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CHAPTER 7
RETAIL LOCATIONS
ANNOTATED OUTLINE INSTRUCTOR NOTES
I. Types of Locations
See PPT 7-5
• Store location is often the most important
decision made by a retailer.
Discuss the importance of store location
• Location is typically the prime consideration based on students' shopping preferences. For
in a customer's store choice. the following types of products, how far
would they travel to reach a store:
• Location decisions have strategic 1. Eggs and milk
importance because they can be used to 2. Socks
develop a sustainable competitive 3. Running shoes
advantage. 4. Home theater system
• Location decisions are generally risky. They
are hard to change because retailers
frequently have to either make substantial Ask students to evaluate the best location in
investments to buy and develop real estate the area around the university. What are the
or commit to long-term leases with characteristics of the location that make it so
developers. attractive?
A. Freestanding Sites
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Chapter 07 - Retail Locations
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Chapter 07 - Retail Locations
• Main Street is the traditional shopping area Ask students if national retailers have started
in smaller towns, or a secondary business to invade the “Main Street” in their
district in a suburb or within a larger city. neighborhoods.
Their occupancy costs are lower than those
of the primary CBD. They do not draw as
many people and offer smaller overall See PPT 7-14 for a comparison of CBDs and
selection through fewer stores. Main Streets Main Street locations.
typically don't off the entertainment and
recreational activities available in the more
successful primary CBDs.
3. Inner-City Locations
What are the various ethical issues in retailers
• The inner city in the United States refers to
charging higher margins in inner cities? What
high density urban areas that have higher
are the reasons retailers remain successful even
unemployment and lower median incomes
than the surrounding metropolitan area. though their prices may be higher in inner cities?
Some retailers have avoided opening stores
See PPT 7-15
in the inner city because they believe it is
riskier and achieves lower returns than other
areas. As a result, inner city consumers often
have to travel to the suburbs to shop, even
7-3
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Education.
Chapter 07 - Retail Locations
B. Power centers
C. Shopping Malls
7-5
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Chapter 07 - Retail Locations
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Chapter 07 - Retail Locations
E. Mixed-Use Developments
• Mixed-use developments (MXDs) combine See PPT 7- 24
several different uses in one complex,
including shopping centers, office towers,
hotels, residential complexes, civic centers,
and convention centers.
7-7
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Chapter 07 - Retail Locations
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Chapter 07 - Retail Locations
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Chapter 07 - Retail Locations
B. Zoning and Building Codes See PPT 7-39 for a review of other legal
issues retailers must consider.
• Zoning determines how a particular site can
be used. Building codes are similar legal
restrictions that can determine the type of
building, signs, size and type of parking lot,
etc. that can be used at a particular location.
C. Signs
7-11
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Chapter 07 - Retail Locations
D. Licensing Requirements
VI Summary
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Education.
Chapter 07 - Retail Locations
2. INTERNET EXERCISE Go to the web page for Faneuil Hall Marketplace at:
www.faneuilhallmarketplace.com and the online site for CocoWalk at: http://www.cocowalk.net.
What kinds of centers are these? List their similarities and differences. Who is the target market
for each of these retail locations?
Faneuil Hall Marketplace – “It's the seat of American history and the site of one of America's
most famous shopping and dining experiences, Faneuil Hall Marketplace. For over 250
years, the marketplace has played an integral role in the life of Boston's residents.”
Restaurants, shopping, history (close to the Freedom Trail) events and entertainment. This
urban market place is located in Boston, Massachusetts and it attracts both locals and tourist
of all ages.
CocoWalk – “Miami’s ultimate destination for shopping, dining & entertainment. As the first
lifestyle center in Florida, CocoWalks’ unique grounds and buildings were carefully
designed to blend seamlessly into the surroundings of Coconut Grove, a bayside boating
village known for being eclectic, sometimes eccentric and always exciting”.
Shops, boutiques, a movie theater, restaurants, cafes, bars and live entertainment. This center
caters to Miami residents and international visitors with upscale shops and sophisticated
restaurants.
3. GO SHOPPING Go to your favorite shopping center, and analyze the tenant mx. Do the
tenants appear to complement one another? What changes would you make in the tenant mix to
increase the overall performance of the center?
Students’ answers will vary. Typically, in most shopping centers, the tenant mix is
complementary. Many retailers want to open locations close to their competitors, especially for
comparison shopping purposes. Ask students if there is a retailer that they would like to see in
their favorite shopping center that isn’t currently there now. What stores would they remove
from the shopping center to improve the overall quality of the shopping experience at the
shopping center?
4. GO SHOPPING Visit a lifestyle center. What tenants are found in this location? Describe
the population characteristics around this center? How far would people drive to shop at this
lifestyle center? What other types of retail locations does this lifestyle center compete with?
Students’ answers will vary. In most lifestyle centers, the tenants are going to be a mix of
higher-end specialty stores with a few smaller format department stores. Stores like Williams-
Sonoma and Pottery Barn tend to locate in lifestyle centers. When describing the population
surrounding the center, it will likely be in a more affluent part of town versus other shopping
centers. Lifestyle centers typically compete with other lifestyle centers or regional shopping
malls, and in some instances, power centers.
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Chapter 07 - Retail Locations
Simon Malls is a property management group specializing in three different types of properties:
malls, premium outlets, and The Mills. The malls of Simon are “premier malls that provide an
unparalleled retail and dining experience for guests.” While, the premium outlets provide guests
with outlet shopping experiences for designer and name brands like Coach, Gap, Nike, and Polo
Ralph Lauren. The Mills are totally unique to Simon. Simon operates 15 of The Mills facilities.
The Mills offers outlet shopping, value retail, dining, and entertainment in 12 states.
6. INTERNET EXERCISE Go to the homepage of your favorite enclosed mall and describe it
in terms of the following characteristics: number of anchor stores, number and categories of
specialty stores, number of sit-down and quick service restaurants, and types of entertainment
offered. What are the strengths and weaknesses of this assortment of retailers? What are the
unique features of this particular mall?
Student answers will vary depending on the mall selected. Students should be able to
categorize the different retailers (anchor stores versus specialty stores, etc.). How much
entertainment does the mall provide? Does that appeal to students? Do students visit the
malls because of the stores or because of the supplementary services like dining and
entertainment?
7. GO SHOPPING Visit a power center that contains a Target, Staples, Sports Authority, Home
Depot, or other category specialists. What other retailers are in the same location? How is this
mix of stores beneficial to both shoppers and retailers?
Other retailers in this type of shopping center may include a food store, clothing stores such
as Old Navy, a book store, craft store, and possibly some quick service and family
restaurants. Students should consider how the retailers prefer low occupancy costs, high
traffic levels and are trying to reach the same target customers. Shoppers enjoy the
convenience of easy parking and many retailers located together.
8. INTERNET EXERCISE Go to www.pbs.org/itvs/storewars/ . This site contains information
about the Ashland’s town council’s decision to allow Walmart to open a store in Ashland,
Virginia. Summarize the pros and cons of allowing Walmart to open a store in town. Were you
surprised by the town council’s decision? Why or why not?
The people of Ashland that were in favor of the new Walmart said that they liked it because of
the convenience of one-stop shopping, the creation of new jobs, improvement in the roads and
infrastructure of the town, and a larger selection of products at better prices. The residents that
were against the new Walmart said that it would increase traffic, decrease city revenue, and
destroy the unique character of downtown Ashland. Eventually, the town council approved the
building of Walmart. Students should discuss if they were surprised or not by this decision.
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Chapter 07 - Retail Locations
2. Pick your favorite store. Describe the advantages and disadvantages of its current
location, given its target market.
Students store choices will likely vary considerably. The store’s target market must be clearly
defined. And then the location should give the store a competitive advantage with the target
market they have defined.
Store: Urban Outfitters
The target market for this store can be defined as young men and women from ages 16 to 25
that live in the city or want the urban look. The best location for this store would be in a
central business district. This is a traditional downtown business area in a city or a town.
The store will draw from the business activity of the downtown area. There is an inflow of
people from public transportation and a high level of pedestrian traffic.
Store: The GAP
The primary target market segments for this store are men and women ranging from as young
as 15 to 40 years old looking for value in basic clothing. The best location for this store
would be in a shopping center, particularly a mall. A shopping center consists of a group of
retail and other commercial establishments that is planned, developed, owned, and managed
as a single property. A mall focuses on pedestrians and gains its advantage because it can
have a set of stores that carry similar merchandise assortments. The target market looking
for basics, can shop at the GAP and also shop at complementary stores nearby. This allows
the target market to have a one stop shopping experience.
Store: Verizon
The target market segments of Verizon are men and women ages 18 and up looking for a
cellular phone for convenience and safety. A great location for Verizon would be a kiosk. A
kiosk is located in mall common areas, is stationary, and has many conveniences of a store
such as telephones, electricity, and moveable shelves. Advantages of these selling spaces are
the prime mall locations, the relative inexpensiveness, and the short-term leases available,
which reduce owner’s risk. This is a perfect location for a Verizon store because the items
are very small and require little shelf space. A customer looking to get a phone, does not
need a lot of frills, but instead wants the information and the phone at a convenience. Also
this location will appeal to their target market. As they walk down the mall they may be
induced to purchase without previous planning.
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Education.
Chapter 07 - Retail Locations
3. Home Depot typically locates in either a power center or a freestanding site. What are
the strengths of each location for this home improvement retailer?
The tenant mix of a power center lends itself to attracting customers who would want to shop
at Home Depot. Home Depot will also benefit from this location due to increased traffic flow
of customers who will shop at a power center.
Home Depot will benefit from a free-standing location due to probable lower rent, abundant
parking, lack of direct competition, and the ability to design and operate the store with few or
no restrictions.
The most important criterion that is common to all types of stores is a location that attracts
the right segment of consumers. However, since the segments targeted are different and the
merchandise/services offered are also different, these differences would also affect the
location decision for each of the retailers. For 7-Eleven, consumers who are shopping for
convenience products – food as well as non food items – are the primary target. Since these
consumers do not wish to travel far and are willing to pay a slightly higher price as compared
to grocery stores, the best locations for 7-Eleven stores are smaller, neighborhood strip
centers. For American Eagle Outfitters, the CBDs, Main Street or regional and super
regional shopping centers may attract their target consumers, while for Porsche of America,
upscale commercial neighborhoods – typically a commercial avenue further away from
downtown – will likely appeal to their target customers.
The benefits of gentrification include the redevelopment of urban areas that are in a state of
decay. Usually, these areas would continue to decay if it weren’t for the interested retailers.
Some retail developers argue that gentrification projects have positive effects on fighting
crime and drugs. Gentrification also allows retailers to develop buildings that would be
financially impossible to duplicate in today’s market. These structures often have significant
historical value. Finally, retail gentrification promotes the development of projects such as
housing and offices. This allows whole neighborhoods to make a comeback.
Gentrification may negatively impact the historical and/or cultural makeup of an area. In
addition, gentrification may be so successful that neighboring properties may increase in
value to the point that existing tenants may not be able to afford the higher rents and/or taxes.
This is especially controversial in terms of displacement of lower income individuals and
families. Gentrification projects are often highly speculative due to the expensive financing
and high risks usually associated with projects of this kind. When financing is a problem, a
project may have to be temporarily stopped or abandoned before completion, which results in
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Education.
Chapter 07 - Retail Locations
further accelerating decay of empty buildings and an uncertain future for existing businesses
and people.
6. Staples, OfficeMax and Office Depot all have strong multichannel strategies. How do
competition and the Internet affect their strategies for locating stores?
Since all three stores sell mostly standardized and easily specified office supplies, the
products stocked by them can be conveniently and easily sold through the Internet. The
primary target markets for this type of retail outlets are small office/home office businesses.
The Internet enables these firms to target medium and large firms as well. At the same time,
the Internet is also an opportunity to target customers far removed from their primary
concentration areas (Southeast for Office Depot and Northeast for Staples) without incurring
the additional costs of each store location in markets where consumers may be sparse. While
it does cost a tremendous amount of capital to set up and successfully operate an Internet site,
the costs of the site are spread to a wider target market and trading area as compared to the
costs of setting up individual stores in multiple locations. So the Internet enables these firms
to optimize on marketing efforts to various target markets as well as the costs of setting up
new stores in locations that may not generate sufficient traffic. Since these three competitors
offer similar merchandise it is import to offer some type of rewards program to build store
loyalty. Another way to differentiate in this industry is to offer unique customer services such
as delivery, printing and computer support.
7. In many malls, quick service food retailers are located together in an area known as a
food court. What are the advantages and disadvantages of this location for the food
retailers? What is the new trend for food retailers in the shopping environment?
Mall food courts allow customers to find the fast-food retailers in the center of the shopping
mall. Since food courts usually have public seating in one area within the food court, each
fast-food retailer does not have to provide separate seating room for customers. The common
area charges associated with these kinds of arrangements are significantly less than if each
fast-food retailer provided a separate seating area. This arrangement enables the fast-food
retailers to lease a smaller amount of expensive space. Finally, food courts provide a variety
of alternatives therefore creating a synergy that attracts a larger group of potential customers.
Groups of potential customers, such as families, can patronize a variety of fast-food retailers
at one time.
In terms of disadvantages, food courts require the fast-food retailers to be located next to
each other, thus making the immediate environment extremely competitive. In addition, since
malls with food courts usually insist that the fast-food retailers locate within the food court,
there is no opportunity to try to locate to a better position within the mall. Also, food courts
tend to have limited space, therefore creating less flexibility in store design and expansion.
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Education.
Chapter 07 - Retail Locations
The new trend for food retail in malls is providing a more upscale, sit-down dining
experience in sit down restaurants. Mall developers have learned that good food options can
be a powerful attractor of customer traffic.
A Payless Shoe Source might locate in a strip shopping center because these centers offer
customers convenient locations and easy parking, and offer retailers relatively lower rents
than regional shopping centers. This may enable Payless to offer lower prices than a store
offering comparable merchandise at the mall, and may also serve to offset the opportunity
cost of being located in a lower traffic location.
9. How does the mall near you home or university combine the shopping and
entertainment experience?
Answers here will vary widely. Students may describe efforts at traditional shopping centers,
such as special promotions, food courts, holiday events or music/video offerings. Others may
respond with entertainment features typically found at lifestyle centers, including concerts
and events, more restaurants and clubs, and recreation centers.
10. Consider a big city that has invested in an urban renaissance. What components of the
gentrification project attract both local residents and visiting tourists to spend time
shopping, eating and sightseeing in this location?
Local residents will likely be attracted to the convenience of retailers located in or nearby
their neighborhoods, along with the needed services, jobs, enhanced safety, visibility and
choices among retailers that would accompany the gentrification project. Visiting tourists
may be more attracted to the historical significance and unique entertainment elements built
into the project.
7-18
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Another random document with
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much how to cure cancer—so much can, and is being constantly
done by one method or another—but how to educate people so that
we can get hold of cancer early. The problem is one of diagnosis,
and is therefore to be solved by education and courage, not by
hesitation and fear.
No statement of the cancer problem would be complete without
some mention of two methods of treatment which have recently
come much to the fore: namely, the use of X-rays and of radium.
To give any really useful account of these is very difficult, as no
really satisfactory groups of cases have been published, and one
can only speak from one’s own experience and that of colleagues
who have been working with them.
The action of both these methods of treatment is in essence the
same. It has been found that X-rays and radium have the power of
destroying living tissue when such is exposed to their action for
varying lengths of time. Fortunately, cancerous tissue is destroyed
before normal healthy tissue, and it is the aim of the treatment to
expose the growth to that dosage of rays which will kill the malignant
tissue but just fall short of doing harm to the normal tissue.
Sometimes this is more easily done with X-rays and sometimes with
radium; it all depends on the position of the growth. This all sounds
very attractive, and one would think that, on the surface of things,
with such a weapon at our disposal, every case could easily be
efficiently dealt with. But, like many other superficially attractive
things, it is found on further examination to have its drawbacks.
Although a proper dose of X-rays will kill cancer tissue, a smaller
dose will stimulate it to further action. Further, these rays have,
comparatively speaking, a very low penetrating power. They are
absorbed and rendered inactive by thin layers of metal, of skin or of
other tissue.
Now, as has already been explained, a malignant growth, as well
as extending superficially, tends to spread very deeply and also to
involve neighbouring structures, and when X-rays or radium are
applied to it, we find that in some cases it will deal with the more
superficial parts of the growth but leave the deeper parts untouched,
or even more active than before. All kinds of methods have been
tried to get over this, such as burying radium in the substance of the
growth, and using very big doses, applied to various aspects of the
growth, but, so far, although there have been some very encouraging
results, the problem has not been solved.
As has been said, it is extremely difficult to estimate the exact
value of this treatment, as no figures are of any value till seven years
at least have elapsed after treatment, and no such figures have been
published. There can be no doubt, however, that an occasional case
has been cured, but it is the experience of all that the results of
radium treatment do not approximate in any way to the percentage
of cures obtained by surgery, even in those types of cancer which
react best to X-rays or radium.
Dr Knox, of the Cancer Hospital, London, who has had much
experience of high tension X-rays, says that the treatment of
malignant disease by X-rays has not yet reached that stage where it
ought to be given to any operable case instead of an operation. I
think this opinion may be regarded as an authoritative statement of
the situation as it is at present.
This is not all, however; X-rays and radium have a very important
place in the treatment of cancer, and as far as we can see at
present, the future hope lies in a judicious combination of one or the
other of these with surgery, for early operable cases, and their
prolonged and intensive use in those advanced cases which cannot
be removed by other means. A few advanced cases have even been
rendered operable by this means.
In combination with surgery this method has its very greatest use
in the prevention of superficial recurrences. In every operation, in
spite of the greatest care, it is impossible to avoid the setting free
into the tissues of a few cancer cells which may grow later into a
recurrence. Post-operative radiation bids fair to abolish this type of
recurrence, which formerly accounted for a good percentage of all
recurrences.
From time to time many methods have been brought forward
which have for a little while promised well, but so far none of them
has produced results in any way comparable with those obtained by
complete removal of the growth by surgical means.
I have not dealt with these in any detail here because, whether
ultimately we use drugs, surgery, violet leaves or any of the recently
popularised methods of “taking thought” to cure the disease, the
main point of my thesis will still hold good, and that is, that by far the
most important factor in the cure of the disease is that of early
diagnosis. This lies in the hands of the public far more than in those
of the medical profession. If the public want early diagnosis they will
get it, when they insist on it, just as they get anything else they insist
on, from self-government to prohibition, no matter how good or bad it
may be for them.
Briefly stated, most cases of early cancer are curable, and the
diagnosis of early cancer is only to be made by looking instead of
waiting. On these facts, certain constructive proposals can be based.
They are so simple that they are not likely to be heeded for some
time to come, for the public has always preferred Abana and
Pharpar, rivers of Damascus, to washing in Jordan, and I suppose
always will do, till we reach a more enlightened age.
Nevertheless I believe it is true, and without exaggeration, to say
that about ninety per cent. of all cases could be cured or prevented if
the following statements were accepted.
If all persons over forty years of age were routinely examined once
every six months to see that they had not cancer, or a precancerous
condition, and if these when found were promptly dealt with, then
cancers of the rectum, tongue, lip, breast, skin and uterus would
cease to be the plagues they are at present.
Similarly, if every patient who had taken more than a pound of
bismuth to relieve gastric pain were routinely explored to see that
cancer or gastric ulcer did not exist, the large majority of growths in
this region would be either prevented or cured. Similar rules can
easily be devised to deal with cancers arising in other parts. What is
wanted is a change of attitude on the part of everyone concerned.
After all, a fortnight in bed, with forty-eight hours of discomfort, is not
too great a price to pay for freedom from this disease, and, with
proper examination, even this would be unnecessary in most cases.
Every intelligent person is aware that, in order to ensure freedom
from dental disease, it is necessary to have his teeth examined
every six months, and to have small lesions dealt with in their very
early stages. All have come to this conclusion because they know
that neglected dental disease means pain; and they now look to see
that their teeth are normal, instead of waiting for a toothache to
come. It is true that there are still some of our weaker brethren who
still wait till they get toothache before they visit the dentist; and for
them there is nothing to be done. In the same way, if we wait for the
advanced signs of cancer to develop, the position with regard to its
cure will remain approximately what it is to-day.
The education of the public up to this pitch is by no means an
impracticable proposal. The position with regard to appendicitis is
very much the same as that of cancer. What has been done in the
case of appendicitis? The mortality is in proportion to the number of
hours during which the disease has existed. Twenty years ago
appendicitis was responsible for a large number of deaths. During
1919 and 1920 there was, in a large London General Hospital, only
one death from appendicitis, and yet there were at least 5 cases
dealt with every week. This improvement is entirely the result of
education of the public and their doctors. They know that to be cured
operation must be early, and so we no longer wait to see whether the
patient is going to die; if we suspect it, we look and see whether it is
present or not. True, we remove unnecessarily a fair number of
appendixes but, by so doing, we purchase, for a much larger number
of people, immunity from death by this disease. When exactly the
same principle is applied to cancer we shall be in a position to be a
great deal more satisfied than we are at present.
One of the most successful ways of treating a patient with fixed
ideas is by the use of explanation combined with strong counter-
suggestion. This is the method of psycho-analysis and hypnotism.
No patient is more susceptible to this kind of treatment than that
capricious lady, Public Opinion. If we want to realise the ideals put
forward in the early part of this essay, we must mobilise all our
resources: the Press; the Platform; the Consulting Room: for a
prolonged and intensive campaign against this black spot on our
civilization.
TO-DAY AND TO-MORROW
DAEDALUS: or Science and the Future
By J. B. S. Haldane. 5th imp.
ICARUS: or The Future of Science
By Hon. Bertrand Russell, F.R.S. 3rd imp.
THE MONGOL IN OUR MIDST
By F. G. Crookshank, M.D.
WIRELESS POSSIBILITIES
By Prof. A. M. Low
NARCISSUS: or The Anatomy of Clothes
By Gerald Heard
TANTALUS: or The Future of Man
By Dr F. C. S. Schiller
THE PASSING OF THE PHANTOMS
By Prof. C. J. Patten
PERSEUS: of Dragons
By H. F. Scott Stokes
LYSISTRATA: Woman’s Future and Future Woman
By A. M. Ludovici
CALLINICUS: a Defence of Chemical Warfare
By J. B. S. Haldane
QUO VADIMUS?: Glimpses of the Future
By E. E. Fournier d’Albe
THE CONQUEST OF CANCER
By H. W. S. Wright, M.S., F.R.C.S.
WHAT I BELIEVE
By Hon. Bertrand Russell, F.R.S.
THE FUTURE OF SEX
By Rebecca West
THE EVOCATION OF GENIUS
By Alan Porter
HYPATIA; or Woman and Knowledge
By Dora Russell (Hon. Mrs Bertrand Russell)
ÆSCULAPIUS: or Disease and The Man
By F. G. Crookshank, M.D.
Transcriber’s Notes:
Punctuation and spelling inaccuracies were silently
corrected.
Archaic and variable spelling has been preserved.
Variations in hyphenation and compound words have been
preserved.
*** END OF THE PROJECT GUTENBERG EBOOK THE
CONQUEST OF CANCER ***
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