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HomeMy WebLinkAboutPZ 2019-04-04 Agendas k4Ft, D HILLS CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, APRIL 4, 2019 WORK SESSION: 6:30 PM Held in the Council Workroom, Third Floor CALL TO ORDER 1. Planning Director report. 2. Discuss items from the regular Planning and Zoning Commission meeting. 3. Presentation on the NRH zoning ordinance regarding the Transit Oriented Development and Town Center zoning districts. REGULAR MEETING: Immediately following worksession (but not earlier than 7:00 pm) Held in the City Council Chambers, Third Floor A. CALL TO ORDER A.1 PLEDGE EXECUTIVE SESSION The Planning and Zoning Commission may enter into closed Executive Session as authorized by Chapter 551, Texas Government Code. Executive Session may be held at the end of the Regular Session or at any time during the meeting that a need arises for the Planning and Zoning Commission to seek advice from the city attorney (551.071) as to the posted subject matter of this Planning and Zoning Commission meeting. Thursday, April 4, 2019 Planning and Zoning Commission Agenda Page 1 of 2 The Planning and Zoning Commission may confer privately with its attorney to seek legal advice on any matter listed on the agenda or on any matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with Chapter 551 , Texas Government Code. B. MINUTES B.1 Approve Minutes of the March 21 , 2019, Planning and Zoning Commission meeting. C. PUBLIC HEARINGS D. PLANNING AND DEVELOPMENT D.1 Consideration of a request from Hamilton Duffy PC for a plat vacation of Lots 1-12, Block 1; Lots 1-9, Block 2; Lots 1-7, Block 3; Lot 1, Block 4; and Lots 1-5, Block 5, Highland Park, being 6.717 acres located in the 6900 block of Precinct Line Road and 9200 block of Amundson Drive. D.2 FP 2019-02 Consideration of a request from Hamilton Duffy PC for a final plat of Western Ridge, being 8.245 acres located in the 6900 block of Precinct Line Road and 9200 block of Amundson Drive. E. ADJOURNMENT CERTIFICATION I do hereby certify that the above notice of meeting of the North Richland Hills Planning and Zoning Commission was posted at City Hall, City of North 00 Richland Hills, Texas in compliance with Chapter 551, Texas Gov - Code on Friday, March 29, 2019, by 5:00 PM. n il r City Secretary This facility is wheelchair accessible and accessible parking spaces are available. Requests for accommodations or interpretive services must be made 48 hours prior to this meeting. Please contact the City Secretary's office at 817-427-6060 for further information. Thursday, April 4, 2019 Planning and Zoning Commission Agenda Page 2 of 2 r4RH NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 4, 2019 SUBJECT: Planning Director Report PRESENTER: Clayton Comstock, Planning Director GENERAL DESCRIPTION: Staff will report on general announcements related to upcoming events and development activity in North Richland Hills and items of general interest to the Commission. r4RH NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 4, 2019 SUBJECT: Discuss items from the regular Planning and Zoning Commission meeting. PRESENTER: Clayton Comstock, Planning Director SUMMARY: The purpose of this item is to allow the Planning and Zoning Commission the opportunity to discuss any item on the regular Planning and Zoning Commission agenda. GENERAL DESCRIPTION: The purpose of this item is to allow the Planning and Zoning Commission the opportunity to inquire about items that are posted for discussion and deliberation on the regular Planning and Zoning Commission agenda. The Commission is encouraged to ask staff questions to clarify and/or provide additional information on items posted on the regular agenda. r4RH NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 4, 2019 SUBJECT: Presentation on the NRH zoning ordinance regarding the Transit Oriented Development and Town Center zoning districts. PRESENTER: Clayton Comstock, Planning Director SUMMARY: A series of presentations about the zoning ordinance has been included on work session agendas as time and caseload has permitted and will continue through the spring. These presentations are intended to provide an overview and training on the concepts and contents of the zoning ordinance. The preliminary schedule is below, but it may vary depending on the size and complexity of cases on these agendas. The complete zoning ordinance is online at JIB„If 1¢,Il ,ini,in O ird li irlain.ce.. ............................................................................ March 7 Planned development zoning districts and use regulations. Explanation and comparison of planned development zoning districts. Look at examples of how the district is used and common development standards and amenities. March 21 Transit Oriented Development and Town Center.Overview of the Transit Oriented Development and Town Center zoning districts. April 4 Transit Oriented Development and Town Center. Overview of the Transit Oriented Development and Town Center zoning districts. TBD Special zoning districts and use regulations. Comparison of special districts including the Freeway Corridor Overlay and Minimum Dwelling Unit Size Overlay. Look at how land uses are distributed throughout the districts and special conditions for uses TBD Administration. Overview and discussion of procedures for administration of the zoning ordinance, including zoning change applications and code amendments. Look at the Zoning Board of Adjustment and nonconforming uses and structures. r4RH NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 4, 2019 SUBJECT: Approve minutes of the March 21, 2019, Planning and Zoning Commission meeting. PRESENTER: Clayton Comstock, Planning Director SUMMARY: The minutes are approved by majority vote of the Commission at the Planning and Zoning Commission meetings. GENERAL DESCRIPTION: The Planning and Zoning Office prepares action minutes for each Planning and Zoning Commission meeting. The minutes from each meeting are placed on a later agenda for review and approval by the Commission. Upon approval of the minutes, an electronic copy will be uploaded to the City's website. RECOMMENDATION: Approve minutes of the March 21, 2019, Planning and Zoning Commission meeting. MINUTES OF THE WORK SESSION AND REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS HELD IN THE CITY HALL, 4301 CITY POINT DRIVE MARCH 21, 2019 WORK SESSION CALL TO ORDER The Planning and Zoning Commission of the City of North Richland Hills, Texas met in work session on the 21 st day of March, 2019 at 6.30 p.m. in the City Council Workroom prior to the 7.00 p.m. regular Planning and Zoning Commission meeting. Present: Justin Welborn Place 1, Chairman Kathy Luppy Place 5, Secretary Don Bowen Place 3 Sarah Olvey Place 4 Wendy Werner Place 7 Kelvin Deupree Ex-Officio Absent: Jerry Tyner Place 2, Vice Chairman Mason Orr Place 6 Staff: Clayton Comstock Planning Director Clayton Husband Principal Planner Chad VanSteenberg Planner John Chapman Planning Technician Justin Naylor Civil Engineer Craig Hulse Director of Economic Development Chairman Justin Welborn called the work session to order at 6.30 p.m. 1 PLANNING DIRECTOR REPORT. Planning Director Clayton Comstock provided city announcements and discussed current development in North Richland Hills. March 21, 2019 Planning and Zoning Commission Meeting Minutes Page 1 of 7 3 PRESENTATION ON THE NRH ZONING ORDINANCE REGARDING THE TRANSIT ORIENTED DEVELOPMENT AND TOWN CENTER ZONING DISTRICTS. Planning Director Clayton Comstock presented a historical summary of the Town Center district, also known as HomeTown, and remaining undeveloped entitlements for HomeTown. 2 DISCUSS ITEMS FROM THE REGULAR PLANNING AND ZONING COMMISSION MEETING. No items were discussed during the work session. REGULAR MEETING A. CALL TO ORDER Chairman Justin Welborn called the regular meeting to order at 7.07 p.m. Present: Justin Welborn Place 1, Chairman Kathy Luppy Place 5, Secretary Don Bowen Place 3 Sarah Olvey Place 4 Wendy Werner Place 7 Kelvin Deupree Ex-Officio Absent: Jerry Tyner Place 2, Vice Chairman Mason Orr Place 6 Staff: Clayton Comstock Planning Director Clayton Husband Principal Planner Chad VanSteenberg Planner John Chapman Planning Technician Justin Naylor Civil Engineer Craig Hulse Director of Economic Development A.1 PLEDGE Ex-Officio Kelvin Deupree led the Pledge of Allegiance to the United States and Texas flags. B. MINUTES March 21, 2019 Planning and Zoning Commission Meeting Minutes Page 2 of 7 B.1 APPROVE MINUTES OF THE MARCH 7, 2019, PLANNING AND ZONING COMMISSION MEETING. APPROVED A MOTION WAS MADE BY COMMISSIONER KATHY LUPPY, SECONDED BY COMMISSIONER WENDY WERNER TO APPROVE MINUTES OF THE MARCH 7, 2019, PLANNING AND ZONING COMMISSION MEETING. MOTION TO APPROVE CARRIED 5-0. C. PUBLIC HEARINGS CA TR 2019-01 PUBLIC HEARING TO CONSIDER AMENDMENTS TO SECTION 118-1 (DEFINITIONS), SECTION 118-565 (SCHEDULE OF PERMITTED USES BY CHARACTER ZONE), SECTION 118-631 (TABLE OF PERMITTED USES), SECTION 118-633 (SPECIAL LAND USE REGULATIONS), AND SECTION 118-711 (ALCOHOLIC BEVERAGES) OF THE NORTH RICHLAND HILLS ZONING ORDINANCE REGARDING ALCOHOL RELATED USES. APPROVED Chairman Justin Welborn introduced the item, opened the public hearing, and called for Planning Director Clayton Comstock to present the request. Mr. Comstock presented the request. Ex-Officio Kelvin Deupree, Chairman Justin Welborn, and Mr. Comstock discussed distances required between bars and churches. Chairman Welborn called for anyone wishing to speak for or against the request to come forward. There being no one wishing to speak, Chairman Welborn closed the public hearing. A MOTION WAS MADE BY COMMISSIONER SARAH OLVEY, SECONDED BY COMMISSIONER WENDY WERNER TO APPROVE TR 2019-01. MOTION TO APPROVE CARRIED 5-0. March 21, 2019 Planning and Zoning Commission Meeting Minutes Page 3 of 7 C.2 SUP 2019-02 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM WARD ARCHITECTURE FOR A SPECIAL USE PERMIT FOR A MICRO-BREWERY AND BREWPUB AT 7920 AND 7924 MAPLEWOOD AVENUE, BEING 0.9257 ACRES DESCRIBED AS LOTS 2R AND 6, BLOCK 23, CLEAR VIEW ADDITION. APPROVED Chairman Justin Welborn introduced the item, opened the public hearing, and called for Planning Director Clayton Comstock to introduce the request. Mr. Comstock introduced the request. Chairman Welborn called for the applicant to present the request. Brandon Pitzer, on behalf of False Idol Brewery, 7920 and 7924 Maplewood Avenue, North Richland Hills, Texas 76180, presented the request. Chairman Welborn called for Mr. Comstock to present the staff report. Mr. Comstock presented the staff report. Ex-Officio Kelvin Deupree and Mr. Comstock discussed the Development Review Committee's recommendation to the Commission. Commissioner Don Bowen and Mr. Comstock discussed penalties the applicant would incur if the deferred improvements were not completed within the time permitted. Chairman Welborn and the applicant discussed the covered parking construction materials. Ex-Officio Deupree, the applicant, and Mr. Comstock discussed the number of special events allowed on the property. Commissioner Wendy Werner and the applicant discussed how many parking spaces the covered parking would cover. Commissioner Werner and the applicant discussed how the proposed back patio is designed. Commissioner Bowen, Ex-Officio Deupree, and the applicant discussed parking requirements and scenarios for occasional farmers markets. March 21, 2019 Planning and Zoning Commission Meeting Minutes Page 4 of 7 Commissioner Werner, Ex-Officio Deupree, Mr. Comstock, and the applicant discussed the size allowed for the proposed mural on the northern facade of the building as well as the vision for the artwork. Mr. Comstock stated the mural would be approved by the Development Review Committee once the owner has permission from an artist to use their work or commissions an original piece. Commissioner Sarah Olvey and Mr. Comstock discussed possible motions. Richard Olivar, 7917 Maplewood Avenue, North Richland Hills, Texas 76180, spoke in opposition to the request due to parking, traffic, and proximity to residential areas. Chairman Welborn asked Mr. Comstock to address Mr. Olivar's statements pertaining to parking. The Commission and Mr. Comstock discussed public parking and parking requirements pertaining to the requested land use and special events. Chairman Justin Welborn called for anyone else wishing to speak for or against the request to come forward. There being no one else wishing to speak, Chairman Welborn closed the public hearing. Chairman Welborn stated he has no objections with the waivers requested by the applicant. Ex-Officio Deupree stated he also has no objections to the waivers. A MOTION WAS MADE BY COMMISSIONER SARAH OLVEY, SECONDED BY COMMISSIONER DON BOWEN TO APPROVE SUP 2019-02 WITH THE WAIVERS AS PRESENTED. MOTION TO APPROVE CARRIED 5-0. D. PLANNING AND DEVELOPMENT D.1 PP 2019-01 CONSIDERATION OF A REQUEST FROM IHS REAL ESTATE HOLDINGS LLC FOR A PRELIMINARY PLAT OF WATERMERE ON THE PRESERVE, BEING 16.8313 ACRES LOCATED IN THE 8500-8600 BLOCK OF DAVIS BOULEVARD. APPROVED March 21, 2019 Planning and Zoning Commission Meeting Minutes Page 5 of 7 Chairman Justin Welborn introduced the item and called for Planning Director Clayton Comstock to introduce the request. Mr. Comstock introduced the request. Chairman Welborn called for the applicant to present the request. Lyndon Crouch, on behalf of Burgess & Niple, 12750 Merit Dr. Dallas, Texas 75251, presented the request. Chairman Welborn, Ex-Officio Kelvin Deupree, and the applicant discussed the 5-foot pedestrian easement running throughout the property and if the residents in Steeple Ridge would still have public access to the retention pond. Chairman Welborn called for Mr. Comstock to present the staff report. Mr. Comstock presented the staff report. Commissioner Kathy Luppy and Mr. Comstock discussed the motion pertaining to the public access. A MOTION WAS MADE BY COMMISSIONER KATHY LUPPY, SECONDED BY COMMISSIONER WENDY WERNER TO APPROVE PP 2019-01 SUBJECT TO THE ADDITION OF A PUBLIC ACCESS EASEMENT ON THE FINAL PLAT BEGINNING AT THE END OF TRAILS EDGE DRIVE AND CIRCLING THE DRAINAGE AND DETENTION EASEMENT. MOTION TO APPROVE CARRIED 5-0. E. ADJOURNMENT Chairman Justin Welborn adjourned the regular meeting at 8.32 p.m. Justin Welborn, Chairman March 21, 2019 Planning and Zoning Commission Meeting Minutes Page 6 of 7 Attest: Kathy Luppy, Secretary March 21, 2019 Planning and Zoning Commission Meeting Minutes Page 7 of 7 r4RH NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 4, 2019 SUBJECT: Consideration of a request from Hamilton Duffy PC for a plat vacation of Lots 1-12, Block 1; Lots 1-9, Block 2; Lots 1-7, Block 3; Lot 1, Block 4; and Lots 1-5, Block 5, Highland Park, being 6.717 acres located in the 6900 block of Precinct Line Road and 9200 block of Amundson Drive. PRESENTER: Clayton Comstock, Planning Director SUMMARY: On behalf of FW Western Ridge LLC, Hamilton Duffy PC is requesting approval of a plat vacation of the Highland Park subdivision. This 6.717-acre development is generally located at the southwest corner of Precinct Line Road and Amundson Drive. GENERAL DESCRIPTION: The Highland Park addition is an undeveloped 6.717-acre subdivision located in 6900 block of Precinct Line Road and the 9200 block of Amundson Drive. The final plat for the subdivision was approved by City Council on October 13, 2008. However, no streets or utilities were ever constructed for the development. The property is part of the proposed Western Ridge Addition, which is an 8.245-acre site that includes the undeveloped subdivision and 1.528 acres of unplatted property. Rather than abandoning lot lines, streets, and easements through the replatting process, the owner has opted to vacate the Highland Park plat. This allows the property to "start from scratch," as if the proposal for Highland Park never existed. Section 212.013 of the Texas Local Government Code allows for plats to be vacated before any lot in the plat is sold or upon application of all the owners of the lots in the plat. A plat vacation requires approval by the Planning and Zoning Commission and City Council in the same manner as other subdivision plats. Once the vacated plat is submitted to the county for recording, the county clerk writes the word "vacated" on the face of the plat and enters a reference to the filing location where the vacating instrument is recorded. When a plat is vacated, the property returns to its previous underlying status. For the Highland Park subdivision, the property would return to an uplatted tract of land. While not suitable for all developments, the vacating the Highland Park plat provides for a simpler process and cleaner final plat drawing for the Western Ridge Addition. r4RH NORTH RICHLAND HILLS The Planning and Zoning Commission approved the preliminary plat for the Western Ridge Addition on March 7, 2019. The final plat for Western Ridge Addition is a related item on the April 4, 2019, agenda. RECOMMENDATION: Approve the plat vacation of the Highland Park subdivision. u z - p Y Z O c m = m o g 2 L p x � � T Z N Y F O o p c u O o o = v m p F O C- J a _ 2 U c 7 t u0 m N t0 VI g mm �� � FaF IL c cc v o Qc O O 0 Q Z U U N o a cc r, 12 a, J In An q � u u U rl �,x ix -� �s n s ax 3 � '� as i sad 3.v �F. 9 s a .� #... FAI ��x1F.�� a aIS. EMiM �� o m sR $ g P a �i 0 z -5, Tso NI m s o - (6009 AAA -NW) QVO3 3h£I7 S,')NIJWYd imp r f Imo, , O pq w � m m F L e nzsoems i ss aoc.�xooaoas e� '- - © o x m� ivy- ��-- %33 ' a=BH DID D C"s �SiIGH w u s r" ra.'�e w .EZ Ic93..S,ZZPO"J N ,N u. - a � oa2o a 0 oow ° it uuuaa PLAT VACATION STATE OF TEXAS COUNTY OF TARRANT Know all men by these presents that FW Western Ridge, LLC are the owners of the following described property and do hereby request a complete vacation and abandonment of the plat designated as Lots 1-12, Block 1; Lots 1-9, Block 2; Lots 1-7, Block 3; Lot 1, Block 4; and Lots 1-5, Block 5, HIGHLAND PARK, an addition to the city of North Richland Hills, Tarrant County, Texas, as recorded in Cabinet A, Slide 13049, Plat Records, Tarrant County, Texas. Executed this day of , 2019. SIGNATURE TITLE, FW WESTERN RIDGE LLC PRINTED NAME NOTARY CERTIFICATE STATE OF TEXAS COUNTY OF TARRANT BEFORE ME, the undersigned authority, on this day personally appeared known to me to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he/she executed the same for the purposes and consideration herein expressed. GIVEN UNDER MY HAND AND SEAL OF OFFICE on the day of , 2019. PRINTED NAME SIGNATURE MY COMMISSION EXPIRES: r4RH NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 4, 2019 SUBJECT: FP 2019-02 Consideration of a request from Hamilton Duffy PC for a final plat of Western Ridge, being 8.245 acres located in the 6900 block of Precinct Line Road and 9200 block of Amundson Drive. PRESENTER: Clayton Comstock, Planning Director SUMMARY: On behalf of FW Western Ridge LLC, Hamilton Duffy PC is requesting approval of a final plat of Western Ridge. This 8.245-acre development is generally located at the southwest corner of Precinct Line Road and Amundson Drive. The proposed final plat is consistent with the preliminary plat and meets the requirements of the approved planned development zoning district and the subdivision regulations. GENERAL DESCRIPTION: The property under consideration is an 8.245-acre site with frontage on Amundson Drive and Precinct Line Road. The site abuts the Huntington Square office development located on the hard corner of the two streets. A little over half of the property is the undeveloped Highland Park residential subdivision. The remaining acreage fronts Precinct Line Road, and one property previously developed with a single-family residence. The proposed development includes 37 single-family lots with an approximate density of 4.5 dwelling units per acre. The typical lot size is 50 feet wide and 110 feet deep. The minimum lot size is 5,400 square feet, with an average lot size of 6,749 square feet. The development is accessed from street entrances on Amundson Drive and Precinct Line Road. The development also includes a street right-of-way connection to the property west of the site, which provides street access to the property in the event that it develops in the future. This connection is provided to address Planning and Zoning Commission and City Council concerns about fragmentary or piecemeal approaches to developing the remaining property in the city. The development incorporates three open space lots, which makes up approximately nine percent of the site. This includes an open space lot on the west side of the property that would be developed as a storm water detention area. An open space lot near the southeast corner of the development is designed as a wide street median with one-way traffic flow around the space. Both open space lots would include cluster mailboxes for the neighborhood. r4RH NORTH RICHLAND HILLS COMPREHENSIVE PLAN: This area is designated on the Comprehensive Land Use Plan as "Low Density Residential" and "Office."The "Low Density Residential"designation is intended to provide for traditional, low-density single-family detached dwelling units. The "Office" designation is intended to permit professional and organizational offices with accessory and related uses. The Strategic Plan Committee reviewed the area around the Amundson Drive and Precinct Line Road intersection during its discussions on the future land use plan. While the future land use plan recommendations have not yet been ratified by the Committee or adopted by City Council, it is anticipated that this area would be recommended for low density residential development. Final recommendations are planned for presentation and adoption later this year. CURRENT ZONING: The property is currently zoned RI-PD Residential Infill Planned Development. The zoning was approved by City Council on September 24, 2018 (Ordinance 3541). THOROUGHFARE PLAN: The development has frontage on Amundson Drive and Precinct Line Road. Amundson Drive is classified as a C4U Major Collector roadway, which is a four-lane undivided street with an ultimate right-of-way width of 68 feet. Precinct Line Road is classified as a P7U Principal Arterial, which is a seven-lane undivided roadway with an ultimate right-of-way width of 130 feet. A right-of-way dedication of eight feet is provided on the south side of Amundson Drive. Sufficient right-of-way is currently in place for Precinct Line Road. SURROUNDING ZONING ( LAND USE: NORTH R-3 Single-Family Residential Low Density Residential Single-family residences 0-1 Office Office Offices(Huntington Square) WEST R-1-S Special Single-Family Low Density Residential Single-family residence SOUTH R-1-S Special Single-Family Low Density Residential Single-family residences R-2 Single Family Residential EAST (Located in Hurst) (Located in Hurst) Single-family residences ROUGH PROPORTIONALITY DETERMINATION: The developer is responsible for 100% of all paving, water, sanitary sewer, and drainage infrastructure needed to support the development in accordance with City design criteria. PLAT STATUS: A portion of the property is platted as Highland Park Addition, but this subdivision was not developed. The remainder of the property is unplatted. A request to vacate the Highland Park plat is a related item on the April 4, 2019, agenda. Section 212.013 of the Texas Local Government Code allows for plats to be vacated before any lot in the plat is sold. This process is used for this development in lieu of replatting the existing lots in the Highland Park Addition. r4RH NORTH RICHLAND HILLS The Planning and Zoning Commission approved the preliminary plat for the property on March 7, 2019. RECOMMENDATION: Approve FP 2019-02. JAS N CT WILLOW DR uulo iiihit, AMUNDSON DR zuj 11110", uj uj cc) uum to m uulo DR uluu 1111L, N B HILL DR HIGH OA S DR 1111U� . . . . . . . . . . RAN ACT uulH M 1 µw,., � ® � '2 �, ' i�, �, �' u' ��'���' �� � 1 W���� ' �//� ��) � I �, l�F� i �� � ® ® /�,, / f/^ ® / � /�i ii I, ® „n ����� �� �,�, x1� �' ray i�� r � ®,,; "' �- ��'', �,. ���G �� r' '� y ® ®' 1 ��y � �,i� �ii II � Y III i� � � r � � �� „p�k" a� �� -� /.I ,. .,,,- d � i�,.�a r,. 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