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== Application to proposed California legislation [[SB827|SB 827]], Transit Zoning Bill ==
Schweitzer, Lisa. "[https://lisaschweitzer.com/2018/02/09/what-id-fix-about-sb827-aka-that-white-paper-has-sooooooo-been-written-already/ What I’d fix about SB827, aka that white paper has sooooooo been written already]." 02/09/2018. <br/> [https://lisaschweitzer.com/2018/02/09/what-id-fix-about-sb827-aka-that-white-paper-has-sooooooo-been-written-already/. https://lisaschweitzer.com/2018/02/09/what-id-fix-about-sb827-aka-that-white-paper-has-sooooooo-been-written-already/. ]
<blockquote>'''''"Since we are with
on general idea of taxing land value, Schweitzer notes:
Henry George, ''Progress and Poverty. ''1879. [http://www.econlib.org/library/YPDBooks/George/grgPPCover.html http://www.econlib.org/library/YPDBooks/George/grgPPCover.html].
''LA Times ''op-ed by UCLA professors: <br/> Michael Manville, Paavo Monkkonen, and Michael Lens (2017). "[http://www.latimes.com/opinion/op-ed/la-oe-manville-monkonnen-linkage-fee-20170719-story.html A better way to solve the housing crisis—tax land, not development]." ''LA Times, ''JUL 19, 2017.<br/>
<blockquote>'''''SOOOOOOoo is there any info on the value capture strategy of which you speak? Yes! Yes there is! It has been bigily studied and described! It’s been implemented I places. It’s been evaluated<br/> <br/> There’s this [http://www.cts.umn.edu/research/featured/value-capture big huge lineup of reports from researchers at the University of Minnesota.]'''''</blockquote>
<br/> [Center for Transportation Studies, University of Minnesota. "[http://www.cts.umn.edu/research/featured/value-capture Value Capture for Transportation Finance]." 2008-2010.]
<blockquote>'''''There’s this discussion [https://www.citylab.com/transportation/2014/06/how-to-make-mass-transit-financially-sustainable-once-and-for-all/372209/ The Man Himself David Levinson writing for CityLab.]'''''</blockquote>
[Levinson, David. "[https://www.citylab.com/transportation/2014/06/how-to-make-mass-transit-financially-sustainable-once-and-for-all/372209/ How to Make Mass Transit Financially Sustainable Once and for All]." CityLab, JUN 5, 2014.]<br/>
<blockquote>'''''[https://www.apta.com/resources/reportsandpublications/Documents/APTA-Value-Capture-2015.pdf This friendly brief from APTA!]'' '''</blockquote>
[American Public Transportation Association (2015). "[https://www.apta.com/resources/reportsandpublications/Documents/APTA-Value-Capture-2015.pdf Value Capture for Public Transportation Projects: Examples]." August 2015.]
<blockquote>'''''[http://www.reconnectingamerica.org/resource-center/value-capture/ This friendly informer from the High Speed Rail Advocacy folks.]'''''</blockquote>
<br/> [Center for Transit-Oriented Development. "[http://www.reconnectingamerica.org/resource-center/books-and-reports/2008/capturing-the-value-of-transit-3/ Capturing the Value of Transit]." November 19, 2008.<br/> "The Center for TOD is a partnership of the national nonprofit Reconnecting America, the Center for Neighborhood Technology, and Strategic Economics, an urban economics firm in Berkeley, CA."]<br/>
<blockquote>'''''This [https://www.sciencedirect.com/science/article/pii/S1877042812027590 nice summary paper from an open access journal.]'''''</blockquote>
[Zhao, Zhirong, Michael Iacono, Adeel Lari, and David Levinson (2012). "[https://doi.org/10.1016/j.sbspro.2012.06.1023 Value Capture for Transportation Finance]." ''Procedia - Social and Behavioral Sciences. ''[open access]. <br/> <br/> Abstract<br/> "Value capture seeks to generate revenue by extracting a portion of the gains in the value of land that result from improvements to transportation networks. In this paper we identify value capture strategies, including land value taxes, tax increment financing, special assessments, transportation utility fees, development impact fees, negotiated exactions, joint development, and air rights. We evaluate each of the policies according to four criteria: efficiency, equity, sustainability, and feasibility. The value capture concept is placed within a more general framework of transportation finance that emphasizes the relationship between different types of charges and groups of beneficiaries from transportation investments."]<br/>
<blockquote>'''''This [http://www.trb.org/TCRP/Blurbs/175203.aspx nifty book from the Transportation Research Board (a secret Illuminati organization if there ever was one).]'''''</blockquote>
[Transportation Research Board (2016). "[http://www.trb.org/TCRP/Blurbs/175203.aspx Guide to Value Capture Financing for Public Transportation Projects]."<br/> "TRB's Transit Cooperative Research Program (TCRP) has released Research Report 190: Guide to Value Capture Financing for Public Transportation Projects. Value capture is the public recovery of a portion of increased property and other value created as a result of public infrastructure investment. The report identifies the requirements necessary for successful value creation through transportation infrastructure investment and capturing a portion of that value through specific value capture mechanisms. It includes six case studies that provide practical examples of successful value capture from public transportation investments."]<br/>
<blockquote>'''''This [https://www.brookings.edu/wp-content/uploads/2016/06/0428_transportation_funding_levinson_istrate.pdf awesome report from Brookings.]'''''</blockquote>
[David M. Levinson and Emilia Istrate. "[https://www.brookings.edu/wp-content/uploads/2016/06/0428_transportation_funding_levinson_istrate.pdf Access for Value: Financing Transportation Through Land Value Capture]." ''Brookings, ''April 2011. <br/> [https://www.brookings.edu/wp-content/uploads/2016/06/0428_transportation_funding_levinson_istrate.pdf https://www.brookings.edu/wp-content/uploads/2016/06/0428_transportation_funding_levinson_istrate.pdf].<br/> <br/> Abstract:<br/> "The worsening financial straits of governments at all levels pose a significant challenge to discretionary programs, such as transportation. The United States transportation system must become more efficient if it is to provide the same level of services with less money at all levels of government. At the same time, the competitive forces in the global economy require an increasingly effective U.S. transportation network, able to support a changing American economy. This study examines accessibility and its importance in assessing transportation performance and in creating a sustainable transportation funding source. It first delineates the concept of accessibility through a comparison with the common transportation performance metric of mobility. The paper then explains how accessibility can help fund transportation through a virtuous circle of access, land value, and transportation infrastructure. Local, state, and federal governments must better understand the structure and characteristics of value-capture policies if they are to develop their full potential as a sustainable funding source." ]<br/>
<blockquote>'''''This cool study on [http://www.mapc.org/wp-content/uploads/2017/09/MAPCValueCaptureExecSumm.pdf TOD Value Capture in Massachusetts.]'''''</blockquote>
Strategic Economics (2017). "[http://www.mapc.org/wp-content/uploads/2017/09/MAPCValueCaptureExecSumm.pdf Expanding the Use of Value Capture for Transportation and TOD in Massachusetts]." <br/> January 20, 2017. prepared for Metropolitan Planning Area Council (MAPC), City of Somerville, Barr Foundation, A Better City.
"The study examines the Commonwealth’s current value capture tools, drawing on examples from around the country, as well as interviews with 35 state, regional and local officials. The study also considers the potential for value capture through five case studies of transportation and TOD projects currently planned or underway in Massachusetts. Based on this research, the study recommends a number of ways in which Massachusetts laws, policies, and regulations could be changed in order to encourage broader use of value capture for transportation and TOD infrastructure generally, with a special focus on transit. This executive summary provides an overview of key findings and recommendations from the report, and is organized into the following sections:
*Massachusetts’ Infrastructure Needs: Describes the types of transportation and TOD-supportive infrastructure that the Commonwealth, cities, and towns are expected to prioritize in the coming five to ten years, and that are the focus of this study.<br/>
*Overview of Value Capture Tools: Reviews the types of value capture tools that are used around the country, as well as the tools that are authorized for use in Massachusetts.<br/>
*Considerations for Implementing Value Capture: Describes the conditions that are required for the successful use of value capture, in the context of the specific fiscal and governance issues that shape the use of value capture in the Commonwealth.<br/>
*Common Uses of Value Capture in the U.S. and Massachusetts: Discusses the ways in which value capture is currently used, both nationally and in Massachusetts.<br/>
*Recommendations: Provides a series of recommendations for action by state and local governments for expanding the use of value capture to pay for transportation and TOD in Massachusetts, with a focus on transit capital improvements and operations."
<blockquote>'''''This little blurb [http://iff.scag.ca.gov/Pages/ValueCapture.aspx from Smart Growth California folks at SCAG who have a really helpful discussion of tools that may be used in California!]'''''</blockquote>
Southern California Association of Governments. "Value Capture" [section on web site]. [http://iff.scag.ca.gov/Pages/ValueCapture.aspx http://iff.scag.ca.gov/Pages/ValueCapture.aspx]. Accessed 10 Feb 2018.
"Value capture is not one thing but a bundle of tools that raise revenue by capturing the value generated by public infrastructure improvements and/or a strong or strengthening real estate market. Value capture can entail the creation of a new assessment, tax, or fee (such as a special localized tax or development impact fee), the diversion of new revenues generated by an existing tax (as in tax increment financing), or a revenue-sharing agreement that allows a government agency to share in some of the revenues generated by developing publicly owned land (known as joint development).
*Redevelopment Tax Increment Financing
*Development Impact Fees
*Infrastructure Finance District
*Special Assessment District
*Mello-Roos Community Facilities District
*Development Agreements
*Joint Development
*Private Transaction/Transfer Fee"
<blockquote>'''''This [https://www.lincolninst.edu/sites/default/files/pubfiles/special-assessment-california_0.pdf fantastic report from the Lincoln Land Institute.] That has a GREAT submission from Mr. Windfalls for Wipeouts Himself, Dean J. Misczynski, who first published (brilliantly) about this particular topic in 1978.'''''</blockquote>
Dean J. Misczynski, Dean J. "[https://www.lincolninst.edu/sites/default/files/pubfiles/special-assessment-california_0.pdf Special Assessments in California: 35 Years of Expansion and Restriction]." <br/> in: Ingram, Gregory K., and Yu-Hung Hong, editors (2012). "Value Capture and Land Policies: Proceedings of the 2011 Land Policy Conference." Lincoln Institute of Land Policy, 2012. <br/>
<blockquote>'''''From [https://www.fhwa.dot.gov/ipd/value_capture/ FHWA here.]'''''</blockquote>
Federal Highway Administration. "[https://www.fhwa.dot.gov/ipd/value_capture/ Value Capture]" (web site section). [https://www.fhwa.dot.gov/ipd/value_capture/ https://www.fhwa.dot.gov/ipd/value_capture/].<br/> Subsections:
*Value Capture Defined
*Sources and Tools
*Legislation
*Resources
*Project Profiles
*Contact Us
*Value Capture A-Z<br/>
<blockquote>'''''[https://nextcity.org/daily/entry/new-california-funding-tool-eifd-financing-la-river-makeover We might, for example, just tweak this approach a bit.]'''''</blockquote>
[California's new Enhanced Infrastructure Funding District (EIFD) system.
Kaufman, Rachel. "[https://nextcity.org/daily/entry/new-california-funding-tool-eifd-financing-la-river-makeover New California Financing Twist Could Help L.A. River Makeover]." ''Next City'', FEBRUARY 5, 2015.<br/> [https://nextcity.org/daily/entry/new-california-funding-tool-eifd-financing-la-river-makeover https://nextcity.org/daily/entry/new-california-funding-tool-eifd-financing-la-river-makeover].<br/>
<blockquote>'''''[http://www.draconsultants.com/aff-taxinc.html Some private consultants have been working on this VERY IDEA in affordable housing!]'''''</blockquote>
David Paul Rosen & Associates. "[http://www.draconsultants.com/aff-taxinc.html Tax Increment Financing]."
David Paul Rosen (2011). "[http://www.draconsultants.com/pdf/CRA-CalALHFA_DR_Keynote_102511.pdf Out of the Wreckage: A New Agenda for Affordable Housing in California]." <br/> California Housing Conference: CRA/CalALHFA - Keynote Address). See slide 45 onward for value-capture proposal - proposed successor system to Redevelopment Agencies. <br/>
<blockquote>'''''[https://en.wikipedia.org/wiki/Value_capture OH BOY OH BOY IT’S GOT ITS OWN WIKIPEDIA PAGE!! ](A little light; David L, go fix it. )'''''</blockquote>
[https://en.wikipedia.org/wiki/Value_capture https://en.wikipedia.org/wiki/Value_capture].
'''"Value capture''' is a type of [https://en.wikipedia.org/wiki/Public_financing public financing] that recovers some or all of the value that [https://en.wikipedia.org/wiki/Public_infrastructure https://en.wikipedia.org/wiki/Public_infrastructure] public infrastructure generates for private landowners.<br/> <br/> Public investments, such as building transportation or sewer facilities, can increase adjacent land values, generating an unearned profit for private landowners. The unearned value (increases in land value which otherwise profit private landowners cost-free) may be "captured" directly by converting them into public revenue (see [https://en.wikipedia.org/wiki/Georgism Georgism]). Thus, value capture internalizes the positive [https://en.wikipedia.org/wiki/Externalities externalities] of public investments, allowing public agencies to tax the direct beneficiaries of their investments.<br/>
<blockquote>'''''[https://www.planetizen.com/news/2018/01/96983-value-capture-takes-prominent-controversial-role-fixing-new-york-subway New York City is eyeballing it.]'''''</blockquote>
Irvin Dawid. "[https://www.planetizen.com/news/2018/01/96983-value-capture-takes-prominent-controversial-role-fixing-new-york-subway Value Capture Takes Prominent but Controversial Role in Fixing New York Subway]." ''Planetizen, ''January 31, 2018.<br/> "Value capture, collecting tax increment from subway adjacent properties to help provide money needed to repair the 114-year old subway system, is proposed by New York Gov. Andrew Cuomo and opposed by the New York City Mayor Bill de Blasio."
"Value capture is “the solution of the moment,” said [http://pfnyc.org/our-organization/leadership/ Kathryn S. Wylde], the president and chief executive of the [http://pfnyc.org/ Partnership for New York City], an influential group of business leaders."<br/>
<blockquote>'''''And of course, the very [http://www.vtpi.org/smith.pdf nice VTPI Report from Jeffery J. Smith and Thomas A. Gihring, which is a GIGANTICALLY LARGE annotated bibliography]. '''''</blockquote>
Jeffery J. Smith and Thomas A. Gihring, with Todd Litman. "[http://www.vtpi.org/smith.pdf Financing Transit Systems Through Value Capture: An Annotated Bibliography]." Victoria Transport Policy Institute, 27 February 2017.
"This paper summarizes the findings of more than 100 studies concerning the impacts transit service has on nearby property values, and the feasibility of capturing a portion of the incremental value to finance transit improvements. The results indicate that proximity to transit<br/> often increases property values enough to offset some or all of transit system capital costs."<br/> A shorter version of this paper was published as,<br/> “Financing Transit Systems Through Value Capture: An Annotated Bibliography.” ''American Journal of Economics and Sociology'', Volume 65, Issue 3, July 2006, p. 751. <br/>
Line 73 ⟶ 102:
*American Public Transportation Association (2015). "<br/> [https://www.apta.com/resources/reportsandpublications/Documents/APTA-Value-Capture-2015.pdf Value Capture for Public Transportation Projects:] [https://www.apta.com/resources/reportsandpublications/Documents/APTA-Value-Capture-2015.pdf Examples]." August 2015. [https://www.apta.com/resources/reportsandpublications/Documents/APTA-Value-Capture-2015.pdf https://www.apta.com/resources/reportsandpublications/Documents/APTA-Value-Capture-2015.pdf].<br/>
*Center for Transit-Oriented Development. "[http://www.reconnectingamerica.org/resource-center/books-and-reports/2008/capturing-the-value-of-transit-3/ Capturing the Value of Transit]." November 19, 2008<br/> [http://www.reconnectingamerica.org/resource-center/books-and-reports/2008/capturing-the-value-of-transit-3/ http://www.reconnectingamerica.org/resource-center/books-and-reports/2008/capturing-the-value-of-transit-3/].<br/> The Center for TOD is a partnership of the national nonprofit Reconnecting America, the Center for Neighborhood Technology, and Strategic Economics, an urban economics firm in Berkeley, CA.<br/>
*Center for Transportation Studies, University of Minnesota. "[ttp://www.cts.umn.edu/research/featured/value-capture Value Capture for Transportation Finance]." 2008-2010. [http://www.cts.umn.edu/research/featured/value-capture http://www.cts.umn.edu/research/featured/value-capture].<br/>
*Dawid, Irvin. "[https://www.planetizen.com/news/2018/01/96983-value-capture-takes-prominent-controversial-role-fixing-new-york-subway Value Capture Takes Prominent but Controversial Role in Fixing New York Subway]." ''Planetizen, ''January 31, 2018.<br/> "Value capture, collecting tax increment from subway adjacent properties to help provide money needed to repair the 114-year old subway system, is proposed by New York Gov. Andrew Cuomo and opposed by the New York City Mayor Bill de Blasio.<br/> [https://www.planetizen.com/news/2018/01/96983-value-capture-takes-prominent-controversial-role-fixing-new-york-subway. https://www.planetizen.com/news/2018/01/96983-value-capture-takes-prominent-controversial-role-fixing-new-york-subway. ]<br/>
*George, Henry. ''Progress and Poverty. ''1879. [http://www.econlib.org/library/YPDBooks/George/grgPPCover.html http://www.econlib.org/library/YPDBooks/George/grgPPCover.html].<br/>
*Goldman, Michael. "[https://www.theurbanist.org/2017/10/17/affordable-housing-platform-seattle/ An Affordable Housing Platform for Seattle]." ''The Urbanist, ''October 17, 2017.<br/> [https://www.theurbanist.org/2017/10/17/affordable-housing-platform-seattle/ https://www.theurbanist.org/2017/10/17/affordable-housing-platform-seattle/]<br/> ''"3. Capture land capital gains by charging a fee on development so that it scales with the value of the land. Then put those fees into non-profit housing development."''<br/>
*Ingram, Gregory K., and Yu-Hung Hong, editors (2012). "Value Capture and Land Policies: Proceedings of the 2011 Land Policy Conference." Lincoln Institute of Land Policy, 2012. <br/>
*Kaufman, Rachel. "[https://nextcity.org/daily/entry/new-california-funding-tool-eifd-financing-la-river-makeover New California Financing Twist Could Help L.A. River Makeover]." ''Next City. ''FEBRUARY 5, 2015.<br/> [https://nextcity.org/daily/entry/new-california-funding-tool-eifd-financing-la-river-makeover. https://nextcity.org/daily/entry/new-california-funding-tool-eifd-financing-la-river-makeover. ]<br/> on EIFDs (Enhanced Infrastructure Funding Districts).<br/>
*David M. Levinson and Emilia Istrate. "[https://www.brookings.edu/wp-content/uploads/2016/06/0428_transportation_funding_levinson_istrate.pdf Access for Value: Financing Transportation Through Land Value Capture]." ''Brookings, ''April 2011. <br/> [https://www.brookings.edu/wp-content/uploads/2016/06/0428_transportation_funding_levinson_istrate.pdf https://www.brookings.edu/wp-content/uploads/2016/06/0428_transportation_funding_levinson_istrate.pdf].<br/>
*Levinson, David. "[https://www.citylab.com/transportation/2014/06/how-to-make-mass-transit-financially-sustainable-once-and-for-all/372209/ How to Make Mass Transit Financially Sustainable Once and for All]." CityLab, JUN 5, 2014.<br/> [https://www.citylab.com/transportation/2014/06/how-to-make-mass-transit-financially-sustainable-once-and-for-all/372209/ https://www.citylab.com/transportation/2014/06/how-to-make-mass-transit-financially-sustainable-once-and-for-all/372209/].<br/>
*David Paul Rosen & Associates. "[http://www.draconsultants.com/aff-taxinc.html Tax Increment Financing]." web site, accessed 10 Feb 2018. [http://www.draconsultants.com/aff-taxinc.html http://www.draconsultants.com/aff-taxinc.html].<br/>
*Manville, Michael, Paavo Monkkonen, and Michael Lens (2017). "[http://www.latimes.com/opinion/op-ed/la-oe-manville-monkonnen-linkage-fee-20170719-story.html A better way to solve the housing crisis—tax land, not development]." ''LA Times, ''JUL 19, 2017. [http://www.latimes.com/opinion/op-ed/la-oe-manville-monkonnen-linkage-fee-20170719-story.html http://www.latimes.com/opinion/op-ed/la-oe-manville-monkonnen-linkage-fee-20170719-story.html].<br/>
*Misczynski, Dean J. (2012). "S[https://www.lincolninst.edu/sites/default/files/pubfiles/special-assessment-california_0.pdf pecial Assessments in California: 35 Years of Expansion and Restriction]." In [Ingram and Hong, 2012].<br/> [https://www.lincolninst.edu/sites/default/files/pubfiles/special-assessment-california_0.pdf. https://www.lincolninst.edu/sites/default/files/pubfiles/special-assessment-california_0.pdf. ]<br/>
*Rosen, David Paul (2011). "[http://www.draconsultants.com/pdf/CRA-CalALHFA_DR_Keynote_102511.pdf Out of the Wreckage: A New Agenda for Affordable Housing in California.]" <br/> California Housing Conference: CRA/CalALHFA - Keynote Address). <br/> [http://www.draconsultants.com/pdf/CRA-CalALHFA_DR_Keynote_102511.pdf http://www.draconsultants.com/pdf/CRA-CalALHFA_DR_Keynote_102511.pdf].<br/> See slide 45 onward for value-capture proposal - proposed successor system to Redevelopment Agencies. <br/>
*Schweitzer, Lisa. "[https://lisaschweitzer.com/2018/02/09/what-id-fix-about-sb827-aka-that-white-paper-has-sooooooo-been-written-already/ What I’d fix about SB827, aka that white paper has sooooooo been written already]." 02/09/2018. <br/> [https://lisaschweitzer.com/2018/02/09/what-id-fix-about-sb827-aka-that-white-paper-has-sooooooo-been-written-already/. https://lisaschweitzer.com/2018/02/09/what-id-fix-about-sb827-aka-that-white-paper-has-sooooooo-been-written-already/. ]<br/>
*Southern California Association of Governments. "Value Capture" [section on web site]. [http://iff.scag.ca.gov/Pages/ValueCapture.aspx http://iff.scag.ca.gov/Pages/ValueCapture.aspx]. Accessed 10 Feb 2018.<br/>
*Smith, Jeffery J. and Thomas A. Gihring, with Todd Litman. "[http://www.vtpi.org/smith.pdf Financing Transit Systems Through Value Capture: An Annotated Bibliography]." Victoria Transport Policy Institute, 27 February 2017.<br/> [http://www.vtpi.org/smith.pdf http://www.vtpi.org/smith.pdf].<br/>
*Strategic Economics (2017). "[http://www.mapc.org/wp-content/uploads/2017/09/MAPCValueCaptureExecSumm.pdf Expanding the Use of Value Capture for Transportation and TOD in Massachusetts]." <br/> January 20, 2017. [http://www.mapc.org/wp-content/uploads/2017/09/MAPCValueCaptureExecSumm.pdf http://www.mapc.org/wp-content/uploads/2017/09/MAPCValueCaptureExecSumm.pdf].<br/> prepared for Metropolitan Planning Area Council (MAPC), City of Somerville, Barr Foundation, A Better City.<br/> "The study examines the Commonwealth’s current value capture tools, drawing on examples from around the country, as well as interviews with 35 state, regional and local officials. The study also considers the potential for value capture through five case studies of transportation and TOD projects currently planned or underway in Massachusetts. Based on this research, the study recommends a number of ways in which Massachusetts laws, policies, and regulations could be changed in order to encourage broader use of value capture for transportation and TOD infrastructure generally, with a special focus on transit.<br/>
*Transportation Research Board (2016). "[http://www.trb.org/TCRP/Blurbs/175203.aspx Guide to Value Capture Financing for Public Transportation Projects]."<br/> [http://www.trb.org/TCRP/Blurbs/175203.aspx http://www.trb.org/TCRP/Blurbs/175203.aspx]. DOI: 10.17226/23682.<br/>
*Wikipedia. "[https://en.wikipedia.org/wiki/Value_capture Value capture]." accessed 9 Feb 2018. [https://en.wikipedia.org/wiki/Value_capture. https://en.wikipedia.org/wiki/Value_capture. ]<br/>
*Zhao, Zhirong, Michael Iacono, AdeelLari, and David Levinson (2012). "[https://doi.org/10.1016/j.sbspro.2012.06.1023 Value Capture for Transportation Finance]." Procedia - Social and Behavioral Sciences, Volume 48, 2012, Pages 435-448. Open Access. <br/> [https://doi.org/10.1016/j.sbspro.2012.06.1023 https://doi.org/10.1016/j.sbspro.2012.06.1023].
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