Every site has issues, which is why your contractor needs to examine your lot thoroughly before work begins, builders say. If your dwelling unit is less than 500 sqft, the building department can waive impact and some other fees. CLICK HERE FOR NOVEL CORONAVIRUS UPDATES. ADU Design Build Contractor in Greater San Diego Oceanside Carlsbad Escondido San Marcos Vista - Standard & Custom Floor Plans - CSLB License #1075582 (B) - Privacy Policy, Understanding Water, Sewer, and Gas Connections for Your ADU, Ultimate Guide to ADU Exterior Design & Finishes in Southern California, ADU Floor Plan Customization Tool Visualize Your Granny Flat, Stormwater Management for Accessory Dwelling Units, ADU must be occupied by an eligible household for ten years from issuance of the certificate of occupancy, Lower income household that has a gross income below 80% of the San Diego County median income (as of 2022, that number is, Family member or caregiver providing regular care to an owner or occupant of the primary unit, Owner must provide to the city a Covenant Agreement Restricting Occupancy, which will be recorded by the city. We use new and existing landscaping features to provide privacy between your home and where the ADU is employed. If your ADU exceeds 750 sqft, traffic impact fees may also be imposed besides the abovementioned fees. Or Michaelo, CEO of the Home Gallery in Malibu, said putting the foundation for an ADU on a hillside may require costly additional work. Paradoxically, however, it may be a lot easier to get a permit for an ADU. That would be a major shift. Provider: LOS ANGELES COUNTY DEPARTMENT OF PUBLIC WORKS - ANTELOPE VALLEY BUILDING AND SAFETY OFFICE, Lancaster This is a very big issue, according to Danny Shuster of Construction & Consulting Services, a Los Angeles-based design-build firm. My biggest advice, he said, would probably just be to stay on top of your own project. Thats not good enough for a living space, which requires a foundation with footings. If payment or a complete Election to Demonstrate (which includes a properly executed agreement and the required collateral) is not received by this deadline, an immediate ten (10) percent penalty is imposed and the election to demonstrate option is forfeited. Water and sewer connections are accessed through the basement of the primary residence. The Coastal Commission is a nightmare for any project, Zariadnov said. Utility Fees $0 - $20,000. Joint Administration Office, Room 110 Housing impact fees: Housing impact fees are charged to contribute to affordable housing in the area of development. That moves the needle quite a bit in terms of your costs, Berry said. Yet it can take time for people to warm up to the idea of sharing their property with a tenant. Flip through the City of Los Angeles online gallery of preapproved standard ADU designs for ideas about what you could do with the space you have available. Or horror stories? Nothing. 2 0 obj You need to go out and do your due diligence and understand what logistically you need to upgrade on your site, said Gordon Stott of Connect Homes, a Los Angeles-based manufacturer of prefab units. To minimize the number and severity of the problems that could arise while youre building your ADU, you should gird yourself with knowledge about your own citys requirements and other homeowners experiences. Southern Californians are racing to build accessory dwelling units or ADUs small, fully equipped homes on the same lot as a larger house. In some cases, these conditions are required to be recorded against the property to ensure compliance. If the size of your proposed ADU is between 500 to 750 sqft, you will most probably have to pay sewer and water connection fees and school impact fees. 1205. Neither of those strictures applies to an ADU. Yes, you will need to obtain a building permit for an accessory dwelling unit. Every lot is different. Water and sewer connections are accessed through the basement of the primary residence. endobj People need to be honest and open about any obstacles that need to be removed, Shuster said. Most municipalities see ADUs as critical to stabilizing rents in rapidly growing neighborhoods and have modified the zoning bylaws. 6/4/62.). Small-space living is a big trend in Southern California. If a city inspector discovers that your ADU is connected to a damaged sewer line, you could be ordered to dig it up and fix the problem. For an idea of what to expect on fees related to permitting & building your ADU, check out our example for the City of San Diego below. Sewer and Water fees usually cost up to $2,500, while impact fees range from $3-$4 per square foot for a finished dwelling structure. The zoning permit fee for an ADU in Los Angeles range from as low as $30-$500 for normal and up to $4,000 for a complex approval. %PDF-1.7 ADU Electricity and Utilities You can connect the ADU to your current fuse box. When you find out that the foundation is more expensive than the ADU, then you have to really question yourself if it makes sense to build an ADU, he said. THE AVERAGE PROJECT LASTS FROM 4-6 MONTHS, FROM PLANNING AND DESIGN TO MOVE IN. The monthly rent for a detached ADU is typically higher than market rent in a multi-family home, but as the owner, you can set the rent at whatever level works for your finances. The official printed copy of a Code of Ordinances should be consulted prior to any action being taken. If theres not enough slope from the ADU to the sewer connection or the storm drain, youll need to add pumps. (f)Any person performing work pursuant to a permit issued under this section shall comply with all the provisions of Section, (Amended by Ord. State law allows ADUs as small as 150 square feet, or roughly the size of a freshmans room in a college dormitory. If just 10% of the city's 500,000 single family homes had an Accessory Dwelling Unit, Los Angeles could increase . 1The Districts provide sewer services to limited areas within the City of Los Angeles. Services are restricted to residents of unincorporated Los Angeles County and cities which contract with the department. A few city and county governments across the state offer financial help for lower-income residents to upgrade an unpermitted ADU or build a new one, but the efforts are scattershot. On this page Water Water Supply Shared meter for primary structure and ADU Dedicated meter for the ADU (Prefab units are exempt, as are garage conversions.) . The design fees vary widely depending on the complexity and size of your project. engineeringcounter@lacsd.org, Engineering Counter Hours Either way, there is a few thousand dollars of electrical work to be done here. Municipalities will often place conditions such as having the ADU occupied by a family member, a caretaker or a low-income tenant. Code, 65852.2, subd. The states energy efficiency requirements for new buildings are an incredibly complex little curveball, said Stan Acton of Acton ADU, a design-build firm based in Campbell, Calif. His company hires a contractor to design solutions for their projects to meet the states requirements. Online services continue to be offered and are suggested as the primary form of contact. Thats because older structures tend to have issues with their foundations and their frames. See our Local Rules page for more information. They charge for use and upkeep of the various features available to city residents. Any ADU may apply for this waiver, which may be granted if the following criteria are met: Read more about how to complete the Vista ADU Fee Waiver Program. A two-story garage conversion in Venice by Bau10, which shares space with a white stucco home. Based on the comparison of single-family and two-family home selling prices, an ADU will likely increase the value of a home due to the possible income stream it provides. Friday, 7:30 AM 2:30 PM. Small homes tend to be shorter and have smaller footprints than a traditionally built home and as a result, look cute! If your property is connecting to a local sewer owned or maintained by Los Angeles County Department of Public Works, please contact the agency directly for connection permit issuance. Weve all seen the stories about egregious delays and cost overruns affecting seemingly every public construction project, large or not-so-large. Flow = Average wastewater flow rate in gallons per day (gpd). An industrial user may satisfy the connection fee obligation through extended payments for a period not to exceed six (6) years. Cities can only charge a proportional amount of fees based on your ADU size. 1955 Workman Mill Road endobj Accessory Dwelling Units. Depending on your property and local rules, Schomp said, you may need to hire a laundry list of (costly) experts to meet the paperwork demands of your permit application. Accessory dwelling units are one of the hottest items in Californias housing industry, inspiring a slew of companies to try their hand at designing and building them. Remember, though, that ADU projects involve the work of a host of local officials and building professionals, and it takes time to pull it all together. Heres a breakdown of average ADU permit costs in Los Angeles. No. Dedousis said that a garage conversion might cost $150,000, and a detached ADU could go for $200,000 or $300,000, depending on the size. Notably, if you are considering a smaller unit, opt for 750 square feet (vs going up to 800). Procurement has been really tricky over the last few years, Phillips said, citing shortages affecting doors, windows, cabinets and flooring. Number of square feet your project added to the property. No. 2/6/78. [Their] use changes over the life of the property and the life of the property owner. Additional permits required for your project. For additional information, please visit Buildover Procedures and Requirements. Most importantly small homes follow a design methodology that focuses on how every inch will be used and what furniture is needed for daily activities (work, lounging, play, cooking, entertaining, etc). 2023 CCS Inc (Construction & ConsultingServices), Schedule Call Time&Date CALL NOW: (323) 405-8909 CLOSE, Please provide an address within the City of Los Angeles, Selling & Buying A House With Unpermitted Construction, The estimated value of the construction being carried out. Whittier, California 90601. This is required by your city for both plan review and permitting, which allows your city to ensure your build is safe, legal, and possible in your area. (562) 908-4251 (Fax) engineeringcounter@lacsd.org. They thought they had a clear path; instead, they found a huge rock they had to navigate around. But Acton said that in general, we have advised people against them because they often pencil out to be an expense instead of an investment. Given all the retrofitting required, he said, youre spending a lot of money and youre not getting any new square footage.. Having a scaled-down home to live in after the kids move out. Other troublesome site features. But ADUs remain quite expensive to build, especially at todays material costs, said Anthony P. Dedousis of Revival Homes, a startup that guides homeowners through ADU projects. Whittier, California 90601, (562) 908-4288, ext. Every non-junior ADU must have a kitchen and a bathroom, which means plumbing and a sewer connection; a foundation fit for a dwelling, not a garage or a shed; lights, electrical outlets and a heating and cooling system, which will often require a new panel of circuit breakers; plus a full set of permits for the plans and construction if youre going to get a certificate of occupancy. This fee can either be fixed or included in the zoning permit fee for the proposed dwelling. Or both. Motivations are different. Services include a, The organization provides animal services for the communities of Altadena, Arcadia, Bradbury, Glendale, La Canada/Flintridge, La Crescenta, Monrovia, Pasadena, San Marino, Sierra, The agency provides housing services for homeless families with children in who live in SPA 7. Jennifer Palmer, director of housing and homeless services for Napa County, said shes found the primary motivator for ADUs to be the rental income they can bring. PDF documents are not translated. Diligent preparation could prevent costly delays on your ADU project. Phillips said that the folks who issue building permits arent the only ones who may have a say over your project. We build the foundation, install utilities, do tree work and prepare the site for set day. The only exception occurs when a relocation credit is granted under Section 3.08 of the Connection Fee Ordinances so as to allow a portion of the baseline capacity to be relocated to another site within the service area. Setbacks are different. Such systems are typically tributary to and discharge into the Districts sewerage systems. <> If youre building an ADU in Pasadena, youll need to submit an inventory of all the trees on your lot, measurements included, along with a plan for protecting them even if youre just converting your garage. , CA 93535 But anyone whos done major home improvement work will tell you that delays and budget-busting surprises plagued them too. This was an alley-facing garage before it was transformed into an ADU in West Los Angeles. adequacy of water and sewer services, as well as on impacts on traffic flow and public safety. No. It doesnt make sense to bring a very high-end product into an area where the average home sold for $600,000, $700,000, he said, unless its for a family member who really wants a luxury unit. A lot of permitting agencies are just overwhelmed, said Sean Phillips, founder of Otto ADU, whose company designs and oversees construction of ADUs. To make better decisions about an ADU, here are a few things to read from expert sources that arent trying to sell you anything. PITCHFORD COMPANION ANIMAL VILLAGE AND EDUCATION CENTER, TRI-CITY MENTAL HEALTH CENTER - WELLNESS DROP IN CENTER, PROTOTYPES - A PROGRAM OF HEALTHRIGHT 360 - PASADENA OUTPATIENT BEHAVIORAL HEALTH TREATMENT CENTER, CITY OF LA MIRADA - COMMUNITY SERVICES DEPARTMENT - LA MIRADA ACTIVITY CENTER, WHOLE CHILD MENTAL HEALTH AND HOUSING SERVICES, THE, PLANNED PARENTHOOD PASADENA AND SAN GABRIEL VALLEY - GLENDORA HEALTH CENTER. To start your application for a permit, please contact us at engineeringcounterDS@lacsd.org. Plan check fees involve payment for the assembly and printing of your ADU build plans before they are submitted to the city. 150,478, Eff. Two types of rapid COVID-19 tests are available through a pilot sample collection program by Clarity Lab Solutions. Most folks come and think that, Ill just drop a set of plans with the city, then spend a couple hundred here, a couple thousand there. But its not that simple, he said; the ADU owners may have to upgrade their foundation and utility connections, and inspectors will want to make holes in the walls to look at the piping, wiring and other hidden work. But sometimes, your builder will just hit a rock. The connection fee payment is due within 45 days from the date of the billing. Your unpermitted ADU may qualify for the amnesty scheme if; Since every ADU is unique and designed to the homeowners specific needs and aesthetic taste, it is tough to predict the exact permit costs in Los Angeles. Please enable JavaScript in your browser for a better user experience. And if you dont bring the foundation into compliance before you start building on it, the fix will be even costlier. That review is free, but the DWP says it could hold up your project for six to seven weeks. Prefab ADU manufacturers will tout how quickly they can wrap up construction on your lot. Paul Dashevsky, cofounder of GreatBuildz, said his firm is getting quite a few inquiries from people looking to bring unpermitted ADUs up to code. An Attached Unit converts space within the primary home such as an attic, garage, or basement. ADU ADU The City's Accessory Dwelling Unit Ordinance (Ord. Homeowners have the opportunity to have the Fire Protection, Park, Public Facilities, and Streets and Signal Development Impact Fees waived, which can translate to more than $15,000. Utility complications. Size and Location . The city of Los Angeles also requires new ADUs that are 500 square feet or larger to have a city-approved plan for stormwater capture, a mandate that can require costly experts to address. Ouch. Generally, the homeowners aspiring to build an ADU have to pay a plan check fee (before the plan is checked) and a final permit (when it is set to be issued) to the Los Angeles Department of Building and Safety (LADBS). For further information regarding the official version of any of this Code of Ordinances or other documents posted on this site, please contact the Municipality directly or contact American Legal Publishing toll-free at 800-445-5588. Your records may not reveal something a previous owner buried under the spot youve picked for your ADUs foundation or in the path of its water, sewer and power lines. On average, the cost to design and permit an ADU in Los Angeles can range from as low as $6,000 to above $20,000. In the event that it isnt, Backyard ADUs will work with the property owner to upgrade the necessary service to support the ADU. Engineering Counter performs sewer plan review for direct and indirect connection of 8-inch diameter or larger sewers to the Districts wastewater collection system in the public right-of-way. Also, although the city of Los Angeles allows you to connect your ADU to your home's sewer line, other cities may require you to run a line from the ADU directly to the municipal system.. Services include adult immunizations, childbirth education, childhood immunizations,, The agency provides animal services for the residents of Los Angeles County. In 1981, a Sanitation Districts-wide Connection Fee Program was implemented to provide funds for future capital expenditures needed to accommodate additional wastewater contributions in the Sanitation Districts' sewerage system. (Physical). 4 0 obj Those are big costs, though, and that kind of takes them by surprise.. As-builts for LACSD facilities are also available to view and download through the LACSD Underground Utilities Application. 1955 Workman Mill Road, Whittier, CA 90601 562-908-4288 ext. The cost of the ADU permit varies from project to project. The city of Vista allows homeowners building an ADU over 750 square feet to apply for a fee waiver (those under 750 square feet automatically have waived fees). while the final permit may range from $1,000 to $10,000. The process for obtaining a fee waiver is pretty simple. It added Los Angeles Municipal Code (LAMC) Section 12.22 A.33. So if you dont line up everything in advance or if you change your mind midway through the project you could cause work to grind to a halt or drive up the price. Monday - Thursday, 7:30 AM 3:30 PM An ADU for the Joneses is not going to work for the Jacksons next door. The work involved to obtain these waivers or reductions is relatively inexpensive, merely requiring the time to complete forms and have them notarized and/or recorded. Our design path ensures everyone gets exactly what they need. The County of San Diego has listed the plan review fee for accessory dwelling units as $1,565 plus an additional $0.331 per square foot. This has to be done legislatively, which is where the state mandate comes in to play. The internet is replete with tales of home construction projects gone bad, all of which could function as cautionary tales. Our ADU design paths have 1-3 bedrooms and are anywhere between 450 - 1200 sq ft of floor space depending on regulations and the size of land. Sometimes youll find the perfect material, but its four-month back-ordered. ADU Impacts Fees $2,000 - $18,000 (Only for ADUs over 750 Sqft) Learn more about ADU permit costs in Los Angeles here. Industrial users who expand their wastewater discharge, such that the capacity is 25 percent greater than the baseline capacity, will be required to pay a connection fee for the increased discharge thereby establishing a new baseline capacity. Services are restricted to residents of unincorporated Los Angeles County and cities which contract with the department. Garage Conversion plans should cost you between $6,000 - $15,000 and should include the architects design, structural plans, Title 24, and anything else required by your city or municipality. Meanwhile, the problems in the global supply chain have meant that some of the appliances, fixtures and materials you want in your ADU may not be available by the time youve gotten your permits and are ready to start construction. This article will provide a guideline for building an ADU. The catch is, each city can write its own checklist. Backyard ADUs focuses on small homes ranging from 450 1300 Square Feet. You might think that JADUs would be a great way to create a rental unit and generate extra income. Tim Koutsouros, a Culver City building official, said the biggest problem his department encounters is applications that arent up to the standards of todays building codes. xko{ ~) 5]8IK6%=rM}gfKJKJl(R3;/.WjIr,rYzC}/|x^}]eY2Wrd>{o]I2|xmY#X&T"p&Y7&7p=yrU*'?%oR=r2brQ&t@@]#HLbL ez &g|hd| J`#RFR2?XL.WJ#S9gudY6MAF2hrdWIz=l%@#aYe The house components will arrive 90% complete 8-10 weeks later. xTXEIhO^]4s($9(spnjw]Y~]Og7W^}i]56Oo08_! 4fE/_/vOD n_)D u)e:^f]wt/~{zEp0u~7'U:*tTEEB`I;RLl_'sZemd uY|EU1y%u:LWN1);Y$MRLp9cU[(m0=*"jk_.i`V!LCl@0`]dn7d1LAdiy\V3 4,79RR(\f?j |*&9DOEg8EB=X :RBR~fu+?6@(O,f37. The process to take advantage of this opportunity is outlined on Vistas ADU website. ADUs . No, that would be a Tiny Home. Maybe its an old septic tank; Berry once had to deal with a buried swimming pool. These are typically 13 bedrooms. Thats why Office Of: Offices Backyard Homes program, an effort to help build ADUs in Los Angeles for low-income housing, focuses on 499-square-foot units, said the organizations founder, Elizabeth Timme. The notification letter also advises the discharger of the option to demonstrate a reduction in discharge rather than paying a connection fee, if the discharger believes that modifications to operational procedures or implementation of conservation measures will reduce the discharge to within 25 percent of the existing baseline. Exteriors are customized to match the characteristics of your house and neighborhood. Sean Phillips of Otto ADU, a design and construction management firm, said that this sort of drainage isnt a problem for a garage, but its not acceptable for a dwelling unit. And then you need to figure out whether you can meet that goal without busting your budget. Local wastewater collection systems (local sewers) are constructed, operated and maintained by other public agencies, including the Los Angeles County Department of Public Works and various cities. These are intended to provide a living space for low-income workers. A few years ago, Palmer said, Napa County held workshops on a new loan program for junior ADUs. Here at Backyard ADUs, we build Small Homes between 450 - 1200 sq ft. while Tiny Homes are typically between 100 - 400 sq ft. Small Homes are built on a foundation and meet all building code requirements while Tiny Homes are typically on wheels and do not. If the demonstration is unsuccessful, the discharger has the option of electing to make supplemental demonstrations, provided: (1) sufficient security accompanies a timely request, and (2) a non-refundable payment of five percent of the connection fee charge is made. Do you have insights to share or unanswered questions? Heres one worth reading from Eric Murrell, a web developer in Nashville. % . Interest will accrue on the unpaid balance at a rate based on the prime interest rate in effect at the beginning of the then-current fiscal year. Or your proposal to extend your back wall and add a bedroom could run afoul of land-use rules limiting the ratio of floor area to lot size. A sewer lateral is a pipe that carries wastewater from buildings on private property (for example from homes or businesses) to the mainline sewer. For example, 1-bedroom ADUs in Easthampton, Northampton, and Amherst MA are rented for roughly $1,000 to $1,750 per month, Water and sewer usage will be included in the rent and your existing bills will increase by roughly $50 (water) and $70 (sewer) per quarter (every 4 months). Many of them reinforce the same message: Be careful whom you hire. Initially, people may not like the idea of walling off the bedroom that their grown son or daughter no longer occupies. We established a system that ensures we cover everything without forcing a homeowner to make too many decisions. If youre building a detached ADU from the ground up, the state requires you to install solar panels on it. Get inspired by these local ADUs and learn how to plan your own build. A Detached Unit is a separate structure in a backyard or a side yard. American Legal Publishing provides these documents for informational purposes only. Please call for more information. Poor drainage. Just not safe, A proposed 50-story skyscraper in this San Francisco neighborhood would stick out, Concertgoer lets out a loud full body orgasm while L.A. Phil plays Tchaikovskys 5th, Copenhagen mayor to Californias Danish Capital: Stop acting homophobic, Live from Willie Nelson 90 tribute: Keith Richards joins Willie at the Bowl, Lakers vs. Warriors: What scouts expect in playoff series, Northern California town on edge after second fatal stabbing in a week. Building permit fees depend largely on the number of square footage to be added. . Developers say that their customers usually have one or more of the following goals: If you see your goal(s) on that list, there may very well be an ADU that works for you. Financing is different.. Order Home Components (10 WEEKS) As soon as we have the official clear to build, we will finalize our home designs with our offsite construction partner and place an order. On average, you are likely to spend somewhere between $450 to $2,500 for a low-end permit and between $4,500 and $15,000 for an average high-end building permit. 1205 He was an opinion writer and editor for The Times from mid-2005 until August 2021, and reported on technology news from 2000 to mid-2005. The term impact fee is an umbrella statement for the three fees cities will charge homeowners when they choose to build a new dwelling. ADUs shall not be considered new residential uses for the purpose of calculating utility connection fees or capacity charges, including water and sewer service. The exact amount is difficult to predict, but a very rough estimate is that your property value will increase by 100 times the ADU's monthly rental value. Providing an apartment for a caregiver looking after someone in the house. Less than a decade ago, a better question would have been, Can I even get a permit for an ADU? And in many communities, the answer would have been No local land-use rules, building requirements and permit fees were designed to make such projects prohibitively expensive or to just prohibit them. The addition of an ADU should not result in a new assessment of the rest of the property. For new facilities, the connection fee is to be paid prior to the time the facility is actually connected to the sewer or, in the case of expanding existing facilities, at the time of expansion of the wastewater discharge. These can lead to enormous time and money savings for homeowners looking to build a guest house on their property. Here at Backyard ADUs, we build small homes between 450 - 1350 sq ft. Small enough to fit in a backyard or small lot but big enough to meet all building codes and not need to sleep in a loft or store your shoes in the oven. Each city has slightly different requirements for obtaining a permit, and you can read more about each citys ADU regulations. A second invoice which will include the penalty fee is then sent to the discharger. CLICK HERE FOR NOVEL CORONAVIRUS UPDATES. Just not safe, A proposed 50-story skyscraper in this San Francisco neighborhood would stick out, Concertgoer lets out a loud full body orgasm while L.A. Phil plays Tchaikovskys 5th, Copenhagen mayor to Californias Danish Capital: Stop acting homophobic, Live from Willie Nelson 90 tribute: Keith Richards joins Willie at the Bowl, Lakers vs. Warriors: What scouts expect in playoff series, Northern California town on edge after second fatal stabbing in a week. While the city of Los Angeles has really embraced these units, he said, some other jurisdictions still find ways to make it hard to build one. For example, they might want to rent out the unit until its time to move their parents in. Small-space living is a big trend in Southern California. To obtain and download electronic Bid Documents, Plan Holders List, and Project Bid Results on QuestCDN, click here. Late payments are subject to penalty and interest. In order to install a small home, homeowners must hire an architect, designer, choose fixtures, petition the planning board, find a contractor, take care of permits and other paperwork, and monitor work progress as the project commences. ADUs connect to existing electrical service through a new meter, allowing the unit to pay for its own electricity. Paul Dashevsky of GreatBuildz, an Encino-based firm that matches clients with contractors, said another issue is whether a small excavator can reach the back side of your ADU. If people dont have housing, they will create housing for themselves, she said, adding that financial barriers and concerns about working with local officials led many households to build without a permit (and without inspections for code violations). So amid the hype, you may be asking yourself whether you should ride the cresting wave and put an ADU on your property too. If the main houses sewer line is in the front of the property, tapping into it for your ADU may require digging 100 feet of trench with as few twists and turns as possible. However, the discharger may be allowed to start the demonstration earlier in the fiscal year in which the election is made. Starting cost for our 398 sq ft 1 bedroom ADU (Federal Building Code) is $78,000 which includes the ADU, transportation to site, roll set/ installation on permanent foundation, connection to utilities.
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