Present-
|
Council Members
Golonski, Gordon, Vander Borght and Ramos. |
Absent - - - - |
Council Member
Campbell. |
Also Present - |
Ms. Alvord, City
Manager; Mr. Barlow, City Attorney; and, Mrs. Campos, City Clerk.
|
Oral
Communications |
There was no
response to the Vice Mayor�s invitation for oral communications on Closed
Session matters at this time.
|
5:04 P.M.
Recess |
The Council
recessed at this time to the City Hall Basement Lunch Room/Conference Room
to hold a Closed Session on the following:
|
|
Pursuant to
Govt. Code �54956.9(a)
Name of Case:
In the Matter of the Application of the Burbank-Glendale-Pasadena Airport
Authority.
Case No.:
OAH No. L2001-110412
Brief description and nature of case:
Application of Burbank-Glendale-Pasadena Airport Authority made to
Department of Transportation, State of California for Noise Variance.
|
Regular Meeting
Reconvened in
Council Chambers |
The regular
meeting of the Council of the City of Burbank was reconvened at 6:34 p.m.
by Mrs. Ramos, Vice Mayor.
|
Invocation
|
The invocation
was given by Rick Durrance, Emmanuel Church.
|
Flag Salute
ROLL CALL |
The pledge of
allegiance to the flag was led by Mary Ciciero.
|
Present-
|
Council Members
Golonski, Gordon, Vander Borght and Ramos. |
Absent - - - - |
Council Member
Campbell. |
Also Present - |
Ms. Alvord, City
Manager; Mr. Barlow, City Attorney; and, Mrs. Campos, City Clerk.
|
301-1
Red Cross Month
Proclamation |
Vice Mayor Ramos
presented a proclamation in honor of Red Cross Month to Patrick Dougherty,
Disaster Volunteer Chair for the Burbank District, and Linda Wright, Lead
Volunteer Caseworker for the Burbank District.
|
301-1
Adult Education
Week
|
Vice Mayor Ramos
presented a proclamation in honor of Adult Education Week to Dr. Cherise
Moore, Director of Adult Education at the Burbank Adult School.
|
Reporting on
Council Liaison
Committees
|
Mr. Vander
Borght reported on attending a neighborhood meeting on the proposed field
improvements at Jordan Middle School with Mrs. Ramos.
Mrs. Ramos also
reported on the neighborhood meeting and on a presentation by the
California High Speed Rail Authority personnel which she received with Mr.
Vander Borght. She requested that the Public Information Office provide
information to the public regarding an upcoming meeting. She also
reported on attending the San Fernando Valley Governance Council of the
Metropolitan Transportation Authority and Domestic Violence Task Force
meetings.
|
7:10 P.M.
906
Joint Public
Hearing with the Housing Authority
Agency Annual
Plan (Plan) for Fiscal Year 2007-08
|
Vice Mayor Ramos
stated that �this is the time and place for the public hearing of the
Burbank Housing Authority to consider the Public Housing Agency Annual
Plan for Fiscal Year 2007-08 as well as certain amendments to the Section
8 Administrative Plan.�
|
Meeting
Disclosures
|
Mr. Barlow
reported that there is a question as to whether Mayor Campbell, who is
absent, may have a conflict of interest on this item and that staff is
still looking into the issue.
|
Notice
Given |
The City Clerk
was asked if notices had been given as required by law. She replied in
the affirmative and advised that no correspondence was received by the
City Clerk�s Office.
|
Staff
Report
|
Ms. Carter,
Housing Administrator, Community Development Department, requested the
Housing Authority (Authority) Board: consider the Public Housing Agency
Annual Plan (Plan) for Fiscal Year 2007-08; amend the Section 8 Program
payment standard; and, authorize the Executive Director to execute the
certifications required by the United States Department of Housing and
Urban Development (HUD). She reported that the Section 8 Rental
Assistance Program is funded by HUD for the purpose of providing rent
subsidies on behalf of very low-income tenants throughout the City. She
added that the primary goal of the Housing Authority is to assist the
greatest number of families or households within the HUD-allotted budget,
utilizing all 1,014 vouchers available to Burbank. She added that the Plan
covers the time period from July 1, 2007 through June 30, 2008 and
describes how the Authority will adminsiter the Section 8 Program.
Ms. Carter noted
that Federal regulations dictate the implementation of the Section 8
Program; however, there are some areas where local discretion is allowed.
She explained that the Section 8 Program Administrative Plan is a policy
and procedure manual that Authority staff uses to ensure that all
applicants and participants are treated in a fair and equitable manner.
She noted that the local policy decisions are included in the revised
Administrative Plan and the only proposed amendments recommended pertain
to the subsidy standard.
Ms. Carter added
that due to HUD�s funding changes in December 2006 and recent changes to
program regulations, staff is recommending an increase in the subsidy
standard from 90 to 100 percent. She stated that Federal regulations
allow housing authorities to establish the subsidy standard amount at any
level between 90 percent and 110 percent of the published fair market rent
while staying within the budget authority. She explained that in 2005,
the Authority Board voted to adjust the subsidy standard from 110 to 90
percent in order to fund all 1,014 vouchers. At that time, the Authority
spent approximately $104,000 more each month than the HUD-allotted monthly
budget in order to keep the high payment standard.
Ms. Carter
informed the Council that the proposed change to the payment standard
equates to an average of $127 more in monthly assistance for those tenants
with the greatest need. She added that with this increase, the Authority
will be able to continue serving the maximum number of households while
staying within the current available resources.
Ms. Carter also
reported that the Housing Authority Administrative Plan calls for the
Section 8 Program Waiting List to re-open when it reaches 100 residents.
She added that currently, there are 297 Burbank residents on the Waiting
List and staff anticipated accepting new applications in early spring. She
also noted that the Resident Advisory Board reviewed the proposed Annual
Plan.
|
Citizen
Comment |
Appearing to
comment was Loray B. White in support of staff�s recommendations.
|
7:21 P.M.
Hearing
Closed
|
There being no
response to the Vice Mayor�s invitation for oral comment, the hearing was
declared closed. |
Motion |
It was moved by
Mr. Vander Borght, seconded by Dr. Gordon that "the following resolution
be passed and adopted.�
|
906
Joint Public
Hearing with the Housing Authority
Agency Annual
Plan (Plan) for Fiscal Year 2007-08
|
RESOLUTION NO.
H-194:
A RESOLUTION OF
THE HOUSING AUTHORITY OF THE CITY OF BURBANK APPROVING THE PUBLIC HOUSING
AGENCY ANNUAL PLAN FOR FISCAL YEAR 2007-08; AUTHORIZING THE EXECUTIVE
DIRECTOR TO EXECUTE THE CERTIFICATIONS REQUIRED BY THE UNITED STATES
DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT; AND AMENDING THE SECTION 8
PROGRAM ADMINISTRATIVE PLAN.
|
Adopted |
The resolution
was adopted by the following vote:
Ayes: Council Members Golonski,
Gordon, Vander Borght, and Ramos.
Noes:
Council Members None.
Absent:
Council Member Campbell.
|
1704-3
602
Public Hearing
Project No.
2005-103
4001 and 4007-17
Riversd Dr.
|
Vice Mayor Ramos
stated that �this is the time and place for the hearing on the appeal of
the Planning Board's decision denying Project No. 2005-103, a Conditional
Use Permit and Development Review, requested by New World Development.
The project was denied by the Planning Board on November 27, 2006.�
|
Meeting
Disclosures
|
Mr. Vander
Borght reported on meeting with the applicant prior to the Council
meeting.
Mrs. Ramos
reported on meeting with the applicant and his representative.
|
Notice
Given |
The City Clerk
was asked if notices had been given as required by law. She replied in
the affirmative and advised that the City Clerk�s Office received one
piece of correspondence from Mr. William Barthen.
|
Staff
Report
|
Mr. Velasco,
Assistant Planner, Community Development Department, requested the Council
consider an appeal of the Planning Board�s decision to deny Project No.
2005-103, a Conditional Use Permit (CUP) and Development Review to
construct a five-story commercial building with restaurant/retail and
coffee shop use on the first floor and office space on the four floors
above. He explained that the Planning Board had expressed concerns that
the proposed building was not compatible with the neighborhood in terms of
size and design and in response, the applicant reduced the size of the
building to three stories with retail only on the first floor and office
use on the two floors above. He added that the applicant also redesigned
the building�s fa�ade and eliminated the request for compact parking
spaces. He elaborated that the project includes a four-level subterranean
parking garage with 97 spaces, a 12-space surface parking lot, four
surface-parking spaces and loading space at the rear of the lot. He stated
that the project requires Development Review for the construction of a
commercial building and a CUP for the height of the structure to exceed 35
feet to the proposed height of 40 feet and nine inches, the Floor Area
Ratio limit to be exceeded by 7,395 square feet, and the parking
requirement for the retail portion of the project to be reduced from 10
spaces-per thousand square feet to five spaces-per thousand square feet.
He noted that the original proposal included a request for a CUP for
restaurant with incidental alcohol use which is no longer needed.
Mr. Velasco
informed the Council that the parking lot will be located at 4001
Riverside Drive and the commercial building at 4007-17 Riverside Drive.
He added that the site is zoned MDC-3, Media District General Business,
and is located in the Riverside Corridor of the Media District Specific
Plan (MDSP). He added that the nearest R-1-zoned property is
approximately 265 feet away. He reported that the site currently contains
six commercial buildings with restaurant and retail uses, and 18 on-site
parking spaces. He noted that the property is also legal non-conforming
with regard to parking as the site is deficient 81 parking spaces. He
added that the existing buildings would be removed except for the building
that separates the surface parking lot from the proposed building that is
not owned by the applicant. He summarized that staff believes the
required CUP findings can be made for the requested parking requirement
reduction which includes only the retail, mini-shopping center portion of
the project, due to the large amount of walk-in traffic expected from the
large pool of office occupants in the area. Also, he added that the
proposed three-story building is compatible with the buildings in the area
in terms of size and appearance; and, meets the goals of the MDSP with
retail on the first floor, landscaping on the front set-back and appealing
architectural features. He also noted that the Public Works Department
has requested that egress and ingress be right-turn only. He informed the
Council that the traffic study concluded that the proposed project is
expected to generate fewer a.m. and p.m. peak-hour trips than the current
uses on the site and added that a Negative Declaration was prepared,
stating that the project would not have significant impacts on the
environment.
|
Applicant
|
Mr. Bowne,
representing the applicant, requested the Council approve the project and
stated that the project has been in process for over two years, and that
the applicant�s family has owned the majority of the property since 1988.
He added that the applicant has responded to the Planning Board�s and
residents� concerns and has reduced the size of the project from 50,674
square feet to 31,165 square feet, thereby dropping the density and the
mass of the building from five to three stories. He commented on the
current uses on site and highlighted the fact that the proposed project
would generate less traffic and provide more parking.
Daniel Chegnoski,
project architect, DCA Architects, elaborated on the project design
changes, and commented on the project�s intent to encourage pedestrian
traffic, building materials and landscaping elements.
|
Citizen
Comment
|
Appearing to
comment on the project were: Dan Gray, Robert Beer, Dona Mananilli, David
Blumberg, Steve Patrick, Pat Aldrich, Mark Covell and Joy Bristol,
expressing concerns about traffic, alley accessibility during
construction, parking, height of the building, compatibility with the
character of the neighborhood and the building�s construction coinciding
with other projects already in process.
|
Rebuttal
Comments
|
Mr. Bowne and
Mr. Chegnoski responded to public comment with regard to: parking issues;
the challenges that would be associated with renovations or maintaining
the existing properties which do not meet current Code standards; the
improvements to the alleyway which will be coordinated with the
neighborhood; the anticipated construction timeline of the project; and,
comments that Riverside Drive be made a residential use which is contrary
to the zoning. They also mentioned the preponderance of comments on the
lack of desire for restaurant uses at the Planning Board hearing, but
stated that the applicant would be willing to consider the idea if it was
the Council�s desire.
|
8:17 P.M.
Hearing Closed
|
There being no
further response to the Vice Mayor�s invitation for oral comment, the
hearing was declared closed.
|
Council
deliberation |
Mr. Vander Borght noted that the proposed project does not generate any
additional traffic than currently exists. He stated that the project
requires a CUP because it exceeds 35 feet in height but it is reasonable
to assume that the three stories fit better than five stories. He also
mentioned that the parking being provided is substantial as opposed to the
current 16 parking spaces available. He was amenable to the deviation of
the five-per thousand versus 10-per thousand parking requirement if the
restaurants are eliminated but expressed preference not to eliminate the
restaurant use as it would enhance the quality of life for the people who
live and work in the area. He also noted that the design is a reasonable
transition from the fairly large buildings immediately adjoining the site
while providing some retail uses. He added that the project is consistent
with the area and was inclined to approve it, subject to the Conditions of
Approval with a possibility of a restaurant use.
Dr. Gordon requested clarification on the noticing procedure conducted for
the hearing. He also commented on the MDSP section addressing parking
requirements for mini shopping centers and expressed concerns with the
parking, and the egress and ingress even with the restricted right-turn in
and right-turn out options. He was disinclined to reduce parking
regardless of the use. He added that while the project does not meet the
MDSP intent of maintaining Riverside Drive as a village feel, the parking
will be of benefit to the area.
Mr. Golonski was inclined to support the project but wanted to make sure
that the parking was adequate. He noted that the project would be a
significant improvement in parking for the area. He also expressed
preference for allowing the restaurant use to serve the neighborhood and
office uses and suggested an additional parking level. He also suggested
adding to the Conditions of Approval, the traffic consultant�s suggestions
of reserving the top two parking levels for the retail uses and the lower
floor for office use, and installing a device warning at the exit driveway
to the parking structure to alert pedestrians of vehicles coming up the
ramp.
Mrs. Ramos was inclined to support the project and noted that office and
restaurant/retail uses will be a good combination. She noted that the
project would be of benefit to the area. She also requested the
applicant�s opinion with regard to the requirement of an additional
subterranean parking level. Mr. Chegnoski responded that the applicant is
very flexible and would build an additional parking level if it was the
Council�s direction.
|
Motion |
It was moved by Mr. Golonski and seconded by Mr. Vander Borght that �the
following resolution be passed and adopted, with the following changes to
the Conditions of Approval: the prohibition of a restaurant use be deleted
from Condition of Approval No. 28; the project be required to provide 137
parking spaces; the surface lot and upper parking levels of the parking
structure be reserved for the retail/restaurant uses; office and retail
tenants parking be restricted to the lower level; and, a device be
installed to notify pedestrians of cars coming up the ramp.�
|
1704-3
602
Project No.
2005-103
4001 and 4007-17
Riversd Dr.
|
RESOLUTION NO. 27,431:
A RESOLUTION OF THE COUNCIL OF THE CITY OF BURBANK APPROVING PROJECT NO.
2005-103, A CONDITIONAL USE PERMIT AND DEVELOPMENT REVIEW (4001, 4007-4017
Riverside Drive).
|
Adopted |
The resolution
was adopted by the following vote:
Ayes: Council Members Golonski, Vander
Borght and Ramos.
Noes:
Council Members Gordon.
Absent:
Council Members Campbell.
|
1703
Cont. of Hearing
Project No.
2005-103
4201-4207 W. Magnolia Ave.
Motion
|
Vice Mayor Ramos stated that �staff requested that the hearing regarding
the
Continuation of Appeal of Project No. 2006-47, Development
Review � 4201-4207 West Magnolia Avenue be continued to April 24, 2007.�
|
Motion
|
It was moved by Mr. Golonski, seconded by Dr. Gordon and carried with Mr.
Campbell absent that the hearing be continued to April 24, 2007.�
|
Reporting on
Closed Session |
Mr. Barlow
reported on the item considered by the City Council during the Closed
Session meeting.
|
Initial Open
Public Comment
Period of Oral
Communications |
Mrs. Ramos
called for speakers for the initial open public comment period of oral
communications at this time.
|
Citizen
Comment |
Appearing to
comment were: Gary Garrison, on the Joslyn Center karaoke program; Nancy
Sherwood, urging the Council to reinstate the Rancho Masterplan; Paul
Dyson, on the Metropolitan Transportation Authority bus service reduction;
Eric Rosoff, in support of removing Commissioner Brown from the Airport
Authority; Robert Phipps, requesting a response from Council Member Gordon
regarding alliances with Council candidates; Marva Lea Kornblatt, on
restoring protections of the Rancho Masterplan; Howard Rothenbach, on the
Whole Foods matter; Brett Loutensock, in opposition to married couples
serving on the City Council and citing problems in the City of Vernon;
Rose Prouser, on election issues and in opposition to all proposed Charter
amendments; Fred Prouser, on Mr. Phipps� comments, on campaign issues and
in opposition to the proposed Charter amendments; Esther Espinoza, in
support of Council candidates; Bill Smith, urging the Council reinstate
the original Rancho Masterplan; and, James Schad, in appreciation of Dr.
Gordon�s service on the Council.
|
Staff
Response |
Members of the
Council and staff responded to questions raised.
|
Agenda Item
Oral
Communications |
Mr. Campbell
called for speakers for the agenda item oral communications at this time.
|
Citizen
Comment
|
Appearing to
comment on the Whole Foods Market matter were: Ileane Miller; Rod
Guilmette; Emily Gabel-Luddy; Bart Giovannetti; Noreen Reardon; B. C.
Cameron; Allan Franklin; Esther Barr; Jim Sherwood; Nancy Sherwood; John
Chipman; Paul Dyson; Michelle Feather; Mara Baygulova; Bill Luddy;
Reverend James Hunter; Susan O�Carroll; Marva Lea Kornblatt; Roman Gora;
Lynn Brown; Lois Westfall; Sam Anam; Floran Frank; Bill Smith; Eden Rosen;
Hilde Hakl, showing a video; Leah Brandon; and, David Piroli.
Also appearing
to comment were: Richard Keefe on a parkway tree problem; Rose Prouser,
commending the City Clerk for the electoral process and urging opposition
to all Charter amendments; and, Esther Espinoza, on the election results
and in support of Council candidates.
|
Staff
Response |
Members of
the Council and staff responded to questions raised.
|
Item Removed
from Consent
|
The item
regarding, �Denying Conditional Use Permit No. 2006-105, Variance And
Development Review No. 2006-105 (Whole Foods Market).� was removed from
the consent calendar for the purpose of discussion.
|
Motion |
It was moved by
Mr. Vander Borght and seconded by Mr. Golonski that "the following items
on the consent calendar be approved as recommended.�
|
1503
Design-Build
Agmt with ABB for BWP Distributing Station
|
RESOLUTION NO.
27,432:
A RESOLUTION OF
THE COUNCIL OF THE CITY OF BURBANK AUTHORIZING THE GENERAL MANAGER OF
BURBANK WATER AND POWER TO NEGOTIATE PRICE, TERMS, AND CONDITIONS OF A
DESIGN-BUILD AGREEMENT WITH ABB, INC. FOR THE GOLDEN STATE DISTRIBUTING
STATION IN AN AMOUNT NOT-TO-EXCEED $1,045,000 AND FURTHER AUTHORIZING
EXECUTION OF SAID AGREEMENT.
|
1504-1
1401
Water Utility
Agmt 7UA-11409
134 Freeway Ramp
Project |
RESOLUTION NO.
27,433:
A RESOLUTION OF
THE COUNCIL OF THE CITY OF BURBANK AMENDING THE FISCAL YEAR 2006-2007
ANNUAL BUDGET AND APPROVING AND AUTHORIZING EXECUTION OF WATER UTILITY
AGREEMENT NO. 7UA-11409 BETWEEN THE CITY OF BURBANK AND THE STATE OF
CALIFORNIA FOR THE STATE ROUTE 134 FREEWAY RAMP PROJECT.
|
1503
1401
1301-1
Electric Utility
Agmt 7UA- 11432
134 Freeway Ramp
Project
|
RESOLUTION NO.
27,434:
A RESOLUTION OF
THE COUNCIL OF THE CITY OF BURBANK AMENDING THE FISCAL YEAR 2006-2007
ANNUAL BUDGET AND APPROVING AND AUTHORIZING EXECUTION OF ELECTRIC UTILITY
AGREEMENT NO. 7UA-11432 BETWEEN THE CITY OF BURBANK AND THE STATE OF
CALIFORNIA FOR THE STATE ROUTE 134 FREEWAY RAMP PROJECT.
|
1503
1401
1301-1
BS 1137-
Bock Co.
Underground Conduits system |
RESOLUTION NO.
27,435:
A RESOLUTION OF
THE COUNCIL OF THE CITY OF BURBANK APPROVING AN EXTENSION OF THE CONTRACT
WITH BOCK COMPANY FOR ONE YEAR FOR THE CONSTRUCTION OF UNDERGROUND
CONDUITS SYSTEMS AND RELATED IMPROVEMENTS UNDER BID SCHEDULE NO. 1137 IN
AN AMOUNT NOT-TO-EXCEED $1,730,000 AND AUTHORIZING EXECUTION OF SAID
CONTRACT EXTENSION.
|
204-2
2007 Primary
Election Results |
RESOLUTION NO.
27,436:
A RESOLUTION OF
THE COUNCIL OF THE CITY OF BURBANK DECLARING THE RESULTS OF THE PRIMARY
NOMINATING ELECTION HELD ON FEBRUARY 27, 2007.
|
1202-6
Downtown Burbank
PBID Annual Report FY 2007-08 |
RESOLUTION NO.
27,437:
A RESOLUTION OF
THE COUNCIL OF THE CITY OF BURBANK APPROVING THE ANNUAL REPORT AND LEVYING
THE FISCAL YEAR 2007-2008 ASSESSMENT FOR THE DOWNTOWN BURBANK PROPERTY AND
BUSINESS IMPROVEMENT DISTRICT.
|
Adopted |
The consent
calendar was adopted by the following vote:
Ayes: Council Members Golonski,
Gordon, Vander Borght and
Ramos.
Noes:
Council Members None
Absent:
Council Member Campbell.
|
1704-5
602
Denial of
Project No. 2006-105, CUP Variance
and DR
Whole Foods
Market proposed for 901 W. Alameda Ave.
|
Mr. Barlow, City
Attorney, stated that before the Council was a resolution confirming the
preliminary action taken at the last hearing on the Whole Foods Market
project.
Mr. Golonski
responded to a request from the public regarding how and when the Council
found out about the request for a continuation of the public hearing and
stated that the email was received on this day from Mr. Davies. He was in
favor of waiting to see the applicant�s proposal.
Dr. Gordon
requested clarification regarding the process and stated his understanding
that once action is taken regarding an appeal it has to come back before
the Council in two weeks or two Council meetings. Mr. Barlow responded.
Mr. Vander
Borght expressed interest in receiving additional information on the
modified proposal.
|
Motion |
It was moved by Mrs. Ramos and seconded by Dr. Gordon that �the following
resolution be passed and adopted.�
|
1704-5
602
Project No.
2005-103
4001 and 4007-17
Riversd Dr.
|
A RESOLUTION OF THE COUNCIL OF THE CITY OF BURBANK DENYING CONDITIONAL USE
PERMIT NO. 2006-105, VARIANCE AND DEVELOPMENT REVIEW NO. 2006-105 (WHOLE
FOODS MARKET).
|
Motion
Failed |
The motion
failed by the following vote:
Ayes: Council Members Gordon and
Ramos.
Noes:
Council Members Golonski and Vander Borght.
Absent:
Council Members Campbell.
|
|
Mr. Barlow
clarified that the Council has conducted a hearing on the Whole Foods
matter and has made a preliminary decision and must adopt some findings
for a formal decision. He added that in the event there is a 2-2 vote,
the appropriate action would be to wait for a full Council.
|
Motion
Failed |
It was moved by Mr. Golonski, seconded by Mr. Vander Borght and failed
with Dr. Gordon and Mrs. Ramos voting no �to postpone consideration of the
item to March 20, 2007.�
|
Motion
Carries |
It was moved by Mr. Golonski, seconded by Mr. Vander Borght and carried
with Dr. Gordon voting no �to postpone consideration of the item to March
20, 2007.�
|
Items
Postponed
|
The items regarding �Tree Roots and Sewer Laterals� and �Street Tree
Report� were continued to a future date.
|
11:16 P.M.
Reconvene
Housing Authority
|
The Housing
Authority meeting was reconvened at this time for public comment. |
Final Open
Public Comment
Period of Oral
Communications |
Vice Mayor Ramos
called for speakers for the final open public comment period of oral
communications at this time.
|
Citizen
Comment
|
Appearing to
comment was Eden Rosen, on unsafe drivers.
|
11:18 P.M.
Memorial
Adjournment |
There being no
further business to come before the Council, the meeting was adjourned at
11:18 p.m. in memory of Father Lawrence Signey and Margaret Sorthun.
Margarita
Campos, CMC
City
Clerk
|
APPROVED OCTOBER 9, 2007
Mayor of
the Council
of the
City of Burbank |