HomeMy WebLinkAbout19-Development Services
ORIGINAL
CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
From:
Department
James Funk
Development Services
Subject: Development Code Amendment No.
04-03 - to modify Chapter 19.70 of the
Development Code pertaining to Temporary
Use Permits.
Date:
August 5, 2004
MCC Date: August 16,2004
Syuopsis of Previous Council Action:
None.
Recommended Motion:
That hearing be closed, and that the ordinance be laid over for final adoption.
and
That the application-processing fee of$1506 be refunded.
_VdJ1Aivu.12e#- r JP
James F
Contact Person: Valerie Ross
Phone: 384.5057
Supporting Data Attached: StaffReDort & Ordinance
Ward(s): Citywide
FUNDING REQUIREMENTS:
Amount: N/A
Source: (Acct. No.)
Finance:
Council Notes:
:JnoF'mt-J!r'!
Agenda 1
4tl1
q (1 (Or
DCA 04-03
MCC Mtg. Of 08/16/04
Page 2 of3
CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
STAFF REPORT
SUBJECT:
Development Code Amendment No. 04-03 - Temporary Use Permits
Owner:
N/A
Applicant:
Inland Empire 66ers Baseball
280 S. "E" Street
San Bernardino, CA 92418
909.
BACKGROUND:
The applicant is requesting that the Mayor and Common Council approve Development Code
Amendment No. 04-03 to modify Development Code Chapter 19.70, Temporary Use Permits.
Specifically, the Inland Empire 66ers Baseball would like to hold an annual used vehicle sales
event at Arrowhead Credit Union Park. However, the stadium is located in the CCS-I, Central
City South land use district and the sales of new and used vehicles are not a permitted use.
Therefore, the temporary (3-days) sales event was also not permitted.
Staff proposed that Section 19.70.030(2) of the Development Code be modified to include uses
not otherwise permitted in the underlying land use district on City owned property or for City-
sponsored events. The City owns Arrowhead Credit Union Park. Attachment A to the Planning
Commission Staff Report (Exhibit I) contains that language.
At its meeting on August 3, 2004, there was considerable discussion by the Planning
Commission regarding the proposed amendment. The Planning Commission was concerned that
the amendment was too broad and inappropriate uses could be held on City-owned property.
The Planning Commission also felt that there should be limitations on frequency of certain
events, and that a Temporary Use Permit should be required for these events. Ultimately, the
Planning Commission recommended approval of revised language as included in Exhibit 2. The
Planning Commission also recommended that the City Administrator's Office prepare a list of
approved or acceptable temporary uses. Commissioners Brown, Durr, Enciso, Heasley, Morris,
and Thrasher voted in favor of the motion for approval and Commissioner Coute voted against
the motion. Commissioner Sauerbrun was absent.
Since the Planning Commission meeting, additional concerns were raised that the proposed
amendment language was still overly broad. As a result, staff proposes that the amendment
language be further modified as shown in Exhibit 2. Exhibit 3 contains the existing language in
Chapter 19.70, Temporary Use Permits. With this modification, staff believes it is no longer
necessary to have the City Administrator's Office prepare guidelines.
DCA 04-03
MCC Mtg. Of 08/16/04
Page 3 on
FINANCIAL IMPACT:
The applicant has paid the fees associated with the Development Code Amendment, but has
requested a refund because Arrowhead Credit Union Park is City-owned property.
RECOMMENDATION:
That the Mayor and Common Council close the hearing and that the ordinance be laid over for
final adoption.
EXHIBITS:
I Planning Commission Staff Report dated August 3, 2004
2 Revised and Modified Language
3 Chapter 19.70, Temporary Use Permits
4 Ordinance
EXHffiIT 1
SUMMARY
CITY OF SAN BERNARDINO PLANNING DIVISION
CASE:
AGENDA ITEM:
HEARING DATE:
WARD:
Development Code Amendment No. 04-03
1
August 3,2004
Citywide
APPLICANT
Inland Empire 66ers Baseball
280 South "E" Street
San Bernardino, CA 92418
909.384.5122
OWNER:
N/A
REQUEST/LOCATION:
Development Code Amendment
Modify Chapter 19.70, Temporary Permit Uses, Section 19.70.030 (2), to allow temporary
uses that may include uses not permitted by the underlying land use designation for City-
sponsored uses and activities, or activities occurring on City-owned property, occurring at
regular intervals (weekly, monthly, yearly, etc.). Temporary uses may include temporary
vehicle sales, car shows, art exhibits, auctions, etc. The amendment is applicable Citywide.
CONSTRAINTS/OVERLAYS:
N/A
ENVIRONMENTAL FINDINGS:
o Not Applicable
Iil Exemption from CEQA Section 15311
o No Significant Effects
o Potential Effects, Mitigation Measures and Mitigation Monitoring/Reporting Plan
STAFF RECOMMENDATION:
Iil Approval
Iil Conditions
o Denial
o Continuance to:
DCA No. 04-03
8/3/04
Page 2
REOUEST AND LOCATION
The Inland Empire 66ers Baseball is requesting approval of a Development Code
Amendment to modify Chapter 19.70, Temporary Use Permits, Section 19.70.030 (2) to
allow temporary uses that may include uses not otherwise permitted by the underlying land
use district for City-sponsored uses and activities, or activities occurring on City-owned
property, occurring at regular intervals (weekly, monthly, yearly, etc.). Temporary uses
may include temporary vehicle sales, car shows, art exhibits, auctions, etc. The
amendment is applicable Citywide.
Please see Attachment C for details on the proposed amendment.
BACKGROUND
In June 2004, the Inland Empire 66ers Baseball requested staff for assistance to sponsor a
Development Code Amendment that will allow a greater use of the Stadium facility. The
Stadium facility is located in the CCS-lland use district. In particular, the Inland Empire
66ers wants to hold an annual used vehicle sales event.
Presently, the CCS-Iland use district prohibits sales of new and used car activities. Based on
this, the CCS-I prohibits use of the Stadium facility to conduct sales of vehicles on a
temporary basis. Although the Stadium facility was designed to accommodate multi-purpose
activities, such as baseball games, regional events, and other public gathering activities, the
CCS-Iland use district limits use of the Stadium facility. This limitation has kept the Stadium
facility from reaching its full potential use.'
Initially, staff was considering changes to the underlying land use district to accommodate the
used vehicle sales event. However, staff determined that could be problematic in that
temporary (or permanent) vehicle sales lots might not be appropriate throughout the CCS-l
land use district. Staff anticipates that there could be City-sponsored uses and activities that
come up in the future so the proposed amendment will accommodate them also.
CALIFORNIA ENVIRONMENTAL OUALITY ACT (CEOA) STATUS
The proposed amendment is exempt from CEQA, Section 15311- accessory structures. This
provision is applicable for construction or placement of minor structures accessory to existing
commercial or institutional facilities including but not limited to placement of seasonal or
temporary use items such as lifeguard towers, or similar items in generally the same locations
from time to time in publicly owned parks, stadiums, or other facilities designed for public
use.
DCA No. 04-03
8/3/04
Page 3
FINDINGS OF FACT
I. Is the proposed amendment consistent with the General Plan?
Yes, General Plan Goal4D states: "Maintain and enhance commercial regional cores
and economically sound community-serving commercial concentrations."
The proposed amendment is adding text for clarification to allow a clearer set of
instructions and guidelines for staff to process temporary uses Citywide. The
clarification of temporary uses would create opportunities to draw more people to the
City. Amending the Development Code Chapter 19.70, Temporary Use Permits that
may include uses not permitted by the underlying land use designation for Citywide
will provide internal consistency with the General Plan. The proposed amendment
would accommodate more temporary uses and activities thus creating opportunities
for local residents and the surrounding community. The proposed amendment is
intended to strengthen, maintain and expand the role of the City of San Bernardino as
a regional center for economic opportunity.
Additionally, the proposed amendment will allow temporary uses to be consistent with
the overall development goals of the Central City South Plan (CCS) including and not
limited to:
. a cohesive and functional mixed use district, and;
. retail and entertainment uses which would attract local and regional patrons.
2. Would the proposed amendment be detrimental to the public interest, health, safety,
convenience, or welfare of the City?
No, although the amendment would allow additional uses on a temporary basis, public
interest, health, safety, convenience, or welfare concerns are still addressed through
standards City requirements and conditions.
CONCLUSION
The proposal meets all necessary Findings of Fact for approval of Development Code
Amendment No. 04-03.
RECOMMENDATION
Staff recommends that the Planning Commission recommend that the Mayor and Common
Council approve Development Code Amendment No. 04-03 based upon the Findings of Fact
contained in this Staff Report.
DCA No. 04-03
8/3/04
Page 4
Respectfully Submitted,
Ja!~6'~~r~
Director of Development Services
Attachment A
..
Proposed Amendment to Chapter 19.70, Temporary Use Permits
-"~
ATTACHMENT A
19.70.030 EXEMPTIONS
The following uses are exempt from the provisions of this chapter:
1. Temporary outdoor displays and sales, pursuant to Chapter 5.22 of the Municipal
Code.
2. City-sponsored nses and activities, or activities occurring on City-owned property,
occurring at regular intervals (weekly, monthly, yearly, etc.). Temporary uses
may include uses not permitted by the underlying land use designation, such as
temporary vehicle sales, car shows, art exhibits, auctions, etc. Other City permits
(building permits, encroachment permits, etc.) may be required.
EXHIBIT 2
Planning Commission Revised Language
10. Temporary uses may include uses not pennitted by the underlying land use
designation, such as temporary vehicle sales, car shows, art exhibits, auctions, etc.
for City-sponsored uses and activities or activities occurring on City-owned
property. These activities are limited to twice per calendar year per event type, per
location.
Staff Modified Language
10. Temporary vehicle sales and car shows may be held at the Arrowhead Credit Union
Park, subject to an approved Temporary Use Permit. These activities are limited to
twice per calendar year per event type, per location.
Exhibit 3
CHAPTER 19.70
TEMPORARY USE PERMITS
19.70.010 PURPOSE
The Temporary Use Permit allows for short-term activities which may be appropriate when
regulated.
19.70.020 PERMITTED USES
The following temporary uses may be permitted, subject to the issuance of a Temporary Use
Permit:
1. Real estate offices within approved development projects;
2. On- and off-site contractors' construction yards in conjunction with an approved
development project;
3. Trailer, coach or mobile home as a temporary residence of the property owner when a valid
residential building permit is in force. The permit may be granted for up to 180 days, or
upon expiration of the building permit, whichever first occurs;
4. Christmas tree sale lots; however, a permit shall not be required when such sales are in
conjunction with an established commercial business holding a valid business registration
certificate, provided such activity shall be only held from November 1 through December
31, subject to Chapter 5.04 of the Municipal Code;
5. Fireworks, when the latter is in compliance with Chapter 8.60 of the Municipal Code;
6. Circuses, rodeos and carnivals, subject to compliance with Chapter 5.42 of the Municipal
Code;
7. Fairs, festivals and concerts, when not held within premises designed to accommodate such
events, such as auditoriums, stadiums, or other public assembly facilities;
8. Emergency public health and safety needs; and
9. Similar temporary uses which, in the opinion of the Director are compatible with the land
use district and surrounding land uses, pursuant to Section 19.02.070 (3) (Similar Uses
Permitted). MC 972 7/4/96
IV-82
7/96
19.70.030 EXEMPTIONS
The following uses are exempt from the provisions of this chapter:
I. Temporary outdoor displays and sales, pursuant to Chapter 5.22 of the Municipal Code.
2. City-sponsored uses and activities, or activities occuning on City-owned property,
occurring at regular intervals (weekly, monthly, yearly, etc.). Other City permits (building
permits, encroachment permits, etc.) maybe required. MC 8881/6/94, MC 972 7/4/96.
19.70.040 APPLICATION
A Temporary Use Permit may be approved, modified, conditioned, or denied by the Director. The
Director may refer such application to the Commission. Decisions of the Director may be appealed
to the Commission pursuant to Chapter 19.52 (Hearings and Appeals).
19.70.050 FINDINGS
The Director may approve or conditionally approve a Temporary Use Permit application only when
all the findings contained in Section 19.36.050 (Conditional Use Permits) are made.
19.70.060 CONDITIONS OF APPROVAL
In approving an application for a Temporary Use Permit, the Director may impose conditions
deemed necessary to ensure that the permit will be in accordance with the findings required by
Section 19.36.050. These conditions may involve any pertinent factors affecting the operation of
such temporary event, or use, and may include, but are not limited to:
1. Provision for a fixed period not to exceed 90 days for a temporary use not occupying a
structure, including promotional activities, or I year for all other uses or structures, or for a
shorter period of time as determined by the Director. MC 972 7/4/96.
2. Provision for temporary parking facilities, including vehicular ingress and egress;
3. Regulation of nuisance factors such as, but not limited to, prevention of glare or direct
illumination on adjacent properties, noise, vibration, smoke, dust, dirt, odors, gases, and
heat;
4. Regulation of temporary structures and facilities, including placement, height and size,
location of equipment and open spaces, including buffer areas and other yards;
5. Provision for sanitary and medical facilities;
6. Provision for solid, hazardous and toxic waste collection and disposal;
IV -83
7/96
7. Provision for security and safety measures;
8. Regulation of signs;
9. Regulation of operating hours and days, including limitation of the duration of the
temporary use, as outlined in Condition No. I;
10. Submission of a performance bond or other surety devices, satisfactory to the City Engineer,
to ensure that any temporary facilities or structures used will be removed from the site
within a reasonable time following the event and that the property will be restored to its
former condition;
II. Submission of a site plan indicating any information required by this Chapter;
12. A requirement that the approval of the requested Temporary Use Permit is contingent upon
compliance with applicable provisions of the Municipal Code; and
13. Any other conditions which will ensure the operation of the proposed temporary use in an
orderly and efficient manner and in accordance with the intent and purpose of this Chapter.
19.70.070 CONDITION OF SITE FOLLOWING TEMPORARY USE
Each site occupied by a temporary use shall be left free of debris, litter, or any other evidence of the
temporary use upon completion or removal of the use, and shall thereafter be used, pursuant to the
provisions of this Development Code. MC 972 7/4/96
19.70.080 REVOCATION
A Temporary Use permit may be revoked or modified by the Director if anyone of the following
findings can be made:
1. That circumstances have changed so that I or more of the findings of fact contained in
Section 19.36.050 can no longer be made;
2. That the Temporary Use Permit was obtained by misrepresentation or fraud;
3. That I or more of the conditions of the Temporary Use Permit have not been met; and
4. That the use is in violation of any statute, ordinance, law, or regulation.
MC 972 7/4/96.
IV-84
7/96
c
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t(Q)~l(
1
2
3
4
5
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING
CHAPTER 19.70 (TEMPORARY USE PERMITS) OF THE SAN BERNARDINO
MUNICIPAL CODE (DEVELOPMENT CODE) RELATED TO ACTIVITIES ON CITY-
OWNED PROPERTY AND CITY-SPONSORED ACTIVITIES.
THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN BERNARDINO
6 DO ORDAIN AS FOLLOWS:
7
8
9
10
11
12
13
14
15
16
17
18
SECTION 1. Chapter 19.70, Section 19.70.020 of the Municipal Code (Development Code) is
amended to add Subsection 10 related to temporary uses at Arrowhead Credit Union Park as
shown in Attachment 1 and incorporated herein by reference.
SECTION 2. Severability. In the event that any provision of this Ordinance, or any part
thereof, or any application thereof to any person or circumstance, is for any reason held to be
unconstitutional or otherwise invalid or ineffective by any court of competent jurisdiction on its
face or as applied, such holding shall not affect the validity or effectiveness of any of the
remaining provisions of this Ordinance, or any part thereof, or any application thereof to any
person or circumstance or of said provision as applied to any other person or circumstance. It is
hereby declared to be the legislative intent of the City that this Ordinance would have been
19
adopted had such unconstitutional, invalid, or ineffective provisions not been included herein.
1
c
AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING
2 CHAPTER 19.70 (TEMPORARY USE PER..'\1ITS) OF THE SAN BERNARDINO
MUNICIPAL CODE (DEVELOPMENT CODE) RELATED TO ACTIVITIES ON CITY-
3 OWNED PROPERTY AND CITY-SPONSORED ACTIVITIES.
4
5 I HEREBY CERTIFY that the foregoing ordinance was duly adopted by the Mayor and
6 Common Council of the City of San Bernardino at a
meeting thereof, held
7 on the
day of
, 2004, by the following vote to wit:
8
Council Members:
AYES
NAYS
ABSTAIN
ABSENT
9
10
11
ESTRADA
LONGVILLE
12 MC GINNIS
13 DERRY
14 KELLEY
o 15 JOHNSON
16
MC CAMMACK
17
18
19
City Clerk
The foregoing ordinance is hereby approved this
day of
20 2004.
21
22
23
Approved as to form
24 and legal content:
JUDITH V ALLES, Mayor
City of San Bernardino
o
25 JAMES F. PENMAN
City Attorney
26 ~
27 By: 1. p~
III
28
III
2
c
o
o
A'ITACHMENT I
CHAPTER 19.70
TEMPORARY USE PERMITS
19.70.010 PURPOSE
The Temporary Use Permit allows for short-term activities which may be appropriate when
regulated.
19.70.020 PERMITTED USES
The following temporary uses may be permitted, subject to the issuance of a Temporary Use
Permit:
1. Real estate offices within approved development projects;
2. On- and off-site contractors' construction yards in conjunction with an approved
development project;
3.
Trailer, coach or mobile home as a temporary residence of the property owner when a
valid residential building permit is in force. The permit may be granted for up to 180
days, or upon expiration of the building permit, whichever first occurs;
4. Christmas tree sale lots; however, a permit shall not be required when such sales are in
conjunction with an established commercial business holding a valid business registration
certificate, provided such activity shall be only held from November 1 through December
31, subject to Chapter 5.04 of the Municipal Code;
5. Fireworks, when the latter is in compliance with Chapter 8.60 of the Municipal Code;
6. Circuses, rodeos and carnivals, subject to compliance with Chapter 5.42 of the Municipal
Code;
7. Fairs, festivals and concerts, when not held within premises designed to accommodate
such events, such as auditoriums, stadiums, or other public assembly facilities;
8. Emergency public health and safety needs; and
9. Similar temporary uses which, in the opinion of the Director are compatible with the land
use district and surrounding land uses, pursuant to Section 19.02.070 (3) (Similar Uses
Permitted). MC 972 7/4/96
10.
Temporary vehicle sales and car shows may be held at the Arrowhead Credit Union Park,
subject to an approved Temporary Use Permit. These activities are limited to twice per
calendar year per event type, per location.
IV -82
7/96
C 19.70.030 EXEMPTIONS
The following uses are exempt from the provisions of this chapter:
1. Temporary outdoor displays and sales, pursuant to Chapter 5.22 ofthe Municipal Code.
2. City-sponsored uses and activities, or activities occurring on City-owned property,
occurring at regular intervals (weekly, monthly, yearly, etc.). Other City permits (building
permits, encroachment permits, etc.) may be required. MC 888 1/6/94, MC 972 7/4/96.
19.70.040 APPLICATION
A Temporary Use Permit may be approved, modified, conditioned, or denied by the Director. The
Director may refer such application to the Commission. Decisions of the Director may be appealed
to the Commission pursuant to Chapter 19.52 (Hearings and Appeals).
19.70.050 FINDINGS
The Director may approve or conditionally approve a Temporary Use Permit application only when
all the findings contained in Section 19.36.050 (Conditional Use Permits) are made.
o
19.70.060 CONDITIONS OF APPROVAL
In approving an application for a Temporary Use Permit, the Director may impose conditions
deemed necessary to ensure that the permit will be in accordance with the findings required by
Section 19.36.050. These conditions may involve any pertinent factors affecting the operation of
such temporary event, or use, and may include, but are not limited to:
I. Provision for a fixed period not to exceed 90 days for a temporary use not occupying a
structure, including promotional activities, or I year for all other uses or structures, or for a
shorter period of time as determined by the Director. MC 972 7/4/96.
2. Provision for temporary parking facilities, including vehicular ingress and egress;
3. Regulation of nuisance factors such as, but not limited to, prevention of glare or direct
illumination on adjacent properties, noise, vibration, smoke, dust, dirt, odors, gases, and
heat;
4. Regulation of temporary structures and facilities, including placement, height and size,
location of equipment and open spaces, including buffer areas and other yards;
5.
Provision for sanitary and medical facilities;
o
6.
Provision for solid, hazardous and toxic waste collection and disposal;
IV -83
7/96
c
o
o
7. Provision for security and safety measures;
8.
Regulation of signs;
9. Regulation of operating hours and days, including limitation of the duration of the
temporary use, as outlined in Condition No. I;
10. Submission of a performance bond or other surety devices, satisfactory to the City Engineer,
to ensure that any temporary facilities or structures used will be removed from the site
within a reasonable time following the event and that the property will be restored to its
former condition;
II. Submission of a site plan indicating any information required by this Chapter;
12. A requirement that the approval of the requested Temporary Use Permit is contingent upon
compliance with applicable provisions of the Municipal Code; and
13. Any other conditions which will ensure the operation of the proposed temporary use in an
orderly and efficient manner and in accordance with the intent and purpose of this Chapter.
19.70.070 CONDITION OF SITE FOLLOWING TEMPORARY USE
Each site occupied by a temporary use shall be left free of debris, litter, or any other evidence of the
temporary use upon completion or removal of the use, and shall thereafter be used, pursuant to the
provisions of this Development Code. MC 972 7/4/96
19.70.080 REVOCATION
A Temporary Use permit may be revoked or modified by the Director if anyone of the following
findings can be made:
I. That circumstances have changed so that 1 or more of the findings of fact contained in
Section 19.36.050 can no longer be made;
2. That the Temporary Use Permit was obtained by misrepresentation or fraud;
3. That 1 or more of the conditions of the Temporary Use Permit have not been met; and
4. That the use is in violation of any statute, ordinance, law, or regulation.
MC 972 7/4/96.
IV -84
7/96
OFFICE OF THE CITY CLERK
RACHEL G. CLARK, C.M.C. - CITY CLERK
300 North "D" Street. San Bernardino' CA 92418-0001
909.384.5002' Fax: 909.384.5158
www.cLsan.bernardino.ca.us
,,,
August 18, 2004
Inland Empire 66ers Baseball
280 South "E" Street
San Bernardino, CA 92418
To whom it may concern:
At the meeting of the Mayor and Common Council held on August 16, 2004, the
following action was taken regarding the public hearing relative to Development Code
Amendment No. 04-03, to modify Chapter 19.70 of the Development Code pertaining
to temporary use permits:
The public hearing was closed; said ordinance was laid over for [mal
adoption; the City Administrator's Office was directed to prepare
implementation guidelines; and refund of the application processing fee
in the amount of $1,506 was approved.
If we can be of further assistance, please do not hesitate to contact this office.
Sincerely,
~.h.~
Rachel G. Clark, CMC
City Clerk
RC:lh
cc: Development Services
CITY OF SAN BERNARDINO
ADOPTED SHARED VALUES: Integrity' Accountability' Respect for Human Dignity' Honesty
.l!i: :**..FOR OFFICE USE ONLY _ NOT.A PUBLlCDOCUMENT*~~1: A
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Effective Date:
Vote: Ayes:
Abstain;
Date Sent to Mayor:
Date of Mayor's Signature:
Date Summary Sent to Attorney:
Date Published: 9- ~3 - o~
MeetingType:~ ~
Continued Fro~ Item No.
AGENDA ITEM TRACKING FORM
Item No. /1
Ordinance Urgency: Yes
Termination/Sunset Date:
IgJ
Af/4
Meeting Date/Date Adopted:
Nays:
Absent:
-&-
...-0-
Date Returned from Mayor: 9' Iq 1 IJ V
I I
Date of Clerk's Signature: 9/10/0'1
i I
Date Summary Returned from Attorney:
9/'110'(
I f
Date Seal Impressed:
~/13/0'l
/
Date Sent for Signature:
Expiration Date:
Copies Distributed To:
I 1,/ 1/ .--
,
J
Exhibits Complete & Attached to Resolution/Ordinance:
Reminder Letter Sent:
Reminder Letter Sent:
Reminder Letter Sent
Request for Council Action & Staff Report Attached:
Notes: JvI~~ /~- - >/r)l Of
Yes
No
Ready to File: j ~~ J
00CUMfNT lOCATlOH:
fOAMSIAIIfIda 111m T~ Fonn.CC Fomt No. 111-lB lJDdaIed: 1210411996
Date:
Cf-/3-tJ'(