ACTIVITY REPORT July 2016

Transcription

1 REGIONAL PLANNING ACTIVITIES ACTIVITY REPORT State of Housing Report CRPA staff prepared a preliminary draft of the 2016 State of Housing Report to include a summary of housing data, staff analysis, and recommendations. Staff presented the summary to the Centre Regional Planning Commission (CRPC) at the June 2, 2016 meeting. CRPA staff received direction from the CRPC to collect inventory on the affordable housing programs that are currently in place in the Centre Region municipalities. The summary will be presented at the August meetings of the Transportation and Land Use (TLU) Committee and the CRPC. Senior Planner Resignation Autumn Radle resigned her half-time Senior Planner position effective June 17, At this time, the CRPA Director has completed a draft position assessment and recommends that the position be filled or in the alternative, the position be reclassified to a Planner or Planning Technician. The CRPA Director will work with the COG Human Resources Committee on filling or reclassifying the Senior Planner position. The vacancy will require that some work be deferred until a future date. Regional reviews from Ferguson Township will continue to be completed by other CRPA staff. Planning Commission Training Courses CRPA staff created several training courses that can be provided to new and current Planning Commission members on a periodic basis by CRPA and municipal planning staff to provide planning commissioners with an understanding of the important role they play in local government. Training materials are being placed on the CRPA webpage as they are completed. Two narrated PowerPoint presentations have been created to provide a basic introduction to the Comprehensive Planning and Zoning Ordinances. These presentations are available on the CRPA webpage at CRPA staff is also publishing a training newsletter series that will be provided to Planning Commissioners on a quarterly basis. This newsletter series is focused on Planning Commissioner roles and responsibilities that do not warrant a training course. The first newsletter, which addresses the need to provide findings of fact whenever taking official action, was finalized in June. This newsletter was distributed to municipal planning staff for inclusion in municipal Planning Commission agendas. Location of Beneficial Reuse Water Lines CRPA staff has continued to gather and analyze data for this project that was approved by the General Forum in Staff is mapping land uses along several possible expansion corridors using the CRPA s geographic information system (GIS), which will assist in planning for potential future locations of beneficial reuse water lines in the Centre Region. Municipal zoning maps have been analyzed to identify potentially viable corridors for expansion of the beneficial reuse system within the Regional Growth Boundary (RGB) and Sewer Service Area (SSA). These corridors are areas where there are existing or anticipated commercial, industrial, office, or related uses. Additionally, locations of existing and proposed businesses that may be potential customers have been mapped in the GIS to refine the analysis. Streams and tributaries within the Spring Creek watershed have been evaluated in an attempt to determine if

2 Page 2 there may be any opportunities for groundwater recharge through land application of beneficial reuse water at riparian locations, similar to the existing Kissinger Meadow site in College Township. A preliminary draft report of this analysis is currently being developed, and the findings of this work will be used to develop a Beneficial Reuse Water Policy as an amendment to the regional Act 537 Plan. Special Study to Review Beneficial Reuse Water Lines to Mountain View County Club At its meeting on February 22, 2016, the COG General Forum approved a request by the University Area Joint Authority (UAJA) to conduct a special study to determine the feasibility of installing beneficial reuse water lines to the Mountain View County Club and other areas, including Tussey Mountain and the Boalsburg Technology Park. Pennsylvania State University (PSU) Act 537 Plan Special Study for a Water Reuse Plan on Campus At its meeting on June 2, 2016, the Centre Regional Planning Commission (CRPC) forwarded an action to the COG Executive Committee that the COG General Forum support the Special Study. At the June 27, 2016 General Forum meeting, the General Forum heard a presentation from representatives of Pennsylvania State University (PSU) and referred the request to the municipalities for review at the June 27, 2016 General Forum meeting. Final action on the Special Study is expected at the July 25, 2016 General Forum meeting. Nutrient Credit Policy CRPA staff has prepared a very preliminary draft of six options the Region could consider incorporating into a nutrient management policy. These were presented to the COG Public Services and Environmental Committee and the University Area Joint Authority (UAJA) Board of Directors in May. The Centre Region Municipal Separate Storm Sewer System (MS4) Partners requested that the CRPA not continue work on the draft policy until the MS4 Partners have a training session with the Pennsylvania Department of Environmental Protection (DEP) in late July. The MS4 Partners have expressed some concerns that one policy option may push the UAJA and the municipalities into a situation where they could be competing for projects to implement best management practices, since the Region still does not have a clear picture of the Environmental Protection Agency (EPA) and DEP requirements that will be imposed on municipal MS4 permittees or wastewater treatment plants. Online Bicycle Facilities Mapping for Regional Bike Plan A high priority action item in the 2015 Centre Region Bike Plan is to create a web-based bicycle facilities map. CRPA staff has created a draft interactive online map utilizing the ArcGIS Online platform and geographic information systems (GIS) data maintained by the COG. The intent is to develop an intuitive mapping application that is compatible with both desktop and mobile devices to maximize the benefit to the cycling community, including residents and visitors to the region. As a possible alternative, the CRPA is investigating usage of the Google Maps platform. The draft map shows existing bike facilities (shared use paths, bike lanes, and routes) and amenities such as bike repair stations and bike shops. The CRPA has discussed adding other features such as bike racks and transit routes and stops in the future, and collaborating with Penn State University as an authoritative GIS data provider for its facilities on campus.

3 Page 3 At the May 2, 2016 meeting of the Transportation & Land Use Committee (TLU), staff gave a presentation about the online mapping and asked the committee for feedback. CRPA staff will revise the map based on comments received and provide an update at a future TLU meeting. State College Borough Water Authority Mapping Project The CRPA hosted a meeting with State College Borough Water Authority (SCBWA) staff on April 25, 2016 to discuss Geographical Information Systems (GIS) at the SCBWA. The SCBWA is currently limited by a lack of a comprehensive, system-wide approach to mapping assets and threats reliably, accurately, and efficiently. After the meeting, SCBWA staff provided existing GIS data to the CRPA for review. Upon internally assessing and discussing the information provided, the CRPA hosted a follow-up meeting with the SCBWA on June 2, 2016 to discuss the findings and receive further clarification from the SCBWA regarding a potential course of action. The CRPA provided a preliminary work proposal to the SCBWA on June 9, The proposed scope of services includes the following tasks: 1. Update existing mapping using the ArcGIS platform. Accurately show the location of pipes, curb boxes, valve boxes, hydrants, and line breaks. 2. Add attribute data to updated maps from Task 1 as specified by the SCBWA. This may include pipe diameter, pipe material, date of installation, or other attributes to be determined in advance. 3. Verify accuracy of mapping and data with SCBWA staff as specified in Tasks 1 and Develop mobile applications for use by field employees. 5. Prepare a simple model that can record and compile hydrant flushing information for annual regulatory compliance reporting. The SCBWA Board of Directors will consider the proposal and determine if the services offered by the CRPA would help the SCBWA meet its GIS needs. Online Data Center CRPA staff is in the process of creating an online planning information data center to showcase demographic and other useful planning data for the Centre Region. Demographic data is currently available on the CRPA website, but staff is looking to expand the type of data available and also provide additional analysis of data where possible. This will be an ongoing project throughout Fact Sheets CRPA staff completed a fact sheet on Community Engagement, which is available on the CRPA web page at

4 Page 4 TRANSPORTATION PLANNING ACTIVITIES Centre County Transportation Improvement Program (TIP) The Centre County Metropolitan Planning Organization (CCMPO) adopted the Transportation Improvement Program (TIP) at its June 28, 2016 meeting. The Centre County TIP will be incorporated into a statewide TIP, which will be submitted to the Federal Highway Administration and Federal Transit Administration in August. The federal agencies are expected to approve the statewide TIP, which will then take effect on October 1, 2016 at the beginning of federal fiscal year Information about the TIP is available at including a web-based interactive map illustrating the highway and bridge projects on the TIP. Bicycle Friendly Community Designation The League of American Bicyclists designated the State College-Centre Region area as a Bronze level Bicycle Friendly Community (BFC) in BFC communities must periodically reapply to retain the designation. On behalf of the Centre Region municipalities, COG will be submitting an application to retain BFC status. The CRPA continues to work on the application, with oversight provided by the COG Transportation and Land Use Committee. A draft application will be presented for review by the TLU Committee at its August 1, 2016 meeting, and the application will be submitted by the August 9 deadline. Questions may be directed to Trish Meek, CRPA Senior Transportation Planner. PennDOT Transportation Alternatives Program (TAP) A ribbon-cutting ceremony to mark the opening of the Circleville Path TAP project in Patton Township was held on Thursday, June 30, Over 60 persons attended the ceremony. Plans for a ceremony marking the completion of State College Borough s Bike Repair Stations TAP project are pending and will be announced at a later date. The CRPA staff also continues to participate in pre-construction activities for the Puddintown to Orchard Bikeway Connector project in College Township, and the West College Avenue Streetscape project in Ferguson Township. Both projects are scheduled for bid lettings in late summer Transportation Projects CRPA continued to participate in monthly status meetings for the Route 322 Potters Mills Gap project. Section B05 (Sand Mountain Road Interchange) of the project has been bid, and construction work is anticipated to begin in late summer The final design of Section B06 (Mainline and Western Interchange) continues to proceed, and the anticipated bid letting date for Section B06 is in early to mid Articulated Bus Utilization Study CRPA staff received comments from CRPA and CATA staff on the project scope of work, project timeline, and consultant selection timeline for inclusion of a request for proposals (RFP) document. With the assistance of CATA staff, CRPA staff started the process of developing a final draft RFP document for consultant services. CATA / CCOT Travel Training Project CRPA staff worked with CATA staff to develop draft training and support materials for both SKILLS of Central PA and the Centre Region Senior Center. The draft training materials were provided to these for agencies review and comments. CRPA still continues the process of planning and implementing a hands-on training event for the

5 Page 5 staff of both SKILLS of Central PA and the Centre Region Senior Center. CRPA staff continues to refine, assemble, and format elements of the final project. CATA Title VI Program CATA s Title VI Program was adopted by the CATA Board of Supervisors at its June meeting. CRPA staff forwarded an updated and adopted copy of CATA s Title VI program to the regional Federal Transit Authority (FTA) Civil Rights Officer for acceptance and/or further feedback. CATA Summer Internship CRPA staff provided oversight for a CATA summer internship position that provided input on a revised system map and an assessment of implementing changes to route naming conventions. Transit Site Plan Reviews: The RISE High Street and East College Avenue, State College Borough Dunkin Donuts / Weis Gas-N-Go North Atherton Street, Ferguson Township LOCAL PLANNING ACTIVITIES College Township Duplexes in the Single-family Residential District The College Township Planning Commission and Council reviewed a proposed ordinance that would permit duplexes in the R-1 Zoning District. The main concern is the potential for duplexes to be built on vacant lots in existing neighborhoods. The ordinance as drafted would permit duplexes on lots of 17,000 square feet or larger, which is twice the size of the minimum lot size for a single-family home. In addition, only one duplex would be permitted per lot on those lots that are smaller than two acres, and each lot must be at least 500 feet from another lot containing a duplex. This ordinance was discussed by Council on July 21, Solar Energy Systems CRPA staff has drafted an ordinance that proposes to create requirements for solar energy systems. The ordinance regulates both building-mounted and ground-mounted solar energy systems, as well as restrictions for solar energy systems when they are a primary or accessory use on a lot. The ordinance has been revised to permit ground-mounted solar energy systems in the R-1 and Village Zoning Districts. A public hearing for this ordinance has been scheduled for August 18, Sign Ordinance In light of a recent Supreme Court decision regarding temporary signs, CRPA staff has been reviewing College Township s sign ordinance and will be proposing a number of revisions to bring the sign ordinance into compliance with the recent decision. Additional revisions will be proposed for signs located at Innovation Park. This ordinance will be reviewed by the College Township Planning Commission at a future date. Wireless Communication Facilities Ordinance CRPA staff has begun reviewing College Township s Wireless Communication Facilities Ordinance to ensure compliance with recent court

6 Page 6 cases and state and federal laws. A handful of changes have been suggested by the Township s consultant. In addition, the College Township Council has asked for revisions to better define Stealth Design in regard to wireless communication facilities, as well as additional restrictions regarding the placement of such facilities near residential properties. A revised ordinance was presented to Council, and a public hearing is set for September 15, University Planned Development (UPD) District Revisions Pennsylvania State University (PSU) has asked College Township to review two minor changes to the University Planned Development (UPD) District. Two ordinances have been drafted by CRPA staff in relation to these changes to the UPD: 1) A revision to the definition of Essential Utility Services to include water supply wells and stormwater facilities, and 2) To designate a four-acre portion of the UPD Subdistrict 7 to the UPD Subdistrict 8. This area is located directly adjacent to PSU s Water Treatment Facility and will be utilized for additional facilities related to their water distribution system. A public hearing for these ordinances has been set for August 18, Subdivision and Land Development Plans: Stearns Crossing Phase IX A plan was submitted for the final phase of Stearns Crossing, featuring 14 single-family lots. This plan was reviewed by Council during its July 21, 2016 meeting Ferguson Township CRPA staff is participating on the Ferguson Township Sourcewater Protection Ordinance Committee. The first meeting was May 19, Subdivision and Land Development Plans: Subdivision of Lands of Joseph D. Dionisio and Lois A. Dionisio This proposed plan would subdivide a acre parcel located at 3730 West College Ave into two lots. CRPA staff is currently reviewing this plan and will provide the Township with comments at a later date. Specific Implementation Plan for The Crossing at State College The proposed plan would create 112 memory care units, located on the eastern side of Blue Course Drive. CRPA staff is currently reviewing this plan and will provide the Township with comments at a later date. Halfmoon Township Zoning Ordinance Amendment: Proposed Districts and Uses CRPA staff attended a workshop on July 13, 2016 with the Halfmoon Township Manager to discuss the next steps of the proposed amendment with the Board of Supervisors. A future joint meeting with Harris Township representatives will be scheduled. During its September 9, 2016 meeting, the Halfmoon Township

7 Page 7 Planning Commission will discuss a small area plan for Halfmoon Township, revisions to the Residential Planned Development (PRD) zoning district to protect agricultural uses, the benefits of yield planning, and net versus gross density in regard to the zoning ordinance amendment. Zoning Ordinance Amendment: Fire Regulations The Halfmoon Township Planning Commission will discuss the amendment recommendations sometime in August. Halfmoon Township Official Map A public hearing for the Halfmoon Township Official Map will be scheduled during the July 28, 2016 Board of Supervisors meeting. Subdivision and Land Development Plans: Houtz Self Storage Land Development Plan A land development plan for a storage facility was submitted in May CRPA staff met with the applicant/engineer on May 20, 2016 because the plan was determined to be incomplete. At its July 19, 2016 meeting, the Halfmoon Township Planning Commission recommended denial of the plan. Harris Township Commercial Zoning District Revisions Some of the primary recommendations of the Boalsburg Small Area Plan were to revise the existing regulations to permit development and redevelopment along the Boal Avenue commercial corridor. The Small Area Plan envisioned an attractive commercial gateway with buildings oriented towards the street and parking provided behind the structures. The plan also envisioned that properties would be adequately landscaped and would provide access to a variety of transportation modes. At its July meeting, the Harris Township Planning Commission began discussing a new zoning district that would apply to the properties along this corridor. CRPA staff will provide the Harris Township Planning Commission with an overview of the existing district and provide recommendations on how to proceed with creating a new district at a future meeting. Conservation Design Subdivision Regulations The Harris Township Planning Commission discussed development options for conservation design subdivisions at its June meeting. The Commission was presented with standards and renderings for a Country Lots option and an Estate Lots Option. Country lots would be a minimum of 10 acres in size, and no open space would be required. Estate lots would be between 3 and 4.9 acres in size, with 40% of the parent tract being preserved as open space. At its July meeting, the Harris Township Planning Commission discussed Density-Neutral, Density-Bonus, and Village lot options. Minimum Lot Size for Agricultural Uses At its June meeting, the Harris Township Planning Commission discussed a minimum lot size for agricultural uses in the Township s rural zoning districts. During the 2013 Zoning District Review, the Commission noted that the minimum lot size for agricultural uses should be reduced to accommodate smaller farming options. The current agricultural zoning district requires 10 acres for all agricultural uses. Agricultural production on smaller lots can only be for personal use. New standards for agricultural uses will be drafted in the

8 Page 8 next few years as the Township continues a comprehensive overhaul of its rural zoning districts. As part of this discussion, the Harris Township Planning Commission recommended that horticultural uses be permitted on lots as small as 5 acres but that animal husbandry and other agricultural uses only be permitted on lots that are 10 acres or larger. Subdivision and Land Development Plans: Villa Hermoza Phase II Minor Subdivision Plan A minor subdivision plan for a parcel located along Sharer Road was submitted to the Township. The plan proposes subdividing an existing acre parcel into three lots. This plan was approved at the July 11, 2016 Harris Township Board of Supervisors meeting. The Gates, Phase III Final Land Development Plan A final land development plan for Phase 3 of the Gates Townhomes project was submitted. The plan proposes the development of 33 townhome units and was approved by the Board of Supervisors at its July 11, 2016 meeting. Only one phase remains to be submitted. State College Borough Water Authority (SCBWA) Well House Land Development Plan A land development plan for construction of a new well house on property located along West Branch Road was submitted to the Township. CRPA staff provided a review of the plan, and a revised plan was recently submitted for staff s review. Patton Township Open Space Task Force The Open Space Task Force (OSTF) held a meeting on June 1, 2016 to discuss comments received at the May 3, 2016 public open house and to provide a recommendation to the Board of Supervisors. The OSTF has worked over the last year and a half to identify, review, and prioritize properties based on a set of established criteria to determine which one(s) may benefit the community if purchased by the Township as open space. The OSTF s recommendation includes a list of properties to be considered for partial or complete acquisition, in order of preference: 1. A portion of one or both of the 299 acre and 157 acre undeveloped Toftrees properties to the west of Waddle Road, which may include: a. An enhanced wooded buffer along the former Bellefonte Central Railroad from Alto Lane to the Cedar Cliff neighborhood. b. Additional trails with enhanced wooded buffers connecting to adjacent parcels outside of Toftrees. c. Preservation of significant natural features on the properties. The Manager has proposed bringing in consultants (such as landscape architect, forester, and

9 Page 9 ecologist) to examine the property for such features which may include rock outcroppings, viewsheds, or significant trees. 2. The entirety of a 13.9 acre parcel between the Cedar Cliff neighborhood and Toftrees that is adjacent to the 299 acre Toftrees property. 3. A portion of the 150 acre undeveloped property adjacent to the Gray s Woods Park property and the State Game Lands. At its June 22, 2016 meeting, the Board of Supervisors approved the OSTF recommendation, effectively authorizing the Township Manager to begin working with the property owners to negotiate possible property acquisition. The market value of each property will be determined by an appraisal that will determine the maximum price the Township may offer. The next step in the process is for the OSTF to develop a final report of its activities over the last year and a half. The CRPA and Township staff will begin working on a draft report to present to the OSTF later this year. University Area Joint Authority (UAJA) Sewer Main Project The CRPA and Patton Township continue to work with the University Area Joint Authority (UAJA) on proposed locations to install a new sewer main, portions of which may be outside the RGB and SSA. This request, if eventually recommended to move forward, would require an amendment to the Act 537 Plan. The proposal will reduce the number of sewer pump stations serving the Gray s Woods Planned Community and will improve operations of the UAJA s sewer collection system. Pending Township Work Tasks At its May 2, 2016 meeting, the Patton Township Planning Commission recommended a prioritized list of work tasks to the Board of Supervisors for consideration at its May 11, 2016 meeting. The prioritized list included: 1. Review of the Planned Airport District 2. Review of Existing Conditional Uses 3. Reorganize/Reformat Telecommunications Regulations 4. Family Burial Plots Ordinance 5. Interpretation Guidance Manual 6. Large Scale Solar Ordinance* 7. Outdoor Furnaces Ordinance* *Item previously included on work task lists but is considered low priority and/or requires further research prior to implementing. The Board discussed the list of work tasks and asked that the Planning Commission elevate the development of a large scale solar ordinance to a higher priority because Penn State University is

10 Page 10 currently conducting a campus-wide solar feasibility study and may consider installing large scale facilities in Patton Township in the future. Family Burial Plots Ordinance A previously developed draft ordinance entitled Burial of Human Remains was brought before the Patton Township Planning Commission at its June 2, 2016 meeting. CRPA staff summarized the proposed regulations and took questions from the Commission members. Upon discussion, it was determined that there were too many unresolved issues to recommend approval to the Board of Supervisors. The ordinance has been revised and will be presented to the Patton Township Planning Commission at its August 1, 2016 work session. Large Scale Solar Ordinance Information on regulating solar energy systems was provided to the Patton Township Planning Commission at its June 2, 2016 meeting. CRPA staff provided an overview of common best practices for regulating solar energy systems and presented a summary of the draft ordinance currently being developed by College Township. The Planning Commission discussed the information and directed CRPA staff to begin drafting an ordinance to be presented and discussed at its August 1, 2016 work session. Location of Permitted Use Areas for Public Safety Facilities At its May 25, 2016 meeting, the Board of Supervisors asked the Patton Township Planning Commission to hold a work session to evaluate the ability to locate public safety facilities related to ambulance, fire, or police within the Township, as allowed by the current zoning regulations. This request was initiated as a result of the Office Buffer District (OBD) amendments, which did not include ambulance services as a conditional use. At its June 2, 2016 meeting, the Planning Commission members reviewed a list and map of districts that currently allow public safety facilities and concluded that there are sufficient opportunities for these facilities located in the Township under the current regulations. The Planning Commission recommended no further action. At its June 22, 2016 meeting, the Board of Supervisors discussed the recommendation from the Planning Commission and felt that further action was required because of inconsistencies in zoning regulations related to these facilities. CRPA staff will address some of these concerns under the Review of the Planned Airport District and Review of Existing Conditional Uses pending work tasks. Subdivision and Land Development Plans: Barger Fields Replot of Existing Lots 1 and 2 On July 1, 2016, the Patton Township Planning Commission received a plan that would adjust the lot line between the proposed lots 1R and 2R of the Barger Fields subdivision. The property is located to the south of West Buffalo Run Road (PA 550), approximately 0.25 miles east of the Halfmoon Township line. The proposed subdivision adjusts the line between existing lots 1 and 2 in preparation for a proposed public road and private drives that will access future lots of the proposed Barger Fields subdivision.

11 Page 11 In consultation with Patton Township the CRPA provided a comment letter to the engineer on July 8, The Planning Commission will tentatively review the subdivision plan at its August 1, 2016 meeting and consider making a recommendation to the Board of Supervisors. Barger Fields Preliminary Subdivision Plan On July 1, 2016, the Patton Township Planning Commission received a preliminary plan that would subdivide the Barger Fields subdivision. This is a revision of the preliminary plan that was originally submitted in June The property is located south of West Buffalo Run Road (PA 550), approximately 0.25 miles east of the Halfmoon Township line. The proposed subdivision divides Lot 2R into 10 lots and creates a public road (Marion Way) ending in a cul-de-sac and a private lane (Marion Lane) for access. In consultation with Patton Township, the CRPA provided comments to the project engineer on July 8, The Planning Commission will tentatively review the subdivision plan at its August 1, 2016 meeting and consider making a recommendation to the Board of Supervisors. State College Borough Subdivision and Land Development Plans: Penn State Chemical and Biomedical Engineering Building Final Land Development Plan The CRPA received the Chemical and Biomedical Engineering Building Final Land Development Plan on June 13, The proposed land development involves the demolition of one existing building, the Fenske Laboratory, and all existing parking areas. The site is located to the southwest of Shortlidge Road, across from Eisenhower Auditorium, and is within the University Planned Development (UPD) District. The new construction will consist of a seven-story institutional building with classrooms, laboratories, and offices, plus 25 new surface parking spaces (reduction of 11 spaces) and two bicycle rack locations. The intended outcome of the proposed development is to provide a new facility to house the Chemical Engineering and Biomedical Engineering Departments. The CRPA reviewed the plan and provided a comment letter to the State College Borough Planning Office on June 20, Penns Mobil Minor Land Development Plan The CRPA received the Penns Mobil Minor Land Development Plan on June 13, The proposed land development involves construction of a new two-story automobile service station in the Planned Commercial 3 District. The new structure will lie at the intersection of South Atherton Street and West Hamilton Avenue within the footprint of the previous building, which was destroyed by a fire in 2015, and will occupy a total footprint of 1,693 square feet. The first floor will be a vehicle service station, and the second floor will consist of an additional 1,614 square feet for automobile parts and materials storage. Eight designated vehicle storage spaces will be provided in addition to two parking spaces for patrons, one of which

12 Page 12 will be a designated ADA space. The intended outcome of the proposed development is to provide automobile repair and maintenance services, as was previously done at the site. The CRPA reviewed the plan and provided a comment letter to the State College Borough Planning Office on June 20, 2016.