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HomeMy WebLinkAbout1988-02-17; Planning Commission; Minutesl J P ,? MINUTES Meeting of: PLANNING COMMISSION Time of Meeting: 6:00 p.m. Date of Meeting: February 17, 1988 Place of Meeting: City Council Chambers COMMISSIONERS y CALLTO ORDER: Chairman McFadden called the Meeting to order at 6:03 p.m. PLEDGE OF ALLEGIANCE was led by Chairman McFadden. ROLL CALL: Present - Chairman McFadden, Commissioners Hall, Holmes, Marcus, McBane, Schlehuber, and Schramm Staff Members Present: Michael Holzmiller, Planning Director Mike Howes, Senior Planner Gary Wayne, Senior Planner Bobbie Hoder, Senior Management Analyst Ron Ball, Assistant City Attorney Lloyd Hubbs, City Engineer David Hauser, Assistant City Engineer Richard Allen, Principal Civil Engineer Al Virgilio, Associate Civil Engineer Doug Duncanson, Parks Superintendent PLANNING COMMISSION PROCEDURES: Chairman McFadden reviewed the Planning Commission procedures on the overhead for the benefit of the audience. COMMENTS FROM THE AUDIENCE ON ITEMS NOT LISTED IN THE AGENDA: There were no comments from the audience. PUBLIC HEARINGS: 1) ZCA 88-l - CITYOF CARLSBAD - An amendment to the Zoning Ordinance that allows car washes to locate in the Neighborhood Commercial (C-l) and General Commercial (C-2) zones by a Conditional Use Permit. Mike Howes, Senior Planner, reviewed the background of the request and stated that in November 1986 the Planning Commission approved Resolution of Intention No. 177 directing staff to prepare a zone code amendment addressing car washes in the Neighborhood Commercial (C-l) and General Commercial (c-2) zones. The proposed zone code amendment will allow car washes to locate in the C-l and C-2 zones with a conditional use permit. At the present time the zoning ordinance allows "automobile laundries" only in the industrial zones (PM, CM, M) with a conditional use permit. Over the years staff has received numerous inquiries from developers on where car washes could be located and they lose interest when informed that car washes are only allowed in the industrial zones. To be successful, car washes require a high traffic volume combined with good exposure, which is not found in the industrial zone. Since a CUP is required which sets forth several conditions which must be complied with to ensure compatibility with the surrounding development, staff recommends approval of ZCA 88-l. Mr. Howes directed attention to revised Exhibit "A" which was passed out prior to the meeting and which makes a minor modification to the ordinance wording but does not alter the intent. P *‘7 MINUTES February 17, 1988 PLANNING COMMISSION Page 2 Commissioner McBane inquired why the Commercial Tourist zone was not included in the zone code amendment when most gas stations are currently located in the CT zone. Mr. Howes replied that the CT zone was not considered but staff should have no problem allowing them in the CT zone with a CUP. He added that the CT zone is generally reserved for tourist uses such as restaurants, hotels, and gas stations that cater more to people driving through the city while the C-l and C-2 zones normally serve residents of the City. Chairman McFadden also noted a deletion by the city attorney in Section 21.42.010 (6) (A). Ron Ball, Assistant City Attorney, noted a typographical error and stated that the sentence should correctly read "...except those in lawful operation on the date of adoption...". Chairman McFadden declared the public hearing open and issued the invitation to speak. There being no person to address the Commission on this topic, Chairman McFadden declared the public hearing closed and opened the item for discussion among the Commission members. Commissioner McBane supports the zone code amendment but would like the CT zone added. Michael Holzmiller replied that the CT zone is extremely limited on uses and suggested the wording include the phrase "in conjunction with a service station." Commissioner Hall feels that adding car washes to existing service stations would create a nightmare. Commissioner McBane replied that he was thinking along the lines of a limited car wash which uses the space of one service bay. Commissioner Hall could support a limited car wash in the CT zone but not a full fledged car wash facility. Motion was duly made, seconded, and carried to recommend approval of the Negative Declaration issued by the Planning Director and adopt Resolution No. 2712 recommending approval of ZCA 88-l based on the findings contained therein and also incorporating limited use in the CT zone if in conjunction with a gas station and subject to the same conditional use permit. 2) ARCHITECTURAL STANDARDS, SCENIC CORRIDOR STUDY AND OPEN SPACE INVENTORY Mike Howes, Senior Planner, gave the staff report and stated that the need for architectural standards came out of the citizen's review several years ago of the land use element and Carlsbad's General Plan. At the recommendation of the Citizen's Committee, the City Council directed staff to 1) examine alternatives for establishing architectural review to ensure quality and integrity of design to enhance the unique character of each neighborhood throughout the city; 2) prepare an inventory of open space throughout the City, in order to make more informed decisions regarding the utilization of open space; and 3) prepare a scenic corridor study to establish development standards and design guidelines for major arterial streets in the City. In an attempt to reduce costs and save time, staff combined the Hall Holmes Marcus McBane McFadden Schlehuber Schramm MINUTES February 17, 1988 PLANNING COMMISSION Page 3 COMMISSION studies so that one consultant could work on all three at the same time. Corbin, Yamafuji and Partners, Inc. (CYP, Inc.) were engaged to prepare the studies in June 1986; however, staff was unable to complete their portion of the project at that time due to the heavy workload caused by the Growth Management Program and preparation of the Local Facilities Management Plans for Zones l-6. John P. Tully, Vice President of Planning and Governmental Relations, CYP, Inc., 17992 Mitchell South, Irvine, presented the completed studies to the Commission with the aid of a slide presentation. In the Architectural Standards presentation he discussed methodology, architectural themes, and design principles for single family, multi-family, commercial, office, and industrial. He identified two subtheme areas which need to be reinforced: a. California Spanish along El Camino Real b. Central European in the downtown area In the Scenic Corridor Study presentation Mr. Tully identified four categories of scenic corridors in Carlsbad which reflect a distinctive character: a. Community and Theme Identity Corridors b. Community Scenic Corridors C. Natural Open Space and Recreation Corridors d. Railroad Corridor CYP, Inc. recommends creation of a single identifying theme for each corridor and carrying the theme for the entire length of the route. They also propose a hierarchy of welcome signage to be constructed at the various entries of Carlsbad for community identity. Staff believes that the three studies prepared by CYP, Inc. fulfil1 the recommendations of the Citizen's Committee to Review the Land Use Element of the Carlsbad General Plan and will provide useful tools for future development within Carlsbad. Commissioner Hall was surprised that Elm Avenue 'had not been identified as a major corridor. Mike Howes, Senior Planner, replied that the omission of Elm Avenue was an oversight and should be included due to its scenic value. Commissioner Schlehuber inquired about Ranch0 Santa Fe Road and Mr. Howes replied that staff will take another look at Ranch0 Santa Fe Road. Commissioner Schlehuber inquired about the Spanish element in the downtown area and how the architectural standards would be applied considering the Central European subtheme. Mr. Tully replied that when a project is being considered in a given subtheme area, staff would refer to the section of the book which deals with that particular subtheme. Commissioner Schlehuber inquired if Mr. Tully was aware of the Parks Department memo. He replied that the memo generally accepts the study concepts, i.e. El Camino Real, Carlsbad Boulevard, Palomar Airport Road and stressed that the study was not intended to examine every street in f? MINUTES February 17, 1988 PLANNING COMMISSION Page 4 COMMISSION Carlsbad. The Parks Department memo suggests varying the planting theme slightly along portions of Poinsettia, Cannon, and some of the other secondary streets. Since vehicular traffic identifies with repetitive design, CYP feels that Carlsbad needs to adhere more to a theme in order to establish an identity. Commissioner Schlehuber referred to page 39, paragraph 2 of the Architectural Standards and inquired if the recommendation on building heights and structures complimenting the surrounding area could also be applied to residential, without taking away individuality. Mr. Tully feels that staff currently attempts to do this, especially in the new developments, but that it might be difficult to carry out completely in infill residential areas. He cited the Victorian house on Carlsbad Boulevard as an example. However, Mike Howes pointed out that one of the goals in residential (page 3, paragraph 3) is to encourage architectural harmony with the surrounding neighborhood. Commissioner Schlehuber inquired about the recommendation for planted medians versus existing City policy for concrete medians which are low maintenance. Mike Howes replied that CYP does not necessarily suggest full landscaped medians and staff is still in favor of concrete and low maintenance but with pockets of planting. Chairman McFadden inquired about the reference to "commonly accepted principles" in paragraph 1 of page 2. Mr. Tully replied that the design principles referred to on page 10 which create a balance between unity and variety would be considered commonly accepted principles. Chairman McFadden would like an asterisk on page 2 referring the reader to page 10. Chairman McFadden inquired why mobile home parks were not included in residential goals on page 3. Mike Howes replied that mobile homes were not included because they are manufactured structures and not built on the site. Chairman McFadden inquired why public buildings were not mentioned. Mike Howes replied that public buildings were included in the non-residential category. Mr. Tully added that most public buildings tend to be a monument in the City and can be unique in their architectural design. Chairman McFadden referred to page 7, Applicant, and inquired in what instance the architectural review process would not be required. Mike Howes replied that staff would serve as the decision-making body for single family residences and multi-family of four units or less. Appeals would be directed to the Planning Commission and City Council. Chairman McFadden inquired how the architectural review process would work in the case of a Master Plan and when it would come before the Planning Commission. Mike Howes replied that the architectural review for Master Plans would be heard by the Planning Commission at the same time the Master Plan documents are presented. She feels that architectural review by the Planning Commission at this stage is too late in the process; she would like to see a conceptual review of architecture and coloration presented earlier. Chairman McFadden cited pages 11, 42, and 38 with references to fences. She did not see any remarks regarding ,‘I MINUTES February 17, 1988 PLANNING COMMISSION Page 5 compatibility of fencing materials with the style or color of the projects. Mr. Tully feels compatibility of fencing materials is implied on page 11, paragraph 8. Chairman McFadden cited page 38, paragraph 4, regarding crib walls being used rather than block retaining walls. She does not feel that crib walls are attractive. Mike Howes replied that staff encourages crib walls that are well planned and planted since there is less possibility of grafitti. Chairman McFadden feels that the document should be entitled Architectural Guidelines. Mike Howes replied that the word "Standards" was used because the word is more effective and people will pay more attention to the document. Chairman McFadden had additional questions on the Scenic Corridor Study and inquired regarding Mr. Tully's landscape background. Mr. Tully replied that he is a licensed landscape architect in the State of California. Chairman McFadden inquired if Elm Avenue would be added as a scenic corridor and Mike Howes replied that it would be added. In addition, on page 9 she would like to see signage added on Melrose (entering from Vista) and Ranch0 Santa Fe Road (entering from San Marcos). Chairman McFadden asked to hear from Doug Duncanson of the Parks Department regarding the recommendations on types of plants. Doug Duncanson, Parks Superintendent, addressed the Commission and replied that he has reviewed the Scenic Corridors document and feels that the plant types are generally good choices but that some of the coastal planting on the west side may have problems due to exposure. Mr. Tully responded that the ideas are generally conceptual but that landscape material can be a significant architectural statement. Chairman McFadden expressed concern about water and maintenance. Commissioner Hall inquired about the type of pine trees currently along Carlsbad Boulevard. Mr. Duncanson replied that they are Monterey Cypress trees which are native to California. Commissioner Schlehuber would like to see the references to wall structures revised to read "fences." He sees no problem with architectural review at the time the Master Plan is presented. Commissioner McBane stated that he was surprised to receive the reports in final form. He feels both documents are too general and too specific and do not reflect broad base input. He thinks there are other areas which need close scrutiny and would like every neighborhood examined with more citizen input. Mike Howes replied that a draft document was submitted to several local architects and significant input was received which was incorporated in the final report. Chairman McFadden inquired if input was received from neighborhood groups and Mike Howes replied there was none. Commissioner McBane cited the Palomar Airport improvements, also on the agenda, and stated that the environmental mitigation would not be consistent with the Scenic Corridors study. Mike Howes replied that the study does not recommend specific plant species but rather a dominating general theme - MINUTES February 17, 1988 PLANNING COMMISSION Page 6 COMMISSIONERS which extends the length of the corridor and includes secondary tree treatment. Commissioner Schramm noted that the nautical theme was not picked up in the beach area. Mr. Tully replied that some trends are short-lived. The Cape Cod theme is not popular with the consumer at the present time; the Spanish and European themes are much more popular today and are lasting themes. Commissioner Schramm is concerned about getting locked into a standard without any flexibility to change. Mike Howes gave the staff presentation on the Natural Resource Inventory and introduced a map prepared by Rick Engineering which identified slopes, water bodies, riparian habitat, easements, vegetation, and open space. Rick Engineering also prepared a transparent overlay of the City's General Plan which showed how the natural resources related to General Plan designations. The inventory includes all EIR studies and aerial photographs. Staff feels the inventory is 95% accurate. Commissioner McBane understood the charge was to map the open space rather than inventory the natural resources. Mike Howes stated that the General Plan open space is shown but that some of the resources may not fall within the designated open space areas. Commissioner McBane feels there is significant non-aggregate open space which is not reflected in General Plans. Mike Howes replied that the General Plan is constantly updated to reflect Master Plan revisions. Commissioner Schramm would like to see an overlay of open space to be used when making planning decisions. Mike Howes felt this could be done. Chairman McFadden declared the public hearing open and issued the invitation to speak. Robert Wilkinson, 7233 Mimosa Drive, Carlsbad, addressed the Commission and stated that he is a designer and landscape architect and appreciates quality studies such as the ones presented. However, he feels there are some refinements needed. He supports the strong landscape themes but doesn't agree that they need to be the full length of the roads since some roadways are 10 miles long and it could get boring. He feels there are some discrepancies between the landscape manual and this study. Developers need to see the same message in both documents. He also reminded Commissioners that the City is only responsible for maintenance of the median while the private land owner is responsible for maintenance and planting of the remainder of the streetscape. There being no one else to address the Commission on this topic, Chairman McFadden declared the public hearing closed and opened the item for discussion among the Commission members. RECESS The Planning Commission recessed at 7:27 p.m. and reconvened at 7:40 p.m. Commissioner Schlehuber thinks the studies were a good idea but does not want to see full time design review resulting from the studies. He would like to see the Architectural Standards used as guidelines. He recommends that references /? MINUTES February 17, 1988 PLANNING COMMISSION Page 7 COMMISSIONERS to wall structures on page 11 be reworded to fences. He likes crib walls over straight block walls. Commissioner Schlehuber appreciated the comments of Mr. Wilkinson as community input. He realizes there are variances on plant material but thinks the present document is good. He would like to incorporate Mr. Wilkinson's comment that all documents tell the same story. He can support the documents. Commissioner McBane has a problem with the Architectural Standards. He thinks some design review may be appropriate for some parts of the City while more restrictive standards may be necessary in other areas. He would like to see the reports revised to incorporate more community input with specific strategies defined for different neighborhoods. Commissioner McBane feels that the Scenic Corridor study is a good start but needs inconsistencies worked out. He would like to see more emphasis on indigenous plant varieties. He would like to see more public input in this report also. Commissioner Marcus thinks the reports are good. She likes the architectural statement by planting of the corridors and has no problem with the crib walls or themes. She cannot support a definitive plan for each neighborhood. Commissioner Hall can support the documents. He sees a need in the beach area and thinks more information needs to be stated on the beach area. In his opinion, design review may be needed in the beach zone. He would like to see Elm Avenue identified as a scenic corridor. Commissioner Schramm thinks the Architectural Standards need to be stated more generally than they are. She feels the beach area needs to be specifically addressed. She can support crib walls depending on climate conditions. Commissioner Schramm prefers natural vegetation over some of the plants recommended in the Scenic Corridor study; she would like natural vegetation preserved whenever possible and likes to see climatic changes when driving through the City. Commissioner Holmes concurs with Commissioner McBane's comments. He feels that few areas with guidelines are successful unless they are imposed at the beginning of development. He cannot support the Architectural Standards. He feels the only statement which needs to be presented is that architectural design should be harmonious with the image of Carlsbad. Chairman McFadden would like to see the Scenic Corridor study sent to the Parks & Recreation Commission to remove discrepancies in documents and include water, maintenance, and safety considerations. She would like to see Elm Avenue included as a scenic corridor. Chairman McFadden agrees that the beach area needs to be addressed similar to the design review now being used in the redevelopment area. She would like to see the fences addressed and the reference to crib walls softened. She thinks we should try the Architectural Standards because we currently have too many documents to consider for planning decisions. She can support the reports but on a trial basis. P /1 MINUTES CORRECTED February 17, 1988 PLANNING COMMISSION Page 8 COMMISSIONERS Motion was duly made and seconded to approve the Negative Declaration issued by the Planning Director and adopt Resolution No. 2713 recommending approval of the Architectural Standards as presented with more specifics on fences and the reference to crib walls softened. Commissioner McBane requested that the record show he voted against the motion because he could not make Findings 111 or 112. The beach area was discussed and Commissioner McBane inquired if the beach study included the area west of the railroad tracks. Michael Holzmiller, Planning Director, replied that the North Beach study included traffic and planning issues. The boundaries of the planning portion of the study were from Agua Hedionda Lagoon to the railroad tracks, to Elm, over to Ocean, and up to the Buena Vista Lagoon. It did not include the redevelopment area except for that portion south of Elm Avenue. A Minute Motion was duly made and seconded to ask the City Council to create a design review system for the North Beach Planning Area. A Minute Motion was duly made and seconded to extend the design review system proposed for the North Beach Planning Area to include the Barrio area, east to the railroad track. Motion was duly made and seconded to approve the Negative Declaration issued by the Planning Director and recommend that the City Council approve the Scenic Corridor Study and direct staff to amend the Scenic Highways Element of the General Plan to incorporate the Scenic Corridor Guidelines, and to remove discrepancies between the Landscape Design Manual and the Scenic Corridor Guidelines, (giving each document equal weight), including the Railroad Corridor and the Beach Overlay Zone. Motion was duly made and seconded to recommend approval of the Negative Declaration issued by the Planning Director and recommend that the City Council approve the Natural Resource Inventory Map as presented. DISCUSSION ITEM: 3) PCD/GPC 87-3 - PALOMAR AIRPORT ROAD WEST - ROADWAY IMPROVEMENTS AND ASSESSMENT DISTRICT Chairman McFadden reported that the Assessment District would not be considered this evening. Hall Holmes Marcus McBane McFadden Schlehuber Schramm Hall Holmes Marcus McBane McFadden Schlehuber Schramm Hall Holmes Marcus McBane McFadden Schlehuber Schramm Hall Holmes Marcus McBane McFadden Schlehuber Schramm Hall Holmes Marcus McBane McFadden Schlehuber Schramm X X X X X X X X X X X X X X X X X X X X X X X P MINUTES February 17, 1988 PLANNING COMMISSION Page 9 Gary Wayne, Senior Planner , gave the staff report and stated that the Government Code requires consistency with the General Plan before a public works project can be started. The Palomar Airport Road West project consists of reconstructing Palomar Airport Road to six lanes from Paseo de1 Norte to approximately 1,000 feet east of College Avenue. The construction includes curbs, gutters, six lanes of asphalt, plus a raised median of 18 feet. The project does not include other prime arterial standards such as sidewalks and irrigated median or lighting which would be the responsibility of development as development occurs adjacent to the roadway. There would be some channel improvements to Encinas Creek to alleviate drainage problems in the area, promote traffic safety, and offer some flood control. The project is consistent with the General Plan Circulation Element. The Local Facilities Management Plan for Zone 5 noticed a future problem on Palomar Airport Road which could surface as soon as 1990. The proposed improvements would alleviate the expected circulation deficiencies. Staff recommends that the Planning Commission find that this construction is consistent with the General Plan and the Local Coastal Plan. Commissioner Hall inquired how water would reach the asphalt medians and Gary Wayne replied that utilities would be there running parallel to the median. Alfonse Virgilio, Project Manager, addressed the Commission and stated that there will be median sleeves within the area and lines will be available on slopes. The sleeves will enable future connections. Nothing will be done regarding lighting. The property owners will be responsible for design improvements as property is developed. In the absence of adjacent development, lack of lighting will not create a safety problem and proposed improvements will include intersection lighting. Other street lighting will be provided as adjacent development occurs. Chairman McFadden inquired about sleeving for reclaimed water and Al Virgilio replied that a trunk line already is in place for reclaimed water. Chairman McFadden inquired if lack of sidewalks would present a safety problem and Al Virgilio replied that staff has determined it would not create a safety hazard. Chairman McFadden thinks sidewalks are important and that this proposal appears to be piecemeal approval. Richard Allen, Principal Civil Engineer, stated that two years ago the City initiated an assessment district and was unable to get property owners to agree on a $5 million assessment which would provide all the amenities. After public hearings and various conferences, it was agreed to eliminate the sidewalks and street lights. Mr. Allen feels that over time the costs have now increased to $6 million and if sidewalks and street lighting are now required, the costs would escalate further and it may be difficult to get agreement with the property owners. Underground utilities will also have to come later and the sidewalk will have to be torn up if they were put in now. Commissioner Schlehuber is satisfied with the staff explanation and can support the project. . . P ,T7 MINUTES February 17, 1988 PLANNING COMMISSION Page Commissioner Hall inquired about the location of the utilities and Al Virgilio replied that they are in the sidewalk proximity. Commissioner Hall stated that he does not like to see a new road dug up to add utilities. Al Virgilio replied that the road would not be dug up because utilities will be installed adjacent to the sidewalk area behind the curb and gutter. Chairman McFadden cannot support the project without sidewalks. A minute motion was duly made and seconded finding that the construction of Palomar Airport Road to partial prime arterial status from Paseo de1 Norte to approximately 1,000 feet east of College Avenue is consistent with the General Plan and certifying the mitigated negative declaration. Motion was duly made and seconded that the archaeological survey which was prepared as part of the environmental review be referred to the Historical Sites Commission. ADDED ITEMS AND REPORTS: Chairman McFadden reported that the subcommittee will be presenting working goals of the Planning Commission at the second meeting in March. Commissioner Schlehuber requested legal counsel to comment on minute motions for something which was not noticed. He was referring specifically to the minute motion applying to the north beach area. Ron Ball Assistant City Attorney, replied that the item was generally noticed and should not present a problem. Commissioner Schlehuber requested that staff indicate revision at the top of each revised report so that Commissioners will be able to identify the latest revision. Chairman McFadden inquired if there were any comments on the minutes for the recent workshop. There were none. For information purposes, Michael Holzmiller passed out three agenda bills on items to be considered by the City Council next Tuesday night: 1) LR4P for Zones 11 and 12 which explains the plan and some issues. 2) Zone 6 Facility Financing Proposal and Amzmkmt to 1982 La Costa Ranch Parks Agr-t. Michael Holzmiller reported that when Zone 6 was approved, staff presented alternatives for shortfall which required 900 units to pay an up-front fee. City Council was concerned and directed staff to present another alternative. The alternative being presented would pledge every cent of bridge and thoroughfare fees to the La Costa/I-5 intersection; would move the fire station back one year in order to improve Cannon Road/Carlsbad Boulevard; and Hall Holmes Marcus McBane McFadden Schlehuber Schramm Hall Holmes Marcus McBane McFadden Schlehuber Schramm X X X X X X X X X X X X . * ? MINUTES February 17, 1988 PLANNING COMMISSION Page l1 COMMISSIONERS La Costa Ranch to dedicate 700 acres of park land by trust deed. In effect, the City would then own Zone 10. The alternatives being proposed would reduce the up-front shortfall fee to each homeowner to $310 per unit. 3) Proposition A (Sales Tax) 1988 5-Year Regional Transportation liuprohment Program. These funds are expected by year end. Lloyd Hubbs proposes we borrow against these funds to fund the La Costa/I-5 interchange. Commissioner Schlehuber requested an explanation of the report to Ray Patchett regarding dwelling unit projections. He would like to see a summary page on this type of report to eliminate misinterpretation. Michael Holzmiller replied that the report to Ray Patchett identifies the number of du's left to be allocated per Proposition E but does not necessarily mean that those units will be allocated to those two zones. Exhibit B gives a breakdown zone by zone. MINUTES: Commissioner McBane noted an omission in the motion recommending approval of LFMP 87-11 on page 10, paragraph 3, line six, which should read " . ..when Zone 10 is approved allow up to 206 dwelling units...". The Planning Commission approved the minutes of January 20, 1988 as corrected. ADJOURNMENT: By proper motion, the meeting of February 17, 1988 was adjourned at 8:55 p.m. Respectfully submitted, - MICHAEL HOLZMILLER Planning Director BETTY BUCKNER Minutes Clerk MINUTES ARE ALSO TAPED AND KEPT ON FILE UNTIL THE MINUTES ARE APPROVED. Hall Holmes Marcus McBane McFadden Schlehuber Schramm Hall Holmes Marcus McBane McFadden Schlehuber Schramm X X X X X X X X X X X X X X