Item U2
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: December 18. 2002
Division:
Growth Management
Bulk Item: Yes
No-L
Department: Planning
AGENDA ITEM WORDING:
Second of two public hearings or the "amendment" hearing, to adopt an ordinance amending
Policy 101.4.23 of the Year 2010 Comprehensive Plan to 'grandfather' all legally established
residences notwithstanding the density requirements set forth in Policy 101.4.21.
ITEM BACKGROUND:
Currently, Policy 101.4.23 extends protection to non-conforming principal residential dwelling
units that were legally established before January 4, 1996. At their regularly scheduled meeting in
July 2001, the Board of County Commissioners directed Growth Management staff to revise
Policy 101.4.23 to include seasonal and vacation rental units rather than limit 'grandfathering' to
only principal residences. The Planning Commission reviewed and decided not to protect
transient rental units and to remove the requirement that structures be established before January
4, 1996. On March 2ih, 2002 the Planning Commission approved the proposed amendment. The
first public hearing or "transmittal" hearing was held on May 15, 2002, where the BOCC
authorized the transmittal of the draft to the DCA. The DCA has reviewed the proposed
amendment to the 2010 Comprehensive Plan and has no objections to the proposed amendment
as transmitted (DCA No. 02-02).
PREVIOUS RELEVANT BOCC ACTION:
At its regular meeting on May 15, 2002 the BOCC approved resolution 226-2002 authorizing the
Planning Department to transmit the draft ordinance to the DCA.
CONTRACT/AGREEMENT CHANGES:
N/A
STAFF RECOMMENDATIONS:
Approval
TOTAL COST:
N/A
BUDGETED: Yes N/ A No
COST TO COUNTY: N/ A
REVENUE PRODUCING: Yes
No-L
AMOUNT PER MONTH
Year
DOCUMENTATION:
Included X
. sk Management N/ A
APPROVED BY: County Atty -X- OMB/Purchasing N/
DIVISION DIRECTOR APPROVAL:
Not Required_
DISPOSITION:
Revised 2/27/01
AGENDA ITEM # V02-
-4~t.
YEAR 2010 COMPREHENSIVE PLAN
TEXT AMENDMENT
DENSITY PROTECTION OF ALL LEGALLY
ESTABLISHED RESIDENTIAL DWELLING UNITS
ADOPTION HEARING
BOARD OF COUNTY COMMISSIONERS
MARATHON GOVERNMENT CENTER
DECEMBER 18, 2002
PROPOSED TEXT AMENDMENT
POLICY 101.4.23
OF THE MONROE COUNTY YEAR 2010 COMPREHENSIVE PLAN
THE AMENDMENT PROPOSES TO CLARIFY THAT ALL LEGALLY-
ESTABLISHED RESIDENTIAL DWELLING UNITS SHALL NOT BE
CONSIDERED NON-CONFORMING UNDER THE DENSITY
PROVISIONS IN POLICY 101.4.21 AND IN THE MONROE COUNTY
CODE, AND TO CORRECT A SCRIVENER'S ERROR IN THE
COMPREHENSIVE PLAN CITING AN INCORRECT POLICY.
RECOMMENDATIONS
Staff: Approval March 22, 2002 Staff Report
DRC: Approval November 1, 2001 Resolution #D23-01
PC: Approval March 27,2002 Resolution #P24-02
BOCC: Transmittal May 15, 2002 Resolution #226-2002
DCA No Objection October 28, 2002 Letter
DRAFT BOCC ORDINANCE
ORDINANCE NO. -2002
AN ORDINANCE AMENDING THE MONROE COUNTY YEAR 2010
COMPREHENSIVE PLAN BY AMENDING POLICY 101.4.23; PROVIDING
FOR THE SEVERABILITY; PROVIDING FOR THE REPEAL OF ALL
ORDINANCES INCONSISTENT HEREWITH; PROVIDING FOR THE
INCORPORATION INTO THE MONROE COUNTY YEAR 2010
COMPREHENSIVE PLAN; AND DIRECTING THE CLERK OF THE BOARD
TO FORWARD A CERTIFIED COPY OF THIS ORDINANCE TO THE
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS AND PROVIDING
AN EFFECTIVE DATE.
WHEREAS, Policy 101.4.23 of the Year 2010 Comprehensive Plan currently allows
residential units that are non-conforming as to density to be rebuilt or substantially improved
only if they are legally-established, principal residences; and
WHEREAS, at its regularly scheduled July meeting the Board of County Commissioners
raised a specific concern related to the rights of property owners to rebuild or substantially
improve their properties in situations where the development did not meet minimum parcel size
or density standards; and
WHEREAS, in the event of a major storm, the County could be faced with a significant
number of units that could not be legally rebuilt unless they are proved to be principal
residences; and
WHEREAS, Growth Management staff recommends the course of action is to amend Policy
101.4.23 to extend the density protection to all lawfully established residential dwelling units; and
WHEREAS, currently Policy 101.4.23 incorrectly cites Policy 101.4.22 as the density
limitations set forth in the Year 2010 Comprehensive Plan; and
WHEREAS, the Development Review Committee on November 1, 2001 reviewed the
legal authority and the proposed text, and recommended approval of the proposed text; and
WHEREAS, during a regular meeting held on December 12,2001, the Monroe County
Planning Commission conducted a public hearing on the proposed text and raised concerns about
allowing all types of transient housing units to be protected as to density; and
WHEREAS, during a regular meeting held on December 27, 2001, the Monroe County
Planning Commission conducted a public hearing on a proposed text narrowed in scope to
include only residential units to be granted density rights; and
WHEREAS, the proposed text was tabled during the December 27,2001 regular meeting
pending the decision of an administrative hearing regarding an appeal of the Planning
Commission's decision to deny build back rights; and
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Initial
WHEREAS, during a regular meeting held on March 13, 2002, the Monroe County
Planning Commission conducted a public hearing on the proposed text and raised concerns about
the density protection of units built after January 4, 1996 and suggested the date be eliminated to
include units built after this date; and
WHEREAS, during a regular meeting held on March 27, 2002, the Monroe County
Planning Commission conducted a public hearing and approved the proposed text; and
WHEREAS, The Monroe County Board of County Commissioners were presented with
the following information, which by reference is hereby incorporated as part of the record of said
hearing:
1. The Staff Report prepared on December 2, 2002; by K. Marlene Conaway, Director,
Planning and Environmental Resources,
2. Proposed changes to the Monroe County Year 2010 Comprehensive Plan,
3. The sworn testimony of the Growth Management Staff,
4. Comments by the public;
WHEREAS, the Monroe County Board of County Commissioners examined the
proposed amendments to the Monroe County Year 2010 Comprehensive Plan submitted by the
Monroe County Planning Department at a public hearing on May 15th, 2002; and
WHEREAS, a copy of the proposed language change was transmitted to the Department
of Community Affairs for their review on August 23, 2002, and
WHEREAS, the Department of Community Affairs raises no objections to the proposed
amendment as stated in a letter received from the Department on October 28, 2002 which serves
as the Department's Objections, Recommendations and Comments Report; and
WHEREAS, the Monroe County Board of County Commissioners examined the
proposed amendments to the Monroe County Year 2010 Comprehensive Plan submitted by the
Monroe County Planning Department for adoption at a second public hearing on December 18th,
2002; and
WHEREAS, the Monroe County Board of County Commissioner makes the following
Findings of Fact based on the evidence presented:
1. Monroe County is subject to tropical storms of great intensity which may cause a large
amount of property damage, including the destruction of residential dwelling units, and
2. Many legally established residential dwelling units are non-conforming as to the density
provisions currently set forth in the Monroe County Land Development Regulations, and
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Initial
3. In order to be substantially improved or rebuilt due to destruction in the event of a large
storm, residential dwelling units must be shown to be principle dwelling units if they are non-
conforming as to density provisions, and
4. There are currently a number of legally established residential dwelling units that would not
be able to be rebuilt if they were destroyed in the event of a major storm, and
5. The current Policy 101.4.23 cites an incorrect policy regarding density provisions set forth in
the Year 2010 Comprehensive Plan; and
WHEREAS, the Monroe County Board of County Commissioner makes the following
Conclusions of Law based on the evidence presented:
1. It is in the best interest of Monroe County to protect the density of all legally established
residential dwelling units, and
2. The current Policy 101.4.23 must be amended to included all legally established residential
dwelling units in order to allow substantial improvement and replacement of units considered
non-conforming as to the density provisions set forth in Policy 101.4.21, and
3. Based on the Monroe County Year 2010 Comprehensive Plan, we find that the proposed
changes to Policy 101.4.23 are consistent with the other goals, objectives, and policies set
forth in the plan; and
WHEREAS, the Monroe County Board of County Commissioners hereby supports the
decision of the Monroe County Planning Commission and the staff of the Monroe County
Planning Department; and
WHEREAS, it is the desire of the Monroe County Board of County Commissioners that
the following amendment to the Year 2010 Comprehensive Plan be approved, adopted and
transmitted to the state land planning agency for approval;
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Section 1.
read as follows:
Policy 101.4.23 of the Year 2010 Comprehensive Plan is hereby amended to
Policy 101.4.23
Notwithstanding the density limitations set forth in Policy 1 01.4'~ 21, land upon which
a legally-established residential dwelling unit is in existenee and used as a principal
residence on the effective date of this plan exists shall continue to be entitled to a density
of one dwelling unit per each such unit in existence on the effective date of the Plan~
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Initial
Such legally-established dwelling unit shall not be considered as non-conforming as to
the density provisions of Policy 101.4.21 and the Monroe County Code.
Section 2. If any section, subsection, sentence, clause, item, change, or provision of
this ordinance is held invalid, the remainder of this ordinance shall not be affected by such
validity.
Section 3. All ordinances or parts of ordinances in conflict with this ordinance are
hereby repealed to the extent of said conflict.
Section 4. This ordinance shall be transmitted by the Planning Department to the
Department of Community Affairs to determine the consistency of this ordinance with the
Florida Statutes.
Section 5. This ordinance shall be filed in the Office of the Secretary of State of
Florida, but shall not become effective until a notice is issued by the Department of Community
Affairs or Administrative Commission finding the amendment in compliance with Chapter 163,
Florida Statutes.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida at a regular meeting held on the day of 2002.
Mayor Dixie Spehar
Mayor Pro Tem Murray Nelson
Commissioner Charles "Sonny" McCoy
Commissioner George Neugent
Commissioner David P. Rice
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY
Mayor Dixie Spehar
(SEAL)
APPROVED AS TO FORM
- --,.... ,'!
AND LEGAL SUFFICIENC:>j .
)
.. /'[A_/C>'L/c L
BYl=--
Attorney's Office
ATTEST: DANNY L. KOLHAGE, CLERK
DEPUTY CLERK
Page 4 of 4
Initial
BOCC STAFF REPORT
Memorandum
W:
FROM:
DATE:
RE:
Monroe County Board of County Commissioners
K. Marlene Conaway, Director, Planning and Environmental Resourc~~
December 2, 2002
Proposed Comprehensive Plan Amendment to Protect the Density of Lawfully
Established Residential Dwelling Units
STAFF REPORT
I. Background
Currently, Policy 101.4.23 of the Year 2010 Comprehensive Plan allows residential units that are non-
conforming as to density to be rebuilt only if they are lawfully established principal residences.
Lawfully established principal dwelling units must have been in existence on January 4, 1996 to be
eligible to receive a dwelling unit allocation (regardless of density requirements) in the event that the
unit is demolished or destroyed by catastrophe.
Policy 101.4.23 states:
"Notwithstanding the density limitations set forth in Policy 101.4.22, land upon which a
legally-established residential dwelling unit is in existence and used as a principal residence
on the effective date of this plan shall continue to be entitled to a density of one dwelling
unit per each such unit in existence on the effective date of this plan. "
At the request of the board of County Commissioners, Growth Management staff was directed to
revise Policy 101.4.23 to include seasonal, vacation rental, and transient rental units rather than limit
grandfathering to only principal residences.
At the December 12, 2001 regular meeting of the Planning Commission concerns were raised that
allowing all types of transient housing units to be granted density exemption could have severe
unintended consequences. For example, Recreational vehicle spaces and campground sites would be
granted a density of one dwelling unit and could be redeveloped into housing, hotel or motel rooms.
This potential redevelopment would have an unknown effect on the results of the hurricane evacuation
model, level of service on US 1, and the carrying capacity study due to an increase in the intensity of
use of various transient residential units. The Planning Commission suggested that Policy 101.4.23 be
amended to be more narrow in scope to achieve the desired results of protecting the density of
residential homes and vacation rental units.
At the December 27th, 2001 regular Planning Commission meeting the proposed text amendment was
tabled indefinitely pending the result of an on going administrative hearing regarding density build-
Page 1 of2
back rights. The hearing was an appeal of a Planning Commission decision to deny build-back rights
to property owners Thomas and Dagmar Lesick for a non-conforming as to density vacation rental
unit on Money Key. The Lesick's won their appeal, the administrative judge reversed the Planning
Commission's decision.
At the March 13th 2002 regular meeting a concern was raised regarding the January 4, 1996 date
before which residences must be lawfully established. If the intent is to protect all lawfully
established residential units, then those built after January 4, 1996 should be protected as to density as
well. The amendment was revised to remove the date requirement in order to include residences built
after the January 4, 1996. The Planning Commission approved the amendment on March 27th, 2002.
The proposed amendment was transmitted to DCA on May 15th, 2002 and a response indicating the
Department had no objections to the change was received on October 28, 2002.
II. Proposed Text
Underlined text is new language and strikethr-ough text indicates language to be deleted.
Policy 101.4.23
Notwithstanding the density limitations set forth in Policy 101.4.~ 21, land upon which a
legally-established residential dwelling unit is in eKistence and ltSed as a principal r-esidenee OR
the effeetiye date of this plan exists shall eontinue to be entitled to a density of one dwelling
unit per each such unit in eKistooee OR the eff-ecti',e date of the Plan. Such legally-established
dwelling unit shall not be considered as non-conforming as to the density provisions of Policy
101.4.21 and the Monroe County Code.
Rationale: This text corrects the typographical error in the first line of the policy and all residential
units in the protected category. This amendment deletes the requirement of a dwelling unit to be a
principle residence and allows all lawfully established units in existence to receive the density
exemption. The purpose of this alternative is to protect the density of all legally established residential
dwelling units in existence on off-shore islands and elsewhere.
Page 2 of2
PLANNING COMMISSION RESOLUTION #P24-02
PLANNING COMMISION RESOLUTION NO. P24-02
A RESOLUTION BY THE MONROE COUNTY PLANNING
COMMISSION RECOMMENDING APPROV AL OF A REQUEST
FILED BY THE PLANNING AND ENVIRONMENTAL RESOURCES
DEPARTMENT TO AMEND THE MONROE COUNTY YEAR 2010
COMPREHENSNE PLAN BY AMENDING POLICY 101.4.23 TO
CLARIFY THAT ALL LEGALLY-ESTABLISHED RESIDENTIAL
DWELLING UNITS IN EXISTENCE SHALL NOT BE CONSIDERED
NON-CONFORMING UNDER THE DENSITY PROVISIONS IN
POLICY 101.4.21 AND IN THE MONROE COUNTY CODE, AND TO
CORRECT A SCRNENER'S ERROR IN THE COMPREHENSNE
PLAN CITING AN INCORRECT POLICY.
WHEREAS, during a regularly scheduled meeting held on March 27, 2002, the
Planning Commission conducted a review of the request by the Planning and Environmental
Resources Department to amend the Monroe County Year 2010 Comprehensive Plan Policy
101.4.23; and
WHEREAS, during a regularly scheduled meeting held on November 1, 2001, the
Development Review Committee conducted a review and consideration of the request by the
Planning and Environmental Resources Department to amend the Monroe County Year 2010
Comprehensive Plan Policy 101.4.23; and
WHEREAS, Policy 101.4.23 of the Year 2010 Comprehensive Plan currently allows
residential units that are non-conforming as to density to be rebuilt or substantially improved
only if they are legally-established, principal residences; and
WHEREAS, at its regularly scheduled meeting in July 2001, the Board of County
Commissioners raised a specific concern related to the rights of property owners to rebuild or
substantially improve their properties in situations where the development did not meet
minimum parcel size or density standards; and
WHEREAS, in the event of a major storm, the County could be faced with a
significant number of units that could not be legally rebuilt unless they are proved to be
principal residences; and
WHEREAS, Growth Management staff recommends the course of action is to amend
Policy 101.4.23 to extend the density protection to all lawfully established residential dwelling
units; and
WHEREAS, currently Policy 101.4.23 incorrectly cites Policy 101.4.22 as the density
limitations set forth in the Year 2010 Comprehensive Plan; and
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WHEREAS, the Development Review Committee on November 1, 2001 reviewed
the legal authority and the proposed text, and recommended approval of the proposed text;
and
WHEREAS, during a regular meeting held on December 12, 2001, the Monroe
County Planning Commission conducted a public hearing on the proposed text and raised
concerns about allowing all types of transient housing units to be protected as to density; and
WHEREAS, during a regular meeting held on December 27, 2001, the Monroe
County Planning Commission conducted a public hearing on a proposed text narrowed in
scope to include only residential units to be granted density rights; and
WHEREAS, the proposed text was tabled during the December 27, 2001 regular
meeting pending the decision of an administrative hearing regarding an appeal of the Planning
Commission's decision to deny build back rights; and
WHEREAS, during a regular meeting held on March 13, 2002, the Monroe County
Planning Commission conducted a public hearing on the proposed text and raised concerns
about the density protection of units built after January 4, 1996 and suggested the date be
eliminated to include units built after this date; and
WHEREAS, during a regular meeting held on March 27, 2002, the Monroe County
Planning Commission conducted a public hearing on the proposed text; and
WHEREAS, The Planning Commission was presented with the following
information, which by reference is hereby incorporated as part of the record of said hearing:
1. The Staff Report prepared on March 22, 2002 by Robert Will, Planner.
2. The sworn testimony of the Growth Management Staff.
3. Advice from John Wolfe, the Planning Commission Counsel; and
4. Comments by the public; and
WHEREAS, the Planning Commission has made the following Findings of Fact
based on the evidence presented:
1. At the regularly scheduled meeting in July 2001 the Board of County Commissioners
directed Growth Management Staff to revise Policy 101.4.23 to include seasonal, vacation
rental, and transient rental units rather than limit 'grandfathering' to only principal
residences, and
2. The intent of Policy 101.4.23 was not to protect the density of transient rental units, but
rather only residential dwelling units, and
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3. The date of January 4, 1996 should be eliminated in order to include lawfully established
residential dwelling units constructed after that date, and
4. It is necessary to amend the existing Policy 101.4.23 to protect the density of all legally
established residential dwelling units within the county; and
WHEREAS, the Planning Commission has made the following Conclusions of Law
based on the evidence presented:
1. Based on the Monroe County Year 2010 Comprehensive Plan, we find that the proposed
changes to Policy 101.4.23 are consistent with the other goals, objectives, and policies set
forth in the plan. NOW THEREFORE,
BE IT RESOL VED BY THE PLANNING COMMISSION OF MONROE
COUNTY, FLORIDA, that the preceding Findings of Fact support its decision to
recommend APPROV AL to the Board of County Commissioners of the amendment to the
text of the Monroe County Year 2010 Comprehensive Plan, Policy 101.4.23 as follows:
Policy 101.4.23
Notwithstanding the density limitations set forth in Policy 101.4.~ 2,,1. land upon
which a legally-established residential dwelling unit is in existence and used as a
principal residence on the eff'€lctive date of this plan exists shall continue to be entitled
to a density of one dwelling unit per each such unit in existenee OIl the effeetiye date
of the Plan~ Such legally-established dwelling unit shall not be considered as non-
conforming as to the density provisions of Policy 101.4.21 and the Monroe County
Code.
PASSED AND ADOPTED By the Planning Commission of Monroe County, Florida,
at a regular meeting held on the 2ih day of March 2002.
Chair David C. Ritz
Vice Chair Denise Werling
Commissioner P. Morgan Hill
Commissioner Jerry Coleman
Commissioner Alicia Putney
YES
YES
YES
YES
YES
PLANNING COMMISSION OF MONROE COUNTY, FLORIDA
BY
David C. Ritz, Chair
Signed this _ day of
,2002.
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DEVELOPMENT REVIEW COMMITTEE
RESOLUTION #D23-01
DEVELOPMENT REVIEW COMMITTEE RESOLUTION NO. D23-01
A RESOLUTION BY THE MONROE COUNTY DEVELOPMENT
REVIEW COMMITTEE RECOMMENDING APPROVAL TO THE
PLANNING COMMISSION OF THE REQUEST FILED BY THE
PLANNING AND ENVIRONMENTAL RESOURCES DEPARTMENT
TO AMEND THE MONROE COUNTY YEAR 2010
COMPREHENSNE PLAN BY AMENDING POLICY 101.4.23 TO
CLARIFY THAT ALL LEGALLY-ESTABLISHED RESIDENTIAL
DWELLING OR TRANSIENT RESIDENTIAL UNITS IN EXISTENCE
ON OR BEFORE JANUARY 4,1996 SHALL NOT BE CONSIDERED
NON-CONFORMING UNDER THE DENSITY PROVISIONS IN
POLICY 101.4.21 AND IN THE MONROE COUNTY CODE, AND TO
CORRECT A SCRIVENER'S ERROR IN THE COMPREHENSNE
PLAN CITING AN INCORRECT POLICY.
WHEREAS, during a regularly scheduled meeting held on November 1, 2001,
the Development Review Committee conducted a review and consideration of the request
by the Planning and Environmental Resources Department to amend the Monroe County
Year 2010 Comprehensive Plan Policy 101.4.23; and
WHEREAS, the Development Review Committee examined the staff report
prepared by Robert Will, Planner and dated October 4,2001; and
WHEREAS, Policy 101.4.23 of the Year 2010 Comprehensive Plan currently
allows residential units that are non-conforming as to density to be rebuilt or substantially
improved only if they are legally-established, principal residences; and
WHEREAS, at its regularly scheduled July meeting the Board of County
Commissioners raised a specific concern related to the rights of property owners to
rebuild or substantially improve their properties in situations where the development did
not meet minimum parcel size or density standards; and
WHEREAS, in the event of a major storm, the County could be faced with a
significant number of units that could not be legally rebuilt unless they are proved to be
principal residences; and
WHEREAS, Growth Management staff recommends the course of action is to amend
Policy 101.4.23 to extend the density protection to all lawfully established residential and
transient units; and
WHEREAS, currently Policy 101.4.23 incorrectly cites Policy 101.4.22 as the density
limitations set forth in the Year 2010 Comprehensive Plan; and
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WHEREAS, the Development Review Committee finds that the proposed
amendment is consistent with the Goals of the Monroe County Year 2010
Comprehensive Plan;
NOW THEREFORE, BE IT RESOLVED BY THE DEVELOPMENT REVIEW
COMMITTEE OF MONROE COUNTY, FLORIDA, that the preceding finding of
fact supports their decision to recommend APPROVAL to the Monroe County Planning
Commission of the text amendment to the Monroe County Year 2010 Comprehensive
Plan as requested by the Monroe County Planning and Environmental Resources
Department.
PASSED AND ADOPTED By the Development Review Committee of Monroe
County, Florida at a regular meeting held on the 1st day of November, 2001.
Fred Gross, Island Planning Team Director (Lower Keys)
Aref Joulani, Senior Planner
Robert Will, Planner
Department of Health (by fax)
Department of Public Works (by fax)
Department of Engineering (by fax)
YES
YES
YES
YES
YES
YES
DEVELOPMENT REVIEW COMMITTEE OF MONROE COUNTY, FLORIDA
By
Fred Gross, DRC Chair
Signed this
day of
, 2001.
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