In compliance with the open public meetings act PL1975 chapter 231, the notice requirements have been satisfied. The meeting dates for the year are confirmed at the annual meeting are posted on the public bolton board in the lobby of the municipal center and published in the record
within the first 10 days of the new year. Salute to the flag, please. I pledge algiance to the flag of the United States of America and to the republic for it stands one nation under God indivisible with liberty and justice
for all. >> Thank you Omar. Roll call please. >> Council member Corsair >> here. >> Council member Dayton >> here. >> Council member Michaels >> present. >> Council member Dr. Okconor >> here. Council member Park >> here. Council member Roer >> here. Mayor Zenna >> yes here. uh to be considered UCCC
review. >> Yes. Uh mayor and council, I wanted to bring this to your attention. Um we had a couple of issues. One specific on um the street >> Burlington. Thank you. Uh where it's a it's a unfinished construction site.
It's been that way for almost two years. uh there's been a change of ownership and so Bob uh Burns has given some deference to the new owner to try to get some things moved under the UCCC. Uh if a contractor does anything at all
on property, they it starts a new clock of 12 months that they have to finish the exterior. Uh residents on Burlington, one particular have been writing in and complaining that it's like blighting their neighborhood. Um,
this brings to mind also that we have a number of outstanding uh, UCCC permits in various stages and thought was to bring this to the council for consideration uh, to see if you were inclined to have the attorney uh, work on drafting some amendments to the code
that would allow for u more stringent uh, utilization of enforcement to have a a shortened period of of when they would have to have the exterior enclosed. I know that the mayor has some timelines in in mind, but it's sort of something
that there's not a lot of teeth involved. We have also sent the health inspector out and she has sent a violation notice, but there's not um a lot right now in our code that really gives us the power to move forward. >> Now, this is the same property that we
had a problem with a year and a half ago, right? >> Yes. Yes. In fact, while it was under the former ownership, we had actually filed litigation to take down the former structure because it was deemed unsafe. >> Um, and in between there, it changed hands. So, we had to withdraw our litigation because it was against the
former owner. Um, but we thought that there was going to be movement. So, we >> and I do believe the unsafe structure had had been >> very little has been done. >> Okay. >> So, the the residents in that street have been dealing with this problem for I don't know two and a half to three years. Yes. What do we currently have
that does have teeth to light a fire under this? >> Well, so right now your property maintenance code is an adopt an adoption of the UCCC. What we can do is something separate instead so we can put more teeth into it because as David indicated, >> what about right now like a >> right now you have whatever the UCCC says.
>> UC governor restrictions are in terms of duration >> gives you one year. So, if you go and and you put another 2x4 up, as my understanding from what Bob Burns is telling me, if you go and put a 2x4 up on the the unfinished uh platform, then
you your one your clock starts again, >> right? So, as long as it's not untouched for, you know, 366 days. So, as long as on that 364th day you put another 2x4, you still keep going. >> Hilarious. >> Day 366. >> I'm sorry.
>> What's the prescription of 366? Well, your permit doesn't lapse if you've got any action on it during the course of the year. >> So, it's a rolling 360. >> Correct. >> Yeah, that's cute. >> And um
>> so far, >> Lauren, next. Yeah. >> So, Wendy, I'm And David, I'm I know this property. I've spoken to these owners many times. It's been before us and years ago, various things. But, um >> property that's in disarray or the neighbors? >> I've spoken to the neighbors.
>> Okay. Who? Yeah, I've not spoken to the disarray. Um, >> we can't always get a hold of them. So, if you had to contact us, I get very excited. >> No. Uh, no. And if that's so, I would have brought it to you with me. So, anyway, my concern I would like to amend the language and obviously put in
something here with teeth. But, you know, if we say substantial construction, how are we defining that? If we say, you know, you must file amended plans with the burrow, is that an undue burden on an already existing? So, what are you thinking, Lindy? I'm just trying to flush this out a little bit.
>> I think Mark and I had had talked and Mark's idea was to uh make it the the uh the structure the exterior structure to be enclosed so that what people are seeing from the street is a finished. >> So the construction has to remain consistent or exterior has to be if I'm
jumping in. >> Yeah. The exterior has to be done within a particular time window. Okay. so that it looks like a finished complete house. You know, some sort of landscaping so it looks clean and neat and new as it should be. If they take 10 years to
finish the inside, you know, that that's up to them. It could be someone building it on their own sort of thing. So, we don't want to hamstring anyone, but it's not fair to all the surrounding neighbors. I mean, it doesn't take three years to build a house. >> I'll tell you, it's it's definitely when people are building a lot of trucks
outside. Correct. Definitely. I wouldn't want the inside to have an open-ended, you know, time frame also because the only thing that there's a hindrance on the neighbors whether it's the interior or the exterior. But >> yeah, that and that could be handled by,
you know, a building the building has to be done by a certain date like Lauren said, then you have to come back and reapply sort of thing, >> right? I mean, I will say we've had houses, you know, fail to put in the last light bulb and not get their certificate of occupancy on purpose >> and hold it out for many, many years.
We've had that situation as well. Yeah, exactly. We still actually have at least one of those that I know of. >> Correct. >> But that's why you hold that out. >> Yes. >> Discuss with this. Can we override UCC or the ordinance? Is that what we're discussing?
>> So, just can I respond to John? So we actually fixed that loophole with the tax assessor so that the second you actually get your co you owe the back taxes as as if the day it was >> so >> we fix that loophole. >> So actually there it's by state law that when you hit a certain percentage of
completion you should be reassessed anyway. The problem is that I I don't know if if folks are going to actually if our staff is knows when that 75% whatever that percentage is. That's where the problem comes in. How do you know?
>> Right. >> So, how do you want to after listening to council's comments, you want to make a list of recommendations? >> Yeah, I think that you Let's make some recommendations. Wendy and I could work on a draft of something for the new year. Um, and you know, the person that that I have been receiving the
complaints from, I mean, their property is, I think, three doors down from this and they have an immaculate property. So, I understand where they're coming from. you know, they're they take well care of their property and this eyesore is, you know, two doors away. >> The other thing is uh whatever ordinance
we have needs enforcement and that's always our issue. We could write like, okay, now we're going to enforce at this point, but we don't actually do the enforcement and so we need to get again a real discussion on enforcement of our own ordinances. >> Yeah, you know, you're right. We've had
a couple of different uh locations around town where we have >> we questioned ourselves internally about because you know it's a balancing act. You want to give people time to get into compliance with what they're supposed to do but then maybe sometimes we give them too much time. So that's that's part of
the process to recognizing that. >> But this one we're trying to we need more teeth in order to deal with situations like this when we're dealing with entire buildings >> and slowness. Okay. Right. So, you know, with the UC with the if you adopt your
own um property maintenance standards, you can go beyond. >> You just can't contradict. So, you can get stricter. >> Okay. So, then if that's the consensus, I I would coordinate, you know, if you want to get your suggestions to David, as he mentioned, we'll just coordinate
for early in the new year to get a draft out. >> Okay. In the meantime, can we make sure we're double-checking and sending our code enforcers to these properties and getting in touch with whoever owns the prop like whoever owns the underlying land. They should get a notice. They
should something in writing. The burrow is, you know, you're not in compliance with burrow right now. >> Yeah. Bob is aware of it taking some appropriate action on this particular property. >> Does the building department and the code department do they actually write written like you're out of compliance?
Yeah, they'll send a violation letter and they usually give them time and then if they just get, you know, stonewalled, they'll issue a summon and the summons will go to the missing prosecutor in the court. >> What is the summon? What was the impact of the sum? >> Well, the violation of the of the code,
you would be given sort of a ticket to appear in court and then the jurisdiction then goes to the the court, the prosecutor. >> So, I can I can pay to keep this up as long as? >> Yes, you I imagine that the fee is not conserv but I think we got to look at everything
in bullets being just and and uh you know maybe that's the other part that >> didn't we up that >> so UCCC violations are um if not daily they're weekly depending on which one it is so it keeps acrewing until compliance
property along with the one on the other side on on the same side of town we had uh health department also We used to have the health department over there to deal with it because there were health issues because you have to deal with rodents and bugs and >> rats and all kinds of crazy stuff, you
know. And there wasn't John, it was probably before your time and Jamie where we had a situation where we wound up getting a court order to clean up a particular piece of property because it reached the point of, >> you know, they put a lean there.
>> Yeah. So, we have done what we have to do sometime. Lusterville, not Lester. >> Okay. So, you guys will put something together for this and bring it back to the council. >> All right. >> All right. Bergen County uh community block grant. >> Okay. We had uh brought this up a month
or a month and a half ago. Um we're very limited on what we can apply for because of our affluency, if you will. Uh, so Omar and I spoke with the county today and we reaffirmed that we can't use this as other municipalities do like to deal
with sidewalks and curbs and ADA issues. We're really limited to an architectural barrier such as a bathroom. Um, so what we're suggesting is uh to uh apply for the bathrooms at the pool. Uh, and we'll put the same grant in as we did for the
Grove Street Park building. Uh this would be for a uh $500,000 grant. $250,000 from CDBG and it would match $250,000 >> and that would go towards where >> the pool bathroom. >> Pool bathroom sort of a family or ADA bathroom at the
pool. >> Okay. >> So, can I just ask a question? That number seems incredibly high. I'm literally in the middle of a bathroom construction right now. That would get me like 12 bathrooms. >> So, I bet you >> are you paying for prevailing wage loans? I am by the way. I definitely am.
But um I will I will say I'd like to see a realistic amount in a size 500k. I think I I honestly think we could put up 250k and then have it >> and maybe we then make pathways around the pool or something else along with
that if you want that level because that seems way too expensive. They'll only they'll only fund the removal of an architectural barrier. So if you had a door and the door was the barrier they would pay to take the door down or replace it with a door that was an automatic door for
>> So the facility now with the bathrooms and the dressing rooms and everything. Can we are we looking for that entirety? Because that's what I >> Yeah, I think so. I think I think that the design of this will come later if we get really on the target of getting this funded.
>> Yes. >> Okay. That makes me >> this is really just a very high level back of napkin of what we had put in last year. >> So >> just a question. So this is one of the places I uh was interested as well. I think it's a great idea. Uh I just would
only have a concern in the sense of because our pool is a membership situation. Does that impact the community block grant? And then if it does, is there a way that that bathroom is accessible
where you'd have to be >> I I don't know if it if it would impact it or not. We'd have to take a look at that. And I think the issue I think the issue would be >> I don't think it does >> making it available outside of full membership would be then monitoring >> right
so >> well I mean there's also the nine months in between >> right >> where you have all the people at growth theoretically could use that >> yeah I mean one of the things that to talk about the cost would be right now there's no >> the pool gets winterized and the
bathrooms get winterized so you know if $500,000 You might be able to have a bathroom open for a full year. >> That's That's what I'm thinking. >> 500 grand. >> San Francisco. >> No, >> I mean, but it is a good a good thought.
Got nine months in between and maybe seriously on that. >> I am. Okay. >> So, I have a third TBC uh which I put on and was taken off, but I'm putting it back on. >> We're going to do it at the during the administrator's report. >> No, it's a to be considered area is for
the council to propose ideas. So, it's not >> I want to put it on the administrator's report. That's all. >> No, but it this is actually the area where you propose new ordinances and resolutions and this is really the council's working space. So, it's more appropriate here. >> Yeah, I don't agree with that. We'll do
it on the administrator's report as soon as we finish with public comment. >> No, no, mayor. It's not for you to decide. >> No, no, no, no, no. >> It the to be considered is a council work area. >> The agenda is set by the mayor. >> The agenda is is No. The agenda is
overseen by the mayor. It is set by the council. The council may add things to the agenda. I've been doing this for 10 years. I understand that that it was perhaps done a certain way in the past, but it's a a mayor and council burough form of government. The mayor's limited
role in running these meetings is running the meeting and putting together the agenda between the mayor and the clerk. So, >> there's no way the council can't put things on the agenda and the appropriate place to put things on the agenda. I mean, this topic isn't even worth this fight, but I will say it's going to be
discussed right after. We're really going to we're going to spend more time talking about what >> I understand that but to me it's a very important part of my job and this council is that I have the ability to add things to the agenda for discussion of the council and the appropriate place
to put it is under a to be considered which is the purpose of a to be considered >> it is not actually under David's report and it shouldn't be for the mayor to decide whether the council I'm not done Wendy please don't talk over me it should not be that the mayor can can
decide what the council can talk about or work on. >> Well, that's a question for the state legislature, not for this body. >> And and this body has never operated where the mayor may take something off of a council discussion. >> Respectfully, it was never put on because the mayor didn't put it on. That
being aside, there used to be an item on the agenda that was for the good of the order, and that's when the council opened up other discussions. during the time that you weren't on the council that was dropped from the agenda. Nobody has asked to have it put back on >> and it's going to be it came through the
administrator and the administrator is addressing it through his report. So, it's still on for consideration as far as if anybody wants to talk about it. It's a distinction without a difference. It's just coming through a different avenue because that's the way the agenda is done there.
You know, things change. We're in compliance with the law. So, I would ask the mayor as the presiding officer of the meeting, if you want to move on with the meeting, move on with the meeting and I'll get to it when we get to it. Okay. I I'm not I'm not okay with this that I would like to request the section
for the good of the order be back onto our be back onto our council agendas. Council, this is your space to raise new projects, new ideas, new ordinances. This is the council's work session. Council council meetings are for the
councils to raise things to each other. And it should not have a veto over the mayor. The mayor doesn't want to talk about that. The council >> I've never said I don't I've never denied anyone talking about anything. >> I'm not saying whether you want to or not. The point is I put something on for discussion. It got >> It never went on to the agenda.
>> It did because I requested it to go on through our clerk that was now taken off. >> I No. No. I would like to the council to understand that this formality that I'm arguing about is for the council. This is the space the council gets to work in.
>> So, thank you. >> The mayor is not the only person who does the work. >> The council wants to put to be considered back on the agenda. >> For the good of the order, for the good of the order, if you >> For the good of the order, they can let the let let the administrator or myself and the clerk know and we'll move forward with that in the future. It's
not >> for the good of the order to have a topic tonight. >> Excuse me. >> Why don't we just push it back then? We'll talk about it. Do it way next. >> It needs to get discussed tonight. >> I mean, >> okay. Okay. But next on the agenda is public comment. That's where we're going next. That's what we've advertised to
the public. So, we're not going to >> In my 10 years, In my 10 years of sitting on this council, I have never not had a topic that a council person wanted to discuss, not discuss it. >> No one's saying you can't discuss it. So, I'm not sure why you're saying that. >> All right. Public comment. Audience
members wishing to speak will have a three-minut time limit to address the governing body on items on or off the agenda. Large groups are asked to have a spokesperson represent them. Is there anyone in the audience? Tom, come up to the microphone and give us your name, please. Not your address.
>> Anyway, >> what you know, >> I know where you live. Anyway, >> Tom Gerardo. Okay. Good evening, everybody. A couple of >> questions and comments. Have any proposals been turned in for the park development avenue? >> Wait, say say that again, Tom. Have any
proposals been received for the rope park on Highwood Avenue that was proposed at the nature center? >> The ropes course. >> Yes. >> No. >> Okay. Um what about for development of the Latin next to the post office? >> Could you talk into the microphone? >> What about the development of the lot
next to the post office? >> We receive we received one proposal and we're in discussions with uh the proposal. >> Okay. Um just a suggestion. If you plan on moving forward with that, I think it'd be a good idea to have a public hearing. >> My opinion, >> I mean, everything with that would be in
the public. >> Well, it's it's it's in its infant stages. >> Okay. Thank you. >> Yeah, there's Tom, there's uh everything with that plus or minus will be in public. >> Okay. Thank you. Um, I brought up once
before at the previous meeting with CSX there, it's uh the railroad track through town. That was somebody's house. You got a violation in the building department. Overgrown dead trees, stumps. When he did the construction at Central and Riveridge,
>> Central goes back maybe three years ago, right? There's wooden railroad ties, broken up concrete down by Riveridge Road. There's railroad ties. I mean, >> this is been there, you know, for a couple years. So, so let me answer that question a little bit and and Wendy and David correct me if I'm wrong with
anything. So, we've been in ongoing conversations with CSX regarding the potential crossing, the new crossing going in over there and also what's happening with the Northern Valley Greenway and the way they maintain their property. So, that's been an they're
ongoing conversations. We haven't ignored that. And most of the time, almost all the time, they've been pull pulling permits. You know, when they were moving dirt around over by Dean and Westervelt, they pulled permits for all that sort of stuff. All right. So, they're not they're not operating just
kind of freelance there. >> Okay. Thank you. Um, also is on the resolutions, if you could resolution R25-569 about Benjamin. Could you explain exactly >> the ordinance for introduction? No, it's
a resolution R25-569 >> number L >> and it pertains to >> Oh, yes. Yes. Um, so that item is because there is an adjacent building that was also owned by the same entity
and when they did their uh got their zoning permit, they were required to have additional parking on the o for overflow at the Benjamin Brothers site. So it appears that their lease is ending and the use will be done. So we had recorded that developers agreement that
required them to have the overflow parking. So this is a resolution that authorizes the mayor to execute the release of the developers agreement once the closing happens and they're no longer a tenant. >> Okay. I think that's that's the original building was >> it's the one to the west.
>> That's the original bedroom. >> Oh, really? I didn't know that. >> Yeah, that's original building. Yeah. >> Right where it is. A big huge white building with the golf things in there. >> Yeah, it's a >> That's the original Bedroom. Yeah. >> I didn't realize >> where Ben Brothers was now.
>> It was the outdoor lumber yard. >> Yeah. Yeah. >> And everything else was lumberyard. >> Yeah. The building wasn't there. The current building wasn't there. >> No >> Interesting. or other thing um with ordinances in general um when you go on the website and click
on like for tonight's meeting it lists the ordinances four of them but it doesn't tell you what they're for but there's no detail all the what it says here I mean immediately okay it's great but they don't go they don't go
into detail until after this meeting >> so >> so after this meeting >> it'll be more detailed but if somebody wanted to come down and speak to con they don't know what is on here. >> So that's because the ordinance when it's on for introduction there's no public comment on it once it if it
doesn't get introduced by the mayor and council then it never gets posted. >> No public comment the first time. >> No the public comment is on the second reading >> during the public hearing. >> Correct. So at least it's part of the record of of that particular ordinance. So you can make public comment about whatever you want but if you want to be on the record for that ordinance it's
the second reading. So, what happens is the council will introduce it, then it gets advertised, and that's when it's posted in full because then it's actually pending. >> Okay. Okay. Thank you. Um, last one. What's up with ordinance 25-32 that was on the agenda last month that
could make it last week about the Frank Street development? >> That is a new um affordable housing um a new zone. So, it it would allow for um believe it's eight town houses with two affordables in there.
>> I'm saying was that passed at the last meeting? >> Oh, so no, no, no, no. It was introduced at the last meeting and then it because it's a zoning ordinance, it has to go to the planning board for a consistency review to make sure that it is not inconsistent with the master plan. >> That's the Wells Fargo,
>> right? December 22nd, >> right? the the uh the planning board doesn't meet till tomorrow. >> I see. Okay. Um >> can I just add something Tom just to clarify to preview what we're about to do. There's another one which like
piggybacks on that which is about the the uh >> hotel >> no the uh no the summit uh >> the Benjamin brothers >> Benjamin brothers we have one of the ordinances tonight is going to see if whatever happens there
>> is uh with the master plan so then after tonight it'll get kicked to the >> Okay. Thank you. And just a comment about um a zoning change. They think and these zones can be changed anywhere in the town, the residents who bought that property should be uh notified.
>> Say that again, Tom. >> If you're changing the zoning wherever, whether it's from residential to commercial, whatever, people who live in the area or own property should be notified if they want to come and speak on it. >> How does that work? What is the >> I don't know if that's required. >> Good question. No. So, it is required if
it's not part of your master plan and um the the Ben the sorry the Wells Fargo parking lot site as well as the Angle Street site that has been approved were all part of the housing element and fair share plan. So, it's consistent with the master plan at that point. The Benjamin
Brothers is not changing in its use. >> I was talking about on Franklin Street, >> right? So, that was part of the housing element. >> Yeah, it was part of the housing element fair share plan. So it doesn't have the same. It's it's consist based on a change of the master plan zoning.
>> Okay. >> But if the council would like, we can certainly increase the public notices. >> So yes, you would have the notice for public hearing on December 22nd. I suppose what you're saying is you you want you would like to have a notice go out separately from that to area.
>> Yes. I mean otherwise people >> it can it can be no idea. >> I mean we could get the same kind of list April >> the 200 foot list. Yeah. It's the same thing that goes in front of the with the planning board and the board of adjustment. >> Yeah, we could do that. >> Okay. Because I like to be kept up because I like the meeting with planning
board due to this uh chronic pointing there. >> So, you'll be happy to know that the new plan will increase the the uh pvious coverage because it's going to be more green area than just the parking lot. >> Well, my my concern is in the ordinance they have permission to build a sixft
wall along the brook there. And then all that would do would push the water into our property because the parking lot now when it rains heavy heavy it's a flood zone the water goes almost up to Franklin. >> So I think it's it's to protect where the culvert is and that was um reviewed
and worked on by the um >> the burrow's engineer by David Halls. >> Okay. I'm not saying it's not, but a 6ft wall that would keep the water in the brook >> and push the water westward into our backyards >> because the walls on the eastern side.
>> The wall was going to be on the eastern side of the brook. >> Okay. >> So, we should look at that. >> And I I would like, you know, me personally or anybody in the area, there's going to be a meeting concerning this uh with the planning board. You know, we just have to check the agendas and stuff. I would say
>> well, so no, the planning board is just doing a consistency review. They essentially just have to check off the box that it was in the m consistent with the master plan which it is because it was in the housing element of fair share plan but you should definitely come on the 22nd >> to the council because that's where there'll be public hearing on it.
>> Okay. >> The planning board is going to have their regular public comment for any meeting. They're not going to have a hearing on whether it's in >> I see. Okay. Um at that meeting the 22nd, will the engineer be here at all? I mean >> will I be here on the 22nd? >> We have questions. We could bring the we
can talk to the engine. See if he's available. >> What? >> Yeah. President have questions. >> Yeah, he can certainly meet by. Yeah, Dave Hall. >> Dave. >> Yeah, Dave Hall. >> We'll reach out to him. >> See if we can organize that. >> Okay. Thank you very much. >> You're welcome. Thank you.
>> Thank you. >> Anyone else from the public like to speak in the chambers? Sure. >> Just come up to the microphone and give us your name, please. Not your address. I'm Danielle Bedros and I just wanted to come here tonight because I heard about
a redevelopment plan for the Clinton Inn. So, I just wanted to come and support it and say how thrilled I am because I'm one of many young families that have moved here from the city for young kids and we're we just want to
continue to see thrive and bring in new modern amenities and also amenities that bring people together and offer common spaces and have places to eat and relax and enjoy. Um, so I just wanted to show
the support and I'm here also representing lots of other families like myself and friends. So I just wanted to thank everybody for hopefully supporting the evolvement and evolution and progression of this wonderful town.
>> Okay. Thank you. >> Omar, is there anyone else in the chamber that looks like they'd like to speak? >> See no hands. Mayor Fel, >> uh, is anyone out on Zoom who would like to speak? Speak up, please. >> There's no hands. Mayor, >> no. No one's interested in speaking.
Okay, we're going to close public comment, then move on to administrator's report. >> Yes. >> Okay, mayor. I have a lot of items in my uh report. Uh just to hide a couple. >> Yeah, of course. >> So, we'll start with the subterranean
parking regulations. Council Pet, >> thank you, David. Thank you for including it in your report. So, this is an issue I'd like the council to pay attention to. So, as you just heard Tom's concerns, there's significant flooding through the valley of our town.
Um, these storms are really doing a number on our commercial businesses, our homes there, our street traffic. They're overflowing our sewer systems and our Brooks. Something that I wanted to come back on council particularly to work on is the issue of flooding. So, now that
I'm back on council, I'm trying to do something about it. One of the biggest issues that we had over some of the big superstorms was that those who live in the valley and those businesses flooded two, three feet into their subterranean garages and basements. Um the b the
businesses for example along Dean Drive actually right past where I'm talking about this Clinton in project that whole brick building the entire first floor flooded. So we have a situation >> the one at West. >> Yes. >> Right. So it's on Dean but yes. So essentially you have a situation where
the water is coming from both sides of the town. You know keep in mind it is a valley. So what I would like to propose um and we've done this already understand for housing um any new house that is um built and you know complete
new construction within this zone and I'm going to call it a blue zone is not supposed to now have any subterranean parking. They're not supposed to build down. They can have a basement, but what they're not supposed to have is any sort of structure in which water can enter.
Makes sense. You know, the very last house went up with the subterranean basement right near school pickup. If anyone's seen it, and I'm saying wish you luck. >> It's It wasn't that wasn't not supposed to have. It's the option to redo it flat, >> right?
>> The option is still there to have it. >> So, the option is still there to have it. the appropriate engineering design in order to allow the water to drain. >> That particular property poppers had told me that they did provide technical engineering things.
>> Yeah. I mean that's just a oneoff but my point is so what we are allowing now thank you Dan and I was going to get into that is you if you have a new construction and you had past flooding can now say I can unconstruct my subterranean parking and basement and
fix it without penalty from the burrow. What I'm now proposing is a new ordinance that really just goes beyond that. What I would like to do is figure out with our engineers where the few streets of flooding are and they really are in the central part of our town.
Franklin is one of them. George Dean um you know uh Central Avenue, what's it? Grove, Tennifly, all of the streets in which schools are they're flooding. So, what I would like to propose is for us to be proactive about this that any new
residential or commercial that comes into that area has to not have something with subterranean parking. Doesn't mean they can't have a basement. Doesn't mean they can't utilize the below floors. So, for example, you know, somebody could have a, you know, basement storage or a
commercial space down there. That's fine. But the difference is when you have parking or a parking garage or parking structure, water can get in. It's not sealed. Um there's no engineering way I think to prevent the flow of water. And so I think we need to
start being proactive and looking at these blue zones. We have no water retention system there other than the brook which cannot um absorb the capacity of water that's happening in our storms. One of the things that we should look at, which we're not, is
expanding the width of that brook, but we're not because businesses are on all sides. And so, if we can't figure new places to put our water, we have to then help our businesses and our residents not get this flood situation.
>> Go ahead. >> I want to ask seems like a dumb question. I can build a home by water. I can build a home where I get flooded. I can build a basement. articulating suggesting that an area below very accumulator of water and therefore
destress the system of the grow at the homeowner's expense homeowners risk is something that we want to suddenly cover the exact same unless below groundarian do whatever you want
>> so while I appreciate the idea that the homeowner has the right to flood their own home. >> I I fully appreciate that. >> What I don't appreciate is the effect it has on our first responders, on our resources, on our streets, on our
traffic. >> Okay. >> What effect does it have first? >> Okay, I will do a perfect example. If I own a home and I have a basement and I park three automobiles in there and I decide that I don't care if water
>> that that water is not going there would go onto the road which I would argue would be. So what is it? >> So when you >> if I could just interrupt for one second I think what councilwoman Dayton was talking about was the the residential
rules for and it's downward sloping garages. It's not the a subterranean garage. It's a downward sloping driveway so that the water is is but no no but this already exists in your code. I think what councilwoman is talking about is do does the council want to entertain
extending the same type of restriction on downwardfacing driveways into a commercial. >> I'm asking a broader question. Appreciate the difference question why do I care? >> Okay. So can I answer? So, in one of the
last storms, for example, we had a firet truck go to rescue one of these people because when the water went in, it short shorted out the whole house. House went out. Uh, it became a situation where first responders had to go to the house because of the flooding in the basement
from other things that could >> No, no. It it became an unsafe situation for the home in which our first responders had to then get through the flooding and get to that home that created the unsafe situation. What I'm trying to do is limit or restrict or lower the need for our bureau to have
unsafe situations and be proactive about it. We can't say these areas aren't flooding. We know they're flooding. We know the Army Corp of Engineers has told us they're flooding. We know we have money for brook repairs and to try to clean out our coverts and make that water move so that it does go to the
brook and and get off our streets. However, if we continue to build the way we're building, we are causing we are causing issues and we're causing stress on our municipality. So, the fire, the TAC, and the police all had to go to that house because the water shorted out
and had electrical and say that we have too many old people in town. Therefore, our ambulance is stressed and our police had to go to those homes. So, maybe we should restrict the number of old people. >> Well, the same kind of argument, right? We are as a council I understand your I
understand your autonomous argument as a council we're not responsible for age but we are responsible for land streets traffic first responders we are responsible for flooding we are we are we are responsible for storm water management as a council we have now
taken many storm water classes I've taken many storm water classes the restrictions have gotten even higher which is great but our valley is not protected Our valley is very vulnerable. Our commercial and residential existing places right now are very vulnerable
given the way they're structured. >> I guess this is really important for engineer. >> Julie say that Julie >> did you want to >> No, I was just gonna say an engineer. I don't want, you know, businesses before talking to an engineer. >> I think I was I was saying that two
things simultaneously. Obviously, we we want to bring in an engineer, but um I see where Councilwoman Dayton is is correct in saying just to remind everyone, we absolutely have these regulations for our homes right now. So, there clearly was a a need. I think that
was something mayor worked on a lot. >> We worked on that. Yeah. Two years ago. Yeah. >> Remember that. And then uh allowing people to to correct their own drug have all the ordinance. >> Yes. And that's ordinance 2014. So, a lot there's a clearly a big need. I
would just say that I don't really believe that any businesses that I'm aware of have that type of driveway. I think that's really much more of a a home situation, but I don't I don't think that there's a harm in expanding
it. But I I just don't I think we should >> Can I just respond to that? >> Yeah, go ahead. The question should ultimately go to one of our engineers. >> Yeah. on the planning board. We now have applications coming for commercial apartment and you know both residential and apartment buildings that seek to
have underground parking in the valley and and I call it a valley. What I really mean is that's those central couple streets that are significantly flooding and as a planning board we have no right or ability >> does that though. >> So no I don't think this ordinance does.
I'm trying to create a new one. Let let me just interject a because you weren't on the planning board when the uh the Donnie property got approved on Grove Street. >> Is that underground? >> So they originally wanted to go two stories underground. Then we brought the engineers in
>> and because of the water table in there, their engineers could not could not u demonstrate that it would not flood. In other words, it was highly likely that that lower level would because the water table the water table was a six feet and
the garage was going to be like 12 feet. So the math obviously was going to flood. So So the planning board said ain't going to work. Turned it down and they had to redo their plans because of it. Just give me that information. So, I'm trying to, as we say, give more teeth and tools to the planning board
and the council so that we are doing storm water management because if we continue to just ignore this and one off every building, okay, this one, maybe the that personal that property, you know, didn't get their underground parking, but maybe the one next door will depending on the circumstances. I
think it should be a one-off and I think it should be directed by if you if your plan is a problem based on engineer what the engineers say then we adjust it but if you have you say all across the board no one can do this then I think you're an end company business for no for for
no reason >> investing millions of dollars if you get millions of dollars of grants to evaluate our streams >> so so we need we need to we're starting to mix concepts greatly here but we should bring one of our engineers citizen to talk about this topic. So
we're not just talking amongst ourselves, >> right? >> So that's what a for the good of the order to be considered is is are you interested in exploring this topic? I'm interested in having some sort of ordinance on our books that addresses this. Is the council interested in
moving forward on the project? And that's why I wanted it earlier as a council discussion and not just >> we'll we'll bring the engineer in to talk about >> normally it doesn't go in the admin report. Does anyone else have questions for the administrator? >> So, can I just ask a different question,
Wendy? This is a question for you. In any other towns that you're seeing flooding, how are towns are you seeing any towns dealing with subterranean um parking or garages? >> So, little ferry Munaki, you build up.
You look like a short on. Yeah. >> So, it depends. If it's not in the FEMA zone, then >> everyone's on stilts. >> But they're in in FEMA flood zones >> stops flooding >> in which town. >> Yeah, of course. It's very low. Yeah, they're low. It's very low.
>> So, but Dan, they don't have something that says don't grow underground, right? They just build. >> No, but what happens is >> you can actually your own risk. >> At your own risk flood. >> No, but they won't have a flood map. So, they can't get insurance. Ah, there is
>> Well, I mean, that's the reality here is that we're creating situations where people are building in our town and I think they're causing issues to themselves whether they choose to or not and and the surrounding needs of our municipality. >> We're going to bring the engineer in to
talk about it. >> The only way to stop is you pay. >> You want to bring in Collier? Who you bringing in? >> Probably David Halls to start with, I would think. >> I'd like to hear from a professional engineer. I'd like to hear from Collier. We'll figure out which engineer. >> Did the state ever move?
>> Okay. Then bring collers in. >> All right. Any other questions for the for the administrator? >> Anyone? >> Say that again. >> All right. Hold on. One at a time while over here. John's at the floor. >> Right. I'm just curious what it means in
terms of what we're doing in this. There's a recommendation that says that there's you're introducing that lion share of that
prior My point is this suggestion is a nonbinding suggestion subject to >> correct. So it's it's yeah it's included in in a separate action. >> The only other thing I would mention is uh the police department. Um the chief
uh has informed me that that he anticipates uh you know a few uh retirements you know potentially um a lieutenant, a couple of sergeants, a patrol officer. So he's um you know
>> right? Yeah. So he's he's looking at you know having a few vacancies. So the reason that this is being brought up is that he's asked for authorization and I think it's a you know it's a a worthwhile cause for him to be able to go through his process to create a list >> so that we would be in the position to
send people to the academy and we need to have that in place before the end of >> so the retirements would be >> well so no the retirements would be paced throughout 2026 but the academy class you know you're not going
Basically, they >> too many numbers. >> 26. >> January 27th is when they'd actually be fuel trained. >> So, we're just trying to get a look at >> Has anyone actually put in a time of paperwork? >> No. >> No, not yet. >> Hard to plan.
>> Okay. >> Six months. >> I'm sorry. >> Is that six month or three months? >> Um, three. >> Three. you know, they they revised the six, but you know, basically doing three, but we'll hopefully we'll get a better picture as we move along as
we as we adopt the budget. It'll be some impact. I know Susan's on online. So, uh, you know, the >> the terminal the terminal leave funding we have to pay close attention to as we adopt the 26 budget. >> David, can I just ask any update on the
construction for Little League? Um, they have a notice to proceed. I don't know. I haven't been over there, so I don't know if they've actually mobilized yet, but um, they haven't noticed to proceed, so they are free to move along. I know that some of the, uh, selections of
colors and materials have been ongoing and the little league has been involved with uh, getting we've gotten their input and giving that back to the contractor. >> They've submitted submitts to the engineers, so they are moving along. Okay. Um, so yeah, I think that they you're going to be good shape. Their
their deadline really is the middle of March. They have they have ways to go. >> Thank you. >> Okay. Introduction of ordinances. The first one 25-33, the affordable housing overlay zone district. Lauren, would you like to make the motion?
>> I have a question on this one before we actually start. >> Sure. >> Uh, this question is for Wendy. I know I asked last time that this um that this district I'm sorry let just go to it.
This is on the Dean Drive or is this the Wells Fargo >> Benjamin? >> This is Benjamin. Okay. The number. >> Okay. >> This is Benjamin and Dean Drive is nowhere near >> right. >> Okay. Just checking. I like the positive intent. Yes.
>> Yes. Just checking. >> All right. So, I move to introduce on first reading ordinance 25-33 and set the hearing for December 22nd, 2025 at 7:30 p.m. or soon thereafter. >> Have a second, please. >> Second.
>> Omar Omar, could you read the title of the ordinance and conduct a roll call, please? >> Sure. Ordinance number 25-33, an ordinance of the bureau of Tennifi County of Bergen, state of New Jersey to amend chapter 35 entitled land development regulations, article 8 entitled zone regulation, zoning
regulations to create a new AH-10 district. Council member Corsair, >> yes. >> Council member Dayton, >> yes. >> Council member Michaels, >> yes. >> Council member, I mean, council member Dr. Connor.
>> Yes. >> Council member Park. >> Yes. >> Council member Roer. >> Yes. >> Okay. Ordinance 25-34, multi-purpose bond ordinance. Councilman Rolieri, would like to make a motion, please read. >> Have a second, please.
>> Second. >> Omar, could you please read the title of the ordinance and conduct a roll call? >> Sure. Ordinance number 25-34, final ordinance to authorize the making of various public improvements and acquisition of of new additional or
replacement equipment and machinery and new communication and signal systems equipments in and for the burough 105 in the county of Bergen, state of New Jersey to appropriate the sum of $2,00,000
to pay off pay the cost thereof. thereof to make a down payment to authorize the issuance of bonds to finance such appropriations to provide such the issuance of bond anticipation not those in anticipation of the issuance of such bonds
council member Corsair >> yes >> council member Dayton >> yes >> council member Michaels >> yes >> council member Dr. Okconor. >> Yes. >> Council member Park. >> Yes. >> Council member Rer. >> Yes. >> Okay. Ordinance 25-35 parks playground
and recreation area or ordinance. Uh council president Michaels, would you like to make a motion, please? >> Go ahead. >> Question about this. >> Sure. >> What was that? I know it said something about now the mayor and council is in charge of this. Can you just explain what >> Yeah, this this originated from a um an
issue we're having at the dog park and enforcing rules there. So, we're going to uh we we adopted the rules of the dog park in September by resolution. >> Okay. >> Um so, this clearly indicates the mayor council the appropriate authority to set those rules as opposed to recreation commission.
>> So, and it's also just a cleanup because you don't have a recreation commission for many years. You have a recreation department. Um so at some point when that was changed over this had never been changed but that now lies with the mayor and council. >> Also part of the impetus with this is
there's a very few but a couple of individuals that are bringing dogs to the park that should not be there by the rules that were in the resolution. So we need to make it an ordinance so we can enforce and solve the problem. >> What's the definition of set >> pardon me? What's the definition of set
prohibited dog >> dog >> dogs in heat are not allowed in the dog park? >> Yeah. >> And dogs that aren't fixed, right? So it becomes a problem. >> Yeah. >> Good thing >> it's on the rules. So >> here I am here. >> So So here's the thing. It's it's you
have adopted rules, right? But >> technically the ordinance as a recreation commission that doesn't exist is the one who would have been adopting the rules. >> So Your ordinance also provides for code enforcement, police, whoever it is for a particular issue at any of your parks
can enforce it. But again, just to remove the uh any kind of uncertainty tonight, you're introducing an ordinance. At your next meeting, you'll have the resolution to read your rules for your dog park so that there's no issue. >> Gives us the ability to actually enforce it. >> Okay.
>> All right. Um, so 20 25-36 we're pulling from the agenda. >> Do we we have to vote on that? So >> I have to make a motion. >> Oh, we inter you interrupted. Okay. Sorry. All right. >> Mayor, the mayor just doesn't want me to speak. >> The
>> Okay. Ordinance 25-35 parks playground and recreation area. Council President Michaels, would you like to make a motion, please? >> Yes, Mr. Mayor. I move to introduce on first reading ordinance 25-35 and set the hearing for December 22nd, 2025 at
7:30 p.m. or soon thereafter. >> Could I have a second, please? >> Omar, could you please read the title of the ordinance and conduct the roll call? >> Sure. Ordinance number 25-35, an ordinance of the burough tenify amending chapter 21 parks, playground, and
recreation areas of the revised general ordinances of the burough tenifi 2004. >> Okay. >> Council member Corsair, >> yes. >> Council member Dayton, >> yes. >> Council member Michaels, >> yes. >> Council member Dr. Okconor, >> yes. >> Council member Park, >> yes. >> Council member Roler,
>> yes. >> Okay. 25-36 was requested to be pulled, so I'm pulling that off the agenda. I had a question on um the consent order consent question on consent agenda.
>> So do you want me >> go ahead do it now because we're about to do it. So go ahead. >> Okay. Um it's actually on the JCC property. >> What is the resolution? >> Hold on. >> It's the last one I think.
25-575. >> Yeah. 411 East Clinton. That's 25-575. >> Yes. >> The JCC's at 411 East Clinton. >> Um did this this so I wasn't here last year. Um they're increasing a parking lot size and again we're talking about
flooding >> as we go down the hill. Did >> this is the uh this is their uh >> this is their developers. >> This came from uh from Jeff. was approved as by the planning board
>> like five years ago. >> Yeah, that's been approved. >> So my my question actually is now that the storm water is updated, is this in compliance? >> Yeah, I mean >> based on whenever they got their approval is the time of application
rule. So they would be subject to whatever they had to do at the time that they got their approval even. So that's interesting. even if it took them a long time to get. >> So approvals are only valid for a certain number of years for that reason. And for an extension, you'd have to come
in and apply for a new year. Um there's usually a statuto allowance of one year >> must be within their time frame. They haven't come for an extension. >> Right. >> Okay. Understand they're going >> so are you asking to vote on it separately or no?
>> I'm just trying to understand logistically >> an approval of their >> right. This is the contract. This is developers agreement. >> Correct. >> And I understand that bonds and guarantees. >> Okay. Then I'm fine to vote on it. >> Okay. >> It's really for the protection. This is for the protection of the
>> correct. >> But it does look like they're approval drainage improvements if that >> I saw that but they put almost 200 new parking spots. So just >> Okay. Okay. Any other questions about the consent agenda? All right. Um, so could I get a motion to approve
resolution R25-558 through R25-575, please? I get a second. >> Second. >> Omar, could you please call the role? >> Council member Corsair. >> Yes. Council member Dayton. >> Yes. >> Council Michaels.
>> Yes. Council member Dr. Okconor. >> Yes. >> Council Park. >> Yes. >> Council member Rol. >> Yes. Could I get a motion to approve the minutes of November 24th, 2025, the mayor and council meeting? >> So moved. >> Can I get a second? >> Second. >> All in favor?
>> Any opposed? Okay. Committee reports. We'll start on this side. Councilman Park, please. >> I have nothing. >> All right. Uh, Councilwoman Dr. Okconor. >> Yes. Um, so I want to start by saying, uh, I got to take an almost four mile hike of the Tennifly Nature Center on
Sunday. guided hike >> uh for the for the um I guess as a liaison as well as some of the board got to go on it. It really was lovely. Uh and I did just want to let everyone know that Tenn of
Line Nature Center is a finalist for the 2011 magazine's best of Bergen poll. >> Excellent. uh under best family attraction category and the final round of voting is happening right now through
January 9th. So please go to 2011 magazine's best of Bergen poll and vote for the TNC. Uh, also the ten of nature center is combining with the library and the environmental commission to do some
beach leaf disease information sessions planned for March. Please keep your eyes out for those. If you have a beach leaf tree on your property, there's a beach leaf disease that is very aggressive.
over 90% of beach leaf trees are are dying because of this fungus, this disease. There's a way to to address it on your own property. Not really out of you know for people of loads and loads
of them, but um please attend when you hear about beach leaf disease information sessions, please go to those. And then the environmental commission um because because there these are big trees. So if you have one on your property, you really want to save it.
That's fun. Uh speaking of trees, uh the environmental commission was happy to report we got the DPW had come in and spoken about that almost a hundred trees are being planted throughout the town, you know, as we speak this week or next.
Uh, and that would be on the properties of people who wanted the trees in the burrow right away in addition to some replacement trees going up at the pool property. I think Councilman Rogieri was aware of those dead trees, new trees are
going in place of >> Yes. Um, and I did just want to say about the newsletter. So, in our latest newsletter, the fall newsletter that came out just a few days ago, we had a little uh little kind of advert about
people who want trees for the spring planting season. And um Pat from the DPW is saying that within the two to three days that it had gotten to people's homes, they had fielded over two dozen
calls with new addresses to put them on. So these are look, this is a very popular program. People who want to have trees uh for their property that would be in the burough right away. So, I just want to speak to the fact that the shade
tree trust, you know, can be very well utilized. So, I want to say how success we've had this last season and um Pat thought that the service that we're using that guarantees the trees for one year. Uh so, if they do die within that
year, we're covered. Uh he says it's it's been successful financially that we'll probably use this service again for the spring planting. So um that's it and I just want to say it seems pretty good.
>> Thank you Julie. Council Councilwoman Corsair. >> So very exciting news before he gets too busy. Santa will be coming to town. >> Good. Yay. >> Okay. Wednesday, December 17th from 4:00 p.m. to 5:30 in the mechanism room.
>> Very nice. >> Very exciting. >> So that is >> December 7 is coming >> 12:17. >> Yep. >> What times? >> 4 to 5:30 >> in Mandless room. >> Correct. >> Do we have a graphic social media and
stuff we could share? >> Yeah, I'll get it. >> Is he coming on the >> Okay, thank you. >> Drive him in. >> All right. Anything else? He's flying in. >> He used to be on a fire truck. >> Anything else? >> Anything else?
>> That's it. >> Okay, Council Michaels. >> Um, huge thank you to DPW. Tonight at 6 o'clock, the mayor uh lit the uh the Christmas tree. Thank you to DPW and the downtown committee for putting that
together. So, that was super nice. Um, next Sunday, a week from Sunday, is the winter wonderland. Um, so that's going to be in the Hillet Park area. Um, some good stuff there. I've heard some super double top secret
uh new uh new shopping experiences will be happening. Talk about it too much, but we have that. >> Um, >> then Sunday, >> this coming >> this Sunday. >> Yeah, this Sunday. Sorry. Sorry. 14. >> Yes, this Sunday.
>> There's no there's no snow or rain date for that, right? if it is. >> No, they'll they'll they'll have it at the high school or the middle school if need be, but it looks right right now looks like it's going to be cold but clear. >> Okay. >> Um, go ahead. >> 5050.
>> Did we do we decide what time on Sunday there's also the manura lighting at High Park? >> So, um, I have been told I've gotten some details that there will be manura lying on Sunday, but we don't know exactly what time yet. Um, so we're waiting for that information. And this
the other regular one >> Monday at 7 p.m. is It's so nice. We did it twice. >> Correct. >> Uh, for the mineral. >> So don't worry. >> Yeah. >> Let's pace ourselves. >> You need to come. There was six more.
>> That's true. >> Still trying to get my gifts. Um, that's it. That's what I That's what I got. >> Thank you, Councilman Roleric. I'm good. >> Councilwoman Dayton. Um, I first again I'm just going to join the bandwagon and thank Hat Mason and the DPW for the
leave pickup this season. We've gotten tons of excellent feedback. The last leaf pickup, this is very big. The last leaf pickup is Friday, December, is it Friday? December 12th. Do not put leaves in the street after that date.
Homeowners are responsible for their own leaves, their own floods, whatever it is, their own beach trees. But, um, that is a very important date. So, if you see a landscaper in your neighborhood putting leaves out, please inform them they can no longer do that onto the
streets. Um, I want to thank Rhysa A and Levven over at the Senior Services Committee. Tomorrow is the last meeting. Um, I cannot make it unfortunately, but they've been very successful. um this year at helping a lot of our friends and
neighbors in town with support systems. A lot of our seniors in town stay in place because of these support systems. So, thank you to that committee. Um the planning board is meeting tomorrow night. Uh the public would be very interested. Starbucks is postponed. So,
for those people who are coming out to hear that hearing, it is postponed until a later date. >> It was their choice. >> It was Starbucks's choice. >> It was the opposition. Yes, it was the are ready with their plans. >> Correct. So, it is not on the planning board. It's on the applicant that that
is going to get rescheduled. >> Um, I want to thank all of our Tennly workers um that have decorated our community and made it festive. >> I will I will say Anglewood still has nicer lights. I want us to up our lights
next year. They have a lot more lit up, but it does look beautiful. So, thank you to all those workers. Um, and that's all I have. >> Okay. Thank you, Lauren. Um, for mayor's remarks, I have one comment. I opened uh the mail in Burough Hall today. I have
mail from a 5-year-old little girl. A >> um Okay. She she wrote it and her mother put it in the envelope. And I'm not going to mention her name because she's a 5-year-old, but they live up on Ridge Road. And um
she says to me, "Dear Mayor, when is Ridge Road going to be repaved because I drive home and the road is so bumpy?" Love and her name. >> So, but she's 100% right. I've got to call them tomorrow. So, Mr. Administrator, I'm going to need some
clarity tomorrow >> to um to let them understand exactly where we are. >> Okay. So, because it's an issue. They're right. It's taken us two year with all the construction going on there. We're on this second year. All right. >> Can I actually David, would you mind?
Would you speak to PSEG again? >> I know the paving it's basically making speed bumps on every road. They're just not flattening the the places in which they're digging out. So, >> yeah, we had a we actually had an issue over the weekend over
uh place where there it was settling. So, we had to have them come out. So, I had I asked Pat Mason to have DPW do a sort of a windshield uh inspection to go through town and bring any of these issues forward. So, hopefully I'll get that report by the end of the week and
we'll get that around PSP. >> Okay. We have a quick closed session this evening. Um, so can you please read the uh notification so that we can go into close? >> Resolution R25576 and a meeting of the mayor and council of the burough of Tennifly of B County
of Bergen, state of New Jersey held on December 9th, 2025. Be it resolved in compliance with NJSA 104-12. The mayor and council of the bureau of Tennifly are going to close executive session to discuss the following matters. Attorney client privilege affordable housing update. Minutes will be taken to the
meeting and released to the public at the time the matter is resolved. Can I get a motion to go into close? >> So moved. >> Can I get a second? >> All in favor? Any opposed? >> Thanks, Susan. >> Ready? >> This meeting is being recorded.
>> Can I get a motion to close the public meeting? Some >> move. Have a second. Second. >> All in favor? Any opposed? >> All right. Good night. >> Thank you everybody. Goodbye. Yes. Thank you so much. >> That's really nice.