Document:

exv10w27w3

 

EXHIBIT 10.27.3

FOURTH AMENDMENT TO LEASE

     THIS FOURTH AMENDMENT TO LEASE (“Amendment”) is made and entered into as of the
21st day of December, 2005 (the “Reference Date”) by and between TRINET ESSENTIAL
FACILITIES XXVI, INC., a Maryland corporation (“Landlord”), and WESTERN DIGITAL TECHNOLOGIES, INC.,
a Delaware corporation (“Tenant”).

R
E C I T A L S

     A. SOUTH BAY/EDENVALE ASSOCIATES, a California general partnership (“South Bay”),
predecessor-in-interest to Landlord, and WESTERN DIGITAL CORPORATION, a Delaware corporation
(“WDC”), now known as Western Digital Technologies, Inc., entered into that certain Lease Agreement
dated as of June 3, 1996 (the “Original Lease”) with respect to certain premises commonly known as
5863 Rue Ferrari Drive, City of San Jose, County of Santa Clara, State of California (the “Original
Premises”), containing 130,925 square feet of space. The Original Premises are sometimes referred
to as “Building A”.

     B. South Bay and WDC entered into a First Amendment dated as of August 7, 1996 (the “First
Amendment”). Landlord and Tenant entered into a Second Amendment to Lease dated as of April 6,
2004 (the “Second Amendment”) and a Third Amendment to Lease dated as of March 1, 2005 (the “Third
Amendment”). The Original Lease, as amended by the First Amendment, the Second Amendment and the
Third Amendment, is referred to herein collectively as the “Lease”.

     C. The Lease is scheduled to expire on March 31, 2015, subject to Tenant’s option to extend
set forth in Section 15 of the Third Amendment.

     D. The Third Amendment documented Tenant’s expansion into a portion of the building adjacent
to the Original Premises which is commonly known as 5853 Rue Ferrari Drive and referred to in the
Third Amendment as “Building B”. The portion of Building B into which Tenant expanded is referred
to as the “Expansion Premises” and is commonly known as Suite 150.

     E. In conjunction with Landlord’s proposed leasing of the remainder of Building B to an
unrelated party (“Adjacent Tenant”), Landlord and Tenant acknowledge and agree that (i) the
Electrical Room (as defined in Section 2 below) shall become a common area within Building B and
(ii) Landlord has reconfigured a portion of the Expansion Premises as more particularly shown on
the attached Exhibit A, in each case resulting in a slight reduction in the square footage
of the Expansion Premises. The parties therefore desire to amend the Lease to reflect the changes
thereto triggered by such reductions in square footage and to memorialize certain other agreements
reached by the parties.

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A
 G R E E M E N T

     NOW, THEREFORE, in consideration of the foregoing Recitals and the mutual covenants contained
herein, and for other good and valuable consideration, the receipt and sufficiency of which are
hereby acknowledged, the parties hereby agree as follows.

     1. Defined Terms; Recitals. All capitalized terms used but not defined herein shall
have the same meanings as are given such terms in the Lease. The Recitals set forth above are
incorporated herein by this reference.

     2. Electrical Room. Effective as of March 1, 2005, the Building B main electrical
room located at the rear of the Expansion Premises (the “Electrical Room”) shall be deemed a common
area for all purposes under the Lease, with access thereto limited to Landlord, Tenant and Adjacent
Tenant and their respective authorized agents.

     3. Expansion Premises. Effective as of March 1, 2005, the Expansion Premises (which
includes the fifty percent (50%) of Building C added to the Premises under the Third Amendment)
shall be deemed to contain 81,689 square feet of space. The Expansion Premises is shown on the
replacement Exhibit A attached hereto and incorporated herein for all purposes. The total
square footage of the Premises leased to Tenant under the Lease is 212,614. Accordingly (and
recognizing that a portion of the Expansion Premises square footage reflects a proportionate
allocation of certain common areas in Building B), Tenant’s Pro Rata Share of the industrial
project in which Buildings A and B are located shall be 74.25%. Tenant’s Pro Rata Share of
Building B shall be 52.56%.

     4. Monthly Installments of Rent. Notwithstanding any provision of the Lease to the
contrary, including Section 4 of the Third Amendment, effective March 1, 2005, Tenant shall pay to
Landlord Monthly Installments of rent for the Premises in lawful money of the United States in the
following amounts:

	 	 	 	 	 
	                                Months	 	Monthly Installment Amount
	March 1, 2005 – September 30, 2005

	 	$	78,555.00	 
	October 1, 2005 – February 28, 2006

	 	$	127,568.40	 
	March 1, 2006 – February 28, 2007

	 	$	131,395.45	 
	March 1, 2007 – February 29, 2008

	 	$	135,337.32	 
	March 1, 2008 – February 28, 2009

	 	$	139,397.44	 
	March 1, 2009 – February 28, 2010

	 	$	143,579.36	 
	March 1, 2010 – February 28, 2011

	 	$	147,886.74	 
	March 1, 2011 – February 29, 2012

	 	$	152,323.34	 
	March 1, 2012 – February 28, 2013

	 	$	156,893.04	 
	March 1, 2013 – February 28, 2014

	 	$	161,599.83	 
	March 1, 2014 – March 31, 2015

	 	$	166,447.83	 

Nothing herein shall be construed as altering Tenant’s obligation under the Lease to pay all other
charges coming due during the remainder of the Term for the Premises in accordance with the

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terms of the Lease, including without limitation Tenant’s Pro Rata Share of Common Area Charges,
Property Taxes and insurance premiums.

     5. Operational Matters. In light of the pending lease with Adjacent Tenant for the
remainder of Building B, and notwithstanding anything to the contrary in the Lease, Landlord and
Tenant agree as follows, effective as of the date hereof:

          (a) Fire/Life Safety System. Throughout the Lease Term, the Building B fire/life
safety system affecting the entirety of Building B shall be under Landlord’s sole control and
Tenant shall not in any way interfere with the operation thereof (subject to emergency
circumstances); provided, however, that Landlord shall cause Tenant’s emergency contact to be
included on the telephone call list in conjunction with any fire/life safety emergencies at
Building B. Landlord’s expenses incurred for the repair, maintenance and replacement of the
Building B fire/life safety system shall be reimbursed by Tenant on a proportionate basis in
accordance with the terms of the Lease as modified hereby. Nothing herein shall be construed to
limit Tenant from installing and maintaining, at its sole cost, supplemental fire/life safety
systems in the Expansion Premise for the benefit of the Expansion Premises so long as Tenant
complies with the terms of Section 13 (Alterations) of the Original Lease. Without limiting the
generality of the foregoing, if any such supplemental fire/life safety systems will need to tap
into the Building B sprinkler system, Tenant shall obtain Landlord’s advance approval of Tenant’s
plans for same.

          (b) Roof. Landlord hereby reconfirms its obligation to install, at Landlord’s sole
cost, a new roof membrane at both Building A and Building B by no later than December 31, 2007.
Throughout the Lease Term, the Building B roof structure and roof membrane shall be under
Landlord’s sole control. Landlord’s expenses incurred for the repair, maintenance and replacement
of the Building B roof structure shall be at Landlord’s sole cost, subject to the terms of the
Lease, as amended hereby. Subject to Landlord’s obligation to install, at Landlord’s sole cost, a
new roof membrane on both Building A and Building B by no later than December 31, 2007 as mentioned
above, Landlord’s expenses thereafter incurred for the repair, maintenance and replacement of the
Building B roof membrane shall be reimbursed by Tenant on a proportionate basis in accordance with
the terms of the Lease as modified hereby, provided that in all events if the repairs are
necessitated by the negligence or willful misconduct of Tenant or its employees, agents or
invitees, then Tenant shall reimburse Landlord for all costs incurred. If Tenant proposes to
perform any alterations or improvements to the Premises which will involve penetration of the roof,
Tenant shall be required to use Landlord’s chosen roofing contractor for such work. In no event
may Tenant perform any work affecting the roof which would violate the terms of, or nullify, the
roof warranty.

          (c) HVAC System. Notwithstanding anything to the contrary in Section 10 of the Third
Amendment, effective immediately, the portion of the Building B HVAC system serving the Expansion
Premises shall be maintained and serviced by Tenant at its sole cost. A diagram showing the
location of the HVAC units which currently serve the Expansion Premises is attached hereto and
incorporated herein as Exhibit B. Further, the parties agree that, effective immediately,
Tenant shall assume responsibility, at Tenant’s sole cost, for the HVAC unit on the roof of
Building C and shall maintain and repair same consistent with Tenant’s obligations for the HVAC
units on Building A. Consistent with the terms of Section 10.B of the Original Lease,

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Landlord shall have the right to perform any or all of the HVAC maintenance, repair and
servicing responsibilities if Tenant fails to do so after notice from Landlord of same.

          (d) Electrical Room: Installation of Cabling. Adjacent Tenant (or Landlord on behalf
of Adjacent Tenant) will be installing conduits, wires and other types of cabling (collectively,
“Cabling”) connecting the Electrical Room with Adjacent Tenant’s premises. Such Cabling will run
above the ceiling grid in the building plenum along a mutually acceptable path, and will not
interfere with Tenant’s operation of its business in the Expansion Premises. Tenant shall not
interfere with or otherwise disrupt such Cabling (or any other utility connections which run
through the Expansion Premises but are for the benefit of the Adjacent Tenant’s premises) once
installed. In the event any work Tenant proposes to perform in the Expansion Premises might
disturb the Cabling or such other utility connections, Tenant shall first coordinate such work with
Landlord to ensure that services provided to Adjacent Tenant are not disrupted.

          (e) Electrical Room: Access by Tenant. Tenant shall have direct access to the
Electrical Room from the Expansion Premises; provided, however, that if Tenant plans to undertake
any work in the Electrical Room that might alter or interfere with (i) Adjacent Tenant’s electrical
panels, Cabling or any other equipment that impacts Adjacent Tenant’s premises, or (ii) Landlord’s
equipment that serves all or any portion of the building, including without limitation the E-MON
D-MON submetering systems, Tenant shall coordinate such work in advance with Landlord.

          (f) Electrical Room: Access by Adjacent Tenant. Tenant acknowledges that Adjacent
Tenant may need to have access to the Electrical Room both in conjunction with the installation of
the Cabling and from time to time thereafter for maintenance, repair and inspection purposes.
Landlord agrees that Adjacent Tenant will not be granted direct access to the Electrical Room, but
will be required to coordinate any such access with Landlord and be accompanied by Landlord or
Landlord’s agent during any period of such access. At Landlord’s option, Landlord may delegate to
Tenant responsibility for accompanying Adjacent Tenant into the Electrical Room when Adjacent
Tenant requires such access. If Landlord is aware that the work to be undertaken by Adjacent
Tenant in the Electrical Room might impact Tenant’s utilities or Tenant’s operations, Landlord will
so advise Tenant in advance, which notice may be in writing or via telephone.

          (g) Electrical Service. Tenant acknowledges that the Building has a total of
approximately 4,000 amps of power and Landlord has made available a maximum of 2,100 amps of
capacity for Tenant’s use in the Expansion Premises. Tenant shall not use electrical capacity
beyond the 2,100 amps described in the preceding sentence; notwithstanding the foregoing, if Tenant
determines that it needs more capacity than that allocated to it hereunder, Landlord will
reasonably cooperate with Tenant at Tenant’s sole cost and expense to bring more power to the
Expansion Premises.

     6. Tenant Improvement Allowance. Notwithstanding anything to the contrary in the
Third Amendment, all requests for funding of the Tenant Improvement Allowance (therein defined)
must be received by August 31, 2006 (as opposed to February 28, 2006).

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     7. Real Estate Brokers. Tenant and Landlord warrant that they have had no dealings
with any brokers or agents in connection with this Amendment other than CB Richard Ellis and
Cornish & Carey Commercial, whose commissions, if any, shall be paid by Landlord pursuant to a
separate agreement. Landlord covenants to pay, hold harmless and indemnify Tenant from and against
any and all cost, expense or liability for any compensation, commissions or charges claimed by any
other broker or agent utilized by Landlord with respect to this Amendment or the negotiation
hereof. Tenant covenants to pay, hold harmless and indemnify Landlord from and against any and all
cost, expense or liability for any compensation, commissions or charges claimed by any other broker
or agent utilized by Tenant with respect to this Amendment or the negotiation hereof.

     8. Guaranty of Lease. As a condition to this Amendment, Tenant’s parent company,
Western Digital Corporation, a Delaware corporation, formerly known as Western Digital Holdings,
Inc., shall execute and deliver to Landlord a copy of this Amendment in which they have
acknowledged their continuing liability under the Guaranty of Lease previously executed by Western
Digital Corporation.

     9. Tenant’s Authority. Tenant hereby covenants and warrants that (a) Tenant is in
good standing under the laws of the States of California and Delaware; (b) Tenant has full power
and authority to enter into this Amendment and to perform all Tenant’s obligations under the Lease,
as amended by this Amendment; and (c) each person (and all of the persons if more than one signs)
signing this Amendment on behalf of Tenant is duly and validly authorized to do so.

     10. Landlord’s Authority. Landlord hereby covenants and warrants that (a) Landlord is
in good standing under the laws of the States of California and Delaware; (b) Landlord has full
power and authority to enter into this Amendment and to perform all Landlord’s obligations under
the Lease, as amended by this Amendment; and (c) each person (and all of the persons if more than
one signs) signing this Amendment on behalf of Landlord is duly and validly authorized to do so.

     11. No Offer. Submission of this instrument for examination and signature by Tenant
does not constitute an offer to lease or a reservation of or option for lease, and this instrument
is not effective as a lease amendment or otherwise until executed and delivered by both Landlord
and Tenant.

     12. Entire Agreement. This Amendment contains the entire understanding between the
parties with respect to the matters contained herein. No representations, warranties, covenants or
agreements have been made concerning or affecting the subject matter of this Amendment, except as
are contained herein and in the Lease. This Amendment may not be changed orally, but only by an
agreement in writing signed by the party against whom enforcement of any waiver, change or
modification is sought.

[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

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     13. Lease in Full Force and Effect. Tenant hereby affirms that, as of the Reference Date
hereof, Landlord has fulfilled all its duties in compliance with the Lease, no breach or default by
either party has occurred, and the Lease, and all of its terms, conditions, covenants, agreements
and provisions, except as hereby modified, (i) is hereby ratified and (ii) is in full force and
effect with no defenses or offsets thereto.

     IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the date first set
forth above.

	 	 	 	 	 	 	 
	LANDLORD:

	 	TENANT:
	 
	 	 	 	 	 	 
	TRINET ESSENTIAL FACILITIES XXVI,	 	WESTERN DIGITAL TECHNOLOGIES, INC.,
	INC., a Maryland corporation	 	a Delaware corporation
	 
	 	 	 	 	 	 
	By:

	 	/s/ Erich Stiger
	 	By:
	 	/s/ Cindy M. Campos
	 

	 	 
	 	 	 	 
	Name:

	 	Erich Stiger
	 	Name:
	 	Cindy M. Campos
	Its:

	 	Senior Vice President
	 	Its:
	 	Real Estate Specialist

Guarantor’s Acknowledgment:

     The undersigned Guarantor, pursuant to that certain Guaranty of Lease dated as of March ___,
2005, hereby reaffirms and ratifies the guaranty of Tenant’s obligations under the Lease, as
amended by the foregoing Fourth Amendment to Lease.

	 	 	 	 	 
	GUARANTOR:

	 	WESTERN DIGITAL CORPORATION,

	 
	 	a Delaware corporation
	 
	 

	 	By:
	 	/s/ Raymond M. Bukaty
	 

	 	 	 	 
	 

	 	Name:
	 	Raymond M. Bukaty
	 

	 	Title:
	 	Senior Vice President
Administrator 

General Counsel and
Secretary
	 
	 	 	 	 
	 

	 	Dated:
	 	December 21, 2005

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EXHIBIT A

DIAGRAM OF BUILDING B

SHOWING LOCATION OF EXPANSION PREMISES

See attached

A-1

 

A-2

 

EXHIBIT B

DIAGRAM OF EXPANSION PREMISES SHOWING

LOCATION OF HVAC UNITS CURRENTLY SERVING THE EXPANSION PREMISES

See attached

Note: Area A on the attached Diagram

shows the location of the HVAC Units currently serving the Expansion Premises.

B-1

 

B-2exv10w29w2

 

Exhibit
10.29.2

PORTIONS DENOTED WITH [***] HAVE BEEN OMITTED AND FILED SEPARATELY WITH THE SECURITIES AND
EXCHANGE COMMISSION PURSUANT TO A REQUEST FOR CONFIDENTIAL TREATMENT

 

AMENDMENT NO. 2 TO VOLUME PURCHASE AGREEMENT

     This Amendment No. 2 to the Volume Purchase Agreement (this “Amendment”) is dated as of
November 29, 2005, and is made by and between Komag USA (Malaysia) Sdn., a Malaysia unlimited
liability company (“Komag”), Komag, Incorporated, a Delaware Corporation (“Komag Inc.”), and
Western Digital Technologies, Inc., a Delaware corporation (“WDC”).

RECITALS

     A. WDC, Komag and Komag Inc. previously executed a Volume Purchase Agreement effective as of
June 6, 2005 and amended by Amendment No. 1 dated July 22, 2005 (the “VPA”).

     B. WDC, Komag and Komag Inc. now desire to amend the Agreement in the manner and upon the
terms and conditions hereinafter provided in this Amendment.

     NOW, THEREFORE, for and in consideration of the mutual covenants herein contained and for
other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties executing this Amendment hereby agree as follows:

AGREEMENT

     1. Defined Terms. Capitalized terms not defined herein shall have the meanings set
forth in the VPA.

     2. Exhibit B. The second page of Exhibit B of the VPA is hereby deleted in
its entirety and replaced with Exhibit B attached hereto.

     3. Exhibit D. Exhibit D of the VPA is hereby deleted in its entirety and
replaced with Exhibit D attached hereto.

     4. Exhibit F. Exhibit F of the VPA is hereby deleted in its entirety and
replaced with Exhibit F attached hereto.

     5. Conditions. The effectiveness of this Amendment shall be conditioned upon 1)
approval from WDC’s board of directors and 2) approval from WDC’s bank lenders. Notwithstanding
anything herein to the contrary, this Amendment shall have no force or effect unless or until such
approvals have been received.

     6. Ratification of VPA. In the event of an inconsistency between the terms of this
Amendment and the terms of the VPA, the terms of this Amendment shall control. Except as
amended hereby, the VPA is ratified, approved and confirmed and shall remain in full force and
effect in accordance with its terms without modification.

1

 

PORTIONS DENOTED WITH [***] HAVE BEEN OMITTED AND FILED SEPARATELY WITH THE SECURITIES AND
EXCHANGE COMMISSION PURSUANT TO A REQUEST FOR CONFIDENTIAL TREATMENT

 

     7. Confidentiality. Each party agrees that the terms and conditions, but not the
existence, of this Amendment will be treated as the other’s Confidential Information subject to
Section 11 of the VPA.

     8. Entire Agreement. The VPA, Exhibits, and specific Purchase Orders and Pull
Requests and this Amendment No. 1 set forth the complete agreement between the parties regarding
their subject matter and replace all prior or contemporaneous communications, understandings or
agreements, written or oral, about this subject.

     9. Counterparts. This Amendment may be executed in one or more counterparts, each of
which will be deemed to be an original, but all of which will be considered one and the same
instrument. A photocopy of a signature or a facsimile of a signature shall be as valid as an
original.

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PORTIONS DENOTED WITH [***] HAVE BEEN OMITTED AND FILED SEPARATELY WITH THE SECURITIES AND
EXCHANGE COMMISSION PURSUANT TO A REQUEST FOR CONFIDENTIAL TREATMENT

 

     IN WITNESS WHEREOF, the parties have caused this Amendment No. 2 to Volume Purchase Agreement
to be signed and accepted by their duly authorized representatives, effective as of the Effective
Date.

	 	 	 	 	 	 	 	 	 
	Western Digital Technologies, Inc.,	 	 	 	Komag USA (Malaysia) Sdn.
	a Delaware corporation.	 	 	 	a Malaysian corporation
	 
	 	 	 	 	 	 	 	 
	By:

	 	/s/ Tom Nieto
	 	 	 	By:
	 	/s/ Kheng Huat Oung
	 

	 	 
	 	 	 	 	 	 
	Name:

	 	Tom Nieto
	 	 	 	Name:
	 	Kheng Huat Oung
	 

	 	 
	 	 	 	 	 	 
	Title:

	 	Vice President, Materials
	 	 	 	Title:
	 	Managing Director
	 

	 	 
	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	Komag Incorporated	 	 	 	 	 	 
	a Delaware corporation	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	By:

	 	/s/ Ray L. Martin	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	Name:

	 	Ray L. Martin	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	Title:	 	Executive Vice President, Customer Sales and Service	 	 

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PORTIONS DENOTED WITH [***] HAVE BEEN OMITTED AND FILED SEPARATELY WITH THE SECURITIES AND EXCHANGE
COMMISSION PURSUANT TO A REQUEST FOR CONFIDENTIAL TREATMENT

 

EXHIBIT B

PRICES

(Page 2)

ADDITIONAL PAYMENT TERMS

     WDC shall make [***] payments to Komag Inc. in accordance with the schedule set forth below
[***] to be applied against [***] purchases of Product in accordance with this Exhibit as set forth
below:

     [***]

     [***] Payment [***] shall be made subject to [***] Exhibit D. [***]. The parties
acknowledge that the [***] have already been paid and received. [***] Payment [***] shall be
repaid by Komag, Inc. to WDC solely in accordance with [***] Section 6.7 and 4.3.3 of the VPA.

     The parties agree that it is their mutual intent that [***] Payment [***] be used by the Komag
Group solely for manufacturing and operations in connection with the [***], and not for the Komag
Group’s general working capital purposes.

     Starting no earlier than the first date that first production comes off the [***] and no later
than [***], Komag Inc. shall make payments monthly to WDC equal to [***] for each Unit invoiced
during the fiscal month, within 7 days after the fiscal month-end (regardless of whether such Unit
was a result of [***] or previously existing capacity) (the “Per Unit Offset”) [***], then
the remainder of the [***] shall become due and payable to WDC at the end of the Initial Term, and
Komag Inc. shall make such payment in a reasonable period of time not to exceed 15 Days.

     Notwithstanding the foregoing, in the event WDC makes payment to Komag in accordance with
Section 6.5 of the VPA for Units invoiced during [***], then the Per Unit Offset to be paid monthly
by Komag Inc. to WDC referenced in the previous paragraph shall increase [***].

1

 

PORTIONS DENOTED WITH [***] HAVE BEEN OMITTED AND FILED SEPARATELY WITH THE SECURITIES AND EXCHANGE
COMMISSION PURSUANT TO A REQUEST FOR CONFIDENTIAL TREATMENT

 

EXHIBIT D

Progress Milestones

[***]

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PORTIONS DENOTED WITH [***] HAVE BEEN OMITTED AND FILED SEPARATELY WITH THE SECURITIES AND EXCHANGE
COMMISSION PURSUANT TO A REQUEST FOR CONFIDENTIAL TREATMENT

 

EXHIBIT F

Volumes

	 	 	 
	Quarter	 	Volume Requirement
	[***] Fiscal Quarter for [***] (i.e., the quarter
ending [***])

	 	[***] Units
	 
	 	 
	[***] Fiscal Quarter for [***] (i.e., the quarter
ending [***])

	 	[***] Units
	 
	 	 
	[***] Fiscal Quarter for [***] (i.e., the quarter
ending [***])

	 	[***] Units
	 
	 	 
	[***] Fiscal Quarter for [***] (i.e., the quarter
ending [***])

	 	[***] Units
	 
	 	 
	[***] Fiscal Quarter for [***] (i.e., the quarter
ending [***])

	 	[***] Units
	 
	 	 
	[***] Fiscal Quarter for [***] (i.e., the quarter
ending [***])

	 	[***] Units
	 
	 	 
	Each WDC Fiscal Quarter following the [***] Fiscal
Quarter for [***] (i.e., each quarter after the quarter
ending [***]) for the term of this VPA.

	 	[***] Units

1

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