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East West Corridor Capacity Improvement Project Right of Way Property Acquisition Approve Offer to Buy Agreement 2300 University Avenue (Butt Property) Copyrighted April 20, 2026 City of Dubuque ACTION ITEMS # 1. City Council ITEM TITLE: East West Corridor Capacity Improvement Project Right of Way Property Acquisition Approve Offer to Buy Agreement 2300 University Avenue (Butt Property) SUMMARY: City Manager recommending City Council approve the Offer to Buy Real Estate and Acceptance Agreement between the City of Dubuque and Stephen J. Butt Trust and Patricia J. Schroeder Trust for the property located at 2300 University Avenue and authorize the City Manager to execute purchase agreement. RESOLUTION Approving Offer to Buy Real Estate and Acceptance Agreement between the City of Dubuque and Stephen J. Butt Trust and Patricia J. Schroeder Trust SUGGUESTED Receive and File; Adopt Resolution(s) DISPOSITION: ATTACHMENTS: 1. MVM Memo East - West Corridor Capacity Improvement Project 2. Butt Property 2300 University Offer to Buy Approve Agreement - Staff MEMO 3. Butt Property 2300 University Offer to Buy Approve Agreement - RESOLUTION 4. Butt Property 2300 University Offer to Buy 04082026 - Signed Page 728 of 901 Dubuque THE CITY OF � uhA�eMa cin DuB E ; . � , I � � I. Maste iece on the Mississi t 2oo�•zoiz•zois �P Pp zoi�*zoi9 TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: East - West Corridor Capacity Improvement Project Right-of-Way Property Acquisition Approve Offer to Buy Agreement - 2300 University Avenue (Butt Property) Project No. 5521000001 DATE: April 16, 2026 Assistant City Engineer Robert Schiesl is recommending City Council approve the Offer to Buy Real Estate and Acceptance Agreement between the City of Dubuque and Stephen J. Butt Trust and Patricia J. Schroeder Trust for the property located at 2300 University Avenue, and authorize the City Manager to execute purchase agreement. Following the completion of an appraisal process, the City initiated good faith negotiations with the Stephen J. Butt Trust and Patricia J. Schroeder Trust representatives. The City presented an Offer to Buy to the Seller for the Just Compensation Valuation amount of$650,000, which has been accepted by the Seller. The adopted FY26 budget includes $1,000,000 to continue to advance the development of East-West Corridor Capacity Improvements along University Avenue. I concur with the recommendation and respectfully request Mayor and City Council approval. v Mic ael C. Van Milligen MCVM:sv Attachment cc: Crenna Brumwell, City Attorney Cori Burbach, Assistant City Manager Gus Psihoyos, City Engineer Robert Schiesl, Assistant City Engineer Jenny Larson, Chief Financial Officer Laura Bendorf, Budget Manager Nathan Steffen, Civil Engineer Page 729 of 901 Dubuque THE CITY OF � All-AneHca Cil� Du B E ;�� a; I � � I. Maste iece on the Mississi Z zoo�-zoiz-zois rP pP zoi�*Zoi9 TO: Michael C. Van Milligen, City Manager FROM: Robert Schiesl, Assistant City Engineer SUBJECT: East - West Corridor Capacity Improvement Project Right-of-Way Property Acquisition Approve Offer to Buy Agreement - 2300 University Avenue (Butt Property) Project No. 5521000001 DATE: April 14, 2026 INTRODUCTION The purpose of this memorandum is to provide the City Council with information and request City Council approval of the Offer to Buy Real Estate and Acceptance Agreement between the City of Dubuque and Stephen J. Butt Trust and Patricia J. Schroeder Trust for the property located at 2300 University Avenue. BACKGROUND The City and consultant team are currently working to complete the Preliminary Engineering Design and Environmental Clearance Phase to advance the development of East-West Corridor Capacity Improvements along University Avenue. The graphic below shows the most recent preliminary design concept for corridor improvements at Delhi, Loras, Asbury, and Pennsylvania intersections. EAST - WEST CORRIDOR CAPACITY IMPROVEMENTS Project Development '� -� � . - `� � � f � v !..�K�iH, -� •, -.�� -;��'�r�� r�l a:�i�{ .y�A�. 1 . -� - � �� _�- �%' ASBURY �,� ��-•�. �'-`. PRELIMINARY DESIGN "CONCEPT" � � '" �'��;' q'` ��' � - -v�, " ♦ �y ^ �\ � � �.r.s', r' t ^v,�-� -, � ��•w• - 'y��"S'� ,_�� t�2 �,�t'�"�,�, /�-�� .•'•�Iw� y �l 1 ,�. . '�� • t�. � "�. ,� �cl.� . -• .�� ,..�,"_�� . / \ 1 �� '�"-s.� .r,.,. � . � � �'�,�yr�,i'.��\v �` � �, , ,r�"` �pFtP`� ,�?' v �- Y.. y� ��y.�-� Z3�� .�� Z�L P , `� �'' �� , `��z �,�- 2 O . , " ��SY��q N/q �•C �N�`��5\� ,no 4 � �h/ +ar-.y.- ,�� 2 � �c��p � ,;r � 'e ��'`;/;, ...r .,� .. y 1v ��i .I�1r1�, �S�TY -. : ..'��i,� � � ^�� ` U . , ` �, _ � •,� `' '`;'°�� : �`°�✓ '�� :�� ,��* y``� I ��.�� .,L�;� �_. `. � � � �+ f � v J �.. :�,`,'-"� '=�. . � •.s,, 1��. �,A uNivEasiTv oF �/`•��;/ � :r`. � ^ =�'�►�l� \7� 7� ri', DUBUOUE r � .IE�� '��,, `� _ �� ' r �� , �-' � ��'{► �.;,` "� �,.� �� ,,' �F�hi 3te\ ��,`�. �i�}' �,j'�'� �' 'r'� �-� �� +q! 'f' .,'I , .�a'� �` l'�s ---R� � �� \- `�'O �-.,A.;',+•� , w�. -��I e. — _ .�l�' �F)- �`+, , '� �•� '� , ' � � '\ , •► R � � Page 1 of 4 Page 730 of 901 In 2024, Steve and Sue Butt, representing the Schroeder Rev Trust and Butt Trust, approached the City about their property located at 2300 University Avenue, and inquiring if the City would be interested in purchasing said property. Steve and Sue Butt stated they have been unable to sell their property due to the uncertainty related to any potential impact to their property that may result from the planned East-West Corridor Capacity Improvements. At that time, staff explained that the City was working through the preliminary design phase, evaluating alternatives, and that property impacts along the corridor were not yet determined. PRELIMINARY DESIGN DEVELOPMENT In February 2025, the City hosted an open house public information meeting for the East-West Corridor Capacity Improvements. The preliminary design and results of the environmental study were presented to stakeholders and the public to review and provide input. The consultant is currently using that feedback as they continue to refine the preliminary design for the corridor improvements. Based on the design development to date, the graphic below shows the most current corridor improvements, with the yellow dots representing potential property impacts, including property acquisitions and relocations. -� M -..- ��= Y. .. ,. \' �. � ', "_�.:.. -_ �-�''�.:�.:�t"`�w "i, "-� �1 '�•�r"�:'•.�t'. �. � ��,�;i �- ASBURY �� pRELIMINARY DESIGN "CONCEPT"^�! �`�'ll��et'w- ,� � .� _�,,�;t�1�.. - ' v� , sr. i� '-�� - 1 �,y«r� \� \,'i!. ♦ ... �f 'Pyc ,�'�,� ��`l+r'�M� �••� ,, . ,��'Z •„� �.,�. : s„ rl... ��` � `'.� �`, i� 9 ,.`'� � ,��,,.Z � �`��5�� ,`�� ORPS'!�� ' 2��'��-i v � ` '1 �+* - ,,.`* . �, �' o , `. P�NNSrcLQN/A `. � =D �O� ��/VF � `.,�' � �� 11'� - � � v� /�g�Ty ^' � � ///��`� � -�'��., `vJ � �` � — 2�6`� • �UNNERSITY OF f �� } ,,,,. '� •, s = ' ,� � �,, -� oueuQUE �i � ...,:." .� ` \ � r y .,��r �, ,�,� _ _\; �'oO � �1� �.r�O��''�':1��;,;t '`'� � ��,i � �„��. .'1``t��;� �(��,� '� r.� `•� . �� 4 r' \ J � �7� �'i'� \ 1 �"� `\ ,+�„ ` Q� . � � *�;tt� �.�j",��E'�:j' \ V� +'fV�1 — - �hr/ '� � .,, �.�.�...�� •,'�7 , , ��j��*T -"� �=� � i��'�, - ;' p,..,... �..,.,.r....�o..�,.�,o..�. �� w$� Y-� '' ?�„�/��t�l'��Y�-.`�ti�„��I� ,� _ o ....,. �. .y •A , � �S !� `� , '�'^ � "� �-' �I�p �f� � . ... ^w"� .. a_Me+� I- -+�l�..': v �'�f � ti �•�•�� 2300 UNIVERSITY AVENUE PROPERTY The subject property is a vacant commercial site at the intersection of University Avenue and Asbury Road. It consists of three parcels totaling 31,010 square feet. The property has been listed for sale periodically over the last 10 years but there are no active listings for the property. The most recent 2024 listing sale price was for $1,000,000. The previous listing from 2022 was for $695,000. Based on the preliminary design, the frontage of the subject property along University Avenue will be impacted and thus leaving the remainder of the property as an uneconomic remnant. The graphic below shows the most current corridor improvements in relation to the subject property. Page 2 of 4 Page 731 of 901 '� �� •� a. �� ' .t1 � � ,4�i� � "w ';� � '` `�l r� � `aiY �' � 1 � tt�!p, y� .-s7� � 1' \ \ ��;%�'`�- '� � �#�' � , . ' . ` , � � � +,�tk Y ��i f �• �i f' 2 •� ' �,\ G� �4 ' � . � - ,rl� / � � � � � ;� # � .� � "' - , � .�. � 2 r " � � /.� <t�.0 M , `�� _ N� ` �, � "� � ` � � � 1 " `\ `� � . . , r ._- � 300 UNIVERSITY � ' "•�- .+ �,,, � \ '� \ �',, '��.�,�� . 2 � / � / r �� / � , :�, ;�N '1 = ! � �-y 1 � ,'�1 '� �' O �/ �", - ; � .�-� , -'� � ' � I T' :`4 � �'� k � y� � �' .I_. � . PROTECTIVE PURCHASE The City feels that the advance acquisition of the Schroeder Rev Trust and Butt Trust property as a protective purchase to preserve the corridor for the future reconstruction of the University Avenue - Asbury Road Intersection would be in the best interest of the public. Based on the owners documented and demonstrated interest in selling the property, should the currently vacant property be purchased and redeveloped, this would significantly increase the cost to acquire the property at a future date. CERTIFIED APPRAISAL PROCESS The City retained the services of Cook Appraisal and Hattery Real Estate Appraisals to provide real estate property Acquisition Appraisal Services. The appraisal work was completed in accordance with the Federal Uniform Relocation Assistance and Real Property Acquisition Policies Act and the lowa Department of Transportation's Appraisal Policy & Procedures Manual, Appraisal Operational Manual. JUST COMPENSATION VALUATION Cook Appraisal has completed the Acquisition Valuation Appraisal, and Hattery Real Estate Appraisals has completed the Acquisition Review Appraisal which has established the certified Just Compensation Valuation (Fair Market Value) for 2300 University Avenue property. The valuation for the subject property is shown in the following table: Land Current Just Property Owner Type Land Use Acquisition Type Compensation Value Schroeder Rev Trust and Butt Trust Commercial Vacant Total Acquisition $650,000 Page 3 of 4 Page 732 of 901 GOOD FAITH NEGOTIATIONS Following the completion of the appraisal process, the City initiated good faith negotiations with the Stephen J. Butt Trust and Patricia J. Schroeder Trust representatives (Seller). The City presented an Offer to Buy to the Seller for the Just Compensation Valuation amount of$650,000, which has been accepted by the Seller. RECOMMENDATION I recommend the advance acquisition of the 2300 University Avenue property would be in the best interest of the public and respectfully request the approval of the accepted Offer to Buy Real Estate and Acceptance Agreement between the City of Dubuque and Stephen J. Butt Trust and Patricia J. Schroeder Trust for said property. BUDGET IMPACT The adopted FY26 budget includes $1,000,000 to continue to advance the development of East-West Corridor Capacity Improvements along University Avenue. REQUESTED ACTION The Mayor and City Council are requested to approve the Offer to Buy Real Estate and Acceptance Agreement between the City of Dubuque and Stephen J. Butt Trust and Patricia J. Schroeder Trust for the property located at 2300 University Avenue, and authorize the City Manager to execute purchase agreement. Prepared by Robert Schiesl, Assistant City Engineer cc: Gus Psihoyos, City Engineer Jenny Larson, Chief Financial Officer Nathan Steffen, Civil Engineer Page 4 of 4 Page 733 of 901 Prepared by Robert Schiesl City of Dubuque Engineering, 50 W. 13th St. Dubuque, IA 52001 (563)589-4270 Return to Adrienne N. Breitfelder, City Clerk, 50 W. 13th St., Dubuque, IA 52001, (563) 589-4100 RESOLUTION NO. 149-26 APPROVING OFFER TO BUY REAL ESTATE AND ACCEPTANCE AGREEMENT BETWEEN THE CITY OF DUBUQUE AND STEPHEN J. BUTT TRUST AND PATRICIA J. SCHROEDER TRUST WHEREAS, the City is currently working to complete the Preliminary Engineering Design and Environmental Clearance Phase to advance the development of East-West Corridor Capacity Improvements along University Avenue; and WHEREAS, representatives from the Stephen J. Butt Trust and Patricia J. Schroeder Trust inquired if the City would be interested in purchasing their property located at 2300 University Avenue; and WHEREAS, based on the preliminary design, the frontage of the 2300 University Avenue property will be impacted and potentially leaving the remainder of the property as an uneconomic remnant; and WHEREAS, the advance acquisition of the 2300 University Avenue property as a protective purchase to preserve the corridor for the future reconstruction of the University Avenue - Asbury Road Intersection would be in the best interest of the public; and WHEREAS, the City had real estate property acquisition appraisals completed to establish the certified Just Compensation Valuation (Fair Market Value) in accordance with the Federal Uniform Relocation Assistance and Real Property Acquisition Policies Act and the Iowa Department of Transportation's Appraisal Policy & Procedures Manual, Appraisal Operational Manual; and WHEREAS, the City initiated good faith negotiations with the Stephen J. Butt Trust and Patricia J. Schroeder Trust representatives (Seller) and presented an Offer to Buy to the Seller for the Just Compensation Valuation amount of $650,000, which has been accepted by the Seller. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA: SECTION 1. The Offer to Buy Real Estate and Acceptance Agreement between the City of Dubuque and Stephen J. Butt Trust and Patricia J. Schroeder Trust is hereby approved and the City Manager is hereby directed to execute the said purchase agreement. Attest: Passed, approved and adopted this 20th day of April 2026. Trish L. Gleason, Assistant City Clerk agh, Mayor OFFER TO BUY REAL ESTATE AND ACCEPTANCE TO: Stephen J. Butt Trust Dated September 13, 2022 and Patricia J. Schroeder Trust Dated September 18, 2020, Seller SECTION 1. REAL ESTATE DESCRIPTION. The City of Dubuque, lowa (Buyer) offers to buy all of Seller's right, title, and interest in and to the real estate in Dubuque County, lowa, described as follows: Lots 13, 14, and 15 in Finley, Waples & Burton's Addition to the City of Dubuque, lowa, according to the recorded plat thereof; and The Easterly '/2 of Lot 16 in Finley, Waples & Burton's Addition to the City of Dubuque, lowa, according to the recorded plat thereof; and The West '/2 of Lot 16 in John W. Finley, Wm. D. Waples & George W. Burton's Plat of Mineral Lot 168 in Township 89 North, Range 2 East of the 5t" P.M., in the City of Dubuque, lowa, according to the recorded plat thereof locally known as 2300 University Avenue, in Dubuque, lowa, as shown on the exhibit attached hereto (the Real Estate) together with any easements and appurtenant servient estates, but subject to the following: a. any zoning and other ordinances; b. any covenants of record; c. any easements of record for public utilities, roads, and highways designated the Real Estate. SECTION 2. PURCHASE PRICE. The Purchase Price shall be as follows: Cash at closing 2300 University $650,000.00 Total $650,000.00 Subject to all of the terms and conditions herein. SECTION 3. REAL ESTATE TAXES. Taxes for the fiscal year in which the closing takes place shall be paid by Seller prorated to the date of possession. Seller shall also pay any unpaid real estate taxes for prior fiscal years. SECTION 4. POSSESSION. If Seller timely perForms all obligations, and all contingencies are met or waived, possession of the Real Estate shall be delivered to Buyer on May 8, 2026 (the Closing Date), or such other date as the parties may agree in Page 735 of 901 writing with any adjustments of taxes, rent, insurance, and interest to be made as of the date of transfer of possession. SECTION 5. ABSTRACT AND TITLE. Seller, at Seller's expense, shall promptly obtain a lien search or an abstract of title to the Real Estate continued through the date of acceptance of this offer, and deliver it to Buyer for examination. It shall show merchantable title in Seller in conformity with this agreement, lowa law and Title Standards of the lowa State Bar Association. The abstract shall become the property of the Buyer when the purchase price is paid in full. Seller shall pay the costs of any additional necessary abstracting and title work due to any act or omission of Seller, including transfers by or the death of Seller or its assignees. SECTION 6. DEED. Upon payment of the purchase price, Seller shall convey the Real Estate to Buyer by Warranty Deed, free and clear of all liens, restrictions, and encumbrances. SECTION 7. JOINT TENANCY IN PROCEEDS AND IN REAL ESTATE. [Deleted]. SECTION 8. JOINDER BY SELLER'S SPOUSE. [Deleted]. SECTION 9. TIME IS OF THE ESSENCE. Time is of the essence in this contract. SECTION 10. REMEDIES OF THE PARTIES. 10.1 If Buyer fails to timely perForm this contract, Seller may forFeit it as provided in the lowa Code, and all payments made shall be forfeited or, at Seller's option, upon thirty days written notice of intention to accelerate the payment of the entire balance because of such failure (during which thirty days such failure is not corrected) Seller may declare the entire balance immediately due and payable. Thereafter this contract may be foreclosed in equity and the Court may appoint a receiver. 10.2 If Seller fails to timely perform this contract, Buyer has the right to have all payments made returned to it. 10.3 Buyer and Seller also are entitled to utilize any and all other remedies or actions at law or in equity available to them and shall be entitled to obtain judgment for costs and attorney fees as permitted by law. SECTION 11. APPROVAL OF COURT. If the sale of the Real Estate is subject to Court approval, the fiduciary shall promptly submit this contract for such approval. If this contract is not so approved, it shall be void. 2 Page 736 of 901 SECTION 12. CONTRACT BINDING ON SUCCESSORS IN INTEREST. This contract shall apply to and bind the successors in interest of the parties. SECTION 13. CONSTRUCTION. Words and phrases shall be construed as in the singular or plural number, and as masculine, feminine or neuter gender, according to the context. SECTION 14. TIME FOR ACCEPTANCE. If this offer is not accepted by Seller on or before April 14, 2026 at 5:00 p.m., it shall become void and all payments shall be repaid to the Buyer. SECTION 15. OTHER PROVISIONS. 15.1 The Offer is subject to final approval of the City Council of the City of Dubuque, lowa in its sole discretion. 15.2 Following acceptance of this Offer by Seller, Buyer, its counsel, accountants, agents and other representatives, shall have full and continuing access to the Real Estate and all parts thereof, upon reasonable notice to Seller for the purpose of inspecting, surveying, engineering, test boring, performance of environmental tests and such other work as Buyer shall consider appropriate, provided that Buyer shall hold Seller harmless and fully indemnify Seller against any damage, claim, liability or cause of action arising from or caused by the actions of Buyer, its agents, or representatives upon the Real Estate (except for any damage, claim, liability or cause of action arising from conditions existing prior to any such entry upon the Real Estate), and shall have the further right to make such inquiries of governmental agencies and utility companies, etc. and to make such feasibility studies and analyses as Buyer considers appropriate. Notwithstanding any provision herein to the contrary, Buyer shall complete any such tests and inspections no later than ten (10) days prior to the Closing date. 15.3 Seller warrants that the rights of all tenants shall be terminated by Seller prior to closing and that there will be no tenants whose rights in the Real Estate survive the closing. This covenant shall survive the closing. 15.4 Environmental Provision. (1) Seller warrants to the best of its knowledge and belief that there are no abandoned wells, solid waste disposal sites, hazardous wastes or substances, underground storage tanks, burial sites or private wastewater disposal systems located on the Real Estate, the Real Estate does not contain radon gas, asbestos or asbestos containing building materials, or urea-formaldehyde foam insulation, and Seller has done nothing to cause 3 Page 737 of 901 or allow contamination of the Real Estate with hazardous wastes, substances, or pollutants. Seller warrants to the best of its knowledge and belief that the Real Estate is not subject to any local, state, or federal judicial or administrative action, investigation or order regarding any environmental matter. Seller shall provide Buyer with a properly executed Groundwater Hazard Statement showing no known wells, solid waste disposal sites, hazardous wastes, underground storage tanks, private burial sites or private wastewater disposal systems on the Real Estate. 15.5 Until ten (10) days prior to closing, Buyer shall have the right to terminate this agreement if environmental issues exist on the Real Estate that Buyer determines in its sole discretion do not permit Buyer to use the Real Estate for its intended use. Prior to terminating this Agreement pursuant to this section, Buyer shall offer Seller the opportunity to remediate the Real Estate to the satisfaction of Buyer in its sole discretion and at Seller's sole cost. 15.6 BUYER and SELLER expressly acknowledge that SELLER makes no representations or warranties, expressed or implied, as to the condition (environmental or otherwise) of the Real Estate, and BUYER expressly acknowledges and agrees that, as of the Closing Date and subject to Buyer's right of termination in paragraph 15.5, BUYER is purchasing the Real Estate "AS IS", "WHERE IS" and "WITH ALL FAULTS", latent and patent. Without limiting the generality of the foregoing, SELLER has not made, and hereby expressly disclaims, any representations or warranties whatsoever, express or implied, with respect to or relating to the Property, including, without limitation, any representations or warranties as to (i) merchantability, habitability or fitness of the Property for a particular purpose, and/or (ii) any environmental matters. BUYER expressly acknowledges that it is not authorized to rely, has not relied, and will not rely on any representation, statement or warranty of SELLER, or of any agent of representative of SELLER, not expressly set forth herein. BUYER further expressly acknowledges that, upon closing, BUYER hereby FOREVER RELEASES AND DISCHARGES SELLER from all responsibility and liability concerning the condition (including physical characteristics) of the Property. BUYER and SELLER further expressly acknowledge and agree that this Section and the terms hereof will survive the Closing. 4 Page 738 of 901 THIS OFFER IS ACCEPTED CITY OF DUBUQUE, IOWA STEPHEN J. BUTT TRUST DATED SEPTEMBER 13, 2022 Dated. 4 " 20 - 2 p2 G Dated By: 6 Tk4 Michael C. Van Milligen, Citfi anager Step I (en J. Butt, Trustee By PATRICIA J. SCHROEDER TRUST DATED SEPTEMBER 18, 2020 Dated. By: Li/II/ace Kathryn Schroeder, Trustee Iru,)-tee,. REAL ESTATE EXHIBIT 6 Page 740 of 901 Aerial Map . . _ , ,, - ;� . , . � .� -` �"��_ .-� � . �, . �� ,� � � •, � �oza�ao�o ; � I � �. • . -' � � - � + - - . - � ' "'� . ��. I ' — � '�261J;J r.� � ` � � � , , � , � dN � y � -1 ' ` ' � � r L � rM n .'� ��` � .� �'�� , �, , � r r � � � , , . . ��I�a � `� S^ . ,� 1 A � �, • ' '�, � . ' f� ' .� � �.'� • . . � • i�r` ]� �,�� • � • ra '� siii" Q'•'i .r�•�,,.;� -•�� . ; --„�.��:�j t .. I. r� ,, �. -�,� , �� . , ' . . � � T�,.1 � . I •. :r� I ' �I� � � ' � � S' l,,, � 1�ar -,,, �,,, . ;'�t� !!� ~ � ' 1' -� � .s ••-]!s1 '� � , �, � � � . '� . � �. � �► - . �. � �`� -� � � } ,a ' � � � ��,_ , ,. -- ,� _ �, ��z . • j�� ..�.. � �_ ~.. ,• ' �- � -. . - . i, , _ , rr� a: ;o7r.. 1 .�T—. '�T�.� T. � 0 00• 0.02 �Wwr o�Nw ew�y m 7 Page 741 of 901