City Council Meeting - FINAL


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  7.F.       
Meeting Date: 03/19/2019  
From: Charity Lee, Real Estate Manager

Information
TITLE:
Consideration and Acceptance: Offer submitted by Woodshire on Butler, LLC regarding Solicitation No. 2019-67, without exceptions, for sale and development of approximately .74 acres of land located at 2989 E. Butler Avenue.
STAFF RECOMMENDED ACTION:
Accept the offer submitted by Woodshire on Butler, LLC without exceptions, authorize Staff to negotiate a Purchase Agreement and Development Agreement including affordable housing obligations, for sale of approximately .74 acres of City property located at 2989 E. Butler Avenue, subject to Council approval of the final documents and adoption of an Ordinance to transfer the property.
Executive Summary:
Staff had evaluated the City property at 2989 E. Butler Avenue and determined that due to the future roundabout, the development options for the property were very limited. The adjacent property owner had submitted plans to the City for the development of 40 bungalow homes on their parcel at 3001 E. Butler Avenue. Due to this adjacent development, staff realized a potential opportunity to sell the City property and request affordable units to be built on the site.  Staff was directed by the prior Council to offer approximately .74 acres of City property at 2989 E. Butler Avenue for sale and development to include affordable housing units.  The City property was advertised to the public at a minimum bid of $130,000 plus 5 affordable units in Solicitation No. 2019-67 and closed on Thursday, February 21, 2019.  One bid was received. The bid included exceptions, however per the solicitation document the City reserves the right to reject exceptions and the bidder is willing to withdraw its exceptions.
Financial Impact:
The City will receive $130,000 from the sale of approximately .74 acres of vacant land and will also receive 5 affordable housing units for the public.
Policy Impact:
 None
Connection to Council Goal, Regional Plan and/or Team Flagstaff Strategic Plan:
 Affordable Housing
Has There Been Previous Council Decision on This:
Executive Session regarding the possible Sale and Abandonment of City Property November 13, 2018.
Options and Alternatives:
  • Approve the bid submitted by Woodshire on Butler, LLC, and reject exceptions
  • Do not approve the bid
  • Post the property for bid without restrictions (market value based on appraisal)
  • Do not sell and wait for the roundabout
Background and History:
In an effort to further Council's goal of Affordable Housing, the City's Real Estate Staff has been evaluating all City parcels to determine if there are any sites suitable for development.  Real Estate considered the City parcel at 2989 E. Butler Avenue and was informed by the City Engineering that there would be a future roundabout in that location and a majority of the parcel would be needed.  Real Estate worked with Engineering and Planning to further evaluate the parcel to determine if there was any remaining portion of the parcel that could still be developed.  Engineering determined that .74 acres of the 1.84 acres could be split off and sold. It was determined however that due to the future roundabout the development options for the parcel were very limited because access to the site would only be available off the future realigned Herold Ranch Road as a right in right out only after the construction of the roundabout (construction of roundabout TBD).

Meanwhile, the adjacent property owner had submitted plans to the City for the development of 40 bungalow homes on its parcel at 3001 E. Butler Avenue. Due to this adjacent development, Staff realized a potential opportunity to sell the remaining portion of the City parcel and request affordable units to be built on the site.  Staff was directed by Council on  November 13, 2018 to offer approximately .74 acres of City property at 2989 E. Butler Avenue for sale and development to include affordable housing units.  This offer was open to the public and included the restriction that accesses to the parcel not be allowed off Butler Avenue. The City property was advertised at a minimum bid of $130,000 plus 5 affordable units in Solicitation No. 2019-67 and closed on Thursday, February 21, 2019.  One bid was received.

City parcel was acquired on April 14, 1970, from Ernest and Evelyn Chilson and recorded in document number 376 page 654.  The property was acquired for the Butler Avenue Extension Project and Real Estate Proceeds were used to acquire the property.
Key Considerations:
Development Limitations to City Parcel:
-  Resource Protection Overlay needs to be considered in the development.
-  Mixed use and high-density development NOT feasible per Planning staff due to the size of the parcel and access issues.
-  Traffic would not recommend allowing access off Butler Avenue due to future roundabout.
-  Currently no access off Herold Ranch Road (current road is not located adjacent to the property).
-  Currently not developable as a stand alone parcel.
-  Access would only be right in, right out on the future realigned Herold Ranch Rd.
 
Community Benefits and Considerations:
Estimated fair market value: The City Real Estate Manager estimated the property value at $175,000 which is about $5.40 per square foot based on comparable sales in the area.

Minimum Bid: The City requested a minimum bid of $130,000 for the property assuming 32,404 square feet or $4.00 per square foot, plus the legal obligation to construct a minimum of five (5) permanently affordable ownership units (residential housing).

The City parcel is limited for development, due to the future roundabout, the size and access restrictions.   There is an opportunity at this time for the City to sell the property and provide affordable housing units. This opportunity may not be available in the future which would result in loss of revenue and affordable housing.
Community Involvement:
 Affordable housing units
Expanded Options and Alternatives:
  • Advertised Solicitation No. 2019-67 in the Arizona Daily Sun for three consecutive weeks
  • Advertisement on City website and planet bids
  • Notice to adjacent property owners
  • Sign was placed on the property
Attachments
Addendum 1
Addendum 2
Exhibit A-Legal Descriptions
Map of Roundabout
Woodshire Site Plan
Presentation
Offer from Woodshire
Invitation for Bid-Solicitation No. 2019-67


Debugging Information
ColdFusion Server Standard 2016,0,16,320445
Template /public/publish/histLink_agmemo.cfm
Time Stamp 28-Mar-24 05:06 AM
Locale English (US)
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Remote IP 10.20.230.5
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Execution Time

Total Time Avg Time Count Template
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158 ms 158 ms 1 D:/inetpub/PublicPages/public/publish/agpub_agm_dsp.cfm
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220 ms  TOTAL EXECUTION TIME
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SELECT agi.*, mt.agmemo_prefix, mt.agmemo_desc, mt.meeting_type, mt.resolution_number mt_resolution_number, mt.num_label mt_num_label,
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FROM meetings m, ag_template agt, meeting_type mt
	
	INNER JOIN ss_ag_item AS agi ON (agi.form_num = 845 AND agi._rowid = 78)
	
LEFT OUTER JOIN codes c ON (c.code_type = 'AG_MEMO_PRT' AND c.valid_code = agi.print_routine)
WHERE m.meeting_id = 846 AND
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			order by  au.seq_num
		
get_userdef (Datasource=frsRO, Time=16ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
			SELECT u._rowid AS ud_id, u.ud_rowid, u.code_type, u.text_value,
				   ud.form_label, codes.descr, codes.large_misc_alpha
			FROM form_userdef AS u
			INNER JOIN user_define AS ud ON (ud._rowid = u.ud_rowid)
			LEFT OUTER JOIN codes ON (codes.code_type = u.code_type AND codes.valid_code = u.text_value)
			WHERE UPPER(u.form_id) = 'AG_MEMO' AND
					  u.form_num = 3947 AND
				      u.rev_num = 1 
getfi3 (Datasource=, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
				SELECT * from get_userdef
				WHERE code_type = 'ud_fi3'
			
fi3q (Datasource=, Time=0ms, Records=0) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
					SELECT valid_code, descr, sort_order, misc_alpha2 FROM all_codes
					WHERE code_type = 'ud_fi3' AND
					(obsolete = 'N' AND create_date <= ? 
					)
					ORDER BY sort_order
				
Query Parameter Value(s) -
Parameter #1(cf_sql_date) = 2019-03-19

getPXvalue (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
		SELECT long_descr FROM codes WHERE code_type = 'AG_FONT' AND valid_code = 'mediumText'
	
submittor (Datasource=frsRO, Time=0ms, Records=0) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
		SELECT ee.fname + ' ' + ee.lname name,
			websecur.login_id, ee.title utitle, websecur.email, p.phone_no, p.phone_ext,
			dept.dept_desc, dept.dept_code, dd.div_code, dd.div_desc
		FROM websecur
		LEFT OUTER JOIN dist_empl AS ee ON (ee.empl_id = websecur.empl_id)
		LEFT OUTER JOIN dist_dept AS dept ON (dept.dept_code = ee.department)
		LEFT OUTER JOIN dept_div AS dd ON (dd.dept_code = ee.department AND
											dd.div_code = ee.division)
		LEFT OUTER JOIN phone AS p ON (p.empl_id = ee.empl_id AND p.is_primary = 'Y')
		WHERE websecur.login_id = 'clee'
	
items (Datasource=frsRO, Time=0ms, Records=7) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
SELECT _rowid, seq_num, text_value
FROM ag_memo_item
WHERE form_num = 3947 AND
      rev_num = 1
ORDER BY seq_num
committees (Datasource=frsRO, Time=0ms, Records=17) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
	SELECT dept_code, dept_desc, review_comm FROM dist_dept
	
ReviewCommittee (Datasource=, Time=0ms, Records=0) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
	SELECT dept_code FROM committees WHERE review_comm = 'Y'
expenditures (Datasource=frsRO, Time=0ms, Records=0) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
	SELECT text1, input1, input2, input3, input4, input5, input6, fis_yrx, revenue, expenditure
	FROM ag_memo_dol WHERE ag_memo_dol.form_num = 3947 AND ag_memo_dol.rev_num = 1
	ORDER BY  ag_memo_dol._rowid	
attachments (Datasource=frsRO, Time=0ms, Records=8) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
	SELECT _rowid ag_doc_id, ag_doc_name, ag_doc_dir, ag_doc_link, sort_seq, confidentiality
		,'Y' as can_look, 'Y' as can_link
		
	FROM agenda_docs ad
	WHERE ad.form_num = 3947 AND
		  ad.rev_num = 1 
	ORDER BY sort_seq, ag_doc_id
min_attachments (Datasource=frsRO, Time=16ms, Records=0) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
		SELECT * from codes where code_type ='asdfasdfasfa'
	
get_supp_temp (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
		SELECT * FROM ag_item
		WHERE ag_item._rowid = 76 
supp_items (Datasource=frsRO, Time=0ms, Records=7) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
		SELECT _rowid, seq_num, text_value
		FROM ag_memo_supp
		WHERE form_num = 3947 AND
		      rev_num = 1
		ORDER BY seq_num
	
form_rte_stops (Datasource=frsRO, Time=0ms, Records=0) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
	SELECT _rowid stop_id, descr, form_rte.stop_id chkd_stop_id, form_rte.stop_seq
	FROM rte_stop
	LEFT OUTER JOIN form_rte ON (UPPER(form_rte.form_id) = 'AG_MEMO' AND form_rte.form_num = 3947 AND form_rte.rev_num = 1 AND form_rte.stop_id = rte_stop._rowid)
	WHERE UPPER(rte_grp) = 'AG_MEMO'
getorig (Datasource=frsRO, Time=15ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
	SELECT action_by, stat_date, de.fname, de.lname, de.title as utitle, w.dflt_rte_stop			
	FROM form_hist
	LEFT OUTER JOIN websecur AS w ON (w.login_id = form_hist.action_by)
	LEFT OUTER JOIN dist_empl AS de ON (de.empl_id = w.empl_id)
	WHERE UPPER(form_id) = 'AG_MEMO' AND
	      form_num = 3947 AND
		  rev_num = 1 AND
		  stat_action = 'ADD'
getstatus (Datasource=frsRO, Time=31ms, Records=9) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
		SELECT (hist.seq_num - 1) stop_seq, hist.stop_id, hist.action_by apprvl_id, hist.stat_date apprvl_date, 	
				hist.stat_action, hist.stat_action apprvl_stat, rte_stop.descr, rte_stop.prt_on_routing,
				de.fname, de.lname, de.title, fa.incl_originator		
		FROM form_hist hist
		INNER JOIN rte_stop ON (rte_stop._rowid = hist.stop_id AND rte_stop.prt_on_routing = 'Y')
		LEFT OUTER JOIN form_actions AS fa ON (UPPER(fa.form_id) = 'AG_MEMO' AND			
			                               fa.action_cd = 'AI78')
		LEFT OUTER JOIN websecur AS w ON (w.login_id = hist.action_by)
		LEFT OUTER JOIN dist_empl AS de ON (de.empl_id = w.empl_id)
		WHERE UPPER(hist.form_id) = 'AG_MEMO' AND
			  hist.form_num = 3947 AND
			  hist.rev_num = 1 AND
			  hist.stat_type = 'H'
		ORDER BY seq_num
	
agmemo_status (Datasource=, Time=0ms, Records=9) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 05:06:26.026
	SELECT * from getStatus
get_temp_vars (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\agenda\agenda_utilities.cfm @ 05:06:26.026
		SELECT 'Alpha','Alpha','Alpha','Alpha', a.ag_punct
		FROM meetings, agenda a
		WHERE meetings.meeting_id = ? AND
		      a.meeting_id = meetings.meeting_id
		
Query Parameter Value(s) -
Parameter #1(cf_sql_integer) = 846

GetThisLine (Datasource=frsRO, Time=34ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_levels.cfm @ 05:06:26.026
				SELECT am.form_num fas_form_num, al._rowid ln_rowid, al.form_num, al.seq_num,
					   al.ag_level1 chk_level1, al.ag_level2 chk_level2, al.ag_level3 chk_level3,
					   al.ag_level1, al.ag_level2, al.ag_level3, al.ag_level4, al.disp_level, am.ainumber,
					   as1.sort_seq sort_level1, al.ag_memo_id, al.ag_memo_rev, c1.descr ag_time_descr,
					   fas.routing_apprvl fas_routing_apprvl, fas.final_apprvl fas_final_apprvl,
					   c2.misc_alpha7 lvl_text_size, c2.misc_alpha6 dp_level_ai, c3.long_descr px_size, c3.descr pdf_format,
							mt.agmemo_prefix, mt.agmemo_desc, a.disp_ainumber,
					   ai.*,
					   CASE WHEN al.ag_level2 != '' AND al.ag_level2 != '0' THEN as2.sort_seq ELSE -1 END AS sort_level2,
					   CASE WHEN al.ag_level3 != '' AND al.ag_level3 != '0' THEN as3.sort_seq ELSE -1 END AS sort_level3,
					   CASE WHEN al.ag_level4 != '' AND al.ag_level4 != '0' THEN as4.sort_seq ELSE -1 END AS sort_level4,
					   CASE WHEN al.ag_memo_id IS NOT NULL THEN al.ag_memo_id ELSE -1 END AS sort_memo,
					   CASE WHEN al.ag_memo_id IS NOT NULL THEN am.ag_time ELSE al.ag_time END as ag_time
				FROM agenda_ln al
				INNER JOIN agenda a ON (a.form_num = al.form_num AND a.rev_num = al.rev_num)
				LEFT OUTER JOIN ag_template AS agt ON (agt.ag_template_id = a.ag_template_id)
				LEFT OUTER JOIN meeting_type AS mt ON (mt.meeting_type = agt.meeting_type)
				LEFT OUTER JOIN ag_memo AS am ON (am.form_num = al.ag_memo_id AND am.rev_num = al.ag_memo_rev)
				LEFT OUTER JOIN fas ON (fas.form_id = 'AG_MEMO' AND fas.form_num = am.form_num AND fas.rev_num = am.rev_num)
				
				INNER JOIN ss_ag_item AS ai ON (ai.form_num = 845 AND ai._rowid = 78)
				
				LEFT OUTER JOIN codes AS c1 ON (c1.code_type = 'AG TIME' and c1.valid_code = am.ag_time)
				LEFT OUTER JOIN alpha_sort AS as1 ON (as1.alpha_value = al.ag_level1 AND CAST(as1.alpha_value AS binary(8)) = CAST(al.ag_level1 AS binary(8)))
				LEFT OUTER JOIN alpha_sort AS as2 ON (as2.alpha_value = al.ag_level2 AND CAST(as2.alpha_value AS binary(8)) = CAST(al.ag_level2 AS binary(8)))
				LEFT OUTER JOIN alpha_sort AS as3 ON (as3.alpha_value = al.ag_level3 AND CAST(as3.alpha_value AS binary(8)) = CAST(al.ag_level3 AS binary(8)))
				LEFT OUTER JOIN alpha_sort AS as4 ON (as4.alpha_value = al.ag_level4 AND CAST(as4.alpha_value AS binary(8)) = CAST(al.ag_level4 AS binary(8)))
				LEFT OUTER JOIN codes AS c2 ON (c2.code_type = 'AddlMtg' and CAST(c2.valid_code AS INT) = a.meeting_id)
				LEFT OUTER JOIN codes AS c3 ON (c3.code_type = 'AG_FONT' and c3.valid_code = a.text_size)
				WHERE al._rowid = 20004 
chkLevel1 (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_levels.cfm @ 05:06:26.026
					SELECT a.disp_level
					FROM agenda_ln a
					WHERE a.form_num = 845
					AND a.ag_level1 = '7'
					AND (a.ag_level2 = '' OR a.ag_level2 IS NULL)
					AND (a.ag_level3 = '' OR a.ag_level3 IS NULL)
					AND (a.ag_level4 = '' OR a.ag_level4 IS NULL)
					AND a.header_ln = 'N' AND a.footer_ln = 'N'
				
chkLevel2 (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_levels.cfm @ 05:06:26.026
					SELECT a.disp_level
					FROM agenda_ln a
					WHERE a.form_num = 845
					AND a.ag_level1 = '7'
					AND a.ag_level2 = 'F'
					AND (a.ag_level3 = '' OR a.ag_level3 IS NULL)
					AND (a.ag_level4 = '' OR a.ag_level4 IS NULL)
					AND a.header_ln = 'N' AND a.footer_ln = 'N'
				
chkLevel3 (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_levels.cfm @ 05:06:26.026
					SELECT a.disp_level
					FROM agenda_ln a
					WHERE a.form_num = 845
					AND a.ag_level1 = '7'
					AND a.ag_level2 = 'F'
					AND a.ag_level3 = ''
					AND (a.ag_level4 = '' OR a.ag_level4 IS NULL)
					AND a.header_ln = 'N' AND a.footer_ln = 'N'
				
get_supp_temp (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\agpub_agm_dsp.cfm @ 05:06:26.026
					SELECT * FROM ag_item
					WHERE ag_item._rowid = 76 
supp_items (Datasource=frsRO, Time=15ms, Records=7) in D:\inetpub\PublicPages\public\publish\agpub_agm_dsp.cfm @ 05:06:26.026
					SELECT _rowid, seq_num, text_value
					FROM ag_memo_supp
					WHERE form_num = 3947 AND
					      rev_num = 1
					ORDER BY seq_num
				


Scope Variables

CGI Variables:
AUTH_PASSWORD=
AUTH_TYPE=
AUTH_USER=
CERT_COOKIE=
CERT_FLAGS=
CERT_ISSUER=
CERT_KEYSIZE=
CERT_SECRETKEYSIZE=
CERT_SERIALNUMBER=
CERT_SERVER_ISSUER=
CERT_SERVER_SUBJECT=
CERT_SUBJECT=
CF_TEMPLATE_PATH=D:\inetpub\PublicPages\public\publish\histLink_agmemo.cfm
CONTENT_LENGTH=0
CONTENT_TYPE=
CONTEXT_PATH=
GATEWAY_INTERFACE=CGI/1.1
HTTPS=off
HTTPS_KEYSIZE=
HTTPS_SECRETKEYSIZE=
HTTPS_SERVER_ISSUER=
HTTPS_SERVER_SUBJECT=
HTTP_ACCEPT=*/*
HTTP_ACCEPT_ENCODING=
HTTP_ACCEPT_LANGUAGE=
HTTP_CONNECTION=Keep-Alive
HTTP_COOKIE=
HTTP_HOST=10.20.10.48:8555
HTTP_REFERER=
HTTP_URL=//public/publish/histLink_agmemo.cfm?dsp=agm&fp=OFF&seq=3947&rev=1
HTTP_USER_AGENT=claudebot
LOCAL_ADDR=10.20.10.48
PATH_INFO=
PATH_TRANSLATED=D:\inetpub\PublicPages\public\publish\histLink_agmemo.cfm
QUERY_STRING=dsp=agm&fp=OFF&seq=3947&rev=1
REMOTE_ADDR=10.20.230.5
REMOTE_HOST=10.20.230.5
REMOTE_USER=
REQUEST_METHOD=GET
SCRIPT_NAME=/public/publish/histLink_agmemo.cfm
SERVER_NAME=10.20.10.48
SERVER_PORT=8555
SERVER_PORT_SECURE=0
SERVER_PROTOCOL=HTTP/1.1
SERVER_SOFTWARE=Microsoft-IIS/10.0
WEB_SERVER_API=
Client Variables:
cfid=8622754
cftoken=e29fb6080e49f891-317BB05D-C6DE-2E68-3D30D9F36B90CFDB
hitcount=2
lastvisit={ts '2024-03-28 05:06:26'}
timecreated={ts '2024-03-28 05:06:26'}
urltoken=CFID=8622754&CFTOKEN=e29fb6080e49f891-317BB05D-C6DE-2E68-3D30D9F36B90CFDB
Cookie Variables:
CFID=8622754
CFTOKEN=e29fb6080e49f891-317BB05D-C6DE-2E68-3D30D9F36B90CFDB
Form Fields:
DISPLAY_AG=0
DISPLAY_ID=3947
DISPLAY_REV=1
DSP=
Session Variables:
cfid=8622754
cftoken=e29fb6080e49f891-317BB05D-C6DE-2E68-3D30D9F36B90CFDB
dbtype=SQLSERVER
dsn=frsRO
extpathprefix=/public/
isexternal=true
logfilepath=d:\logs\
loggedin=false
sessionid=FASPUBLIC_8622754_e29fb6080e49f891-317BB05D-C6DE-2E68-3D30D9F36B90CFDB
subdir=/public/
tzoffset=0
urltoken=CFID=8622754&CFTOKEN=e29fb6080e49f891-317BB05D-C6DE-2E68-3D30D9F36B90CFDB
URL Parameters:
dsp=agm
fp=OFF
rev=1
seq=3947
Debug Rendering Time: 0 ms