Legislature(2003 - 2004)

03/31/2004 01:47 PM House FIN

Audio Topic
* first hearing in first committee of referral
+ teleconferenced
= bill was previously heard/scheduled
                   HOUSE FINANCE COMMITTEE                                                                                      
                       March 31, 2004                                                                                           
                          1:47 P.M.                                                                                             
                                                                                                                                
TAPE  HFC 04 -  72, Side  A                                                                                                     
TAPE  HFC 04 -  72, Side  B                                                                                                     
TAPE  HFC 04 -  73, Side  A                                                                                                     
                                                                                                                                
CALL TO ORDER                                                                                                                 
                                                                                                                                
Co-Chair  Williams  called  the  House Finance  Committee   meeting                                                             
to order at 1:47 P.M.                                                                                                           
                                                                                                                                
MEMBERS PRESENT                                                                                                               
                                                                                                                                
Representative John Harris, Co-Chair                                                                                            
Representative Bill Williams, Co-Chair                                                                                          
Representative Kevin Meyer, Vice-Chair                                                                                          
Representative Mike Chenault                                                                                                    
Representative Eric Croft                                                                                                       
Representative Hugh Fate                                                                                                        
Representative Richard Foster                                                                                                   
Representative Mike Hawker                                                                                                      
Representative Reggie Joule                                                                                                     
Representative Carl Moses                                                                                                       
Representative Bill Stoltze                                                                                                     
                                                                                                                                
MEMBERS ABSENT                                                                                                                
                                                                                                                                
None                                                                                                                            
                                                                                                                                
ALSO PRESENT                                                                                                                  
                                                                                                                                
Representative    Samuels;   Sam  Korsmo,   Alaska   Open   Imaging                                                             
Center,  Wasilla;  Rod  Betit, President,   Alaska  State Hospital                                                              
& Nursing  Home  Association;  Bob  Loeffler,  Director,  Division                                                              
of  Mining  Land  and Water,   Department  of  Natural  Resources;                                                              
Nancy   Welch,   Special    Assistant,   Department    of   Natural                                                             
Resources; Mryl Thompson, Matanuska-Susitna Valley                                                                              
                                                                                                                                
PRESENT VIA TELECONFERENCE                                                                                                    
                                                                                                                                
None                                                                                                                            
                                                                                                                                
SUMMARY                                                                                                                       
                                                                                                                                
HB 319     An  Act  relating  to  the disposal   of state  land  by                                                             
           lottery; and relating to the disposal, including                                                                     
           sale or lease, of remote recreational cabin sites.                                                                   
                                                                                                                                
           HB 319 was heard and HELD in Committee for further                                                                   
           consideration.                                                                                                       
                                                                                                                                
                                                                                                                                
HB 464     An  Act extending  the  termination  date  of the  Board                                                             
           of Certified Real Estate Appraisers.                                                                                 
                                                                                                                                
           HB 464 was REPORTED out of Committee with a "do                                                                      
           pass" recommendation and with one previously                                                                         
           published fiscal impact note.                                                                                        
                                                                                                                                
HB 511     An  Act relating  to  the certificate   of need  program                                                             
           for health care facilities; and providing for an                                                                     
           effective date.                                                                                                      
                                                                                                                                
           CSHB 511 (HES) was REPORTED out of Committee with                                                                    
           a "do pass" recommendation and with previously                                                                       
          published fiscal impact notes #1 and #2.                                                                              
                                                                                                                                
HOUSE BILL NO. 464                                                                                                            
                                                                                                                                
      An Act extending the termination date of the Board of                                                                     
      Certified Real Estate Appraisers.                                                                                         
                                                                                                                                
Co-Chair  Harris  MOVED  to report  HB 464  out of  Committee  with                                                             
the accompanying   fiscal  note  and individual  recommendations.                                                               
There being NO OBJECTION, it was so ordered.                                                                                    
                                                                                                                                
Co-Chair   Williams  informed   the  committee   that  the  sponsor                                                             
preferred not to amend the bill at this time.                                                                                   
                                                                                                                                
HB  464  was   REPORTED   out  of  Committee   with   a  "do  pass"                                                             
recommendation    and  with   one  previously    published   fiscal                                                             
impact note.                                                                                                                    
                                                                                                                                
HOUSE BILL NO. 319                                                                                                            
                                                                                                                                
      An Act relating to the disposal of state land by                                                                          
      lottery; and relating to the disposal, including sale                                                                     
      or lease, of remote recreational cabin sites.                                                                             
                                                                                                                                
REPRESENTATIVE    HUGH  FATE   pointed  out   that  there   was  an                                                             
amendment   to HB  319  regarding   the  contractual   language  at                                                             
the  last hearing.    The amendment   has been  replaced  by  a new                                                             
work draft.                                                                                                                     
                                                                                                                                
Representative    Fate  MOVED  to  ADOPT   Work  Draft   Version  V                                                             
dated   3-30-04.  Co-Chair   Harris   OBJECTED   for  purposes   of                                                             
discussion.                                                                                                                     
                                                                                                                                
Co-Chair    Harris   asked   if   Version   V   incorporates    the                                                             
amendment     and    whether     there    are    other    changes.                                                              
Representative    Fate  explained   that  the  language   has  been                                                             
changed   to reflect   the  penalty  for  a  lawsuit   outside  the                                                             
parameters   of the  statute.   The  penalties  have  been  changed                                                             
from  150% of  the  appraised  value  to 100%  of  appraised  value                                                             
in  the proposed   Committee  Substitute.    He  noted  that  Legal                                                             
also changed other language in the bill.                                                                                        
                                                                                                                                
JIM  POUND,   STAFF   TO  REPRESENTATIVE    FATE,   observed   that                                                             
members  should  have  the blank  CS,  Work  Draft  Version  V, and                                                             
a   page   explaining    the   changes   between   the   Resources                                                              
Committee   Substitute   and  new  CS.    He  explained   that  the                                                             
sponsor   initially   intended   to   drop  all   the  contractual                                                              
language  in Sections   2 and 3  but had  since decided  to  retain                                                             
it.   The   CS  brings   the   legal   language   up   to   current                                                             
standards.   It   also  changes   the   appraised   value,   giving                                                             
latitude   to the  Department   of  Natural  Resources   (DNR)  and                                                             
the  Commissioner   to determine   a penalty  not  to  exceed  100%                                                             
of the  appraised  value  of the  property.   This  language  would                                                             
go into  a  purchase  agreement  between  DNR  and  the buyer,  and                                                             
the  intent  of keeping   it in  the bill  is  to avoid  confusion                                                              
by the buyer on the question of obligation.                                                                                     
                                                                                                                                
Co-Chair  Harris  withdrew   his objection.    Work  Draft  Version                                                             
V was adopted.                                                                                                                  
                                                                                                                                
Representative   Croft  questioned   the  language  at  the  bottom                                                             
of  page  2 and  the  top  page  3.  He  asked  if  Representative                                                              
Fate  reads  "an  immediate  assessment   against  the  owner  of a                                                             
penalty   that  may   equal  the   current  appraised    value"  as                                                             
saying  that  [the penalty]   can't  exceed.   Mr.  Pound answered                                                              
that  there  is supporting   statutory  language  in  Section  3 on                                                             
page  3,  line  9, stating   "the  amount  of  the penalty,   which                                                             
may not exceed the appraised value of the land."                                                                                
                                                                                                                                
Representative   Croft  felt it  was awkward  language  in  Section                                                             
2 and  asked if  Sections  2 and  3 refer  to and  supplement  each                                                             
other. Mr. Pound affirmed.                                                                                                      
                                                                                                                                
Representative   Croft   asked  if  the  language   meant  that  if                                                             
there  was  an  effort  to  develop   coal  bed  methane  on  cabin                                                             
land  that   he  had  bought,  and   he  objected   and  filed  for                                                             
relief,  the  Department  could  assess  him  the entire  value  of                                                             
his  land   plus   improvements.   Mr.   Pound   replied   that  is                                                             
correct,  and  the language   would  be put  into the  contract  so                                                             
that  the  buyer  would  be  aware  of  it.  Representative   Croft                                                             
asked  for  clarification   that  it  would  result   in immediate                                                              
assessment,   so there  is  no discretion  except   for the  amount                                                             
of the fine.  Mr. Pound replied that is correct.                                                                                
                                                                                                                                
Representative    Stoltze  expressed    that  he  still   had  some                                                             
concerns  about  the  bill.   He asked  for  clarification   of the                                                             
filing  a  claim  for  relief,  and  if  it  would  take  away  the                                                             
right to due process. Mr. Pound was unable to answer.                                                                           
                                                                                                                                
Representative   Stoltze  yielded   to wait  for  response  to  his                                                             
question.                                                                                                                       
                                                                                                                                
Co-Chair  Harris   acknowledged   that  the State  has  subsurface                                                              
rights  that are  protected.  He  questioned  how  the language  in                                                             
Section  2 (on  page 2,  lines 27  through  page 3,  line 3)  would                                                             
make  private  property   owners  feel  comfortable   or  have  any                                                             
protection   to  enjoy  their  property  if  a  developer   [wanted                                                             
the subsurface   minerals]  and  the state  offered  leases  to the                                                             
developer.    Co-Chair  Harris  said  he  was  concerned  about  it                                                             
because   the  coal   bed  methane   development   in  the   Mat-Su                                                             
Valley  is  occurring   near a  fairly  populated   area  and  is a                                                             
private property issue.                                                                                                         
                                                                                                                                
Representative    Fate   replied   that   this   bill   gives   the                                                             
Commissioner   the   responsibility   of  delineating    areas  for                                                             
nomination   that are  within  limits.    The  areas  that are  off                                                             
limits  include  lands  with  high  mineral   potential,  or  areas                                                             
that  have   been,  or  are  earmarked   to  be,  withdrawn.     He                                                             
thought  that  the  prospect   of mineral   development  happening                                                              
is  limited.   The  language  on  page  2, lines  29-30,  provides                                                              
for  redress   for  any  physical   damage  on  the  property.   He                                                             
asked  how  to  address  the  intangibles   of  drilling  or  noise                                                             
pollution.    He  noted  that people  have  sued  on  those  bases,                                                             
and  the  plaintiffs  have  usually   lost  the cases   but it  has                                                             
cost  the  defendants  a  lot  of money.   He said  that  the  bill                                                             
doesn't curtail, but it does limit, that possibility.                                                                           
                                                                                                                                
Representative   Fate  continued,  pointing   out that  if it  is a                                                             
site  on  a  lake,  it  doesn't  exclude   the  Commissioner   from                                                             
deciding  to  develop  it  in the  buffer  area  of 660  feet  over                                                             
which   the   State   has   jurisdiction.    The   bill   includes                                                              
safeguards  on  the existing  and  prospective  uses  of the  land.                                                             
                                                                                                                                
Representative   Stoltze  stated  that the  property  rights  issue                                                             
has  been   top  priority   this   session,   and  he  lauded   the                                                             
efforts   of  Representative   Fate  to  try  to  make   more  land                                                             
available.                                                                                                                      
                                                                                                                                
Representative     Croft   understood    that   noise    would   be                                                             
excluded,   and  he  asked  if  the  owner  could  complain   about                                                             
groundwater   contamination    or  the  subsurface   water  on  his                                                             
site  without  incurring  the penalty.    Representative  Fate  was                                                             
unable  to  respond.   Representative    Croft  said he  would  ask                                                             
Legal.                                                                                                                          
                                                                                                                                
Representative    Croft  withdrew   his  objection    to  the  Work                                                             
Draft Version V.                                                                                                                
                                                                                                                                
BOB  LOEFFLER,  DIRECTOR,   DIVISION  OF  MINING  LAND  AND  WATER,                                                             
DEPARTMENT   OF  NATURAL   RESOURCES,   stated   he  would   do  an                                                             
overview  of the  current  land  disposal  program  and the  remote                                                             
recreation   cabin  program.   He  explained  that  land   disposal                                                             
began  with  the passage  of  SB 283  in 2000,  which  passed  with                                                             
some   new   funding.    The   department   was   given   specific                                                              
performance   measures    to  put  all   the  inventory    of  land                                                             
disposal  parcels   on the  market  until  they  sell;  to start  a                                                             
new  subdivision   program  of  at  least  100  lots  a  year;  and                                                             
start  the remote  recreation   cabin  program  in FY  02.   In the                                                             
first  year,   there  were   2400  re-offered   parcels,   with  an                                                             
additional 1900 in the second year.                                                                                             
                                                                                                                                
Representative   Croft   asked  if  "subdivision"   means   platted                                                             
lots  that  are  next  to each  other.    Mr.  Loeffler  affirmed,                                                              
and  said  that the  parcels  have  been  surveyed.    In response                                                              
to  a  question  by  Representative    Croft,  he  explained   "re-                                                             
offered"  means  a parcel  that  came back  to DNR.   In the  1980s                                                             
during  the  huge  land  sale program,   most  parcels  never  sold                                                             
and there was a 50-60% default rate on the programs.                                                                            
                                                                                                                                
Mr. Loeffler   continued,  explaining  that  the performance   goal                                                             
was 250  offerings  each  year.   The Department   is drawing  down                                                             
the  inventory   of  parcels   available,   and  not  replenishing                                                              
them  with  new  subdivisions    as  fast  as  it  is  selling  the                                                             
parcels.                                                                                                                        
                                                                                                                                
Mr.   Loeffler   referred   to   a  chart,   "Economics   of   Land                                                             
Disposal."   The  first   remote  subdivision    under  SB  283  is                                                             
completed   this   year,   and   the  first   recreational    cabin                                                             
program  was  in FY  02;  the parcels   were  staked  but only  now                                                             
are being  purchased.    The chart  shows  2000 re-offers   at $13-                                                             
43  dollars  an  acre,  and  it  makes  a  lot  of  money  for  the                                                             
Department.     The DNR  does  a  limited   title  search.  A  pre-                                                             
surveyed   parcel  in  a  new  subdivision   costs   $750  an  acre                                                             
minimum,   not  including   roads,  which  takes   two  years  with                                                             
most  of the time  and  cost in  the survey.   Remotes  cost  a lot                                                             
less,  at  $250-350/acre,   because  the  applicant  pays  for  the                                                             
survey  and  appraisal.  Mr.  Loeffler  said  that it  can  be done                                                             
in a  year but  it typically  takes  longer,  with  staking  during                                                             
the  first   year,   surveying   during   the   second  year,   and                                                             
appraisal   during  the  third   year.  It  takes  two  additional                                                              
years before DNR receives real income from it.                                                                                  
                                                                                                                                
Representative   Croft  asked if  the Department   does a regional                                                              
best   interest   finding   for  remote   parcels.   Mr.  Loeffler                                                              
replied  that  DNR  does  sub-regions  of  an  area,  with a  batch                                                             
of  30-60   parcels   in   one   area.  The   same   is  true   for                                                             
subdivisions.                                                                                                                   
                                                                                                                                
Mr.  Loeffler  discussed  a  chart  titled  "Re-Offer"  that  shows                                                             
2816  parcels,   totaling   21,839   acres   available   today.  He                                                             
noted  there  are program   innovations  including   acceptance  of                                                             
credit  cards,  personal   checks,  cash,  and  payments  by  mail,                                                             
in person, or over the Internet.                                                                                                
                                                                                                                                
Mr.  Loeffler   showed   charts   of  re-offered   parcels   around                                                             
Fairbanks,    Mat-Su   and   Southcentral    with   detail   around                                                             
Talkeetna.                                                                                                                      
                                                                                                                                
Mr.  Loeffler   explained  that  the  supply   is  land-classified                                                              
settlements.   On  the  Mat-Su   map,  the  demand  area  includes                                                              
swamp.  In some  areas  of the  state  with  a lot  of demand,  DNR                                                             
has a  lot of  potential  supply.  In general,  DNR  is the  fourth                                                             
best  place  to look  for  land  after  the  Mental  Health  Trust,                                                             
the University,   and Municipal   Entitlements  have  rejected  the                                                             
land  and   it  becomes   classified   settlement.   In  Fairbanks                                                              
there is a lot of supply, but not at much in other areas.                                                                       
                                                                                                                                
Mr.  Loeffler   referred   to  the   subdivision   or  "Pre-Survey                                                              
Program."  In  SB 283,  the DNR  was required  to  do over  100 per                                                             
year.   The increment   in this  year's budget  is  an increase  to                                                             
300  lots  per  year,  which  would  help  replenish   the  supply.                                                             
He  explained  that  costs  average  $3400  for  a 3-acre   parcel,                                                             
but   range   to  an   unusual   40-acre    parcel   costing   $201                                                             
thousand.   The  size  range  is  from  3  to  40  acres  with  the                                                             
average   at  7  acres.  The   platting  board   requirements   now                                                             
include  roads.  The  Department  ensures  that  the  value  of the                                                             
land  with  roads   will  more  than  pay  back  the  cost  of  the                                                             
roads.  This  year  the  DNR expects  a  10-12%  internal  rate  of                                                             
return,   after  not  selling   all  the  parcels   and  with  some                                                             
defaults.  The  subdivision  challenge  is  to find  good quality,                                                              
profitable    land   with   roads   that  meets   platting    board                                                             
requirements.   The  cost  of  $750  per  acre  is  for  the  title                                                             
search,  platting   board  approval,  and  public  assistance   and                                                             
contract administration.                                                                                                        
                                                                                                                                
Mr.  Loeffler  discussed   SB 283  and  the  "Remote  Recreational                                                              
Cabin  Program."   The  Department   offers   over  250  parcels  a                                                             
year.  He  pointed  out  that there  is  a  significant  reduction                                                              
between  the  authorizations   that  people  take  and  the  actual                                                             
parcels   leased.  He  explained   that  this   is  due  to  people                                                             
realizing,   once   they're   on  the   land,   that  it   is  more                                                             
difficult  than  they had  expected,  and  not following  through.                                                              
The  average  acreage  is 13.6,  and  the average   value over  the                                                             
first  two  years  is estimated   at $620  per  acre  after  taking                                                             
out survey costs, which the applicant pays.                                                                                     
                                                                                                                                
Mr.  Loeffler  described  the  program  innovations   that  include                                                             
putting  the  cost  up front  with  a  key parcel   appraisal.  The                                                             
Department   does 30-40  parcels   in an  area  to come  up  with a                                                             
hypothetical   parcel  to  show  the  public  the  costs,  and  the                                                             
additional   costs   for  lake   frontage.   The  DNR  requires   a                                                             
quarterly  deposit  for  an appraisal  survey,  and  contracts  out                                                             
in batches,   with the  result  of  getting  the work  done,  which                                                             
people  don't  do  themselves.    He  concluded   that  this  works                                                             
well,  but  the challenges   are to  increase  the  follow-through                                                              
rate and getting untaken parcels to market.                                                                                     
                                                                                                                                
Mr.  Loeffler  illustrated   the staking  patterns   in the  Yentna                                                             
Remote,  which  tend to  be in family  groups,  the  access  points                                                             
of  airstrips   or  trails,  and   around  water  frontage.     The                                                             
Department   must  reserve  easements   along  public   waters  and                                                             
trails.                                                                                                                         
Mr. Loeffler   concluded  that the  Department's   challenge  is to                                                             
"ratchet up" the program.                                                                                                       
                                                                                                                                
Representative    Fate  asked   Mr.   Loeffler   to  describe   the                                                             
procedure   of  staking   a  remote   cabin   site.  Mr.  Loeffler                                                              
answered   that  the  Department  opens  a  particular   area,  and                                                             
the  public   can  stake  anywhere   within  it,  subject   to  the                                                             
guidelines.                                                                                                                     
                                                                                                                                
Representative    Fate  noted  a  difference   in   the  value  per                                                             
parcel   between    his   historical   data   and   that   of   the                                                             
Department.   He said  that  the $627  figure,  with  a multiplier                                                              
of 1.14,   brought  the  level up  to $750-900  in  today's  value.                                                             
He also asked if the average price today is $1400 per acre.                                                                     
                                                                                                                                
MS.  NANCY  WELCH,   SPECIAL  ASSISTANT,   DEPARTMENT   OF  NATURAL                                                             
RESOURCES,   replied  that  the  Department   projected   $900  per                                                             
acre  in the fiscal  note.  She  clarified  that Mr.  Loeffler  has                                                             
been  giving  historical   data  and  some  of  the  costs  do  not                                                             
necessarily   compare  to  the fiscal  note  because   it is  based                                                             
on  individual  processing.   The  Personal  Services   cost  would                                                             
be about  $245  thousand  to  do 150  parcels  under  the proposed                                                              
program  in  HB  319  [Ms.  Welch  referred   to  the  fiscal  note                                                             
dated 3-15-04].                                                                                                                 
                                                                                                                                
Representative   Fate  asked  if the  fee simple  program   has the                                                             
same  surface  right  restrictions   and problems  that  have  been                                                             
brought  up.  Ms.  Welch   said  that  the  buyer  would  have  the                                                             
same  rights   of  ownership   as  in  any  other   DNR  land  sale                                                             
program.                                                                                                                        
                                                                                                                                
Ms.  Welch  commented  that  the  Department   is working   through                                                             
the  coal bed  methane  issue  in the  Mat-Su  area  and it  may be                                                             
premature  to  comment  on it.  It  has held  public  meetings  and                                                             
it  is   working   on   standards   to  make   coal   bed   methane                                                             
compatible with existing uses.                                                                                                  
                                                                                                                                
Representative   Foster   noted  that  during  the  mid-1980s   and                                                             
early  1990s  offerings  north  of  Nome  were  cancelled,   and he                                                             
wondered  if there  would  be offerings   on the Seward  Peninsula                                                              
in the  next five  to ten  years.   Mr. Loeffler   replied  that if                                                             
it's  classified  settlement,   the  Department  is  anxious  to go                                                             
there.  Ms.  Welch  advised   that  a  lot  of those   lands  still                                                             
have  the municipal  entitlement   provision  that  the Department                                                              
must  resolve  first  before   it can  sell  lands  in  the  Seward                                                             
Peninsula area.                                                                                                                 
                                                                                                                                
Co-Chair  Williams   asked  what  bill would  do  to  the existing                                                              
land  disposal  program.    Ms. Welch  replied  that  Commissioner                                                              
Irwin  has two  areas  of concern  with  the  bill.   The first  is                                                             
fairness  to all  Alaskans,  and  the bill  implies  a first  right                                                             
of  refusal   to  some  who  nominate   the  parcels.   It  is  not                                                             
genuinely  offering   it to  every  Alaskan.   The  second  concern                                                             
is  that  all  the  efficiencies   gained  in  the  past  three  or                                                             
five  years,   particularly   with   the  inception   of  the  Land                                                             
Disposal   Fund,    would   be  lost   because    of   HB  319.   A                                                             
significant   figure   in   the  fiscal   note   is  the   cost  of                                                             
individual   processing   because   the  DNR   couldn't   do  batch                                                             
processing.    The  fiscal  note  also  reflects  a change   in the                                                             
type  of staff,  because  technicians  cannot  do  decision-making                                                              
for  the  State   on  best  interest   findings.  There   are  also                                                             
technical   issues,   including   limitations    in  the   bill  on                                                             
spacing   requirements   and   size,  resulting   in  a  different                                                              
staking   pattern.  She  said   that  the  revenue   stream  for  a                                                             
disposal  like  Yentna  would  be  significantly   lower,  and  the                                                             
staking pattern would be significantly different.                                                                               
                                                                                                                                
Ms.  Welch  concluded  that  this  bill  amends  the  Department's                                                              
existing program because it is in the same statute.                                                                             
                                                                                                                                
Ms. Welch  explained  that  DNR  hadn't done  an analysis   of Work                                                             
Draft   Version  V,  Section   2  but   she  guessed   if  it  went                                                             
through   the  judicial    system,   the  court   would   make  the                                                             
decision.    If  it  went   through  administratively,    it  could                                                             
take  the  form of  an  appeal  or a  complaint.    The Department                                                              
would have to write regulations.                                                                                                
                                                                                                                                
Representative     Croft    referred    back    to   Ms.    Welch's                                                             
interchange   with  Representative    Fate  that  concluded   there                                                             
would  be  the same  problems  of  any  other  surface  owner.   He                                                             
asked  if  this  penalty   language   is  in  the  statutes.    Ms.                                                             
Welch  replied  negative,  this  is  new generic,   reservation  to                                                             
the  State,  language.    Offering  remote  recreation   land  does                                                             
not remove  the  conflict  between  surface  and subsurface   uses.                                                             
                                                                                                                                
Representative   Croft  asked  if Sections  2  and 3  apply  to all                                                             
of  the State  land  sales,  not  just  remote  cabin  sites.   Ms.                                                             
Welch  noted  the language   on page  2, lines  2-5  and said  that                                                             
these   provisions   apply   to  all   of  the   DNR  land   sales.                                                             
Representative   Croft   asked  what  is  left   out.    Ms.  Welch                                                             
replied  that   conveyances   to municipalities    under  Title  29                                                             
are omitted.                                                                                                                    
                                                                                                                                
Representative   Croft  asked how  this program  used  to work  and                                                             
how  it would  work  under  this  bill.   Ms.  Welch  said she  had                                                             
not  done  an analysis.   Co-Chair  Williams  asked  her  to  do an                                                             
analysis for the next hearing on the bill.                                                                                      
                                                                                                                                
TAPE HFC 04 - 72, Side B                                                                                                      
                                                                                                                                
Representative Fate commented that the rest of the disposal                                                                     
program by lottery or subdivision is a completely different                                                                     
concept than when this bill was formulated four years ago,                                                                      
to allow  people  to choose  areas  which  are open.   The  lottery                                                             
is not  successful  with  more than  40%  and the  rest is  turned                                                              
over  for resale.  There  are about  2200  parcels  available  for                                                              
people  wanting  land.  The fiscal  note  is based  on the  lowest                                                              
per acre cost to show that the state, and the people, will                                                                      
be benefactors.                                                                                                                 
                                                                                                                                
MRYL  THOMPSON,  REPRESENTING   SELF,  MATANUSKA-SUSITNA    VALLEY,                                                             
stated  that  he is  a land  developer,  but  he hasn't  been  able                                                             
to  develop  his  properties  during  last  8  months  because  all                                                             
of  it   has  been   leased   by  the   coal  bed   methane   (CBM)                                                             
industry.  He  reviewed  the  remote  land  bill,  which "floored"                                                              
him  when  he  saw the  huge  exemption   for  the gas  extraction                                                              
industry.   He  expressed  that   Work  Draft  Version  V  is  even                                                             
worse  than  the  previous  version.    He  said  that  he has  not                                                             
even  considered   buying   another  piece   of  land,  especially                                                              
leased  land.   He  thought  that   because  of  the  CBM   issues,                                                             
people  who  just  eight  months  ago would  have  had  no  problem                                                             
buying  remote  land or  a cabin  now wouldn't  even  consider  it.                                                             
He  noted  that  studies   out  of  Colorado  showed   land  values                                                             
dropped  by  20%  with extraction   taking  place.  A  decrease  in                                                             
value  would   make  these  parcels  less  attractive.     He  felt                                                             
that  it  is not  right  or  fair to  say  that  the owner  has  no                                                             
right to complain on land that he bought.                                                                                       
                                                                                                                                
Mr.  Thompson  expressed   that  Sections  2  And  3  are "totally                                                              
egregious,"  and  he asked,  if  the system  isn't  really  broken,                                                             
why do we need to fix it with this bill.                                                                                        
                                                                                                                                
HB   319  WAS   HEARD   AND   HELD   in  Committee    for   further                                                             
consideration.                                                                                                                  
                                                                                                                                
HOUSE BILL NO. 511                                                                                                            
                                                                                                                                
      An Act relating to the certificate of need program for                                                                    
      health care facilities; and providing for an effective                                                                    
      date.                                                                                                                     
                                                                                                                                
Representative   Stoltze   MOVED  to  ADOPT   Amendment  #1.    Co-                                                             
Chair Williams OBJECTED.                                                                                                        
                                                                                                                                
Representative   Stoltze  explained  that  the area  he represents                                                              
is  the most  rapidly  growing   in the  State,  and  he wanted  to                                                             
ensure that there is a full discussion of the amendment.                                                                        
                                                                                                                                
Amendment #1 reads:                                                                                                             
                                                                                                                                
      Page 3, Line 21:                                                                                                          
                                                                                                                                
      Delete:                                                                                                                   
      "independent diagnostic testing facility"                                                                                 
                                                                                                                                
REPRESENTATIVE   RALPH   SAMUELS  explained   that  the  intent  of                                                             
the  bill  is to  require  all  groups  to do  the  Certificate  of                                                             
Need  (CON.)   He  said  that  he  is  opposed  to  the  amendment                                                              
because  CON  is the  law,  and everyone  should  follow  the  same                                                             
criteria.                                                                                                                       
                                                                                                                                
SAM  KORSMO,  ALASKA  OPEN  IMAGING  CENTER,   WASILLA,  read  from                                                             
prepared script as follows:                                                                                                     
                                                                                                                                
"The  department   claims  that   there  is  not  a level   playing                                                             
field  between  the  hospitals   and  the independent   facilities                                                              
and  that  'Providence   had to  go  through  the  CON  process  to                                                             
get   approval   for  a   P.E.T.   scanner.'   This   is  in   fact                                                             
incorrect.   Providence   never   actually   completed   their  CON                                                             
application   but  instead   purchased   their   P.E.T.  equipment                                                              
through   their   independent    subsidiary   Providence    Imaging                                                             
Center, which is operating today.                                                                                               
                                                                                                                                
In  another  example,  when  Providence   Imaging  Center   applied                                                             
for  an additional   MRI unit  at a  total  cost of  $2.5 million,                                                              
the  department  reported   in their  2003  annual  report   on CON                                                             
activity   that  'The   MRI  will  be  located   adjacent   to  the                                                             
inpatient   elevators,  operating   rooms  and  Heart  Center.   It                                                             
was  determined    that  a  CON   is  not  required   because   the                                                             
facility   is  not   a  health   care   facility   as  defined   by                                                             
certificate   of need  regulations.'(Note:      This MRI  would  be                                                             
located within the hospital itself.)"                                                                                           
                                                                                                                                
Mr.  Korsmo  asked,  if  the  CON  has been  effective,   where  is                                                             
the evidence   of lower  costs by  the Department.    The costs  at                                                             
Alaska  Open   Imaging  Center   are  25-35%  lower   than  at  the                                                             
major  hospitals.    Dr.  Michael   Morrisey  of  the  Lister  Hill                                                             
Center   for    Health   Policy,    University    of   Alabama   at                                                             
Birmingham   showed  that   the  states  with  CONs  had  hospital                                                              
costs  over  20%  higher  than  those  without   CONs.  Mr.  Korsmo                                                             
voiced  opposition   to the  bill  and  urged  further  work  until                                                             
the questions are answered.                                                                                                     
                                                                                                                                
ROD  BETIT,  PRESIDENT,   ALASKA  STATE  HOSPITAL  &  NURSING  HOME                                                             
ASSOCIATION, spoke from talking points (COPY ON FILE.)                                                                          
                                                                                                                                
"Mr. Chairman,   my  name is  Rod  Betit,  and  I am  President  of                                                             
the  Alaska  Hospital  & Nursing   Home Association   representing                                                              
10  free   standing   hospitals,    15  combined    hospitals   and                                                             
nursing homes, and 4 free standing hospitals.                                                                                   
                                                                                                                                
Let  me  say that  this  issue  potentially   impacts   all of  our                                                             
members,   not just  one  or  two  as  has  been  implied  in  some                                                             
earlier testimony.                                                                                                              
                                                                                                                                
All  29  facility  CEOs  and  their  Boards  stand  united   behind                                                             
CSHB 511 as passed out of House HESS.                                                                                           
                                                                                                                                
As  further   evidence   of  the  level   of  concern  outside   of                                                             
Anchorage   and   Fairbanks,   I   have   copies   of  letters   to                                                             
Chairman   Williams  from   Ketchikan  General   Hospital,   Valdez                                                             
Regional    Health    Authority,    Sitka   Community    Hospital,                                                              
Wrangell   Medical   Center,   Petersburg   Medical   Center,   and                                                             
South Peninsula Hospital expressing their support for HB
511.                                                                                                                            
                                                                                                                                
As committee members know, a number of these hospitals are                                                                      
already struggling and any further dilution of a finite                                                                         
number of medical procedures provided in a community.                                                                           
                                                                                                                                
      We  are talking   about  fairness  in  HB  511,  not  whether                                                   
      we should have CON                                                                                                    
                                                                                                                              
      CON  is  in  place   and  is  an  important   tool   for  the                                                             
      Department  to  manage  the  health  care infrastructure   in                                                             
      communities   across  Alaska.   We support   CON  because  of                                                             
      the  finite  amount   of  care  a  community  requires,   and                                                             
      the  adverse  impact  that  over  investment   in facilities                                                              
      and  equipment  can  have  on overall  access   and cost  for                                                             
      the   full   range   of   medical   services    a  community                                                              
      expects.                                                                                                                  
                                                                                                                                
      Some  would have  you  believe  that  your consideration   of                                                             
      HB  511  is  about   free  market  principles   and   imaging                                                             
      centers  being  squeezed   out of  the  market.  That  simply                                                             
      is not the case.                                                                                                          
                                                                                                                                
      Our  member   hospitals   and  nursing  homes   have  had  to                                                             
      submit  justification    through   a  CON  application   each                                                             
      time  they  have  wanted  to  add  equipment,  space  or  new                                                             
      services   that  exceed   $1  million,   including    adding,                                                             
      expanding or upgrading imaging centers.                                                                                   
                                                                                                                                
      In  contrast,  Alaska  Open  Imaging   has  not had  to  meet                                                           
      this  same  requirement    As  a  result  they  have   opened                                                       
      facilities   in Wasilla,   Anchorage  and  Soldotna   without                                                             
      any  review   by   the   Department   of  Health   &   Social                                                             
      Services.                                                                                                                 
                                                                                                                                
      You   have   to   wonder    why   there   is   such    strong                                                             
      disagreement   over  requiring  imaging   centers  to  submit                                                             
      to  the same  review   and approval   as  hospitals  must  go                                                             
      through.  Could  it  be  there  are  plans  to  open  centers                                                             
      in  other  communities   and  the project   sponsors  do  not                                                             
      want  the   need  for   these   projects   reviewed   by  the                                                             
      Department?                                                                                                               
                                                                                                                                
      In our  view,  it  is only  fair  that  all new  independent                                                              
      imaging   center  projects   be  required   to  undergo   the                                                             
      same  review   as  currently  required   of  hospital   based                                                             
      projects.   HB   511  makes   this   small   but  critically                                                              
      important change to CON law.                                                                                              
                                                                                                                                
     Hospitals must provide imaging services even if an                                                                   
     independent center comes on line.                                                                                      
      Providing imaging services is not an either/or decision                                                                 
      for  hospitals.   Imaging  services   must  be  provided   to                                                             
      support   their    emergency    departments    and    surgery                                                             
      services,  not  to  mention   a  whole  host  of  diagnostic                                                              
      needs for  inpatient  purposes.   Some  of this  is provided                                                              
      free of charge due to lack of ability to pay.                                                                             
                                                                                                                                
      Competition  for  this  finite  amount   of imaging   service                                                             
      seriously   impacts  a  community   hospital's   ability   to                                                             
      accomplish this portion of their mission.                                                                                 
                                                                                                                                
   Is CON an effective review mechanism?                                                                                
                                                                                                                              
      Yes.  Since  1996  there  have  been  36  CON  applications;                                                              
      61% were approved as                                                                                                      
      requested,    11%   were   denied,    11%   were   partially                                                              
      approved, 6% were withdrawn, and                                                                                          
      14% were given special conditions that had to be met.                                                                     
     (Taken from March 15, 2004 letter from Janet Clark, Assistant                                                              
     Commissioner to Representative Peggy                                                                                       
     Wilson]                                                                                                                    
                                                                                                                                
                                                                                                                                
   Is the CON process being circumvented?                                                                               
                                                                                                                              
      Yes. "Most  ambulatory  surgery  centers  are  able to  lease                                                             
      equipment  or space  in  a building  and  avoid  CON.  Only 6                                                             
      CON  applications   for  freestanding    ambulatory   surgery                                                             
      centers  have  been  received  since  the  inception  of  the                                                             
      CON program   27 years  ago.  Fifty  percent  of  these  were                                                             
      approved.  Independent  diagnostic   testing  facilities  are                                                             
      not  required   to  go  through   the  CON  process,   so  no                                                             
      applications have even been received from them".                                                                          
     Janet Clark letter dated March 15, 2004]                                                                                   
                                                                                                                                
      It is vital  these  loopholes  be fixed  in  the interest  of                                                             
      health care providers and consumers alike.                                                                                
                                                                                                                                
   Are hospitals being protected in some way by CON?                                                                    
                                                                                                                              
      Absolutely   not.  Since  1996   a number   of  freestanding                                                              
      facilities  in  Anchorage,   Wasilla   and  Kenai  have  been                                                             
      built  without  a CON  that  would  have  required  a  CON if                                                             
      built  by a  hospital.  For  example,   Alaska  Open  Imaging                                                             
      has   opened   facilities    in   Wasilla,   Anchorage    and                                                             
      Soldotna  without   a  CON  and  purchased   a PET   scanner.                                                             
      Providence  had  to  go  through   the  CON  process  to  get                                                             
      approval  for  a PET  scanner.   Anchorage  Fracture   Clinic                                                             
      purchased   an  MRI,   and   several   Ambulatory    Surgical                                                             
      Clinics  in   Anchorage   were  able  to   develop   projects                                                             
      without  a CON  that  hospitals  would  have  to  go  through                                                             
      the  CON  process   to  build   of  buy   the  equipment.   A                                                             
      private  group  of  physicians   built  a  cardiac  cath  lab                                                             
      without  a  CON.  Also,  if  the  Department's   goal  is  to                                                             
      protect hospitals from competition, why do hospitals                                                                      
      appeal our decisions? [Janet Clark letter dated March                                                                     
      15, 2004].                                                                                                                
                                                                                                                                
Clearly  it  is  time  to correct   these  inequities   in the  CON                                                             
law  and HB  511  does  that. We  request  the  Committee  move  HB
511  out  of  the  Finance  Committee   without  amendment.   Thank                                                             
you for the opportunity to comment."                                                                                            
                                                                                                                                
Mr.  Betit  concluded  that  the  issue  is  straightforward,   and                                                             
the  answer  is clear  that  everyone   should  abide  by the  same                                                             
requirements.                                                                                                                   
                                                                                                                                
Representative    Stoltze   wondered    why   staff   from   Valley                                                             
Hospital  or  other  hospitals  hadn't  contacted  him.    Co-Chair                                                             
Williams   pointed   out   that  Mr.   George   Larson  of   Valley                                                             
Hospital  had  planned  to  testify  at  the last  hearing   but he                                                             
had  been  overlooked,   and  Mr. Larson   was  unable  to  testify                                                             
today.  Mr.  Betit  offered  that  Mr.  Larson's  testimony   would                                                             
have been in support of the bill.                                                                                               
                                                                                                                                
Representative   Hawker  stated  that  he chaired   the Department                                                              
of  Health  & Social  Services  budget  subcommittee,   which  held                                                             
discussions  on  the exceptional   relief  program  for endangered                                                              
hospitals.   He asked  if  these  hospitals  are  truly  in  danger                                                             
of not  remaining  economically   viable.  Mr. Betit  replied  that                                                             
it  is no  exaggeration,   and he  noted  that  one  hospital  will                                                             
not make  it beyond  four  months.  Others  have serious  problems                                                              
that   the   communities   can   no   longer   cover   with   local                                                             
contributions,    and   will   form   partnerships    to  stay   in                                                             
business.   He  said  that  it  is  an  ongoing   problem   meeting                                                             
their  daily  expenses.   Exceptional   relief  was  the long-term                                                              
mechanism to keep the hospitals going.                                                                                          
                                                                                                                                
Representative    Hawker  asked  if  this   bill  would  alleviate                                                              
some  of the current  difficulties.    Mr.  Betit  replied  that HB
511  would bring  peace  of  mind but  not  any immediate   relief.                                                             
Small  facilities   that try  to  provide  the  expected  level  of                                                             
services   that   communities    demand   can   easily   go   under                                                             
financially.                                                                                                                    
                                                                                                                                
Co-Chair   Harris   asked  why   Amendment   #1  singles   out  and                                                             
deletes  the independent   diagnostic  testing  facility  from  the                                                             
definition   of healthcare   facilities.   Representative   Stoltze                                                             
replied  that  these   facilities  in  his  district   are  meeting                                                             
previously   unmet  demands,   with  better  and  more  responsive                                                              
service than the larger and more bureaucratic hospitals.                                                                        
                                                                                                                                
Co-Chair   Harris    asked   if  the   hospitals    don't   provide                                                             
adequate    services   and   if   there    is   a  waiting    list.                                                             
Representative   Stoltze  answered   that  he's  not an  expert  on                                                             
healthcare,   but  he felt  that  specializing   connotes  doing  a                                                             
better   job,  and   these   facilities   also   don't  carry   the                                                             
administrative overhead of hospitals.                                                                                           
                                                                                                                                
In  response   to a  question   by  Co-Chair  Harris,   Mr.  Korsmo                                                             
stated  that he  represents  the  independent  diagnostic   testing                                                             
facilities   and he  supports  Amendment  #1.   He  explained  that                                                             
the  testing  facilities   resulted   from  a change   in  Medicare                                                             
around  1998,   and  have  never  been  an  issue   until  now.  He                                                             
thought  that  it is  a problem  of  bureaucracy  and  the  cost of                                                             
larger  medical   institutions.   He  stated  that  doctors  go  to                                                             
the  testing   facilities   because  they   provide  the  service,                                                              
technology and innovation to do the job.                                                                                        
                                                                                                                                
Co-Chair  Harris   questioned  if  it  would  drive  up  the  costs                                                             
that  hospitals    must  charge   for  their   services   if  these                                                             
independent  facilities   were not  covered  under  CON procedure.                                                              
Mr.   Korsmo   expressed    that   Medicare/Medicaid     is   on  a                                                             
collision   course,  and  the third  party  payments   are  hurting                                                             
the  system.   He  pointed   out   that  the  testing   facilities                                                              
haven't  heard  the  cost  analysis   of  CON,  when  the Medicaid                                                              
expenditures have almost tripled in eight years.                                                                                
                                                                                                                                
Mr.  Betit  commented  that  hospitals  would  have  to keep  their                                                             
revenue   at a  level   to  cover  costs,  and  if  the  hospitals                                                              
don't  get  it  from  this  legislation,   charges  would  have  to                                                             
increase   in another   area.  Services   that  aren't  profitable                                                              
are  threatened   and might   not be  offered   in the  community,                                                              
forcing   individuals   to  go  elsewhere.    The  Department   has                                                             
preliminary   information    on  the   substantial   cost   savings                                                             
through   CON.  There   is  no  data  on  imaging   because   these                                                             
facilities   have  not  been required   to  submit  a CON.  If  the                                                             
treatment   centers  submit  creditable   data  as requested,   Mr.                                                             
Betit said that the Department would approve them.                                                                              
                                                                                                                                
In  response   to  a  question   by   Representative   Croft,   Mr.                                                             
Korsmo  responded  that  neither  the Alaska  Open  Imaging  Center                                                             
nor Providence   Imaging  Center  fall under  the  CON process.  He                                                             
maintained   that  the  point  is how  the  Department   of  Health                                                             
and  Social  Services  would  know the  level  of need,  and  asked                                                             
the definitions that would be used in order to be fair.                                                                         
                                                                                                                                
Representative    Stoltze   pointed    out   that   the  treatment                                                              
centers pay property taxes and income taxes.                                                                                    
                                                                                                                                
Co-Chair  Harris   noted that  city  and  state  hospitals   do not                                                             
pay  income  tax, but  other  regional  and  Native  hospitals  pay                                                             
taxes.   He  questioned    the  incentive   to   build  a   private                                                             
hospital   that  would   have  to  pay  taxes   and  compete   with                                                             
existing state or local institutions.                                                                                           
                                                                                                                                
Mr.  Korsmo   recalled   a  physician   who  lost  all   his  money                                                             
trying  to  build  a  private  hospital   across  from  Providence                                                              
Hospital.  He  did not  think  that  there was  a need  to  compete                                                             
in  Anchorage   or  Fairbanks  where   there  are  large  existing                                                              
institutions.                                                                                                                   
                                                                                                                                
Co-Chair   Harris   noted   that  there   has   been  interest   in                                                             
building  in  Valdez.  He  observed  that  CONs  are  not required                                                              
if the cost is under $1 million.                                                                                                
                                                                                                                                
A roll call vote was taken on the motion.                                                                                       
                                                                                                                                
IN FAVOR: Moses, Stoltze, Foster                                                                                                
OPPOSED:   Meyer,   Chenault,    Croft,   Fate,   Hawker,    Joule,                                                             
           Williams, Harris                                                                                                     
                                                                                                                                
The MOTION FAILED (3-8).  Amendment #1 was not adopted.                                                                         
                                                                                                                                
Representative Stoltze MOVED to ADOPT Amendment 2:                                                                              
                                                                                                                                
Amendment #2 reads:                                                                                                             
                                                                                                                                
Page 4, following line 16:                                                                                                      
           Insert a new bill section to read:                                                                                   
      "*Sec.7. The uncodified law of the State of Alaska is                                                                   
amended to read:                                                                                                                
                                                                                                                                
      APPLICABILITY.  To the extent that secs. 3 and 4 of                                                                       
this   Act   relate   to   residential    psychiatric    treatment                                                              
centers,  as  defined  in sec.  5 of  this Act,  secs.  3 and  4 of                                                             
this  Act apply  to a residential   psychiatric  treatment   center                                                             
that   has   not  been   substantially    initiated    before   the                                                             
effective   date  of  this   Act  through   either  an  investment                                                              
commitment   of at least  50  percent  of  the construction   costs                                                             
or acquisition of a building permit for that facility.                                                                          
                                                                                                                                
Renumber the following bill section accordingly.                                                                                
                                                                                                                                
SARA  NIELSEN,  STAFF TO  REPRESENTATIVE   SAMUELS,  observed  that                                                             
the    amendment    would    address    residential    psychiatric                                                              
treatment  centers.   It would  affect  the  Department's   process                                                             
in bringing the children back to Alaska.                                                                                        
                                                                                                                                
Representative   Stoltze  asked  that Ms.  Clarke  address  how the                                                             
amendment would affect other facilities.                                                                                        
                                                                                                                                
JANET  CLARKE,  DIRECTOR,  DIVISION  OF ADMINISTRATIVE   SERVICES,                                                              
DEPARTMENT  OF  HEALTH  AND SOCIAL  SERVICES,  clarified  that  the                                                             
amendment   has  an  immediate   effective   date.  The  provision                                                              
would  not  be  retroactive,   so that  new  facilities   would  be                                                             
covered while existing facilities would not.                                                                                    
                                                                                                                                
Representative    Fate  questioned   how  a  solid  commitment   to                                                             
implement   could  be  obtained  from  Amendment   #2.  Ms.  Clarke                                                             
agreed that the language seems vague.                                                                                           
                                                                                                                                
TAPE HFC 04 - 73, Side A                                                                                                      
                                                                                                                                
Ms.  Clarke   stressed   that  Amendment   #2  would   be  hard  to                                                             
enforce.                                                                                                                        
                                                                                                                                
Representative Stoltze WITHDREW Amendment #2.                                                                                   
                                                                                                                                
Co-Chair   Harris   questioned   if   there  were   currently   any                                                             
residential psychiatric treatment facilities being planned.                                                                     
                                                                                                                                
Ms.  Clarke  observed  that  recently  there  were  two letters  of                                                             
intent   submitted   for  facilities   that   were  less   than  $1                                                             
million  and clearly  not  covered  by the  CON. She  has not  seen                                                             
anything   in  writing   regarding   the  building   of   a  larger                                                             
facility.                                                                                                                       
                                                                                                                                
In  response   to a  question   by  Co-Chair  Harris,   Ms.  Clarke                                                             
observed   that   the   House   HESS   Committee    had  discussed                                                              
increasing   the   threshold   to   $2.5   million,   which   would                                                             
include  equipment.  She  explained  that  the Department   opposed                                                             
the  proposal  because  of  concerns  on  the  number  of Medicaid                                                              
beds  that could  be  built  at that  level.  She felt  that  costs                                                             
would increase in those areas.                                                                                                  
                                                                                                                                
Ms.  Clarke  observed  that  the  CON program   over  28 years  has                                                             
avoided   construction   of  518  nursing  home  beds,   468  acute                                                             
hospital   beds,  9  ambulatory  surgery   suites,  144  substance                                                              
abuse  beds  and  60  psychiatric  beds,   and 30  rehab  beds.  It                                                             
has  also  avoided  nearly  $200  million  in  construction   costs                                                             
and  millions  in annual  operating   costs.  She stated  that  the                                                             
extra  518 nursing  home  beds would  have  cost $45.8  million  in                                                             
2003.                                                                                                                           
                                                                                                                                
Representative   Hawker  MOVED  to report  CSHB  511  (HES)  out of                                                             
Committee  with  the  accompanying   fiscal  note. There  being  NO                                                             
OBJECTION, it was so ordered.                                                                                                   
                                                                                                                                
CSHB  511  (HES)   was  REPORTED  out  of  Committee   with  a  "do                                                             
pass"  recommendation    and  with  previously   published   fiscal                                                             
impact notes #1 and #2.                                                                                                         
                                                                                                                                
ADJOURNMENT                                                                                                                   
                                                                                                                                
The meeting was adjourned at 3:30 P.M.                                                                                          
                                                                                                                                
                                                                                                                                

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