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Home My WebLink AboutPlanning Commission Packet - February 7, 2006Text Planning Commission Resolution No. 684 1. FETING CALLED TO ORDER 11. ROIL, CALL Connie Moczygemiaa ,Candy Fish, Damian Idiart, Mack Gewis, Scott Mangold, Chuck Piland, and Wayne Riggs, (11. CORRESPONDENCE I I T Review and approval of January 3, 2006, Planning Commission Minutes. V. U L.I VI. USINSS . Public Hearing to review a Ten five Plan applic#ion for P$s 1.14 proposed pad lot development known s Oklenn. The subject property is located t 142 Freeman oad and is located south of . Pine Street, west of Freeman Road and north of Oak Street. VI. ICILANOU . Discussion of Upcoming roo Code menmen VII. ADJOURN ENT PC010306 Planning Commission Minutes January 3, 2006 Page 1 City of Central Point Planning Commission Minutes January 3, 2006 I. MEETING CALLED TO ORDER AT ~:oo P.M. II. ROLL CALL: Chairperson Connie Moczygemba, Candy Fish, Damian Idiart, Mack Lewis, Scott Mangold, and Chuck Piland were present. Wayne Riggs was absent. Also in attendance were: Tom Humphrey, Community Development Director; Dan Burt, Planning Manager; Ken Gerschler, Community Planner; and Lisa Morgan, Planning Technician. III. CORRESPONDENCE There was no correspondence. IV. MINUTES Commissioner Piland made a motion to approve the minutes from December 6, 2005. Commissioner Lewis seconded the motion. ROLL CALL: Fish, Abstain; Idiart, Abstain; Lewis, yes; Mangold, yes; and Piland, yes. Motion passed. V. PUBLIC APPEARANCES There were no public appearances. VI. BUSINESS A. A Public Hearing to review a Tentative Plan application for a proposed pad lot development known as Scott Meadows. The subject property is located at 445 N. 9~ Street and is located south of Hazel Street, west of 9~ Street and north of Cherry Street. Commissioner Mangold made a site visit. Planning Commission Minutes January 3, 2D06 Page 2 Ken Gerschler, Community Planner presented the staff report. Mr. Gerschler explained the lot consolidation that was required, and the parent parcel conforms to code requirements. Mr. Gerschler stated that the applicant needs to get the sewer & utilities in prior to the improvements being made on N. 9th Street. Once 9~ Street has been improved there will be a two year moratorium. There were questions if there was already a home on the property, and if the applicant will be doing the construction of the building themselves. Chairperson Moczygemba opened the public portion of the meeting. Richard, Steve and John Scott, applicants; explained that there is a structure on the lot right now, and it will be removed. They will be completing the project themselves. The applicants passed around elevations of their proposal for the commissioners. No one came forward to speak in favor of or against the project. The neighbors signed the speaker sheet to be informed in case anything else regarding this development occurs. The public portion of the meeting was closed. Commissioner Idiart made a motion to adopt Resolution 68g, supporting the findings for approval for a Tentative Plan application for a pad lot development lrnown as Scott Meadows. Commissioner Mangold seconded the motion ROLL CALL: Fish, yes; Idiart, yes; Lewis, yes; Mangold, yes; Piland, yes. Motion carried. VII. MISCELLANEOUS A. Open Discussion of Future Proposed Shopping Center Definitions. Don Burt, Planning Manager; distributed and discussed draft language for future proposed shopping center definitions. In addition to definitions for Neighborhood, Community, and Regional shopping Planning Commission Mirattes .Ianuary 3, 2006 Page 3 center a term and definition for anchor tenant, occupancy ratio, and large retail establishment have been included. There were questions how this compared to other cities, adding additional uses, and architectural designs. Mr. Burt stated he could provide the commissioners with a standard table with various stores, uses and sizes. Mr. Burt asked the commissioner's to summarize their concerns regarding shopping center and large retail establishments. The Planning Commission responded as follows: Unimaginative architecture; traffic management; lack of landscaping; and screening trash receptacles and other activities from adjacent residential neighbors. There were questions regarding the number of jobs in Central Point vs. Central Point population. Central Point continues to add more employment opportunities with the addition of new businesses and expansion of others. B. Miscellaneous Updates Jan's Court -Tom Humphrey, Community Development Director; informed the Planning Commission that the City and applicant for Jan's Court are looking at some geometric changes to accommodate underground utilities. Mr. Humphrey asked that authority be granted to staff to work with the applicants to resolve these issues without changing the essence of the subdivision. There were questions regarding responsibility for Taylor Road and when it would be fixed. Mr. Humphrey gave an update on the upcoming improvements. Miller Estates - Mr. Humphrey explained that there has been communication with the City Attorney for guidance on how to proceed with revisiting Miller Estate's approval and performance. Some other issues have surfaced with Miller Estate's such as not having completed flood elevation certificates. VIII. ADJOITIKNMENT Commissioner Idiart made a motion to adjourn the meeting. Commissioner Piland seconded the motion. ROLL CALL: Motion passed unanimously. Meeting was adjourned at 8:12 P.M. '~ Planning Department STAFF REPORT CENTRAL TomHumpnrey,AlcP, PC~~j~~T Community E7evelopment Director/ ~~ ``~~ Assistant City Adrninistr~~tor STAFF REPORT February 7, 2006 AGENDA ITEM: Consideration of a tentative subdivision to create four parcels in the Residential Multiple Family (R-3) Zoning District on property identified as Tax Lot 37 2W 02CD, 1600; Skillman Brothers INC, Applicant. STAFF SOURCE: Ken Gerschler, Community Planner BACKGROUND: The applicant is proposing to subdivide an existing 0.25 acre parcel into four lots ranging in size from 0.03 acres to 0.09 acres respectively in preparation for "pad lot" single family residences. FINDINGS: The applicant's tentative plat (Exhibit "A") addresses the basic lot approval criteria for pad lot developments as set forth in Sections 17.28 and 17.60.210 which state that "The parent parcel, from which the padlots are to be created, shall conform to the standard requirements for lots in the particular zone in which the parent parcel is located". The Planning Department finds that the standard requirements and compliance are demonstrated in the following table: Code Section Description Existing Condition Compliance 17.28.020 R-3, Residential Multiple Family. Existing home to be demolished. Yes Single and multiple family Proposed "pad lot" development dwellings permitted. with 4 dwelling units. 17.28.050 Area, width and yard Corner lot with 10,454 square feet Yes requirements. 7,000 square foot following a previous lot minimum lot size for corner lots. consolidation of Map 372W02CB- Lot width 70 foot minimum, No 201 and 300. Minimum lot width is lot depth requirement. 82.25 feet. 17.28.080 Density is calculated by Total allowable density for this Yes subtracting 4,000 square feet for parcel would be 4 dwelling units. first dwelling unit, 1,648 square feet for each additional dwelling unit. \\Cpchsl\pl\2006 Land Use Files\06048 Oakglenn Padlot TP\06048.doc Page 1 of 3 The preceding table identifies that the parent parcel meets the standard requirements for the R-3 zone district and Section 17.60.210 states that "the padlots within the parent parcel are exempt from the lot area, width and depth, lot coverage requirements ". If approved, the subdivision would create four padlot parcels that shall adhere to standard requirements as follows: Code Section Description 17.28.210 Structures on padlots must be multi-dwelling unit attached buildings that meet building code requirements. 17.28.040 Maximum structure height of 35 feet. 17.28.050 Front setback of 20 feet. Rear setback of 10 feet. Except where common lot line (zero lot line) abuts the attached "padlot" dwelling, the minimum side yard setback is 5 feet per story. 17.64.040(a) Two covered off-street parking spaces are required. 17.60.110 Clear vision clearance area required at all intersections. Distance determined by Public Works Department. 16.26.030 Provides for the assignment of conditions of approval. As a supplement to the findings staff has included by reference, as a condition of approval agency correspondence Exhibits "C", "D" and "E". ISSUES: In considering an approval of this tentative subdivision application, the Planning Department identifies that there are several items worthy of consideration: 1. Access shall not be taken from Freeman Road. The City will require that access to the proposed parcels meet Public Works standards along Oak Street. 2. The proposed subdivision depicts a dedication ofright-of--way along Freeman Road. The dedication shall be identified on the final plat. 3. The applicants have submitted a site plan and building elevations for consideration by the Commission. These plans have been provided to demonstrate how the development of four dwellings could be located on the proposed parcels. The building footprints conflict with the 20 foot front yard setback since some of the units have a 2"d story deck extending into the setback area. This issue will need to be resolved with a revised site plan prior to the City's review of the building permits. 4. There is an existing home on the parent parcel that will be demolished. The Central Point Building Department will require a demolition permit. 5. Jackson County Fire District Three did not provide comments but the applicant will need to meet any conditions of the agency and provide the City with written verification prior to building plan release. \\Cpchsl\pl\2006 Land Use Files\06048 Oakglenn Padlot TP\06048.doc Page 2 of 3 EXHIBITS: Exhibit "A" -Tentative Subdivision Map Exhibit "B" -Preliminary Site Plan and Elevations Exhibit "C" -Public Works Department Staff Report Exhibit "D" -Building Department Staff Report Exhibit "E" - RVSS Comments Exhibit "F" -Proposed Resolution ACTION: Consideration of Resolution No. 684, approving the tentative subdivision. RECOMMENDATION: Approval of Resolution No. 684. Umpqua Dairy Tenative Land Partition 06048.doc Page 3 of 3 .~ 9lmver FiCQ~ xILLtVN eROTT+ETn 3cbo nlvat RQAD nEDFORn, oRESCeI 9rso4 DATE. oECrnetR c, 2ooa ernrs ADORl~C. 412 FltE1?tAN RLUD CENTRAL POINT, ORE4Q1 47601 M TENTATIVE SUBDIVISION PLAT bcatee in ene SOUTHWEST 1/4 OF SECTION 2, TOWNSHIP 37 SOUTH, RANGE 2 WEST, WILLAMETTE MERIDIAN, CITY OF CENTRAL POINT, JACKSON COUNTY, OREGON wRVeT eY~ T//~E.PL/NE LAND SURVEYING . V V, INCARPORATED KERRT K BRA0.9FLW LS. 2Z7I P.O. H07f aOiA ClNTRAL POINT OREr.CR/ 47602 (6.41kLA-7aKF CELl.~ 444-Gf.~12 37-2M-02CD TAx LAT te00 CROSS AREA: IM02 Sq.FL ZONED: R-3 CENTRK F'pNT~SCNDOI DISTRICT RIY 12e0.2Y ROaIE vAl1ET SEWER SERVICES INJERT ~ F230.e1' SI l ._,_-_.--r----------- i r.~ I ~ ~ 37-zw-ozco n ~aoo ~ ~ ~ ~ MVID ! ROIa-SUE MKNPgff I I I I 37-2N-02C0 TL 1200 ~ ~ I~ ~ ~ YOUItfNN VIEW PLAA~ LL.C OEIRRS JOIN6lON ~, ~~ ~ ~ 41.a pp .,. :,. -A/C i r (M I -DOVFKf LxRR POIE ,_ -" i i NO,~,~(~~J,~ ~~ ~/ ~' ~ ~ ona~t,c caNnroE eox rjlp~ ~~"'"1-~-~ ~ i I I ~ •x-wvx sION~E ~I I j ~Nq~TE uo /~~l ~-- r~nEl~r^Dlnurr OORDON DOROfNY JUST ~ ~ I ( LOT 2~ LOT ~ ! -J7MfFIC 410/NL fTID01ElIf /R MS7RUMENf Nw ea-IYS14 Fob I ~ma sa 3112 SO.fT. ~ ~-- L._.J ham so.rri\l I -~ ~TF 3 37ssTSO.n. ~ V I & ~ ~~„ Puz~ eLw. t3, sow _ .• • -~~ ~'. - 'I ~ ~ = '' r ~ '~ ~ INl[R VALVE RYP)--« /~0571~ I 4RRAFFiC UO/R F'OlE SA' /~ ~~ ~ --FFCE ~ •%-MNx 5101ML ~ ~ ~ _ ~ ~ ~ T~~, I I 37-xw-o2cD n 7a I JoN mFroPAF• L__-___---_~ ORpAER pOIE y~ LL VICINITY MAP (~ salE7 ~ FREEWW Ran ~~J BASIS OF BEARINGS THE FFONIIMEIFIED rESr UNE ar DOIIATION LAND aAal Nw ae sNOIRI Aa aoow•FrRI oN FIEfD 6LRVEY Nw Isaxa DATUM ELEVAIxxla AIOYRI HEREdI ARE ON THE Cf1Y OF CENRtAL PORFf DATUM A/0 xE]IE ESFA6U91ED TROY VOt1M.K CpRROI E3TABLISFlD 9Y 7HK OFFICE DURMO PRENOUS STIRVEY R010(M l/lE AREA SCALE: t • ~ 30' CONTOUR INTERVAL ~ 1 REGISTERED PROFESSIONAL LAND SURVEYOR oRCOON KERRY K~~RAOSHAW [xP. Ft-]t-06 ASSESSOR'S 111P Na: 37-2W-0ZCO TL 1600 SHEET 1 OF 1 N Q Q CD M Z U e ~- z N89' 55' f31.58' L, J~) ,~~~~ ~ 511+ ~~1 ~~o~ ` 1v !-`~ ',`~ ~, !, , f r ~" Q'~ -~-''^I~''I ~' r--- ' ~. , ~'r'~ --~"~ SITS/~/41~DC5>~!fi INCA i='LAN ~- uoRtu ¢JTE 3TATI9TIC8, XCNnJay Dt616NAtIGk~ M'1R bttE APEA~ bpE6t, m96AC. 4~WITb~UN m11AC . SI WITb/AC I M ~sy„ppeaa, srr6 ar~n~ ~opw>' -ODTrRMT NCl Q4R46F0, COV. MTlob~ 5,7'17 LOT G01rtR,OCiE, D,TYl~ / Impe6E . S6~ 1 ePncea PER W rc PTaoNpE M GARbGE ~+! Y ! F PApt .. I~ bPACE PROY105D R16A. PRNAtk CLER.6fie j$AQy~ RtDINOUAL CJW M eA I'RNATC OARAAC n~ li- z I I I .J NEW tOIINNOUSE UNItB: OAK 5T t FREEMAN RQ, CENTRAL POINT, DR. 5lCIL~.MAN BROrN~R3. INS A9NLAND, OR P!¢O.}ECT NtMDt?F4. 05-194 w owlet. to NORTON - ARGN~TEC7 7006 169 W. MARY PA. BOX 6DT E.dGI.E PORJT, OR 9167< ryadJE.FAk 6~1-ms0.1014 ~1r Drw.Yp~, Dp~clfke~Wrr, rd oUr Dosw~H~ pynsd ty Yr A'~wt.a Io. w+ pe,twt w w wwW wlywwn.frotw W, pal.ctTM Jrdw.u JrII r+U~+ a~rrJNp end 111 cwrcn IYM1 IMWay Md ~rw` ~~ Yr Doiu~nU. P1~IE4 7~ OGtOpE12 7¢1®6 [zs61101>aHYbtm I ~ S Jan 24 06 01:36p Horton Architects 830-1014 p.3 d°®B ~FI~~.A~IMI~A~AA 1 ~~ 9i Bob Pierce, Director Matt Samitore, Dev. Services Coord. PUBLIC WORKS STAFF REPORT December 28, 2005 AGENDA ITEM: Four Lot Subdivision for 37-2W-02CD, Tax Lots 1800 Applicant: Skillman Brothers, 3650 Biddle Road, Medford, OR 97504 Zoning: R-3, Residential Multiple Family Traffic: Based on the International Traffic Engineers (ITE) Trip Generation Manual, a four lot residential subdivison will generate approximately 3.98 peak hour trips (PHT). The City of Central Point typically requires traffic studies for any development that generates more than 25 PHT. No traffic study is warranted for this development. Existing Infrastructure: Water: An 8-inch water line exists on Oak Street and Freeman Road. Storm Drain: A 12-inch storm drain line currently exists at the intersection of Oak Street and Freeman Road. Street Section: Oak Street is improved to Standard Residential Street Standards and Freeman Road is improved to a collector status at the subject property. Engineering and Development Plans and Permits: The Central Point Public Works Department is charged with management of the City's infrastructure, including streets, waterworks, and storm water drainage facilities. In general, the Department's "Standard Specifications and Uniform Standard Details for Public Works Construction" shall govern how public facilities are to be constructed. The Developer is encouraged to obtain the latest version of these specifications from the Public Works Department. In general, the plan submittal shall include plan and profile for streets, water, storm drainage and sanitary sewers, storm drainage calculations, storm drainage basin map, erosion control plan, utility and outside agency notifications and approvals. The plan may also include applicable traffic studies, legal descriptions and a traffic control plan. A Public Works Permit will only be issued after the Department Director approves the final construction drawings. After approval, the fees associated with the development will be calculated and attached to the public works permit. All fees are required to be paid in full at the time the Public Works Permit is issued, except Public Works Inspection fees. After project completion during the final plat application process, the Public Works Inspector will calculate the appropriate amount of inspection time to assess the developer. Before the final plat application is processed the developer must pay the relevant inspections fees and bond for any uncompleted improvements (as determined by the Public Works Director). 155 South Second Street °~~ Centra! Point, OR 97502 •541.664.3321 Fax 541.664.6384 Conditions of Approval: 1. Landscape and Irrigation Plans and Improvements -Prior to issuance of the final plat, the applicant shall submit for approval by the Public Works Director, a landscape plan for the Oak Street and Freeman Road frontages. The plan shall include construction plans, irrigation plans, details and specifications for the trees to be planted within the right-of--way area. Plantings shall comply with Municipal Code Section 12.36. Tree plantings shall have at least a 1 %2" trunk diameter at the time of installation. All street trees shall be irrigated with an automatic underground irrigation system. 2. Public Utility Easement - As part of the Final Plat aten-feet wide utility easement shall be placed immediately behind the existing right-of--way around the perimeter of the properties. 155 South Second Street ~ Central Point, OR 97502 •541.664.3321 Fax 541.664.6384 BUILDING DEPARTMENT CENTRAL POINT ATTACHMENT' " " Lois DeBenedetti, Building official BUILDING DEPARTMENT STAFF REPORT DATE: 2/02/06 TO: Planning Department Planning f~1e:06048 FROM: Building Department SUBJECT: Oakglenn Padlot Name: Skillman Brothers Address: 3650 Biddle Rd. Gity: Medford State: Or. Zip code: 97504 PRC}PERTY DESCRIPTION:37-2W-02CD T.L. 1600 PURPC?SE The s#aff report is to provide information to the Planning Commission and the Applicant regarding City Building Department requirements and conditions to be included in the design and development of the proposed project. This is not a plan review. This report is preliminary and compiled solely for use by the Central Point Planning Commission. -1- BUfLDfNG DEPARTMENT '_ CENTRAL POINT BUILDING DEPARTMENT COMMENTS: Lois DeBenedetti, Building Official 1. Applicant, agent and contractors must comply with all current State of Oregon adopted codes, and apply for all permits through the Central Point Building Department. 2. If a private storm drain system is proposed it must be reviewed and a permit issued by the Central Point Plumbing department. 3. Any private street lighting must be reviewed and permitted by the Central Point Electrical Department. 4. Provide the building department with a Geotechnicai report as required by OSSC Appendix J and chapter 18 of the OSSC. A written report of the investigation shall include, but need not be limited to, the following information: a. A plot plan showing the location of aN test borings andlor excavations. b. Descriptions and classifications of the materials encountered. c. Elevations of the water table, if encountered. d. Recommendations for foundation type and design criteria, including bearing capacity, provisions to mitigate the effects of expansive soils, provisions to mitigate the effects of liquefaction and soil strength, and the effects of adjacent loads. e. When expansive soils are present, special provisions shall be provided in the foundation design and construction to safeguard against damage due to expansiveness. Said design shall be based on geotechnical recommendations. 5, Grading/ excavation permits are required in accordance with OSSC Appendix J and chapter 18 and regarding any fill material placed on the site. Fills to be used to support the foundation of any building or structure shall be placed in accordance with accepted engineering practices. -2- 10 BUILDING DEPARTMENT Lois DeBenedetti, Building t}fficial A soil investigation report and a report of satisfactory placement of fill {including special inspections of placement of fill and compaction) acceptable to the Building Official shall be submitted prior to final of the grading/excavation permit. Building permits will not be issued until grading/excavation permit is finalled. Exception: 1. The upper 1. 5 foot of fill placed ou#side of public rights-of- way. 2. The upper 1.5 foot of fill that does not underlie buildings, structures, or vehicular access ways or parking areas. 6. To move or demolish any existing structures located on the property Call the Building Department for permit requirements. 7. Notify the City Building Department of any existing wells, or septic systems located on the property. 8. Any development (any man-made change} to improved or unimproved real estate located within the flood hazard area of the City of Central Point shall require a Development Permit as set forth in the Central Paint Municipal Code 8.24.120. 9. Dust control, and track out elimination procedures must be implemented. 10.Application for building permit will require four sets of complete plans indicating compliance with 2005 Oregon Residen#ial Specialty Code. 11. Fire District 3 will determine fire hydrant location, as well as access to buildings. The International Fire Code (2003} with Oregon Amendments (2004) wiH be implemented as part of the plan check code requirement for these proposed buildings. -3- Any changes proposed shall be submitted in writing by the Applicant, or Applicant's contractor to the Building Departmen# for approval prior to start of work. /1 A 6 ~/'"OIJ~IYI~1 V 1 '6 T9 ~~~ ~~ . January 5, 2006 Ken Gerschler City of Central Point Planning Department 155 South Second Street Central Point, Oregon 97502 Re: Oak Glen Padlot Subdivision, File #06048 Dear Ken, FAX 664-6384 The subject property is currently served by two connections to the 8 inch sewer main on Freeman Road. The existing services must be located and sealed at the property line when the existing building is removed. One service can later be extended to serve Lot 1. Lots 2-4 will require a mainline extension along Oak Street. This extension can come from either the main line on Freeman Road or the main line to the West on Oak Street, near Bigham Road. The extension must be designed and constructed in accordance with RVS standards. The proposed development must comply with the water quality requirements of the Phase 2 NPDES permit which are currently being developed. We request that the following conditions be met prior to final plat approval: 1. Acceptance of the sanitary sewer by RVS. 2. Concurrence by RVS that stormwater quality requirements of the Phase 2 NPDES permit have been met. Feel free to call me if you have any questions regarding sewer service for this project. Sincerely, ,- r~i ~~~_ Carl Tappert, P.E. District Engineer K:\DATA\AGENCIES\CENTPT\PLANNG\SUBDIVIS ION\2006\06048-GLENOAK.DOC ROGUE VALLEY SEWER SERVICES __ Location: 138 West Vilas Road, Central Point, OR -Mailing Address: P.U. Box 3130, Central Point, OK 7502-0005 Tel. (541) 664-6300, Fax (541) 664-7171 www.RVSS.us I,2. ~~ll~ll IIYI~I ~1 1 L6..~...i®,d.._,9S PLANNING COMMISSION RESOLUTION NO. 684 A RESOLUTION GRANTING TENTATIVE PLAN APPROVAL OF FOUR LOT "PADLOT" SUBDIVISION (Applicant: Skillman Brothers INC.) (37 2W 02CD Tax Lot 1600) Recitals 1. Applicant has submitted application for "padlot" subdivision of a 0.25 acre parcel located on property identified by Jackson County as Account 10134597 in the City of Central Point, Oregon. 2. On, February 7, 2006, the Central Point Planning Commission conducted aduly-noticed public hearing on the application, at which time it reviewed the City staff reports and heard testimony and comments on the application. Now, therefore; BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF CENTRAL POINT, OREGON, AS FOLLOWS: Section 1. Criteria Applicable to Decision. The following chapters of the Central Point Municipal Code apply to this application: A. Chapter 17.28, R-3, Residential Multiple Family District B. Chapter 17.60.210, Padlot Developments Section 2. Finding and Conclusions. The Planning Commission hereby adopts by reference all findings of fact set forth in the City staff reports, and concludes that, except where addressed in the conditions of approval, the applications and proposal comply with the requirements of the following chapters of the Central Point Municipal Code: A. Chapter 17.28, relating to uses, lot size, lot coverage, setback and building height. B. Chapter 17.60, relating to application presentation, special requirements Planning Commission Resolution No. 684 (02/7/2006) 1~ Section 3. Conditional Approval. The application for tentative subdivision is hereby approved, subject to the conditions set forth on Exhibits "A", "B", and "C" attached hereto by reference incorporated herein, imposed under authority of CPMC Chapter 16.36. Passed by the Planning Commission and signed by me in authentication of its passage this 7th day of February, 2006. Planning Commission Chair ATTEST: City Representative Approved by me this 7th day of February, 2006. Planning Commission Chair Planning Commission Resolution No. 684 (02/7/2006) 1~