Housing Transition in Single Industry 'Instant Towns'

Total Page:16

File Type:pdf, Size:1020Kb

Housing Transition in Single Industry 'Instant Towns' Housing Transition in Single Industry 'Instant Towns' Prepared for: Canada Mortgage and Housing Corporation External Housing Program 700 Montreal Road Ottawa, Ontario K1A 0P7 Prepared by: Greg Halseth and Lana Sullivan Geography Program University of Northern British Columbia Prince George, B.C. CANADA V2N 4Z9 tel: (250) 960-5826 fax: (250) 960-5539 email: [email protected] March 24, 2000 Canada Mortgage and Housing Corporation, the Federal Government=s housing agency, is responsible for administering the National Housing Act. This legislation is designed to aid in the improvement of housing and living conditions in Canada. As a result, the Corporation has interests in all aspects of housing and urban growth and development. Under Part IX of this Act, the Government of Canada provides funds to CMHC to conduct research into the social, economic and technical aspects of housing and related fields, and to undertake the publishing and distribution of the results of this research. CMHC therefore has a statutory responsibility to make widely available, information which may be useful in the improvement of housing and living conditions. This research project >Housing Transition in Single Industry 'Instant Towns' was funded by CMHC, but the views expressed herein are those of the authors, and do not necessarily represent the views of CMHC. This publication is one of the many items of information published by CMHC with the assistance of federal funds. CMHC subscribes to Canada=s Green Plan. Quantities of our publication are limited to market demand; updates are produced only when required; and recycled or environmentally friendly stock and environmentally safe inks are used wherever possible. CMHC offers a wide range of housing-related information. For details, contact your local CMHC office. Housing Transition in Single Industry 'Instant Towns' ABSTRACT Single-industry communities are a common part of the Canadian rural landscape. In many cases, these communities were developed by a single firm or industry to provide a focal point for local extraction and/or processing operations, as well as to house the needed workforce. Often isolated from other communities, the local housing market is influenced by the health of the resource industry. As a result, changes in the viability of the industry directly affect the local housing market. Restructuring pressures within the resource sector has led to a re-evaluation of the viability of constructing new, and in some cases maintaining old, single-industry communities. This research examines two single-industry Ainstant towns@ in Canada with the purpose of tracking transitions within the local housing market as the economic fortunes of the local industry and community change through time. An understanding of these isolated markets is needed to inform government policy and will be useful to resource companies seeking to evaluate new development costs, to local decision-makers interested in community development, and to households participating in the housing market. The research is based on a comparative study of Mackenzie and Tumbler Ridge, British Columbia. The scope and objectives of the research are fourfold: 1. To develop an historical and contemporary portrait of the local housing market in these single-industry instant towns. 2. To identify and track the timing of past corporate strategies with respect to the selling off of housing stock to employee residents. 3. To identify the nature and scale of economic benefits or costs which may accrue to households through housing purchase in this type of community context. 4. To identify the nature and scale of economic benefits and costs which may accrue to institutions such as the resource company or Canada Mortgage and Housing Corporation. The research methodology involves 6 stages. These include a background literature review on previous work on this topic, development of baseline housing data and a local housing history for each community, a review of local housing construction activity, a summary of changing housing investment values, and an analysis of the collected information. Table of Contents Abstract Acknowledgments Executive Summary.............................................................................................................. i 1.0 Introduction............................................................................................................... 1 1.1 Scope and Objectives................................................................................................ 1 1.2 Report........................................................................................................................ 3 2.0 Housing in Single-Industry Towns............................................................................ 4 2.1 Planning Resource Towns......................................................................................... 4 2.2 Single Industry Town Development.......................................................................... 9 2.3 Housing in Single Industry Towns............................................................................ 12 Overview................................................................................................................... 13 Housing Quality........................................................................................................ 14 Housing Provision.................................................................................................... 16 Resident Housing Satisfaction.................................................................................. 17 Housing and Community Stability............................................................................ 18 Alternative Housing Strategies................................................................................. 19 Impact of Town Closure on Investments.................................................................. 20 2.4 Discussion................................................................................................................. 22 3.0 Case Study Communities.......................................................................................... 24 3.1 Comparative Research.............................................................................................. 24 3.2 Profiles of Mackenzie and Tumbler Ridge............................................................... 25 3.3 Community Population Change................................................................................ 31 3.4 Individual/Household Characteristics....................................................................... 32 3.5 Income Characteristics.............................................................................................. 40 3.6 Employment Characteristics..................................................................................... 45 3.7 Discussion................................................................................................................. 49 4.0 Housing Development.............................................................................................. 51 4.1 Overview Profile...................................................................................................... 51 4.1.1 Housing Stock Structure........................................................................................... 51 4.1.2 Housing and Household Size.................................................................................... 56 4.1.3 Housing Costs........................................................................................................... 57 4.1.4 Repairs...................................................................................................................... 59 4.2 Local Housing History.............................................................................................. 61 4.3 Local Housing Construction Activity....................................................................... 67 4.3.1 Building Permit Data Methodology......................................................................... 67 4.3.2 Building Permit Data............................................................................................... 68 4.4 Discussion................................................................................................................ 76 Con=t ... 5.0 Housing Investment.................................................................................................. 78 5.1 BC Assessment Authority Methodology.................................................................. 78 5.2 Property Assessment Data - Assessed Value of Property......................................... 79 5.2.1 Assessed Values - Current Dollars........................................................................... 80 5.2.2 Assessed Values - Constant Dollars......................................................................... 82 5.3 Property Ownership Changes................................................................................... 86 5.3.1 General Ownership Description............................................................................... 86 5.3.2 Average Number of Owners per Property................................................................ 86 5.3.3 Duration of Property Ownership.............................................................................. 89 5.4 Property Assessment / Sales Ratio (ASR)............................................................... 91 5.5 Discussion...............................................................................................................
Recommended publications
  • Highway 3: Transportation Mitigation for Wildlife and Connectivity in the Crown of the Continent Ecosystem
    Highway 3: Transportation Mitigation for Wildlife and Connectivity May 2010 Prepared with the: support of: Galvin Family Fund Kayak Foundation HIGHWAY 3: TRANSPORTATION MITIGATION FOR WILDLIFE AND CONNECTIVITY IN THE CROWN OF THE CONTINENT ECOSYSTEM Final Report May 2010 Prepared by: Anthony Clevenger, PhD Western Transportation Institute, Montana State University Clayton Apps, PhD, Aspen Wildlife Research Tracy Lee, MSc, Miistakis Institute, University of Calgary Mike Quinn, PhD, Miistakis Institute, University of Calgary Dale Paton, Graduate Student, University of Calgary Dave Poulton, LLB, LLM, Yellowstone to Yukon Conservation Initiative Robert Ament, M Sc, Western Transportation Institute, Montana State University TABLE OF CONTENTS List of Tables .....................................................................................................................................................iv List of Figures.....................................................................................................................................................v Executive Summary .........................................................................................................................................vi Introduction........................................................................................................................................................1 Background........................................................................................................................................................3
    [Show full text]
  • REGULAR MEETING of COUNCIL Town Hall, 305 Iles Way
    REGULAR MEETING OF COUNCIL Town Hall, 305 Iles Way MISSION STATEMENT Council is committed to excellence in government that reflects our citizens’ interests, values and goals. We will strive to deliver quality public services in a proactive and responsible manner while ensuring our objectives are clearly communicated to our citizens. We will strive to strengthen and diversify our economy by balancing public safety, industrial development, environmental responsibility and sustainability. MONDAY, JULY 13, 2020 5:00 PM A G E N D A Page 1. CALL TO ORDER 2. APPROVAL OF AGENDA 2.1 APPROVAL OF AGENDA RECOMMENDATION THAT the Monday, July 13, 2020 Regular Council Meeting agenda be adopted as presented. 3. ADOPTION OF MINUTES 9 - 11 3.1 JUNE 8, 2020 SPECIAL COUNCIL MEETING MINUTES RECOMMENDATION THAT the minutes from the Monday, June 8, 2020 Special Meeting of Council Page 1 of 139 be adopted as presented. Special Meeting of Council - 08 Jun 2020 - Minutes - Pdf 12 - 19 3.2 JUNE 15, 2020 REGULAR COUNCIL MEETING MINUTES RECOMMENDATION THAT the minutes from the Monday, June 15, 2020 Regular Meeting of Council be adopted as presented. Regular Meeting of Council - 15 Jun 2020 - Minutes - Pdf 20 - 21 3.3 JUNE 29, 2020 SPECIAL COUNCIL MEETING RECOMMENDATION THAT the minutes from the Monday, June 29, 2020 Special Meeting of Council be adopted as presented. Special Meeting of Council - 29 Jun 2020 - Minutes - Pdf 4. BUSINESS ARISING FROM THE MINUTES 5. PROCLAMATIONS None 6. DELEGATIONS AND PETITIONS None 7. CONSENT AGENDA 7.1 CONSENT AGENDA RECOMMENDATION THAT all items in the Monday, July 13, 2020 consent agenda be moved for information.
    [Show full text]
  • District of Elkford: Climate Change Adaptation Strategy
    District of Elkford: Climate Change Adaptation Strategy Report for : District of Elkford, B.C., Canada Developed by: Karen Gorecki BSc, MPP Megan Walsh, BSc Env, MSc Env Mgmt. (2010) and Jeff Zukiwsky BTM, MRM Planning (2009) Executive Summary For several years, the Columbia Basin Trust (CBT) has been spearheading research on climate impacts in the Columbia Basin, supported by a team of scientists and planners, and in partnership with the Pacific Climate Impacts Consortium (PCIC). The CBT observed that the impacts of climate change, and the vulnerability of communities to change, varied throughout the Basin. In 2008, the CBT recognized the need to support communities in identifying localized climate change projections and vulnerabilities, and in creating adaptation plans that would allow those communities to prepare for a much different future. The District of Elkford was one of two communities chosen to participate in Columbia Basin Trust’s Communities Adapting to Climate Change (CACC) initiative. For the District of Elkford, this initiative was integrated into an Official Community Plan (OCP) revision, which was to be completed ‘through a climate change lens.’ With support from PCIC, the Communities Adapting to Climate Change team (comprised of Karen Gorecki, Megan Walsh and Jeff Zukiwsky) developed a process that emphasized community and staff engagement, and the pairing of local knowledge with scientific data and projections to determine areas of priority for further climate impact research. Initial open houses revealed strong community concern for issues such as wildfire, road maintenance, stormwater management and water quality. The CACC research team used the public input and best available science to focus in on three priority areas: Wildfire, Flooding and Water Supply.
    [Show full text]
  • Elk Valley Transit Sparwood and Fernie
    Holiday Service Welcome Aboard Fares all fares subject to change Your local transit system runs five days a week. Service is not available on Saturday, Sunday or the Buses serve the Elk Valley, connecting Elkford, following holidays: Cash Elk Valley Transit Sparwood and Fernie. • New Years Day • B.C. Day Adult/Student/Senior $ 2.00 Fixed-route service – scheduled service to major • Family Day • Labour Day Child, 4 or under free destinations and residential areas. • Good Friday • Thanksgiving Day • Easter Monday • Remembrance Day Tickets (10) Health Connections – booked service to Cranbrook. RIDER’S GUIDE • Victoria Day • Christmas Day Adult/Student/Senior 15.00 About Your Transit System • Canada Day • Boxing Day Effective January 2, 2013 Monthly Pass Funding for your local transit system is cost shared Updated July 2020 Subject to change. Check online at bctransit.com for Adult/Student/Senior 42.00 between the Regional District of East Kootenay and special event service. BC Transit. Health Connections service is administered by the Kootenay East Regional Hospital District and Ticket and Pass Outlets BC Transit and funded by the Interior Health Authority. Pass Programs Cranbrook: Regional District of East Kootenay Office Decisions on fares, routes and service levels are made Transit Pass Tax Credit Elkford: District Office by the Regional District of East Kootenay board based The Government of Canada offers a non-refundable Fernie: City Hall on public feedback and information provided by tax credit if you use a monthly pass. Save your pass Sparwood: Leisure Centre BC Transit. Decisions on Health Connections service are and receipt as proof of purchase.
    [Show full text]
  • AGENDA November 14, 2017 5:30 P.M
    DISTRICT OF ELKFORD COMMITTEE OF THE WHOLE AGENDA November 14, 2017 5:30 P.M. Council Chambers Elkford's Mission - Through innovative leadership we provide opportunities for responsible growth, in harmony with industry and the environment. We take advantage of opportunities that enhance affordable community living and sustain the quality of life citizens, businesses and visitors expect. Page 1 APPROVAL OF AGENDA (a) Approval of November 14, 2017 Agenda 2 ADOPTION OF MINUTES 3 - 4 (a) Adoption of August 28, 2017 Minutes 3 DELEGATIONS 5 - 134 (a) Draft Community Wildfire Protection Plan • Presenter: Tove Pashkowski, B.A. Blackwell & Associates Ltd. 4 ADJOURNMENT (a) Move to Adjourn Page 1 of 134 Page 2 of 134 DISTRICT OF ELKFORD COMMITTEE OF THE WHOLE Minutes August 28, 2017 Present: Mayor McKerracher, Chair Councillor McGregor Councillor Fairbairn Councillor Wildeman Councillor Bertrand Councillor Zarowny Absent: Councillor Robinson Staff Present: Curtis Helgesen, Chief Administrative Officer Scott Beeching, Director, Planning and Development Services Garity Stanley, Director, Leisure Services Duane Allen, Superintendent, Public Works Marilyn Rookes, Director, Financial Services Corey Kortmeyer, Director, Fire Rescue and Emergency Services Curtis Nyuli, Deputy Director, Fire Rescue and Emergency Services Dorothy Szawlowski, Deputy Director, Corporate Services, Recorder There being a quorum of Council, Mayor McKerracher called the meeting to order at 5:37 pm. APPROVAL OF AGENDA (a) Approval of August 28, 2017 Agenda Moved, Seconded AND RESOLVED THAT the agenda for the August 28, 2017 Committee of the Whole Meeting be approved as circulated. CARRIED ADOPTION OF MINUTES (a) Adoption of August 14, 2017 Minutes Moved, Seconded AND RESOLVED THAT the minutes from the August 14, 2017 Committee of the Whole Meeting be adopted as circulated.
    [Show full text]
  • Final Report of the Eastern Slopes Grizzly Bear Project
    Credits for cover photographs: Brian Wolitski Main cover photograph Anonymous Lake Louise visitor Grizzly bear family group on footbridge Cedar Mueller Bear #56 against fence Cover design Rob Storeshaw, Parks Canada, Calgary, Alberta Document design, layout and formatting: KH Communications, Canmore, Alberta Suggested means of citing this document Herrero, Stephen (editor). 2005. Biology, demography, ecology and management of grizzly bears in and around Banff National Park and Kananaskis Country: The final report of the Eastern Slopes Grizzly Bear Project. Faculty of Environmental Design, University of Calgary, Alberta, Canada. Suggested means of citing chapters or sections of this document S. Stevens, and M. Gibeau. 2005. Research methods regarding capture, handling and telemetry. Pages 17 — 19 in S. Herrero, editor. Biology, demography, ecology and management of grizzly bears in and around Banff National Park and Kananaskis Country: The final report of the Eastern Slopes Grizzly Bear Project. Faculty of Environmental Design, University of Calgary, Alberta, Canada. BIOLOGY, DEMOGRAPHY, ECOLOGY AND MANAGEMENT OF GRIZZLY BEARS IN AND AROUND BANFF NATIONAL PARK AND KANANASKIS COUNTRY Final Report of the Eastern Slopes Grizzly Bear Project 2005 Edited by Stephen Herrero Eastern Slopes Grizzly Bear Project, Environmental Sciences Program, Faculty of Environmental Design, University of Calgary, Calgary, Alberta, Canada. ii DEDICATION To everyone who cares about grizzly bears and wildlife and the ecological systems and processes that support them. To the graduate students who were the core researchers: Bryon Benn, Mike Gibeau, John Kansas, Cedar Mueller, Karen Oldershaw, Saundi Stevens, and Jen Theberge. To the funding supporters who had the vision and faith that our research would be worthwhile.
    [Show full text]
  • Inter-Community Business Licence Listing
    Inter-Community Business Licence Listing 11 AGRICULTURE, FORESTRY, FISHING AND HUNTING This sector comprises establishments primarily engaged in providing related support activities to businesses primarily engaged in growing crops, raising animals, harvesting timber, harvesting fish and other animals from their natural habitats. ANIMAL PRODUCTION AND AQUACULTURE (112) This subsector comprises establishments, such as ranches, farms and feedlots, primarily engaged in raising animals, producing animal products and fattening animals. Industries have been created taking into account input factors such as suitable grazing or pasture land, specialized buildings, type of equipment, and the amount and type of labour required. Business Name Contact Contact Phone Contact Email Business Mailing Address Issued By Name FORESTRY AND LOGGING (113) This subsector comprises establishments primarily engaged in growing and harvesting timber on a long production cycle (of ten years or more) Business Name Contact Contact Phone Contact Email Business Mailing Address Issued By Name Lean Too David PO Box 16D Fernie, BC 250.423.9073 Endeavours Ltd Henderson V0B 1M5 FISHING, HUNTING AND TRAPPING (114) This subsector comprises establishments primarily engaged in catching fish and other wild animals from their natural habitats. Business Name Contact Contact Phone Contact Email Business Mailing Address Issued By Name SUPPORT ACTIVITIES FOR AGRICULTURE AND FORESTRY (115) This subsector comprises establishments primarily engaged in providing support services that are essential to agricultural and forestry production. Business Name Contact Contact Phone Contact Email Business Mailing Address Issued By Name West Fork Tracy 305E Michel Creek Road, District of Resource 250.433.1256 Kaisner Sparwood, BC Sparwood Management 21 MINING, QUARRYING, AND OIL AND GAS EXTRACTION This sector comprises establishments primarily engaged providing support activities to businesses engaged in extracting naturally occurring minerals.
    [Show full text]
  • Appendix C: List of Other Park Systems
    APPENDIX C LIST OF OTHER PARK SYSTEMS WITHIN THE PRRD The PRRD is well served with parks of various kinds and levels within its boundaries. Although there are no national parks within the PRRD, there is an abundance of provincial parks, protected areas and ecological reserves. The PRRD encompasses a portion of one of the largest Forest Districts in the province, the Fort St John Forest District which itself has an area of approximately 4.6 million hectares. The large size is as a result of the amount of crown land in the district area. The result of all of this open space area is that when compared to other regional districts across the province the PRRD comes out well especially when regional population densities are considered. As compared to other Regional districts such as: Regional District of East Kootenay The Regional District of East Kootenay (RDEK) has 28 provincial parks, 2 conservancy protected areas, 1 national park, 6 wildlife management areas, 93 recreation sites, 66 recreation trails and 3 Ducks Unlimited properties within their land area of 27, 560 sq km and a population density of 2.0 based on a total population of 56,685. Regional District of Central Kootenay (RDCK) has 28 provincial parks, 1 wilderness conservancy park, 1 ecological reserve, 2 wildlife management areas, 49 recreation sites and 64 trails. The RDCK has a land area of 22,130.72 sq km and a 2011 population of 58,441 for a population density of 2.6 persons per sq km. Regional District ‐ Regional Parks Comparison Selected Regional District Number Population
    [Show full text]
  • 2017 BCGEU Convention Minutes
    M I N U T E S of the 50TH CONSTITUTIONAL CONVENTION of the B.C. GOVERNMENT AND SERVICE EMPLOYEES’ UNION (BCGEU) held at the HYATT REGENCY HOTEL VANCOUVER, BC JUNE 14-17, 2017 TABLE OF CONTENTS PROCEEDINGS – 1ST SESSION ....................................................................................................... 1 Call to Order ................................................................................................................... 1 Acknowledgement of Territories ..................................................................................... 1 Elder Greeting ................................................................................................................ 1 O Canada........................................................................................................................ 1 Solidarity Forever ........................................................................................................... 1 Moment of Silence ......................................................................................................... 1 Report of the Credentials Committee .............................................................................. 1 Introductions .................................................................................................................. 2 Affiliates ......................................................................................................................... 2 Introduction of Solidarity Guests ....................................................................................
    [Show full text]
  • A Guide to Moving To
    A GUIDE TO MOVING TO TUMBLER RIDGE WELCOME From Mayor Don McPherson As a long-standing resident of Tumbler Ridge, I have experienced the highs and lows of the metallurgical coal mining sector in Tumbler Ridge. While I hope our community never loses sight of its mining heritage, I hope to see our community evolve from a one industry town to one that is sufficiently diversified and resilient to withstand future resource downturns. I have always been an advocate for the mining industry. It is an essential part of our economy. I am delighted to see the resurgence in this sector since the fall of 2016. Still, now is not the time to be complacent. Now is the time to reassert our efforts to ensure that our economy continues to grow and diversify. Now is the time to entice past residents back permanently and to welcome new families and investors to town. We want people with determination and drive to seize the unbelievable and diverse opportunities that are afforded to them in our town. I am immensely proud of my Council, our municipal staff and the residents of Tumbler Ridge who are supporting the continued diversification of our local economy and helping to build on our many strengths. We know that we truly do have the best of both worlds when it comes to business development opportunities and the exceptional environment in which to live and raise kids. I invite you to read this publication, view our new website www.DistrictOfTumblerRidge.ca and to contact our Economic Development Officer, John Powell at 250.242.4242 / [email protected].
    [Show full text]
  • Kootenay Powder Highway Ski
    2 Grande 38 45 Cache 45 37 32 15 22 Ft Saskatewan 36 43 40 16 St Albert 16 Edson Sherwood Park Spruce Vegreville Vermilion Grove 16 22 Edmonton 14 Hinton Devon Leduc Tofield Drayton 14 39 21 Valley 2 20 Camrose 26 13 13 Wetaskiwin 16 Jasper 13 Wainwright 2A 56 Jasper 53 Ponoka 53 93 National 22 Park 21 Lacombe 12 36 Sylvan 11 Nordegg Stettler Lake Rocky 11 Red Deer 12 Columbia Icefield Mountain House 11 Cline River 22 42 54 54 21 Avola Jasper Red Deer 145 km 90 mi Revelstoke to 229 km 142 mi Rocky Mountain House Edmonton 294 km 182 mi Mica in the Rockies Driving84 km 52 Times mi Quick Reference 140 km 87 mi 584 27 27 Appsolutely Golden to Revelstoke ......................... Sundre2 hr Calgary to Golden ............................Olds 3 hr Resorts Fairmont Hot Springs Resort ... FairmontHotSprings.com Clearwater *Revelstoke to Rossland ................ 4 hr, 15 min Calgary to Fernie ...................... 3 hr, 30 min Three Hills Hanna KOOTENAY *Revelstoke to Nelson .................. 3 hr, 45 min Lethbridge to Fernie ................... .2 hr, 30 min Fernie Alpine Resort .................. SkiFernie56.com 5 all you need! Nelson to Rossland .................... .1 hr, 15 min Kamloops to Revelstoke ................ .2 hr, 40 min Kicking Horse Mtn Resort ..... KickingHorseResort45 km 28 mi .com9 Didsbury 27 24 Nelson to Cranbrook .......................... 3 hr Kelowna to Revelstoke ................. .2 hr, 50 min Kimberley Alpine Resort ............ SkiKimberley.com i m C Rossland to Cranbrook ................. .3 hr, 10 min Kelowna to Rossland .......................... 4 hr Panorama Mountain Village ......... SkiPanorama .com K 3 1 i n b A m 24 k a m Cranbrook to Fernie ...................
    [Show full text]
  • From the Municipality of Crowsnest Pass to the Joint Review Panel Re
    January 10, 2019 Canadian Environmental Assessment Agency Review Panel Manager Grassy Mountain Coal Project 160 Elgin Street, 22nd Floor, Ottawa ON K1A 0H3 [email protected] Dear Sir or Madam: Re: Letter of Support – Benga Mining Limited/Riversdale Resources - Grassy Mountain Coal Project Reference No. 80101 The history of the Municipality of Crowsnest Pass is steeped in the coal mining industry. The five communities that form our beautiful municipality are the result of an operating coal mine in each town. When coal mining was at its height, the town of Frank was known as the Pittsburgh of Canada. The hotels were full, real estate was booming, taxes were low and all the communities blossomed with recreational opportunities, lively main streets and prosperous businesses. Since the closing of the last coal mine in the area in 1983, the five towns saw a steady decline in their economy. We are now a community where 93% of our tax base is residential and only 7% industrial. We are a poor community trying to make ends meet on the backs of our residents. It’s difficult to look west and see the thriving communities of Sparwood, Elkford and Fernie, all flourishing because of the active coal mines surrounding their communities. In order to prosper, this community is in desperate need of industry… Why not the industry that is literally in our back yards? We were born from coal in the ground and we can again prosper through this resource. Most of the residents who earn a decent income in Crowsnest Pass do so by driving to work at the Teck Resources mines across the border.
    [Show full text]