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Home My WebLink AboutOrdinance 11058„-~:, "'~ :, ~: ORDINANCE NO •~ F. AN ORDINANCE CLOSING BENEFIT HEARING AND LEVYING ASSESSMENTS FOR PART OF THE COST OF IMPROVING A PORTION OF CHAPEL AVENUE FROM REAGAN DRIVE TO MARQUITA DRIVE, 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 CHAPEL AVENUE from Reagan Drive to Marquita Drive, known and designated as Project No 67-040170-00, to be improved by constructing a seven-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 thirty feet wide on a fifty foot width Right-of-Way Six-inch thick reinforced concrete driveway approaches and four-inch thick concrete sidewalks will be constructed where shown on the plans ~. 4 r;~ WHEREAS, concrete curbs and gutters on proper grade and line, 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 24th 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 December, 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- .~; !3. I ~~ Where more than property described in personally liable only interest bears to the jointly owned property proportionate amount owe one person, firm or corporation owns an interest in any Exhibit "A", each person, firm, or corporation shall be for his or its assessment in the proportion that his or its total ownership interest of the property An interest in may be released from the assessment lien upon payment of the 3 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- •~/ I I The total amount assessed against the respective parcels of abutting property and the owners thereof is in accord with the proceeding of the city relating to the improvements and assessments thereof and is less than the proportion of the cost allowed and permitted by the law 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 the 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 orher 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 compete 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- PASSED AND APPROVED this , day of ~i~~~~f~c l~/ 19~~=' APPROVED AS TO FORM AND LEGALITY Date ---------------------------- Ado ted `°'--~ =' 1-` ---~~----- P Effective ----------------------- -6- CHAPEL BYENUE (RBaGAM DRIVE TO MARQIIITA DRIVE) PROJECT N0. 67-040170-OQ EXHIBIT A DECEMBER 1991 CHAPEL AVENIIE FROM REAGON DRIVE TO MARQIIITA DRIVE PROJECT R0. 67-040170 The Assessment Paving Policy provides that a commercial assessment rate be applied to property zoned and used for commercial purposes. All property abutting Chapel Avenue from Reagon Drive to Marquita Drive is zoned commercially, and, except for two vacant lots, all property is used for commercial purposes. A commercial assessment rate has been applied accordingly. -1- ,:: PROJECT N0. 67-040170-00, CHAPEL AVENUE FORM REAGAN DRIVE TO MARQUITA DRIVE, td be improves by constructing a seven-inch thick reinforced concrete pavement with a seven-inch high attaches. concrete curb on a siz-inch thick lime stabilised subgrade so that the finished roadway will be thirty feet wide on a fifty foot width Right-Of-Way. Siz-inch thick reinforced concrete driveway approaches will be constructed where shown on the plans. OWNER S LEGAL DESCRIPTION ZONING FRONTAGE RATE AMOUNT ASSESSMENT BEGINNING AT MARQUITA DRIVE ---------------------------- ------------------------- NORTH SIDE PROPERTY #1 000001237055 STANLEY COLE b PAUL TONSIHG 3412 MARQUITA DR I 150.00'PAVEMENT 35.37 5305.50 FT WORTH TX 76116 150.00'CURB 3.93 589.50 BLR 4 LOT C 202.45'SF DR APPR 3 21 649.86 40$ TAD OF $71,595 = $28,638 6544.86 LESS CREDIT 241.42 6303.44 HIGHLAND HOMES ADDITION ENHANCEMENT 6000.00 6000 0 ADJUSTED:COMMERCIAL BUSINESS (1) 000001237047 TACO BELL CORP 17901 VON RARMAN AVE IRVINE CA 92714 BLR 4 LOT B 40$ TAD OF $252,618 =$101,047 HIGHLAND HOMES ADDITION ADJUSTED•COMMERCIAL BUSINESS ---------------------------- 000001237039 FRANK F J S ETUX BONNY HUANG 6625 S LEWIS AVE TULSA OR ?4136 BLR 4 LOT A 40$ TAD OF $336,598 =$134,639 I I HIGHLAND HOMES ADDITION COMMERCIAL BUSINESS (2) ------------------------- PROPERTY #2 100.00'PAVEMENT 35.37 3537.00 100.00'CURB 3.93 393.00 279.95'SF DR APPR 3.21 898.64 4828.64 ENHANCEMENT 4000 00 4000 0 ------------------------- PROPERTY #3 112.00'PAVEMENT 35.37 3961.44 96 00'CURB 3 93 377.28 4338.72 ENHANCEMENT 4480.00 4338.7 - 2- a i" OWNER 6 LEGAL DESCRIPTION ZONING RAMONA DRIVE INTERSECTS 000001237071 D D 5 PUSHPA D PATEL 7501 HWY 80W FT WORTH TX 76116 I BLR 5 LOT B 40$ TAD OF $274,894 = 5109,957 HIGHLAND HOMES ADDITION COMMERCIAL BUSINESS (2) 000001237098 WILLIAM ETUX NANCY STRICRLIN 4005 REAGAN DR I FT WORTH TX 7bllb BLR 5 LOT A 40$ TAD OF $431,811 = $172,724 HIGHLAND HOMES ADDITION ADJUSTED:COMMERCIAL BUSINESS BONNIE DRIVE INTERSECTS ------------------------- - 000001237195 JIFFY LUBE INTERNATIONAL INC PO BOX 2967 I HOUSTON TX 77152 BLR b LOT 1 40$ TAD OF $211,233 = $84,493 HIGHLAND HOMES ADDITION COMMERCIAL BUSINESS FRONTAGE RATE AMOUNT ~ "ASSESSMENT ------------------------- PROPERTY #4 262.00'PAVEMENT 35.37 9266.94 231.00'CURB 3.93 907.83 10174.77 10174.77 ENHANCEMENT 10480 00 ------------------------- PROPERTY #5 100 00'PAVEMENT 35.37 .3537.00 100.00'CURB 3.93 393.00 124.95'SF DR APPR 3.21 401.09 4331.09 ENHANCEMENT 4000 00 4000 0( PROPERTY #6 90.00'PAVEMENT 35.37 3183.30 90.00'CURB 3.93 353.70 3537.00 3537.00 ENHANCEMENT 3600.00 -3- ~.. OWNER & LEGAL DESCRIPTION ZONING 000001237136 MARVIN C GREGORY 3725 CRESTLINE RD 1 FT WORTH TX 76107 BLR 6 LOT G 40$ TAD OF $148,145 = $59,258 HIGHLAND HOMES ADDITION ADJUSTED:CPMMERCIAL BUSINESS 000001237128 RAY D MCCULLOCH 400 OARMOHT LN FT WORTH TX 76112 BLR 6 LOT D 40$ TAD OF $103,879 = $41,551 HIGHLAND HOMES ADDITION COMMERCIAL BUSINESS 000001237179 TARRANT DEVELOPEMENT COMPANY 7120 GRAPVING HWY FT WORTH TX 76180 BLR 6 LOT E 40$ TAD OF $8,870 = $3,548 HIGHLAND HOMES ADDITION COMMERCIAL VACANT FRONTAGE RATE AMOUNT ------------------- PROPERTY ~7 ------ 90.00'PAVEMENT 35.37 3183.30 90.00'CURB 3.93 353.70 124.95'SF DR APPR 3.21 401.09 3938.09 ENHANCEMENT 3600 00 ------------------------- PROPERTY ~8 I 30.00'PAVEMENT 35.37 1061.10 30 00'CURB 3.93 117.90 'ASSESSMENT 3600 OC 1179.00 1179 00 ENHANCEMENT 1200.00 PROPERTY ~9 1 44.00'PAVEMENT 35.37 1556.28 44.00'CURB 3.93 172.92 1729.20 1729 20 ENHANCEMENT 1760 00 -4- ,,,. OWNER & LEGAL DESCRIPTION ZONING FRONTAGE RATE AMOUNT l ASSESSMENT ---------------------------- --------------------- PROPERTY #10 ---- 000001237187 PHILLIP HOY 108 BANKHEAD I 105.00'PAVEMENT 35.37 3713.85 WEATHERFORD TX 76087 105.00'CURS 3.93 412.65 BLR 6 LOT F 249.90'SF DR APPR 3.21 802.18 40~ TAD OF $41,291 = $16,516 4928.68 4200.00 HIGHLAND HOMES ADDITION ENHANCEMENT 4200.00 ADJUSTED:COMMERCIAL BUSINESS REAGAN STREET INTERSECTS ---- ------- ---------------------------- -------------- PROPERTY #11 SOUTH SIDE 000001237209 BENBROOR STATE BANK PO BOX 26989 I I81.00'PAVEMENT 35.37 6401.97 FT WORTH TX 76126 181.00'CURB 3.93 711.33 BLR 7 LOT 1 40~ TAD OF $51,750 = $20,700 7113.30 7113.30 HIGHLAND HOMES ADDITION ENHANCEMENT 7240.00 COMMERCIAL VACANT ---------------------------- ----------------- PROPERTY #12 -------- 000004676386 BENBROOR STATE BANR PO BOX 26989 I 181.00'PAVEMENT 35.37 6401.97 FT WORTH TX 76126 181 00'CURB 3.93 711.33 BLR 7 LOT 24 40$ TAD OF $22,500 = $9,000 7113.30 7113.30 HIGHLAND HOMES ADDITION ENHANCEMENT 7240.00 COMMERCIAL BUSINESS -5- OWNER & LEGAL DESCRIPTION ZONING BONNIE DRIVE INTERSECTS 000005682843 NCNB TEXAS NATL BANK P 0 BOX 10371 I FT WORTH TX 76101 BLR 8 LOTS A, F 40$ TAD OF $303,968 = $121,587 FRONTAGE RATE AMOUNT ~~ °~ASSESSMENT PROPERTY X13 18I.00'PAVEMENT 35.37 6401.97 181.00'CURB 3.93 711.33 7113.30 ENHANCEMENT 7240 00 7113.30 HIGHLAND HOMES ADDITION COMMERCIAL BUSINESS 000001237640 NCNB TEXAS NATL BANL 1201 MAIN ST I DALLAS TX 75238 BLR 8 LOT 22 40$ TAD OF $250,000 = $100,000 HIGHLAND HOMES ADDITION ~ COMMERCIAL BUSINESS (2) RAMONA DRIVE INTERSECTS 000005677300 LEONARD LEE JONES 7451 CHAPEL AVE E FT WORTH TX 76116 BLR 9 LOT 1 40$ TAD OF $278,463 = $111,385 ------------------------- PROPERTY X14 181.00'PAVEMENT 35.37 6401.97 150.00'CURB 3.93 589.50 6991.47 ENHANCEMENT 7240.00 6991.47 ------------------------- PROPERTY X15 181.00'PAVEMENT 35.37 6401.97 165.00'CURB 3.93 648.45 486.75'SF DR APPR 3.21 1562.47 8612.89 LESS CREDIT 1562.47 7050.42 ENHANCEMENT 7240 00 7050.42 HIGHLAND HOMES ADDITION ADJUSTED:COMMERCIAL BUSINESS (2)(3)(4) -6- r 4' s. S OWNER & LEGAL DESCRIPTION ZONING FRONTAGE RATE AMOUNT ASSESSMENT ---------------------------- 000005677319 ------------------- PROPERTY X16 -'---- SCHOOL PHOTOGRAPHERS 3500 MARQUITA E 181.00'PAVEMENT 35.37 6401.97 FT WORTH TX 76116 181.00'CURB 3.93 711.33 BLR 9 LOT 18 128.35'SF DR APPR 3.21 412.00 40$ TAD OF $291,325 = $116,530 7525.30 LESS CREDIT 412.00 7113.30 7113.30 HIGHLAND HOMES ADDITION ENHANCEMENT 7240 00 ADJUSTED:COMMERCIAL BUSINESS (4) -7- CHAPEL AVENUE FROM REAGON DRIVE TO MARQUITA DRIVE PROJECT NO. 67-040170 COST DISTRIBUTION A COST TO PROPERTY OWNERS. B COST TO THE CITY OF FORT WORTH Street Improvements Engr, Insp /Admin .. . (10~ of Estimate $180,222 00) C TOTAL ESTIMATED PROJECT COST „ $ 85,253 78 $112,990 22 $ 92,968 22 , $ 18,022 00 $198,244 00 CITY POLICY The Assessment Paving Policy establishes four methods of determining assessments and allows for the residential rate to be applied to vacant lots as appropriate Under this policy assessments cannot exceed (a) The computed rate (b) The enhancement to the property (c) For residential property, twenty percent (20~) of the property values as determined by the Tarrant Appraisal District (d) For commercial property, forty percent (40$) of the property values as determined by the Tarrant Appraisal District NOTES (1) TA171 - Traffic Approval dated June 9, 1971 45~ credit given for replacement of driveway approach and 85 feet of curb (2) Curb inlet credit (3) TA221 - Traffic Approval dated April 10, 1985 100 credit given for replacement of driveway approach (4) TA400 - Traffic Approval dated August 6, 1986 100 credit given for replacement of driveway approach -8- MA&YER FLLE~3' ACCGUN7ING•2 City of Fort ~ortl~, 7"excls TRANSN0121'ATIUN'PUBLIC ,WORK3.'{Y '~ ' ~ N n fER ADMINI$l F y" ~j ; or an,d Cowl ~C~rmmunicat~~n y ~..~.>. ~,~ 24/92 BH-0086 20BHCHAP 1of2 ~ SUBJECT .I BONMARQUITARDRIVEO(PROJECTSNOSM67T040170) OF CHAPEL AVENUE FROM REAGAN DRIVE I 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 Chapel Avenue from Reagan Drive to Marquita Drive. DISCUSSION: The 1986 Capital Improvement Program included funds for the improvement of Chapel Avenue from Reagan Drive to Marquita Drive. The street is not within a target area and has never been constructed to City standards. Community Development Block Grant (CDBG) funds will not provide a portion of the construction cost. There are no single or two- family residences abutting Chapel Avenue from Reagan Drive to Marquita Drive. All property is zoned commercial and, except for two vacant lots, used for commercial purposes. Chapel Avenue will be constructed with standard concrete pavement. Standard driveways and sidewalks will be built where shown on the plans. On February 25, 1992 (M&C G-9514), the City Council established March 24, 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 $ 85,253.78 ( 43%) .:+:City's share of cost $112,990.22 ( 57%) Total cost ,#~ $198,244.00 (1000) There are no unusual situations on this project that require special City Council consideration. t, ~~1 Printed on recycled paper City of Fort i~h, Texas Mayor and Council C~cn;rin~unication DATE ~ 03/24/92 REFERENCE NUMBER BH-0086 L G NAME 20BHCHAP PAGE 2 of 2 SUBJECT BENEFIT HEARING FOR THE ASSESSMENT PAVING TO MAR UITA DRIVE PROJECT N0. 67-040170 OF CHAPEL AVENUE FROM,REAGAN DRIVE The project is in DISTRICT 3. MG:z Su fitted for City Manager's FUND ACCOUNT CENTER AMOUNT CITY SECRETARY Office by to APPROVED BY Mike Groomer 6i4o CITY COUNCIL Originating Department Head pted Ordinance No. MAR 24 1992 Gary Santerre 7804 (from) For Additional Information ~~ Contact Gary Santerre 7804 city seczetnzp of the ., ., - - -- =~~ Printed on recycled paper