HomeMy WebLinkAboutItem #03 Approval of Family Dollar Store Reciprocal Easement Agreement Between Three Parties Including the City of Ocoee for Joint Use of Access Easements and Stormwater Facilitiesf Iorida
AGENDA ITEM COVER SHEET
Meeting Date: March 18, 2014
Item #
Contact Name:
Contact Number:
Michael Rume
Reviewed By:
Department Director:
City Manager:
Ext. 1018
Subject: Family Dollar (Wurst Road) Small Scale Site Plan
Reciprocal Easement Agreement Between Three Parties Including the City of Ocoee
For Joint Use of Access Easements and Stormwater Facilities
Commission District #1 (John Grouan)
Background Summary:
The Small Scale Site plan for a Family Dollar located on Wurst Road was approved conditionally by staff on
March 3, 2014. The site plan calls for the utilization of city owned property that is landlocked on its south side
for stormwater retention. Staff negotiated to have the city owned property developed into a stormwater retention
facility that will contain the stormwater runoff from the Family Dollar site and hold additional capacity for future
improvements to Wurst Road at the Spring Lake Circle intersection. Also, the applicant will provide a
stormwater pipe along the eastern property line with a catch basin to be located at the driveway which will
collect some stormwater from Wurst Road.
Additionally, the plan provides for a realignment of the driveway for the existing gas station to the east to one
central access point for both sites. The applicant negotiated this based on a request from city staff. This
modification will provide a "T" intersection at the Wurst Road and Spring Lake Circle intersection. In order to
achieve the joint stormwater facility and new access point, a reciprocal easement between three parties is
required. The first party to the agreement is the developer /property owner of the Family Dollar site. The second
party is The Pantry, Inc. which owns the gas station /convenience store on the east side, and the City is the third
party.
Issue:
Should the Honorable Mayor and City Commission approve a reciprocal easement agreement for the utilization
of cross access easements and a joint use stormwater facility with the City of Ocoee participating as one of the
three parties?
Recommendations
Staff recommends the Honorable Mayor and City Commission approve the Reciprocal Easement Agreement for
the Mayor's signature.
Attachments:
Site Plan For Family Dollar showing Easement Locations
Reciprocal Easement Agreement
Financial Impact:
None
Type of Item: (please mark with an 'V)
Public Hearing
Ordinance First Reading
_ Ordinance Second Reading
Resolution
X Commission Approval
Discussion & Direction
For Clerk's Dept Use:
Consent Agenda
Public Hearing
Regular Agenda
Original Document/Contract Attached for Execution by City Clerk
Original Document/Contract Held by Department for Execution
Reviewed by City Attorney N/A
Reviewed by Finance Dept. N/A
Reviewed by () N/A
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THIS INSTRUMENT PREPARED BY
AND RETURN TO:
Seth E. Strickland, Esq.
Counsel, Facilities and Supply Chain
Family Dollar Stores, Inc.
Mail to: P.O. Box 1017, Charlotte, NC 28201 -1017
Ship to: 10301 Monroe Road, Matthews, NC 28105
RECIPROCAL EASEMENT AGREEMENT
THIS EASEMENT AGREEMENT (this "Agreement ") is made effective as of the
day of , 2014 by and between SB OCOEE FDS, LLC, a Florida
limited liability company, whose address is 823 Irma Avenue, Orlando, Florida 32803
( "First Party "), THE PANTRY, INC., a Delaware corporation, whose address is
( "Second Party ") and THE CITY
OF OCOEE, FLORIDA, a Florida municipal corporation, whose address is
( "Third Party ").
WHEREAS, First Party is the owner of a tract of real property located in the City
of Ocoee, Orange County, Florida, more particularly described on Exhibit A attached
hereto and incorporated by reference (the "First Party Tract "), and intends to develop the
First Party Tract to be used for retail purposes; and
WHEREAS, Second Party owns a tract of real property adjacent to and lyin next
to the First Party Tract, also located in City of Ocoee, Orange County, Florida, more
particularly described on Exhibit B attached hereto and incorporated herein by reference
(the "Second Party Tract "), and has developed and /or operated the Second Party Tract
for retail purposes; and
WHEREAS, Third Party owns a tract of real property adjacent to and lying next
to the First Party Tract, also located in The City of Ocoee, Orange County, Florida, more
particularly described on Exhibit C attached hereto and incorporated herein by reference
(the "Third Party Tract "), which Third Party Tract is vacant and undeveloped; and
WHEREAS, First Party, Second Party and Third Party desire to grant to each
other easements of access, ingress and egress, drainage, sidewalk and utilities for over
and through their respective properties; and
WHEREAS, First Party desires to construct a drainage pond and associated
improvements in accordance with St. John's River Water Management District ERP
Permit #IND- 095- 136099 -1 as the same may be modified (the "District Permit "), which
permit is incorporated herein by reference as well as driveway improvements over a
portion of the Third Party Tract and Third Party is willing to grant a construction
009405 13.2 1/31/2014
easement for the construction of the drainage ponds and associated improvements and
driveway improvements; and
WHEREAS, the parties desire to enter into other agreements regarding the use of
their respective parcels;
NOW, THEREFORE, in consideration of the above premises and for other good
and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties, intending to be legally bound, agree as follows:
Grant of Easements of Access, Ingress and Egress to Third Party
(a) First Party hereby grants to Third Party, and its Permittees (as hereinafter
defined), a perpetual, permanent, non- exclusive easement over and across the portion of
the First Party Tract described and depicted on Exhibit D , attached hereto and
incorporated herein by reference, which easement shall be for use by Third Party for
vehicular access, ingress and egress (but not parking) on the Third Party Access
Easement over First Party Tract (defined below) to and from the Third Party Tract and
the right -of -way adjacent to the First Party Tract known as Wurst Road. Said easement
shall hereinafter be referred to as the "Third Party Access Easement over First Party
Tract ". In addition to rights of access, ingress and egress, the easement rights granted to
Third Party pursuant to this paragraph 1(a) shall include the right to install underground
and surface drainage improvements within the East 10 feet of the Third Party Access
Easement over the First Party Tract, provided that Third Party repairs any damage or
injury caused to the First Party Tract and restores it to its condition prior to such
installation.
(b) Second Party hereby grants to Third Party, and its Permittees (as
hereinafter defined), a perpetual, permanent, non - exclusive easement over and across the
portion of the Second Party Tract described and depicted on Exhibit E , attached hereto
and incorporated herein by reference, which easement shall be for use by Third Party for
vehicular access, ingress and egress (but not parking) on the Third Party Access
Easement over Second Party Tract (defined below) to and from the Third Party Tract and
right -of -way adjacent to the Second Party Tract known as Wurst Road. Said easement
shall hereinafter be referred to as the "Third Party Access Easement over Second Party
Tract ".
(c) Each party hereby agrees to use and enjoy the easement rights granted by
this instrument with due regard for the rights of the other parties to use and enjoy their
parcel. Moreover, no party shall make any use of the easement rights granted hereunder
in any manner which would impair or interfere with the use by the other parties of their
parcel for their operations.
2. Grant of Easement of Access, Ingress and Egress and Drainage by Third
Party
00940513.2 1/31/2014 2
(a) Third Party hereby grants to First Party, and its Permittees (as hereinafter
defined), a perpetual, permanent, non - exclusive easement over and across the portion of
the Third Party Tract described and depicted on Exhibit F , attached hereto and
incorporated herein by reference, which easement shall be for use by First Party for
vehicular access, ingress and egress on the First Party Access Easement (defined below).
Said easement shall hereinafter be referred to as the "First Party Access Easement."
(b) Third Party hereby grants to First Party, and its Permittees (as hereinafter
defined), a perpetual, permanent, non - exclusive easement over and across the Third Party
Tract, which easement shall be for use by First Party for drainage on the Third Party
Tract. Said easement shall hereinafter be referred to as the "First Party Drainage
Easement."
3. Grant of Construction Easement by Third Part y Third Party hereby grants
to First Party a construction easement (the "Construction Easement ") on, over and across
the Third Party Tract as may be reasonably necessary for installing and constructing a
drainage pond and associated improvements (the "Drainage Pond ") and access
improvements ("Access Improvements ") over the Third Party Tract. The location of the
Drainage Pond and Access Improvements (collectively, "Third Party Tract
Improvements ") is shown on the site plan (the "Site Plan ") set forth in Exhibit G
attached hereto and incorporated by reference. The Construction Easement shall be a
temporary easement, existing for a period of one (1) year (the "Construction Period ")
beginning on the date (the "Commencement Date ") that First Party commences
construction of the Third Party Tract Improvements. The Commencement Date shall be
set forth in a written notice from First Party to Third Party given not less than ten (10)
days prior to the Commencement Date. First Party shall obtain and pay for all permits,
approvals and licenses necessary for the construction and use of the Third Party Tract
Improvements. The Third Party Tract Improvements shall be constructed in accordance
with all applicable laws, codes, ordinances and other requirements of governmental
authorities having jurisdiction thereof. The Third Party Tract Improvements shall be
constructed in a good and workmanlike manner and in accordance with the Site Plan.
First Party shall pay all costs or expenses related to the construction of the Third Party
Tract Improvements and shall not permit any lien to attach to the Third Party Tract or any
part thereof. Once constructed, Third Party shall keep and maintain the Drainage Pond
located on the Third Party Tract in good condition and repair in accordance with the
conditions set forth in the District Permit and First Party shall keep and maintain the
Access Improvements located on the First Party Access Easement in good condition and
repair. The Construction Easement shall automatically terminate upon the expiration of
the Construction Period; provided, however, in no event shall the Construction Period last
more than two (2) years from the date of recordation of this Agreement.
4. Grant of Sidewalk Easement by First Party First Party hereby grants and
creates for the benefit of Third Party and the use thereof by the public a perpetual, non-
exclusive easement over and across the portion of the First Party Tract described and
00940513.2 1/31/2014 3
depicted in Exhibit ail attached hereto and incorporated herein by reference, which
easement shall be for use by Third Party and the public for pedestrian access, ingress and
egress on the Third Party Sidewalk Easement (defined below). Said easement shall
hereinafter be referred to as the "Third Party Sidewalk Easement ".
5. Grant of Utility Easement by First Party First Party hereby grants and
creates for the benefit of Third Party a perpetual, non - exclusive easement under and
across that portion of the First Party Tract described and depicted on Exhibit 1 , attached
hereto and incorporated herein by reference, which easement shall be for use by Third
Party for the installation, maintenance, repair and replacement of water utility facilities
necessary for the orderly development and operation of the First Party Tract; provided
that (i) the rights granted pursuant to such easement shall at all times be exercised in such
a manner as not to interfere materially with the normal operation of the First Party Tract
and any business conducted therein, and (ii) except in an emergency, the right of Third
Party to enter upon the First Party Tract for the exercise of any right pursuant to such
easement shall be conditioned upon providing reasonably prior advance written notice to
the First Party as to the time and manner of entry. All lines, systems and structures shall
be installed and maintained below the ground level or surface of the First Party Tract
(except for such parts thereof that cannot and are not intended to be placed below the
surface, which shall be placed in such location as approved in writing by the First Party).
Said easement shall hereinafter be referred to as the "Third Party Utility Easement ".
6. Covenants Running with the Land All easements granted by any party
hereunder shall run with the land. Each party hereby warrants and covenants with the
other parties that it has the right to convey such easements and that all easements are
unencumbered except for easements affecting the Second Party Tract which are
encumbered by a mortgage in favor of Wells Fargo Bank (the "Lender "). Without
limiting the foregoing, it is hereby agreed that the rights, benefits, obligations and
burdens hereunder shall bind and benefit, as the case may be, the parties hereto and their
successors and assigns, but nothing contained herein shall limit or prevent either party
from any sale, mortgage, lease or other encumbrance of its parcel, subject to the rights
granted hereunder.
7. Condemnation Nothing in this Agreement shall be construed to give one
party any interest in any award or payment made to the other party in connection with
any exercise of eminent domain or transfer in lieu thereof affecting the other party's rights
or giving the public or any government any rights. The parties may file collateral claims
with the condemning authority for their losses that are separate and apart from the value
of the land area and improvements taken.
8. Driveway Changes First Party and Second Party each reserve the right to
from time to time change the driveways and other traffic improvements located within
their respective parcels as long as (i) such change does not materially impair any other
party's use of the easements herein granted and the accessibility afforded by such
easements to adjoining rights -of -way, (ii) the party making such changes to its parcel
provides at least thirty (30) days prior written notice to the other party describing such
009405 13.2 1/31/2014 4
changes in reasonable detail, and (iii) the party making such changes does not
unreasonably interfere with business operations on the other party's parcel.
9. Indemnification Each party shall and does hereby, indemnify and hold the
other party, its legal representatives, lessees, tenants, employees, successors and assigns
(all of whom shall be collectively referred to as the "Indemnitees ") harmless of, from and
against any and all loss, cost, expense, suits, judgments and liabilities for damages or
injuries, of whatsoever kind, whether to persons or property, arising in any way by any
reason of the use by the indemnifying party of the easements herein granted and/or any
construction activities of First Party hereunder; provided, however, that said indemnity
and hold harmless shall exclude any and all loss, cost, expense, suits, judgments and
liabilities for damages or injuries, of whatsoever kind, whether to persons or property,
caused by negligence of "Indemnitees," or any other person acting under their direction
or contract with them, or other third parties. Nothing set forth in this Agreement shall be
deemed or construed as a waiver of sovereign immunity by the Third Party and the Third
Party shall have and maintain at all times and for all purposes any and all rights,
immunities and protections available under controlling legal precedent and as provided
under Section 768.28, Florida Statutes and other applicable law. This indemnification
and hold harmless shall survive any termination of this Agreement.
10. Permittees As used herein, the term " Permittees" shall mean each party
hereto, and their successors in title, and each of their respective tenants, employees,
contractors, guests and invitees.
(Signature/Notary pages attached)
00940 13.2 1/31/2014 S
IN WITNESS THEREOF, the parties have executed this Agreement as of the day and
year first above written.
WITNESSES AS TO FIRST PARTY
Signed:
Print me:
Signed:
Print Name:
Signf
Print
Sip(
Print
STATE OF to
OF
COUNTY C
FIRST PARTY:
SB OCOEE FDS, LLC, a Florida limited liability company
By. -
Carlos A. Barrios, anager
By:
Christopher J. Stephens, Manager
Dated: -
I HEREBY CERTIFY that on this day, before me, an officer duly authorized in the State aforesaid
and in the County aforesaid to take acknowledgments, the foregoing instrument was acknowledged before me
by Carlos A. Barrios, as Manager of SB OCOEE FDS, LLC, a Florida linute-d-liability company, freely and
voluntarily under authority duly vested in him by said company. He /she is ersonall known - o me or has
produced as identification.
S my n al ffi�iV.�se l i jhefounty and State last aforesaid this 1_! — day offt 2014.
1 A .
JULIA A. SHEPPERD
Typ , printed or stamped na e o Notary Public Notary Public State of Florida
. ` f s
My Commission Expires I I a D I _ �� ' My Comm. Expires Feb 10, 2017
ies,FOF 4l �� Commission # EE 872978
�llll
STATE OF `D(I
COUNTY OF
I HEREBY CERTIFY that on this day, before me, an officer duly authorized in the State aforesaid
and in the County aforesaid to take acknowledgments, the foregoing instrument was acknowledged before me
by Christopher J. Stephens, as Manager of SB OCOEE FDS, LLC, a Florida limited liability company freely
and Voluntarily under authority duly vested in him by said company. He /she i kpersonally kno wn o me or
has produced as identification.
I S my al d a fic l � i�h tale County and State last aforesaid this1t_ day of 2014.
1/ l
` JULIA A. SHEPPERD
yped, �o ista ped n� ne of No` - y Public =r• : "? Notary Public - State of Florida
My Commission Expires:( �� . + My Comm. Expires Feb 10, 2017
Commission # EE 872978
00940313.2 1/31/201-1 6
WITNESSES AS TO SECOND
PARTY:
Signed:
Print Name:
S i c ned 9 46" B 11,r.�—
Print Name: �SWQhhhJXA-- (q c .-4- L &
STATE OF
COUNTY OF
SECOND PARTY:
THE PANTRY, INC., a Delaware
corporation
By:
Print Na ne: , l_ { � r s� G i A . L - o a,
Title:
Dated: J U y
I HEREBY CERTIFY that on this day, before me, an officer duly authorized in the State
aforesaid and in the County aforesaid to take acknowledgments, the foregoing
Q . strument was acknowledged before me by 1 -1� , �►°1 ffil A, �: bm� r � the
! LA?� � Fs_�� r�� . \I , of THE PANTRY, INC., a Delaware corporation, freely and
voluntarily under authority duly vested in him by said company. He /she is personally
known to rne or has produced as identification.
WITNESS my hand and official seal in the County and State last aforesaid this 2T
day of E Q. 014.
° °`, �5,ttltH HitW kNJ /J�
Notary Public -1` y®Tggk
Typed, printed or stamped name of Notary Public °® UBLtG
My Commission Expires:
/ / lJ /IrtunN1N���
/
00940513.2 1/31/2014
WITNESSES AS TO SECOND THIRD 'ARTY:
PARTY:
Signed:
Print Name:
Signed:
Print Name:
Q TAI OF GCO , ,`;,: FLORIDA
By:
Print Name
Title:
Dated:
ATTEST
S. Scott Vandergrift
Mayor
By:
Print Name: Beth Eikenberry
Title: City Clerk
(SEAL)
STATE OF FLORIDA
COUNTY OF ORANGE
I HEREBY CERTIFY that on this day, before me, an officer duly authorized in the State
and County aforesaid to take acknowledgements, personally appeared S. SCOTT
VANDERGRIFT and BETH EIKENBERRY, personally k sown to me to be the Mayor
and City Clerk, respectively, of the CITY OF OCOEE and that they severally
acknowledged executing the same in the presence of two subscribing witnesses freely
and voluntarily under authority duly vested in there by said municipality. They are
personally known to me.
WITNESS my hand and official seal in the County and State last aforesaid this day
of 20
Signature of Notary
Name of Notary (Typed, Printed or Stamped)
Commission Number (if not legible on seal):
My Commission Expires (if not legible on seal):
009405 13.2 1/31/2014 3
EXHIBIT A
Legal Description of First Party Tract
COMMENCE AT THE SOUTHWEST CORNER OF SECTION 9, TOWNSHIP 22,
RANGE 28 EAST, ORANGE COUNTY, FLORIDA; THENCE RUN N.00 °17'55 "W.
ALONG THE WEST LINE OF THE SOUTHWEST/ 40F SAID SECTION 9, 1335.38
FEET TO THE SOUTHWEST CORNER OF THE NORTHWEST/40F THE
SOUTHWEST 1 /40F SAID SECTION 9 AND THE POINT OF BEGINNING; THENCE
CONTINUEN.00 °17'55 "W. ALONG SAID WEST LINE 355.30 FEET TO A POINT
ON THE SOUTHERLY RIGHT -OF -WAY FOR WURST ROAD; THENCE RUN
S.63 0 08'08 "E ALONG SAID SOUTHERLY RIGHT -OF -WAY 183.30 FEET; THENCE
LEAVING SAID SOUTHERLY RIGHT -OF -WAY RIJN S.00 °20'08 "E., 272.52 FEET;
THENCE RUN N.89 0 58'55 "W., 163.26 FEET TO THE POINT OF BEGINNING, SAID
PARCEL CONTAINS 1.17 ACRES+
00940 13.2 1/31/2014
EXHI ' B
Legal Description of Second Party T ract
PARCEL 294: THE EAST 400 FEET OF THAT PART OF THE NW 1 /4 OF THE SW 1 /4
OF SECTION 9, TOWNSHIP 22 SOUTH, RANGE 28 EAST, LYING SOUTH AND
WEST OF THE COUNTY ROAD AND NORTH OF ATLANTIC COAST LINE
RAILROAD; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: FROM
THE SOUTHWEST CORNER OF THE NW 1 /4 OF THE SW' /4 OF SECTION �/4 OF
SECTION 9, TOWNSHIP 22 SOUTH, RANGE 28 EAST, ORANGE COUNTY,
FLORIDA, RUN SOUTH 99DEG 35 MIN 47 SEC EAST ALONG THE SOUTH LINE
OF THE AFORESAID NW 1 /4 OF SW' /4 A DISTANCE OF 163.26 FEET FOR THE
POINT OF BEGINNING FOR THIS DESCRIPTION: THENCE RUN NORTH 00
DEG 03 MIN 00 SEC EAST PARALLEL WITH THE WEST LINE OF THE
AFOREMENTIONED NW 1 /4 OF SW 1 /4 A DISTANCE OF 272.52 FEET TO THE
SOUTH LINE OF THE COUNTY ROAD, THENCE RUN SOUTH 62 DEG 45 MIN 00
SEC EAST ALONG THE AFORESAID COUNTY ROAD A DISTANCE OF 449.73
FEET TO THE NORTHERLY RIGIIT OF WAY LINE OF THE SEABOARD COAST
LINE RAILROAD (FORMERLY THE ATLANTIC COAST LINE RAILROAD),
THENCE FROM A TANGENT BEARING OF SOUTH 64 DEG 15 MIN 09 SEC
WEST RUN SOUTHWESTERLY ALONG THE AFOREMENTIONED NORTHERLY
RIGHT OF WAY ALONG THE ARC OF A CURVE CONCAVE TO THE
SOUTHEASTERLY HAVING A RADIUS OF 4,906.09 FEET THROUGH A
CENTRAL ANGLE OF 01 DEG 47 MIN 00 SEC AND AN ARC OF 152.70 FEET TO
A POINT ON THE SOUTH LINE OF THE AFOREMENTIONED NW 1 /40F SW 1 /4,
THENCE FROM A TANGENT BEARING OF SOUTH 62 DEG 28 MIN 09 SEC
WEST, LEAVE THE AFOREMENTIONED NORTHERLY RIGHT OF WAY LINE OF
THE SEABOARD COAST LINE RAILROAD AND RUN NORTH 89 DEG 35 MIN 47
SEC WEST ALONG THE SOUTH LINE OF THE AFORESAID NW1 /4 OF SW
DISTANCE OF 263.58 FEET TO "THE POINT OF BEGINNING. ACCORDING TO
SURVEY MADE BY DONALD BECK SURVEYING SERVICES DATED JUNE 3,
1987, NO. 87 -649 PER O.R.B. 4205, PG. 3583
00940 13.2 1/31/2014
f� l; "T'R f t C
Third Panty "tract
COMMENCE AT THE SOUTHWEST CORNER OF SECTION 9, TOWNSHIP 22
SOUTH, RANGE 28 EAST, ORANGE COUNTY, FLORIDA; THENCE RUN
N.00 0 17'55 "W. ALONG THE WEST LINE OF THE SOUTHWEST /4 OF SAID
SECTION 9, 1103.62 FEET TO A POINT ON TIIE NORTHERLY RIGHT -OF -WAY
FOR THE SEABOARD COAST LINE RAILROAD AND THE POINT OF
BEGINNING; THENCE CONTINUE N.00 °17'55 "W., 231.65 FEET TO THE
SOUTHWEST CORNER OF THE NORTHWEST/ 40F THE SOUTHWEST/ 40F
SAID SECTION 9; THENCE RUN S.89 °58'55 "E. ALONG SOUTH LINE OF THE
NORTHWEST' /4 OF THE SOUTHWEST'/4 OF SAID SECTION 9, 263.51 FEET TO A
POINT ON THE SAID NORTHERLY RIGHT -OF -WAY LINE FOR THE SEABOARD
COAST LINE RAILROAD SAID POINT LYING ON A CURVE CONCAVE
SOUTHERLY, HAVING A RADIUS OF 4906.09 FEET, A CHORD BEARING OF
S.62 "W, A CHORD DISTANCE OF 39.06 FEET, THENCE RUN
SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF
00 0 27'22" AN ARC DISTANCE OF 39.06 FEET TO THE END OF SAID CURVE;
THENCE RUN S.61 0 23'25 "W. ALONG SAID NORTHERLY RIGHT -OF -WAY OF
THE ATLANTIC COASTLINE RAILROAD, 445.45 FEET TO THE POINT OF
BEGINNING, SAID PARCEL CONTAINS L 13 ACRES±
00940513.2 1/31/2014
E)"'HiBiT D
Third Party Access Easement
00940513.2 1/31/2014
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DEBLRY, FLORIDA
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EXHIBIT G
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