PC - Minutes - 02-03-03PLANN
ETING
CALL TO ORDER: The regular meeting of the City of Rosemead Planning Commission was called to order
by Chairman Loi at 7:00 p.m. in the council chambers of the Rosemead City Hall at 8838 East Valley
Boulevard, Rosemead.
Commissioner Alarc6n led the Pledge of Allegiance.
Commissioner Breen delivered the invocation.
ROLL CALL:
PRESENT: Chairman Loi, Vice -Chair Herrera, Commissioners Alarcon, Breen, and Ortiz
ABSENT: None
EX OFFICIO: Price, Johnson, Villasenor, Duong, and Romanelli
1. APPROVAL OF MINUTES Minutes of January 20, 2003.
(MO) Motion by Commissioner Alarcon, seconded by Vice -Chair Herrera, that the minutes of the
City of Rosemead Regular Planning Commission Meeting of January 20, 2003, be
APPROVED as submitted.
Vote results:
YES:
LOI, HERRERA, ALARCON, ORTIZ
NO:
NONE
ABSTAIN:
BREEN
ABSENT:
NONE
Chairman Loi declared said motion duly carried and so ordered.
2. EXPLANATION OF HEARING PROCEDURES AND APPEAL RIGHTS
Deputy City Attorney Stan Price explained the public hearing process and the right to appeal
Planning Commission decisions to the City Council.
3. ADMINISTRATION OF OATH
The planning secretary administered the oath to members of the audience wishing to speak before the
Planning Commission.
4. PUBLIC HEARING
A. CONDITIONAL USE PERMIT 02- 907 -7726 Newmark Avenue
A request by Mr. Jeremy Thien for the construction of a new single - family dwelling with a
living area of over 2,500 square feet located in the R -2 (Light Multi - Family Residential) zone.
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PLANNING COMMISSION MINUTES
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Owing to design changes, staff and commissioners recommend that Conditional Use Permit
02 -907 be CONTINUED to the February 18, 2003, Regular Planning Commission
Meeting.
B. CONDITIONAL USE PERMIT 03- 910 -7444 East Garvey Avenue
A request by Mr. Peter Ong, dba "Armstrong Auto Service," for the operation of an auto
repair business located in the C -3 (Medium Commercial) zone.
Presentation: Planning Director Johnson.
Staff recommendation: APPROVE —for a period of one (1) year, subject to the
conditions listed in "Exhibit A."
Applicant(s): In the audience.
Questions from the commissioners to the staff.
Chairman'Loi wished clarification concerning the adjoining tenant's designated land
use at 7438 Garvey and whether the city could restrict the site from being utilized for an
auto repair operation again. Although the adjoining site is currently vacant, Planning
Director Johnson explained that a land use restriction could not be legally enforced
unless vacated for more than one (1) year.
Chairman Loi opened the public hearing to those IN FAVOR of this application:
The applicant, Mr. Peter Ong, of 7438 East Garvey Avenue, Rosemead, approached
the podium to announce his presence and to address any commission questions.
Public hearing was opened to those who wished to OPPOSE the application:
None.
There being no one further wishing to address the commission, Chairman Loi closed the
public hearing segment for this project.
(MO) Motion by Commissioner Breen, seconded by Commissioner Alarc6n, to APPROVE
Conditional Use Permit 03 -910 for a period of one (1) year, subject to the conditions
listed in "Exhibit A."
Vote results:
YES: LOI, HERRERA, ALARCON, BREEN, ORTIZ
NO: NONE
ABSTAIN: NONE
ABSENT: NONE
Chairman Loi declared said motion duly carried and so ordered.
C. TENTATIVE PARCEL MAP 26808 -4808 Muscatel Avenue
A request by Mr. Hank Jong to subdivide one (1) parcel into two (2) lots for the development
of two (2) single - family residences located in the R -1 (Single - Family Residential) zone.
Presentation: Assistant Planner Duong.
Staff recommendation: APPROVE —for a period of one (1) year, subject to the
conditions listed in "Exhibit A."
Applicant(s): In the audience.
Questions from the commissioners to the staff.
None.
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PLANNING COMMISSION MINUTES
PAGE
Chairman Loi opened the public hearing to those IN FAVOR of this application:
The civil engineer, Mr. Hank Jong of 11823 Slauson Avenue, Santa Fe Springs,
pledged full compliance with staff recommendations; thereafter, Mr. Jong announced
his availability to answer commission questions.
With the aim of ensuring neighbor privacy, Commissioner Ortiz inquired into the
possibility of raising the second floor, north side windows. Planning Director
Johnson . reminded the commissioner of this application's purpose —a subdivision
approval, not a design review. Regardless, Mr. Jong proposed the alternative of
planting trees to maintain privacy; whereby, Chairman Loi advised conferring with
staff to determine all options.
Public hearing was opened to those who wished to OPPOSE the application:
Rosemead resident, Mr. Dick Butterfield of 4751 Fendyke Avenue, Rosemead, posed
two (2) questions; in particular, the unit's square footage and east wall setback;
Assistant Planner Duong responded 2,493 square feet and seventy (70) -feet,
respectively. On a final note, Mr. Butterfield raised the question whether only
single -level homes could be imposed within Rosemead; upon which, Deputy City
Attorney Price revealed two (2) regulation methods currently available to the city:
Public hearings to monitor homes over 2,500 square feet, and the administration of state
building codes. Otherwise, Attorney Price stressed the city's current codes allowing
one (1) and two (2) -story dwellings. Chairman Loi added council appeal as a
substitute choice.
Mr. Tat Kohatsu of 4743 Fendyke Avenue, Rosemead, questioned the anticipated
effect upon adjoining existing walls, their expected height, and communicated concern
for an east window privacy infringement. Assistant Planner Duong informed Mr.
Kohatsu that unless prearrangements are made with the property owner, new six
(G) -foot walls would be attached to the existing wall. Additionally, vegetation will be
installed to preserve privacy.
On behalf of her mother who resides at 4747 Fendyke Avenue, Rosemead; Ms. Sarah
Hanson of 8732 Zerelda Street, Rosemead, reiterated objections toward the
second -story feature by re- emphasizing the privacy argument and asserting the lengthy
vegetation growth period as an inadequate means of screening. In comparison to other
cities, Chairman Loi contended that Rosemead homes are smaller; however, new
designs are almost always two (2)- stories in height.
Mr. Dean Wiedrich of 4808 Bartlett Avenue, Rosemead, refuted Chairman Loi's
aforementioned assumption, claiming the average size is between seven hundred (700)
to eleven hundred (1,100) square feet —a consequence of which Mr. Wiedrich
indicated would induce further street traffic and endanger school children.
Shuey School Board member, Mr. Ellis Stonecypher of 4617 North Bartlett Avenue,
Rosemead, called into question several points with regard to city staff providing ample
notice to and "proactive" communication with school districts whenever impending city
growth and construction will occur. In this way, educational facilities can adapt to
accommodate overcrowding. In brief, Mr. Stonecypher asked that the commission
base decisions on aesthetics and usable square footage, not dollar value.
Commissioner Alarc6n questioned the school board's criteria in establishing new
learning institutions; whereby, Mr. Stonecypher informed the commissioner of the
absence of any determining factors. However, a "balance" between local governments
and school districts was specified. Planning Director Johnson contested Mr.
Stonecypher's lack of notification claim stating that dialog between city staff and
school districts do take place. In fact, the typical district response is, "No objection," to
these types of development proposals. Additionally, the district collects an impact fee
from the developer based on floor area.
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PLANNING COMMISSION MINUTES
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Mr. Louis Zwick of 8737 Zerelda Street, Rosemead, requested an explanation of the
"R -1" designation; to which, Chairman Loi responded that the designation refers to the
allowable six thousand (6,000) "square feet" per unit.
In rebuttal, Mr. Hank Jong defended the project's two (2) -story design emphasizing an
east side seventy (70) -foot setback; thus providing ample seclusion to neighbors in
every direction. Furthermore, Mr. Jong validated the payment of school fees.
There being no one further. wishing to address the commission, Chairman Loi closed the
public hearing segment for this project.
(MO) Motion by Commissioner Ortiz, seconded by Vice -Chair Herrera, to APPROVE
Tentative Parcel Map 26808 for a period of one (1) year, subject to the conditions
listed in "Exhibit A."
Vote results:
YES:
LOI, HERRERA, BREEN, ORTIZ
NO:
ALARC6N
ABSTAIN:
NONE
ABSENT:
NONE
0
Chairman Loi declared said motion duly carried and so ordered.
TENTATIVE PARCEL MAP 26776 /CONDITIONAL USE PERMITS 02-903,904,905
3323-2 7 Muscatel Avenue
Presentation: Assistant Planner Villasenor.
Staff recommendation: APPROVE —for a period of one (1) year, subject to the
conditions listed in "Exhibit A."
Applicant(s): In the audience.
Questions from the commissioners to the staff.•
Assistant Planner Villasenor informed the commission of conditional addendum
number twenty -five ( 425); wherein, owing to nonconformity, the corner detail shall be
removed from the front elevation.
Having the appearance of a deficient rear yard setback, Commissioner Alarcon
requested depth verification; whereby, Assistant Planner Villasenor pointed out the
twenty percent (20 %) criterion.
Chairman Loi opened the public hearing to those IN FAVOR of this application:
Project architect, Mr. Kamen Lai of 8748 East Valley Boulevard, Suite K,
Rosemead, was in accordance with Commissioner Ortiz' opinion; in which,
larger -sized homes is a direct corollary to the modern family's needs, and the future
trend. Mr. Lai went on to describe the city's adoption of the conditional use permit
ordinance for the construction of homes over 2,500 square feet as a means of protecting
the quality of living —a responsibility not considered by other cities. Mr. Lai
concluded by agreeing to supplementary condition number twenty -five ( #25);
afterward, announcing his availability to address any commission questions.
Representative, Ms. Gail Littlejohn, of the civil engineering firm, Tritech Associates
at 135 North San Gabriel Boulevard, Suite 100, San Gabriel, pledged full
compliance with staff recommendations; subsequently, Ms. Littlejohn announced her
availability to answer commission questions.
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PLANNING COMMISSION MINUTES
PACE
Public hearing was opened to those who wished to OPPOSE, the application:
None.
There being no one further wishing to address the commission, Chairman Loi closed the
public hearing segment for this project.
(MO) Motion by Commissioner Ortiz, seconded by Vice -Chair Herrera, to APPROVE
Tentative Parcel Map 26808 for a period of one (1) year, subject to the conditions
listed in "Exhibit A."
Vote results:
YES: LOI, HERRERA, ALARC6N, BREEN, ORTIZ
NO: NONE
ABSTAIN: NONE
ABSENT: NONE
Chairman Loi declared said motion duly carried and so ordered.
E. TENTATIVE TRACT MAP 53447 /CONDITIONAL USE PERMITS 02 -888 to 02 -894
8719 Mission Drive
A request by Mr. Hank Jong and Nevis Construction to subdivide three (3) parcels into
sixteen (16) lots for the development of sixteen (16) single - family residences, each with a
living area of over 2,500 square feet located in the R -I (Single - Family Residential) zone.
Presentation: Assistant Planner Villasenor.
Staff recommendation: APPROVE —for a period of two (2) years, subject to the
conditions listed in "Exhibit A."
Applicant(s): In the audience.
Questions from the commissioners to the staff.
Commissioner Alarc6n inquired into the identity of the traffic study source; thereafter,
the commissioner remarked on the proposed units' nonconforming front setbacks.
Assistant Planner Villasenor identified the applicant as having initiated the study with
a subsequent review of and final approval by our Traffic Engineer, Joanne Itakagi.
Moreover, the assistant planner explained that the setbacks are actually within the
required parameters of twenty (20) to twenty -five (25) feet.
Chairman Loi opened the public hearing to those IN FAVOR of this application:
Project architect, Mr. Jeffrey Lee of Nevis Construction at 255 East Santa Clara
Street, Suite 210, Arcadia, approached the podium to comment on the project's
exceptional quality, and aesthetically - pleasing, spacious design. Mr. Lee emphasized
the company founder's childhood connection to the City of Rosemead; whereby, its
beautification is a principal ambition. Moreover, though Nevis resides within the City
of Arcadia; Mr. Lee disaffiliated any home developments within that city. The
architect went on to highlight three (3) issues with reference to the traffic study report,
proposed unit dimensions, and neighbor relations. Firstly, Mr. Lee described the
appointed traffic study coordinator, RK Engineering Group, as a reputable,
highly - experienced firm. Secondly, In order to maintain livable, proportional homes;
the architect wished to stress unit dimensions as being insignificantly over the
conditional use permit criterion of 2,500 square feet. Lastly, with the aim of
encouraging a receptive interaction; Mr. Lee expressed a desire to relieve
neighborhood apprehensions by paying a visit to the surrounding residents; in so doing,
determining their needs in connection to fencing, landscaping, and view analysis. In
conclusion, Mr. Lee vowed to employ every means possible to satisfy neighbors.
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PLANNING COMMISSION MINUTES
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Commissioner Alarcon questioned the period in which traffic readings were
conducted; Mr. Lee established weekdays, including weekends and holidays, as having
been evaluated.
Upon receiving council approval, Commissioner Breen asked to know approximately
when grading would get underway; whereupon, Mr. Lee answered, "Six (6) months."
Public hearing was opened to those who wished to OPPOSE the application:
Adjacent resident, Ms. Carol Chan of 4549 North Muscatel Avenue, Rosemead,
reported excessive fumes generated by the unauthorized parking of "big rigs" along
Muscatel Avenue; consequently, officer surveillance was requested.
Even though property owner Louis Zwick of 8737 Zerelda Street, Rosemead,
welcomed the project; however, distress was expressed over two (2) issues. In
preference to installing a future stop sign to regulate Zerelda Street traffic, Mr. Zwick
recommended barring access altogether. In addition, Mr. Zwick conveyed doubt
relating to the present sewer /plumbing systems to cope with the planned development.
In closing, Mr. Zwick called for further city collaboration with residents alleging lack
of city policy disclosure. As defined in conditions number twenty -eight ( 428) and
twenty -nine ( #29), Planning Director Johnson confirmed the intended installation of a
new sewer mainline to sustain the additional units. Furthermore, even though a traffic
study is not lawfully required for Zerelda's minimal vehicle flow; a study was
conducted to alleviate citizen concerns. Accordingly, findings indicated that only an
increase of fifteen (15) vehicle trips traveling east on Zerelda would directly result from
the project; therefore, in view of the fact that traffic impact would be negligible, barring
access is unwarranted. With respect to city policy disclosure, Chairman Loi
corroborated the existence of a General Plan and invited Mr. Zwick to examine the
manuscript at city hall.
Mr. Dean Wiedrich of 4808 Bartlett Avenue, Rosemead, advanced to the
microphone to discuss two (2) matters — sidewalk installation and street illumination. In
consideration of pedestrian safety, Mr. Wiedrich favored the establishment of a north
side walkway on Zerelda Street to integrate with the proposed project.
Correspondingly, Mr. Wiedrich sought reassurance that soft, moderate lighting would
be utilized as well. In response, Planning Director Johnson confirmed the mounting
of lighting identical to the existing intensity.
Besides indicating misgivings in relation to traffic study counts, Mr. Dennis Hanson
and his wife, Mrs. Sarah Hanson, of 8732 Zerelda Street, Rosemead, shared Mr.
Wiedrich's sidewalk misgivings, in addition to posing questions pertaining to an east -
west block wall view obstruction at Zerelda and Mission and to the motive for rejecting
a Zerelda Street cul -de -sac. While Chairman Loi bid Mr. Hanson to personally view
the traffic study at city hall, Planning Directory Johnson explained that the decision to
exclude a cul -de -sac was in direct recommendation from the city traffic engineer who
encouraged a full -width public throughway street for optimal project circulation.
Likewise, the director reassured the complainant that a sidewalk would be present
alongside the street, directly in front of lot number one ( 0), and that a wall height of
three (3) feet would eliminate any visual obstructions.
The final speaker, a Ms. Orawanhuttaya Somboon of 8513 Turpin Street,
Rosemead, advised the commission to reject two (2) -story home designs and
concentrate on single -level projects.
In rebuttal, the project architect, Mr. Jeffrey Lee of Nevis Construction, analyzed
eight (8) problem areas presented by residents. To begin with, two (2) -story dwellings
provide larger yards —a necessity for most families today; consequently, opposition is
unwarranted. Secondly, despite the fact that another ten (10) -unit development is being
proposed adjacent to this Mission project, those residents will exit through Muscatel
Avenue; therefore, vehicle congestion would be inconsequential. Similarly, since
northbound vehicles congregate towards main thoroughfares, Zerelda Street will not be
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PLANNING COMMISSION MINUTES
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impacted. Thirdly, given that developers generally favor cul -de -sacs for property
appreciation, blocking off access to Zerelda would result in the creation of a gated
community; thereby, depreciating property values, as well as isolate from the fabric of
the community. What's more, the one thousand (1000) linear feet required to provide
fire department access cannot be accommodated. Fourthly, the city engineer dictates
street illumination; nevertheless, lighting is always directed away from residential
yards. The fifth worry involves the block wall height at Zerelda and Mission. Mr. Lee
described a gradual step -down design culminating to three (3) -feet on either side of the
street that will provide a fifty (50) to sixty (60) -foot clear line of vision. With respect to
the sixth issue involving sidewalks, the architect confirmed the routine installation of
walkways, curbs, and gutters. Existing sidewalks are normally merged with
development improvements; on the other hand, their absence excludes installation. In
any event, Mr. Lee proposed dispatching the city engineer to reinspect Zerelda Street.
Should sidewalks be advised, Nevis Construction shall then comply. On the topic of
big rigs, Mr. Lee vowed to contact the property manager to restrict parking at the
subject site or else tenants would face eviction. In closing, the architect indicated that
typically a neighborhood meeting is held to obtain each neighbor's input; alternatively,
it was deemed that sixteen (16) -units did not warrant such a gathering. To compensate,
Mr. Lee conveyed assurances that he would visit each resident individually.
Both Commissioner Breen and Chairman Loi alerted the audience to the commission
and council's resolve to consider every citizen's wish and assess every facet in
determining any appropriate action.
Commissioner Alarcon called for a motion amendment to readdress and resolve the
controversial Zerelda/Mission site at a later date.
There being no one further wishing to_ address the commission, Chairman Loi closed the
public hearing segment for this project.
(MO) Motion by Commissioner Breen, seconded by Commissioner Ortiz, to APPROVE
Tentative Tract Map 53447 /Conditional Use Permits 02 -888 to 02 -894 for a period
of two (2) years, subject to the conditions listed in "Exhibit A."
Vote results:
YES: LOI, HERRERA, ALARC6N, BREEN, ORTIZ
NO: NONE
ABSTAIN: NONE
ABSENT: NONE
Chairman Lai declared said motion: duly carried and so ordered.
5.
OTHER BUSINESS
A. CONDITIONAL USE PERMIT 94-628 (EXTENSIO 846 Walnut Grove Avenue
A request by Chung Kwog Shih, dba "San Gabriel Valley Buddhist Association," for the
operation of a religious facility.
Staff recommendation: APPROVE —for a period of four (4) years, subject to the
conditions listed in "Exhibit A."
Applicant(s): In the audience.
Questions from the commissioners to the staff.
None.
There being no one further wishing to address the commission, Chairman Loi closed the
public hearing segment for these projects.
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PLANNING COMMISSION MINUTES
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(MO) Motion by Commissioner Breen, seconded by Commissioner Alarc6n, to
APPROVE Conditional User Permit 94 -628 (Extension), subject to staff
recommendations and conditions.
Vote results:
YES: LOI, HERRERA, ALARC6N, BREEN, ORTIZ
NO: NONE
ABSTAIN: NONE
ABSENT: NONE
Chairman Loi declared said motion duly carried and so ordered.
6.
CONSENT CALENDAR
A. PC RESOLUTION 03 -03 —A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING CONDITIONAL USE PERMIT 02 -908 FOR THE ISSUANCE OF AN ON-
SALE GENERAL (TYPE 47) ABC LICENSE IN CONJUNCTION WITH AN EATING
ESTABLISHMENT LOCATED AT 3514 ROSEMEAD BOULEVARD IN THE C -3D
(MEDIUM COMMERCIAL WITHIN A DESIGN OVERLAY) ZONE (APN: 8594- 023 -041).
B. PC RESOLUTION 03 -04 —A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING TENTATIVE PARCEL MAP NO. 26652 FOR THE SUBDIVISION OF ONE
RESIDENTIAL LOT INTO TWO (2) PARCELS WITH THE DEVELOPMENT OF ONE
NEW SINGLE - FAMILY RESIDENCE, TO BE LOCATED AT 3436 BURTON AVENUE IN
THE R -1 (SINGLE - FAMILY RESIDENTIAL) ZONE (APN: 5289- 007 -083).
Deputy Attorney Stan Price presented the resolution by title only.
(MO) Motion by Commissioner Breen, seconded by Vice -Chair Herrera, to waive further
reading and adopt said resolution.
Vote results:
YES: LOI, HERRERA, ALARC6N, BREEN, ORTIZ
NO: NONE
ABSTAIN: NONE
ABSENT: NONE
Chairman Loi declared said motion duly carried and so ordered.
7.
ORAL COMMUNICATION FROM THE AUDIENCE
This is the time for the public to address the Planning Commission on any matter not presented on the
agenda.
Ms. Nancy Wilson of 8049 East Emerson Place, Rosemead, declared her objection to the
installation of a tree on a recent eighty percent (80 %)- inclined construction site at 8050 East
Emerson Place. Ms. Wilson described the tree as affecting a parkway obstruction dangerous
to elderly pedestrians and petitioned for its removal. Planning Director Johnson vowed to
have a public works inspector analyze the situation.
Mr. Louis Zwick of 8737 Zerelda Street, Rosemead, announced his disapproval of the
placement of the recent Muscatel Junior High School traffic safety improvements. Since
students enter the facility on Ivar Avenue, Mr. Zwick admonished the improvements'
installation on Muscatel Avenue and recommended that stop signs and speed bumps be
suitably relocated to Ivar. Although the Rosemead Traffic Commission generally determines
matters of this sort, Planning Director Johnson agreed to investigate.
•
8. MATTERS FROM CITY OFFICIALS AND STAFF
FEBRUARY 3, 2003
PLANNING COMMISSION MINUTES
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A. Assistant Planner Villasenor thanked the community for attending the evening's proceedings,
promising the absolute consideration of all grievances. .
B. Commissioner Alarcon expressed a sense that a communication breakdown between the city
government and community has ensued and advised further project coordination with school
districts and citizens.
C. Commissioner Ortiz commended staff on a job well done in supplying accurate information.
D. Recalling the privacy dilemma, Chairman Loi inquired on the possibility of imposing one -way
mirrored upper floor windows; whereby, Planning Director Johnson notified the chairman
that council would most likely not adopt such an ordinance.
E. Planning Director Johnson praised the Nevis development affirming that it will be an asset to
the community; moreover, owing to the Presidents' Day holiday on Monday, February 17, the
next regularly scheduled meeting will be pushed forward to Tuesday, February 18, 2003.
10. ADJOURNMENT
There being no other business to come before the commission, the meeting was adjourned at 9:32 P.M.
The next meeting will occur on TUESDAY, FEBRUARY 18, 2003, at 7:00 P.M.
B WJ /AER