09/15/1987 Agreement
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BRANCH OFFICE
3117 OVERSEAS HIGHWAY
MARATHON. FLORIDA 33050
TEL. (305) 743-9036
CLERK OF THE CIRCUIT COURT
MONROE COUNTY
500 WHITEHEAD STREET
KEY WEST. FLORIDA 33040
TEL. (305) 294.4641
BRANCH OFFICE
P.O. BOX 379
PLANTATION KEY. FLORIDA 33070
TEL. (305) 852-9253
M E M 0 RAN DUM
---------
To: Art Skelly, Airport Director
From: Rosalie L. Connolly, Deputy Clerk
Subject: Resolution No. 349-1987
Date: September 23, 1987
On September 15, 1987, the Board of County Commissioners
adopted Resolution No. 349-1987 authorizing the Mayor/
Chairman of the Board to execute an Airport Service
Facility Lease by and between Monroe County and Sundance
Carriage Corp. d/b/a Dollar Rent A Car of Key West con-
cerning premises located at the Key West International
Airport.
Attached hereto are two certified copies of the subject
Resolution and two fully-executed copies of the Lease.
One set of documents should be retained for your records
and the other set should go to your Lessee.
~.L~
Rosalie L. Connolly
Deputy Clerk
Attachments
cc: Commissioner E. Lytton
County Attorney
F~nance Department
vF'ile
Art Skelly
Director of Airports
RESOLUTION NO. 349 -1987
A RESOLUTION OF THE BOARD OF COUNTY COMMIS-
SIONERS OF MONROE COUNTY, FLORIDA,
AUTHORIZING THE MAYOR/CHAIRMAN OF THE BOARD
TO EXECUTE AN AIRPORT SERVICE FACILITY LEASE
BY AND BETWEEN MONROE COUNTY AND SUNDANCE
CARRIAGE CORP. D/B/A DOLLAR RENT A CAR OF KEY
WEST CONCERNING PREMISES LOCATED AT THE KEY
WEST INTERNATIONAL AIRPORT.
BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF
MONROE COUNTY, FLORIDA, as follows:
That the Mayor/Chairman of the Board of County Commis-
sioners of Monroe County, Florida, is hereby authorized to
execute an Airport Service Facility Lease by and between Monroe
County and Sundance Carriage Corp. d/b/a Dollar Rent a Car of Key
West, a copy of same being attached hereto and made a part
hereof, concerning premises located at the Key West International
Airport.
PASSED AND ADOPTED by the Board of County Commissioners of
Monroe County, Florida, at a regular meeting of said Board held
on the 15th day of September, A.D. 1987.
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
/~
(Seal)
Attest: DMNY L. KOT T.J'A
. - .1..U.U'1.GE, Clerk
4L~~~
ERK
8
APPROVED AS TO FORM
GAL SUFFICIENCY.
,
AIRPORT SERVICE FACILITY
LEASE
THIS AGREEMENT, made and entered into this ~ day of
~, A.D. 1987, by and between Monroe County, a
political subdivision of the State of Florida (hereinafter called
"Lessor"), and Sundance Carriage Corp. d/b/a Dollar Rent A Car of
Key West, qualified to do business in the State of Florida
(hereinafter called "Lessee");
WHEREAS, Lessor has granted to Lessee a non-exclusive right
to operate an automobile rental concession at and from Key West
International Airport at Key West, Florida (hereinafter called
the "Airport"); and
WHEREAS, Lessor and Lessee desire, in connection with said
operations, to provide for the leasing by Lessor to Lessee of
certain real estate on the Airport for the establishment of
facilities for the maintenance, servicing, storage, sale and
disposal of Lessee's used rental vehicles and for other purposes
in connection with said operations, all as hereinafter more
specifically provided;
NOW, THEREFORE, in consideration of the premises and of the
mutual covenants and promises hereinafter contained, the parties
hereto do agree as follows:
1.
Premises
Lessor hereby leases to Lessee for its
exclusive use the real estate located in Monroe County, Florida,
said tract containing 23,421 square feet, and being designated
"Service Area" as shown on Exhibit "A" attached hereto and made a
part hereof;
and
in. addition thereto,
hereby grants
a
non-exclusive easement for ingress and egress to said tract as
reflected by the attached Exhibit "A" in area designated
"Easement for Ingress and Egress."
TO HAVE AND TO HOLD the said premises (hereinafter sometimes
called the "premises" or "demised premises") with the appurte-
nances thereunto belonging, together with all structures and
improvements, if any, thereon upon the terms and conditions
hereinafter contained.
2.
Term
This Lease is for a term of fifteen years
comm.encing
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3. Rental - Lessee, for and during the term hereof, shall
pay to Lessor for the use and occupancy of said Basic Premises
and for the rights and privileges herein granted it at the
following scheduled rates:
First Five Years
15 cents per sq. ft. of the leased
area per year.
Total annual rental $3,513.15
Second Five Years
21 cents per sq. ft. of the leased
area per year.
Total annual rental $4,918.41
29.4 cents per sq. ft. of the
leased area per year.
Total annual rental $6,885.77
Third Five Years
The annual rental shall be payable in equal monthly install-
ments in advance on or before the first business day of each
calendar month of the term.
Rental shall not be due until
beneficial occupancy of the premises or one year from the
comm.encement of this agreement, whichever shall be first.
4.
Lessee's Improvements
Lessee shall have the right
during the term hereof, at its own expense, at any time from time
to time:
(a) to construct and install in and upon the
premises hereby leased, a building or buildings and
such other structures and facilities as it may deem
necessary or desirable for the storage, maintaining and
servicing of its vehicles hereunder and for such other
purposes as may be necessary or desirable in connection
with its operation at the Airport, provided, however,
that Lessee first shall submit plans and specifications
for all fixed improvements to the Board of County
Comm.issioners for approval, which approval shall not be
unreasonably withheld.
The term "fixed improvements"
whenever used in this lease shall be construed to
include all buildings and other structures erected upon
the premises, all fencing, grading and surfacing with
stone and/or hardtop, all underground and overhead
wires, cables, pipes, conduits, tanks and drains, and
2
all property of every kind and nature, excluding trade
fixtures, which is so attached to any building or
structure on the premises that same may not be removed
without material injury to said property or to the
building or structure to which same shall be attached.
Upon expiration of this Agreement, title to all fixed
improvements erected or installed by Lessee in or upon
the demised premises shall vest in Lessor, excluding,
however, Lessee's trade fixtures and personal property,
as hereinafter provided. Lessee shall commence
construction of any fixed improvements to be erected or
installed by Lessee hereunder within a period of four
(4) months from and after the approval of the plans and
specifications therefor by or on behalf of Lessor, and
shall prosecute the work to completion with all due
diligence; and
(b) to install, maintain, operate, repair and re-
place any and all trade fixtures and other personal
property useful from time to time in connection with
its operations on the Airport, all of which shall be
and remain the property of Lessee and may be removed by
Lessee prior to or within a reasonable time after
expiration of the term of this Agreement, provided,
however, that Lessee shall repair any damage to the
premises caused by such removal. The failure to remove
trade fixtures or other personal property shall not
constitute Lessee a hold-over, but all such property
not removed within ten (10) days after Lessee receives
a written demand for such removal shall be deemed
abandoned and thereupon shall be the sole property of
Lessor. It is understood that, for purposes of this
Article, the phrase "trade fixtures" shall include, but
shall not be limited to, any signs, electrical or
otherwise, used to advertise Lessee's business in and
about the demised premises; all machinery and equipment
used in connection with the servicing of automotive
3
vehicles in or about the demised premises, whether or
not such machinery or equipment is bolted or otherwise
attached to said premises; any lift hoist, compressor
or other mechanical device used to service said
automotive vehicles; and all other miscellaneous equip-
ment, including, but not by way of limitation, air
conditioning equipment installed in or placed on or
about the demised premises and used in connection with
Lessee's business therein.
5. Utilities - All utilities will be separately metered
and billed directly to Lessee. Lessor grants to the Lessee the
right of easement necessary to construct, install and maintain,
at the sole expense of Lessee, all necessary tap lines and
facilities to connect said tap lines to the supply lines of the
Lessor and to receive all said utilities and service as
hereinabove provided.
6. Lessee's Obligations - Lessee covenants and agrees:
(a) to pay the rent and other charges herein
reserved at such times and places as the same are
payable;
(b) to pay all charges for water, gas, electric
power and sewage service consumed on the demised
premises during the term of this agreement, at
regularly established rates;
(c) to make no alterations, additions or
improvements to the demised premises without the prior
written consent of Lessor, which consent shall not be
unreasonably withheld;
(d) to keep and maintain the demised premises in
good condition, order and repair during the term of
this Agreement, and to surrender the same upon the
expiration of this term in the condition in which they
are required to be kept, reasonable wear and tear and
damage by casualty, not caused by Lessee's negligence,
riot and civil commotion, excepted;
4
(e) to observe and comply with any and all
requirements of the constituted public authorities and
with all federal, state or local statutes, ordinances,
regulations and standards applicable to Lessee for its
use of the demised premises, including, but not limited
to, rules and regulations promulgated from time to time
by or at the direction of Lessor for admini- stration
of the Airport;
(f) to pay all taxes assessed or imposed by any
governmental authority upon any building or other
improvements erected or installed on the demised
premises during the term of this Agreement; and
(g) to carry fire and extended coverage
insurance, if obtainable, on all fixed improvements
erected by Lessee on the demised premises to the full
insurable value hereof, if being understood and agreed
that for purposes hereof the term "full insurable
value" shall be deemed to be that amount for which a
prudent owner in like circumstances would insure
similar property, but in no event an amount in excess
of Lessee's original cost of constructing said fixed
improvements.
7. Lessor's Inspection and Maintenance - Lessor and its
authorized officers, employees, agents, contractors, sub-con-
tractors and other representatives shall have the right to enter
upon the demised premises for the following purposes:
(a) to inspect the demised premises at reasonable
intervals during regular business hours (or at any time
in case of emergency) to determine whether Lessee has
complied and is complying with the terms and conditions
of this agreement with respect thereto; or
(b) to perform essential maintenance, repair,
relocation or removal of existing underground and
overhead wires, pipes, drains, cables and conduits now
located on or across the demised premises, and to
construct, maintain, repair, relocate and remove such
5
facilities in the future if necessary to carry out the
master plan of development of the Airport, provided,
however, that said work shall in no event disrupt or
unduly interfere with the operations of Lessee, and
provided further, that the entire cost of such work,
including but not limited to the cost of rebuilding,
removing, relocating, protecting or otherwise modifying
any fixed improvements at any time erected or installed
in or upon the demised premises by Lessor, Lessee or
third parties, as a result of the exercise by Lessor of
its rights hereunder, and the repair of all damage to
such fixed improvements caused thereby, shall be borne
solely by Lessor.
8. Indemnification Lessee shall indemnify and hold
Lessor forever harmless from and against all liability imposed
upon Lessor by reason of legal liability for injuries to persons,
or wrongful death, and damages to property caused by Lessee's
operations or activities on such premises or elsewhere at the
Airport, provided that Lessor shall give Lessee prompt and timely
notice of any claims made against Lessor which may result in a
judgment against Lessor because of such injury or damage and
promptly deliver to Lessee any papers, notices, documents,
summonses, or other legal process whatsoever served upon Lessor
or its agents, and provided, further, that Lessee and its
insurer, or either of them, shall have the right to investigate,
compromise, or defend all claims, actions, suits and proceedings
to the extent of Lessee's interest therein; and in connection
therewith the parties hereto agree to faithfully cooperate with
each other and with Lessee's insurer or agents in any said
action.
9. Liability Insurance Lessee shall carry public
liability insurance with responsible insurance underwriters,
licensed and registered to do business in the State of Florida,
insuring Lessee and Lessor against all legal liability for in-
juries to persons, or wrongful death, and damages to property
caused by Lessee's activities and operations on said premises,
6
wi th liability limits of not less than $100,000.00 for anyone
person, and not less than $300,000.00 for any accident involving
injury or wrongful death to more than one person, and not less
than $25,000.00 for property damage resulting from anyone
accident. Lessee shall furnish Lessor with a copy of such in-
surance policy which shall provide that Lessor is an insured
under said policy, and that said policy cannot be cancelled or
materially modified except upon ten (10) days' advance written
notice to Lessor.
10. United States' Requirements This Lease shall be
subj ect and subordinate to the provisions of any existing or
future agreement between the Lessor and the United States rela-
tive to the operation or maintenance of the Airport, the execu-
tion of which has been or may be required by the provisions of
the Federal Airport Act of 1946, as amended, or any future act
affecting the operation or maintenance of the Airport, provided,
however, that Lessor shall, to the extent permitted by law, use
its best efforts to cause any such agreement to include provi-
sions protecting and preserving the rights of Lessee in and to
the demised premises and improvements thereon, and to compensate
for the taking thereof, and payment for interference therewith
and for damage thereto, caused by such agreement or by actions of
the Lessor or the United States pursuant thereto.
11. Lessor's Covenants - Lessor covenants and agrees that:
(a) Lessor is the lawful owner of the property
demised hereby, that it has lawful possession thereof,
and has good and lawful authority to execute this
lease;
(b) throughout the term hereof, Lessee may have,
hold and enjoy peaceful and uninterrupted possession of
the premises and rights herein leased and granted,
subject to performance by Lessee of its obligations
herein.
12. Cancellation by Lessor - Lessor shall have the right
upon written notice to Lessee to cancel this Agreement in its
entirety, upon or after the happening of one or more of the
7
following events, if said event or events shall then be
continuing:
(a) if Lessee shall make a general assignment for
the benefit of creditors, or file a voluntary petition
in bankruptcy or a petition or answer seeking its
reorganization or the readjustment of its indebtedness
under the Federal Bankruptcy Laws or any other similar
law or statute of the United States or any state, or
government, or consent to the appointment of a
receiver, trustee, or liquidator of all or sub-
stantially all of the property of Lessee;
(b) if by order or decree of a court of competent
jurisdiction Lessee shall be adjudged bankrupt or an
order shall be made approving a petition seeking its
reorganization, or the readjustment of its indebted-
ness under the Federal Bankruptcy Laws of any law or
statute of the United States or any state, territory,
or possession thereof, or under the law of any other
state, nation, or government, provided that if any such
judgment or order be stayed or vacated within ninety
(90) days after the entry thereof, any notice of can-
cellation given shall be and will become void and of no
effect;
(c) if by or pursuant to any order or decree of
any court of governmental authority, board, agency or
officer having jurisdiction, a receiver, trustee or
liquidator shall take possession or control of all or
substantially all of the property of Lessee for the
benefit of creditors, provided that if such order or
decree be stayed or vacated within sixty (60) days
after the entry thereof or during such longer period in
which Lessee diligently and in good faith contests the
same, any notice of cancellation shall be and will
become null, void and of no effect;
(d) if Lessee fails to pay the rental charge or
other money payments required by this instrument and
8
such failure shall not be remedied within thirty (30)
days following receipt by Lessee of written demand from
Lessor so to do;
(e) if Lessee defaults in fulfilling any of the
terms, covenants or conditions required of it hereunder
and fails to remedy said default within thirty (30)
days following receipt by Lessee of written demand from
Lessor so to do, or if, by reason of the nature of such
default the same cannot be remedied within thirty (30)
days following receipt by Lessee of written demand from
Lessor so to do, then, if Lessee shall have failed to
commence the remedying of such default within said
thirty (30) days following such written notice, or have
so commenced, shall fail thereafter to continue with
diligence the curing thereof.
13. Cancellation by Lessee - Lessee shall have the right,
upon written notice to Lessor, to cancel this Agreement in its
entirety upon or after the happening of one or more of the
following events, if said event or events is then continuing:
(a) the issuance by any court of apparent
competent jurisdiction of an injunction, order or
decree preventing or restraining the use by Lessee of
all or any substantial part of the demised premises or
preventing or restraining the use of the Airport for
usual airport purposes in its entirety, or the use of
any part thereof which may be used by Lessee and which
is necessary for Lessee's operations on the Airport,
which remains in force unvacated or unstayed for a
period of at least one hundred twenty (120) days;
(b) the default of Lessor in the performance of
any of the terms, covenants or conditions required of
it under this instrument and the failure of Lessor to
cure such default within a period of thirty (30) days
following receipt of written demand from Lessee so to
do, except that if by reason of the nature of such
default, the same cannot be cured within thirty (30)
9
days, then Lessee shall have the right to cancel if
Lessor shall have failed to commence to remedy such
default within said thirty (30) days following receipt
of such written demand, or having so commenced, shall
fail thereafter to continue with diligence the curing
thereof;
(c) the inability of Lessee to conduct its
business at the Airport in substantially the same
manner and to the same extent as theretofore conducted,
for a period of at least ninety (90) days, because of
(i) any law, (ii) any rule, order, judgment, decree,
regulation or other action or non-action of any
Governmental authority, board, agency or officer having
jurisdiction thereof;
(d) if the fixed improvements placed upon the
demised premises are totally destroyed, or so
extensively damaged that it would be impracticable or
uneconomical to restore the same to their previous
condition as to which Lessee is the sole judge. In any
such case, the proceeds of insurance, if any, payable
by reason of such loss shall be apportioned between
Lessor and Lessee, Lessor receiving the same proportion
of such proceeds as the then expired portion of the
lease term bears to the full term hereby granted, and
Lessee receiving the balance thereof. If the damage
results from an insurable cause and is only partial and
such that the said fixed improvements can be restored
to their prior condition within a reasonable time, then
Lessee shall restore the same with reasonable prompt-
ness, and shall be entitled to receive and apply the
proceeds of any insurance covering such loss to said
restoration, in which event this Agreement shall not be
cancelled, but shall continue in full force and effect,
and in such case any excess thereof shall belong to
Lessee;
10
(e) in the event of destruction of all or a
material portion of the Airport or the Airport
facilities, or in the event that any agency or
instrumentality of the United States Government, or any
state or local government occupies the Airport or a
substantial part thereof, or in the event of military
mobilization or public emergency wherein there is a
curtailment, either by executive decree or legislative
action, of normal civilian traffic at the Airport or
the use of motor vehicles or airplanes by the general
public, or a limitation of the supply of automobiles or
of automotive fuel, supplies, or parts for general
public use, and any of said events results in material
interference with Lessee's normal business operations
or substantial diminution of Lessee's gross revenue
from its automobile rental concession at the Airport,
continuing for a period in excess of fifteen (15) days;
(f) in the event that at any time prior to or
during the term of this agreement Lessee's presently
existing right to operate an automobile rental
concession at the Airport is withdrawn, cancelled,
terminated, or not renewed by Lessor;
(g) the taking of the whole or any part of the
demised premises by the exercise of any right of
condemnation or eminent domain;
(h) if at any time during the basic term or
option term of this Lease a majority of the scheduled
air transportation serving the local area no longer
operates from the Airport; or
(i) if at any time during the basic term hereof
or the option periods the Airport or terminal building
is removed to a place more than three (3) road miles
distant from its present location.
14. Purchase of Fixed Assets In the event of any
cancellation or termination of this Agreement by the Lessor or
Lessee prior to the expiration for any cause other than
11
destruction of the fixed improvements or default by the Lessee
hereunder, Lessor shall promptly purchase or cause to be
purchased from Lessee all of said fixed improvements at a cash
price equal to the Lessee's actual cost, less depreciation as set
forth below.
In the event that the Lessee is being replaced by a new
rental car concessionaire, the County shall require the re-
placement concessionaire to purchase from Lessee, all of the
fixed improvements constructed in accordance with Section 2
hereof at a cash price equal to Lessee's actual cost computed as
provided below, less straight-line depreciation over the term of
this Lease, to the nearest complete month of the term then
elapsed under this Agreement.
In the event that no rental car concessionaire replaces the
Lessee within three months (90 days) of the termination of this
agreement, the County will purchase from the Lessee all of the
fixed improvements constructed in accordance with Section 2
hereof at a cash price equal to Lessee's actual cost computed as
provided below, less straight-line depreciation over the term of
this lease, to the nearest complete month of the term then
elapsed under this Agreement.
The Lessee's investment in the premises shall be determined
in accordance with generally acceptable accounting practices and
principles, provided that such investment shall not in any event
exceed 100% of the amount paid by the Lessee to independent
contractors for work actually performed on the premises and
materials furnished or labor performed in connection therewith.
Payments made by the Lessee to independent contractors for
engineering, architectural, professional and consulting services
in connection therewith may be included in the amount paid for
work actually performed on the premises, provided that such
payments shall not in any event exceed 10% of the construction
cost.
15. Lessee's Reserved Rights Nothing contained in this
Agreement shall limit or restrict in any way such lawful rights
as Lessee may have now or in the future to maintain claims
12
against the federal, state or municipal government, or any
department or agency thereof, or against any interstate body,
commission or authority, or other public or private body
exercising governmental powers, for damages or compensation by
reason of the taking or occupation, by condemnation or otherwise,
of all or a substantial part of the demised premises, including
fixed improvements thereon, or of all or a material part of the
Airport with adverse effects upon Lessee's use and enjoyment of
the demised premises for the purposes hereinabove set forth; and
Lessor hereby agrees to cooperate with Lessee in the maintenance
of any just claim of said nature, and to refrain from hindering,
opposing or obstructing the maintenance thereby by Lessee.
16. Assignment and Subletting - It is expressly agreed and
understood that any and all obligations of Lessee hereunder may
be fulfilled or discharged either by Lessee or by a Licensee
member of the Sundance Carriage Corp. duly appointed thereto by
the Sundance Carriage Corp., and that any and all privileges of
every kind granted Lessee hereunder extends to any Licensee
appointed, provided, however, that notwithstanding the method of
operation employed by Lessee hereunder, Lessee always shall
continue to remain directly liable to Lessor for the performance
of all terms and conditions of this Lease. Except as hereinabove
set out, the premises may not be sublet, in whole or in part, and
Lessee shall not assign this agreement without prior written
consent of Lessor, nor permit any transfer by operation of law of
Lessee's interest created hereby, other than by merger or
consolidation.
17. Other Uses - Lessee shall not use or permit the use of
the demised premises or any part thereof for any purpose or use
other than as authorized by this Agreement.
18. Liens - Lessee shall cause to be removed any and all
liens of any nature arising out of or because of any construc-
tion performed by Lessee or any of its contractors or sub-con-
tractors upon the demised premises or arising out of or because
of the performance of any work or labor upon or the furnishing of
13
any materials for use at said premises, by or at the direction of
Lessee.
19.
Time
In computing Lessee's time within which to
connnence construction of any fixed improvements or to cure any
default as required by this Lease, there shall be excluded all
delays due to strikes, lockouts, Acts of God and the public
enemy, or by order or direction or other interference by any
municipal, State, Federal or other Governmental department, board
or connnission having jurisdiction, or other causes beyond
Lessee's control.
20.
Paragraph Headings
Paragraph headings herein are
intended only to assist in ready identification and are not in
limitation or enlargement of the content of any paragraph.
21. Notices - Any notice or other connnunication from either
party to the other pursuant to this Agreement is sufficiently
given or connnunicated if sent by registered mail, with proper
postage and registration fees prepaid, addressed to the party for
whom intended, at the following address:
For Lessor:
Monroe County Board of County Connnissioners
P.O. Box 1680
Key West, FL 33040
For Lessee:
Sundance Carriage Corp.
d/b/a Dollar Rent A Car
5012 W. Lemon Street
Tampa, FL 33609
or to such other address as the party being given such notice
shall from time to time designate to the other by notice given in
accordance herewith.
14
IN WITNESS WHEREOF, the parties have caused these presents
to be executed by their respective officers or representatives
thereunto duly authorized, the day and year first above written.
MONROE COUNTY
~
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(SEAL)
Attest: DANNY L. KOLHAGE, Clerk
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LERK -
SUNDANCE CARRIAGE CORP. d/b/a
DOLLAR RENT A CAR
BY, /~
-
(SEAL)
Attest:
APrwVED AS TO FORM '1
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