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Conn, Angelina V
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RECEIVED
From: Annemarie R Varga [AVarga@binghammchale.com]
Sent: Wednesday, December 06, 20064:02 PM
To: Conn, Angelina V
Cc: Holmes, Christine B; Griffin, Matt L
Subject: FW: Carmel project
Attachments: 06, 12,06,Carmel Shropshire Parking Letter Final.pdf
DEe - 5
Hi, Angie. I'm attaching a parking study that Sunrise Senior Living commissioned for their upcoming BZA
hearing. It provides some national data relative to parking needs for assisted living and independent senior living
facilities. This is in addition to the information we provided earlier (e-mailed to Christine and Matt) specific to
Sunrise's facilities. Please take a look and let me know if staff will need further information. We're hoping that
this will provide you the facts you need to support the suggested parking ratio. As you are aware, the Carmel
Ordinance does not provide a parking ratio for this type of use, and we feel the nursing home requirement is
much higher than necessary and hard to apply since the "per bed" requirement doesn't equate to per unit or per
bedroom very well. If there's anything further our traffic consultant can supply, please let us know so we can get
it in the packet by Friday.
Thanks, and I look forward to your comments.
Annemarie R. Varga, AICP
Senior Land Planner
Bingham @ McHale LLP
2700 Market Tower
10 West Market St.
Indianapolis, IN 46204
Ph: 317.686.5228
Fax: 317.236.9907
Email: avarga@binghammchale.com
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12/6/2006
($hropshire I Assoaates LLC
I-'HONE
609 714 O~OO
[("Jff" Fli:ii:;"~'I:I;~j 662 MAIN STReET. SUITt:: B
r'b;~.(' ~ Air t-nJ.<.idr.WWi L U M [3 CRT 0 N. N J 08048
FAX
609 714
b~!:~H.'Jll CII.1;I\ah (c<ll5.uhir:q
1(,1mr:-c:tathn PLp):l:nf.i DAVID R SHROPSHIRE, ~t. pp
V",kine1 \i "'.he; A AND R E W F" H A N Il ^, P E, eM E
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Trait.. Signal Oe,ign
December 6, 2006
Mr. Tim Hedges
Sunrise Development Inc.
220 West Huron, Suite 500
Chicago,lL 60610
Re: Parking Data
Sunrise - Cannel, IN
SA Project No. 6220
(via timhedgeS@sunriseseniorliving.comj
Dear Tim:
In response to your request we are providing the following parking information for your
use. It is our understanding that you are interested in a Sunrise senior care facility that will
include both 78 assisted living units and 62 independent living units. We are attaching parking
data from Parking Generation (:f'1 Edition) that is published by The Institute of Transportation
Engineers (ITE).
ITE Land Use; 253 Congregate Care Facility "are independent living developments that
provide centralized amenities such as dining, housekeeping, transportation and organized
social/recreational activities. Limited medical services (such as nursing and dental) mayor may
not be provided. The resident may contract additional medical services or personal assistance."
ITE has one study site for this land use and determined a parking supply ratio of 0.5 spaces per
dwelling unit with a peak parking demand ratio of 004 1 vehicles per dwelling unit.
ITE Land Use 254: "Assisted Living complexes are residential settings that provide
either routine protective oversight or assistance with activities necessary for independent living
to mentally or physically limited people. These complexes commonly have separate living
quarters for residents and services include dining, housekeeping, social and physical activities,
medication administration and transportation. Alzheimer's and ALS care are commonly offered
by these facilities, though the living quarters for these patients may be located separately from
the other residents. Assisted care commonly bridges the gap between independent living and
nursing homes. In some areas of the country, assisted living residences may be called personal
care, residential care, or domiciliary care, Staff may be available at an assisted care facility 24
hours a day, but skilled medical care, which is limited in nature, is not required." ITE has 13
study sites for weekdays with an average peak period parking demand ratio of 0.33 vehicles per
dwelling unit and an 85111 percentile of 0.36 vehicles per dwelling unit. Out of 11 study sites on
Saturday, ITE indicates an average peak period parking demand of 0.24 vehicles per dwelling
unit and an 85111 percentile of 0.30 vehicles per dwelling unit.
ITE land Use 265: Continuing Care Retirement Community (CCRe) are "land uses
that prOVide multiple elements of senior adult living. CCRCs combine aspects of independent
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@ Mr. Tim Hedges
SIA Page2of2
December 6, 2006
living with increased care, as lifestyle needs change with time. Housing options may include
various combinations of senior adult (detached), senior adult (attached), congregate care,
assisted living and skilled nursing care-aimed at allowing the resident to live in one community
as their medical needs change. The communities may also contain special services such as
medical, dining, recreational and some limited, supporting retail facilities. CCRCs are usually
self-contained villages." ITE has 3 study sites: the 178 unit site had a peak parking demand
ratio of 0.49 per dwelling unit, the 247 unit site had a peak parking demand ratio of 0.83 parked
vehicles per dwelling unit and the 42 unit site had a peak parking demand ratio of 1.0 parked
vehicles per dwelling unit.
We have also included a study by Robert M. Eschbacher, P.E. presented to the 2002
ITE Annual Meeting entitled Trip Generation and Parking Demand Characteristics of Assisted
Uving Faci#ties. The results of his research conclude "the peak parking demand generally
occurs in the mid-day period on a weekday, with a rate of 0.34 parked vehicles per room."
In addition, a parking study was performed at a 72-unit Sunrise assisted living facility in
Woodbury, New Jersey. The peak parking demand occurred during a typical weekday between
2:45 PM and 3:15 PM which coincides with a staff shift change. The surveyed peak parking
demand ratio was 0.49 parked vehicles per unit.
It is our opinion that a parking demand ratio of 0.5 spaces per assisted liVing unit and a
1.0 space per independent living unit is appropriate for this application. These ratios would
provide a total parking demand of 101 parking spaces that will be more than supplied by the
proposed 109 parking spaces.
We have attached the associated data sheets for your information. If you have any
questions regarding this information, please call us.
Sincerely,
Shropshire Associates LLC
~~
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David R. Shropshire, P.E., P.P.
l1IO'cas
Attachments
William Olsen
Senior Project Consultant
land Use: 254
Assisted living
Land Use Description
Assisted living complexes are residential settings that provide either routine general protective oversight
or assistance with activities necessary for independent living to mentally or physically limited people.
These complexes commonly have separate living quarters for residents and services Include dining,
housekeeping, social and physical activities, medication administration and transportation. Alzheimer's
and ALS care are commonly offered by these facilities. though the living quarters for these patients may
be located separately from the other residents. Assisted care commonly brfdges the gap between
independent living and nursing homes. In some areas of the country, assisted living residences may be
called personal care. residential care, or domiciliary care. Staff may be available at an assisted care
facility 24 hours a day, but skilled medical care, which Is limited in nature, is not required. Continuing care
retirement community (Land Use 255) and nursing home (Land Use 620) are related lISes.
Database Description
The database consisted of an suburban sites with the exception of one urban site. Parking demand at the
urban site was similar to that of the suburban sites and therefore the data were combined and analyzed
together.
· Average parking supply ratio: 0.5 spaces per dwelling unit (six study sites).
The majority of the data were based on the independent variable dwelling units, although some
information regarding bedrooms was available. For the sites surveyed, the number of dwelling units was
the same as the number of bedrooms and therefore the parkIng demand results were the same.
The fullowlng table presents ~ time-of-day distribution of parking demand for the suburban study sites.
-.
~ - 0 - 0 - 0
5:00 a.m. - . 0 - 0 - 0
6:00 a.m. - 0 - 0 - 0
1:00 a.m. 59 5 - 0 - 0
8:00 B.m. 11 1 - 0 - 0
9:00 a.m. 15 6 100 2 - 0
10:00 B.m. 84 3 19 4 - 0
11:00 a.m. 100 9 100 8 100 5
12:00 p.m. 100 10 100 7 100 5
1:00 P.m. 100 9 100 6 100 8
2:00 p.m. 65 1 100 5 100 5
3:00 p.m. 80 6 84 5 79 5
4:00 p.m. 74 7 100 5 100 6
5:00 p.m. 65 1 74 5 12 8
6:00 p.m. 54 6 61 5 56 5
1:00 p.m. - 0 - 0 - 0
8:00 p.m. - 0 - 0 - 0
9:00 p.m. - 0 - 0 - 0
. Subset of database
Instltute or ~ Englneera
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~ GooeniIbP. 3rd Edition
62
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Land Use: 254
Assisted Living
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Future parking surveys should Include the buildIng area, number of dwellIng unIts, occupied
dwelling units, bedrooms and employees.
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Study SltesNears
Park Ridge,IL (1988); Arlington County, VA (1989); Petaluma. CA (1998); San Rafael. CA (1998);
Fanwood, NJ (2001); Mountainside, NJ (2001); Westfield. NJ (2001); East Northport, NY (2002); Glen
Cove, NY (2002); Huntington, NY (2002); Plainvlew, NY (2002); Westbury, NY (2002)
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Land Use: 254
Assisted Living
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Average Peak Period Parking Demand vs: Dwelling Units
On a: Weekday
Peak Period 11 :00 a.m.-2:oo D.m.
Number of Studv Sites 13
Averaae Size of Studv Sites 100 dwelling-units
Averaoe Peak Period Parklno Demand 0.33 vehicles oer dweDino unit
Standard Deviation 0.06
Coefficient of Variation 17%
Ranoe 0.22~.42 vehicles oer dwallina unit
85th Percentile 0.36 vehicles oer dwellina unit
33rd Percentile 0.33 vehicles Der dwellino unit
Weekday Peak Period
Parking Demand
U) 80
~ 70
:c 60
~ 50
"a 40
CD
i: 30
:. 20
II 10
Q. 0
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50
100
150
200
250
x = Dwelling Units
· Actual Data Points
- Fitted Curve
- - - - Average Rate
.,8titute of TnDllIportstion ~ ""-
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Land Use: 254
Assisted Living
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Average Peak Period Parking Demand vs: Dwelling Units
On a: Saturday
Peak Period 9:00-10:00 a.m.; 11:00 a.m.-3:oo p.m.:
4:00-5:00 D.m.
Number of Studv Sites 11
Averaoe Size of Study Sites 95 dwel6ng units
Averaae Peak Period Partdna Demand 0.24 vehicles oar dwelllna unit
Standard Deviation 0.06
Coefficient of Variation 26%
Range 0.1 ~.33 vehicles oar dwelling unit
85th Percentile 0.30 vehicles oar dwellino unit
33rd Percentile 0.23 vehicles oar dwelling unit
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Saturday Peak Period
Parking Demand
en 40
CD
.g 30
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"a 20
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ca 10
a.
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a. 0
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P = 0.30x- 5
= 0.82
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50
100
150
x = Dwelling Units
· Actual Data Points
- - - - Average Rate
- Fitted Curve
InsIitutv of 1l'8nspDrtatIon Englneers ~
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65
Land Use: 254
Assisted Living
Average Peak PerIod ParkIng Demand vs: DweUlng Units
On a: Sunday
Peak Period 11:00 a.m.-3:00 D."m.; 4:00-5:00 D.m.
Number of StUdy Sites 8
Averaae Size of StudY-Sites 95 dwellina units
Averaae Peak Period Parkina Demand 0.28 vehicles oar dwe/lina unit
Slandard Deviation 0.05
Coefficient of Variation 17%
Ranoe 0.21-Q.34 vehicles oar dwellina unit
85th Percentile 0.34 vehicles lier dwellina unit
33rd Percentile 0.26 vehicles oar dwelllna unit
Sunday Peak Period
Parking Demand
fI) 50
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U 40 1--.
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CI) 20 -
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Q. 10
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p = O.35x- 6
R2 = 0.85
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50
100
150
x = Dwelling Units
· Actual Data Points
- Fitted Curve
- - - - Average Rate
InatIlute of Tl1IIlSpClrtaUon Engineers ,
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PaJ1<ing Genembn, 3Id Edition
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Land Use: 253
Congregate Care Facility
If
Land Use Description
CQngregate care facilities are independent living developments that provide centralized amenities such
as dining, housekeeping, transportation and organized social/recreational activities. Umited medical
services (such as nursing and dental) mayor may not be provided. The resident may contract additional
medical services or personal assistance. Senior adult houslng-attached (Land Use 252) and continuing
care retirement community (land Use 255) are related uses.
Database Description
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The database consisted of one study site.
. The study site had 204 dwelling units.
. Parking supply ratio: 0.5 spaces per dwelling unit.
. Peak parking demand ratio: 0.41 vehicles per dwelling unit.
Six hours of parking demand data were submitted between 7:00 and 1 ~oo a.m. and 4:00 and 7:00 p.m.
Within that time period. the observed peak hour was between 9:00 and 10:00 a.m.
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Portland, OR (2000)
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I'aIId1rJ GenetdIn. 3rd Edition
Land Use: 255
Continuing Care Retirement Community (CCRC)
land Use Description
Continuing care retirement communities (CeRC) are land uses that provide multiple elements of senior
adult living. CCRCs combine aspects of independent living with increased care; as lifestyle needs change
with time. Housing OPtions may include various combinations of senior adult (detached), senior adult
(attached), congregate care, assisted living and skilled nursing care-aimed at allowing the resident to
live in one community as their medical needs change. The communities may also contain special
services such as medical, dining, recreational and some limited, SUpporting retail facilities. CeRCs are
usuafly self-contained villages. Senior adult housing-attached (Land Use 252), congregate care facllily
(land Use 253), assisted living (Land Use 254) and nursing home (land Use 620) are related uses.
Database Description
The database consisted of three study sites. Two study sites provided data for a Weekday and one study
site Provided data for a Sunday.
One site with 178 dweUing units had a peak parking demand ratio of 0.49 vehicles per dwelling unit
between 5:00 and 6:00 p.m. on a Friday.
The site with 247 dwefllng units had a par1c:ing supply ratio of 1.3 spaces per dwelling unlllt had a Friday
peak parldng demand of 0.83 par1c:ed vehicles per dwelfing unit. Data from thIs site included continuous
par1c:lng demand data collected between 9;00 a.m. and 6:00 p.m. The observed peak hour was between
11;00 a.m. and 12:00 p.m. The following table presents the t1me-of-day distribution of parking demand.
Institute ofTl8/ISpOI1ation ~rs ~
97
97
100
90
92
92
90
92
97
o
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o
o
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1
1
1
1
1
1
1
1
1
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Padring GeneraIOI. 3nl EdiIIon
Land Use: 255
Continuing Care Retirement Community (CCRC)
The third site surveyed on a Sunday had 42 dweDlng units. No information was provided on parking
supply. The peak part<ing demand ratio was 1.0 par1c;ed vehicle per dweUing unit based on a single hourly
count taken between 1:00 and 2:00 p.m.
Study Sites/Years
Northbrook, IL (1983); Santa Barbara. CA (1997)
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Jnstilute of 1I'ansportallon EngI~ ~
PaIIcifv GeneratiIIrr. 3nI Ecfition
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TABLE 18
PEAKPARKlNG DEMAND
(parked vehicles pa'room)
OVERALL SUMMARY
EJ WEEKDAY SATURDAY SUNDAY
AM MID- PM MID- PM MID- PM
DAY DAY DAY
East Northporl .29 .34 .22 .28 .22 .34 .22
Glen Cove .32 .39 .33 .24 .14 .25 .21
Huntington .28 .34 .26 .20 .18 .29 .20
Plalnvicw .18 .30 .35 .32 .33 .34 .34
Westbury .19 .33 .26 .26 .23 .23 .27
.34 .18 .26 .22 II .29 .2S
CONCLUSIONS
Based upon the results of this research the following conclusions were developed.
1. The peak hours of site-generated traffic occur in the late afternoon on a weekday, with a
rate of 0.33 trips per room
2. The peak parking demand generally occurs in the mid-day period on a weekday, with a rate
of 0.34 parked vehicles per room.
Author's Information:
Robert M. Eschbacher, P.E.
President
Eschbacher Engineering, P.e.
532 Broad Hollow Road
Melville, New York 11747
Phone: (631) 249-8822, Fax: (631) 249-4925
E-Mail: eschbacherl@eschbacher.com
ITE Membership Grade: Member
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Page 10f3
Conn, Angelina V
Annemarie R Varga [AVarga@binghammchale.com]
Friday, October 27,2006 1 :14 PM
Holmes, Christine B
Hollibaugh, Mike P; Griffin, Matt L; Conn, Angelina V; Brewer, Scott I; Ryg, Karyn; Foley,
Amanda J; Mary E Solada
Subject: RE: Sunrise - related parking breakdowns
Attachments: 06.10.27.Parking Chart for IL and AL Communities.xls
From:
Sent:
To:
Cc:
Christine,
Attached is a parking chart showing many of Sunrise's communities across the Country. While Sunrise has far
more assisted living facilities, they've also included a list of sites with both assisted and independent living, which
is the combination proposed for Carmel. For reference, the proposed parking ratio for the Carmel site is 0.78
spaces per unit. Sunrise assures me that their parking counts are typically greater than what national studies
show is actually needed. They never want to find themselves in a situation where a family member comes to visit
and can't find a parking space.
Let me know if you have any questions and whether we can move forward with a November TAC meeting.
Thanks, and have a great weekend!
Annemarie R. Varga, AICP
Bingham McHale
2700 Market Tower
10 West Market Street
Indianapolis, IN 46204-4900
317.686.5228 (phone)
317.236.9907 (fax)
avarga@binghammchale.com
-----Original Message-----
From: Holmes, Christine B [mailto:cholmes@carmel.in.gov]
Sent: Wednesday, October 25, 2006 8:43 AM
To: Annemarie R Varga
Cc: Hollibaugh, Mike P; Griffin, Matt L; Conn, Angelina V; Brewer, Scott I; Ryg, Karyn; Foley, Amanda J;
Mary E Solada
SUbject: RE:
Annemarie,
If you could forward the research Sunrise has done on their parking needs, that would be very helpful.
Thanks,
Christine
Christine Barton-Holmes
Planning Administrator
Carmel City Hall
One Civic Square
Carmel, IN 46032
(317) 571-2425
-----Original Message-----
From: Annemarie R Varga [mailto:AVarga@binghammchale.com]
Sent: Wednesday, October 25,20068:41 AM
11/27/2006
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-StrNluSE SENIOR LIVING
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# At Units # Spaces Spaces/Unit
Sunrise Location
Napervile
IBloomine;did~-"I--~"-
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77
82 46
33
43
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62 31
k
82
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I Glen Ellyn
85
Palos Park
85
Crystal Lake
58
Gurnee
60
-........--.--...
S,cha
82
--.........-
Lincoln Park
60
Wilmette
28
Barrington
.. ......-.... ---.--..
Hildtlandi Parle
.~~:e:rages
45
75
959
49
37
43
28
30
46
0.55
0.43
0.56
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050
0.60
0.44
051
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0.48
0.50
0.56
20 0.33
....-.._..~
10 0.36
25
33
474
056
0.44
0.49
P~!kin~~ees...~t S~se Co~!JDities..
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# of Units
Sunrise Location
-~
Parlring
# .l\L Units # lL Units Total Units # Spaces Sp.aceslUnit
Abine;totl,. Pe:rmsvlvania
79
60
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85 70 155
Seal Bea-ch, Ca!lifo:rma
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Seve:rna Park, Maryland
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77 60 137
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CresskiIl, New Jersey
..._~._-- "-~.-...
81 77
Plana, T e.x:as
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76 80
S.a1t Lake City, Utah
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en, Arizona I
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75
77
67
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59
139
no 039
95 0.61
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121 0.88
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105 0.66
158
156
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130 0.83
134
83
0.62
144
1023
102
746
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0.71
0.73