San Clemente Municipal Code Ch. 15.40 Hillside Development

Chapter 70 of the Uniform Building Code is further amended by adding the Hillside Development Regulations (to be known and cited as the "City of San Clemente Hillside Development Ordinance") to read as follows in Sections 15.40.020 through 15.40.080 of this chapter.

(Prior code § 27A-42)

The purpose and intent of the Hillside Development Regulations is to implement the goals, objectives and policies of the general plan, including the Land Use Element, the Conservation and Open Space Element, and the Seismic Safety Element relating to the preservation and maintenance of the natural character and amenities of hillsides as a scenic resource of the City and relating to protection from geologic hazards regarding unstable soils, prevention of erosion and the like.

(Prior code § 27A-43)

A. .....The provisions of the Hillside Development Regulations shall apply to all areas located within the development (D-D) district as established by the City Zoning Ordinance, and to all areas within the D-D district for which specific plans have been approved, except these regulations do not apply to that portion of the D-D district which is designated as the development district coastal (D-C) on the General Plan Land Use Element Map.

B. .....The Hillside Development Regulations are primarily intended for application in connection with the site plan review process. However, certain regulations are identified for application in connection with the specific plan process or the tentative subdivision map process. Refer to Sections 4.29—6.3 and 4.29—8.3.1.2.4 of the Zoning Ordinance for applicability to the Hillside Development Ordinance1 regarding specific plans and site plan review, respectively. Approval of a specific plan, tentative subdivision map, or site plan, in accordance with all applicable laws, rules and regulations, shall constitute a final approval of the development's conformity to the requirements of the Hillside Development Ordinance relating to such approval.

(Prior code § 27A-44)

A. .....Primary ridgelines are those natural preservation ridgelines designated as such on the City General Plan Open Space/Conservation Map. These ridgelines possess the greatest prominent public visibility from existing and undeveloped portions of the City. These ridgelines shall be preserved in their natural state as a means of maintaining community character. Exceptions shall be granted only to accommodate General Plan designated trails, General Plan designated circulation components, viewpoints, fuel modification measures, or other requirements needed to implement the goals and objectives of the general plan, or to meet the provisions of public health, safety and welfare.

B. .....Secondary ridgelines are those ridgelines designated as such on the City General Plan Open Space/Conservation Map. These ridgelines possess a significant amount of public visibility, but are less prominent than primary ridgelines.

(Prior code § 27A-45)

A. View and the Viewer.

1. Hillside development is more visible than flatland (level terrain) development. Therefore, the Hillside Development Regulations are designed to make hillside development as visually pleasing as possible.

2. Panoramic views from hillside roads and public places are as important to the character and amenities of the community as views facing the hillside development. The provision for view opportunities for all residents and visitors plays an important role in creating a positive character for hillside communities.

B. Camouflage.

1. Quality hillside development blends manmade and man-introduced factors with the natural environment. Therefore, architecture and landscape shall be harmoniously integrated into the natural environment. (See Exhibit A in appendix to this chapter.)

2. Compatible architecture responds to the natural environment, incorporating sloped terrain into development rather than eliminating such terrain. Therefore, the scale, form and surface expression of architecture shall either blend with or complement the character and textures of the hillside.

3. Compatible landscape, like architecture, responds to the natural environment. Vegetation shall be compatible with and responsive to the environmental conditions of the development site. Therefore, vegetation planted within a developed area creates the theme and character of the community and shall blend and unify the architecture.

C. Compression. .....Conforming to the gradient of a slope forces development into a more vertical living environment. Such compression limits the utilization of many flatland development concepts. Compact development shall be maintained through methods such as clustering and minimizing setbacks, thereby minimizing grading and making development less obtrusive.

D. Diversity.

1. Diversity in design solutions adds the characteristic of variety to hillside development. Meandering streets conforming to the topography, varied setbacks of homes, and individual solutions to traversing slopes, qualities not found in most flatland development, shall be incorporated in hillside development.

2. Uniform stair-stepping of building pads shall be prohibited. (See Exhibit B in appendix to this chapter.)

E. Accent and Image. .....Attention shall be concentrated on significant visual and environment elements, including but not limited to primary and secondary ridgelines, significant vegetation and wildlife habitat, ravines, steep slopes, and important historical or cultural manmade features. Such elements collectively express hillside character. Therefore, preservation or restoration of these elements shall be comprehensively integrated with the hillside development plan.

(Prior code § 27A-46)

A. .....The natural topographic character of hillsides as exhibited in ridgeline silhouette and backdrop for development, rounded hill form and angled hillside slopes shall be maintained and/or reinforced. (See Exhibit C in appendix to this chapter.)

B. .....Significant natural systems and resources associated with hillside environments, including but not limited to primary and secondary ridgelines, significant vegetation and wildlife habitat, special geological features, natural drainage swales and canyons, steep slopes, and important historic or cultural manmade features, shall be maintained and/or restored.

C. .....The visual character of hillsides shall be maintained, recognizing both the importance of the exposure of hillside development to off-site public views and the importance of providing panoramic views from the hillside.

(Prior code § 27A-47)

A. Site Planning.

1. Project Layout.

a. Generally, minimizing required setbacks, especially front and rear setbacks, may reduce grading requirements by reducing the overall width of road and structure arrangements. Reduced setbacks also help to give the streetscope a more human scale. (See Exhibit D in appendix to this chapter.) However, before applying reduced setbacks to a structure, it shall be demonstrated that grading will be reduced, while still providing for useful private space as part of the site. (See Exhibit E in appendix to this chapter.) Varying the use of reduced and standard setbacks will allow the flexibility to adapt to hillside features and avoid monotonous application of a consistent standard. (See Exhibit F in appendix to this chapter.)

b. Lot lines shall be placed at the top of major slope areas within public view corridors to help ensure that the slope will not be neglected by the uphill owner. (See Exhibit G in appendix to this chapter.)

c. No tentative subdivision map shall be approved unless said map provides for the minimization of grading impacts and flexibility in siting structures and circulation, such as providing for low density and large lots or for higher density and clustered development.

d. No tentative subdivision map shall be approved unless said map provides for documentation (including, but not limited to, photographs, sketches, and renderings) relating to ridgeline preservation and recontouring (pursuant to subsections (A)(3)(a) and (A)(3)(b) of this section) through visual analysis as deemed necessary by the City.

2. Land Controls.

a. An approved tentative subdivision map shall require that all areas of open space exposed to public view or major sloped area shall be developed and maintained in a consistent manner, and that such lands be owned in common by a homeowner's association and developed and maintained as set forth in a declaration of covenants, conditions and restrictions. (See Exhibit H in appendix to this chapter.)

b. Before a tentative subdivision map is approved, major open spaces and natural features of City-wide significance shall be considered for public ownership. Any such land acquired shall allow access for maintenance and emergency purposes.

3. Resource Preservation.

a. The specific plan for a hillside development shall provide for the natural preservation of primary ridgelines, protecting them from development impacts, and maintaining a backdrop for development. Significant views of the natural ridge silhouette shall be maintained from elements of the general circulation plan and other public open spaces, especially scenic highways. Proposed structures shall not project above the ridge silhouette as visible from City-designated viewpoints. The ridge's natural contours and vegetation shall remain intact with development maintaining an undisturbed minimum horizontal setback of four hundred (400) feet in width with a minimum of two hundred (200) feet in width from the center of the ridgeline to the undisturbed setback line. Lesser setback distances may be authorized at the discretion of the City Council if it can be demonstrated that the objectives of this setback will be achieved, and that in any case no units would be located in that setback. (See Exhibit I in appendix to this chapter.)

b. The specific plan for a hillside development shall further provide for the conditional preservation of secondary ridgelines. Permitted recontouring of a ridgeline shall result in a rounded appearance so as to resemble natural terrain, providing a backdrop for development. Recontouring shall be permitted in order to accommodate grading operations, circulation impacts, public health and safety, and the like; however, no excessive, flat-planed reconstruction of roads, structures or landforms shall be allowed. (See Exhibit J in appendix to this chapter.) Proposed structures shall not project above the ridge silhouette as visible from City-designated viewpoints. The ridge's natural or manufactured contours and vegetation shall be separated from structures by a minimum horizontal setback of one hundred (100) feet in width with a minimum of fifty (50) feet in width from the center of the ridgeline to the setback line. (See Exhibit K in appendix to this chapter.)

c. The specific plan for a hillside development shall further provide for the protection of rock outcrops or geologic features as natural amenities when such outcrops or features are identified on the City General Plan Open Space/Conservation Map. Said resources shall be incorporated into development and public views of them shall be maintained.

d. Development setback in drainage swales. All watersheds exceeding ten (10) acres shall be considered major watersheds and shall be reviewed on a case-by-case basis to determine development setback requirements. When the applicable specific plan requires the retention of natural or recontoured drainage swales, no tentative subdivision map shall be approved without a hydrologic analysis to determine an adequate setback for preservation of natural or recontoured swales, public safety and riparian vegetation and wildlife (if any).

4. Slope Placement.

a. Design and placement of structures shall respond to both the cross-sectional slope and the silhouette contour of the hillsides. A majority of the roof pitches shall generally be placed to angle with the slope. However, variation shall be provided to avoid a consistently monotonous application. Collective mass roof lines shall reflect the naturally occurring ridgeline silhouettes and topographical variation, or create an overall variety, that blends with the hillside. (See Exhibit L in appendix to this chapter.)

b. On ridgelines not designated as primary or secondary, and used for continuous development along the ridge top, collective roof lines shall be kept low in profile, and the natural silhouette of the ridge shall be repeated with smooth transitions in height from building to building. Consideration of this ridgeline treatment may take landscape features into account. (See Exhibit M in appendix to this chapter.)

c. Taller structures which better utilize an uphill placement, because of the setback from the downslope edge provided by the road right-of-way, shall be considered. (See Exhibit N in appendix to this chapter.)

d. Downhill placement shall minimize front yard setback to reduce building mass hanging over the slope. Private rear yard space can be provided with a small yard, terrace or deck. Architecture shall step back with the slope. (See Exhibit O in appendix to this chapter.)

5. Slope Maintenance.

a. No tentative subdivision map shall be approved unless conditioned upon the preparation and recordation of a declaration of covenants, conditions and restrictions providing for the development and maintenance of slopes as required by the Hillside Development Regulations.

b. No tentative subdivision map shall be approved unless conditioned upon the subdivider's supplying a program and/or staff for preventative maintenance of major manufactured slope areas. Such program shall be approved prior to approval of a final map and shall include homeowner slope maintenance requirements and guidelines to be incorporated into the declaration of covenants, conditions and restrictions. Every grading permit issued shall be conditioned upon the owner's ten (10) year warranty of all manufactured slopes.

6. Grading Standards.

a. The following factors shall be taken into consideration prior to the approval of a tentative subdivision map:

i. When space and proper drainage requirements can be met with approval by the City Engineer, rounding of slope tops and bottoms shall be accomplished.

ii. When slopes cannot be rounded, vegetation shall be used to alleviate the sharp, angular appearance.

iii. A rounded and smooth transition shall be made when the planes of man-made and natural slopes intersect. (See Exhibit P in appendix to this chapter.)

iv. When significant landforms are sliced for construction, the landforms shall be rounded as much as possible to blend into natural grade. (See Exhibit P in appendix to this chapter.)

v. When the established alignment of a road does not conform to the natural contours of slopes, excessively long stretches of manufactured straight embankments shall not be permitted; rather the undulation of embankment slopes shall be provided. (See Exhibit Q in appendix to this chapter.) Manufactured slope faces shall be varied to avoid excessive flat-planed surfaces. (See Exhibit Q in appendix to this chapter.)

b. No tentative subdivision map shall be approved unless said map provides that grading operations which affect secondary ridgelines shall leave a portion of the landform intact and shall achieve a smooth, rounded appearance after recontouring. The natural rounded form and silhouette shall be recognizable from both sides of the ridge, providing a backdrop, and remain visible above any structures placed adjacent to the ridge. Use of plant materials to enhance a silhouette is optional depending on natural vegetative cover. (See Exhibit R in appendix to this chapter.)

B. Circulation.

1. General Layout.

a. The following factors shall be taken into consideration prior to the approval of a tentative subdivision map:

i. Circulation shall be aligned to conform to the natural grades as much as possible. Long stretches of straight road shall be avoided by utilizing gentle horizontal and vertical curves.

ii. Roads that run either directly parallel or perpendicular to the slope shall be avoided in order to reduce grading and to aid in drainage.

iii. Bridges shall be considered for roads crossing drainage ways and ravines of exceptional environmental setting to eliminate excess fill when structural requirements do not negate the intent of environmental preservation.

iv. Proper sight distances shall be maintained; and, with approval by the City Engineer, three (3) way intersections at angles at less than ninety (90) degrees shall be considered to reduce grading requirements.

b. Pedestrian circulation traversing manmade slopes can be provided in the benches; on low slopes, vertical shortcuts can be developed with steps.

c. Opportunities shall be created for public views from roadways and public open space by selective placement of structures at key locations. (See Exhibit S in appendix to this chapter.)

d. Offstreet parking shall be provided for in a flexible way. Parallel parking can be eliminated to reduce road width in critical areas and then provided for in offstreet bays at more suitable locations. (See Exhibit T in appendix to this chapter.)

e. Common drives in single-family developments shall be considered if grading is reduced by their use.

2. Roadway Sections.

a. When provided, parallel parking shall be located on one (1) side only and be limited to eight (8) feet in width.

b. The following factors shall be taken into consideration prior to the approval of a tentative subdivision map:

i. Road sections shall meet appropriate standards for hillside roads as found in the City Subdivision Ordinance or adopted specific plans, subject to the approval of the City Engineer.

ii. Four (4) foot walkways shall be located directly adjacent to the curb on one (1) or both sides as needed for adequate pedestrian circulation.

iii. All utilities shall be located underground, when possible in a common trench in the parkway or under the sidewalk.

iv. When placement of roads near ridges and on slopes is proposed, acceptable placements shall include a split roadway section to accommodate grade, knob removal to accommodate views from the road, and the rounding off of cut slopes to enhance appearance. (See Exhibit U in appendix to this chapter.)

C. Architectural Standards.

1. Building Form.

a. Structures shall be designed to minimize creation of flat pads. Single-family units shall be compact and split-level if possible. Multifamily units can be designed with two (2) stories upslope and three (3) stories downslope.

b. Building forms shall be scaled to the particular environmental setting so as to complement the hillside character and to avoid excessively massive forms that fail to enhance the hillside character. Building facades shall change plans or use overhangs as a means to create changing shadow lines to further break up massive forms.

c. Roof lines shall relate to the slope and topography. Totally flat roof lines shall be avoided.

2. Building Exteriors.

a. Colors of the building shall be selected to blend with the natural colors and hues of the surrounding hillsides. A color palette shall include white, browns, greens or other earth tones.

b. Reflective coatings such as chrome or glass and bright colors shall be used only if demonstrated that structures will not become distracting features in the hillside environment.

c. Surface materials shall be rough-textured to blend with the coarseness of landscaping and natural vegetation. Textured stucco, wood, earth tone brick and coarse block are appropriate.

d. A harmonious mixture of materials, color, and forms combined to achieve a mottled effect shall be used to blend with the natural hillsides.

e. Roof materials shall be of rough-textured, fire-retardant material. Roof colors shall be darker tones, including browns, black, greens and terra cotta. Bright colon shall be avoided. Special attention to coordinating roof design is important because of the dominant appearance of roofs in the landscape.

3. Architectural Elements.

a. Free-standing walls integral to a structure shall be of the same material and design as the structure. The height of such walls shall not exceed six (6) feet.

b. Free-standing wall setbacks along front yards shall be varied to avoid creating an unbroken, uniform streetscape. The height of such walls shall not exceed six (6) feet.

c. Where fences and walls occur on privately owned property within slope areas, fence/wall designs shall be as uniform as possible.

d. Continuous rear yard fences and walls across the tops of slopes shall be coordinated in design and use of materials. (See Exhibit V in appendix to this chapter.)

e. Wall setbacks on slopes shall not allow more than four (4) feet of solid wall or fence to show above the height line projected along the slope angle.

f. Retaining walls shall be designed with smooth, continuous lines that conform to the topography. Maximum wall height at the base of slopes along roadways shall not exceed five (5) feet in order to avoid a contained, channel-like effect. (See Exhibits W and X in appendix to this chapter.)

g. Retaining wall structures holding back grade to accommodate a patio or terrace shall conform to the natural hillside profile as much as possible. Excessively high retaining walls shall be avoided.

h. In deck construction, the distance between structure and grade shall conform to the natural hillside profile as much as possible. Excessively high distances between structure and grade shall be prohibited.

D. Landscape Treatment.

1. Design Regulations Relating to Slopes.

a. No tentative subdivision map shall be approved unless said map provides that all cut and fill slopes within street rights-of-way, on public or common land held by a homeowner's association, and all slopes over five (5) feet in height on other private land, shall be landscaped with a combination of ground cover, shrubs, and trees by the developer prior to completion of the project.

b. Turf that requires mowing shall not be used on slopes in excess of four to one (4:1).

c. Plant materials used in slope planting shall be drought-tolerant introduced species or native plants adapted to and suitable for providing vigorous rooted growth. In this regard, site plan review shall consider the City Guidelines and Specifications for Landscape Development for a list of approved slope plant materials.

d. In cases of severe soil problems, shrubs and tree pits can trap water leading to slope failure, and the use of hydroseed mixes or smaller plant materials may be necessary.

e. Shrubs shall be arranged in broad, informal masses of the same plant materials. These masses shall be combined to produce a mounding, textured slope surface, similar to the natural chaparral vegetation.

f. Trees shall be arranged in informal masses and shall be placed to selectively allow views from housing while partially screening buildings and reducing the scale of overpowering, long, steep slopes. (See Exhibit Y in appendix to this chapter.)

g. Plant materials shall be placed in informal masses to help alleviate the impact of uniform, graded benches. (See Exhibit Z in appendix to this chapter.)

h. Shrubs shall be randomly spaced in masses in overall quantities to provide a minimum of one (1) shrub per seventy-five (75) square feet. Trees shall be provided in overall quantities to provide a minimum of one per five hundred (500) square feet.

2. Design Regulations Relating to Skylines.

a. Skyline planting shall be used along recontoured secondary ridgelines to recreate the linear silhouette and to act as a backdrop for structures. Trees shall be planted to create a continuous linear silhouette since gaps in the planting will not give the desired effect.

b. Trees that grow close to the height of structures shall be planted between buildings to eliminate the open gap and blend the roof lines into one (1) continuous silhouette. (See Exhibit AA in appendix to this chapter.)

3. Design Regulations Relating to Street Trees.

a. Street trees shall be selected which create an intimate scale along the streetscape. Streets will be narrower in hillside development and large trees will overpower the space.

b. Arrangement of street trees shall be carefully planned to create an informal character and to not block potential views.

c. Street trees along roads without adjacent development shall be selectively located to provide an edge to the road. They shall not be uniformly spaced, but used in groups to enhance and frame views. It may be appropriate to eliminate trees along roads through natural open space areas.

d. Street tree quantities and types shall be provided as required by the City Guidelines and Specifications for Landscape Development.

4. Landscape Edge Conditions.

a. The interface between developments and open space and internally between structures on slopes is critical to blending architecture and landscape and shall be given special attention.

b. Edges shall be designed to provide either partial or complete visual buffering and provide a transition from architecture to grade. (See Exhibit BB in appendix to this chapter.)

c. Planting along the slope side of development shall be designed to allow controlled views out, yet partially screen and soften the architecture. In general, fifty percent (50%) screening with plant materials shall be accomplished.

d. In situations where edge planting at lower levels of slope development may block views from above, height restrictions on plant materials shall be applied.

e. Between natural open space and development, a fire break or fuel modification line shall be provided. This zone shall consist of at least one hundred (100) feet and must have native ground covers removed, larger trees and shrubs pruned and a fire-resistive ground cover added. (See Exhibit CC in appendix to this chapter.)

(Prior code § 27A-48)

A. .....At the specific plan, tentative subdivision map, or site plan review stage of development, the applicant may also apply for a variance from the requirements of the Hillside Development Regulations if any or all of the following circumstances exist:

1. There is an internal conflict within the Hillside Development Regulations such that the attainment of one objective or requirement can only be achieved by permitting nonattainment of another objective or requirement.

2. There is a conflict between the Hillside Development Regulations and other City regulations or ordinances applicable to development of the property.

3. Compliance with the Hillside Development Regulations may endanger the public health or safety. In cases where such a conflict exists between this chapter and the provisions of the Grading Ordinance, the Grading Ordinance shall control over the Hillside Development Regulations.

4. Due to special conditions or exceptional characteristics of the property or its location, the strict application of the development requirements (Section 15.40.070) would not achieve the goals and objectives of this chapter.

B. .....The application for a variance shall be accompanied by a written statement setting forth the following information, in addition to the information submitted with the specific plan, tentative subdivision map, or site plan (as applicable):

1. The location of the proposed variance;

2. The provision of the Hillside Development Regulations from which the applicant proposes to vary;

3. The nature and extent of the proposed variance;

4. An explanation of the efforts made to design the development without the need for a variance and the justification for the variance in relationship to the standards set forth in this section.

C. .....The application for a variance and any appeals thereof shall be heard and determined in accordance with the procedures applicable to the specific plan, tentative subdivision map, or site plan application of which the variance is a part.

D. .....No variance shall be granted unless the approving body makes a determination that at least one (1) of the four (4) circumstances in this section exists, and then only if and to the extent that the need for a variance cannot practicably be eliminated by means other than a variance. In acting upon any application for variance, the approving body shall set forth factual findings in support of its determination, stating why particular provisions of this chapter cannot be met. The determination as to whether a variance shall be granted is discretionary.

(Prior code § 27A-49)

APPENDIX

Appendix of Chapter 15.40 of the Code of the City of San Clemente [9]

(Adopted by Ordinance No. 841, August 4, 1981.)

"BLEND MAN-MADE AND MAN-INTRODUCED FACTORS WITH THE NATURAL ENVIRONMENT"

EXHIBIT "A"

[Figure]

[Figure]

[Figure]

[Figure]

"UNIFORM STAIR-STEPPING"

EXHIBIT "B"

[Figure]

"NATURAL ROUNDED HILL FORM"

EXHIBIT "C"

"REDUCED SETBACKS CAN REDUCE GRADING"

[Figure]

EXHIBIT "D"

"REDUCED SETBACKS CAN STILL BE USED TO PROVIDE USEABLE PRIVATE SPACE"

[Figure]

EXHIBIT "E" VARY SETBACKS TO CREATE INTERESTING STREET SCAPE AND ADAPT TO HILLSIDE FORM.

[Figure]

[Figure]

EXHIBIT "F"

"LOT LINE PLACEMENT WHEN SLOPES ARE HOMEOWNER MAINTAINED"

EXHIBIT "G"

[Figure]

[Figure]

"DEVELOP SLOPES IN A CONSISTENT MANNER WITH REGARD TO PLANTING, GRADING, AND MAINTENANCE."

EXHIBIT "H"

[Figure]

[Figure]

"ILLUSTRATION OF VARIABLE SWATH OF UNDISTURBED PRIMARY RIDGELINE"

EXHIBIT "I"

[Figure]

EXHIBIT "J"

[Figure]

[Figure]

EXHIBIT "K"

[Figure]

[Figure]

"ROOFLINES COMPLEMENT RIDGELINES"

EXHIBIT "L"

[Figure]

[Figure]

EXHIBIT "M"

[Figure]

"EXAMPLES OF UPHILL PLACEMENT"

EXHIBIT "N"

[Figure]

"EXAMPLES OF DOWNHILL PLACEMENT"

EXHIBIT "O"

[Figure]

[Figure]

EXHIBIT "P"

[Figure]

EXHIBIT "Q"

[Figure]

EXHIBIT "R"

[Figure]

EXHIBIT "S"

[Figure]

"REDUCED ROAD WIDTH BY ELIMINATING PARALLEL PARKING AND PROVIDING IT ELSEWHERE CAN HELP SAVE NATURAL FEATURES"

EXHIBIT "T"

[Figure]

EXHIBIT "U"

[Figure]

EXHIBIT "V"

[Figure]

EXHIBIT "W"

[Figure]

"AVOID A CHANNEL-LIKE EFFECT WITH MINIMUM WALL HEIGHTS AT THE BASE OF SLOPES ALONG ROADWAYS"

[Figure]

EXHIBIT "X"

[Figure]

EXHIBIT "Y"

[Figure]

[Figure]

EXHIBIT "Z"

[Figure]

[Figure]

"USING SKYLINE PLANTING TO ELIMINATE GAPS BETWEEN STRUCTURES"

EXHIBIT "AA"

[Figure]

[Figure]

EXHIBIT "BB"

[Figure]

[Figure]

EXHIBIT "CC"

Footnotes:

--- (9) ---

Note— The originals of the photographs shown in this Appendix are on file in the office of the City Clerk.