HomeMy WebLinkAboutStaff ReportsSTAFF REPORT
Project Manager: Molly Hitchcock Report Date: June 27, 2005
Email: mhitchcock @cstx.gov Meeting Date: July 7, 2005
Item: Presentation, discussion, and possible action on variances from Section 13 -B
Streets, Section 13 -C Lot Width, and Section 1242.1 Utility Layout of the Subdivision
Regulations for Indian Lakes Phase IX, and presentation, discussion, and possible
action on a Preliminary Plat for Indian Lakes Phase IX consisting of 42 lots on 14.65
acres generally located southeast of the intersection of Indian Lakes Drive and Arapaho
Ridge Drive.
Applicant: Travis Martinek, agent for Smiling Mallard Development, Ltd.
Staff Recommendations: Staff recommends approval of the preliminary plat if the
variance requests are granted by the Commission.
Item Summary: This item is for consideration of several variance requests to the
Subdivision Regulations and a preliminary plat for a new section of the Indian Lakes
development that will provide smaller single - family lots in a gated community. Several
variance requests and the construction of a wastewater package treatment plant will be
needed for such a development to occur, thus the applicant would like the Commission
to consider the variance requests now instead of at final plat. The following table
summarizes the variances needed:
Subdl�ision
Requirement
V;0anc
Rootilatlens
Requested
S e ction
13 -B Streets
ROW width of 70 feet
ROW width of 28 feet
10 -foot shoulders
no shoulders
13 -C Lot Width
100 feet
34.05 feet to 98.48 feet
12 -J.2.1 Utility Layout
20 -ft. utility easement at front or
10 feet at front of lot and 10 feet
rear of lot or 10 feet at rear when
at (unabutting) rear of lot
lots abut each other
The applicant has provided information regarding these items in his application
submittal (attached). The submittal also includes several other variance requests that
do not apply:
• Front, rear, and side lot setbacks —the City does not enforce setbacks in the
ETJ.
• Maximum dwelling units per acre and lot size — minimum lot sizes are
recommended in the County for the construction of septic systems. As a
wastewater treatment facility is being proposed for this development, individual
lots will not need septic systems.
If the variances and plat are approved by the Commission, it will still be necessary for
the applicant to request variances from the County Subdivision Regulations and plat
approval from the County Commissioners Court. The County Commissioner's Court
will be considering variances to the front and side utility easement widths and front and
side setbacks.
Comprehensive Plan Considerations: The Land Use Plan shows most of the land in
the ETJ to be developed at a rural density (very low density residential development
with agricultural and support uses). The City does not control land use in the county,
but does share platting authority.
Item Background: This area was formerly part of Indian Lakes Phase 4 (vacated June
22, 2005). The City and the developer agree that the increase in density from the rest
of the Indian Lakes development warrants this proposal to be a new project.
Commission Action Options Regarding the Variance Requests: The Commission
must consider each variance request prior to approving the preliminary plat. The
options for each variance request are:
• Approval or
• Denial.
Commission Action Options Regarding the Preliminary Plat:
The Commission has final authority over the preliminary plat. The options regarding the
preliminary plat are:
• Approval with conditions;
• Approval as submitted; or
• Denial.
Supporting Materials:
1. Location Map
2. Aerial Map
3. Application
4. Variance Request Letter
5. Infrastructure and Facilities
6. Copy of Preliminary Plat
INFRASTRUCTURE AND FACILITIES
Water required for plat: This phase is not considered to be vested and
therefore must meet all fire flow requirements in accordance with the
Bryan /College Station Design Guidelines and Specifications. The domestic
water is proposed to be served off the same line as fire flow and is to be served
by Wellborn SLID.
Water Service: Required to provide domestic service to each platted lot.
Sewer required for plat: The developer is proposing an onsite sewer
treatment plant specifically for this phase to be operated by Wellborn SUD.
The plant will require TCEQ permits for the plant and the operator prior to the
Final Plat. Indian Lakes has not yet submitted any TCEQ permits with this
preliminary plat.
Sewer Service: Required to provide domestic service to each platted lot.
Street(s) required for plat: The streets are proposed to be privately
maintained by the HOA, 24 -feet in width, inverted crown for centerline drainage
with no curb and gutters.
Streets /Access: The street access is to Indian Lakes Drive.
Off -site Easements required for plat: N/A
Drainage: Designed to Brazos County Standards.
Flood Plain: N/A
Oversize request: N/A
Impact Fees: N/A
Parkland Dedication Fees: N/A
4r//
CITY OF COLLEGE STATION
Planning e4- Development Services
CITY OF COLLEGE STATION
PLANNING & DEVELOPMENT SERVICES
1101 Texas Avenue South, PO Box 9960
College Station, Texas 77842
Phone (979)764 -3570 / Fax (979)764 -3496
TO: SMELING MALLARD DEVELOPMENT, LTD.
RE: VILLAGES OF INDIAN LAKES PHASE IX
FAX: 979 - 846 -1461
FROM: Lisa Lindgren, Staff Assistant
DATE: July 6, 2005
RE: Agenda & Staff Report
P &Z Meeting, July 7, 2005
Following this coversheet is a copy of the Staff Report that was prepared for the above
referenced project. Please keep in mind that staff's responsibility is to provide the
Planning & Zoning Commission with all pertinent facts of a development case, but that
staff is not acting as an advocate for the applicants. Therefore, it is in the applicant's best
interest to send a representative to the Planning & Zoning Commission meeting to speak
on behalf of the proposal.
This item is scheduled for the July 7, 2005, Planning & Zoning Commission Meeting.
This meeting will begin at 7:00 P.M. in the City Hall Council Chambers., 1101 Texas
Avenue. I have included a copy of the agenda for this meeting. Please contact our office
at (979) 764 -3570 if you should have any questions. Thanks.
CITY OF COLLEGE STATION
Planning & Development Services
CITY OF COLLEGE STATION
PLANNING & DEVELOPMENT SERVICES
1101 Texas Avenue South, PO Box 9960
College Station, Texas 77842
Phone (979)764 -3570 / Fax (979)764 -3496
TO: MCCLURE & BROWNE, INC.
RE: VILLAGES OF INDIAN LAKES PHASE IX
FAX: 979 -693 -2554
FROM: Lisa Lindgren, Staff Assistant
DATE: July 6, 2005
RE: Agenda & Staff Report
P &Z Meeting, July 7, 2005
Following this coversheet is a copy of the Staff Report that was prepared for the above
referenced project. Please keep in mind that staff's responsibility is to provide the
Planning & Zoning Commission with all pertinent facts of a development case, but that
staff is not acting as an advocate for the applicants. Therefore, it is in the applicant's best
interest to send a representative to the Planning & Zoning Commission meeting to speak
on behalf of the proposal.
This item is scheduled for the July 7, 2005, Planning & Zoning Commission Meeting.
This meeting will begin at 7:00 P.M, in the City Hall Council Chambers., 1101 Texas
Avenue. I have included a copy of the agenda for this meeting. Please contact our office
at (979) 764 -3570 if you should have any questions. Thanks.
V/ q"
CITY OF COLLEGE STATION
Planning cr DoAdopmsnt Servires
CITY OF COLLEGE STATION
PLANNING & DEVELOPMENT SERVICES
1101 Texas Avenue South, PO Box 9960
College Station, Texas 77842
Phone (979)764 -3570 / Fax (979)764 -3496
TO: TRAVIS MART'INEK
RE: VILLAGES OF INDIAN LAKES PHASE IX
FAX: 979 -546 -1461
FROM: Lisa Lindgren, Staff Assistant
DATE: July 6, 2005
RE: Agenda & Staff Report
P &Z Meeting, July 7, 2005
Following this coversheet is a copy of the Staff Report that was prepared for the above
referenced project. Please keep in mind that staff's responsibility is to provide the
Planning & Zoning Commission with all pertinent facts of a development case, but that
staff is not acting as an advocate for the applicants. Therefore, it is in the applicant's best
interest to send a representative to the Planning & Zoning Commission meeting to speak
on behalf of the proposal.
This item is scheduled for the July 7, 2005, Planning & Zoning Commission Meeting.
This meeting will begin at 7:00 P.M. in the City Hall Council Chambers., 1101 Texas
Avenue. I have included a copy of the agenda for this meeting. Please contact our office
at (979) 764 -3570 if you should have any questions. Thanks.
Attachment A
VARIANCE REQUEST
Basis of Reauest
From its inception, the Villages of Indian Lakes has been a community designed around the central theme
of conservation and enjoyment of our natural environment. Our mission is to provide our client families
with an opportunity to live in a community that allows them to experience nature through outdoor activities
like hiking, biking, fishing, boating, and wildlife watching. Until now, our land planning efforts have
focused on providing families with large acreage home sites. Based on experience and market study, we
have found a large group of potential clients who wish to experience what The Village of Indian Lakes has
to offer in the way of amenities, but do not want large acreage home sites that they must personally
maintain. Phase IX, also known as The Settlement, was designed in response to the alternative lifestyle
mentioned above. With Phase IX we have packaged access to the Indian Lakes' amenities with the
often - desired reduced yard maintenance common with small lot, patio home -style subdivisions.
At the plat level, with only few exceptions, we are presenting a subdivision layout similar to many other
patio home projects located with the city limits of College Station. For instance, our proposed lots will
exceed the minimum lot square footage and dimensions for typical R -1 lots required within the city limits.
The proposed subdivision will not require any public utility services from the City of College Station.
Water service will be provided by Wellborn Special Utility District, electrical by Bryan Texas Utilities,
sanitary sewer by an onsite package wastewater treatment plant, and gas utilities by an independent
contractor.
We have met in previous months with members of Planning and Development Services regarding this
project and have received positive feedback on preliminary plans. We have also met with members of
the Brazos County Commissioner's Court and Brazos County Road & Bridge and have received similar
positive feedback on preliminary plans.
Acknowledaments
Smiling Mallard Development would like to acknowledge the following items with regard to the
development plans for Indian Lakes Phase IX.
Private Drive
The proposed subdivision will provide access to lots through the use of a 24' wide concrete, inverted -
crown private drive. Cul -de -sac portions of the driveways will be 20' wide concrete, inverted -crown
sections. Street drainage will follow along a path in the center of the street then to drainage structures
that will outfall into adjacent creeks and ultimately into neighboring Lake Arapaho. Water and sanitary
sewer utilities will be placed within the private drive right -of -way. Electrical, gas, and telephone will be
placed within the 10' public utility easements along the fronts of all lots. Refer to the submitted
Preliminary Plat for further information. The drawing below shows a typical street section.
PLATTED LOT 10 P.U.E. 28' R Hi-0 -n AA ----- - - - - -- ---10' P.U.E PLATTED LOT
--- - - - - -- ------ - - - - -- ------------- - - -1-- _ . -- - - - - -- ------- - - - - - IN—
IL>�nL VARY) j j I M CONC PVLR. I j j �IH VAMM
I I
r ------------ ----------- - - - - - -i 1 1
♦- NVERIEQCRCW /1 �
0 0 0 I I 0 0 0
TELHOIE E ECTRrAL SAWARY WATER LlE EIECIPofYL am
UNE UNE SEWER UNE LINE UNE
TYPICAL PRIVATE DRIVE CROSS SECTION
Page 1 of 3
Attachment A
Packaoe Wastewater Treatment Plant
An onsite package wastewater treatment plant will provide sanitary sewer utility services for the proposed
subdivision. This facility will be owned and maintained by the subdivisions Homeowner's Association.
The developer has submitted a wastewater treatment plant permit application to TCEQ. This application
is currently under review by TCEQ staff.
Fire Flow
The developer fully intends to provide waterlines capable of supporting the necessary water volumes to
meet fire flow requirements.
Gated Entry
The developer is planning to develop this project as a gated community. The entry gate feature will be
designed and installed according to the setbacks and other requirements provided within the LIDO.
Emergency entry will be provided at the access control box.
Requested Variances
Smiling Mallard Development is requesting a Variance consideration for the following items:
Lot Width
According to the Subdivision Regulations, minimum lot widths in the ETJ are 100'. The developer is
requesting a variance for lot widths less than 100'. Since the proposed plan calls for a variety of different
lot widths, please refer to the Preliminary Plat for actual lot dimensions. At the private drive right -of -way,
the majority of the proposed lot widths range from 61' to 66'. Based on reasonable design standards, the
proposed lot width is adequate for the type of development planned.
Right -of -Way Width
Access to lots within this subdivision is planned by way of a 28' private drive right -of -way. Currently, the
minimum public road right -of -way is 70' in the ETJ. The developer is requesting a variance for a 28'
private drive right -of -way to provide access to the lots within this development. Since the proposed
access drive is planned as a 24' paved private street with centerline storm drainage, the proposed 28'
right -of -way will provide adequate space for the design and construction needs of the street system,
particularly for the type of development planned and the anticipated minimal amount of traffic volume
expected within this small gated community.
Front Lot Setback
Based on the Subdivision Regulations, the minimum front lot setback in the ETJ is 50'. In developments
similar to this one but along public streets (with much higher traffic volumes) within the city limits of
College Station the minimum setback is 25'. The developer is requesting a variance for a 20' front
setback. This development intends to create an environment that encourages front porch gatherings
between neighbors and a heightened degree of intimacy between home and streetscape. This reduced
front setback is in response to this type of development plan and the anticipated minimal amount of traffic
volumes within this small gated community. Each home will have a two -car garage and room for two cars
in front of each home. Additional visitors will be allowed to park on the streets and in various parking
areas to be constructed in the HOA Common Areas.
Page 2 of 3
Attachment A
Rear Lot Setback
According to the Subdivision Regulations, the minimum rear lot setback in the ETJ is 50'. In
developments similar to this one but within the city limits of College Station the rear setback is 20'. The
developer is requesting a variance for a 10' rear setback. This 10' setback will accommodate the
required 10' utility easement. Also, each lot backs up to an HOA conservation area. These conservation
areas vary in width, but the minimum width is 18'. With a 10' setback combined with the minimum
conservation area width, the minimum amount of rear separation between homes would be 38', just 2'
less than that which would occur in similar developments making use of common rear property lines
within the city limits of College Station.
Side Lot Setback
Based on the Subdivision Regulations, the minimum side lot setback in the ETJ is 20'. In developments
similar to this one but within the city limits of College Station the side setback is 7.5'. The developer is
requesting a variance for a 7.5' side setback. The proposed setback will meet fire code requirements.
The proposed setback is consistent with similar developments within the city limits of College Station.
Side Lot Utility Easement
Lots in the ETJ are required to provide a 10' utility easement along all side property lines. The developer
is requesting a variance for a 7.5' utility easement along the side lot lines of each lot to match up with the
requested 7.5' side setback. This reduced utility easement would be adequate taking into account its
feasibility for lots in similar developments within the city limits of College Station.
Maximum Dwelling Units Per Acre & Lot Size
City /County Subdivision Regulations recommend a minimum 0.5 -acre lot within the ETJ. The developer
is requested a variance from this recommendation to allow lot acreages less than 0.5 acres. Since the
proposed plans call for a variety of different lot acreages, please refer to the Preliminary Plat for
requested lot acreages. Based on a comprehensive review of the development planned, the proposed lot
acreages are adequate.
Page 3 of 3
CITY OF COLLEGE STATION
DEVELOPMENT SERVICES
1101 Texas Avenue South, PO Box 9960
College Station, Texas 77842
Phone 979.764.3570 / Fax 979.764.3496
FACSIMILE COVER SHEET
Date: 7-7. 2 # of pages including cover: 15
If you did not receive a complete fax, please call our office immediately for anew transmittal.
FAX: - 7 - 7 S oZ4-la-3
COMPANY:
RE: \ \r\ chi. M, J' \— o��c e 5 'C''�,.. (::
FROM: \N\6\ \
COMPANY: City of College Station, Development Services
REMARKS: ❑ Urgent ❑ For your review ❑ Replay ASAP ❑ FYI
STAFF REPORT
Project Manager: Molly Hitchcock Report Date: June 27, 2005
Email: mhitchcock @cstx.gov Meeting Date: July 7, 2005
Item: Presentation, discussion, and possible action on a variance from Section 13 -B
Streets, Section 13 -C Lot Width, and 1242.1 Utility Layout of the Subdivision
Regulations for Indian Lakes Phase IX, and presentation, discussion, and possible
action on a Preliminary Plat for Indian Lakes Phase IX consisting of 42 lots on 14.65
acres generally located southeast of the intersection of Indian Lakes Drive and Arapaho
Ridge Drive.
Applicant: Travis Martinek, agend for Smiling Mallard Development, Ltd.
Staff Recommendations: Staff recommends approval of the preliminary plat if the
variance requests are granted by the Commission.
ETJ Plats - Brazos County's comments and recommendations:
Item Summary: This item is for consideration of several variance requests to the
Subdivision Regulations and a preliminary plat for a new section of the Indian Lakes
development that will provide smaller single - family lots in a gated community. Several
variance requests and the construction of a wastewater package treatment plant will be
needed for such a development to occur, thus the applicant would like the Commission
to consider the variance requests now instead of at final plat. The following table
summarizes the variances needed:
} s�*t` i^
Sectiion 1 h .
13 -B Streets ROW width of 70 feet ROW width of 28 feet
24 feet of pavement 24 feet of pavement
10 -foot shoulders no shoulders
13 -C Lot Width 100 feet 34.05 feet to 98.48 feet
1242.1 Utility Layout 20 -ft. utility easement at front or
10 -ft. at rear of lot
The applicant has provided information regarding these items in his application
submittal (attached). The submittal also includes several other variance requests that
do not apply:
• Front, rear, and side lot setbacks —the City does not enforce setbacks in the ETJ
and the County does not enforce setbacks on private drives.
• Maximum dwelling units per acre and lot size — minimum lot sizes are
recommended in the County for the construction of septic systems. As a
wastewater treatment facility is being proposed for this development, individual
lots will not need septic systems.
Comprehensive Plan Considerations: (Please make sure to consider the following):
Land Use Plan:
Thoroughfare Plan:
Parkland Dedication:
Open Space Dedication:
Special Area Plans: (EBP, City Center, Univ. Dr. 2818, WPC, 30/60)
Sidewalks:
Compliance with Master plan /Preliminary Plat:
Compliance with rezoning conditions:
Greenways:
Bikeways:
Access /Cross Access /Driveway Compliance:
Compliance w /Subdivision Regulations:
Annexed:
Platted:
Zoned:
Development activity in vicinty:
Recent actions:
Item Background:
Annexed:
Zoned:
Platted:
Recent actions:
Development activity in vicinity:
Commission Action Options Regarding the Variance Requests:
• Approval or
• Denial.
Commission Action Options Regarding the Preliminary Plat:
The Commission has final authority over the preliminary plat. The options regarding the
preliminary plat are:
• Approval with conditions;
• Approval as submitted; or
• Denial.
Supporting Materials:
1. Location Map
2. Aerial Map
3. Application
4. Infrastructure and Facilities
5. Copy of Preliminary (or Final) Plat
6. Variance Request Letter
7. Staff Review Comments
INFRASTRUCTURE AND FACILITIES
Water required for plat:
Water Service:
Sewer required for plat:
Sewer Service:
Street(s) required for plat:
Streets /Access:
Off -site Easements required for plat:
Drainage:
Flood Plain:
Oversize request: See Budgetary and Financial Summary Section.
Impact Fees:
Parkland Dedication Fees:
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