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HomeMy WebLinkAbout1978-11-21; City Council; 5668; Four Units El Camino Real South of Chestnut PUD-11 Wilkinson* CITY'E C~RLSBAD @ .1- h j ' - ., .e AGENDA BILL ,NO. 5hb g Initial I,. Dept. Hd.@ DATE: NOVEMBER 21, 1978 C. Atty. \ - C. Mgr. DEPARTMENT: PLANNING SUBJECT : Four units, El Camino Real, South of Chestnut PUD-11 WILKINSON (applicant) Statement of the Matter The request is for a four-lot PUD, on property located on the F side of El Camino Real, approximately 1500 feet south of Chestr The property is 2.2 acres of land sloping toward El Camino Real Access is from a publicly owned frontage road (Old Camino Real alignment). The septic systems testing has been completed and is acceptablc School agreements have been met (action taken on Parcel Map on with the City Engineer). The Planning Commission recommends that PUD 11 be approved. EXHIBITS: (1) Planning Commission Resolution No. 1482 (3) Exhibit "B", dated October 25, 1978 RECOMMENDATION : If the Council concurs with the Planning Commission, you shoulc the City Attorney to prepare documents approving PUD-11 as per Planning Commission Resolution No. 1482. (2) Staff Report dated October 25, 1978 Counci 1 action: 11-21-78 Council directed the City Attorney to prepare documents approving PUD-11 as per Planning Commission Resolution No. 1482, subject to Condition 3. h. on Page 3 being changed to reflect the wording as submitted to Council by the Planning Department. * c ; I .. r' I 2 3 4 5 6 7 8 9 3.0 11 12 3.3 14 15 '16 17 18 19 20 21 22 23 24 25 26 27 28 i, Q e PLANNING C0,WISSION RESOLUTION NO. 1482 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, FtECOMMENDING APPROVAL OF A PLANNED UNIT DEVELOPMENT OF FOUR UNITS ON PROPEK OF APPROXIMATELY 2.22 ACRES. APPLICANT: R.E, Wilkinson CASE NO. : PUD-11 WHEREAS, a verified application has been filed wit1 of Carlsbad and referred to the Planning Commission; anc WHEREAS, said verified application constitutes a rc as provided by Title 11 of the Carlsbad Municipal Code; WHEREAS, purkuant to the provisions of the Municipa the Planning Commission did on the 25th day of October, hold a duly noticed public hearing to consider a reqiest Wilkinson for a planned unit development on property gen located on the west side of El Camino Real between Chest Tamarack Avenues, and more particularly described as: Lot 1 of Rancho Agua Hedionda, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 823, filed in the Off1 of the County Recorder of San Diego County on Novem 5, 1896; and WHEREAS, the Planning Director has determined that granting of this planned unit development will have a no significant impact on the environment and has reported t negative declaration has been filed for this project and project is in full compliance with the City of Carlsbad' Environmental Protection Ordinance of 1972; and (LINE NOT USED) (LINE NOT USED) .. , 1 2 3 4 5 6 '7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Q WHEREAS, at said public hearing a staff report was and all persons wishing to speak on the subject request heard. At the conclusion of said hearing, and after cor of a11 evidence presented, the Planning Commission found following facts and reasons to exist: P. The proposed use at the particular location is and desirable to provide a service or facility which wil tribute to the general well-being of the neighborhood an community because: a, It will allow for development of the site ~r maximizing the use of the natural topography and fe of the site; be It provides access via a private access roa which will be developed and maintained at no cost t the citizens of Carlsbad. 2. Such use will not be detrimental to the health, general welfare of persons residing or working in the vi or injurious to property or improvements in the vicinity a. The project has been designed with sensitiv. to these areas of concern; b. The condition of approval attached to the si PUD is intended to ensure that development will be ( patible with the neighborhood. 3. All design criteria set forth in Secton 21.45.1 minimum development standards set forth in Section 2lC43. be met because: a. It is required by Code and the Conditions oj 4, The granting of this permit will not adversely i will be consistent with the General Plan for the City, a] specific plans, and the adopted plans of any governmenta: because : a. The project has been designed to be within t b. It will not require a new driveway opening c WHEREAS, the Planning Commission by the following vc recommended approval of said planned unit development wit Camino Real. following conditions: + 1 2 3 4 5 6 7 8 9 10 I1 12 13 14 15 16 17 18 19 e a 1, The approval is granted for the land described application and any attachments thereto, and as shown 01 plan submitted, labeled PUD-11, Exhibit "B", and dated ( 25, 1978. Development of the site shall occur substant: shown on said plot plan. 2. Development shall be in accordance with the cr: standards set forth in Sections 21,45.110 and 21-45.120 Carlsbad Municipal Code and all other pertinent standarc Code - 3. The following shall be accomplished to the sat. of the City Engineer: a. The access road shall have a minimum width and shall have a tipped section with 6" P,C.C. curl P.C.C. gutter along the low side; b. Paving of the access road shall meet the C: street improvements standards; c, Private access road to be located and centc within a 40' easement, The purpose of said easemei be for a private road, general utility and access c ment. The general utility and access easement sha be dedicated to the City; Half street improvements for EP Camino Rea, the property frontage shall be provided. Said imp. ments may include a street light but not median iml ments ; d. e, There shall be a smooth 18' transition wit1 imum 5% grade, of the private access road where it sects the frontage road, with adequate provisions : drainage; I I 20 21 22 23 24 25 26 27 28 f. The frontage road in the Old El Camino Rea of-way shall be extended north from the existing pl a point 37' north of the center line of the propos private access road; g. The structural section of the road shall bc I I determined by the "R" values of the native soil; h. Access to the adjacent property to the sou be provided from the access road in the vicinity o easterly property line of parcel No. 2. i, All grading will be done in accordance wit. standards. Newly graded areas shall be planted fo erosioncontrol as soon as grading is complete. j. Drainage from the site shall be conducted the side via the private access road, in concrete 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 e 0 or ABM swales and disposed of in the ABM ditch on t west side of El Camino Real. k. A dry sewer system shall be constructed a: the El Camino Real frontage and in the utility east to serve all four units. 1, A 6" looped water main shall be extended : Camino Real to the existing main on Skyline Road. 4. Two fire hydrants as indicated on the site plar provided to the satisfaction of the Fire Marshall. 5. A complete landscape and irrigation plan shall mitted to the Planning Department for approval prior to issuance of building or grading permits- Said plan will areas of native vegetation to be preserved. The design landscape and irrigation plan shall incorporate water cc measures. 6. Each lot shall provide two covered parking spac occupants and one off-street parking space for visitors. 7, Parking will not be allowed on the private acce No parking signs shall be posted. 8. A parcel map shall be recorded prior to issuanc building permits. Said parcel map to be processed concu this PUD application. 9. No building shall be occupied until an occupanc is issued for such building. 10. CC&R's shall be submitted to the City for apprc to the issuance of building permits. Said CC&R's shall for maintenance of the private access road, the frontage and landscaping. 11. A turn-around area for a fire fighting apparatu be provided on the site to the satisfaction of the Fire 12. All four units shall have an address from El Ca and not the private access road. 13. The roofs of all four units shall be constructe combustible material. 13. For purposes of future additions to the four u a. R-1 setback standards shall apply; b. Front-setbacks shall be taken from the nea edge of the private access road easement. (LINE NOT USED) '. , J 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 1'1 l8 19 20 21 22 23 24 25 26 27 28 e 0 15. Any work in the limits of the frontage road SI- be conducted in such a manner that continued access to homes using said road will be assured. 16. The indicated pad elevations of Exhibit "B", d October 25, 1978 shall be complied with within a tolera +6 inches and -2 feet. Rombotis, L'Heureux, Schick, Wrench, Jos Marcus, Larson AYES : NOES : None ABSTAIN: None NOW, THEREFORE, BE IT HEREBY RESOLVED that the abo recitations are true and correct. JERRY ROMBOTIS, Chairma] CARLSBAD PLANNING COMMI! ATTEST: JAMES C. HAGAMAN, Secretary CARLSBAD PLANNING COMMISSION i I 1 I ' 0 STAFF REPORT a I, -r DATE : October 25, 1978 TO! Planning Coinmission FROM: Planning Departnent CASE : PUD-11 APPLICANT: R.E. WIJXINSON REQUEST: PLANNED UNIT DEVELOPMENT FOR FOUR UNITS ON PRO€ OF APPROXIKATELY 2.22 ACRES. BACKGROUND Location and Description of Property The 2.22 acre parcel is located on the west side of El Canino bethreen Chestnut and 'T.m.arack Avenues: about 15GO feet south c Chestnut. The proprty has approximately 47 feet of frontage the El- Camino Real right-of-way and is about 525 fezt deep. ,? facing El Cainlnci Real, the property is set back a considerable to the east cf the site wou.1.d have to be extended to service t propcsed. lots. Th.e property has hilly terrain, and slopes upward fron east tc with a 10 foot bank at the base of the slope. The lanc? is cui vacant. Four deep seepage pits have besn dug oil the site. Existing Property Subject prsperty: R-1-10,OOO North: R-1-10,000 -- tanw frcin the present street improvements. A small frcfitaye -- Soilth: R-1--10,000 East: P-C West: R-1-10,000 Existing Land Uses Subject property : Vacant _.----- North: Single family residence .South: Single fam-ily resid.ence, vacant East: El Camino Real, single family residences West: Single family residence, vacant History and Related Cases / PUD-8, Robert S. Phillips, Counci.1- Resolution No. 5073. On MI. the City Council approved a Planned Unit DevcloFment- pe: for six single fami1.y detached homes on 1.66 acres in the La ( area. In its hearing the Council found that the PUD providcc! appropriate development standards for this particular propert; terms of recreation area, visitor parkiiig I yrading problerns , i access road maintenance. --~. T-9-r7-.- r-- 0 e ,. PUD-2 Edward S. Ebriqht, Council Resolution No. 4013. On -I+ - September 21, 1976, thn, Council approved a Planned Unit Develop-. . ment permit for a 6 lot condoninium subdivision to accornodate 6 single family detached homes. The Council found that the PUD process would best allow the subject property to ,be developed to its allowable density. General Plan Information The General Plan Land Use Map designates this site as Residential- Medium Density (4-10 dwelling units per acre) , and Residential-Low Medium Density (0-4 dwelling units per acre). The proposal is in conformance with both densities. Public Facilities The City and the County Health Department have approved percolatioi test reports for individual septic tank and seepage pit systems fo: each of the four lots, as an alternative to a public sewer &stem. The City Water Dgpartment has indicated that the developer must construct a water main ,to serve this project. All other public facilities are available to serve the .site. Environmental Impact Information An Environmen.ta1 Impact Assessment has been filed and the project issued a Negative Declaration based on the fol-lowing findings: 1. The project is proposed for an area that is urbanized with --- similar type development. 2. The site is .covered with typical vegetation and wildlife that 3. The .City Engineering Department has required modifications to. is not considered environmentally significant. the grading p1a.n that will insure proper drainage flows and overall safety. Major Planning Considerations 1. Does the proposal conform to the basic standards and intent of the PUD section of the Zoning Code. 2. Is the proposal in conformance with the General P1a.n DISCUSSION There are several reasons for using the Planned Unit Development (P.U.D.) process. The Carlsbad municipal code gives us the followi guidance with regard to the intent and purpose of the P.U.D. regula tions. 21.45.010 Intent and purpose. The intent and-purpose of the [ 1 ) F’acLLLZate. c.ompjLehenaive4’cj pXanned devctopmctd 06 meu6 - planmd unit development regulations are to: in accvadance wi,;tIz app.ticaD~c g&flmit and crpccidic j9,taiz.h; -2- a ." ' (2 i' En'cauhage maginative and innovaZiank ~lann,i.ng 06 tr.ch id Q ntial n eig h b u ft h o o d h u 1.1 d cu rnm ctr cial and i M d uh tttiak att e ah b y U&~WL&J u wid^ UUhiexty 04 d~f~lli!tg ~r.ri,ttd aMd building kypca and. bite atLaaiigcmenZa wiZh welR-inZegm-,tcd cornnrulzi.,t:y &CLCiiRiLiQb und bc UelaXc Zh& phOjQck Zo the bUh&OUjTdiMg UhQa and the Xupo- ghaphy and oihen na2unu.t Ch6!ttaC~LhidtiCh o 6 .the hite; Pertrn,iA gtreaketr &Lexibi.tity in dcaign ,tha.u ib pasbible 2c hthict nppRicaLLun 06 conventional zoning und hubdivi6ion ttegul~t~ Phovide, 6Ch convetrhian 06 exih,king developments Lo a pLan n ed unit c! e v el ir prn ent . In this instance items (3) and (4) are most applicable. The site standard type of subdivision difficu-lt and not particularly desirable. The P.U.D. process will allow the units and the acce: to be developed in greater harmony with the site's configuration and topography and the existing and future development of adjoining properties by: 1. APlohing for a 24' width private access raod rather than the standard 60' wide public street. 2. Access to rear lots may be via an easement as opposed to panhandles. 3. Imaginative lot configuration. 4. governed by conventional zcniiig regulations. 5. Grading can be minimized. 6. 7. developmerit of adjoining properties. 8. Provide "open space". 9. Provide an architectual theme. . 19- Preservation of natural features. (3) (4) (5) has an irregular configuration and a varied topography making a Improvements can he oriented to topography rather than being A comprehensive landscape plan can be required. Require a P.U.D. design that will facilitate planrzing for 11, conc?itions, covenants and restrictions. The proposed development is well within the cjeneral plan densitie: Average density for this proposed development is one unit per .55 acres. The private access road will empty onto an existing short. road which connects to El Camino Real. Thus there wil.1 not be a new driveway opening on El Camino Real which is consistent with general plan ci.rcul.ation element: "Minimize freeway and prime art access to encourage their use as throughways rather than an access adjacent properties". Throughout this report staff has referred to thc "private access I rather than the "private street" . This is intentional. Private They are sometin Provides for maintenance of access and landscaping through c streets are a problem that remains to be solved. -3- e 0 ., , a sour'ce of confusion to the safety services and the post office.. usually not inciuded on Thomas Brother's maps and other street map considered. Staff prefers to discourage private streets in areas as this (serving a. small number of units) until private street sta are adopted. S t a f f Re c omne n d a ti o I? That the Planning Commission. recommend approval of P.U.D. 11 to the City Council based on the following findings and subject tc This confuses vi.sitors. Standards for private streets are now bei - the foIllowing conditions; Findings 1. The proposed use at the particular location is necessary and desirable to provide a service or facility which will. coiitribi to the general well-being of the neighborhood and t.he community because : a, It will allot*! for deveZopment of. the site while maximiz: the use of the nztural topography and'fentures of the site. b. It provides access via a private access racd which will developed and maintained at no cost to the citizens of Carlsba-d. 2. Such use will not he detrimental to the health, safety or general welfare of persons residing or working in the vicinity, 01 injurious to property or improvements in the vicinity because: a. The prpject has been designed with sensitivity to these areas of concern. b. . The condition of approval attached to the subject P.U.D are intended .to insure that developm<nt will be conpatible with neighborhood. 3. All design criteria set forth in Section 21.45.110 and all minimum development stanciards set furth in Sectior* 21.45.120 ~1171 because: a. It is required by code and the conditions of approval. 4. The granting of this permit will not adwersely affect and wi consistent with the general plan for the city, applicable specifi plansr and .the adopted plans of any governmental agency because: The project has been designed to be within the density It will not require a new driveway opening on El Camino a. b. Real. I_- Coil - (3. i. t ion S 1. The approval is granted for the land described in the applic and any attachments th.creto, and as shown on the plot plan submit -4- e 0 c labeled PUD-11, Exhibit B, and dated 10/25/78. Development of the site shall occur substantially as shown on said plot plan. 2. Development shall be in accordance with the criteria and standards set forth in Sections 21.45.110 and 21.45.120 of the Carlsbad municipal code and all other pertinent standards of said 3. The following shall be accomplished to the satisfaction of tl: City Engineer, a, The access road shall have a minimum width of 24' ar,d shall have a tipped section with a 6" P.C.C. curb and a 12" P.C.C. gutter along the low side. b. Paving of the access road shall meet the city's street improveinent standards. c. Private access road to be located and centered within a easement. The purpose of said easement to be for a private road, general utility and access easement. The general utility and access easement shall be dedicated to the City. d. Half street improvements for El Camino Real along the property frontage shall be provided. Said improvements nay incluc a street light but nct median improvements, e. There shall be a smooth 18E transition with maximum 5% f of the prj.vate accebs road where it Litersects the frorltage roaiil with adequate provisions for dralnaqe. f. The frontage road in the old El Camino Real right-of-wa shall be extended north from the existing paving to a point 3'7' nl of the center line proposed private access road, g. The structural section of the road shall be *determined the "R" values of the native soil. h. Access to the adjacent property to the south shall be provided from the access road in the vicinity of the easterly property line of parcel No. 2. i. All grading will be done in accordance with city standa Newly graded areas shall be planted for erosion control as soon a grading is complete. j. Drainage from the site shall be conducted from the site the private access road, in concrete pipes or ABM swales and dis; of in the ABM ditch on the west side of El Camino Real. IC. A dry sewer system shall be constructed along the El Camino Real frontage and in the utility easement to serve all four units. 1. A 6" looped water main shall be extended from El Camino Real to the existing main on Skyline Drive. 4. Two fire hydrants as indicated on the site plan, shall he provided to the satisfaction of the Fire MarshalI. ,c; e e 5. A-completE landscape and irrigation plan shall be submitted tc the Planning Department for approval prior to the issuance of building or grading permits. Said plan will show areas of native Vegetation to be preserved. irrigation plan shall incorporate water conservation measures. 6. Each lot shall provide two covered parking spaces for the occupantg and one off-street parking space for visitors. 7. Parking will not be allowed on the private access road. No pz signs shall. he posted. 8. A parcel map shall be recorded prior to issuance of building permits. Said parcel map to be processed conccirrent with this P.U application. 9. No building shall be occupied untii an occupancy permit is iss for such building. 10. CC&R!s shall be submitted to the City for approval prior to the isSuanC2 Of lsulilding permits. maintenance crf the private access road, the frontage road and land 11. A turn around area for a fire fighting apparatus sliall bc pro on the site to the satisEaction of the fire marshall. 12. kJ.1 four units shall have an address fron El Camino Real and the prjTs7Sts access zaczdl. 13. The roofs of all. four units shall be constructed of non-combu, material. 14. .For purposes of future additions to the four units: The design of the landscape and Said CCER'S shall provide for a. R-l setback stardards shall, apply b. Front setbacks shall be taken from the nearest edge of t. private access mod easement. DL R/m s 10/20/78 -6- 0 0 I.. ..' --.nu ==---"&=--- .. -5 .. . . .... - .. .. * -. .. . . . . - - -. . u-b &>f;c2 : tt. -.--.----- -&:A-'2&d ------ - ::':mi.t:,;.tLc:u l>iztxic~z . c1 [IT ,;i I-- - __Lw____ ---.rn "Q -.-a*--- <- .. ,,.,.- f:\l~-Ll:(. j>fc,i.i!!dt.ian is J.C'q:ij ~-e<~ .!:c~II wj.l.1 LC advisrxl. . - a I r * j. ;.: . ,. ' '. -7 ~;ppj,1~,7\?;~: '"\o;3~~7 &. /Z/IA/ZLL~L.C p4.D ALFPEC~ J, /d :TC~ELC ._ .--- __ _.___ ._-_.. __L_ ___I_ ~ -_-._I - __-- I_-c-- .------- )lal\lc (j.~~~j;qi(j\~~~l, i~;11;~::~~~;;)1~ J), joi.nl: i'ciitiix;c:, cc~~-pi-~iLi.ci~, :;;/ 435 5 cs*PEA &Ut2 Scf44Jn Be? I>u :i i 11 c :; s I:!? dr c 2s 7s-ST- 07/z -- Tcl cpfion c b!ur,ibcr .. . AGENT: -- Rob Wilkinson Name 13027 CaninitQ 2el Roci.-&-.DclMar - Busincss Iddress 4 81-124 8 Telephone PIuntbcr -- HE1"iERS : Name (individual, partner, joint Home Address venture, corporation, syndication) Bush less Address .. Telephone Number Telephone Idurribcr - Name liom Address - Busi.ne ss Addre 5 s .. 3 a) Telephsne Cumber Telephone Number .* .. - -_-- -- - - I, 4 - - [Attach more sheets if necessary) I/Xe declare ur.dcr penalty of prjury t.hat the information contained i.n I closure is true and correct and that it will remain true and correct axd relied upon as being true and correct until amended. L4 :. .. * 'y&abL&M-4 -zr fp--- Appl icaa t BY Agent, Omcr, Partncr e u This approval will allow the parcel to the south to take access through this development, without the need for revision to the PUD. \ 0 0 / . PRIVATE STREET REpJIK.&,NTS -c shall comply with the reguirements of the City's street improvem G 1. Structural geometric design including pavement curbs, gutters, lightning, Modification of City standards may be permitted by the City Engineer pro- vided these modifications do not lower the quality of the street. Private streets shall have a two foot clear space on each side of the cur This clear space shall be free of all obstructions such as walls, balcony overhangs, fences, poles, dense shrubbery, etc. Low growth shrubs, walkw may encroach in the two foot clear space. 3, Pavement widths between curbs of private streets shall be not less than t; Type of Street No Parking Park One Side Park Both Side One-way 12 21 Not Permitted 2. X following : *I - Feet Feet - .Feet - Two-way (serving 20 -. parking spaces or less) '24 28 32 \ Two-way (serving more than 20 parking spaces) 24 30 36 <, r i 0 0 NOTICE OF PUBLIC HEARING PUD-11 NOTICE IS HEREBY GIVEN that the City Couricil of the City of will hold a Public Hearina at the City Council Chambers, 1200 Eli sider a Planned Unit Development for four unit.s on property of a[ mately 2.22 acres on property generally located on the west side Camino Real between Chestnut and Tamarack, and more Particularly as: Lot 1 of Rancho Aaua Hedionda, in the City of Carlshad, County of San Diego, State of California, accordinq to Map thereof No. 823, filed in the nffice of the County Recorder of San Diego County, November 5, 1896. Carlsbad, California, at 7:30 P.1, on Tuesday, November 21, 1978 APPLICAVT: Bob Wil kinson PUBLISH: November 8, 1978 CARLSBAD CITY COI . 4 4 e NOTICE OF PUBLIC HEARING PUD-11 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Carlsbad will hold a Public Hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 7:OO P.M. on Wednesday, October 25, 1978 to consider a Plar! Unit Development for four units on property of approximately 2.22 acres on property generally located on the west side of El Carnino Real between Chestnut and Tamarack, and more particularly described as: Lot 1 of Rancho Aqua Hedionda, in the City of Carlsbad County of San Diego, State of California, according to Map thereof No. 823, filed in the office of the County Recorder of San Diego County November 5, 1896. Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. If you have any questions, please call 729-1181 and ask for the Plannins Department. APPLICANT: Bob Wilkinson PUBLISH: October 11, 1978 CITY OF CARLSBAD PLANNING COMMISSION /--- " L.~- c /A / -XVficE- 1- /e 1 " , __-- .' ,- ~ _I I L-1 -- ___- -- \ .,, , 1, , /- -.LH*R5c5 - ' ,, i: ~ 1-' , rn LRQEMD ORAPHlC SCALE SCALE: 1' ZOO' VILLAQE JT]- - -VILLAGES OF ACREAO 4- 3 Ac. CALAVERA HILLS COMPANY - - -VILLAGE BOUNDARY I_I VILLAGE NOT A PARTOF IJ?: CALAVERA HILLS COMPANY U ___-- - - - VILLAGE BOUNDARY PnASE -* - - -PHASE BREAKDOWN ACREAaE.v* OF VILLAGES ------ - - - PHASE BOUNDARY i ~>I 537.48 AC. TOTAL ACREAGE FOR VILLAGES OF CALAVERA HILLS COMPANY L--- .).~ . 1 . I .. .c . ~. ~~ ~ .. -. ._ - -N MAP 1 ._ c I .- . .. . -. 4 .I 1 a #* .. 0 - __. __ . -.- .:: i- . -- . I- ~ -_---- ~. =-=-+-ami+ -- - ..