Rail to Rail project nears completion, Dodger Stadium Gondola hits a roadblock, and more

Sat, 03 May 2025 15:00:00 +0000

Rail to Rail project nears completion, Dodger Stadium Gondola hits a roadblock, and more Steven Sharp Sat, 05/03/2025 - 08:00

Yamaha Corp. of America has cut the ribbon on its new corporate campus in Buena Park. The Gensler-designed space houses 400 employees, , and is inspired by the company's "musical heritage." Components include indoor and outdoor meeting areas, an instrument evaluation studio, cafe seating, and a multi-use presentation space with seating for more than 200 people.

Exterior of Yamaha's revamped campus in Buena ParkYamaha Corporation of America

"For over 50 years, Yamaha has proudly called Buena Park home, and this transformation reflects our unwavering dedication to enhancing the local community,” said Yamaha vice president Kris Paquin. “Our new campus is ‘making waves’ with a modern, innovative space designed to inspire creativity and collaboration and will continue to be our home for the future. Our team has been working closely with Gensler on this project, and we are excited to officially open our doors to our employees and clients.”

Musical flourishes included in the campus include a lobby featuring Yamaha instruments on pedestals, as well as a deconstructed guitar.

DASH Pacoima routeLADOT

LADOT has announced the launch of a new DASH bus route serving the Pacoima community.

The new service, which launches today, will be served by battery-electric buses, and is free to ride through the end of this month. Buses run every 30 minutes from 6 am to 7 pm on weekdays and from 9 am to 6 pm on weekends. No service is scheduled on major holidays.

CicloIrvine routeCicloIrvine

You've heard of CicLAvia - now give a shot at CicloIrvine. The Orange County city is holding its second annual open streets event today from 11 am to 4 pm on Campus Drive between University Drive and Culver Drive.

If you need to park - which almost seems counterintuitive for an open streets event - make use of the Social Sciences Parking Structure at 4502 Campus Drive or Lot 1, located adjacent to the structure.

Wildfire in Pacific Palisades, Los Angeles, January 8, 2025, towards Getty Center and BrentwoodShutterstock

New AI software is being deployed to help the City and County of Los Angeles in the ongoing rebuilds from the Eaton and Palisades fires, Governor Newsom announced this week.

The software, which was created by Archistar, is being provided free of charge to local governments, and checks designs against local zoning and building codes - hopefully allowing property owners to pre-check their plans before submission.

Here's what we're reading this week:

Breaking: House Moves to Rescind $3.1B for Reconnecting Communities Divided by Highways "The House Transportation Committee wants to slash funding for one of America's most critical equity-focused grant programs — unless advocates speak out and get them to reverse course." (Streetsblog USA)

Rail to Rail/River Corridor MapMetro

Grand Opening Celebration For the Rail to Rail Project (Metro - Eventbrite)

After disasters, FEMA leases apartments for survivors. But not after the L.A. fires "Federal and state disaster officials have not implemented the program after January’s wildfires in Los Angeles. They say the rental market is sufficiently housing those who lost their homes." (LA Times)

Looking Southeast from Dodger Stadium Parking LotLA ART

Proposed Dodger Stadium gondola project hits roadblock with California’s court of appeals "Even if the revisions are approved, the delay could jeopardize the potential for the gondola to be up and running by the 2028 Olympic Games, in which baseball will be played at Dodger Stadium." (LA Times)

Officials and advocates warn of more dangerous roads under LA mayor's proposed cuts "The budget proposed by Bass includes a total of 1,647 layoffs across city departments....More than 270 of those layoffs would come from the Department of Transportation." (LAist)

Groundbreaking ceremony for I-105 ExpressLanes projectGary Leonard

Metro and Caltrans Break Ground on 105 Freeway Expansion '105 Freeway expansion is touted as "leaving a lasting legacy for Angelenos for decades to come" but it might not be the legacy that Metro and Caltrans think it is' (Streetsblog LA)

Amid tariff turmoil, these warehouses are in big demand in L.A. "Some importers who are still receiving shipments are scrambling to rent space in bonded buildings where they hope to buy time for the tariff tensions to ease." (LA Times)

View of amenity deck at the EntradaHunter Kerhart Architectural Photography

Fenway Capital Pays $126M for Stake In Silicon Beach Trophy Office Equinox is setting up shop at the 405-adjacent property (Commercial Observer)

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Exterior of Yamaha's revamped campus in Buena ParkYamaha Corporation of America

DASH Pacoima routeLADOT

CicloIrvine routeCicloIrvine

Wildfire in Pacific Palisades, Los Angeles, January 8, 2025, towards Getty Center and BrentwoodShutterstock

Rail to Rail/River Corridor MapMetro

Looking Southeast from Dodger Stadium Parking LotLA ART

Groundbreaking ceremony for I-105 ExpressLanes projectGary Leonard

View of podium deck at the Entrada<a href='https://hunterkerhart.com' target='_blank'>Hunter Kerhart Architectural Photography</a>

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L.A. real estate, architecture, and urban planning news from the past week

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Mixed-use development topped out at 549 S. Harvard Blvd. in Koreatown

Fri, 02 May 2025 13:15:00 +0000

Mixed-use development topped out at 549 S. Harvard Blvd. in Koreatown Steven Sharp Fri, 05/02/2025 - 06:15

At the intersection of 6th and Harvard Streets in Koreatown, wood framing has reached its peak for a mixed-use development from Jamison Services, Inc.

The project at 549 S. Harvard Boulevard, which replaced a post office branch, consists of a seven-story building that will feature 150 studio, one-, and two-bedroom apartments atop 12,900 square feet of ground-floor commercial space. Parking for 192 vehicles will be provided in two basement levels.

View looking west on 6th StreetRichard Bourne

The site was entitled for development using Transit Oriented Communities incentives to permit a larger structure than otherwise allowed by zoning rules. In exchange, 15 of the new apartments are to be set aside for rent as deed-restricted affordable housing at the extremely low-income level.

Next Architecture is designing the contemporary podium-type building, which is to be clad cement plaster with metal accents. Plans show a U-shaped footprint above the building's second floor, wrapping an elevated courtyard.

Rendering of 549 S Harvard BoulevardNext Architecture

Jamison is not the first development to pitch plans for the 6th and Harvard site. Prior to the pandemic, Urban Commons had proposed the construction of a 10-story hotel and condominium complex on the property. However, an entitlement application for that project was withdrawn in January 2020, according to city records.

Jamison Services ranks among the largest commercial property owners in the City of Los Angeles, and recently completed the two-tower Opus apartments a short walk to the east at 3545 Wilshire Boulevard.

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549 S Harvard Boulevard (Urbanize LA)

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555 S Harvard Boulevard

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Rendering of 549 S Harvard BoulevardNext Architecture

View looking west on 6th StreetRichard Bourne

View looking north from 6th StreetNext Architecture

555 S Harvard BoulevardGoogle Maps

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150 apartments + retail from Jamison Services

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Koreatown

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Rendering vs. Reality: Metrolink-adjacent apartments at 7644 Van Nuys Blvd.

Fri, 02 May 2025 13:10:00 +0000

Rendering vs. Reality: Metrolink-adjacent apartments at 7644 Van Nuys Blvd. Steven Sharp Fri, 05/02/2025 - 06:10

Directly south of the Van Nuys Metrolink and Amtrak station, construction is complete for Moderno, a new multifamily residential development built on the former site of a furniture store.

The project, located at 7650 Van Nuys Boulevard, consists of a six-story building featuring 124 studio, one-, and two-bedroom apartments above at-grade and subterranean parking for 126 vehicles.

View looking east from Van Nuys BoulevardUrbanize LA

Project approvals included Transit Oriented Communities incentives to permit a larger structure than typically allowed by zoning rules. In exchange, 13 of the new apartments are to be reserved for rent as extremely low-income affordable housing.

Rents for the market-rate units are currently listed as ranging from $1,911 to $2,944 per month.

Ken Stockton Architects designed the contemporary low-rise building, which includes a fitness room, a media room, a courtyard, a pool and spa, and a large rooftop deck.

7644-7658 Van Nuys BoulevardGoogle Maps

City records list the project's developer as an entity managed by Shlomi Asiss.

Van Nuys Station is poised to become a key regional transportation hub in the coming years, given that it is expected to serve as a transfer point to the new East San Fernando Valley light rail line and a planned heavy rail line connecting the Valley to the Westside via the Sepulveda Pass.

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7644-7658 Van Nuys Boulevard

Shlomi Asiss

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Rendering of 7644-7658 Van Nuys BoulevardKen Stockton Architects

View looking east from Van Nuys BoulevardUrbanize LA

7644-7658 Van Nuys BoulevardGoogle Maps

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124 apartments just south of a regional rail stop

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Van Nuys

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Affordable housing survives appeal at 13840 W. Sherman Way in Reseda

Fri, 02 May 2025 13:00:00 +0000

Affordable housing survives appeal at 13840 W. Sherman Way in Reseda Steven Sharp Fri, 05/02/2025 - 06:00

The Los Angeles City Planning Commission has voted to uphold the approval of a proposed affordable housing development in Reseda, rejecting an appeal from a group of neighboring property owners who have opposed the project.

The proposed development from Lior Yehuda of LA Developed, LLC, slated for a property at 13840 W. Sherman Way, calls for the construction of a new four-story building featuring 86 apartments and parking for 57 vehicles in an attached surface lot. As a fully affordable development restricted to low- and moderate-income households, the project secured approvals earlier this year for density bonus incentives permitting a larger building than otherwise allowed by zoning rules.

GA Engineering designed the project, per plans included with the presentation to the City Planning Commission.

The appeal, filed by a group of adjacent property owners, argued that the project design is too larger and does not provide sufficient parking for the amount of planned density. Likewise, the appellants cited a lack of notification of the approval of the apartment building. After the Planning Department found that the appellants had been excluded from receiving said letter, it was reissued, which once again opened the project up to appeal.

Nonetheless, a staff report recommended denial of the appeal, pointing out that the project was compatible with zoning after availing itself of available incentives.

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13840 W. Sherman Way

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Plans call for 86 low- and moderate-income apartments

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Reseda

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13840 Sherman Way

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Anaheim's Honda Center to receive a $1-billion overhaul

Thu, 01 May 2025 13:15:00 +0000

Anaheim's Honda Center to receive a $1-billion overhaul Steven Sharp Thu, 05/01/2025 - 06:15

Anaheim's Honda Center is poised for a $1-billion makeover courtesy of the Samueli family, which owns the Anaheim Ducks.

Honda Center Encore, announced this week by OC Sports 7 Entertainment which operates the city-owned property, is expected to be implemented incrementally through the 2027, allowing the arena to serve as an event venue in the 2028 Summer Olympics. The Honda Center is to remain open through construction.

Grand atriumOC Sports & Entertainment

“This is more than just an investment in a venue — it’s an investment in Anaheim and the future of Orange County as a global destination for live entertainment,” said OC Sports & Entertainment chief executive officer Bill Foltz in a news release. “Honda Center Encore reflects our commitment to delivering a world-class experience for every guest, every visit — all made possible through the vision and generosity of the Samueli Family.”

Per a news release, specific elements of the project include:

A new five-story South Entrance with a grand arrival experience and future plans for a high-impact digital display to host outdoor viewing parties and special community moments.
New escalators will improve vertical circulation and enhance guest flow throughout the arena.
A complete refresh of all food and beverage spaces, including ten brand-new concepts and the introduction of innovative self-service technology to elevate speed and convenience for guests throughout the arena.
A new all-inclusive club on the club-level, offering an upscale, hospitality-focused experience for premium guests, with curated food and beverage offerings and unmatched views of the action.
The debut of new opera box suites on the main concourse and a full renovation of all 68 existing luxury suites to deliver an elevated, modernized premium experience.
Three new parking garages totaling over 6,000 stalls.
Four new entry plazas, each with a distinct social aesthetic.

Plaza levelOC Sports & Entertainment

Members of the project team include master planners Smith Clementi, Bangmac Creative, Populous, interior design firms Elevate Creative and Studio UNLTD, and LGM Design Group, which will design food service and kitchen spaces.

The revamp of the Honda Center emerges as work ramps up for the adjoining OC Vibe development, a $4-billion project which is also being led by the Samueli family. That project will transform the land surrounding the arena into entertainment venues, offices, open space, hotels, and more than 1,500 homes.

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Exterior of the Honda Center post-renovationOC Sports & Entertainment

Rendering of suiteOC Sports & Entertainment

Garage attached to OC Vibe developmentOC Sports & Entertainment

Honda Center interiorOC Sports & Entertainment

Grand atriumOC Sports & Entertainment

Plaza levelOC Sports & Entertainment

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Work on Honda Center Encore will be done before the 2028 Summer Olympics

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Orange County

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City Council upholds approval of mixed-use project at 6266 Sunset Blvd. in Hollywood

Thu, 01 May 2025 13:10:00 +0000

City Council upholds approval of mixed-use project at 6266 Sunset Blvd. in Hollywood Steven Sharp Thu, 05/01/2025 - 06:10

The Los Angeles City Council has voted to uphold the approval of a proposed mixed-use apartment complex near the intersection of Sunset and Vine in Hollywood, rejecting an appeal which sought to block the project from moving forward.

Late last year, the City Planning Commission signed off on a proposal from Sares-Regis Group to replace commercial buildings at the southeast corner of the famed intersection with a new eight-story building featuring 170 studio, one-, and two-bedroom apartments. 9,300 square feet of ground-floor commercial space, and parking for 284 vehicles.

View looking southwest from Sunset BoulevardTCA Architects

Project approvals included density bonus incentives which permit a larger structure than allowed by zoning rules. In exchange, 34 of the proposed apartments would be reserved as affordable housing at the very low-income and low-income levels.

TCA Architects is designing the proposed podium-type building, which would wrap the perimeter of an existing 19-story tower at the intersection of Sunset and Vine.

Aerial view looking southeastTCA Architects

The appeal of the project was lodged by SAFER, an affiliate of Laborers International Union of North America Local 270 (LIUNA), and alleged that an environmental study adopted by the Commission failed to consider potential impacts on air quality, and should be redone. A staff report recommended denial, citing a lack of evidence to back up the claims made by SAFER.

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6266 W Sunset Boulevard

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View looking northeast from Sunset BoulevardTCA Architects

View looking southwest from Sunset BoulevardTCA Architects

Aerial view looking southeastTCA Architects

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Proposed project would create 170 apartments with retail at Sunset and Vine

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Hollywood

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Affordable housing to replace vacant SFR at 1132 W. Florence Ave.

Thu, 01 May 2025 13:00:00 +0000

Affordable housing to replace vacant SFR at 1132 W. Florence Ave. Steven Sharp Thu, 05/01/2025 - 06:00

A vacant home in Vermont Knolls could be razed and redevelopment with affordable housing, per a recent application to the City of Los Angeles.

1132 W. Florence AvenueGoogle Street View

The project from Dreamwork Development LLC, slated for a property at 1132 W. Florence Avenue, calls for the construction of a six-story building featuring 29 studio, one-, and two-bedroom apartments without on-site parking.

In addition to streamlined entitlements using Executive Directive 1, the proposal relies on density bonus incentives to permit a larger structure than would have otherwise been allowed by zoning rules. The apartments are to be leased to low- and moderate-income renters, according to the application.

Malekian & Associates is designing the project, which is depicted in a rendering as a contemporary podium-type building.

1132 W. Florence AvenueGoogle Maps

The project site is located roughly one mile to the north of the intersection of Vermont and Manchester Avenues, where a larger affordable housing complex is wrapping up construction as part of a Los Angeles County-led redevelopment.

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Vermont Knolls (Urbanize LA)

Looking for affordable housing? Visit lahousing.lacity.org/aahr and housing.lacounty.gov

California's 2024 state income limits

Click here for additional affordable housing resource

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1132 W. Florence Avenue

Malekian & Associates

Dreamwork Development LLC

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1132 W. Florence AvenueMalekian & Associates

1132 W. Florence AvenueGoogle Street View

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Plans call for 29 apartments

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Vermont Knolls

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1132 W. Florence Avenue

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Here are California's affordable housing income limits for 2025

Wed, 30 Apr 2025 13:15:00 +0000

Here are California's affordable housing income limits for 2025 Steven Sharp Wed, 04/30/2025 - 06:15

Once again, the California Department of Housing and Community Development has released updated 2025 income limits and median household income figures for all of the state's 58 counties.

These figures help to determine applicant eligibility for programs which are based on the level of household income. For our audience, their most important role is determining who is eligible for new units of deed-restricted affordable housing.

Here are the 2024 numbers for Los Angeles, Orange, Riverside, San Bernardino, and Ventura Counties:

Los Angeles County income limits for 2025California Department of Housing and Community Development

Orange County income limits for 2025California Department of Housing and Community Development

Riverside County income limits for 2025California Department of Housing and Community Development

San Bernardino County income limits for 2025California Department of Housing and Community Development

Ventura County income limits for 2025California Department of Housing and Community Development

While Los Angeles County's median income went unchanged between 2023 and 2024, numbers began once again creeping upward over the past year. As of 2025, the median income for a four-person household in Los Angeles County is now $106,600 - up from $98,200 one year prior. Orange County and Ventura County, both wealthier than their neighboring jurisdictions, saw their median incomes rise to $136,600 and $131,300, respectively. Riverside and San Bernardino Counties also trended upward, with the median income for a four-person household now exceeding $100,000 in both counties.

The wealthiest counties still remain in the San Francisco Bay Area, where a median four-person household in Santa Clara County earns $195,200 - the highest figure in the state. The median four-person household in San Francisco and San Mateo Counties, the leaders from 2024, earns $186,600 - unchanged since the previous year.

Statewide, the median household income now comes in at $118,100 - up from $111,000 last year.

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California Income Limits

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View of Grand Avenue in Downtown Los Angeles from the Walt Disney Concert HallShutterstock

Ventura County income limits for 2025California Department of Housing and Community Development

San Bernardino County income limits for 2025California Department of Housing and Community Development

Riverside County income limits for 2025California Department of Housing and Community Development

Orange County income limits for 2025California Department of Housing and Community Development

Los Angeles County income limits for 2025California Department of Housing and Community Development

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Increases across the Greater Los Angeles area

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Mixed-use project pitched for 400 E. Anaheim St. in Long Beach

Wed, 30 Apr 2025 13:10:00 +0000

Mixed-use project pitched for 400 E. Anaheim St. in Long Beach Steven Sharp Wed, 04/30/2025 - 06:10

A small commercial building with parking near the A Line's Anaheim Street Station in Long Beach is slated to give way to housing, according to a proposal under consideration by city officials.

The proposed project at 400 E. Anaheim Street, which is to be reviewed by the Long Beach Planning Commission, calls for razing the existing 9,000-square-foot building to clear the way for a new seven-story, 215,000-square-foot development featuring 161 homes above 6,556 square feet of ground-floor commercial space and parking for 91 vehicles.

Plans rely on density bonus incentives to achieve the proposed building envelope. In exchange, 38 of the new homes would be set aside for moderate-income households.

400 E. Anaheim StreetGoogle Street View

Property records list the owner of the site at Project 400, LLC, which is linked to the Las Vegas-based entities Doc Ops Physician Management, LLC and TIF Management, LLC.

The site is currently being marketed as a development opportunity. "A carefully curated retail experience will include the Long Beach Grocery Coop, a hub for locally sourced produce aimed at building a healthier community. Live-work units will provide professionals an easy way to balance life and business," states a profile on LoopNet.

The project site is located a short walk east from Beacon Pointe, an affordable housing complex built directly next to Anaheim Station.

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400 E. Anaheim StreetGoogle Maps

400 E. Anaheim StreetGoogle Street View

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Plans call for 161 homes over ground-floor commercial space

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Long Beach

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400 E. Anaheim Street

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Affordable housing pitched for 3990 S. Wade St. in Mar Vista

Wed, 30 Apr 2025 13:00:00 +0000

Affordable housing pitched for 3990 S. Wade St. in Mar Vista Steven Sharp Wed, 04/30/2025 - 06:00

A single-family home just north of Washington Boulevard in Mar Vista is slated to give way to affordable housing, according to a new application to the Los Angeles Department of City Planning.

3990 S. Wade StreetGoogle Street View

The proposed project at 3990 S. Wade Street, which comes from property owner and applicant David Cohen of ELAD Investment, LLC, calls for the construction of a five-story building featuring 21 apartments without on-site parking.

Save for a manager's unit, all of the studio, one-, and two-bedroom apartments are to be rented by low- and moderate-income households.

Commun is designing 3990 Wade, which is shown in plans as a contemporary podium-type building with rooftop amenity decks.

3990 S. Wade StreetGoogle Maps

The project site sits just north of a commercial property at 12701 Washington Boulevard which has previously been approved for redevelopment with a mixed-use apartment complex.

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