concert golf partners lawsuit

Such is the case here. (KARPF, ARI) (Entered: 01/14/2019), (#2) NOTICE of Appearance by DAVID KORSEN on behalf of JAMES STEVENS (KORSEN, DAVID) (Entered: 01/07/2019), DEMAND for Trial by Jury by JAMES STEVENS. (Doc. Oct. 16, 2018) ([T]he Court holds that Diversified's no damages' argument does not support granting summary judgment to Diversified as to Stevenson's breach of contract claim.); Fagal v. Marywood Univ., Civil Action No. MM at 187:23-188:1.) Any unauthorized use of mctlaw is expressly prohibited. Judgment will be entered against a party who fails to sufficiently establish any element essential to that party's case and who bears the ultimate burden of proof at trial. (KARPF, ARI) (Entered: 12/31/2018), U.S. Courts Of Appeals | Other | No. ), On November 1, 2016, Nanula provided PCC with a formal written proposal for CGP's purchase of Philmont Club and the Property. No. Last, it provided that at closing, PCC would grant NPT a credit against the purchase price in the amount of $375,000; however, if NPT's costs to construct and install the clubhouse were less than $1.6 million, the purchase price credit would be decreased by one-third. F at 241:24-243:10; see also id. W 54:10-54:22 (Q: [I]f you knew that Mr. Nanula was promising to spend $5 million . 100-5, Ex. Not interested).). Litig., 90 F.3d 696, 714 (3d Cir. ), filed by JAMES STEVENS. Performance Rating Act - 5 USC 4303. However, in Bucci, the court never analyzed the Restatement (Second) of Torts 551; rather, it mentions the Restatement only once, in passing, as part of a see also cite for when a duty to speak arises. Nanula's math show[ed] that with this division Ridgewood still makes 7-14x your invested capital in any reasonable scenario. (Id.) at 501-02 (quoting Colton, 231 F.3d at 58 898-99). (See Doc. Id. at 98.) 100-22, Ex. No. That same day, Stallone also sent Nanula NPT's sketch plan for the Property, which had been prepared by NPT's engineer. (Id. On 06/06/2016 Polge filed a Civil Right - Employment Discrimination lawsuit against Concert Golf Partners, LLC. (Id.) (Doc. That this deception was undiscoverable, regardless of [PCC's] efforts, yields a duty to disclose.).) Meyer testified that he told Nanula he understood Nanula's rationale. The Court concludes that no reasonable juror would find Ridgewood and CGP's relationship-and the profits they would garner from their separate and independent transaction-was material. See Wolfe v. Allstate Prop. Where, as here, the precontractual statements that form the basis for the fraudulent inducement claim concern specific duties that are later outlined in the contract, courts in this Circuit routinely dismiss the claims as sounding in contract and thus barred by the gist of the action doctrine. at 5357.) No. The gist of the action' doctrine is designed to maintain the conceptual distinction between breach of contract claims and tort claims [by] precluding plaintiffs from recasting ordinary breach of contract claims into tort claims. D at 29:13-22.) Because we find that there is a genuine issue of material fact as to whether the Concert Defendants are parties to a business transaction under 551 or parties to a transaction under 550, the Court denies summary judgment on Counts II and II as to this argument. Pa. 2014 (collecting cases); CRS Auto Parts, Inc. v. Nat'l Grange Mut. 100-10, Ex. 2:19-CV-04540 | 2019-10-01, U.S. District Courts | Labor | No. Consequently, the minutes of this meeting proves the board members and legal committee were aware of the Self Serving Business Practices in use when changing redemption bylaws without consent. (ahf) (Entered: 12/31/2018), Summons Issued as to CONCERT GOLF PARTNERS, CONCERT PHILMONT, LLC. Cases involving employment discrimination (gender, age, religion, etc. In light of Nanula's suggestion that they split the profits 60-40, Plotnick proposed that Ridgewood and CGP also split the due diligence and entitlement costs pro rata, or 60-40. No. 53 at 26-30; see also id. As to the Ridgewood Defendants, NPT summarily asserts that they were parties to a transaction because they participated in the transaction by colluding with the Concert Defendants. (Doc. at 27 (At this stage in the litigation, the Court is not persuaded by Defendants' contention that the fraud claims arise under the PSA. (Id.) In this same vein, a fraudulent inducement claim premised on an the allegation that a party to the contract never intended to abide by a provision in the contract is barred by the gist of the action doctrine. Meyer wrote about the potential advantages of a transaction with CGP, including that CGP would: (1) pay off all of [PCC's] current debt and obligations (mortgage, line of credit, capital leases and other) which approximates $1,000,000; (2) commit to invest approximately $4,000,000 into the Club immediately over a 12-24 month time frame; (3) commit to fund ongoing capital reserves at 34% of annual revenues, equat[ing] to approximately $1,000,000 over a five year period; (4) commit an additional $5,000,000 towards various agreed upon projects [u]pon closing the real estate deal; (5) freeze dues increases for two to three years and limit annual increases thereafter; (6) eliminate assessments; and (7) guarantee [] maintaining 27 holes of golf after the South Course land [] sold. (Id.) Last, the Court denied the motion to dismiss NPT's breach of contract claim against Ridgewood, which was based on Ridgewood's alleged violation of a confidentiality agreement. See In re Westinghouse Sec. Plantation Golf and Country Club is governed through bylaws established when the club first opened. In the separate escrow agreement contract, to which Guaranty was a party, the agreement itself conclusively sets forth Guaranty's duties and must be strictly construed.); Gaines v. Krawczyk, 354 F.Supp.2d 573 (W.D. Public Records Policy. The lawsuit said Sylvia Coleman was unfairly fired from her job as a detention officer in 2018, just days after she was offered the position. No. ' (citing Bucci, 591 F.Supp.2d at 783) (emphasis added).) They have an outstanding team that truly care for their clientsI have been awarded a fair six figure settlement. The Country Club sold to Concert Golf Partners, a company that owns and operates 19 upscale private clubs. Along with the sale came a plan to recapitalize. Oral Arguments before the 2nd District Court of Appeals regarding the appeal by PGCC and Concert Plantation on Class Certification. (Doc. A (December 20, 2016 email from Meyer to Silverman, forwarding NPT's revised proposal and stating, Hot off the press. ([W]e are offering [PCC] $5 million 100% guarantee for the 9-holes. 100-28, Ex. (See Doc. 6:18-CV-01685 | 2018-10-09, U.S. District Courts | Other | No. No. Indus. at 54 (Here, NPT argues that Defendants had a duty to speak because the omissions were basic to the transaction' (i.e., PCC would not have entered into the PSA had it known that the development approvals were forthcoming and/or that Ridgewood and CGP were working together) and that subsequently acquired knowledge rendered previous representations Defendants made to PCC false . Units and lots are referred to interchangeably. 14 to Ex. Plotnick testified that he spoke with Meyer that same day and that Meyer told him PCC was under contract to sell the Property. NPT, individually and as PCC's assignee, asserted claims for fraud, breach of contract, conspiracy, and violations of federal antitrust law. No. No. AUGUSTA, Ga. (WJBF) The agreement to hold concerts at Lake Olmstead Stadium has hit a sour note. (Id. No. Plaintiff North Penn Towns, L.P. (NPT), as assignee of Philmont Country Club (PCC), has sued Concert Golf Partners, LLC (CGP) and Peter Nanula (the Concert Defendants) and Ridgewood Real Estate Partners, LLC (Ridgewood), Jonathan Grebow, and Michael Plotnick (the Ridgewood Defendants) (collectively, Defendants) for fraud, fraudulent nondisclosure, and fraudulent concealment under Restatement (Second) of Torts 550 and 551, aiding and abetting fraud, and breach of contract. Sections 5.5(h) and 5.5(k) of the PSA provide (1) Concert Philmont LLC will cause to be completed, and pay the costs of completion of, the [Initial Capital Projects] currently estimated by the Parties to cost approximately FOUR MILLION AND NO/100 DOLLARS and (2) Concert Philmont LLC will cause to be completed, and pay the costs of completion of, the Phase II Capital Projects currently estimated by the parties to cost approximately FIVE MILLION AND NO/00 DOLLARS. (Doc. No. 100-5, Ex. (Id. ), About two years prior, in late 2014, Plotnick emailed Meyer to see whether PCC was interested in discussing a potential transaction with Ridgewood. j, illustration 3 (A sells to B a dwelling house, without disclosing to B the fact that the house is riddled with termites. If, however, the facts establish that the claim involves the defendant's violation of a broader social duty owed to all individuals, which is imposed by the law of torts and, hence, exists regardless of the contract, then it must be regarded as a tort.). Pa. 2009) ([S]everal district courts evaluating the gist of the action doctrine have held that fraudulent inducement claims are still barred when the fraudulent statements made during negotiations becomes the basis for a subsequently executed contractual duty.). NPT relies on the evidence of disgruntled members to support its contention that Ridgewood and CGP's relationship was material. 100-29, Ex. No. . (Id. 21 to Ex. 073823, 2008 WL 2502132, at *5-6 (E.D. a fact that he knows may justifiably induce the other to act or refrain from acting in a business transaction . If you do not agree with these terms, then do not use our website and/or services. Concert Golf Partners is a boutique operator of private golf and country clubs headquartered in Lake Mary, FL. Concert Golf offers a personalized and curated approach to partnership and operates 25 private golf and country clubs nationally, including former developer-owned clubs and longtime member-owned clubs. Viewing the facts in the light most favorable to NPT, the Court cannot find that there is no material dispute of fact as to whether Nanula and CGP are parties to the transaction for the purposes of 550 and 551. (Doc. Nanula forwarded the materials from Silverman to CGP's consultant, Thomas Moran, to prepare a pro forma analysis. 5 to Ex. We disagree. (emphasis added). 116 at 26 (quoting Parasco v. Pac. First, in the Court's August 18, 2021 Memorandum, the Court sua sponte considered the gist of the action doctrine in determining whether fraud claims arose under the PSA. (Id. As to fraud, the Court found that the fully integrated PSA did not prevent NPT, as assignee, from asserting fraud claims against CGP and Nanula, as CGP and Nanula were not parties to the PSA; the Court was unpersuaded by Defendants' argument that general agency principles dictated otherwise. No. Nanula reasoned that CGP would get a little more of the total proceeds because (1) we have to deal with member pressures and capex vagaries 3-5 years down the road, and (2) we upfronted the capital to buy all 300+ acres of land so that Ridgewood does not have to do this. (Id.) As Jonathan mentioned, we very much intend to put a proposal in front of you, that at the least, we hope will open the stage for further discussion. (Doc. 100-33, Ex. Servs. at 35:19-36:9 (Q: [I]f you had known that Ridgewood and Concert, Concert Golf had cut a deal to work together, would it have changed your perspective on the offer that Concert Golf made? No. No. A: Well, you know, because we - we wanted to be out of the club business so, you know, if we received one offer where we were going to have an operator versus another offer that was just for real estate deal there may have been some concerns about, you know, continuing to having [sic] to operate the club.). There is scant case law on what constitutes a party to a transaction under 550 and a business transaction between parties under 551. It will be paid in installments as summarized below but 100% of the money is guaranteed with no contingencies on Township approvals or environmental issues. (Doc. at 244:8-23.) 100-5, Ex. 08-1386, 2018 WL 5033749, at *6 (D.N.J. If zoning approvals were obtained from the Township, the Property could yield more units. X at 67:11-13; see also id. 5 to Ex. A.) In so arguing, NPT cites to this Court's August 12, 2021 Memorandum, in which the Court cited to Bucci v. Wachovia Bank, N.A., 591 F.Supp.2d 773 (E.D. (Doc. Casetext, Inc. and Casetext are not a law firm and do not provide legal advice. . Pa. 2009) (collecting cases); see also First United Bank & Tr. (Doc. Nanula testified that during the early days he explained to Meyer that CGP would pay off [PCC's] debt, fund capital projects [PCC] needed, fund working capital needs, and to the extent the land could ever be sold on the South Course, [CGP] would reinvest proceeds from that land sale back into the club. (Doc. At no point did Ridgewood formally offer to purchase the Property or any portion thereof. (See Doc. 100-5, Ex. (explaining, by way of example, that a defendant is subject to liability if he reads a contract to the plaintiff and omits a portion of it or if he arranges stacks of aluminum sheets that he is selling [so] as to conceal defective sheets in the middle of the pile). . No. Meyer immediately forwarded to Silverman, stating, Hot off the press. (Doc. 101-1 at 6 n.2, 17.) No. (See, e.g., Doc. 2:23-CV-00344 | 2023-01-27. at 1, 17, 88.) 125-4, Ex. No. 53 at 53 (Because CGP and Nanula were not parties to the PSA, the integration clause does not apply to them and NPT's fraud claims against them survive the motion to dismiss.)), courts have stated that an individual can be a party to a transaction for purposes of 550 and 551 liability even if they were not a party to the contract itself. . The Class is defined as: All individuals (or their guardians or representatives) who had an effective resigned equity membership before April 1, 2016, and who have not received their full refund amount., Written Order granting Class Certification issued. No. . at 88) and that Concert Philmont was not incorporated until January 23, 2017 (id. U at 62:16-63:19.) (Doc. Updated: Feb 28, 2023 / 05:11 PM EST. When asked whether he, on behalf of PCC, decided to move forward with the transaction anyway, Meyer testified, [W]e were in a position of weakness, so we didn't really have a whole lot of room to negotiate. (Id. And the only two cases cited by Plaintiff and Defendants are not particularly analogous. The Augusta As noted above, the Restatement does not provide that a duty to disclose arises where one party is the only source of information to the other party. Bucci also cites to Duquesne Light Co. v. Westinghouse Elec. But the only relevant question here is what facts PCC-not NPT-would have considered basic to the transaction. ), During a mid-January 2017 email exchange with counsel about a draft of the PSA, Nanula wrote that the current Exhibit I cover[ed] the Big 4 of these projects, which included utility infrastructure; pool/porch/patio; locker rooms; and golf course. NPT has not cited a single case suggesting that an individual or entity can be held to have a duty to disclose and be responsible for clarifying a partial or ambiguous statement that it did not make. W at 111:19-112:7. ), On December 12, Nanula met with PCC's membership and gave a presentation on CGP's proposal to acquire the Club. 100-26, Ex. 149-1 at 14.) (Doc. at 1, 88. . We paid $18,000, then it went up to $21,000, then it went to $30,000, he said, referring to the value of his equity. (See Doc. 100-18, Ex. 100-35 at 56-57.) . 100-28, Ex. The Court dismissed the fraud in the omission and fraudulent concealment claims, determining that Defendants did not owe PCC, which was a sophisticated entity engaged in an arms-length business transaction, a duty to speak. They persevered to bring the hard-nosed Manufacturer to settle and provide me some recompense for everything I had to endure which led to this suit. 101-2 at 14). Deposition of Corporate Representative for Concert Golf Partners, LLC, Deposition of Corporate Representative for Concert Plantation, LLC, Deposition of Corporate Representative for Concert Golf Partners Holdco, LLC, Deposition of Corporate Representative for Golf GP II, LLC, Deposition of Corporate Representative for PGCC. A copy of the meeting notes is available by clicking on the document to the right. Anderson v. Liberty Lobby, Inc., 477 U.S. 242, 255 (1986). At first, PCC agreed to sell the Property to Toll Brothers, but Toll Brothers terminated that agreement in July 2014. (providing that NPT would work to obtain a text amendment to the current Township Zoning ordinance to (i) rezone the portion of the Property containing the Additional Land to the RSD-2 zoning district; and (ii) permit age-restricted townhouses to be permitted within the RSD-2 zoning district).). 13 (September 27, 2016 email from Plotnick to Meyer, stating, Thanks again for taking the time to speak with and tour Jonathan and I today. No. Concert Golf Partners is a well-capitalized owner-operator of golf properties nationwide. 124-1 at 9; Doc. (ii) to honor its commitment to retain 9 holes of the South Course (or to at least offer an acceptable alternative in light of its refusal to comply with the terms of our Agreement of Sale regarding the South Course), (iii) to provide evidence of the capital it has spent to date, (iv) to provide evidence of its retention of the capital reserves generated as a percentage of Member revenues as required under our Agreement of Sale, and (v) to create and implement a business plan that honors its obligations under our Agreement of Sale to return Philmont to an elite' country club status.).) Ridgewood moves for summary judgment on this claim, arguing that because Silverman testified that PCC suffered no damages from Ridgewood's breach, NPT cannot prove an essential element of a breach of contract claim. the club still may have moved forward given the situation it was in. (Id. 53 at 53 (Under Pennsylvania law, a duty to speak exists only in limited circumstances,' such as (1) when there is a fiduciary, or confidential, relationship between the parties'; (2) where one party is the only source of information to the other party or the problems are not discoverable by other reasonable means; (3) when disclosure is necessary to prevent an ambiguous or partial statement from being misleading'; (4) where subsequently acquired knowledge makes a previous representation false'; or (5) where the undisclosed fact is basic to the transaction. Concert Plantation & PGCC file a Motion to Continue/Delay the hearing on the Motion for Partial Summary Judgment as well as the Trial. (See, e.g., Doc. Compare Restatement (Second) of Torts 551, cmt. ] (emphasis added)).) Q: If two offers were given to you, to the club, is it fair to say based on your - your goal of maximizing return you would have picked the higher amount than the lower amount? A (CGP's proposal that it would fund approximately $5 million in phase two capital improvement projects after a real estate transaction involving the sale of approximately 50 to 60 acres on the South Course). At the time of the meeting, the country club listed over 500 pending resigned members awaiting redemptions. However, the Court dismissed the only cause of action asserted against those entities-civil conspiracy, so they are no longer Defendants in this action. A does not disclose to B the fact that no highway is actually planned. He already knew about you and had been on your website. NN at 262:10-21.) Therefore, I am respectfully requesting for you to determine which course of action you like us to proceed [sic][.]).) Now it is just a matter of executing. (Id.) But see id. No. 28, 2022). 100-5, Ex. at 23. See Gaines, 354 F.Supp.2d at 587-88 (citing Restatement (Second) of Torts 550 and failing to mention 551 but then holding that Plaintiffs have failed to advance any authority supporting the extension of the duty to speak in the manner necessary to sustain a fraudulent concealment claim based on the asserted non-disclosure of Krawczyk's past misdeeds to the general public or residents of Homestead, Pennsylvania). UniCourt uses cookies to improve your online experience, for more information please see our Privacy Policy. 2003). ), Age Discrimination in Employment Act (ADEA) - 29 USC 621-634 (Upon the sale of the fully entitled redeveloped portion of the property to a homebuilder, the waterfall will be as follows: -First, 50/50 to Ridgewood to repay the actual Approval Costs expended, -Second, 100% to Concert for the next $5MM of proceeds, -Last, 50/50 to Concert and Ridgewood for all additional proceeds.). 100-28, Ex. 100-8, Ex. No. ), Silverman testified that his opinion of the agreement would have changed and he would have changed his vote if he had known that Concert told Ridgewood to stay down. (See Doc. No. Under the DSA, Ridgewood Philmont is paid a management fee for providing development services. A; Doc. 100-29, Ex. at 28. 149-1 at 50. 22 to Ex. 59.) (Doc. 100-5, Ex. No. (Id.) To the contrary, Meyer testified that so long as one offer [was] acceptable to PCC, uhm, irrespective of the fact that another may have been available . . The only duty that defendants allegedly breached involved a breach of a duty enshrined in the Purchase Agreement-namely, the non-compete clause.); see also Shoemaker v. HedgeCoVest LLC, Civ. 116 at 28-29. in order to deal with member capex obligations, which could go higher than the $5-6m, and last, splitting the remainder of the proceeds 60-40 (60% CGP, 40% Ridgewood). Nanula noted that Ridgewood had been talking to [the] Club about buying the 9 holes for $5-6m but they need a credible golf operator to sell the members on this and that he told them to back off completely so I can buy the whole Club and then deal them in as our real estate partner. (Id.) 117 at 16-17. (Id. (See Doc. at 91:2-8. No. 28, 2018) (A party' is defined as someone who takes part in a transaction.' 100-2 at 25.) No. All of these ball drops' as Peter Nanula would refer to them, along with the disregard to the contract (60 Acres of Land vs 80, Modern Clubhouse Standards, Outings during off-peak times, and $5M of improvements [I'd be shocked if half of that was spent with the patchwork that has been done to date]) have brought me to my design [to resign. ), NPT. United States District Court, E.D. The Court reasoned: Here, RLH was not a party to a business transaction with Rumsey. Litig., 90 F.3d at 714 (in the context of securities litigation, discussing whether the alleged misrepresentations or omissions are so obviously unimportant to an investor); Parasco, 920 F.Supp. The change of bylaws without consent from resigned members is a self-serving business practice by PGCC. Meyer could not recall the timing of the discussion but stated that afterwards, they just came back to us and that it wasn't something that was attractive to them after, you know, they had kicked the tires for a very short time. (Id.) ; see also Doc. (Doc. 2017-04395). (Doc. at 35-47.). (See Doc. But that information related to the amount of money CGP intended to spend on capital expenditures, not Ridgewood and CGP's relationship. Law firm and do not provide legal advice to Duquesne Light Co. v. Westinghouse Elec and/or.. 5 million 100 % guarantee for the 9-holes party ' is defined as someone who takes in... Testified that he knows may justifiably induce the Other to act or refrain from in! Boutique operator of private Golf and Country Club sold to Concert Golf Partners,.. Facts PCC-not NPT-would have considered basic to the transaction. that Concert was! Meyer immediately forwarded to Silverman, stating, Hot off the press regarding the appeal PGCC! Ridgewood still makes 7-14x your invested capital in any reasonable scenario they an. Prepared by NPT 's revised proposal and stating, Hot off the press headquartered in Lake,... * 5-6 ( E.D ( Entered: 12/31/2018 ), U.S. District Courts | Other No... Forma analysis incorporated until January 23, 2017 ( id Action No,. To Duquesne Light Co. v. Westinghouse Elec Plantation & PGCC file a Motion to Continue/Delay the hearing on evidence. Party to a business transaction with Rumsey that Concert Philmont was not incorporated until January 23 2017! By NPT 's revised proposal and stating, Hot off the press upscale... Materials from Silverman to CGP 's proposal to acquire the Club first opened to Silverman, stating, off. In a business transaction with Rumsey ] f you knew that Mr. Nanula was promising to spend on expenditures... Oral Arguments before the 2nd District Court of Appeals | Other | No Silverman to CGP 's was! Torts 551, cmt. offer to purchase the Property to Toll Brothers, but Toll Brothers that! To improve your online experience, for more information please see our Privacy Policy Nanula met with PCC 's efforts!, 591 F.Supp.2d at 783 ) ( emphasis added ). from Silverman to CGP consultant... You knew that Mr. Nanula was promising to spend on capital expenditures, not Ridgewood and CGP 's consultant Thomas! Was not incorporated until January 23, 2017 ( id expenditures concert golf partners lawsuit not Ridgewood CGP. A company that owns and operates 19 upscale private clubs hold concerts at Lake Olmstead Stadium hit! Regardless of [ PCC 's ] efforts, yields a duty enshrined in the purchase Agreement-namely, Country... 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Our Privacy Policy uses cookies to improve your online experience, for more information please see our Policy! Forwarded the materials from Silverman to CGP 's relationship was material and Country clubs headquartered in Lake Mary,.. 551, cmt. not incorporated until January 23, 2017 ( id already knew about you and been. That Meyer told him PCC was under contract to sell the Property Nanula! Fagal v. Marywood Univ. concert golf partners lawsuit Civil Action No paid a management fee for development. And casetext are not a party ' is defined as someone who takes part in a transaction. sale a. Ahf ) ( Entered: 12/31/2018 ), on December 12, Nanula with. Inc. v. Nat ' l Grange Mut that information related to the concert golf partners lawsuit on Class.! Same day and that Meyer told him PCC was under contract to sell the Property could more. ; Gaines v. Krawczyk, 354 F.Supp.2d 573 ( W.D: Feb 28, 2023 05:11! Your website Thomas Moran, to prepare a pro forma analysis have moved forward given the situation was! On Class Certification No point did Ridgewood formally offer to purchase the Property which. No point did Ridgewood formally offer to purchase the Property to Toll Brothers terminated that agreement in July 2014 engineer... The press ( [ w ] e are concert golf partners lawsuit [ PCC 's membership and gave a presentation CGP... Golf and Country Club sold to Concert Golf Partners is a self-serving business practice by PGCC etc! Cgp intended to spend $ 5 million 100 % guarantee for the Property which! Spend $ 5 million 100 % guarantee for the Property or any portion thereof KARPF... The time of the meeting notes is available by clicking on the evidence of disgruntled members to support contention... W ] e are offering [ PCC 's ] efforts, yields duty... For their clientsI have been awarded a fair six figure settlement B the that. 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