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HomeMy WebLinkAbout2017-06-07 Study Session - Architect Walter S. White N. CITY OF Pn [ M DESERT 44,:•„I, ;ti, 73-510 FRED WARING DRIVE _ TEL:v PALM DESERT, CALIFORNIA 92260-2578 760 346-o61i ,�� sf info@citvofpalmdesert.org NOTICE OF JOINT STUDY SESSION OF THE PALM DESERT CITY COUNCIL AND SUCCESSOR AGENCY TO THE PALM DESERT REDEVELOPMENT AGENCY NOTICE IS HEREBY GIVEN that the Palm Desert City Council and Successor Agency to the Palm Desert Redevelopment Agency Board of Directors will meet in a Joint Study Session for the purpose of touring the Architect Walter S. White-designed home located at 73697 Santa Rosa Way, Palm Desert, California 92260, on Wednesday, June 7, 2017, beginning at 8:30 a.m. Said Study Session will convene at the property and continue with touring the property and structure. RA HELLE D. KLASS , CITY CLER CITY OF PALM DESERT, CALIFORNIA May 31, 2017 NO FORMAL ACTIONS WILL BE TAKEN AT THE STUDY SESSION. PURPOSE OF THE STUDY SESSION IS TO PROVIDE INFORMATION AND DIRECTION ONLY. i� IMif00N NFCI(1f01NIFlt April 6, 2017 Dear Mayor Harnik and Members of the City Council: My name is Jim West. I am a proud resident of the city of Palm Desert. This letter was originally sent March 1, 2016. In the past, I have served on the Palm Desert Cultural Resources Preservation Committee and contributed to the making of the 2006 city publication Palm Desert Art&Architecture. Most recently, I was a contributing author to the book William Krisel's Palm Springs: The Language of Modernism and I provided the historical text for the highly successful 2015 and 2016 Palm Desert Double Decker Architectural Tours during Modernism Week. I believe that Palm Desert has reached a critical moment when the general public, including the economically important visiting public, is realizing that Palm Desert has truly significant and culturally important historic resources. One of those resources is THE MILES BATES HOUSE designed by Walter S.White. For decades this particular house has repeatedly been seen as an important site in historic surveys conducted by the Historical Society of Palm Desert along with other agencies. Now this same property was featured prominently in a recent exhibition at the University of Santa Barbara and was included in the newly released book Walter S. White:Inventions in Mid-Century Architecture. In addition, this property was included in a 2016 Modernism Week Lecture by noted scholar Barbara Lamprecht. The city should do EVERYTHING possible to insure that the next owner of this property does NOT remove it. They should care for it and be encouraged to work towards a restoration which celebrates its original and very unique design. I am hopeful that this is the direction that will be taken and I know OUR city will be a better place for everyone because of it. Jim West 361 Sandpiper Palm Desert,CA 92260 Psmodern@yahoo.com UNIVERSITY OF CALIFORNIA, SANTA BARBARA TYot rrz ['WV I�� BERKELEY• DAVIS•IRVINE•LDS ANGELES•RIVERSIDE•SAN DIEGO•SAN FRANCISCO h ' AO SANTA BARBARA•SANTA CRUZ HISTORY OF ART AND ARCHITECTURE SANTA BARBARA, PHONE(805)893-8710 FAX(805)893-71 17 CALIFORNIA 93106-7080 Santa Barbara, February 28, 2016 The Honorable Robert Spiegel, Mayor of Palm Desert And Members of the Palm Desert City Council Palm Desert City Hall 73-510 Fred Waring Drive o � PALM D ES ERT 3 r-c CA 92260 3�rri QMtC, nX1VI 3 ��rn Op Dear Mayor Spiegel and Members of the City Council, �� cn >c) w rn Re: Miles C. Bates House,73695 to 73697 Santa Rosa Way, Palm Desert,1954-55,by architect Walter S.White(1917-2.002) 1 am writing to you express both my concern and hope regarding the future of the Miles C. Bates house in Palm Desert. The house was designed and erected from 1954-1955 by Walter S.White who had lived in La Quinta since 1948 while maintaining a busy design and construction firm in the fledgling city of Palm Desert. Indeed, during the first decade of Palm Desert's existence,W.S.White was the designer for new houses and private homes. Initially working mostly in the Shadow Mountain club area,White increasingly also catered to citizens wishing to live in other areas of the new city and its surroundings. With his smaller,standardized houses (often for self-building)and larger, custom- designed homes,White addressed the housing needs of all layers of population of the young city. The Miles C. Bates house on Santa Rosa Way, however, occupies a special place in White's oeuvre and in the history of your city. It is unique with regard to its roof construction and its contribution to the history of mid-twentieth century modern architecture in California. Within the history of Palm Desert the Bates house is,to the best of my knowledge,a rare if not a sole survivor that recalls that the architectural origins of Palm Desert were wider and more diverse than the wonderful custom-designed homes of the Shadow Mountain Club area. In the early years of the city many young designers,architects, and builders were inspired by the at times quirky constructions of small cabins on homesteads in the Coachella Valley,for example the unusual cabin one of the Henderson brothers had built in the mountains above the city. The curved roof of the Miles C. Bates house is the most visible indication of the aspirations of client and architect wishing to design a private home as individualistic as many homesteaders' cabins. The roof of the house is unique. Its construction from alternating dowels and bi-concave, almost hourglass-shaped wooden elements is the only surviving example of this roof construction. It is highly illustrative W.S.White's experimental approach to design, driven by the idea that new design approaches can cut cost and make homes more affordable. White learned how to build in his father's construction business in San Bernardino. He apprenticed himself to various architects and engineers, and worked during the Second World War in the tool design workshop of Douglas Aircraft Company in Greater Los Angeles. To design and build a house meant for White to make a home including re-inventing construction methods for roofs or walls. The roof of the Bates house is unique; no other building exists that features this system. White conceived the construction method as way to build non-linear walls and roofs of any possible curvature. In 1959, he received a patent for the construction method for which he applied in -1955. Lastly,the shape of the roof, its construction, and the early date of 1954-1955 guarantee the house a most prominent position in the architectural history of California. Once W.S.White left Palm Desert for Colorado Springs in 196o (for reasons of work),the awareness of his many and varied works in Palm Desert and beyond gradually subsided. Today the Architecture& Design Collection at UC Santa Barbara preserves White's archives of professional and private papers. Over the last five years or so, I have extensively researched and taught White's architectural work in the Coachella Valley(especially in Palm Desert)and in Colorado Springs. This research and teaching efforts culminated in the exhibition W.S. White:inventions in Mid-Century Architecture,which the Art, Design,and Architecture Museum, UC Santa Barbara, showed successfully last fall. For my research I have spent many weeks in the extraordinary archives of the Historical Society of Palm Desert; I cannot praise highly enough the unexpected resource for historians the society and your city is preserving there. i also received the most valuable support from members of your city's outstanding Cultural Resources Preservation Commission who repeatedly showed me around Palm Desert—a city about which i knew next to nothing when I began this project—and kept helping out with identifying W.S.White designs. During all these years of coming to Palm Desert, I have always made a point of looking every time at the Miles C. Bates house on Santa Rosa Way. As you can see from the exhibition catalog that I enclose with this letter, the house features prominently in the catalog. It was also the one building most of the almost 3,00o visitors to the exhibition kept asking me about. I know from my former work in the field of preservation of listed buildings back home in Europe what a commitment it is to preserve a single building. Yet as a historian who now teaches young Californians about the history of their own built heritage I am also aware of the fascination many of • • them have with the past of their State and Nation. Sometimes this history becomes tangible in a single artifact such as,for example, the Miles C. Bates house. The house recalls the early days of the founding of Palm Desert and, consequently, of an important step in the urbanization of the Coachella Valley; both in my opinion outstanding,examples of realizing the American dream. Considering that originally a large citrus tree grove was located right behind the house, I sometimes imagine that the grove one day may exist again, for example as a park or large garden for the senior citizen center on the opposite side of the block. Such step would turn the Bates house into a garden pavilion for the senior citizen center, the neighborhood,and the citizens of Palm Desert. Accordingly,the house would once again be a place of leisure, a use as close to the original one as perhaps is achievable today. Whatever solution will eventually arise, I sincerely hope that the gentle curve of the roof of the Miles C. Bates house will continue to grace Santa Rosa Way and your city. I look forward to learning about the continuation of both the history and the story of this most important Palm Desert Building. Yours faithfully, Oue6c- Luth & Volker M Welter PhD (Univ Edinb) Professor welter@arthistory.ucsb.edu VOLKER M WELTER Ph.D. Professor {,c-t•°s cqt History of Art&Architecture 1 c- O\ Mail Stop7080 z�� fy t i University of California 1.;, t1>i Santa Barbara yti ►v.�P/ CA 93106-7080 A sane USA welter@arthistorv.ucsb_edu UNIVERSITY OF CALIFORNIA,SANTA BARBARA , , H A V E R K A T EBLOG About Listings Resources Areas Home » Palm Springs Modernism » Miles Bates house in Palm Desert in Danger Miles Bates house in Palm Desert in Danger '1 4 * am ..-16k iii .. . t.....„,,_-, - - ..dik r - i •f ' - . Iconic Miles Bates house in Palm Desert in Danger of Destruction City of Palm Desert May Allow Destruction of an Iconic Walter S White Merilee Colton of the Palm Desert Historical Society advised us that the Walter S White wave-roof home built for Miles Bates in 1954-55, on Santa Rosa Way in Palm Desert is in danger of demolition.The City of Palm Desert, in preparation of disposing of its ownership has had it appraised at a value not much more that its land.The condition of this home is reportedly poor, but restorable.The concern is that the land will be sold without regard to the building and it will be torn down for new construction. We contacted Professor Volker M. Welter,who has published White's work, of UC Santa Barbara that holds his archive. Professor Welter gave a presentation on White and his work at Modernism Week, 2016 Here are excerpts from his reply to Ms. Colton, also addressed to us. Hello Merilee The significance of the Bates house cannot be overestimated. I would call the Miles Bates House the most important surviving WS White building in the Coachella Valley, even before the Alexander House, Palm Springs,which is now on the National Register of Monuments, and the Willcockson House, Indio. The butterfly roof of the latter precedes and anticipates the one on Albert Frey's gasoline station in Palm Springs. �,- I 44. . , t ., .' t li I ti , i .x.? 21Q s - ..sM t . ? illiti ,4'71:- . lir:ww w <.nr ��,rr r L ppZ? w ' .111:4 -Ill 4 ..-- liFir , 41111iirtal. ...*' 1,..Ott't r , ,... -e- , ,i,-,-",, - 41 ,. - .„-- The roof of the Bates House is unique.To the best of my knowledge, White has never used the construction method (wooden dowels with bi-concave intermediate elements)for any other building, even though he held a patent on it with an eye to exploit it further. In addition,this house is one of the earliest in Southern California (and probably beyond)that features a sculpturally shaped roof; an important formal design aspect that modestly"anticipates" such latter designs as J. Lautner's Elrod House in Palm Spings. In short, the Bates House is important for the early history of Palm Desert,the history of mid-century desert architecture and for mid-century architecture in Southern California. In case no private buyer steps forward who wishes to restore the house (several potential buyers have already contacted me who wish to do exactly this), I wonder if the Bates house could find a new use as a small events, exhibition, and civic space (perhaps also to be rented out also for private functions)? The land around the house could in such case become a small public park. As the Bates House abuts, respectively extends in direction of the senior citizen center at the other, opposite site of the block,this center could perhaps/should become part of a civic solution to preserving the Bates House. For example, as a potential user(if not owner)of the restored Bates House. I would suggest to speak early with local groups and institutions(churches, museums,art centers,youth groups, history groups, etc.) and also, regional (Coachella Valley)groups, etc. in order to establish what needs such small civic space could reasonably meet. How to organize a "rescue" of the Bates house if no private person buys it? It might be worthwhile to start an application to have the house listed as a registered monument.This can open ways to obtain tax benefits etc. (Editor—Professor Welter went on to give persons and their contact information, able to provide expert assistance. They include Dr Barbara Lamprecht who wrote the successful application for the Alexander House by WS White in Palm Springs., and Mark Davis from PS Modernism Week) Even if located in adjacent cities,contact the following for help and guidance how to proceed with preserving the building, how to go about fund raising,etc: Palm Springs Modernism Week (http://www.modernismweek.com); Palm Springs Preservation Foundation (http://www.pspreservationfoundation.org); Los Angeles Conservancy (www.laconservancy.org); California Preservation Foundation (www.californiapreservation.org). Some of these groups were at the event in PS during Modernism Week. Finally, fundraising. Besides the usual sources and suspects, owners of WS White homes come to mind. I cannot quantify whether the WS White exhibition and catalog has resulted in WS White-designed homes having an increased value. (Editor—they have) But if there were a restored WS White in PD that is used by the local/regional community,that would add another piece to the "fame" of WS White and accordingly possibly to the value of homes designed by the man. One possible way to rally the owners to the cause could be via the argument that they can/should become part of showing broad community support for the rescue of the Bates House. Thus asking for smaller donations might bring results in numbers of supporters rather than asking these owners to come up with a larger amount of money that will be needed. Finally, once the Bates House is on the market,get the news out to the press. Curbed LA(la.curbed.com) is really good for this. It might be good to put together a little press kit with some current and historic images(downloadable from the PDHS website), and the ideas of the PDHS for the future of the house. The ADC/UCSB might be able to help with historic images, PS Modernism Week might be able to help with ideas for further press outlets. Good luck for this undertaking! Best,Volker You will be hearing more on this. You can contact Marilee at mimi.colton@roadrunner.com,for more information as it develops and of course, us at agent@haverkate-group.com modernism news modernism and modern architecture no. 36 Rescuing the Miles Bates House -A Conundrum Since our last newsletter with Prof. Volker Welter's commentary on the Miles Bates house, we were fortunate to participate in a tour of it arranged with the City by Merilee Colton of the Palm Desert Historical Society. Fearing the worst, we were among about twenty, from all points in Southern California, including City staff, able to take advantage of this opportunity last Thursday. Here is the exterior, as original, and as today with two boxy additions on the front in place of the gracefully curved free-standing wall. I L f 7- I. I. . aa. d dM✓r.,.. '.'s +0..A► — r Photo Courtesy of the Palm Desert Historical Society 5 ':: ; .its r r 'ttar ' , ' I / *k A'� :. yr i y _ , . . . . , ., ‘ , 04,00.- 444,4444- . .r.i.... �r : : .i, 1..-- --t. 1, , , ..,..... ;. 4 .,,//....•0111111. SA.• AO Photo Courtesy of James Schnepf 2017 The good news, it's in better shape than it appears from the outside. You can see it from the street at 73697 Santa Rosa Way, Palm Desert. The House Surprisingly, from what can be seen, White's signature roof and the most important character-defining feature, is in fairly good condition, except for needed attention in a few areas for dry rot and minor damage. The exposed ends of the roofing beams, dowels and spacers show some heat-related shrinking and cracking, but not extreme. ..1 4 4. '4'''\ \ il �� M ' :Y 44 4 I Photo Courtesy of James Schnepf 2017 The long exposed "tail" of the roof, a laminated wood beam anchored to the ground and supporting a continuation of the roofs dowels and spacers, has deteriorated due to constant sun exposure, but is capable of restoration. __. r yi Ave (}. ri, �; t:Ot ilk >` - I •,_ „: .x-.Vy.,.�,_ -�.... - , `� "... = ,... .r11,0 / 4' • M,. ---'P w r4 • .. . A, *'''*`-14.*-- .. • .i._ 4 _if- f --4- Arni , - , ..:. W4 . ... ..,. . b , f 41,1111i)3. • The roofs structural integrity appears sound, as does the rest of the house, thanks to White's generous use of solid brick walls and steel corner columns to frame the sliders. At some point, large boxy additions were made on the west end of it, but inside the "box" is a surprise - the original outside curved wall (at the right in the picture), and in great condition! It looks easy to remove the box. With that gone, the free-standing wall, restoration of the west and south facing glass sliders and clerestories can make that part of the house whole again. The flared end of the curved roof will once again be in the sky. T.. { 1 Photo Courtesy of James Schnepf 2017 There are other changes from the original such as kitchen cabinets and island that are easily removed, and some framing covering air conditioning ducts. The roof forms the interior ceiling, now painted white. We can see from old photographs and through a section of a kitchen soffit, that it and the supporting beams were stained a warm brown and finished in varnish. Ann Cady Cooper who visited the house while Miles Bates lived there, remembers a free-standing fireplace in the living room. We found it was in the location of the now-existing ceiling fan, below. s , 41046 t001111, Photo Courtesy of James Schnepf 2017 Here's what Ann told us about the house and Miles Bates. "In its day it was a super cool house that most of Palm Desert talked about, especially because of the roller coaster roof as they called it. There was a lot of music that filled those walls...mostly drums of all kinds. I still have one of the conga drums which I played, taught by Miles Bates. Lots of good conversation took place as well... If there were a number of people, we sat on the floor, especially around the fireplace. The backyard was full of large steel pieces as well as Miles'welding gear and always a work in progress. Most of his painting on canvas took place in the house where I live now. He used it as a studio and getaway and always stayed here when we were in town. He loved my parents and was always invited to dinner. It's really not in terrible condition...could be restored pretty easily. Glad you are doing this" Additional research will clarify what other items should be addressed. Modern glass is needed of course and a lot of cosmetic work. Bringing it to code would be a major expense if that were required. .fi i • irk* p+er1.L �M Photo Courtesy of James Schnepf 2017 At the back of the house (away from the street) the original patio area appears largely intact. On the East side of the house is a zig-zag block wall as in some of White's other projects. It 4 i Igo*1 17 . aIlk . ' ''''.:4'11584- i 4 11/ 0 r r n OW ,., , -,,.. . --„...-, r, ,...„ , , .., . i , ,..;.„. .:., • „. 4..... , ,.. ..„. a , , s. t 1- Photo Courtesy of James Schnepf 2017 There is an added building at the rear with three small apartments. We didn't see the interiors, but they don't appear to be habitable now. The area and lot is zoned for single and multi-family dwellings. is 111( j 4 y4 li7 I A' ' ' ii t ii i tgi.,'. Photo Courtesy of James Schnepf 2017 The Problem The largest problem facing the Bates House is the California debt (somehow that's not a surprise). In 2012, the State closed more than 400 local redevelopment agencies, who were ordered to sell off their assets to reduce this debt. The Miles Bates house is caught up in this, because at that time it was owned by the Palm Desert Redevelopment Agency (RDA). The rules are clear- the assets must be disposed of at the highest possible price. The City does not own the property - it is only managing its disposal. The City has an appraisal in hand derived from recent sales of single family homes of similar size in the area. None of them have the cultural, historical or architectural value approaching the Bates house, so the appraisal assigns no comparative value to its uniqueness. It values the property at $320,000. An increased value of$20,000 is given for a possible historic designation, which is simply a calculation of the Present Value of the associated Mills Act tax reduction. To arrive at $320,000, the appraisal includes a price adjustment and allowance to bring the structures out of disrepair. This will make them habitable and usable as a residential income property . This may not be the option the City wants, as the cost now is too high to afford restoration and not high enough to prevent someone from buying it as lower end rental property. City Staff are prepared to support the designation recommendation of the City Preservation Committee that will go first to the local RDA Oversight Committee, composed of representatives from the various districts that stand to benefit from sale of the house, and then to the State Department of Finance (DOF) for approval of the request for designation. The terms of the RDA asset disposal is not to sell it for the highest and best use, just the most cash. So the cultural protection value of the property must be seen in the purchase price. The disposal process is now underway and if the schedule is maintained, the sale will happen in a few months. The appraisal established the property as a residential income property, where the owner can have renters. There is no consideration of the cost to restore the house, and without designation, no consideration of the future protection and restoration of this precious asset. The appraisal envisions the property standing more or less as it is now, an eyesore of jumbled shapes. As simply a single family home, of modest value, the income from the apartments would not be sufficient to do any significant restoration of the house, and it may be become more damaged with time. An historical designation should protect the house more or less as is, but the public benefit minimal - only the hope that it would survive until it can be sold and properly restored. In that situation, such a new owner would raze the apartments, and spend an enormous amount restoring the house. Problem Solving Since it is of brick construction on a concrete slab, it cannot be moved. Dr. Barbara Lamprecht who successfully prepared the National Historic Properties submission for White's Franz Alexander Home in Palm Springs was there and estimated that a State and National designation would take three months and under$10,000. Such a significant designation might sway the City or others into protecting it. Doing this will require at least the City's approval. Would the City delay its disposal process while this the national designation process underway, as it may increase the financial value? Is there a higher probability of saving it with a national designation? All roads lead to the inescapable need to raise money, right now. $10,000 if the national designation is the solution. $320,000, as it stands, for outright purchase. These funds might be raised by a non-profit tax-deductible entity, which would encourage donors. We understand the Historical Society of Palm Desert does not have that kind of money. There is at least one private party willing to purchase the property, but the high appraisal value and the cost of the rehabilitation (potentially well exceeding the existing purchase price if modern building codes must be met) is a huge obstacle, to all parties. A new appraisal, taking take full account the ramifications of a historical designation would reduce the price. The assumptions in this appraisal would be that the apartment structure would be removed, the house restored, and as required, brought to code. The additional costs of doing so would reduce the valuation to a practical level and bring many more potential buyers willing to spend hundreds of thousands in restoration. A lower and more realistic appraised price makes survival much more likely. The City should make the choice, rather than having it made for it, of a small number of low-end, out of place, aging, rental units that don't meet current Codes, and may result in damage or destruction of a cultural asset, or a restored architectural icon. But still, first the money. Is there an investment Angel would like their name attached for posterity to this one of a kind, unique structure that may have a corporate, non-profit, foundation or public use? A company, companies or other organizations that have profited from the development of the Valley and its real estate? Could it be a mid-century modern theme commercial vacation rental? Should it be a community center or an extension of nearby apartments or living facilities? Is this an opportunity for philanthropic donations from our Snowbirds and Country Clubs in support of maintaining Palm Desert's cultural heritage? Is there a practiced fund raiser out there? Perhaps the City and the Historical Society of Palm Desert can make he Miles Bates house a temporary public exhibit to help seek donations. This would display this well published, unique structure, unique to this City, for public awareness of Palm Desert architecture and to raise funds for its preservation. Might the City want to protect a national heritage by purchasing it, itself, from its regular budget by making it a priority over some other city expenditures? Who can help save the roller coaster, wavy roof? f' • • ♦. ,.. .I 4.14 401100* -� - . • "rr _ ••♦ •m - t --• Walter S.White(1917-2002), Miles C.Bates house, Palm Desert,CA, 1954-5,perspective water color by Siegfried Knop. Image courtesy of Architecture and Design Collection,Art Design&Architecture Museum, UC Santa Barbara.©UC Regents. 4 This was article made possible by City Hall staff, the Palm Desert Historical Society, other participants in the tour and those who contributed to and refined it. If the owner opposes the nomination/listing, the property is deemed "eligible for designation," which also carries significant, virtually equal, weight under CEQA. What is necessary is meeting the criteria for designation. Part 6, the Manual for State Historic Preservation Review Boards, states: When the owner or majority of private owners of a property or properties being considered for inclusion in the National Register formally objects to National Register listing, the SHPO forwards the nomination to the Keeper of the National Register for a determination of eligibility. Should the Review Board and the SHPO disagree on the eligibility of a property, either may request the National Register to decide. Anyone may appeal the refusal of the State Historic Preservation Officer to nominate a property to the National Register. In addition, anyone may appeal the nomination of a property. National Register procedures are found in 36 CFR Part 60. Beyond the intricacies of historic judgment, other important issues faced by the Review Board are the political and economic ramifications of National Register listings. A present owner may oppose a property's listing regardless of its significance, because of a fear of being unable to develop or use the property as desired. On the other hand, an owner may push for nominating a property that does not have sufficient historical significance to justify listing in order to take advantage of certain tax incentives. These factors shall not be taken into consideration by the State Review Board. Their responsibility is to apply professional, technical standards in an unbiased fashion to determine if properties meet the National Register Criteria. The Federal Program Regulations reinforce that succintly: (v) In the case of nominations where the owner of private property (or the majority of such owners for a district or single property with multiple owners) has objected and the Keeper has determined the nomination eligible for the National Register, the State Historic Preservation Officer shall notify the appropriate chief elected local official and the owner(s) of such property of this determination. The general notice may be used for properties with more than 50 owners as described in Sec. 60 6(d) or the State Historic Preservation Officer may notify the owners individually. barbara Iamprecht, m.arch., ph.d. bmlamprecht@gmail.com 626 264 7600 550 jackson st. pasadena ca 91104-3621 modern resources research restoration and rehabilitation barbaralamprecht.com "'"NM -• ' ......---.t.z.„_.. 1 . "•,.... .... -......., 41 4 '•-f. IA' t . ........, . - .• . ', ".,., • A',. . \ :'„,:•H. ,.,., I, * li ' t . 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