HomeMy WebLinkAboutM-80-0126F }
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Joseph R. Grdssie' ,r' Februaxy 14, 19�0 `"`E'.
City Manager
Worksho Brickell SAM Plan
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Jim: Reid, Director
Planning Department.,
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ration Area.Design and Development, 1979
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RECOMMENDED;
LAND USE.POLICIES'
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AREA'1. Promote major mixed.' 'high intensity development
compatible with transit function.
permitted uses include office,,retail ,.service
residential, hotel entertainment.and cultural.
maximum FAR 21.0 for residential uses
maximum. FAR 2.0 for non-residential uses
maximum FAR 4.0 for all,uses
- floor area ratio premiums for,lot assemblage
structured parking, and Urban Plaza space
totaling a maximum. of 1.0
- mixed use premium of 1 square foot of addi-
tional floor area -for every=square foot ;of
residential floor area. provided.within':the.
permitted FAR A. 0, up to .a maximum premium
of FAR 2.01
mixed use premium of 1..square"-foot of addi-
tional.office or.2 square feet;=of additional
residential for every, square foot.of 'street
level retail use
mixed use Ipremium of 2,square,.feet'of addi
tional area for every square foot. of .,floor
area developed as a.performing`arts°theatre
of.at`least 250 seats
floor."area premium of FAR .25:for:_;on-site
preservation of an histor"ic structure
- front yard setbacks. of 10 feet for.the:"first'
70 feet of .building hPinht and .up to a total
35 foot setback"_above_that,height
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building frontages along 10th.Street required
to have "a minimum 70 of ground floor frontage
devoted to„retail use,
- open space,requirements of 12.0 square feet per
dwelling. unit,NOW Niglio
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required parking -may be'provided on-site.or within`
600 feet of the use it is intended to serve with
conditional use approval
minimum required parking .5 space/residential unit,
1 space/400. square feet office, ' 0 spaces, for; retai-T,
l space/4_hotel rooms, J.1 space/1000 square`feet.pub,
lic"assembly space
maximum parking limits.of 1.5 spaces/residential,u,nit,
l space/400 square feet of,fi6e:area.up.-to..FAR.2.5'
(0 spaces over FAR: 2.5) ,1 'space/1000, square ,feet
retail, 1 space/2 hotel rooms,.l.space/eigYit
theatre seats:, 1._space/400 square feet public
assembly space
AREA 2. Promote,e,xisting„character of Brickell Avenue corridor.
as a prestige location for corporate -and professional.
offices and.high quality _residential.
maintain existing.R.-CB district
include floor -area :premium of .l,,forT.providing
a Through Block Connection' 1 n accordance with
defined standards
AREA'3. Develop a,mixed-use high, activity commercial services
and residential area as a link between, downtown,.,the.
river and the. high "density employment centers along
Brickell and loth Street.'.
Permitted uses to include residential, -retail,
`service commercial, hotel-, entertainment -arid Office.
- Permitted ,uses to -exclude auto -'oriented, regional.
commercial, wholesale and manufacturing billboards,
and -warehousing.
- C-2 Community Commercial provisions shall provide
basic parameters; of. district; owever,`in :addition
to th6..max. FAR 2.0
- floor.area premium for lot assemblage per R-CB,or-
dinance up to FAR .5 for 500 linear feet: frontage.
floor..area..premium of. 2,square feet of Ming
floor area,for each square foot of ground:level
Urban_ Plaza space in excess of the required front
yard area, up to a total FAR premium of .25.
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high intensity office/residential
off ice/residential/support retail -existing intensity
moderate intensity residential /office
intensity bonus for residential
moderate -high density residential
community commercial
required ground floor retail
permitted ground floor retail
industrial
PRELIMINARY
LAND USE
CONCEPT
PLAN
suti0ll AREA DES.GN AND CIEVROPMENT
BRICKELL
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9
1
floor area premium of FAR .25, when 100.percent
of.all on -site parking is placed in an enclosed
structure:
floor area premium of FAR .25 for preserving
an'historic,structure on a. contiguous lot,
and .exemption of,that structure from calculated
PAR .for.'new..development. t'
floor,area premium of.l square foot',of.additional
residential or non-residential floor area `for'
every'square foot of residential floor area,pro
vided.within the.basic FAR 2.0,,not' to'exceed
a total premium-of'FAR 1.0.
floor area preen?.um of . 01 FAR , for ,each . 20 lineal
feet of .accessible landscaped bayfront of river-
front public casement. for. pedestrian:,purposes.2
at least.20 feet, •in,width:..
Maximum parking allowances of 105 spades per;
dwell g unit, 1 space per 400 square feet of
office, one space per 800.-square feet of. retail
and one space per'2 hotel rooms
- Minimum parking requirements of.,.5 space per
d'welling.unit, 1/1000'square feet of -office.
space,.1/,150.0.square feet of retail space and
1/4.hotel rooms:
Remote site parking permitted within 600-feet
of theuse served.
AREA 4. Preserve=character of,moderate density residential
g area as a neighborhood providin a mix of housing
types. ' at.. moderate cost.
Permitted uses include apartments, townhouses
Maximum floor area, ratio of 1.5
0
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Open space of 300'sqtIdke feet per unit
required.
Lo .. c . al retail -servic' es permitted onproperties
fronting 'along S.W.-,lst Avenue from 9 th S tre'' e t
to_11-t-h—Stre'et.
Reduc6d,densities required for small lot r6develop-,
i.e... 150,0 square.,foot lot .per unit.'up to
8 units :and 550,squarefoot, lot, area, for. each.
unit over 8 units
Height'limitation of six Stories
maximum lot coverage of 25%
'Parking requirement of-1.5.spaces per unit; and
2 spaces for units over 2 bedrooms. in size.
AREA 5. Maintain commer-cial:service function offth.
str �et. bait upqrIadI 6I,cuality. a- nId.,nat—urb of .retail
uses'And development.
Rezo ne, ar I ea:to C-2Community Coffime'icial'
district thereby restricting liberal
commercialbillboards,
.and
uses, -billboards, and
warehotse/st6rage uses.
AREA 6. Permit.diversification of restricted residential -
uses to accommodate environmental pressures fkom
increased, traf f ice on, 7th Street.
Rezone to R-C:Residential..Office_
district to permit. conversion -of, dwellings,
to office
AREA 7 d r -orientation,:Of: area to
Maintain marine in dust ia,l
serve needs of shipping Industry
No*chan4e in:-.W-I.district
AREA 8. Main tain-.industrial.servicerelationship to
to
marine industries on,waterfroh't
No change in I-1 district
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YARD AREAS - Front and,Side.street of
,setback
ten feet for'first'70 feet of.
building -height (maximum setback
for- non-residential structures,..:,
`s
of 20,feet). Above..70' building
height, no point shall be closer*
a...
to 'centerline of ,street than. 1/2
the height of said.point above
x
grade, up to, a maximum setback.
of 3510
interior sdeyard.setback of. 25'..,.
`
or 1/6 of building. heght,_`which-
ever, is greater.,;for.resi.dential
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structures (measured at level
t
which resident3.al:_,use.begins).,
No setback required forenon-residen-
tial structures but at least:l0.feet
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.if one is provided.
- rear year setback same as interior
sideyard,setback_
Height - No absolute height limit.
Openspace -. minimum,120 square feet'per -dwel-,
ling ' unit,, 70 0 of'.which , must `.be ,
open to the sky,
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Parking Minimum Required Maximum Permitted
-
Residential .5 space/swelling 1:5 space/dwelling
Office 1 space/1000.square '1 space/400 sq.£t.
feet, of gross, floor of :gross, floor area
area for first 2.5'of for,first,.2..5-FAR.
floor -area ratio 0=',s a p ces over 25
Retail eo 1...'pace/1000..sq', ftq
of gross;.floor urea
Hotel 1:space/4 sleeping l'space/two sleeping;`
rooms rooms
Theatre 0 1„'.space/eight seats_
Public Assembly' Hall .1- space/1000 sq`. ft. 1:,:space/400 sq'..fti
gross floor -area` gross. floor area:
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HISTORIC*' 'PRESERVATION
Potential ways of -helping owners pres-erve.historic structures:
Local Historic. Site or`District Designation'
Th'e principal prerequisite for propertie,'s 'to be ei.igible
for his"toric- preservation benefits.`or assistance "s:-to"
be officially recogn,ized,as'h"is-torically signifi.ca'n"t.
The Miami Planning Department has drafted an. ordinance,
which would enabl:e-historic sites and distritts`to.be
designated with,a special:,overlay.'di_stri.ct in 'the"zon
ing ordinance and would place special controls on
all modifications -or. demolition of designated, struc—
tures'.-_ If"this"enabling'ordinance is approved,by_the
City_ Commission, any,�propertie.s recommen"ded in the.
B"rickell SADD plan "could be -:among the first:considered
for official designation a.s historic.sit'es or":dis-
tricts.
Transfer of Development Rights
In addition :to the above ,me'nt tined historic.site and
district ordi'nance,t'he Plann n'g:Depart_mentIha.s;recom
mended comprehensive revisions to�the;Miami zoning'
Code (to,be th"e subject o,f'public hearings during
the coming year) which includes a new,provi.sion for
r,ingd,vlopment._rgh.t.Thi,etransfere
most.p"o.w.e'r.f.u,l incentives that could be made: available.
for, hist.oric'preservation,.,because it enables a 'pro_
perty owner to: realize'theJuTl economic potential 'of
his. land by
'transferring its devel,opmen.t.rights. to
other- nearby. properties-.. De_v.elopment'Ti ghts are
measured in perm us
floor area "ratio ;(FAR);, thus
for example", if_,an historic house on a 10:,000 s'.f..
lo;t has an FAR 'of .4, and: the `-maximum 'FAR .allowed -by
the zoning distric:t`is 2.0, the. unused. FAR;of
16,000's..f of bu"ild_ing potential may be transferred.
to another lot. within.,the:sam'e_ zoning,"disarict. ', The
owner'may se.l.l these ,developme"nt .rights or use 'them'.
himself to"construct a:larger building on another site.
Floor Area Ratio Bonus
Current regulations wou.l'd penalize a -new development
preservation, the.historic,structure must at least. be.
exemp.ted..f.rom-floor area and lot coverage calculations;
and at best, ;the" new development could`be.giv.en a-fl,,00r,
area bonus.for maintaining the..histor.ic.structure"on
site.
Federal Income Tax Incentives
The-.. proposed local historic site and district ordinance
would al so.make'.desi'gna ed histori.c properties:;el.igible
for. federal income tax benefits. under: -the Tax Reform,
'Actof1976. This 1aw.discourages demolition of his-
toric.structures by forbiddi,ng`.the"'use :of certain luc-
rative,, t;ax write-offs and depr'eciati'on methods,, nor-.
ma,lly available .to a -developer when he tears 'down a.
building and.co'nstructs a new. project.
Property .Tax Relief
Two types of property tax incentives that could help
make it financially feasible for owners-,to';maint.ain
residences or small: busi:esses.in a:h'igh cost area. -such
l' as";Bri,ckel, would require special legislation from
both the State a, d Dade C,o,un.t :.
a) Assessment based on current.use',of,
the ,property rather than its:-
permit-ted "highest and best uses," wi_th':
subs.tanti"al' penalties'- in back tax
savings; if the'.structure is demolished
or inappropriately altered.
b) Deferral of increases, in, assessments due to
restoration improvements
Building Code, Modifications
Bu.i.lding,Code requirements that were Created to'as'sure..
quality and safety in,construction .of °new .b01dings'
sometimes impose,physi.cally or financially n'sur
mountable obstacles in`renovation or historA t str,uc
tures'. Many, cvties have :tailored `spectaib.ui1di.hg` code
regulations; ,to,'historic structures to avoid,forci,ng
demolition and to,,encourage proper restoration
Land Use-Parki"ng Regulations
Many historic homes cann.ot.be ma intained:;i6de.fi.nitelY:
as pr. i vale resi'denc'es. due to ri s i"ng. costs and changing.
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neighborhood conditions. If it is to be preserved
over"time,.toning regulations must permit the structure
to.be adapted to other economically Viable -uses such'as
professional offices or retail shops. Often,, it is::
impossible.to.pr.ovide the on -site parking required
when a -.structure changes use, thus special exceptions
can be made 'i'f' it is in the public. interest to save
an historic structure.
The tools for
encouraging preservation of historic -structures
descr.ib.ed above,:.should
be selected to respond to .specific
problems an.d
objectives for: each site in the Br.ickell Area
as 'follows*:
oRecommended"Objectiye:
Area A
Long term _preservetion:of'Large.home.s"by V.
adaptive .use as professional offices,
restaurants and shop"s.
Area B
-Ass"is't current homeowners-to.maintain
resAdency,.but do not;_promo.te:perma'nent."
pre "servation..
Area °C
Assist current homeowners to,, m"ain'tain"
residency;and encourage "long-term :adaptive.
redse with retail ser.vices..
Area D
Ensure permanent pr.eservatio,n,of the fire.
station by maintaining_City ownership, .
and find a new, use that -contributes.
to the "high "activity "pedestrian- corridor,
planned.for 10th Street.
Area`E," F""
EncO.Ura"ge'"devel'0"pers",t0.preserve on-
s. i t e
Area G, H
i.Ehcourage"'long-term preser'vatf n as.
residences or adaptive use.
Appropriate Tools Area
A B C" "D E. F G H
Historic"D.istrict
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Historic :S.i'te :
%
•
•
•
•
Transfer Development Rights,
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•
•
•
•
Floor Area Ratio "Bonus
•
•
•
•
Federal' Tax Incentives
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�.
•
•
•
•
Tax.Assessment.on:Current.Us'e"
•
•
•
•
Tax Defer.ra,l on Restoration
•
0 0
•
0
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•
•
Improvements ,
Bui.l:ding Code "modifications
0
•
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•
•
•
Land Use regulations
•.
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•
•
•
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On -site Parking,modificat.ions
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15 .
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Proposed Downtown People Mover
DPM alignment •�■•••�
station
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STAWN APIA DESIGN AND DEVELOPMENT
BRICKELL
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Preliminary Shuttle Bus Routes
5 minute peak hour service CRICKELL
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Citizens: Committee Identified -Problems,
Issues and Needs
and'Staff Recommended
Plan Responses
Problem/Issue/Need;
Plan Response`.
URBAN DESIGN
-Control Minimum,lot sizes
disincentives for. small,lot,develop- '
for redevelopment.
ment west of station -,incentives
for large lot development east: of
station
-Encourage high,rise..to
maintain incentives and lot, coverage
achieve.max.iinum ground level.
provisions "along Brickell that foster
open space
urban,plazas .
-Control Commercial Advertising
eliminate billboards along and, north
of 'Eighth. Street
-Preserve bayfront"with setbacks
incorporation of recently."adopted
and views
Citywide; ordinanee..controlling water-
front setbacks and view corridors
-Preserve historic flavor and
nine'separate preservation :programs
context of certain areas
proposed as a part-`of',,zoning"code
amendment's: 'in, Brickell area
LAND USE:CONTROLS
-Unify area east and west of..
proposed retail,services along east
station=both. in functional
and_west station ';facing properties
and circulation' relationships,
and, design ".of three separate pedes-
trian:paths across station site.
types in
moderatedensity residential west of
'use
separega ate
p
station separated from commercial and
office.,corridors along 8th and 13th
Streets
-Taxesmay rise, due to specula-
plan firmly establishes areas of no
tion and zoning
zoning change -and areas of major
change .-' less ;than 25% of "_study area
proposed for "major zoning changes
-Maintain existing zoning.we,st
existing land uses maintained (except
of station
for retail facing,station which is
less than 6%'of.,are;a) and safeguards
added to prevent overbuilding.of
small lots and;high.rise buildings
from occurring.
-Cons ider_.opportunities for
plan calls for;:"maintaining elementary
developing school site
school but broadening .its relationship
to community-needs"through community
school program
28
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Problem/Issue/Need
RETAIL DEVELOPMENT
-Protectexisting retail areas
and expand if possible
-Provide retail services near
the station
-Provide high,quality retail
shopping in the area
-Develop standards for assessing
retail needs
-Balance_ retail._growth.with
market potential
SOCIAL/CULTURAL
Attract and keep diVersity;of
people living in station.area
Encourage regional cultural
facilities near' transit
Preserve certain,histori.c
buildings
CIRCULATION-VEHICULAR-
-Improve.the three bridges
across, the Miami River
-Extend Brickell Plaza to 6th
Or 5th Street
29
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Plan Response
existing retail areas maintained and
upgraded - required retail along.10th
Street and new permitted retail adja-
cent to station
.Y
facing properties along station front- '
age, permitted to develop retail ser-
,vices.
plan requires,retai.l development along
new pedestrian mall on. 10th Street
and offers incenti.ves to mix retail
with major new corporate offices
plan estahlishes'new station -area
retail growth based on economic sup-
port capacity of new.office and
residential development
plan establishesnew station:. area
retail growth based-.on,economic
support capactiy;.of new office and
residential` development `
plan :offers potential for new urban
high density.housing near station,
promotes..quality garden high-rise on
waterfront,ct .protes,existing moderate
cost housing west of, station and
low density. housing south of 15th Road
plan promotes community school cultur-
al arts program -at ' S6uthside Elemen-
tary and offers inentives for new
performing- arts'.,theatres adjacent
-to station
plan,proposes'.transfer of development
rights to allow.,for„perpetual main-
tenance of certain historic sites
2nd_Avenue Bridge is adequate, Miami
Avenue and Brickell Bridges will be
.rebuilt as 6-lane bridges by the
State of Florida I
I
negotiations with Doran.Jason Company
are being held to open Brickell Plaza
north to 7th Street
Problem/Issue/Need
CIRCULATION -VEHICULAR:
-Widen 7th.Street to'thre6
lanes
-Possible one-w ay,s . tr ' ' eets near'
station to help ,'traffic�flow
CIRCULATION -PEDESTRIAN
-Avoid pedestria'n-auto' conflicts'
-Consider pedestrian malls on
local streets
-Transportation services neede d.
to connect station to Brickell
-Improve pedestriam crossings
at major arterials
CIRCULATION -PARKING
-Plan for.off-street 'parking.
needs
-Transit patron, parking needed
at station :site
-Providefor ,parking .needs of
adjac6nt-buildings'where tran-
sit displaces Parking
-Cons-sider,guarant ee exterminating,
site for parking'
-Examine alternatives to parking.
meters
30
r.
Plan :-:Response..
plan calls for, ,t hree-lanes. I on �7th
Street; and County;. road -improvement
program -,has it. scheduled for,41dening
pianproposed one-way.,traffic-,-on 9th
and 12th: Stre'et's, east of .station
tion and
on 10th and 11thl:Streets on:�both sides
of station.
.plan,:identifies..sidewalk�w'idenin . gs on
se veral , -.st reets' n'e arls �t a , ti , on: - and cross -
.Walk signaliz'ations,,,on:major street
,crossings',
recommended ped'estri an- [trans it.. mall
,J
.to. -be built onOth Street :'from 1st
Avenue to Brickell Plaza�
,extensive feeder.bus and shuttle bus
,services :to Brickell and downtown are
proposed
widenedsidewalksat intersections
�and,crossing signals proposed-.,
maximum amounts off ,park
ing ing are per-
.mifted'_con'sistentwith traffic cap-
acity,oflocai''.street system
extended is s-and-rid6 (I short -term
parking)- -provided- along east, side
of Station
o , n.e ..way, s treets will allow for parking
on'both,sidii's of local'streets west
of.station
,
recommendation to study feasibility of
site as,public''parking garage to inter-
cept rush'hour'fraffic and link to DPM
.plan proposes alternative of permit
parking -to accommodate resident parkinc
needs
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Problem/Issue/Need
SPEC.IAL.CAPITAL IMPROVEMENTS
AND.PUBLIC SERVICES
-Provide-adequate lighting and
security .for station and sur-.
rounding area.
-Improve.Southside Park
-Public park space need near
industrial along river
-Improve appearance of.`station
entrances .
-Beautify roadway along.People
Mover Route
-Retain and improve Southside
Elementary
-Storm sewers,' curbs and side-
walks needed west of station
TRANSIT-STATION/SYSTEM DESIGN
-Patron.:parking needed on
station site"
-Provide more green space around
station
-Preserve rock out-croppings and
.trees ;on station site.
-Provide bikeway and'vi-ta course
on transit right-of-way.
Plan Response:
station plan requires.securing light-
ing and.full-time. ath sta-
tion -new pedestrian'lighting.for
10th :Street
recommendation to.install'active sport
facilities for adults (handball,
squash, etc.) and entrance plaza for
st at ion
proposal to develop under -expressway
space as active sports facilities
and Miami Avenue Road water, frontage
as retail/entertainment.
plan recommends expanded: landscaped
plazas at both"llth.and-loth Street
entrances and at 8th-Street frontage
proposed.landscaped'-mall along loth
Street" DPM route.
plan calls for retaining elementary
school`to serve,children.of parents
working in Brickell-area""
complete. street,.'improvements_:proposed
for"10th and".11th:,Stre,ets:and.lst Ave-
nue west -of station
15 short-term, parking spaces,available
at station but,emphasis on bus access
:guideway,"1and.being.lef.t open and
landscaped with bike path
.guideway`, aligned "'.to; preserve,;.rock
out -crops and trees along sides
bike path will link.to-transit station
from south And river',to'north. Vita
course,recommended for park
Od
31
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I of.