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AGENDA DOCUMENTS CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Form Must be Tumed Requested City CommissIOn Date Final Form Must be Tumed Meeting Dates in to City Clerk s Office Meeting Dates in to City Clerk's Office 0 July 17 2001 July 5 2001 (5'00 p.m.) 0 September 19 2001 September 5 2001 (5'00 p.m.) 0 August 7 2001 July 18,2001 (5:00 p.m.) 0 October 2,2001 September 20, 2001 (5:00 p.m.) 0 August 21 200 I August 8, 2001 (5:00 p.m.) [gI October 16, 200 I October 3 2001 (5:00 p.m.) 0 September 4 200 I August 22,2001 (5'00 p.m.) 0 November 6, 2001 October 17 2001 (5:00 p.m.) 0 AdmmIstratlve 0 Development Plans NATURE OF [gI Consent Agenda 0 New Busmess AGENDA ITEM 0 Public Heanng 0 Legal 0 Bids 0 Unfmished Busmess 0 Announcement 0 Presentation 0 City Manager s Report RECOM:\-IENDATION Please place this request on the October 16,2001 City CommissIOn Agenda under Consent Agenda. The Planning and Development Board with a unanimous vote recommended that the subject request be approved subject to staff comments. For further details pertaining to this request see attached Department of Development Memorandum No PZ 01-205 EXPLA.c~A TION PROJECT NAME AGEKT OWNER. LOCA nON DESCRIPTION GA TEW A Y CROSSING (QUA1~TUM PARK PID USAP 01-003) "l" eil Gaeta Boynton Industnal Realty Corporation Quantum Park PID Request to amend the lIst of penmtted uses withm the Quantum Park PID to allow retail shops, a fast food restaurant With drive-through, and a SIt-down restaurant on Lots 81 and 82. PROGR<\l\l IMP ACT N/A FISCAL IMP ACT N/A NiA City Manager's Signature /'0 to/I 7~ Planning & ZODln Irector City Attorney / Finance i Human Resources S-\Planning\SHARED\WP\PROJECTS\Quantum-Gateway Crossing\USAP\Agenda Item Request USAP Gateway Crossing.Quantum.dot S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC EXHIBIT "C" CondItIOns of Approval Project name' Gateway Crossmg (Quantum Park Pill) File number' USAP 01-003 (Use Approval) R fi L f fr N 01 J G fG D C d dS b 5 2001 e erence' etter 0 request om eI aeta 0 aeta eve opment 0 ate eptem er , I DEPARTMENTS I INCLUDE I REJECT I PUBLIC WORKS Comments. X UTILITIES Comments. X FIRE Comments X POLICE Comments X ENGINEERING DIVISION Comments. X BUILDING DIVISION Comments X P ARKS AND RECREATION Comments X FORESTER/ENVIRONMENT ALIST Comments. X PLANNING AND ZONING Comments 1 Retail uses Will be limited to those lots With the commercIal use" optIOn. X 2. Restaurants and related dnve-through features shall be lmllted to Lots #81 and X #82. ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS Comments. NONE X ADDITIONAL CITY COMMISSION CONDITIONS Comments. To be determmed. S -\PJanning\SHARED\ WP\PROJECTS\Quantum-Gateway Crossing\USAP\Conditions of Approval.doc DEVELOPMENT DEPARTMENT MEMORANDUM NO PZ 01-205 FROM Chairman and Members Planning and Development Board Michael Rumpf t'\\F-- Director of Planning and Zoning TO' DATE. September 24, 2001 SUBJECT Quantum Park PID (File No USAP 01-003) Retail store, fast food restaurant with drive-thru service, and restaurant on Lots 81 and 82 NATURE OF REQUEST Mr Neil J Gaeta, of Gaeta Development Co , is requesting use approval for retail stores, a fast food restaurant with drive-thru service, and a "high-turnover" restaurant, for the above-referenced lots within the Quantum Park Planned Industrial Development (see attached location map - Exhibit "A ') The applicant is proposing to construct a 77,375 square-foot building to house multiple retail uses The planned project is also to include two (2) smaller structures each at 5,000 square-feet, one of them to be used for a fast food restaurant with drive-thru service, and the other one for a "high-turnover" restaurant (see proposed site plan - Exhibit "B") Chapter 2, Zoning, Section 7,E of the Boynton Beach Land Development Regulations permits building structures to be occupied by any office, professional business (wholesale or retail), provide that all new uses proposed within a Planned Industrial Development (PID) district be approved by the Planning and t. Development Board (and City Commission) Furthermore, according to the Master Site Development Plan .!J Amendment No 10 for the Quantum Park PID, the subject parcels (81 and 82) are classified as "OIC", thereby allowing office, industrial and commercial use alternatives In compliance with the above-referenced section of the Land Development Regulations, the applicant is requesting that retail stores, and fast food restaurants, including a drive-thru feature be approved for the lots 81 and 82, Quantum Park PID, with the commitment to comply with all of the City's performance standards BACKGROUND The following is a description of the zoning district and land use classifications of properties surrounding the subject parcels, indicated in Exhibit A North Gateway Boulevard right-of-way and farther north a vacant property zoned PID and classified OIC, Office, Industrial and Commercial, Car Max, an automobile dealership zoned PID and classified COMM, Commercial Seaboard Railway and 1-95 rights-of-way. and High Ridge Road right-of-way, and farther west a gas station and vacant parcels zoned PID and classified MU, Mixed Use South East: West: Unlike other conventional zoning districts the zoning code does not set forth specific uses permitted in a PID Pursuant to Chapter 2 - Zoning Section 7 E in a PID a building and its customary ancillary structures and land uses may be erected altered and occupied for any office professional business (wholesale and retail), educational institution adult entertainment (consistent with Section 11 M of the ) zoning code) or industrial uses provided that such use or uses is/are approved by the Planning and Development Board To approve such a use the Planning and Development Board must make findings that the proposed use will not be in conflict with the performance standards listed in Section 4 N of the zoning regulations, and that the use proposed is consistent with the intent and purposes of the Planned Industrial Development District. Page 2 Memorandum No PZ 01-205 J Furthermore, in March 2000, the City of Boynton Beach approved the Master Site Development Plan Amendment No 10 for the Quantum Park PID to reflect new trends in the type of uses suitable within the Quantum Park PID Based on the Amended Plan, and concurrently with this use approval request, the applicant is proposing the construction of three commercial retail and restaurant buildings totaling 87,375 square-feet on lots 81 and 82 of the Quantum Park PID, (see Exhibit "B" - proposed site plan). ANAL YSIS The purpose of the City's performance standards is to ensure that uses will not be a nuisance or hazard to persons, animals, vegetation or property located on adjacent or nearby properties or right-of-way; or to interfere with the reasonable use or enjoyment of adjacent or nearby property by reason of noise, vibration, smoke, dust, or other particulate matter; toxic or noxious matter; odor, glare, heat or humidity; radiation, electromagnetic interference, fire or explosive hazard, liquid waste discharge, or solid waste accumulation The applicant has been asked to provide a description of their request relative to the performance standards within Chapter 2, Section 4 N of the Land Development Regulations to evaluate the impact and appropriateness of this use within the PID district. These responses are listed as follows 1} Noise No sound will be created which in violation of Section 15-8 of the City Of Boynton Beach Code of Ordinances 2) Vibrations No ground vibrations will be generated by the proposed use. ~ f~" 3) Smoke, dust, dirt, or other particular matter' No emission of smoke, dust, dirt or other particular matter will be created The proposed use will not allow the emission of any substances in violation of any federal, state, county or city laws or permits governing the emission of such substances 4) Odors and fumes No objectionable or offensive odors will be readily perceptible at any point beyond the industrial district. 5) Toxic or noxious matter' The proposed use will not allow any toxic or noxious matter to be discharged in such concentrations as to cause damage to property or vegetation, discomfort or harm to persons or animals, or prevent the reasonable use and enjoyment of property or rights-of-way at or beyond the property line or to contaminate any public waters or any groundwater 6) Fire and Explosion The proposed use will not create a fire or explosion hazard 7) Heat, Humidity or Glare The proposed use will not produce heat, humidity or glare, which is readily perceptible past the property boundary The lighting will conform to the City of Boynton Beach s standards 8) Liquid Waste Any disposition of liquid waste will be in conformance with the provisions of Chapter 26 of the City of Boynton Beach Code of Ordinances or any applicable federal state or county laws or permits 9) Solid Waste Any accumulation or disposal of solid waste will be in conformance with Chapter 10 of the City of Boynton Beach Code of Ordinances and will not be transferred to adjacent or nearby property or rights-of-way J 10) Electromagnetic Interference No electromagnetic radiation or interference will be created Page 3 Memorandum No PZ 01-205 11) Hazardous Materials and Hazardous Waste No hazardous materials or hazardous waste will be created, stored or handled with the proposed use It is the opinion of staff that the proposed retail and restaurant uses are consistent with the intent and purpose of the Quantum Park PID, as the master plan has always had a "commercial" use option on selected lots, the uses reflect changes in land development or current market trends, and furthers the attempt to provide a desirable environment for industrial developments, "while complying with the City's code requirements" As for impacts to both the adjacent properties and the Quantum Park PIO, the proposed uses are compatible with adjacent uses which includes a gas station, car dealership, and the uses anticipated on the nearby parcels designated for mixed use The total acreage for the subject parcels is within the maximum intensity for commercial uses allowed by the Quantum Park DRI Master Plan Furthermore, the applicant has submitted a traffic performance standard review statement reviewed by the Palm Beach County Traffic Division, determining that the proposed development falls within the previously approved DRI and meets the Traffic Performance Standards of Palm Beach County Use approvals typically apply to lots with selected use options, rather than only specified lots Staff would recommend that the retail use element of the request be processed as typical and therefore apply to lots with the "commercial" use option, whereas in order to limit the magnitude of restaurants within the Quantum PID, and in particular, fast food restaurants Staff recommends that the restaurant aspect of the application only apply to Lots 81 and 82 The site plan for the project is being reviewed and prepared concurrent with the subject use approval request. ! RECOMMENDATION Based on the analysis contained herein, staff recommends that the list of permitted uses within the Quantum Park PID, be amended to allow retail uses on lots with the 'commercial use option and to allow restaurants, with or without drive-through services, only on Lots 81 and 82 Additional conditions recommended by the Planning and Development Board or the City Commission will also be placed in Exhibit "C" - Conditions of Approval MR.sb Attachments S :\planningISHAREDlWPlPROJECTSIQuantum-Gateway CrossinglUSAPlStaff Report.doc ~.) ''''') LOCATION MAP Gateway Crossing -1\1 O-~'~r- IN I 'clTvl ~.. _ i EXHIBIT "A" l- --~----_. _. -"- j -- _..._--.~- 10 . .......- . "- J ~ 1/8 I I I i BOO FEET _.~ IJ 9/ ()/ I -') I I ! I r:J I I o ::...-=--=----:..:=:-::.-.--- '\ I EXHIBIT "8": I ~ SEA. I (ff\rrr- BOA.RD A . · I CASTA TE: LJ_ FLORID 1-95 BEYON6)RAILWAY : i !. (!~ Li ~o ~ :;% pi r ~ .. ,te" !~ ,~ ~:: ~:;"H ii ! ~: '" ~ .. dM: ~ . i> GATEWAY CROSSING I :~c- 'TQUAWTUMCOIU'OJUTEPARX (lil"1 i[PQ r :~go A . I ::"8 oo-f -'- C GAETA. DEVELOPMElvT I-' n!i m~1" ~8~:z: LDTS8/4.82 n.. ~Vl!l L_.....O<J BOYWT01/BEACH.Fl.. i i!h gall :V1:z:-< I"'~"'''' 9> if, I ~e~~~ ~~1: "'~C-l 0'" ~ (') :.'2:~:" : ,q I I - ~-:'I .., ~ C\ . I'~~"" '..- ~ 10. ~l:I ~~ I ~ ; :~.;'(lO1 ~, __ ---..- ....~'<OlI'.. -... .... '~I,..-- _.-"'l _ lrw- _. _.. ., -""'9"" _,.. .__... _ l--'''' _,. _ _1_ __I 1_ .__ ...11_ ~ _~, __ ..____ ....~I.. "" ./ 9~S' ~ I n1. z 1.:. " ~'!\J: C.~ ~~~ or, !) j l!;d: .~ C) ~ rr{ :E ~ --< co o c r m ~ ::0 o z CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office 0 July 17 2001 July 5,2001 (5'00 p.m.) D September 19 200 I September 5 2001 (5:00 p.m.) 0 August 7 200 I July 18,2001 (5'00 p.m.) 0 October 2,2001 September 20, 2001 (5:00 p.rn.) 0 August 21 200 I August 8, 2001 (5'00 p.m.) D October 16, 2001 October 3 2001 (5'00 p.m.) D September 4 2001 August 22,2001 (5:00 p.m.) ~ November 6,2001 October 17 2001 (5:00p.m.) D Admmistrative 0 Development Plans NATURE OF ~ Consent Agenda D New Business AGENDA ITEM 0 Public Heanng 0 Legal 0 Bids 0 UnfImshed Business 0 Announcement 0 PresentatIOn 0 City Manager's Report RECOMMENDATION Please place tlus request on the November 6, 2001 City Commission Agenda under Consent Agenda. The Planmng and Development Board With a unanunous vote recommended that the subject request be approved subject to staff comments. You will recall that the City Commission, during their mitial review of this item, added a condition to the development order reqUIring the review and approval of the Gateway Crossings site plan by the Quantum Park Architectural Review Comrmttee on or before October 22nd, otherwise the project must return for a recommendatIon by City Commission at their November 6th meeting. Staff IS reserving tlus place on the agenda m the event that this condition is not met. If thiS condition IS met, the item would then be pulled from the agenda. For further details pertaining to this request see attached Department of Development Memorandum No. PZ 01-205 EXPLANATION PROJECT NAME. AGENT OWNER. LOCATION DESCRIPTION GATEWAY CROSSING (QUANTUM PARK PID USAP 01-003) Neil Gaeta Boynton Industrial Realty Corporation Quantum Park PID Request to amend the hst of permitted uses within the Quantum Park PID to allow retail shops, a fast food restaurant with drive-through, and a sit-down restaurant on Lots 81 and 82 PROORAM IMP ACT FISCAL IMP ACT ALTERNAtS , Development N/A N/A N/A City Manager's Signature /4-IJ ~? Planmng & Zorung ector City Attorney / Fmance / Human Resources S:\Planning\SHARED\WP\PROJECTS\Quantum-Gateway Crossing\USAP\Agenda Item Request USAP Gateway Crossing.Quantum.dot S'\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM. DOC EXHIBIT "C" CondItIons of Approval Project name Gateway Crossmg (Quantum Park PID) FIle number' USAP 01-003 (Use Approval) R b L f f N I J G fG D C d d S b 5 2001 e erence etter 0 request rom el aeta 0 aeta eve opment 0 ate eptem er , DEPARTMENTS INCLUDE REJECT PUBLIC WORKS Comments X UTILITIES . Comments X FIRE Comments X POLICE Comments X ENGINEERING DIVISION Comments X BUILDING DIVISION Comments X P ARKS AND RECREATION Comments. X FORESTER/ENVIRONMENTALIST Comments X PLANNING AND ZONING Comments 1 Retail uses WIll be hmlted to those lots WIth the commercIal use optIOn. X 2. Restaurants and related dn\'e-through features shall be hmlted to Lots #81 and X #82 ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS X Comments NONE Page 2 Steak 'n Shake File No CO US 98-005 DEPARTMENTS INCLUDE REJECT ADDITIONAL CITY COMMISSION CONDITIONS Comments 3 Gateway Crossmg Site Plan roJect must be approved without condItions by the X Quantum Architectural ReView Committee prior to and as a conditIOn of permitting. If Quantum Architectural ReView Comnuttee does not approve by October 22, 2001 this approval by the City IS subject to recommendation at the City Commission meeting of November 6, 2001 S "\Planning\S H AR ED\ WP\PR OJECTS\Quantum-Gateway Crossing\USA P\Conditions of Approval.doc .\ DEVELOPMENT DEPARTMENT MEMORANDUM NO PZ 01-205 FROM Chairman and Members Planning and Development Board Michael Rumpf '-"'V:::-- Director of Planning and Zoning TO DATE September 24,2001 SUBJECT Quantum Park PID (File No USAP 01-003) Retail store, fast food restaurant with drive-thru service, and restaurant on Lots 81 and 82 NATURE OF REQUEST Mr Neil J Gaeta, of Gaeta Development Co , is requesting use approval for retail stores, a fast food restaurant with drive-thru service, and a 'high-turnover" restaurant, for the above-referenced lots within the Quantum Park Planned Industrial Development (see attached location map - Exhibit "A ') The applicant is proposing to construct a 77,375 square-foot building to house multiple retail uses The planned project is also to include two (2) smaller structures each at 5,000 square-feet, one of them to be used for a fast food restaurant with drive-thru service, and the other one for a 'high-turnover" restaurant (see proposed site plan - Exhibit "B") Chapter 2, Zoning, Section 7,E of the Boynton Beach Land Development Regulations permits building structures to be occupied by any office professional, business (wholesale or retail), provide that all new uses proposed within a Planned Industrial Development (PI D) district be approved by the Planning and ~, Development Board (and City Commission) Furthermore, according to the Master Site Development Plan -} Amendment No 10 for the Quantum Park PID, the subject parcels (81 and 82) are classified as "OIC", thereby allowing office industrial and commercial use alternatives In compliance with the above-referenced section of the Land Development Regulations, the applicant is requesting that retail stores, and fast food restaurants, including a drive-thru feature be approved for the lots 81 and 82, Quantum Park PID, with the commitment to comply with all of the City's performance standards BACKGROUND The following is a description of the zoning district and land use classifications of properties surrounding the subject parcels, indicated in Exhibit A North Gateway Boulevard right-of-way and farther north a vacant property zoned PID and classified OIC, Office Industrial and Commercial Car Max, an automobile dealership zoned PID and classified COMM Commercial Seaboard Railway and 1-95 rights-of-\/ay' and High Ridge Road right-of-way, and farther west a gas station and vacant parcels zoned PID and classified MU Mixed Use South East: West: Unlike other conventional zoning districts the zonmg code does not set forth specific uses permitted in a PID Pursuant to Chapter 2 - Zoning Section 7 E in a PID a building and its customary ancillary structures and land uses may be erected altered and occupied for any office professional business (wholesale and retail) educational institution adult entertainment (consistent with Section 11 M of the ) zoning code) or industrial uses provided that such use or uses is/are approved by the Planning and Development Board To approve such a use, the Planning and Development Board must make findings that the proposed use will not be in conflict with the performance standards listed in Section 4 N of the zoning regulations and that the use proposed is consistent with the intent and purposes of the Planned Industrial Development District. Page 2 Memorandum No PZ 01-205 ,I Furthermore, in March 2000, the City of Boynton Beach approved the Master Site Development Plan Amendment No 10 for the Quantum Park PID to reflect new trends in the type of uses suitable within the Quantum Park PID Based on the Amended Plan, and concurrently with this use approval request, the applicant is proposing the construction of three commercial retail and restaurant buildings totaling 87,375 square-feet on lots 81 and 82 of the Quantum Park PID, (see Exhibit lOB" - proposed site plan) ANAL YSIS The purpose of the City's performance standards is to ensure that uses will not be a nuisance or hazard to persons, animals, vegetation or property located on adjacent or nearby properties or right-of-way; or to interfere with the reasonable use or enjoyment of adjacent or nearby property by reason of noise, vibration, smoke, dust, or other particulate matter; toxic or noxious matter; odor, glare, heat or humidity. radiation electromagnetic interference, fire or explosive hazard, liquid waste discharge, or solid waste accumulation The applicant has been asked to provide a description of their request relative to the performance standards within Chapter 2, Section 4 N of the Land Development Regulations to evaluate the impact and appropriateness of this use within the PID district. These responses are listed as follows 1) Noise No sound will be created which in violation of Section 15-8 of the City Of Boynton Beach Code of Ordinances 2) Vibrations No ground vibrations will be generated by the proposed use ~ 3) Smoke, dust, dirt, or other particular matter' No emission of smoke, dust, dirt or other particular matter will be created The proposed use will not allow the emission of any substances in violation of any federal, state, county or city laws or permits governing the emission of such substances 4) Odors and fumes No objectionable or offensive odors will be readily perceptible at any point beyond the industrial district. 5) Toxic or noxious matter' The proposed use will not allow any toxic or noxious matter to be discharged in such concentrations as to cause damage to property or vegetation, discomfort or harm to persons or animals, or prevent the reasonable use and enjoyment of property or rights-of-way at or beyond the property line or to contaminate any public waters or any groundwater 6) Fire and Explosion The proposed use will not create a fire or explosion hazard 7) Heat, Humidity or Glare The proposed use will not produce heat, humidity or glare which is readily perceptible past the property boundary The lighting will conform to the City of Boynton Beach s standards 8) Liquid Waste Any disposition of liquid waste will be in conformance with the provisions of Chapter 26 of the City of Boynton Beach Code of Ordinances or any applicable federal state or county laws or permits 9) Solid Waste Any accumulation or disposal of solid waste will be in conformance with Chapter 10 of the City of Boynton Beach Code of Ordinances and will not be transferred to adjacent or nearby property or rights-of-way ) 10) Electromagnetic Interference No electromagnetic radiation or interference will be created Page 3 Memorandum No PZ 01-205 11) Hazardous Materials and Hazardous Waste No hazardous materials or hazardous waste will be created, stored or handled with the proposed use It is the opinion of staff that the proposed retail and restaurant uses are consistent with the intent and purpose of the Quantum Park PID, as the master plan has always had a "commercial" use option on selected lots, the uses reflect changes in land development or current market trends and furthers the attempt to provide a desirable environment for industrial developments, "while complying with the City's code requirements" As for impacts to both the adjacent properties and the Quantum Park PID, the proposed uses are compatible with adjacent uses which includes a gas station, car dealership, and the uses anticipated on the nearby parcels designated for mixed use The total acreage for the subject parcels is within the maximum intensity for commercial uses allowed by the Quantum Park DRI Master Plan Furthermore, the applicant has submitted a traffic performance standard review statement reviewed by the Palm Beach County Traffic Division, determining that the proposed development falls within the previously approved DR! and meets the Traffic Performance Standards of Palm Beach County Use approvals typically apply to lots with selected use options, rather than only specified lots Staff would recommend that the retail use element of the request be processed as typical and therefore apply to lots with the "commercial" use option, whereas in order to limit the magnitude of restaurants within the Quantum PID, and in particular, fast food restaurants Staff recommends that the restaurant aspect of the application only apply to Lots 81 and 82 The site plan for the project is being reviewed and prepared concurrent with the subject use approval request. I .~ RECOMMENDATION Based on the analysis contained herein, staff recommends that the list of permitted uses within the Quantum Park PID, be amended to allo'.,'/ retail uses on lots with the commercial use option and to allow restaurants, with or without drive-through services, only on Lots 81 and 82 Additional conditions recommended by the Planning and Development Board or the City Commission will also be placed in Exhibit C" - Conditions of Approval MR.sb Attachments S .'Plannio,g\SHAREOI W P'PROJECT S\Quanlum-Galeway Cressing\USAP\Sla!f Re pert.cec .\ ) ) LOCATION MAP Gateway Crossing EXHIBIT "A" )n~-'--~~-I":i -. Lj - 7' - ,_;c-..Nll~Ty1-'_-'-I,lr I _'u r - 5 1 ,(~ ~ ~ : ;' I _ ~, IVl1 : ~J .~ ;t:: ~ =- : lU.I/.J. ~"1 ~^ )-~ W~ f- _ : ' ~, I "'..'~~"_..f-..... ~ ~,. I ~~~,.. .~. ,. ~.,_, IJ ~,. '.'-- -"- ~ ,~ I '. "-.--- I-- -.. -- --. --------. -. 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DEVELOPMElvT -1' TI,I r.W~ );:;:i:zC LOTS II 1..11 ~~~a ~~..l" I:J(/)~ 80t?rT"01/g0CHFL i.;!,.p~! ,i! . _O~_, 9?? ~ I ~ H. 1 _:. ~ ~....~ ~ J ; !'; n I. - ~~ ::f i! .G) :t> -; m :E :t> -< OJ o c r m ~ ::0 o .\