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HomeMy WebLinkAbout05/04/1972COMMISSIONERS �s N Am� o CALL Present Absent W /Consen • Motion Second Ayes Noes Absent 0 CITY OF NEWPORT BEACH Regular Planning Commission Meeting Place: Council Chambers Time: 7:30 P.M. Date: May 4, 1972 MINUTES INDEX X X X X X X EX- OFFICIO MEMBERS R. V. Hogan, Community Development Director David R. Baade, Asst. City Attorney Benjamin B. Nolan, City Engineer STAFF MEMBERS James D. Hewicker, Asst. Community Development Dir William R. Laycock, Zoning Administrator Shirley Morgan Item #1 Request to permit the temporary establishment of USE a yacht club with on -sale alcoholic beverages P�MIT located within 200 feet of a dwelling district: 1-.92 APPROVED Location: Lot 5, Tract 3232, located at 1353 Bayside Drive on the southerly side CON� of Bayside Drive between Jamboree TRUNKLY Road and the Bahia Corinthian Yacht Club. Zone: C -14 Applicant: Shark Island Yacht Club, Newport Beac Owner: The Irvine Company, Newport Beach Orlando Paris of the Shark Island Yacht Club appeared before the Planning Commission and answered questions pertaining to the request. Ramsey Armstrong, 1317 Bayside Drive appeared before the Planning Commission in opposition of the application. X Following discussion which included noise, sale X of alcoholic beverages, extensions of time and X X X X parking, Planning Commission approved Use Permit. X X No. 1592 subject to the following conditions: X 1. This approval shall be for a one year period from the effective date of this action. 2. All activities shall be those of a private yacht club exclusive of dancing and live entertainment. Page 1. C, -- • • CITY OF NEWPORT BEACH MINUTES May 4, 1972 INDEX 3. The required 17 off -site parking spaces shall be encumbered on a recordable document to be approved by the Department of Community Development and the City Attorney. 4. That the entrance shall be signed so as to direct visitors and guests to the off - site parking facilities. Said sign shall be approved by the Director of Community Develop- ment. 5., Sale of alcoholic beverages shall be limited to the hours from 10:00 a.m. to 10:00 p.m. Commissioner Adkinson stepped down and abstained from discussion.on the following item due to the fact that his firm represents the owners of the land involved. Item #2 Request to permit a 738 unit addition to the USE Versailles on the Bluffs at Newport, a Planned PERMIT Community development. W0775'3 Location: Por: Lot 172, Block 1, and Portion DENIED of Lot 169, Block 2, Irvine's Subdivision located at the south - easterly corner of Hospital Road.and Superior Avenue. Zone: P -C Applicant: Donald J. Scholz & Company, Costa Mesa Owner: William J. Cagney, Newport Beach Planning Commission had previously requested the staff to clarify the Commission's position as to their legal ability to consider this use permit application in full, that is to consider all ramifications of the application including density, location of buildings, etc. The City Attorney's office researched this matter and were of the legal opinion that there were no restrictions on the scope of review of the Commission and there- fore felt that the use permit should be handled in the same manner as any other new use permit. Page 2. COMMISSIONERS N � £m y RA CALL N m CITY OF NEWPORT BEACH May 4, 1972 MINUTES INDEX Density and type of construction was discussed by the Commission: Tom Peckenpaugh appeared before the Planning Commission.on behalf of the applicant. He dis- agreed with the legal opinion of the City Attorney in connection with the existing P -C ordinance and stated that certain improvements had already. been installed based upon the entire project. Amendment to the P -C ordinance and type of struc- tures were discussed. Planning Commission recessed at 8:55 P.M. and reconvened at 9 :00 P.M. The following persons appeared before the Planning Commission,in connection with this project: Mike Johnson, 5112 River Ave., Newport Beach; John Shea, representing 1500 members of the Newport Shores Community Association; Joe Rosener, Newport Beach; • Margot Skilling, 6610 W. Ocean Front; Rob Hickson, 215 Agate, Balboa Island; Kermit Doreus, 255 Walnut St., Newport Beach. Tom Peckenpaugh appeared before the Planning Commission in rebuttal relative to population, open space, architecture, recreation, rentals, density. He also stated that the applicant was in agreement with the recommended conditions contained in the staff report. Assistant Community Development Director Hewicker presented a petition containing 34 signatures which had been received in opposition of the pro- - ject.. Planning Commission discussed maintenance of the slopes, streets, traffic patterns and signals in the area. lotion X Following discussion, Planning Commission denied econd X without prejudice Use Permit No. 1537. ,yes X X X X X ,bstain X ,bsent X Commissioner Adkinson returned to the dais. Page 3. Motion Second All Ayes Ll Motion Second All Ayes • CITY OF NEWPORT BEACH MINUTES Mav 4. 1972 INDEX X X Request to change street name from "Civic Center Drive" to "Farallon Drive".� Location:. Extending east from Newport_Center Drive to Avocado Avenue. Initiated by: The Irvine Company, Newport Beach Following review and discussion of the request, Planning Commission approved the street name change from "Civic Center Drive" to "Farallon Drive ". Request for an extension of a previously.approved Item .#3 STREET CIMG E APPROVE Item #4 USE use permit allowing live entertainment and dancing PERMIT at "The Galley ". 95'6 Location: Lot 10., Block 11, of Balboa Tract, APPROVE located at 810 East Balboa Boulevard CON I- on the north side of East Balboa TIONALL' Boulevard between Main Street and "A" Street. Zone: C -1 Applicant: Jimmie G. Ratliff, Newport Beach Owner: Dr. Robert Andrews, Costa Mesa X Following discussion, Planning Commission approved Use Permit No. 1562 subject to the following conditions- 1. This approval shall be for a.six month.period, any request for extension to be acted upon by the Planning Commission. 2. Live entertainment shall terminate at 12 :45 A. I. 3. The building shall be insulated in such a manner as to restrict the noise to the interio of the facility. 4. The pool table shall be removed. 5. This application shall conform to Section 5.28.010 through 5.28.100 of the Newport Beach Municipal Code regulating entertainment in connection with establishments serving food or. beverages. Page 4. • 0 4` CITY OF NEWPORT BEACH May 4, 1972 MINUTES INDEX 6. Air conditioning shall be installed and operable before live entertainment commences and doors, and windows shall be kept closed during business hours. 7. Air locks (i.e. double doors) shall be install d. at all patron entrances. 8. The applicant shall purchase a minimum of 15 transferable parking permits from the City in the Ocean Front Municipal Parking Lot for the use of patrons at the rate established by the City Council by Ordinance No. 1433 adopted April 10, 1972, effective May 10, 1972. 9. The restaurant shall.close no later than 2:00 A.M. on any day. 10. Any violation of any of the above stated conditions shall be grounds for immediate revocation of this use permit° Item #5 Request to permit a zero side yard setback, for MODIFICA a garage only, in order to provide a 3 car garage fib for a duplex on a 30 foot wide R -2 lot. Location: Lot 26, Block 9, Section 2, Balboa CONT. TO MAY 18 Island Tract, located at 223 Sapphire Avenue, Balboa Island, on the wester- ly side of Sapphire Avenue between Balboa and Park Avenues. Tone • R -2 Appellants: Mrs. Mary Jo Belanger, 221 Sapphire Avenue and Mr. Albert Shonk,.225 Sapphire Avenue, Balboa.Island Owner:. Burgess.Donovan, Inc., Corona del Mar Assistant Community Development Director Hewicker presented additional information and reasons for approval of similar requests by the Modification Committee in the past. Mary Jo Belanger, 221 Sapphire Avenue, appeared before the Planning Commission on behalf -of the appellants. Page 5. COMMISSIONERS 9, 6 A501 o " � L CALL° Nms Motion Second All Ayes 40 Motion Second All Ayes • CITY OF NEWPORT BEACH MINUTES May 4, 1972 INDEX Henry Becker, 211 Sapphire, appeared before the Planning Commission in favor of the appeal and opposed the granting of the modification. Frank Spangler, Architect for.the duplex appeared before the Planning Commission in connection..with this matter. X Following discussion, Planning Commission continue X this matter to May 18, 1972 pending further study of the basic problem at the next study session. Item #6 Request to realign lot lines to accommodate ex- pansion of an existing shopping center. RESUB- N Location: Portion of Lots 2, 3 and 4 of Resub- division No. 241, located at the APPROVED northwest corner of Eastbluff Drive and Vista del Sol. rGNDT__ TTURTELY Zone: C -N -H Applicant: The Irvine Company, Newport Beach. Owner: Same as applicant. X Following review of the request, Planning Commis - X sion approved Resubdivision No. 339 subject to the following conditions: 1. That a Parcel Map be filed, and a statement of the purpose of the Resubdivision be shown on the map. 2. That individual water and sewer services to each parcel be provided to the satisfaction of the Public Works Department. Item #7 Request to realign lot lines on 4 lots in Tract 7510. RESUB- DI=ON N T_.TT9_ Location: Lots 52 through 55, inclusive, of Tract 7510, located southwesterly APPROVED of Tiburon Bay Drive and easterly COMIT- of Carmel Bay Drive. TTUMLY Zone: P -C Page 6. • • Motion Second All Ayes • Motion Second Al Ayes CITY OF NEWPORT BEACH MINUTES Mav 4 1972 INDEX Applicant: John D. Lusk & Sons, Inc., Newport Beach Engineer: Raub, Bein, Frost & Assoc., Costa Mesa Owner: The Irvine Company, Newport Beach Bob Bein of Raub, Bein, Frost & Assoc. appeared before the Planning Commission and stated they agreed with the staff recommendations. X Following discussion, Planning Commission approved X Resubdivision No. 340 subject to the following condition: 1. That a Parcel Map be filed. Item #8 Request to.create 3 parcels of land for office- RESUB- industrial development. b=ON NT.--T4'-- Location: A portion of Block 500 Irvine's Sub- division, located at the southwester- CONT. TO ly corner of Quail and Spruce Streets MIT= in "Newport Place ". Zone: P -C Applicant: Emkay Development Company, Inc., Newport Beach Engineer: Raub, Bein, Frost & Assoc., Costa Mesa Owner: Same as applicant, Planning,Commission discussed the matter of allowing offices in industrial zones and location of a future fire station. Bob Bein of Raub, Bein,.Frost & Assoc., appeared before the Planning Commission in connection with, this request and stated that they agreed with the staff report and recommendations.. Edward J. Luval appeared before the Planning Commission and stated there is land available for construction .of a fire station if the City wants .one located in "Newport Place ". X Following discussion, Planning Commission continue X Resubdivision No. 341 to May 18, 1972, pending a report from the City Manager on the issue of a fire station in "Newport Place ". Page 7. r 9 Motion Second All Ayes • CITY OF NEWPORT BEACH MINUTES Mav 4. 1972 TNnry Item #9 Request to subdivide 4.0 acres into 17 lots for attached residential development, 2 lots to be TENTATIV developed as landscape areas, and 1 lot to be TRWCT developed as a private street. TWO- Location: Portion of Block 56 of Irvine's APPROVED Subdivision, located on the north- erly side of Big Canyon Drive TONDI- TTUWLY easterly of Jamboree Road in "Big Canyon ". Zone: P -C Applicant:. Deane Development Company, Newport Beach Engineer: V. T. N., Irvine Owner: The Irvine Company, Newport Beach Warren James, representing the Irvine Company appeared before the Planning Commission and requested a change in condition No. 10 of the staff report. X Following discussion, Tentative Map Tract 7800 X was recommended to the City Council for approval subject to the following conditions:. 1. That all public improvements be constructed as required by ordinance and the Public Works Department. 2. That Section 19.16.030 of the Subdivision Ordinance regarding map scale be waived pro- vided maps drawn accurately to a scale.of 1" = 100' are furnished to the Public Works Department. 3. That the boundary of the final map be checked by the County Surveyor.before being submitted to the City for approval. 4. That all grading be in accordance with grading plans and reports approved by the Public Works Director and a qualified Soils Engineer. Upon completion of the grading, the Civil Engineer and the Soils Engineer shall certify that the grading has been completed according to the plans and the requirements of the grading Page 8. COMMISSIONERS y ALL CALL 5 m CITY OF NEWPORT BEACH May 4, 1972 MINUTES INDEX ordinance. Permanent reproducible copies of the "as-built" grading plans on_standard.size sheets shall be furnished to the Public Works Department. In developing the grading plan, special atten- tion shall be directed to an.interim protectio plan to prevent erosion and siltation problems prior to- completion of the work. The grading operation for this development must not-create conditions that.will adversely affect the wate quality of Upper Newport.Bay. 5. That a 4 -foot wide P.C.C. sidewalk located immediately behind the 6 -inch rolled curb and gutter be constructed on both sides of "A" Street. 6. That the following special conditions of approval be applied to the private street system: a. The structural, and final geometric design. . shall be approved by the Public Works Department. b. Construction shall be inspected by the Public Works Department and the standard plan check and inspection fee shall be paid. c. A satisfactory means of providing for perpetual operation and maintenance of the private street system shall be demonstrate prior to recordation of the final map. d. Satisfactory provision for future dedica- tion of the rights -of -way, if desired, .shall be made. e. Satisfactory provision for city utilities shall be made, with city rights superior to those of-other utilities: 7. That lot lines be located at the top of slopes, unless a specific exception is approved. 8. That lot drainage facilities and any related private easements be provided-to the satisfac- tion of the Community Development and the Public Works Departments. Page 9. • COMMISSIONERS n_5clo L CAL CITY OF NEWPORT BEACH May 4, 1972 MINUTES INDEX 9. That the Subdivision Ordinance requirements for local street widths of sixty 'feet of right -of -way with forth feet of paved surface be waived, and street widths of 36 feet of right -of -way with 32 feet of paved surface be approved, in conformance with the adopted private street standards. 10. That the graded width and right-of- way width for Big Canyon,Drive throughout provide for a minimum 6 -foot unobstructed width sidewalk and bicycle path, and for the grading hinge points to be located at least 5 feet behind back of walk and 6 feet behind back of curb. Where a median island is provided, slope rounding may be omitted and the grading hinge points located 2 feet behind back.of walk and 3 feet behind back of curb. Ob- structions-such as street light standards, street trees, and utility vault vent pipes shall be placed at least 6 feet clear behind the back of the rolled curb. Additional utility easements to accommodate the above shall be provided as required. 11. That the subdivision ordinance requirements regarding local street widths be waived for Big Canyon Drive and the cross sections shown on the tentative map,.modified as outlined in Condition No. 10 above, be approved. 12. That the water capital improvement acreage fee for Zone III be paid. 13. That storage capacity in San Joaquin Reservoir equivalent to one maximum day's demand be dedicated to the City. 14. That the full-width-of Big Canyon Drive be improved from the easterly side of its inter- section with "A" Street southwesterly to join the improvements constructed with Tract Nos. 7519 or, 7788. Item #10 Request to subdivide 6.6 acres into 26 lots for TENTATIV attached residential development, 2 lots to be ffxp — developed as landscape areas, and 2 lots to be TRACT developed as private streets. 770y- Location: Portion of Block 56 of Irvine's Sub- CONT. TO division located on the north side MCY-T8__ of Big Canyon Drive, easterly of Page 10. COMMISSIONERS s z � 3 LL CALL • Motion Second All Ayes CITY OF NEWPORT BEACH MINUTES Mav 4. 1972 INDEX Jamboree Road in "Big Canyon ". Zone: P -C Applicant: Deane Development Company, Newport Beach Engineer: V.T.N., Irvine Owner: The Irvine Company, Newport Beach Larry.Deane, President of Deane Development Compan appeared before the Planning. Commission and discussed the issue of a 30 foot turning radius vs. a 42 foot turning radius at the end of "A" Street. Dick Hunsaker, V.T.N. appeared before the Planning Commission to answer questions in connecti,on with this request. Bill Noller, Fire Marshal, Newport Beach Fire Department, appeared and stated that a 42 foot turning radius is needed for fire equipment. X Following discussion, Planning Commission continue X this matter to May 18, 1972, at the request of the applicant. Item #11 Request approval of the Final Map.of a previously FINAL approved Tentative Map subdividing.26.073 acres MAP into 61 lots for development as single- family M CT residential, .7 lettered lots for a waterway, landscaped areas and a marina and 1 numbered lot for future development. APPCONDLROV_ED Location: Portion of Block ,94 of Irvine's TTUWLY Subdivision located northerly of Bayside Drive between Marine Avenue. and Linda Isle Drive. Zone: Unclassified, C -N -H and.0 -1 -H Applicant: The Irvine Company, Newport.Beach Engineers: Raub, Bein Frost & Assoc., Costa Mesa Owner: Same as applicant. City Engineer Ben Nolan presented additional information relative to Lot "B ". Page 11. COMMISS!PNERS CITY OF NEWPORT BEACH MINUTES AL CALL- F _ ' May 4, 1972 tNDEX David Kuhn,, representative of The Irvine Company appeared before the Planning Commission to answer questions pertaining to this request. Motion X Following discussion, Planning Commission recommended Second X approval of Final Map Tract 3867 subject to the All Ayes following conditions: 1. That all conditions of approval attached to Tentative Map Tract 3867 be satisfied except. as amended herein. 2. That Lot "B" be deleted as a_ separated parcel and the succeeding lettered lots be appro- priately re- lettered. 3. That street dedications not provided for on the final map be completed prior to recorda- tion of the final map. 4. That Condition No. 6 as attached to the Tentative Map be amended to provide fora 3 foot wide parkway on the northerly side of • realigned Bayside Drive except where side- walks are required, in which case the parkway, shall be 6 feet wide, and that the parkway on, the southerly side of realigned Bayside Drive be 13 feet wide to_ accommodate a bicycle trail 5. That Condition No. 5 as attached to the Tentative Map be amended to read as follows: That access to Lots 44 through 61 shall be provided by means of drives located on common lot lines, each drive serving two parcels; and that adequate turn- around areas be provided so that vehicles need not back into the street. Cross easements or non - barrier agreements satis factory to the City Attorney.shall be provided so as to guarantee perpetuation of the access arrangement. 6. That Condition No. 13 as attached to the Tentative Map be amended to read as follows: That all. "side -on" garages shall observe • a setback of at least 6 feet measured from the property line. All garages. which.face onto a street shall observe a setback of at least 24 feet measured from the back of,the sidewalk, or the back of the curb where there are no sidewalks. Page 12. COMMISSIONERS 4 RO CALL • Motion Second All Ayes CITY OF NEWPORT BEACH MINUTES May 4, 1972 INDEX 7. That the C.C.& R:'s controlling the develop- ment and maintenance of this Tract shall be reviewed and approved by the City Attorney and Director of Community Development, 8. The use of Lot "F" and future access over Lot "F" from the adjacent city owned property shall be resolved to the satisfaction of the City Council, Item #12 Request to permit a duplex to be constructed on VARIANCE a lot having an area of 1,875 sq. ft. where the NO -i619 Districting Regulations require at least 2,000 sq. ft. ' DENIED Location :, Lot 2, Block 26, Newport Beach Tract, located at 2602 West.Ocean Front on. the east side of West Ocean Front between 26th Street and 27th Street. Zone • R -2 Applicant: Ralph M. Davis, San. Diego Owner: Same as applicant. Bob.Seiling, representative of.the applicant, appeared before the Planning Commission to answer, questions pertaining to the request. Norval Witt, part owner:of the property next door, and Gerald Reason, 2604 West Ocean.Front appeared, before the Planning Commission objecting to the setbacks. Planning Commission discussed density, change of zone, and setbacks. X Following discussion, Planning Commission denied X Variance Application No..1019. Item #13 Request to permit a duplex to be constructed on a VARIANCE lot having an area of 2,100 sq. ft. where the N777070 Districting Regulations require at least 2,400 sq. ft. DENIED Location: Lot 9, Block 1, East Newport Tract, located at 113 East Bay Avenue on the south side of East Bay Avenue between Island Avenue and Alvarado Street, Pa e COMMISSIONERS Y CALL Motion Second Ayes Abstain Absent • Motion Second All Ayes 0 CITY OF NEWPORT BEACH MINUTES May 4. 1972 T NnCY Zone • R -3 Applicant: Robert F. Hollingsworth, Newport Beac Owner: Same as applicant. Bob Seiling_ appeared before the Planning Commissio on behalf of the applicant. X X X X X X X Following discussion which included change of zone for the area and density, Planning Commission denied Variance Application No. 1020. X X Item. #14 USE PERMIT. -NT.-I-596 Request to permit the establishment of a restau -. rant.with substandard off - street parking spaces in a C -2 District. CONT. TO Location: Lots 10, 11 and 12, Block 431, Lancaster's Addition to Newport Beach, on the northerly side of MAY 31st Street between Newport Boule- vard and Villa Way. Zone: C -2 Applicant: G. A. Zimmer Owner: Estate of Dorothy W. Hansen, Deceased C. A. Higbie, Attorney X X This matter was continued to May 18, 1972, at the request of the applicant. Item #15 Request to permit a convention center, including 3 meeting rooms, exhibit space and shops, to the Newporter Inn. USE PEWMIT 0=97 CONT. TO MAY 18 Location: Portion of Block 55 of Irvine's. Subdivision, located at 1107 Jamboree Road at the northwest corner of Jam - boree Road and Back Bay Drive. Zone: Unclassified _Applicant: Del E. Webb Hotel Management Co:, Las Vegas Owner: The Irvine Company,,Newport Beach Page 14. COMMISSIPNERS cD N 0' 9L CALL . (:D Motion Second All Ayes r1 Motion Second All Ayes CITY OF NEWPORT BEACH MINUTES May 4, 1972 INDEX D. J. Daniels, Architect with R. M. Th.omas & Associates appeared before the Planning Commission on behalf of the applicant. Planning Commission, discussed parking and traffic circulation. X Following discussion, Planning Commission continue X this matter to May.18, 1972, at the request of the applicant. Item #16 Request to permit the addition.of a single -story USE Ambulatory Minor Surgery Center to the existing PERMIT Hoag Hospital facilities. Ny.i ' Location: Parcel 1, R/S 15/30, located at 301 APPROVED Newport Boulevard, on the southwest- C N I- erly corner of Hospital Road and TI`=LY Newport Boulevard. Zone: R -1 Applicant: Hoag Memorial Hospital- Presbyterian, Newport Beach Owner: Same as applicant. Lou Kay, Acting Administrator of Hoag Hospital, appeared before the Planning Commission on behalf of:the applicant. X Following discussion, Planning Commission approved X Use Permit No. 1421 -A subject to the following conditions: 1, That all conditions of approval previously attached to Use Permit No. 1421 shall be satisfied. 2, That the design of the facilities and improve- ments adjacent to or connecting to Hospital Road be reviewed and approved by the City for compatibility with the design of the proposed Hospital Road improvements. 3. That the total number of off - street parking spaces provided shall be not less than 1002. Page 15. COMMISSIONERS VL CALL Motion Second All Ayes i Motion Second All Ayes Motion Second All Ayes Motion Second All Ayes E CITY OF NEWPORT BEACH MINUTES May 4, 1972 INDEX 17 Proposal.to redesignate the location of a proposed secondary.highway from a northwesterly alignment between Superior Avenue and Balboa Boulevard kASTER EN' extended to an alignment commencing at Superior Avenue thence westerly along the existing align - ment of 15th Street to Monrovia Avenue, thence ED westerly to a point of connection with.Balboa Boulevard extended as shown on the Master Plan of Streets and Highways. John Haskell appeared before the Planning Commis- sion as an observer for Beeco Ltd. X Following discussion, Planning Commission adopted Resolution No. 752 entitled "A Resolution of the Planning Commission of the City of Newport Beach Approving and Recommending Amendment No..26 to the Master Street and Highway Plan." ADDITIONAL BUSINESS: The following resolutions were adopted by the Planning Commission, same having been previously discussed at the afternoon study session of May 4, 1972 : X Resolution No. 753 entitled " A Resolution of the RESOLU- Planning Commission of the City of Newport Beach TTTN Finding that the Proposed East Newport Heights 07.753 Storm Drain Project is in Conformity with the Adopted General Plan of the City of Newport. Beach." X Resolution No. 754 setting a Public Hearing for May 18, 1972; in connection with a proposed- amend- ment to the Newport Beach Municipal Code by adding RESOLU- I+ R -.754 sections to Title 10 and Title 20 regarding out - door lighting. X X Resolution No. 755 setting a Public Hearing for Wednesday, May 17, 1972 at 7:30 P.M. in connection.TIDN with a proposed amendment to the Newport Beach RESOLU- — 07 -755 Municipal Code by adding Section 20.08.290 limit- ing the height of.buildings in Newport Beach.. Page 16. COMMISSIONERS OLL CALL CITY OF NEWPORT BEACH May 4, 1972 MINUTES INDEX There being no further business, meeting was adjourned to Wednesday, May 17, 1972 at 7:30 P.M. Time.of Adjournment: 1:00 .A.M. ""c a Heather, ecretary C/ Planning Commission City of Newport Beach Page 17.