Loading...
HomeMy WebLinkAboutORD 1989-091 ORDINANCE NO. 89-91 AN ORDINANCE ISSUING A CONDITIONAL USE PERMIT IN ACCORDANCE WITH SECTION 48 OF ORDINANCE N0. 82-73 , THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF GRAPEVINE, TEXAS SAME BEING ALSO KNOWN AS APPENDIX "D" OF THE CITY CODE, BY: (1) GRANTING A WAIVER TO SPECIFIC �* REQUIREMENTS OF SECTION 47E. 2 OF ORDINANCE NO. 82-73; (2) AMENDING THE SITE PLAN APPROVED BY ORDINANCE NO. 79-70 AND (3) ;,� GRANTING A CONDITIONAL USE PERMIT FOR THE POSSESSION, STORAGE, RETAIL SALE AND ON-PREMISE CONSUMPTION OF ALCOHOLIC BEVERAGES (MIXED BEVERAGES , BEER AND WINE) IN CONJUNCTION WITH THE OPERATION OF A HOTEL/CONFERENCE CENTER IN A DISTRICT ZONED "GU" GOVERNMENTAL USE UNDER CITY OF GRAPEVINE ORDINANCE N0. 82-73 ALL IN ACCORDANCE WITH A SITE PLAN APPROVED PURSUANT TO SECTION 47 OF ORDINANCE N0. 82-73 AND ALL OTHER CONDITIONS, RESTRICTIONS AND SAFEGUARDS IMPOSED HEREIN; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING ORDINANCE; PROVIDING A CLAUSE RELATING TO SEVERABILITY; DETERMINING THAT THE PUBLIC INTERESTS, MORALS AND GENERAL WELFARE DEMAND THE ISSUANCE OF THIS CONDITIONAL USE PERMIT; PROVIDING A PENALTY NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2, 000 . 00) AND A SEPARATE OFFENSE SHALL BE DEEMED COMMITTED UPON EACH DAY DURING OR ON WHICH A VIOLATION OCCURS; DECLARING AN � � EMERGENCY AND PROVIDING AN EFFECTIVE DATE � WHEREAS, an application was made requesting issuance of a conditional use permit by making applications for same with the Planning & Zoning Commission of the City of Grapevine, Texas, as required by State statutes and the zoning ordinance of the City of Grapevine, Texas, and all the legal requirements, conditions and prerequisites having been complied with, the case having come before the City Council of the City of Grapevine, Texas, after all legal notices requirements, conditions and prerequisites having been complied with; and WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing called by the City Council did consider the following factors in making a determination as to whether this requested conditional use permit should be granted or denied: safety of the motoring public and the pedestrians using the facilities in the area immediately surrounding the site; safety from fire hazards and measures for fire contral; protection of adjacent property from flood or water damages, noise producing elements, and glare of the vehicular and stationary lights and effect of such lights on established character of the �,,,..,� neighborhood; location, lighting, and types of signs and relation of signs to traffic control and adjacent property; street size and adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood; adequacy of parking as determined by requirements of this ordinance for off-street parking facilities; location of ingress and egress points for parking and off-street locating spaces, and protection of public health by surfacing on all parking areas to control dust; effect on the promotion of health and the general welfare; effect on light and air; the effect on the overcrowding of the land; the effect on the concentration of population; the effect on the transportation, water, sewerage, schools, parks and other facilities; and WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing called by the City Council of the City of Grapevine, Texas, did consider the following factors in making a determination as to whether this requested conditional use permit should be granted or denied; effect on the congestion of the streets, the fire hazards, panics and other dangers possibly present in the securing of safety from same, the effect on the promotion of health and the general welfare, effect on adequate light and air, the effect on the overcrowding of the land, the �* effect on the concentration of population, the effect on the transportation, water, sewerage, schools, parks and other public facilities; and � WHEREAS, after a public hearing having been conducted, the City Council finds and concludes that the information submitted with the application is sufficient to determine that the proposed building, structure, use, development or activity will comply fully with all applicable ordinances and master plans and that the proposed use, development or activity will not have a substantial impact on adjacent and surrounding areas for purposes of granting a waiver under Section 47F. of Ordinance No. 82-73 to specific requirements of Section 47E. 2 of Ordinance No. 82-73; and WHEREAS, all of the requirements of Section 48 of Ordinance No. 82-73 have been satisfied by the submission of evidence at a public hearing; and WHEREAS, the City Council further considered among other things the character of the existing zoning district and its peculiar suitability for particular uses and with the view to conserve the value of buildings and encourage the most appropriate use of land throughout this city; and �� WHEREAS, the City Council of the City of Grapevine, Texas, does find that there is a public necessity for the granting of ,,,�, this conditional use permit, that the public demands it, that the public interest clearly requires the amendment, that the zoning changes do not unreasonably invade the rights of those who bought or improved property with reference to the classification which existed at the time their original investment was made; and WHEREAS, the City Council of the City of Grapevine, Texas does find that the conditional use permit lessens the congestion in the streets, helps secure safety from fire, panic and other dangers, prevents the overcrowding of land, avoids undue concentration of population, facilitates the adequate provisions of transportation, water, sewerage, schools, parks and other public requirements; and WHEREAS, the City Council of the City of Grapevine, Texas, has determined that there is a necessity and need for this conditional use permit and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the property requested for a change since this property was originally classified and, therefore, feels that the issuance of this conditional use permit for the particular piece of property is needed, is called for, "'"�'' and is in the best interest of the public at large, the citizens of the City of Grapevine, Texas, and helps promote the general health, safety and welfare of this community. � NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS: Section 1 . That the above premises are found to be true and correct and are incorporated in the body of this ordinance as though fully set forth herein. Section 2 . That the City Council hereby grants a waiver to specific requirements of Section 47E. 2 of Ordinance No. 82-73 as follows: (a) All final environmental assessments and environmental impact statements for the proposed building, structure, use, development or activity if either or both are required pursuant to state or federal law, including but not limited to the National Environmental Policy Act (as amended) . (b) Copies of all studies or analyses upon which have been based projections relied upon by the applicant of the ,�■* need or demand for the proposed building, structure, use, development or activity, together with copies of all studies or analyses upon which the applicant has � relied in selecting a location for the proposed building, structure, use, development or activity over alternatives thereto; (c) A description of the present use, assessed value and actual land value of land which will be used or adversely impacted by the proposed building, structure, use, development or activity and by each alternative thereto considered by the applicant, together with a description of the expected future use of all such land, including all long-term plans and master plans for the future use or development of the applicant affecting such land; (d) A description of the applicant' s ability to obtain needed easements (including but not limited to those necessary for drainage, waste disposal, utilities, and avigation) for the proposed building, structure, use, development or activity and for each alternative thereto considered by the applicant; (e) A description of the feasibility and costs of any � ' necessary removals of or modifications to residential, commercial and public structures in connection with the ;��, proposed building, structure, use, development or activity and with each alternative thereto considered by the applicant; (f) A description of all special construction requirements for the proposed building, structure, use, development or activity and for each alternative thereto considered by the applicant, including descriptions of special geologic features and availability of special materials needed for construction; (g) A description of the effect on airport access and egress of the proposed building, structure, use, development or activity and of each alternative thereto considered by the applicant, including projections of future ground traffic, traffic impact surveys, descriptions of existing access and egress routes, descriptions of necessary or proposed expansions or enlargements of routes and parking areas; (h) If the proposed use or activity will result in increased noise levels, a description of the noise ""�" levels expected to be generated by or in conjunction with the proposed building, structure, use, development or activity upon commencement of operations and during � each fifth year thereafter over the projected life of such building, structure, use, development or activity, including (1) maps showing projected 55, 60 , 65, 70, and 75 Ldn noise contours and (2) hourly data showing the projected geographical distribution and duration of any single noise events in excess of 65 , 75, 85 and 95db; (i) Copies of all studies undertaken or considered by any local, state or federal agency in connection with the proposed building, structure, use, development or activity and each alternative thereto considered by the applicant. Section 3 . That the City does hereby issue a conditional use permit in accordance with Section 48 of Ordinance No. 82-73 , the Comprehensive Zoning Ordinance of the City of Grapevine, ,.� Texas same being also known as Appendix "D" of the City Code, by granting conditional use permits for: amendments to the Site Plan for Ordinance No. 79-70 , as shown on the attached Exhibit "A"; �, for the possession, storage, retail sale and on-premise consumption of alcoholic beverages (mixed beverages, beer and wine) in conjunction with the operation of a Hotel/Conference Center under City of Grapevine Ordinance No. 82-73 within the property described in Exhibit "B" , attached hereto and made a part hereof in a district zoned "GU" Governmental Use, all in accordance with a site plan approved pursuant to Section 47 of Ordinance No. 82-73 , attached hereto and made a part hereof as Exhibit "C" , and all other conditions, restrictions, and safeguards imposed herein: None. Section 4 . The City Manager is hereby directed to amend the official zoning map of the City of Grapevine, Texas, to reflect the herein conditional use permit. Section 5. That in all other respects the use of the tract or tracts of land herein above described shall be subject to all the applicable regulations contained in said City of Grapevine zoning ordinance and all other applicable and pertinent ordinances of the City of Grapevine, Texas. Section 6. That the zoning regulations and districts as "�' herein established have been made in accordance with the comprehensive plan for the purpose of promoting health, safety, �, morals and the general welfare of the community. They have been designed with respect to both present conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen congestion in the streets; to secure safety from fire, panic, flood and other dangers; provide adequate light and air; to prevent overcrowding of land, to avoid undue concentration of population; facilitate the adequate provisions of transportation, water, sewerage, drainage and surface water, parks and other public requirements, and to make adequate provisions for the normal business, commercial needs and development of the community. They have been made with reasonable consideration, among other things, of the character of the district, and its peculiar suitability for the particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use of land throughout the community. Section 7 . This ordinance shall be cumulative of all other ordinances of the City of Grapevine, Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances which are in direct conflict with the provisions of this ordinance. � Section 8 . That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the �. zoning affecting any portion of the tract or tracts of land described herein shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance of the tract or tracts of land described herein. Section 9 . Any person violating any of the provisions of this ordinance shall be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not to exceed Two Thousand Dollars ($2, 000 . 00) and a separate offense shall be deemed committed upon each day during or on which a violation occurs or continues. Section 10 . The fact that the present zoning ordinance and regulations of the City of Grapevine , Texas are inadequate to properly safeguard the health, safety, morals, peace and general welfare of the inhabitants of the City of Grapevine, Texas, creates an emergency for the immediate preservation of the public business, property, health, safety and general welfare of the public which requires that this ordinance shall become effective from and after the date of its final passage, and it is accordingly so ordained. � PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF ;�, GRAPEVINE, TEXAS on this the 19TH day of December , 1989 . APPROVED: �Tilliam D. Tate Mayor ATTEST: � Lin a Huff City Secretary APPROVED AS TO FORM AND LEGALITY: � � John F. Boyle, Jr. City Attorney � �. EXHIBIT "A" TO ORDINANCE NO. 89-91 G � .. . \ 4wG�ir�� � \ • E�c��� , ��� \ •,, World Headquarters � . `�\ '�;w Braniff International -�- ��� � - Dallas-Fon Worth '� �----------- -----�---- - . • ; \` � .a` Reg�onal A�rpoR `�.� � mm—_- - ---- •- . � <�a . '. � .- _-- - --- ��,��nrr�nry�I+�,;l i-'._- . ,� \ '4 � � I rtrt IIIII � \ � v� � r - ' _--� ,--- �� �,r �� '�\� '�� E�ter ,' ,.� ,. ' P� �,.�r4�', . � � \ . ,!i i� ; J; �� �� � �� ' �C'(o�s n�"�yr��'�`:ir:n:�r�m����/ \ \ _ I1 , ^ � . �• .\ � `4 . _ '�� ;� � /� �'� � � . �� . qf ' ^�� _� ;\ '^�..- � � � -i �� ��� 47 . .. � � .� _.,': /�� ,\ . . \ � -- � ; Jq�9,�. !'�1..\\ �\', . '�� ___=-L= lr' n. M • � '�' ���r\ \\ �.,,� _____- �1� � t `13 -��;! '�.n,. i n�E(��O �O. � 10 �I� � � tC, , _ ' c-� . i-����n-.,,.;.�, �� r (�`� _ ~� � ry,��j'�; ri"`n'� �,°^ ?f- �'�;;':= . . ��� %� :.K�'` �' r�n��. � �:i �».r ^� �. �t `_; Ftl �Lt����-/' � //� .I e'y� O^ r. 3 1,�� 1D :.� .� ir � ��• f� -�:,��'�.y�..: � ��;:,_o �_�_ �, _ ;. ,^ _ ��. , , ,.;. ��;� . �� �,n �'`� � � ^��� � � � - �' � ; %r�Yf����.-. r r � .- � �� , �� J � '"-(p��. . � 1:� r �.�4;� ,�./' (�•�'' C� � '\ r'-�ji{� _�i 1 �l.� 'k� �ir"a ,'�r" �^/�'16 T Z���/ � � f- �i� �� ,a,� �.-.��° �- . . . � .. _ _ Y �yC�T`i�^� f.������':.�/''' ! �� ,. ^n .3. ��.'W k •�� . . ' y;�``1 T'l'F�' .,�'hyr�����C� ^�`�- f .� \� i' �t�' �y :�.•,l^cr r� �„ ��:� •- `�� � ///��� �/^�.�`�-�/''�ti� 'g < j�"f`/'� . . /p � '� ,� � ����y� J�rl 1���'{. ��� '� �_ - �A ' . . . . . .j ��:3 L '`� I`c� �' l• �-.� .�;(� ��;��,�� �.�^� S}�.� _ � �4 , r� �*"^ �cr j� =I .,� '���J ',�, ^' ' ,i ��f.t'( Y`I`�`��� > �r' ' \ `t� ~�'''" r ���' �.;�?'�C'.c�.,. ` c�, � �,j ' � .� s� � � � .,. � ���; ' ^ .; �,`y`� : '� ,r� r�, , r F �� � � � t i � ,.,..^r.,r �������•_��_���� ;: ,: ,�(� �'�� ,n � .;� ,�; --^-c�t--.,,.ti- "7 � {��"�_ ;�� n'/\�'� r_r�,� ;'8�� r"(w ... � � �i �Lp���` �.� I"Cf`T� C�1 .� % _T ' `�° ' N� �, � � �,,`� �-v. '��,,,`�c �.Itir ' '----'�� ` , �� � �: � �'I � - - . �` ��. •`� r Y'��///''''''... '' �� 11, ��. f i: :l° � `+� 4.� _ Wp:;::r � �t�� /��;�,1�i :..�"�"� . +7.: •,�y _ . .F.._�t��t` i,"'t'_'_"_'- __c-'}• , f �}�.__(l.r.,. •f. �f:. 1 ` ,�� l fY�1 ; '� .� . � ,~,�'T•1 ' 1 , � .... .._ 1•F-.. f.��.. Y-'�:a A ♦ {�'� `'-_.v-"---E? _'�� . ,�`�. 1.TRAINING CENTER ENTRANCE �� � � r,' . 2.TRAiN�NGCENTER ��'� �"''- .'..."'""""- ' , 3. RECREATION CENTER !� ,� ��� ♦. DATA CENTER � �� . ' 5.CENTFAL ENERGV PLANT � � � � 'S �. 8.WORLD HEADOUARTERS ENTRANCE ' . . ' .. `,, . / 7. WOi7LD HEAOOUAR7ERS BLDG. ' / !.FUTUREOFFICEBUILOING Property to be rezoned: • � / 9. FUTUHE PAHKING STRUCTURE . � 10.BUtIDING SERVICE AFEA . � / 12.UKEINGSTRUCTURE . �1� First level of building � /7.S�N�MMINGPOOI designated 4, 5 • S«�N . 11. PICNIC AREA j• . � 15.SOCCER.$OFTBALL.TRACK 16. MANDBAIL COURTS 17. TENNISCAURTS (Z) Rooms B320 & B321 in the � � ' """ 1B.GOLF COURSE � tp. F�IGMT SIMUU(OR CENTER Center Of areas des ignafed ,�' �Z� 2 and 3 �;� . �.� � EXHIBIT "B" TO ORDINANCE N0. 89-91 C.l���—l � LEG)1L DESCR.I PTI ON — TRACT 1 , BEING A 77 _ 06 ACRE TRACT' OF LAND SITiIATED IN T'FiB MORGIIN � AOOD SURVEY, AI3STRACT NO. 69 8 AND TF� S.E. CI�RY BEI��• � J�BSTRACT NO. 3 2 3 TA,FZRI�NT COUNTY, T'EXJ1S, TND 1�I.S� PNtT OF Tf� DJ\I.IJ1S[FORT WOR'1'F� AIRFORT PROPERTY, 11ND � DEING HORE PARTICUL]�FtLY DESCRIBED AS FOLLC74�lS: TRI�CT 1 — "PREMISES" '�""" COt�4�iENCING AT AIRPORT REFERENCE POINT"WfIICH IS LOCAT� AT TgXJ�S I,]�MBERT COORDINAT`ES OF NORTA 4 47,8 S 6 .0 d AND E1�ST 2, 14 0, 9 91. 4 6 11ND I S TFiE B11SI S OF A PLAttE GRI D ESTI�BLISHED FOR Z'HE D1�LI.A-S/FORT WORTH AIRPORT. T'1iENCE NORTH 3158.78 FEET; THENCE WEST 9316. 46 FEET TO T'fIE TKUE POINT �F BEGINNING; TfiENCE £l�ST A DISTANCE OF 1203 .14 FEET TO A POINT% � T�iE2iCE SOUT�� 45 DEGREES 00' 00" E115T A DISTJINCB OF 889.52 . � gg,ET TO A POINT FOR BEGINNZNG OF A CURVE TO TSA R��T H1IVZNG A RI�DIUS OF•: 402_46 FEE'r; � THENCE ALONG SAID CURVE THROUGA A C�T�lIL�G��0�45 � DEG�S 00' 00" A DISTANCE OF 316 .00 FP.ET ( Z'HENCB SOUTA 962.98 FEET TO A POINT; \ • ,w�, TfiENCE SOU7'E 45 DEGREES 00' 00" WEST A DISTI�NC$ OF 863.96 FL,ET TO A POINT; "�'" TFiENCE NORTH 41 DEGREES 11' 00" WEST A DISTANCB OF 2033. 63 FEET TO A F�INT% TFiEziCE NORTII A DI STIINCE OF 9 6 5.9�� ���OR F BEGINNING 1�ND CONTAINING 77.06 A LESS- . 1�I..L BEl1FZINGS 1�RE B11SED ON THE PLANE��INOT TR[TB BSP,IIRIN£OR . THS DALL?�.S I FORT FTORTH 1lI RPORT AND . � � • 2�0 � � � � � �� � �� � �,►.� � • �IELD DRIVE -� � � � ��� ��9 oE�� �8 � 1 i8 � �� w T � � �"^ ��o� ��� � � S� '� E b� � � � �� W � �� �a� a ° a� � _ � � � aoq� ��� y: w � V a� _ ��� � � o a •� � e e � � ��� a�go a�a� 5� T"s§ " x � �tl��� � ���g g R ;� �� c ; z� �� Cn r � �g �:a" :z "ya " :ir 6n � � t � � o „ �a �� a8`8 ��a 8� b ��,�8 � 8��? � � �� � g � � a� �� = � ��� ���, ��p gN; a � �P� a�� �� � �a� � , •sm� � a ° u , se � � :� o ow ` � � �' �� " ��� a � o�� �� � e^ �� ,. �9 9 °1 ��" S 8 � :� F, � " �o� = # �o e �,�... � "� � E � �;o �� � �i =�� 7�• :�a r,Q r ��. r ' � b� -�_! Z y�E E�x� �o�� .�� a:a �� g�U;"s� ��$ � � �C��� � ���� � � ��o �° � � �$ �� �9 Z �„-�- V �a : d� �s'en� �g� :g d� e����� " � �C a�� � r .. ���` C W �E; �" oEa g�9"�' �o"s"" ��� ;; ^�� �^� ,. . 'ts �. :� _a ' �� Q �E,�' 2 �� a� ��;� ���° <��' :�� oo� ��s ��¢�� ��'� � �S � �g� �� � �& �� �� �� � a F, � �, �o� .a �;a;a � a �,A � �oe�as ��� .. t�cs = v ., v �R� e cR cr � � W a Q � � � � . � � � m m���m ���5 � � � ��� �� � �� �� �m� �� W > z � � H � o y Hq �,,o a Noa xa aw� � WWW wO , �'�°'� U '� r- � � - �Qvo Q � � < w a � � QOJ J o �w W � "a ��� �Z�� o � a �7 w W m g g< oao,,�, � a W ¢ ������ �a W =g "; Z�nc�N N W 3 a _�4 ¢ e�'�D W��o i'�iC�:.. ~ O LL <§'sig�sW,-�csz�_.���3�`_� oCf—J o � a � Q J Q J I S�S— I q��CCao�.eo.ca)E N�]H� ��' � • Z� a5 Wm w= �F �3 � O V N a 'a o W• ' ] i� O — N ���� • O O p Hy.��� • JV O �O � O� O FZ p� �I ' � � 1<- .� Q O O O Y t��I ��� O O� O 6;i �O�O O�O V� O ~ • oo a; O � O ^ NW 0`� I � o a ���� �`� ���� � • '��'�: .�� � o a�� � (��� � w� b. �9 '� , e , . • � G�= � Q: �m � , ✓'4 , � � I ,`�� �a � •° O \ � :;A�o N o i � � � r::::: ::::::::: c� � f�;���1�'����<`:�:`:':���>i p . f ,,.W1gQW�,f::�:.�.:.�.<�:�::� . • N ��•:,::F�WQ:,:II����'���.��.;:�:::.::�:�::. �IQ� a�aoj�a � z� � ::;:�a w>:_ �:•»»>::•:::::>. o >�S� :::::::::::..::.. W ';?;�.�z;;;`_,?;;:,;:;;..;;:;;:;;;;,;:; i � UWQ -.:....:::•:. ��,��N � � e W'�'�5:�:::::��� e . �� � a go��_ , < v��,. �ac� �F " . o , z�zz , ���: w�o:E' ��l �.,. * i�a a e ; �. �a' ..: ...>. ... � o N: e �d ae K a a- � . O�e : ����� ,�'r� ... W :� .: � .up� . : � �:�:� U ° (� Na ��O W0 , wQ �.J�i ��:i_�m A < j �ao r;ia�:?,::?�»:'';;';<:>:_' . . p :�>;�r<:�?1>i�t�i;»:>i::�i . � - � o 0 0 0 0 � � p �'r::��,::�,:::::�,:,:;::�::�::�:�:�:...� O . • • J ?..,.:�.�:�.:;� eVyyy��a W ��'�'�'�'�''� p,Vl :�:�'.'�,�Z�4'i:�:�:;:,:,:":�,:;,�::::�:�:':::� t ll. �:'.L���A.�:�:�'�':�:�:�:�::��":::>::': O S� � >.r� ,�',,?;,;:;_;>:::;:>:;.:':::>;,:: Ot yc� a ��a ��4 . . r w s �,��Q o 0 0 0�o o , , N {. . , ' ,-*�� . . ' 3 . n . . ii • ...........:.. � �. , �, ....... . a ' • . a ti �\ ZN ¢ OQ N W a�n R��� o � � o�; Wn a � w �� > t gz �� � �~ Y �� � ni �'�a '' u a ' � . o � cownE � \ � no.n� a b"1r � M�� '`•,�. � tiV,� . x �'���� � b � � � � � �,� � w , � Q a � � � � € 0,. � 4 � e� � � � � --!,��� �, � � � w �—� �': n� ��,� �� � . � �w � �,, . .r � � , � . � � . - � ___ _ .