and the time and terms of payment, and to aid in their enforcement and collection, the city shall issue, upon completion and acceptance of °t he project, assignable certificates in the amount of the .respective assessment less any credits allowed The certificates shall be executed in the name of the city by the Mayor, attested by the City Secretary, and impressed with corporate seal of the city The certificate shall be payable to the City of Fort Worth or its assigns, and shall declare the amounts, time and terms of payment, rate of interest, and the date of the completion and acceptance of the improvements abutting the parcel of property for which the certificate is issued Moreover, the certificate shall contain the name of the owner or owners, if known, and the description of the property by lot and block number, front feet, or as may otherwise identify the property Property owned in the name of an estate may be assessed in that name No error or mistake in describing any property, or in giving the name of any owner shall invalidate or impair the certificate for the assessments levied The certificate shall provide that if it is not paid promptly upon maturity, it shall be collectable, with reasonable attorney's fees and costs of collection In addition, the certificate shall provide that the amount evidenced in it shall be paid to the Assessor and Collector of Taxes of the City of Fort Worth, who shall issue a receipt as evidence of payment The Assessor and Collector of Taxes shall deposit the sums he receives with the City Treasurer to be kept and held in a separate fund After any payment on a certificate is made to the city, the Assessor and Collector of Taxes, upon presentation of the certificate, shall endorse the certificate to show the payment If a certificate is assigned, the holder shall be entitled to receive from the City Treasurer the amount paid by presentation of the certificate endorsed and credited, and the endorsement and credit shall be the Treasurer's Warrant for making the payment The payments by the City Treasurer shall be receipted for the holder of the certificate in writing and by surrender when the principal, together with accrued interest and all costs of collection and reasonable attorney's fees, have been paid The certificate shall further recite that the proceedings for making the improvement were held in compliance with the law, and that all prerequisites for fixing the assessment lien against the property described in certificate and against personal liability of the owners have been completed The recitals shall be prima facie evidence of all matters recited in the certificates, and no further proof shall be required in any court -4- ,• , The certificates may have coupons attached to evidence any installment or may have coupons for (i) each of the first four installments, leaving the main certificate to serve as the fifth installment coupon, (ii) or each of the first 48 installments leaving the main certificate to serve as the 49th installment coupon The coupons may be payable to the City of Fort Worth, or its assigns The certificates may be signed with the facsimile signatures of the Mayor and City Secretary The certificates shall also recite that the city shall exercise all powers to aid in the enforcement and collection of the certificate Recitals need not be in any exact form, but in substantial compliance with this ordinance X The city has power to make and levy assessments and to correct mistakes, errors, invalidities or irregularities, either in the assessments or in the certificates XI All assessments levied are a personal liability and charge against the owners of the property described in Exhibit "A", even though the owners may not be named or may be incorrectly named Failure to make improvements in front of an abutting property that is exempt from assessment will not invalidate the lien or liability for assessments made against other abutting property XII The assessments levied are for the improvements in the particular unit upon which the respective parcels of property abut, and the assessments for the improvements in any unit are not affected by the assessments or improvements in any other unit In making assessments and in holding the benefit hearing, the amounts assessed for improvements in any one unit have not been connected with the improvements or assessments for improvements in any other unit XIII The assessments are levied under the provisions of TEX REV CIV STAT ANN art 1105b (Vernon 1964), which statute has been adopted as an amendment to and made a part of the Charter of the City of Fort Worth XIV The City Secretary is directed to engross and enroll this ordinance by copying the caption in the Minute Book of the City Council and by filing the complete Ordinance in the appropriate Records of the City XV The ordinance shall take effect and be in~full force after the date of its passage, and ,it is so ordained -5- VERA AVENUE FROM DIINBAR STREET TO CALUMET STREET PROJECT N0. 67-040220 The Assessment Paving Policy provides that property zoned and used as one- or two-family residential property in a target area will not be assessed. Under this policy the owners of the following improved property zoned and used as one- or two-family residences are not assessed. STALLCUP ADDITION Block 5, Lots 1,2,5,6,7,8 Block 1, Lot 1 Block 6, Lots 2B,3,4,5,6,7,8 CITY OF FORT WORTH OWNERSHIP STALLCUP ADDITION Block 8, Lot 1 -1- PASSED AND APPROVED this ~~v day of ~.~ a~ ~~ 19~ APPROVED AS TO FORM AND LEGALITY r ~~Z/~ City Attorney Date ---------------------------- Adopted -~-f~- ~~-------- Effective ----------------------- -6- .~ VERA AVENUE (DUNBAR STREET TO CALIIMET STREET) PROJECT NO 67-040220-00 EXHIBIT A OCTOBER 1991 PROJECT NO 67-Q40220-00, VERA AVENUE, FROM DUNBAR STREET TO CALUMET STREET, to be improved by constructing a six-inch thick reinforced concrete pavement with a seven-inch high attached concrete curb on a six-inch thick lime stabilized subgrade, so that the finished roadway will be twenty-eight feet wide on a fifty foot width Right-Of-Way Six-inch thick reinforced concrete driveway approaches will be constructed where shown on the plans OWNER & LEGAL DESCRIPTION ------------------------- BIGINNING AT WILLIE STREET -------------------------- WEST SIDE 000002949784 ALEXANDER HOWARD SR 1812 VERA ST FT WORTH TX 76105 BLK 5 LOTS 3A,4A 20~ TAD OF $2,666 = $533 STALLCUP ADDITION ADJUSTED RESIDENTIAL VACANT KATY STREET INTERSECTS 000002949474 W F & W R GRAHAM $ KIMBERLY BAIL BOND 4205 SARITA FT WORTH TX 76109 BLK 2 LOT 9 20~ TAD OF $2,000 = $400 STALLCUP ADDITION ADJUSTED.RESIDENTIAL VACANT ---------------------------- 000002949466 WOODROW W GRAHAM 4205 SARITA FT WORTH TX 76109 BLK 2 LOT 8A 205 TAD OF $2,000 = $400 STALLCUP ADDITION ADJUSTED'RESIDENTIAL VACANT ZONING B B B FRONTAGE RATE AMOUNT PROPERTY #1 100 00'PAVEMENT 18 44 1844 00 100 00'CURB 1 87 187 00 2031 00 ENHANCEMENT 4000 00 PROPERTY #2 60 00'PAVEMENT 18 44 1106.40 60 00'CURB 1 87 112 20 1218 60 ENHANCEMENT 2400.00 ------------------------- PROPERTY #3 50.00'PAVEMENT 50 00'CURB 18 44 922 00 1 87 93 50 1015 50 ENHANCEMENT 2000 00 ASSESSMENT 533 00 400 00 400 00 -2- OWNER & LEGAL DESCRIPTION ZONING FRONTAGE RATE ---------------------------- ------------------------- 000002949458 PROPERTY #4 AMOUNT ASSESSMENT CLIFTON ETUX MARY KIMBLE 4201 S HUGHES B 50 00'PAVEMENT FT WORTH TX 76119 50 00'CURB BLK 2 LOT 7A TOTAL TAD APPRAISAL INCLUDES PROPERTY # 4, 5, AND 6 20$ TAD OF $37,363 = $7,472 TOTAL COMPUTED ASSESSMENT = $6,826 50 STALLCUP ADDITION ADJUSTED' NON-EXEMPT CHURCH (1) 18 44 1 87 1015.50 ENHANCEMENT 2000.00 922 00 93 50 000002949431 PROPERTY #5 C E KIMBLE 4201 S HUGHES B 50 00' PAVEMENT 33 85 1692 50 FT WORTH TX 76119 50 00' CURB 3 35 167 50 BLK 2 LOT 6A 241 20' SF DR APPR 3.75 904 50 SEE PROPERTY #4 FOR TAD COMPUTATION 2764.50 ENHANCEMENT 2000 00 STALLCUP ADDITION ADJUSTED.NON-EXEMPT CHURCH (1) 000002949423 PROPERTY #6 CLIFTON E KIMBLE 4201 S HUGHES B 150 00' PAVEMENT 18 44 2766 00 FT WORTH TX 76119 150 00' CURB 1 87 280 50 BLK 2 LOTS 3A, 4A, 5A SEE PROPERTY #4 FOR TAD COMPUTATION 3046 50 ENHANCEMENT 6000 .00 STALLCUP ADDITION ADJUSTED NON-EXEMPT CHURCH (1) 1015 50 2000 00 3046 50 -3- OWNER & LEGAL DESCRIPTION ZONING FRONTAGE RATE AMOUNT ASSESSMENT ---------------------------- 000002949415 ----- -------------- PROPERTY #7 ------ SUNSHINE COLIC ~ EUNICE GRIGGS 1808 MUSE ST B 50 00'PAVEMENT 9 22 461 00 FT WORTH TX 76112 50 00'CURB 0 94 47 00 BLK 2 LOT 2A 20~ TAD OF $9,946 = $1,989 508 00 ENHANCEMENT 2000.00 508 00 STALLCUP ADDITION ADJUSTED EXEMPT CHURCH (2) ---------------------------- 000002949407 ----- -------------- PROPERTY #8 ------ SUNSHINE COLIC $ EUNICE GRIGGS 1808 MUSE ST B 74 00'PAVEMENT 9 22 682 28 FT WORTH TX 76112 74 00'CURB 0 94 69 56 BLK 2 LOT lA 20~ TAD OF $18,200 = $3,640 751 84 ENHANCEMENT 2960.00 751 84 STALLCUP ADDITION ADJUSTED'EXEMPT CHURCH (2) BEGINNING AT CALUMET STREET ---- -------------- ------- ------=--------------------- EAST SIDE PROPERTY #9 000005697263 ULYSSES ETUX GENEVA JONES 1700 VINCENNES ST B 100 00'PAVEMENT 18 44 1844 00 FT WORTH TX 76105 100 00'CURB 1 87 187 00 BLK 1 LOTS 2, 3 20~ TAD OF $2,666 = $533 2031 00 ENHANCEMENT 4000.00 533 00 STALLCUP ADDITION ADJUSTED:RESIDENTIAL VACANT -4- OWNER & LEGAL DESCRIPTION ZONING ---------------------------- 000002949342 MOSES HOLLOWAY 2671 THANNISCH AVE B FT WORTH TX 76105 BLK 1 LOTS 4, 5 20~k TAD OF $3,000 = $600 STALLCUP ADDITION ADJUSTED•RESIDENTIAL VACANT ---------------------------- 000005697018 FIRST FINANCIAL PROPERTY GRP P 0 BOX 100674 FT WORTH TX 76185 BLK 1 LOTS 6, 7 20~ TAD OF $3,000 = $600 STALLCUP ADDITION ADJUSTED'RESIDENTIAL VACANT ---------------------------- 000005697360 ISABEL GURTHRIE EST 1405 NE 38TH ST FT WORTH TX 76106 BLK 1 LOT 8 20~ TAD OF $2,000 = $400 STALLCUP ADDITION ADJUSTED RESIDENTIAL VACANT FRONTAGE RATE AMOUNT ------------------------- PROPERTY #10 100 00'PAVEMENT 18 44 1844 00 100.00'CURB 1 87 187.00 2031 00 ENHANCEMENT 4000.00 PROPERTY X11 B 100 00'PAVEMENT 18 44 1844 00 100 00'CURB 1 87 187 00 2031 00 ENHANCEMENT 4000.00 ------------------------- PROPERTY #12 B 50 00'PAVEMENT 18 44 922 00 50 00'CURB 1 87 93 50 1015 50 ENHANCEMENT 2000 00 ~•AS5ESSMENT 600 00 600 00 400 00 -5- OWNER & LEGAL DESCRIPTION ZONING FRONTAGE RATE AMOUNT ~ASSE5SMENT ---------------------------- 000002949393 ------------------- PROPERTY #13 ------ DORIS MCCASLIN WIMBERLY $WIMBERLY BAIL BONDS 4307 MOSSRIDGE CT B 60 00'PAVEMENT 18 44 1106 40 ARLINGTON TX 76016 60 00'CURB 1 87 112 20 BLK 1 LOT 9 20~ TAD OF $2,000 = $400 1218 60 ENHANCEMENT 2400 00 400 00 STALLCUP ADDITION ADJUSTED RESIDENTIAL VACANT KATY STREET INTERSECTS ---------------------------- 000005696984 ------------------ PROPERTY #14 ------- GEORGE ETUX WILLIE POPE P 0 BOX 50283 B 80.00'PAVEMENT 18 44 1475.20 FT WORTH TX 76105 80.00'CURB 1 87 149.60 BLK 6 LOTS lA, 2A 20~ TAD OF $3,000 = $600 1624.80 ENHANCEMENT 3200.00 600 00 STALLCUP ADDITION ADJUSTED•RESIDENTIAL VACANT WILLIE STREET INTERSECTS ---------------------------- ------------------------- 000002950014 PROPERTY #15 FAVOR DENNIS 5004 DUNBAR ST B 140 00'PAVEMENT 18 44 2581 60 FT WORTH TX 76105 140 00'CURB 1 87 261 80 BLK 7 LOT 3 20~ TAD OF $2,000 = $400 2843 40 ENHANCEMENT 5600 00 400 00 STALLCUP ADDITION ADJUSTED:RESIDENTIAL VACANT -6- >~ ,,, .~ ~" "' VERA AVENUE FROM DUNBAR STREET TO CALUMET STREET PROJECT N0. 67-040220 COST DISTRIBUTION A COST TO PROPERTY OWNERS ... ... .............$ 12,187.84 B. COST TO THE CITY OF FORT WORTH ....... .................$127,512.16 Street Improvements ........... ...........$114,812 16 Engr Insp /Admin ....... ........$ 12,700.00 (10$ of Estimate $127,000 00) C. TOTAL ESTIMATED PROJECT COST .......... ... .....$139,700.00 CITY POLICY The Assessment Paving Policy establishes four methods of determining assessments and allows for the residential rate to be applied to vacant lots as appropriate. Under this policy assessments cannot exceed: (a) The computed rate. (b) The enhancement to the property (c) For residential property; twenty percent (20$) of the property values as determined by the Tarrant Appraisal District {d) For commercial property; forty percent (40$) of the property values as determined by the Tarrant Appraisal District NOTES (1) The full rate is applied to property number 5 The residential rate is applied to properties 4 and 6. Properties 4, 5, and 6 are owned by the same person and have a combined total frontage of 250 feet. The maximum frontage that a single owner is authorized to receive the residential rate is 200 feet. The full rate applied to property number 5 is applied to 50 feet of excess frontage .over the 200 feet of maximum frontage allowable at the residential rate (2) Tax-exempt places of worship are assessed at 50$ of the residential rate $18.44 @ 50~ _ $9.22 for pavement $ 1 87 @ 50$ _ $ 94 for curb -7- ^~"N VASTER 1:ILE.r ACCOUM71dG.2 City of F..ort- ~o~tl~, Tex-as raAnsNOkrnrlon~PUeuc woRx~.~ t1 ~rER gOrv11 NISS RA~jayOr and Cou~-c~i~ Cannmunic~cti~~n LA~~,~ 1 DATE REFERENCE NUMBER LOG NAME PAGE ~~ 03/12/92 BH-0084 206HVERA 1 of 2 SUBJECT I TONCALUMETASTREETO(PROJECTSNOSM67T040220) OF VERA AVENUE FROM DUNBAR STREET RECOMMENDATION: It is recommended that the City Council adopt an ordinance that: 1. Closes the benefit hearing, and 2. Levies the assessments as proposed, and 3. Acknowledges that in each case the abutting property is specially benefitted in enhanced value in excess of the amount assessed for the improvement of Vera Avenue from Dunbar Street to Calumet Street. DISCUSSION: The 1986 Capital Improvement Program included funds for the improvement of Vera Avenue from Dunbar Street to Calumet Street. The street is in the Stop Six Target Area and has never previously been constructed to City standards. Community Development Block Grant (CDBG) Funds will provide a portion of the construction cost One- and two-family residences are not assessed. Vera Avenue will be constructed with standard concrete pavement including standard driveways and sidewalks will be built where shown on the plans. On February 4, 1992 (M&C G-9497), the City Council established March 12, 1992, as the date of the benefit hearing. Notice was given in accord with Article 1105b, Vernon's Annotated Civil Statutes. An independent appraiser has provided a report that documents the enhancement to property values which results from the improvements. Based on standard City policy, the City Engineer's estimate, and the advice of the independent appraiser, the division of estimated construction cost is: Property owners' share of cost $ 12,187 84 ( 9%) City's share of cost $127,512 16 (91%) Total cost $139,700.00 (100%) Unusual situation: A church and associated church property is located on Lots 3A, 4A, 5A,~_6A and 7A; Block 2, Stallcup Addition; however, the lots are registered as the property+of an individual and are not exempted from property taxes as a place of worship. In accordance with the Assessment Paving Policy the standard residential rate =~ Printed on recycled paper City of Fort,Wortl~ Texas Mayor and Council Communication DATE 03/12%92 REFERENCE NUMBER BH-0084 LOG NAME 20BHVERA PAGE 2 of 2 SUBJECT BENEFIT HEARING FOR THE ASSESSMENT PAVING OF VERA AVENUE FROM DUNBAR STREET TO CALUMET STREET PROJECT NO..67-040220 has been applied. The property owner has been notified and is in process of obtaining a church exemption. If the exemption is approved prior_to the project being completed and accepted by the City Council, the assessment will be recomputed using the Church- Exempt Rate. This will reduce the assessment from $6,062.00 to $2,428.50. The project is in DISTRICT 5. MG:k Submitted for City Manager's FUND ACCOUNT CENTER AMOUNT CITY SECRETARY Office ..by to APPROVED C1E CtiTY COU Mike Groomer 6140 .~o N Originating Department Nead looted Ordinance 0. MAR ~2 1992 Gary Santerre 7804 from ~~ /' For Additional Information . ~~1~! ~ ~~ Contact Gary Santerre 7804 ~;ty $eo,cgtc,nr of ~® C:liy vi ..... ~~ i~A«rt Printed on recycled paper