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Joyce Clark Unfiltered

For "the rest of the story"

May 25

1

Beware

Posted by Joyce Clark on May 1, 2025
Posted in City Council Actions • City issue and actions • City of Glendale • Glendale Economic Development • Glendale finances • Glendale zoning issues • VAI Resort • Worker Power Super PAC  | Tagged With: , , , , | No Comments yet, please leave one

Disclaimer: The comments in this blog are my personal opinion and may or may not reflect an adopted position of the city of Glendale and its city council.

It has come to my attention that Worker Power while sending people to knock on doors has been spreading lies about the upcoming May Glendale special election (costing you the taxpayer about $250,000) on Propositions 401 and 402 in an effort to get your vote.

They have become desperate enough to become unethical. The very latest tactic is to tell voters when going door to door that there already is a playground on the 9-acre parcel (subject of the Propositions) and that children are playing there.

This is an outright lie. Nothing could be further from the truth. VAI Resort bought that 9-acre parcel  over a year ago and has nearly completed its administrative building and parking lot. They acknowledge that they are building at their own risk should Worker Power’s latest attempt to stop VAI succeed.

Once again, let me reinforce, as the retired councilmember (24 years of service) for that area which is part of the Yucca district, the Open Space designation on that parcel was intended to be a placeholder until it was developed commercially. It was never intended to become any kind of park. Period.

Worker Power, instigator of this special election:

  • Has cost you the taxpayer to pay about $250,000 for this special election
  • Has told voters many lies about the parcel in question as they go door to door
  • Is trying to bring California-style governance to Glendale

Outside unions want to decide Glendale’s future for us, but we know what’s best for our city. Props 401 & 402 will approve the VAI Resort and ensure local control. Keep decision-making in Glendale, not out-of-state unions. Vote YES on Propositions 401 and 402 to determine our own destiny.

When you get your mail in ballot, please vote YES and guarantee that VAI Resort will be able to finish their development.

VOTE YES ON PROPOSITION 401

VOTE YES ON PROPOSITION 402

© Joyce Clark, 2025   

FAIR USE NOTICE

This site contains copyrighted material the use of which is in accordance with Title 17 U.S. C., Section 107. The ‘fair use’ of any such copyrighted material as provided for in Section 107 of the US Copyright Law and who have expressed a prior interest in receiving the included information for research and educational purposes. For more information material on this site is distributed without profit to those who have not always been specifically authorized by the copyright owner. We are making such material available in our efforts to advance understanding of environmental, political, human rights, economic, democratic, scientific and social justice issues, etc. We believe this constitutes a ‘fair use’ of any such material. For more information go to http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted material from this site for purposes of your own that go beyond ‘fair use,’ you must obtain permission from the copyright owner.

 

Apr 25

22

The two faces of Councilmember Lupe Conchas

Posted by Joyce Clark on April 22, 2025
Posted in City Council Actions • City issue and actions • City of Glendale • Glendale Economic Development • Glendale elected officials • Glendale finances • Glendale zoning issues • VAI Resort • Worker Power Super PAC  | Tagged With: , , , , , | 2 Comments

Disclaimer: The comments in this blog are my personal opinion and may or may not reflect an adopted position of the city of Glendale and its city council.

Councilmember Lupe Conchas, Cactus district, is truly an ambitious politician. He appears to have greater ambitions than being a Glendale councilmember. He seems to have his eye on the State Legislature and then on to a Congressional seat. Glendale is but a way point to build some credibility before he runs for other offices.

He appears to be a true politician, saying whatever benefits him at the moment, in every sense of the word. Case in point. In his January 24, 2025, weekly digital newsletter, he posted this photo with the caption, “I toured the incredible VAI Resort with Councilmember Baldenegro and Councilmember Guzman. It is amazing to see such an impressive project come to life! This will bring tremendous opportunities and excitement to Glendale and our residents.” He is very positive about VAI and publicly recognizes the value of VAI to Glendale.

Yet the City of Glendale published its Publicity Pamphlet regarding the upcoming $250,000 (voter expense) May 2025 special election generated by Worker Power, Conchas writes, “To the residents of Glendale: Please vote no on Proposition 401 (and 402). As one of the newest councilmembers, my vision is for Glendale to be a city that works for everyone. I believe it is my responsibility to listen to residents and learn where and how our governance can improve. Propositions 402 gives us the chance to correct what I see an oversight by the prior council. Corporate interests must be balanced with elected officials’ representation of their constituents. The VAI Resort development has asked for deals, waivers, and exemptions that are good for their business. City Council’s responsibility should be to ensure that the community, the residents, the people of Glendale are not left behind. These deals have not been good ones for the citizens of Glendale. Do you think that allowing VAI to exceed our dark sky ordinance and the flush of water from this resort into our city’s existing sewer system will be good for Glendale residents? I don’t. Thousands of residents signed the petition to put Proposition 402 on the ballot – people who live in Glendale. I want the VAI Resort to succeed, but they MUST make a better effort to address the concerns of our community. Let’s not let VAI Resort have another deal that costs the residents of Glendale. Let’s stay focused on what is best for our community. Join me and VOTE NO ON PROPOSTION 402.”

His position should come as no surprise to anyone. After all, Conchas received financial and manpower support exclusively from the unions, including Worker Power. In his councilmember acceptance speech, he made it very clear that he owed them and would not forget their support.

 Which is it Councilmember Conchas? Do you support VAI Resort or not? How do you reconcile saying, “This will bring tremendous opportunities and excitement to Glendale and our residents” and then turn around and say, “Join me and VOTE NO ON PROPOSTION 402” when VAI has said this action could delay or stop the project?

Your job as a councilmember is to support adopted policies of the city.

Which face is the true face of Lupe Conchas? I suspect it is that of an ambitious politician.

© Joyce Clark, 2025   

FAIR USE NOTICE

This site contains copyrighted material the use of which is in accordance with Title 17 U.S. C., Section 107. The ‘fair use’ of any such copyrighted material as provided for in Section 107 of the US Copyright Law and who have expressed a prior interest in receiving the included information for research and educational purposes. For more information material on this site is distributed without profit to those who have not always been specifically authorized by the copyright owner. We are making such material available in our efforts to advance understanding of environmental, political, human rights, economic, democratic, scientific and social justice issues, etc. We believe this constitutes a ‘fair use’ of any such material. For more information go to http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted material from this site for purposes of your own that go beyond ‘fair use,’ you must obtain permission from the copyright owner.

Apr 25

17

An answer to Worker Power’s open space in the upcoming May election

Posted by Joyce Clark on April 17, 2025
Posted in Barrell District • Cactus District • Cholla District • City issue and actions • City of Glendale • Glendale Economic Development • Glendale elected officials • Glendale finances • Glendale zoning issues • Mattel Adventure Park • Ocotillo District • Sahuaro District • VAI Resort • Worker Power Super PAC • Yucca district  | Tagged With: , , , , | No Comments yet, please leave one

Disclaimer: The comments in this blog are my personal opinion and may or may not reflect an adopted position of the city of Glendale and its city council.

This is a blog that just had to be written after I read some social media comments. As many of you know, I am now retired but I was the Yucca district councilmember for 24 years beginning in 1992. The open space Worker Power refers to is in my district so I am very familiar with its history.

A little background is necessary. The land that VAI Resort sits on was purchased from a farmer by Michael Bidwill. He planned it as a massive commercial development with many, many apartments. He called it “Organic 101.” When the recession back in 2007 occurred, Bidwill let the parcel go into bankruptcy. It was picked up by a bank with the intention of selling the property for commercial development. The land was eventually sold to IKEA. It would have been the second such IKEA in the Phoenix Metro Area. However, IKEA decided to change its business model and become more of an online retailer and so, they never developed the land. For years it sat vacant and was rented by a local farmer to farm, mostly cotton.

Along came the Crystal Lagoon Company and Mattel and they subsequently bought the property. Crystal Lagoon morphed over time as Tommy Fisher acquired total interest and removed Crystal Lagoon interests. That is how we are fortunate enough to have VAI Resort.

Now, the second part of the history. For many years I protected and advocated for the interests and needs of the Pendergast neighborhood, adjacent to VAI. They were and are, to this day, a county island. At one time they were eager to become annexed into Glendale. Former Mayor Scruggs threw up enough roadblocks to scare them off. Pendergast Neighborhood is like my neighborhood. People live on a minimum of one acre. They have no curbs, gutters, sidewalks or streetlights. They are still on septic tanks. They love their lifestyle and have worked hard to preserve it.

One of their paramount requests was to have Maryland Avenue dead end at 95th Avenue. They recognized that if Maryland Avenue punched through to Loop 101, their lifestyle would disappear. Over time, working with the support of Glendale’s senior management team, I was able to get a dead end for Maryland Avenue.

But in doing so it created a remnant parcel owned by SRP. SRP used that strip of land to protect its adjacent irrigation ditch (open). The ditch served all of the water users in the area. Eventually SRP tiled the ditch (put it in a pipe underground). The remnant parcel was no longer of use to it and the city purchased the remnant parcel.

Glendale did what all Valley cities do. When it acquired the parcel, it had to put a zoning designation on it. Glendale, like other cities, uses the Open Space designation as a place holder. We knew it would never be Open Space because it was adjacent to a large commercially zoned parcel. Typically, what happens is a developer will buy the land, come in with a plan and seek rezoning. That is exactly what VAI did. If VAI had not purchased it, some other commercial developer would have. No one had plans to use it as Open Space. It was too valuable.

Worker Power is using the “hook” that it must be preserved as Open Space even though that was never the intention.

Another social media comment I read, and I have also heard residents say this, is along the lines that when I bought my home there were farm fields around me. Here’s some reality. Glendale became a full-fledged suburban community back in the 1970’s and 1980’s when Arrowhead was developed. In a suburban community, vacant land, especially large farm acreage, becomes increasingly more valuable as the years go by. Eventually, the purchase price of farmland becomes too enticing for a farmer and he sells. In an urban/suburban community expecting farmland to remain farmland is just not realistic.

Here’s an example. Our neighborhood of 30 homes is 1 acre parcels (and in some cases, 1+ acre). We have no curb, gutter, sidewalks or streetlights and are on septic. Some people have horses, sheep, goats and chickens. We love it. It’s a mini oasis even though we are a mile from Westgate. Years ago, the parcel immediately to our north of approximately 50 acres was farmland. We loved that too. We also knew it was inevitable that it wouldn’t remain farmland forever. About a dozen years ago a developer purchased that land. Rather than fighting the developer we worked with him and as a result, won concessions. The lot sizes are 8,000 square feet and there is an 8-foot wall between the development and our one acre properties. Those actions helped to save our lifestyle and recently one of the homes on our street sold for slightly less than a million dollars.

Expecting farmland near or around a home in a suburban area is not a realistic assumption. Expecting a remnant parcel adjacent to large commercial acreage to retain a place holder designation of open space is also not realistic.

Yet Worker Power in a desperate attempt to hurt VAI Resort (since their attempts to unionize VAI’s workers has failed to date) is trying to convince the Glendale voters that was always the intention. It was not and it never was.

Many on social media have commented on the aggressiveness of Worker Power people coming to their doors as they work the neighborhoods trying to convince people to support them. Please don’t accept their rhetoric. They are like Pinocchio and you may see their noses grow before your very eyes.

Many perceive Worker Power as a radical, socialist organization. It is based in California and is trying to bring California’s style of governance to Arizona. It claims that it is responsible for knocking out football legend Herschel Walker and electing Democrat Raphael Warnock as US Senator from Georgia. Whatever…

Worker Power is bad news not just for Glendale but for the State of Arizona. It’s time to deliver the knockout punch to them by voting ‘yes’ on Propositions 401 and 402 in Glendale’s special May 20 election. Send the message that Arizona is not California nor do we aspire to be. This election is costing you, the taxpayer, about $250,000 thanks to Worker Power.

Since this May election will be done exclusively by mail-in ballot it is important that when you receive your ballot, you vote ‘yes’ right away and mail it back quickly. About a third of the electorate do exactly that. Another third will think about it and mail it back before the deadline. The last third of the electorate never bother to mail back their ballots. Please don’t be in that last third. Please make an effort to vote ‘yes’ and get it back in the mail as soon as possible.

VAI Resort is good for Glendale and I, for one, am pleased that they chose Glendale as their home.

© Joyce Clark, 2025   

FAIR USE NOTICE

This site contains copyrighted material the use of which is in accordance with Title 17 U.S. C., Section 107. The ‘fair use’ of any such copyrighted material as provided for in Section 107 of the US Copyright Law and who have expressed a prior interest in receiving the included information for research and educational purposes. For more information material on this site is distributed without profit to those who have not always been specifically authorized by the copyright owner. We are making such material available in our efforts to advance understanding of environmental, political, human rights, economic, democratic, scientific and social justice issues, etc. We believe this constitutes a ‘fair use’ of any such material. For more information go to http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted material from this site for purposes of your own that go beyond ‘fair use,’ you must obtain permission from the copyright owner.

Apr 25

11

Vote YES on yet another Worker Power initiated election in May, 2025

Posted by Joyce Clark on April 11, 2025
Posted in City Council Actions • City issue and actions • City of Glendale • Glendale Economic Development • Glendale elected officials • Glendale finances • Glendale zoning issues • Mattel Adventure Park • VAI Resort • Worker Power Super PAC  | Tagged With: , , , | No Comments yet, please leave one

Disclaimer: The comments in this blog are my personal opinion and may or may not reflect an adopted position of the city of Glendale and its city council.

How did we get here with the expense of yet another $250,000 (cost to you, the Glendale taxpayer) special election this May? It’s Worker Power up to its tricks once again. The group is oftentimes the political arm of the Unite Here Local 11 labor union. First Worker Power started collecting petition signatures to kill the use of a GPLET between the City of Glendale and VAI Resort. That action became a moot point when the city and VAI Resort may clear publicly that they would not be using a GPLET. Round #1 lost by Worker Power.

Then Worker Power got a proposition on the November 2024 general election seeking a $25 an hour minimum wage for hospitality workers exclusively in Glendale. Glendale voters said, ‘no’. Round #2 lost by Worker Power.

Now this, their third attempt. This is a special election in Glendale at a cost of about $250,000.

They seek to overturn City Council decisions granting VIA Resort the ability to construct support office space and parking for the Resort. They say the “third time’s a charm.” Let’s finally put Worker Power’s shenanigans to bed and vote ‘yes’ on Propositions 401 and 402.

Propositions 401 and 402 are not about preserving “green space” as Worker Power claims. It’s another “in you face” attempt to unionize workers at the largest resort in the state. If they succeed they will go after every resort and hotel in the state. That’s the prize they are seeking. This effort is merely a smoke screen to cover their true motive. If they cannot get their way and unionize then they seek to kill VAI Resort.

In Proposition 401 Worker Power seeks to kill the city council Amendment GPA23-03 of the General Plan Map through Resolution No. R24-131 and Ordinance No. O24-46, both adopted by the Glendale City Council on November 26, 2024. These measures changed the land use designation on approximately 9 acres owned by VAI from “Parks and Open Space” to “Corporate Commerce Center.”

In Proposition 402 Worker Power seeks to kill city council Ordinance No. O24-46 amending the VAI Resort, Centerpoint Planned Area Development (PAD) to conditionally rezone that 9 acre parcel of land.

Worker Power is contending that swath of land along 95th Avenue, just south of Montebello Avenue, should be preserved for green space. Its use for commercial purposes, the nonprofit believes, won’t benefit residents and will exacerbate environmental issues. I ask you, exactly how much help to our environment will 9 acres be?

What they fail to tell you, the Glendale voter, is that the Resort will not only benefit Glendale residents but schools, the county and the state as well with projections estimated at $2 billion dollars. All of these entities will get more money earned from sales tax. In fact, Glendale is projected to receive $32 million dollars a year in sales tax once VAI is operational. That is a major benefit that Worker Power chooses to ignore.

Worker Power wants that piece of land to become green space. Hello, has anyone driven by that site lately? The office building is nearly completed along with the adjacent employee parking areas. I ask you, exactly how much help to our environment will 9 acres be? It’s akin to trying to empty an ocean with a teacup.

If Worker Power were to succeed all of that infrastructure would have to be torn down. VAI has stated that its plan to construct an office building and parking lot on the adjacent land is vital to the overall project. Without it, the resort’s construction can’t proceed or would be severely delayed.

In the Publicity Pamphlet guess who wrote in opposition to VAI Resort? Our three pals, Jamie Aldama, failed mayoral candidate; Rory Goree, desperately hoping to run against current Ocotillo Councilmember, Leandro Baldenegro through yet another $250,000 (paid by the taxpayer) special election; and current Cactus Councilmember Lupe Conchas. These three guys feed off one another. Their collective agenda is the same and that is to form a new, liberal, WOKE majority on city council. It’s enough to make your head spin.

I have lived in Glendale for 57 years. When I moved here in 1968, Glendale had a population of 45,000 and development only went as far as Northern Avenue. I served on city council for 24 years as the Yucca district councilmember. Over the years I have witnessed many positive changes and have been part of many of the extremely successful decisions that occurred in Glendale. I support VAI’s request to build an office and parking lot on that 9 acres. Everyone wants VAI Resort to open and to be wildly successful.

City council received all information necessary to make a positive decision to allow VAI to build on the land that they already own. I am not asking you to trust our decision for no one trusts government these days. Rather, look at how ridiculous Worker Power’s propositions are. They want VAI to tear down the building and parking lot and replace it with green space on 9 acres. Which do you think will be more impactful to the city? Green space on a postage size piece of land or a building that will house the administrative functions of VAI Resort? It’s kind of a no-brainer.

What can you do? Share this blog on your social media. Talk to your friends and neighbors and ask them to vote yes on these two propositions. When your mail in ballot arrives in May, take immediate action. Vote yes on both propositions and mail it back immediately. If you just put it somewhere to deal with later, it will probably be forgotten.

© Joyce Clark, 2025   

FAIR USE NOTICE

This site contains copyrighted material the use of which is in accordance with Title 17 U.S. C., Section 107. The ‘fair use’ of any such copyrighted material as provided for in Section 107 of the US Copyright Law and who have expressed a prior interest in receiving the included information for research and educational purposes. For more information material on this site is distributed without profit to those who have not always been specifically authorized by the copyright owner. We are making such material available in our efforts to advance understanding of environmental, political, human rights, economic, democratic, scientific and social justice issues, etc. We believe this constitutes a ‘fair use’ of any such material. For more information go to http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted material from this site for purposes of your own that go beyond ‘fair use,’ you must obtain permission from the copyright owner.

Jan 25

29

If at first you don’t succeed, try, try again

Posted by Joyce Clark on January 29, 2025
Posted in City Council Actions • City issue and actions • City of Glendale • Glendale Economic Development • Glendale elected officials • Glendale finances • Glendale zoning issues • Mattel Adventure Park • VAI Resort • Worker Power Super PAC  | Tagged With: , , , , | No Comments yet, please leave one

Disclaimer: The comments in this blog are my personal opinion and may or may not reflect an adopted position of the city of Glendale and its city council.

Worker Power is at it again. They keep trying to blow up VAI Resort, currently under construction and scheduled to open at the end of this year. VAI Resort is a billion dollar development expected to generate $32 million dollars a year in revenue to the City of Glendale. It promises to be the most impactful project in Glendale’s economic history. It will be the largest resort in the state and probably all of the Southwest. It includes nearly 1200 hotel rooms, an amphitheater that will feature live entertainment 100 times a year, a dozen restaurants, upscale retail, a water feature, a convention center and ample meeting space. Just to its south, as a companion piece, is Mattel Adventure Park. This is Mattel’s first Adventure Park in the country and will feature Barbie, Thomas the Train and other Mattel branded children’s figures.

Worker Power wants to unionize VAI Resort and if they cannot get what they want, it appears they are ready to kill the project all together. This is their third try. First, they obtained petition signatures to stop Glendale from using a GPLET (Government Property Lease Excise Tax) with VAI. That failed to go to an election when VIA and the city announced that there would be no GPLET used. That action erased the need for an election.

Their second salvo was to get enough petition signatures to force the question of mandating a minimum wage of $20 an hour for hospitality workers in Glendale exclusively. That question was defeated in the last general election by 56.6% of Glendale’s voters saying ‘no’.

Now they are at it again. They have successfully collected enough signatures to force a special election this May. City Council approved amending the VIA PAD (Planned Area Development) by including (as a formality) the use of 10 acres on the east side of 95th Avenue (across from the Resort’s hotels) for an office building and additional parking. It is important to note the building is nearly complete.

What is Worker Power’s compelling argument that drove them to force yet another election related to VAI Resort and their use of 10 acres for an office building and parking? Their spokesperson said, “We feel that the removal of landscaping may increase the urban heat island effect.” That’s it. An environmental crisis will occur if those 10 acres are not green space. Give me a break. That’s the best that they can do this time around to try to stop VIA Resort?

Adam Baugh is VAI’s zoning attorney. He is highly respected among his peers and those elected officials that have worked with him. I have worked with Adam on numerous projects in my district. I admire and respect him. His word is his bond. If he promised to work with his client to address issues that I felt needed attention on a development project, that is what he did. He was successful in getting many changes I sought on various projects.

Mr. Baugh said, “The project will not move forward”…”You need the 10 acres for the project to be successful still. If the referendum is successful … then the project doesn’t function the way it’s intended to.” (Arizona Republic) The nearly complete office building will support VAI’s management of the resort complex and offers parking for those employees as well as those who will be working on the resort site.

In essence, the project will grind to a halt which is exactly what Worker Power wants to occur.

It is important to note how Worker Power obtains its signatures for petitions. They go to apartment complexes to gather signatures. It is recognized that renters are typically transient and stay in an apartment complex for a few years and then move. They are not vested in the city in which the apartment complex is located.

Another source of signatures is low propensity (don’t often vote) registered voters, a significant portion of which do not use English as their primary language. It has been revealed by those who have been approached to sign what the petition gatherers say. It appears to be misrepresentation and misinformation of the facts. In other words, whatever it takes to get that signature.

Both of these groups often have no interest in city government and are not informed on the issues. When they are told by petition gatherers how bad the city and VAI are, they will sign. They typically don’t question and will believe what they are told.

Worker Power has a formula and has turned petition gathering into a fine art form. At what point will Glendale taxpayers get tired of paying for Worker Power initiated elections?

I urge Glendale voters to become informed about this issue. When they are they will realize what a frivolous election this is. Reject Worker Power’s latest attempt to go after the city and VAI Resort.

© Joyce Clark, 2025   

FAIR USE NOTICE

This site contains copyrighted material the use of which is in accordance with Title 17 U.S. C., Section 107. The ‘fair use’ of any such copyrighted material as provided for in Section 107 of the US Copyright Law and who have expressed a prior interest in receiving the included information for research and educational purposes. For more information material on this site is distributed without profit to those who have not always been specifically authorized by the copyright owner. We are making such material available in our efforts to advance understanding of environmental, political, human rights, economic, democratic, scientific and social justice issues, etc. We believe this constitutes a ‘fair use’ of any such material. For more information go to http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted material from this site for purposes of your own that go beyond ‘fair use,’ you must obtain permission from the copyright owner.

Sep 24

12

Worker Power Initiative, Part 1

Posted by Joyce Clark on September 12, 2024
Posted in 2024 General Election • City issue and actions • City of Glendale • Glendale Economic Development • Glendale elected officials • Glendale finances • Phoenix Metro issues • VAI Resort • Worker Power Super PAC  | Tagged With: , , | No Comments yet, please leave one

Disclaimer: The comments in this blog are my personal opinion and may or may not reflect an adopted position of the city of Glendale and its city council.

I am starting a series of blogs on a very complicated issue. Worker Power PAC (political action committee) successfully obtained enough Glendale voters’ signatures to, they hope, get a minimum wage of $20 an hour for hospitality workers on Glendale’s November 5th General Election ballot.

Glendale appealed to the Arizona Court of Appeals stating that the initiative language encompasses more than one subject. In 2022, Arizona required that all ballot measures must have one subject. The Court of Appeals upheld Worker Power’s position. Glendale has now appealed to the Supreme Court of Arizona, and we await their decision. Hopefully by next week.

Before there is an explanation of the Worker Power initiative, let’s find out more about this Super PAC. According to media reports, “The Worker Power PAC is a Democratic Party-aligned Super PAC founded in 2020 as the Working Arizona PAC that expanded to conduct activity in other competitive states in 2022 after changing its name. The PAC is closely aligned with organized labor and has received money from labor unions and other left-of-center advocacy groups including Unite HERE Local 11, the American Federation of State, County, and Municipal Employees (AFSCME), the American Federation of Teachers, and the Arizona AFL-CIO.”

Worker Power in 2022 supported these Arizona candidates: Arizona Governor Katie Hobbs (D), Senator Mark Kelly (D-AZ), Arizona Secretary of State Adrian Fontes (D), and Arizona Attorney General Kris Mayes (D). It also claims through its efforts, it was responsible for radical Democrat Raphael Warnock’s win against Herschel Walker for a Georgia Congressional Senate seat.

As of July 20, 2024, Worker Power had reported total contributions of $4,106,415 and total expenditures of $3,737,230. It may be assumed that “Dark Money” from such groups as George Soros has secretly made its way into Worker Power coffers.

Locally, Worker Power endorsed radical activist Democrat Lupe Conchas in his successful bid to become the next Cactus district councilmember in Glendale. You can be sure that Conchas has greater ambitions than that of a councilmember in Glendale. After all, failed Glendale mayoral candidate Jamie Aldama on his Facebook page congratulated Conchas on his win and referred to him as the next US Senator Ruben Gallego.

Getting back to Worker Power. Their target has always been VIA resort which will be the largest resort hotel in Arizona with over 1200 rooms. That is a target just too juicy for them to pass up.

Their first round of attacks failed as they attempted to kill the use of a GPLET between the city and the VIA Resort. When the city declared that there was no GPLET nor would one be used, they had to come up with another plan of attack.

Why Glendale? They assumed that Glendale would be too unsophisticated to fight back and would be easy picking. They also wanted a win with the largest hotel in Arizona. With unlimited money at their disposal, this would be their signature fight. Then they could use the same tactic with other cities picking them off, one by one.

If history repeats itself, Glendale voters will reject this initiative just as in Phoenix when its voters rejected Worker Power’s candidate, Carlos Garcia, a former immigrants’ rights activist. Instead, Kesha Hodge Washington, his opponent won despite their $300,000 investment in Garcia’s candidacy.

In part 2, I will start to unpack their initiative, concept by concept.

© Joyce Clark, 2024    

FAIR USE NOTICE

This site contains copyrighted material the use of which is in accordance with Title 17 U.S. C., Section 107. The ‘fair use’ of any such copyrighted material as provided for in Section 107 of the US Copyright Law and who have expressed a prior interest in receiving the included information for research and educational purposes. For more information material on this site is distributed without profit to those who have not always been specifically authorized by the copyright owner. We are making such material available in our efforts to advance understanding of environmental, political, human rights, economic, democratic, scientific and social justice issues, etc. We believe this constitutes a ‘fair use’ of any such material. For more information go to http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted material from this site for purposes of your own that go beyond ‘fair use,’ you must obtain permission from the copyright owner.

Apr 24

15

Lupe Conchas…at it again

Posted by Joyce Clark on April 15, 2024
Posted in Cactus District • City issue and actions • City of Glendale • Glendale elected officials • Glendale election 2024 • Mattel Adventure Park • VAI Resort • Westgate  | Tagged With: , , , , | No Comments yet, please leave one

Disclaimer: The comments in this blog are my personal opinion and may or may not reflect an adopted position of the city of Glendale and its city council.

Some candidates can’t help but run a negative bashing campaign and it looks like this Lupe is one of them. Recently he posted a video attacking his opponent, Incumbent Councilmember, and current Vice Mayor Ian Hugh.

The video had 3 themes. The first was that Vice Mayor Hugh is too old and out of touch. Let’s take a deeper dive into this allegation. The Vice Mayor is 70 years old. I am 82 years old. The last time I ran I was 78 years old. Age is not the determining factor. It’s mental competency. Vice Mayor Hugh is mentally sharp, and he is in very good physical condition. At 82 I am as sharp mentally as ever but physically, my legs are failing me.

Keep in mind that the majority on City Council comprised of Mayor Weiers, Councilmember Hugh, Councilmember Malnar and me, despite the constant opposition of wanna-be mayor Aldama and Councilmembers Tolmachoff and Turner, have moved Glendale forward in many positive ways. We have a Pavement Management Program designed to keep every road in Glendale in good condition on a rotating schedule. We have started a years long program to upgrade every park in Glendale. We have also instituted a multi-year program to improve the landscaping in every right-of way.

We have embarked on a 3-year program to renovate City Hall, Council Chambers, the Amphitheater and Murphy Park. This city investment in downtown Glendale has spurred developers to invest in downtown. Soon you will see a Hilton Hotel under construction in downtown to name but one major, private investment.

Look at Westgate with a nearly one billion dollar investment in the VAI Resort and Mattel Adventure Park. The city owned arena, Desert Diamond, is earning higher revenues than ever before. Bell Road corridor is thriving and continues to reinvent itself to remain relevant and successful. The “New Frontier,” the  Loop 303, is still exploding with new growth. Witness the latest company to invest in the area, Amazon. We have grown nearly 24,000 jobs in the area.

Age is simply not a factor. Mental acuity is. To borrow a quote from the late President Reagan who was 74 in 1984 when he ran for President, “I am not going to exploit, for political purposes, my opponent’s youth and inexperience.”

At the bidding of Worker Power, who has real heartburn about the VAI Resort, Conchas threw in the proposed city-owned parking garage at Westgate as his second theme. He and Worker Power contend the public parking garage is not needed. Not so. There is not much land left in the Westgate area and as surface parking continues to disappear as new buildings are constructed, the need for public parking becomes greater. If we want Westgate to continue to thrive and grow, thereby earning more sales tax dollars for Glendale to be used for the benefit of you, the residents of Glendale it becomes more and more critical to have adequate parking in the area.

Conchas’ last theme in his video was to accuse the Vice Mayor of allowing schools in Glendale to close. What planet is Conchas on? Obviously, he doesn’t know that the Glendale City Council has no authority over school districts and their school boards. Nada. None.  This demonstrates how ill informed he is about what a councilmember does.

There is nothing the Vice Mayor can do about the school districts’ policies regarding school closures or anything else school related. Yet Conchas has said, he is “focused on addressing the basic needs of students.” He wants to, “increase school funding at the State Legislature, support teachers, advocate for pay increases, reduce class sizes, and educate the whole child.” That’s fine. He’s also running for the Alhambra School Board. That seems to be his priority. If you agree with him, then you will vote for him for that position…not Glendale City Council.

It’s time for Conchas to stop playing in the mud. Let’s hear what his priorities are as a city council candidate. Haven’t seen or heard anything? That’s because he hasn’t offered anything.

But that’s what you can expect from a Progressive Democrat, Marxist candidate.

© Joyce Clark, 2024    

FAIR USE NOTICE

This site contains copyrighted material the use of which is in accordance with Title 17 U.S. C., Section 107. The ‘fair use’ of any such copyrighted material as provided for in Section 107 of the US Copyright Law and who have expressed a prior interest in receiving the included information for research and educational purposes. For more information material on this site is distributed without profit to those who have not always been specifically authorized by the copyright owner. We are making such material available in our efforts to advance understanding of environmental, political, human rights, economic, democratic, scientific and social justice issues, etc. We believe this constitutes a ‘fair use’ of any such material. For more information go to http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted material from this site for purposes of your own that go beyond ‘fair use,’ you must obtain permission from the copyright owner.

Apr 24

13

Coyotes moving

Posted by Joyce Clark on April 13, 2024
Posted in Arizona Coyotes • City of Glendale • City of Phoenix • City of Tempe • Desert Diamond Arena • Phoenix Metro issues • VAI Resort • Westgate • Yucca district  | Tagged With: , , , , , , , , | 1 Comment

Disclaimer: The comments in this blog are my personal opinion and may or may not reflect an adopted position of the city of Glendale and its city council.

Yesterday, April 12, the Arizona Republic reported (“Arizona Coyotes Relocating to Salt Lake City, reports say”) that it appears that the Coyotes will be moving to Salt Lake City, Utah. The General Manager, Bill Armstrong, advised players of the impending move on Friday night.

I am sharing my thoughts on the news. The move was inevitable, but I thought Houston would be the team’s new home. I was wrong.

Leaving Glendale was the beginning of the end. Alex Meruelo sent this team down this path with his arrogance and stubbornness. He could have and should have been more reasonable and negotiated a deal in Glendale that was mutually beneficial to the city and to the team.

Guess what? Sometimes it’s better to stay with the person that brought you to the dance.

 For all the naysayers about Glendale as a viable location, there were several factors overlooked. When the Coyotes put a winning team on the ice, the arena was packed. Witness their one and only play-off season. It’s not where you play but the quality of the team that determines attendance. When a team is winning, fans will come from everywhere. With the completion of Route 202, travel time from the East Valley was substantially reduced. The Coyotes were successfully building a fan base in the West Valley. The Westgate area with 15 new apartment complexes and the construction of the VAI Resort and Mattel Adventure Park adds a whole new dynamic that would have helped to grow the fan base.

Personally, I’m glad that the Coyotes left the Glendale arena. Since their departure revenues to the city from events have skyrocketed. With the addition of the Rattlers football team, the revenue picture for Glendale looks even brighter.

When the Coyotes were unable to relocate to Tempe and instead ended up playing in the 5,000 seat Mullett Arena, many sensed that a move was going to happen sooner or later. Muerelo had to be bleeding money. Many of his costs were fixed and the revenue from 5,000 seats could not possibly cover those fixed costs, no matter the price point of the tickets. Add to that dynamic, the head of the players union’s demands to know where the players would be long-term.

As for the bid on state land in north Phoenix, who advertises what they are willing to bid? I suspect there are other types of developers out there that would have outbid the Coyotes. That scheme was certainly not a done deal. When Mayor Ortega of Scottsdale publicly voiced Scottsdale’s objections, sentiment about yet another location not making surfaced quickly. Realistically, had the Coyotes been successful, the hurdles they were about to face guaranteed that it would be years before a hockey arena could be built at that location.

I feel sorry for the fans. They have been steadfastly loyal to this team and have proven it many times. They are sad, angry, and upset. Rightfully so. For the fans and the players to learn of the relocation through social media shows how little respect Muerelo and management has for the fans and their players.

After all the assurances that they committed to stay in the Valley, it appears that the reported $1 billion that Meruelo is asking for the team, outweighed any promises of staying. It’s all about the money, baby.

© Joyce Clark, 2024    

FAIR USE NOTICE

This site contains copyrighted material the use of which is in accordance with Title 17 U.S. C., Section 107. The ‘fair use’ of any such copyrighted material as provided for in Section 107 of the US Copyright Law and who have expressed a prior interest in receiving the included information for research and educational purposes. For more information material on this site is distributed without profit to those who have not always been specifically authorized by the copyright owner. We are making such material available in our efforts to advance understanding of environmental, political, human rights, economic, democratic, scientific and social justice issues, etc. We believe this constitutes a ‘fair use’ of any such material. For more information go to http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted material from this site for purposes of your own that go beyond ‘fair use,’ you must obtain permission from the copyright owner.

Nov 23

28

VAI Resort and Mattel Adventure Park most impactful projects ever

Posted by Joyce Clark on November 28, 2023
Posted in City Council Actions • City issue and actions • City of Glendale • Glendale Economic Development • Glendale elected officials • Glendale finances • Mattel Adventure Park • Mattel Amusement Park • VAI Resort • Yucca district  | Tagged With: , , , , | No Comments yet, please leave one

Disclaimer: The comments in this blog are my personal opinion and may or may not reflect an adopted position of the city of Glendale and its city council.

On November 21, 2023, at city council workshop, the long-awaited revised Economic Impact Study for VAI Resort and Mattel Adventure Park was released. The numbers are just astounding and are shared here.

The project has grown considerably since it was first envisioned and presented to the city. The Applied Economics Study presented this project description:

“The development includes 10 mixed-use buildings. Buildings 5 and 8 will open at the end of 2024 and the remainder of the development will open in summer 2025.

  • VAI Resort Hotel

    Building 1 will include a 299-room luxury hotel with 17,000 square feet of restaurants, 18,000 square feet of retail shops and 130 underground parking spaces.

  • Building 2 will include 29,500 square feet of retail and restaurants, a 9,000 square foot spa, a 155-room hotel and 230 underground parking spaces.
  • Building 3 is a parking structure with 3,900 spaces.
  • Building 4 will include 47,000 square feet of restaurants and themed retail, an aerophile balloon, a 3,000-seat theater, an 8,000 square foot Barbie theater and a 19,000 square foot Barbie Dream House attraction.
  • Building 5 will include a 9-acre Mattel Adventure Park with 250,000 square feet of indoor and outdoor rides and amusements and 8,000 square feet of themed restaurants.
  • Building 6 will include a 311-roon hotel, 28,000 square feet of retail and restaurants, an 8,500 square foot kid’s club and 150 underground parking spaces.
  • Building 7 will include 70,000 square feet of meeting and convention space, a 20,000 square foot night club, a 10,000 square foot fitness center and a 10,000 square foot swim up bar.
  • Building 8 will include 318 hotel rooms, including the Amphitheater Tower with 27,000 square feet of sky boxes overlooking the 90,000 square foot concert venue. This area also includes 37,000 square feet of restaurant space, a 4,500 square foot retail/café area and 390 underground parking spaces.
  • Building 9 represents Konos Island in the middle of the swimming area with 40,000 square feet of island beach amenities, 10,000 square feet of restaurant space, and the elevated Aerobar attraction.
  • Building 10 includes 55,000 square feet of corporate office space occupied by the developer/owner.
  • Other Amenities include the beach and pool decks, service areas, and 1,060 surface parking spaces.”

In summary and please note that my numbers are estimated based on available information, there will be on the site including both VAI and Mattel Adventure Park:

  • 1,013 hotel rooms available in a 5-building complex
  • 5,860 parking spaces on site including 900 underground; 3,900 in a parking garage; and 1,060 surface parking spaces.
  • 100,500 square feet of restaurants
  • 108,500 square feet of retail space
  • 387,500 square feet of attractions

It should be noted that that estimates of development costs and revenues earned are conservative as can be shown by a conservative estimate of 4 of the hotels’ occupancy rate of 42% to 46% and one hotel at an occupancy rate of 66%. Please note in the Westgate area, hotels are averaging a 70% occupancy rate.

In total, there will be 2,346,523 square feet of development at a cost of over $900,000,000 (nearly $1 billion dollars). The magnitude and complexity of this development should not be underestimated. It is not like building a one-themed development such as a single, large manufacturing facility or a hotel or a retail center. Rather, it is building all these combined and more at once.

The project site is forecast to earn $2.2 billion dollars in new sales, property and bed tax revenues to the city, schools, county and state over the next 25 years. How is Glendale incentivizing this $1 billion dollar project? It will waive permit and plan fee waivers of up to $1 million dollars and enter a Government Property Lease Excise Tax (GPLET) agreement on the entertainment, recreation, and concession portions of the development. In total, all fee waivers and the GPLET is $107.4 million dollars over 25 years in return for a 25 year income of $2.2 billion dollars.

How does the 25-year revenue break down? Starting in the year 2025 Glendale is estimated to receive annual tax revenue of $29,318,615 and to receive $40, 289,165 by year 2049. That means each year Glendale will receive $29 plus million dollars escalating to $40 million dollars a year by 2049. That is more revenue than that earned by the city from the Arrowhead/Bell Road corridor per year. These revenues go a long way in making up for the state-imposed loss of approximately an annual $14 million in rental tax that cities can no longer collect.

With the GPLET the County and Schools will receive $7,833,554 in year 2025 annually escalating to $18,972,199 by 2025. The State is estimated to receive $45,768,687 in year 2025 annually escalating to $50,980,151. The current and potential revenues to school and county districts are:

  • Pendergast Elementary School District currently receives $55,452 in tax revenue. Even with a GPLET it will receive $2,906,600 annually.
  • Tolleson Union School District currently receives $51,883 in tax revenue and with the GPLET will receive $2,719,506 annually.
  • WESTMEC currently receives $1,765 in tax revenue and with the GPLET will receive $92,498 annually.
  • Community Colleges currently receive $11,121 in tax revenue and with the GPLET will receive $582,938 annually.
  • All other taxing districts (county) currently receive $32,997 in tax revenue and with the GPLET will receive $1,734,838 annually.

These statistics should give you a sense of the magnitude of this development. This development will solidify Glendale as THE Entertainment and Sports destination not only in the state but nationally.

I am so pleased and excited about this development that I have arranged to do a half hour “Beyond the Headlines” on each component, VAI Resort and Mattel Adventure Park. Taping of the videos will occur in January 2024. Expect them to be on air toward the end of February 2024.

© Joyce Clark, 2023     

FAIR USE NOTICE

This site contains copyrighted material the use of which is in accordance with Title 17 U.S. C., Section 107. The ‘fair use’ of any such copyrighted material as provided for in Section 107 of the US Copyright Law and who have expressed a prior interest in receiving the included information for research and educational purposes. For more information material on this site is distributed without profit to those who have not always been specifically authorized by the copyright owner. We are making such material available in our efforts to advance understanding of environmental, political, human rights, economic, democratic, scientific and social justice issues, etc. We believe this constitutes a ‘fair use’ of any such material. For more information go to http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted material from this site for purposes of your own that go beyond ‘fair use,’ you must obtain permission from the copyright owner.

Jul 23

31

Don’t be buyin’ what they’re slingin’, Part III

Posted by Joyce Clark on July 31, 2023
Posted in City issue and actions • City of Glendale • Glendale Economic Development • Glendale elected officials • Glendale finances • Glendale zoning issues • VAI Resort • Yucca district  | Tagged With: , , , , | 1 Comment

Disclaimer: The comments in this blog are my personal opinion and may or may not reflect an adopted position of the city of Glendale and its city council.

In Part III of this three-part blog, I offer the specifics of the Glendale GPLET and Worker Power’s public statements regarding their opposition to the GPLET.

In the Fall of 2020, Applied Economics submitted an analysis requested by and paid for by the city. Its purpose was to present future tax revenues should the city decide to incentivize the development of what, at that time, was called Crystal Lagoon (now known as VAI Resort). The report also presented two other development alternatives for the same site. Keep in mind that the information I cite from this report is based upon old numbers. Since that report Crystal Lagoon is now VAI Resort and the hotel portion of the site has doubled. In recognition of these facts, the city has commissioned an updated report from Applied Economics. It is not yet available.

The 2020 report concluded that, “The proposed incentive structure outlined here would include permit and plan fee waivers of up to $1 million and a 25-year Government Property Lease Excise Tax agreement (GPLET) on the entertainment, recreation and concessions portions of the development. The total value of the incentive is estimated at $29.7 million, in return for $700.8 million in new sales, property and bed tax revenues to the city, county and state over the next 25 years. These incentives are performance based and the amounts will be less if the project is not built in its entirety.” (Page 2, Applied Economics, August 31, 2020).

The report goes on to state, “In terms of precedent for including the lagoon, Tempe has included sections of the Tempe Town Lake in the parcels for several different GPLETs that also include various types of development along the shoreline.” (Page 6, Applied Economics, August 31, 2020).

Further, “In order to demonstrate that the proposed GPLET meets the economic and fiscal benefit requirement in A.R.S. 42-6206, it is necessary to isolate the portion of the development that would be part of the GPLET. This analysis considers the property tax impacts the GPLET relative to the amount of benefit to the property owner or prime lessee. During the 25 year term, the prime lessee would normally pay lease excise tax instead of real property tax, although the recreation, entertainment and related retail and restaurant concessions of the development are assumed to b exempt from lease excise taxes…The estimated public benefit, or value of the other tax revenues generated by the projects exceeds the property tax savings to the prime lessee from the GPLET by $176.2 million over the 25 year term.” (Pages 6-7, Applied Economics, August 31, 2020).

Lastly, “The Crystal Lagoon Island Resort could result in an annual increase in property tax revenues to schools of $2.8 million, and $3.7 million to all jurisdictions in total after accounting for the GPLET exemptions.” (Page 12, Applied Economics, August 31, 2020).

What the report said is that this property, incentivized with a GPLET earns more money per year over the 25-year period for the city, the schools, the county and the state than if it were allowed to develop sometime in the future as apartments, retail and office buildings with no incentive.

Why does Worker Power object? In an Arizona Republic story dated 7/28/2023, entitled Community group that fought Tempe’s entertainment district aims for Glendale’s VAI Resort, Jordan Greenslade, a Worker Power senior field director, claimed that this tax break was unnecessary, stating, “Greenslade explained that the tax exemption was likely an initiative that began as a means to bring growth and prosperity to an area that could benefit from the jobs and development. Though, as Greenslade noted, Glendale is not that. In fact, Glendale is booming with development.

With additions like the Cardinals’ stadium and Westgate Entertainment District, Greenslade does not see why a 25-year tax break was necessary to draw a luxury resort like VAI to a booming tourist destination.”

Let’s unpack Greenslade’s assumption. He obviously hasn’t done his homework and has no knowledge of the history of this site. Historically, it has been farmed. About ten years ago Michael Bidwill bought the site, called it Organic 101 and had planned to build a gazillion apartments and some office buildings on the site. Apparently, that was not to be, and Bidwill let the property go into bankruptcy.  About six years ago, IKEA had the property in escrow but never completed the sale, so it remained farmland.

It was obvious, despite the success of Westgate, no entity was willing to purchase this site and make a major investment in its development until ECL (now VAI) approached the city with its vision for development and asking the city to consider offering an incentive for such a massive project. The city commissioned the Applied Economics study in 2020 and based upon the facts presented in the study, entered into a development agreement.

The massive size of this development coupled with an investment of a billion dollars along with the revenue return of this project justified an offer to incentivize this project ensuring that this coveted project would come to Glendale and be a perfect fit for Westgate, the city’s sports and entertainment district. Glendale has never had a resort within its jurisdiction and its placement at Westgate on an underutilized piece of farmland made good, economic sense.

The Phoenix Business Journal on 7/28/2023, ran this story entitled, Labor group that opposed Coyotes’ arena wants Glendale resort incentives placed on ballot. The article states, “Brendan Walsh, executive director of Worker Power Institute, said in a statement that GPLETs should ‘not be used to subsidize luxury development that brings little or no benefits to working families already living in the area’.”

Mr. Walsh is offering the same brand of Kool-Aid as Mr. Greenslade. This massive development project will employ at least 1800 Glendale residents. Every possible kind of job from restaurant waitresses and bar tenders to hotel workers to retail managers to skilled tradesmen to maintain this massive property. Another 1800 jobs is nothing to sneeze at and certainly is a major benefit to “working families already living in the area.”

Worker Power on its website offer the following as its Economic Policy:

“A primary focus of Worker Power’s advocacy efforts has been to challenge the misuse of GPLETs (Government Property Lease Excise Tax) by local municipalities. GPLET is a tax abatement program used to spur development in Arizona cities. While these developments purport to bring new jobs and additional tax revenues to aid the economy, GPLETs can add up to hundreds of millions of dollars not spent on local schools and other community needs over time. In addition, GPLETs can contribute to gentrification, exacerbate the deepening housing affordability crisis in our cities, and push low-wage earners out of town.”

Where is the “misuse” of the GPLET in this case? There is none. The Applied Economics study of 2020 stated that all entities – the city, the schools, the county and the state, earn more revenue over 25 years with this GPLET than without.

In addition, Glendale is leading the forefront of Valley cities in creatively financing affordable housing within the community. In fact, Glendale’s homeless population has decreased year over year. There is no demonstration of fact by Worker’s power that Glendale is “pushing low-wage earners out of town.”

Worker Power is spouting phrases designed to gin up general citizen support with absolutely no fact to back up their baseless accusations. It’s as if just because they said it and they are a PAC, it must be true. They are looking for a cause where none exists.

The deadline for turning in their petitions was last Thursday at 5 PM. The signatures collected are in the process of being verified. They claim to have collected over 5,000 signatures but how many of them are good and can be verified?

Worker Power has no legitimate cause to follow in Glendale. Really…don’t be buyin’ their brand of nonsense.

© Joyce Clark, 2023     

FAIR USE NOTICE

This site contains copyrighted material the use of which is in accordance with Title 17 U.S. C., Section 107. The ‘fair use’ of any such copyrighted material as provided for in Section 107 of the US Copyright Law and who have expressed a prior interest in receiving the included information for research and educational purposes. For more information material on this site is distributed without profit to those who have not always been specifically authorized by the copyright owner. We are making such material available in our efforts to advance understanding of environmental, political, human rights, economic, democratic, scientific and social justice issues, etc. We believe this constitutes a ‘fair use’ of any such material. For more information go to http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted material from this site for purposes of your own that go beyond ‘fair use,’ you must obtain permission from the copyright owner.

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