HomeMy WebLinkAboutAECOM Proposal for Environmental Consulting/Buckstaff Property tz
AECOM/� ■, AECOM 920.235.0270 tel
558 North Main Street 920.235.0321 fax
Oshkosh,Wisconsin 54901
October 27, 2016
Mr. Allen Davis
City of Oshkosh
215 Church Avenue
PO Box 1130
Oshkosh,Wisconsin 54903-1130
Subject: Revised Proposal for Environmental Consulting Services Related to the
Buckstaff Property, 1118 South Main Street, Oshkosh,Wisconsin
AECOM Proposal No: OPP-382290
Dear Mr. Davis,
AECOM Technical Services, Inc. (AECOM) is pleased to present this proposal for professional
environmental engineering services related to the Buckstaff property located at 1118 South Main
Street, Oshkosh,Wisconsin. It is our understanding the City of Oshkosh (City) would like AECOM
to complete a Phase I Environmental Site Assessment(Phase I ESA) and a Phase II Site
Investigation with a Remedial Action Plan (RAP) for the Buckstaff property, This proposal presents
our scope of services and estimated fee. The scope of services was designed with input from
Wisconsin Department of Natural Resources (WDNR) Project Manager, Mr. Kevin McKnight and
Wisconsin Economic Development Corporation (WEDC) and is intended to meet WEDC grant
obligations.
Site Conditions
The former Buckstaff property dates prior to the turn of the 20th century when the property's low
lands were filled in for construction of the manufacturing facility. Several other buildings were
constructed overtime. The manufacturing business operated for over 100 years, but the property
fell into foreclosure in 2011. Manufacturing operations ceased the month following the
commencement of the foreclosure proceedings and the buildings have remained vacant since that
time. Environmental conditions combined with the lack of utilities and maintenance on the site, as
well as removal of property both during the course of the foreclosure proceedings and by vandals
who have frequented the property have combined to create blight and a significant risk to the
health, safety and welfare of the City and its residents. The site is very visible as it is located on the
main thoroughfare to the south side of the City. The City was awarded a WEDC grant in 2016 and
the owner has begun demolition of the structures remaining on site.
Three Phase i ESAs and three Phase II ESAs were performed on the former Buckstaff property. An
Asbestos Demolition Survey was performed on the former Buckstaff property as well. The Phase
ESAs identified the following issues:
• STS identified no RECs concerning the subject property as a result of the Phase I ESA but
the following environmental concerns were noted:
+ Based on the age of the buildings on site, lead-based paint is likely present. However,
paint in poor condition was not observed on the subject property.
This document includes proprietary data that shall not be duplicated,used or disclosed outside City of Oshkosh for any purpose other than to
evaluate this document.This rosiriction does not limit City of Oshkosh's right to use Information contained in this document if it is obtained from
another source without restriction,
OPP-382290_Buckstaff Phase I ti Proposal.docx
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• Suspected asbestos containing material was observed in the buildings on the subject
property, If demolition or renovation of these buildings is planned, the material should
be sampled and removed by a licensed abatement contractor accordingly.
• The railroad activity on the north central portion of the subject property introduces
uncertainties with past use. However, historic Sanborn maps depict no railroad
structures on the subject property and the nearest tracks were approximately 100 feet
further east. In addition, the Sanborn maps indicate the trains were coal fired and not
petroleum. Because the trains were coal fired and the nearest railroad activity occurred
at least 100 feet from the subject property, it is unlikely the railroad use impaired the
subject property.
• Several areas of hydraulic oil surface staining were observed in the central portion of
Parcel 1. According to Buckstaff personnel, the stained areas have since been
removed and properly disposed of by maintenance personnel.
• Burned debris was observed in the central portion of Parcel 1. According to Buckstaff
personnel, the burned debris has since been removed and properly disposed of by
maintenance personnel.
• A soil pile containing some concrete of unknown origin was observed in the northeast
corner of Parcel 4. No stained soil or stressed vegetation was observed on the
stockpile. If the stockpile is moved, soil should be observed for solid waste.
• Robert E. Lee&Associates, Inc. (REL) Phase I ESA identified the following RECs:
• The presence of fill and lack of analytical information regarding whether it is impacted
represents an environmental concern.
• The lack of analytical data to determine the environmental condition of unsaturated soil at
the Property represents an environmental concern.
• Arsenic was detected in a soil sample collected from STS Boring B-14. Additional
investigation is needed.
• Additional investigation is warranted in the area between Building 1, 2, and 7 based on
the past land use of the adjacent buildings.
• The past presence of a former rail spur at the Property represents an REC.
• The past storage of coal in the area between Building 1, 2, and 7 represents an REC.
• There is concern for potential off-site impacts from the Everitt Industries property; and
represents an REC.
• Past presence of a railroad roundhouse along the east property line represents an REC.
• The presence of an exhaust fan along the south wall of Building 6 represents an REC.
• Sigma Phase I ESA identified the following RECs:
• Robert E. Lee &Associates, Inc. (REL) conducted a limited subsurface investigation of
the property in 2011, Low levels of polycyclic aromatic hydrocarbons (PAHs) and
metals were identified in the fill layer at the property. REL reported the results of the
limited investigation to the WDNR in August 2011. The WDNR opened a Wisconsin
Environmental Repair Program (ERP) case for the subject property(BARTS#02-71-
559897) based on the contaminants identified by REL,
• One historical recognized environmental condition (HREC) was identified as follows:
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• To determine if historical operations negatively impacted the subject property,
limited soil sampling investigations were conducted in 2006 and 2011 at the subject
property. A review of the results from the limited investigation conducted in 2006
by STS Consultants, Ltd. (STS) indicated that low levels of polycyclic aromatic
hydrocarbons (PAHs) and metals were present at the subject property. In a letter
dated August 16, 2007,the WDNR concluded that the subject property(BRRTS
#02-71-549299) case met the requirements of Ch. NR 726, Wisconsin
Administrative Code and considered the case closed with no further investigation or
remediation required.
• While the BRRTS case was closed by the WDNR, residual soil and groundwater
contamination remains at the subject property. Additionally, historic fill containing
organics, sawdust, cinders and woodchips are prevalent at the property to a depth of
four feet with fill identified as deep as 10 feet below ground surface (bgs). Fill material
and residual soil and groundwater impacts could be encountered during redevelopment
activities. Contaminated soil or groundwater that is discovered would require
appropriate management in accordance with applicable state and federal regulations.
An off-site REC was identified during the preparation of the Phase I ESA. The off-site REC is as
follows:
+ The properties that adjoin the subject property were historically utilized for
industrial/manufacturing uses. Operations included a furniture manufacturer,junk yard and
steel fabrication company to the north, railroad ROW and a round house to the east and a
plastic factory to the south. A release from historical operations performed at the adjoining
properties could have negatively impacted the subject property.
Based on the results of the Phase l ESAs,three different Phase 11 ESAs were performed on the
property. Sigma prepared a Phase II Sampling and Analysis Plan (SAP) to further assess the
identified RECs. On October 10, 2013 Sigma was granted approval from the WDNR to precede
with the proposed Phase 11 investigation activities under the WDNR EPA Assessment grant. The
Phase 11 investigation activities, as proposed in the October 7, 2013 SAP were initiated at the
Buckstaff property in late October 2013. All of the Phase II ESA efforts focused on the exterior of
the buildings.
The Phase 11 ESA activities included the advancement of 36 soil borings, installation of 9
groundwater monitoring wells, and collection of soil and groundwater analytical samples. One or
two soil samples were collected from each boring and submitted under standard chain of custody
for laboratory analysis of VOCs using EPA method 8260, PAHs using EPA method 8310, and
RCRA metals using EPA method 6010 (arsenic, barium, cadmium, chromium, lead, mercury,
selenium, and silver). Ground water samples were collected from the five monitoring wells by REL
and Sigma for RCRA metals, PAHs, and VOCs.
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Analysis performed on the Phase Il ESAs soil samples indicates the following:
• VOCs—A detection of benzene within the soil sample collected from 2 to 4 feet bgs at soil
boring GP-1 2 exceeded the Groundwater Pathway Residual Contaminant Level (RCL).
Within deeper soil samples collected below the fill layer, all VOC constituents were reported
less than the laboratory limit of detection or between the limit of detect ion (LOD) and limit of
quantitation (LOQ).
• PAHs—Detectable concentrations of almost all PAH constituents were reported within
shallow site soil. The soil samples collected from 2 to 4 feet bgs within soil borings GP- 1,
GP-4, GP-5, GP-6, GP-9, GP-10, GP-11, and GP-12 reported concentrations of
benzo(a)anthracene, benzo(a)pyrene, benzo(b)fluoranthene, chrysene, dibenzo(a,h)-
anthracene, and indeno(1 ,2,3cd)pyrene greater than Groundwater Pathway RCLs and/or
Non-Industrial Direct Contact RCLs. Within deeper soil samples collected below the fill layer,
all PAH constituents were reported between the LOO and LOQ or less than the laboratory
limit of detection.
• RCRA Metals—Detectable concentrations of barium, cadmium, lead, mercury, and selenium
exceeded applicable Groundwater Pathway RCLs within multiple shallow soil samples.
Concentrations of arsenic within multiple soil samples were reported greater than
Groundwater Pathway RCLs and/or Non-Industrial DC RCLs. However, with the exception of
two high concentrations, 193 and 33.6 milligrams per kilogram (mg/kg),the detected
concentrations of arsenic are below 8 mg/kg,which was established as the statewide soil-
arsenic background threshold value.
Analysis performed on the Phase Il ESAs groundwater samples indicates the following:
• VOCs—Each of the VOC constituents were reported less than laboratory method detection
limits within collected groundwater samples.
• PAHs—Reported concentrations of benzo(a)pyrene, benzo(a)fluoranthene, and chrysene
within groundwater samples collected from monitoring wells MW-1 and MW-6 exceed their
respective Ch. NR 140 Preventive Action Limits (PALs). The other PAH constituents within
collected groundwater samples were reported less than laboratory method detection limits or
Ch. NR 140 PALs.
• Dissolved RCRA Metals- Reported concentrations of arsenic within groundwater samples
collected from monitoring wells MW-6, MW-7, and MW-12 exceed its Ch. NA 140 PAL. The
other dissolved RCRA metals within collected groundwater samples were reported less than
laboratory method detection limits or below Ch. NA 140 PALs.
Based on the data collected during the recent Phase II site investigation activities conducted at the
site, the following conclusions are presented:
• Visual and olfactory observations completed during the Phase II did not reveal staining,
odors,or other evidence to suggest that the lead and PAH detections at the site were related
to the areas of concern assessed as part of the Phase ll. Rather,visual and olfactory
observations suggest that the detected concentrations are most likely associated with urban
fill placed on the site prior to site development in the late 1800s. If the areas with lead and
PAH detections are disturbed in the future, the soil will likely require management as a solid
waste in general accordance with local, state, and federal laws. Consequently, there are
health and safety concerns associated with PAHs and metals in the subsurface on the former
Buckstaff property including the potential for direct contact with the fill material.
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• The soil profile at the former Buckstaff property consists of approximately 2 to 10 feet of fill
consisting of silt, gravel, sand layers, cinders, and wood pieces. Native silty clay was present
below the fill.
• Shallow groundwater is present within the site groundwater monitoring wells at elevations
ranging from 749.65 to 748.75 msl, approximately 2.0 to 3.0 feet bgs. The groundwater flow
direction is assumed to be generally to the east based on the site's proximity to Lake
Winnebago.
• VOC constituents were reported less than laboratory method detection limits within collected
groundwater samples. Three PAH constituents and dissolved arsenic were reported greater
than their respective Ch. NA 140 PALs within groundwater samples collected from select
monitoring wells. No analyzed contaminant concentrations with collected groundwater
samples exceeded Ch. NA 140 Enforcement Standards (ESs).
• Based on the subsurface investigation data,the vapor intrusion pathway does not appear to
be a concern. Chlorinated volatile organic compounds were not reported at concentrations
greater than laboratory detection limits and reported concentrations of detected petroleum
volatile organic constituents are well below EPA Risk Screening Levels for the Inhalation
pathway(US EPA's Regional Screening Level Resident Soil Table, May 2013).
• According to the Sigma Phase 11 ESA, Phase Il ESA activities were restricted to the exterior of
the buildings due to access and building conditions. The Sigma report recommended
additional site investigation should be completed following demolition of the buildings to
further assess the fill soils.
A recent site review identified two areas of concern where additional site investigation is warranted
beyond the fill soil assessment: Fuel oil staining was observed on the outside of building 13 and on
the ground surface and leaking containers, staining of the floor, and strong odors were observed in
Building 15.
The recent review of the current site conditions also confirmed the conclusions in the Sigma report
for additional site investigation should be completed following demolition of the building to further
assess the fill soils. This is in part to the rapid decay of the structures and the type of construction
of the building. The older buildings (Nos 1 through 15 and 23) are elevated three feet above the
ground due to the buildings constructed on a piling system. This construction limited drilling.
Scope of Services
Due to safety reasons AECOM will not proceed with the below scope of service until the demolition
of the buildings are complete. The below scope of service is directly from the W EDC grant
application and has been approved by the WDNR.
Task A: Complete a Phase l Due Diligence Environmental Site Assessment(ESA)
The Phase I ESA will be conducted in general accordance with the ASTM E-1527-13 standard.
AECOM's Phase I ESA will provide information as to the potential that a significant hazardous
material or petroleum hydrocarbon release may have occurred on or affected the subject property.
The Phase I ESA will include the following tasks:
Site Reconnaissance and Interview--A visual reconnaissance will be conducted of the subject
property. AECOM will record observations of the presence or likely presence of conditions that
indicate an existing release, a past release, or a material threat of a release of hazardous
K:TROPOSALICity of Oshkosh\OPP-382290_Conf1den§a1 Buckstaff\OPP-392290 Buckstaff Phase 1 11 Proposal.doox
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substances or petroleum products into structures on the subject property or into the ground,
groundwater, or surface water of the subject property. Where appropriate, AECOM will record the
following observations during the walkthrough of the subject property:
• Subject property and area vegetation for environmental stress and other ecological
disturbances.
• Subject property and area for surface features that would indicate filling, impoundments,
underground storage tanks, pipelines,wells or other surface penetrations.
• Subject property for the presence of filling or mounding, pits, ponds,or lagoons.
• Areas that are identified that use,treat, store, dispose of, or generate hazardous substances
and petroleum products and review the status of past and current waste generation and
management practices at the subject property.
• Subject property and area electrical equipment (e.g., transformers)and substations, as well
as labeling that may indicate the owners, polychlorinated biphenyls (PCBs)status, and
leakage.
• Potable water supply and/or on-site wells (including dry wells, irrigation welts, injection wells,
and other wells).
• Wastewater treatment source and/or on-site septic systems.
General stormwater discharge routes into a drain, ditch, or receiving body of water on or
adjacent to the subject property.
• Subject property for floor drains and sumps.
• Stained soil or pavement, including stains or corrosion on floors, walls, or ceiling, except for
staining from water.
• Waste handling areas or practices, chemicalrndustrial processing areas, and general
housekeeping practices.
AECOM assumes that we will liaise with a designated City of Oshkosh representative to ensure
proper coordination and to answer questions or address concerns during our site visits. As part of
the reconnaissance activities, AECOM will make visual observations of immediately adjacent
neighboring facilities, to the extent that such observations can be made without entering the
premises of the neighboring facilities.
Physical Setting Information—AECOM will establish the physical setting for subject property by
reviewing a United States Geological Survey 7.5 Minute Topographic Map showing the areas on
which that subject property is located. AECOM will review soil/hydrology and groundwater/
hydrology information to the extent it is provided by the environmental database search company
(Environmental Data Resources) or in previously prepared reports provided by City of Oshkosh.
Site History—AECOM will develop a thorough understanding of the site's history. This may be
accomplished through interviews with City of Oshkosh personnel and others identified by City of
Oshkosh as familiar with the subject property, a review of locally available land use records,
historical photographs, and topographic maps, etc.
AECOM will make reasonable attempts to interview individuals with specific knowledge of or
familiarity with the subject property, to the extent that such knowledgeable individuals are identified
by City of Oshkosh or identified during the course of other ESA activities, and that the information
KAPHOPOSAWIty of OshkoshlOPP-38229C_Confidential BuckstafAOPP-382290_Buckstalf Phase 1 11 Proposal.docx
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likely to be obtained is not duplicative of information obtained from other sources. These individuals
may be queried in person, by telephone, or in writing: AECOM will review documents concerning
past land uses, including available site plans, records concerning past industrial and waste disposal
practices, and maps when provided by past and present facility owner(s)/occupant(s).
Agency Records Review—AECOM will order a site-specific environmental database report for the
subject property. AECOM will review these reports to evaluate whether the subject property or
neighboring properties (within a specified radius search distance from each subject property) are
included on the ASTM-specified standard and additional (e.g., local) environmental record sources
(e.g., spills, landfills/dumps, leaking underground storage tanks). Where appropriate, AECOM will
contact state and/or local governmental sources for relevant documents/file information concerning
the subject property and adjoining properties. Freedom of Information Act requests will be made to
the appropriate local and/or state agencies requesting information relative to the subject property.
Files available at local agencies at the time of the site visit will be reviewed, as time permits. These
inquiries may include the following types of governmental agencies:
• Federal, State, tribal, and local environmental solid and hazardous waste, wastewater
sections, etc.,
• Local fire department;
• Local health/environmental department;and
+ Local agencies responsible for building and groundwater permits that document Activity and
Use Limitations, also referred to as Institutional Controls and Engineering Controls,for the
subject property.
AECOM's record review will include those records that are readily available and reasonably
ascertainable per the ASTM standard.
Vapor Migration--AECOM will evaluate the potential for vapor migration (VM) to impact the
subject property as required by the ASTM 1527-13 standard. VM is defined as the movement of
volatile chemical vapors in soil or groundwater. AECOM will not evaluate vapor intrusion which is
defined as the movement of volatile chemical vapors from a source in the subsurface (soil or
groundwater) into the indoor air of overlying buildings through cracks or other openings. AECOM
will evaluate the potential for VM to impact the subject property in general accordance with ASTM
E2600-10, "Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate
Transactions" (Standard Guide).
User Responsibilities—Per the ASTM standard, it is the report"user's" (i.e., City of Oshkosh)
responsibility to perform certain tasks, which do not require the technical expertise of an EP and are
generally not performed by EPs conducting Phase I ESAs. Section 6.0 of the ASTM standard
indicates that"reasonably ascertainable recorded land title records and lien records that are filed
under federal, tribal, state, or local law should be reviewed to identify environmental liens or activity
and use limitation, if any, that are currently recorded against the property" and that"any
environmental liens or activity and use limitations so identified shall be reported to the
Environmental Professional (EP) conducting a Phase I ESA." If you have this information you are
required to provide it to the EP. If you do not have this information AECOM can conduct an EL and
AUL search for an additional fee. Attached for your completion is a User Questionnaire which will
assist you in communicating to AECOM the user-provided information.
Report Preparation—AECOM will compile and prepare a written report for the subject property,
documenting the scope of our work activities and summarizing the results of our assessment.
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AECOM will provide you with a professional opinion as to the potential for there to be a significant
on-site contamination problem, and recommendations for further work, if any. The report will
include a site location map, site plan, representative site photographs, and supporting
documentation, as appropriate.
Deliverables: AECOM will provide 4 hard copies and one electronic copy of the final Phase I ESA
report.
Task B. Phase 2 Site Investigation
The actual site subsurface investigation work will occur once demolition and site clearance activities
have been completed. The proposed investigation will further assess the solid waste/fill materials
across the redevelopment area, fuel oil staining at Building 13, and the staining/odors in Building
15. The investigation will consist of twenty two soil borings (eleven borings per parcel) advanced in
each building to depths of thirteen feet and four of the soil borings converted into monitoring wells.
The use of wells will be dependent upon field observations indicating impacts needing additional
delineation. One to two soil samples will be collected from each soil boring for the analysis of
VOCs, PARS, and RCRA Metals. Groundwater samples will be collected from the existing
Monitoring Wells MW-1 and MW-6 for PAHs and arsenic from MW-6, MW-7, and MW-12 due to
their exceedance of respective PAL values. Once the subsurface investigation is complete, the
remedial planning process will begin and should be completed in spring of 2017. It should also be
noted the scope of the proposed environmental subsurface investigation may be modified due to
recommendations from the WDNR. This investigation scope may be modified based upon the
results of the Phase 1 ESA performed under Task A. The proposal assumes that two mobilizations
to the site will be required by the driller.
Proiect Fees
The following table summarizes our estimate of fees to complete the scope of services described
above. Costs are based on the approved WEDC Grant.
Task A: Complete a Phase I Due Diligence Environmental Site Assessment ESA $4,500
Task B: Complete a Phase 2 Site Investigation and RAP $57,000
Total $61,500
KAIPROPOSAUCity of OshkosMOPP-382290_Confidential BuckstafROPP-382290_13urkstaff Phase 1 11 Proposal.docx
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Limitations
The City of Oshkosh recognizes that in any project it is not always possible to locate or identify all
hazardous materials, substances, or wastes within or surrounding the subject properties. The City
of Oshkosh agrees that AECOM shall only be required to use reasonable efforts, consistent with the
practice of other professionals engaged in similar activity, in the course of fulfilling AECOM's duties
under this proposal. AECOM is not responsible for conditions or consequences arising from
relevant facts that were concealed, withheld, or not fully disclosed at the time the project was
performed.
Terms and Conditions
Services described in this proposal will be performed on a time-and-expense/unit-cost basis. The
project services will be performed in accordance with the 206 Negotiated Fee Schedule for various
elements of service we expect will be utilized providing the services outlined in this proposal. This
project will be complete per the negotiated April 2009 Negotiated Terms and Conditions.
Please indicate your acceptance of this proposal by having an authorized individual of the City
execute the attached Authorization f=orm and return it to our Oshkosh office. If you have any
questions regarding the proposed scope of services and corresponding costs, please contact us at
your convenience.
Of course, if you wish to discuss the terms, conditions, and provisions of our proposal, we would be
pleased to do so.
Sincerely,
AECOM Technical Services, Inc.
Paul F. Timm ndrew G. Mott, P.G., CPG
Account Manager Senior Project Manager
L/- bu�1
KeevinL.L. Brehm P.E.
Associate Vice President
Attachments:
Authorization Form
Detailed Cost Break Down of Parcel A and B
K.TROPOSAMIty of Oshkosb\OPP-:382290_Confidentia!SuckslaIROPP-382290_Buckstaff Phase 1 11 Proposal.docx
AECOMAECOM 920.235.0270 to]
/�+� 558 North Main Street 920.235.0321 fax
Oshkosh,Wisconsin 54901
October 27, 2016
hereby certify that the necessary provisions have been made to pay the liability which.will accrue
under this contract.
hereby authorize AECOM to proceed with the scope of work for the Environmental Consulting
Services Related to the Buckstaff Property in Oshkosh,Wisconsin as described in AECOM's
revised proposal OPP-382290 dated October 27, 2016, with a budget authorization of$61,500
under the general terms and conditions specified in the proposal.
Signaturb Date
Mark A Rohloff
Print Name
City Manager
Title/Organization
I
Signature Date
Pamela R. Ubrig;
Print Name
City Clerk
Title/Organization
f
Sign to _.___. Date
Lynn A. Lorenson;
Print Name
City Attorney
Title/Organization
Signature Date
Trena Larson
Print Name
Director of Finance
Title/Organization
KAPROPOSAUCity of Oshkosh\OPP-382290_Confidential BuckstafROPP-382280_13uckstaff Phase 1 11 Proposal.doox
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I agree to accept invoices from AECOM via e-mail and not postal mail:
Yes
Signature:
E-mail address:
Recipient Mr./Ms:
Return to:
Name: Andrew Mott
558 North Main Street
Address: Oshkosh,WI 54901
Email: andrew.mott@aecom.com
Phone: 920.236.6718
K.TROPOSALUty of Oshkosh\OPP-382290_Confidential BuckstaMOPP-382290_Buckstaff Phase 1 11 PrcposaLdocx
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