HomeMy WebLinkAbout15-000126 (R-8 Khnor Short Plat) Meeting SummaryPRE-APPLICATION MEETING COMMENTS FOR
KHNOR SHORT PLAT
PRE 15-000126
CITY OF RENTON
Department of Community & Economic Development
Planning Division
March 19, 2015
Contact Information:
Planner: Clark H. Close, 425-430-7289
Public Works Plan Reviewer: Vicki Grover, 425-430-7291
Fire Prevention Reviewer: Corey Thomas, 425-430-7024
Building Department Reviewer: Craig Burnell, 425-430-7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
FIRE & EMERGENCY SERVICES
DEPARTMENT
M E M O R A N D U M
DATE: March 19, 2015
TO: Clark Close, Associate Planner
FROM: Corey Thomas, Plan Review/Inspector
SUBJECT: (Khnor Short Plat – 1012 Duvall Ave NE)
PRE15-000126
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up
to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600
square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire
hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire
flow goes up to 1,500 gpm. There is one existing fire hydrant that can be counted toward
the requirements and it does have a storz fitting. It appears there is adequate fire flow in
this area.
2. The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is
paid at time of building permit issuance.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet
wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access
roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading.
Access is required within 150-feet of all points on the buildings. Approved apparatus
turnarounds are required for dead end roads exceeding 150-feet. Cul-de-sacs type
turnarounds are required for dead end streets over 300-feet long. Access as proposed
does not meet code.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 19, 2015
June 20, 2011
TO: Clark Close, Associate Planner
FROM: Vicki Grover, Plan Review
SUBJECT: Khnor Short Plat
1012 Duvall Avenue NE
PRE14-000126
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal. The following comments are
based on the pre-application submittal made to the City of Renton by the applicant.
WATER
The proposed development is within the City’s retail water service area in the Highlands 565-zone.
There is an existing 8-inch City water main (see water plan no. W-3386) ending along the south
property line. There is also an existing 8-inch water main (see water plan no. W-3325) in Chelan
Ave NE. The available flow rate is 1,250 gallon per minute and the static water pressure is about 55
psi at ground elevation 435 feet.
King County Water District No. 90 (WD 90) currently has a 4-inch water main located within an
easement along the west side of the development that is serving existing properties to the north of
the development. The existing water main must be protected during the construction of roadway
and utilities improvements required for the short-plat.
Since the property is within the retail water service of the City of Renton, any development or
redevelopment of the property must be served by through an extension of the City’s water system.
As such the following water main improvements will be required and as shown on the attached
conceptual water layout:
1. Extension of an 8-inch water main within the new west/east access road connecting to the
existing 8-inch water main (W-3325) in Chelan Ave NE.
2. Extension of an 8-inch water main within the new north/south access road connecting to
the above new water main and also to the existing 8-inch water main (W-3386) south of
the development and extending to the north property line.
Khnor Short Plat PRE15-000126
Page 2 of 3
March 19, 2015
3. Installation of a fire hydrant within 300 feet of each lot.
4. Installation of 1-inch domestic water service to each lot.
5. The development is subject to payment of a water system development charge (SDC) fee
of $3,090.00 and a water meter installation fee of $3,310.00 for each 1-inch meter. These
fees, as well as any related permit fees, are collected at the time a construction permit is
issued. The meters will be installed by the City.
6. Civil plans for the water main extension will be required and must be prepared by a
registered professional engineer in the State of Washington.
SANITARY SEWER
1. Sewer service is provided by the City of Renton.
2. Extend sewer main to the north property line along Chelan Ave NE the entire length of the pipe
stem. The sewer proposed going along road A from the existing sewer in Chelan Ave NE to the
east and then along the hammer head to serve the other lots is acceptable.
3. Individual side sewers are required to serve the individual lots of the proposed short plat.
4. SDC fee for sewer is based on the size of the new domestic water to serve the new home on
each lot. The current sewer fee for a 1-inch meter install is $2,135.00. The site is in the Honey
Creek Special Assessment District (SAD) and the fee is $250.00 per lot.
SURFACE WATER
1. A drainage report complying with the City adopted 2009 King County Surface Water Manual and
City Amendments will be required. Based on the City’s flow control map, this site falls within the
Flow Control Standard (Forested Site Conditions). Refer to Figure 1.1.2.A – Flow chart for
determining the type of drainage review required in the City of Renton 2009 Surface Water
Design Manual Amendment. Surface water BMPs must be considered.
2. A geotechnical report for the site is required. Information on the water table and soil
permeability, with recommendations of appropriate flow control BMP options with typical
designs for the site from the geotechnical engineer, shall be submitted with the application.
3. Surface water system development fee is $1,350.00 for each lot.
TRANSPORTATION
1. Payment of the transportation impact fee is applicable on the construction of the single family
houses at the time of building permit application. The current transportation impact fee rate is
$2,214.44 per single family house. The transportation impact fee that is current at the time of
building permit application will be levied, payable at issuance of building permit.
2. Street lighting analysis is required to be conducted by the developer on Duvall Ave and Chelan
Ave NE and required street lighting as per city standards is to be provided by the developer.
Street lighting is required on the proposed internal residential street.
3. As per Complete streets RMC 4-6-060, a public residential street is required to be provided for
the internal access. A residential access or a limited residential access (based on Fire
Department paved access width requirement) is to be provided.
Khnor Short Plat PRE15-000126
Page 3 of 3
March 19, 2015
a. A residential access street has a right of way (ROW) width of 53’ with 0.5’ curb, 8’
planter and 5’ wide sidewalk on both sides. A 6’ wide parking lane is required on one
side. A 20’ wide paved roadway is required on a residential access street.
b. A limited residential access street has a right of way (ROW) width of 45’ with 0.5’ curb,
8’ planter and 5’ wide sidewalk on both sides. A 6’ wide parking lane is required on one
side. A 12’ wide travel lane is required on a limited residential access street.
4. The internal road must connect with the paved Chelan Ave NE and the paved Chelan Place NE
located south of the subject site.
5. Chelan Ave NE, south of the site, has a 32 feet wide paved section. The subject project can
extend the curb to the north end of Chelan Ave NE. A residential street requires a 0.5’ wide
curb, 8 feet wide planter, and a 5’ wide sidewalk. The ROW dedication as per the street section
is required to be provided. Street improvements are required to be built on the pipe stem. The
applicant has the option of submitting a modification request for the review of the requirements
on Chelan Ave NE. Please see the attached sketch.
6. The west portion of the site (including the pipe stem) is to be dedicated to the city to allow for
the future connection of Chelan Ave NE. ROW width dedication of 20 feet (width of the pipe
stem) is to be provided on the pipe stem portion. A ROW dedication of a minimum of 23 feet
(which would be required for providing the right-of-way width of 35 feet, for half street
improvements) is required for approximately 75 feet south of the common property line
between 1024 Duvall Ave NE and 1058 Duvall Ave NE (south of the pipe stem portion).
7. Duvall Ave NE is a principal arterial with existing ROW width of 84 feet. As per discussion with
Transportation section, a ROW dedication of 3.5 feet is required on Duvall Ave NE. A 27 feet
wide paved half street (including 5’ wide bike lane) with 0.5’ curb, 8’ wide planter, 5’ wide
sidewalk, and 1’ maintenance area behind the sidewalk is required to be provided by the
developer.
General Comments
1. All construction or service utility permits for drainage and street improvements will require
separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans
shall be prepared by a licensed Civil Engineer.
2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies
of the drainage report, a permit application, an itemized cost of construction estimate, and
application fee at the counter on the sixth floor.
H:\CED\Planning\Current Planning\PREAPPS\15-000126
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 19, 2015
TO: Pre-Application File No. 15-000126
FROM: Clark H. Close, Associate Planner
SUBJECT: Khnor Short Plat – 1012 Duvall Ave NE
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant. The applicant is encouraged to review
all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The subject properties are located in the Highlands Planning Area of Renton
near the intersection of Duvall Ave NE and NE 10th St at 1012 Duvall Ave NE (APN 102305-9139).
The applicant is proposing to short plat a 1.32-acre parcel of vacant land into 8 single family lots.
The site has a Comprehensive Plan Land Use of Designation of Residential Single Family (RS) and
a zoning designation of Residential-8 (R-8) dwelling units per net acre (du/ac). The short plat is
intended for the eventual development of eight (8) new detached single-family homes. The
applicant is proposing to access all eight (8) lots from Chelan Ave NE via a 43-foot right-of-way
followed by a 90-foot long hammerhead turnaround. The drainage from the project area is
proposed to be collected by a new conveyance system to the existing storm system in NE 10th
Street and discharge into an existing pond about 150 feet west of Chelan Ave NE.
Current Use: The parcel is vacant land. Grass lawn and underbrush mainly covers the site.
Zoning/Density Requirements: The subject property is located within the R-8 zoning
classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of
8.0 dwelling units per 1 net acre. The area of public and private streets and critical areas would
be deducted from the gross site area to determine the “net” site area prior to calculating
density. In order to calculate the proposed density of the project, any area of public road,
private easement, and/or critical area dedication must be known. Using the gross square
footage, the 8-lot proposal arrives at a gross density of approximately 6.06 du/ac (8 lots / 1.32
acres = 6.06 du/ac). It is unclear exactly how much area would be required to be dedicated for
right-of-way; therefore, the net density of site could not be calculated. A Density Worksheet
Khnor Short Plat, PRE15-000126
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March 19, 2015
H:\CED\Planning\Current Planning\PREAPPS\15-000126
would be required at the time of formal short plat application. The applicant would be
required to demonstrate compliance with the net density requirements of the zone at the time
of formal application. Based on the gross density of 6.06 du/ac, the subject site would meet
the minimum density requirements of the zone.
On September 22, 2014, the City of Renton adopted interim zoning prior to the Comprehensive
Plan update process (Ordinance No. 5724). The purpose of the interim zoning ordinance is to
continue to permit new development in a manner that improves the compatibility of new
development with existing development in the surrounding community and with potential
changes in zoning code and to allow the City adequate time to consider and develop new zoning
code regulations as well as potential rezones of some areas. Washington State law enables cities
to exercise this type of zoning on a limited basis. The development standards for residential
development are as follows:
R-8 (old standards)
Interim Zoning
(current
standards)
Minimum Lot Area 4,500 sf for parcels greater than 1 acre.
5,000 sf for parcels 1 acre or less. 7,000 sq. ft.
Minimum Lot Width 50 ft. 60 ft.
Minimum Lot Width (corner lots) 60 ft. 70 ft.
Minimum Lot Depth 65 ft. 90 ft.
Front Setback 15 ft. 25 ft.
Rear Setback 20 ft. 25 ft.
Side Setback 5 ft.
15 ft. combined
with a min, of 5
ft. (per CI-64)
Side Setback (along a street) 15 ft. 25 ft.
(per CI-64)
Maximum Height 30 ft. 30 ft.
Maximum Building Coverage
(including Primary and Accessory) 50% 40%
Maximum impervious surface 75% 55%
Development Standards: The project would also be subject to RMC 4-2-110A, “Development
Standards for Single Family Zoning Designations” and interim zoning effective at the time of
complete application (noted as R-8 standards herein). Single family residential development is
permitted outright in the R-8 zone.
Minimum Lot Size, Width and Depth – The current minimum lot size permitted in the R-8 zone is
7,000 square feet for all parcels. A minimum lot width of 60 feet for interior lots and 70 feet for
corner lots, as well as a minimum lot depth of 90 feet, is also required. The applicant would be
required to demonstrate compliance with lot size, width and depth of the zone at the time of
formal application.
Building Standards – R-8 zone allows a maximum building coverage of 40%. The maximum
impervious coverage in the R-8 zone is 55%. Building height is restricted to 30 feet from existing
grade. Detached non-residential accessory structures must remain below a height of 15 feet.
The gross floor area of accessory structures must be less than that of the primary structure.
Khnor Short Plat, PRE15-000126
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March 19, 2015
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Accessory structures are also included in building lot coverage calculations. The proposal’s
compliance with the building standards would be verified at the time of building permit review
for the new residences.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement. The current required setbacks in the R-8 zone
are 25 feet in front for the primary structure, 25 feet in the rear, 15 feet combined with a
minimum of 5 feet for interior side yards, and 25 feet on side yards along streets. Setbacks
would be vested at time of complete Short Plat application submittal. The setbacks for the
new residences would be reviewed at the time of building permit.
Residential Design and Open Space Standards: All new dwelling units in the Residential Eight
Dwelling Units per Acre (R-8) zone are subject to the Residential Design and Open Space
Standards outlined in RMC 4-2-115. The proposal’s compliance with the residential design
standards would be verified at the time of building permit review for the new residences to be
located on all new lots.
Lot Configuration – One of the following is required:
1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting
lots, or
2. Minimum of four (4) lot sizes (minimum of 400 gross square feet size difference), or
3. A front yard setback variation of at least five feet (5') minimum for at least every four (4)
abutting street fronting lots.
Based on the submitted application lot configuration standard #1 above has been met.
Garages – The visual impact of garages shall be minimized, while porches and front doors shall
be the emphasis of the front of the home. Garages shall be located in a manner that minimizes
the presence of the garages and shall not be located at the end of view corridors. Alleyway
access is encouraged. If used, shared garages shall be within an acceptable walking distance to
the housing unit it is intended to serve.
Primary Entry – Entrances to homes shall be a focal point and allow space for social interaction.
Front doors shall face the street and be on the façade closest to the street. When a home is
located on a corner lot (i.e., at the intersection of two roads or the intersection of a road and a
common space), a feature like a wraparound porch shall be used to reduce the perceived scale
of the house and engage the street or open space on both sides.
Façade Modulation – Buildings shall not have monotonous façades along public areas. Dwellings
shall include articulation along public frontages; the articulation may include the connection of
an open porch to the building, a dormer facing the street, or a well-defined entry element.
Windows and Doors – Windows and front doors shall serve as an integral part of the character
of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical
windows may be combined together to create a larger window area. Front doors shall be a focal
point of the dwelling and be in scale with the home. All doors shall be of the same character as
the home.
Scale, Bulk, and Character – A diverse streetscape shall be provided by using elevations and
models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods
shall have a variety of home sizes and character.
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March 19, 2015
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Roofs – Roofs shall represent a variety of forms and profiles that add character and relief to the
landscape of the neighborhood. The use of bright colors, as well as roofing that is made of
material like gravel and/or reflective material, is discouraged.
Eaves – Eaves should be detailed and proportioned to complement the architectural style of the
home.
Architectural Detailing – Architectural detail shall be provided that is appropriate to the
architectural character of the home. Detailing like trim, columns, and/or corner boards shall
reflect the architectural character of the house.
Materials and Color – A diversity of materials and color shall be used on homes throughout the
community. A variety of materials that are appropriate to the architectural character of the
neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of
color or tone.
Access/Parking: Vehicular access to the proposed new lots is proposed from Chelan Ave NE.
Residential access improvements include extending Chelan Pl NE (a 20-foot right-of-way road) to
the north property line and completing a limited residential access road (45-foot right-of-way
width in order to meet the City’s complete street standards requirements) between Chelan Pl
NE and Chelan Ave NE.
Two off-street parking spaces are required for each primary residence. The maximum width of
single loaded garage driveways shall not exceed nine feet (9') and double loaded garage
driveways shall not exceed sixteen feet (16').
Driveways: The project site is generally flat with runoff flows from northeast corner of the
property to the southwest corner of the property with an average slope of about 6.0%.
Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. The
maximum grade for the shared driveway shall not exceed fifteen percent (15%).
Landscaping and Open Space: Ten feet (10') of onsite landscaping is required along all public
street frontages, with the exception of areas for required walkways and driveways according to
the landscaping standards of RMC 4-4-070F. Such landscaping shall include a mixture of trees,
shrubs, and groundcover as approved by the Department of Community and Economic
Development.
Minimum planting strip widths between the curb and sidewalk are established according to the
street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are
to be located in this area when present. Street tree spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a minimum
of one street tree planted per address. Any additional undeveloped right-of-way areas shall be
landscaped unless otherwise determined by the Administrator of the Department of Community
and Economic Development or designee. Broadleaf trees planted in residential zones must be a
minimum of one and one-half inches (1.5") in diameter (dbh). Conifer trees at the time of
planting must be fully branched and a minimum of six feet (6') in height.
A conceptual landscape plan must be provided with the formal land use application as
prepared by a registered Landscape Architect, a certified nurseryman or other certified
professional. The plan shall include, but is not limited to, the minimum 10-foot onsite
landscaping strip and street trees within the planting strip of each lot.
Khnor Short Plat, PRE15-000126
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Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to be
removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall
be provided with the formal land use application. The tree retention plan must show
preservation of at least 30% of significant trees, and indicate how proposed building footprints
would be sited to accommodate preservation of significant trees that would be retained. The
Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that an insufficient number of trees can be
retained.
In addition to retaining 30% of existing significant trees, each new lot would be required to
provide a minimum tree density of 2 trees per 5,000 square feet (or the gross equivalent of
caliper inches provided by one or more trees) of lot area onsite. Protected trees that do not
contribute to a lot's required minimum tree density shall be held in perpetuity within a tree
protection tract. Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than 20%; significant trees adjacent to critical areas and their associated
buffers; and significant trees over 60’ in height or greater than 18” caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City's discretion. See recently adopted Ordinance 5748 for
details. A formal tree retention plan would be reviewed at the time of Short Plat application.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this
project, the location must be designated on the landscape plan or grading plan. A fence and/or
wall detail should also be included on the plan as well. A fence taller than six feet (6') shall
require a building permit or an explicit exemption from the Building Official.
A retaining wall that is four feet (4') or taller, as measured by the vertical distance from the
bottom of the footing to the finish grade at the top of the wall requires a building permit. A
fence shall not be constructed on top of a retaining wall unless the total combined height of the
retaining wall and the fence does not exceed the allowed height of a standalone fence. For more
information about fences and retaining walls see RMC 4-4-040.
Critical Areas: The City of Renton maps does not indicate that regulated critical areas are
located on the site. It is the applicant’s responsibility to ascertain whether critical areas or
environmental concerns are present on the site during site development or building
construction.
Environmental Review: Except when located in sensitive areas (such as wetlands) or lands
covered by water, short plats of nine or fewer lots are categorically exempt from Environmental
(SEPA) Review.
Permit Requirements: The proposal would require approval of an administrative short plat and
Environmental (SEPA) Review. The administrative short plat request would be reviewed within
an estimated time frame of six to eight weeks. The Short Plat application fee is $2,000.00
Khnor Short Plat, PRE15-000126
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($2,000.00 plus 3% Technology Surcharge Fee). Detailed information regarding the land use
application submittal is provided in the attached handouts.
The applicant will be required to install a public information sign on the property. Detailed
information regarding the land use application submittal requirements is provided in the
attached handouts. Once Preliminary Short Plat approval is obtained, the applicant must
complete the required improvements and dedications, as well as satisfy any conditions of the
preliminary approval before submitting for Final Short Plat review. Once final approval is
received, the plat may be recorded. The newly created lots may only be sold after the plat has
been recorded.
Fees: In addition to the applicable building and construction fees, the following impact fees
would be required prior to the building permit issuance (these fees may change from year-to-
year):
· Transportation Impact Fee based on $2,214.44 per each new single family residence;
· Parks Impact Fee based on $1,441.29 per each new single family residence;
· Fire Impact fee of $495.10 per each new single family residence; and
· Renton School District Impact Fee based on $5,541.00 per each new single family residence.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Note: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th floor front
counter prior to submitting the complete application package. Please call Clark H. Close,
Associate Planner at 425-430-7289 for an appointment.
Expiration: Upon approval, the short plat is valid for two years with a possible one-year
extension.
1,800
150
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1012 Duvall Ave NE
3/19/2015
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