From: "Saved by Windows Internet Explorer 8" Subject: Texas Judiciary Online - HTML Opinion Date: Fri, 2 Oct 2009 12:15:30 -0500 MIME-Version: 1.0 Content-Type: multipart/related; type="text/html"; boundary="----=_NextPart_000_0000_01CA435A.0881C380" X-MimeOLE: Produced By Microsoft MimeOLE V6.0.6001.18049 This is a multi-part message in MIME format. ------=_NextPart_000_0000_01CA435A.0881C380 Content-Type: text/html; charset="Windows-1252" Content-Transfer-Encoding: quoted-printable Content-Location: http://www.2ndcoa.courts.state.tx.us/opinions/HTMLOpinion.asp?OpinionID=20448 Texas Judiciary = Online - HTML Opinion
=20 Send this document to a colleague    Close=20 This Window


 

 

 

 

 

 

           &nbs= p;            = ;            =           =20 COURT=20 OF APPEALS

           &nbs= p;            = ;            =              = SECOND DISTRICT OF TEXAS

           &nbs= p;            = ;            =             &= nbsp;           &n= bsp;  =20 FORT WORTH

 

           &nbs= p;            = ;            =    =20 NO. 2-08-294-CV

 

ABDER EL=20 HAMAD           &nbs= p;            = ;            =             &= nbsp;           &n= bsp;=20 APPELLANT

 

           &nbs= p;            = ;            =             &= nbsp; =20 V.

 

COMMERCIAL BOARD OF=20            &nbs= p;            = ;            =             &= nbsp;     =20 APPELLEE

ADJUSTMENT, A=20 DIVISION OF

THE = ZONING BOARD OF=20

ADJUSTMENT OF THE=20

CITY OF = FORT=20 WORTH

 

           &nbs= p;            = ;            =          =20 ------------

 

           =20 FROM THE 96TH DISTRICT COURT OF TARRANT COUNTY

 

           &nbs= p;            = ;            =          =20 ------------

 

           &nbs= p;            = ;       =20 MEMORANDUM=20 OPINION[1]

 

           &nbs= p;            = ;            =          =20 ------------

I.  = Introduction

In=20 four issues, Appellant Abder El Hamad appeals the summary judgment = granted=20 in favor of Appellee Commercial Board of Adjustment, a Division of = the=20 Zoning Board of Adjustment of the City of Fort Worth (the = ABoard@).  We=20 affirm.

II.  Factual and Procedural=20 History

El=20 Hamad owns three adjacent pieces of real property (the = AProperty@)=20 in the City of Fort Worth (the ACity@).  The Property is zoned = AI@=20 (Light Industrial).  = On this=20 Property, he operates what he refers to as Aan=20 automotive recycling facility@=20 and what the Board refers to as a Amotor=20 vehicle junkyard@=20 (hereinafter Athe=20 Business@).  The parties do not = dispute that,=20 for the Business to operate on the Property, El Hamad must secure = a=20 special exception.[2]

In=20 January 2006, the Board granted a one-year extension of the = special=20 exception instead of the two-year extension El Hamad had applied = for, with=20 a stipulation that cars could not be stacked above the height of = the=20 fence.[3]  One of the board members = moved to=20 approve the request for two years to give El Hamad time to move = out of the=20 neighborhood, but that motion failed to=20 carry.

In=20 January 2007, the Board granted a six-month extension of the = special=20 exceptionCto=20 close the BusinessCand=20 again required that no vehicles be stacked above the fence or be = located=20 outside of the fence.  = El=20 Hamad had first sought an additional two-year extension of the = special=20 exception and then reduced his request to a one-year extension, = stating=20 that he had talked with the people that lived in the area and that = they=20 were willing Ato=20 say they will compromise for one more year with [him].@[4]  He informed the Board = that it=20 would take him that long to close up the Business, but when asked = by a=20 board member how long it would take to shut down his operation if = he did=20 not get the extension, he also stated, AI=20 don=3Dt=20 know.  Maybe a = couple of=20 months.@

In=20 September 2007, the Board denied El Hamad=3Ds=20 request for a two-year extension of the special exception.[5]  El Hamad filed an = original=20 petition and writ of certiorari in the trial court, protesting = this=20 denial, attributing it to the Asubstantial=20 neighborhood =20 opposition@=20 of people seeking to make the area more residential, alleging that = the=20 Board had exceeded its authority by improperly attempting to = rezone the=20 area on the basis of political pressure, and asserting that he was = unfairly treated because Athe=20 Board has recently granted extensions of ten (10) years to similar = activities in the surrounding area.@  See Tex. Loc.=20 Gov=3Dt=20 Code Ann. ' 211.011=20 (Vernon 2008); see also Sw. Paper Stock, Inc. v. Zoning Bd. of=20 Adjustment of City of Fort Worth, 980 S.W.2d 802, 805 = (Tex.=20 App.CFort=20 Worth 1998, pet. denied) (explaining procedure under section = 211.011 for=20 challenging action by board of=20 adjustment).

The=20 Board filed a verified return with its motion for summary = judgment,=20 including the transcripts of the Board=3Ds=20 hearings on all three of El Hamad=3Ds=20 applications, and it filed objections to the affidavit El Hamad = relied=20 upon in his response to the Board=3Ds=20 motion for summary judgment. =20 The Board also included with its objections an affidavit by = Dana=20 Burghdoff, the Board=3Ds=20 executive secretary and a deputy director in the City=3Ds=20 planning and development department, which El Hamad did not object = to.  Burghdoff = stated (with=20 attached supporting documents) that the two businesses in the area = that=20 received ten-year extensions had different zoning (K-zoning) than = El=20 Hamad=3Ds=20 Property, that property zoned AK@=20 allows for ten-year extensions, and that property zoned = AI@=20 does not.[6]  The trial court = sustained the=20 Board=3Ds=20 objections to El Hamad=3Ds=20 affidavit, and it granted the Board=3Ds=20 motion for summary judgment. =20 This appeal followed.

III.  El = Hamad=3Ds=20 Issues

El=20 Hamad argues that the Board=3Ds=20 summary judgment had no legitimate support on either the facts or = the law=20 and that the denial of his requested special exception was an = improper=20 action that arbitrarily reversed the Board=3Ds=20 prior decisions and created Aa=20 new policy/legislation with regards to the proper zoning in this = area, far=20 beyond its grant of authority under State law.@  In his first three = issues, he=20 specifically complains that he should not have been denied a = special=20 exception because:  = (1) the=20 trial court applied the incorrect standard of review to his writ = of=20 certiorari appealing the denial of his special exception; (2) the=20 Board=3Ds=20 actions were improper because they were essentially legislative in = nature,=20 thereby breaching the statutory framework limiting the methods by = which=20 zoning may be changed; and (3) the Board=3Ds=20 actions were arbitrary and capricious because the use in question = had not=20 changed, it was a conforming use, the Board had granted numerous=20 extensions for the use and similar activities, and the denial was=20 triggered by political protests.[7]  In his fourth issue, he = complains=20 that the trial court erred by excluding Avarious=20 items@=20 in his affidavit.

IV.  = Discussion

A.  Standard of = Review

The=20 appropriate standard of review with regard to a board of=20 adjustment=3Ds=20 order is Awhether=20 the board of adjustment has abused its discretion, i.e., whether = it has=20 acted without reference to guiding rules and principles or whether = it has=20 acted arbitrarily and unreasonably.@  W. Tex. Water = Refiners v. S=20 & B Beverage Co., 915 S.W.2d 623, 626 (Tex. = App.CEl=20 Paso 1996, no writ).

A=20 board=3Ds=20 order carries the presumption of legality, and the party attacking = it=20 bears the burden of establishing its illegality.  Id.; see also=20 Pick-N-Pull Auto Dismantlers v. Zoning Bd. of Adjustment of City = of Fort=20 Worth, 45 S.W.3d 337, 339B40=20 (Tex. App.CFort=20 Worth 2001, pet. denied).

The=20 issue of whether a board abused its discretion is a question of = law=20 appropriately determined by summary judgment.  Pick-N-Pull Auto, = 45 S.W.3d=20 at 340.  In a = summary judgment=20 case, the issue on appeal is whether the movant met the summary = judgment=20 burden by establishing that no genuine issue of material fact = exists and=20 that the movant is entitled to judgment as a matter of law.  Tex. R. Civ. P. 166a(c); = Sw.=20 Elec. Power Co. v. Grant, 73 S.W.3d 211, 215 (Tex. 2002); = City of=20 Houston v. Clear Creek Basin Auth., 589 S.W.2d 671, 678 (Tex.=20 1979).  The burden = of proof is=20 on the movant, and all doubts about the existence of a genuine = issue of=20 material fact are resolved against the movant.  Sw. Elec. Power Co., = 73=20 S.W.3d at 215.  = Here, we must=20 determine whether the Board proved as a matter of law that it did = not=20 abuse its discretionCthat=20 is, if there is some evidence of substantive and probative = character=20 supporting the Board=3Ds=20 decision, the trial court did not abuse its discretion by granting = the=20 Board=3Ds=20 motion for summary judgment. =20 See Pick-N-Pull Auto, 45 S.W.3d at=20 340.

B.  Analysis

In=20 Pick-N-Pull, this court concluded that the board, as = factfinder,=20 did not abuse its discretion by denying a special exception sought = by an=20 automobile dismantling business in light of conflicting evidence = presented=20 by the business (that it would be a good neighbor) and by its = neighbors=20 (letters expressing compatibility concerns).  Id. at = 340B41.

Having=20 reviewed the entire record, we conclude, as we did in = Pick-N-Pull,=20 that as a matter of law the Board, as factfinder, did not abuse = its=20 discretion by denying El Hamad=3Ds=20 special exception when it denied an extension of the special = exception=20 after considering both El Hamad=3Ds=20 testimony (that the Business was a good neighbor) and that of his=20 neighbors (that the Business was no longer compatible with the = surrounding=20 area).[8]  See id.; = see also=20 Sw. Paper Stock, 980 S.W.2d at 808 (A[T]he=20 Board may not grant a special exception unless it determines that = the=20 proposed use is compatible with the use of the neighboring=20 property.@).

Furthermore,=20 we cannot say that the trial court abused its discretion by = sustaining the=20 Board=3Ds=20 objections to El Hamad=3Ds=20 affidavit.  See = In re=20 J.P.B., 180 S.W.3d 570, 575 (Tex. 2005) (AWe=20 review a trial court=3Ds=20 decision to admit or exclude evidence for an abuse of=20 discretion.@).  Given that the summary = judgment=20 issue before the trial court was whether the Board abused its = discretion=20 by denying El Hamad=3Ds=20 special exception application based on compatibility, we = cannot say=20 that the trial court abused its discretion by sustaining the=20 Board=3Ds=20 relevance objections to El Hamad=3Ds=20 statements about compliance, to his allegations about the = two=20 similar nearby businesses (the two K-zoned businesses) receiving = ten-year=20 extensions on their special exceptions, or to his other statements = that=20 essentially duplicated the hearing testimony.[9]

Finally,=20 to the extent that we have not addressed all of El = Hamad=3Ds=20 arguments, we overrule them as inadequately briefed.[10]<= SPAN=20 style=3D"mso-spacerun: yes">  See Tex. R. App. = P.=20 38.1(i); Fredonia State Bank v. Gen. Am. Life Ins. Co., 881 = S.W.2d=20 279, 284B85=20 (Tex. 1994) (discussing Along-standing=20 rule@=20 that point may be waived due to inadequate briefing).=20

For=20 the foregoing reasons, we overrule El Hamad=3Ds=20 four issues.

V.  = Conclusion

Having=20 overruled El Hamad=3Ds=20 four issues, we affirm the trial court=3Ds=20 judgment.

 

BOB=20 MCCOY

JUSTICE

PANEL:=20 CAYCE, C.J.; MCCOY and MEIER, JJ.

DELIVERED:=20 May 14, 2009

[1]See Tex. R. = App. P.=20 47.4.

[2]Section = 5.141=20 (AVehicle=20 Junkyard@) of the=20 City=3Ds zoning = ordinance=20 provides as follows:

 

The Board = of=20 Adjustment shall receive a report from appropriate City = departments when=20 considering a special exception.

 

. . .=20 .

 

B.     In the=20 AI@ or = AJ@=20 District

A motor = vehicle=20 junkyard or used automobile junk area may be permitted as a = special=20 exception.  The = special=20 exception shall be subject to the following=20 conditions.

1. The = junkyard or=20 area shall not adjoin any residential = district.

2. The = junkyard or=20 area must be completely enclosed by a six-foot screening=20 fence.

3. = Special=20 exception approvals shall be limited to the following period of = time.  Extensions of time shall = each be=20 subject to the same application, report and hearing procedures as = the=20 original approval.

a. First = approval=20 B a period = not to=20 exceed five years;

b. First = extension=20 B a period = not to=20 exceed three years; and

c. Each = subsequent=20 extension B a period = not to=20 exceed two years.

 

Fort=20 Worth, Tex., City Code app. A., = Ord. 13896 ' 5.141 (2009),=20 available at=20 = http://www.municode.com/resources/gateway.asp?pid=3D10009&ekmense= l=3Dc582fa7b_21_o_btnlink.

[3]At the = January 2006=20 hearing, the chairperson of the Morningside Neighborhood = Association spoke=20 in opposition to the special exception, claiming that the Business = was not=20 compatible with new economic development occurring south of the=20 Property.  One of = the board=20 members noted that the comprehensive plan for the area showed that = the use=20 was compatible, but observed, Aprobably[] building=20 these new homes has happened since [our last] comprehensive=20 plan.@  Another opponent, the = president of=20 the Glencrest Civic League (and also a board member of the United=20 Communities Association) spoke against the special exception, = stating that=20 the stretch of Riverside Drive where the Property was located = Aserves as = a major=20 entry point into several existing neighborhoods.@

[4]El Hamad = stated,=20 A[T]here = is about=20 five or six junkyards in the area on the same street in about a = two or=20 three mile radius. . . . [B]ut there is a lot of new homes also = being=20 built in that neighborhood and a lot of improvements. = . . .  I=3Dm willing = to=20 compromise with, you know, the community and the churches and=20 everybody.@  A board member with the = United=20 Neighborhood Association of South Fort Worth (who was also past = president=20 of the Glencrest Civic League) indicated that he wanted some sort = of=20 assurance that the Business would shut down after a year, and a=20 Morningside Neighborhood Association member stated that the = Business=20 presented a health hazard to neighboring residential=20 areas.

[5]A member = of the=20 Morningside Neighborhood Association spoke against the extension = of the=20 special exception, stating that a junkyard did not fit in with the = community revitalization and Aasking = this be the=20 last time that we have to continue to come before you to shut this = type of=20 business down in our community.@  A member of the steering = committee=20 of the Southwest Weed and Seed (a federally funded crime = prevention and=20 intervention program), who was also on the Board of Directors of = Southeast=20 Fort Worth, Incorporated, stated that El Hamad had never = approached either=20 of those organizations.  = In=20 response to a Board member=3Ds = question about=20 whether El Hamad could live with a period shorter than two years, = El=20 Hamad=3Ds counsel = stated,=20 AMy client = can=20 certainly live with whatever the board proceeds with.  And if there are = development plans=20 ongoing for this area, that may make sense.@  He gave the Board an = update on the=20 status of the residential development to the south of the = Property,=20 stating that fifteen to twenty homes had already been constructed = and that=20 he thought people were already living in a few of=20 them.

[6]See=20 also Fort Worth, Tex., City Code = app.=20 A., Ord. 13896 = ' 5.141(C)=20 (stating that in the AK@ = district, the=20 first approval of a special exception shall be limited to a period = not to=20 exceed ten years and each subsequent extension shall also not = exceed ten=20 years).  El = Hamad=3Ds counsel = at the=20 September 2007 hearing demonstrated his awareness of the zoning=20 differences, noting,

 

[W]hat = struck me=20 about this case was the adjacent property which is up here, this = Action=20 Auto [another junkyard].  = It=20 is in a different zoning district. =20 It=3Ds in = K.  It came before this = board in 2004=20 and received an exceptional variance [sic] for 10 years.  The property next door, = the=20 neighbor, if you will, is Mr. Hamad=3Ds = property.  It=3Ds in = AI,@ but it = operates=20 the same type of business.

[7]The Board = rephrases=20 El Hamad=3Ds first = three=20 issues as, A[T]he = Board=20 abuse[d] its discretion when it denied him a third request within = twenty=20 months for a special exception to operate a motor-vehicle=20 junkyard.@

[8]Based on = the record=20 before us, we cannot agree with El Hamad=3Ds = statement in his=20 brief that,

 

The Board = itself=20 had previously imposed standards on this business and similar = businesses=20 in the area so the issue of incompatibility had been previously = used and=20 addressed and found to be something which could be resolved by = certain=20 ameliorating activities rather than this sudden change = to=20 simply deny the possibility of having such activities because of = political=20 pressure and a wish to change the fundamental issues of land use = and=20 thereby thwart the rules imposed by the City Council and the = Legislature.=20 [Emphasis added.]

 

Before = the vote in=20 September 2007, one of the Board members made the following = comments in=20 response to El Hamad=3Ds=20 counsel=3Ds = Acomment = about the=20 other businesses in the neighborhood and how long they have to go = on their=20 permits,@ stating = that the=20 Property

 

is = immediately=20 north of that residential development to the south.  The others, as I = understand it,=20 are further to the north, north of your client=3Ds = property, and=20 they . . . are not abutting or adjoining the residential=20 development.

 

So = because this one=20 does abut the residential development as I understand it, I will = not=20 support the motion to grant even a one-year=20 extension.

[9]In = response to El=20 Hamad=3Ds = statement that=20 his position was not substantially different Aat = all@ from the = position=20 he took at the hearing, the trial court asked, AWhy = should I=20 consider it when I=3Dve got = the=20 transcript of the hearing?@

[10]<= SPAN=20 style=3D"FONT-SIZE: 13pt; mso-bidi-font-family: Univers">An = appellate court=20 is not required to search the appellate record, with no guidance = from the=20 briefing party, to determine if the record supports the = party=3Ds = argument.  See Hall v. = Stephenson, 919=20 S.W.2d 454, 466B67 (Tex.=20 App.CFort = Worth 1996,=20 writ denied).  = Furthermore,=20 Awe know = of no=20 authority obligating us to become advocates for a particular = litigant=20 through performing their research and developing their argument = for=20 them.@  Tello v. Bank One, = N.A.,=20 218 S.W.3d 109, 116 (Tex. App.CHouston = [14th=20 Dist.] 2007, no pet.) (internal quotation omitted).  Thus, inadequately = briefed issues=20 may be waived on appeal. =20 Hall, 919 S.W.2d at 467.

 

Although = El Hamad=20 presents four issues for our review, he cites only one = caseCWest = Texas Water=20 RefinersCand only = in the=20 discussion of his first issue, for the proposition that the Board = may not=20 impose more terms or change anything other than simply determining = compatibility.  915 = S.W.2d at=20 626.  We note that = the Board=20 did not impose any terms or conditions when it denied El = Hamed=3Ds = application in=20 September 2007Cthe only = order from=20 which El Hamed appealed first to the trial court, and now to this=20 court.  El Hamad = also makes=20 passing references to local government code sections 211.008 = through=20 211.011 in his first issue and to the Fourth and Fourteenth = Amendments to=20 the United States Constitution in his third issue, but it is = unclear how=20 these provisions support his=20 = arguments.

------=_NextPart_000_0000_01CA435A.0881C380 Content-Type: image/gif Content-Transfer-Encoding: base64 Content-Location: http://www.2ndcoa.courts.state.tx.us/resource/opinions/images/icoEMail.gif R0lGODlhFAAPAKIAAAAAgIAAAP///8DAwICAgAAAAAAAAAAAACwAAAAAFAAPAAADNCi63P4wykaq vba4Mrr/ndaITxAM5JI2JrotQCwr7jjVDCnPAq7eKwEHRAwWjshkcsJsShIAOw== ------=_NextPart_000_0000_01CA435A.0881C380 Content-Type: image/gif Content-Transfer-Encoding: base64 Content-Location: http://www.2ndcoa.courts.state.tx.us/resource/images/icons/close.gif R0lGODlhFwAPAMQAAMDAwP//nP/OnPf39+/v5+/e3ufn5+fWxt7e3s7OY6+vMpycAISEhISEAFlN MkpCQkpCOTEhAAAAhAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAACH5BAEA AAAALAAAAAAXAA8AQAVxICCOJMCU6KgMQesGArwYUTouCTMAgzQMBkijYRMtYkgYTLCoFQGLqA74 eIoU0aw2ijBUbYuXEsl0Fh3otNqKYgTZt0Rut/PCF25DQUKQHAxBRCkKIj88IwIJCwcIXyhhLTFj iU1FYZJJSJWWW51mIiEAOw== ------=_NextPart_000_0000_01CA435A.0881C380 Content-Type: text/css; charset="iso-8859-1" Content-Transfer-Encoding: quoted-printable Content-Location: http://www.2ndcoa.courts.state.tx.us/resource/includes/oca.css .TitleBlue { TEXT-ALIGN: left; LINE-HEIGHT: normal; FONT-STYLE: normal; FONT-FAMILY: = Tahoma, Arial, Helvetica, sans-serif; COLOR: #000099; FONT-SIZE: 14pt; = FONT-WEIGHT: bold } .TitleBlueCenter { TEXT-ALIGN: center; LINE-HEIGHT: normal; FONT-STYLE: normal; = FONT-FAMILY: Tahoma, Arial, Helvetica, sans-serif; COLOR: #000099; = FONT-SIZE: 14pt; FONT-WEIGHT: bold } .TitleMaroon { TEXT-ALIGN: left; LINE-HEIGHT: normal; FONT-STYLE: normal; FONT-FAMILY: = Tahoma, Arial, Helvetica, sans-serif; COLOR: maroon; FONT-SIZE: 14pt; = FONT-WEIGHT: bold } .TitleWhite { TEXT-ALIGN: left; LINE-HEIGHT: normal; FONT-STYLE: normal; FONT-FAMILY: = Tahoma, Arial, Helvetica, sans-serif; COLOR: white; FONT-SIZE: 14pt; = FONT-WEIGHT: bold } .TitleBlack { TEXT-ALIGN: left; LINE-HEIGHT: normal; FONT-STYLE: normal; FONT-FAMILY: = Tahoma, Arial, Helvetica, sans-serif; COLOR: black; FONT-SIZE: 14pt; = FONT-WEIGHT: bold } .NavWhite { LINE-HEIGHT: normal; FONT-STYLE: normal; FONT-FAMILY: Tahoma, Arial, = Helvetica, sans-serif; COLOR: white; FONT-SIZE: 10pt; FONT-WEIGHT: bold; = TEXT-DECORATION: none } A.NavWhite:hover { TEXT-DECORATION: underline } .BreadCrumbs { LINE-HEIGHT: normal; FONT-STYLE: normal; FONT-FAMILY: Tahoma, Arial, = Helvetica, sans-serif; COLOR: #000099; FONT-SIZE: 10pt; FONT-WEIGHT: = bold } A.BreadCrumbs { LINE-HEIGHT: normal; FONT-STYLE: normal; FONT-FAMILY: Tahoma, Arial, = Helvetica, sans-serif; COLOR: #000099; FONT-SIZE: 10pt; FONT-WEIGHT: = bold; TEXT-DECORATION: underline } A.BreadCrumbs:hover { COLOR: blue } .TextNormal { LINE-HEIGHT: normal; FONT-STYLE: normal; FONT-FAMILY: Tahoma, Arial, = Helvetica, sans-serif; COLOR: black; FONT-SIZE: 10pt; FONT-WEIGHT: = normal } .TextJustify { TEXT-ALIGN: justify; FONT-STYLE: normal; FONT-FAMILY: Tahoma, Arial, = Helvetica, sans-serif; COLOR: black; FONT-SIZE: 10pt; VERTICAL-ALIGN: = top; FONT-WEIGHT: normal } A.TextNormal { FONT-FAMILY: Tahoma, Arial, Helvetica, sans-serif; COLOR: #000099; = FONT-SIZE: 10pt; FONT-WEIGHT: normal; TEXT-DECORATION: underline } A.TextNormal:hover { FONT-WEIGHT: bold } .TextSmall { FONT-FAMILY: Arial Narrow; FONT-SIZE: 10pt; VERTICAL-ALIGN: top; = FONT-WEIGHT: normal } .TextSmallBlue { FONT-FAMILY: Arial Narrow; COLOR: #000099; FONT-SIZE: 10pt; = VERTICAL-ALIGN: top; FONT-WEIGHT: normal } .TextSmallJust { TEXT-ALIGN: justify; FONT-FAMILY: Arial Narrow; FONT-SIZE: 10pt; = VERTICAL-ALIGN: top; FONT-WEIGHT: normal } A.TextSmall { COLOR: #000099; TEXT-DECORATION: underline } A.TextSmallJust { COLOR: #000099; TEXT-DECORATION: underline } A.TextSmall:hover { FONT-WEIGHT: bold } A.TextSmallJust:hover { FONT-WEIGHT: bold } .TextSmallWhite { FONT-FAMILY: Arial Narrow; COLOR: white; FONT-SIZE: 10pt; = VERTICAL-ALIGN: top; FONT-WEIGHT: normal } .TextWhite { FONT-FAMILY: Tahoma, Arial, Helvetica, sans-serif; COLOR: white; = FONT-SIZE: 10pt; FONT-WEIGHT: normal } A.TextWhite { =09 } A.TextWhite:hover { FONT-WEIGHT: bold } .LinksSite { FONT-FAMILY: Arial Narrow; COLOR: #000099; FONT-SIZE: 9pt; FONT-WEIGHT: = normal; TEXT-DECORATION: none } A.LinksSite { =09 } A.LinksSite:hover { FONT-WEIGHT: bold } .TextNotify { FONT-FAMILY: Arial Narrow; COLOR: #000099; FONT-SIZE: 9pt; FONT-WEIGHT: = normal } .SiteMaster { LINE-HEIGHT: normal; FONT-STYLE: normal; FONT-FAMILY: Tahoma, Arial, = Helvetica, sans-serif; COLOR: #000099; FONT-SIZE: 14pt; FONT-WEIGHT: = bold; TEXT-DECORATION: underline } A.SiteMaster { LINE-HEIGHT: normal; TEXT-DECORATION: underline } A.SiteMaster:hover { COLOR: blue } .SiteMenu { LINE-HEIGHT: normal; FONT-FAMILY: Tahoma, Arial, Helvetica, sans-serif; = COLOR: #000099; FONT-SIZE: 10pt; FONT-WEIGHT: bold; TEXT-DECORATION: = none } A.SiteMenu { FONT-WEIGHT: bold; TEXT-DECORATION: none } A.SiteMenu:hover { COLOR: blue } .SiteBase { LINE-HEIGHT: normal; FONT-STYLE: normal; FONT-FAMILY: Tahoma, Arial, = Helvetica, sans-serif; COLOR: #000099; FONT-SIZE: 9pt; FONT-WEIGHT: = bold; TEXT-DECORATION: none } A.SiteBase { FONT-FAMILY: Tahoma, Arial, Helvetica, sans-serif; COLOR: maroon; = FONT-WEIGHT: bold; TEXT-DECORATION: none } A.SiteBase:hover { COLOR: blue } .ErrorNormal { FONT-FAMILY: Tahoma, Arial, Helvetica, sans-serif; COLOR: red; = FONT-SIZE: 10pt; VERTICAL-ALIGN: top; FONT-WEIGHT: normal } .ErrorSmall { FONT-FAMILY: Arial Narrow; COLOR: red; FONT-SIZE: 10pt; VERTICAL-ALIGN: = top; FONT-WEIGHT: normal } .SystemMSG { BACKGROUND-COLOR: navy; FONT-FAMILY: Tahoma, Arial, Helvetica, = sans-serif; COLOR: white; FONT-SIZE: 10pt; VERTICAL-ALIGN: top; = FONT-WEIGHT: bold } .SystemErrorMSG { BACKGROUND-COLOR: red; FONT-FAMILY: Tahoma, Arial, Helvetica, = sans-serif; COLOR: white; FONT-SIZE: 10pt; VERTICAL-ALIGN: top; = FONT-WEIGHT: bold } .buttonUnused { PADDING-BOTTOM: 1pt; BACKGROUND-COLOR: #576a9d; MARGIN: 1pt; = PADDING-LEFT: 1pt; PADDING-RIGHT: 1pt; COLOR: #fff5d7; FONT-SIZE: 9pt; = FONT-WEIGHT: normal; PADDING-TOP: 1pt; font-face: Tahoma, Arial, = Helvetica, sans-serif } .buttonTanUnused { PADDING-BOTTOM: 1pt; BACKGROUND-COLOR: #fff5d7; MARGIN: 1pt; = PADDING-LEFT: 1pt; PADDING-RIGHT: 1pt; COLOR: #576a9d; FONT-SIZE: 9pt; = FONT-WEIGHT: normal; PADDING-TOP: 1pt; font-face: Tahoma, Arial, = Helvetica, sans-serif } .TextLargeBlue { TEXT-ALIGN: left; LINE-HEIGHT: normal; FONT-STYLE: normal; FONT-FAMILY: = Tahoma, Arial, Helvetica, sans-serif; COLOR: #000099; FONT-SIZE: 12pt; = FONT-WEIGHT: bold } .DocketHeaderTitle { TEXT-ALIGN: center; LINE-HEIGHT: normal; FONT-FAMILY: Tahoma, Arial, ' = Helvetica', sans-serif; COLOR: black; FONT-SIZE: 14pt; FONT-WEIGHT: bold } .TextLargeBlack { TEXT-ALIGN: left; LINE-HEIGHT: normal; FONT-STYLE: normal; FONT-FAMILY: = Tahoma, Arial, Helvetica, sans-serif; COLOR: black; FONT-SIZE: 11pt; = FONT-WEIGHT: bold } .TextLargeBlackcenter { TEXT-ALIGN: center; LINE-HEIGHT: normal; FONT-STYLE: normal; = FONT-FAMILY: Tahoma, Arial, Helvetica, sans-serif; COLOR: black; = FONT-SIZE: 11pt; FONT-WEIGHT: bold } .TextBlue { LINE-HEIGHT: normal; FONT-FAMILY: Tahoma, Arial, Helvetica, sans-serif; = COLOR: #000099; FONT-SIZE: 10pt; FONT-WEIGHT: normal } A.TextBlue { LINE-HEIGHT: normal; FONT-FAMILY: Tahoma, Arial, Helvetica, sans-serif; = COLOR: #000099; FONT-SIZE: 10pt; FONT-WEIGHT: normal; TEXT-DECORATION: = none } .TextRed { LINE-HEIGHT: normal; FONT-FAMILY: Tahoma, Arial, Helvetica, sans-serif; = COLOR: red; FONT-SIZE: 12pt; FONT-WEIGHT: normal } .TextHidenGray { TEXT-ALIGN: left; LINE-HEIGHT: normal; FONT-FAMILY: Tahoma, Arial, = Helvetica, sans-serif; COLOR: #ebebe1; FONT-SIZE: 0pt } .Time { TEXT-ALIGN: center; LINE-HEIGHT: 4em; FONT-FAMILY: Arial, Helvetica, = sans-serif; COLOR: red; FONT-SIZE: 10px; FONT-WEIGHT: bold } ------=_NextPart_000_0000_01CA435A.0881C380--