Contract No. 1993-02 - KIB/City Lease AgrmtLEASE AGREEMENT
THIS LEASE AGREEMENT is made this first day of July, 1993, by and
between KODIAK ISLAND BOROUGH, a borough organized under the laws of the
State of Alaska, hereinafter called Landlord, and CITY OF KODIAK, hereinafter
called Tenant.
For and in consideration of the covenants, rents and demises, and upon the
terms and conditions hereinafter set forth, the parties agree as follows:
1. Premises. Landlord, for and in consideration of the rents, covenants and
conditions hereinafter specified to be paid, performed and observed by Tenant, does
hereby let, lease and demise to Tenant the improved real estate located in the Kodiak
Recording District, Third Judicial District, State of Alaska, more particularly
described as follows:
That certain office space of approximately 3,895 square feet known as Suite
210 - 222 on the second floor of that certain building known as the Kodiak
Island Borough Building located on the following described real property
situated in the Kodiak Recording District, Third Judicial District, State of
Alaska:
Lots Five (5) and Seven (7), U. S. Survey 2538 A and B, Township 27 South
Range 19 West, Seward Meridian, Kodiak Recording District, Third Judicial
District, State of Alaska.
The aforesaid office space, hereinafter referred to as the leased premises, is
more specifically depicted or outlined on the floor plan attached hereto as Exhibit A.
Tenant, upon paying the rents, and performing all of the terms and covenants
on this part to be performed, shall peaceably and quietly enjoy the leased premises
subject nevertheless, to the terms of this lease, and to any deed of trust or mortgage
to which this lease is subordinated.
2. Term of Lease. The term of the lease shall be for the period of one (1)
year following the commencement of the term, unless sooner terminated as herein-
after provided. The term of the lease shall commence on July 1, 1993, and shall
expire at 5:00 P.M., Alaska Standard Time on June 30, 1994.
In the event the foregoing commencement provision results in a commencement
date other than on the first day of a calendar month, the rent shall be immediately
paid for such initial fractional month prorated on the basis of a thirty (30) day month.
Lease Agreement - Borough/City
Page 1 of 11
3. Rental. In consideration of the demise and leasing of the premises
aforesaid by Landlord, the Tenant covenants, stipulates and agrees to pay to the
Landlord as rental for said premises hereinabove described, at the rate of One ($1.00)
Dollar per square foot, the sum of Three Thousand Eight Hundred Ninety- Five &
No/100 ($3,895.00) Dollars monthly in advance, on or before the first day of each
month of the lease term.
All rentals, unless and until otherwise directed in writing by Landlord, shall
be paid to the Landlord at 710 Mill Bay Road, Kodiak, Alaska 99615, or at such other
place as Landlord may designate from time to time in writing.
4. Alteration of Premises. Tenant shall not make any alterations,
additions, or improvements in or to the leased premises without first obtaining the
written consent of Landlord. Any such alterations, additions and improvements
consented to by Landlord shall be made at Tenant's expense. Tenant shall secure all
governmental permits required in connection with such work, and shall hold Landlord
harmless from all liability and liens resulting therefrom. All alterations, additions
and improvements, except trade fixtures and appliances and equipment which do not
become attached to the building, shall immediately become a part of the realty and
the property of the Landlord without obligation to pay therefor, except that Landlord
may require removal of all or part thereof by Tenant at the termination of the lease,
at Tenant's expense, and Tenant shall pay for or repair any damages to the leased
premises, including, without limitation, any necessary patching, repainting, and
repairing caused by such removal. Upon removal of the trade fixtures and appliances
and equipment which do not become attached to the building, Tenant shall restore
the leased premises to the same condition that they were in prior to the installation
of said items, including, without limitation, any necessary patching, repainting and
repairing. Any trade fixtures, appliances, equipment or other property not removed
from the leased premises by Tenant upon termination of the lease shall be deemed
abandoned by Tenant, provided that Tenant shall save Landlord harmless from any
loss, cost, or damage arising from Tenant's failure to remove such items.
5. Use of Premises. The leased premises shall be used for general office
space, and for no other purpose, without the prior written consent of Landlord.
Tenant shall not use or permit the leased premises or any part thereof to be used for
any purpose in violation of any municipal, borough, state, federal or other
governmental law, ordinance, rule or regulation. Tenant agrees that Tenant, together
with all other persons entering and/or occupying the leased premises at Tenant's
request or with Tenant's permission, will abide by, keep and observe all reasonable
rules and regulations which Landlord may make from time to time for the manage-
ment, safety, care and cleanliness of the building, and the preservation of good order
therein, as well as for the convenience of other occupants and tenants of the building,
and for the use of any parking areas adjacent to the building. The violation of any
such rules and regulations shall be deemed a material breach of the lease by the
Tenant. Tenant shall not, without Landlord's prior written consent, use, operate or
Lease Agreement - Borough/City
Page 2of11
install any electrical or mechanical equipment, machinery, or mechanical devices in
the leased premises, except in compliance with the highest standards applicable to
the use, operation, or installation of such equipment, machinery or devices, generally
recognized by the profession or industry in which Tenant is engaged, nor shall Tenant
use the leased premises, or any machinery or equipment therein, in such a manner
as to cause substantial noise or vibration, or unreasonable disturbance to other
tenants in the building.
In the event Tenant's use of the leased premises causes an increase in
Landlord's fire or hazard insurance premiums, Tenant shall reimburse Landlord for
the amount of such increase.
6. Taxes. Tenant shall pay any and all taxes levied on personal property
and trade or other fixtures in the leased premises, and any license and excise fees
and occupation taxes covering business conducted on the leased premises, and as
additional rent, an amount equal to any sales taxes on rentals payable hereunder.
7. Utilities. Landlord shall furnish, at its expense, the following utilities
and services for normal office use of the leased premises:
(a) Electricity for normal lighting, air conditioning, and office use. Special
or additional electrical requirements shall be paid by Tenant.
(b) Heat, snow removal for common areas, and sewer and water based on
normal office use.
(c) Janitorial service for the leased premises on a five -day -a -week basis,
and periodic exterior window washing.
(d) Refuse collection based on normal office use. Tenant shall provide at his
expense all other utilities and services used at the leased premises.
Landlord shall not be liable for any loss or damage caused by or resulting from
any variation, interruption or failure of said utilities or services, arising from any
cause, condition or event; and no variation, interruption or failure of such utilities
and services incident to the making of repairs, alterations, or improvements, or
arising from any accident, strike, condition, cause or event in whole or in part
beyond the reasonable control of Landlord shall be deemed an eviction of Tenant or
relieve Tenant from any obligation hereunder.
8. Maintenance and Repairs. Landlord shall, at its expense, maintain and
keep in good repair the foundations, exterior walls, roof and other structural portions
of the building. Tenant shall, at its expense, maintain the interior of the leased
premises at all times in good condition and repair, all in accordance with the laws of
the State of Alaska and all directions and regulations of governmental agencies
having jurisdiction hereof. Tenant shall commit no waste of any kind in Or about the
leased premises, and Tenant shall pay for all damage to the building, as well as
damage to tenants or occupants thereof, caused by Tenant's misuse or neglect of the
leased premises, its apparatus or appurtenances. At the expiration of the term
hereof, or on the termination of this lease, Tenant shall surrender the leased
Lease Agreement - Borough/City
Page 3 of 11
premises, its apparatus or appurtenances. At the expiration of the term hereof, or
on the of this lease, Tenant shall surrender the leased premises in good and clean
condition, normal wear and tear and damage by fire or other casualty excepted.
Landlord shall maintain and repair all plumbing, lines and equipment
installed for the general supply of hot and cold water, heat, ventilation and
electricity, except that Tenant shall be responsible for any and all maintenance and
repairs attributable to obstruction or objects deliberately or inadvertently introduced
or placed in the fixtures, lines or equipment by Tenant, his employees, agents,
licensees or invitees.
Landlord shall not be responsible or liable at any time for any loss or
damages to Tenant's equipment, fixtures or other personal property of Tenant or to
Tenant's business except to the extent attributable to Landlord's negligence.
Landlord shall not be responsible or liable to Tenant or to those claiming by,
through or under Tenant for any loss or damages to either the person or property of
Tenant that may be occasioned by or through the acts or omissions of persons
occupying other portions of the building.
Landlord shall not be responsible or liable for any defect, latent or otherwise,
in the building in which the leased premises is situated, or any of the equipment,
machinery, utilities, appliances or apparatus therein nor shall it be responsible or
liable for any injury, loss or damage to any person or to any property of Tenant or
other person caused by or resulting from bursting, breakage or by or from leakage,
steam or snow or ice, running or the overflow of water or sewerage in any part of said
leased premises, the building, or the surrounding area, or for any injury or damage
caused by or resulting from acts of God or the elements, or for any injury or damage
caused by or resulting from any defect in the occupancy, construction, operation or
use of any of said leased premises, building, machinery, apparatus or equipment by
any person or by or from the acts or negligence of any occupant of the premises,
unless Landlord itself is negligent.
9. Fire and Other Casualty. Should the leased premises be damaged by
fire or other casualty, and if the damage is repairable within four (4) weeks from the
date of the occurrence (with the repair work and the preparations therefore to be
done during regular working hours on regular work days), the damages shall be
repaired with due diligence by Landlord, and in the meantime the monthly rental
shall be abated in the same proportion that the untenable portion of the leased
premises bears to the whole thereof. Should the leased premises be completely
destroyed by fire or other casualty, or should they be damaged to such an extent that
the damage cannot be repaired within the four (4) weeks of the occurrence, Landlord
shall have the option to terminate this lease, and Landlord shall advise Tenant
within thirty (30) days after the happening of any such damage whether Landlord
has elected to continue this lease in effect or to terminate it. If Landlord shall elect
to continue this lease in effect, it shall commence and prosecute with reasonable dili-
gence any work necessary to restore or repair the leased premises. If Landlord shall
fail to notify Tenant of its election within said thirty -day period, Landlord shall be
Lease Agreement - Borough/City
Page 4 of 11
deemed to have elected to terminate this lease, and the lease shall thereafter
automatically terminate. The commencement by Landlord of repair work shall be
deemed to constitute notice that Landlord has elected to restore or repair the leased
premises. For the period from the occurrence of any damage to the leased premises
to the date of completion of the repairs (or to the date of termination of the lease if
Landlord shall elect not to restore the leased premises), the monthly rental shall be
abated in the same proportion as the portion of the leased premises bears to the
whole thereof.
In the event restoration or repair is delayed by acts or omissions of Tenant,
there shall be no abatement of rental during the period of such delay. If the fire or
damage is caused by the carelessness, negligence or improper conduct of Tenant, then
notwithstanding other provisions of this lease, Tenant shall remain liable for the
rent, without abatement, during any period of repair or restoration.
If the Landlord, in its discretion, shall decide within thirty (30) days after
the occurrence of any fire or other casualty in the building, even though the leased
premises may not have been affected by such fire or other casualty, to demolish,
rebuild or otherwise replace or alter the building containing the leased premises, then
upon written notice given by Landlord to Tenant, this lease shall terminate on a date
specified in such notice, but no sooner than thirty (30) days from the date of such
notice, as if that date had been originally fixed as the expiration date of the term
herein leased. Tenant and Landlord hereby mutually release each other from liability
and waive all right of recovery against each other for any loss from perils insured
against under their respective fire insurance policies, including any extended
coverage and endorsements thereto; provided, however, that this paragraph shall be
inapplicable if it would have the effect, but only to the extent that it would have the
effect, of invalidating any insurance coverage of Landlord or Tenant.
Restoration or repair work conducted in the common areas, in areas of the
building unleased, or leased to other tenants, or the noise or interference arising
therefrom, shall not be deemed an eviction of Tenant, or a breach of this lease, but
Tenant's obligation to pay rent shall be abated during such period of time as Tenant
is unable to conduct business at the leased premises by reason of actual physical
interference with use of the leased premises as a result of such restoration or repair
work.
10. Subletting and Assignment. Tenant shall not sublet the leased
premises, or any part thereof, or assign this lease or any part thereof, nor shall this
lease be assigned in whole or in part by operation of law or through any court
proceedings, without the prior written consent of Landlord to such subletting or
assigning; any such assignment or sublease without Landlord's written consent shall
be void.
If Tenant is a corporation, any merger, consolidation, or dissolution to which
it is a party, or any change in ownership of a majority of its voting stock outstanding,
shall constitute an assignment of this lease for purposes of this paragraph.
Lease Agreement - Borough/City
Page 5 of 11
11. Indemnification. Tenant agrees to protect, defend, indemnify and save
harmless Landlord from and against any and all claims (no matter how meritless),
demands, and causes of action of any nature whatsoever, and any expenses incident
to defense of and by Landlord therefrom, for injury to or death of persons or loss of
or damage to property occurring on the leased premises, or in any manner arising out
of Tenant's use and occupation of said premises, or the condition thereof, during the
term of this lease. Tenant shall procure and maintain public liability insurance
coverage, naming Landlord as an insured, which coverage, pertaining to the leased
premises, shall not be less than $250,000 per person for bodily injury or death,
$500,000 per occurrence for bodily injury or death, and $100,000 for property damage.
12. Common Areas and Facilities. All common areas and common
facilities in or about the leased premises and the building shall be subject to the
exclusive control, scheduling and management of Landlord (e.g. assembly chambers).
Landlord shall have the right to construct, maintain and operate lighting and other
improvements on all said areas; to change the area, level, location and arrangement
for common areas and other facilities and temporarily to close the common areas to
effect such changes.
All common areas and facilities which Tenant may be permitted to use and
occupy are to be used and unoccupied under a revocable license, which shall not be
unreasonably revoked, and if any such license be revoked or if the amount of such
areas be changed or diminished, Landlord shall not be subject to any liability nor
shall Tenant be entitled to any compensation or diminution or abatement of rent nor
shall revocation or diminution of such areas be deemed constructive or actual
eviction.
13. Liens. Tenant will not permit any mechanics', laborers' or material
men's liens to stand against the leased premises or improvements for any labor
materials furnished to Tenant or claimed to have been furnished to Tenant, or to
Tenant's agents, contractors, or sublessee, in connection with work of any character
performed or claimed to have been performed on said premises or improvements by
or at the direction of sufferance of Tenant; provided, however, Tenant shall have the
right to contest the validity or amount of any such lien or claimed lien. In the event
of such contest, Tenant shall give to Landlord such reasonable security as may be
demanded by Landlord to insure payment of such lien or such claim of lien Tenant
will immediately pay any judgment rendered with all proper costs and changes and
shall have such lien released or judgment satisfied at Tenant's own expense.
The foregoing provisions respecting liens shall apply to all liens, of any kind
or nature, asserted against the leased premises or improvements thereon, including
liens arising out of, incident to, or connected with the use and occupation of the
leased premises by Tenant.
14. Default. If Tenant at any time during the term of this lease (and
regardless of the pendency of any bankruptcy, reorganization, receivership, insolvency
Lease Agreement - Borough/City
Page 6 of 11
or other proceedings, in law, in equity or before any administrative tribunal, which
have or might have the effect of preventing Tenant from complying with the terms
of this lease) shall:
(a) Fail to make payment of any installment of rent or of any other sum
herein specified to be paid by Tenant, and Tenant fails to cure such default within
ten (10) days after such failure to make payment; or
(b) Fail to observe or perform any of Tenant's other covenants,
agreements or obligations hereunder, and if within thirty (30) days after Landlord
shall have given to Tenant written notice specifying such default or defaults, Tenant
shall not have commenced to cure such default and proceed diligently to cure the
same; or
(c) If Tenant has filed a Petition for an Arrangement under Chapter 11
of Bankruptcy Act, 11 O.S.C. 701 et seq., or a voluntary petition under any other
provision of said Bankruptcy Act, or if Tenant finally and without further possibility
to appeal or review:
(1) is adjudicated a bankrupt or insolvent; or
(2) has a receiver appointed for all or substantially all of its business or
assets on the ground of Tenant's insolvency; or
(3) has itself appointed as a debtor-in-possession; or
(4) has a trustee appointed for it after a petition has been filed for
tenant's reorganization under the Bankruptcy Act of the United States known as the
Chandler Act or any future law of the United States having the same general
purpose; or
(5) if Tenant shall make an assignment for the benefit of creditors, then
in any such event Landlord shall have the right at its election, then or at any time
thereafter, and while such default, defaults or events shall continue, to give Tenant
notice of Landlord's intention to terminate this lease and all Tenant's rights
hereunder, on a date specified in such notice, which date shall not be less than ten
(10) days after the date of giving of such notice, and on the date specified in such
notice, the term of this lease and all rights granted Tenant hereunder shall come to
an end as fully as if the lease then expired by its own terms, and Tenant hereby
covenants peaceable and quietly to yield up and surrender to Landlord said leased
premises and all structures, buildings, improvements and equipment located thereon,
and to execute and deliver to Landlord such instrument or instruments as shall be
required by Landlord as will properly evidence termination of Tenant's rights here-
under or its interest therein. In the event of termination of this lease as in this
paragraph above provided, Landlord shall have the right to repossess the leased
premises and such structures, buildings, improvements and equipment, either with
process of law or through any form of suit or proceeding, as well as the right to sue
for and recover all rents and other sums accrued up to the time of such termination,
and damages arising out of any breach on the part of Tenant, including damages for
rent not then accrued. Landlord shall also have the right, without resuming
possession of the premises or terminating this lease, to sue for and recover all rents
and other sums, including damages, at any time and from time to time accruing
Lease Agreement — Borough/City
Page 7 of 11
hereunder.
15. Notices. Any and all notices required or permitted under this lease,
unless otherwise specified in writing by the party whose address is changed, shall be
mailed, certified or registered mail, or delivered, to the following addresses:
LANDLORD: TENANT:
Kodiak Island Borough City of Kodiak
710 Mill Bay Road P.O. Box 1397
Kodiak, Alaska 99615 Kodiak, Alaska 99615
Any such notices shall be deemed effective on the date of mailing or delivery.
16. Costs Upon Default. In the event either party shall be in default in
the performance of any of its obligations under this lease and an action shall be
brought for the enforcement thereof, the defaulting party shall pay to the other all
the expenses incurred therefor, including a reasonable attorney's fee.
In the event either party shall without fault on its part be made a party to
any litigation commenced by or against the other, then such other party shall pay all
costs and reasonable attorney's fees incurred or paid by such party in connection with
such litigation.
17. Rights or Remedies. Except insofar as this is inconsistent with or
contrary to any provision of this lease, no right or remedy herein conferred upon or
reserved to Landlord is intended to be exclusive of any other right or remedy, and
each and every right and remedy shall be cumulative and in addition to any other
right or remedy given hereunder, or now or hereafter existing at law or in equity or
by statute.
18. Waiver and Forbearance. Except to the extent that Landlord may
have otherwise agreed in writing, no waiver by Landlord of any breach by Tenant of
any of its obligations, agreements or covenants hereunder shall be deemed to be a
waiver of any subsequent breach of the same or any other covenant, agreement or
obligation. Nor shall any forbearance by Landlord to seek a remedy for any breach
of Tenant be deemed a waiver by Landlord of its rights or remedies with respect to
such breach.
19. Inspection. Landlord shall at all reasonable times during Tenant's
business hours have access to the premises for the purpose of inspection. Landlord
shall also be entitled to put "to lease" or "for lease" signs in and about the leased
premises, and to show the leased premises to prospective tenants, during the last
sixty (60) days of the lease term and any extended term, and during any period of
time after Landlord has given Tenant a notice of intention to terminate under
paragraph 15 of this lease.
20. Notices of Nonresponsibility. Landlord may enter the demised
premises at any time for the purpose of posting notices of nonresponsibility.
Lease Agreement - Borough/City
Page 8 of 11
21. Successors in Interest. This lease shall be binding upon and inure to
the benefit of the respective heirs, successors and assigns of the parties hereto.
22. Holding Over. In the event that the Tenant holds over at or after the
end of th3e term, the tenancy shall be needed a month-to-month tenancy
commencing on the first day of the hold- over period.
23. Signs. Landlord shall provide one sign for the Tenant. Tenant agrees
that any other sign or signs installed on the demised premises shall be with the
consent of the Landlord.
24. Memorandum of Lease. Tenant agrees that Tenant will not record
this lease. At the request of either Landlord or Tenant, the parties shall execute a
memorandum lease for recording purposes in lieu of recording this lease, in such form
as may be satisfactory to their respective attorneys.
25. Estoppel Certificates. Tenant shall, at any time and from time to time
upon not less than fifteen (15) days' prior request by Landlord execute, acknowledge
and deliver to Landlord a statement in writing certifying that this lease is in full
force and effect and unmodified (or in full force and effect and modified and stating
the modifications), the dates to which the rent(s) and any other charges have been
paid in advance, the date Tenant entered into occupancy of the leased premises and
the date the lease term expires, the nature and amount of any claims of Tenant
against Landlord arising as a result of this lease, and the existence and nature of any
defenses or offsets claimed by Tenant against enforcement of this lease by Landlord;
it being intended that any such statement delivered pursuant to this paragraph may
be relied upon by any prospective purchaser or encumbrancer (including assignees)
of the premises. In the event Tenant fails so to certify within such fifteen (15) day
period, Tenant shall be deemed to have certified and admitted the accuracy of
information submitted by Landlord in good faith to any prospective purchaser or
encumbrancer in respect to this lease.
26. Excuse for Nonperformance. Either party hereto shall be excused
from performing any or all of its obligations hereunder with respect to any repair and
construction work required under the terms of this lease for such times the
performance of any such obligation is prevented or delayed by an act of God, floods,
explosion, the elements, war, invasion, insurrection, riot, mob violence, sabotage,
inability to procure labor, equipment, facilities, materials or supplies in the open
market, failure of transportation, strikes, lockouts, action by labor unions, or laws or
order of governmental agencies, or any other cause whether similar or dissimilar to
the foregoing which is not within the reasonable control of such party.
27. Construction of Lease. This lease shall be governed by and construed
in accordance with the laws of the State of Alaska.
Lease Agreement - Borough/City
Page 9 of 11
Words of gender used in this lease shall mean and include any other gender,
and singular shall mean and include the plural and the plural the singular, where
applicable, and when the sense requires.
28. Security Deposit. An essential inducement to Landlord from Tenant
for this lease is a security deposit by Tenant in the amount of NONE
DOLLARS ($-0-), receipt of which by Landlord is hereby acknowledged. Said deposit
for security is for the full and faithful performance by the Tenant of all the covenants
and terms of this lease required to be performed by Tenant. Such security deposit
shall be applied to the last month's rental after the expiration of this lease if Tenant
has fully and faithfully carried out all of its covenants and terms. If Tenant does not
fully and faithfully perform the covenants and terms of this lease, Landlord may
apply the aforementioned security deposit against damages resulting from breaches
of Tenant. In the event all or part of the security deposit is so applied, Tenant shall,
upon demand, promptly pay to Landlord such amount as may be necessary to
replenish the security deposit to its original amount.
In the event of a bona fide sale of the property of which the leased premises
are a part, the Landlord shall have the right to transfer such security deposit to
purchaser to be held under the terms of this lease, and, in that event, the Landlord
shall be released from all liability for the return of such security deposit to the
Tenant.
The Tenant may not assign or encumber the money deposited as security,
and neither the Landlord nor its successors or assigns shall be bound by any such
assignment or encumbrances.
29. Automatic Extensions or Renewals of Lease Agreement. This lease
shall be subject to five (5) successive automatic extensions or renewals, each such
extension to be for a period of one (1) year and to be on the same covenants, terms,
and conditions as those of this lease. Unless either party shall give the other party
not less than 60 days' notice of its intention not to renew or extend this lease at its
expiration or at the expiration of any extended term or period with the exception of
the last extension period, the lease shall be deemed to be extended or renewed from
term to term, without further notice.
30. Subordination and Nondisturbance. This lease and all of the rights
of Tenant hereunder are and shall be subject and subordinate to the lien of every
deed of trust and every mortgage now or hereafter placed on the demised premises
or any part thereof (except the property of Tenant and others stated to be removable
under paragraph 4 of this lease), and to any and all renewals, modifications,
consolidations, replacements, extensions or substitutions of any such mortgage or
deed of trust ("encumbrances").
IN WITNESS WHEREOF, the parties have hereunto set their hands and
seals this sf day of ',1993.
/I 11r -
Lease Agreement - Borough/City
Page 10 of 11
rad/.' a"
CITY OF KODIAK
Gary J Bloomquist, Oity Manager
ATTEST:
Marcella H. Dalke, City Clerk
LANDLORD:
KODIAK ISLAND BOROUGH
Jero a M. Selby, Mayor
ATTEST:
Donna F. Smith, Borough Clerk
Lease Agreement - Borough/City
Page 11 of 11
r;jaoyr°y'oo°0000 m mm "m i " yd
�'"v�m�iV � � y�im W 4) m
3'^ g d d'° m �-0 ° Aa emmo� [ C7 m
p ^+ o m' o 0. w
u ao U g
ea G d o. o o v d
ca °e a_•.2cd
�°�oa�im3��
ti ro, a•o cod
fop ti ,°, z
mOG°�QWoG° °eE U c
u, d m q b GJ O m X y as K .0 O a y bjD
`Zr O 60, � O '0 _q bb
0 >W
4,1
0 w aC p E .b O, j F°. �.°. y E O C 0. .0--z z q a .So
O L�
yp, y 1. a�. a1 C.' ^1y 'd CU V
= X .� r" U S p" O (C ° � j 0 5 G y O +' 00 T!. "'� b01 " c6 15 C
O
r.
Qs .ems',,° a�•� O d•ti+� d� r�•m " v R �v "ac �A a a v a�
m,, yyv� ;�.5 c qM n c > ami °
m E " 3 " O��r. :3 O C CT.. +. ak �:i y.'3 d .5 bZ
oma.. 914 C��'•° �j a ° Fd
m,[r4ami�i,� cEa,n xC °�o►°'.�a O� �i� vc M
0�O��i
rn
m e�c�o�y5�,') `$ bE .°»� G wro7 0,4.(DCy.:
xId -.4 � O��mggOc
° :J
Cd (D -0
"d
o a� a c'E aAo to
a,� C[ �Cyy CC dd A E ap W
ry, .'� = y ..5 5 O y ad Op q N A d 6° 0) O 0. N m A •E C o ; W O
.� a�' d. m... �''�3 mo O �. p W o m 0 m
s. db �.� y ►m. 0 cd �W.
Q. 3 y.S.0 �y U1 pq., E w d O Ta «,
O 0 dx o m " m v1 Q;y O W-0
° m m 6�0 O°� 3 a3 E ° ,�d a� 3-' a .. �°, d m Ep o ° p
moo c°ia�ma'�•" �'a >,00 �a�iC 7� E�d �v 2S pq r°c
eoho
°°d��ma=e3.5a �Em �' �S >,���o C►°>c
10U88w��E�8m8�c��& ��5� ►°��� �°a� �� F� N�
T
�UJ
5
'z U
L -
�O
i
—J
cans � m jbCC o;� tyyo CC� o- W W E pppg cp op "w E ?" Q��p b
"cNp p �' <• A C ."°r 7.� O 2 G n C n M p°yp• G g " (y CD1 A 5.
4.0
�
m p ID w.. 0 A �' 0 m o o A O1
aWSng� cbg: /�.e o?wza �Dw (p�°m5 ma8 RxE
C. ~ d. 5• ~ G1 (ORD Q. " c<°. (D p, O C " C " R ma m R. G:
nD ^- 5 5 0 5 E a ov co
m o C x C1 -•�y 4� CJ m R '0 o G] m 8 5' a m m
O m o cD ., fD •�7 �' O ❑ R m a m
m•�._
a°° m
7mrw5°i •°R.AC�'-o`°"' mcd R7'myO 7C . gC.7 SYA•"�C7 °R?�mR"p� p-", iTo�n r85o�a'o
a+C w'mo m ao ;;:,o 5.
cw<o 0
co Ca"88O tC -m 0"CL o 0 a
m
R" o
p Op (D`ed m mC "' PR7 K ry tOi m b % M ID
o cD ?' +• 0' m m m "
m o 5 c °.°a��7 5 `D °Dco�D 5 F RE vw n fDD `D aR �.� w� �� w
A 0 C '�+'J• aR w E " a y E m° °' A a.m ty °� `-' m I °
R °< ,n Or o O " m fD 7 R z�' w �D n SO ° a► .^rR °p m 5' S "
fD O A �•' m ID
A G. fD �p K O b1 O �" " tD fD
m a F m m'D mE o my 2 < n m s a 7R M N 8 p w
m 5 0 c �] o w cr �. o g w n m 0 co < <: 8 co
ti 5.0N ° g. n o �. p 5 A M a8 m Rm ob �C E
°r4 o g -, - `" ° w o xo o a� a" fl rnM 7 o E m CD
5. 5 5 :e :e M-4 GQ 0 C. � + R "
0 9 ccOc m(5('��0-C'O rD pc5o °y° E`*(}}o��E %5`<�ww�� S�A�-3 O
D'1 (� Ql R 1P 09J '•1 Ol '.�, OO S iD ny i.7. A 0c' a7 uT. • i
o m m w m
e m •� C ^,•Cw p O mmA m mA
pmc Dxti.UQ 00 0 °1m 0tm Rrm-j•�� m" °
m R
m o M—'a 8 °r�`�� � w �'x d (;Do ° 5 ti D;Mo �.
5 WCL np
3 5 �(D po . 'd� AmE m 8 ma��n "t
f
aco
E ~-0 m° ? m E rCL
?
m ? a �a � c. m O Q+aq 00!R a D q 8 m I
" m m E. Q.
'3 A l . ►�.. R m • m
m n g
° 4 •
D5 8 m 87'D
° C -1 nn bm58 A7a o
`;4 ° .7 ID Edwe
�.R � M •�, `<R Ol � 'O h�. R
G 8 8 E �c19e Sg 8 o�e`�m�
° rL m C m � � R °v p' , CD �. � R ] m m 5 m
�5 l E 5 m•G ID A F 05 w'CD C' m A7cSo'
.�.°�$ � a +' R n.i ^w 5'W �' � ��•m� 8'� A b�RmE
ig
a ��� 8 0 8m n8 a8 �� RSA' ° < " m
x�bbR � `° �E "' �� JAR<w E� �R�O ..to
��
y° IA E o•Sg�'. 7�bwwxg? WR8 R'"°� IDo c•
E A 1 ;5.�b "° syr A.8 $ 5?� m� oRm 3 ° C r a$
'°'^7 Rm mn E �a 00 < c m aE� a w �g°�
� a
°•U'
C. G. m ►+
CD b w
0 o5'm " o m 5 - ° MW
om p �rm�� Qom (Qpp� Cyp �M �p� (CDL m"8E mm 8 0
CO3 m W DO 00 pp " � fp• m 'S DrI M _ .'ry. ° '7 R fD y O 8 r• � f�, "' o p"p
10 � "�. A a ry f�D em•.Sim A• b- m O G. C. m O p9s m CL `f W O O1 m m G.
m. C• m C �R' i•+ C'. tY .
o 0 MoO`emm' mR �aq.1 a?R C °�womEmw �aco�o-
R _ ••1 fpW K �y �'�py�t" 2. '.Y v c<D fp � S. � O D�„p� fy OG �,. - -M, !D
O � O m O � ��R "
"•' .R..m " " CO .`��. r00G .7. 0'.'O fD Srm. i+R.'Y R•� - 8 ~•^r•�.Y R,� �<Ry
T -w Rm M!. (6co8w m0aEm5�$ 5x° A 8om'�'
m Opp m 706 "a`E m m E C1 8'0 Ro " co"A To� C R
cD cD A " m Oo �< �* �• O e`: Do '_' 0 O
m�R� R E- 5,omD�S°�
CL
ID
°gym
"
O m R E' R R fD < Oi IF ° m° fD O I �} e n O R a► '.7 '.7 ~ b 7C' K
&M
8 Rm�� �e mm R-fDi�e Rw ?<w �'•i37 ° 5':; R m5,; �g �_m
or bo WO 40 .00
79
^ a8 p�Q3y 0 off' Fc�7y�a. d oy alp °'° S a, oU pk �cy c•>� q
-. m c)Q, �� O..b .C� J+ Ci, G O•��0 �°+ 4yyi 0.9 Im. i7X.� Gm~1 7
y W 0— mesal v .. O 0. .G .ti +'O., p 'S •�°^, � 3 4 3 y m o
° 3
:11
FbF AU.o~ W y E �i•8 3 8 m ►m.A>ID
'
s $p y° 9x,o ��°' ° 3 ° 3 �oa.S c3 5> o m e ami c
LIS
ti>=1,, .,Co°am'xom N�mj yC 'b U¢~ U •o �"CNEddC Ud 8 �.' •�►o bdm E .° a qc r- a°w C al .y'
Cd �o A. a� a> Is ._g .nao
d [ c
O OC z (D .0 cd
cd
•.�' 'C �.. y q C
p�..'0 �� y 3 x d,U F 631w "�l.'b O" O C A O
° •.. ° y>, (/] ... F. p O O) ,� R:%'�' 3 O
'9 ...... " O m >f as F. 'm c t0
0.G m ... � to ^° etl �'� �O .� ^..' ... t, y .., tE •.. etl .., •^ al m m � C +'
O
,y1w.
o y�.$cti i y mal x omm m m wy o
M c .O .� o w..: al O w 61 ."� w 1" rmn 'OC •L7 0. �,-, " a�s 3 C mw+�Wy o � ,a� W � C'S 8 6~i y wo�p O y
OO 04 C RU0 S O d woE>, O
ho
Ofl pO, •.�.m. •im.v4 .• U .dg>1 iG ♦D}aO) x Uppo gwEi .w> . S AN v° U O �q�+ Eb�w Vb��y]+ � o ��.P0
o 00
q•>O o N a3U , d it.
4i
O y� dH >awx�y Gwmw'
vs:bD -- 5 3 0yc„>+,'.o83
db
'X 8. 8 r-
.,
�O d O 0CGm,
.=C 0I Q$ I g ani c � �'6 � > q d 5' m.a6 �C� 3 � o aS w �y•5-°3 zo
U�w c c a 8 D,O•� 1+'" 3° O� m y
000$'o i w aid '� w�.�'�� >,dbdmb o� � ob..
oU8c3 a~ijA,id. ►.� 5 o.5 .4 $'ox Cd 1!5 CE `��^d��ba>icm
cF o'm m a5i >,75 5 4, m w - b •a 8�� >36''�d� �5 �1� 3 Cd E" c
Cd 3 ►5°. .. a t' °3� °'� � 8 � 0 aci 9� A4 .42
a, U �•5
c •• an i o� U A m b a � q °' >,�•° 0 r.`'
r.
"i�xa 5 mx w:� ami 5 G'o o m 5 ac
&dao Cd cl >° a.�CS c� mw Fx r 9 4; Eo a5 5w ° v a�.8 0.F
F�o.333
m•p
pCU M mm �Om 3C�' ° Co y� ko ° w °
n
8�w°O G.° c ~ a b o U d
�.5o°mwtiaai°�°' C7 �'10.�" $'
y•>
xa� v033x5 °Co U :to
� y 8a1s8q k ��
5 3 R d m' y y m >• .>', N m y>+ .� ao
O m
F. o y G
cis
cl
O ci 4Oy 4Oy yM ° y Y 8 ,[ •
O O F, .q f.' ... 8 �1 5 m a) .>' W ti W d i. R I
N axes a6 t d� w 1- &m, 0 8 >.S'�''_, -94
CO•� d W a c 0w
yo�a13�'d�y w'SCs a cu .,o.. 5�,3.c3w e s
Ea6ca gm 38d" .�.gw aq S o a>' cod..to A F3 0 c� 00 dm
y .a b wpm % 1yy m�i Z yy m yC o N
is --j q O aq p y°. s+ $ y �1
CO O O •y. ° al 0. �p • .16 %. oD O m O N OMi O A O !'a A>' c •.. rC O• G'
c 9F 0 3U F d r, CL>� 3 y.2 aCi yW �o ,s•..... e m CO
m-°'100�•° &d�� AOS• c m C', �� x°
u� 8•`� 8 d o 5 3 m Fm. c 3�1 w 8A O CM c °'�
qU 5� :$ apps— 8 q 8,
c¢
as �5� mqo
v y., m�� a~i%1= m �' b d 5 a a� ►°'. 8 y 5 N k
o; 5 0„ m m
° 8 aq,y Sy c� y,`tla 0rny ma' �' �m m
V O `° w a) O O 5
o►.ayd�°1� c�b g, x�+c b� m.:.�
c ci o S q a0i 5 �°�' aS � �o ►• 0 5 Q w °� m
3 d d 0 8a o N > o x ►. q 5' ' >
3'm c 0.Z.'d �-m y �+y arc
d �U R� m o C 4g2`0 �•e o >, o° m: o d OOa.
5 m 0�i yon y �':;w° G d yyq 3 q o m•a � cies `^� 5 a m} m o
m �'d" ;O'bdw�, w � alb �,.,°•� d�^
m°•a 8
$ o mqm tioa 1c4m xom
�a�ba m
A
"o
`° °7
o,Rpap w '< 7�Ron �58i`�'D m tib,° ]R,A.0 LL
" �(6 `, w O E b_� rra �`g
w b ] •• " o V �9 °y o �� o°
m O ry O of "q a A� "0 (D F+ O o �.
°e,mPG cwi 7'� K ���c<ee�.�A RyC17 7§PV �
7
0, cD m .� N �•�• O O x 'y ° 4 �' [d `� ~ O' m �' cD t! R 7 O m d
H r�yy+ R a .a a F+, �i $ UQ pp1 �°* C o p'�p " o S "MM' w -Ri
w m T M. K fD fD �°--• 5. R (D %' "•� `' O `.7 OVw e' OE �p (D
-'�`°ost r ww9
c9�E • gc�:�G`�m°'i `A<.-.co�ooP oor qem°wD OOGc"oow ewo�°�o�wo C �
,Y•os CL
a
L oocca"O o� 'nmfD 'pQ°opJbpy+ 'UAopr' �"-.°•1+ p�..G,w.�m•,• g"o , R.
+'a y o n
a^o A 09 "
mo
A
A"E oR8 b C�jm=o ro "0
oav a.w p., m c.R•o w �+ m° o
m °A`oo �to
C'e Dm E� rwo p`°t"q�gC�oroRfDboy8� 9 m
S (D" w 4. .{ $ " �• °- " Y p• R ("D m w m x �., C'i O00
R• m $ e O b' w
ID
o °� 8 o x m o w 8 $ c ==
wry$8 XA acoO: Gimw(�D' �� `� moo w A
,D ID�$ a.- 7� Em XP, " c " 7 � �p 7 m � 2 crq P.o p 8-8 �
ao `%c�g Yom o$0R�. pD($W` ro8 (Dai C, LL av �°rboER �?mw
2.Rm �m A" d �' w o 0� "- C(�D
ry g m ,p^, R� (o" R $ Gips' ��� o o°a
R S ,.. ,?' '_' m N< �. "d' m " m R G. o m fD+ O a O
$R��O m Io A]'`°`oR$ ("D$An�ew+ ctDo�" " �mpw" -amE.N'$
EE's a c�5''<"� oab p ��° m mmt.$,d
R �<y (so 0o co ppgp n c� mor' c "o N dap pm7 yP� „i " � o A 8
(Ze G $ '7• `Y O W R w ~ m O O ^`Y fD m• 07 `J .T _4
CL 0
o R w �$� <p•" 5'
(D (D fD (D m `a 0(D m (D W m a •.S•
° GiCC w °c R
w�.w"age< o�» p� 8❑a� 8o�°c?
8 9 o0. 0 m°9.'< A a`° m •� ,°y "X. m
b"G �7D" � w AC�
Rw ODQ m �' m "8 7°eRo (Dc' �a�m (D Rp•� w a m
m
b R �* C M "'( .`7 �' A O• .�• N p7
20.400
y.x ��� A E�R.7� �••�� �s�°. Cji m.M " �� O G"
rnow c b° ' g a
a, 3• u$ � � �' (�o w � � $ �, £� �. � �'. p+' '� `" ti � 'fix m .°' �' � `� � � o � �, t<'re' cED
°ti°�$�"G' .' �yv °^Rm(�Aw$ d�e`. ~���",dda G�wi• `wo �8d2`S; . :o�ww`�oqw�o. (om� .�-�., mpr s*a� �p b�5o' �ma . � �°�p db�(o-7 mp-..i,°��7(oRro�n0pfD• _8p��d ' `f"8ApD v�'wR�p'
�fWg51
� ' �oA
°�p
°0D
!;o
.1 -pRAI a Ao u0oo'(Do 8 £3 R o
z 's, ° r
9 0,pR 811 1'. b" 0wo
R log. 1.A
m 'o No�m " attv 8 o �'° �
c"
(D m (D R .(y G. �:• ... O �i `.1 w •Yi �i N „`Y O DO
n n110 mO (]
° b ti w .q �� 8 �o $ �Z R
o p Z A o c`D o e ° p �. " d A R (D fDy �, w m ` IF S
p��op$y8 m o
0-19 E.
R G. 'J.' oR p �. OSE Ws m � a (D � o
R m
iSo-+w oo�iS(°p °° DE�ty'o^8 =J �C -'E �o`°,(COL�
O w O O. .Oj R p m ^Oi R �. ••• =D o• '" p.. 7• '�`'
p R
n (D m m �'•' apo 8 (D O o Rm o ti _<" o' ww 3� Gi �+
$ $ a wa°� S w°'�� erg R°'.�'-�.E AA w E
ao S. p$ .4 `°csa(�� �o Z C �Nm X 8
7 w $ " CpsRB w c5'x�pt {yq`° `°D we
(D O e0* N tD f�D ' + OC (7D W Ri co I
0 :y N O f!' (D .."~' O N
•K c s ,ami � -0 d>
o m 7 A
aa� A
10,
aIOU 13
a
bo
>y°ai w`.4_ ami O r: dU v ma C7U m a o. A w Q
A 3
° A U G y •� o a) �p .G
o. E 7 3 as �� ami G n o Cw.E o a o E c O C 2S ^y co edQ)
uE
-7 yy yy E •4E a
U O coi 1.. U] r. y E O u +' 'v a) G C• ~ ° C
�md;yR bmCdw') �^xvgoo3 .m°3�+','�5Sad'rc AUron o'�EwS 8[3ga° �a�a�`>' •3°dO� . �r, vU° °r: AvAC3��o°'i 'Ea3Q> E°" d0«�aw)b W,��b�oxx,.•F.k°Cin ' cc+a AW•�'ww;�a°dC.i, ysl°d'
^mCamgomr.0
C* C� >
aod d ° wo
C >0 >w 0
-AW=o" "i w
db. w2Mmb m�O° F'g . > , m O° 10 •C ,C , WW 's V. CE y ° •
0 bp
>o>w N .zyrn,
O d[y-°am7m~coi
R i
'°�yO °Cg�p7 ^7q'7 Oa°'1 •1: •� , :"3 +►�ay as f° mq`" m ,,c,i. �md � ^�>. ' b.�o.r '�m"p� w�ap �. C°7' aI ,"C m o QCm1�0; p
wtb
o q°.0a
0 . qww °A 5N.m � amb>C
o1o am o"
Uo° aiU G CL) d
q°w y ia.1
w..
83a; �►>°.8�' 20
�+Oi wai �i8' wai o �j�� >>, ytq3
w N O '�'' �Q �C. O a) O U d 0(" •�-� 7 p0. SCJ 00v
C�o>, C Cg 1 AC7�'8j F� cgs E•� .� EA._ C�m o Via,
Cai a) b a) b O N d.a y. S_ . wy m d a)
o f y o w Q3 ami ofd $� �i p o C .�
o3++ y o•5 s. 8'a :20E '��
4) Ow tiya cl —ai"8+wa
> ��"t3 8 ci t b m w C a) c
go
I' �8> „ 01 3 E•.. E2 a o o v� 3 E.5 0 �E O
�v�.ktd.{d8 Cao oda' b 3�" od> w c
o P. (D
"�.5 d m ,, ba 00 a
�,�. Adam �x ��' � o�Ua'$' a'"m
c� m m E.� c7 3 aEi
nna�5qqo CoQp2'E d.q qq m o
q 'a • m :S ctl V a) C •+� of 3 y7 7 C 800 .a w �• . e
�.m d d 8 d "' o o m �b d.5 t3 $4 gEE•x O >,c .°U. d
���g'��' o n�
w Q p a) Oq .Y ap U q y '6
O 'b m V p � ag�p � 'd 5 b O m .0 " � 0� o' a1 � •^ >, y °� m
3'9 w a3 w°'' x
" °>. oma p a6
0a•1 1 m .d 8
4Vp°moN Cp �cm�°oc
m a0 .4; I C .' w m A• > •. 3 d ri m w to Z.,C
m �,5 o$ 8v� 8 yy eo pp..� ►. ^d 3.� q vs.� ° m r°.
v C7 $ m 00 w C a7 E m w m m
�[�,.°.�' �s3>'�ba�°� O$ �.E Em°0.o AA.e E E
['E8m `o ° $�°.3aad°°' '~a, � ' v F3 ° s c V0 a01i
8 0 E^- m ° a o a w e >,� c' E $b �r OMS tgE d�
bo 81 2 1 3��b� R �'d j � 8U Sw I's � w ° >'�
ae o ab tb �j� °3 11 °' —S ob q o $,moi'
I� ►, �'m 3 c� b� °w°. �'� w 6`bA,°.�oEB.S
a88�1ma�.5 0 ,�'cm °> $ ' m.mamiI �'a'3e 0.
ti °° E ° m• o cs E.
m
'omSakiam^j m ,►°8. 0.0 �a�PCs
w�;j 3 o •ba� Cda A .811 cat 8Em>� m .1.% yam1
m3v UC
AA H H �,d A H ^' CrJH R N co q'H m
w-`*' E E � a a � �e" A a co pro ° � I Io M (D � Io b
m
c °�' O "' o�•a� �m E K_� �o, W° p� ° y y wb o a a o N dO
'' �Oy x m 7 `. ry y O m Fyy� m <c m a //•�� p p o w <Iq R
[�p] yA w /�' R �• 4J rti'r `..' rr"'r m eJ•
m A:=c~ ro �t9�tD a�,Ma j�y/1 -°� �-� 7� �� m
;b��°% ,a,ec cw�m" � me
R,
° fD� a To '"-mi c m Fp m ti n
w R co m R y m y o
R(ARG C a m a ° m 7�-•� a C
yRm��h-m sow 9rA <w p ap Cdp �RmibmR� .n
X c m M m w 0 H r�A m o a y w �a �a w.m Aw m
'or- :07, ^ p~1 0 o ,oda po _r, o Rr m �o�e ° o oc
g a U, R b r' J C m •my m m m a a' O (� fyD m
roym� �E�,p,�m�•� m ro0 � °•� ro� g'ti � K� �� �cyom°R]w°]°y'
CO fD O ew. ma'ro M.d m .�' �. C R c' V� '"' m A f1 R y y "• o `y t�.� �m•I L'r
w�.w mm moy mp' �o .-
raxn'oacu o
m M t/1 .. m pt cc m p N + 5 a w m
pRa yac;zoGa 0(ao
pp o00
p E fRD �] W Ai '+ R o O� ° d S A O° m P, �. '�R aao m 7 -4 O t0
K W A s POO 0' rop a p oyn M-3 8 �„ °:. y ~ CTJ `"' �F 7R' K s' - ?
ID W
m5° w On apwp �, m a 5'm m - w� m
0 ,d Op a e, (D �• m o pi w p, a "� �D a �.y m w
cra p°1
m `' R �s W' �• og a E G7 << A m Q' G (D fD r y R C
�' a'm << o y m S m y a H m a d a C'p c°y
�R attG m Q. y m cD7 0009 m n < eeettt
O R m y y m i� R N (] RI• C QK m
Co
a O a
m E C �p a 11 5
F m m I
CD
K
am o cNi]ti �a.k
p ip O m 7 x r. og Q p M M
�y R p p 5 9 pr
a
v' c m O$ W m 0 tr � � ID
p try 5*
b��ay.
m Acr
0, (D (DO. O. G. paprl P. 9 cD
0
I
M
m 51
a
ro n
n
A
y��
a0p m
mm
p
a y m
R��W'fD
�i
� `�a•�'aa•Q
O
O ro p'ad
�F�jyq�11
m '
487'
x
o(D
c °y0�
`d —
-1
SL
e
RG
�• �'
R.
X
K N
m
i,! X,
8
pal a PC
WSJ
y07
7ocG
y
D
m
mpapa
y
w
A
rA g•m S p
fn
a m
p
7' o I.D
a
8
d m
0 a
o °'
a 7
M o'
mCD
8 0,
0 ppc
�oy
a"
y
C.
a N
wpEt
�Oi W
dmia
aq -M m
��
ySppCL
CL
7C'm'p
�
roG
01
ER
m.�
`<
911 m
�iw
p
fop
�•1 `<
z
a M p
::1nC
m 'f
.°yr..'7
G],+S
F m
v
y
Com• pM fD
m
a' pR
�iY7
< w
ytl
0. "p'1 .�R'•
rm„•. �°,S
(1)m
o
Rro,m
w
Qx
w
,,� c
ID
Ca
R
5.