Document:

exv10w39

 

EXHIBIT 10.39

SECOND AMENDMENT TO LEASE

(Extension of Lease Term, Reduction of Rent and Other Modifications)

     THIS SECOND AMENDMENT TO LEASE (the “Second Amendment”) amends that certain Lease by and
between CENTRO III, LLC, a Colorado limited liability company (“Landlord”) and PHARMION
CORPORATION, a Delaware corporation (“Tenant”) dated April 24, 2002 (the “Original Lease”), as
previously amended by First Amendment to Lease dated January 31, 2003 (the “First Amendment”)
(collectively, the “Lease”). The effective date of this Amendment is January 1, 2007.

RECITALS

     WHEREAS, pursuant to the Lease, Tenant leases certain space on the first floor of the Building
known as Suite 100 and certain space on the second floor of the Building known as Suite 200; and

     WHEREAS, Landlord and Tenant desire to extend the Term of the Lease and modify certain other
terms and provisions of the Lease, as more specifically set forth herein.

     NOW, THEREFORE, for good and valuable consideration, the receipt of which is hereby
acknowledged and confessed, the parties hereto agree to amend the Lease as follows:

TERMS AND CONDITIONS

     1. Effective Date of Second Amendment. This Second Amendment and the modifications of
Lease terms set forth herein shall be effective as of January 1, 2007 (the “Effective Date”),
regardless of the date this Second Amendment is actually executed by the parties hereto.

     2. Amended and Restated Summary of Basic Lease Terms. Attached hereto as Exhibit
A and incorporated herein by this reference is a Second Amended and Restated Summary of Basic
Lease Terms with respect to the Lease, reflecting the applicable basic terms of the Lease, as
amended by this Amendment, that shall apply from and after the Effective Date. Such Second Amended
and Restated Summary of Basic Lease Terms shall supersede and replace the Summary of Basic Lease
Terms attached to the Original Lease and the Amended and Restated Summary of Basic Lease Terms
attached to the First Amendment.

     3. Retroactive Adjustment. The total of all amounts Tenant has paid to Landlord with
respect to the Lease for the period from the Effective Date through the date of mutual execution
hereof (including Base Rent and amortized Tenant Finish Allowance payments) in excess of the
amounts that are payable by Tenant to Landlord for such period under the terms of this Second
Amendment (collectively, “Excess Payments”), shall be divided by the number of months then
remaining in 2007 and applied as a credit against Rent equally over such months, without interest.
For example, assuming this Second Amendment is fully executed in April 2007, the Excess Payments
made by Tenant from January — April 2007 total $43,732.00, and the credit Tenant shall receive
from May 2007 — December 2007 shall be $5,466.50 per month.

     4. Extension of Lease Term; Elimination of Termination Option. The Term of the Lease
is hereby extended until December 31, 2012 (the “Termination Date”). The early Termination Option
set forth in Article 17 of the Lease is hereby eliminated and of no further force or effect.

 

 

     5. Rent Reduction. Tenant’s obligation to pay Base Rent is reduced as of the
Effective Date to $18.00 per rentable square foot of the Demised Premises per year. Base Rent
shall escalate by 2% per year on January 1 of each succeeding year of the Lease Term, as modified,
through the Termination Date. The reduced Base Rent Schedule is more specifically set forth in
Exhibit A attached hereto.

     6. Tenant Improvement Allowance. Landlord shall provide Tenant an allowance of
$172,668.00 (“Second Amendment Allowance”) to be used for improvements to Suite 100 (the first
floor portion of the Demised Premises) only. This allowance is in lieu of any and all unused
allowances provided for under the existing Lease and/or First Amendment, all of which are void and
of no further force or effect. Improvements Tenant desires to make shall be subject to Section 8.12
of the Original Lease, and the Second Amendment Allowance shall be paid to Tenant in accordance
with Section 3.03(b) of the Work Letter attached as Exhibit D to the Original Lease. The
Space Plan attached hereto as Exhibit B was prepared for a portion of Suite 100 and has
been approved by Landlord in concept, although it will need to be modified to include all of Suite
100. Landlord shall not withhold its consent to any Changes Tenant desires to make that are
generally consistent with the Space Plan. Further, Tenant shall submit construction drawings and
engineered plans, if applicable, for Landlord’s review and approval prior to commencing such work.
Additionally, Landlord has previously paid for one round of space planning conducted for Tenant by
Communication Arts with respect to this Second Amendment.

     7. Forgiveness of Amortized Tenant Finish Allowance. Tenant’s obligation to make
payments to Landlord for Additional Tenant Finish Allowance used by Tenant under the Original Lease
and/or the First Amendment ($4,428.27 per month) is forgiven as of the Effective Date, and all
provisions of the Original Lease and/or the First Amendment with respect thereto are void and of no
further force or effect.

     8. Brokers for Second Amendment. Tenant is represented in connection with this Second
Amendment by Paul Keilt of Cresa Partners (“Tenant’s Broker”). Upon mutual execution and delivery
of this Second Amendment, Landlord shall pay Tenant’s Broker a commission in the amount of $3.00
per rentable square foot of the Demised Premises ($86,334.00) pursuant to the terms of a separate
agreement. Neither Landlord nor Tenant has dealt with any other broker, agent or finder who may
claim a commission with respect to this Amendment. The parties each agree to save, defend,
indemnify and hold the other party harmless from any broker, agent or finder making any such claim
by, through, under or as a result of the actions or the indemnifying party.

     9. Defined Terms. Capitalized terms not defined herein shall have the meanings given
such terms in the Lease.

     10. Remainder in Force and Effect; Conflicts. Except as expressly modified herein,
all terms and conditions of the Lease shall remain in full force and effect. In the event of any
conflict between the terms of this Second Amendment and the terms of the First Amendment or the
Original Lease, the terms of this Second Amendment shall control.

     11. Mutual Acknowledgement of Lease Status. Landlord and Tenant each acknowledge that
the Lease is in full force and effect and that all obligations of Landlord and Tenant to be
performed or complied with through the date of mutual execution hereof have been fully performed
and complied with, and to the best of Landlord’s and Tenant’s knowledge, there exists no default or
condition, state of facts

2

 

or event that, with the passing of time or the giving of notice, or both,
would constitute a default by Landlord or Tenant in the performance of their respective obligations
under the Lease. The Original Lease, as modified by the First Amendment and this Second Amendment,
represents the entire agreement between Tenant and Landlord with respect to the leasing and
occupancy of the Demised Premises, and there are no other agreements or representations of any kind
between Landlord and Tenant with respect thereto.

     IN WITNESS WHEREOF, the parties have executed this Amendment effective as of the day and year
first written above.

	 	 	 	 	 	 	 	 	 	 	 
	LANDLORD:	 	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	CENTRO III, LLC	 	 	 	PHARMION CORPORATION	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ Ann M. Getches
	 	 	 	By:
	 	/s/ Erle Mast	 	 
	 

	 	 

Name: Ann M. Getches
	 	 
	 	 	 	 

Name: Erle Mast
	 	 
	 

	 	Title:   Managing Partner
	 	 	 	 	 	Title:   Exec VP, CFO	 	 
	Date: May 7, 2007	 	 	 	Date: May 7, 2007	 	 

3

 

EXHIBIT A

TO SECOND AMENDMENT TO LEASE

SECOND AMENDED AND RESTATED

SUMMARY OF BASIC LEASE TERMS

(Applicable from January 1, 2007 On)

	1.	 	Tenant: Pharmion Corporation

	 	(a)	 	Tenant’s entity and jurisdiction: a Delaware corporation.

	2.	 	Building Address: 2525 28th Street, Boulder, Colorado 80301

	 	(a)	 	Type: Multi-Tenant.
	 
	 	(b)	 	Approx. Total Rentable Square Footage of Building: 37,688.
	 
	 	(c)	 	Base Building has been constructed by Landlord in accordance with the Work Letter
attached to the Lease as Exhibit D.

	3.	 	Demised Premises: 2525 28th Street, Suites 100 and 200, Boulder, Colorado 80301

	 	(a)	 	Approx. Rentable Square Footage: 28,778
	 
	 	(b)	 	Approx. Useable Square Footage: 26,129

	4.	 	Initial Lease Term:

	 	(a)	 	Original Commencement Date: August 1, 2002
	 
	 	(b)	 	Effective Date of Second Amendment: January 1, 2007
	 
	 	(c)	 	Expiration Date: December 31, 2012.

	5.	 	Renewal Options:

	 	(a)	 	Two (2) three-year options at Market Rate.
	 
	 	(b)	 	Market Rate Escalator to apply in each successive year of each Renewal Term.
	 
	 	(c)	 	Options must be exercised in writing not less than 150 nor more than 270 days
prior to expiration of prior term.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	Initials:	 	 	 	 	 	 	 	 
	 
	 	Landlord	 	AG	 	Tenant	 	EM

 

 

	6.	 	Basic Rent:

Rent Schedule:

	 	 	 	 	 	 	 	 	 	 	 	 	 
		 	 	 	 	 	 	 	 	 	Annual Basic Rent Per
	Lease Year	 	Annual Basic Rent	 	Monthly Basic Rent	 	Rentable Square Foot
	Year 1 (commencing with Second Amendment)
	 	$	518,004.00	 	 	$	43,167.00	 	 	$	18.00	 
	Jan. 1, 2007 — Dec. 31, 2007
	 	 	 	 	 	 	 	 	 	 	 	 
	Year 2
	 	$	528,364.00	 	 	$	44,030.00	 	 	$	18.36	 
	Jan. 1, 2008 — Dec. 31, 2008
	 	 	 	 	 	 	 	 	 	 	 	 
	Year 3
	 	$	539,012.00	 	 	$	44,918.00	 	 	$	18.73	 
	Jan. 1, 2009 — Dec. 31, 2009
	 	 	 	 	 	 	 	 	 	 	 	 
	Year 4
	 	$	549,660.00	 	 	$	45,805.00	 	 	$	19.10	 
	Jan. 1, 2010 — Dec. 31, 2010
	 	 	 	 	 	 	 	 	 	 	 	 
	Year 5
	 	$	560,595.00	 	 	$	46,716.00	 	 	$	19.48	 
	Jan. 1, 2011 — Dec. 31, 2011
	 	 	 	 	 	 	 	 	 	 	 	 
	Year 6
	 	$	571,819.00	 	 	$	47,652.00	 	 	$	19.87	 
	Jan. 1, 2012 — Dec. 31, 2012
	 	 	 	 	 	 	 	 	 	 	 	 

	7.	 	Additional Rent:

Tenant’s Pro Rata Share for Additional Rent: 76.36%

(calculated by dividing the approximate rentable square footage of the Demised Premises
(28,778) by the approximate rentable square footage of the Building (37,688).

	8.	 	Security Deposit Amount: $44,457.00 (currently held by Landlord)

	 	 	 	 	 
	9.

	 	Place for Payments:
	 	Centro III, LLC

627 Pine Street

Boulder, Colorado 80302

	10.	 	Place for Notices:

	 	 	 	 	 	 	 
	 

	 	Landlord:	 	 	 	 
	 

	 	Centro III, LLC
	 	with a copy to:
	 	Bruce D. Dierking, Esq.
	 

	 	627 Pine Street
	 	 	 	Packard and Dierking, LLC
	 

	 	Boulder, CO 80302
	 	 	 	2595 Canyon Blvd, Suite 200
	 

	 	 	 	 	 	Boulder, CO 80302
	 

	 	Tenant:	 	 	 	 
	 

	 	Pharmion Corporation	 	 	 	 
	 

	 	2525 28th Street,
Suite 200	 	 	 	 
	 

	 	Boulder, CO 80301	 	 	 	 

	11.	 	Permitted Use(s) by Tenant: General office uses as permitted by applicable zoning.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	Initials:	 	 	 	 	 	 	 	 
	 
	 	Landlord	 	AG	 	Tenant	 	EM

ii

 

	12.	 	Broker(s): For Second Amendment to Lease: Paul Keilt, Cresa Partners (Tenant’s Broker)

	13.	 	Utilities: Tenant shall pay its Pro Rata Share of charges for any utilities not separately
metered or billable to the Demised Premises; provided, however, that if in Landlord’s
reasonable opinion, apportioning utility charges based upon Pro Rata Shares would be
inequitable because of disproportionate consumption of utilities by tenants of the Building,
Landlord shall have the right to apportion utility charges based upon Landlord’s reasonable
estimation of relative use of such utilities.

	14.	 	Tenant Finish Allowance: Landlord shall provide Tenant an allowance of $172,668.00 (“Second
Amendment Allowance”) to be used for improvements to Suite 100 (the first floor portion of the
Demised Premises) only. This allowance is in lieu of any and all unused allowances provided
for under the existing Lease and/or First Amendment, all of which are void and of no further
force or effect. Improvements Tenant desires to make shall be subject to Section 8.12 of the
Original Lease, and the Second Amendment Allowance shall be paid to Tenant in accordance with
Section 3.03(b) of the Work Letter attached as Exhibit D to the Original Lease.
Additionally, Landlord has previously paid for one round of space planning conducted for
Tenant by Communication Arts with respect to this Second Amendment.

	15.	 	Signage: Building Standard Lobby directory and Suite signage shall be provided at Landlord’s
expense. Tenant may have, at its own expense, the top four (4) spaces (out of the eight total
spaces) on the Building Monument sign, and Tenant may install one sign on each of the north
and south sides of the east stair tower on the fascia of the Building. Tenant’s signs shall
be subject to the provisions of and shall comply with the requirements of Section 8.10.
	 
	16.	 	Parking: See Section 2.9 of the Lease.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	Initials:	 	 	 	 	 	 	 	 
	 
	 	Landlord	 	AG	 	Tenant	 	EM

iii

 

EXHIBIT B

TO SECOND AMENDMENT TO LEASE

SPACE PLAN

[Attached]

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	Initials:	 	 	 	 	 	 	 	 
	 
	 	Landlord	 	     	 	TenantVANGUARD HEALTH SYSTEMS, INC.

EXHIBIT 10.1

ARIZONA HEALTH CARE COST CONTAINMENT SYSTEM ADMINISTRATION

DIVISION OF BUSINESS AND FINANCE

CONTRACT AMENDMENT

	

 1. AMENDMENT NUMBER:

     16

		
2.  CONTRACT NO.:

      YH04-0001-06

		
3.  EFFECTIVE DATE OF MODIFICATION:

      October 1, 2006

		
4.  PROGRAM:

      DHCM

	

 5. CONTRACTOR/PROVIDER NAME AND ADDRESS:

Phoenix Health Plan/Community Connection

 7878 N. 16th Street

 Phoenix, Arizona  85020

	

 6. PURPOSE:  To amend Sections B and D as listed below.

	
7.

	
 

	
The above referenced contract is hereby amended as follows:

		
	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
A.

	
 

	
SECTION B, CAPITATION RATES:

		
	
 

	
 

	
 

	
 

	
See rate sheet attached for the revised capitation rates effective October 1, 2006 through December 31, 2006 and the amounts to be paid to the rural hospitals.

					
Insert the following language before “See attached.”:

 “The Contractor will be paid the attached Contractor specific capitation rates retroactively, per member per month, for the period of October 1, 2006 through December 31, 2006. Only the impacted rates are included on the attachment. All other rates remain
unchanged. The Administration requires that the Contractor then make one-time payments to each rural hospital as prescribed on the attached schedule, pursuant to ARS §36-2905.02, to increase inpatient reimbursement to these small rural hospitals.

	
 

	
 

	
 

	
 

	
 The retroactive capitation rate payment will be paid in June 2007.  The Contractor shall make the prescribed payments to the rural hospitals by June 30, 2007 and submit proof of payment to the rural hospitals to the
Finance Unit of the Division of Health Care Management by July 20, 2007.

 The capitation rates for the period January 1, 2007 through September 30, 2007 are not impacted by this amendment.”

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
B.

	
 

	
SECTION D, Paragraph 2, ELIGIBILITY CATEGORIES:

		
	
 

	
 

	
 

	
 

	
To include the coverage of behavioral health services under the SSDI-TMC program, replace the last subparagraph, which begins “In order to participate in SSDI-TMC...”, with:

					
In order to participate in SSDI-TMC, eligible persons must pay a premium. Participants become ineligible for SSDI-TMC once they become eligible for Medicare. SSDI-TMC is funded entirely by the State. Contractors will be
capitated for these members under unique rate codes and AHCCCS may provide a reconciliation to limit the profit or loss of this population. If a reconciliation is to be implemented, an SSDI-TMC reconciliation policy will be developed which will discuss the details of
the reconciliation calculations and timelines. SSDI-TMC members will not be eligible for prior period coverage, any supplemental payments or reinsurance. Members will be entitled to all AHCCCS Acute Care benefits.

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
C.

	
 

	
SECTION D, Paragraph 3, ENROLLMENT AND DISENROLLMENT:

	
 

	
 

	
 

	
 

	
To clarify the Contractor’s responsibility for coverage of behavioral health services in the Prior Period, replace the subparagraph titled Prior Period Coverage  with:

					
Prior Period Coverage:  AHCCCS provides prior period coverage for the period of time, prior to the Title XIX member’s enrollment, during which a member is eligible for covered
services. The time frame is from the effective date of eligibility to the day a member is enrolled with the Contractor. The Contractor receives notification from the Administration of the member’s enrollment. The Contractor is responsible for payment of all
claims for medically necessary covered services, including behavioral health services, provided to members during prior period coverage. This may include services provided prior to the contract year (See Section D, Paragraph 53, Compensation, for a description of the
Contractor’s reimbursement from AHCCCSA for this eligibility time period.)

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
D.

	
 

	
SECTION D, Paragraph 38, CLAIMS PAYMENT/HEALTH INFORMATION SYSTEM:

	
 

	
 

	
 

	
 

	
To clarify reimbursement rates for emergency services providers as well as non-contracted in state providers, insert the following language above the last subparagraph which begins “The Contractor shall submit a monthly
Claims Dashboard...”;

					
In accordance with the Deficit Reduction Act of 2005, Section 6085, Contractor is required to reimburse non-contracted emergency services providers at no more than the AHCCCS Fee-For-Service rate. This applies to in state as
well as out of state providers.

					
In accordance with Arizona Revised Statute 36-2903 and 36-2904, in the absence of a written negotiated rate, Contractor is required to reimburse non-contracted non-emergent in state providers at the AHCCCS fee schedule, or
pursuant to 36-2905.01, at ninety-five percent of the AHCCCS Fee-For-Service rates for urban hospital days. All payments are subject to other limitations that apply, such as provider registration, prior authorization, medical necessity, and covered
service.”

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
E.

	
 

	
SECTION D, Paragraph 12, BEHAVIORAL HEALTH SERVICES:

	
 

	
 

	
 

	
 

	
To include the coverage of behavioral health services under the SSDI-TMC program, replace the first paragraph, which begins “AHCCCS members,...”, with:

					
AHCCCS members, except for SOBRA Family Planning members, are eligible for comprehensive behavioral health services. For SOBRA Family Planning members, there is no behavioral health coverage. With the exception of the
Contractor’s providers’ medical management of certain behavioral health conditions as described under “medication Management Services” below, the behavioral health benefit for these members is provided through the ADHS – Regional
Behavioral Health Authority (RBHA) system. The Contractor shall be responsible for member education regarding these benefits; provision of limited emergency inpatient services; and screening and referral to the RBHA system of members identified as requiring
behavioral health services.

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
F.

	
 

	
SECTION D, Paragraph 40, HOSPITAL SUBCONTRACTING AND REIMBURSEMENT:

	
 

	
 

	
 

	
 

	
To clarify reimbursement rates for emergency services providers, delete the following language under the subparagraph “Maricopa and Pima counties only”:

					
“Pursuant to Section 6085 of the Federal Deficit Reduction Act, non-contracted providers of emergency services shall be paid no more than the AHCCCS Fee-For-Service rates.  Furthermore,”

					
Change the “i” to “I” in the next sentence to read “In accordance with R9-22-718, .....”

					
Delete the following language from under subparagraph “Out-of-State Hospitals”:

					
“For non-contracted out-of-state providers of emergency services, the Contractors shall pay no more than the AHCCCS Fee-For-Service rates, pursuant to Section 6085 of the Federal Deficit Reduction Act.”

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
G.

	
 

	
SECTION D, Paragraph 53, COMPENSATION:

	
 

	
 

	
 

	
 

	
To clarify the Contractor’s responsibility for coverage of behavioral health services in the Prior Period, replace the subparagraph titled Prior Period Coverage (PPC)
Capitation  with:

					
Prior Period Coverage (PPC) Capitation:  Except for SOBRA Family Planning, SSDI-TMC, KidsCare and HIFA Parents, the Contractor will be paid capitation for all PPC member months,
including partial member months.  This capitation includes the cost of providing medically necessary covered services, including behavioral health services, to members during prior period coverage.  The PPC capitation rates will be set by AHCCCSA and will
be paid to the Contractor along with the prospective capitation described below.  Contractors will not receive PPC capitation for newborns of members who were enrolled at the time of delivery.

NOTE:  Please sign, date and return one original to:

Phil Baldwin

AHCCCS Contracts and Purchasing

701 E Jefferson Street, MD 5700

Phoenix, AZ  85034

	

 8. EXCEPT AS PROVIDED FOR HEREIN, ALL TERMS AND CONDITIONS OF THE ORIGINAL CONTRACT NOT HERETOFORE CHANGED AND/OR AMENDED REMAIN UNCHANGED AND IN FULL EFFECT.

 IN WITNESS WHEREOF THE PARTIES HERETO SIGN THEIR NAMES IN AGREEMENT

	

 9. NAME OF CONTRACTOR:

     Phoenix Health Plan

	
 

	

 10. ARIZONA HEALTH CARE COST CONTAINMENT SYSTEM

	

 SIGNATURE OF AUTHORIZED INDIVIDUAL:

 /s/ Nancy Novick                                   

 NANCY NOVICK

 CHIEF EXECUTIVE OFFICER

	
       

	

 SIGNATURE:

 /s/ Michael Veit                                       

 MICHAEL VEIT

 CONTRACTS & PURCHASING ADMINISTRATOR

	

 DATE:  4/26/07

	
    

	
DATE:  APR 19, 2007

ARIZONA HEALTH CARE COST CONTAINMENT SYSTEM

REVISED ACUTE CAPITATION RATES

Phoenix Health Plan/Community Connection

(10/1/06-12/31/06)

                                               
TANF                     TANF                    
SSI                         SSI

Title XIX Rates:                  <1,
M/F                  14-44, F                
w/Med                    w/o Med                
Non-Med                MED

8  Gila Pinal                           
$554.66                   $198.77                  
$216.49                   $595.67                  
$425.94                   $1,578.01

Two percent Premium tax is included in the Capitation Rates.

Payments stated without Premium Tax.

	
PHP/Community connection

	
Payment

	
1              Benson Hospital

	
$

	
2              Carondelet Holy Cross

	
$

	
3              Cobre Valley Community Hospital

	
$419,365.29

	
4              Copper Queen Community Hospital

	
$

	
5              La Paz Regional Hospital

	
$

	
6              Mount Graham Regional Medical Center

	
$

	
7              Navapache Regional Medical Center

	
$

	
8              Northern Cochise Community Hospital

	
$

	
9              Page Hospital

	
$

	
10            Payson Regional Medical Center

	
$556,825.04

	
11            Sage Memorial Hospital

	
$

	
12            Sierra Vista Regional Health

	
$

	
13            Southeastern Az Medical Center

	
$

	
14            Valley View Medical Center

	
$

	
15            Verde Valley Medical Center

	
$

	
16            White Mountain Regional Medical Center  

	
$

	
17            Wickenburg Regional Health Center

	
$

	
18            Winslow Memorial Hospital

	
$

	
19            YRMC East

	
$

	
                Total

	
$976,190.33

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