HomeMy WebLinkAboutCSD-15-081 - Heritage Permit Application HPA-2015-V-019
REPORT TO: Heritage Kitchener
DATE OF MEETING: October 6, 2015
SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Planning, 519-
741-2200, ext. 7648
PREPARED BY: Sandra Parks,Heritage Planner, 519-741-2200, ext. 7839
WARD(S) INVOLVED: Ward 4
DATE OF REPORT: September 21, 2015
REPORT NO.: CSD-15-081
SUBJECT: Heritage Permit Application HPA-2015-V-019
1094 Doon Village Road
Demolish House, Attached Garage and Shed, and
Construct New House with Attached Garage
_____________________________________________________________________________
RECOMMENDATION:
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2015-V-019 beapproved to permit demolition of the existing single detached
dwelling, attached garage and shed, and construction of a new single detached dwelling
with attached garage,at the property municipally addressed as 1094 Doon Village Road,
in accordance with the supporting information submitted with the application and
subject to the following conditions:
i) That the applicant give consideration to
a. reducing the maximum square footage of the new single detached dwelling
to approximately 4,000 sq ft; and
b. using brick as the main cladding material on the front façade; and
ii) As part of the Demolition Control process, the City requests the owner sign an
undertaking allowing members of heritage planning staff the opportunity to
enter the residential property to photograph and document the buildings
before demolition occurs; and,
iii) That heritage clearance be provided by heritage planning staff through the
Demolition Control process prior to issuance of a Demolition Permit; and
further,
iv) That the final colours, materials, siting and setback be reviewed and approved
by heritage planning staff prior to issuance of a Building Permit; and further,
v) That the final Building Permit drawings be reviewed for height,form,roof, and
windows,and heritage clearance provided by heritage planning staff prior to
issuance of a Building Permit.
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Location Map: 1094 Doon Village Road
BACKGROUND:
In 2014, Heritage Kitchener reviewed two Heritage Permit Application reports proposing the
demolition of the existing single detached dwelling and construction of a new single detached
dwelling at 1094 Doon Village Road. Council deferred its consideration of the applications and
the issue was referredtothe January 19, 2015, Finance &Corporate Services Committee
meeting(report CSD-15-006 attached).
During this process, the applications were withdrawn.
The following Finance & Corporate Services Committee recommendation was adopted at
conserve the Upper Doon Heritage Conservation District, as outlined in the Community
Services Department report CSD-15-006:
Until the planning framework for the District is updated, the Ward Councillor shall be
invited to meet with staff, the Upper Doon representative from Heritage Kitchener and
the proponent of any heritage permit application in the District proposing significant
alterations, demolition and/or new construction prior to the application being considered
at Heritage Kitchener; and,
Heritage Planning staff, in consultation with Legislated Services staff, shall review and
report to Heritage Kitchener on the community notification process for agenda items and
reports regarding any heritage permit application in the District proposing significant
alterations, demolition and/or new construction; and,
The Planning Division shall pursue the couDirections
section of Report CSD-15-006; and further,
That as part of this process, Heritage Planning staff engage the members of the Society
for the Preservation of Upper Doon (SPUD) and the neighbourhood residents.
An Information Package (attached) was prepared to provide future applicants guidance on the
requirements of the District Plan, neighbourhood comments about future new construction, and
examples of appropriate existing and new buildings within the District.
The Community Services Department is in receipt of Heritage Permit Application HPA-2015-V-
019, from a new prospective owner, which is seeking permission to demolish the existing single
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detached dwelling, attached garage and shed, and construct a new single detached dwelling
with attached garage at the property municipally addressed as 1094 Doon Village Road.
REPORT:
The subject property is located on the north side of Doon Village Road between Tilt Drive and
Oregon Drive, within the Upper Doon Heritage Conservation District (UDHCD), which is designated
under Part V of the Ontario Heritage Act. The subject property is not or
building in the UDHCD.
Upper Doon Heritage Conservation District Plan
The UDHCD Plan contains policies with regard to the demolition of non-historic buildings which
indicate that:
be a presumption against demolition or building face lift. Where the building detracts from
the overall streetscape composition additional building will be encouraged to reflect better
1094 Doon Village Road
TheDistrict Plan
also contains criteria
that must be considered when new buildings are proposed. They address the proposed height,
form, roof, windows, colours, materials, siting, and setbacks of new buildings:
height of new buildings shall be similar to the height of the historic building stock;
form of new buildings shall complement the form of the historic vernacular building stock
and be varied with consideration given to one and a half and two storey heights, medium to
steeply pitched roofs, dormer windows and rear additions and add-ons;
roof pattern shall complement the roof patterns of the historic building stock with an
emphasis on medium to steep pitches with dormer windows;
windows shall complement the historic building stock with an emphasis on vertical sash
and casement windows;
colours shall be of quiet, subtle, natural shades;
materials appropriate and typical of the district shall be used with an emphasis on natural
fabric such as brick, stone and wood as opposed to metals and plastics;
siting shall be in harmony with the physiography of the site with a preference for natural
position rather than a standard subdivision approach; and
varied setbacks are encouraged to maintain the natural and organic form of the village.
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The Proposal
The applicant has placed an offer to purchase the property at 1094 Doon Village Road,
conditional up of a Heritage Permit application for demolition of
existing and construction of a new single detached dwelling with attached garage.
Heritage Planning staff met initially on August 7 with the applicant, his designer and agent to
review and provide comments on first draft elevation drawings and material choices.
Suggestions were made to bring the drawings into compliance with the District policies.
A second meeting was held on August 17 with the applicant, his designer and agent, the Ward
Councillor, both Heritage Kitchener Council representatives, and Heritage Planning staff. There
is no District representative on Heritage Kitchener at present. The applicant presented second
draft elevation drawings, which took many staff suggestions into consideration, and samples of
stone, brick and wood materials.Councillors and staff provided input and the applicant
implemented the ideas into the final drawings submitted with the application.
In consideration of previous experience with proposals for this property, s
is to consider the demolition and new construction within the same application, i.e., do not approve
a permit for demolition of the original house without also approving what will be built in its place.
Demolition of the Existing Single Detached Dwelling, Attached Garage and Shed
The applicant is proposing to demolish the existing single detached dwelling, attached garage and
shed. The dwelling was built circa 1872 and has undergone significant alterations. The construction
date for the attached garage
is unknown. The shed was
built in 1984. The original
footprint of the dwelling
features a two-storey
building with several
additions. The additions are
located on the front, side
and rear, and range in
height from one storey to
one-and-a-half storeys. The
existing single detached
dwelling, additions and
attached garage are clad
with a combination of white
aluminum siding, white brick
and wood board and batten.
The design of the original
dwelling has been lost. The
shed is a large structure with
Existing dwelling at 1094 Doon Village Road
metal siding and a gable roof.
The applicant provided the following information to support the request for demolition:
revealed that there are severe moisture issues caused by improper ground water drainage.
The basement does not have a weeping system, which causes the basement to flood
frequently, which in turn causes odors, humidity, and mold. Given the age of the home and
moisture
deterioratin
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In reviewing the merits of the application for demolition,Heritage Planning staff note the
following:
subject property is a non-historic building in the UDHCD, and the original building has
undergone several significant alterations;
existing materials are not appropriate and are not typical of the UDHCD;
existing buildings do not have complementary architectural or historical features; and,
existing single detached dwelling does not reflect the tone of the historic district.
As a result, Heritage Planning staff are of the opinion that the demolition of the existing single
detached dwelling, attached garage and shed will not impair or negatively impact the significance
of the Upper Doon Heritage Conservation District or thehistoric Doon Village Road streetscape.
The owner is encouraged to submit Building Permit applications for the proposed demolition and
new construction concurrently. In this regard, it should be noted that 1094 Doon Village Road is
subject to demolition control under the Planning Act, and that the owner will be required to obtain
demolition control approval before being issued a Demolition Permit under the Building Code.
Heritage Planning staff suggest that, as a condition of demolition control approval, the standard
condition requiring the owner to obtain a Building Permit apply. This will help to ensure that
construction of the new single detached dwelling is substantially complete within a reasonable time
frame following demolition of the existing residence, and would avoid the premature demolition of
the existing dwelling and the lot sitting vacant for a long period of time.
Construction of a New Single Detached Dwelling with Attached Garage
As outlined above under section The Proposal, the applicant and his designer met on two
occasions with City representatives to review and provide comments on several sets of draft
elevation drawings for the proposed new single detached dwelling with attached garage.The
applicant accepted the majority of comments and accordingly made revisions to the final
application drawings.
The applicant is proposing to construct a new two-storey single detached dwelling with attached
one-storey garage on the subject property, which has a lot size of .75 ha (1.86 acres) with a
frontage width of 49.1 m (161.1 ft).Detailed elevations and specifications are attached.
Proposed dwelling for 1094 Doon Village Road
The new dwelling would be setback 57.3 m (188 ft) from Doon Village Road, at the approximate
location of the existing shed and well back from the two adjacent single detached dwellings at
1084and 1112 Doon Village Road. The lot slopes down approximately two metres (6.5 ft) from
the front of the property to the location of the proposed structure.
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The interior living space would be in the range of 4,000 to 4,400 sq feet on two floors, with a
2,200-sq-foot unfinished basement. The height of the dwelling to the roof peak would be 9.4 m
(31 ft). The proposed cladding on the front elevation would be primarily Citadel building stone,
with three colour options, with either grey Cape Cod wood siding or Hanson Guildwood brick as
an accent material. The complex truncated hip roof would feature a medium 8:12 pitch, clad in
asphalt shingles.Astone gable end with s eye vent over a one-storey columned
porch would face the road. Bays utilizing the accent material and single windows on either side
of the main front façade (containing paired windows) would be set back, giving the impression of
a later addition. Windows on the front elevation would be 6/1 vertical sash andfeature a
keystone detail. The total width of the front façade of the house would be 14.9 m (48.8 ft).
To mitigate its impact on the streetscape and in order to give the impression that the 1,000-sq-
foot three-bay attached garage to be located on the east side of the house is a later addition, it
would be set back four feet from the main front façade with one section set back even further
suggesting a breezeway. In addition, it would be clad in the accent material, and the doors
would not face towards the road.
The dwelling would be accessed via a driveway situated in the same location as the existing
driveway to the shed, in the middle of the property, leading to the attached garage. The
proposal is to maintain the other existing driveway situated on the western side of the property.
The current vegetation at the front of the property would partially obstruct the view from the road
of the proposed building. The applicant plans to retain these plantings and is considering
planting additional trees on the property to add to more privacy.
In reviewing the merits of the application, Heritage Planning staff note the following:
the design features a two-storey single detached dwelling with attached one-storey
garage set on a large well treed lot and well back from the road;
the District Plan does not contain policies that specifically regulate the square footage or
architectural style of buildings;however, the size of the proposed building is at the high
end of house sizes within the District;
the height of the dwellingat9.4 m (31 ft), though slightly higher than two nearby 8.5 m
(28 ft) historic buildings(at1087 and 1121), is within the range of a number ofexisting
buildings in the District; as well, the significant setback of the dwelling and the slope of the
lot will assist to visually reduce the perception of building height;
the two-storey building complements the form of the historic building stock and other new
buildings within the district;
the medium pitched hip roof complements the roof patterns of the historic building stock
and other new buildings within the district;
the placement, proportion and design of the vertical sash windows on the front façade
complement the historic building stock and other new buildings within the district;
the colour options of the proposed stone cladding are sympathetic to the quiet, subtle,
natural shades found elsewhere within the district;
the proposed use of stone on the front elevation is consistent with the Heritage District Plan
policies which identify stone as an appropriate material for new buildings, although there
are several historic houses in the immediate vicinity thatutilize brick;
the siting of the house at the approximate location of the existing shed will be in harmony
with the physiography of the site; and,
the proposed setback of 57.3 m (188 ft) from DoonVillage Road is well back from the
two adjacent single detached dwellings providing the variation required by the Plan.
As a result, Heritage Planning staff are of the opinion that the construction of a new single
detached dwelling with attached garage at 1094 Doon Village Road, will not detract from the
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character or negatively impact the significance of the Upper Doon Heritage Conservation District or
the integrity of the Doon Village Road streetscape.
In accordance with the Heritage Permit Applicationform, the approval of an application under the
Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of
Kitchener or legislation, including, but not limited to, the requirements of the Ontario Building Code
and Zoning By-law. In this regard, Heritage Planning staff confirm that a Demolition Permit will be
required to demolish the existing single detached dwelling, attached garage and shed, and a
Building Permit will be required to construct a new single detached dwelling with attached garage.
Building Permit drawings must not differ significantly from the approved Heritage Permit Application
drawings.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendation of this report
through the delivery of core service.
FINANCIAL IMPLICATIONS:
N/A
COMMUNITY ENGAGEMENT:
INFORM -
Heritage Kitchener committee meeting.
CONSULT - Heritage Kitchener has been consulted regarding the subject Heritage Permit
Application.
While the Ontario Heritage Act does not require and the City does not normally circulate
Heritage Permit applications to the public prior to the notification through Committee agendas,
given Council direction due to the local community interest in this property, and as a courtesy,
the application was circulated to the Society for the Preservation of Upper Doon (SPUD). Their
comments are attached to this report (Appendix B).
Generally, SPUD were supportive of the siting and design, but had concerns about several
matters. Heritage Planning staff provide the following comments in regard to the concerns
expressed by SPUD:
square footage of the building:
the size of the proposed new dwelling is fairly large compared to otherbuildings in the
o
immediate vicinity and within the District;
the District Plan does not contain policies that regulate square footage;
o
zoning regulations for this site do not limit square footage;
o
the proposed size of the house could be considered reasonable relative to the very
o
large lot size, the large setback and the view from the street;
since the first consultation, the proponent has reduced the dwelling size;
o
other recent Heritage Permit Applications for new houses in the UDHCD have been
o
approved with square footage in the range of 2,939 sq ft to 4,217 sq ft (excluding
unfinished basement and attached garage); and
staff suggest the applicant consider the option of further reducing the dwelling size;
o
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roof height:
the height of the dwelling at 9.4 m (31 ft), though slightly higher than two nearby 8.5
o
m (28 ft) historic buildings (at 1087 and 1121), is within the range of a number of
existing buildings in the District; and
the significant setback of the dwelling and the slope of the lot will assist to visually
o
reduce the perception of building height;
attached garage:
to mitigate its impact on the streetscape and in order to give the impression that the
o
attached garage is a later addition, in keeping with District plan guidelines, it would
be set back four feet from the main front façade with one section set back even
further suggesting a breezeway;
it will be clad in the accent material; and
o
the doors would not face towards the road;
o
cladding:
while many of the historic buildings in the district use brick, newly constructed dwellings
o
utilize brick, stone and other materials;
the colour options of the stone cladding for this proposed dwelling could be considered
o
to be sympathetic to the quiet, subtle, natural shades found elsewhere in the district;
the use of either stone, wood and/or brick on the front elevation would complywith the
o
District Plan guideline for materials on new buildings; and
staff suggest the applicant further consider whether utilizing brick on the front façade
o
could be a viable option and still yield a good design.
Demolition Control
The SPUD comments suggest issuing the Demolition Permit after the Building Permit has been
received. Located in an R-2 Zone, this property is subject to Demolition Control, which requires
the owner to obtain a Building Permit as a condition of demolition control approval. This will help to
ensure that construction of the new single detached dwelling is substantially complete within two
years following issuance of a demolition permit, and would avoid the premature demolition of the
existing dwelling and the lot sitting vacant for a long period of time.
Comments from SPUD regarding trees/landscaping were to keep the existing trees at the front
of the property, along the driveways and as many trees as possible along the property lines,
which is the intent of the applicant. The applicant advised that they are also considering planting
additional trees on the property.
The SPUD comments were provided to the applicant for their consideration.
REVIEWED BY:
Leon Bensason, Coordinator, Cultural Heritage Planning
ACKNOWLEDGED BY:
Alain Pinard, Director of Planning
APPENDIX A:
Heritage Permit Application HPA-2015-V-019
APPENDIX B:
Society for the Preservation of Upper Doon (SPUD) comments
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The following information is provided for information purposes only.
Please review the relevant permits, by-laws, plans and policies in their entirety and
contact relevant City staff or agency staff with questions.
Information Package - 1094 Doon Village Road & 1112 Doon Village Road
Building Permit
A building permit may be required for exterior alterations.
A building permit is required for demolition and new construction.
http://www.kitchener.ca/en/livinginkitchener/BuildingPermits.asp
Contact:
Christine Wagner, Municipal Building Official, 519-741-2200 ext. 7813
o
Derek Taylor, Municipal Building Official, 519-741-2200 ext. 7841
o
Grand River Conservation Authority
A GRCA permit may be required.
http://www.grandriver.ca/index/document.cfm?Sec=17&Sub1=0&sub2=0
Contact:
Kaitlyn Smith, Resource Planner Central, 519-621-2763ext. 2292
o
Tree Conservation By-law
A tree conservation permit is required for all properties 0.405 hectares (1.0 acre) or
greater.
http://www.kitchener.ca/en/livinginkitchener/TreeConservation.asp
Contact:
Carrie Musselman, Senior Environmental Planner, 519-741-2200 ext. 7068
o
Barbara Steiner, Senior Environmental Planner, 519-741-2200 ext. 7293
o
Upper Doon Heritage Conservation District Plan
A heritage permit is required for exterior alterations, demolition and new construction.
http://www.kitchener.ca/en/businessinkitchener/HeritagePermit.asp
Contact:
Michelle Drake, Heritage Planner, 519-741-2200 ext. 7839
o
Leon Bensason, Coordinator, Cultural Heritage Planning, 519-741-2200 ext.
o
7306
Zoning By-law
Regulates a variety of things such as land use, height and location of structures, lot size,
density, parking, etc.
Residential Two Zone (R-2)
Special Use Provision 187 (187U)
Existing Use Zone (E-1)
Other application sections may include, but are not limited to, definitions, general
regulations and off-street parking
http://app.kitchener.ca/zonebylaw/es_zonemain.aspx
Contact:
Andrew Pinnell, Planner, 519-741-2200 ext. 7668
o
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Neighbourhood Comments
Strong preference for existing historic and non-historic buildings to be retained and
rehabilitated (rather than demolished)
Sympathetic additions may be accommodated subject to comments noted below
o
regarding scale, architecture, material, location and size of garage, and driveway
and landscaping
Concern that new buildings will be out of character in terms of:
scale
o
suggest that new buildings respect the scale/mass/proportion/height/width
of existing buildings located directly adjacent to the property, across the
street from the property and within close proximity to the property
suggest simple rectangular or square building plans with gable or hip
roofs; additional square footage should be accommodated in simple
building plans off the back of the main building; new buildings may
visually appear as a main building with additions (even though everything
is built at the same time) see example building plan with main building
and addition below
architecture
o
suggest that new buildings respect the Vernacular Architectural style of
existing buildings located directly adjacent to the property, across the
street from the property and within close proximity to the property
suggest plain, simple, and unadorned style and design
material
o
suggest that new buildings respect the main building materials found on
existing buildings located directly adjacent to the property, across the
street from the property and within close proximity to the property
suggest the use of brick for the main building material
location and size of garage
o
suggest that a detached garage be constructed in the rear side or rear
yard with emphasis on massing and style/design that are compatible to
the new building, existing buildings
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suggest that new buildings be designed to emphasize the presence and
massing of the habitable portions of house, the front porch and the
entrance while deemphasizing the visual presence of the attached garage
suggest that the massing of an attached garage be architecturally
integrated into the massing of the house and be compatible with existing
buildings located directly adjacent to the property, across the street from
the property and within close proximity to the property
suggest that the attached garage not project closer to the street line than
the front porch with preference for a setback behind the front face of the
habitable portion of the building
suggest that a double car garage (whether detached or attached) be
designed with two separate garage door panels
suggest that a triple (or more) garage be avoided
driveway and landscaping (soft and hard)
o
suggest retention of existing driveway connections
suggest minimizing paved areas
suggest retaining all healthy mature trees in the front yard, particularly
those trees along the frontage of Doon Village Road
suggest incorporating new trees, gardens and other landscape features
Note that residential garden design should enhance the prevailing
naturalness of the village. This naturalness is maintained by
gentle informal groundings of indigenous plant materials. The use
of highly ornamental foundation plantings and suburban neatness
should be avoided. (excerpt from Upper Doon Heritage
Conservation District Plan)
Grading
o
Suggest careful consideration be given to the design and placement of
any new buildings in order to avoid or minimize the need for fill, which
would raise the elevation of the house compared to the surrounding
neighbourhood
Examples of Appropriate Historic and Non-Historic Buildings in Upper Doon
o
Recent New Construction Non-Historic Buildings
1175 Doon Village Road
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1209 Doon Village Road
Bungalows Non-Historic Buildings
1150 Doon Village Road (also example of house that has been retained
and rehabilitated)
1118 Doon Village Road
1052 Doon Village Road
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Other Non-Historic Buildings
25 Mitierra Drive (habitable portion of the house shown in this photo only;
projecting garage is not acceptable on Doon Village Road)
24 Wilfong Drive (habitable portion of the house shown in this photo only;
garage to the side that is in line with front porch is strongly discouraged
onDoon Village Road)
Historic Buildings
1021 Doon Village Road (example of house that was retained and
rehabilitated)
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1174 Doon Village Road
1170 Doon Village Road
1165 Doon Village Road
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1158 Doon Village Road
1151 Doon Village Road (excluding garage)
1133 Doon Village Road
1121 Doon Village Road
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1115 Doon Village Road
1101Doon Village Road
1087 Doon Village Road
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9'-1"
1'1'
8'-9"9'-1"10'-1"8'-9"10'-1"
1'-1"1'-1"1'-1"1'-1"
31'31'
(OVERALL HEIGHT)
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1'-1"1'-1"
1'-1"1'-1"
9'-1"10'-1"1'9'-1"10'-1"1'
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44'4'
48'
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Grey Cape Cod Wood Siding
Hanson Brick - Guildwood
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Ci
tadel Building Stone Cashmere
Citadel Building Stone French Country
Citadel Building Stone Desert Brown
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He
llo Sandra,
Please see the attached pictures showing proposed asphalt shingl
window surround details.
Thank you,
Chris Machado
Biltmore Asphalt Shingles - Colour: Driftwood AR
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Shouldice Stone - Concrete Window Surround and Keystone
Vi
nyl Window - Jeld-Wen - Colour: Sandalwood
On 9 September 2015 at 14:09, <Sandra.Parks@kitchener.ca> wrote:
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