HomeMy WebLinkAbout1357 Cabrillo Avenue - Staff ReportItem # 5
City of Burlingame
Variance for Covered Parking Space
Address: 1357 Cabrillo Avenue
Meeting Date: February 28, 2000
Request: The applicants request a parking variance for a second covered parking space to
permit the addition of a fifth bedroom at their home at 1357 Cabrillo Avenue, zoned R-1 (C.S.
25.70.025).
Applicant: Jim and Debbie Petrucci
Property Owner: Jim and Debbie Petrucci
Lot Area: 6000 SF (50' x 120')
General Plan: Low Density Residential
CEQA Status: Article 19, Categorically Exempt per Section
location of limited number of new, small facilities.
Date Submitted: January 11, 2000
APN: 026-056-030
Zoning: R-1
15303 - Class 3- construction and
Summary: The applicants are currently constructing a 574 SF, two-story addition to add one
bedroom and a family room to their existing 2'/2 story, four-bedroom home. The building permit
issued in 1997 included the conversion of an existing first floor bedroom into a kitchen nook by
removing an existing wall between the kitchen and bedroom. The proposed conversion of this
fifth bedroom avoided the remodel resulting in an increase in the number of bedrooms. It was
important that the number bedrooms not exceed four since there was only one covered parking
space on site.
The applicants now propose a revision to their active building permit to leave the wall between
the kitchen and bedroom, thus creating a total of five bedrooms in their single-family residence,
which requires two covered parking spaces. The project requires the following:
Variance for one covered parking space where two covered parking spaces are required
(C. S. 25.70.025).
The applicants are requesting a variance for one covered parking space. The existing attached
garage is irregular in shape with a clear inside dimension of 17'-2" x 22' which can provide one
parking space measuring 10' x 20'. The applicants have submitted photos showing two cars
parking inside of the present garage. They have also submitted photos showing the kitchen
cabinets along the wall that they do not want to remove in order to open up the wall and eliminate
the fifth bedroom.
Staff Comments: The Chief Building Official, City Engineer and Fire Marshal had no comments
on the project. The Chief Building Official did note that although it has been extended several
times, progress has been shown as required and that the building permit for this project, issued in
1997, is still current. Planning staff would note that the current two-story addition was reviewed
under an R-1 zoning code which did not calculate the floor area ratio for additions under 50%
valuation and the design review ordinance had not yet been adopted. Because the proposed work
involves interior walls and does not affect the size of the residence or the exterior elevations, this
change in this project is not subject to design review and shall be reviewed under the R-1 zoning
codes in effect when the building permit was originally issued. The project conforms with the
following R-1 Zoning Standards in effect prior to October 23, 1998:
SETBACKS
Front: lst floor:
: 2nd tloor:
Side (left):
Side (right):
Rear:
Lot Coverage:
FAR:
Parking:
Height:
DH Envelope
PROPOSED
15'-0"
17'-0"
4'-0"
4'-0"
3 7'-0"
2357 SF (39.9%)
3968 SF (66%)
* * 1 covered in
garage (17'-2" x 22')
+ 1 uncovered
2 '/2 stories
no elevations
provided
EXISTING
15'-0"
17'-0"*
4'-0"
4'-0"
56'-0"
2099 SF (34.9%)
3394 SF (56.6%)
1 covered in garage
(17'-2" x 22') + 1
uncov. in driveway
2 '/z stories
no elevations
provided
ALLOWED/REQ'D
15'-0"
20'-0"
4'-0"
4'-0"
15'-0"
2400 SF (40%)
(N/A -Old R-1 Code)
3020SF= (50.3%)***
2 covered in garage
(20' x 20') + 1 uncov.
in driveway
30' / 2 '/z stories
see code
* house has existing non-conforming front setback; ** Variance required for garage
dimensions.*** FAR calculations not required under previous R-1 Zoning Code. No Design
Review required under previous R-1 zoning code.
Study Meeting: At the February 14, 2000, Planning Commission study meeting, the commission
reviewed this application and asked for further information supporting the request for the parking
variance. The applicant submitted a statement, date stamped February 22, 2000, which describes
the difficulty they would have moving the retaining walls in the garage to meet the minimum 18'-
0" width, where the garage has an encroachment with a width of 10" and length of 4'-6" which
impedes this minimum width. The applicant states that they do park two cars inside the garage in
its existing condition, and the retaining wall at the left front corner of the garage does not hinder
their use of the two covered parking spaces. In response to the commission's question about how
much of the wall between the kitchen and bedroom would have to be removed to no longer
include the bedroom in the net number of bedrooms in the house, the wall in the kitchen would
have to be opened up a minimum of half the width of the bedroom wall (a distance of 5'-0"),which
would require the removal of the existing kitchen cabinets.
Findings for a Variance: In order to grant a variance the Planning Commission must find that
the following conditions exist on the property (Code Section 25.54.020 a-d):
(a) that the slope of the site required the construction of retaining walls on the interior of the
attached garaged which extend 10" into the clear parking area required by the zoning code
to park two cars;
(b) that it would be an extensive and difficult construction project to relocate the retaining
wa11s in the garage in order to comply with the minimum clear parking requirement, since
the applicant can already park two cars in the garage; it would also be a negative impact
to the home owner to remove the installed cabinetry in the kitchen in order to open the
wa11 to the adjacent bedroom;
(c) that the granting of the variance will not be detrimental or injurious to property or
improvements in the vicinity as the applicant already conforms wit the zoning code and
parks two cars inside the garage;
(d) that granting the variance would not have any physical impacts to the exterior of the
residence which is already compatible with the aesthetics, mass, bulk and character of
existing and potential uses of properties in the general vicinity.
Planning Commission Action: The Planning Commission should hold a public hearing.
Affirmative action should be by resolution and should include iindings. The reasons for any
action should be clearly stated for the record. At the public hearing the following conditions
should be considered:
Conditions:
1, that the project shall be built as shown on the plans submitted to the Planning Department
and date stamped January 11, 2000, Sheets 1, 2 and 4;
2. that because of the retaining wall, the parking area within the existing garage shall be
measured beginning 4'-0" behind the garage door and shall maintain a clear dimension of
17'-6" width x 20'-0" depth as shown on the garage floor plan dated February 22, 2000;
and
3. that any improvements for the use shall meet all California Building and Fire Codes, 1998
Edition as amended by the City of Burlingame.
Janice Jagelski
Planner
OF BURLINGAME PL G CONIlVIISSION
501 Primrose Road, Burlinga e, CA
February 14, 2000
\ 7:00 P.M.
Council Chambers
CALL
Chairman Luzu � a called the February 14, 2000, reg ar meeting of the Planning Commis 'on to order at 7:05 p.m.
ROLL CALL
Present: Co � sioners Bojues, Deal, Dreiling, Keig an, Osterling, Vistica and Luzuria
sent:
St
MINUTES
None
City Planner, Mar et Monroe; Planner, Rubin Huren;�
Engineer, Frank Erbac r
January 24, 2000 regular eting and January 31, 2000
Commission were approved as 'led.
meeting of the PIanning
APPROVAL OF AGE The order of the agenda was ap oved.
FROM THE FLOOR Al Manz ', 1401 Burlingame Avenue, owner o owles' restaurant spoke noting tha
a condition se pernut for his food establishment o tonight's consent agenda, he has
the staffreport would like to change the hours of eration to 7 a.m. to 10 p.m. s�
� a week.
was
Tom Collins, owner of Mo McShane's bar on Primrose, noted t there was a conditionaI use
pernut for his business on toru t's agenda. He has reviewed the sta report and would like the
conditions to be modified to sho at he has 1122 SF of seating area, e t not four employees,
d that he is now providing food de ery service from the site and would li to permit to show
tha e could continue to provide food ivery service. He felt that delivery rvice would not
be an i ue since he has parking on-site at e rear for the delivery cars.
There were �other comments from the floor.
STUDY ITEMS
�1357 CABRILLO AVENUE, ZONED R-1- APPLICATION FOR PARKING DIlVIENSION VARIANCE FOR A
FIRST FLOOR ADDITION (�IlVI & DEBBIE PETRUCCI APPLICANTS AND PROPERTY OWNERSI
CP Monroe briefly presented the staff report. C. Deal indicated that he has had a past business relationship with the
applicant and would abstain from this item. The Commissioners asked: there needs to be more information on the
hardship on the property for the variance requested, it might be dii�icult to increase the dimensions of the garage but
why not reduce the number of bedrooms, on street parking is a problem in this neighborhood close to Our Lady of
Angles Church; how much of a wa11 must be open for a room not to count as a bedroom, can there be a door in the
opening. The item was placed on the consent calendar, for the February 28, 2000, meeting providing all the information
requested is submitted to the Planning Department in time.
Attorney, Larry Anderson; City
i
To the Planning Commission:
Hopefully� tlus w°ill answer the question of commissianzr Keighran.
Tlze existia�g g��•age tinor,ald �aeed ext���,sive exe��atio�z 1�eca�.�se of�existifzg reiainiyzg ti��alls.
Tlzis rs a sit�.catioia that exist.s o�s the site. it�'e feel it is zttsreaso�7al�le to expc�ct tl�at tive
tivotcld t�ee� to do stccl� exte�r,si�;e exc�xvatrop�. O1.cr desr��7f�er l�cxs ficrnr,sl�ed a dra���i�g
wlaicd� shovv.s tllat tive ��re ef2cr�oacl�isag into 1h� fAee�uired 18_feet tivrde rn onlv a sf�zall area.
7'l�is is c� �=e�y �ninor e��croac�i�a�eFzt anc� doe,s not hi»def� opef�rng of t�ae cur• door,s.
bT''e t�radef•sta��cX t��at the co��e allrnvs ay2 exis�ti�zg ���r•�zge tl2rrt is 1 S feet tivi�le to he counte�l
as a t�vo car• gar•age and tJserefore we crr•e as�rf�g for a slr�l�t er�cr�oacl�rnerat.
YY'e al..ro sdaat-e cvtnmrssroner Keigdtraf�'s concern a(�oret parkits� on tl�� street and that is
�r1�y we actuallyr r,rse or,�r garage.
Jim ;� Debbie Petiucci
RECEIVED
FEB 2 2 2000
CITY OF BURLINGAME
PLANNING DEPT.
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F E B 2 2 2000
CITY OF BURLINGAf�E
PLANNING DEPT.
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- BURLINQAMi CITY OF BURLINGAME
'��a F � APPLICATION TO THE PLANNING CONIlVIISSION
�:�, .o.Vr.•;,
Type of Application: Special Permit Variancax Other
Project Address: � �l7� '� [�(�
Assessor's Parcel Number(s):_ � Z���7�0 " d 3�
APPLICANT PROPERTY OWNER
r `,,-�
Name: � i h'i 4��'�R G� �`�'iZ(� � Name: �i��il"liG
Address: r 3 5% G1��,� i.,E� Address:
City/State/Zip: � I.L�QI�NE L�c `i��City/State/Zip:
Phone (w):
(li):� 5 �v' s �
fax:
ARCHITECT/DESIGNER
Name: _ c� �� ���.fJ�DC. l i�c"�-�,�
Address: (�2a PI�LO M�
City/State/Zip: � t��.l..�/�L�G �/�l � C�
Phone (w): ���---�Ol �'
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AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given
herein is true and conect to the best of my knowledge and belief.
/ %�� ���2� � � \l
u Applicant's Signature
Phone (w):
�h� �-
fa�c:
Please indicate with an asterisk * the
contact person for this application.
�G�' ��
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Date
I know about the proposed application and hereby authorize the above applicant to submit this
application to the Planning Commis,�ion.
� �"���.� ti- � � ��o _ h..� �,�� l—/ ��
Owner's Signature Date
�----------FOR OFFICE USE ONLY ---------------------�-E-�-,-��+�-E"�
VC
Date Filed:
Fee:
JAN 1 1 Z000
Planning Commission: Study Date: Action Date: C I T Y 0 F B U R L I N G A M E
PLANNING DEPT
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CITY OF BURLINGAME
A copy of the applicat�Qn��a'n`�°plans foi�=�hispro�e�t�nay be reviewed prior
to the meeting a��rl�e, Planning Depai-tn�ent a��`�� ,1 Primrose Road,
Burlingame, Cal��ornia. . � �
���� � ` �• � ° �>
If you chall„� ge th�:subject �application(s) in cout�t, ��u ma �� ��be limited to
ratsmg onl}� hos >�°ssues you or someone else zaised at'�the��bhc hearing,
:�.�,�.., _ .� � �
described i t tice oi in wi itten coixe�pondenc ii�er�d to the city
at or prior t t �� �`�a�ig ,,�� �., �1 �" :�
� �, �, � , �°� �� t �
����� . � :��
�� Property o�� ers �;lio,xeeei�e this �notice are responsi ��� � or i orming their
tenants abo4, t thi � no i��� For addrtional informatio �� ple��se call (650)
696-7250. ��ank �u ����;3 � k �.r �
y �� � � �`�.
'i;� � �f 9 'Y;;; ."�� `�„' �.e: , ,�Y�e " �,.
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Margaret M��r�o��� �'� �� �,i ��
� � � �.�,�,
City Planner ��'� , �
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PU B�.LG����'�R1�...��N�.�TICE
(Please refer to other side)
�
' ���, CITV o� CITY OF BURLINGAME
� PLANNING DEPARTMENT
�. BURLJNCrAME 501 PRIMROSE ROAD
! BURLINGAME, CA 94010
� TEL: (650) 696-7250
'�
1357 CAPRILLO AVENUE AF�N:��b—@�G-2►.3� �
,,PUBLIC HEARING �,
� Application for p�rking di�ension variance fo NOTICE I
'i a first sloor addition at 1357 Cabrillo, I
�, zoned R—i. !I
I The City of Burlinga�e Rlanning Co�mission '
� announces the following public hearing on �
I �
I Monday, February �8, 2000 at 7:00 P. M. in the €j,�,k.(1�. �
1 y a ounci a� ers located at �01 �.X�(�j.
�� Primrose Raad, Burlingame, California. �t,t?i3% i
� ,..,..: .. . I
� Mailed February 18, 2000 .
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RECEIVED
F E� 2 2 2000
CITY OF BURLIfVGAf�E
PLANNING DEPT.
�DUIJDAT�O►�l �nl I
�- pT. 2 x IQ ��� �/
@ ����ac. $ ���sv" �.Ar�
RESOLUTION APPROVING CATEGORICAL EXEMPTION
AND PARKING VARIANCE
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been proposed and application has been made for Variance
fi-om second covered narkin�space at_ 1357 Cabrillo Avenue, zoned R-1, Jim and Debbie Petrucgi, nro�pert,�
owner�, APN: 026-056-030;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on _
Februa.ry 28, 2000 , at which time it reviewed and considered the staff report and all other written materials
and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERNIINED by this Planning Commission that:
1. On the basis of the Initial Study and the documents submitted and reviewed, and comments
received and addressed by this commission, it is hereby found that there is no substantial evidence that the
project set forth above will have a significant effect on the environment, and Categorical Exemption, per
CEQA Section 15301, Class 1(a), Interior alterations involving interior partitions, is hereby approved.
2. Said parking
hereto. Findings for such
recording of said meeting.
variance is approved, subject to the conditions set forth in Exhibit "A" attached
variances and design review applications are as set forth in the minutes and
It is further directed that a certified copy of this resolution be recorded in the official records
of the County of San Mateo.
DAVE LUZURIAGA, CHAIRMAN
I, ANN KEIGHRAN , Secretary of the Planning Commission of the City of Burlingame, do hereby
certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning
Commission held on the 28 th day of FEBRUARY. 2000 , by the following vote:
AYES
NOES:
COMMISSIONERS:
COMMISSIONERS:
ABSENT; COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ANN KEIGHRAN, SECRETARY
EXHIBIT "A"
Conditions of approval Categorical Exemption, Parking Variance
1357 Cabrillo Avenue
effective March 6, 2000
Conditions:
1. that the project shall be built as shown on the plans submitted to the Planning Department
and date stamped January 11, 2000, Sheets 1, 2 and 4;
2. that because of the retaining wall the parking area within the existing garage shall be
measured beginning 4'-0" behind the existing garage door and shall maintain a clear
dimension of 17'-6" width x 20'-0" depth as shown on the garage floor plan dated
February 22, 2000; and
3. that any improvements for the use shall meet all California Building and Fire Codes, 1998
Edition as amended by the City of Burlingame.
Item # 1
City of Burlingame
Variance for Covered Parking Space
Address: 1357 Cabrillo Avenue
Meeting Date: February 14, 2000
Request: The applicants request a parking variance for a second covered parking space to
permit the addition of a fifth bedroom at their home at 1357 Cabrillo Avenue, zoned R-1 (C.S.
25.70.025).
Applicant: Jim and Debbie Petrucci
Property Owner: Jim and Debbie Petrucci
Lot Area: 6000 SF (50' x 120')
General Plan: Low Density Residential
CEQA Status: Article 19, Categorically Exempt per Section
location of limited number of new, small facilities.
Date Submitted: January 11, 2000
APN: 026-056-030
Zoning: R-1
15303 - Class 3- construction and
Summary: The applicants are currently constructing a 574 SF, two-story addition to add one
bedroom and a family room to their existing 2'h story, four-bedroom home. The building permit
issued in 1997 included the conversion of an existing first floor bedroom into a kitchen nook by
removing an existing wall between the kitchen and bedroom. The proposed conversion of this
fifth bedroom avoided the remodel resulting in an increase in the number of bedrooms. It was
important that the number bedrooms not exceed four since there was only one covered parking
space on site.
The applicants now propose a revision to their active building permit to leave the wall between
the kitchen and bedroom, thus creating a total of five bedrooms in their single-family residence,
which requires two covered parking spaces. The project requires the following:
Variance for one covered parking space where two covered parking spaces are required
(C.S. 25.70.025).
The applicants are requesting a variance for one covered parking space. The existing attached
garage is irregular in shape with a clear inside dimension of 17'-2" x 22' which can provide one
parking space measuring 10' x 20'. The applicants have submitted photos showing two cars
parking inside of the present garage. They have also submitted photos showing the kitchen
cabinets along the wall that they do not want to remove in order to open up the wall and eliminate
the fifth bedroom.
Stafi Comments: The Chief Building Official, City Engineer and Fire Marshal had no comments
on the project. The Chief Building Official did note that although it has been extended several
times, progress has been shown as required and that the building permit for this project, issued in
1997, is still current. Planning staff would note that the current two-story addition was reviewed
under an R-1 zoning code which did not calculate the floor area ratio for additions under 50%
valuation and the design review ordinance had not yet been adopted. Because the proposed work
involves interior walls and does not affect the size of the residence or the exterior elevations, this
change in this project is not subject to design review and shall be reviewed under the R-1 zoning
codes in effect when the building permit was originally issued. The project conforms with the
following R-1 Zoning Standards in effect prior to October 23, 1998:
SETBACKS
Front: lst tloor:
: 2nd tloor:
Side (left):
Side (right):
Rear:
Lot Coverage:
FAR:
Parking:
Height:
DH Envelope
PROPOSED
15'-0"
17'-0"
4'-0"
4'-0"
3 7'-0"
2357 SF (39.9%)
3968 SF (66%)
* * 1 covered in
garage (17'-2" x 22')
+ 1 uncovered
2 '/z stories
no elevations
provided
EXISTING
15'-0"
17'-0" *
4'-0"
4'-0"
56'-0"
2099 SF (34.9%)
3394 SF (56.6%)
1 covered in garage
(17'-2" x 22') + 1
uncov. in driveway
Z '/z stories
no elevations
provided
ALLOWED/REQ'D
15'-0"
20'-0"
4'-0"
4'-0"
15'-0"
2400 SF (40%)
(N/A -Old R-1 Code)
3020SF= (50.3%)***
2 covered in garage
(20' x 20') + 1 uncov.
in driveway
30' / 2 '/z stories
see code
* house has existing non-conforming front setback; **Variance required for garage
dimensions.*** FAR calculations not required under previous R-1 Zoning Code. No Design
Review required under previous R-1 zoning code.
Janice Jagelski
Planner
�r� cir �
�R�N�AM� CITY OF BURLINGAME
�!e `,.— ay APPLICATION TO TI� PLA►NNING CONIlVIISSION
��. .,.y:.•;,
Type of Application: Special Permit Varianca� Other.
Project Address: ��ri� �i�i��-lL(�(�
Assessor's Parcel Number(s): � Z���i'7�0 " d 3�
APPLICANT PROPERTY OWNER
r „�
Name: � i 1`'� 4 �(�R �� �`�'; �CX� � Name: �J��i�
Address: _ r 3 5% G��3 � i_,E� Address:
City/State/Zip:_�(j l,(��(�{E L� `i�Q/�City/State/Zip:
Phone (w):
(li):� C✓ �s �
fax:
ARCHITECT/DESIGNER
Name: c� b � ���.�a�G � �c"�-�j
Address: ('Z28 P�C-41K�
City/State/Zip: �12.1..I/�LCG �/�2 � Gr4
Phone (w): ��3--�O1 �'
Phone (w):
(h):
fax:
Please indicate with an asterisk * the
contact person for this application.
� ��
i �.r %
� . � � � �� � L,C.. :u � � :y �..� .�/� ���1� .
AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given
herein is true and conect to the best of my knowledge and belief.
� �/.����. °L �
Applicant's Signature
I -/p-CS2�
Date
I know about the proposed application and hereby authorize the above applicant to submit this
application to the Planning Commis,�ion.
� ��ir�J v-- ,� �? �l�_ i�`�c.�r�. l—/[�— ��
Owner's Signature Date
�----------FOR OFFICE USE ONLY ----------------------�-E-�-`-� 1 V��
Date Filed: F�� JAN 1 1 2000
Planning COmmiss�on: Study Date: Action Date: C I T Y 0 F B U R L I N G A M E
PLANNING DEPT.
�'ARI.�NCI� "I'O Pr�.RICING ST<�ND�=�R.D
'l,he drive«.ati� leads to an etiisting g<iTag� ��-luch s��as created b�� ��c�i�%atu�� iznder
the e�isting house. Both the drn�e�ua�r and the garage is sur-rounded by esistin�
retaining walls.
b The variance is necess�i�� to allow a room («�hich is planned for a office I computer
room ) to remain a.s is. Uur ori�nal intent �vas to remove the l:itchen pantty and to
create an opening fi-om the kitchen into the eaisting acijoining Uedroom cre�ting
a Ureakfast area. No�v that the pi•oject is almost finished �ve have come to realize
that we don't want to use this area as a breakfast nook and would lil�e to keep the
ln•eakfast table where it is, neat to the familv room. Aciditionally the opening would
remove the e�sting pantiti�. We also realize after h���ing the computer in the family
room that there is a lack of privacy and it is hard to concentrate. Because of these
reasons we would like to keep the separation between the two rooins as is and to
use that room as an office/com�uter room. Denial of our project would necessitate
some eYtremely expensive retaining walls and exc���tion under other parts of the
house.
c We can and already do park two cars in the e�isting garage. Therefore we conform
to the intent of the code, whiclt is to proti�ide two covered parking spaces on the
property. Since we already park our cars in the garage there is no detrimental
effect created by the "fifth bedroom". This "fifth bedroom" will be used as an
off'ice and computer room. We have had the computer in the family room for
some time and re�lize that more privacy is needed in order to concentrate.
Additionally ��ve want the breakfast taUle to remain close to the family� room.
d The aesthetics, mass, bulk and character of the e�isting and potential uses on
adjoining properties will remain unchanged.
RECEI�EL�
JAN 1 1 1000
CITY OF BURLINGAME
PLANNING DEPT
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