06/20/1984 - Packet 4 ..
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TIGARD ECONOMIC DEVELOPMENT COMMITTEE
WEDNESDAY, JUNE 20, 1984 -
PIONEER PIES - PACIFIC HIGHWAY
AGENDA ITEMS:
1. Review Minutes of May 16, 1984 Meeting
2. Election of Chairman \%&44A_ &'P.V'V,'
3. Survey Results - Committee Member Experiences with the sample interviews
4. Results of Costs of Construction Comparison
5. Draft Strategy
it-
6.
t6. Subcommittee Assignments
7. Old Business
8. New Business / .1
9. Next Meeting Date `■+ �letN,t�A./ I ` i-�='� I . (' �� ,c�vtis
JKIy �/1 " /4��ItM /h�Aw �A.v� R•A�t�A�K
10. Adjournment
(0448P)
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CITY OF TIGARD
TO: Members of the Economic Development Committee
FROM: William A. Monahan, Director of Planning and Development
DATE: June 11, 1984
RE: Next Meeting - June 20, 1984
The next meeting of TEDC will be held on Wednesday, June 20, 1984,
at 7:30 A.M. at Pioneer Pies. A copy of the agenda is attached
along with the minutes of the May 16 meeting.
I look forward to seeing you there.
TIGARD ECONOMIC DEVELOPMENT COMMITTEE
MINUTES OF MAY 16, 1984
7:30 A.M. , PIONEER PIES RESTAURANT
Members Present: Bruce P. Clark, Chairman; Jim Corliss; Robert Williams;
Amo DeBernardis; Patrick Kennedy; Bob Nunn; Mark Padgett;
and William Monahan, ex-officio.
Others Present: Geraldine Ball, Iry Larson, Art Verharen.
The minutes of the April 18, 1984, meeting were reviewed and approved as
written. Moved by Amo, seconded by Mark.
Chairman Bruce Clark announced that John Cook has been elected Mayor of Tigard
and will serve as the ninth member of the Committee.
Bill explained a handout prepared by Ed Walden, Tigard Building Official,
which illustrates the various fees which are charged in Tigard for a typical
commercial building. The example used a $400,000 commercial building with
11,500 sq. ft. . The committee will use the example for comparison with fees
in Beaverton, Wilsonville, Tualatin, Portland, Lake Oswego and the
unincorporated areas of Washington County. The Planning staff will conduct
the survey prior to the June meeting.
Discussion took place concerning which fees were different from those charged
in other jurisdictions. Bruce pointed out that the major differences were
related to systems development charges, park development charges, surcharges,
and USA rates.
The Committee will also analyze and compare other charges assessed to new
development such as half-street improvements, street lighting, street tree
planting and other assessments due in special circumstances. Those fees
related to operating a business such as business tax fees, real estate tax,
storm drainage fees, sewer costs and water costs will complete the study.
Bill introduced the various handouts distributed. Among the handouts were two
publications provided by Bob Williams describing the factors considered by
firms when selecting new industrial sites. Bill also displayed publications
prepared by the Oregon Economic Development Department concerning their
programs. Copies will be requested for all Committee members.
Discussion took place concerning the Tualatin Valley Economic Development
(TVEDC) activity. The Committee agreed that the actions of this new
organization as well as those of the Oregon Economic Development Department
should be monitored by the Committee. Bob Nunn volunteered to be liaison to
OEDD and Mark Padgett volunteered to be liaison to the TVEDC. The Committee
felt that a second person should also be designated to represent the Committee
at the TVEDC, perhaps John Cook.
Bill will begin to collect a list of the ideas generated by the Committee as
possible projects or objectives. Eventually, the Committee will review this
list and determine if new goals and objectives for the Committee should be
designated. Among those ideas generated at the May meeting were: role in
public relations, avoid duplication of effort with other Committees, review
what other Committees are doing.
' 44r
Economic Development Committee
Minutes April 16, 1984
Page 2
Bruce discussed a recent inquiry which he received by a trucking firm looking
for a three acre site in Tigard. Some members of the Committee felt that it
was possible that land costs in Tigard may preclude such a business from
finding a suitable location. Survey results should shed light on this
question later.
Amo and Pat volunteered to work with Bill to write out a draft strategy for
the Committee to consider.
Bruce suggested that Bill bring either a secretary or tape recorder to the
next meeting so that he would not be burdened with presenting materials and
keeping notes at the same time (plus eating breakfast).
Bob Nunn will contact Alan Mann of the Oregon Economic Development Department
to invite him to be our guest speaker in July. The July meeting will be
scheduled to accommodate Alan's schedule if he can attend.
Bill will bring a monthly report to the Committee of the commercial and
industrial development activity in he City. He will also maintain a list of
companies that contact Tigard, but do not select a site. If possible, the
reasons for not locating in Tigard will be cited.
The next meeting will be held on Wednesday, June 20, 1984 at 7:30 A.M. at
Pioneer Pies.
(WAM:pm/0448P)
MEMORANDUM
CITY OF TIGARD, OREGON
TO: Amo De Bernardis, Patrick Kennedy June 18, 1984
FROM: William A. Monahan, Director of Planning and Development
SUBJECT: Economic Development Committee Strategies
As agreed at our meeting on June 4, I have drafted a list of strategies which
we discussed for submission to the Committee. Following are the strategies
which I noted at our meeting. Please review these and correct any errors
which you find.
1. The Committee should cue the businesses or industries
which are right for Tigard by
type of commercial or industrial use
- land need compared to available land UL
2. The Committee should coordinate activities with other
economic development committees to avoid duplication W'
-
data gathering
- comparisons
- attractions programs
land base compilations
J3. The Committee should work with the State Economic Development
Department and
annd. assist them by
&V W`
providing data about Tigard in a format which
coordinate with the-department s needs
telling them what our ideas are
assisting them by meeting with prospective business
1 identified by the state
�+. Determine what is unique about Tigard and what types of
businesses should be attracted to fit into Tigard's overall
economy.
The Committee should establish lines of comna}�ion with
other communities in the area and notify them of our
r' particular interest in attracting
- tourism and related industries
professional office development
-
warehousing and distribution
- "incubator" space users
12. APPROVE COUNCIL MINUTES 10/10/83 and 10/17/83
Motion by Councilor Cook, seconded by Councilor Scott to approve.
Approved by unanimous vote of Council present.
13. RECEIVE AND FILE: Departmental Monthly Reports
Motion by Councilor Cook, seconded by Councilor Scott to receive and file.
Approved by unanimous vote of Council present.
14. ACCEPT AND AUTHORIZE SIGNING BY MAYOR AND CITY RECORDER; -
Subdivision
ECORDERSubdivision Compliance Agreements & Performance Bonds for:
Morning Hill II & III
Golf Side Estates
Bond Park
Sanitary Sewer Easement for Bond Park
Motion by Councilor Cook, seconded by Councilor Scott to accept and
authorizing signing.
i -Approved by unanimous vote of Council present.
15. AUTHORIZE PAYMENT - League of Oregon Cities
Council discussed City's pro rata share of this state-wide issue.
Motion by Councilor Cook, seconded by Councilor Scott to authorize payment
in amount of $150 as City's contribution.
Approved by unanimous vote of Council present.
16. RESOLUTION NO. 83-102 A RESOLUTION OF THE TIGARD CITY COUNCIL SUPPORTING
BARK-WELL PRODUCTS INC. 'S OREGON BUSINESS
DEVELOPMENT FUND PROJECT PROPOSAL.
Motion by Councilor Cook, seconded by Councilor Scott to approve.
Approved by unanimous vote of Council present.
17. APPROVE FEE WAIVER TEMPORARY USE PERMIT - SWEET ADELINES
Motion by Councilor Cook, seconded by Councilor Scott to approve fee
waiver.
Approved by unanimous vote of Council present.
18. RESOLUTION NO. 83-103 IN THE MATTER OF CREATION OF AN ECONOMIC
DEVELOPMENT COMMITTEE AND REPEALING RESOLUTION NO.
83-99.
Motion by Councilor Cook, seconded by Councilor Scott to approve.
Approved by unanimous vote of Council present.
PACE 6 - COUNCIL MINUTES - NOVEMBER 7, 1983
ECONOMIC DEVELOPMENT SURVEY
FIRST GROUP SENT
NAME OF COMPANY:
Lamb Weston, Inc.- Food Procescing Hdqt.
Tigard Electric
SAMACK Inc. - Transportation, equipment leasing
Fermitek - Manufacture electronic instruments
(None)
The Primary Care Clinic - Medical Clinic
Taco Bell - Fast Food
Timberline Systems - Computer software company
Bethlehem Steel Corp.
Preceptor Industries
1. HOW LONG HAS YOUR COMPANY BEEN LOCATED AT YOUR PRESENT SITE?
14 yrs.
6 yrs.
19 yrs.
8 yrs.
21 yrs.
6 mos.
10 yrs.
1 yr.
8 1/2 yrs.
3 yrs.
2. WHY DID YOUR COMPANY CHOOSE YOUR PRESENT SITE TO OPERATE YOUR BUSINESS?
Property setting - aesthetics - economic growth potential of area -
employee transportation - and parking convenience.
Closeness to freeway .
It was in an unincorporated area outside the Tigard city limits.
It was next door to old facility - connect mix manufacturing and office
space.
Size of building and location.
High traffic flow/new business area
Taco Bell corporation chose and developed the site.
Availability of building space.
Warehouse space - rail spur.
Convenient location - reasonable cost.
- 1 -
A. WHAT ARE THE ADVANTAGES OF BEING IN THE CI"iY OF TIGARD? (location,
local tax rate, city services, employees?)
No comment 1
City Services
None 2
Tigard is my home
Close to freeway, close to other electronic companies and supplies.
Police protection and city services
Location, new/young families
Close to police and fire department
We lease - 10 year lease - option to renew
B. WHAT ARE THE DISADVANTAGES OF BEING IN THE CITY?
No comment 2
None that are apparent.
Taxes and restrictions
1) The city has no services to offer, 2) the city's primary concern
is to increase their tax revenues at the expense of the businesses
located in the city, 3) the city's employees are interested only in
furthering their own political aims.
Name - it is not well known to our east coast customers. Portland, at
least, has some familiarity.
None 3
Having to pay city taxes, which relate more to the retail business
(of which we are not a part of)
3. IF YOU HAVE HAD OCCASION TO DEAL WITH CITY PERSONNEL IN THE DEVELOPMENT,
EXPANSION, OR REMODEL OF YOUR FACILITY, GENERALLY WHAT ARE YOUR FEELINGS?
NO
A. S The City assisted the company to meet its goals.
B. 3 City procedures were too time consuming, costly, or
prohibitive.
C. The City staff were uncooperative.
D. Other 2
No Comment 2
We had no problems with getting our permits, etc. Very pleasant staff.
No dealings with City personnel.
- 2 -
4. IF YOU HAD A POSITIVE EXPEKIENCE WORKING WITH THE STAFF, WHAT UO YOU THINK
ARE THE CHARACTERISTICS OF THE STAFF OR THE APPROVAL PROCESS WHICH
ENCOURAGE ECONOMIC DEVELOPMENT AND/OR ASSISTED YOU"?
No Comment 7
Limit interference by staff and consolidate all inspections and fees.
Licensing "Problem" - They were very cooperative and helpful.
Professional and helpful are two words to describe John Miller with the
Water District - Nelda, too.
WHAT IMPROVEMENTS WOULD YOU SUGGEST?
No comment 6
A more active role in encouraging economic development while assuring the
developments meet the highest standards practical.
Let Tigard be incorporated into the City of Portland.
I would like the City of Tigard Police Dept. to occasionally stop in to
see us because we are a clinic and have several evenings of late hours.
5. IF YOU HAD A NEGATIVE EXPERIENCE WORKING WITH THE STAFF, WHAT WERE THE
PROBLEMS WHICH YOU ENCOUNTERED?
No comment 8
Inefficiency and inability to deal with the problems at hand. The City
staff seems more concerned with assenting its power and becoming embroiled
in its own petty bickering than in trying to solve any of the real
problems facing the City.
We wanted to put up a sign for our business. I understand that you don' t
want eyesores, but city employees did not seem to understand that a small
business doesn' t have unlimited time and money.
WHAT WAS THE EFFECT OF THESE PROBLEMS (loss of time, increased cost,
reduced the scope of the project, prevented company action, etc. )?
No comment 6
Loss of building use.
A tremendous amount of time was lost which also increased the cost of
their projects as work had to be redone which resulted in a patchwork
attempt at repairing the damage caused by their lack of planning.
We were afraid to do anything. We could not afford the procedures we were
required to do.
Very minor.
3 -
WHAT CHANGES DO YOU SUGGEST FOR THE IMPROVEMENT OF THE DEVELOPMENT PROCESS?
No comment 7
Limit interference by staff and consolidate all inspections and fees.
If you. could find qualified and objective personnel , it would certainly be
a step in the right direction.
Most of the employees in the Tigard area are small companies. Money is
limited. city employees should keep in mind that we need to achieve our
goals within a limited budget.
6. WHAT IMPROVEMENTS ARE NEEDED IN YOUR GENERAL AREA WHICH WOULD ASSIST YOUR
BUSINESS? (For instance: street improvements, traffic controls, or other
public improvements?)
The Haines St. Interchange and proposed Dartmouth extension will improve
the area considerably.
None.
We are already paying clearly for the alleged improvements to our street
which we have yet to realize any benefits from, these drawing board
improvements have proven to be very costly for the businesses in the real
world.
Now that the street is done, I really can' t say. May be sidewalks on one
side of 72nd Avenue.
No comment 3
Lower speed limit on Pacific Highway.
On-street parking on 72nd Street. `
Improvements to 72nd have been great.
7. WHAT SUGGESTIONS DO YOU HAVE WHICH WOULD ASSIST THE ECONOMIC DEVELOPMENT
COMMITTEE IN ITS EFFORTS TO DEVELOP AN ECONOMIC DEVELOPMENT STRATEGY? TO
ATTRACT NEW BUSINESSES?
Develop surveys (like this one) for business and residents to determine
the types of business that are most desirable as well as standards (i.e.
size, transportation and parking requirements, etc. )
No comment 5
Tigard should realize its actual position. It is a little town amongst
other little towns and should quit trying to be a junior version of
Portland.
Emphasize what supplies and services are already here. Also, even though
Tigard is remote from downtown Portland, having the freeways close by and
UPS and other carriers availability shrinks the distance.
- 4 -
None.
No suggestions, but believe you are on the right track.
8. WOULD YOU OR A REPRESENTATIVE OF YOUR COMPANY LIKED TO BE KEPT INFORMED OF
THE COMMITTEE'S EFFORTS AND PROGRESS? IF YOU WOULD LIKE TO ASSIST THE
COMMITTEE PLEASE INDICATE YOUR INTEREST.
We would like to be kept informed. (Lamb Weston)
Yes (Tigard Electric)
No 2
Don' t really care one way or the other.
Would like info on progress and efforts.
No comment 1
Yes, keep us informed (Taco Bell)
Yes, periodic information please (Preceptor Industries)
9. DO YOU PLAN TO ENLARGE YOUR PRESENT FACILITY IN THE NEXT FEW YEARS? IF
SO, WILL YOU BE LOOKING FOR A NEW SITE IN TIGARD 5, 1 never OUTSIDE OF
TIGARD, BUT IN THE AREA yes OUTSIDE THE AREA? perhaps ?
No 3
Yes
Same location/bigger building
(WAM:pm/0427P)
5 -
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TUALATIN VALLEY
Economic Development Corporation
Chairman. Sandra Suran May 31, 1984
Suran &Company @T
President, Pamela Ragsdale D �7
JUN 41984
Arthur L. Tarlow
Bolliger, Hampton F TIGARD
and Tarlow CITY
Rod Roth Mr. Bill Monahan PLANNING DE".
Grant& Roth Plastics Post Office Box 23397
Mike Ragsdale Tigard, Oregon 97223
Grubb& Ellis
Commercial Brokerage Dear Mr. Monahan
Roger Pringle
The Pringle Company The Tualatin Valley Economic Development Corporation
Paul Phillips is a new, non-profit organization, which has been
Nike. Inc. formed to help stimulate economic growth in the
Steve Johnson Tualatin Valley. We are in the process of gathering
Omni Electric all information, such as economic and demographic
Contractors. Inc.
material , census data, maps, permit process
Howard Hubbard requirements, etc. , in order to create a complete
Washington Federal
Savings Bank resource file in one location. We would like to
Bert Gredvig develop a working alliance with your city where we
Oregon Graduate Center can cooperate with one another and exchange any
Dr. Robert Duvall information that could benefit the other. It is our
Pacific University intent to complement the efforts of the existing
Sonna Durdel organizations, not to compete with them. We will
The Koll Company refer people to your office when they need further
Bob Dant area related information.
Dant Investment
Company. Ltd. In regards to our phone conversation today, I would
Bruce Cowan appreciate the information as soon as possible. We
City Brass Foundry are very much interested in any material you have
Wayne Bostad concerning :
Forest Grove
Iron & Machine 1. Current economic and demographoic data
2. Maps of the area showing zoning, and
particularly land available for development
3 . Data on the permit process (from start to
finish)
4. Information on the tax structure and rates
S. Any plans for local improvement , including
annexations, roads, water systems , etc.
4800 S.W. Griffith Dr. 9 Suite 301 • Beaverton, Oregon 97005
May 31, 1984
Page 2
6. Information regarding any upcoming changes
to the process or regulations ; i . e. laws,
policies, etc.
7. Any major issues facing your city
8. Any finance programs or business incentives
that exist
9. A list of contacts for more information.
I have enclosed a Site Selection Evaluation Checklist
so that you will have an idea of the type o
information we are assembling and also allow you to
see the exciting possibilities of this resource base.
We are eager to work with your city in supporting and
encouraging economic development in the Tualatin
Valley.
Sincerely,
Katie Brand
TH
Permit costs compared Ford elected
., p Final t
chair erson
ane to investigate- : ,fee s defeati
,, TIGARD-Comparing costs ofAhe Sewerage Agency and city building Three subcommittees were also BEAVERTON vermitsa new about the percentage point septibldfn, m'Tiga d,as oppose to sur- ssaaid. The bulk of that money oess to serve�as t the liaison to thaee newlu O f D.C* board City Council Position 4
g pyo Y g y y State Re M Alice Ford, R- Som and He
rounding cities,:will�keep members of the sewerage agency,he added.. formed Tualatin Valle Economic De- P• �3' m'Y Kane
the Economic beveioprnent Commit- That ft8ure will be compared to velopment 'Corporation. Committee Everton,was elected chairperson of primary election,acco
t� �inatl fi' other'nearby cities to s ee if any im- member Bob Nunn will serve as.a lb- the National Architectural and Barri unoffical results from
► - At the , 8-. decided tb' ,proVement3 can be,made ltd the fee .son,'tp, the state Economic:Develbpx boa d s ers Ma�3an mee twin in Wash:at o e Co
.)e Divisi
vco/nrui eec
)nft - went Department and'pat Kennedy Y g > 4 Before absentee
structure, or if Tigard is already be- D:C.
see where T r af8ada in compari- low other cities Padgett noted'thit Ti- and Amo DeBernardis will form a sub• counted Thursday nig)
SO4',
0 q►itt corritnuaf$ei .Adele as Beaver- p ,going econom- -The ATBCB is as independent fed- slim 151-vote lead,ovi
gard appeals to be;competitive with committee to lottad on eral a
Os9vego ani unity,. ledevelopmentstrategy: genet'that enforces the 1968 Ar-
ie
ballots were fin
other cities in the,area.
Cororouinty when. chitectural-Barriers..Act, which. re-
Th-.�._. N The group :viii,meet again to dis- SOWS'margin of victor
„ it cxlaies y_ retl'tts accord- ,+ mmittee also revigwed final . cuss the fee:comparisons,on June 20 at quires pertain federally owned,leased 92 votes
p18as;tor a'; urvey to be seat.to aU i30,;a.nt. at �ic�nn l?tes Restaurant or funded.buildings and facilities to be .' unofiicia
PadgetE _` x r :, ; '` business owners to the tdtyi` ng for on;Paciric ;Highx�tty The Rroup'vplll ,accessible'to physically,.handicapped Soth retaining his Posit
a 'bile llonshan,a` tlielr'opinioas 04 Tigard as s place to aLsn'elect-' aev lfetrnaneaty oliair ;p1e�`' : 3,292.votes to:Kane's 3
c0;omittee,; 'dg buslness.;pl�quf�fi�SSUrva' �viIl'be Br4ce iarT�aceeptec> We iri#er `'L !elve and:a half million Amen- :49�,percenL'
preseia, e t tees .sent out 'Ten,busiacsses wxii_ select ichairnatislrip of :group `ta+o.,? �'i Kane said Frlda m
vework-related disabilities, n
bbl` rY _ .y .: ed at aadom$nd vvllt reCeitte e`stir i(gouths`ago belt safd he: court -not' uding nearly T70;OQU Oregonians.We t ti ne I itav no int
{.;mer d n oiled o vel personallyiron ebttoritli! art% eve'permanently.�ecarts-of t ar halpe.a.real-responsibilitymto respond .Ing fora recount.Accor
T ,_. bcs>V atttttevarious .bens,in as;effort to, ee.fie Broup:.m tments tq,pther;grotrpsf`R±eturris of t° the needs these dividuals, law,Awautematic recd.
,. , :
fees.In- ffi e epa hent fees; more:visible to the business common: the Sutveys to lilisiness`rfwners will ail F 'Pord,has served`as a member of If the.#inai.auk;is
eewesoGrr}g1¢t �h�;UatfieQ' ty,i�adgettsaid. „ sb>ereviewedattbattneetinge 22trlember"'committee since her quarte, of: .pecceintof
app oInfrt ent"by P7esident Reagan in
cast,Tn the;Bosition.dn
a ! _,e March'`•082.During that time she has
v
t�
COMIde Zbralytev Budg t Ahd pig Co�tee j
.also a s`vice-6hairperson of the board.
s�n�a�bl
: The Library Citizens'Advisory Board meeting Commissioner Lucille Warren ATBCB has requested that President r
„ $ ° FEg has recommended that a 52;2:million-a said she is conceinned.tltat if Botha li-, Reagan budget=2.3 million for it In. w�
year,three year serial levy be'subm tted 'brary levy and the prop".,tax limrta- 1985
to-.voters in June. But coup c minis- , tion were approved by voters,the county of our,highest_priorities this
P 2 .
TIILLSB4
Vasltingtoa . oners::appeared reluctant Monday. to .would be forced to'f lance libraries at .Yeaf will;be to improve airline safety_> we've the exp•
ountil- tqr,deMde to authortie such a long ru tning levy. the expense of'other services. or-
-:L,( handicapped people," Ford
nl t,thedunt i,„rt•of a spe :said."n ddition,we hope to complete Gro►1i-us.Wa'h coai4
'Co � officials are concerned that a. "i think thatT arould rather have the,. out.-and telt ou wt
c tial levy b`fihat tile-colmWde•coop 1 t ro tax limitation will (sheriffs) de utIes`than:the libraries," research projects on wayfinding si your;law�ti ne ds aa
'.eratix lbraryt service; P P floor surface'treatments, and ala m estiinate'tee cost.
. ; d, beapprovedin the November general �shesaid:
I✓bfer ecfion�of the conn . .
raj ty's S17.2 election:The passible effects of the liini The board has.other options.Among d 'that make movement easier We've never.toet a
million tax base proposal4W,week has,, tation are notknown,but Assistant Coun Ahem are: , As.;.chairperson of ATBCB, Ford
'left the'couWy's1I member cooperative ty Counsel Dan Olsen said itmost likely ` _a Authorize a:one-year library levy:will be one.of six members of the In- UptyDe�/N/UNS�AP,
e librarysystgra itl;a tiiranci lbind would,slash:the:amount the countycan for $2.2 million�The.amount includes teragency,' Coordinating Council, OFRCECOMPLEra Ct
�. The. X base taeasure included$2.2 levy by 30 percent about $330,000 of the estimated$1,mil- which oversees the coordination of all FNOM SITE PLANN/N&
4 mii!lori n ye drtliree.geatsto operate That would leave the county'.with a lion to begin computerizing the library handicapped programs. Other mem- /NSTALLAT/ON WR
land corrrputetdie alba._library, system, maximum of$10.4 million for operations system tiers include,the Equal Employment ALUNTfNAA
which runs out of :uncia on June 30, unless lmore'than 50 percent of aegis-
.• Authorize a one-year library ,levy Opportunity Commissioner,the.Secre-
Witl►oilt`=adiiTtional money,. the West ,tered voters-authorize additional Spend fof$1.9 million and provide no-funds for tart'of Health and Human Resources,
Slope,Library';at 3670:SW 78th Ave., r automation, and directors from the Department of j
ng,Olsen said The county currently lev s'l� Lr :.
.town_Centet-Ubrwl at,2700 NW 185th ,___�,_....._ =w_,.i.14%11. .,:=„ -- --
_r..e_— .. �. .. .mss.r 1ww..�..w w ww�..���.,__� <_ www�L..—��l �I T