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Expatriot
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Username: Expatriot

Post Number: 13
Registered: 09-2007
Posted on Wednesday, October 10, 2007 - 7:11 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Grosse Pointe is more like a small town than a suburb in my opinion. It is amazing how many new generations have moved back. Many of my classmates from 1964 having moved away, returned later to raise families. I haven't lived there in over 40 years but I go back annually to visit family and am always amazed at how little has changed and what change there is has been mostly for the better.
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Gistok
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Username: Gistok

Post Number: 5490
Registered: 08-2004
Posted on Wednesday, October 10, 2007 - 10:55 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Is 110 Cloverly that large Spanish style house for sale with the red clay tile roof on the corner of Cloverly and Ridge Road?

I love that corner house because it has the largest skylight I have ever seen in a home. It looks like the Kresge Court Skylight at the Detroit Institute of Arts.
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Kathinozarks
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Username: Kathinozarks

Post Number: 973
Registered: 11-2006
Posted on Thursday, October 11, 2007 - 12:23 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

This person seems fishy, I agree with Craggy and Futurecity. First off, couldn't this person find info on this home from his/her realtor? Why would you want to scream out to everyone that you are interested in buying a particular home? Street address and all (especially a 2.4 mil property?).

Bragadocious property flippers are generally fishy to me. I don't trust that type of person. "Cashing in on decades of family real estate deals" sounds wierd. The tone of this person's posts is very odd. Not a family person interested in a home, but interested in making money for him/herself.
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Kathinozarks
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Username: Kathinozarks

Post Number: 974
Registered: 11-2006
Posted on Thursday, October 11, 2007 - 12:26 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

wait a minute, you want to buy the Cloverly home and tear it down and build little McMansions, don't you. Snap.

That's why you want to know if it has history. You want to know if you will face any opposition.
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Mackinaw
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Username: Mackinaw

Post Number: 3766
Registered: 02-2005
Posted on Thursday, October 11, 2007 - 1:44 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Gistok, you're thinking of 189 Cloverly, a Mediterranean designed by Albert Kahn.
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Aoife
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Username: Aoife

Post Number: 29
Registered: 04-2007
Posted on Thursday, October 11, 2007 - 2:48 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Don't worry Kathinozarks, the city would not let a McMansion go up there. New constructions in the Farms have to get approval in their design- they need to fit in with the surrounding neighborhood, so as it does not appear that someone threw up New Jersey in a pretty block of 1920s Tudors.

That block of Cloverly is really amazing- isn't it the portion that has the "Nun's Walk" going down the middle of the street?
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The_ed
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Username: The_ed

Post Number: 30
Registered: 10-2007
Posted on Thursday, October 11, 2007 - 2:53 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

My younger brother just moved to Houston 2 months ago. You can buy his house. It's on LeSure near Outer Drive.
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Higgs1634
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Username: Higgs1634

Post Number: 203
Registered: 10-2005
Posted on Thursday, October 11, 2007 - 2:59 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Aoife- I think the "Nuns Walk" is the double row of trees that runs up the front yards on Kenwood (or Lothrop I forget which) from the Academy grounds. Cloverly just has the sidewalk in the boulevard.

With regard to McMansions/new construction in the Farms, the owners of the house on the corner of Moran and Ridge have been trying for years to partition off a slice of their property facing Moran to build new homes. At first it was 8 "cape cod" style bungalows. Fortunately, that got shot down really quick. Last time I saw the sign, it was down to 4 lots being carved off.
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Patrick
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Username: Patrick

Post Number: 5045
Registered: 10-2003
Posted on Thursday, October 11, 2007 - 2:59 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

I dunno, GP is starting to see some nasty fucking architecture in some places. Ever drive down :Lakeshore recently? I cannot understand why they allow such shit to be built.
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Higgs1634
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Username: Higgs1634

Post Number: 204
Registered: 10-2005
Posted on Thursday, October 11, 2007 - 3:01 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

yeah, the 70's and 80's were not a good time for the Pointes.
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Gistok
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Username: Gistok

Post Number: 5496
Registered: 08-2004
Posted on Thursday, October 11, 2007 - 3:12 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Patrick those houses are the "tear downs" of the future... :-)

Also notice how many of those homes have had extreme makeovers to make them much more attractive.

My favorite makeover is the large house on Lakeshore between Moross and Provencial that added columns to the front entranceway, and 2 wings each with 2nd floor "bulls eye" windows. It appears that those round windows are the upper level of a 2 story room in each wing.

Mackinaw, thanks for the info on 189 Coverly. I always loved that house, and never knew it was an Albert Kahn design.
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Quinn
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Username: Quinn

Post Number: 1502
Registered: 01-2005
Posted on Thursday, October 11, 2007 - 3:14 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Gistok...totally agree. When we lived in EEV, we used to walk down to the river and that was my favorite route, right by that house. It's awesome. I'd love to get a look at that on the inside.

You say it's for sale? do you have a realtor.com link?
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Rrl
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Username: Rrl

Post Number: 914
Registered: 12-2003
Posted on Thursday, October 11, 2007 - 3:18 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Gistok; the house you're referring to is Tony Soave's place. After he sold City Waste to Waste Management, he was flush w/ about $500 mill, decided to fix up and enlarge the old barn...
:-)
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Mackinaw
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Username: Mackinaw

Post Number: 3768
Registered: 02-2005
Posted on Thursday, October 11, 2007 - 3:19 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Yeah, but even recently architecture has been bad, Higgs. Check out Lothrop in the estate district. It had very few extant old mansions to begin with. It is dominated by mid-century large homes, but there have been very recent builds that are also crappy. I agree about the GP Shores portion of Lakeshore, Patrick. For a very nice new house, see the SW corner Kercheval and Kenwood. That brick mansion melds very nicely.

Indeed the 'nuns walk' is now a partially extant row of trees through the front lawns on Kenwood.

Higgs, I'd say that there is a better chance of something that resembles a mcmansion being built on Moran since they've made the lot apportionments larger. It it were to be 8 homes, they'd be much more compact and a mcmansion would not be feasible. While much of Moran, especially below Ridge, are smaller houses on 50' lots, I'd say four houses on that plot fits about right for that block. Let's just hope the design is good and the homes are differentiated.

Funny that you mention Jersey, Aoife, because the physical characteristics of the southern Pointes really resemble some of that state's older cities, like the Oranges. But I know what you're saying inasmuch as modern homes are concerned. I just refer to Canton or Rochester when I see bad new home architecture, though.

(Message edited by mackinaw on October 11, 2007)
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Mackinaw
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Username: Mackinaw

Post Number: 3769
Registered: 02-2005
Posted on Thursday, October 11, 2007 - 3:31 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Quinn, are you referring to the Kahn Clovely house? I do not believe it is currently on the market. It was sold about a year ago, if I recall, in the $1-2 mil range. Many of its neighbors are currently for sale, though. All the Comerica Execs waiting for bank of America execs to buy their homes...

Gistok, the lakeshore house you mentioned is the largest lived-in home in GP currently. It is the third largest home after the Ford and Alger estates, at 23000 sf. It was built in 1963, but you wouldn't know it from how it looks now. The addition architects, who I am forgetting, had great photos of it on their website a while back.

This is my favorite home for sale in GP Farms now: http://www.mi-mls.com:81/cgi-b in/broker03?LM_MST_mls_noYYNT= 30435760&brdXXEI=3366&frmXXSI= +++150&agtXXMI=+++106478&offNa meXXBI=Higbie+Maxon+Agney+Inc& agtNameXXFI=Hugo+Higbie&LM_MST _prop_fmtNNNL=1&xxxx=
They started at $7.9 mil, which is at the top end of the GP spectrum (i.e. Windmill Pointe Drive back when the economy was good), but that is pretty unattainable now.

This house on the GP Park lakefront, however, is the finest on the entire GP market now:
http://www.mi-mls.com:81/cgi-b in/broker03?LM_MST_mls_noYYNT= 30547299&brdXXEI=3366&frmXXSI= +++150&agtXXMI=+++106478&offNa meXXBI=Higbie+Maxon+Agney+Inc& agtNameXXFI=Hugo+Higbie&LM_MST _prop_fmtNNNL=1&xxxx=

(Message edited by mackinaw on October 11, 2007)
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Gistok
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Username: Gistok

Post Number: 5497
Registered: 08-2004
Posted on Thursday, October 11, 2007 - 4:02 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Mackinaw, isn't that first house you mentioned the former Cecil Fielder house on Kenwood, that later nearly burned down during a later owners renovations? That's one huge lot 300x205 (1.4 acres).

I doubt that there is a more magnificent single block of homes in all the Pointes than that stretch of Kenwood from Kercheval to Grosse Pte. Blvd.
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Quinn
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Username: Quinn

Post Number: 1504
Registered: 01-2005
Posted on Thursday, October 11, 2007 - 4:05 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Um...that lake front house. What exactly do I need to do to get into that thing?

Geesh...fabulous.

Yes I thought Gistok said it was for sale. I'd love to see photos/3dtours of that sucker.
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Mackinaw
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Username: Mackinaw

Post Number: 3770
Registered: 02-2005
Posted on Thursday, October 11, 2007 - 5:12 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

I'll be home this weekend so I'll see if it's for sale.

If that was the Ellair Place one you said you want to get into, forget it, it's mine.

Gistok, I'm not sure where Cecil Fielder lived. But if something burned down on Kenwood, that's the plot because that is a nice new house there now.

I agree that that is the most cohesive block of old mansions probably anywhere in Michigan. There are phenomenal blocks of large old houses throughout the Pointes, but few if any are preserved in their original form, while featuring such large houses, as Kenwood is.
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Etxray
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Username: Etxray

Post Number: 7
Registered: 01-2006
Posted on Thursday, October 11, 2007 - 5:23 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

You are correct, Cecil's house was the second or third on the south side of the street. It was almost completly burned to the ground, and was rebuild to exact spec's.
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Janesback
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Username: Janesback

Post Number: 404
Registered: 08-2006
Posted on Thursday, October 11, 2007 - 6:02 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Spikey, hello from Houston as well. I live in River Oaks shopping district, Driscoll Ave, right off of West Grey. You are correct in that the Mid town area, the area near the old Bland Cadillac off of Dallas is booming. In the last 10 years, ever since Enron field opened, prices have skyrocketed..

So, Spikey did make money there if his family owned numerous properties. I will disagree with Spikey on the diversified neighborhood. In the area west of downtown, its all rich white people there. Empty nesters and doctors who work in the Medical Center area, off of Fannin. His is wrong about people living together, thats kind of stretching the truth. The whites live west of downtown, River Oaks, HIghland village, the blacks are on the north side and south side, and the white middle and lower class and Hispanics live east.......

Spikey, our area isnt zoned and the lots are selling for 300K for new townhome developement..Jane
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Saders
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Username: Saders

Post Number: 2
Registered: 10-2007
Posted on Thursday, October 11, 2007 - 8:20 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Another Kahn house just went up for sale on Lakeshore, I believe 331 Lakeshore.
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Spikey2
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Username: Spikey2

Post Number: 4
Registered: 10-2007
Posted on Thursday, October 11, 2007 - 8:47 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Hello Janesback from Houston.
The area I live in is the Champion Forest community, and the neighborhood is very diversified with Whites, Blacks , Asians and Hispanics. You are correct in stating that the mid town area is not that diversed.River Oaks is the whitest and richest hood in H-town. My wife and I used to live on Brentwood in River Oaks back in the early 90's. The area to the north and south is the historic Third Ward and is mostly Black.I am in the process of selling 17 "shot gun" shacks near the U of Houston to a California friend for over 800K in this area. Several are near the proposed rail line from downtown to the university and sit on nice large lots.This past weekend we took the opportunity to visit the Grosse Pointe area, and the homes are outstanding. My family and I are planning on moving at the end of this school year, and Grosse Pointe area is it. My wife is looking forward to being back in her hometown area( grew up in Westland). We did visit the casinos they are nice, but the city looks a little scary.
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Mackinaw
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Username: Mackinaw

Post Number: 3774
Registered: 02-2005
Posted on Thursday, October 11, 2007 - 9:31 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Detroit is a wholly different city than Houston.

Whereas Houston is mostly modern, Detroit is very old, with issues compounded by a rough half-century of population loss and economic downtown, and is only now perking up in some neighborhoods and downtown. You will learn to appreciate the different look of Detroit...it's landscape, it's architecture. Come to this forum to find out where the great (or at least not scary) places are.

Glad to hear that there will be new blood in GP.
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Lefty2
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Username: Lefty2

Post Number: 309
Registered: 07-2007
Posted on Thursday, October 11, 2007 - 9:47 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Try the Vendome and Ridge streets and then Provencal, but you need access there, sorry.
Spikey2
I believe that your decision to purchase a home in Grosse Pointe is a good one. I lived in many cities in the US and being in real estate and having seen trends up and down, this is a great time to buy. The bang for the buck in terms of community, Grosse Pointe rates about as high as there is, (except for the winters and real estate taxes, (cost of entrance)).
and besides, there is a Trader Joe's coming!
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Tkshreve
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Username: Tkshreve

Post Number: 205
Registered: 07-2006
Posted on Friday, October 12, 2007 - 3:10 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Hey all.....

I grew up on Ellair place until I was four. If you are talking about the house at the end of the street on the lake (the link was dead) then that is a very, very nice house. The old Ebeneezer who lived there when I was a tyke used to drive his fancy-schmancy cars (i think they were rolls or bentley's) up and down the small and bumpy street to show off. No one ever had a real friendly relationship with that neighbor. His house was something out of this world from what anyone could tell though.

Cecil Fielder lived in the second house and yes it did burn down. My brother was very good friends with the family that lived there before. What a house..... phew.


For those of you who inquired, the nuns walk is on Kenwood. If you follow the trees down the street towards the lake, you will find that the path leads you right across GP boulevard into the Academy walkway which leads to the school. Talk a walk down it, the neighbors don't mind. (anyways)

Hope this helps.

Welcome spikey.
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Granmontrules
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Username: Granmontrules

Post Number: 203
Registered: 01-2007
Posted on Friday, October 12, 2007 - 6:26 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Spikey - You sound kind of cool. I can't imagine why you would look in Grosse Pointe. I am sure when you lived here it was "quite the place to be" and say you were from. It isn't all that these days. Detroit is actually more hip and interesting to talk about.
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Janesback
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Username: Janesback

Post Number: 405
Registered: 08-2006
Posted on Friday, October 12, 2007 - 7:41 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Hey Spikey, no more Texas sized mosquitos, no more humidity, no more enormous flying cochroaches , lol, in Grosse Point....

Thats more than enough reason to leave the Bayou city. Just buy some thick coats for the winters. Good luck in your search. Jane
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Bobj
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Username: Bobj

Post Number: 2471
Registered: 11-2003
Posted on Friday, October 12, 2007 - 8:47 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

We do have the annual fishfly invasion in GP every year.
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Danny
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Username: Danny

Post Number: 6663
Registered: 02-2004
Posted on Friday, October 12, 2007 - 12:41 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Moving to Snobbyville! Good luck.

MOVE TO DETROIT. That's where are action is.
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Mackinaw
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Username: Mackinaw

Post Number: 3776
Registered: 02-2005
Posted on Friday, October 12, 2007 - 1:26 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Yeah, Tkshreve, I thought we were wrongly attributing Fielder to Kenwood St. He lived on Ellair, where there is now a gaping lot to be built on.

Isn't Edgemont Park, right there next to Ellair, just an outstanding street?
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Patrick
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Username: Patrick

Post Number: 5047
Registered: 10-2003
Posted on Friday, October 12, 2007 - 1:34 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Mackinaw, I thought that one house on Kenwood was a Ford's house. One of Benson Ford's kids maybe? I could be wrong, but I swear I hear it from somewhere.
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Tkshreve
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Username: Tkshreve

Post Number: 206
Registered: 07-2006
Posted on Saturday, October 13, 2007 - 5:41 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Sorry Mackinaw....

I did mean that cecil lived on Kenwood. 2 houses in from Kercheval. Not Ellair.

Edgemont is a spectacular street. I had been in 60% of all of those homes when I was young. I t has been some time since then, but I still know a couple of the families that live on that street.
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Mackinaw
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Username: Mackinaw

Post Number: 3781
Registered: 02-2005
Posted on Saturday, October 13, 2007 - 9:49 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Gotcha. There is a large vacant area on Ellair, and behind there on Bishop there have been some (nice) new homes built. Did something burn down there, or was an estate simply demolished?

Wow I'd love to see some of those Edgemont homes. Good for you.

Patrick, I'm not sure but I'd totally believe it.
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Gistok
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Username: Gistok

Post Number: 5514
Registered: 08-2004
Posted on Saturday, October 13, 2007 - 10:34 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

It's interesting to know why that strange street immediately next to Kirby Rd. has that long curve to it. That was part of a race track at one time.

Love the home in the armpit of the curve (wasn't that the Erv Steiner house?), as well as the nice Chateauesque style house behind it on Ridge Rd.(and also the monolith where the curve ends away from Kirby).
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Lefty2
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Username: Lefty2

Post Number: 352
Registered: 07-2007
Posted on Saturday, October 13, 2007 - 11:48 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

steiner's old WCC yes on vendome been there, Gambles Palace, Shively's, Simonds Palace for sale if any takers. nice street.
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Irish_mafia
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Username: Irish_mafia

Post Number: 1071
Registered: 10-2003
Posted on Sunday, October 14, 2007 - 11:00 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Simon's house.
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Tkshreve
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Username: Tkshreve

Post Number: 209
Registered: 07-2006
Posted on Sunday, October 14, 2007 - 12:14 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Mack -

That entire lot with new houses on the one side of Ellair used to be a long drive for an incredible mansion about 10 or so years ago. It stood between Bishop Lane and Ellair Place. A long iron fence ran the entire length of each street covered in growth for privacy. My mother and i used to pick apples or pears on the lane from the fruit trees that lined the mansions' driveway. As far as I know, the mansion was abandoned/condemned (not sure) for some time, but the caretakers lived in the caretaker house and looked after the estate. Kids used to sneak into the grounds from the Bishop lane side of the property and party in the pool house and mansion.

One year a person I know was in there with some people and somehow they ended up burning the entire main house down. Pretty awful, but it gave way to a family company I know who got into that property and erected those new houses you see lining ellairs north side.
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Lefty2
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Username: Lefty2

Post Number: 459
Registered: 07-2007
Posted on Monday, October 22, 2007 - 12:32 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

well excuuuuse me Irish
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Mackinaw
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Username: Mackinaw

Post Number: 3848
Registered: 02-2005
Posted on Monday, October 22, 2007 - 1:17 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Tkshreve--

I missed your response when you first made it.

Thanks for the info. I figured it was an estate, but couldn't conjure up an image from when I was young to remember what was there.
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Expatriot
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Username: Expatriot

Post Number: 19
Registered: 09-2007
Posted on Monday, November 05, 2007 - 7:58 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Does anyone know the status of the Sunrise Senior development in the Village on St. Clair. I heard it is dead in the water, but have found no news verification of it.
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Lefty2
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Username: Lefty2

Post Number: 599
Registered: 07-2007
Posted on Monday, November 05, 2007 - 9:56 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

me - They misread the real estate market.
from GP News - Sunrise condos shelved - Economy stymies plans for 79-unit project near Village October 11, 2007 The Sterling of Grosse Pointe still plans to develop its property on St. Clair in the City of Grosse Pointe despite its recent decision to abandon its Sunrise Senior Living condominium project.

The project was retired by company owners after Sterling representatives could not meet pre-sale quotas for the condo units, said Sunrise Vice President Laura Hester.
"People are in a holding pattern right now" regarding the purchase of new homes, she said. "It's unfortunate that we hit the market at the wrong time.
"People are not buying two years out when they are worried about the price they're going to get for their old home."
The company owns six houses and part of municipal parking Lot 4 off St. Clair. Hester said the company is reviewing "alternative" development options for the two acre site and are working with city officials to bring it to fruition.
"We have met with (City Manager) Peter Dame and plan to work closely with the city to develop something on St. Clair," Hester said. "We're planning to meet with developers and make sure it is the right project for the area.
"We hope to get back to the communities with some ideas soon."
In a prepared statement, Mayor Dale Scrace said:
"The city is very disappointed by Sunrise Senior Living's decision not to move forward with The Sterling, a 79-unit luxury condominium project.
"Both the city and Sunrise have worked very hard to make this project a reality in a challenging regional and national housing market.
"The city will work closely with Sunrise as decisions about the land assembled for this project are made to ensure that the ultimate use of the property supports the goals of the city's master plan."
Sunrise made its first public pitch to build senior condos in the Village in April 2004. Its initial idea to occupy the former Jacobson's building fell flat, and focus shifted to the St. Clair location.
After neighbors complained that the first proposal was too large, Sunrise officials revised their plans The latest was to build a 79-unit four-story condominium complex on St. Clair just south of shops on Kercheval.
Last August, in an effort to boost lackluster sales, The Sterling petitioned the City of Grosse Pointe to endorse its participation in the Wayne County Turbo Tax Abatement Program. The aggressive property tax incentive initiated by county officials is expected to relieve commercial and residential property developers of up to 50 percent of property taxes over a five-year period.
The City of Grosse Pointe council "wholeheartedly" supported The Sterling of Grosse Pointe's request and endorsed its application to join the program.
And, to ensure a "level playing field," City officials met with the county to confirm that the Morningside Group, recently awarded the mixed-use development project called North Kercheval that includes condominiums, would be entitled to the same program benefits.
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Mackinaw
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Username: Mackinaw

Post Number: 3937
Registered: 02-2005
Posted on Monday, November 05, 2007 - 10:33 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

At least the north of Kercheval developments (3-4 story buildings behind the Borders-ACE block and another building across St. Clair from there) are going forward.

I think Sunrise is making a bad decision, because the market is there for older people to downsize. But more power to another developer who can build up on that site and build something that won't be geared only to old folk.

How nice would the view from a mid-rise that gets above the trees to let you see the lake and the skyline be? GP is far from having any tall buildings, but at least the seed is being planted for some more significant downtown buildings.

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