Box, "Lego" Buildings Are Crowding Our Streetscape

6-story "Lego" buildings are crowding the streets-scape and blocking views to the green ridges. This is progress which I readily accept.  The photo looks south on 166th, at the bottom of Education Hill.  The Hilton Garden Inn on the left is under construction.  Across the street is the 6-story "The Triangle" rental building.

Developers are building "box-like" buildings to cut their costs.  Council candidate Hank Myers recently said buildings need to be cost effective to encourage affordable housing.  In the same breath he doesn't like the aesthetics of  these Lego buildings.

-- Bob Yoder
    Photo; Yoder
    5/1/2019

"Microsoft Refresh" - Building A Modern Campus

I've been told the campus will feature immense underground parking - the largest West of the Mississippi or beyond

-- Bob Yoder

UPDATED: Scott family's Spark Pizza is a hit

The Scott family with Mayor Marchione

A few weeks ago the Scott's celebrated their new establishment Spark Pizza with a Ribbon Cutting ceremony. Mayor John Marchione did the honors with the large red scissors, held by Will. The family, (left to right) is Tony Scott, Will (11), Carolyn Scott, Kate (13) and Donna, Carolyn's mother.  Tony and Carolyn own Spark Pizza and are great parents. Will and Kate pitched right in keeping the festive table loaded with good eats!

The establishment is in an historic home, circa 1907.  That's 5 years before the City was founded!  It's been completely renovated  but don't miss the ceiling for a taste of days past.  Speaking of taste I love the "Sugar and Spice and Everything Nice" pie.  And there's 11 others to choose from!  Here's the menu.

Spark Pizza hours Mon-Thurs 5-9 pm | Fri - Sun 4-9 pm  Located at 8114 - 164th Ave, NE.  425-898-4021.

-- Bob Yoder

UPDATED: Hearing Examiner Approves Emerald Heights Project

According to a City planner, the decision will be appealed in the Superior Court

        In a 104 page document, the Redmond Hearing Examiner (a land-use attorney) described his decision to approve Emerald Heights construction of a 54-unit Assisted Living building and a 42-unit Independent Living building. According to the Examiner, these new buildings are intended to allow conversion of the existing 40-unit assisted living building into private, single occupancy skilled nursing suites.

The campus currently has 333 independent living units, 40 assisted living units, 16 memory care units, and 61 skilled nursing units for a total of 450 residential units.  The campus features a main  multi-purpose auditorium, fitness building, pool, communal courtyard, woodland walking trails, and gardening opportunities. There's an existing public transit stop on 176th Avenue NE near the campus entrance.

BACKGROUND

Abby Road HOA residents living next to the Emerald Heights' 38-acre parcel appealed the SEPA, and challenged the Conditional Use Permit and Site Plan Entitlement. The volume of public record was an astounding 8,000 pages creating significant expenses and review time.  Retired city councilmember John Stilin and his wife led the way.

Besides zoning, the following issues Stilin et al appealed were:

1) Severe aesthetic impacts from converting the "greenbelt buffer" forested area where the assisted building is proposed. They argued the assisted living building was inappropriate in height, bulk, scale, architecture, and siting;
2) Loss of privacy and view for those residences that are nearest, and all passerby/neighborhood views were permanently altered;
3) Serious lighting impacts from the height of the building; No guarantee the building would be fully screened by proposed plantings;
4) Significant loss of native vegetation and trees reducing stormwater drainage and impacting aesthetics.  Local wildlife would be impacted to the detriment of the residents and visitors who enjoy the wildlife.
5) Potential for improper disposal of hazardous materials; Emission of noxious and hazardous odors and vapor from the institutional kitchen.
And the list goes on....

Redmond Hearing Examiner Contact Information:  Phone: 425.556.2191.  Email: cdxanthos@redmond.gov.  City Clerk's Office.

Source:  Redmond Hearing Examiner
              Findings, Conclusions, Decisions
              Abby Road HOA,et all Appeal (LAND-2018-00920) of DNS (SEPA-2018-00640)
              LAND-2018-00586 --Conditional Use Permit/land-2018-00617 --Site Plan Entitlement.
Redmond City Council meetings.

Redmond Bank, circa 1912, on display at Marymoor Community Center

Jeff Hagen, Recreation Division Manager, showed me this picture of the Redmond Bank, circa 1912. (Redmond was founded the same year.)  It's from the Lake Washington Institute of Technology collection.  Several other historic pictures are on display at the Marymoor Community Center. Jeff might be able to show you around.

The two trees in the background mark where the Downtown Park is today.  The bank is at the corner of Cleveland & Leary. Homegrown and Molly Moon are to the left. The Toreador restaurant is to the right unseen. In the distance, Cleveland Street looks more like a trail way!

-- Bob Yoder, 4/27

Willows Run Golf Sold to Sasada Sports International

Willows Run "Heron Links"  (Internet)

The full-service golfing facility was acquired for $11.3 million from Vulcan affiliate, Access Golf LLC

SEATTLE – March 12, 2019 – Access Golf LLC, a Vulcan Inc. affiliate, announced today that the Willows Run Golf Course, located in Redmond, WA, was sold to Sasada Sports International in a transaction that closed late last week. The extensive, 300-acre golf facility features two 18-hole championship courses, a nine-hole executive course, and an 18-hole putting course as well as two clubhouses totaling over 13,500 square feet, and several practice facilities.

Originally acquired by Access Golf LLC in 1993, Willows Run was designed by Lisa Maki and Ted Locke. The facility is regionally recognized for its environmental stewardship and responsible land management practices, including wildlife habitat preservation efforts. Willows Run is also the largest single user of reclaimed water from King County’s Brightwater treatment plant.

Under new ownership, the golf complex will remain open to the public and staff has been retained through the transition. 

“My family shares a passion for golf,” says Yuki Sasada of Sasada Sports International. “We’re looking forward to sharing the sport with generations to come at Willows Run.”

The qualities, schools and employers of Redmond, WA.

Qualities

"Known for its natural beauty, the city is unique in that residents have access to 34 parks and over 25 miles of trails, but can also reach downtown Seattle in 20 minutes. Redmond also hosts live music, film, theater and a variety of other arts for every taste. Outdoor sculpture can be seen throughout the city. 

The Redmond Arts and Culture Program includes over 100 artworks around the City of Redmond.  Explore the City of Redmond's art collection in a new way. The program currently maintains a public art mobile app for the City's permanently-installed outdoor art collection. The app is called STQRY (pronounced "story") and is available for free on iOS, Android and Windows 8 operating systems."

 -- City website excerpt

###

Various video errors and omissions:  Starbucks isn't headquartered here but their barista's are-a-plenty. Of course, Microsoft is headquartered here. Nintendo, Rocket Research, Digipen and Striker/Physio-Control are headquartered here.  A division of Facebook is planning a move to Willows Road.  Amazon, Expedia and Google in Redmond?  

Schools:  Along with Rockwell El and Einstein El. other Education Hill elementary schools include:  Clara Barton, Redmond Elementary, and Horace Mann.

The City communications department is re-designing their website and some of the text may be out of date, particularly the STQRK app and the number or artworks.  This real estate video is dated.  It's the best one I could find for our community and I hope the City will make one of their own. We are due.

-- Bob Yoder

Video:  Murray Franklin 

UPDATED OPINION: The next Mayor we elect needs to plan for "us," not just "them."

All these "Redmond Center" small businesses will be demolished

Why, oh why were we fated to live in Redmond during this messy urbanization process? There seems no end to the detours, disruptive demolition and ceaseless  construction. I hear (no transparency) even more Giants are cued up. The City needs to take pause to the planned "twin 9-story towers" by the old post office, and other monoliths -- not just for infrastructure catch-up but for presence of mind. When the City's Director of Planning finishes "our" 10-year plan many will be dead; or have left, leaving "technology" to enjoy the fruits of our endurance. The Mayor we elect in November will need a serious plan for "us" -- not just "them." (city staff and developers.) Yes,I pity the small businesses expected to move into the first floor of these expensive Goliath's. Our downtown core is evolving into a small business wasteland.  

Construction of this roughly 600-unit, multi-family apartment project is set to start in the summer 2020. Several other massive projects are planned for the downtown in the near future.  Which mayoral candidate do you want to manage the city during this turbulent time?

-- Bob Yoder, opinion
   

Note: A friend stated: "the 6-story ground-level places intended for small businesses to move into are nearly quadruple the current rental / lease prices. Some of the businesses say it would  be $9K/month + just to lease a space.  That doesn't include renovating the space to fit their business, or any of the other moving expenses."

Downtown "Redmond Square" small businesses may be demolished

"Redmond Square"

Almost every small business you see here could be demolished for a mammoth mixed-use development.  I'm not sure when demolition and construction will begin. 

Development description:

Mixed-use development consisting of approx. 580 residential units in 5-stories of type VA construction over one level of above grade Type IA structure with retail, restaurants, lobby and amenity spaces. 2 below grade levels of Type IA parking structure. The project is to be bisected by a new mid-block pedestrian street. 

-- Amy Tarce, City planner / Project Viewer

The project is bound by Redmond Way, 166th Ave NE, Cleveland Street and Key Bank to the West. The "Anderson Hotel"  (Hilton) (under construction) is visible on the left as we drive down Redmond Way.  Parcel Numbers: 1225059133, 1225059030, 1225059142, 1225059031, 1225059055,1225059263, 1225059157,1225059156, 1225059080, 1225059090,1225059221, 1225059075.  

UPDATED: Cubed 6-story apartments are offering significant move-in incentives

A planned Redmond rental. This is
not Station House

"Station House" sent me this unsolicited offer 6-weeks after I inquired about pricing  and when I told them, no thanks, that I' decided to stay in my house.  (Downsizing to their small apartments would be almost impossible after living in our house for 32 years.)  There appears to be a vacancy problem?  Anyone know pricing and offers for the "Triangle?"  Are developers ahead of themselves and light rail?    BY

Here's their e-mail:

"Thank you for your recent interest in Station House Apartments! We wanted to reach out and update you on our newest leasing specials:

• For the next 3 applicants we are offering 6 weeks free if you move in February on select floor plans. These floor plans include our large open one bedroom, our traditional 1 bedroom, and all our 1 bedroom plus dens.
• If you are looking for a move in date further out, we are offering one month free on move ins up to 90 days away!
• If you tour and lease within 24 hours you can receive 3 months of free parking.
• If you rent a one bedroom with loft you can receive a $500 visa gift card.

All these specials can be applied together if applicable. 

Please feel free to give our leasing office a call for more information or to schedule your tour today! We hope to see you soon!"

Sincerely,

Station House Leasing Team

StationHouse.Reply.Thrive@aptleasing.info

(425) 242-1208

OPINION: Planned development on corner of Willows & 124th brings challenges and opportunities

Could something like this happen here? haha
Internet 

Updated 1/29, 1:01 PM

Quadrant is working with the City to develop "Business District" property at the intersection of NE 124th Street and Willows Road on the Southwest corner. The Planning Commission was very involved.

Here goes. 

The Applicant (Fred Proctor) is proposing a mixed-use development consisting of approximately 370 residential units with a variety of housing types that would include for-sale townhomes, triplex and traditional for-rent apartment style dwellings. The development would also include a minimum of 20,000 sq. ft. of ground-level or stand-alone retail or commercial space, to include neighborhood-scale commercial uses, office, and/or day care center uses.

Willows Road is already congested and traffic is poor here; and will be more challenged when Facebook moves in.  Council member Myers calls this development "a ten minute community" where many of the residents can work nearby, keeping cars off the road (with some shopping at Totem Lake.)  A necessary signal on 124th is sure to slow traffic. The development is virtually it's own neighborhood.

To mitigate traffic the City will try to work with Metro for all day service.  Right now it's AM / PM.  Whenever possible, I won't be driving through this corner.  A new sidewalk is planned on 124th is to connect a northern and western trail, I assume for pedestrian and bicycle mobility.

The range of housing types creates needed flexibility to integrate with the site and creates more variation in housing affordability:

  >10% of the townhomes will be at 80% of average monthly income.
  >10% of the apartments will be at 70% of average monthly income.

The development will include open space tracts, landscaped active and passive recreation, a trail network, and potentially, a gateway/bike rest stop feature on the northeast corner of the site.  Open space is 20% of the site.

Green development incentives specific to the site are 1) electric vehicle charging, 2) green roofs, 3) solar panels on townhomes, 4) solar panels on community buildings.  Quadrant is required to use two of the four options.  Council member Myers said solar is a poor choice for our region since "there is a -500% rate of return."

What's your opinion?

For development diagrams, plans and mapping click this link.

https://redmond.legistar.com/View.ashx?M=F&ID=6991868&GUID=8B0CADAE-4CB4-498E-B110-FFD3C43BA5D7

  -- Bob Yoder, opinion

Source:  1/27/2019 Council study session & memo

Council considers new street grid on Redmond Way

Looking north from Redmond Center parking lot -
future 158th Ave. NE extension here. Soulfood is on left

The City of Redmond and the owners (Nelsons) of Redmond Center wish to enter into a Development Agreement for improvements to the extension of 158th Avenue NE from NE 83rd Street to the intersection of Redmond Way, and to clarify the obligations and requirements for utility services for future developments of the multiple parcels at Redmond Center.

In August 2013, City Council adopted the 2013 Transportation Master Plan and directed the Administration to pursue the completion of the downtown street grid.  One of these streets is 158th Avenue NE, which currently terminates at the existing parking lot of the Redmond Center shopping center near Ben Franklin. 

As of 2018, the acquisition and improvement of the 158th Avenue NE extension is an unfunded project in the Redmond Transportation Master Plan. The property owners (Nelsons) of Redmond Center have agreed to dedicate the future extension of 158th Avenue NE at no cost to the City. This Development Agreement does not waive the Redmond Center Owner’s obligations to comply with City regulations or development standards that are applicable today or for future redevelopment of Redmond Center.

Source:  Council Committee memo, 1/8/19

The new southern extension of 158th Avenue would tunnel under the Redmond Central Connector to Redmond Way.  The new grid would allow residents living in the massive "Bear Creek" apartment complex, Heron complex and other nearby apartment complexes much better access to Redmond Center services e.g QFC, Staples, etc. Some speculate the entire shopping center will one day be redeveloped.  Opinion Bob Yoder  

UPDATED: City's First Economic Outlook Event -- February 24th

The First Economic Outlook Event is to be held this month on February 24th. The public is invited with $30 collected at the door.  If you already registered, thank you!

On February 24^th, OneRedmond will bring you the well-known local economist Chris Mefford to share need-to-know insights for the year. Join us for a continental breakfast as we listen to what to expect in 2019. Mr. Mefford is President and CEO of Community Attributes and has a remarkable track record of providing sound forecasts and an entertainment delivery. A breakfast and networking you don’t want to miss!

Where:               Seattle Marriott in Redmond, 7401 164th Ave NE, Redmond, WA 98052

When:                February 24, 2019 from 8am to 10am

More info:         https://conta.cc/2SyqFUs

Hope to see you there!

Donna Bannister | Operations Manager P: 425.885.4014 x102| 8383 158th Ave NE Suite 225 | Redmond, WA  98052 www.oneredmond.org

Rob Butcher, Kirkland's man-about-town

Rob Butcher

About ten years ago -- before social media really took off as a source for news  -- "hyper-local blogs" were the in-thing.  The Seattle Times caught onto this and started up "News Partners" to organize and link popular hyperlocals to their online paper.  Rob Butcher's "Kirkland Views" was one of them. I first met Rob at a News Partners orientation and we've stayed in touch ever since.

Kirkland Views has evolved into a vibrant, highly successful community "news forum" filling a void left by Kirkland's struggling print media. Read "About Us."  What I admire most about Rob's media are the engaging conversations his readers have with each other. Check it out, you'll see!

Last week we spent 2 hours over coffee catching up. I learned a lot. Rob's highly engaged with his community; in my opinion, in many ways he's Kirkland's "man about town."

Kirkland Views is set up to have a life of it's own, giving Rob plenty of time to participate and volunteer in the community.  He's the Creative Director for Kirkland Events and now works year-round as the organizer of  "Octoberfest with a Northwest Twist."  Proceeds go to community non-profits: the Sibling House, Eastside Time Bank, Imagination Housing, Meow, and the Kirkland Downtown Association.  I suggested  VALA -- a nonprofit in Redmond dedicated to the arts. VALA's Director of Art is also the Chair of Kirkland's Art Commission. He was quite interested. Art is a great connector.

We discussed what makes our cities a great place to live and play. Kirkland's downtown waterfront and village atmosphere is a huge draw.. (My daughter and her friends do most their playing and dining in and around Kirkland's downtown.)  Redmond's the Edge city of Microsoft so we have a more culturally diverse and urban look and feel. I suggested Marymoor Park, linear park activities, our historic Derby Days, tall evergreen trees, and a network of trails and salmon-bearing creeks make Redmond special.

I'm planning to go to Octoberfest in September, insisting he make it to our Derby Days. We'll bump into each other soon I hope!

Bob Yoder  

Council and "Lodging Tax Advisory Committee" plan for more visitors to "Experience Redmond", 6/2011

 

Since this opinion was published on 6/30/2011 Realize Redmond, and Redmond Economic Development Assoc have been disolved and consolidated into "ONE REDMOND."   The Chamber has "tentatively consolidated" into ONE REDMOND.  ONE REDMOND is barely in the radar, led by Group Health, Microsoft and other stakeholders.  Please read the comments below this post for "the rest of the story."  And please, post your own..  BY

REPUBLISHED OPINION (6/30/2011):  History was made in three different ways (1) in this week's Council meeting. The Lodging Tax Advisory Committee (LTAC) met with city council members and the mayor for the first time in their 13 years of operation.  If  Dan Angellar, General Manager of the Redmond Marriott of Redmond Town Center has his way LTAC will be meeting and partnering with Council every year.

A community role for LTAC might be described as a "tourism alliance". Agnellar said they try to bring Redmond's three economic groups together to stimulate tourism and increase "heads and beds".  Over $337,300 was raised last year from from the 1% lodge tax. So far 50% of LTAC tax revenues go to "Bullseye Creative" - a website branding organization.  (A Blog was created and tags with RNB on search engines.)  $31,365 goes to promoting private and city sponsored events. Councilmember John Stilin suggested allocating more funds towards the events to attract more people and perhaps less emphasis on the website.  Read More >>

City Honors 2012 Redmond Arts Awards Recipients

City Honors 2012 Redmond Arts Awards Recipients

Redmond, WA  The "2012 Redmond Arts Awards" event celebrated the 25th anniversary of the Redmond Arts Commission by honoring pioneering volunteers and city employees who established Redmond’s first arts program.  During an event held Friday, June 22, at Redmond Town Center. City Council President Pat Vache' paid tribute to the following individuals:

The First Arts Commissioners: Ceil Church, Gordon Gray, Rick Heier, Dr. Evelyn Kest (posthumous honor), Cheryll Leo-Gwin, Jacqueline Sorensen Pinch and Sam Weirbach.

Melna Skillingstead, Redmond’s first Arts Program Manager

The Honorable Doreen Marchione, former Mayor of Redmond

The Redmond Arts Commission was established in 1987 to champion arts and culture in Redmond. For a quarter century, the commission has been building community through the support of audiences, artists and arts organizations in Redmond.

“Art enhances all our lives by giving a powerful voice and reflection to our humanity. Art inspires innovation and economic vitality, fosters tourism, and gives our children the critical thinking and creative skills they need to lead in a 21st Century workplace.” Said Mayor John Marchione. “This year’s recipients reflect a legacy of creativity in Redmond and our commitment to helping all enjoy and participate in the arts."  Read More >>

Lots of entertainment and fun at MAPS "Art and Culture Day"

Plenty of good art and entertainment at Saturday's MAPS "Art and Culture Day"

Last Saturday was an excellent day to connect with the Muslim residents and some of the culture of greater Redmond.  This is a photo of  some visitors to the "Arts and Culture Day" held the mosque in SE Redmond.  (Their dress can be art it itself). We were fortunate to run into Hyder Ali in the morning who told us exciting news that the Mayor of Bellevue and Redmond Police Chief Gibson had already stopped by. 

Hyder is a resident of greater Redmond, works at Microsoft and is President of MAPS (Muslim Ass'n of Puget Sound), the sponsoring organization.  The event was held in a SE Redmond Muslim mosque named "Maasjid Ar-Rahmah," which is also a gathering place for the cultural community.  We enjoyed a brief visit with Hyder's son.The Event was very entertaining and fun with dancing and singing and we learned a lot about the cultures of Syria, Libya, Pakistan, Palestine, and Turkey at their art exhibits.  Hopefully, a slide show to follow.  Please send in your pictures!

Read more about Hyder Ali and how to connect with the cultural center and mosque  Read More >>

Senior Home Care business on Ed Hill is remodeled and taking new clients

This senior care home near RJH is remodeled and open for business

Education Hill neighbors traveling NE 100th Street last week may have seen a burst of activity as Choice Care completed  their "Redmond's Own Adult Family Home"  renovation.  Construction contractor Christrian Porta of Choice Care raised the American flag as he declared the home "open for business."   It's right across from the Redmond Presbyterian Church gateway sign on NE 166th Ave.

The home is owned and operated by Dave Saint (CNA) a 30-year Redmond resident living on Union Hill.   Dave's sister is a nurse and brother-in-law an oncologist at Overlake. 

Christian looks toward the living area w/ flat panel, dining area and new outdoor patio.

The licences hanging near the kitchen pantry area show the business has been running since 2007.  The same rules apply and same clients are welcome, as before.  The only difference?  Choice is partnered to renovate and re-brand the business into a quality home for:   private-paying seniors 62+  needing Assisted Living and Medicare patients who have been hospitalized. 

Christian says, "the daily cost for home care (not counting meds.) is $150/day vs. $300/day in an institutional nursing home.  Smaller senior homes are more accountable and personal."   Award-winning Seattle Times coverage of nursing homes addressed terrible abuses by institutional providers.  Residential senior homes like this offer the neighborhood ambiance of a lawn mow, passing school children and ping of a bat. 

If you have a neighbor or know a family that needs the support from this senior home, Christian recommended you call him directly at  206-551-5450.  He lives in a family of nurses and knows every nook and cranny of the business.  Or, call Simona Saint at 206-250-1100.  Better yet?  just knock on their door.

Report and photos by Yoder
I-phone

Does downtown Redmond need four liquor stores?

  This Redmond State Liquor Store will close on May 29
with a new name.

UPDATED:  I stopped into Redmond Way's Washington State Liquor Store last Thursday, May 24 and chanced into an  exciting conversation with store manager, Peggy.  Fran said, "I've never seen Thursday so busy before."

The state store’s last day is May 29.

Peggy and Fran are the two state worker staying on with the new proprieters, the Roh brothers.  They plan to re-open the doors in early June, probably "by June 2.”  Peggy wasn’t sure of the exact opening and some online buzz was circulating that the lease with the landowner was still being negotiated.  It’s not cheap.

The QFC’s, a Safeway and two nearby Costco’s are timed to “come up for air” with competitive pricing (for the first time) on June 1, by 5AM.  Who will surface as the local price leader?   Does downtown Redmond need four liquor stores?

Peggy was excited about her new prospective bosses, Jeff and Mike Roh:  Jeff's an orthopedic surgeon and Mike's wife Grace works in Finance with Nordstrom.  The Roh's are Greater Redmond residents, brothers of Korean descent, entrepreneurs and successful bidders of the Redmond Way liquor license and another in Mukilteo where their parents live.

The Roh's are a small fish in the pond compared to the two QFC's and Safeway selling liquor and premium wines nearby.  One QFC is only about 500 feet away. (see map)  I asked Peggy how'd they compete?   She answered that for one, most everyone in Redmond knows where to buy liquor and if they phone in she reminds them it's the old "Underhill’s" store.  For another, they plan to "go Local" on Redmond culture and commerce.  Pointing to the beautiful Redmond Way bay windows of the historic brick building Peggy said they're looking at additional artifacts to dress up the inside.  They will advertise "Premium Wine and Spirits," and have beer and wine tastings, glassware, with food, craft-aged scotch, cigars, local wines, gift boxes, accessories, specialty liquors like Bluewater Vodka, ice coolers, a different LOGO and sign profile changes and contracts with small local distributors.

Loud signs and "best use" are big community issues. Read More >>

Washington State Utilities and Transportation Commission approves electric and natural gas rate hikes.

 PGE 

The Washington State Utilities and Transportation Commission orders Puget Sound Energy (PSE) to raise electric rates by 3.2 % and natural gas prices by 1.3%.   The rates are significantly less than originally requested by PSE.  The new rates will take effect on May 14.   

PGE originally requested an 8.1 percent increase for electric service and 3.0 percent increase for natural gas service.  

The commission also approved an increase of about 30 percent in contributions to PSE’s residential electric low-income assistance program. Customer contributions to the program will increase from $.59 to $.76 a month, beginning May 14.

Source:  Letter from WSUTC responding to a public comment.  Read More >>