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HomeMy WebLinkAbout08/27/2015 - Regular Minutes City Council MINUTES OF THE REGULAR CITY COUNCIL MEETING CITY OF COLLEGE STATION AUGUST 27, 2015 STATE OF TEXAS § COUNTY OF BRAZOS § Present: Nancy Berry, Mayor Council: Blanche Brick Steve Aldrich, arrived after roll call Karl Mooney John Nichols Julie Schultz James Benham City Staff: Kelly Templin, City Manager Carla Robinson, City Attorney Chuck Gilman, Deputy City Manager Sherry Mashburn, City Secretary Tanya McNutt, Deputy City Secretary Call to Order and Announce a Quorum is Present With a quorum present, the Regular Meeting of the College Station City Council was called to order by Mayor Berry at 7:01 p.m. on Thursday, August 27, 2015 in the Council Chambers of the City of College Station City Hall, 1101 Texas Avenue, College Station, Texas 77840. 1. Pledge of Allegiance, Invocation, consider absence request. Hear Visitors Comments Ben Roper, 5449 Prairie Dawn Ct., came before Council to honor the service and sacrifice of Sgt. Michael Paul Barrera. Chris Scotti, 305 Gleeson, Ct., introduced Andrew Chin as the new President of the Northgate Association. Andrew Chin, 3020 Papa Bear Dr., said he was born and raised in College Station and received his degree in Tourism from TAMU. RM082715 Minutes Page 1 CONSENT AGENDA 2a. Presentation, possible action, and d discu ssion of minutes for: • August 13,2015 Workshop • August 13,2015 Regular Council Meeting • August 17, 2015 Special Meeting (Budget Workshop) • August 18,2015 Special Meeting (Budget Workshop) 2b. Presentation,possible action, and discussion on an Interlocal Agreement with the City of Normangee for the sale of four (4) surplus police radar units. 2c. Presentation, possible action, and discussion regarding approval of City of College Station General Service Contract with Buyers Barricades for $77,420 to deploy and remove traffic control devices according to the Texas A&M Football Post Game Traffic Control Plan. 2d. Presentation, possible action, and discussion regarding approval of Resolution 08-27-15- 2d, consenting to the Brazos County Commissioners Court's use of County funds for construction of an extension of Greens Prairie Trail located within College Station City Limits extending from FM 2154 at it's intersection with Greens Prairie Trail west to the City of College Station City Limits. 2e. Presentation, possible action, and discussion regarding approval of Change Order No. 3 for the Lick Creek Wastewater Treatment Plant Miscellaneous Improvements construction contract 12-191 with Bryan Construction Company, Inc. in the amount of$58,750. 2f. Presentation, possible action, and discussion on a professional services contract with Jones and Carter in the amount of$167,000 for the professional engineering services related to the Luther Street Project. 2g. Presentation, possible action, and discussion regarding approval of Resolution 08-27-15- 2g, determining public need and necessity, authorizing City staff to negotiate easement purchases for the Munson Street Rehab Project. 2h. Presentation, possible action, and discussion regarding Change Order Number 2 for Professional Services Contract 12-206 with HDR Engineering, Inc., for the University Drive Pedestrian Improvements Phase 2 Project reducing the contract by $84,342.41. 2i. Presentation, possible action, and discussion on a construction contract with Jamail and Smith, in the amount of$80,186.30 for providing new standing seam roofs on various City Park shelters. 2j. Presentation, possible action, and discussion regarding approval of a contract with Alcott Inc., dba TCH, for Option 1, Directional Bore, for the Turkey Creek Road and Health Science Center Parkway electric conduits installation in the amount of$128,925. 2k. Presentation, possible action, and discussion on a bid award for the annual purchase of three phase pad-mounted transformers,which will be maintained in electrical inventory and RM082715 Minutes Page 2 expended as needed. The total recommended award is $437,700 and will be awarded by line item to the lowest responsible bidder. 21. Presentation, possible action, and discussion regarding an Infrastructure and Economic Development Agreement with Pappas Restaurants, Inc. for the redevelopment of approximately 4.37 acres at 1600 University Drive,Lot 1, Block 16 of the Glenhaven Estates Phase 6 Subdivision. Item 2e was pulled from the Agenda and was not considered. MOTION: Upon a motion made by Councilmember Mooney and a second by Councilmember Schultz, the City Council voted seven (7) for and none (0) opposed, to approve the Consent Agenda, less item 2e. The motion carried unanimously. REGULAR AGENDA 1. Public Hearing, presentation, possible action, and discussion of Ordinance 2015-3687, amending Chapter 10, "Traffic Code", Section 4 "Administrative Adjudication of Parking Violations",E"Parking Regulations of Certain Described Areas",(1)"Traffic Schedule XIV -No Parking Here to Corner or No Parking Anytime",of the Code of Ordinances,to remove parking along Renee Lane. Troy Rother, Traffic Engineer, reported that this ordinance is for no parking anytime along both sides of Renee Lane between Barron Road and the termination of the roadway 260 feet north of Passendale Lane. This parking removal is needed to provide sufficient travel width for the City of College Station Fire Department to respond to calls along this roadway and to local residents. A citizen requested the City to remove parking along the roadway because they were having trouble accessing their homes. During the evaluation,the Fire Department determined that parking along Renee Lane would affect their ability to respond to an emergency in the area. A public meeting was held on July 28, 2015to discuss no parking with property owners and residents that own property or live on Renee Lane. Seven people attended this meeting, and all seven people support this ordinance. Traffic Engineering also received an email from another resident who could not attend the meeting and who also supports this ordinance. Based upon the need for emergency vehicle access along Renee Lane, the Traffic Management Team recommends approving this ordinance. At approximately 7:10 p.m., Mayor Berry opened the Public Hearing. Timothy Kyllonen, 14121 Renee Lane, stated that everyone on the street approved it, There being no further comments, the Public Hearing was closed at 7:11 p.m. MOTION: Upon a motion made by Councilmember Schultz and a second by Councilmember Brick, the City Council voted seven(7) for and none (0) opposed, to adopt Ordinance 2015-3687, amending Chapter 10, "Traffic Code", Section 4 "Administrative Adjudication of Parking RM082715 Minutes Page 3 Violations", E"Parking Regulations of Certain Described Areas", (1) "Traffic Schedule XIV -No Parking Here to Corner or No Parking Anytime", of the Code of Ordinances, to remove parking along Renee Lane. The motion carried unanimously. 2. Public Hearing, presentation, possible action, and discussion on Ordinance 2015-3688, amending Chapter 12, "Unified Development Ordinance," Section 12-4.2, "Official Zoning Map,"of the Code of Ordinances of the City of College Station,Texas by changing the zoning district boundaries for approximately 2.429 acres from 0 Office and GC General Commercial to PDD Planned Development District for a hotel development, being located in the Richard Carter Survey,Abstract No.8,College Station,Brazos County,Texas. Said tract being all of Lot 1, Black Eyed Pea Addition, according to the plat recorded in Volume 1233, Page 531 of the Official Records of Brazos County, Texas, and all of Lot 3-11 and a portion of Lot 2,Block"A",College Heights, according to the plat recorded in Volume 124,Page 259 of the Deed Records of Brazos County, Texas; being located at 201 University Drive East, 403, 405, 409 Jane Street, and 400, 402, 406 A&B, 408 Eisenhower Street, and being more generally located north of UniVersity Drive East between Jane Street and Eisenhower Street, Jennifer Prochazka,Planning and Development Services,reported that this request is for a Planned Development District rezoning based on the Mixed Use zoning district for the development of a multi-story hotel with a parking garage. This will allow hotel uses to meet both the residential and non-residential requirements. The properties are currently developed as single-family homes and a restaurant, but are proposed to be consolidated for redevelopment. The Planning and Zoning Commission considered this item on August 6, 2015 and voted 6-0 to approve the rezoning request. City staff also recommends approval of the PDD zoning. At approximately 7:20 p.m., Mayor Berry opened the Public Hearing. Kimberly Cole, 3990 Cortez Drive, Dallas, and representing the property owner of 403 Eisenhower, voiced opposition to the project. It is not compatible with the adjacent zoning. It is too close to light residential without a sufficient zoning buffer. The adjacency of the parking garage is obtrusive. She provided an exhibit showing the massing of the structure in relation to the Eisenhower house. The request needs further review and should not be approved tonight. Crissy Hartl, 3204 Earl Rudder Frwy South, applicant, spoke in favor of the project. Ted Ent, 12325 Carlsbad Dr., Austin, clarified the parking garage construction. There being no further comments, the Public Hearing was closed at 7:30 p.m. MOTION: Upon a motion made by Councilmember Benham and a second by Councilmember Schultz, the City Council voted seven (7) for and none (0) opposed, to adopt Ordinance 2015- 3688, amending Chapter 12, "Unified Development Ordinance," Section 12-4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundaries for approximately 2.429 acres from 0 Office and GC General Commercial to PDD Planned Development District for a hotel development, being located in the Richard Carter Survey,Abstract No. 8, College Station,Brazos County,Texas. Said tract being all of Lot 1, Black Eyed Pea Addition, according to the plat recorded in Volume 1233, Page 531 of the Official RM082715 Minutes Page 4 Records of Brazos County, Texas, and all of Lot 3-11 and a portion of Lot 2, Block"A", College Heights, according to the plat recorded in Volume 124, Page 259 of the Deed Records of Brazos County, Texas; being located at 201 University Drive East, 403, 405, 409 Jane Street, and 400, 402,406 A&B,408 Eisenhower Street,and being more generally located north of University Drive East between Jane Street and Eisenhower Street. The motion carried unanimously. 3. Public Hearing, presentation, possible action, and discussion regarding Ordinance 2015- 3689, amending Chapter 12 "Unified Development Ordinance," Section 12-4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas by adding a NCO Neighborhood Conservation Overlay zoning district for approximately 32 acres, being located in the single-family portion of the McCulloch Subdivision, an area generally bordered to the north by Holleman Drive,to the south by Nevada Street,to the west by Pecan Tree Estates Subdivision, Phases 1 and 2, and to the east by lots fronting the southwest side of Georgia Street (1112 through 1228 Georgia), and including a portion of the lots fronting the north end of Georgia Street (1100 through 1113 Georgia) in College Station, Brazos County, Texas. Jennifer Prochazka, Planning and Development Services, reported that property owners from the McCulloch Subdivision submitted a petition signed by the majority of owners requesting a Neighborhood Conservation Overlay zoning, one of the City's Single-Family Overlay districts. The request is in response to large homes recently constructed in and around the neighborhood. This type of zoning district can be placed"over"the existing General Suburban zoning in order to provide additional standards for development in the area of the overlay. It is intended to help protect established neighborhoods from inappropriate infill development by prescribing setbacks, lot coverage,building height,or other controls based on the existing character of the neighborhood. An overlay can also carry additional standards that will be required to be met for any expansion, development, or redevelopment of property within the district. The property owners are proposing the following additional single-family restrictions: 1. Maximum one-story structures; 2. Minimum 25-foot front setback; and 3. Maximum 31% lot coverage (including impervious surfaces such as structures and driveways/parking). The Planning and Zoning Commission considered this item on August 20,2015,and recommended a maximum 41% lot coverage instead of the proposed maximum of 31%. Planning and Zoning approved the request 4-2. Staff recommends approval of the overlay zoning. At approximately 7:54 p.m., Mayor Berry opened the Public Hearing. Timothy Campbell, 1204 Carolina St., said he has grown up in this neighborhood. There are five local churches with over 200 years of history, The Lincoln Center is within walking distance for the residents. These have played a major role in the community. There are families that have been here for fifty years, and they are being forced out. It has been a safe place to raise a family, but with the insurgence of student housing it is no longer safe. He wants homes built that will be compatible with those already in existence. Towanna Ford, 1217 Arizona St., said she has lived in the neighborhood for many years. She does not want to live anywhere else. She wants her children to be safe and live in a safe community. It RM082715 Minutes Page 5 is no longer safe with the AgShacks, which will also force out the elderly living on fixed incomes. She asked that it remain a single family neighborhood with new homes built that are comparable with the homes already there. This is last black community in College Station. Aundra' L. Ellis, 1109 Detroit St., she has enjoyed the closeness of the neighborhood. She feels good that there are people she can trust to watch over her elderly mother. She wants that family- feel to stay there. Marquis Williams, 1208 Carolina St., said that what they lack in money they gain in family. The AgShacks tear up family; the children can no longer play in the streets. They are not against anyone building in the community,but ask that they do so respectfully. He ask Council to please consider the people of the McCulloch subdivision. No more permits for AgShacks. Carolyn Waldon, 1210 Detroit, gave the legal definition of single family housing and asked how are these permits being issued under this legal description? The AgShacks are just mini apartment buildings disguised to look like a home. Letters are being sent to homeowners asking the owners to sell. The neighborhood is being destroyed. Carol Conant, 1206 Arizona, said this neighborhood is cutting off its nose to spite itself. Her lot is one of the smallest, and there is no way to build a 1,000 square foot house without going up. It is not AgShacks that are destroying the neighborhood; it is the property owners who are selling. The answer to the problem is to limit the number of rental occupants. Too many of the homes are sub-standard. They are asking to maintain their neighborhood by doing the wrong thing. Janie Rodriquez, 1205 Phoenix St., said her family moved there because it was safe, and the neighborhood reminded her of the neighborhood she grew up in. There is a lot of history there, and she felt welcomed when she moved there. Kimmie Daily, 1203 Detroit, said her grandfather picked up his family and moved to College Station. She is concerned about the community. AgShacks are student apartments. Adding students to the community changes it. Student actions are not appropriate for the elderly or the children. The community needs its peace and to be restored. Thomas Merchant, 1102 Detroit St., his family was raised in the McCulloch Addition, and the community is one family. Rev. A.C. Clark, 1122 Arizona, said the community is over seventy years old. He grew up in that area when it was county roads. It is a community that takes care of its family. The student housing has upset the integrity of the community. There is an area beside the church where children go to play, and older people walk the streets. Now cars are driving down the streets 45-50 miles per hour. He asked Council to please stop issuing permits for the student housing. The community is one big loving family. Joe Guerra, 2709 Ravenestone, noted that there are appropriate zoning districts for these types of housing. There being no further comments, the Public Hearing was closed at 8:23 p.m. RM082715 Minutes Page 6 MOTION: Upon a motion made by Councilmember Nichols and a second by Councilmember Brick, the City Council voted seven (7) for and none (0) opposed, to adopt Ordinance 2015-3689, amending Chapter 12 "Unified Development Ordinance," Section 12-4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas by adding a NCO Neighborhood Conservation Overlay zoning district for approximately 32 acres,being located in the single-family portion of the McCulloch Subdivision, an area generally bordered to the north by Holleman Drive, to the south by Nevada Street, to the west by Pecan Tree Estates Subdivision, Phases 1 and 2, and to the east by lots fronting the southwest side of Georgia Street(1112 through 1228 Georgia), and including a portion of the lots fronting the north end of Georgia Street(1100 through 1113 Georgia) in College Station, Brazos County,Texas,with the Planning and Zoning recommendation of 41%. The motion carried unanimously. Council recessed at 8:45 p.m. Council reconvened at 8:52 p.m. 4. Public Hearing, presentation, possible action, and discussion regarding Ordinance 2015- 3690, amending Chapter 12, "Unified Development Ordinance," Section 12-4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundaries from R Rural to GS General Suburban for approximately 1.57 acres being the east half of Lot 10, Bald Prairie Subdivision, according to the plat recorded in volume 171, page 571 of the deed records of Brazos County, Texas, and being the same tract of land as described by a deed to Jeffery Joe Morgan recorded in volume 3956, Page 223 of the Official Public Records of College Station, Brazos County, Texas. Generally located at 14015 Renee Lane, more generally located north of Barron Road and between Renee Lane and Victoria Avenue. Mark Bombeck,Planning and Development Services,reported that the applicant has requested the proposed amendment to rezone the property to General Suburban as a step toward creating additional single-family residential lots on approximately 1.57 acres located north of Barron Road, between Renee Lane and Victoria Avenue. The Planning and Zoning Commission considered this item on August 6, 2015 and voted unanimously to recommend approval of the rezoning request. Staff also recommends approval of the rezoning request. At approximately 8:54 p.m., Mayor Berry opened the Public Hearing. There being no comments, the Public Hearing was closed at 8:55 p.m. MOTION: Upon a motion made by Councilmember Benham and a second by Councilmember Mooney, the City Council voted seven (7) for and none (0) opposed, to adopt Ordinance 2015- 3690, amending Chapter 12, "Unified Development Ordinance," Section 12-4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundaries from R Rural to GS General Suburban for approximately 1.57 acres being the east half of Lot 10, Bald Prairie Subdivision, according to the plat recorded in volume 321, page 571 of the deed records of Brazos County, Texas, and being the same tract of land as described by a deed to Jeffery Joe Morgan recorded in volume 3956, Page 223 of the Official Public Records RM082715 Minutes Page 7 of College Station, Brazos County,Texas. Generally located at 14015 Renee Lane,more generally located north of Barron Road and between Renee Lane and Victoria Avenue. The motion carried unanimously. 5. Public Hearing, presentation, possible action, and discussion regarding Ordinance 2015- 3691, amending Chapter 12, "Unified Development Ordinance," Section 12-4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundaries from GC General Commercial to PDD Planned Development District for approximately 12 acres being situated in the Robert Stevenson Survey,Abstract No. 54, College Station,Brazos County,Texas, and being part of Lot 3 - 15.81 acres, Barron Park Subdivision, according to the plat recorded in Volume 939, Page 209, of the Official Records of Brazos County,Texas, said Lot 3 being described in the following three deeds: to DWS Development, Inc., in Volume 3082, Page 297, and Volume 4735, Page 142, both of the Official Records of Brazos County, Texas, and to Mel Formby in Volume 4802, Page 89, of the Official Records of Brazos County, Texas, located on the northern boundary of Christ United Methodist Church along State Highway 6 South. Jessica Bullock, Planning and Development Services, reported that the applicant has requested a Planned Development District zoning on approximately 12 acres located on the northern boundary of Christ United Methodist Church along the east side of State Highway 6 South. The PDD, with a base zoning district of Multi-Family, will combine senior independent living, assisted living, memory care, and skilled nursing. The Planning and Zoning Commission considered this item on August 6 and voted 6-0 to approve the rezoning request. Staff also recommends approval. At approximately 9:01 p.m., Mayor Berry opened the Public Hearing. Veronica Morgan, 3204 Earl Rudder Frwy, provided a presentation on the project. Ron Jennette, 1440 Lake Front Circle, The Woodlands, addressed parking availability. There being no further comments, the Public Hearing was closed at 9:06 p.m. MOTION: Upon a motion made by Councilmember Mooney and a second by Councilmember Aldrich, the City Council voted seven (7) for and none (0) opposed, to adopt Ordinance 2015- 3691, amending Chapter 12, "Unified Development Ordinance," Section 12-4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundaries from GC General Commercial to PDD Planned Development District for approximately 12 acres being situated in the Robert Stevenson Survey, Abstract No. 54, College Station, Brazos County, Texas, and being part of Lot 3 - 15.81 acres, Barron Park Subdivision, according to the plat recorded in Volume 939,Page 209, of the Official Records of Brazos County, Texas, said Lot 3 being described in the following three deeds: to DWS Development, Inc., in Volume 3082, Page 297, and Volume 4735, Page 142, both of the Official Records of Brazos County, Texas, and to Mel Formby in Volume 4802, Page 89, of the Official Records of Brazos County, Texas, located on the northern boundary of Christ United Methodist Church along State Highway 6 South. The motion carried unanimously. RM082715 Minutes Page 8 6. Public Hearing, presentation, possible action, and discussion regarding Ordinance 2015- 3692, vacating and abandoning of a portion of that certain called 1.129 acre tract known as Technology Way as described in plat recorded in Volume 3764, Page 130 of the Official Records of Brazos County, Texas. Carol Cotter, Planning and Development Services, reported that this ordinance abandons a 0.46 acre portion of Right-of-Way at the end of Technology Way, and will accommodate future development of the property. A Public Utility Easement will be retained on the existing public utilities and will continue to provide sufficient public and private utilities coverage. The requirement for turnarounds and signage as a condition of pavement removal will allow for safe navigation of the remaining roadway. The developer must also meet building permit stipulations as set forth in the Executed Economic Development Agreement between the City of College Station and StataCorp, LP, dated August 28, 2014. If any of these conditions are not met, the abandonment will be null and void. Staff recommends approval of the ordinance. At approximately 9:09 p.m., Mayor Berry opened the Public Hearing. There being no comments, the Public Hearing was closed at 9:09 p.m. MOTION: Upon a motion made by Councilmember Schultz and a second by Councilmember Nichols, the City Council voted seven (7) for and none (0) opposed, to adopt Ordinance 2015- 3692, vacating and abandoning of a portion of that certain called 1.129 acre tract known as Technology Way as described in plat recorded in Volume 3764, Page 130 of the Official Records of Brazos County, Texas. The motion carried unanimously. 7. Public Hearing, presentation, possible action, and discussion regarding Ordinance 2015- 3693, amending Chapter 12, "Unified Development Ordinance," Section 12-4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundaries from R Rural and GS General Suburban to PDD Planned Development District for the property being approximately 28.5 acres situated in the Crawford Burnett League, Abstract No. 7, Brazos County, Texas and being a part of that certain called 69.37 acre tract as described in deed from James G. Butler to J & J Butler Family Partnership, Ltd. Of record in Volume 7551, Page 41, Official Records of Brazos County,Texas,being generally located along Holleman Drive South across from Saddle Lane and the Quail Run subdivision. Jason Schubert, Planning and Development Services, noted that this item was deferred from the June 25, 2015 so that a further traffic analysis could be performed by the applicant. On August 7, 2015, staff received correspondence from Texas A&M University Transportation Services that transit service would be provided to the Holleman Drive South corridor starting in fall 2016. The applicant recently submitted the revised traffic impact analysis. The Planning and Zoning Commission considered this item at their May 7,2015 meeting and voted 4-1 to recommend approval of the rezoning request. The Parks and Recreation Advisory Board considered the additional parkland fees as one of the proposed community benefits to help offset the proposed meritorious modifications at their May 12,2015 meeting and voted 7-0 to recommend RM082715 Minutes Page 9 acceptance of the fee changes, but included as part of their motion that they were not comfortable with the fees for future projects and would ask Council to consider additional fees for developments with higher bedroom counts per unit. At approximately 9:25 p.m., Mayor Berry opened the Public Hearing. Mike Gentry, 1515 Emerald Plaza, reviewed the presentation from the last Council meeting, Jim Butler, 6010 Thoroughbred Ridge, said the development is consistent with the infrastructure along Holleman. He asked that the speed limit on South Holleman be reduced. Also, he noted that signage would be beneficial on the north side of 2818 to direct traffic to Jones-Butler. Joe Guerra, 2709 Ravenestone, asked Council when were the traffic counts taken, and noted that school was not in session during the summer. There being no further comments, the Public Hearing was closed at 9:31 p.m. MOTION: Upon a motion made by Councilmember Benham and a second by Councilmember Mooney,the City Council voted six(6)for and one(1)opposed,with Councilmember Brick voting against,to adopt Ordinance 2015-3693,amending Chapter 12, "Unified Development Ordinance," Section 12-4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundaries from R Rural and GS General Suburban to PDD Planned Development District for the property being approximately 28.5 acres situated in the Crawford Burnett League, Abstract No. 7, Brazos County, Texas and being a part of that certain called 69.37 acre tract as described in deed from James G. Butler to J & J Butler Family Partnership, Ltd. Of record in Volume 7551, Page 41, Official Records of Brazos County, Texas, being generally located along Holleman Drive South across from Saddle Lane and the Quail Run subdivision. The motion carried unanimously. 8. Adjournment. There being no further business, Mayor Berry adjourned the Regular Meeting of the City Council at 9:31 p.m. on Thursday, August 27, 2015. Nancy Ben , Mayor ATTEST: Sherry Mas rn, City Secretary RM082715 Minutes Page 10 . .'ii :: / - _ derzsio% (illirrill • ( (wkirel* ‘ ( ( (** *,,, ( "