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Home My WebLink AboutContract 48865� R�G�� . c 2p1 i 1�aR � � � GCCi��S GR��'� � G� CIi1r �G�i'�' � ��cY �� r�rrlt•r o�t tivAY cor�r�cT�ca, 1:NCROACHMEIYT AGREFMEN"T (('O,ifAfl;'RC'Li f,) 7'1IIS ACI2CEMEN'I' is madc ai�ci entereci into by and between the City of f'ort Wortl�, a 1ic�»lc rule municipal corporati��n of Tarrant County, Te;�as ("C.'ity"j, actinb herein by and throt��h its duly authori�ed City Mana�er, its duly authoriz�d Assistant City Manaber or Planning and De�.�elopment Depariment Director, and Woodbranc;h Cawtc��vn Parking, LLC, a I.LC "Licensee", acting herein by and thra�t�;h its duly authorized repi•esentative, l'hilip Schneidau, the awner of the real praperty locateci at 7f)2 fiouston St., Fort Wortil, Texas 76102 ("Property"). RECITALS WHrREAS, License;e is the awner oicertain real property situated in the City of Fort Worth, 'I'arrant County, Texas, mare particlilarly descril�ed in the attached Legal Description af the Property; and WHEREAS, the City has a street, alley, sidewalk, and/or other public right-of- way (individually nr collectively, the "Publie Right-af-Way") adjacent to th� Property as shown on the map attached to this Agreement as Exhibit "A" and incorporated herein for all purposes; and WHEREAS, Licensee desires to construct/place and maintain certain improvements which will encroach onto the Public Right-of-Way; and WHEREAS, City will allow the encroachment under the terms and conditions as set forth in this Agreement to accommodate the needs of the Licensee, NOW, THEREFOI2E, the City and Licensee agree as follows: AGREEMENT 1. City, in consideration of the payment by Licensee of the fe� set out below and covenants and agreements hereinafter contained, to be kept and performed by Licensee, hereby grants permission to Licensee to eneroach upon, use andCor occupy portions of the space under, on, and/or above the City's Public Right-of-Way to constructlinstall and/�r allow ta remain, certai'n improvements for the purpose of installin� canvas awnings above windows as required by the DDRB (whether one or more, the "Improvements") a� described in and at the location shnwn on Eshibit "A" but only t� the extent shown thereon. Upon completion of the Irnprovements, Licensee agrees to be responsible for maint�ining the Improvements. Licensee shall not expand or otherwise cause the Improvements to ti.irther ir.fringe in or on City's Public Right-of-Way beyond what is specificaily describzd in the Exhibit(sj attached hereto. 201 � RO�i�' Encroachment A�reement -Commercial — ��.-- - --- -- ,� �(��i�1�1,A�. RECAR�.? �� pa e 1 of 12 ' �1'i'� �E��`TARIf ';i � ± rev. U2/2Q15 ; �T. �N'qF�f'N, '�X I� � Y �� All construction, maintenance and operation in connection with such Improvements, use and occupancy shall be performed in strict compliance with this Agreement and the City's Charter, Ordinances and Codes, and in accordance with the directions of the City's Director of Transportation and Public Works, or his or her duly authorized representative. Licensee shall submit all plans and specifications to the applicable Director or his or her duly authorized representative prior to the construction of the Improvements. Licensee shall not commence construction of the Improvements u.ntil receiving written approval by the Director, but such approval shall not relieve Licensee of responsibility and liability for concept, design arid computation in the preparation of such plans and specifications. 3. Upon completion of the constxuction and installation of the Improvements, there shall be no other encroachments in, under, on ox above the surface area of the Public Right-of-Way, except as described herein and depicted on Exhibit "A". 4. Licensee, at no expense to the City, shall make proper provisions for the relocation and installation of any e�sting or future utilities affected by such encroachment, use and occupancy, including the securing of approval and consent from any affected utility companies and the appropriate agencies of the State of Texas and its political subdivisions. In the event that any installation, reinstallation, relocation or repair of any exisiing or future utility or improvements owned by, constructed by or on behalf of the public or at public expense is made more costlq by virtue of the construction, maintenance or existence of such encroachment and use, Licensee shall pay to City an additional amount equal to such additional cost as determined in the reasonable discretion of the Director of Transportation and Public Works, or his or her duly authorized representative. 5. Upon prior written notice to Licensee, except in the case of an emergency, Licensee agrees that City may enter and utilize the referenced areas at any time for the purpose of installing, repairing, replacing, or maintaining improvernents to its public facilities or utilities necessary for the health, safety and welfare of the public or for any other public purpose. City shall bear no responsibility or liability for any damage or disruption or other adverse consequences resultitig from the Tmprovements installed by Licensee, but City will make reasonable efforts to minimize such damage. In the event that any installation, reinstallation, relocation or repair of any e�sting or future utility or improvements owned by, constructed by or on behalf of the public or at public expense is 2015 ROW Encroachment A;reement -Commercial Page 2 of 12 . — rev. 02/2015 made more costly by virCue of the construction, maintenance or e�stence of the Tmprovements and use, Licensee shall pay to City an additional amount equal to such additional cost as reasonably determined by the Director of Transportation and Public Works or the Director of the Water Departrnent, or said Director's duly authorized representative. 6. Licensee agrees to pay to City at the time this Agreement is requested an application fee of �325.00 in order to defray all costs of inspection and supeivision which City has incurred or will incur as a result of the construction, maintenance, inspection or management of the encroachments and uses provided for by this Agreement. Licensee agrees to pay a fee in the amount of �.56 per square/linear foot of the encroaclunent area upon execution of this Agreement and annually thereafter. 7. The term of this Agreement shall be for 30 years commencing on the date this Agreement is executed by City. However, this Agreement shall terminate upon Licensee's non-compliance with any of the terms of this Agreement. City shall notify Licensee in writing of the non-compliance, and if not cured �within 30 days, this Agreement shall be deemed terminated unless such non-compliance is not susceptible to cure within 30 days, in which case this Ab eement shall be deemed terminated in the event that Licensee fails to commence and take such steps as are necessary to remedy the non-compliance vvithin 30 days after written notice specifying the same, or having so commenced, thereafter fails to proceed diligently and with continuity to remedy same. 8. Upon termination of this Agreement, Licensee shall at no expense to City remove the Tmprovements encroaching into the Public Right-of Way, and restore the Public Right-of-Way to a condition acceptable to the Director of Transportation and Public Works, or his or her duly auihorized representatave, in accordance with then-existing City specifications. Tt is understood and agreed by Licensee that if this Agreement terminates and Licensee fails to remove the Improvements and restore the Public Right-of-VJay, Owner hereby gives City permission to remove the Improvements along with any supporting structures, restore the Public Right-of-Way, and assess a lien on the Property for the costs expended by the City in taking such actions. 9. It is further understood and agreed between the parties hereto that the Ptrblic Right-of-Way to be used and encroached upon as described herein, is held by City as irustee for the public; that City exercises such powers over the public right-of way as have been delegated to it by the Constitution of the State of Texas or by the Texas Legislature; and that City cannot contract away its duty and its legislative power to 2015 ROW Encroachment Agreement -Commercial Page 3 of 12 . — rev. 02/2015 control the Public Right-of-Way for the use and benefit of the public. It is accoxdingly agreed that if the governing body of City may at any time during the term hereof determine in its sole discretion to use or cause or permit the Public Right-of-Way to be used for any other public purpose, including but not limited to, underground, surface or overhead communication, drainage, sanitary sewerage, transmission of natural gas or electricity, or any other public purpose, whether presently contemplated or not, that this Agreemenf shall terminate upon 60 days' written notice to Licensee. In the event this Agreement is terminated under this Section 9, Licensee shall perform the obligations regarding removing the Improvements and restoring the Public Right-of-Way described in Section 8. 10. Licensee agrees and acknowledges that this Agreement is solely for the purpose of permitting Licensee to construct, maintain and locate the Improveinents over or within the described Public Right-of Way and is not a conveyance of any right, title or interest in or to ihe Public Right-of-Way nor is it meant to convey any right to use or occupy any property in which a third party may have an interest. Licensee agrees that it will obtain all necessary permissions before occupying such property. 11. Licensee agrees to comply fully with all applicable federal, state and local laws, statutes, ordinances, codes or regulations in connection with the construction, operation and maintenance of the Improvements, encroachment and uses. 12. Licensee agrees to pay promptly when due all fees, taxes or rentals provided for by this Agreetnent or by any federal, state or local statute, law or regulation. 13. Licensee covenants and agrees that it shall operate hereunder as an independent contractor as to all rights and privileges granted hereunder and not as an of�cer, aDent, servarzt or employee of City, and Licensee shall have exclusive conn•ol of and the exclusive right to control the details of its operations, and all persons performing same, and shall be solely responsible for the acts and omissions of its officers, agents, servants, employees, contractors, subcontractors, licensees and invitees. The doctrine of respondeat superior shall not apply as between City and Licensee, its officers, agents, servants, employees, contractors and subcontractors, and nothing herein shall be aonstrued as creating a partnership or joint enterprise between City and Licensee. 14. 2015 ROW Encroachment Agreement -Commercial Pa�e 4 of 12 . — rev. 02/2015 LICENSEE COVENANTS AND AGREES TO INDEMNIFY, AND DOES HEREBY INDENINIFY, HOLD �TARMLESS AND DEFEND CITY, ITS OFFICERS, AGENTS, SERVANTS, EMPLOYEES, AND ELECTED OFFICIALS FROM AND AGAINST ANY AND ALL CLAIMS OR SUITS FOR PROPERTY DAMAGE OR LOSS AND/OR PERSONAL INJURY, INCLUDING DEATH, TO ANY AND ALL PERSONS, OF WAATSOEVER KIND OR CHARACTER, A RISING OUT OF OR IN CONNECTION WITH, THE CONSTRUCTION, MAINTENANCE, OCCUPANCY, USE, EXISTENCE OR LOCATION OF THE IMPROVEMENTS AND ENCROACHMENT AND US�S GRANTED H�REUNDER, 'VVHETHER OR NOT CAUSED, IN WHOLE OR IN PART, BY ALLEGED NEGLIGENCE OF OFFICERS, AGENTS, SERVANTS, EMPL�'YEES, CONTRACTORS, SYJSCONTRACT0�2S, LICENSE�S, ELECTED OFFICIALS, OR INVITEES OF THE CITY; AND LICENSE� HEREBY ASSUN�S ALL LIABTLITY AND RESPONSIBILITY FOR SUCH CLAIMS OR SUITS. LICENSEE SAALL LIKEWISE ASSUME ALL LIABILITY AND RESPONSIBILTTY AND SHALL INDEMNIFY CITY FOR ANY AND ALL INJURY OR DAMAGE TO CITY PROPERTY ARISING OUT OF OR IN CONNECTIOI� 'WITH THE IMPROVEMENTS AND ANY AND ALL ACTS OR OMISSIONS OF LICENSEE, ITS OFFICERS, AGENTS, SERVANTS, EMPLOYEES, CONTRA.CTORS, SUBCONTRACTORS, LICENSEES, INVITEES, OR TRESPASSERS. 15. While this Agreement is in effect, Licensee agrees to fuinish City with a Certificate of Insurance natning City as certificate holder, as proof that it has secured and paid for a policy of public liabiliry insurance covering all public risks related to the proposed use and occupancy of public property as described or depicted in Exlubit "A". The amounts of such insurance shall be not less than $1,000,000 Commercial General Liability with the understanding and agreennent by Licensee that such insurance amounts may be revised upward at City's option and that Licensee shall so revise such amounts promptly following notice to Licensee of such requirement. Such insurance policy shall not be canceled or amended without at least 30 days prior written noiice to the Building Official of the City of Fort Worth. A copy of such Certificate of Insurance is attached as Eahibit "B" and incorporated herein for all purposes. Licensee agrees to submit a similar Certificate of Insurance annually to City on the anniversary date of the execution of this Agreement. Licensee agrees, binds and obligates itself, its successors and assigns, to maintain and keep in force such public liability insurance at all tirnes during the term of this Agreement and until the removal of all encroachments and the cleaning and restozation of the Public Right-of-Way. All insurance coverage required herein shall include coverage of all Licensees' contractors and subcontractors. 2015 RO W Encroachment Ab eement -Commercial Page 5 of 12 . — rev. 02/2015 16. Licensee agrees to deposit with the City when this Agreement is executed a sufficient sum of money to be used to pay the fees to record this Agreement in the Real Property Records of Tarrant County, Texas. After being recorded, the original shall be returned to the City Secretary of the City of Fort Worth. 17. In any action brought by the City for the enforcement of the obligations of the Licensee, City shall be entitled to recover interest and reasonable attomey's fees. 18. Licensee covenants and agrees that it will not assign all or any of its rights, privileges or duties under this Agreement without the prior written approval of the City, andany atteznpted assignment without such written approval shall be void. In the event Licensee conveys the Property, Licensee may assign all of its rights and obligations under this Agreennent to the new owner of the Property, and Licensee shall be deemed released froin its duties and obligations hereunder upon City's approval in writing of such assignment, which approval shall not be unxeasonably conditioned or withheld. Foreclosure by a secured lender of Licensee or assigrunent to a secured lender by Licensee in the event of default or otherwise shall not require City approval provided that said lender notifies City in writing within GO days of such foreclosure or assignment and assumes all of Licensees' rights and obligations hereunder. However, no change of ownership due to foreclosure or assignment to any secured lender of Licensee shall be effective as to City unless and until written notice of such #'oreclosure or assignment zs provided to City. 19. THE PARTIES AGREE THAT THE DUTI�S AND OBLIGATIONS CONTAINED IN PARAGRAPH 8 SI3ALL SURVIV� THE TERD�IINATION OF THIS AGREEMENT. 20. Any cause of action for breach of this Agreement shall be brought in Tarrant County, Texas. This Agreernent shall be governed by the laws of the State of Texas. 21. This Agreement shall be binding upon the parties hereto, their successors and assigns. 2015 ROW Encroachment Agreement -Commercial Page 6 of 12 . rev. 02/2015 [SIGNATURES APPEAR ON FOLLOWING PAGE] 2015 ROW Encroachment A�reement -Commercial Page 7 of 12 . — rev. 02/20 ] 5 THIS AGREEMENT may be executed in multiple counterparts, each of which shall be considered an original, but all of which shall constitute one instrument. City: Licensee: Woodbranch Cowtown Developer, LLC CITY OF FORT WORTH, : , RANDLE HARWOOD DIRECTOR PLANNING & DEVELOPMENT Date: 20 f] .` ATTEST: City S 3Vame: Phillip Schneidau Title: �� ;.;s c�� 2. �� o�� Approved As To Form and Legality o� �� .� (t • � � �'•. ,,' - r .� ?E��S Assistant City Attorney _� - -- - = -�-.�.�_ ��'�'ICIAL R��O� CI'!"1( �I�C�EiA�tY �' ��'W, TX I 2b 15 ROW Encroachment A;reeinent -Commercial Page 8 of 12 . — rev. 02/2015 STATE OF TEXAS § COUNTY OF TARRANT § This instrument was acknowledged before by Randall Harwood, Director of the Plannin of Fort Worth, on behalf the City of Fort Wor�' _2:�a4�, ��°',S"sr,iUut2H F. i:,�?R"elviAiV '°� = NOtary Public:, State of Texas ' Pc My Comrriission Expires ��'';,,°;,;;:''�� April 25, '1017 '° After Recording Return to: Cassandra Foreman Pla.iuiing and Developnnent Department 1000 Throckmorton Street Fort Worth TX, 76102 ��, 201 rtment o� the City Notary Public, S�iate of Texas (�FF��I�A1. RE�'�RD CI'i'i� ��TARY �1'. �V��t'�6�, TX 2015 ROVJ Encroachment Agreement -Commercial Pa�e 9 of 12 . — rev. OZ/2015 STATE OF 1-'F � n-� § COUNTY OF �Q � �Yz � § BEFORE ME, the undersigned authoriry, a Notary Public in and for the State of Texas, on this day personally appeared i=�„( n Jc N��Ei c�c -� , Ma;,�� ;,. _(title), known to me to be the person whose name is subscribed to the foregoing instrument; and ackno��vledged to me that he/she executed the same for the purposes and consideration therein expressed, as the act and deed of L L �, 'v„�,-,t��,�,� C�,,.�-3,,,,, 1��zK �. �, a ��a.-..�. �< � � L , ar�d in the capacity therein stated. � GIVEN LTNDER MY HAND AND SEAL OF OFFICE this � day of � � , 20�. Notary Public in a for the .�, �� CHRISTY L. COBB State of �1�4'; MY COMMISSION EXPIRES •,,,,f � �,," July 17, 2017 �F6'ICIAL RECQ�� ClTi� �� 6��". I�l�ll�'I�W; '�X 2015 ROW Encroachment A�eement -Commercial Page 10 of 12 _ _ rev. �2/2015 LEGAL DESCRIPTION OF THE PROPERTY 2015 ROW Encroachment Agreement -Commercia] Page 11 of 12 . _ rev. 02/2015 EXHISIT "A" Location and Description of Encroachment and Improvements 2015 ROW Encroaclunent Agreement -Commercial Page 12 of 12 . — rev. 02/2015 � O ti O C � u 0 � � �� 5�,�� :�_� XTO GARAGE _ _ West 61h Slreet tse•xor�7 � u . � � • ATTACHMENT A _� If�est 7tli Street �„ � 7'� - fea�xmr7— — — — p � I � i f��p� D /,� O �,� \, c s� 40 20 0 40 40 GRAPHIC SCALE:1"= 40 Feef PRo�E�r: ENCROACHMENT EXHIBIT �� BAIRD, HAMPTON 8t BROWN, INC. XTO Parking Garage � ENGINEERING &SURVEYING Houston Street, Fort Worth, TX 76102 SCALE: 1�=na�-o' SHEET G300 Rldglea Placa, SIe 700 Forl Worth, TX 76116 Tel: 017-338-7277 Fax: 817-338-9245 DATE: 11/B/16 EX C-1 TBPE Firm 000044 E-Mail: mail@bhbinc.com Wab Silo: vr�rn.bhbinc.com TBPLS FIRM 10011300 Dft4WN BY: AB BHB PROJECT No: 2016.900.000 CHECKED BY: AB x �m oz �n D� �O �D „ z c� o G) _ �Dm ��a �m� � =om a Z m m=� s �mz v'z-� Om �x -� _ =W o� -� � � n Z 0 � � � � m z c� � 0 a c� x 3 m z -� 0 ti rn �x t-� i � �, ., � f�c- z x �m oz � (7 D� �O �D -r� z C� OG�= �Dm �� m� =om -�zm �_� mm z U' z --i om �x -� _ _� o� -� 0 w N � D � 0 Z � `� 6 �'L T �� ✓ �� - -- — - ___�� _ --_ � PROPERTY LINE o------- --------- T r m D = O � FI x �rn OZ -o n D� �O �D �zn OG)= �Dm pD� m �mG� m = O '� a m � z o m=� Z �mZ v' z --i om �x -� _ _� o �' � �� . � �� -�- � ,� _ ,� 4 � � m � x �m O Z Dn �� DO -n z c� OG�= �Dm � Z � �m� ?Om -�Zm �_� rnm z U' z --i om �_ _� o� � � m � � 0 Z ��` �` /� ( 7' `�� _ � , � � D OO m � � � O Z ' � . . a z 0 -o -� .p T . . . N (Jt Oo CJ� Cn in T �h�br � «� ,� �� ' e DATE(MM/OD/YYYY) ' � � �' ILI �' �.J 3/24/2016 THIS CERTIFICATE IS ISSUED AS A MAT�ER OF INFORMATION ONLY AND CONFERS NO RIGNTS UPON THE CERTIFICATE HOLDER. THIS CERTIFIGATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER 7NE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEHN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, ANp THE CERTIFICATE HOLDER. IMPORTANT: If the certificate hoider Is an ADDITIONAL INSURED, tha pollcy((es) must be endorsed. If SUBROGATION 15 WAIVED, subject to the terms and conditlons of the policy, cartain pol(cfes may requfre an endorsement. A statement on this certlficate does not confer rlghts to the certiflcate holde� In Ifeu of such endorsement(s). PRODUCER NANEACT Pete C3PTUCC].LI Foa & Son Corporation PHONE ,(516) 228-1239 FAx .(516)22H-1235 68 South Service Road 'Ma�� Pete Carrucciu@FoaSon.aom AooRess: ___ • Melville INSUR6D Pan Am Equi.ties, Inc 18 East 50th Street lOth Floor New York NY 11747-2357 NY 10022 1 COVERAGES CERTIFICA7E NUMBER:Cr,1563033275 REVISION NUMBER: 7HIS IS 70 CERTIFY TNAT THE PaLICIES OF INSURANCE LIS7ED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED A80VE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CON7RACT OR OTHER OOCUMENT WI7H RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANC£ AFFORDE� BY THE POLICIES OE5CRIBED HEREIN IS SUBJECT TO ALl THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. INSR 7ypg OF INSURANCE A B POIICY NUMBHR MMIDDY EFF Mh�11�OD/Y11'Y LIMITS LTft GENERAL L�ABILITY � F1+CH OCCURRENCE S 1� ODO � O00 X COMMERCIAL GENER4L LIA6ILIN REI Ea xwrren e 5 1, 000 � 000 A CLAIMS•MADE � OCCUR 993-88-99 6/28/2015 6/26/2017 MED EXP (My one person) S 5, 000 PERSONAI SADV INJURY 5 1� 000 � 000 X Terroriam Included GENERALAGGREGATE S 2,000�000 GEN'L AGGREGATE UMIT APPUES PER: PRQDUCTS - COMP/OP AGG S 1, 000 � 000 POLICY PRp X LOC 5 AUTOMOBILE LIA8ILITY GO eBI�N�EDtSINGLE LI I $ ANY AUTO BODILY INJURY (Per person) S ALL OWh1ED SCHEDULED BODILY INJURY (Per accidenq S AUTOS AUTOS HIRED AUTOS AUTOS�ED PROPERTY DAMAGE s Per accident S X U�dBRELLA UAB X OCCUR 993-99-00 6/28/2015 6/28/2016 EpCH OCCURRENCH g 10 , 000 � 000 A EXCESS LIAB CLAIMS-MADE AGGREGATE 5 10 , 000 , 000 DED X RETENTIONS 10,00 erroriem Included S WORKERS COMPENSATION WC STATU- OTH• - AND EMPLOYERS' LIA6ILITY ANY PROPRIETORIPARTNER/EXECUTIVE Y� N � A E L... EACH ACCIDENT S OFFICER/MEMBEft EXCLUDED7 (Mandatory In NH} E L, DISEASE - EA EMPLOYE 5 Ifyes, desuibe under DESCRIPTION OF OPER.4TION5 below E L DISEASE - POLICY LIMIT S DESCRIPTION OF OPERATIONS I LOCATIONS / VEHICLES (Attach pCOR� 101, Additional Remarks Schedule, it more spece Is requlred) Re: Named Insured: Woodbranch Cowtown Parkinq, LLC Certificate holder is included as Additional Insured as respeets to the above named insured. CERTIFtCA7E HOLDER CAPICELLATION SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE EXPIRATION DATE THEREOF, NOTICE WILI. BE DELtVEREO IN ACCORDANCE WITH THE POLICY PROVISIONS. The City oP Fort Worth Department of Development Attn : David 5ehroeder, P13riri@T AUTHORIZE� REPRESENTATIVE 1000 Throckmorton Street Fort Worth, TX 76102 - Justa.n Foa/DEM �ntc�osur� EGp70A ACORD 25 (2010105) O 1988-201 U ACORD CORPORATION. All rights reserved. INS02S mm�nF�m Thc ACl1Rf1 nama anrl Innn aro rnnictarorl mar4c nf ACCIRII Contract Compliance Manager: By signing I acknowledge that I am the person responsible for the monitoring and administration of this contract, including ensuring all performance and reporting requirements. a . �,�.`.� -� 7' -J � ��,�,� ame of Employee 1--` ti �1-,� � T�tle � ,31 � ll"�