NARRAGANSETT TOWN COUNCIL REGULAR MEETING SEPTEMBER 3, 2019 MINUTES
A Regular Meeting of the Town Council of the Town of Narragansett was held on Tuesday, September 3, 2019 at 7:30 PM, at the Narragansett Town Hall. Present: Matthew M. Mannix, President Jill A. Lawler, President Pro Tem Richard Lema, Member Patrick W. Murray, Member Jesse Pugh, Member Sean Corrigan, Acting Town Manager Mark A. Davis, Town Solicitor
APPROVAL OF MINUTES:
August 19, 2019 Regular Meeting: Held for future consideration. August 26, 2019 Special Meeting: Motion by Councilor Lawler, seconded by Councilor Lema to approve the minutes as presented. So unanimously voted.
ANNOUNCEMENTS/PRESENTATIONS:
Presentation of Reaccreditation Award to Police Department by Christine Crocker, RI Police Accreditation Commission Executive Director Ms. Crocker said the accreditation process and award indicate the Narragansett Police Department is following industry recognized best practices. She said adherence to those standards provides the tools to allow best use of personnel, training and equipment to meet the daily challenges faced by law enforcement. She presented the certificate of reaccreditation (which is valid for three years) to Chief Sean Corrigan, along with Detective Brent Kuzman (NPD reaccreditation manager). Presentation of FirmMan Triathlon proceeds to benefit the Parks and Recreation Department by Fred Bartlett of F.I.R.M. Mr. Bartlett said, after 23 years in Narragansett, the Fiske Independent Race Management event scheduled for September 8 would be the last held here, due to his retirement. The event has raised over $200,000 for Narragansett Parks and Recreations programs over the years. He presented a check for $3,000 representing last year’s donation to Director Steven Wright, and thanked all involved who have made the event successful.
CONSENT AGENDA: Councilor Lawler requested item #6 be removed from the Consent Agenda. Motion by Councilor Lawler, seconded by Councilor Lema to approve the remainder of the consent agenda (5 items). So unanimously voted. The amended consent agenda consisted of:
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1. A MOTION TO APPROVE the request from the Rotary Club of Wakefield, Rhode Island for the use of Veterans Memorial Park and Gazebo Park for the 38th Narragansett Annual Art Festival to be held June 19, June 20 and June 21, 2020.
2. A MOTION TO APPROVE the list of Real Estate abatements in the amount of $111.54.
3. A MOTION TO APPROVE the purchase of one (1) new high-volume, full color copier/scanner for the Public Works Department from Ricoh USA, Inc., in the amount of $5,970.00.
4. A MOTION TO APPROVE the purchase of a second replacement check valve for the Galilee Pump Station from the lowest quoted vendor, G&L Water Works Supply, in the amount of $2,813.00.
5. A MOTION TO APPROVE, RATIFY AND CONFIRM the purchase of replacement parts and repairs to the automated control valve for the Route 108 control valve station from the original manufacturer, Ross Valve Manufacturing Co., in the amount of $3,550.36.
6. Motion by Councilor Lawler, seconded by Councilor Lema to approve twenty (20) One- Day Peddler Licenses in conjunction with the Calamari Festival to be held on September 7, 2019 at Veterans Memorial Park, subject to local and state regulations. Chamber of Commerce Director Margaret Fredette stated the event would run from 11 AM until 5 PM, with nine restaurants participating. Additionally, there will be 24 food trucks, live music and children’s activities. She thanked various individuals and Town departments for all their assistance. She noted that the Chamber of Commerce welcomes 25,000 visitors throughout the year. Motion so unanimously voted.
NEW BUSINESS:
POLICE DEPARTMENT
7. Motion by Councilor Lawler, seconded by Councilor Lema to approve the purchase and installation services of three (3) MDT tablets in three (3) new police vehicles from Island Tech Services, LLC in the amount of $17,829.00. So unanimously voted.
FIRE DEPARTMENT
8. Motion by Councilor Lawler, seconded by Councilor Lema to waive current policy and authorize the use of the General Construction Services contract with Abcore Restoration Company, Inc., for the renovation to Station #3 on Boston Neck Road in the amount of $56,460.00. So unanimously voted.
9. Motion by Councilor Lawler, seconded by Councilor Lema to approve the annual service contract for the Interoperable Radio Communications System from Motorola, Inc., in the amount of $33,725.50 for the Fiscal Year (FY) 2019/2020 and to authorize the Acting Town Manager to sign the contract after review by the Town Solicitor. So unanimously voted.
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PUBLIC WORKS DEPARTMENT
10. Motion by Councilor Lawler, seconded by Councilor Lema to approve the purchase of one (1) new Doosan Light Tower/Generator from ATS Equipment Inc. utilizing the Rhode Island Master Price Agreement (MPA) #91, in the amount of $11,185.00. So unanimously voted.
11. Motion by councilor Lawler, seconded by Councilor Lema to approve the purchase of one (1) new Doosan Air Compressor from ATS Equipment Inc. utilizing the Rhode Island Master Price Agreement (MPA) #91, in the amount of $24,225.00. So unanimously voted.
12. Motion by Councilor Lawler, seconded by Councilor Lema to award the bid for Road Striping Services to Safety Marking, Inc. at their quoted unit prices for the fiscal years 2019/2020 and 2020/2021. So unanimously voted.
13. Motion by Councilor Lawler, seconded by Councilor Lema to approve the purchase of one (1) Everest 10’ One-Way Style Snowplow from J. C. Madigan, Inc. pursuant to the Greater Boston Police Council Contract, in the amount of $11,225.00. So unanimously voted.
PARKS AND RECREATION DEPARTMENT
14. Motion by Councilor Lawler, seconded by Councilor Lema to award the bid for Tee Shirts and Golf Shirts for the Parks and Recreation Department to the lowest bidder, SP Designs & Mfg., at their quoted prices, for a one-year period, ending September 2, 2020. So unanimously voted.
15. Motion by councilor Lawler, seconded by Councilor Lema to waive the current policy and authorize the use of the General Construction Services contract with Abcore Restoration Company, Inc., for the first phase renovations to the Recreational Building at the Camp on Clark Road in the amount of $58,640.00. So unanimously voted.
16. Motion by Councilor Lawler, seconded by Councilor Lema to approve change order #1 for additional work on the original award, and to approve the contract amendment for the Playing Courts Rehabilitation Project with Joyce Construction, Inc., for the total amount of $71,417.00. Responding to Councilor Pugh, Director Wright said a change order was being requested instead of rebidding. He said there were originally two projects, with accumulated funding from the 2017 and 2018 budgets. The projects were put out to bid on March 29, 2019, and Council awarded the contract on May 20. In the meantime, Council authorized additional work on April 25. The work on the original projects started in August. With the contractor in town working on several courts, it made sense to amend the contract to include the additional work and use the same unit prices, rather than send the contractor away, suspend work and probably realize an increased rate if the project had to wait until next year. He said the change order aspect of the request reflects conditions discovered at all three sites. He described the unique paving system being used, and the importance of preventive maintenance. He anticipated it would be the same sole response if it was rebid, and he very satisfied with this contractor. Catherine Celeberto said this request was a 15%
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upcharge, and should be considered as a separate contract that should be put out to bid. She noted this would be an additional $54,000 of public money. Motion so unanimously voted.
ENGINEERING DEPARTMENT
17. Motion by Councilor Lawler, seconded by Councilor Lema to continue to September 16, at the applicant’s request, a motion to provide a decision on the waiver request submitted to the Sewer Policy Committee relative to following property: Plat D, Lot 210 (151 Ocean Road). So unanimously voted.
TOWN MANAGER
18. Motion by Councilor Pugh, seconded by Councilor Murray to authorize the Town Manager to advertise in the South County Style Vacation Guide. Councilor Lawler said since the Chamber of Commerce runs advertisements, and there have been several articles in national publications drawing visitors to the town, residents have expressed concern about summer crowding, and she did not see the need to advertise to have more people come. Councilor Pugh asked why an expenditure of this amount had not been handled at the department level. Manager Corrigan said, although this has been renewed automatically for the last five years, for the reasons expressed by Councilor Lawler, it was thought Council review might be in order. Motion failed by two in favor, Councilors Lawler and Lema opposed, and Council President Mannix abstained.
TOWN CLERK
19. Motion by Councilor Murray, seconded by Councilor Pugh to receive a certification by the Narragansett Board of Canvassers of a voter initiative petition to amend the Town Charter to create a recall provision. Clerk Donovan reviewed the voter initiative procedure. Councilor Lema asked for report of what the cost of a special election would be, as might be needed if the recall provision was approved. Ms. Celeberto noted the state law for recall has very specific provisions, but this proposal has no parameters at all. Motion so unanimously voted.
TOWN COUNCIL
20. Motion by Councilor Lawler, seconded by Councilor Lema to approve the sale of the old Belmont/IGA building to PKV, LLC for the price of $2,070,145.00 and to authorize the Town of Narragansett to enter into a Purchase & Sales Agreement for the sale of this real estate. Council President Mannix said he put this item on the agenda in order to recoup the money spent to purchase the parcel, and with concern for the annual CAM fees due to Gilbane, parking assignment issues, proximity to the liquor store, and for the betterment of the town – all things he thought were flaws with the original agreement. Solicitor Davis distributed a letter from attorneys Michael A. Kelly and Joelle C. Rocha, representing GP Pier Retail LLC, to Council members. Solicitor Davis described the terms as follows: sale price of $2,070,145.00; $50,000 deposit, with an additional $700,000 due at the closing; the balance would be in the form of a note payable to the Town, accruing interest, and secured by a mortgage of the real property with the Town in first position. The term would
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be up to three years, with interest-only payments on the outstanding balance at the rate of 5% year one, 5.75% year two and 5.75% year three. Carlos Mouta, principal of PKV, LLC would personally guarantee the note.
Responding to Councilor Murray’s questions about proof of funds and a business plan, Solicitor Davis said the Town did not require proof of funds, and noted each Town Council member met with Mr. Mouta personally to discuss his plan. Mr. Mannix said the concept was an eatery style food court, and he felt it could supplement existing businesses and revitalize the pier area. He said the Town is protected by down payment of $750,000 and, if it fails, the property would come back to the Town. Councilor Murray said there was no public hearing, no business plan and no proof of funds. Responding to Councilor Murray, Solicitor Davis said the property could not be assigned to another developer, as the Town would not release its lien. As a property owner he could sell, but the Town would still have a lien they would have to pay off. Councilor Murray said he had nothing personal against Mr. Mouta and had, in fact, shown him several other potential properties for this enterprise. He asked if the buyer would have the ability to sell liquor. Solicitor Davis said that would be subject to zoning and council approval.
Councilor Lawler said a key component for Mr. Mouta’s plan was having a liquor store next to it, and he supported Pier Liquors continuing at that location. She said Mr. Mouta has lived in Narragansett for twelve years and has travelled the world. Unlike a food court, he envisions a European marketplace model with up to twenty professional kitchens. She said this presents an opportunity to bring people here during the shoulder seasons.
Council President Mannix said Mr. Mouta was open to some retail concepts, and is desirous of being flexible to complement existing businesses.
Councilor Pugh noted the buyer was not present. Responding to Councilor Pugh’s inquiry about past practice, Solicitor Davis said he could only speak for his tenure, but the Town has not financed real estate for private business before. He said municipal grants were not unheard of and that Narragansett does not have a law prohibiting this financing structure. Solicitor Davis said the note could be accelerated if needed, and the agreement would not allow transfer of the property without paying off the Town’s note in full.
Councilor Murray said the Town should have right of first refusal.
Councilor Pugh read aloud from a letter just delivered from attorneys for GP Pier Realty, LLC. Solicitor Davis said he negotiated the purchase and sale agreement to the Town with the seller’s counsel, and there was never any mention of restricting the building to use as a library and the seller, as a multimillion-dollar real estate company, could have put such restrictions in the deed, but they did not. He said he disagreed with almost everything contained in the letter, which he received about a half hour before this meeting. He noted this law firm was not the firm that negotiated the sale to the Town. Regarding Mr. Mouta, Solicitor Davis said he had an LLC in Hartford in 2015 that filed for Chapter 11 bankruptcy but, in 2018, the City of Hartford gave him money and celebrated the opening of his new business. To his knowledge, Mr. Mouta enjoyed an incredibly good business reputation. He said first year payments would total $66,000 beyond the down payment, plus real estate
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taxes, CAM charges and his investment in the buildout. Total interest collected over the three-year period would be $218,000 plus costs before the balloon payment comes due.
Councilor Lema said those are payments of interest only and do not reduce the principle. The Town has control of the building until paid in full. There followed a discussion about competition and protection of existing businesses.
Michael Kelly, Esq. representing GP Pier Realty LLC, said his client was approached by the Town and induced to sell the building to provide for a new library. A discounted maintenance agreement was negotiated and a bond issue to finance the library was approved by the residents. He characterized the proposed transaction as a “bait and switch”, stating this intense commercial operation would violate the intent and sale by his client to the Town, and violates the intent of the discount given to the Town on the maintenance agreement. He said there were parking and circulation issues, and it would be a more intense use than a library. He said his client was very concerned about congestion, parking issues and potential impact upon tenants. He said the financing plan violates the Town Charter provision regarding indebtedness, and said his client intends to take legal action.
Council President Mannix said there were no deed restriction on the sale from GP Pier Realty LLC to the Town, and using the property for a library was never part of the agreement, a condition of the sale or a deed restriction.
[Manager Corrigan admonished the audience for outbursts.]
Winters Hames III said loaning money to this buyer would be well beyond the indebtedness limits defined in Section 6-2-8 of the Town Charter. He said if the Council voted to go through with this, he and others would seek legal remedies against those who voted for it through the town and personally.
Carleen Towne said Councilors Mannix, Lawler and Lema have ignored the wishes of the voters, and that the Town had no right to loan over $3 million to a businessman who had not proven that his plan would succeed. She said it would not be a good investment for the Town.
Gloria Roman said the purchase and sale agreement tells about the lack of transparency and back room deals by Councilors Mannix, Lawler and Lema. She said it would be a financial disaster for the Town and would negatively impact all the other pier area businesses.
Albert Alba said not building the library was against voter wishes. He said it was a back room deal to sell the liquor store unit, and now the proposed food court and retail market place will be taking business away from existing businesses. The project’s failure would result in the Town being on the hook. He said the library had financing from OLIS and donors, but the Council chose to support an out-of-state entity instead.
Mary Nadeau continued reading a statement prepared by Dr. Alba, and said the library serves the needs of a diverse community. This action would be opting for a commercial
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venture, which will instead take services from those in need and encourage more alcohol consumption. She implored the Council to back away from the deal.
Mary McDonald continued reading a statement prepared by Dr. Alba, stating the deal may be legal and the Council may have the authority, but the voters did not consent. She asked if any RI business was offered this deal, and why was the Town financing Mr. Mouta’s business if he was so successful.
John (inaudible last name; child) said we only have one library, and do not need more restaurants. He said he would be disappointed if the library does not get its rightful piece of real estate.
Mary Ann Gretchenko (displayed banner of town government organizational chart) said Councilors Mannix, Lawler and Lema should consider the will of the people, and this deal would violate that.
Barbara Rampone asked why the buyer would not be getting bank financing, and what was in it for the Town. She said it should have been appraised and put out to bid. She thanked Councilors Murray and Pugh for their support. Addressing Council President Mannix, she said she took great offense to library supporters being called a mob, and said it denigrated her rights as a citizen to speak her mind.
David Ruede said he wanted to understand how the Council President could put the Town in a deal like this, or how Councilor Lema could support this business deal for $5,000 per month, or how Councilor Lawler could tell potential sellers they should sell for less than the assessed value.
Council President Mannix replied that this had been an erroneous sale, and that current action was fixing a mistake. Councilor Murray said the library would have cost $32 per year for the average property owner.
Nancy LaPosta Frasier said an out of state developer was having trouble securing financing, so he got the Town to serve as a private banker. She said the Council was choosing an out of town developer over local businesses. Instead of using taxpayer money, the Council could wait on developing the property, market it professionally and sell for a profit.
Casey Montanari said she has supported the library, and was a resident and business owner. She said the Council had a fiduciary duty to get an appraisal. She said local businesses struggle for over forty weeks each year to keep their business going. She said she supported small businesses and welcomed competition, but not a large enterprise. She said the report of a bankruptcy in Connecticut was significant, and there were a lot of court documents filed against Mr. Mouta in that state. She supported getting the property appraised and listed publicly.
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Emily Burns identified herself as the manager of Crazy Burger, saying they have a nationwide reputation and still struggle for most of the year. She said she did not have enough staff, and did not know how twenty kitchens would staff their operations.
Melissa Crawford said this was a fantasy situation, and the only way this place would survive for most of the year would be with a liquor license or BYOB for a party scene. She said food trucks and farmers’ markets have taken years to establish themselves.
Councilor Lawler said this type of enterprise would be a draw for the shoulder season which would, in turn, support all.
Jaime Day said the public was expressing itself, and suggested a dedicated public hearing so the public could speak. She said the residents and Council were divided. She said she wanted the expression of the referendum to be carried out. She said the developer should be present to explain his proposal. She encouraged the Council to take time and do the right thing.
Karen Greco said she moved her family here because they loved the community and school system. She was worried that this was part of a trend toward regionalization with the library.
Robert Combs said the Pier School would be the perfect location for a library, not this property. He said all students are supplied with computers now and do not use the library. He said an interest-only loan was good in as much as the Town would get the property back if the developer did not perform. [Manager Corrigan admonished the audience for outbursts.] He said only one hundred students graduated last year, and the three schools were half empty.
Christopher Shafer said if the Town were in the business of granting loans, there would be plenty of residents who would want to take advantage of it. He challenged the Council to be on the right side of what is right and wrong. He said the library would succeed, even if not tonight.
Lilly Weisz-Nesshoever said she represented students who wanted a bigger library, and she offered quotes of others in support.
Elaine Stannard said she serves as moderator at elections, and that, following this course of events, the next time bond issue is to be voted upon, voters might think, “maybe it will happen”. She thought this was a real mark on democracy.
Council President Mannix said all bond issue votes were authorizations to borrow, not mandates to spend.
Paula Childs said an LLC was usually set up by small businesses to limit personal liability. She asked why the Town would use tax money to give a big developer a loan, and why three Council members would want to get into business with Mr. Mouta when the residents want a library. She said her theory was that he knew he could not compete with the existing
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restaurants, was looking for big tax break to get what he wanted, would not open anything, and would then get out.
Margaret Rogers asked how the Council arrived at the conclusion that a flea market would not compete with existing businesses. She said Carlos Mouta had declared bankruptcy, was carrying major debt and was well behind on his other major project. She said the State of Connecticut was giving money to him, trying to prop up his development in a crime-ridden area. She also questioned Mr. Mouta’s residency.
[Manager Corrigan admonished the audience for outbursts. Council President Mannix said the next outburst would result in removal.]
Philippe Cote said this vote would countermand the will of the people as expressed in the 2016 bond referendum. During the last meeting, one Council member said the Town should not be in the real estate business, yet this would make the Town a lending agency. He agreed the center of town had lost its vibrancy, due to failed businesses. He said Councilors Mannix, Lawler and Lema have decided to turn down millions of dollars from OLIS, and have failed the Town miserably. Their legacy will be giving away the center of town yet again. He thanked Councilor Murray and Pugh for their support.
Laurie Kelly said voters who supported the library at this location should be respected. She said the purchase and sale agreement did not require a cash deposit, whereas at least three people tried to make an offer but were informed they needed to include a reasonable cash deposit to be considered. Councilor Pugh said no deposit had been made with this offer. Ms. Kelly asked if the Connecticut project was on time and within budget. She said there was no ordinance that permitted the Town to lend taxpayer funds to any individual or business. She said Councilors Lawler and Mannix raised the tax rate on local commercial entities and should, instead, be supporting them.
Council President Mannix said the tax rate for commercial properties had actually been reduced. He said the Library Board of Trustees had a half million dollars in surplus funds squirreled away and did not use them for necessary repairs.
Carol Fortin said prime commercial real estate was being sold for bargain basement price. She said 67.8% of voters supported the library bond, but 0% of the residents supported this sale. She said she wanted this subject tabled so the buyer could make a presentation to the taxpayers. She said terms were offered to him that were not offered to anyone else.
Richard Vangermeersch said he would have preferred siting the library in the remaining Belmont area, but no one can get along. Instead, the Town was getting an installment payment on a losing structure. He said someone was now willing to take a risk and, if the Town could attach adequate resources of Mr. Mouta, then it should be done. If there was protection in the event of his failure, it would be better than having an empty building.
Carol Stewart said she wanted to emphasize the necessity of vetting the person who wanted to purchase the property and the type of business planned. She said the demographics do not support this type of business, and food courts needed to be in busy locations, which the
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pier area was not. She said the library is busy with both the existing demographics and foot traffic all year long. [Mrs. Stewart submitted an article to the clerk.]
Joann Walsh-Arouth said there was plenty of support for the library, but only a handful of support for this venture.
Suzan Amoruso said in twenty years of Narragansett bond issues, six were passed, the library was the second highest and remains the only one not spent. She said libraries generate community spirit and foot traffic for businesses. She said this person could not take the time to explain his proposal and how it would benefit the community. She said this was like the Curt Schilling deal all over again.
Stanley Wojciechowski said the State Treasurer has said the Town of Narragansett was coming dangerously close to meeting debt limits. [Councilor Murray left the meeting room at this point.] He supported maintaining the library at its existing location.
Thomas Hines said he worked in New York for an agency that granted funding to enterprises that supported the community, and said this proposal completely lacks substance. Without documentary evidence of what the business plan would be, he said it would be foolish to go forward. [Councilor Murray returned to the meeting room at this point.]
Margaret Rheinstein said she was surprised there had been no presentation by Mr. Mouta. She said people will use the library twelve months of the year, but the town does not have year round foot traffic that would support a food court. She asked that the subject be tabled.
Sheila Sweeney asked where the developer was.
Anita Langer identified herself as a realtor and said she would never have written this agreement. She said Mr. Mouta was not getting a conventional mortgage because he could not get one. She asked if there was any clause in the insurance policy with The Trust that would allow the Town to hold mortgages. She said this subject needed to be tabled for more information and to secure more built-in guarantees.
State Representative Teresa Tanzi said no one she spoke with had ever heard of a municipality holding a note like this. She said there had not been enough public vetting or due diligence. The practice of allowing balloon payments was common just before the country’s financial collapse. She said she felt like the Council was giving away the center of the town all over again.
Paulette Chambers said when the Ford dealership on Woodruff Avenue had a proposal, they came with extensive plans, as detailed as showing the landscape. She said more information was needed. She also had questions about insurance requirements and the developer’s requirement to maintain the condition of the property.
Motion by Councilor Murray, seconded by Councilor Pugh to continue this subject. Motion failed by two in favor, with Councilors Mannix, Lawler and Lema opposed.
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Councilor Murray said there was at least one lawsuit already and this action was opening the Town to litigation. Councilor Pugh said he heard recently from several businesses that they were not aware the property was for sale, as it was not listed. He said others who might be interested should be given a chance before rushing to sell to an out of state developer with no money. Councilor Murray said he still did not know what the list price was.
Returning to the main motion, motion carried by three in favor, with Councilors Murray and Pugh opposed.
[Recess was called at 10:48 PM; session resumed at 11:02 PM.]
21. Motion by Councilor Lawler, seconded by Councilor Lema to schedule a work session with the Parks and Recreation Department regarding beach policies and fees for the 2020 season on Tuesday, October 15, 2019 at 6:30 PM. So unanimously voted.
22. Motion by Councilor Pugh, seconded by Councilor Lawler to schedule a work session to conduct public interviews for all current Zoning Board applicants on Monday, October 28, 2019 at 6:00 PM. Councilor Lawler said she wanted to include anyone else who filed an application before then. Councilor Pugh said current members should also be interviewed. Council President Mannix said the process had evolved to interviewing only new applicants when there was a vacant seat. Councilors Lawler and Pugh agreed that all applicants should be interviewed, including incumbents seeking reappointment. Councilor Murray said the attendance of sitting members was important, as was continuity.
Mrs. Rogers played a recording from her telephone and said the League of Women Voters asked an unambiguous question on this subject during the campaign. She said Councilor Lawler wanted to appoint someone to the Zoning Board who would support the new food bazaar.
Council President Mannix said people already serving on boards could be judged by their performance and attendance. Motion failed by two in favor, with Councilors Mannix, Lema and Murray opposed.
ADJOURNMENT: Clerk Donovan noted the time and referenced the Council Rules. Motion by Councilor Lawler, seconded by Councilor Lema to adjourn at 11:15 PM. So voted by four in favor, Councilor Pugh opposed.
ATTEST: MINUTES ACCEPTED AS PRESENTED:
Theresa C. Donovan, CMC Theresa C. Donovan, CMC Council Clerk Council Clerk
A digital format has been made a part of the record for a complete account of the Council meeting. https://www.youtube.com/watch?v=IcCuqm9JlxM