HomeMy WebLinkAboutORD 1990-039 ORDINANCE NO. 90-39
AN ORDINANCE AMENDING 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 OF
GRAPEVINE, TEXAS, GRANTING A ZONING CHANGE
ON A TRACT OF LAND DESCRIBED AS BEING A LOT,
TRACT, OR PARCEL OF LAND LYING AND BEINC3
SITUATED IN TARRANT COUNTY, TEXAS, BEING A
PART OF THE E. R. RICHARDSON SURVEY,
�.. .::
ABSTRACT NO. 1352 , AND THE G. B. KNIGHT
SURVEY, ABSTRACT NO. 898 , IN THE CITY OF
GRAPEVINE, TEXAS, MORE FULLY AND COMPLETELY
DESCRIBED IN THE BODY OF THIS ORDINANCE;
ORDERING A CHANGE IN THE USE OF SAID
PROPERTY FROM "R-20" SINGLE-FAMILY
RESIDENTIAL DISTRICT TO "R-12. 5" SINGLE-
FAMILY RESIDENTIAL DISTRICT; 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 A ZONING
CHANGE AND AMENDMENT THEREIN MADE; PROVIDING
A PENALTY OF FINE NOT TO EXCEED THE SUM OF
TWO THOUSAND DOLLARS ($2 , 000 .00) FOR EACH
OFFENSE AND A SEPARATE OFFENSE SHALL BE
DEEMED COMMITTED EACH DAY DURING OR ON WHICH
AN OFFENSE OCCURS OR CONTINUES; DECLARING AN
EMERGENCY AND PROVIDING AN EFFECTIVE DATE
WHEREAS, applications were made to amend the Official Zoning
Map, City of Grapevine, Texas, by making applications for same with
the Planning & Zoning Commission of the City of Grapevine, Texas,
as required by State statutes and the zoning ordinances 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 a�ll
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 these
requested changes 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 control , 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, tYie 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 whettier this requested change should be granted
or denied; effect on the congestion of the streets, the fire
hazards, panics and other dangers possibly pre5ent in the securing
of safety from same9 the effect on the promotion of health and the
general welfare, effect on adequate light and air, the effect on
the overcrowding of th� land, the effect on the concentratian of
population, the effect on the transportation; water, sewerage,
schools, parks and other public facilities; and,
WHEREAS, the City Council further considered among other
things the character of the district and its peculiar suitability
for particular uses and with the view to conserve the value of
buildings, 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 zoning change,
���.,,.�
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 change in zoning lessens the congestion in the
streets, helps secure safety from fire, panic and other dangers;
promotes health and the general welfare; provides adequate light
and air; 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 change in
zoning and has also found and determined that there has been a
change in the conditions of the property surrounding and in close
proxirnity to the property requested for a change since this
property was originally classified and therefore, feels that a
change in zoning classification 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 City of Grapevine Ordinance No. 82-73,
being the Comprehensive Zoning Ordinance of the City of Grapevine,
Texas, same being also known as Appendix "D" of the City Code of
Grapevine, Texas, be, and the same is hereby amended and changed in
that the use of the following described property, to-wit:
Being a tract of land out of the E. R. Richardson Survey,
Abstract No. 1352, and the G. B. Knight Survey, Abstract No. 898 ,
in the City of Grapevine, Tarrant County, Texas, more fully and
completely described in Exhibit "A" , attached hereto and made a
part hereof, which was previously zoned "R-20" Single-Family
Residential District is hereby changed to "R-12. 5" Single-Family
Residential District, all in accordance with Comprehensive Zoning
Ordinance No. 82-73 , as amended. Provided however, that the
property described in Exhibit "A" , attached hereto and made a part
hereof, shall be governed by the Deed Restrictions in Exhibit "B" ,
attached hereto and made a part hereof.
Section 2 . The City Manager is hereby directed to correct the
...�:. :,, official zoning map of the City of Grapevine, Texas, to reflect the
herein change in zoning.
Section 3 . 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 4 . 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 bath 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 5 . 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 6 . 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 �f the tract
or tracts of land described herein.
Section 7 . 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 8 . The f�act 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
GRAP�VINE, TEXAS on this the 7th day of July , 1990 .
APPROVED:
�lL_�
Ted R. Ware
Mayor Pro Tem
- ATTEST:
�.:,,� `
�
n a Huff
City Secretary
APPROVED AS TO FORM AND LEGALITY:
�Y f�'`�
�
John F. Boyle, Jr.
City Attorney
EXHIBIT "A" TO
� - • ORDINANCE NO. 90-39
Being a 26.8183 aae uact of land in the E R. Richardson Survry, Abstract No. 1352 and the G. H. Knight Survey.Hbseract
No. 898, situated in Tarrant County,Tacas and being a portion of that certain tract of land described in deed to Stooe Co., �
Ine. as recorded in Volume 6756, Page 2340 of the Deed Records of Tarrant Couaty �Te�cas and being more particularly
described as follows:
BEGINNING at a pipe in a mound of stones at the northwest corner of said E. R Richardson Sucvey;
T'I-�NCE N 88°54'S6"E along the south line of that certain tract of land as described in d�ed to John G TeddGe as recorded
in Volume 4837, Page 921 of the Deed Rccords of Tarrant County, Texas, 155.12 fest to a 1R" iron pin found at the
southwest mrner of that artain tract of land as described in deed to George F.Johnsoa as recorded ia Volume 7101,Page
- l038 of the Deed Records of Tarrant County, Tuas;
T�NCE N 88°03'33" E along the south line of said Johnson tract 23551 feet to a 5/8' iron pin found at the southwe�.�
� comer of that certain traa of land ac described in deed to the Ciry of Grapeviae as reoorded in volume 6834, Page 1305 of
the Deed Records of Tarrant County, Texas; ,
TI�NCE S 89°Zb'S9" E along the soutD line of said City of Grapevine tract 477.65 feet to a 1!Z" iroa pin fonad at tbe
northwest corner of that certain tract of land as described in deed to AC. Stone as rccordai in Volume 5666, Page 29 of
the Deed Reoords of Tarrant Counry, Tuas;
THENCE S 00°16'S5" E along the west line of said AG Stone uact 40020 feet to a 1/Z' iron pin fwnd in the west right-
of-way line of W.T. Parr Road (R.O.W. Varies);
'THENCE S 00°56'39"W,3465� fcet to the northeast oorner of Stonewood,an addition to the 4ry of Grapevine ss reoorded
in Cabinet A, Slide 45 of the Plat Records of Tarrant County, Texac;
'I�iENCE N 89°ll'46" W along the north right-of�vay line of Barberry Road (60' R.O.W.)at 25.00 fcet passing a 5/8" iron
pin found in the west right-of-way line of W.T. Parr Road and continuing in all 53244 feet to a S/8" iroa pin foand at the
POINT OF CURVATURE of a circular curn concave to the southeast having a xaual angle of 52°48'14",a radius of 500.00
feet and a chord bearing of S 64°2ft'07" W; �
'I'F�NCE along said curve in a southwesurty direction 460.80 feet to a 5/8"iron pin found at the POITIT OF TANGENCY;
. T'HENCE S 38°00'00"W,54250 feet to a 12" iron pin found at the POINT OF CURVAT[JRE of a circutar curve conwv�e
to the northwest having a central angle of 52°00'00", a radius of 220.00 feet and a chad bearing af S 64°00'00' W;
Tf�JVCE along said curn in a sout6westerty direc[ion 199.67 feet to a 1/L"iron pia found at the POINT OF TANGENCY;
T'HENCE WFS'T, 180.70 feet ta a 12" iron pin found at the aoutheast corner of Druid H'Ils, an addiuon to [he Ciry of
Grapevine as rccorded in Volume 388-8, Page 54 of the Plat Records of Tarrant County, Taras;
` 'I��NCE N 00°03']8" W along tbe east line of said Druid Hills additioa, 865.86 feet tn a 1/4' iron pin found in ttse south
' line of thac certain tract of land as deacribed in dud to RB. Gtinningham, :r. aa rr,:,orded iA volume 4041, Pege 201 of tbe
Deed Records of Tarraat Couaty, Tuas;
T'f�NCE S 89'°56'34' E aloog the eouth line of aaid Cuaningham traet 760.2b leet to e S/8" ircm pM fc�uad at tbe wuthea�t
oorner of that cercain cract of land aa deacritxA in deed to R.B. Cunningham,]r. as recardeA in Vdume 3GEW, Page 59'� ol
the Dced Rwords of Tamant Counry, Tesaa;
'I�-IENCE N 00'49'S9" E abog the east line of said Cunningham tract 231.U3 feet to a S/B' fron pin Wund et the nortbemt
oorncr of said Cuaningtsam tract;
'I'f-IENCE N 00'ST18" W along the cast line of that certain tract of land au de�crftxd in detd to W.T. Parr a�recordeC ln
Volume 1145, Page 560 of the Decd Recorda of'Tarraat Caunry,7'exas, 340.99 faet to the YOINT OF BF?C3INNiNd and
containing 1,168,204 aquare feet or 26.8]83 aaes of land o(which 8,060 squarc feet or 0.]850 acra it contamul anthia the
right-0f-w�ay of W.T.Parr Road.
.� EXHIBIT "B" TO
,,+„ ' � ORDINANCE ,NO. '90-39
,
DECLARATION OF RESTRICTIVE COVENANTS
STATE OF TEXAS *
* KNOW ALL MEN BY THESE PRESENTS:
COUNTY OF TARRANT *
The Estates of A.C. STONE, Deceased, and AUDREY L. STONE,
Deceased, hereinafter jointly referred to as "Declarants" are the current owners in
� fee simple of certain real property consisting of approximately 26.8183 acres situated
in Tarrant County, Texas, and being more particularly described by metes and
bounds on the attached Exhibit "A", attached hereto and incorporated herein by
reference for a full and complete description of the property, being hereinafter
referred to as "the Property".
1. Declarants desire to develop in due course the Property, and
Declarants have made application to the City of Grapevine for appropriate residential
zoning to permit said future development of the Property.
2. For a good and valuable consideration, the receipt of which is
hereby acknowledged by Declarants, Declarants do Y-iereby covenant and agree that
each residential lot to be platted within the boundaries of the Property shall contain
no less than 14,000 square feet of land.
3. Declarants further covenant and agree that upon the development
of the Property, Declarants will construct at Declarants' sole expense, a wood
stackade fence six (6) fe�t in height along the entire Westernmost West boundary of
the Property.
4. The above restrictive covenants shall be covenants running with
the Property, and shall continue in full force and effect until for a period of twenty-
five (25) years from the effective date as provided in Paragraph 5, and shall
automatically be extended for additional periods of ten (10) years unless terminated
in the manner specified herein.
5. The above restrictive covenants shall be effective on the date of
final approval by the City Council of City of Grapevine, Texas, of the Residential
Zoning requested by Declarants and Declarants' developer, FRED JOYCE - MARY
� MYERS ENTERPRISES, INC.
6. The above-specified restrictive covenants shall not be altered,
amended or terminated without a public hearing before the City Planning and Zoning
Commission and the City Council of the City of Grapevine.
7. Notice of such above-specified public hearings shall be given as
would be required by law for a zoning change on the Property. The City Manager,
. ,
Declaration of Restr•ictive Covenants - Page 1 ; `}, T , -� �-� ' °"
i
♦
or designee, through authorization by majority vote of the City Council of the City
of Grapevine, Texas, and Declarants or their successors or assigns, must sign a
document to be filed in the Deed Records of Tarrant County, Texas, approving the
alteration, amendment or termination of these Declaration of Covenants and Deed
Restrictions.
8. The restrictions contained herein are not in any manner intended
to restrict the right or the ability of the City Council of the City of Grapevine to
exercise its legislative duties and powers insofar as zoning of the Property is
concerned.
9. These restrictions inure to the benefit of the City of Grapevine,
Texas, and the City of Grapevine does hereby reserve the right to prosecute, at law
and in equity, against any entity, person or persons violating or attempting to
violate such restrictions, either to prevent them from so doing or to correct such
violation, and for further remedy, the City of Grapevine may withhold the building
final inspection certificate necessary for the lawful use of any lots located in the
Property until such restrictions described herein are fully complied with.
10. These restrictions are hereby declared to be covenants running
with the land and shall be fully binding upon all persons acquiring property within
the above described tract, as outlined in the attached Exhibit "A", and any person
by acceptance of title to all of the Property or any portion of the Property shall
thereby agree and covenant to abide by and fully perform the foregoing restrictions
and covenants.
11. Declarants shall be entitled to impose additional written
restrictive covenants on the Property so long as said covenants do not conflict with
the restrictions described herein.
Dated this 14th day of ��ntPmber _, 1990.
ESTATE OF A.C. STONE, DECEASED
By: ` -,
_ Mary Stone Myers, Independent Executrix of
the F.state af A.C. Stc�ne, �ece�s�d
ESTATE OF AUDREY L. STONE, DECEASED
By: l.
Kipp . Myers, I dependent Executor of
the E te of Aud y L. Stone, Deceased
Declaration of Restrictive Covenants - Page 2 , ;,,: w .,. . �� �-- �-%
.
STATE OF TEXAS
COUNTY OF TARRANT
This instrument was acknowledged before me this � day of
, 1990, by MARY STONE MYERS as Independent Executrix of the
E ATE OF A.C. STONE, DECEASED, on behalf of said Estate.
� _..: •
� �d"p���� � Notary Pu c in and for State of Texas
����
���, �3 My commission expires:
STATE OF �
COUNTY OF �,�..a.P,c._
This instrument was acknowledged before me this �-o day of
, 1990, by KIPPY L. MYERS as Independent Executor of;;;.the
ESTATE OF AUDREY L. STONE, DECEASED, on behalf of said Estate.
�
T .~
Notary Public in and f r State of > `� � �� :,
�� 4
My comm�ssion expires: jj��( �QI��i1iS��L�f �XP1�.�S 112J'l��� �
;:.
,�. _.
;;.�
Declaration of Restrictive Covenants - Page 3 � ��• -� `°-' � ~_ -� °
. . .
.. _ .. . �. A H 1 B I T ���
� TO DEED RESTRICTIONS
.
Being a 26.8183 aae uact of Iand in the E. R. Richardson Survcy, Abstracc No. 1352 and the G.B.Knight Survry,Absuact
No. 898, siwated in Tarrant County,Tacas and being a portion of that certain tract of land desc�ibed in deed to Stone Co.,
Ine. as recordul in Volume 6756, Page 2340 of the Deed Records of Tarrant County �Teacas and being more particularly
dascribed as follows:
BEGINNWG at a pipe in a mound of stones at the northa�est corner of said E. R Richardson Survey;
'I�NCE N 88°54'S6"E along the south line of that certain tract of land as desaibed in deed to John G Teddlie as recorded
in Vo(ume 4837, Page 921 of the Deed Records of Tarrant County, Texas, 155.12 feet to a 1/2" iron pin found at the
southwest corner of that certain tract of land as described in deed to George F.Johnson as recorded in Volume 72A1, Page
1038 of the Deed Reoords of Tarrant Couaty, Tacas;
'I'HENCE N 88°03'33" E along the south line of said Johnson tract 23551 feet to a 5/8' iron pin found at the southwest
cocner of that certain tract of land as described in deed to the City of Grapevine as recorded in volume 6834, Page 1305 of
the Deed Reoords of Tarrant County, Texas; .
THENCE S 89°26'S9" E along the south line of said City of Grapevine tract 477.65 feet to a 1!2" iroa pin found at the
northwest corner of that certain tract of land as dascribed ia deed to AC. Stone as reoorded in Volume 5666, Page 29 of
the Deed Records of Tarrant Couaty, Tesas;
THENCE S 00°16'S5" E along the west line of said AG Stone uact 40020 feet to a 1R' iron pio found ia the west right-
of-way line of W.T. Parr Road (R.O.W. Varies);
Tf-IENCE S 00°56'39"W,34651 feet to tbe aorthcast oorner of Stonewood,an addition to tbe 4ry of Grapevine as reoorded
in Cabinet A, Slide 45 of the Piat Records of Tarrant County, Texas;
TI-IENCE N 89°il'46" W aloag the nort6 rigt�t-0f�way line of Barberry Road (60' R.O.W.)at 25.00 feet passing a 5/8" iron
pin found in the west right�of-way line of W.T. Parr Road and continuing in all 53244 feet to a 5/8" iroa pin found at the
POITiT OF CURVATURE of a circular curn concave to the soutdeast having a cxnval angle of 52°48'14",a radius of 500.00
feet and a chord bearing of S 64°2i'07" W;
THENCE along aaid curve in a southwesurty direction 460.80 feet to a 5/8"iron pin found at tbc POINT OF TANGENCY;
. TI-�NCE S 38°00'00"W, 54250 feet to a 1/I" iron pin fouad at the POINT OF CURVATURE of a circular curve conwv�e
to the northwest having a central angle of 52°00'00", a radius of 220.00 feet and a cbord bearing of S 64°00'00" W;
TfiENCE along said curve in a southw�esterty direction 199.67 feet to a 1/2" iron pin found at the POINT OF TANGENCY;
Tf�NCE WFST, 180.70 feet to a 1R" iron pin found at the aoutheaat corner of Druid H�fls, an addiuon to the Ciry of
Grapevine as recorded in Volume 388-5, Page 54 of the Plat Recarda of Tarrant County, Tards;
TT-iENCE N 00°03'18" W along the east linc of said Druid Hilla additioa, 865.86 feet to a 1/4' iron pu� icn►nd in tbe �ouW
' line of that certain tract of laod as deacribed in deed to RS. Gbnninr,,ham, Ir. as rrworded �voiumc �C341, Page 2(31 of the
Deed Records of Tarrant Couary, Texaa;
TI-�NCE S 89°56'34' E along the south line of said Cuaningbam traet �60.26 [eet to a S/8" ircm pM /cniad at tbe �outtfea�t
oorner of that certain cract of land aa dcacribed in deed to R.B. Cunningham,]r. as recordeG in Vdume 3GfW, Page S93 of
the Deed Recorda M Tarrant Counry, Texas;
THENCE N 00'49'S9" E aloog tbe e�t line of aaid Cunningham tract 231.U3 feet to a S/8' iron pi:f lauaG at the oortbemst
cana of said Cunningl�am tract;
TF�NCE N 00'ST]8" W along the cast line of that oenain tract o(land aa descrft�ed ia Aeed to W.T. Parr � rerordeA io
Volume 1145, Page 560 of t6e Deed Reoorda o!Tarram County,7'exas, 340.9�J feet to the YOINT OP HP.CiiNN1N6 erW .
coacaining 1,168,204 aquare feet or 26.8183 acres ot land of which 8,060 equarc feet or 0.]850 acra it contained within the
right-of-ovay of W.T.Parr Roed.
" . . ,._ ,.. . �_ _. R.J e�
t i^
D 19C7178598
CITY OF' GR�PEVINE
PO BpX 729
GRAPEVINE, TX 7b�51
—W A R N I N G--THIS IS PART UF TME C7�'FICIAL_ REGGRD--D q N O T U E 5 T R Ci Y
�' I L E [7 -- 7 A f� R A N T G O U N T Y T E X A S
S U Z A N N E H E N p E � S O hi -- GOUNTY CL..�RK
U F � I C I A L R E C E I P T
T O: CIYY QF GRAPEUINE
RECEIPI" NG REGISTER PRTNTED DA1'E TIME
1��.�21764 qR91 10/29/90 11 ;O�a
IN57�UMENT FEECD AMOUNT FILE�i TIME
1 D�9C�1,78598 WD �. 00t �01C�29 11 :t��+ CK 221�34
T" Q `f A L. : DOCUMENTS: �J1 F E E S : 9. 1�0
i'
BY . ..,_,.
AIVY F'RGVISION WHICH RESTRICTS THE SAL.E �eENTAL �R �JSE
OF THE p�SCRIBED REA1�. PRQP�RTY BEGAUSE OF CGI.C�R OR �AGE
TS If�IVALIC� ANG UNF'ORGEABL� UNDER FEDERAI� LAW.