HomeMy WebLinkAboutA012 - Council Action Form dated October 27, 2015 ITEM # 24
DATE: 10-27-15
COUNCIL ACTION FORM
SUBJECT: MAJOR FINAL PLAT FOR QUARRY ESTATES SUBDIVISION, FIRST
ADDITION
BACKGROUND:
The City's subdivision regulations are included in Chapter 23 of the Ames Municipal
Code. This "Subdivision Code" includes the process for creating or modifying property
boundaries, and specifies whether any improvements are required in conjunction with
the platting of property. The creation of new lots is classified as either a major or minor
subdivision, with a major subdivision requiring a two step platting process to finalize the
creation of new lots. The "Preliminary Plat" is first approved by the City Council, and
identifies the layout of the subdivision and any necessary or required public
improvements. Once the applicant has completed the necessary requirements,
including provision of required public improvements or provision of financial security for
their completion, an application for a "Final Plat" may then be made for City Council
approval. Often the subdivision is developed in phases, called "additions." After City
Council approval of the Final Plat, it must then be recorded with the County Recorder to
become an officially recognized subdivision plat.
Quarry Estates LLC, represented by Kurt Friedrich, has submitted a final subdivision
plat for Quarry Estates Subdivision, First Addition. The Quarry Estates development lies
north of Ada Hayden Heritage Park as shown on the location map in Attachment 1.
This final plat is consistent with the master plan approved by the City Council on
October 14, 2014 and with the preliminary plat approved on April 14, 2015. The plat
proposes 53 residential lots (of which 28 on Quarry Drive are sized for twin homes), two
outlots for conservation areas (Outlots A and B), and a large outlot for future
development (Outlot ZZ). The residential lots lie at the east end of the development
adjacent to the H. P. Jensen Subdivision on Alta Vista Court. Trail connections to Ada
Hayden Park is also part of this first addition of Quarry Estates.
A loop street, Quarry Drive, contains lots for twin homes. Portions of Ada Hayden Road
and Ledges Drive are a part of this phase and will be fronted with single-family
detached homes.
Very little of the required improvements, including streets, sanitary sewer, public water,
and storm sewer system, have been completed or inspected so financial security in the
amount of $1,698,761.80 has been provided. The financial security also includes costs
of installing all the sidewalks within this phase. In accordance with recent changes to
the subdivision code, all public improvements, including 5-foot sidewalks, must
be installed within three years of final plat approval. Street trees can still be
deferred until occupancy of a home. The financial security allows the City to complete
the improvements, including the sidewalks, after three years if necessary. The City
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Council is being asked to accept the signed Improvement Agreement with financial
security for those improvements. Financial security can be reduced by the City Council
as the required infrastructure is installed, inspected, and accepted by the City Council.
This subdivision is unique in that it is the first to be submitted under the
requirements of the Conservation Subdivision section of the subdivision
regulations. The Conservation Management Plan, prepared by Inger Lamb of Prairie
Landscapes of Iowa, details the installation, long-term maintenance, public outreach
and education, and lawn care coordination of the prairie and woodland areas. A draft
copy of the plan is included for the City Council's information in Attachment 3. The
Parks and Recreation and Public Works staff have reviewed it and will require a
few amendments before the Municipal Engineer will approve it, as required by the
Conservation Subdivision Ordinance. Staff wants to ensure that the plan will protect
the Ada Hayden lake watershed as well as the upland park area. However, in order to
meet a staff agreed upon timetable and to minimize delay for the Developer, staff
is recommending approval of the plat with an additional condition that it not be
released for recording until city staff has approved the Conservation Management
Plan. It is not anticipated to take more than an additional day or two beyond Council
approval to finalize and incorporate staff's recommended revisions.
The approval of the preliminary plat in April placed some very specific requirements on
the final plat. One condition is that the developer provide a north bound and south
bound turn lane on Grant Avenue. Since this plat does not include any connection to
Grant Avenue (all access for the First Addition will be from 190t" Street), this
requirement for a turn lane will be fulfilled in a later phase when the connection to Grant
Avenue is made.
A second condition is that the developer provide a layout showing the lighting of
the intersection of Ada Hayden Road with 190t" Street. The Subdivision Code has
since been amended to require the illumination of intersections and adjacent streets.
This condition will be accomplished with the coordination of Ames Electric Department
and Midland Power.
A third condition is that a plan be provided to the Planning and Housing
Department showing the placement of street trees, street lights, driveways, and
fire hydrants on Quarry Drive. This street will contain narrow lots to accommodate
twin homes and the review is needed to minimize conflicts with this infrastructure and to
maximize on-street parking. In this plan, streets trees are provided in a manner that
clusters some of the trees into groups rather than uniformly placing street trees in linear
spacing along the streets. Staff has reviewed the plan and finds that it is acceptable per
the standards of the Conservation Subdivision Ordinance.
After reviewing the proposed Final Plat, staff finds that it complies with the
approved Master Plan, Preliminary Plat, and all other relevant design and
improvement standards required by the Municipal Code except as noted for the
conservation management plan.
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ALTERNATIVES:
1. The City Council can approve the Final Plat of Quarry Estates Subdivision, First
Addition, based upon the staff's findings that the Final Plat conforms to relevant and
applicable design standards, ordinances, policies, and plans with an Improvement
Agreement and financial security. This option would also direct staff to not to
release the Final Plat for recording until city staff has approved the
Conservation Management Plan.
2. The City Council can delay approval of the Final Plat for Quarry Estates Subdivision,
First Addition until the City staff has approved the Conservation Management Plan.
3. The City Council can deny the Final Plat for Quarry Estates Subdivision, First
Addition if it finds that the development creates a burden on existing public
improvements or creates a need for new public improvements that have not yet
been installed.
MANAGER'S RECOMMENDED ACTION:
City staff has evaluated the proposed final subdivision plat and determined that the
proposal is consistent with the master plan and preliminary plat approved by City
Council and that the plat conforms to the adopted ordinances and policies of the City as
required by Code.
Since this is the first conservation subdivision requiring a Conservation Management
Plan, staff wants to ensure that the plan meets the statutory requirements of Sec.
23.605(3). In addition, the covenants need to reflect the adoption by the property
owners association of the management plan and ensure it is binding on the
conservation easement areas. Staff has thoroughly reviewed the plan, has provided
comments to the applicant, and is waiting updated documents. Since the conservation
ordinance requires only staff approval of the Conservation Management Plan, it does
not need to return to the City Council.
Therefore, it is the recommendation of the City Manager that the City Council
adopt Alternative #1 to approve the final plat for Quarry Estates Subdivision, First
Addition, but direct staff to not release it for recording until the Conservation
Management Plan is approved by the City staff.
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ATTACHMENT 1 : LOCATION MAP
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ATTACHMENT 2: QUARRY ESTATES SUBDIVISION FIRST ADDITION
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ATTACHMENT 3: CONSERVATION MANAGEMENT PLAN
Guidance for Establishment&Management of Prairie and Woodland Areas
Quarry Estates,Ames Iowa
September 2015
Contents:1. Long-term Maintenance ,
2. Prairie and Woodland Understory Establishment
Site Preparation I'` � 0 ) li)°w
Prairie Establishment—outlying areas C ,OF At?i6�.IOWA
Prairie Establishment—internal areas DEVI,OF i'Llatma% li'3llajhba
Wetland and Drainage Area Vegetation
3. Site-wide maintenance During Construction Phase
4. Public Outreach and Education
5. Coordination with Lawn Care
6. Review of Allowed Tree List
1.Lone-Term Maintenance:
• This section is listed first to underscore the essential need for long-term management planning for maintenance
of the prairie,wetland and woodland areas. Activities directed at keeping all natural areas in good condition
should be considered on the same level of importance as planning for lawn care and snow removal.
Furthermore,routine maintenance of established natural areas,performed by knowledgeable and experienced
staff,will not only keep the needed labor and inputs to a minimum,it will also be less costly per acre than
traditional lawn management and result in a considerably more ecologically desirable setting.
• Once established,all natural areas should receive,at a minimum,an annual assessment by an ecologist
experienced in management of such areas. This includes inspection of all relevant landscapes for environmental
(invasive species entry,weeds or tree seedlings,drought effects etc.)and mechanical(mowing damage,
herbicide overspray,vandalism)issues. Areas in need of repair or restoration should be addressed promptly.
• An annual sweep to remove shrub and tree seedlings should be expected. The can be in the form of prescribed
fire or mechanical removal by hand.
c A healthy prairie area will have few new weeds but surrounding unmanaged areas may serve as a seed
source.
o Introduction of trees near prairie areas for landscaping purposes should be seen as increasing prairie
management needs due to increased need to remove encroaching tree seedlings.
• All prairie and woodland understory areas should be mowed annually if a prescribed fire has not been
administered.
o Generally mowing is done late spring to allow winter cover to remain in place for animal benefit and
leave a more interesting landscape during the dormant season.
o Prescribed fire is usually done on a three-year rotation,usually in early spring but fall burns are also
acceptable. This activity in particular should only be performed by experienced crews with National
Wildfire Coordinating Group(NWCG)training and all relevant insurance policies and permits.
• After periods of unusually dry or wet weather some reduction of desirable prairie species may occur. In such
cases the annual inspection should especially include recommendations that address any significant areas of
bare or sparsely populated ground. These areas should be re-seeded with appropriate seed mix or planted with
live plants rather than allowed to become weedy and leading to larger problems.
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2.Prairie and Woodland Understory Establishment:
Site Preparation:ongoing July—October 2015
• Existing tree assessment:
o Road and lot line markers should be installed on the east end of the site.
o Careful evaluation of existing trees relative to future construction should follow lot line delineation with
emphasis on preservation of select hackberries and oaks. There are numerous walnut trees also;some
of these are good size and should be left standing where feasible.
o Weedy maples(box elder and silver/soft maple),mulberry and honeysuckle should be removed. These
species re-seed prolifically,leading to increased annual maintenance.
■ Remove by cutting and treating the stumps with glyphosate or triclopyr
• No use of Tordon should be allowed onsite
■ Consider leaving larger stumps for signage,art installations,and/or casual seating.
• Some trees are large enough for sculpture carving of the trunk
• If not left for use mounting signs or seating,cut low to ground=do not grind out stumps
—resulting soil disturbance stimulates weeds and resulting shallow soil cover is not
suitable for deep-rooted species
• Existing lawn grass and hayfield to be converted to prairie and woodland understory:
o Mow in normal cycle until herbicide treatment begins
o if possible late 2015 unwanted vegetation can be eliminated
• spray with glyphosate(grass)and aminopyralid(areas with clover,alfalfa, bird's foot trefoil)
• Repeated inspections and additional treatments as green-up occurs
■ No tilling or soil disturbance
• Seed will go directly onto killed grass so no erosion control needed
• Areas on south edge of Quarry Estates that are contiguous with Ada Hayden Heritage Park property:
e Discussions should be held with City and County stakeholders to coordinate establishment and
management of this interface
o Recommend eliminating all lawn grass between the two properties and managing southern border as
continuous native landscape with Ada Hayden northern property
• This will dramatically reduce management issues stemming from cool season non-native grass
border between properties
■ This will significantly broaden the natural area aspect
o Woody sections just south of Quarry Estates property can be improved as part of tree and old home site
clean-up on east end
■ Emphasis on cedar and honeysuckle removal
• If left in current condition these areas will be weed-producers,leading to increased
management needs on QE areas
Prairie Establishment-Outlying Areas:
Early winter 2015
• all areas with treated vegetation should be seeded by hand-broadcasting
• areas on outer edges,especially those adjacent to Ada Hayden Heritage Park property,to be seeded
with seed mix originating from Doolittle State Preserve
• areas closer to walkways to be seeded with a high density mix of somewhat shorter species,
emphasizing flowering species with a wide range of blooming times
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• areas under trees on east end to be seeded with a savanna species mix,again emphasizing showy
species but maintaining diversity and high plant density
Spring—Fall 2016
• Seeded areas monitored approximately every two weeks for weed growth
o if weed growth is sufficient to cause significant shade on desirable seedlings:weed or mow
o weeding to be done by hand in areas not too dense with weeds
o if necessary spot mow or use mechanical trimmer on weedy areas.
• This sets back weeds and favors growth of native species,but does reduce flowering and
lead to a less attractive stand during establishment.
■ Desirable to maximize flower display to improve public and new landowner reception,
therefore hand weeding is preferred where possible
o Monitor for alfalfa,bird's foot trefoil,quackgrass,brome etc.and treat with herbicide as needed
• Areas that have been damaged or not developing as expected should be evaluated and re-seeded
o Care to be taken to use species that germinate readily during any warm season seeding
• Continued monitoring and removal of maple seedlings,honeysuckle,cedars,mulberry etc.
Spring—Fall 2017
• Early spring mowing of all seeded areas
• Continued iterative maintenance:monitor for weeds and damage,treat as needed
Spring—Fall 2018
• Possible spring burn,depending on stand establishment. Coordinate with Ada Hayden HP staff. Mow
site if not burned.
• Continued iterative maintenance:monitor for weeds and damage,treat as needed
Prairie Establishment in Internal Areas:
o These areas to have somewhat shorter vegetation than the outlying border areas,with greater emphasis on
showy flowering species
o To be seeded as soon as possible after heavy equipment is off the areas
o Speed of establishment very dependent on keeping weeds from setting seed during construction phase(see"I
Site-wide Management During Construction")
Wetland/Drainage Areas Vegetation:
o Recommend that native species be utilized to the largest degree possible
c Many engineered hardscapes have been tried in recent years,few are attractive
o Focus on infiltration via native species
c Weeds virtually always establish in drainage-bottom hard surfaces,unattractively.
c Use of appropriate native species solves both drainage and weed issues
o Species with a broad moisture tolerance will be selected
o Often wetland species area used in these areas—can't make it through dry summer spells,weeds move
in when the wetland species die out
o Having vegetation(vs.impervious surfaces)on a broad range of moisture regimes across this site will lead to
better habitat establishment because many animal species require a variety of habitats thru growing season
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3.Site-wiOje Mara_gement,_during construction:
It is important to understand the impact of letting a weedy stand of vegetation develop during construction:
o In traditional post-construction landscaping either sod or lawn grass seed is established.
• Sod and seeded lawns can be managed for weeds by use of broad-leaf herbicides(and the weed-
smothering effect of sod).
o Establishing a natural prairie landscape post-construction is considerably different:
• Broad-leaf herbicides will damage prairie species along with the weedy species,and there is no sod
to smother weed seeds.
• Furthermore,the weed seeds will contaminate the border areas being prepared for seeding fall
2015.
• For these reasons it is strongly recommended that weeds in the areas to be developed are kept well
under control,to a larger degree than with typical construction,with mowing or spraying
treatments as construction goes on. Not following thru with this recommendation will lead to a
longer(unattractive)establishment period and considerably more management labor expense.
4.Public Outreach and Education:
• People who are not familiar with native landscapes(or have seen failed attempts at establishing such areas)are
often put off by what can be a weedy appearance when compared to traditional park-like landscaping.
o This is especially true during establishment years,and even more so during establishment on weedy
sites.
• Again,emphasis on benefits of preventing weeds from setting seed during construction phase
o There will always be some people that prefer a traditional high maintenance,controlled landscape,but
with education and exposure to healthy natural landscapes many people will enthusiastically embrace a
more natural appearance and the benefits offered.
• To help people have accurate and realistic interpretations of these natural areas the following outreach and
education is recommended:
o Education:
• Signage onsite,both temporary explanations during establishment and more permanent once
the site is well underway. This should include QR codes for access to websites with broader
information than that immediately available onsite.
• Especially useful to point out the natural landscape as historic,and in scarce supply
• Today many people are interested in milkweeds for butterfly gardens,this is great but
useful to argue many less showy species benefit from a broad prairie matrix—not just
butterflies
o emphasis on habitat establishment is generally well received
• phrasing like"During establishment of prairies,first year they sleep,second year they
creep,third year they leap"conveys need for patience
• Know that education in the second growing season after seeding is important—this is
when patience can wane in those unaccustomed to the timeframe needed to establish
prairie. Keeping residents and other interested parties updated with progress during
this time period can prevent many frustrations on both the part of managers and those
waiting to see a mature stand.
■ Hold onsite meetings advertised to both the public and new homeowners to provide
opportunity for questions and comments(see comment directly above).
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■ Once established,scheduled walking tours around the natural areas with knowledgeable
ecologist
■ Provide website and other social media with current information updates and access to deeper
explanations
■ Consider interviewing previous landowners for oral history of site,historic perspective on
century farm as part of education signage. Old photos could be useful for website development.
o Borders:
• Research has shown that a paved edge,fencing,signage etc.silently send a message that the
landscaping is designed and intentional,not just a case of someone not bothering to mow or
otherwise maintain the area
• Recommend that the internal prairie areas between parallel lots be delineated by spaced
boulders
• Zero maintenance"fencing"
• Spacing can be fairly broad
• Brings in the"glacial erratic"story to the historic landscapes educational piece
• Allows some seating for watching birds and butterflies
• Lawnmowers prevented from cutting into prairie areas to turn etc.
• Heavy enough to prevent creative re-location
5.Coordination with Lawn Care Providers:
Typically lawn care companies do not understand prairie management and often don't appreciate prairie vegetation.
This commonly leads to issues with herbicide overspray during dandelion treatments,mowing damage and other issues.
Any contract with a lawn care provider should include specific language to address potential damage and significant
financial penalties when such occurs. Note,minor penalties can be(and have been)seen os cheaper than taking time to
mow carefully.
Placement of boulders near lawn-prairie interfaces is one of the most effective methods of preventing mowing damage,
and requires much less maintenance than fencing.
b.Trees to be planted:
c) Use only native species,this feeds into the native landscapes story for this subdivision and aids habitat
establishment.
o Planting trees in prairie areas will lead to ongoing increased management via the need for tree seedling removal
o Recommend adding Bur oak,White oak,swamp white oak,hazelnut,eastern wahoo,service berry to list
o Other species to be recommended for specific locations
• Some comments on current tree list:
e Avoid invasive species or those that re-seed profusely(leading to increased management needs):
• Amur maple should be actively avoided:
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itttl:f .it,�� Fc�v/r 3}3j i`l"N'l.,r(�
• Flowering pear:includes the very invasive Bradford pear:
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• tilt ya iva,„tr", wes k ter dford_pt,r;'
• Norway maple:not native to the US and considered invasive
• tatif}.(,'.avF tirri(ss„z,CvA +rrts!31ien�p rLdl�iarrti aclt#,tat n
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• P}t I ��d�"a`ra• Jasr.�t�t.!II .k Is"aE w as�ve._� rf 't n a,IrAa--a e rsa Iyjj �yv
Maples: _.
■ Invasive Norway&Amur maples covered under Invasive heading
• Tartarian maple:Not as invasive as Amur maple but not native to our area
■ Sugar maple:
• we are west of its range. This species struggles here unless very well sited.
Black Maple:does much better in our area than sugar maple.
o lindens:
• Littleleaf linden:
• native to Europe:VO t: r nx Iautn-1ag-v,
• American Linden is native,preferred:
9�it} r'1 u e;t ,t ,J i t51f3tst4 )art .tt5�„a;y 1Jv l stt 'f'i�l rt�r..aa.:±
o Crabapples:showy for short period then very prone to losing leaves and unattractive look
o Ginko:native to China
o Hornbeam vs Hophornbeam
■ Both species also called ironwood,possibility for confusion amongst suppliers is high
■ Hornbeam(Carpinus caroliniana)similar to issues w/Sugar maple=we are west of its native
range so specimens must be very carefully sited with expectations of only short term survival
■ Hophornbeam=ironwood(Ostrya virginiana),understory tree genuinely native to central IA
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- Storm Water Management Plan—Quarry Estates
OCT 0 12015
iWI-YMALNUNANCE PLAN
0EPT,OF PLANNING&HOUSING
The Contractor is required to maintain all temporary erosion control measures in proper working order,
including cleaning,repairing,and replacing them as needed throughout construction. Once the project
is completed and all permanent cover is established the erosion control measures will be removed.
Onsite storm sewers and ponds will require periodic maintenance by the owner. Maintenance practices
followed by the Contractor during construction of the project are as follows:
1. All control measures shall be inspected every 7 calendar days,and following any 0.50 inch rain
event. Contractor is to verify that all erosion control measures are in proper working order.
2. Inspection reports shall be completed in accordance of the General Permit No.2.
3. The Contractor/Owner or reprehensive thereof will be responsible for conducting inspections to
insure the SWPPP document is be complied with. They will also insure that water quality and
erosion control measures put in place are in proper working order. This person must also have
an acceptable level of knowledge regarding equipment and materials used to manage sediment
control.
Permanent maintenance conducted post construction by the owner shall include the following:
1. Visual inspection of the site to insure that no erosion is occurring.
2. Visual inspections of onsite storm sewer during rainfall event to insure they are properly
working.
3. Removal of any sediment that has collected in designated storm water detention areas.
4. Repair or replacing any damaged structures designed to control storm water runoff,and
provided water quality measures for the site.
5. Regularly mow the detention areas.
6. Clear detention facilities of any volunteer trees.
7. Complete annual inspections of detention facilities,and maintain reports for 3 years.
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Applicable Laws and Policies Pertaining to Final Plat Approval
Adopted laws and policies applicable to this case file include, but are not limited to, the
following:
Ames Municipal Code Section 23.302
(_10) City Council Action on Final Plat for.Major Subdivision:
(a) All proposed subdivision plaisshall hesubmitted to theCity Council forreviewand approval.
Upon receipt of any Final Plat forty ardcd to it for review and approval,the.City Council shall examine the Application
Form.the Final Plat,any comments,recommendations or reports examined ormade by the Department ofP Ian Din g and
Housing,and such anther information as it deems necessary or reasonable to consider.
(b) Based upon such exam€nation, the City Council shall ascertain whether the Final flat
conforms to relevant and applicable design and improvement standards in these Regulations,to other City ordinances
and standards, to the City's Land U sc Policy flan and to the City's other duly adopted plans.
(c) The City Council mav:
(i) deny any subdivision where the reasonably anticipated impact ofsuch subdivision
will create such a burden on existing public improvements or such a need for new public improvements that the area of
the City affected by such impact will be unable to conform to level ofservice standards set forth in the Land Use Policy
Plan or other capital pioJect or growth management plan of the City until such time that the City upgrades such public
improvements in accordance with schedules set forth in such plans;or,
(ii) approve any subdivision subject to the condition that the.Applicant contribute to do
much of such upgrade ofpublie improvements as the need for such upgrade is directly and proportionately attributable.
to such impact as determined at the sole discretion of the City. The terms,conditions and amortization schedule for such
contribution may be incorporated within an Iniproveruent Agreement asset forth in Section 23.304 of the Regulations.
(d) Prior to granting approval of a major subdivision Final Plat,the City Council may permit the
plat to be divided into two or more sbcctiosis and may impose such conditions upon approval of each section as it deems
necessary to assure orderly development of the subdivision.
(e) Following such e.xamiaiation, and within fi0 day. of tlic Applicant's filing of the complete
Application for Final Plat Approval of a Major Subdivision with the Dcpartaaacnt of Planning and Housing, the City
Council shall approve,approve subject to conditions.or disapprove.the Application liar Final flat Approval of a Mt jor
Subdivision. The City Council shall set forth its reasons for disapproving any Application or for conditioning its
approval ofany Application in its official records and shall provide a written copy of such reasons;to the developer. The
City Council shall pass a resolution accepting the Final Plat tsar any Application that it approves.
(0rd. :Vo. 3 24, J-.,5-99)
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