HomeMy WebLinkAboutItem 13 Discussion and Direction on Gettings Recording Studio Lease Agreement
City of Ocoee ▪ 1 N. Bluford Avenue ▪ Ocoee, Florida 34761
Phone: (407) 905-3100 ▪ www.ocoee.org
STAFF REPORT
Meeting Date: July 16, 2024
Item #: 13
Contact Name: Michael Rumer Department Director: Michael Rumer
Contact Number: Ext. 1018 City Manager: Robert Frank
Subject: Discussion and Direction on Gettings Recording Studio Lease
Agreement. (Development Services Director Rumer)
Background Summary:
On June 5, 2019, the City purchased 275 N Lakeshore Dr. (Gettings Recording Studio) from Glenn Gettings
for a purchase price of $2,500,000.00. The City made an initial payment of $1,500,000.00 at closing, and the
balance of $1,000,000.00 was paid in twenty (20) quarterly payments with an additional $3,000.00 in interest
paid at each payment. In total, interest payments totaled $60,000,00.
The City also entered into a "Lease Agreement" (Lease) with Gettings Productions, Inc. on May 10, 2019, that
went into effect June 5, 2019. The Lease allowed Gettings to occupy the building for a period of five (5) years
with a rental fee of zero ($0.00) per month, provided that the tenant reimburse the City for Property taxes in
the amount of $1,341.00 a month. The Lease states in Section 2 (b), that by mutual agreement and execution
to this lease, the parties may extend the term of the Lease for an agreed-upon period with monthly rent of Ten
Thousand Dollars ($10,000.00) a month. However, Section 13 of the Lease provides that if the tenant holds
possession after the lease expires or is terminated, the City may allow occupation of the building on a month-
to-month basis with rent being no less than Fifteen Thousand Dollars ($15,000.00) for each month. To date,
the City has not approved a lease extension, and a rent payment for the period of June 5-July 5 has not been
made.
With regard to reoccurring costs of the property, the City is responsible for keeping the building sealed from
moisture and has already replaced the roof at a cost of Sixty Thousand Dollars ($60,000.00) in 2021. The roof
has experienced new leaks, and a quote to replace it was provided at a cost of One Hundred Thousand
Dollars ($100,000.00) (see attached quote). The City also maintains the exterior grounds of the property. The
tenant is responsible for all interior maintenance items.
The City provided Gettings Productions, Inc., a letter notifying them that the lease expired on June 19, 2024.
The City stated that it was not intending to replace the roof and has begun the process of a full demolition of
the building. The demolition will take several months to initiate, with the first step being a hazardous materials
survey which is taking place on July 11th. It is anticipated the demolition will not happen before February
2025. The cost of the hazardous materials survey is $3,500.00, and the estimated cost to demolish the
building is $31,142.00.
The City received an email reply from Gettings (attached) and is seeking to extend the lease for a one (1) year
term with zero ($0.00) in rent with the agreement that they will be responsible for maintaining the roof.
Staff finds that leasing the property at zero cost is not consistent with what has been past practice with leases
City of Ocoee ▪ 1 N. Bluford Avenue ▪ Ocoee, Florida 34761
Phone: (407) 905-3100 ▪ www.ocoee.org
such as for State Office holders, and further, it sets an unintentional precedent. Staff is providing the City
Commission with three (3) options for the continued and future occupation of the building and recommends
option 2 or 3:
1) Agree to the terms as provided by Gettings, whereby they pay zero dollars ($0.00) in monthly rent and
maintain the roof for a one (1) year term,
2) Extend the Lease on a month-to-month basis with $10,000.00 monthly rent, or
3) Require Gettings to vacate the building and provide for a date to turn the building over to the City.
Issue:
Discussion and direction on the lease with Glenn Gettings for use of the Recording Studio located at 275 N
Lakeshore Dr.
Recommendations:
Staff recommends the Honorable Mayor and City Commissioners selects option #2 or #3 of the three (3)
options for the continued and future occupation of the recording studio by Gettings Productions, Inc.
Attachments:
1. Gettings Lease Agreement
2. Gettings Roof Quote
3. Expiration of Lease Agreement Letter
4. Starke Lake Studios Roof Response
Financial Impacts:
None
Type of Item: Regular
LEASE AGREEMENT
This Lease Agreement ("Lease") dated 15 1 k7 ( , 2019, is entered into by and between the
Cityof Ocoee, Florida a Florida municipal co ordtion whose address is 150 Lakeshore Drive, Ocoee,P IP
Florida 34761 ("Landlord") and Gettings Productions, Inc., a Florida corporation, whose address is 275
Lakeshore Drive,Ocoee,Florida 34761 ("Tenant").
WITNESSETH:
1. DEMISE OF PREMISES
In consideration of the sale of certain real property (the "Property") of even date herewith from Glendall W.
and Callipe A. Gettings, principals of Tenant, to Landlord pursuant to that certain Purchase Agreement dated
5 2019 (the "Purchase Agreement"), and other good and valuable consideration and the covenants
and agreements hereinafter reserved and contained in this Lease to be observed and performed by Tenant,
Landlord does hereby demise and lease to Tenant the Studio building only located at 275 Lakeshore Drive
Ocoee, Florida 34761 ("Premises"), to have and to hold from the Delivery Date (as hereinafter defined) and
during the term of this Lease subject to the covenants and agreements contained in the Lease. The parties
acknowledge that the Premises does not include all of the Property. Tenant shall have no right to use or occupy
the portions of the Property not within the Premises; Landlord shall have the exclusive right and use of the
Property not within the Premises. Notwithstanding the foregoing, during the term of this Lease, Tenant shall
have the right to use of the parking lot within the Property for the parking of vehicles in connection with the
use of the Premises.
2. TERM
a) Delivery Date. Unless otherwise set forth in this Lease, Tenant's right of occupancy under this Lease
shall commence on the date Landlord acquires the Property pursuant to the Purchase Agreement(the"Delivery
Date").
b) Term/Early Termination. The initial term of this Lease shall extend for a period of five (5) years
following the Delivery Date;provided, however,that at any time during the initial term of this Lease Landlord
may provide Tenant twelve(12)months' written notice of termination of this Lease and Tenant shall vacate the
Premises on or before the end of the twelve (12)month period. In the event of early termination of this Lease
by Landlord,Landlord agrees to compensate Tenant the sum of l'EN THOUSAND DOLLARS($10,000.00)a
month for each month remaining in the initial term of the Lease from the first day of the month following the
date Tenant vacates the Premises. By mutual agreement and execution of an amendment to this Lease, the
parties may extend the term of this Lease for an agreed-upon period and with such extension the monthly rent
from Tenant to Landlord shall be TEN THOUSAND DOLLARS($10,000.00)a month.
3. USE
a) Use of Premises. Tenant covenants with Landlord that Tenant shall not use or occupy the Premises or
any part of thereof for any purpose other than for a recording studio and offices(the"Permitted Use"). During
the term of this Lease, Tenant shall have the right to use the portions of the Property outside of the premises
from time to time in coordination with Landlord for special events or other uses. Such use by Tenant shall be
without compensation to Landlord but shall not unreasonably interfere with Landlord's use of the Property.
Likewise,during the term of this Lease,Landlord shall have the right to use the Premises from time to time in
coordination with Tenant for special events or other uses. Such use by Landlord shall be without compensation
to Tenant but shall not unreasonably interfere with Tenant's use of the Premises. Each party shall endeavor to
give the other party advance notice of such uses at least thirty(30)days in advance.
b) Compliance with Regulations. Tenant agrees to observe and comply with all laws, ordinances, and
governmental regulations pertaining to Tenant's manner of use.
4. PAYMENT OF PROPERTY TAXES, INSURANCE,AND UTILITIES
Tenant hereby covenants and agrees that monthly rent is Zero Dollars ($0.00) per month; provided,
however, that Tenant shall pay all real estate taxes, pro-rated for the year 2018, to Landlord on a monthly
basis in the amount of ONE THOUSAND THREE HUNDRED FORTY ONE and NO DOLLARS
1341.000) per month for the duration of this Lease. The parties shall maintain property insurance on the
Premises as provided herein. Utilities and janitorial services shall be obtained at the sole cost and expense
of Tenant.
5. ENJOYMENT
Tenant, upon paying all monies due and payable hereunder and performing all of the covenants of this
Lease, may quietly hold and enjoy the Premises free from interruption or disturbance from the Landlord or
any other person or persons lawfully claiming by,through or under the Landlord.
6. INSTALLATION AND ALTERATIONS
a) Tenant shall have the right to maintain and keep its furniture, fixtures, and equipment
FFE"), on the condition that it is not in default hereunder. Tenant shall have the right to remove such FFE
immediately upon the expiration or earlier termination of this Lease, provided that Tenant repairs all
damage occasioned by the removal thereof.
b) Tenant shall not make any repairs, alterations or additions to the Premises, or make any
contracts therefore, without first procuring Landlord's written consent, which the Landlord agrees not to
unreasonably withhold, condition or delay. All alterations, additions, improvements and fixtures, other than
trade fixtures, which may be made or installed upon the Premises, and which remain in any manner attached
to the floors, walls or ceilings ten (10) days after the termination of this Lease, shall become the property of
Landlord and shall remain upon and be surrendered with the Premises as a part thereof, without damage or
injury,unless Landlord requests that such movable alterations or movable improvements be removed,in which
event the same shall be removed by the Tenant at the expiration of the term of this Lease at Tenant's expense.
Tenant shall be obligated to repair all damages occasioned by the removal of any items from the Premises.
7. REPAIRS AND MAINTENANCE
Tenant shall maintain in good order, condition, and repair, at its sole cost and expense, all interior portions
of the Premises as well as the HVAC units and system (including those portions outside of the interior of
the Premises). In addition, Tenant shall maintain in good order, condition, and repair all plumbing, lights,
electrical fixtures, utilities, canopy lights, and signage within the Premises. All repairs and replacements
required to be or made by Tenant shall be equal in quality to the original installations. Tenant agrees to
keep the Premises clean and to maintain the Premises in good order. Landlord will maintain the exterior of
the building in good watertight order, and the Premises and the land and landscaping surrounding the
building on the Property.
8. INDEMNIFICATION
To the extent permitted by law, Tenant covenants with Landlord to indemnify and hold harmless Landlord
from and against any and all claims, actions, damages, (but not indirect, consequential, or punitive
damages), liability and expense, including but not limited to reasonable attorneys' fees, that arise from or in
connection with the possession, use, occupation, management, repair, maintenance, or control of the
Premises, or any portion thereof. Tenant shall, at its own cost and expense, defend against any and all
actions that may be brought against Landlord with respect to the foregoing. Tenant shall pay, satisfy and
discharge any and all judgments, orders, and decrees that may be recovered against Landlord in connection
with the foregoing. Notwithstanding anything herein to the contrary, Tenant's obligation to indemnify and
hold the Landlord harmless shall not apply to claims, actions, damages, liabilities, or expenses resulting
from the negligent or wrongful acts of Landlord, its agents, contractors, employees, servants, lessees, or
concessionaires or to any claim arising from events occurring on the Premises except to the extent resulting
from the negligent or wrongful acts of Tenant, its agents, contractors, employees, servants, lessees, or
concessionaires. Landlord does not waive its right to sovereign immunity under Florida law.
9. WAIVER OF LIABILITY
Unless otherwise provided herein, Landlord shall not be liable for any loss of or damage to any property of
Tenant or of any others located in or on the Premises, or any injury or damage to persons or property that
occurs in or on the Premises or results from an occurrence in or on the Premises except to the extent that
any such loss, damage, or injury is the direct result of Landlord's use of the Premises or the negligence,
breach, or default under this Lease and Tenant does hereby expressly release Landlord from all liability for
any damage, loss, or injury covered in this Section. Unless otherwise provided herein, Tenant shall not be
liable for any loss of or damage to any property of Landlord or of any others located on the Property outside
of the Premises, or any injury or damage to persons or property that occurs on the Property outside of the
Premises or results from an occurrence on the Property outside of the Premises except to the extent that any
such loss, damage, or injury is the direct result of Tenant's use of the Property outside of the Premises or
the negligence,breach, or default under this Lease and,to the extent provided by law,Landlord does hereby
expressly release Tenant from all liability for any damage,loss,or injury covered in this Section.
10. ASSIGNMENT AND SUBLETTING; COLLATERAL ASSIGNMENT
Tenant shall not have the right to assign, sublet, license, or otherwise transfer any or all of its rights and
privileges under this Lease.
11. DAMAGE TO PREMISES
a) If the Premises shall be damaged by fire, the elements, or other casualty and are rendered
untenantable in whole or in part, and there are sufficient insurance proceeds from any of the
Landlord's insurance policies,if any,to rebuild the improvements on the Premises,Landlord may,
in Landlord's sole discretion and with no obligation to do so, rebuild or otherwise restore the
improvement to good condition and fit for occupancy within a reasonable period of time after such
destruction or damage. If the Landlord's insurance proceeds are insufficient to rebuild the
improvements or if Landlord does not intend to rebuild the improvements on the Premises,
Landlord shall terminate this Lease in accordance with the early termination process described in
Paragraph 2(b)and Landlord shall retain the insurance proceeds.
b) The City shall carry liability insurance on the property. The Tenant shall carry worker's
compensation, renter's insurance on the contents of the building, business loss insurance, and
general liability insurance(naming the City as an additional insured on the general liability policy).
The general liability policy coverage amount shall be approved in advance by the City.
c) Each party shall bear its own cost and pay its own premiums for its insurance obligations.
d) Unless otherwise provided herein,under no circumstances shall the Landlord be obligated to repair
or replace any of the leasehold improvements, whether installed by Landlord or Tenant, or any of
Tenant's furniture, equipment, or personal property located in or on the Premises. In all cases,
Tenant shall be obligated to repair or restore Tenant's leasehold improvements, Tenant's furniture,
equipment and personal property,and fixtures at its own expense.
12. SURRENDER OF PREMISES
Tenant agrees to deliver to Landlord physical possession of the Premises upon the termination of or the
expiration of the term of this Lease in as good condition and repair as the same shall be at the Delivery
Date, ordinary wear and tear or insurable casualty loss excepted. Provided Tenant repairs any damage
relating to the removal, Tenant shall have the right to remove the sound panels, acoustic treatment and
recording equipment from the Premises prior to delivery. Tenant shall, at the time of delivery of the
Premises to Landlord, deliver to Landlord all keys, computerized programs, access codes, combinations, or
other items necessary or desirable for access to Premises or for the operation of installed equipment on the
Premises. The Premises shall further be delivered clean and free of all personal property and FFE.
13. HOLDING OVER; RENT
If Tenant shall hold possession of the Premises after the expiration or termination of this Lease,Landlord shall
have the following options: (i)Landlord may permit Tenant to occupy the Premises as a tenant from month-to-
month, which tenancy shall be terminable by either party upon thirty (30) calendar days' written notice to the
other, and in which event Tenant shall be liable for the payment of Rent in an amount no less than Fifteen
Thousand Dollars ($15,000.00) for each month or portion of month that Tenant remains on the Premises and
Tenant shall remain subject to all of the terms and conditions of this Lease; and(ii)Landlord may exercise any
remedies it has under this Lease for Tenant default including a legal action against Tenant for wrongfully
holding over.
14. ACCORD AND SATISFACTION
No payment by Tenant or receipt by Landlord of a lesser amount than the correct monies due under this
Lease shall be deemed to be other than a payment on account, nor shall any endorsement or statement on
any check or letter accompanying any check for payment of amounts owed to Landlord be deemed to effect
or evidence an accord and satisfaction, and Landlord may accept such check or payment without prejudice
to Landlord's right to recover the balance of the amount owed and pursue any other remedy provided in this f.
Lease.
15. INSPECTION AND EXHIBITION OF PREMISES
Landlord reserves the right at all reasonable times and upon reasonable notice, to enter the Premises during
the last four (4) months of the term of this Lease for the purpose of exhibiting the Premises to prospective
tenants. Landlord also reserves the right at all reasonable times and upon reasonable notice, to inspect the
Premises and every part thereof. Landlord may,however,without notice, make emergency repairs or make
such required repairs as Tenant has failed to make, according to Tenant's repair obligations under this
Lease.
16. REMEDIES UPON DEFAULT
a) Tenant Default. If Tenant defaults in the payment of the Property Taxes or other amounts due to
Landlord under this Lease and any such default shall continue for a period of fifteen (15) days after written
notice (provided, however, that Tenant shall be entitled to only two (2) written notices of such default
within any twelve (12)month period, and after the second written notice in any twelve(12) month period, a
default shall be deemed to occur if Tenant shall fail to pay any amount herein provided for within fifteen
15) days of its due date); or if Tenant defaults in its performance of any of the non-monetary covenants or
conditions of this Lease and any such default continues for fifteen (15) days after written notice (which
period shall be extended for such additional reasonable period as may be required under the circumstances
provided that Tenant initiates its cure within such fifteen (15) day period and diligently thereafter
prosecutes such cure to completion); or if the Premises or any part thereof shall be abandoned; or if Tenant
shall file a voluntary petition in bankruptcy or shall file any petition or institute any proceeding under any
insolvency or bankruptcy law (or any amendment or addition thereto hereafter made) seeking to effect its
reorganization or a composition with its creditors; or if Tenant shall make a general assignment for the
benefit of creditors, or if(in any proceedings based on the insolvency of Tenant or relating to bankruptcy
proceedings) a receiver, interim receiver, receiver manager, monitor, custodian, liquidator, or trustee shall
be appointed for Tenant or the Premises; or if any proceedings shall commence for the reorganization of
Tenant under any insolvency or bankruptcy law, or if the leasehold estate created hereby shall be taken on
execution or by any process of law, or if Tenant shall admit in writing its inability to pay its obligations
generally as they become due; then Landlord may terminate this Lease, whereupon Tenant shall quit and
surrender the Premises, but shall remain liable for Landlord's damages for Tenant's breach of this Lease
plus interest on any amounts due to Landlord from the date of termination at the lower of twelve percent
12%) per annum or the highest interest rate legally allowable. Such early termination as provided herein
shall not be construed as an early termination requiring the payment of the early termination fee provided for
herein.
b) Remedies After Termination. After termination of this Lease,Landlord or Landlord's agents may
immediately, or at any time thereafter,re-enter the Premises and remove all FFE therefrom (by appropriate
legal proceedings) and dispose of the FFE in any manner as determined in the sole and absolute discretion
of the Landlord. In said event,Tenant assumes all responsibility for any liability resulting from the disposal
of the FFE.
In the event that Landlord shall obtain possession of the Premises, Tenant agrees to pay to
Landlord, on demand, an amount equal to the reasonable expenses incurred by Landlord in obtaining
possession, including court costs and reasonable attorneys' fees, and such other expenses as Landlord may
reasonably incur in putting the Premises in good order and condition.
c) Tenant's Remedies upon Landlord's Default. If Landlord defaults in its performance of any of
its duties and obligations under this Lease and such default continues for fifteen (15) days after written
notice (which period shall be extended for such additional reasonable period as may be required under the
circumstances provided that Landlord initiates its cure within such fifteen (15) day period and diligently
thereafter prosecutes such cure to completion) and Tenant shall be entitled to any and all remedies available
at law or in equity for a Landlord default.
17. NOTICES
Any notice, request, consent, approval, demand, or other communication required or permitted to be given
or served by either party to this Lease to or on the other shall be given or served and shall not be deemed to
have been duly given or served unless in writing and delivered: (a) in person; (b) by overnight courier; or
c) by certified or registered mail, return receipt requested, to the following addresses or to such other
addresses as may be specified from time to time,in writing, delivered to the other party as provided herein:
To Landlord: Rob Frank,City Manager
150 Lakeshore Drive
Ocoee,Florida 34761
With a copy to: Scott Cookson,City Attorney
1000 Legion Place, Suite 1700
Orlando,FL 32801
To Tenant:Gettings Production Inc.
275 Lakeshore Drive
Ocoee,FL 34761
With a copy to: Legacy Law,P.A.
25 SE 2nd Ave., Suite 800
Miami,FL 33131
The date of service of any such notice or demand given by registered or certified mail shall be the date on
which such notice or demand is delivered, as evidenced by a U.S. Postal Service receipt.
18. RECORDING
This Lease shall not be recorded.
19. FORCE MAJEURE
If Landlord or Tenant is delayed or prevented from performing any of their respective obligations during
the term of this Lease because of acts of God, war, riots, shortages of labor or material, or any other causes
that are reasonably beyond their control,then the period of any such delay shall be added to the time herein
provided for the performance of any such obligation and the defaulting party shall not be liable for losses or
damages caused by such delay; provided, however, that this Section shall not apply to the payment of any
sums of money required to be paid by Tenant hereunder or any obligation of Landlord or Tenant that can be
satisfied by the payment of money.
20. HAZARDOUS SUBSTANCES
Tenant agrees not to introduce any hazardous material in, on, or adjacent to the Premises. If Tenant stores,
uses, or disposes of any hazardous material in, on, or adjacent to the Premises and such action results in any
contamination of the Premises, the soil or surface or groundwater requiring remediation under federal, state
or local statutes, ordinances, regulations or policies, Tenant agrees to clean-up the contamination at
Tenant's cost. Tenant further agrees to indemnify, defend, and hold Landlord harmless from and against
any claims, suits, causes of action, costs, fees, including attorneys' fees and costs, arising out of or in
connection with any such clean-up work, or government enforcement proceeding in connection therewith,
and any hazardous materials currently or hereafter used, stored, or disposed of by Tenant or its agents,
employees, contractors,or invitees on or about the Premises.
21. GENERAL PROVISIONS
a) Radon Gas. Radon is a naturally occurring radioactive gas that, when it has accumulated in a
building in sufficient quantities,may present health risks to persons who are exposed to it over time. Levels
of radon that exceed federal and state guidelines have been found in buildings in Florida. Additional
information regarding radon and radon testing may be obtained from your county health department.
b) Time is of the Essence. Time is of the essence in this Lease.
c) Binding Effect. Landlord and Tenant agree that all the provisions of this Lease are to be construed
as covenants and agreements as though the words importing such covenants and agreements were used in
each separate Section hereof, and that all of the provisions hereof shall bind and inure to the benefit of the
parties hereto and their heirs and their successors and assigns.
d) Waiver. No waiver of any covenant or condition nor the breach of any covenant or condition of
this Lease shall be taken to constitute a waiver of any subsequent breach of such covenant or condition, nor
justify or authorize the non-observance on any other occasion of the same or of any other covenant or
condition hereof.
e) Severability. Any provision of this Lease that is contrary to a law that the parties cannot legally
waive or contract against is and shall be void and not binding on either party hereto; provided, however,
that the invalidity or unenforceability of any provision of this Lease shall not affect or impair any other
provision.
f) Captions. The headings of the several Sections contained herein are for convenience and do not
define,limit or construe the contents of such Sections.
g) Plurality and Gender. Reference to a party will be read as if all required changes in the singular
and plural and all grammatical changes rendered necessary by gender had been made. All words in the
singular will include the plural and vice-versa.
h) Counterparts. This Lease may be executed in counterparts, each of which shall be deemed an
original,and all counterparts shall constitute one and the same instrument.
i) Entire Agreement. This Lease contains all of the agreements between the parties hereto, and it
may not be modified in any manner other than by agreement in writing signed by all the parties hereto or
their successors in interest.
j) Governing Law. All questions concerning the validity or intention of this Lease shall be resolved
under the laws of the state of Florida and venue shall lie in Orange County,Florida.
k) Successors in Interest. Except as otherwise provided in this Lease, all provisions of this Lease
shall be binding upon, inure to the benefit of, and be enforceable by and against the respective heirs,
personal representatives, successors,and assigns of each party to this Lease.
1) Sovereign Immunity. Nothing contained this Lease or in any instruments executed pursuant to the
terms of this Lease shall be construed as a waiver or attempted waiver by the Landlord of its sovereign
immunity under the constitution and laws of the State of Florida.
IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease on the date first written
above.
WITNESSES: LANDLORD:
CITY OF OCOEE, FLORIDA, a Florida
municipal corporation
0.Pria A Latr,d
Print Name:4N-v-ine,,r Larct,n{ By:
Rusty Jo ort3
ru u,wv Mayor
Print ame: i Lhe IP Sr_1*ra_r n r)-
F
Attest:jaltt.
Melanie Sibbitt,City Clerk
AFFIX SEAL]
For use and reliance only by the City of APPROVED BY THE OCOEE CITY
Ocoee, Florida. Approved as to form and COMMISSION AT A MEETING HELD
legality this day of 2019. ON March 5, 2019, UNDER AGENDA
ITEM NO. 19.
SHUFFIELD, LOWMAN & WILSON,
P.A.
By:
City Attorney
WITNESSES: TENANT:
GETTINGS PRODUCTION, INC., a
Florida corporation
By:
e: G P s Print Name: 4r /149
Title:
Print Name: Pstuar k '
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