Taylor Builders sells lots to D.R. Horton, donates land for affordable housing in Elk Grove
May 4, 2023
Roseville’s Taylor Builders LLC has sold off more land for future houses in Elk Grove’s Sheldon area, and donated more for future affordable housing.
In mid-April, the company sold a second batch of lots in the Sheldon Farms development area to homebuilder D.R. Horton Inc., northeast of a previous sale of lots to the same builder.
Land development company Taylor Builders recently donated a piece of land in the Sheldon Farms area of the city for a future affordable housing development, in lieu of paying affordable housing fees.
City of Elk Grove
“It’s been one of the fastest-growing subdivisions in Elk Grove,” said Taylor Builders President Clifton Taylor. “They have three product lines they’re doing there.”
An email sent to D.R. Horton’s (NYSE: DHI) investor relations department Wednesday was not returned. The company paid about $23 million for the lots, Taylor said.
D.R. Horton’s website for the Sacramento area shows an active project in Sheldon Farms called Tamarind at Sheldon Farms. Homes in that project have three plans and range from 1,969 to 2,318 square feet. Prices start in the $550,000s to $578,000s, depending on the style.
Taylor said the lots are shovel ready, and D.R. Horton should be able to start construction shortly.
The land development company last month also gave to the city a 5-acre site on the west side of Sheldon Farms zoned for high-density, multifamily development of up to 126 units.
Elk Grove requires housing developers to pay a fee to help pay for affordable housing development, Taylor said, but in this case it made more sense to deed over the property in lieu of paying the fee.
“I think the value of the fee was substantially proportional to what the value of the land was on the market,” he said, about $2.25 million.
According to city officials, the property at 8851 Bruceville Road is already being marketed to developers for affordable housing proposals. Responses are due by June 30.
Land brokers and development companies have reported rising interest recently in lots for sale, after many homebuilders initially planned for a slowdown in the first half of 2023 and picking back up later in the year. Instead, both new and resale home sales have rebounded somewhat unexpectedly, and now a shortage of resale homes could stoke more buyer interest in new homes.
Taylor said he’s seeing evidence of the trend in rising interest from homebuilders. “I think people are going to continue to be cautious around where interest rates are going to lie,” he said.
“Builders are experiencing that there’s significant demand for housing in California.”
Source: Sacramento Business Journal
https://www.bizjournals.com/sacramento/news/2023/05/04/taylor-builders-dr-horton-elk-grove.html
Taylor Builders rebrands Placer County master plan, sets groundbreaking
September 8, 2022
Development company Taylor Builders LLC has put the name of the project known as Placer Ranch out to pasture.
Now renamed Placer One, a master plan project in Placer County is set to break ground early next month, with what would be 800 homes and, eventually, the first part of a higher education center.
The 2,213-acre project near Roseville in unincorporated Placer County is now called Placer One, and groundbreaking is set to start in a matter of weeks.
“We just felt like we wanted a name that would distinguish the project and the partnership from other master plans in the region,” said Clifton Taylor, Taylor Builders’ president. “With the
entrepreneurship of the university and the land uses, it’s stronger placemaking.”
Within the first couple weeks of October, land grading is set to start for what will be the project’s first 800 single-family homes, and also the first phase of a planned higher education center at the center of the project, by Sierra College and California State University Sacramento.
Taylor said the goal is to get grading done by winter and then start on site infrastructure in the spring, followed by the first home construction in early 2024.
The builder for those lots is to be determined, with Taylor Builders still to start marketing for them, Taylor said. Homes in that phase will be in seven neighborhoods, on lots ranging from 4,500 to 9,500 square feet.
In perhaps a similar time frame, Sacramento State’s satellite campus could start work as well. Early next year, Taylor said, the university is planning to complete environmental review of an updated master plan.
Though Sac State would then have to embark on a sizable fundraising and partnership effort to fund actual development and construction, Taylor said, “I don’t think their plan for it will be too many years away.”
A message left Friday with Sac State’s media office was not immediately returned. Taylor Builders, Sierra College, Sac State and Placer County are the four partners in the Placer One project, which dates back more than 20 years but is only now on the verge of construction. Taylor Builders took over as master developer on the project about a year ago, paying $100 million for the land and entitlements.
About a year or two after the first homes get underway, Taylor said, the “1B” and “1C” phases of Placer One would include sites for multifamily development, smaller-lot single-family homes, student housing, a small senior living community and the first part of a town center.
How quickly those components are built will also depend on market demand, he said. Taylor Builders is about to sell the last lots in two neighboring development areas within Roseville, Whitney Ranch and Fiddyment Ranch, so housing demand is still there, he said.
“We feel like, while we’re in a lower absorption environment, this location is a premier location,” Taylor said.
At build-out, Placer One would have more than 5,600 homes, a 335-acre campus park employment center and a 200-acre town center with retail, office and residential components.
Source: Sacramento Business Journal
https://www.bizjournals.com/sacramento/news/2022/09/16/taylor-builders-placer-county-master-plan.html
FOR IMMEDIATE RELEASE
Taylor Builders Unveils Placer One Project
More than 2,200 acres for multi-use community including Sacramento State expansion
ROSEVILLE, Calif., Sept. 15, 2022 – Taylor Builders, leaders in the Sacramento region’s land development and real estate industry, today announced plans to break ground on a flagship project in Placer County, named Placer One, at the beginning of October. The 2,200-acre approved master plan community, previously known as Placer Ranch, is a unique partnership between the County, California State University, Sacramento, Sierra College and Taylor Builders.
With four major community entities joining forces, Placer One will be an anchor in the area, allowing one spot for the surrounding communities to gather with a myriad of exciting things to do. The synergy for this collaboration led to the rebranding of Placer One, a new name that reflects the overall vision of inclusion, togetherness and ingenuity. Positioned as a “one for all” destination—Placer One celebrates one common spirit, one center of innovation, all in one premiere location.
A major employment center, including a town center, university, expansive parks and natural open space will offer the community substantial internal connectivity to new large-scale job clusters, shopping, dining hubs and diverse residential neighborhoods via an extensive bikeway network. Placer One will provide high-quality services and amenities to support the future population that a new employment center and university will bring to South Placer.
“Placer One represents a major investment in our community,” said Clifton Taylor, president of Taylor Builders. “The project will not only offer a variety of home types, in addition to retail and commercial, but the cornerstone of the master plan will be a university which supports our vision of creating a place that promotes life-long learning for everyone.”
“This vibrant community will help shape the region and expand Placer County’s opportunities for education, quality of life and prosperity,” said Placer County Supervisor Robert Weygandt.
Placer One provides a balanced land use mix that will be a catalyst for the development of the entire Sunset area. The Specific Plan’s Campus Park Employment Center, which covers approximately 335 acres, will create an employment core that allows a diverse mix of job clusters. Additionally, Placer One’s 200-acre town center will be composed of retail establishments, office spaces and apartment/loft-style homes in proximity to daytime workforce and the university’s students and faculty.
At buildout, Placer One is planned to accommodate 5,636 residential units. These residential units will support an array of housing types, including single-family detached and multifamily attached units, along with exclusive areas for age-restricted neighborhoods and housing in a mixed-use environment within the town center. The first phase of development will consist of seven neighborhoods, with single-family detached lots ranging in size from 4,500 square feet to 9,500 square feet. Infrastructure for the first phase is scheduled for completion in late 2023.
Another major component of Placer One will be a new college campus which represents a collaboration between California State University, Sacramento, and Sierra College. The 300-acre site will include the California State University system’s development of a Sacramento State off-campus center in Placer County along with an extension of Sierra College.
Placer One’s integrated living experiences will create lifestyle balance with art, community and edible gardens, parks, biking and walking tails and interactive areas that promote learning and growth. The community is committed to becoming a regional epicenter that combines educational and cultural enrichment, responsible, sustainable and innovative design with connectivity, inclusivity and personal growth opportunities. For more information on Taylor Builders, please visit taylor-builders.com.
ABOUT TAYLOR BUILDERS
Taylor Builders was founded in 2017, a Northern California based real estate professional with two decades of asset management and development experience. The company primarily builds residential real estate in the Sacramento region, San Joaquin Valley, Bay Area and Northern Nevada markets. They have been instrumental in helping develop regional projects that help transform a community.
# # #
Media Contact:
Gene Endicott
Endicott Communications
gene@endicottcommunications.com
916 719 7214
# # #
Original link: https://taylor-builders.com/taylor-builders-unveils-placer-one-project/
Taylor Builders takes over on Rocklin’s Whitney Ranch
December 8, 2020
Residential development group Taylor Builders LLC has acquired the development entity for the last large master plan project in Rocklin.
Just before Thanksgiving, Taylor Builders acquired Sunset Ranchos Investors LLC, the landholding entity for Whitney Ranch.
“We’ve been one of the most aggressive buyers lately,” said Taylor Builders President Clifton Taylor. “This is a best-in-class position, and we took it.”
The acquisition includes about 560 single-family lots within Whitney Ranch at various stages, most of them 391 “blue topped” lots of graded land with infrastructure in place. The balance is undeveloped acreage good for about 68 home lots, Taylor said, and 99 more lots ready to be built on.
In the case of the latter, Taylor Builders has signed with Roseville-based JMC Homes to be the contractor for those and all the other lots in Whitney Ranch, Taylor said. JMC acquired 38 ready-to-build lots from Taylor Builders earlier this month and is set to close escrow on 61 more in two sales in the first quarter of 2021.
A message left Monday with JMC Homes was not returned. Taylor said he expects JMC will build out the remaining lots in Whitney Ranch over the next three years.
Taylor said earlier this year that Resmark Equity Partners LLC listed Sunset Ranchos for sale on behalf of its owner, the California Public Employees’ Retirement System. Taylor Builders submitted a winning bid for the entity, with brokerage by Land Advisors Organization.
Because the deal was a business rather than land acquisition, there are no public records on the purchase price, and Taylor declined to disclose it, though he described it as the largest in his company’s history. A CalPERS spokeswoman said the retirement system had no comment on the deal.
In addition to the attractiveness of Whitney Ranch, Taylor Builders also wanted to make a move because its financial partner recently completed its seventh private equity fund raise, Taylor said, giving it money to put toward an investment.
Sunset Ranchos’ parcels in Whitney Ranch are all residential, though there are a handful of commercial parcels immediately east of Highway 65 under other ownership. William Jessup University, UC Davis Health and others are exploring development plans for those parcels, Taylor said.
“Along with us, it’ll be the end of a two-decade effort by various entities,” he said.
For Taylor Builders, Whitney Ranch will go alongside three other south Placer County residential developments: Riolo Vineyards outside Roseville, Fiddyment Ranch in Roseville and Meadowlands in Lincoln. Between those projects, the company will deliver about 1,000 lots for construction next year, he said.
Taylor Builders also recently purchased lots for a 400-unit project in Elk Grove called Sheldon Farms, the firm’s first project in that city.
Source: Sacramento Business Journal
https://www.bizjournals.com/sacramento/news/2020/12/08/taylor-builders-whitney-ranch.html
Sacramento Area Land Developers, Ranked by No. of acres owned in area
December 7, 2020
Companies surveyed for this list own acreage in Sacramento, El Dorado, Placer or Yolo counties. No all companies responded to inquiries.
Taylor Builders had the fifteenth-most acreage of companies surveyed for this Sacramento Business Journal List, with 1,650 acres owned in the area. Of the top 25 land developers listed in this survey, Taylor Builders is the most recently founded. The company was formed in 2017.
Source: Sacramento Business Journal
https://www.bizjournals.com/sacramento/subscriber-only/2020/11/27/developers-land.html
Gibson Crossing home project gets new owner
June 18, 2020
Homebuilder D.R. Horton Inc. has scooped up the home lots for the Gibson Crossing project in Antelope, with work starting imminently on the homes themselves.
The Texas-based builder completed the acquisition of all 162 home lots in the project last month, for $18.6 million.
Clifton Taylor, president of land developer Taylor Builders, confirmed his company was the seller in the deal, continuing an established relationship between the two firms.
“We have a very aligned vision for Sacramento and new home opportunities,” Taylor said, noting D.R. Horton wants lots ready to go, while Taylor Builders wants to make the lots ready to build on.
D.R. Horton (NYSE: DRI) bought the lots in two groups, both through the name Real Estate Group Inc., with an address in Arlington, Texas. Taylor said 139 lots sold for $15.985 million will be assigned to Forestar Group, D.R. Horton’s land bank entity for future home sites.
Taylor said D.R. Horton bought the other 23 lots for model homes and other early phases, and has already pulled permits for construction. D.R. Horton could not immediately be reached for comment; property records show that price was $2.645 million.
Last April, Taylor Builders, under its affiliated financing firm Jen California 12 LLC, bought Gibson Crossing’s lots for $4.675 million.
After a hit on their activity this spring because of the Covid-19 pandemic, homebuilders are starting to ramp up again in the Sacramento region, Taylor said. In many cases, they’re simply building according to the plan they had before the pandemic, he said.
“It’s become apparent that the Sacramento market has shown some real resiliency,” Taylor said.
Source: Sacramento Business Journal
https://www.bizjournals.com/sacramento/news/2020/06/18/gibson-crossing-home-project-gets-new-owner.html
Last phase of Roseville project sold to land developer
Decemeber 24, 2019
Land developer Taylor Builders has scooped up the last piece of the Fiddyment Ranch development area of west Roseville.
Taylor Builders President Clifton Taylor said his Roseville-based company bought the remaining undeveloped acreage of 400 to 500 acres last week for $17 million.
“It really just fits our business plan really well,” said Taylor, whose company, founded in 2017, has acquired land for several regional development projects. “We’ve had success building lots for public and private builders, and they’ve wanted to buy projects that are ready to go.”
For what would be Fiddyment Ranch’s third and final phase, land entitlements include 1,100 single-family home lots, sites for separate multifamily and affordable housing projects, a small retail development and parks and open space.
In the spring, Taylor Builders will begin working on backbone infrastructure, trails and other improvements to the land, including a road that will connect to where Hayden Parkway meets Blue Oaks Drive, providing new access for students of a new high school to the south.
Infrastructure work will be done by fall, while Taylor Builders will also begin marketing the first 250 to 300 home lots next year. Those lots should be ready to build on by the end of 2020, Taylor said.
“There’s definitely robust interest by all builders,” Taylor said, noting that given the lengthy timeline of developing projects in Sacramento, many homebuilders prefer to come onto a development only when it’s completely ready to go. “It takes some risk out of the equation.”
Taylor said he doesn’t anticipate requesting any changes to the project as entitled, apart from a handful of home lots planned with alley loading. In an area where driving is the only real transportation option, he said, it makes more sense to configure future neighborhoods to make that easier.
Over the next three to four years, Fiddyment Ranch’s last phase will be built out, Taylor said. Taylor Builders bought the Fiddyment Ranch land from an affiliate of Wells Fargo Bank, which took title to the property during the recession, according to Taylor. A spokesman for Wells Fargo said the bank had no additional comment on the sale.
Taylor Builders is also active on several other fronts. Next month, the company will sell the last 50 home lots in the Parkebridge development in Sacramento’s South Natomas, to homebuilder DR Horton Inc. In November, property records show Taylor Builders’ financial partner, New York City-based JEN Partners, sold about 150 Parkebridge lots to DR Horton’s land holding affiliate, Forestar Real Estate Group, for $15.7 million.
Around the same time, JEN Partners sold one group of lots in Lincoln, at 750 Groveland Lane, to Forestar for $11.3 million, and another group to DR Horton (NYSE: DRH) itself, for $4.255 million.
Clifton Taylor said his company is also working on infrastructure for 150 home lots in Antelope, near where Watt Avenue meets Elverta Road, and for 737 home lots for a project called Mason Trails within the Riolo Vineyards development in unincorporated Placer County.
The company is also working on projects in Dixon in Solano County, and recently bought land near Lincoln’s Gladding, McBean ceramics plant for 271 homes.
“We’re really optimistic about the Sacramento region for the next handful of years,” Taylor said. “We hope to cap on the desire for builders to buy projects that are teed up and ready to go.”
Source: Sacramento Business Journal
https://www.bizjournals.com/sacramento/news/2019/12/24/last-phase-of-roseville-project-sold-to-land.html
Taylor Builders buys entitled home project in Antelope
April 29, 2019
Taylor Builders has purchased a 163-lot housing site in Antelope for an undisclosed price.
Libby Wickland, vice president with land brokerage Province West in Sacramento, said the sale closed last week for a future development called Gibson Crossing in the unincorporated Sacramento County community.
“Overall interest in the property was strong,” Wickland said in an email. “A lot of builders in Sacramento are looking for entry level/price point communities to acquire and this deal fits that need.”
Wickland, who brokered the deal, said Roseville-based Taylor Builders is completing final engineering and will start land development for the property this summer. The plan is to finish the lots and sell them to a national builder to carry out the project, she said.
Gibson Crossing, about 22 acres, is on the north side of Elverta Road west of where it meets Watt Avenue, and just east of the Antelope Greens Golf Course. The property is largely undeveloped land now, after being mostly cleared of trees last year. Elverta Park, another infill housing project, is under construction across Elverta Road.
The average lot in Gibson Crossing is 3,200 square feet, or 40 by 80 feet, according to the offering memorandum for the property. It also includes a 2-acre site for a park. Sacramento County has approved the tentative subdivision map for the property.
Gibson Crossing LP is listed as the previous owner in property records.
Source: Sacramento Business Journal
https://www.bizjournals.com/sacramento/news/2019/04/29/taylor-builders-buys-entitled-home-project-in.html
D.R. Horton affiliate buys $12.29 million in Natomas lots
March 1, 2019
A land development group affiliated with homebuilder D.R. Horton Inc. has bought $12.29 million worth of home lots in Sacramento’s South Natomas area.
Dallas-based Forestar USA Real Estate Group Inc. bought the lots in recent weeks in the ParkeBridge development area southeast of where Interstates 5 and 80 meet, according to property records. Jen CA 7 LLC, which is affiliated with residential land sales group Jen Partners, is listed as the seller.
Neither the buyer, which is an affiliate of D.R. Horton (NYSE: DHI), nor the seller returned messages seeking comment Friday.
D.R. Horton’s website shows a project called Terraza at ParkeBridge as coming soon, though no prices or size ranges are given. Model homes for the development appear to already be under construction and are visible from I-80.
Parcel numbers associated with the transaction show Forestar bought at least 72 acres in the deal, though it is not clear how many actual homesites that would allow.
First proposed over a decade ago, ParkeBridge would be a residential development of 530 housing units, with 388 single-family homes and the balance condominiums. The total project size is about 90.5 acres, with an address of 3800 Fong Ranch Road. In 2015, the city approved the project, which was delayed because of the overall collapse in home construction and a seven-year moratorium on construction in Natomas because of flooding concerns.
More than a year ago, residential development company Taylor Builders LLC bought land for 530 future homes in the same area, for $12 million.
Source: Sacramento Business Journal
https://www.bizjournals.com/sacramento/news/2019/03/01/d-r-horton-affiliate-buys-12-29-million-in-natomas.html
Lot sales in Lincoln, South Natomas could bring construction of more than 700 homes
January 16, 2019
Land sales for hundreds of new homes will lead to construction on two different projects later this year.
KB Home recently purchased lots in the Twelve Bridges master plan in Lincoln for $16.44 million, and Taylor Builders LLC bought lots for a planned project called Parkebridge in South Natomas for $12 million, according to property records.
Joe Killinger, Central California division president with KB Home, said the Lincoln lots will be the site of 240 single-family homes. Beginning lot improvements should get underway this summer, with sales beginning in spring 2019.
“Twelve Bridges is a good destination neighborhood for first-time and move-up buyers,” Killinger said. “For us, we see an opportunity to build something a little more affordable than what’s in the Rocklin or Roseville area.” For buyers in Lincoln, the difference could be as much as $20,000 to $30,000 less than a similar house in those cities, he said. The Lincoln community, purchased from JCPSac Properties LP, will have one- and two-story homes, ranging from about 1,700 to 3,100 square feet.
KB Home has five new communities starting in the next three to four months, Killinger said. While the pace of homebuilding overall is increasing, it’s still far from the peaks of 2006, he said, with entitlement review and labor shortages the major limiting factors.
Taylor Builders, a newly formed residential development company based in Roseville, bought the Parkebridge lots from BHT II Parkebridge 531 LLC.
President Clifton Taylor, who started the company last year after leaving residential developer Richland Communities, said the lots are enough for about 530 homes. Taylor Builders will start site improvements this spring for the land, which is south of Interstate 80 and between Truxel Road and Northgate Boulevard.
“The goal is to finish lot development and sell to builders,” Taylor said, adding the land is entitled for a combination of single-family homes and townhomes. “We’re working on finalizing an agreement with a general contractor.”
Both sales closed within the last month.
Source: Sacramento Business Journal
https://www.bizjournals.com/sacramento/news/2018/01/16/lot-sales-in-lincoln-south-natomas-could-bring.html
This Lake Tahoe Community Was Designed with Outdoor Enthusiasts In Mind
Five completed Boulders Residences are currently available at Mountainside at Northstar.
December 25, 2018
Located in the quaint town of Truckee in Northern California near the Ritz-Carlton, Lake Tahoe, Boulders Residences are the latest addition to the outdoor community of Mountainside at Northstar. Five properties are now available for move-in, with the remaining 14 set to be built in spring 2019.
Encircled by granite boulders, these year-round vacation homes residences offer panoramic views of the Martis Valley. Ranging from 2,781 to 3,278 square feet, each three- to four-bedroom residence has expansive glass windows and doors that overlook the treetops and boulders. Three distinct floorplans are available, with prices starting at $2.2 million.
The Chutes floorplan features walnut interior doors and European white oak wide-plank floors that seamlessly mirror the natural hues awaiting outside. The Skiways model boasts 1,614 square feet of outdoor living space, including a hot tub and fire pit made for entertaining. As the largest of the layouts, the Vistas floorplan is comprised of four bedrooms and four-and-a half baths. Mosaic glass shower walls mix with rich accents and wooden furnishings, effortlessly pairing rustic elements with refined details.
Residents will have access to all of Mountainside’s amenities including the Tree House, which features a clubhouse, pool, game room, lounge, and sport court. For some much-needed solitude, residents can practice yoga in a studio built into a rock enclave with floor-to-ceiling windows and foldaway doors that open to a southern-facing deck overlooking the surrounding granite boulders. Forty miles of hiking and biking trails make for endless relaxation and serenity amidst North Lake Tahoe’s beautiful landscape. Residents can also go snow tubing on the mountain or explore the waterfalls at Shirley Canyon. “It’s a modern spin on mountain elegance that serves as a gateway to a world of healthy, outdoor experiences,” says Clifton Taylor of Mountainside Builders.
If you prefer a standalone Lake Tahoe estate, consider this $75 million stunner, which comes with a main house, guesthouse, beach house, and glass funiculars that lead to the water’s edge.
Source: Robb Report
https://robbreport.com/shelter/vacation-homes/boulders-residences-lake-tahoe-california-2836138/
Roseville firm acquires 945 entitled acres near Tahoe
August 21st, 2018
Homebuilding firm Taylor Builders LLC has acquired the 945-acre holdings of Mountainside Partners, including six separate development projects.
Roseville-based Taylor Builders acquired the property near the Northstar ski resort for an undisclosed price under the subsidiary company Mountainside Builders LLC.
Clifton Taylor, Taylor Builders’ president, said he’s familiar with Placer County from projects he’d done in a previous role with Richland Communities. But luxury resort housing planned around Northstar and near Lake Tahoe is different from the single-family communities Richland developed in south Placer County, he added.
“This is a tremendous, iconic group of assets with top-level appeal,” Taylor said.
The purchase includes Martis Valley West, the largely residential project along Highway 267 north of Lake Tahoe that’s the subject of ongoing litigation over environmental concerns. The portfolio also includes Mountainside at Northstar, a project of three residential communities already under development and partially sold. The Mountainside portfolio largely consists of residential projects.
“I don’t think it’s anything we can’t handle,” said Taylor, whose firm is also building a single-family home community in south Natomas southeast of where Interstates 5 and 80 meet.
Taylor said he also recognized ongoing concerns about projects under Mountainside Partners. But he said his own expertise, including a degree in environmental studies and previous time as a planner, would help him work through those issues.
“You just approach it with genuineness and taking each stakeholder very seriously,” he said. “I’m excited about the challenges that will emerge.”
He said introducing his company and his background to stakeholders will be the first job, followed by looking at which projects to get off the ground. Taylor said he has some ideas about the latter point, but not enough to confirm the direction yet.
Tahoe Mountain Realty will handle all aspects of sales and marketing for Mountainside at Northstar.
The announcement of Taylor Builders’ move comes after Blake Riva, Mountainside Partners’ managing partner, left to join Reno-based Basin Street Properties as president earlier this month.
Source: Sacramento Business Journal
https://www.bizjournals.com/sacramento/news/2018/08/21/roseville-firm-acquires-945-entitled-acres-near.html