Title: Design Review Process
1Design Review Process
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3DoA/SCO Powers and Duties
- GS143-341(3) Powers and Duties of Department
- a To examine and approve all plans and
specifications for the construction or
renovation of - 1. All State buildings or buildings located
on State lands except those buildings over
which a local building code inspection department
has and exercises jurisdiction and - 2. All community college buildings requiring
the estimated expenditure for
construction or repair work for which public
bidding is required under GS143-129.
(gt300,000) -
- Except does not apply for UNC system projects
lt2,000,000. - (GS116-31.11 effective until
12/31/2006)
4Contractual and Bidding Milestones
300,000
2,000,000 Permanent July 2006)
90,000
Informal Contracts
Formal Contracts
Use SCO Format
UNC System projects SCO Review/Approval
UNC given DoA responsibilities
All Bonds required (gt50,000) MB
Guidelines State forms and General
ConditionsAdvertisement in Statewide
newspaper3 bids required to open
100,000 10goal
Solicit MB
Community College Projects reviewed by SCO
Local Jurisdiction
30,000 Local
Construction Contracting Methods
Single prime -- Separate Prime -- Dual Bidding
-- Construction Manager
Request to the State Building Commission to use
other Alternative Method
2002- 2005- 2006
Award to either low bid
5DoA/SCO Powers and Duties
- GS143--31.1 Study and review of plans and
specifications for building, improvement, etc.
---projects. - It shall be the duty and responsibility of the
Director of the Budget to determine whether
buildings, repairs, renovations, additions or
improvements to physical properties for which
appropriations of State funds are made have been
designed for the specific purpose for which such
appropriations are made, that such projects have
been designed giving proper consideration to
economy in first cost, in maintenance costs, in
materials and type of construction.
Architectural features shall be selected which
give proper consideration to economy in design.
The Director of the Budget shall have prepared a
complete study and review of all plans and
specifications for such projects and bids on same
will not be received until the results of such
study and review have been incorporated in such
plans and specifications, and until economic
conditions of the construction industry are
considered by the Office of State Budget and
Management to be favorable to the letting of
construction contracts. The Director of the
Budget may, when he considers it in the best
interest of the State to do so, terminate design
contracts when it is documented that the designer
has failed to perform the conditions enumerated
in the contract./
6SCO Reviews
- Compliance with the State Construction Manual
- Contractual Issues - Budget, Design and
Construction Contracts - Statutory requirements for Public Work
- Procedural Issues - State Building Commission
- SCO Standard Forms and Documents
- SCO Guidelines for State Facilities
- Electrical, Roofing, Metal Building, Masonry,
etc - Flood Plain Permit
- Consistency of Documents and Procedures for all
State Projects.
- State Building Code Compliance
- General Construction (Other than DoI Life
Safety) - Structural
- Plumbing
- Mechanical
- Electrical NEC - National Electrical Code
- Energy
7- Other Issues
- Appropriate use of materials and methods of
construction - Ease of maintenance (50 year buildings)
- Economy of design and materials
- Clear and sufficient bid documents
- Reduce errors and omissions
- Industry Standards - UL, FM, ACI, BIA, AISC,
NRCA, etc. - Endeavor to add value and assistance to ensure
successful State State Projects for all
concerned.
- DoI - Life Safety Codes and Insurability
- State Building Code - Volumes IA, I and I-C
- Code Data Summary Sheet
- Occupancy Classification (Business, Assembly,
Residential, etc) - Building Construction Type (I, II, II, etc.)
Steel, Concrete, Wood - Fire Protection ratings (1-hr, 2-hr, NC, etc.)
- Life Safety Egress, Fire and Smoke Alarm
standards - Accessibility - Volume I-C and ADA
- State Insurance issues Sprinkler, FM 1-90
roofing
8Owner Reviews
- Programming
- Function of the spaces and systems
- Adequate space and use of that space
- Special needs and uses
- User input- Staff students
- Safety
- Budget
- Appearance
- Campus standards - materials
- Landscaping, lighting
- Infrastructure
- Traffic, Parking, Landscaping, Site
- Owner design/construction standards
- Maintenance issues and Utility standards
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15ADDITION CHANGE DELAY
Construction
Design Review Process
Compliance with Codes Statutes Regulations Proce
dures Contract Program Budget Codes Errors
Omissions Guidelines Consistency Standards
Owner
Owner
SCO
SCO
B I D S
CONTRACTOR
AGENCIES
DESIGNER
DESIGNER
CHANGE ERROR OMISSION
16 ceP
PROJECT FLOW
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PP PP PP
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Review Staff losses or reductions
Large influx of projects
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17North Carolina State Construction Manual
State of North Carolina Michael F. Easley,
Governor Department of Administration Britt Cobb,
Secretary State Construction Office Gregory
Driver, P.E., Director 301 North Wilmington
St., Suite 450 Raleigh, North Carolina
27601-2827 (919) 807-4100 Fax (919)
807-4110 Ninth Edition January 2006
18Capital Project Coordinator Training CY2006
- Asbestos and Asbestos-Containing Materials
19Asbestos Health Effects
- Asbestosis a chronic, non-cancerous scarring of
the lung tissues. - Lung cancer about 5 times more common in
asbestos workers and 50 times more common in
asbestos workers who also smoke cigarettes. - Mesothelioma a rare cancer that occurs in the
membrane linings of the lungs, chest, abdomen,
and heart.
20Asbestos uses in Construction
- Asbestos-containing materials (ACM) were (and are
still) used in building construction because of
the many desirable properties of asbestos
including - high chemical and thermal resistance,
- low electrical conductivity,
- incombustibility,
- high tensile and mechanical strength, and
- high flexibility and resistance to wear
21Asbestos uses in Construction
- Asbestos was used extensively in building
construction prior to 1980. Uses included floor
and ceiling tiles, fireproofing, roofing shingles
and felts, insulation, and fire-resistant
fabrics, to name a few. - Many construction items currently sold
(especially those from China, Canada and India)
contain asbestos do not assume your facility
does not contain asbestos.
22Common Asbestos Materials
- Floor tiles
- Wallboard
- Pipe insulation
- Spray-on fireproofing
- Many others
23Basic Asbestos PPE
- Respirators
- Coveralls
- Gloves
24AHERA Requirements for Schools (40 CFR Part 763,
Subpart E Asbestos-Containing Materials in
Schools)
- Conduct an inspection once to locate any ACM,
reinspections every three years, and periodic
surveillance every six months - Develop an Asbestos Management Plan for the
facility based on the findings - Implement an Operations and Maintenance (OM)
Plan for the facility - Designate a person to oversee implementation of
the Asbestos Management Plan and the OM Plan - Allow only personnel with appropriate
accreditations and training to conduct
asbestos-related work
25Operations and Maintenance Program
- Required by AHERA regulations for public and
private elementary and secondary schools (and/or
those portions of a larger facility that are
utilized as a public or private elementary or
secondary school ). - Recommended for other facilities that are not
subject to the AHERA regulations - See Managing Asbestos in Place, EPA document
20T-2003, July 1990, or How to Manage Asbestos in
School Buildings at www.epa.gov/region2/ahera/e23.
pdf
26Operations and Maintenance Program
- An OM program is defined as a program of work
practices to - maintain friable ACBM (asbestos-containing
building materials) in good condition, - ensure the clean up of asbestos fibers previously
released, and - prevent further release of asbestos fibers by
minimizing and controlling friable ACBM
disturbance or damage.
27Note on Floor Mastic Removal
- Due to an EPA determination letter on the subject
of floor mastic removal the NC Health Hazards
Control Unit now requires permits, fees, and use
of accredited staff to remove asbestos-containing
floor mastic via methods that sand, grind, cut or
abrade that mastic even when a solvent is used
on the mastic.
28Resources on the Web
- EPA website www.epa.gov/asbestos
- OSHA website www.osha.gov/SLTC/asbestos
- DHHS website www.ncpublichealth.com
- SCO Asbestos Abatement Guidelines and Policies
located at
www.nc-sco.com/Guidelines/Asbestos/asbestos.doc
29Owners Responsibilities
- Regulations do not require the removal of ACM
in fact the current EPA guidance is to properly
manage in place any ACM that is in good
condition. - If an area is to be renovated then have that area
tested for the presence of asbestos by a NC
accredited inspector.
30Owners Responsibilities
- If an area to be renovated does contain asbestos
then retain the services of a NC accredited
asbestos designer to be a consultant to the
project prime designer for that area. - Do not separate the asbestos abatement work from
the remainder of the project. The asbestos
abatement work should be bid along with all the
other disciplines involved in the renovation
project.
31Capital Project Coordinator Training CY2006
- Lead and Lead-Based Paint
32Lead uses in Construction
- Lead is used in roofing, cornices, tank linings,
electrical conduits, plumbing (soft solder is a
lead/tin alloy), and paint (especially on iron or
steel structures). - The highest risk of lead exposure is for workers
involved in abrasive blasting, welding or cutting
on steel structures. Plumbers, welders, and
painters are some of the most exposed workers to
lead.
33Health Effects of Lead
- Lead is a cumulative and potentially deadly
toxin, but cannot cause any damage until and
unless it enters the human body. - Lead is absorbed into the blood which then
distributes it throughout the body. Eventually
about 90 is deposited in the bones where it may
be stored for up to about 30 years. - Some signs of lead poisoning include loss of
appetite, stomach pain, sleep problems, and an
increase in blood pressure.
34Lead-based Paint
35Lead Abatement PPE
- Respirators
- Coveralls
- Gloves
36Resources on the Web
- EPA website www.epa.gov/lead
- OSHA website www.osha.gov/SLTC/lead
- DHHS website www.ncpublichealth.com
- OSHA document Lead in Construction at
www.osha.gov/Publications/osha3142.pdf - EPA Model Worker Course Residential Lead-Based
Paint Abatement manual at www.epa.gov/lead/abatewo
rker.htm
37Owners Responsibilities
- Lead paint abatement is not required by
regulation unless the facility or a portion of
the facility is targeted or child-occupied
and receives federal assistance. - If a facility is to be renovated (including
demolition) then have the relevant area(s) tested
for lead-based paint by a North Carolina
accredited inspector.
38Owners Responsibilities
- If any area to be renovated does contain
lead-based paint then use a NC accredited
designer as a consultant to the project prime
designer for that area. - If the renovation will affect an area that
contains lead-based paint then do not separate
the lead-based paint abatement work from the
remainder of the project. The lead-based paint
abatement work should be bid along with all the
other disciplines involved in the project.
39Capital Project Coordinator Training CY2006
40Indoor Mold Concerns
- Saprophytic molds can weaken building materials
over time - All types of molds have the potential to impact
human health (or at least the human comfort
level) and - Mold infestations can have a negative aesthetic
impact on an environment and on employee morale
41Mold Infestation
- What leads to a mold infestation?
- An infestation requires the presence of mold
spores and a suitable environment for growth - Mold spores require moisture (gt60 RH) nutrients
(virtually any organic matter) and suitable
temperatures (usually 60 90F) in order to grow - The availability of moisture is the key to mold
amplification in the indoor environment
42- How do you identify a mold infestation?
- Inspect for visible colonies and moldy odors
- Typically testing is not recommended
- Mold is everywhere you will find it,
- Testing can be very expensive and not very useful
(different procedures and protocols seasonal and
diurnal variations no regulatory thresholds
etc.) - Testing may be appropriate
- If personnel have uncommon fungal infections,
- In the event of pending litigation,
- To verify effectiveness of remediation, or
- Find hidden colonies
43Mold Remediation
- First Remove the Moisture
- Check the filters, drain pans, coils, and
operation of the heating/ventilation/air
conditioning system - Inspect for leaks in roof, piping, windows, etc.
(EPA study on building leaks - 85 in past, 45
current) or intrusion (storm water runoff,
groundwater, vapors) - Look for indoor sources of moisture such as
appliances or combustion sources that are not
vented outside and condensation on cold surfaces - If the excess moisture can be removed within 24
48 hours then mold growth will typically not occur
44Mold Problems in the Making
- Leaking steam pipe behind wall provides moisture
for future mold growth - Poor drainage of storm water may lead to future
mold growth
45Hidden Mold Problems
- Insufficient insulation on chilled water lines
leads to condensation and mold growth - Moisture trapped behind vinyl wallpaper
facilitates growth of mold colony
46Avoidable Mold
- HVAC condensate leak in the closet behind wall
- Fan coil unit with poor drainage is breeding
ground for mold
47- Second Remove the Infestation
- An infested material that has a porous surface
(e.g. wallboard, carpet) should probably be
removed from the building and discarded. It would
be very difficult to remove the mold hyphae from
within the material. - An infested material with a non-porous surface
(e.g. metal ducting) can probably be cleaned and
reused
48Clean Non-Porous Surfaces
- Mold on ductwork in a DWQ test laboratory
- Kill and remove mold
- Encapsulate surface
- Insulate surface
49- Guidelines of Mold Removal
- During remediation dust suppression and dust
masks (N-95 or better) are recommended - Disinfectants may help in remediation but are not
recommended for routine cleaning. They will kill
the mold cells but will not remove the cell
constituents (i.e. this will not alleviate
antigen reactions). Also, people sensitive to
mold will likely also be sensitive to
disinfectants. - OSHA guideline - If the infestation covers more
than 30 - 100 square feet then you may want to
bring in a consultant or contractor
50Choosing a Consultant
- Several groups offer advice on how to choose an
indoor air quality (IAQ) or a mold remediation
consultant - American Industrial Hygiene Association
www.cal-iaq.org/guide_aiha_9901.htm - EPA/AIHA
www.cal-iaq.org/guide_ak_9901.htm - NC Division of Public Health www.epi.state.nc.us/e
pi/oii/mold/consultant.html
51Relevant Regulations
- Currently there are no EPA, OSHA, or NC mold
regulations (other than the EPA and OSHA General
Duty clauses), but - H1502/S.L. 2006 - 143 (signed 7/19/2006)
Schoolchildrens Health Act. G.S. 115C-12(33)c -
Study methods for mold and mildew prevention and
mitigation and incorporate recommendations into
the public school facilities guidelines as
needed.
52A Word of Caution
- Indoor mold is very common but is not always a
problem despite all the media hype about toxic
mold - NIOSH data shows that the root cause of IAQ
complaints was more often inadequate ventilation
(52) or other contaminants (paint fumes,
cigarette smoke, etc. - 30). Microbial
contamination was found to be the root cause of
only 5 of IAQ complaints.
53- When indoor mold is a problem
- Procedure for Requesting Support for Mold Related
Problems in State Government Buildings
www.epi.state.nc.us/epi/air/pdf/MoldProcedure.pdf - Requests for support for mold problems should
come from the Safety Health Director of the
agency or facility - These requests can be made by letter, phone or
fax and should be directed to the Division of
Public Health - Upon receipt of a request for support the
requesting agency or facility will be sent a
Building Questionnaire - Upon receipt of the completed Building
Questionnaire, Division of Public Health and
State Construction Office personnel will provide
a coordinated response
54Owners Responsibilities
- Have a preventative maintenance program with
training of personnel, regular facility
inspections, and documentation of findings - Conduct regular and thorough inspections of HVAC
system(s) by trained personnel - Periodically inspect drainage of the roof and
condition of gutters ensure that storm water,
once discharged to the ground, flows away from
building foundation
55SECTION 15CAPITAL PROJECTS COORDINATOR COURSE
- Construction Administration Process
- Zack Abegunrin, P.E.
- Organization of the Construction Administration
Section - Activities and Duties of Project Monitors
- Designers Role in Construction Phase
- Final Close-out or Completion of Project
- Performance Expectations of Construction Team
- Project Changes During Construction (CHANGE
ORDERS) - Back-up Data and Forms
56CAPITAL PROJECT PROCESS
- OC-25 PREPARATION
- APPROPRIATION OF FUND
- DESIGNER SELECTION PROCESS
- DESIGN REVIEW PROCESS
- AWARD OF CONSTRUCTION CONTRACT(S)
- CONSTRUCTION ADMINISTRATION
57IMPORTANCE OF CONSTRUCTION PHASE
- Quality of completed project is highly dependent
on the workmanship and management of
construction. - Quality of construction depends on (1)
completeness and quality of contract documents
prepared by designer, (2) skilled laborers,
competent field supervisions, and (3) quality of
materials. - Majority of total project budget and schedule is
expended during construction. - 15 variation in design costs may impact the
project by only 1.5, whereas a 15 variation in
construction costs may impact the project by
13.5.
58ASSUMPTIONS FOR CONSTRUCTION PHASE
- Scope - The design plans and specifications
contain no errors and meet the owners
requirements and appropriate codes and standards. - Budget - The budget is acceptable. That is, it
is what the owner can afford and what the
contractor can build it for, with a reasonable
profit. - Schedule - The schedule is reasonable. That is,
short enough to finish when the owner needs it
and long enough for the contractor to do the work.
59Purpose
- To familiarize the CPC with SCOs procedures
during the Construction Phase. - A. Construction Administration Section
- 1. Section Chief (Assistant Director)
- 2. Project Monitors Contract Admin.
- 3. Secretaries (Admin. Assistants)
60ASSIGNMENTS COORDINATION OF PROJECTS BY PROJECT
MONITOR
- Project is transferred to Construction Admin.
Upon completion of award of construction
contract(s). - Project Monitor is assigned to project to
coordinate construction administration process
with designer. - Project Monitor is required to briefly review
contract documents (drawings, specifications,
addenda, etc.) pertain to assigned project, in
order to familiarize with the project. - Designer will coordinate scheduling of
Pre-Construction Conference with Project Monitor
and others after execution of contract(s). - Project Monitor will attend pre-construction to
represent SCO and advise all parties of
procedures on State projects during construction.
Agenda for pre-construction is available for
Project Monitors use.
61ORGANIZATION OF CONSTRUCTION ADMINISTRATION
SECTION
- Assistant Director, Construction Admin. - Zack
Abegunrin, P. E. - Project Monitors
- Fred Brooks
- Tom Roberts
- Jerry Rogers
- Phil DuBose
- Todd Manning
- Doug Edwards
- Jim McDaniel, P. E.
- Kenny Hunt
- Ed Ellis
- Construction Contracts
- Eddy Patterson, P.E.
- Administrative Assistants
- Carol Erceg
- Chenelle Miller
62GEOGRAPHICAL COVERAGE OF PROJECT MONITORS
63ACTIVITIES AND DUTIES OF PROJECT MONITORS
- Who are they?
- Representatives of the State that act for the
people of North Carolina thru the Dept. of
Administration in carrying out the statutory
duties for approving construction of capital
improvement projects. They are professionals
with vast knowledge and experience in
construction. - What do they do?
- Monitor the activities of both the designers and
contractors to assure the construction complies
with the contract. Attend monthly construction
meetings, observe progress of construction,
coordinate and participate in final inspections
to provide basis for approval of projects.
64ACTIVITIES DUTIES OF PROJECT MONITORS CONTD.
- How do they complement the CPC?
- Provide an unbiased review of issues and
conditions dealing with the contract. Work with
designers to assure the project is coordinated
and administered in proper manner with the CPC. - What is the Project Monitors relation to the
owning agency? - Keep in prospective that the people of North
Carolina are the owners. Use the resources of
the Department of Administration to provide
coordination with the appropriate agencies of
State government. Advise the owning agency on
construction related matters.
65ACTIVITIES DUTIES OF PROJECT MONITORS CONTD.
- What is the Project Monitors relation to the
Designers? - Project Monitors have a vast background and
experience in dealing with difficult problems and
issues relating to construction. This resource
is a benefit to the designers when needed. They
help designers to assure contractors comply with
the approved drawings and specifications during
construction by inspecting work along with
designers periodically. Since the designers, by
contract, serve as owners agents, Project
Monitors become mediators in dealing with
resolutions of construction disputes of claims
between the contractors and owning agencies.
66DESIGNERS ROLE DURING CONSTRUCTION PHASE
- Conformance with contract
- By contract, the designers shall provide direct
observation as needed to provide certification
that the construction complies with the contract
documents. The inspections are to be by or under
the direct supervision of a registered
professional with expertise in the phase of
construction in progress. The inspections shall
be on a frequency as stated by the design
agreement and certification shall be as required
by the General Statutes. - Adherence to construction schedule
- Provide assistant and incentive for contractors
to develop and maintain realistic schedule to
complete project within contract time. Approve
realistic time extensions on contracts as needed
with concurrence of CPC and SCO.
67DESIGNERS ROLE DURING CONSTRUCTION PHASE CONTD.
- Review of changes in the project
- Assure the changes to the contract are needed,
correct and cost effective. Work with owning
agencies to assure the changes are justifiable.
Contract time extensions requested by contractors
are studies for fairness to all parties. Change
Orders are prepared in the proper form (OC-24) in
the Construction Manual. Review cost breakdown
for justification, fairness, contract terms and
conditions, and accuracy. Work with the both the
owners and contractors to assure equable
treatments. Obtain signatures on change orders
and distribute after final approval by SCO. It
may be necessary for designers to issue Field
Orders to contractors in order not to cause
delays in progress of projects.
68MONTHLY CONSTRUCTION MEETING
- Regular monthly construction meeting at project
site is established at the pre-construction
conference. - Designer is responsible for conducting monthly
construction meetings. - All parties involved in the construction are
required to attend the monthly construction
meeting. - Purpose of the meeting is to effect coordination,
cooperation and assistance in maintaining
progress of the project on schedule in order to
complete the project with the contract time. - Designer is responsible for preparing minutes of
the meeting for distribution. - Project Monitor must ensure that the designer
provide written copies of monthly construction
progress reports as required by design agreement.
69SUGGESTED ITEMS TO BE COVERED AT MONTHLY MEETING
- Review previous minutes of the meeting and
resolve any corrections. - Work performed in the last 30 days by
contractor(s). - Work to be performed in the next 30 days by
contractor(s). - Review Schedule Compliance.
- Review Request for Information (RFI)
- Review Request for Proposal (RFP).
- Review pending and anticipated Change Orders.
- Review status of Shop Drawings.
- Request percentage of actual work completed by
Contractor(s). - Discuss Construction/Coordination Issues.
- Comments from Owner, SCO Rep., Contractor (s),
and Designers.
70- Field Order/Change Orders
- a. Request cost of making change
- b. Prepare change order
- c. Verify cost proposal as fair and accurate
- d. Recommend or deny
- e. Obtain signatures and distribute COs
- Inspections
- a. Periodic
- b. Above-ceiling
- c. Pre-final
- d. Final
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75- Project Close-out
- a. Record drawings
- b. Final report
- c. Certificates
- d. Lien waivers
- e. Approval of final payment
- Points to Consider in Evaluation
- 1. Past experience on State projects
- a. What is satisfactory?
- b. Should the designer be familiar with
procedures now?
76- 2. Performance on current project
- a. Designers attitude
- 1. Toward Owner
- 2. Toward Contractors
- 3. About his fee
- 4. About design errors and omission
- 3. General Performance for Designer
- a. Adequacy of plans and specifications
- b. Checking and evaluation of change orders
- c. Effort in resolving disputes
- d. Thoroughness and frequency of inspections
- e. Timeless of response to contractors inquires
- f. Timeless of shop-drawing review
- g. Timeless of report submittals
- h. Timeless of processing pay requests
77- Performance Expectations of Contractor
- 1. Prompt development of schedule with approvals
from other prime contractors to designer. - 2. Prompt submittal of subcontractor and
material suppliers list to designer. - 3. Properly man project to keep work on
schedule. - 4. Provide the supervision and quality control
methods needed to assure quality construction on
the project. - 5. Maintenance of construction schedule to keep
project on approved schedule. - 6. Work with designer on problem solutions and
limit construction changes. - 7. Coordinate construction activities with other
primes to limit construction claims. - 8. Provide adequate personnel to complete
project and finish for closing of project.
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80- APPENDIX E
- MBE DOCUMENTATION FOR CONTRACT PAYMENTS
- Prime Contractor/Architect ______________________
___________________________________ - Address Phone _________________________________
________________________________ - Project Name ____________________________________
________________________________ - Pay Application _________________ Period
__________________________ - The following is a list of payments made to
Minority Business Enterprises on this project for
the above-mentioned period. - INDICATE AMOUNT TO OWNER USE
- MBE FIRM NAME TYPE OF MBE BE PAID
ONLY - __________________________________________________
______________________________ - __________________________________________________
______________________________ - __________________________________________________
______________________________
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