A
SPECIAL JOINT MEETING OF THE BOARD OF COUNTY COMMISSIONERS
AND
THE TAVARES CITY COUNCIL
JUNE
12, 2006
The Lake County Board of County Commissioners met in special
session with the Tavares City Council on Monday, June 12, 2006, at 6:00 p.m., in
the Jury Assembly Room, Lake County Judicial Center, 550 West Main Street,
Tavares, Florida, to discuss the proposed downtown campus construction.
Commissioners present: Catherine C. Hanson, Chairman; Welton G. Cadwell, Vice
Chairman; Jennifer Hill; Robert A. Pool and Debbie Stivender. Others present for
Lake County: Kimberly Williams, Assistant County Attorney; Cindy Hall, County
Manager; and Judy McAuley, Deputy Clerk.
The Tavares City Council was represented by Mayor Nancy
Clutts, Vice Mayor Sandy Gamble, Bob Abernathy and Robert Speaks (Council
Member Dennis Wilson was not present); and by Nancy Barnett, Interim City Administrator
and Bob Williams, City Attorney.
CALL TO ORDER AND INTRODUCTIONS
Commr. Hanson called the meeting to order and noted the
presence of Mr. Bob McKee, Tax Collector. She expressed her appreciation of the
working relationship and communication between the County Commission and the
City of Tavares. She opined that this is a momentous meeting.
Mayor Clutts introduced the City of Tavares’ Planning and
Zoning (P&Z) Board Members: Chairman John Adams, James Gardner, John
Tanner, and Brent Albertson; and introduced members of the CRA (Community
Redevelopment Agency) Advisory Board: Chairman Paul Gross, Richard Joyce and
Carey Pierce. She also introduced Ms. Susan Jackson, Community Development
Director for the City of Tavares.
PROPOSED DOWNTOWN TAVARES CAMPUS
Mr. Jim Bannon, Lake County Facilities Development and
Management Director, stated that HLM Design, architects, will present
conceptual designs (included in the backup material) for the Tax
Collector/Property Appraiser building and the parking garage and will discuss
the Judicial Center expansion and the Jail.
Mr. Bob Egleston, AIA, Executive Associate, HLM Design, emphasized
that the development of the project is in the early stage.
SITE PLAN/PARKING GARAGE
Mr. Egleston gave a presentation on the Site Plan which
included the following information:
Mr. Egleston explained that, in anticipating the size of the
garage, it was very important to have enough land to accommodate the size of
the facility. He stated that they are proposing to close Maud Street,
otherwise, it will be very difficult to accommodate the parking deck and the
parking deck would end up being very, very tall. In responding to Mayor Clutts,
he stated that this parking garage will take care of the City requirements for
all the additions, plus they will be picking up the deficit, about 100 cars,
that currently exists for the County’s facilities. The 1,500 parking spaces are
meant to satisfy all of the users of the Administration Building, the Historic
Courthouse, the Jail, the Courthouse (Judicial Center) and the 320 West Main
Street office building.
Mayor Clutts remarked that the City will need to know how
many parking spaces there will be over and above what is anticipated for
employees. Mr. Egleston stated that information can be provided.
TRAFFIC STUDIES
Mr. Luis Diaz, HNTB, stated that they met with the City’s
traffic engineer a couple of months ago to work out a methodology for the study
area. The study area, the area that would be effected by the downtown campus
development, is bounded on the north by Alfred Street, on the south by Main
Street, on the east by Joanna Avenue and on the west by Barrow Avenue. Existing
traffic counts were collected for the study area. Other potential development,
such as property south of Ruby Street toward the lake, was also studied. Mr.
Diaz showed a slide for existing AM peak hour traffic counts and existing PM
peak hour traffic counts. He noted that only 60 vehicles currently use Maud
Street during AM peak hours and 58 vehicles use Maud Street during PM peak
hours. According to the study, if Maud Street were to be vacated, that traffic
could easily be accommodated by parallel corridors or by Texas Avenue. In
showing the proposed level of service PM peak, with Maud Street vacated, the
analysis shows every intersection is operating at Level D or better. The only
location offering a Level of Service D is the intersection at Alfred Street and
Sinclair Avenue. In response to Mayor Clutts, Mr. Diaz stated that the improvements
that were recommended as part of the City’s PD&E study on Alfred Street
were included in the study and do not show the need for any additional
improvements beyond those recommended. According to the analysis, the
roundabout being proposed at the intersection of Main Street and Sinclair
Avenue operates nicely without traffic issues. Mr. Diaz explained that the
draft study is being reviewed by the County. The study will be finalized with
new numbers that will be generated by the Judicial Center and should be submitted
to City staff in a couple of weeks.
In response to Vice Mayor Gamble, Mr. Diaz confirmed that
data for the study was collected in March or April. Vice Mayor Gamble opined
that possibly 300 vehicles might be exiting the parking garage at quitting time
and he asked what is proposed at the intersections to incorporate those cars
into the traffic plan. Mr. Diaz explained that the full traffic study addresses
that. He stated that, according to the study, using the peaking
characteristics, there is enough capacity with the existing system to handle
any additional traffic that will be generated. In response to Commr. Pool’s
questions about the roundabout, Mr. Diaz explained that putting a roundabout at
an intersection depends on the type of movements and type of traffic at an
intersection. Looking at the Sinclair Avenue/Main Street intersection, Mr. Diaz
commented that it would operate sufficiently with a roundabout or with a
traffic signal. In response to Vice Mayor Gamble’s concerns regarding Texas
Avenue at Main Street and at Alfred Street, Mr. Diaz reiterated that, according
to data collection, traffic will be disbursed in all directions based on
people’s habits. He stated that the analysis shows that everything will operate
okay after the construction of the parking garage.
Mr. Egleston referred to the Site Plan and explained that a
generous amount of staff parking will be maintained at the rear of the addition
to the courthouse (No. 7 on the Site Plan) which will accommodate the vast
majority of the courthouse staff.
OFFICE BUILDING (320 WEST MAIN STREET)
Mr. Doug Kleppin, AIA, Executive Associate, HLM Design,
continued the presentation which included the following information on the 320
West Main Street office building.
Mayor Clutts stated that the City has architectural standards
in place and no application has been made yet by the County. She asked Mr.
Kleppin if they will be asking for a variance to those architectural standards since
these do not meet the offsets in relief nor do they meet the variation in
rooflines. Mr. Kleppin explained that the plan is to propose a PD for the
entire campus. Mayor Clutts stated that would be based upon conditions made
upon the governing entities. She asked if Mr. Kleppin, with the governing
entity taking into consideration what the architectural standards are, is
actually looking for conditional uses to ignore the architectural standards
that are currently in place. Mr. Kleppin confirmed that they do not meet the
letter of all of the guidelines with what they are proposing.
Mayor Clutts stated that she would caution the Council at
reaching any consensus as a result of this meeting this evening. If they were
to do so, they would be circumventing the process the City has put in place
with respect to their Codes of Ordinances and their Land Development
Regulations.
Regarding the requirement for the varied elevation, Mr.
Kleppin remarked that it was their concern that the cornice line of the office
building be reflective of the quiet horizontal line that occurs in the Historic
Courthouse. They felt that guideline might not be as appropriate for a civic
structure in that location and that is, in part, why they suggested they vary
from that guideline.
Commr. Pool asked if there is any particular façade or
architectural features the City would like to see. Mayor Clutts opined that is
an unfair question given the fact they are seeing something for the first time.
She stated that, just as the Board has processes for government and applicants
that ask for certain types of variances, the City should anticipate that it
will have the very same thing downtown. She stated that the City has some
proposed development on the waterfront and Mayor Clutts stated that she would
assume that they will treat everyone consistently, given the processes that are
in place.
Mr. Kleppin continued the presentation, as follows:
·
South Elevation (Continued). Two-story entry space that
links the Tax Collector and Property Appraiser entrances. They have highlighted
the place where the public interfaces with government with a great deal of
transparency which is a good orientation to be able to control the amount of
glass. There are horizontal projections to deal with solar conditions as well
as the way specific glass will be detailed. Mr. Kleppin explained that they
have taken the base of the Historic Courthouse and have pulled it out to create
an arcade. The openings are reflective of the main entrance into the Historic
Courthouse but this occurs about ten or twelve feet in front of the glass wall.
That helps maintain the Main Street line, acts as some solar shading, and is a
security device.
·
West Elevation. The balance of the building is executed in a
simple palette of brick and cast stone masonry with vertically proportioned punched
windows, very much sympathetic to the Historic Courthouse. The intent would be
that the material palette reflects in many ways the brick and stone pieces.
That becomes the unifying element even though there are different scales.
Through materiality and color, a government campus can be created to anchor
this end of Main Street.
·
North Elevation. Faces the parking deck.
·
East Elevation. On Texas Avenue. Mr. Kleppin emphasized that
all the depicted elevations are very preliminary in nature.
·
3D Renderings. Give an idea of the scale relative to the
parking structure and some sense of the arcade, the two stories, the public
orientation, the colonnade, the plaza and the entrance way. He reiterated that
these lines exist on the Historic Courthouse and are a reflection of that.
Commr. Cadwell confirmed with Mr. Kleppin that this will be
packaged and presented to the City as a planned unit development based on a
planned development for the whole campus. He confirmed that the process would be
just as any other developer that would come in, looking at the City’s rules.
NEXT STEPS
Mr. Egleston reiterated that this is very preliminary. He
stated that they have met with City staff a couple of times and they have the
list of requirements that need to be followed. They plan, once the end of the schematic
design phase is reached, to submit the full package to the City to start the
process for plan development. The list of any variances to the City’s
guidelines will be submitted. The traffic studies will be completed by then,
all the surveys will be done, and all the stormwater issues will be put to bed.
Mr. Egleston explained that they plan to submit that within the next month or
so for review and to start the process. He stated that they understand that it
is a five or six month review process.
Commr. Cadwell asked if the Council wants the County to be
downtown, in looking at the future of downtown and foot traffic. Mayor Clutts
stated that she thinks the issue is that they are seeing this cold tonight for
the first time. She stated that she would imagine, if the tables were turned,
that the Board would feel similar to how the Council feels in that they have
citizen boards and the Council needs to make sure they respect their time and
efforts. She commented that, just as they would any private entity that would
make application to the City, they must allow it to go through the process to
be able to identify what the City believes would work best with what they are
seeing comprehensively downtown.
Commr. Cadwell asked the Council if they, individually, see
that it is beneficial to have 1,000 people downtown during the day. He stated
that, regarding how the building is designed, the County will work through the
City’s process and do whatever it takes to make it happen. He stated that the
Board needs to know if, philosophically, the Council feels it is bad to have
the core of government in downtown Tavares.
Mayor Clutts stated that, personally, the problem she is
hearing voiced by the citizens is that they have a large area of downtown Tavares
being taken by a non-profit entity. She stated that some of the most valuable
land downtown is being utilized in a way that is not going to generate revenue
that will further enable them to provide the very services that the City is
requiring of them, services that are also being required by governing entities
for water they use, for expensive water reuse systems that are going to be
required and the impact to transportation systems and parks and recreation
systems. She stated that they have to be able to recover the costs and yet they
are in a situation where some of the most precious land is being utilized in a
way that is going to be County facilities. She stated that can absolutely work
with the City but she believes there has to be an open line of communication
and that we have to work to provide whatever revenue stream we can, as
creatively as we can. She stated that if that means allowing and entertaining
private funding for some entities and being creative with the parking
structure, then that needs to be considered.
Commr. Hanson stated that we probably are at the appropriate
point now because the Board just got these plans last week. She stated that the
timing is right to come to the City so that it can go through the City’s CRA
and P&Z Board. She opined that a good point was made in that County
government is downtown and the services that are demanded are increasing so the
demand for the buildings is increasing. She stated that the County has plans to
move part of its services outside of town in the future but there is an
immediate need for the courthouse expansion, for parking and for Tax Collector
and Property Appraiser’s offices.
In response to questions by Vice Mayor Gamble regarding the buildings
in the next block on Alfred Street, Mr. Bannon stated that the bank building
and the Fort Smith building will not be included in the acquisition. The parking
garage footprint does extend over Maud Street but not all the way to Alfred
Street. Vice Mayor Gamble remarked that the Council, at one time, was shown
parking options in two or three locations on property that is owned by the
County. Mr. Bannon explained that some of the earlier plans had about 1,000
parking spaces and some little parcels of land would have to be acquired. He
noted that the Board preferred the current parking garage location. Vice Mayor
Gamble stated that an earlier plan showed three smaller parking garages
totaling 1,500 spaces. He stated that, while costing a little more money, those
garages would be on County property and would not take away from the City’s tax
base. He expressed concern about accessing the people’s property where the
parking garage is to be as shown today. He asked if the Tax Collector will shut
down the Eustis office and bring those people to the new office. Mr. Bob McKee,
Tax Collector, stated that the Eustis office will not close.
Commr. Hill stated that part of the problem with three
separate parking locations would be that clientele of the Property Appraiser
and Tax Collector would have to cross a busy street. With the parking garage plan
presented today, that clientele would be parking behind the new office. She
pointed out that most of the Judicial Center employees will park on site. Vice
Mayor Gamble stated that, with today’s plan, the public will be crossing
Sinclair Avenue to access the Judicial Center and will be crossing Main Street
to reach the Administration Building. He stated that, if there were three
different parking garages, the public would generally be able to stay on the
same side of the street where they want to do business.
Commr. Cadwell stated that none of the plans included being
all on County property; therefore, property would have to be purchased. He
stated that the Board felt the cost savings and the flow of the people would
work better with the one parking garage.
Regarding leased gravel lots that are currently being used,
Mr. Bannon advised that the Board would be asked for advice on those lots after
the parking garage is opened. Commr. Stivender stated that the two buildings on
Ruby Street were Lake Region offices.
COMMUNITY REDEVELOPMENT AGENCY ADVISORY BOARD
Mr. Paul A. Gross, Chairman, Community Redevelopment Agency
(CRA) Advisory Board, City of Tavares, read the following comments for the
record:
“Commissioner
Hanson, other Commissioners, Mayor Clutts, Members of both the Staff and
Officiating bodies of the City of Tavares and Lake County and most of all to
our Residents, Tax Payers and Voters. My
name is Paul Gross. I am a Resident of
Tavares and Lake County, Chairman of the City of Tavares’ Community
Redevelopment Agency Advisory Board to the City Council of the City of Tavares,
and it’s CRA.
“I would like
to comment publicly and as a matter of record on the projected process and the
actions of the County Commission regarding the projected construction of the
proposed downtown parking garage and the other related capital building
projects to be located within the City of Tavares and within the dedicated CRA
District, therein as well as the efforts and timing you are perusing to reach a
completion.
“All of us, to
my belief, are very proud that the County Seat is located within the boundaries
and jurisdiction of the City of Tavares.
Its location is so tantamount to all of us, recognizing that at one time
it was considered to be the perfect site for the Capital of our great State of
Florida. Of great importance to us as
residents is the fact that Tavares is our Community and our home.
“However,
having a County, State or Federal site located within the boundaries and
jurisdiction of a City carries with it both legal and coordinative behavioral
responsibility. One entity of government
might very well be empowered to a greater degree than the jurisdiction in which
it is located; however, that in itself does not relieve that government entity
of its public duty and legal responsibility to timely coordinate with it’s
related partner and to go that extra mile to bring about acceptable standards
of Community Planning, meet the standards of aesthetic value, architectural
designs & goals to which a City has committed itself to, comply with its
long range plans, applicable Codes, and most importantly to create a vision and
execute that vision toward an outcome which not only enhances the Community in
which we live but drives all sectors of Government to act in a responsive way
which is in compliance with and meets the trust and legal responsibilities to
which we must all adhere to. We are here
only at the bequest of the public who has entrusted us with this duty of
meeting the needs and values of our Citizenry.
“I am here to
highlight an adherence to a timing between the County Commission and the City
of Tavares which will allow effective planning communication, coordination
between the two governmental entities, and lastly and most importantly to meet
the legal responsibilities of each unit of government. When one form of government is intruding into
the jurisdiction of the other, into a CRA District and in line with Ordinances
and Conditional Use Permits which are in place, they not only should “speak for
themselves” but they should be respected by all parties affected and concerned
therein.
“At this point
and time, our City is in a slight state of structural and management
change. As you are publicly aware our
previous City Administrator just recently resigned her office. We gratefully have an interim City
Administrator, Nancy Barrett (sic) filling in to help and aid the City. We just last week authorized the employment
of a professional search firm to expedite the search for a new City
Administrator. We have had some turn
over at the highest levels of our City organization. None of this means that planning should come
to a standstill but it does rightfully evidence that we need some time and
consideration to act with a full house, armed with factual knowledge, and
equipped with the leadership to allow the outcomes sought to be determined in a
manner that our Community expects.
Surely if County Government was in a similar state of organization or
disorganization, our Community would and should give time and consideration for
it to act accordingly.
“We, as
Citizenry of our Community, are as interested as you are as a Commission to
move forward, at a pace which is effective and timely to capitalize on the
economy, growth, financial and service needs of the environment in which we
live and within the pace of change which is all around us. However, we all heard when we were little
from our mom’s and dad’s, as they slapped our hands and dutifully told us that ‘Haste
makes Waste’. There may very well be a
need to rush or to move expeditiously, but there is a much more surmountable
need to conclude an outcome which will live and be sustained for years to
come. One must not rush into something
as concrete as Capital Construction Plans, just to push ahead. After all, when an action becomes ‘set in
stone’, it becomes very difficult to mold change over time. As Phillip Graham said in his book, Written
in Stone, ‘we need to be very careful about the folly of making images with our
hands and then bowing down to worship them.’
“We must
efficiently serve the measurable needs of our constituency in which we were
elected and/or appointed to serve. To do otherwise and act just to expedite a
plan based on what some might determine as a power push and not an action based
on the reality of measurable performance would not in my opinion be responsible
behavior. When a Corporation seeks to
expand, it generally measures its behavior so that the capital outlay justifies
a means to an end. We must approach this
plan and execution supported by knowledgeable facts. Something that is going to make an imprint on
our community for years to come must be given timely thought and action by
those entrusted to make such decisions.
“In closing,
for the City of Tavares, as an adjoining and jurisdictional partner to the
capital needs and efforts of the Lake County, I urge and request of you to slow
down your actions so that we may collectively, efficiently, and economically
coordinate, plan and execute the need designs of all concerned and to meet and
fulfill the Citizen and taxpayer needs, legal responsibilities, planning and
coordinative efforts of all including those of the service agencies serving our
Citizenry.
“Our City
Council, in my opinion, has the commitment, dedicated loyalty, and energy to
work in concert with you to make right that which best serves the needs of our
public and at the same time preserving the rights and obligations of their
office.”
Mr. Rick Joyce, Community Redevelopment Agency Advisory
Board, asked how many employees will be moving out of Tavares with development
plans at the CR 561/SR 19 bypass. Ms. Cindy Hall, County Manager, stated that Public
Works employees will be moving during the summer. She stated that EOC/Public
Safety is currently housed in the Administration Building and it is envisioned
that they would be transferred to the new south Tavares facility. She stated
that all the departments are overcrowded and a domino effect will happen this
summer by moving people and departments. When the Tax Collector and Property
Appraiser vacate their offices in the Historic Courthouse, the Sheriff may
extend his operations into those areas.
Regarding private development, Mr. Joyce stated that the CRA
is funded by tax increment financing and they hate to see property go off the
tax rolls. He asked if there has been any thought by the County to see if a
private investor would build these things and lease back to the County. He
stated that he sees advantages in being able to eliminate maintenance and
certain other things and maintain the property on the tax rolls.
Commr. Cadwell stated that the County looked at condoing the
parking with leased spacing, maybe retail, but staff recommended that it
probably was not feasible.
Ms. Hall stated that staff can look into lease back options,
which would be a financing tool, but the County can do its financing, and incur
savings, with taxes and bonds which are not available to the private sector.
Typically, it is cheaper for government to do it that way.
Mr. Joyce further discussed advantages of private investors
and lease-backs. He noted that, in the City’s original CRA, 66% of the property
is non-taxable.
Mr. McKee advised that he contracted with Jack Prickett, a
developer, to build the Tax Collector’s building in Eustis to their specifications
with a 15-year lease. He stated that trying to establish the same relationship
with Mr. Prickett in south Lake County failed because of the exorbitant cost of
real estate. When they do triple net leases, and pay taxes back to themselves,
it is becoming cost prohibitive exclusively because of the cost of real estate.
He stated that, in many cases now, it is less expensive for government to build
their own facilities. He further explained that when his three facilities were
leased, the numbers were such that it was more advantageous to lease because
they engaged in ten and fifteen year leases. He added that those savings could
not be realized today with new leases.
Regarding a previous discussion by the Board, Mr. Gamble
asked if it would be feasible to build a three-story building at 320 West Main
Street rather than a two-story building. Commr. Hanson stated that, because
plans have gone so far, it would cost quite a bit to change and would increase
the parking requirements. Commr. Cadwell remarked that it is hard for
governments to build twenty years out. He stated that there is not enough money
for all the projects on the drawing board. Commr. Hill commented that different
offices may be added in other areas of the County for the Property Appraiser and
the Tax Collector in order to serve the people.
Ms. Hall stated that all of the square footages for all of
the buildings are accommodating our needs through the year 2020. She stated
that expansion room is built into the design.
UPDATE ON JUDICIAL CENTER
Ms. Hall noted that the consultants have given some
information on the Judicial Center. The total square footage, when complete, is
expected to be about 418,000 and the current building is about 120,000 square
feet. The consultants are meeting with the future occupants of that building
and discussing floor plans and traffic flows within the design of the interior
part of the building. As mentioned, the main part of the Judicial Center will
front on Main Street and will make use of the overpass from the Jail for inmate
transport. A conceptual plan and building elevations are expected to be brought
to this Board on July 11, 2006. Commr. Pool suggested inviting the City Council
to that meeting.
Mr. Kleppin stated that the intent is that there are some
common themes between the Judicial Center and the 320 West Main Street building
that would be picked up from the Historic Courthouse. Mayor Clutts stated that there
is not, necessarily, unification of design. Mr. Bannon remarked that materials
and colors will be similar. Mr. Kleppin stated that there will be some common
themes, some language between the two, with different proportions. He stated
that they will look like they belong together but they will not look alike.
Commr. Cadwell gave the example of Osceola County’s complex with
their historic courthouse, their county administration building and their
courts, which are all dramatically different, but you feel like they all belong
together.
Mayor Clutts remarked that they are unifying the design
through connectivity as opposed to actual architectural elements. Mr. Kleppin
agreed, noting again that the scale may be different. He stated that the space
between may be more important than the space itself.
Commr. Hanson suggested inviting the CRA, the City Council
and the City’s Planning and Zoning board to any presentation which is made to
the Board.
Ms. Hall stated that staff is developing a monthly update on
the building program which will be on the County’s web site perhaps later this
month. The update will be mailed to a distribution list and she will be sure
the City, the CRA and P&Z are on that list.
Mr. Gamble asked consideration of reversing the entrance and
exit to the parking garage, making the entrance on Texas Avenue and the exit on
Sinclair Avenue. He suggested some no-left turns on Alfred Street.
Commr. Stivender pointed out that there is an optional
cashier booth on the parking garage plan. She asked if we have decided that we
will charge people to park in the garage. Mr. Bannon stated that no decision has
been made. He advised that the parking garage will be discussed at tomorrow’s Board
meeting.
Mayor Clutts thanked the Board for today’s meeting and the
opportunity to exchange plans and receive information. She thanked the City’s
CRA and P&Z members for being present. She stated that she truly believes
that, if we all thoughtfully deliberate over this, we will be proud of what we
have as a product.
Commr. Hanson assured the Council that communication will be
better and today’s meeting is a good step in the right direction.
UPDATE ON WIND EVENT
Ms. Hall gave an update on the wind event (Tropical Storm
Alberto). She noted some of the associated closings, staffing of the citizens’
information line and the availability of sand bags.
COMMENTS
Mr. John Tanner, City of Tavares Planning & Zoning
Board, asked the Board what they are going to do with the old bank building
downtown. He stated that, since the Board will be coming to P&Z to consider
this complex, P&Z will be a lot more agreeable to a complex if everything
is put in one spot. He asked the Board to consider selling that building and
putting the money in the complex, maybe putting an extra story on. He stated
that he certainly would be against building another County building way down
there and splitting the City further apart. He stated that parking is available
down there. He stated that there probably is room to acquire land on the south
side and that it is not some of the most prime property. He noted that would
help the City’s tax base. Mayor Clutts agreed that is a great idea. Commr.
Cadwell and Commr. Pool explained that is a Clerk of Courts’ building. Commr.
Pool stated that it is something worth considering.
ADJOURNMENT
There
being no further business, the meeting was adjourned at 7:30 p.m.
__________________________________
CATHERINE C. HANSON, CHAIRMAN
ATTEST:
__________________________
JAMES
C. WATKINS, CLERK