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Roundup 12-1-2017

December 1, 2017

Contents

Transportation – Leading . . .

– The Quote

— Express Lanes, Toujours Express Lanes

— Dangerous Streets

— Real Cost

Economic Development – Income Growth

Downtown/Channel District – More on 815 Water Street

Downtown – Riverwalk Tower

Channel District – Del Villar Speaks

Ybor City – A Project

Airport – Expanding Service

— The Other Airport

(Not) Westshore – You Just Have to Wonder

Temple Terrace – As Expected

Tampa Heights – A Heights Picture

Rowdies – Not This Year

Rays – A Good Point

_____________________________


Transportation – Leading . . .


– The Quote

There was a Times article on state government spending, which was interesting, but a bit beyond the scope of our usual Roundup, except this:

The Florida Department of Transportation spent nearly $70,000 on travel during the three months ending on Sept. 30, including paying for department executives to attend conferences in Norfolk, Va.; Providence, R.I.; Dallas and Boca Raton.

“Florida is a national leader in transportation, which often requires our employees to travel to other states,” said DOT spokesman Dick Kane.

We are not going to get into the conferences, but, as anyone who tries to get around this area knows, FDOT does not seem to be a national leader in transportation, even in express lanes.  (How else to explain the trip to St. Louis to learn how to communicate with the community while planning?)


— Express Lanes, Toujours Express Lanes

Even more to the point, there was a Times article about FDOT considering ideas to improve Fowler.

A new study eventually could lead to better traffic flow on Fowler Avenue while offering a variety of transportation options.

The $500,000 study, to take up to 18 months, focuses on the University Area and the University of South Florida. It is one part of a plan to look at “how people move” in Hillsborough County, said Ed McKinney, district planning and environmental administrator for the Florida Department of Transportation.

“We came to the realization we had to look at everything, transit, local streets, local connectors,” said McKinney, describing the plan that became known as Tampa Bay Next — an effort to modernize transportation infrastructure and prepare for the future.

* * *

For the north Tampa area, the center of focus now is Fowler Avenue, said Ming Gao, modal development administrator with FDOT in Tampa.

Currently, 53,000 cars carrying residents, tourists, employees and students travel on Fowler Avenue each day past the University of South Florida. By 2040, FDOT projects the number will rise to about 80,000 a day, McKinney said.

Fowler is definitely a major road that needs improvements.  Right now it is a sprawling mess.  So what are the ideas?

“We are looking at planning for a transit spine — where you can connect regional service to local service,” he said. “Fowler Avenue is a major corridor.”

* * *

The university area already has a number of transportation options including Bull Runner buses for USF students and shuttles for hospital employees who park off-site.

“We want to make things more efficient as transportation is not coordinated now,” Ming said.

The dense population in the area also is conducive to transit use, Gao said.

But currently, most bus riders there have no other transportation options. “What we have to do is have choice riders,” McKinney said.

So that sounds promising.  But what are the ideas?

Those connections could come in many forms, but one idea being explored is creating elevated express lanes on Fowler Avenue to Interstate 75.

Of course.  Nothing makes people get around a local area better than express lanes to the interstate. (not that the focus on express lanes is confined to this area. see here  and here)  And nothing is more conducive to transit connections than express lanes (not to mention that presumably, because it is now the law, any transit on the express lanes would be buses – driven or automated – which would FDOT would not be funding ).  And what could lead to more transit friendly development and walkability/biking than express lanes, especially elevated ones?

Tampa Bay Next (ed. which means simply FDOT – Tampa Bay Next not an organization) also is working with the nonprofit !P: Potential Unleashed, headed by former Hillsborough County Commissioner Mark Sharpe. The organization seeks to create a North Tampa innovation district where people work, play, study and stay.

Sharpe said he supports plans to enhance Fowler Avenue and the transit options.

“We are partnering with the state and other agencies to explore the complete transformation of Fowler Avenue from what it is today, to what we intend it to become — a livable, walkable, bike friendly, transit oriented, business friendly corridor,” Sharpe said.

We completely support his described idea of what Fowler should be.  Unfortunately, it does not seem to be where FDOT (and probably local officials) is going.  We suggest he nix the express lanes and get FDOT to actually plan for real transit and walkability/biking, not to mention getting the City, County, and Temple Terrace to redo the planning.  Express lanes are basically more of the same and, if one does the same thing over and over, one should expect the same results. If the intention is to fix Fowler, do it right.


— Dangerous Streets

ABC Action News also had an interesting item.

Hillsborough County streets are some of the deadliest in the country, according to Vision Zero, a multi-national road traffic safety project that aims to achieve a highway system with no fatalities or serious injuries involving road traffic. 

That is something we knew.  What is interesting is that the article had a list of the most dangerous stretches of road. Here are the top 5:

Top Severe Crash Corridors:

  1. Brandon Blvd from Falkenburg Rd to Dover Rd (7.18 miles)
  • 180 crashes (25 crashes per mile)
  • Daily Vehicle Miles Traveled (VMT): 463,965
  1. Gibsonton Dr/Boyette Rd from I-75 to Balm Riverview Rd (2.33 miles)
  • 49 crashes (21 crashes per mile)
  • Daily VMT: 79,720
  1. Hillsborough Ave from Longboat Blvd to Florida Ave (8.87 miles)
  • 176 crashes (19.8 crashes per mile)
  • Daily VMT: 528,719
  1. Fletcher Ave from Armenia Ave to 50th St (5.09 miles)
  • 100 crashes (19.6 crashes per mile)*
  • Daily VMT: 196,990
  1. Dale Mabry from Hillsborough Ave to Bearss Ave (6.17 miles)
  • 116 crashes (18.8 crashes per mile)
  • Daily VMT: 430,798

See article here.

Interestingly, number 14 is:

  1. I-4 from I-275 to 22nd St (1.08 miles)
  • 17 crashes (15.7 crashes per mile)
  • Daily VMT: 189,000

See article here.

The really interesting this is the Daily VMT – vehicle miles traveled.  While there are a lot on the I-4 stretch, the major local roads are far higher.  And while I-275 from downtown to Westshore is probably higher than I-4, the numbers make one wonder how simply putting express lanes on the interstate with the express intention of incentivizing people to not take the interstate and take surface roads instead, which is how variable rate express lanes theory works, will fix congestion or road safety. Perhaps FDOT should be working on an alternative to driving instead.


— Real Cost

Opponents of transit often complain about the cost, and often the costs seem quite high at first blush.  However, the real question is how much transit costs relative to other transportation (and you should include the associate costs of vehicle ownership and road maintenance with that, plus pollution and underused – and hence undervalued – land), which brings us to news from the Tampa-Hillsborough Expressway Authority.

The Tampa-Hillsborough Expressway Authority anticipates selling more than $200 million in tax-free bonds to pay for two projects related to its properties. The bonds would fund the South Selmon Expressway Improvement and the Meridian Ultimate Improvement projects.

The agency would not comment in detail on the two projects because they aren’t finalized. The bond notice of sale “reserves the right to change or modify its plans.”

Setting aside that the projects are not finalized and that bonding basically means it will cost more over time, surely they must be getting a lot for that amount of money, which is more than twice as much as either the HART budget (here) or the PSTA budget (here) and more than twice the cost to expand the streetcar.

The Meridian project would eliminate backups entering and exiting the agency’s reversible express lanes at Meridian Avenue. Those express lanes shift traffic flow between Brandon and downtown Tampa based on traffic patterns. That portion of the project also includes plans to update Meridian Avenue to work in tandem with the Strategic Property Partners’ Water Street Tampa plan.

The South Selmon Expressway Safety Improvement plan would reduce the potential for drivers crossing the median into oncoming traffic by installing things like better drainage and concrete barrier walls. Those portions would run south of downtown to the expressway’s terminus at Gandy Boulevard.

While we have nothing against fixing a poorly designed intersection or installing safety barriers, that seems pretty expensive for what they are getting.  But roads are quite expensive, too. And that is the whole point.


Economic Development – Income Growth

For the last few Roundups we have focused on how this area is doing economically, including the Tampa Bay Partnership’s recent report.  All indications point to us improving compared to our previous performance but still lagging our competitors.  This week is no different.

Personal income rose in 2016 in most counties making up the greater Tampa Bay area, with Pinellas boasting both the highest average income of $49,186 and the fastest rate of growth in the metro area at 1.5 percent, according to estimates released Thursday by the U.S. Bureau of Economic Analysis.

The bad news is the national average growth of personal income in counties located in metropolitan areas was 2.5 percent. That’s a full percentage point higher than Pinellas’ income growth and the latest signal that Florida incomes, even in metros with stronger economies, in general are failing to keep up with cities across the country.

Based on all U.S. counties, metropolitan and rural alike, the nation’s average personal income rose 1.6 percent to $49,246. Statewide, Florida’s average personal income rose 1.1 percent in 2016 to $45,953.

Pinellas was the only county within the Tampa Bay metro area whose income figure topped the overall state average. Hillsborough’s average personal income of $43,803 was $5,383 less than that in Pinellas and grew at a slower pace.

In other words, we are growing but not growing as fast as our competition and still our income levels are less than average.  It should be noted, among major Florida metros we are not awful:

The per capita personal income in the Tampa metro in 2016 was $43,807, putting the Tampa metro in No. 151 among 382 metro areas nationwide. The Sarasota metro ranks No. 49, with $51,931 in 2016 per capital personal income, and the Lakeland area is No. 366, with per capita personal income of $34,199.

* * *

Among the major metros in Florida, Miami-Fort Lauderdale-West Palm Beach ranked No. 48 nationally, with $52,210 in 2016 per capita personal income; Orlando-Kissimmee-Sanford ranked No. 241, with $40,169; and Jacksonville was No. 121 with $45,468.

But that says more about Florida overall than it says about how we compare to competitors nationwide.

Now add this to the mix (which we already knew to a large degree):

Tampa Bay renters are spending a bigger chunk of their incomes on rent.

In the pre-bubble years between 1985 and 2000, those earning what was then the median income spent 27.6 percent of their earnings on rent, Zillow found. Today, bay area renters spend 32.1 percent of their income on rent.

So the less than average income and income growth is getting eaten up in housing costs (not to mention transportation costs).  This is not where we want – or need – to be.


Downtown/Channel District – More on 815 Water Street

More information was released on 815 Water Street, the Condo/Apartment buildings across from the USF Med School.  Per URBN Tampa Bay:

The project features condos, apartments, retail and a grocery store. The towers are 26 and 21 stories and will top out at 303 feet and 237 feet, respectively. Total retail space is 40,000 square feet and the total number of residential units is 402.

Attached are new site plans, elevations and a rendering. Notice in the elevations the FAA height limit line is drawn out, showing this project is as tall as can possibly be without a FAA variance.

Here are some new renderings and a site plan (thanks to Florida Future at SkyscraperCity):

From Florida Future at SkyscraperCity – click on picture for website

Elevation from Channelside:

From Florida Future at SkyscraperCity – click on picture for website

Elevation from the east:

From Florida Future at SkyscraperCity – click on picture for website

Site plan:

From Florida Future at SkyscraperCity – click on picture for website

The size and massing of the project are fine with us.  We like that they are squeezing in what they can in terms of height (blame Peter O. Knight for the FAA height limitation).  The façade is not really our favorite but, assuming that this is the only building with that style, we think it will be fine.  As we said before, we like the living wall on the garage.  We like all the retail.  We can even appreciate that the loading docks and garage entrance face the back of the history museum rather than a major street.

We are still disappointed that there does not seem to be a covered area to protect pedestrians from the sun and rain – not the whole sidewalk but some of it.  Even though they seem to have shade trees, which we support, we think the lack of cover is a mistake in this environment.  And, while we think the three columns underneath the condo portion look cool, we are not sure what the purpose of the design is.  They do not open up much more space or really create a plaza because of the large planter.

Overall, it is fine, but the two buildings we have seen already (the hotel and this) still make us think that the design team still might not quite get the Florida environment. To really be successful, they need to make it attractively walkable all year – including when it is brutally hot and/or raining. It is a concern.


Downtown – Riverwalk Tower

There was news about Riverwalk Tower.

Calling it a “significant hurdle” in the planned development of a 52-story, mixed-use tower that would become Tampa’s tallest building, Feldman Equities and Tower Realty Partners are planning to demolish a downtown office building early in 2018.

Razing the CapTrust Financial Advisors building at 102 W. Whiting St. will allow Feldman and Tower Realty to proceed with plans for Riverwalk Tower on a vacant, adjacent lot.

Feldman CEO Larry Feldman says CapTrust has agreed to a long-term lease within the joint landlords’ 36-story Park Tower property, which the pair acquired with City Office REIT Inc. in November 2016 for $79.75 million.

Once the developer submitted a plan to use the CapTrust land in their project, this was inevitable, though it is encouraging that it is happening.  What’s more:

The six-story, 48,740-square-foot Whiting Street building being razed beginning in February was completed in 1974. The 1.73-acre site will be incorporated into Riverwalk Tower, a groundbreaking for which is expected next summer.

The summer start date would be nice.  However, as there has been no public unveiling of the design – or even a rendering (though apparently they have been circulating behind the scenes), we are not sure we fully buy it.  It would be very nice if this building were to go up at the same time work really got going on Water Street, but time will tell.


Channel District – Del Villar Speaks

A few weeks ago we noted that the City had rejected the developer’s changes to Del Villar (namely adding 700 sq ft of retail to a basically dead façade along Channelside) as being inadequate and not following the Channel District guidelines.  The architect/developer responded this week.  Per URBN Tampa Bay:

Instead of fixing it, the architect responded saying the project is in compliance and they don’t have to change anything for those two issues. The project’s office aspect is just 112 square feet and appears to be a leasing/property management office. This never counts as office space under the code. If it did every apartment project with a leasing office would technically be “mixed-use.”

The project provides roughly 700 square feet of retail on the corner of Channelside and Whiting. The issue is 700 square feet is such a small amount compared to the size of the lot. We, and the city staff as well apparently, felt this was just token retail to get around the code. The last proposed design of this project from a year ago had no retail in it.

The architect/developer also says the dead streetscape of the garage will be addressed later. You can see the response here and an elevation here (thanks to Florida Future at SkyscraperCity).

The bottom line is that the project does not comply with the guidelines.  We would love to see another big apartment/condo project in the Channel District, but it just does not comply.  They need to fix it, and the City needs to make sure they do.  We cannot afford to have a poor precedent set on what very well may become a main drag through the urban core surrounded by major developments.  Especially with all the other large projects moving forward, this is no time to settle.


Ybor City – A Project

The Business Journal had news of another project for Ybor City:

A new mixed-use building is on track to replace the Ybor Resort and Spa that burned down in early 2017.

A-Investments, a partnership of Darryl Shaw and Ariel Quintela, owns the property at 1512 8th Ave. A-Investments has proposed a four-story mixed-use building on the site, which received unanimous approval from the city’s Barrio Latino Commission on Wednesday.

* * *

The building, which represents an estimated $8 million to $10 million investment, will be comprised of 16 to 24 luxury apartments and ground-floor retail, said Jonathan Moore of InVision Advisors, which is representing A-Investments in the project.

This is the location.  And here are some renderings – please note that the Business Journal actually has two different versions of the building but URBN Tampa Bay pulled pictures from the City website (presumably Accela) with this version:

From the Business Journal – click on picture for article

With this (faux-)awning:

From the Business Journal – click on picture for article

And a closer look posted by URBN Tampa Bay:

 

From URBN Tampa Bay – click on picture for Facebook page

The proposal is definitely better than what was there before and has some nice elements (we like the integration of balconies on the top floor in the façade, for instance).  However, we are not big fans of the segmented awnings, especially when they are so small to essentially be useless.  Yes, the previous building did not have awnings, but new construction should.  It follows the historical Ybor patterns and is practical for an urban area in Florida.


Airport – Expanding Service

In contrast to the previous airport administration, the present administration has pushed international service.

TIA has been on a mission to increase its international traffic and since 2010 it has seen a more than 125 percent increase in global passengers. That jump is attributed to service to Switzerland on Edelweiss; Frankfurt, Germany on Lufthansa; Panama on Copa Airlines and last year to Havana, Cuba on Dallas-based Southwest Airlines..

Most recently, Tampa’s new flight to Iceland took off a couple of days before Hurricane Irma hit Florida. All 183 seats of Icelandair’s scheduled departure to the international airport in Keflavik, near Iceland’s capital city of Reykjavik, were sold on its inaugural flight.

TIA executives previously said they were looking at new nonstop service to international destinations such as Manchester, England; Amsterdam; Dublin, Ireland; Bogota, Colombia; Mexico City and Lima, Peru.

Recently Copa has been performing particularly well, so this was not a surprise:

Four years after becoming the first airline to offer nonstop service between Tampa Bay and Panama City, Copa Airlines, member of the global Star Alliance network, announced today it will increase service to daily flights beginning this upcoming summer. 

The expanded service, which is set to begin on July 17, 2018, provides a better and more frequent connection to Central and South America, and continues to build on a route that has already served thousands of passengers since launching in December 2013.

* * *

The new Copa flight, CM 394, departs TPA daily at 2:05 p.m., arriving at Copa’s Hub of the Americas in Tocumen International Airport in Panama at 5:34 p.m.  Passengers can make convenient connections to destinations such as Guayaquil and Quito in Ecuador, Bogota and Medellin in Colombia, San Jose, Costa Rica, Lima, Peru, among many other major cities in Latin America.  The return flight, CM393, departs PTY at 9:20 a.m., arriving in TPA at 12:42 p.m.

But it is welcome.  As is this additional domestic service:

Miramar-based Spirit (NASDAQ: SAVE) announced Wednesday that the airline will begin the new daily, year-round routes on April 12 between TIA and Los Angeles International Airport as well as to McCarran International Airport, which serves Las Vegas.

The Los Angeles region is TIA’s 13th largest market and its No. 1 largest underserved market in high demand among Tampa Bay area travelers, Tampa airport officials announced in a press release. Currently, Atlanta-based Delta Air Lines (NYSE: DAL), TIA’s second largest carrier, is the only airline offering nonstop service between Tampa and the Los Angeles market. More than 870 passengers fly between Tampa and Los Angeles-area airports per day.

There is definitely room for more flights to Los Angeles.  We are happy to see it.

Hopefully, there will be more announcements soon (we won’t get into the rumors now).  It just goes to show what this area can do if we set aside complacency (and factionalism) and methodically (and without rose-tinted glasses) pursue our goals.  We do not have to settle.


— The Other Airport

There was also news about the other airport, which has been doing quite well due to Allegiant.

Passenger counts are higher than ever. Last year, the airport saw more than 1.8 million passengers. This year, airport officials are confident they’ll see 2 million.

But one airline, Allegiant, carries the vast majority of those passengers. Allegiant has a larger presence at only two airports: Orlando-Sanford and Las Vegas, where it is based. St. Pete-Clearwater also has two smaller airlines: Sunwing, with flights to Halifax and Toronto, and Sun Country, which flies casino lovers to and from the Gulfport/Biloxi airport. In all, the three serve 62 destinations.

The growth is good, but it relies basically on one airline, which is problematic.  Setting that aside, they are beginning a new master planning process:

Now, however, the airport is in its fifth year of double-digit growth. It has vacant land it could develop. A major highway project will require moving the airport’s main entrance and re-arranging parking. And its main airline is thinking about expanding its footprint. So this seems like a good time to update the airport’s master plan.

That effort kicks off Nov. 30 with an open invitation to the public, and it is expected to unfold over the next 18 months with regular opportunities for interested residents and the Pinellas County Commission to influence what will be a 20-year plan for improvements.

You can read the article for more detail.  And if you want to keep up with the process, this is the master plan website.


(Not) Westshore – You Just Have to Wonder

Sometimes good news reveals something questionable.  That happened recently when reading a Business Observer article.

New Jersey-based Vision Properties has unveiled renderings for a pair of new office buildings the company intends to develop within its 71-acre Renaissance Center, in Tampa’s Westshore district.

First, this complex is between Waters and Linebaugh near the Veterans – not what we consider Westshore.  But anyway:

Vision’s $120 million development plan, which also includes the addition of hundreds of new parking spaces and a doubling of an existing food court, comes in the wake of an April lease with Auto Club Group for the entire 150,000-square-foot Renaissance Center VI, which it began late last year on a speculative basis. Renaissance VI is slated for delivery early in 2018.

The new buildings by Vision, which paid $108 million for the five-building park in February 2016, will add a total of 400,000 square feet. Approval of a major modification to its master plan last summer also will allow for the development of a 200-room hotel.

That they feel they can lease all that space is a good thing.  But it leads to something else – transportation, namely access to the complex.  The only way in and out of the complex is by virtue of Henderson Road (see here) which is one lane in each direction and (very purposefully) without outlets between Waters and Linebaugh.  Moreover, Henderson most likely cannot even be expanded north without changes to the Veterans Expressway because of a narrow overpass, see here, though at least there is a bike lane. (Of course the CSX tracks pass just north of the Veterans overpass but even if you put a stop there on some rail system, the office complex makes no provision for getting there by anything other than cars, with its most prominent features from the road being the parking garages. See here and here)

Why the overpass is so narrow, we don’t know.  Why there were no provisions made for making the road wider, we don’t know.  That adding two or three more large buildings to a complex with limited access is questionable, we do know.  But that is Hillsborough County planning at work.


Temple Terrace – As Expected

Temple Terrace’s long running effort to build a downtown is coming to the expected denouement:

City Council members have put off building apartments on its downtown redevelopment property for the time being and have unanimously chosen a bank and retail stores on the corner of Bullard Parkway and 56th Street.

And at a meeting scheduled for 5 p.m. Tuesday (Nov. 21), the council, acting as the Community Redevelopment Agency, plans to hear more from developers who want to build a five-story apartment building for seniors on limited incomes on the property south of Riverhills Drive.

For the north sector of the city’s property, the council picked Paragon Property Development, which is offering $3.58 million for the corner 2.85 acres. The company plans to build a bank along Bullard Parkway and three other buildings along 56th Street — one that another financial institution may occupy, another with a 10,000-square-foot restaurant and a third that may house a medical facility and coffee shop.

In other words, not a downtown or even anything urban-ish.


Tampa Heights – A Heights Picture

We often check in with the Heights Facebook page for updates.  Last week they had this picture:

 

From the Heights – click on picture for facebook page

It shows some nice progress on the Pearl (and shows nicely how it transitions from the houses to the north into denser development to the south).  It does not really show anything about Armature Works.

One other thing we did notice that, admittedly we did not really focus on before, is the grid.  As you can see from the picture, they are redoing the roads.  We mostly like the Heights project, but, setting aside the riverfront road, we are a little confused why they have laid out the north south roads in a staggered pattern.  They do not rationally connect at intersections which is going to make for some interesting conditions.  We assume the reason is that the developers wanted to shape the lots to a certain size, but it is still not the best urban practice to not make grid connect properly.


Rowdies – Not This Year

The Rowdies will not be awarded an MLS position this year:

The Tampa Bay Rowdies will not get a Major League Soccer expansion team at this time.

Four cities — Cincinnati, Detroit, Nashville and Sacramento — are finalists for the next two expansion teams, the league announced Wednesday.

* * *

“On behalf of the Rowdies organization, I am very proud of what we have accomplished on and off the pitch. We set modern day records in nineteen categories this past season,” Edwards said. “I personally had a medical setback that put us behind – but undaunted. I continue to invest in refining our stadium plan and other elements of our bid to make it as strong and competitive as possible, and remain in communication with Commissioner Garber and MLS. I firmly believe that this MLS expansion will come to pass.”

As this year progressed, it became quite clear that it would not happen this year, though more for the push by other cities.  Maybe next year.


Rays – A Good Point

Which brings us to an interesting column in the Times.  We are not going to get into the whole column, but this is the salient part:

Rays owner Stu Sternberg said that if he digs real deep into the couch cushions, he might be able to chip in $150 million toward a ballpark in Ybor City that could cost $800 million.

My advice: Keep digging.

By the way, how did the price jump to $800 million? The Oakland Athletics, the Rays’ roommate at the bottom of baseball’s attendance list, recently announced plans for a $500 million stadium that, get this, THEY WILL PAY FOR!

That’s right. A team struggling nearly as much at the ticket counter as the Rays said its new home will be privately financed. That’s how it should be.

Here are last year’s bottom two teams in terms of attendance:

29        Oakland          Total: 1,475,721          Per Game: 18,446

30        Tampa Bay     Total: 1,253,619          Per Game: 15,670

First, note that the Rays average attendance per game is far below the Lightning (though, admittedly, the Lightning have half the home games) and Oakland is a bit higher.  Nevertheless, the A’s will pay.  No, we do not have the corporations that the other Bay area has, and our stadium needs a roof (preferably retractable) while the A’s will not, so we can take that into account in funding, but it seems to us that the Rays have to do more than $150 million to get any buy in here.

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