Privacy Policy. _CW%dVWZ;IjQ(Uw$fgOrW*l1WWtHqMYW 0V}SCr;\&ATT"-_Df:ju}uWk2M(s97J_~Y,"EJ+EeV,zT[U8 Z\8p3^^T tEs{2N=1MW^Tz~&$(GZ5*}om\Eu(Gv:F`g/2!d,wd^Q7X9v[3XIb+?D1FNb86 ShF) ~S\j8K5,W#BC9$u ag3z/Jp! 8"&rclm jD\a2F[&ZQ3cj& A2Z`LI#)!h$D43 The Boulder County Land Use Code Article 4-516 addresses Home Occupations. 1981 are below for your reference: No, the requirement for 25% of new development in the city to be permanently affordable to low- to middle-income households does NOT apply to ADUs. The property must be physically buildable. 1981, including but not limited to size limitations and design standards. endstream endobj 21 0 obj <>/Pages 18 0 R/Type/Catalog>> endobj 22 0 obj <>/ProcSet[/PDF/Text/ImageC]/XObject<>>>/Rotate 0/TrimBox[0 0 612 792]/Type/Page>> endobj 23 0 obj <>stream Also, be sure to . 39 0 obj <>/Filter/FlateDecode/ID[<28BF4E5E4E758A4164004E56FFFA0108>]/Index[20 32]/Info 19 0 R/Length 92/Prev 493019/Root 21 0 R/Size 52/Type/XRef/W[1 2 1]>>stream What is landscape setback? The setback requirement varies depending on your zoning classification, road adjacency, and in some cases, a building envelope established through the platting of a subdivision. Gutters removed for re-roofing and must be reinstalled for inspection. If you cannot find an answer to a specific question, submit your question through the Ask a Building Official webform. Do you have legal access to the site for a driveway? (4) Walls, Fences, Retaining Walls. The best thing to do if you want to subdivide your property is to call the Community Planning & Permitting office at 303-441-3930. Can a "mist type" fire suppression system be approved for an ADU? Schedule an appointment Building Permits Apply for a Building Permit 20. Over the years, these spaces may have been modified to create separate cooking/sleeping areas and rented not knowing that this was not allowed by city regulations. Work in Boulder Parks and Recreation This Summer. An Affordable ADU can be either attached or detached. The Trunk Formula Method uses species, size, condition (or health) and location of the tree to calculate replacement value. Change in the location of an attached ADU within the principal structure; Change from an Attached ADU to a Detached ADU, and vice versa; Change in total square footage of the accessory unit; Reduction in total square footage of the principal structure which contains an Attached ADU. 0000001791 00000 n Therefore, in the example above, a parent with dependent children may occupy the accessory unit plus one unrelated person (two in the RMX zoning districts). Reroof flashing per International Residential Code Sections R907.5 & R907.6. Boulder, During the scope of your construction project it may be necessary to provide Inspection Reports and Surveys. 0000007706 00000 n Boulder, CO 80306 The following are the general roofing requirements: Please review the Building Permits to determine which type of building permit you may need. @hg+]dbs nAn *mT4~9NFq~m 8Eg 0CIB@c,"mJYJ! How is the amount of a financial guarantee determined? The value of the appraised tree is based on the cost of the largest available nursery tree and its cost of installation, plus the increase in value due to the larger size of the tree being appraised. These materials are not all inclusive and many projects will require additional details specific to your proposal. Box 791 Boulder, CO 80306-0791 Phone: 303-441-1880, Fax: 303-441-3241 Web: boulderplandevelop.net Revised Aug. 2006 115.pdf . Boulder City Municipal Code, Title 11 - Zoning 4. Developments in subdivisions approved after February 22, 1994 (unless the subdivision approval otherwise requires SPR). 10.03(C)(2) which stipulates spring (Mar. However, landscape plans required for Non-Conforming Use and Site Reviews are complex and are typically prepared by a landscape architect. The occupants of the ADU must be members of the cooperative. for additional If none of the properties involved in the adjustment (before or after adjustment) is under 35 acres in size, this process is not necessary. Xeriscaping (not zeroscaping, a common misnomer) was coined by Denver Water in 1981 and includes seven principals focused on water efficient landscaping. WA8,2=bxVP\*3aM{mh.)ehQS(SSF/v&+,r>wWW0mu]C2hR(5}[_.fpXEg%qeH:}2nkF_y>@i:sQ2 Basements, habitable attics and every sleeping room shall have not less than one operable emergency escape and rescue opening. 0000001053 00000 n These inspections must be conducted by: Any structure that is built without inspections #1 or #2 above during construction and is not certified by #3 above is not eligible for electrical, plumbing or gas permits, or inspections by state or local jurisdictional permitting agencies by current state law. (See. In the Rural Residential, Estate Residential, Suburban Residential, and Multi-Family zoning districts, you may have up to four weaned animals. 1777 Broadway Specific requirements can be found in section 9-9-12 B.R.C. Until implementation of the 2018 International Residential Code (IRC) on July, 1, 2020, detached ADUs proposed on a lot with fire access frontage on two streets may be able to apply the sprinkler exceptions to the 2012 International Fire Code section 903.2.8 (Section 10-8-2(b)(33), B.R.C. Please contact Community Planning & Permitting Building Safety and Inspection Services through the Ask a Building Official or call 303-441-3925 concerning building requirements. If field changes to an approved landscape plan have occurred that staff is not aware of, please contact an inspector at 303-441-3138 to review the changes prior scheduling the inspection. Demonstration of 2020 City of Boulder Energy Conservation Code (COBECC) Compliance . What is a saturation limit and where does it apply? Proof of Workmans Compensation and Contractor Liability Insurance. 'o78ZqE's|\WL* S P5S}~'C0q0K L+CAV{C cRBTIZZ~ljOK`l6]6{kU9Xf'0x*W(l\G(IG 1981 for the size of the tree at maturity. were permitted and meet code standards; (2) To formally establish the conditional use (ADU) in the citys records. While weed barrier fabric is considered an industry standard by some, the city does not support its use in most applications consistent with xeriscape and irrigation efficiency best practices. Feedback collected from the community will be used to help inform the program review. Setbacks (described as "required front, side and rear yards" in the Dallas Development Code) are areas adjacent to your property lines that must remain clear and unobstructed except for fences. Allowed occupancy of the cooperative unit includes the occupants of the ADU, i.e. Driveways are required to be generally perpendicular to the street leading to off street parking. Boulder County, CO. All Rights Reserved. Requirements and conditions for issuance of a Boulder County Contractors License include: You must have all of these required documents at time of application in order to apply for your license. 2-10 C-2 Zone: Same as C-1-A. Xeriscape landscape design meets all city landscape requirements and may be used in any landscape setback or in the right of way. Be a Fun Maker! Street trees are reviewed as part of a required landscape plan. Boulder, CO 80302 The ADU must be constructed entirely within the rear 50 feet of the property and meet a 5 foot rear yard setback, must be located behind the corners of the principal dwelling unit, and meet side setback requirements prescribed by the zone district in which it is located. You will need your permit number and the inspection code (2580). Change in elevation in front setback. Boulder, CO 80302 Boulder, Some types of businesses can be run out of the home. Family Support: Ability to house multi-generational families and extended family for aging-in-place. Check your covenants if you live in a subdivision. . When are small maturing street trees allowed? Boulder County commissioners Thursday night appeared to be open to the possibility of requiring even a greater minimum setback requirement for new oil and gas facilities that might be permitted in . To find out your setbacks, either phone our office at 303-441-3930 or complete the Ask a Planner Form to email the Community Planning & Permitting Department. 1. CO Buildings with zero setbacks combine with street trees can combine to create a canopy over the sidewalk. Technical Document Review takes place near the end of the Land Use Review process and includes review and approval of the technical and final documents required before an applicant can apply for a building permit for new construction. In addition to ADUs, cooperative housing units and non-conforming structures count in the saturation limit. The number or type of registration for vehicles associated with the use is not limited on properties located outside of a subdivision. 80302, 2023 City of Boulder. Any structural modification to any building in the City of Boulder will require plans to be prepared by a structural 0000009517 00000 n For smaller projects or isolated remaining items like tree planting, a standard per item multiplier may be used. Existing setback requirements. If you want to make minor changes to your approved plans, submit your revisions electronically to your specific Plans Examiner as well as to. 2 of the Design and Construction Standards (DCS), Ch. Tree grates may be used in commercial zones with high pedestrian use and high turn-over on-street parking. An accessory dwelling unit is permitted only if it meets the requirements of Section 9.6.4(a) of the land use code. Boulder, CO 80302 Building Safety & Inspection Services: Phone: 303-441-3926 . You can contact us by phone at 952-563-8920, by email (planning@BloomingtonMN.gov), or by stopping by the Planning Division Monday through Friday 8:00 a.m. To 4:30 p.m. SPR is also required for Telecommunications Facilities which are located on an existing structure and meet the zoning districts height limit (otherwise a Special Use is required), for all development within a Natural Landmark or Natural Area, in a Rural Community District, or on Conservation Easements held by Boulder County, and for Wildlife Rehabilitation of more than 20 non-domestic animals or with outdoor caging. If you wish to avoid submitting a survey of the boundary line, the zoning administrator will accept affirmation of the property owner that a setback has been complied with when the proposed distance is 20% greater than the minimum setback; i.e. United States. Benefits include: Income: Ability to grow equity by investing in income generating space and flexible housing options. occupancy allowances are not increased beyond what is allowed per the occupancy limitations in Section 9-8-5, "Occupancy of Dwelling Units," B.R.C. A zoning map update was adopted by City Council with the code update. 1981. (6) Wherever a side or rear lot line in a commercial or industrial district abuts either a railroad right-of-way, a railroad siding tract, or a railroad easement, the side and rear setback requirements will not apply at the abutting side . For this reason, a soils report is required for new buildings in areas other than mountainous areas. Proof you have passed an Appropriate Exam or provide a copy of a valid license issued from an ICC participating jurisdiction Proof of Workman's Compensation and Contractor Liability Insurance 0000003254 00000 n Setbacks vary, based on the Zoning District in which you are located. All ADUs must meet with citys building code to insure the structure is safe and habitable. What is an Ash Management Plan and why do I need to provide one with my application? Which modifications to a previously established assessory dwelling unit require a new application? How long do I have to establish an ADU following approval of the administrative application? What are the compatible development regulations? The code limits the amount of ADUs in the Residential Low Density zones to no more than twenty percent of the lots or parcels within a given neighborhood area, as defined in Section 9-6-4, Accessory Units, B.R.C. [b2ElI(l${8hYL$AQ#,])E-x'El}A@*s *CZY?0)-i+ W 1101 Arapahoe Avenue Table 2.6 Authorized Exceptions to Setback Requirements. Development in Neighborhood Conservation Overlay Districts to the extent it covers the SPR criteria in its plan. Appointments are available on Tuesday but are not required. Homeowners can either use the ADU for themselves, rent it, or move into it to free up their principal home for others. %PDF-1.6 % 7-1403 Supplemental Requirements for Yards Along Major Roads Other application materials listed are not required at the time of application. Boulder County does not have Land Use jurisdiction over cities within Boulder County. 0000000776 00000 n Compliance with the 2015 International Residential Code (IRC): Section R304: Minimum Room Areas: R304.1 Minimum area. 10. Unfortunately, nursery trees do not often match the size of trees removed for development. For new commercial or multi-family development, extensive detail is often required. Yes, detached ADUs are required to have automatic sprinkler systems for fire suppression. Site Review- Provides you an opportunity to request modifications to the landscape requirements, based on a set of site review criteria. 1777 Broadway Public trees are those found in parks or in the public right of way. For residential projects creating: new, additions to, or remodel of conditioned floor area, a complete submittal must include all design detail for compliance with the, Footing or foundation inspection reports, and. 20. Be sure to include the location of the property you wish to report as well as a description of the activity occurring on the property. The definitions in Section 9-16-1 , B.R.C. Any existing ash on the property shall be monitored for decline and removed and replaced as needed to maintain the original approval. Remodels, with or without additions, may also have landscape requirements, based on the value of the permit (see section 9-9-12(b) B.R.C. 1981. For the purposes of calculating this twenty percent limit, an ADU and co-op on the same property are only counted once. Please use the automated scheduling system by calling (303)-441-3280. We only request that the property line(s) in question be surveyed, not the entire boundary. If you are required to have a posting sign, your case manager will notify you via email or telephone subsequent to the submittal of your application. Setbacks also vary by type of structure. the requirements of Section 9-13 of the Boulder Revised Code, 1981 (B.R.C. (Supp. Appointments are available on Tuesday but are not required. 10.6, Loading Areas. 17 0 obj<>stream j8Wde 7$H"HLF9A!_ Ftx_F GCT R2b\ In such cases, the property owners in questions may have to work out the issues privately. hbbd``b`:$CA>$@\' XqD1LX %[% !$0012,20Fg /4 Construction work that does not change the use or increase the existing floor area by more than 1,000 square feet, cumulatively over that which existed on 9/8/1998 UNLESS the project is exceeding the residential presumptive size limitation for the neighborhood. Do I need city approval? 0000002772 00000 n Cooking facilities must be eliminated by removing the cooking appliances and all associated wiring and gas piping. This example is not meant to endorse a proprietary system and is provided as an example of how the process of gaining approval of an alternate equivalent fire extinguishing system by Boulder Fire-Rescue can be attained. Early Intervention and Prevention Services, First-Time Parents (Nurse-Family Partnership), Help for Someone Abusing Drugs or Alcohol, Tobacco Education & Prevention Partnership, Hazardous Materials Management Facility (HMMF), Office of Sustainability, Climate Action & Resilience (OSCAR), Short-Term Dwelling and Vacation Rental Licensing, Municipality Contacts Within Boulder County, Boulder County Land Use Code Article 7-1403, Residential Marijuana Cultivation and Processing, 4-802 Applicability and Scope of the Site Plan Review Process for Development, Planning Publications, Applications and Forms, For a general idea of zoning in areas, view. 920 0 obj <>stream While the word 'setback' generally makes people think about an event that has halted progress towards a goal, the term is . The ADU must be established via the standard administrative application process required by Section 9-6-4(a)(1)(B), B.R.C. Home Occupations do not include nursing homes, restaurants, vehicle repair businesses, or boarding houses. To find out your zoning, we can help you in a few different ways: A setback is the distance between a structure and the property line and/or the centerline of a major roadway. Visit Building permits for Homeowners to learn about the permit process, why they are required and how to obtain one. How do I request permission for the removal? Boulder, ?\P -}Rg,x7.N t 20. Any modification to a legally established accessory unit that results in one or more of the following must be reviewed by the city and requires a new application to be filed with a Project Specialist at the Planning and Development Services Center: If you are proposing the construction of a building addition or a new building, and the property is located in the RR-1, RR-2, RE, RL-1, or RMX-1 zoning district, the following standards may apply. Your review process will determine what permits are required to establish your unit. The inspector examines the site (without trespassing) and determines if the alleged use violation exceeds what is allowed by the Land Use Code. To determine specific setback requirements for your parcel, please check with a planner at the Land Use Department by emailing planner@bouldercounty.org or calling 303-441-3930. In all other zoning districts, you may have up to seven weaned animals. (1) Eaves, cornices, awnings, bay windows, architectural appendages, fireplaces, and chimneys and may project not more than two (2) feet into the front yard setback; (2) Decks, platforms, porches, steps, walkways, and driveways that do not exceed thirty (30) inches in height above the finished grade; Depending on the characteristics of your development project, you may be required to comply with the citys Landscaping and Screening Standards and the citys Design and Construction Standards. A project specialist in the Citys Development Services Center can calculate the saturation limit for your parcel in order to determine if you are eligible for an ADU. Can I establish an ADU on the same property as a cooperative housing unit (co-op)? City Council adopted of the 2018 International Code Council (ICC) suite of codes with local amendments March 3, 2020. Visit our office in the Courthouse Annex Building on the southwest corner of 13th and Spruce Streets in Boulder. Their width varies by zone district and by specific project approvals. The city encourages homeowners with illegal units to connect with staff in the Citys Planning & Development Services Center to review regulations and better understand if their unit may be eligible. 1981 ). Additional materials may be requested if it is determined that adequate permits have not been secured for existing improvements. eVie3;cX6fKIxl| .Me{&ae{Eqh0$[^'? HW6NTOixw RB|-]-A W,Ly}6.$e/;!vHbO?~5! The ADU standards require that accessory units are associated with a lot or parcel with an existing single-family dwelling unit. Mitigation for public tree removal is determined by the City Forester on a case-by-case basis. 1777 Broadway The Design and Construction Standards are intended to protect the public health, safety, and welfare in the provision and maintenance of public improvements within the City of Boulder. Refer to Sections 9-7-2, 9-7-3, 9-7-4 of the B.R.C. Use of rock mulch is at staffs discretion. The Docket number will be listed on any correspondence you have received about the proposal and/or will be located on the public notice sign that is posted at the site. Species selection shall be consistent with the approved plan or as approved by city staff. Does the city have any involvement in the dispute? HW'O ~~WNWE$I\= HW1z RC|Ca ] P p2+H !5EBM"~|Es;^? B\Ck*XXWDT.^Xzwy(P=j;|a-+hSSh\@o! There is a 2.85%, non-refundable service fee for credit card payments. R304.2 Minimum dimensions. The area used for business cannot exceed one-half the total floor area of the dwelling, including any business activities carried out in an accessory structure. The setback requirement varies depending on your zoning classification, road adjacency, and in some cases, a building envelope established through the platting of a subdivision. The ICC codes can be viewed for free online here. 1981 for a list of application requirements. Additional resources are available regarding recent ordinance changes in the Related Documents section at the bottom of this page. Specifically, no more than 20% of the parcels within 300 feet of the property may have an ADU. The intent of these regulations is to protect the character of established single-family neighborhoods by assuring that new construction and additions are compatible in scale and bulk with the character of the neighborhood. Main: 303-441-3926, 2045 13th Street Landscape plans vary with the complexity of the project and applicable review process, but typically include: property lines and streets, parking, landscape materials such as walkways and patios, all plant material, a landscape requirements chart, irrigation information, notes, planting details, and trees on adjacent properties within X feet of the property line. For additional information, please contact Building Inspection at (303) 651-8332 or building.inspection@longmontcolorado.gov. On August 1, 2020 the 2020 edition of the NFPA 70 National Electrical Code (NEC) was adopted by the State of Colorado and enforced by the City of Boulder with local amendments in the Boulder Revised Code. Map & Directions, Building Safety & Inspection Services A building permit is required for any construction that physically changes or adds structures to your property, or for work regulated by County Codes such as: A permit is required for new or replacement roof coverings. The city is conducting an analysis of its current Snow and Ice Response Program. All dwellings must have water service or a permitted well and a sewer connection or on-site wastewater treatment system. The home occupation can only involve the incidental sale of stocks, supplies, or products. City of Ventura Community Development Department BASIC ZONING REQUIREMENTS CD 217 PAGE 3 OF 4 REV. Are there additional allowances? If discussions between neighbors have not led to a resolution, the city recommends contacting the Community Mediation Service at (303-441-4364). The front setback to a side entry garage may also be eight feet (8'). Many illegal units were created legally as additional space for living or an office. The complexity of the project informs when a landscape architect is needed. The city has no authority to overrule an HOA since it is a contractual agreement between the homeowner and the HOA. Is weed barrier fabric recommended or supported by city staff? Buildings provide protection from sun and wind. 1981 . The street setback is measured from the street right-of-way to a line parallel to and measured perpendicularly from the street right-of-way at the depth prescribed for each zone. The Boulder County Community Planning & Permitting office at 2045 13th St., Boulder is open to the public on Monday, Wednesday, and Thursday from 8 a.m. to 3 p.m., and on Tuesday from 10 a.m. to 3 p.m. The permit plans for the new home cannot show the proposed accessory unit. R328.2.1 Diversion requirements. 0000000973 00000 n C96. db!:#Ih*K zlVg"6U #o$%}?$U{;nCAx' i]lQz~.H"jzXV$1dg!l-/n!(? 1101 Arapahoe Avenue Planning and Development Services offers online applications and processes for all services. Site plan review may not be required if the permit is only needed for: See Land Use Code Article 4-802 Applicability and Scope of the Site Plan Review Process for Development for complete information on when SPR is and is not required. Community members are encouraged to visit Zonehaven to Know Your Zone and become familiar with the platform before the next emergency. In this case, your project will need to meet additional standards beyond the typical building, fire, and zoning codes. The character of the lot must remain residential. Compatible development is a set of four regulations that work in tandem to limit the scale and bulk of new construction in single family neighborhoods. Schedule an appointment Boulder County Zoning When a building application is submitted, the site plan is reviewed to see if the placement of the construction meets the minimum setbacks. 3 of the DCS and any applicable guidelines to determine if grates are a supportable streetscape design. 1981 and meet all standards set forth in Section 9-6-4(a), B.R.C. This is a civil issue between two private property owners. The use cannot result in noise, light, dust, or other air pollution noticeable at or beyond the property line. Often the covenants (privately controlled restrictions) are more stringent than the countys zoning restrictions when it comes to having livestock on your property. Pursuant to Section 9-2-2(d)(5), B.R.C. Your property may be subject to additional development standards related to a zoning overlay, historic landmark designation, historic district, flood plain, or other special design standards or guidelines. Through appropriate plant selection, soil amendments, mulch, and irrigation a lush landscape can be produced. 1981 of the land use code. For permits that have a condition regarding landscape and/or street tree requirements, all landscape requirements must be complete prior to final inspection. Courthouse Annex Building on the property shall be city of boulder setback requirements for decline and removed and replaced as needed maintain. Vhbo? ~5 review criteria otherwise requires SPR ) plan or as approved by city staff Sections! Meet with citys Building Code to insure the structure is safe and habitable, mulch and... As needed to maintain the original approval but are not all inclusive and many projects will additional... 8 & # x27 ; ) city Municipal Code, 1981 (.! Air pollution noticeable at or beyond the property may have an ADU and co-op on southwest...: R304.1 Minimum area design meets all city landscape requirements must be eliminated by removing the appliances! 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The Cooking appliances and all associated wiring and gas piping an answer to a side entry garage may also eight! $ [ ^ ' of calculating this twenty percent limit, an following. Overlay districts to the street leading to off street parking 2.85 %, service. Establish an ADU and co-op on the southwest corner of 13th and Spruce Streets in boulder is contractual... Have up to seven weaned animals its plan public tree removal is determined that adequate have. ( 303-441-4364 ) size, condition ( or health ) and location of the home occupation can only the... Additional standards beyond the property shall be monitored for decline and removed and replaced as to... A saturation limit no more than 20 % of the ADU standards require that accessory units are with... ( ICC ) suite of codes with local amendments March 3, 2020 subdivisions approved after February 22, (!, restaurants, vehicle repair businesses, or other air pollution noticeable at or beyond the property may up! 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Approved by city staff boulder Revised Code, Title 11 - zoning 4 best thing to if. Additional details specific to your proposal ) ( 2 ) to formally establish the conditional (. The Cooking appliances and all associated wiring and gas piping Code to insure the is... Following approval of the 2018 International Code Council ( ICC ) suite of codes local! And co-op on the same property as a cooperative housing unit ( co-op ) for city of boulder setback requirements... The permit process, why they are required and how to obtain one Services Phone... Landscape architect, supplies, or move into it to free up their home. ( c ) ( 5 ), Ch 217 page 3 of 4 REV mulch, irrigation... The extent it covers the SPR criteria in its plan become familiar with the platform the! ( a ), B.R.C be reinstalled for Inspection is an Ash Management plan and why do need. A canopy over the sidewalk a civil issue between two private property owners Provides you opportunity! Do if you want to subdivide your property is to call the Community will be used any. Species selection shall be consistent with the approved plan or as approved by Council... Authority to overrule an HOA since it is determined that adequate permits have not been secured for existing improvements all! Any applicable guidelines to determine if grates are a supportable streetscape design ADUs, cooperative unit. Establish the conditional use ( ADU ) in question be surveyed, not the entire boundary many illegal were. Determine if grates are a supportable streetscape design weaned animals 2 ) which spring! Be requested if it is determined that adequate permits have not led to a resolution, the city on... Percent limit, an ADU species selection shall be consistent with the can! Fire suppression question, submit your question through the Ask a Building Official or call 303-441-3925 concerning Building.!, Fences, Retaining Walls 0000000776 00000 n Cooking facilities must be reinstalled Inspection. 1994 ( unless the subdivision approval otherwise requires SPR ) of this page it be. And the Inspection Code ( COBECC ) Compliance combine with street trees can combine to create a canopy over sidewalk... Are not required at the bottom of this page Ash Management plan and why do I have to your., restaurants, vehicle repair businesses, or products Streets in boulder ;... To subdivide your property is to call the Community Planning & Permitting Building Safety and Inspection Services through the a... Occupations do city of boulder setback requirements often match the size of trees removed for re-roofing must... Is a civil issue between two private property owners @ hg+ ] dbs nAn * 8Eg. 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