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Home My WebLink AboutOrdinance 10999to ~f ORDINANCE NO `~' AN ORDINANCE CLOSING BENEFIT HEARING AND LEVYING ASSESSMENTS FOR PART OF THE COST OF IMPROVING A PORTION OF STELLA STREET FROM E VICKERY BOULEVARD TO S RIVERSIDE 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 Fart 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: STELLA STREET from E Vickery Boulevard to S Riverside Drive, known and designated as Project No 67-040214-00, 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 sixty foot width Right-of-Way Four-inch thick concrete sidewalks and six-inch thick reinforced concrete driveway approaches will be constructed where shown on the plans -1- 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 given. WHEREAS, the proper notice of the time, place, and purpose of the hearing was WHEREAS, the hearing was held on the 21st day of January, 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 fihere 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 IV Where more than one person, firm or corpo"ration 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 accegtance 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 the respective parcels of abutting progeny 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 owner"s 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 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- PASSED AND APPROVED this day of 19_~2~ APPROVED AS TO FORM AND LEGALITY ity Attorney Date ---------------------------- Adopted --~-~L-s~~----- ----------- --------- Effective =L '~/'l -6- STELLA STREET (E. VICKERY BOULEVARD TO S RIVERSIDE DRIVE) PROJECT NO 67-040214-00 EXHIBIT A OCTOBER 1991 STELLA STREET FROM EAST VICKERY BOULEVARD TO SOUTH RIVERSIDE DRIVE PROJECT NO 67-040214 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 GLENWOOD ADDITION Block 25, Lots 3,4,5,6,7,8,9 Block 26, Lots 1,2A,4,5,6,7,8,9,10 Block 27, Lots 1,2,3,4,5,6,W20'LT7 Block 37, Lots 17,18,19,20 Block 38, Lots 11,12,13,14,15,16,17,18,19,20 Block 39, Lots 10,11,12,13,14 -1- 5 PROJECT NO 67-040214-00, STELLA STREET FROM E VICKERY BOULEVARD TO S RIVERSIDE DRIVE is 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 sixty foot width Right-of-Way Four-inch thick concrete sidewalks and six-inch thick reinforced concrete driveway approaches will be cons- tructed where shown on the plans OWNER & LEGAL DESCRIPTION ZONING BEGINNING AT E VICKERY BLVD ---------------------------- NORTH SIDE 000003219380 SYCAMORE PARK APARTMENTS INC 900 S BEACH ST R FT WORTH TX 76105 BLK 39R LOT 1 40~ TAD OF $23,741 = $9,496 UNION DEPOT ADDITION COMMERCIAL VACANT ~. 000004895932 ELVIN R BERNSTEIN $LONE STAR SCRAP METAL CO 1401 STELLA K FT WORTH TX 76104 BLK 1 LOT 1 40$ TAD OF $214,664 = $85,865 , BERNSTEIN SUBDIVISION ADJUSTED COMMERCIAL BUSINESS 000000672394 W PAT CROW FORGINGS P 0 BOX 1720 K FT WORTH TX 76101 BLK 1 LOT 1 40~ TAD OF 5563,209 = $225,283 W PAT CROW FORGINGS INC SUB ADJUSTED COMMERCIAL BUSINESS (1) FRONTAGE RATE AMOUNT ------------------------- PROPERTY $1 92 00'PAVEMENT 33 85 3114 20 92 00'CURB 3 35 308 20 3422 40 ENHANCEMENT 3680 00 PROPERTY #2 146 00' PAVEMENT 33 85 4942 10 146 00' CURB 3 35 489 10 1249 20' SF DR APPR 2 68~ 3347.86 560 00' SF SDWK(R) 2 14 1198 40 9977 46 LESS CREDIT 599 20 9378 26 ENHANCEMENT 5840 00 PROPERTY #3 160 00'PAVEMENT 144 00'CURB 800 00`SF SDWK(N) 33 85 5416 00 3 35 482 40 2 14 1712 00 7610 40 ENHANCEMENT 6400 00 ASSESSMENT 3422 40 5840 00 6400 00 - 2- a OWNER & LEGAL DESCRIPTION ZONING ------------------------- ------ LUXTON STREET INTERSECTS 000001065912 GOSPEL TABERNACLE CHURCH 1501 STELLA B FT WORTH TX 76104 BLK 39 LOT 15,16,17,18 20$ TAD OF $165,654 = $33,130 GLENWOOD ADDITION EXEMPT CHURCH (2) EXETER STREET INTERSECTS 000001065580 J C LLEWELLYN 3535 W 7TH ST FT WORTH TX 76107 BLK 37 LOT 16 40$ TAD OF $9,903 = $3,961 GLENWOOD ADDITION COMMERCIAL PARKING 000004671325 J C LLEWELLYN 3535 WITH ST FT WORTH TX 76107 BLK 37 LOTS 12,13,14,15 40~ TAD OF 5166,298 = $66,519 GLENWOOD ADDITION ADJUSTED,COMMERCIAL BUSINESS FRONTAGE RATE AMOUNT ------------------------- PROPERTY #4 200,00' PAVEMENT 9 22 1844,00 200 00' CURB 0 94 188 00 2029 70' SF DR APPR 2 68 5439 60 1000.00' SF SDWK(N) 2 14 2140 00 9611.60 ENHANCEMENT 8000 00 PROPERTY #5 J 50 00'PAVEMENT 33 85 1692 50 50 00'CURB 3 35 167 50 1860 00 ENHANCEMENT 2000 00 ------------------- PROPERTY ~6 ------ J 200 00' PAVEMENT 33 85 6770 00 200 00' CURB 3 35 670 00 223 70' SF DR APPR 2 68 599 52 720 00' SF SDWK(R) 2 14 1540 80 9580 32 LESS CREDIT 770 40 8809 92 ENHANCEMENT 8000 00 -3- ASSESSMENT 8000 00 1860 00 8000 00 OWNER & LEGAL DESCRIPTION ZONING BEGINNING AT S RIVERSIDE DR ---------------------------- SOUTH SIDE 000001064975 LIGHTHOUSE LOGIC 1212 E MORNINGSIDE J FT WORTH TX 76104 BLK 27 E30'LT 9 W20'LT 10 TOTAL TAD APPRAISAL INCLUDES PROPERTY # 7 & 8 20~ TAD OF $24,654 = $4,930 TOTAL COMPUTED ASSESSMENT = $1,835 GLENWOOD ADDITION ADJUSTED'EXEMPT CHURCH (2) 000001064967 LIGHTHOUSE LOGIC 1212 E MORNINGSIDE J FT WORTH TX 76104 BLK 27 E30'LT 8 W20'LT 9 SEE PROPERTY #7 FOR TAD COMPUTATION GLENWOOD ADDITION ADJUSTED EXEMPT CHURCH (2) 000001064959 WILLIE B SMITH 1633 E TUCKER ST B FT WORTH TX 76104 BLK 27 E30'LT 7 W20'LT 8 20$ TAD OF $2,000 = $400 GLENWOOD ADDITION ADJUSTED RESIDENTIAL VACANT (3) FRONTAGE RATE --------------=---------- PROPERTY #7 50 00'PAVEMENT 9 22 50 00'CURB 0 94 200 00'SF SDWK(R) 2 14 PROPERTY #8 LESS CREDIT ENHANCEMENT 50 00' PAVEMENT 9.22 50 00' CURB 0 94 169 95' SF DR APPR 2 68 140 00' SF SDWK(R) 2 14 LESS CREDIT ENHANCEMENT --------------------- PROPERTY #9 50 00'PAVEMENT I8 44 50 00'CURB 1 87 200 00'SF SDWK(N) 2 14 ENHANCEMENT AMOUNT 461 00 47 00 428 00 936 00 214 00 722 00 2000 00 461 00 47 00 455 47 299 b0 1263 07 149 80 1113 27 2000 00 922 00 93 50 428 00 1443 50 2000 00 ASSESSMENT 722.00 1113 27 400 00 - 4- OWNER & LEGAL DESCRIPTION ZONING EXETER STREET INTERSECTS 000001064843 LORENE C LOCKHEART 1608 STELLA ST B FT WORTH TX 76104 BLK 26 LOTS 2B &3 20$ TAD OF $2,000 = $400 GLENWOOD ADDITION ADJUSTED RESIDENTIAL VACANT (3) LONEY STREET INTERSECTS ---------------------------- 000001064495 GOSPEL TABERNACLE CHURCH 1501 STELLA ST B FT WORTH TX 76104 BLK 25 LOTS 1 & 2 20$ TAD OF 13,102 = $2,620 GLENWOOD ADDITION EXEMPT CHURCH (2) LUXTON STREET INTERSECTS ---------------------------- 000001064444 GOSPEL TABERNACLE CHURCH 1501 STELLA ST FT WORTH TX 76104 BLK 24 1/2 LOTS 4,5,6 20~ TAD OF $12,450 = $2,490 B FRONTAGE RATE AMOUNT ASSESSMENT ------------------------- PROPERTY X10 75 00'PAVEMENT 18 44 1383.00 75 00'CURB 1 87 140,25 1523 25 ENHANCEMENT 3000 00 400 00 ------------------------- PROPERTY #11 100 00'PAVEMENT 9 22 922 00 100 00'CURB 0 94 94 00 158 70'SF DR APPR 2 68 425.32 1441 32 ENHANCEMENT 4000 00 1441.32 ------------------------- PROPERTY #12 150 00'PAVEMENT 9 22 1383 00 134 00'CURB 0 94 125 96 202 20'SF DR APPR 2 68 541 90 2050 86 ENHANCEMENT 6000 00 2050 86 GLENWOOD ADDITION EXEMPT CHURCH PROPERTY (1)(2) -5- OWNER & LEGAL DESCRIPTION ZONING 000001064436 GOSPEL TABERNACLE CHURCH 1501 STELLA ST B FT WORTH TX 76104 BLK 24 1/2 LOT 3 20~ TAD OF $6,594 = $1,318 GLENWOOD ADDITION ADJUSTED EXEMPT CHURCH PROPERTY ---------------------------- 000001064401 CHARLES R ARMSTRONG 7821 ARTHUR ST B FT WORTH TX 76180 BLK 24 1/2 NPT LTS 1 & 2 20$ TAD OF $3,375 = $675 GLENWOOD ADDITION ADJUSTED RESIDENTIAL VACANT (4) FRONTAGE RATE AMOUNT ASSESSMENT ------------------------- PROPERTY #13 50 0O'PAVEMENT 9 22 50.00'CURB 0 94 126 O0'SF SDWK(R) 2 14 LESS CREDIT ENHANCEMENT 461 00 47 00 269 64 777.64 134 82 642 82 2000 00 642 82 ------------------- PROPERTY #14 ------ 100 00' FRONTAGE 72 50' PAVEMENT 18 44 1336 90 72 50' CURB 1 87 135.58 300 00' SF SDWK(R) 2.14 642 00 2114 48 LESS CREDIT 321 00 1793.48 ENHANCEMENT 4000 00 675.00 z -6- :. ;~ , STELLA STREET FROM BAST VICRERY BOULEVARD TO SOUTH RIVERSIDE DRIVE PROJBCT N0. 67-040214 COST DISTRIBUTION A. COST TO PROPERTY OWNERS ................................$ 40,967.67 B. COST TO THE CITY OF FORT WORTH .........................$536,532.33 Street Improvements .......................$484,032.33 Engr. Insp./Admin........ ....... .....$ 52,500.00 (10$ of Estimate $525,000.00) C. TOTAL ESTIMATED PROJECT COST ............................$577,500.00 CITY POLICY The Assessment Paving Policy establishes four methods of determining assessments and allows for the residential rate to be applied to vacant lots as appropriate.. Under this policy assessments cannot exceed: (a) The computed rate. (b) The enhancement to the property. (c) For residential property; twenty percent (20$) of the property values as determined by the Tarrant Appraisal District. (d) For commercial property; forty percent (40$) of the property values as determined by the Tarrant Appraisal District. All replacement of sidewalks is at 50$ cost to the property owner and 50$ cost to the City. NOTES (1) Curb inlet credit. (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 (3) Computed for residential vacant lots based on 20$ of appraised value. (4) Frontage adjusted for irregular shaped lot. -7- ff7iS?'EFi FILE+1. kCC9UtJTiN0~2 City of Fort Worth, Texas SRRRSPORTi:tf0~` pU ~.IG W(}RIG$•E7 61ATEt7 AflMltru:,i,i,.~,uayor and ~;ouncil C'a-mm~enicati~~n a:a~ ~i`2 "' ATE 01/21/92 REFERENCE NUMBER BH-0078 LOG NAME 20STELLA PAGE 1 of 1 SUBJECT BENEFIT HEARING FOR THE ASSESSMENT PAVING OF STELLA STREET FROM EAST VICKERY BOULEVARD TO SOUTH RIVERSIDE DRIVE PROJECT NO. 67-040214 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 Stella Street from East Vickery Boulevard to South Riverside Drive. DISCUSSION: Stella Street was not included in the original 1986 Bond Program but was added with the approval of the District Council member to be financed from District 8 undesignated funds. Stella Street from East Vickery Boulevard to South Riverside Drive is in the Near Southeast 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. Stella Street will be constructed with standard concrete pavement, driveways and sidewalks. On December 19, 1991 (M&C G-9433), the City Council established January 21, 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 $40,967.67 (7%) City's share of cost $536,532.33 (93%) Total cost $577,500.00 (100%) There are no unusual situations on this project that require special City Council consideration. The project is in District 8. Su tte or C ty Manager's FUND ACCOUNT CENTER AMOUNT CITY SECRETARY office by: to ppROVED BY p UNCIL Mike Groomer 6140 CITY CO Or g nat ng Departavent Hea p Gf; ~p } ~{ (~1^/~1C7 t9A~~q~ `g~1p~ /q~ ~- _ ~Cf p ll~rU VlUtli^QItlwvW'Alla/ ~V 21 ~ySL Gary Santerre 7804 from SAN ~ For Additional Inforsation ~I~ -.. Contact: Gary Santerre 7804 Seea~~ ~ r•P~a ~ ~&>FQas w~W.. -- Printed on recycled paper ....+"' ,.. -y,