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San Pablo — Development Standards

Development Standards under the San Pablo local zoning and planning code, with the controlling citations.

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Quick answer

San Pablo sets district-specific limits: single-family R-1 lots need 20 ft front and 15 ft rear setbacks, max 27 ft roof peak and 45% lot coverage (§ 17.32.040). Multifamily R-3/R-4 can reach up to 60 ft eave/75 ft peak but must step down within 75 ft of R‑1/R‑2 (§ 17.32.040 note 11). Commercial fronts are typically 0 ft with 10 ft sides/rear when abutting residential (§ 17.34.040), and the D2 overlay allows 20–60 du/ac, 0.5–2.5 FAR, and 60 ft height (§ 17.38.040).

Last reviewed: July 25, 2026 · AI-generated analysis · General information, not legal advice · details

Compiled from San Pablo's adopted code with AI research tools and grounded in the sources cited below. Verify with San Pablo planning staff before relying on it.

Overview

San Pablo’s development standards live in Title 17 (Zoning) of the Municipal Code and set the lot size, setbacks, height, lot coverage, density, and FAR you must meet by zoning district. Base districts are established in § 17.26.030 and detailed standards are in the residential chapter (§ 17.32.040), commercial/industrial chapter (§ 17.34.040), and public/semi‑public chapter (§ 17.36.040). Overlay districts can modify or add standards, most notably the Priority Development Area (D2) in § 17.38.040 and the Housing Element (HE) overlay in § 17.38.090.

Key limiter near homes: In or near lower‑density neighborhoods, taller districts step down. Within 75 feet of an R‑1 or R‑2 district, projects in R‑3 or R‑4 are capped at a 40 ft eave height, 50 ft roof peak, and 4 stories (§ 17.32.040, note 11).

Use measurement rules in height and yard requirements Chapter 17.46 for how eaves, peaks, and yards are measured (§ 17.46). For process basics and what approvals you’ll need, see § 17.14.020 and San Pablo Zoning. Related standards (e.g., parking, design review, overlay districts, ADUs, California Building Standards Code) can also constrain site plans.

District-by-District Standards and Guidance

R-1 — Single-Family Residential District

  • Purpose and uses: Detached houses on standard single-family lots (§ 17.26.030; § 17.32.010).
  • Where it applies: As mapped on the City’s zoning map; confirm the base zone and any overlays. Verify with the jurisdiction.
  • Key dimensional standards (§ 17.32.040; § 17.32.050):
    • Minimum lot: 5,000 sf interior; 6,000 sf corner; frontage 50 ft (60 ft corner).
    • Setbacks: 20 ft front; 15 ft rear; sides scale by lot width:
      • First story: min 4 ft each side; aggregate cap 10 ft or 20% of lot width (whichever is less).
      • Second story: min 8 ft each side; total 18 ft.
    • Height: 20 ft at eave; 27 ft roof peak; max 2 stories.
    • Lot coverage: 45% (up to 50% if two ≤5,000 sf R‑1 lots are merged).
    • Substandard lots follow special side‑yard rules in § 17.32.050 (see table below).
  • Notes:
    • Front yards: at least 90% of non‑driveway area must be permeable and not used for parking (§ 17.32.050(E)).

R-2 — Two-Family Residential District

  • Purpose and uses: Single‑family and duplexes (§ 17.26.030; § 17.32.010).
  • Where it applies: As mapped; verify overlays. Verify with the jurisdiction.
  • Key dimensional standards (§ 17.32.040):
    • Minimum lot: 7,000 sf; frontage 70 ft.
    • Setbacks: 20 ft front; 15 ft rear; 5 ft sides (first and second story).
    • Height: 20 ft at eave; 27 ft roof peak; max 2 stories.
    • Lot coverage: 50%.
    • Open space: 350 sf per unit.
  • Substandard R‑2 parcels must meet the R‑1 rules (§ 17.32.050(B)).

R-3 — Multifamily Residential District

  • Purpose and uses: Garden apartments and taller multifamily (§ 17.26.030; § 17.32.010).
  • Where it applies: As mapped; verify proximity to R‑1/R‑2 for step‑down heights.
  • Key dimensional standards (§ 17.32.040; § 17.32.060):
    • Minimum lot: 10,000 sf; frontage 100 ft.
    • Setbacks: 15 ft front; 15 ft rear.
    • Side yards (aggregate equals 20% of lot width, max 25 ft total):
      • 5 ft each side (1–2 stories), 8 ft (3 stories), 12 ft (4+ stories).
    • Height: 40 ft eave / 48 ft peak; max 6 stories; but within 75 ft of R‑1/R‑2: 40 ft eave / 50 ft peak / 4 stories (§ 17.32.040, note 11).
    • Lot coverage: 70%.
    • Open space: 300 sf per unit.
    • Access widths: single‑row side access discouraged; if allowed by use permit, 12 ft; double‑row inner court 22 ft.

R-4 — High-Density Multifamily Residential District

  • Purpose and uses: High‑density apartments (§ 17.26.030; § 17.32.010).
  • Where it applies: As mapped; expect height step‑downs near R‑1/R‑2.
  • Key dimensional standards (§ 17.32.040; § 17.32.060):
    • Minimum lot: 10,000 sf; frontage 100 ft.
    • Setbacks: 15 ft front; 15 ft rear.
    • Side yards (aggregate equals 20% of lot width, max 25 ft total):
      • 5 ft (1–2 stories), 8 ft (3 stories), 12 ft (4+ stories).
    • Height: up to 60 ft eave / 75 ft peak; max 6 stories; but within 75 ft of R‑1/R‑2: 40 ft eave / 50 ft peak / 4 stories (§ 17.32.040, note 11).
    • Lot coverage: 75%.
    • Open space: 300 sf per unit.

RMU — Residential Mixed-Use District

  • Purpose and uses: Mixed residential with ground-floor activity (§ 17.26.030; § 17.32.010).
  • Where it applies: As mapped; some areas may also be in SP specific plan districts (see notes in § 17.34.040).
  • Key dimensional standards (§ 17.32.040):
    • Minimum lot: 10,000 sf; frontage 100 ft.
    • Setbacks: 0 ft min front; max front 20 ft for residential mixed uses (note 5). Sides/rear: 0 ft; but 10 ft when abutting a conforming residential use.
    • Side yard by height: 5 ft (1–2 stories), 8 ft (3 stories), 12 ft (4+ stories).
    • Height: 60 ft at eave / 50 ft roof peak; max 3 stories (per table).
    • Lot coverage: 75%.
    • Density: up to 50 du/ac (subject to notes).
    • FAR: max 1.5.
    • Open space: 150 sf publicly accessible + 60 sf privately accessible per unit.

NC — Neighborhood Commercial District

  • Purpose and uses: Local-serving retail and services (§ 17.34.010).
  • Where it applies: As mapped; often smaller commercial nodes.
  • Key dimensional standards (§ 17.34.040):
    • Minimum lot: 2,000 sf.
    • Height: 30 ft max.
    • FAR: min 0.3; max 1.0 (office and non‑office).
    • Setbacks: 0 ft front; 0 ft sides/rear unless abutting residential, then 10 ft sides/rear (§ 17.34.040(B)).

CR — Regional Commercial District

  • Purpose and uses: Larger retail/commercial destinations (§ 17.34.010).
  • Where it applies: As mapped; larger parcels/corridors.
  • Key dimensional standards (§ 17.34.040):
    • Minimum lot: 10,000 sf.
    • Height: 50 ft max.
    • FAR: min 0.3; max 0.75 (office) / 0.5 (non‑office).
    • Setbacks: 0 ft front; 10 ft sides/rear when abutting residential.

CMU — Commercial Mixed-Use District

  • Purpose and uses: Vertical/horizontal mixes of commercial with housing (§ 17.34.010).
  • Where it applies: As mapped; some parcels also within SP‑1 or SP‑2 (see note 2 in § 17.34.040).
  • Key dimensional standards (§ 17.34.040):
    • Minimum lot: 5,000 sf.
    • Height: 50 ft max.
    • FAR: min 0.5; max 1.5 (office and non‑office).
    • Residential density: up to 50 du/ac; residential allowed only when the commercial FAR is 0.5+ (note 1).
    • Setbacks: 0 ft front; 10 ft sides/rear when abutting residential.

IMU — Industrial Mixed-Use District

  • Purpose and uses: Clean industry with compatible commercial; can include R&D, warehousing, limited manufacturing (§ 17.34.010; § 17.70.060).
  • Where it applies: As mapped within industrial areas.
  • Key dimensional standards (§ 17.34.040):
    • Minimum lot: no minimum.
    • Height: 65 ft max.
    • FAR: no minimum; max 0.6 (office and non‑office).
    • Setbacks: 0 ft front; 10 ft sides/rear when abutting residential.
  • Typical industrial use classes (§ 17.70.060):
    • Industry—Limited (light manufacturing without outdoor operations), Industry—General (broader manufacturing), R&D, Personal Storage, Enclosed Warehousing, etc. Outdoor storage/maintenance yards and recycling services have specific definitions in § 17.70.060.

I — Institutional District (Public/Semi-Public)

  • Purpose and uses: Public and semi‑public facilities (§ 17.36.010–.030).
  • Where it applies: Sites mapped Institutional, including civic or community uses.
  • Key dimensional standards (§ 17.36.040):
    • Minimum lot: none.
    • Height: 27 ft max (greater height may be allowed by use permit).
    • FAR: no maximum.
    • Setbacks:
      • Front: none, except match the residential front yard where a block frontage is partly residential.
      • Sides/rear: none, unless abutting a residential district or residential use, then 10 ft sides and 10 ft rear.

OS — Open Space District

  • Purpose and uses: Parks/recreation/open space (§ 17.26.030).
  • Where it applies: As mapped OS (parks, creek corridors, etc.).
  • Key dimensional standards: Not found in source materials.

Overlay Districts That Modify Development Standards

D2 — Priority Development Area Overlay

  • Purpose and applicability: Promotes higher‑density, pedestrian‑oriented uses within ¼‑mile of designated transit stations (Rumrill Road, 23rd Street SP, San Pablo Avenue SP) (§ 17.38.040(A)–(B)).
  • Development standards (§ 17.38.040(C), Table 17.38‑A):
    • Density: 20–60 du/ac (residential or mixed use; residential projects must include at least 4 units).
    • FAR: 0.5–2.5 (includes residential floor area).
    • Height: 60 ft max.
  • Where standards conflict with an underlying zone, D2 governs (§ 17.38.040(C)).

HE — Designated Housing Element Sites Overlay

  • Purpose and applicability: Provides by‑right review for lower‑income housing on named sites (§ 17.38.090(A)–(B)).
  • Development standards (§ 17.38.090(D)):
    • Underlying zone standards apply; however, when ≥20% of units are affordable to lower‑income households, the standards must still allow at least 30 du/ac.
    • By‑right ministerial review limited to minor design review if affordability threshold is met (§ 17.38.090(C)(2)).

D1 — Hillside Area Overlay; D3 — Air Quality Health Risk; MF — Multifamily Overlay; CP — Creekside Protection

  • Purpose and where they apply: Established in § 17.26.030.
  • Key dimensional standards: Not found in source materials.

SP1 — 23rd Street Specific Plan; SP2 — San Pablo Avenue Specific Plan

  • Note: For parcels within SP1 or SP2, refer to each plan for the controlling development and design standards (see § 17.34.040, note 2; § 17.38.040(B)). Not found in source materials.

ADUs and Residential Add‑Ons that Affect Site Standards

  • Allowances and caps (§ 17.60.070):
    • On single‑family lots, up to one attached ADU, one detached ADU, and one JADU may be allowed if there’s a single‑family dwelling (§ 17.60.070(D)(1)(a)).
    • Minimum setbacks: attached ADUs must meet district front setbacks; side/rear at least 4 ft (§ 17.60.070(D)(1)(c)(v)); internal conversions can expand ≤150 sf for ingress/egress (§ 17.60.070(D)(1)(b)(ii)).
    • Size and height: attached ADUs at least 850 sf (studio/1‑BR) or 1,000 sf (2+ BR) but capped per § 17.60.070(D)(1)(c)(ii); height up to the zoning district max or 25 ft, whichever is less (§ 17.60.070(D)(1)(c)(iii)).
  • See the dedicated San Pablo ADUs page for full allowances.

Other Site Provisions that Interact with Development Standards

  • Yard/height measurement and encroachments: see Chapter 17.46 (§ 17.46.010 and sections therein).
  • Outdoor seating in commercial districts: allowed by right with upkeep and landscaping conditions (§ 17.52.060).
  • Parking reductions: options include counting on‑street spaces, 10% reduction within ¼‑mile of transit, public‑use credits, senior housing adjustments, and mixed‑use sharing (§ 17.54.050). See San Pablo Parking.
  • Approvals must conform to allowed uses, approvals, and development standards (§ 17.14.020). Many projects also require design review.
  • Nonconforming lots/uses: substandard parcels follow § 17.32.050; see San Pablo Nonconforming Uses.
  • Landscaping/signage: separate standards apply; see Landscaping and Screening and Signage.

Quick Tables

Residential districts: core dimensional controls

District Min Lot (sf) Front/Side/Rear Setbacks Height Max Coverage Density Max FAR Max Code Reference
R-1 5,000 (6,000 corner) 20 ft / side: 1st story min 4 ft each; 2nd story min 8 ft each; rear 15 ft; aggregate side cap 10 ft or 20% lot width 20 ft eave / 27 ft peak; 2 stories 45% (50% with merger) 12 du/ac – § 17.32.040; § 17.32.050
R-2 7,000 20 ft / 5 ft sides / 15 ft rear 20 ft eave / 27 ft peak; 2 stories 50% 18 du/ac – § 17.32.040
R-3 10,000 15 ft / sides 5–12 ft by stories; rear 15 ft; side total = 20% lot width up to 25 ft 40 ft eave / 48 ft peak; 6 stories; step‑downs near R‑1/R‑2 70% 24 du/ac – § 17.32.040; § 17.32.060
R-4 10,000 15 ft / sides 5–12 ft by stories; rear 15 ft; side total = 20% lot width up to 25 ft 60 ft eave / 75 ft peak; 6 stories; step‑downs near R‑1/R‑2 75% 48 du/ac – § 17.32.040; § 17.32.060
RMU 10,000 0 ft front (max 20 ft for residential mixed uses); sides/rear 0 ft, or 10 ft abutting conforming residential; sides 5–12 ft by stories 60 ft eave / 50 ft peak; 3 stories 75% 50 du/ac 1.5 § 17.32.040

Commercial/industrial districts: intensity and height

District Min Lot (sf) Height Max FAR Min FAR Max (Office/Non‑office) Residential Density Setbacks Code Reference
NC 2,000 30 ft 0.3 1.0 / 1.0 – 0 ft front; 10 ft sides/rear abutting residential § 17.34.040
CR 10,000 50 ft 0.3 0.75 / 0.5 – 0 ft front; 10 ft sides/rear abutting residential § 17.34.040
CMU 5,000 50 ft 0.5 1.5 / 1.5 Up to 50 du/ac (residential allowed only if commercial FAR ≥ 0.5) 0 ft front; 10 ft sides/rear abutting residential § 17.34.040
IMU No min 65 ft – 0.6 / 0.6 – 0 ft front; 10 ft sides/rear abutting residential § 17.34.040

Overlays that change base standards

Overlay What changes Code Reference
D2 Priority Development Area Density 20–60 du/ac, FAR 0.5–2.5, height 60 ft; D2 supersedes conflicting base standards § 17.38.040
HE Housing Element Sites Underlying zone standards apply, but must still allow ≥30 du/ac when ≥20% lower‑income; minor design review by right § 17.38.090
D1 Hillside; D3 Air Quality; MF; CP Not found in source materials § 17.26.030

Selected R‑1/substandard parcel side‑yard table (§ 17.32.050)

  • 5,000 sf/50 ft lot: First story total both sides = 20% of width (max 10 ft), min 4 ft on one side; second story total 18 ft, min 8 ft each.
  • 3,700 sf/37 ft lot: 3 ft each side (first); second total 14 ft, min 6 ft.
  • 3,000 sf/30 ft lot: 3 ft each side (first); second total 12 ft, min 5 ft.
  • 2,500 sf/25 ft lot: 3 ft each side (first); second story not allowed except by use permit; if allowed, no side < 3 ft.

Checklist

  • Confirm base zoning district and any overlays for the parcel in § 17.26.030; check for D2 or HE applicability (§ 17.38.040; § 17.38.090). Verify with the jurisdiction.
  • Apply the correct lot size, frontage, and setbacks (front/side/rear), and any aggregate side‑yard rules (§ 17.32.040; § 17.32.060; § 17.34.040; § 17.36.040).
  • Check height limits, including step‑downs within 75 ft of R‑1/R‑2 for R‑3/R‑4 (§ 17.32.040 note 11).
  • Verify lot coverage, density, and FAR maximums/minimums for the district (§ 17.32.040; § 17.34.040; § 17.38.040).
  • For multifamily/RMU, provide required open space per unit (§ 17.32.040).
  • Confirm driveway widths and inner‑court access where applicable (§ 17.32.040).
  • If proposing an ADU/JADU, meet the specific setback, size, and height rules (§ 17.60.070).
  • Use Chapter 17.46 for how to measure yards and height; confirm any allowed encroachments (§ 17.32.040(C)–(D); § 17.46).
  • If near creeks or steep slopes, anticipate additional setbacks (§ 17.32.040 note 4).
  • Coordinate parking supply and any reductions/waivers (§ 17.54.050) and obtain design review if required (§ 17.14.020; § 17.18.090).

Risks & Ambiguities

Issue Why it matters What to verify
Aggregate side-yard vs. per-side minimums in R‑districts You must meet both the per‑side minimum and the aggregate cap tied to lot width Apply § 17.32.040 side‑yard rows and § 17.32.060 for R‑3/R‑4; use § 17.32.050 for substandard lots
Proximity step‑down near R‑1/R‑2 Can reduce allowable height/stories in R‑3/R‑4 projects Measure the 75‑ft buffer correctly; confirm height at eave/peak in § 17.32.040 note 11
Mixed‑use eligibility in CMU Residential allowed only when commercial FAR is sufficient Ensure commercial component achieves ≥0.5 FAR (§ 17.34.040 note 1)
Front setback in Institutional (I) on mixed blocks I front yard must match adjacent residential block pattern Confirm block frontage context (§ 17.36.040(D)(1))
Overlay interplay (D2/HE) with base standards Overlays can override base height/density/FAR If D2 applies, use Table 17.38‑A; if HE applies, ensure ≥30 du/ac for 20% lower‑income (§ 17.38.040; § 17.38.090)
Specific Plan areas (SP‑1/SP‑2) Specific plans may supersede citywide tables If parcel is in SP‑1 or SP‑2, apply the plan’s standards (not provided here). Not found in source materials
OS district standards Open Space standards not in provided materials Not found in source materials
Measurement rules and encroachments How height/yard are measured affects compliance Use Chapter 17.46; details not provided here—confirm with the City

Plain-English Summary

San Pablo sets specific lot sizes, setbacks, heights, coverage, density, and FAR by district. Single‑family R‑1 lots need 20 ft front and 15 ft rear yards and max 27 ft peak height, while R‑3/R‑4 multifamily can go taller but must step down near R‑1/R‑2 homes. Commercial zones have 0 ft front setbacks, with 10 ft buffers when abutting residential, and CMU allows housing if the commercial side reaches 0.5 FAR. The D2 overlay raises intensity to as high as 60 ft and 2.5 FAR, and HE sites must still allow ≥30 du/ac with required affordability.

Source References

  • San Pablo Municipal Code, Title 17 — Zoning: § 17.14.020; § 17.26.030; § 17.32.010; § 17.32.030; § 17.32.040; § 17.32.050; § 17.32.060; § 17.34.010; § 17.34.040; § 17.34.120; § 17.36.040; § 17.38.040; § 17.38.090; § 17.46.010 and Chapter 17.46; § 17.52.060; § 17.54.050; § 17.60.070; § 17.68.020; § 17.70.060. URL: https://www.codepublishing.com/CA/SanPablo/ (City Clerk hosts the official version)
  • San Pablo Municipal Code, Title 16 — Subdivisions: § 16.02.020 (policy context for safe development). URL: https://www.codepublishing.com/CA/SanPablo/

Information Gaps

  • Open Space (OS) district development standards: Not found in source materials.
  • Overlay districts D1 (Hillside), D3 (Air Quality), MF (Multifamily), CP (Creekside) detailed standards: Not found in source materials.
  • Specific Plan standards (SP‑1 23rd Street; SP‑2 San Pablo Avenue): Not found in source materials.

Sources

Source passages

  • San Pablo Zoning Code (§ 17.70.060) High relevance
  • San Pablo Zoning Code (§ 17.60.070) High relevance
  • San Pablo Zoning Code (§ 17.26.030) High relevance
  • San Pablo Zoning Code (§ 17.38.040) High relevance
  • San Pablo Zoning Code (§ 17.36.040) Medium relevance
  • San Pablo Zoning Code (§ 17.32.010) Medium relevance
  • San Pablo Zoning Code (§ 17.32) Medium relevance
  • San Pablo Zoning Code (§ 17.34) Medium relevance
  • San Pablo Zoning Code (§ 17.38.090) Medium relevance
  • San Pablo Zoning Code (§ 17.26) Medium relevance
  • San Pablo Zoning Code (§ 17.14.020) Medium relevance
  • San Pablo Zoning Code (§ 17.32.040) Medium relevance
  • San Pablo Zoning Code (§ 17.34.010) Medium relevance
  • San Pablo Zoning Code (§ 17.52.060) Medium relevance
  • San Pablo Zoning Code (§ 17.68.020) Medium relevance
  • San Pablo Zoning Code (§ 17.14) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in San Pablo?

Single‑family homes with typical setbacks of 20 ft front, 15 ft rear, and side yards that scale with lot width are allowed, up to 27 ft roof peak and 2 stories (§ 17.32.040). Substandard lots follow special side‑yard tables in § 17.32.050, and front yards must remain mostly permeable and not be used for parking (§ 17.32.050(E)).

How tall can my multifamily building be in R-3 or R-4?

In R‑3, heights are up to 40 ft at the eave and 48 ft at the roof peak; in R‑4, up to 60 ft eave and 75 ft peak (§ 17.32.040). If within 75 ft of R‑1 or R‑2, both districts step down to 40 ft eave, 50 ft peak, and 4 stories (§ 17.32.040, note 11).

What are the commercial setbacks in San Pablo?

In NC, CR, CMU, IMU, there’s no required front setback; side and rear yards are 0 ft unless the property abuts a residential district or residential use, then a 10 ft side/rear setback is required (§ 17.34.040(B)).

Can I include housing in the CMU district?

Yes—up to 50 du/ac—but residential is only allowed when the commercial component achieves at least 0.5 FAR (§ 17.34.040, note 1). Height is capped at 50 ft and FAR up to 1.5 for both office and non‑office uses (§ 17.34.040).

What does the D2 Priority Development Area overlay allow?

Within D2, mixed‑use or residential projects can reach 20–60 du/ac, 0.5–2.5 FAR, and 60 ft height, and these overlay standards supersede conflicting base‑zone standards (§ 17.38.040).

Do Housing Element (HE) overlay sites have special standards?

They use the underlying zoning standards, but projects with ≥20% lower‑income units must still be permitted at ≥30 du/ac and qualify for by‑right minor design review (§ 17.38.090(C)–(D)).

What are the ADU setbacks and height limits?

Attached ADUs/JADUs must meet district front setbacks; side/rear must be at least 4 ft. Attached ADUs may be up to the district’s height or 25 ft, whichever is less, and size allowances apply (e.g., 850–1,000 sf caps by bedroom count) (§ 17.60.070(D)(1)(c)).

How are side yards calculated for multifamily?

In R‑3 and R‑4, aggregate side yards equal 20% of the lot width (up to 25 ft total), with per‑side minimums of 5 ft (1–2 stories), 8 ft (3 stories), and 12 ft (4+ stories) (§ 17.32.060).

What development standards apply to public or institutional uses?

In the I district, max height is 27 ft (more by use permit) with no minimum lot area or FAR. Front setback matches residential only when the block frontage is partly residential; otherwise 0 ft. Sides/rear are 0 ft, or 10 ft when abutting residential (§ 17.36.040).

Can I reduce parking requirements?

Yes. Options include counting on‑street spaces, a 10% reduction within ¼‑mile of transit, credits for public parking, and shared/mixed‑use reductions, subject to criteria (§ 17.54.050). Coordinate with San Pablo Parking.

General information, not legal advice.

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