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HomeMy WebLinkAbout4.02 JMoorePtyRelDecl , ~:,.. . .:. .' :. CITY CLERK File # D~~[a-~~ AGENDA STATEMENT CITY COUNCIL MEETING DATE: March 18, 1997 SUBJECT: Release of Declaration of Restrictions JOM Moore Property on Dougherty Road Report Prepared by: Lee S. Thompson, Public Works Director EXHIBITS ATTACHED: 1) 2) 3) 4) Letter from JOM Moore Resolution, including Accommodation Recording Instructions AND Release of Declaration Declaration of Restrictions Recorded in 1989 Location Map RECOMMENDA nON: <:\ /doPt Resolution Approving Release of Declaration and Authorizing ~ City Manager to Sign Documents FINANCIAL STATEMENT: No cost associated with this action DESCRIPTION: In 1989, a Declaration of Restrictions was recorded in conjunction with Tract 4978 and Parcel Map 2817, which are located on the east side Dougherty Road just north of Dublin Boulevard. (Subsequent Tract Maps have been filed over Tract 4978 and P.M. 2817, and this area is now known as P. M. 6571 and Tract 6644.) The Declaration of Restrictions set forth certain obligations, which were to provide securities to construct an extension of Sierra Lane east of Dougherty Road when the property developed, and, if an assessment district was formed to fund the extension of Dublin Boulevard, that the subject property was to be included in the District. JOM Moore, the property owner, has requested that the Declaration of Restrictions be released since the two obligations have been met. When the site was developed for All-Safe Self Storage, Sierra Lane was constructed as a short cul-de-sac. The City's construction of the Dublin Boulevard Extension precluded the need to extend Sierra Lane as a through street. The first condition of the Declaration is therefore satisfied. The property is included in the Dublin Boulevard Extension Assessment District as required by the second condition. This Declaration of Restrictions prevents Mr. Moore from transferring or selling any property until the City agrees to terminate the Declaration. Based on the above, Staff recommends that the City Council adopt the resolution approving the Release of Declaration and authorizing the City Manager to sign all documentation. -----~~~------~------------------~--------------------------------- COPIES TO: JOM Moore 4.2 ITEM NO. g:\agenmisc\restrict . . .- -- . ..- ~Jf~ March 7, 1997 Lee Thompson City Engineer City Of Dublin 100 Civic Plaza Dublin, CA 94568 .~ <:.:' ~~ :,: ; [i/ i~. ~~:. MAR ... 1/'" 1007 '''-tv: PUBLIC VvU~'I'--' '8 It,'\ Re: Release of Declaration of Restrictions Dear Lee, 1. Patrick Land Company ("JPL"), the managing partner ofBJ-Dublin Commercial Partnership ("Owner"), herein encloses for the City of Dublin's signature two documents prepared by Chicago Title Company: (1). Accommodation Recording Instructions and (2). Release of Declaration of Restrictions ("Declaration"). Also enclosed is the recorded Declaration of Restrictions. In summary, The Declaration of Restrictions is recorded as an exception to Title on Owner's property near the intersection of Dublin Blvd. and Dougherty Rd.("Property"). The Declaration prevents Owner from transferring or selling any parcel or lot within the Property until one of two conditions was satisfied. The first condition was to meet certain obligations if Owner decided to proceed with the development of Sierra Lane. Although the "lengthy" Sierra Lane cuI-de-sac was not built, Owner, in cooperation with AllSafe SelfStorage, did put in the "short" Sierra Ct cul-de- sac that presently exists. Essentially, that condition was met. The second condition involved the establishment of an Assessment District for the pmpose of improving Dublin Blvd. from its fonner terminus at Dougherty Rd. easterly to the Southern Pacific railroad tracks or beyond, and that the Property be included within the boundaries of the Assessment District. That condition has also been satisfied. Section 4 of the Declaration states, "Upon the satisfaction of one of said conditions, the Owner and City shall execute, acknowledge, and record a termination and release of this Declaration." Therefore, JPL, on behalf of Owner, herein respectfully requests the Termination and Release of Declaration. Please sign and have notarized, where appropriate, the attached two documents. Thank you for your assistance. Please do not hesitate to call with any questions or concerns. Sincerely, a-Cr~ John Moore, President J. Patrick Land Company, General Partner BJ-Dublin Commercial EXHISIT I _ L__ le.ttef foWl J~ HOD~ / )627 STONERIDGE DRIVE. SlITTE 320, PlEASANTON, CA 94588 (510) 463-1688 FAX ()10) 463-0)28 RESOLUTION NO. - 97 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ********* APPROVING RELEASE OF DECLARATION OF RESTRICTIONS, TRACT 4978 AND PARCEL MAP 2817 (NOW KNOWN AS TRACT 6644 AND PARCEL MAP 6571) WHEREAS, in October of 1989, a Declaration of Restrictions was recorded which set forth certain conditions for the development of Tract 4978 and Parcel Map 2817 (now known as Tract 6644 and Parcel Map 6571); and WHEREAS, the Owner of said property has requested a Release of Declaration; and WHEREAS, the City acknowledges that the conditions set forth in said Declaration have been met; NOW, THEREFORE, BE IT RESOL YED that the City Council approves the Release of Declaration of Restrictions attached hereto as Exhibit A BE IT FURTIIER RESOLVED that the City Manager is authorized to execute the Release of Declaration and the associated Accommodation Recording Instructions. PASSED, APPROVED AND ADOPTED this 18th day of March, 1997. AYES: NOES: ABSENT: ABSTAIN: ATTEST: Mayor City Clerk g:\agenmisc\resrstrct EXHI91T~ . 1?€bb~ (JffiurvtMt-B-hm J. -:. -. _..:-.- ::~ ~.._-": . :: ~ ~ 7 . Recording requested by: When recorded mail to: Same as above RELEASE OF DECLARATION OF RESTRICTIONS . Notice is hereby given that the Declaration of Restrictions dated September 25, 1989, by and between BJ Dublin Commercial, a California Limited Partnership and the City of Dublin, a Municipal Corporation recorded on October 20, 1989, Series No. 89-292722, Official Records of the County Recorder of Alameda County, State of California, IS HEREBY FULLY RELEASED AND TERMINATED AND IS OF NO FURTHER FORCE AND EFFECT. BJ DUBLIN COMMERCIAL, A CALIFORNIA LIMITED PARTNERSHIP, BY: J. PATRICK LAND COMPANY, A CALIFORNIA CORPORATION, GENERAL PARTNER, BY: Dated JOHN P. MOORE, PRESIDENT AND CITY OF DUBLIN, A MUNICIPAL CORPORATION, BY: Dated . EXHIBIT A o-b~~ 3 -1- .. .' STATE OF CALlFORNIA COUNTY OF . On before me, Public in and for said County and State, personally appeared a Notary personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in hislher/their authorized capacity(ies) and by hislher/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official seal. Signature Name (typed or printed), Notary Public in and for said County and State. (seal) .:.. STATE OF CALlFORNIA COUNTY OF On before me, Public in and for said County and State, personally appeared a Notary personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in hislher/their authorized capacity(ies) and by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official seal. Signature Name (typed or printed), Notary Public in and for said County and State. (seal) :~. . . -- ~ . . :> y I." ~ . CHICAGO TITLE COMPANY ACCOMMODATION RECORDING INSTRUCTIONS The following document(s) are handed to you for recording/filing in the office of the Alameda County Recorder, as an accommodation only. No title insurance of any kind is being asked for with the recording of the documents listed hereinbelow. JJWe make no demand in connection therewith, and you are relieved of any liability and responsibility as to the condition of title to the property therein described and as to the validity, sufficiency and effect of said document(s). No Revenue Stamps are to be attached unless so indicated below. We understand that there is no charge for this service other than recording fees, Transfer Tax, and any other charges incurred by your company. You are authorized to record the following document(s) at this time: DOCUMENT FIRST PARIT' SECOND PARIT' 1.) Release City of Dublin BJ Dublin Signed by: .' BJ DUBLIN COMMERCIAL, A CALIFORNIA LIMITED PARTNERSHIP, BY: J. PATRICK LAND COMPANY, A CALIFORNIA CORPORATION, GENERAL PARTNER, BY: Dated JOHN P. MOORE, PRESIDENT AND CITY OF DUBLIN, A MUNlCIPAL CORPORATION, BY: Dated Received by Chicago Title Company on .' By: ,199~. 5 . ... "... . . .. pO..' - - .. .. "'.: ::'~>":~:'&..~:.. : "'. ....:='"'/ ~. .- . ~.. .. - ~. --'--.- -.-. -, .. u~.., : ." .~ '.;..:, ~f "'~J :Ij ., ,I ! . 'i i J I ,I ,,;..1 '.1 L t t .'..,.... . ") , .', F ~'~ "'""::-"~"t .~j)}; , ,....,~- .:~;~'~: l I, ?:~~';":".7 ~-: ~!5il; i>~_,;J ; 'S7[ "<<:':; ,. ".ft ~ .--'..... .. }i~~{;"f r.,,, . 'I- t' ','.., " r. 'r" ~ t ~~ . f:l, :' /'" ' , ~ , I :' .. ..~.:;i.:t.'r....... ~~~... ..-.....:.. ~.+:.:: ~lI:r.r..._"':_.....~..._;-. ..~io'"+t., .r .~,.._~~. ti;-292722 !l ~ 1 RECORDING REQUESTED BY, AND WHEN RECORDED RETURN TO: RECORDED AT REQlibi l .Chicago Title Ins. Co. At &30 A.M. OCT ~o 1989 OFFIGIAL RECORDS OF p;[AMEOA COUNTY, CALIFORNIA RENE C. DAVIDSON t:eurm: RECORDER J. Patrick Land Company 7901 Stoneridge Drive, Suite 403 Pleasanton, CA 94566 City of Dublin, City Clerk 6500 Dublin Boulevard P. o. Box 2340 Dublin, CA 94568 q(0 Space ~bove this line for Recorder's use DECLARATION OF RESTRICTIONS This Declaration oj ~ B~strictions ("Declaration") is made and entered into this ~u. day of September, 1989, by BJ DUBLIN COMMERCIAL, a California Limited Partnership, the latter being the owner ("Owner") of that certain property ("property") described as follows: Parcel One: Parcel B of Parcel Map 2817 filed September 10, 1981, in Book 128 ot Parcel Maps, at Page 83, Alameda County Records. Parcel Two: .. i. I An easement for ingress and egress and publio utilities as an appurtenance to Parcel One hereinabove described over the southerly 20 feet of Paroel A of Parcel Map 2817, filed September 10, 1981, in BOok 128 of Parcel Maps at Page 83, Alameda County Records. i , L: ,~...~~. .~ f,'/""~F r~):',..( k:.",r. f.. l' : : "; 'I I,.: : 1 L ,,'1- l 'j f:~' l r. ,c:I' " ! I I I , ~ ., :1 I' ,j I ,:' . I ..I . I !' j i '''l ! i ,. " t i .-. .. Parcel Three: Lots 1 thru 5, inClusive, Tract 4978, filed June 5, 1984, Map Book 145, Pages 3, 4 an~ 5, Alameda County Records. Parcel Pour: Those portions of Dougherty Road and Sierra Lane, as shown on the Map of Tract 4978, filed June 5, 1984, Book 145 of Maps, Page 3, Alameda County Records, which lie within the boundaries of said Tract 4978. . f. 1 ..-,' ._~~...:... .. .,.~.. , , ,'. I . ." ~.~. '7;~. ...., . . ~, I I :!J EXHI91T._ , 1) tclM~iW-n at 1<ecJv\e;n ())\ c, '. 1~ " .' ., 'n-' . ~', ..,.. + y..~;(~t.. :}'J~:.~.,~-.::.'T..~':~,~,:~'-~::'i:-S:~."'~..' '_.~'.'.~.' .- ~':-:-, 'Ii., 'f "'~.~1 -':"1' ':>'1 " " I; .' f ':~.~.~~; 1"'>'\, / "'1 ,::'::J ""l ;" 'j ,"' J "I,' ...., 4- .' r- ,', , ,l I: ',l: ,/ , '.1 '._n::-,.. . . ~ i "-..1 89Z9Z7Z2 n : I - J , , ., 1 '~ ;j " i ! Recitals A, On the 27th of March, 1989, Owner entered into a Tract Developer Agreement with the city of Dublin ("City"). The Tract Developer Agreement called for the construction of certain public improvements on that portion of the Property described as Parcel Four (the public improvements described in the Tract DeVeloper Agreement are hereinafter referred to as "the sierra Lane Improvements") . B. Owner was required to provide City security for the performance of Owner I s Obligations under the Tract Developer Agreement, specifically inclUding the construction of the Sierra Lane improvements. c. Subsequent to the execution of the Tract Developer Agreement and at the present time, City is analyzing whether construction of the Sierra Lane improvements, as called for in the Tract Developer Agreement, are in the best long term interests of city_ . . 'I , I I I I D. Pursuant to the First Amendment to the Tract Developer Agreement, Owner may substitute this Declaration of Restrictions against the Property for Owner's obligations under the Tract Developer Agreement. E. In consideration of the City's not requiring additional security for Owner's obligations under the Tract Developer Agreement, Owner hereby executes and submits for recordation this Declaration which is intended to restrict the development and transfer of the Property. "<'. ""c~, .. .0::", . .,',. :1 L I J j, ,J I I I 1 I I , I I I ~ , i I J .. t I I ,... I .~ J . ~ :", J Provisions The development and sale or transfer of the Property shall be restricted as provided in this Declaration. 1. Restriction on Development. Owner, or its successors, shall not apply for, and city shall be under no obligation to issue, any buildinq pe:;;mit for the development of the Property until SUch time as one of the conditions described in paragraph 3_ is satisfied. 2. Restriction on Transfer of Lots or Parcels. Owner, or its successors, shall not sell or transfer ~ny parcel or lot included within the Property until one of the conditions described in paragraph 3. is satisfied. Notwithstanding the foregoing language, Owner may sell the Property in its entirety prior to the satisfaction of the conditions described in paragraph 3., provided that in such event, the transferee shall take the Property subject to all of the terms in this Declaration. 2 .' :. . L 7 ( .t , . . . .... l. \ . . .' '. i n...b:j?~';(;f:;~i.'3:;~~,;~~~c'~':, :.:L .".., .: .r,:-~.-=- .. - '. -.... ~..........L,.. '-.".:... r ~_ ~ ~ 832SZ7Z~; I . . ~....' Conditions of Termination and Release of Declaration. 3. :.,' A. In the event that Owner determines that it wishes to proceed with the development of the Property in accordance with the Tract Developer Agreement and the approved plans for Tract 4978, owner shall first obtain and provide city with all of the bonds and insurance certificates required under the Tract Developer Agreement to secure owner's performance of the construction of the Sierra Lane improvements. specif ica11y, Owner shall have furnished city with a Faithful performance Bond and a Labor and Materials Bond for the Sierra Lane improvements, as set forth in the Tract Developer Agreement. Each bond shall be in a form prescribed by city, and shall be issued by a company duly and legally licensed to conduct a general surety business in the state of California. t;' . .lot~ B. In the event that (1) city adopts a resolution establishing an assessment district and ordering improvements to be made to extend Dublin Boulevard from its current terminus at Dougherty Road easterly to the Southern Pacific railroad tracks or beyond, such that City no longer requires that tile Sierra Lane Improvements be built, and the Property is included within the boundaries of the assessment district, tilen, upon the date 31 days following the date the assessments are levied or, if an action is filed contesting the validity of the assessments, upon the date 31 days following tile entry of a final jUdgment in SUch action, and (2) a new subdivision map for Tract 5900 has been recorded for the Property, then this condition shall be deemed satisfied. 4. Termination and Release of Declaration. Upon the satisfaction of one of the conditions in paragraph 3., as described herein, this Declaration shall be deemod terminated and of no further force and effect. Upon satisfaction of one of said conditions, the owner and city shall execute, acknowledge, and record a termination and ~elease of this Declaration. 5. Enforcement. The provisions of this Declaration of Restriction shall be specifically enforceable by Owner and city. The restrictions of this Declaration shall run ~ith the land and bind the Property from the date that this Declaration is recorded, unless earlier terlllinated and released in accordance with the provisions of paragraph 3. 6. Construction and Jurisdiction. If any term or provision of this Declaration, or the application thereof to any person or circumstance shall to any e~ent be invalid or unenforceable, the remainder of this Declaration, or the application of such term or provision to persons or circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each term and prOVision of this Declaration shall be valid and be enforced to the fullest extent permitted by law. This Declaration shall be construed in accordance with the laws of the state of California. 3 ..:' ''';':'' ...........- l <{ ( .,. L_~ . 1:,,;7:2 ~ .,.... ..J; t.Z:f.t ,,. _. ',1 t~:>t; l'~.. , ..........:.'.; ~~f~ r .. r/., . I ,:.. >", - I I I , ~ i i I , J \ I I I ~ fZ "j .,.. --'. . . . . . -:. ' : \ .. . \ . , . .' . . :.~ .:..,:::::'..... ....';-..--. +-:-. . ; ~ ~.)~'~~~~~;~~:~'~.:.: ::~.::. ~:...,;: ':.. ;.~-'~..:: " - , !. . j .~~ ~ ~.m ! "~I ;C~ I I .! I i I i i I .) ''1 .~--~---~._-_._. . \~:~. '..: ::":j.,,;:,: ;,:- ..,:" '.:.::':'~',:",-:::':.:.'..;'.;.Sf~,;'i0-""'~;~:!T~~~~~'~l~':i;.~~' ,~.:, 8329'<:72,(: 7. Titles and Captions. Titles and captions contained in this Declaration are inserted only as a matter of convenience and for reference and in no way define, limit, extend or describe the scope of this Declaration or the intent of any provision herein. 8. Amendment, Modification or Termination. This Declaration of Restrictions may not be amended, modified or terminated without the written consent of the City of Dublin. IN WITNESS WHEREOF, the Owner has exe.cuted this Declaration of Restriction to be recorded against the Property. BJ DUBLIN COm!.ERCIAL a California Limited Partnership By: H&M Investments, Inc. a California corporation By: ~~~ J P. Moore President Its: Its: General Partner ~~E-.. Arthur D. B dges General Partner By: Its: CITY OF DUBLIN a MuniCipal corporation By' ~~C* Richard C. Alnb s City Manager 4 :'\(~~~" ,,;: ,'~. .,...:.... ~. ' ... . . r . .. . . +~ :::. . .~..:. ",:' +. - , ",', .:...~ j ,~~~ ....,.~ """"'l;j .~:.: .t,:tJ \;};;H :i:f)d - ." "j ;,~~i' .' ...;:. :....: .'~ ...;" . ;'...:.-~:r: : ~,~"0!~~ . '..t ~.~, :,~::('I '. ',"J ,,'" J ~;-;;"'<-":1 t<, " k.. 1; ;"'~ :.:.<": I ., J , 1 ,~ I , 'I 'J "I .-j ':':1 , I I r~" '\ r :! - i ' I' L, ::+. , ,j 'j 1 1 .1 ! r -...........- '~ .... . w 1\ i. . ~ \ " ~. . '. . . . ; .~_. :~::~;~t;.~.l":.!~'-;'_:l"\r.-L:~'.'~_':'":':. '_':~ '1~':~"><''''''':--:''''''-''' ..... .'.c'. -...\... . r-:-. .j :.' . I :, " ! j I - i On this ~th day of IJ('~ I 1989, t. 1,,; 1H.T5~" - ...1 :: I'~':~' .,' ~. ." . "J. : ~.,- . i';<"-' , : Ir~~:,: - ~1tt ~ ~,.:~~::: ~.r"r--' . ~I t,.". f~~'~}~:~' "'. ' '''} w', ' , ,~. .:' .,.., , .',' "1' ." . '''I 1(::':':1 ~.'h...". ~. ;.,~t~~.[ , .. STATE OF CALIFORNIA k:J~!J~72:r.: , .~ COUNTY OF ALAMEDA before me, the undersigned Not.ary Public, personally appeared RICHARD C. AMBROSE, City Manager of the City of Dublin. 'V personally known to me; or proved to me on the basis of satisfactory evidence, to be the person whose name is subscribed to the within instrument, and .... acknowledged that she executed it. WITnESS my hand and official seal. . OffiCIAl.- SJ;:.u. nUf(J( "1lTAnfV.U:.~_ 1aIO" C!UiIY ".,.l>om"t-".......1J12 4~~-cL ,'-. ,".. ,-" ~'.- ...~,..~~ ~:~.~ w:~:~ :>..' ~ .".. ........~~:... " . ' .. ~ . .,.-.... rf:~I: .'., ."-' .' , , ~f I'''. :,,~: ~I .', ..- I ~ . w.. -"::l ;:", ':':"1 1'-' _. f'~"':'::;l' f" "::. I, , .' "I ~. .', ' " f.~>" ":1 " ;'. ~ . ",' I '," ~: .'..J f' " . '( r: "I h'-'.::j t ''''j' (". , u"1 t:' " : : I ;' '.,~.i. .. i !,. J l. ' I . j~" , ....., .' ,:1 .. .' --- 5 '- "',. . ....- ~ '.: '" ,,:,. l III ( I 1'1 f:.J , , :.~---- "j .' , ' ,; _- ... "'." . ' . . .' '. ~ \ ".' .. " \ \ I' " I;'. ,;.4 COUNTY OF AlAMEDA 89Z927ZZ , --.-, , '" _c_~" ~:'::"" ,':/ :b:....Z ~~,. . f~,:~~, ~~]':: t~f'~~f:l ,: t;'~:I':.I" ;~u~l '~"':'')r... .,:,._ '::;t?;Pli::;~ (~g~:'} ~'..:~"'.' .,;:i ~~~;::~ /~ ',' ,',c",_ ~ ,':<,p .:1:.. . ~~ On ~ ,IJ.. , 198~, belore me, [lebra Ragland-WIlson, a Notary PubliC In and lor said County and State, personally appeared John P. Moore, known to me to be the President 01 H&M Investments. Inc., a Calnomia corporation, the person who executed the within Instrument on behall 01 scld corporation and acknowledged to me that saId corporation executed the within Instrument, said corporation being known 10 me or proven 10 me to be a general partner 01 BJ Dublin Commercial, a Call1ornla Limited Partnership, the Limited Partnership that executed the within Instrument, and acknowledged to me thai such corporation executed the same as a general partner 01 said Umhed Partnership omcw. SI:AL DElIA UQAXDoWllSDN _IIIU.CU_ __If 1lrc.-.~""'f11", ~ 8~~\U:u- ~:5.;~::{ 1 Commlssion Expires: ~'Z~ \~"3 ,'c" "I:' , " " , ....... ,.; :p. : STATE OF CALIFORNIA COUNTY OF AlAMEDA '1~' '" I:' ,. .. ';'1" - .-j I' I: !' On S; o.'f l' , IE . 198L, before me. a Notary PubliC In and for said County and State, personally appeared Arthur D. Bridges, said person being known to me or proven 10 me to be a general panner 01 BJ Dublin Commercial. 8 Call1ornla Limited PartnershIp, the Limited ?artnership thaI executed Ihe within Instrument. and acknowledged to me fhal such person executed the sam;.: a general partner 01 said Limited Partnership ~n ~ n . oo/.J A. ~;;; ~ ~ El.JZABElH ....CALHOUN ~ EI '-r' : ~o:O~~~fORlllA CommissiOn Expires: 5/11 h~ !.._,_.!=::~=~~:'~ ':'--....,.:.. " "'1~,,- '....... .... I, 'j ,i' , j '1 , I, I I I ! ( i ! i I I , I :i i , ! .1 ' r .. I !~ " . ..... ~' L I 'j I i I II I r I I ! ' : i, -'- \ '~______ ! / I I ". '. . " _ ---j~. , " '" '" ''\' i: ", , I ' ,.'~ /.'\-1. , -:- - PK~5~ I )\ ", f \J (tor~",,~2B 17 :'\ " , (fO<~ 4q76) , I . , ;/l -rl?AtTb644 ''/ L.,..../ ~, . . ' i / I~' / I , I .': . " :. ew. "D ' - I 1"11 . , i i, i~h ir "~ I , I~ I; 'I ! fl it: ;- ,_' '. " , " 1'1 ',_. ". ". ';, , " , - '---"""..:- ....:.." 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