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Title: Preservation benefits even the small town
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Title: Preservation benefits even the small town
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Language: English
Creator: Harper, Doyle R.
Publisher: Doyle R. Harper
Place of Publication: Gainesville, Fla.
Publication Date: 1979
Copyright Date: 1979
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Table of Contents
    Title Page
        Title page
        Page 1
        Page 2
        Page 3
        Page 4
        Page 5
        Page 6
        Page 7
        Page 8
        Page 9
        Page 10
        Page 11
        Page 12
        Page 13
        Page 14
        Page 15
        Page 16
    Bibliography
        Page 17
        Page 18
    Appendix
        Page 19
        Page 20
        Page 21
        Page 22
        Page 23
        Page 24
        Page 25
        Page 26
        Page 27
        Page 28
        Page 29
        Page 30
        Page 31
        Page 32
        Page 33
        Page 34
Full Text















PRESERVATION BENEFITS EVEN THE SMALL TOWN


Presented as Partial
Fulfillment of the Reouirements
for AE 6860:
Legal and Economic Aspects of
Architectural Preservatiorn


4,^'


Prepared for:


Professors Hunt and Reeves


d,"
4,.


March 14, 1979



Written By:

Doyle R. Harper

















Preservation Benefits Even the Small Town


A new awareness of preservation activities is just

beginning to blossom across the United States as many small

towns and cities look for ways to revitalize their c-entral

business distPicts and stabilize their economies. This

study identifies one such small town and uses it to illustrate

how Preservation can be used to benefit everyone involved..

The town selected for this study is Panora,, a small,,

rural agricultural oriented community of about 1200 residents

in central Iowa. Panora, like so many of its counterparts

in the Midwest, is a quiet, sleepy little town with tree-lined

streets and simple frame houses. Its conservative outlook

makes it unaware of its historical background or the necessity

to reserve any of that background.

In the early 1850"s, Panora became incorporated as a

town. Around the town square and sprinkled throughout the

community were the tin shop-hardware store, livery stables,,

general store, hotel, city government offices, saloons,

harness shop, grist mill, county jail, cabinet maker-undertaker,

doctor, lumber and brick yards and apothecary. By the end

of the decade the County Courthouse wap located and built in

the center of the town sovare.

As the population moved West, pressure arose to relocate

the County Seat to a more centralized location within the,

county. Two towns were particularly rivalistic in the

ownership of the county records--Panora and Guthrie Center..
















2

After several midnight raids moving the county records between

the two towns, a popular vote of the people settled the

dispute. In 1873,. the County Seat was officially moved

seven miles west to Guthrie Center. At this time, to appease

the citizens of Panora they were given the County School.

Iowa"s General Assembly, in 1870, had passed legislation

to establish county wide educational systems across the

state. The first attempt to comply with this law was realized

when the Guthrie County High School opened on November 1,.

1876. Using the 1864 courthouse, the first classes were

quite small and studied only the basics of reading, writing

and arithmetic. Immediately, however,,enrollment mushroomed

and there was much demand for an expanded curriculum.

In 1877, with the completion of a large two story brick,

Victorian school, complete with tower, Panora began a new

era. Students came from thirty and forty miles around

to study at the school admired around the state. Often, so

many students came from so far away that they arrived by

train or stagecoach and hired.a horse drawn taxi to transport-

them to the town square. Transportation of the day as it

was, many students roomed in boarding houses, returning

home on weekends or at the end of each term.

All of the students' needs were accommodated by the

city merchants. They provided adequate supplies of appropriate

youth appearal and the students could purchase their books and

school supplies at the General Store.

Quickly the school's quality became widely acknowledged..

Many of the students went on to the large universities all

















3

across the nation to become doctors, lawyers or pharmacist..,

By 1894, with a large enrollment and the demand for an expand-

ed curriculum in the sciences and domestics, the school

had outgrown its building. In 1897, George E. Hallet,

architect, was commissioned to design a new school facility.

The following year construction began on a beautiful

two story over basement building. 'The design was a brick

interpertation of Richardsonian Romanesque, including:

four corner towers, a triple arched entrance porch,. rounded

arched side entrances, a hipped roof, rectangular, rounded

and segmental arched windows, and a one story rusticated

effect. With completion of a second impressive school

structure, Panora soon forgot its loss of the County Seat.

Now life in this busy little town centered around its

educational system.

As time passed the school became the social center of the

community. The city square seemed always busy with movement-.

Whether it be a box picnic, square dance, ice cream social,.

band concert, or spelling bee, the town's residents and

students were equally involved and everyone thoroughly

enjoyed the activity.. The many businesses, now firmly

consolidated in storefront shops near the square profitted

from the constant presence of people in need of consumer

goods. Professional men also found their niche. Lawyers,,

dentist and doctors occupied the second floor space of

many of the commercial buildings. Although small in size,,

Panora had become a business and educational center.
















4

During the 1930"s, many neighboring towns established

their own city high schools. In this new age few students

wanted to travel daily to a distant school., During this

time of declining enrollment new needs necessitated demolition

of the aging 1877 building, With heln from a Federal

Government WPA project,. the building was dismantled brick

by brick and the materials reused,in construction of'a

badly needed new gymnasium, built adjacent to the 1898

building.

In the '40's, it was decided to change the name from the

Guthrie County High School to the Panora High School to better

identify the make-up of its students. As the town's high

school site, the city square continued to be the focus of

the social life of the community.

A 1962 state mandate calling for the consolidation of

smaller school systems, once again changed the name of the-

school. In that year the two towns of Panora, and Linden,.

located eight miles to the southeast, united their small

schools and became the Panora-Linden Community School

District. Although the historic building plan had been

modified in the late 1950's and early 1960's, and the

exterior was altered by replacing the slate roof with

asphalt shingles and removal of the four corner towers,

the building continued in use much as it had been designed.

The sixties issued in a new era for Panora. The latter

part of the decade saw the development of a large, private

lake development north and west of the city limits. As

Lake Panorama developed, Panora felt a building and economic


















boom. In only five years the population increased by

thirty-three percent. Homes to accommodate construction workers

and the new labor force sprung up at the city's edges,.

and new business opened to meet the demand for consumer goods.

As the city grew, its active business center became

decentralized. The increased need for professional services

brought about an increase in demand for office space..

Real estate, insurance and legal concerns expanded into

the storefront shops, squeezing out the retail businesses.

The doctor's offices were relocated near the edge of town to

be in proximity with the new 106 room nursing home/care center..

The bank built a new building further away from its former,

corner location on the city square,. Residents living on the

town's edge soon found nothing to draw them to the town center..

Instead they shopped in nearby towns where all their

consumer needs could be met in one location.

The final blow to Panora's city square as a social

center came in 1974, when the school itself vacated its

historic location for a new site at the city's edge.. After

98 years of continued service, Panora's tbwn square was no

longer in use.

Once the old school was finally vacated, a public out-cry

arose to save the historic building. Immediately the site

received National Register status and after much debate thee

city gave in reluctantly and bought the building. Now

that it had acquired the building, the city decided it was

a "hot patato" that they did not wish to hold on to. The

nitl had no use for the building itself, so they sought



















someone elso to maintain it. As an effort to protect the

building the County Historical Commission accepted a 99 year

lease on the building for use as a historical museum.. They

became responsible for insuring the building and for its

upkeep. The gumnasium building was disposed of by granting

ownership rights to the local-American Legion Post for use,

as a Veterans Mermorial Auditorium.

This solution has been only partially successful.

The Historical Commission has been.unable to fully develop its

museum. They lack the mdney to proceed with much needed

maintenance procedures to stabilize the exterior of the

building. They have leased out several of the basement

rooms to the local senior citizens' Congregate Meal Program,

but the building remains under used. The Veterans Board

has been fairly successful in its administration of the

gymnasium, however, it could be made more accessible to the,

public.

In recent years, new pressures from professional concerns

and an economic recession has brought the central business

district and the town square to a deplorable stater.. The-

future for Panora looks good, but can the town center be,

saved?

Yes, Panora's center can be revived. It will take

much fore thought and effort by both government and business,

but the town's center can be saved.

The future of Panora looks very good. With the recent

settlement on the bankruptcy of the lake developer, Mid-Iowa
















7

Lakes Corperationr, faith has been restored in the future of

Lake Panorama. As the lake .grows,. so will the city of Panora.

Late last fall,, the Central Iowa Power Co-operative

('CIPCO) announced plhns to consturct a large coal generating

electric plant just southeast of town. The construction of

the plant will require a labor force of over 600 and once

complete, the plant will employ, full time, a crew of 150

individuals. With these recent developments, Panora is on the

doorstep of eminent boom and prosperity.

If the city is to meet the new demands put on it in

the future, it must address its present problems face-to-face.

The city must develop a comprehensive plan outlining the

direction it plans to take during the next years. This

plan should include provisions for controlling city expansion,

restricting it to designated areas so that expenses for

extensive new utility and city services may be controlled.

The city should also initiate a program to encourage housing

construction so that all needs can be met without over building.

With the projected increase in population in mind,,

many physical and social conditions of the town must be

analyzed. Are the Parks and recreational facilities ample

enough to meet the new demands? If not, in what areas are

they lacking, and how can they be improved? Will the new

water system now under construction be able to handle the

increased load? How about the sewer system? Can the present

telephone and electrical systems expand quickly enough without

overloading present capacities? These and many other

qunstions must be answered by the, comprehensive plan..



















Perhaps the most complex problem the city of Panora

must graDole with is its city square/city center deterioration.

Drastic steps must be taken immediately if this area is to

continue as a viable part of the community. It is here

that preservation may have its greatest influence. Through

a planned restoration of the central business district

capitalizing on all its assets and reaourses, this problem

could be successfully eliminated. By centralizing professional

offices in the now under utilized historic school and by

return the storefront shops to retail concerns, the town

square once again could become the social center of Panora.

Early consultation with a trained preservation planner

would guaranty inclusion of a preservation program in the

city's comprehensive plan.

A well rrenared preservation plan could initiate

preservation action through a number of phases. Phase I could

be the adartive use of the old Guthrie County High School

as professional office space. Phase II would include the

restoration of the 19th century storefront buildings,

returning them for use by retail concerns. Phase III would

include the re-paving of Main Street, replacing the aging,.

below grade infrastructure, and installation of new sidewalks,

curbing and landscape, With the installation of new street

lighting and the planting of trees along Main Street and on

the town square, and with the development of new expanded

parking areas, the fourth phase would complete the preservation

plan.

















9

Many of the citizens, upon first hearing this proposal,

will dismiss it as being unrealistic without giving it much

thought. Many will feel that nothing like this could work

in Panora.

A preservation plan such as this could work success-

fully in Panora. Many cities with similar problems have

found solutions through restoration and adaptive use.

The reservation option becomes quite attractive when one

considers the factors of time and economics of the other

alternatives. If Panora would dedicate itself to such a

program, it too could reap the benefits and set an example

for other to follow.

The last three phases of this proposal really are

uncomplicated and easy for the city to successfully implement

once the comnrehenxive plan is adopted. Although, Phase I,,

the adaptive use of the school, is more complicated, it

too can be successful if a simple development process is

followed.

The first'step in the adaptive use development process

is project initiation.; In this case the city as owner would

initiate the project. Since the existing structure and

location offer unusual oprurtunities and constraints,,

the early assistance of a development team will be helpful.

This team of architect, engineer, real estate economist,

contractor, and attorney is essential in estimating the cost

of the rehabilitation, but also, in evaluating the project.

The building should he inspected by the architect, engineer,
















10

and if possible the proposed contractor. With a preliminary

understanding of the building and its condition, and a working

knowledge of zoning, building and fire code regulations,,

the extent and scone of the recycling project can be evaluated.

Project feasability is the.second step of the preservation

process. After the initial overview of the project's

potential.a more detailed evaluation is needed. This should

include a thorough study of marketland economic support for-1

the project, locational characteristics, structural

considerations, and architectural and historical aspects.

The architectural potential of the structure is a fundamental

consideration in successful recycling.

Once the project's feasibility has'been established,

planning and financing can proceed toward implementation.

During this portion of the process, schematic designs and

detailed feasibility analysis are undertaken to ascertain

whether the development objectives are suitable or will

need to be redefined and evaluated.

The schematic design for such a project involves

synthesizing all of the physical, locational, market,

architectural and historical considerations into design

alternatives. These design alternatives must then be tested

in terms of the financial criteria of the sponsor, irrthis

case the city of Panora.

The financial package and development plan- must reflect

the economic goals of the sponsor. Once these goals are

determined,, financial backing and assistance may be sought.

Preservation and adaptive use projects often have



















found lenders unwilling to participate in projects because

the lender often lacks knowledge and experience with these

projects. However, today as preservation becomes more

popular, this is not a real problems' With some preplanning

and fore sight, many fincncing options -are .available for the

sponsor.

The final step of the preservation process involves

implementation of the project. This stage includes the

actual physical rehabilitation, property management,and

marketing. Effective construction management and on-the-spot

decision making reduce the chances for project cost overruns.

The unusual nature of adaptive use projects indicate that

the assistance of an experienced architect and contractor

can be invaluable in controlling costs.

Overall property management is most important from the

initial development through completion and on to the'

future. Once completed, the project still needs close

management. This would involve marketing the project and

overseeing the physical operation of the building.

Although the laymen may accept the principle of such a

project, mrny will doubt its application in a small town.

They think such a town like Panora just can not finance

such a massive project.

Panora can support this project. As a city it has

everything going in its favor. First of all, the city already

owns the building and site. Therefore, these usually large,

acquisition expenses are omitted. Even though the Historical


















Commission holds a 99 year lease on the building, they

could probably be encouraged to relocate into another structure,,

more suitable for their needs. This would be especially

true if they realized the building would be saved, restored,

and put to a Productive use. Presently there are two histor-

ical buildings that are, or will be in the near future,

available for possible use as a museum. These are the Burchfield/

Youtz property and the Hotel Panora; either of them being

more suitable for the museum purpose than the present building,.

Since the city now owns the site, it would be best

for it to maintain ownership so that it has control of its

use and development. Therefore, the city would be the initiator

and sponsor of the adaptive use project. As full developer

and owner the city would have the total burden of project

financing and when complete, the project would remain tax

exempt. This arrangement would not benefit the city nor

the lease holders financially, Ergo, another plan is needed

that will allow financial benefits to both the city and the

tenants of the building.

The business condominium development concept provides the

best of both. This arrangement differs from traditional

real estate ownership in that a single property is

divided into several physical,portions, usually apartments

or office spaces, with each unit owned by a different owner.

The owners pay real estate taxes and all other cost and

expenses associated with their property. They also must pay,

however, a monthly charge for the management and maintenance

of the common areas of the property such as hallways and


















the lawn.

The advantage of this arrangement for the city, is that

it is able to get out from under the responsibilities of

owning and continuing to manage and maintain the property.

These functions are usually turned over to professional

managers. Also, the city would only be burdened with a

small percentage of the Droject costs as the total costs

would be distributed among the various owners, The city,,

as developer, would only need to finish common areas. Thee

office spaces could be sold unfinished.to allow the new

tenant to finish it to meet his needs within guidelines-'.

set by the city. The city also stands to benefit financially

from two new sourses. Not only will the city experience

equity build-up as the property -alues increase,, but for

the first time in history, it will benefit from the property

being on the tax roles.

Advantages for the business concerns include: long-term

control and -ossesion of peropery-, equity build-up as property

values increase shared expense for common facilities, tax

breaks providing incentive for rehabilitation of properties

on the National Register., and prestige of location.

The city's financial burden as developer using the

business condominium approach has been substantially lessen-ed..

Its remaining expenses can, for the most part, be financed

through other means besides additional taxes. HUD's 701

Comprehensive Planning Assistance Grant provides up to two-thirds

of the costs of developing the comprehensive plan. Historic,

Preservation Grants-in-Aid sponsored by the Department of


















Interior, provide matching funds for properties on the

National Register. Many cities have taken advantage of

Community Development Block Grants and Federal Revenue Sharing

Funds to supplement other sources of funds for preservation.

Panora could benefit from such sources. Recently only one

request w-,s made for the city's portion of revenue sharing

funds. This would be an excellanht source of funds to finance

city's reservation projects.

In addition to those mentioned above, there are many

other Federal and State funding programs that should be

investigated. Do not, forget the local lending institutions.

Often the project benefits' then! indirectly, and they

will be interested it it for that reason alone. Many times

a project can be geared to take advantage of a number of

funding programs.

Financing for city and private irrrrroverrents in the

central business district can also come from a number of

sourses including Revenue Sharing. The repaving of Main

Street could be financed in conjunction with the Iowa

Department of Trandportation and highway improvement funds.

Low interest federal loans could provide financing for local

businessmen through several different programs. Support from

local organizations and foundations could be solicited. Many

will be willing to back projects that improve the local

community.

A relative new preservation tool is tax increment

financing. Through state enabling legislation, property taxes

above a designated amount in a particular district are set
















15

aside for funding special needs of that designated area. This

concept would provide a continuing source of funds for Main

Street improvements.

Any preservation action initiated'by the city should

be reinforced and supplemented by other preservation tools

such as zoning, design easements, and historic districting.

For successful Preservation action, all legal and financial

avenues must be investigated. By implementing those that

best suit the individual project into the preservation

planning Process, and by continued evaluation of the project

development, even small cities can benefit from preserving

their historical heritage.

In Panora, the development of a professional office

building through adaptive use of the old Guthrie County

High School will help free retail space in the central business

district. This, in conjunction with re-toration of that

district will recreate the historic social center of the-

town. At such a crucial time, this benefits the city by

increased property values and it will allow the city to

meet the future demands put unon it as a result of successful

planning.

As Otten wrote in 1976: "'Progress doesn't always

have to be something new. Progress is taking the best

advantage of the assets you have. Preservation is Progress."

If all towns and cities would acknowledge their historical

assets and use them as suggested in this example of what

could be done in Panora, Iowa, each of our cities would

have its own identity and character and each would be more










































16

enjoyable. This outcome of preservation action would

benefit us all.


















Bibliography


Alexander, Laurence A. (ed.). Financing Downtown Action:
A Practical Guide to Private and Public Funding Sources..
New York: Doentown Research and Develorment Center, 1975.

Clurman, David (ed.), The Business Condominium. New York:
John Wiley and Sons, 1973.

Liebman, Eric. "Winning Federal Grants, 115 l 3, Vol. 2,.
No. 4. October, 1977.

Massachusetts Denartrent of Coommunity Affairs. Built to
Last. Washington D.C.: Preservation Press, 1977..

National Trust for Historic Frpservation. A Guide to
Federal Programs: Programs and Activities Related to
Historic Preservation. Washingon: The Preservation
Press, 1974. Supplement, 1976.

National Trust for Historic Preservation. Economic Benefits
of Preserving Old Buildings. Washington D.C.: The
Preservation Press, 1976.

National Trust for Historic Preservation. "Sources of
Project Implementation Funds," 1973.

O'Mara, W. Paul, (ed.). Adantive Use. Washington D.C.:
The Urban Land Institute, 1978.

"Public Funds for Historic Preservation," Information: from
the National Trust for Historic Preservation. 1977.

Rath, Fredrick L. (ed.). Historic Preservation: A
Bibliography. Nashville: The American Association for
Statp and Local History, 1975,.

Smith, Halbert C. (and others) Real Estate and Urban
Development. Horrewood, Illinois; Richard D. Irwin, Inc.,
1977.

Soderberg, Lisa. "HCRS Historic Preservation Fund Grants:
Potential Source for Local,and Statewide Revolving
Funds," 11593 (Supplement), Vol. 3, No. 3, October, 1978.

Stella, Frank (ed.). Business and Preservation. New York:
Inform Inc., 1978..'

U. S. Department of Housing and Urban Development. Programs
of HUD. Document No. HUD-214-4-PA(2). Washington:
Government Printing Office, June, 1978.





































18

U. S. Department of Interior. Planning Branch, National
Register of Historic Places. "Sources of Preservation
Funding." Washington: September, 1977.

U. S. Department of Interior. Office of Archeology and Historic
Preservation. Tax Incentives for Rehabilitating Historic
Buildings. 1978.


U. S. Office of Managerent and Budget.
Domestic Assistance. Washington:
Printing Office, 1977.


Catalog of Federal
Government










































19



Appendix










































* a..


1979 Photograph of Old Guthrie County High School




































The future of Panora will
be the topic of a community
meeting at the city clerk's
office Tuesday, March 13 at


7 p.m.
The meeting was called
by city manager Ken Kirk
who sees a need for the city


to examine itself in prepar-
ation for future demands.
Kirk noted CIPCO and
Iowa Electric are on sched-
ule fQr the construc-
tion of a coal-fired generat-
ing plant southeast of Pan-
ora and company spokes-
men have discussed with
Kirk the effect on the city of
the construction and perm-
anent work force.
At present, Kirk noted,
no one can predict how
many temporary or perma-
nent residents will come to
Panora. However, from
Panora's close proximity, a
consulting engineering firm
for the power company is
predicting a large increase
in the demand for: law
enforcement, bars, restaur-
ants, motels, trailer parks,
apartments, gasoline sta-
. tions, hardware and utility
stores, single family hous-
ing, and recreation facili-
ties.
It is estimated 600 con-
struction and 150 perma-
nent employees will be
working at the plant. Iowa
Electric will be preparing a
booklet for its employees
telling about each of- the


communities in the area,
the availability of housing,
recreation facilities, stores,
community activities, chur-
ches and community out-
look.
For these reasons, Kirk
says, it is appropriate that
Panora begin to look at
itself and decide What type
of image it wants to present
possible new residents and
consumers. Questions
which need to be asked are:
Do we want to grow? What
are our fears for the future?
What are the needs of our
community? What are our
dreams of what the com-
munity could be?
The Iowa State Extension
Service has been contacted
about helping the commun-
ity sort through where it
stands and where it wants
to go. Kirk says they have
agreed to help Panora and
in their checking with other
state and federal agencies
have found some interest in
helping Panora because of
its special situation. Kirk
noted energy production is
a top federal priority an"tt
is what Panora is beii
affected by.


Timely article on Panora's Future
Guthrie County Vedette
Vol. 114, No. 10
March 8, 1979


The City With a



1Big Future?


I










































22



Legal Contrasts Currently Binding on Old School Property:






IOWA STATE BAR ASSOCIATION FOR THE LEGAL EFFECT OF THE USE
Official Form No. 21.2 Trr..M..k leg.ltered. State of low.. 19671. OF THIS FORM. CONSULT YOUR LAWYER
l)etermino for yourself any anplicaoWflf o6( ..U mm
of Fuentes v. Shevin (U.S. Supreme iou pt Reports
32 L.Ed.2d 5560) upon the clause in numbered
paragraph 10.
CAVEAT: Seller should determine the impact, if any, of Federal Regula-
STA,,tions as to Consumer Credit Cost Disclosure upon this particular transaction.

REAL ESTATE CONTRACT (SHORT FORM)


2t 3i rtgreeb between Panora-Linden Community School District


of Dallas and Guthrie County, Iowa, Sellers, and, City of Panora, Town


of Guthrie County, Iowa, Buyers:
That Sellers hereby agree to sell and Buyers hereby agree to buy the real estate situated in CGuthrie
County, Iowa, described as:

Block "T", Original Town of Panora, Iowa, except steel school bus barn which
has been sold separately to be removed by Sept. 1, 1974. Seller reserves the
Victory Bell 1 "--- -.' --- --II and the items listed in Exhibit 2
attached hereto.






together with all easements and servient estates appurtenant thereto, upon the following terms:
I. TOTAL PURCHASE PRICE for said property is the sum of
Twenty-seven Thousand Two Hundred Forty-seven and no/100 Dollars ($27.247.00 )
of which Five Thousand Four nHndredar Nmin.ty-fnfmi and an/l'nn -
Dollars ($ 5.494.80 ) has. been paid herewith, receipt of which is hereby acknowledged by Sellers; and Buyers
agree to pay the balance to Sellers at residence of Sellers, or as directed by Sellers, as follows:

The balance will be paid in cash on delivery of deed, together with abstract of title
showing title to be good and merchantable and free and clear of all liens and
encumbrances and delivery of possession.









2. INTEREST. Buyers agree to pay interest from upon the unpaid balances, at
the rate of per cent per annum, payable annually.



3. TAXES. Sellers agree to pay 'of the regular taxes assessed for the year 19 against
said property, payable in the year 19 __ and any unpaid taxes thereon payable in prior years and any and all
special assessments for improvements which have been installed at the date of this contract; and Buyers agree to pay,
before they become delinquent, all other current and subsequent taxes and assessments against said premises. Any
proration of taxes shall be based upon the taxes for the year currently payable unless the parties state
otherwise.
4. POSSESSION. Sellers agree to give Buyers possession of said premises on or before Sept. 1
1974.
5. INSURANCE. Sellers agree to carry existing insurance until date of possession and Buyers agree to accept the
insurance recovery instead of replacing or repairing buildings or improvements. Thereafter until final settlement, Buyers
agree to keep the improvements upon said premises insured against loss by fire, tornado and extended coverage for a sum
not less than $ Existing or the balance owing under this contract, whichever is less, with insurance payable to
Sellers and Buyers as their interests may appear, and to deliver policies therefore to Sellers. ',


6. ABSTRACT. Sellers agree to forthwith deliver to Buyers for their examination abstract of title to said prem-
ises continued to the date of this contract showing merchantable title in accordance with Iowa Title Standards, After
examination by Buyers the abstract shall be held by Sellers until delivery of deed. Sellers agree to pay for an ad-
ditional abstracting which may be required by acts, omissions, death or incompetency of Sellers, or either of them,
occurring before delivery of deed.
7. FIXTURES. All light fixtures, electric service cable and apparaturs, shades, rods, blinds, venetian blinds, awn-
ings, storm and screen doors and windows, attached linoleum, attached carpeting, water heater, water softener, out-
side TV tower and antenna, attached fencing and gates, pump jacks, trees, shrubs and flowers and any other attached
fixtures are a part of the real estate and are included in this sale except





8. CARE OF PROPERTY. Buyers shall not Injure, destroy or remove the Improvemenfs or fixtures or make any
material alterations thereof without the written consent of Sellers, until final payment is made.
* 9. DEED. Upon payment of all sums owing by Buyers to Sellers by virtue of this contract, Sellers agree to con-
temporaneously execute and deliver to Buyers a warranty deed upon the form approved by The Iowa State Bar Asso-
ciation and which shall, be subject to:
(a) Liens and encumbrances suffered or permitted by Buyers, and taxes and assessments payable by Buyers.
(b) Applicable zoning regulations and easements of record for public utilities and established roads and high-
ways.

(c)



10. FORFEITURE AND FORECLOSURE. If Buyers fail to perform this agreement in any respect, time being
made the essence of this agreement, then Sellers may forfeit this contract as provided by Chapter 656 of the Iowa Code
and all payments made and improvements made on said premises shall be forfeited; or Sellers may declare the full
balance owing due and payable and proceed by suit at law or in equity to foreclose this contract, in which event
Buyers agree to pay costs and attorney fees and any other expense incurred by Sellers.

II. JOINT TENANCY IN PROCEEDS AND IN SECURITY RIGHT IN REAL ESTATE. If, and only if, the Sellers, Immediately preceding this sale, hold the
title to the above described property in joint tenancy, this sale shall not constitute a destruction of that joint tenancy. In that case, all rights of the Sellers in
this contract, in the proceeds thereof, and in any continuing or recaptured rights of Sellers in said real estate, shall be and continue in Sellers as joint tenants
with full rights of survivorship and not as tenants in common. Buyers, in the event of the deafh of one of such joint tenants, agree to pay any balance of the
proceeds of this contract to the surviving Seller and to accept deed executed solely by such survivor; but with due regard for the last sentence of paragraph 6,
above.
12. "SELLERS." Spouse, if not a titleholder Immediately preceding this sale, shall be presumed to have executed this Instrument only for the purpose of
relinquishing all rights of dower, homestead and distributive share and/or in compliance with section 561.13 Code of Iowa; and the use of the word "Sellers" in
the printed portion of this contract, without more, shall not rebut such presumption, nor in any way enlarge or extend the previous interest of such spouse in laid
property, or in the sale proceeds, nor bind such spouse except as aforesaid, to the terms and provisions of this contract.
13. (Here add further terms or provisions)






Words and phrases herein shall be construed as singular or plural end as masculine, feminine or neuter gender according to the context

Dated this day of January 1 74 .


CITY OF PANORA PANORA-LINDE;N COMMUNITY SCHOOL DISTRICT


Z/. ? T ,- tA- A


- Ralti E. Herman .Mayor BUYERS "*'*:::', President


Carol J-." Schlieman, Clerk Seetary


SELLERS


SBuyers' Address, :.';i .'.": ::. Sellers' Address


STATE OF IOWA, COUNTY, ss:
On this day of' ' A. D. 19 ';, before me, the undersigned, a Notary
Public in and for the State of Iowa, personally appeared


to me known to be the identical persons named in and who executed the foregoing instrument, and acknowledged
that they executed the same as their voluntary act and deed


--. -. ""' --'=--= : -.- : ... Notary Public in and for the State of Iowa.




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urn


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Ara, Room
Scioenco -Roma-1





pinzg Room II

;
-Roo R 1


uidanoce Office -


Central Hall -





Boys Luckar Rooam




aGrls Locker Rooa -


Nh noi iRoom *


.UIC-Llbrary 22





Iirn;ing Lab -26


MIath RoeM 27


High School Site- Exol sson List


Flume Hood
Preparation Table-w/ aini
Wal: Cabinets
:Lab Tables
32' Chalk Board
XKey-Call

Forrmica Corunta
S E3.oectric Raceway
St1'l Thermometer

: Mogany Boot CaIses
Map rails


Mahoganr Book Case
Drapes and bracketas
Electric Racay

Garbage Disposal
S'Wamning Oven
S Stove
Fire ictingihuber

Wal.1 & Book Lockera
Trop17 Case
Mwsic Ci.b Cabinet &
1 Office ~ock
'lefctric cooler
.1 bulletin board (cork)

1 nir.yor
1 sofa
I exhauabs fan
shelves

3 mirrors
s.hldving

Built in Calniiat
Mirror

Cargo d.k & h1l- e;'1
ShMl-.vng in v.pp.r all
1 Illabina bcard
1 Audio access plug
1 Fire Einuaoiher
3 MagfLzi'n racsvt '

Drapes & Tra'.vi Ro<'s
Eloctlric RacEiay

Drapes & Travis Zro2
Bull~tik Board
Ch1al~board


e / 1


x
X


Fathibit IS


















It arS.


Aroa Ro2

Room 24


1 built in Magaios Bookl Cas~
Blackout shade & bractba


Teacher Offica-20


Boam 21



Home Ec 13


GQM


Electric raceway
Files

Electric raceway
1 built-in cabinet
1 thermomet1er

Drapes
Mirror
Electric racewl
Green chalkboard


Wall mats
Peg Board
Scordboa rd
Back Board & Bractiou
Sound Equimptent
Stage Screen & BraclTwo
-hardwood. doors


Lofcirooma -
(Ya.nder stapg)


Heating Unit
Shlulving
Horror


Shelving
Cabinet

Cabinets
Sholvring


Bo:fler Room -
Sto'r Roo~m -


Ball clotc
Cork Bulletin Board
Electric RIacwayr
Cabin:ct Unit
IM-l bo.3n-
Padlock Board
Drapos


Fire kiti; si
Penil s.eharpo~.ra
Screen & Bracktcs
Door Qloaors & Panic Bear
Shcdea
Soap Dinpoenwra























- NOTICE OF PROPOSAL TO LEASE REALTY


Notice is hereby given that a public hearing on a proposal

to lease realty by the City of Panora, Iowa, will be held by the City

Council at the gymnasium on Block "T", Panora, Iowa, December 30, 1974,

at 8:00 o'clock P.M.

Notice is hereby given that a 99 year lease to commence

December 1, 1974,.between the City of Panora, Iowa and the Guthrie County

Conservation .Board for the former Guthrie County High School building

located on Block "T" in the Original town of Panora, Iowa, including

rights of access thereto has been negotiated and the Council on said

public hearing will make a final determination on the question of approval

of the proposed lease. ,

Notice is hereby given that at the above hearing on December 30,

1974, a proposal for an agreement for the use of the gymnasium by the

American Legion Post of Panora, Iowa, will come on for hearing and a final

determination on said proposal and the terms and conditions thereof.will

be made by the Council.

By order of the City Council.





City Cl.a..













CITY OF PANORA
G UTHRIE COUNTY,. IOWA,:


RESOLUTION


December, 16, 1974


The City Council of Panora, Iowa, met December 16, 1974, at the

City Hall at 8:00 P.M. The meeting was.called to order,by Ralph Herman,

Mayor, who presided, and;Carol J. Schlieman, City Clerk, acted as Secretary

of the meeting with all members of the Council; Harold McCurdy, Roy Bilbrey,

Dwayne Pittman, Don McCurdy and David Gentry, present, except Roy. Bilbrey
and Dwayne PitOan.

A lease of the high school' building on Block "T" of Panora, Iowa,

'except gymnasium and hall connecting said building and gymnasium, to the

Guthrie County Conservation Board for 9, years commencing December 1, 1974

was considered, a copy of the lease Bxhibit "A" being attached hereto.

After due consideration it was, moved by Rarold McCurdy

and seconded by: Da vid ....Gentry.. that the following

Resolution be adopted:

RESOLVED that a public hearing on the proposal to lease the high

school building to the Guthrie County Conservation Board be held by the City

Council in the gymnasium on Block "T, Panora, Iowa, December 30, 1974, at

8:00 P.H.

BB IT FURTH1 R RESOLVED that notice of .the hearing be published in

the Guthria County Vedette, Panora, Iowa, not less than 10 days before the

date of the hearing.

The Mayor put the question and all'members of the Council voting

Aye,' theiMayor declared the Resolution duly adopted.

A resolution in regard to the gymnasium was moved by Harold,
McCordy and seconded by _Donald McCurdy as follows:

RESOLVED that on December 30, 1974, at 8:00 P.M. in the gymnasium

on Block "T", Panora, Iowa, a public hearing will be held on a proposal for






























-2-


an agr atent for the use of the gymnasium by the Aerican Legion Post

of Panora, Zow4,e and on the terms and condait io of such agrelsaa t.

The Mayor .put the qusation. ad all members of the Council voting

Aye, the Mayor declared the Resolution duly adopted.





Ralph Ermasin, Mayor



AMTEST:



Carol1J. lii )~~~~hS

-' &tL1lkt~1 ~~A






TOWN 'LEASE Tiuran-


THIIS AGREEMENT, Made this ...--.. .......--. ..-day of ......... .a O be........................, 10 7

by and bewcn CITY OF PANORA6 ".. .

of the County of ...........i-th.ri. ..................State of .-L.. wa--............----.... party of the first part

an ........cou ..................... .......... . ......

of tile Comity of ---........ th .-................... State of ....... Ia -: .......... party of tihe second part,

W1ITNESSETII: That the party, of the first part hereby leases to the party of the second part the following dloscrllmd
premises in Guthrle County, State of Iowa, to-wit: n
ricse on back o uf lea Ste (Oescription of property and other terms of
for tile term of --- .......... i.L'.l.Q.-eA -.--..--..--..---... ......---...- .... ----- rom and af4er the -.. .--
day of .-----.. CORop--------- 1194---.., in consideration of the foregoing covenant .and agreements made by the
party of the second past to be by him kept and performed.

1. To pay the party of the first part at ..............-- .......--- ..----...... P.o ..owa, for the use of sail
premises, cash rent of .J .anLd.LOJ.. .. m....... ..-................-- ----OLLARS
per I, C each n in advance, on the -....-15 ..... day of --....JaaUar.yy_-4-975 --r...------- ---------
and of each t iOalf thereafter, during the continuance of this lease gthlx gigZ fl4l)tXzAJ~;ZtpaH l2W2929 XLPRet
* trw arknW^zkiftleftl-z '
2. To use said promises for a ...l..t .IL 1Y. r-.aTi.. -m.4 and for no other purpose.

3x^^z kXtxfxLx'Kz iff ^' s ezLzPtzhf 'x^^k9tik y.
4. Not to sell or assign this lease or underlet said premises or any portion thereof without tUe written consent of the
party of the first part.
S 5. Not to permit or allow the same to be damaged or depreciated in value by any act o0' negligence of his or his em-
ployces in any manner whatever.
6. To use proper care and diligence in taking care of the same.
7. At the expiration of this lease, to surrender the posessesslon of said premises to thd party of the first part without fur-
ther notice to quit, and in as good repair as the same are now or may hereafter be placed, unavoidable wear or damage
caused by fire without the fault of the party of the second part excepted.
i. To pay.for water used on-,said premises, and keep the water turned off and and protected so as to prevent freezing and
bursting pipes, and to keep the faucets so as to prevent waste or flooding of said premises by water from water pipes in
said room or building, and to be responsible to the party of the first part for all damages done or permitted to said room
or building., by neglecting so to do, and then to repair all damages to said pipes caused by neglect to care for them as above
provided, and also to be responsible for any damages or Injury occasioned by such neglect to the property of any tenant of
said party of the first part in said building, and the said firstparty Is not to be responsible for any los, damage or Injury occas-
loned by the neglect or failure of any tenant or lessee of any portion of said building In relation to the water pipes or fau-
cets in the rooms or under the care of said other tenant.
9. To not allow ashes, rubbish, manure, tin cans or trash of any kind to accumulate on said premises, IX'3AXXAN
)XX(kX M gMXQCXKXX)0XQ and to promptly remove the same therefrom; and not allow anything to be tl.rown into the waste
pipes icading from sinks or water closets to the sower which will. clog any of them, and to repair any damage done to the
minme, and not to throw rulbilsh tin cans or refuse from the kitchen In the privy vault, and not to drive nalls into
the walls nor otherwise Injure or deface the same and to replace all broken glass, and to repair all damages done to any
part of said leased premises and to leave the same In clean and presentable condition upon the removal therefrom and to
comply with the ordinances of said city relative to the sanitary condition of said premises.and the removal of snow and other
ol.'Iructiona from tl>e ldewalks.
I". To givc the party of (le first part, In addition to the clin given by law, a lin upon all property heing kept, used or sil-
itlcetd iillpon said leasrd premises. whether such property Is exempt from execution or not, for the rent to be paid by thrills
Irase, and for any damnies sustained for any breach thereof, said lein to continue for six months after the expiration of tle
term if the rent Is not so paid.
11. That any failure on the part of the party of the second- part to comply with ,any of the terms or conditions of this
leas.c shall make the whl*ole amount of the rent for said term due, and the party of the first part may proceed to collect the
flnmo, or at the election of the party of the first part, and sufdh failure shall work a forfeiture of this lease, and all thil
rights of the party of the second part thereunder and the palty of the second part upon notice of such election, shall, w.lthin
three days thereafter, quit said premises without'further notice to quit and the party of the first part may recover the pox-
session thereof by action for forcible detainer.
12. The party of the second part further agrees that upon a failure to comply with any of the covenants and conditions of
(Ills lease, and suit should be brought for damages on account thereof, or to recover possession of said premises, to further
pay to tile party of the first part reasonable costs and expenses incurred in prosecuting said suit, or suits. including attor-
ney's fees, which said costs, expenses and attorney's fee shall be a lein on the property and effects of the party of the sec-
ond part, kept and being. used or situated on said premises, as fully and to the same extent as the rent is a lein thereon as
ahove provided and agreed to.
13. W kz':d>a X aXEXiZlx2ZQ(ZtxaIMaiW1X)luxtEZiX OCZ OZ MaxaxiZMoZxUNx
XaxKsawra x x-xtoo .' f oraMxsixZxtMreitaCz
11 .XGB ax2>0XAnZkXi3K al4ZDtEtO, HUDXttiXZlet 2902k r IE eEIZG Ka)(Z GEX 99BCu$KEttWWC2Wa4;ZX^r90)
15. That in the event, of said premises being used for any business, or for storing or keeping thereon, any article,-sub-
stance or other material whatsoever denominated hazardous,- or extra hazardous, or which may increase the risk or rate of
Insurance, the party of the second part shall pay all damages, expense or loss sustained by the party of the first part by
reason thereof.
In Witness Whereof, The parties hereto have subscribed their names the day first above mentioned.
GIJTHR COUNTY CONSERVATION BOARD CITY OF PANORA

.. .................... MW.
6 l4 tAha l maA


Secretary








/ /P`


..... . ..... . ... . ... ... .. . . .







ate of Iowa. Guthrle County, ss.
On this ------ day of --------- --
State of ------ -*,.-. persOnally appeared
a Notary Publlo in and for the County f -----S --- person appeared

*------------- --- ----------- ----- --- -- ------ --------
to me known to be the person-,--.. damned Ln and who izacutod the foregoing Instrument, and acknowledged that
---------------- executed the m as ----------- voluntar act and deed.

IN WITNESS WHRB Ol .have'signed my jl',1,, and aPtixed' my Notarial Seal the day and year

last above written., .
*aaaaaa aaaaaaa aaaaaaa aaaaaaa aaaaaaa aaaaaaa. aaa. a aaaaa aaaaa aaaaa--- -- ---- ----------.
', Not Publio in and tor ..-------- County, Iowa

Doscriptionaod Other Termss
The former Guthrie County High School building located on Block "T'":of the Original
Town of Panora, Iowa, including rights of access thereto, the entries'.and rights of.
access thereto being on the east side of t:e building and from the southeast corner.
of-the block. The gymnasium located on said Block "T" is not included.. This leae:
is for a period of 99 years but will terminate sooner if, the building is destroyed
or ceases to exist. if 'ocond Party at any time no longer desires to.retain the
building it. may terminate the lease.

Second party will keep the building insured against loss by fire, wind or other
hazards and will have full responsibility and full control of said buildings and
rights o access thereto. Second party is privileged to make all reasonable
alterations in the building necessary for the uses of the public for which it is
being leased.
The oprtieAagree that the healing, light and other amenities for the gymnasium will
be separated from the building and these items in the future will be separately
maintained for these buildings. The second party shall have permanent access from
the northeast entrance drive to the north breezeway door,.


FOR THI LEGAL EFFECT OF THE USE
OF THIS FORM. CONSULT YOUR LAWYER

STATE OF IOWA, Guthrie .COUNTY, ss:
On this 2 7 day of <"2, A.D. 19 74 before me, the, undersigned, a Notary Public

in and for the State of Iowa, personally appeared Samuel E. Robinson, Chairman, and Clarence A.gs
i icbauo;h, Scr:.cretay, of theo uthrie County Conaervatuon Board, Ralph E. HIe-man, 1iayor,
anl1 Carol J. Schliaiman, Cork. City to me personally known, who, being by me duly sworn, did say
of I'anura, Iowa
that they are the Officers above stated and
respectively, of said corporation executing the within and foregoing instrument to which this is attached, that
(no seal has been procured by the said) -cQrporation; that said instrument was signed (and sealed) on behalf of
(the seal affixed thereto is the seal of said) of said Guthrie County Conservation Boayd and City of Panor
Cv^-^ ZC-^-^Srt^- rr, ,he -,-,1 Ct1tr .''i 0 c,, -^-^, r- 4k'
said corporation by authority of its Board of Directors; and that the said above named officers

and as such officers acknowledged the execution.of said instrument to be the
voluntary act and deed of said corporation, by it and by them voluntarily executed.


'L* John Donahoy ^ // ^^ p^,^ ;, ^ ^/^ ^ ^
OfiA Som BR A C.I John Donahoy o Notary Public in d for the State of Iowa.
IOWA STATE BAR ASSOCIATION
Official Form No. 12 rnwe...rm. *wM,, e w rm, sieen
K-66483 Thli Prantingn lul 17, 174 E(3InfM *U.a on. ss .2. ef In.w






O
lo .1












AGREEMENT

This agreement is entered into this / day of CpJ. -7 _

1976, among the Panora Ministerial Association, the Panora City Council and the

Guthrie County Conservation Commission, setting out the terms and conditions for

the use and control of the Northeast and Southeast rooms on the basement leval

of the Old High School building, now called the Historical Building, located on

Block T, Original Town of Panora, Iowa, as'follows:

L4he Congregate Meals Program will pay for all water and electricity used

in the Historical Building. Any permanent improvements made on said property

will become the property of the City. The kitchen will be operated by the Panora

Ministerial Association.

The Kitchen will be available to other organizations in coordination

with the Veterans Board with the use of the Auditorium, not to regularly disrupt

the Congregate Meals Program, without due consideration of both parties. Any

arrangement for the use of the kitchen by another party, other than the Congregate

Meals Program, shall give at least two weeks notice of such meeting. Users must

leave the kitchen in as good order as they found it.

The Senior Citizens Program may use the Veterans Auditorium at any time

not previously reserved by another;oiganization.

All liabilities for persons) will be the responsibility of the Congregate

Meals Program while in use for said purpose.

The Historical Society may use the Congregate Meals facilities one Sunday

afternoon a month.

Permanent or major maintenance of facilities will be negotiated with the

Guthrie County Conservation Board and the Panora City Council.

There will be an annual lease beginning January 1st of each year and

renewed automatically unless terminated in writing by either party at least thirty

(30) days prior to termination date. Major improvements shall be depreciated over

a period of five years.
PANORA MINISTERIAL ASSOCIATION

By ___

GUTHRIE COUNTY CONSERVATION COMMISSION

By CT OC L

PANORA CITY COUNCIL

By / / //























e Phone 755-2227 Res. Phone 755-2088
Ofhica Phone 755-2227

FIRST CHRI]STIAN CHURCH

Panora, iowa


December 12, 1976



Veteran' s Boa'rd
c/ ., '. t o l'.i (;,'os id. -
mlnora, Iowa 50216

Dear Sirs:

OnDe4ember 9, 1976, a conference was held involving members ofthe
Panora ?hinisteri'al Alliance, the City Council, the Zeeeran's Board, and
the Senior Citizens Council. The subject of the meeting was the
contract held by the Ministerial Alliance for use of the facilities
of Veterans Auditorium for the Congregate Meai Program.

Out of the meeting came a proposal by the Ministeral Alliance that
our present contract be changed, in paragraph two, to delete the
sentence about payment of light and water utility bills in return for
use of the facilities. Instead, the MinisLerial Alliance will propose
to pay a flat rental fee of &75.00 (seventy-five dollars) monthly for
use of the space in Veteran's Auditorium, as a Congregate Meal site.
There was further agreement, that if a review of utility costs at the
end of March indicates that it is needed, a total of up to &1m.O0
could be made available as rent supplement for the calendar year 1977.

This proposal is offered for approval of lthe Veteran's Board, the County
Conservation Commissini, and the City Council of the Town' of Panora.

sincerely,



Robert K. Ordway, Secr- ary
Panora Ministerial Alliance














CITY


PAN ?r4A PANORA, IOWA 50216
(515) 755-2164

December 19,'1978

SPECIAL MEETING OF THE PANORA VETERAN'S.MEMORIAL COMMISSION
Subject: Reconfirmation of the January 13, 1976 Agreement with the Panora, tl
Ministerial Association

Harold McCurdy of the Veteran's Commission chaired the meeting. Upon roll call the
following members were present: : '

Panora Ministerial Assoc. Panora Veteran's Memorial Commission
Rev. Ed Beck H ; : arold McCurdy. '.: ,
.Rev. W.B. Brant ' : Tom McBride
SHarry Hatfield
STerry Love.

Rev. Brant and Harold McCurdy asked for the figures for money spent on utilities
and on money received as rent from the Congregate Meal Program. The report was
as follows: :' :

Utility Expenditures Money Received as Rent
Dec.-Jan. 1977-1978 to Nov. 15, 1978 Same Time Period
$1397.05 $900.00.

Purpose.of the above figures was to show that the rent was not covering utilities.

Rev. Brant received information from Mrs. Jeanie Beatty of NIAC that they would
approve a rent increase from $75.00 per month to $90.00 per month.

Motion by Rev. W.B. Brant that the Original Agreement of January 13, 1976, as
amended by the December 9, 1976 proposal, between the Panora Ministerial Association,
Guthrie County Conservation Commission, and the Panora City Council (representing the
Panora Veteran's Memorial Commission), be confirmed with an increase of rent from
$75.00 per month to $90.00 per month.for the calendar year 1979. Motion was
seconded by Tom McBride and carried unanimously.

Motion by Tom McBride that the member's of the Congregate Meal Program will maintain
the cleanliness of the entrance ramp and the hall adjacent to their area of use. The
Veteran's Commission will be responsible for maintenance and cleanliness of the
existing restrooms. Motion seconded by Rev. W.B. Brant and carried unanimously.

The Veteran's Commission was informed that the Congregate Meal Program has its own
liability insurance coverage. Statement of Comprehensive General Liability
Insurance is on file with the City of Panora.

Motion by Harry Hatfield, seconded by Tom McBride to adjourn. Motion carried
unanimously. Meeting adjourned.
Terry G. Love, Secretary/Treasurer
Panora Veteran's Memorial Comm.

"BIG ENOUGH TO SERVE YOU. SMALL ENOUGH TO KNOW YOU."




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