HomeMy WebLinkAboutMulticare Health System - Estoppel Certificate LANDLORD'S ESTOPPEL CERTIFICATE
THIS LANDLORD'S ESTOPPEL CERTIFICATE ("Certificate'), dated as of September 15,
2012, is executed by City of Auburn —Mel's Lumber Parking ("Landlord") in favor of MULTICARE
HEALTH SYSTEM, a Washington non-profit corporation(`Buyer").
RECITALS
A. Buyer and AUBURN REGIONAL MEDICAL CENTER, INC. ("ARMC") have entered
into an Asset Purchase Agreement, dated as of May 1, 2012 (the "Purchase Agreement"), whereby Buyer
has agreed to purchase, among other things, certain leasehold interests of Tenant in King County,
Washington.
B. Landlord and ARMC ("Tenant") are parties to that certain Lease Agreement dated as of
March 11, 2010 (together with all amendments, modifications, supplements, guarantees and restatements
thereof,the"Lease").
C. Pursuant to the Purchase Agreement, Tenant has requested Landlord to execute and
deliver an estoppel certificate certifying the status of the Lease with an understanding that Buyer will rely
on Landlord's representations in acquiring Tenant's interest under the Lease.
NOW, THEREFORE, Landlord certifies and represents to Buyer the following:
1 Lease. Attached hereto as Exhibit I is a true, correct and complete copy of the Lease,
including all amendments, modifications, supplements, guarantees and restatements thereof, except the
following: None. (If none,please state"None.")
2. Leased Premises. Tenant leases those certain premises (the "Leased Premises'
consisting of 80 parking spaces during the term of the Lease.
3 Full Force and Effect. The Lease has been duly authorized, executed and delivered by
Landlord, is in full force and effect, has not been terminated and constitutes a legally valid instrument,
binding and enforceable against Landlord in accordance with its terms.
4 Complete Agreement. The Lease constitutes the complete agreement between Landlord
and Tenant for the Leased Premises and, except as modified by any Lease amendments noted in Section I
above(if any),has not been modified, altered or amended.
5 Lease Term. The term of the Lease commenced on March 11, 2010 and is currently
month to month.
6. Rights of Tenant. Tenant has no option, right of first refusal, right of first offer, or other
right to acquire or purchase all or any portion of the Leased Premises except as follows: None.
(If none, please state"None.")
MHS Landlord Estoppel Certificate Page I
ND: 20273.00301 4851-7350-2991vl City ofAuburn—Mel's Lumber Parking
7 Rent.
(a) The obligation to pay rent under the Lease commenced on March 11, 2010. The
rent under the Lease is current, and Tenant is not in default in the performance of any of its obligations
under the Lease.
(b) Tenant is currently paying base rent under the Lease in the amount of$3,610.88
per month which includes leasehold excise tax at 12.84% (currently being paid at the rate of$410.88 per
month).
(c) Tenant's estimated share of operating expenses,common area charges, insurance,
real estate taxes and administrative and overhead expenses is $383.00 per month.
8. Security Deposit. The amount of Tenant's security deposit held by Landlord under the
Lease is$0.
9 Prepaid Rent. The amount of prepaid rent, separate from the security deposit, is$0.
10. No Defaults. To the best of Landlord's knowledge and belief, there presently is no
default or other wrongful act or omission by Tenant under the Lease or otherwise in connection with
Tenant's occupancy of the Leased Premises, nor is there a state of facts which with the passage of time or
the giving of notice or both could ripen into a default on the part of Tenant.
11. Assignment by Tenant. Landlord has received no notice of any assignment,
hypothecation or pledge of the Lease by Tenant. Landlord hereby consents to an assignment of Tenant's
interest in the Lease to be executed by Tenant to Buyer in connection with the closing of the Purchase
Agreement.
12. Environmental Matters. To the best of Landlord's knowledge, Tenan t's operation and
use of the Leased Premises does not involve the generation,treatment, storage, disposal or release into the
environment of any hazardous materials, regulated materials and/or solid waste, except those used in the
ordinary course of Tenant's business operations and is otherwise used in accordance with all applicable
laws.
13 Buyer Address. Landlord acknowledges that Buyer's address for notice purposes
following Buyer's acquisition of Tenant's interest in the Leased Premises is as follows:
MultiCare Health System
c/o CB Richard Ellis
Attn: Property Management
2106 Pacific Avenue, Suite 400
Mail Stop 2106-4-CBRE
Tacoma, WA 98402-0299
Telephone: 253 792.6421
Landlord makes this Certificate with the knowledge that it will be relied upon by Buyer in
agreeing to purchase the Property
MHS Landlord Estoppel Certificate Page 2
ND: 20273.00301 4851-7350.2991x1 City ofAub"urn—Mel's Lumber Parking
Landlord has executed this Certificate as of the date first written above.
LANDLORD• City of Auburn—Mel's Lumber Parking
a ABy N /�S
Its Mln�.1Q✓
MHSLandlord Estoppel Certificate Page 3
ND- 20273.00301 4851-7350-2991A City of Auburn—Mel'sLumberParking
EXHIBIT 1
COPY OF LEASE
[To be attached.]
MHS Landlord Estoppel Certificate Exhibit I
N& 20273.00301 4851-7350-2991v1
RESOLUTION-NO. 4 6.3 8
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF AUBURN, WASHINGTON, AUTHORIZING
THE MAYOR AND CITY CLERK TO EXECUTE A
PARKING LOT LEASE AGREEMENT BETWEEN
THE CITY OF AUBURN AND AUBURN REGIONAL_
MEDICAL CENTER
WHEREAS, the City of Auburn owns a parking lot situated on of King
County Tax Parcels_0492000460, 049200461 and 049200463; and
WHEREAS, Auburn Regional Medical Center desires to lease a number
of parking stalls within the lot at a-price that is acceptable to the City
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
KING COUNTY, WASHINGTON, HEREBY RESOLVES as follows:
Section-1. The Mayor of the City of Auburn and the Auburn City Clerk
are hereby authorized to execute a Lease Agreement between the City of
Auburn and Auburn Regional Medical Center for parking stalls, which
agreement shall be in substantial conformity with the Mel's Parking Lot Lease
Agreement attached hereto, marked as Exhibit "A" and incorporated herein by
this reference.
I
Section 2. The Mayor is hereby authorized to implement such
administrative procedures as may be necessary to carry out the directives of
this legislation.
Resolution No. 4638
August 24, 2010
Page 1 of 2
Section 3. This resolution shall be in full force and effect upon
passage and signatures hereon.
�! I
Signed this 7 day of J � ' 2010.
Cl UB;U
i
I
I -
PETER B. LEWIS,;MAYOR
ATTEST
Danielle E. Daskam, City Clerk
APP VED TO FORM:
12A .02�A.
D iel eid, City Att ey
Resolution No. 4638 �!
August 24, 2010
Page 2 of 2
MEL'S PARKING LOT LEASE AGREEMENT
THIS PARKING LOT LEASE AGREEMENT (this "Lease") is entered into
by and between Landlord and Tenant, as described in the following basic lease
information, as of the It day of /LCD/, eRf 2010. Landlord and Tenant
hereby agree as follows:
ARTICLE 1 BASIC LEASE INFORMATION.
1 1 In addition to the terms Which are defined elsewhere in this Lease, the
following terms shall have the following meanings:
(a) Landlord: City of Auburn, a Washington municipal corporation
(b) Landlord's Address: 25 West Main St.,Auburn, WA 98001,
(c) Tenant: Auburn Regional Medical Center(ARMC), a Washington
corporation
(d) Tenant Address: Plaza One, 202 North Division Street,Auburn,
WA 98001
(e) Parking Lot: Parking Lot located at King County Tax Parcel ID
nos.0492000460,0492000461 and 049200463.
(f) Parking Stalls: The spaces available for use by Tenant as identified
in the document titled "ARMC Parking Stalls" attached hereto as
Exhibit A, which Exhibit may be modified from time to time in
accordance with this Lease. Tenant's Monthly Rent as defined in
Section 0) of this Agreement shall be recalculated to reflect the
number of parking stalls Tenant retains.
(g) Term: The duration of the Lease shall be the Term. The Term will
commence on the Commencement Date and will expire on the
Expiration Date.
(h) Commencement Date: M trZ c F( I S. ac Q
(i) Monthly Rent:The total amount due from Tenant to Landlord.
ARTICLE 2. AGREEMENT-USE,MAINTENANCE AND REPAIR
2.1 Lease. Landlord hereby leases up to eighty (80) Parking Stalls to Tenant,
and Tenant hereby leases the Parking Stalls from Landlord, according to the terms and
1
conditions of this Lease. Landlord reserves the right to reduce the number of parking
stalls.available to Tenant. The Landlord shall provide Tenant with a minimum of thirty
(30) calendar days prior written notice of the-nurnber ofparking stalls that Landlord will
make.available beginning the fast day of the month following the notide, along with a
revised Exhibit A reflecting the Tenant packing stalls. Landlord will be,deemed to have
delivered possession of the Parking Stalls to Tenant on the Commencement Date, and
Tenant will be deented to have accepted the Packing Stalls, based on itsi own inspection
and not relying on any statement of the;condition of the Parking Stalls by Tenant or its
agents, in its present"as-is"condition.
2.2 Use. Tenant shall use the Parking Stalls only for the purpose of parking
motor vehicles and purposes incidental to that use. Tenant shall not allow the Parking
Stalls to be used any unlawful purposes or for purposes that may result in a violation
of any local, state or federal laws,statutes-or ordinances applicable to the Parking Stalls.
2.3 Maintenance.and Repair. Tenant agrees to keep the Parking Stalls in good
order and repair.
2.4 , Term. The term of this lease shall be month-to-month, with no set
expiration date. Either party may terminate this Lease on thirty (30) days' prior written
notice from the terminating parry to the other party
J ARTICLE 3. RENT
3 1 Monthly Rent. Tenant shall pay the Monthly Rent to Landlord as rent for
the Parking Stalls. Tenant agrees to pay forty ($40) dollars per. parking stall', plus
applicable Operating'Costs as defined in Section 3.2, per month. Minimum monthly rent
shall be three thousand two hundred and 00/100 dollars ($3,200) in.rent plus any
applicable leasehold excise tax currently 12.84%for a monthly total of three thousand six
hundred ten and 88%100 dollars ($3;610.88). Monthly Rent will be paid in advance, to
Landlord at the City of Auburn 25 West Main Street, Auburn, WA 98001, or to such
other person or place as,Landlord designates to Tenant in writing; on of before the first
day of each calendar month of the Term, without written notice or demand. If the Term
commences on a day other,than the first day of a calendar month or ends on.a day other
than the last day of a calendar month, then the Monthly Rent will be appropriately
prorated.
3.2 Operating Costs. Tenant acknowledges and agrees that costs and expenses shall
include, but are not limited to: Leasehold Excise Taxes at 12..84% of the ;Monthly Rent (if
Leasehold Excise Tait is required by state statute), any, pro rata share of costs and expenses
incurred by Landlord in each month in connection with.the upkeep, operation, maintenance,
repair,and management of the Parking Stalls.
ARTICLE 4. INSURANCE AND INDEMNITY
4.1 Tenant's Insurance. At all times during_ the Term, Tenant will carry and
maintain, at Tenant's expense,the following insurance in the amounts specified below or
2
such other amounts as Landlord may from time to time reasonably request, with
insurance companies and on forms satisfactory to Landlord to the extent allowed by
applicable law•
(a) Bodily injury and property damage liability insuran ce, with a
combined single occurrence.limit of not less than$1,000,000. All such insurance will be
equivalent to coverage offered by a Commercial General Liability and Garage Keeper's
Legal Liability form including, without limitation, personal injury, death of persons or
damage to property'occurring in, on, or about the Parking Lot, and contractual liability
coverage for the performance by Tenant of the indemnity agreements set forth in Section
4.3 of this Lease;
0
(b) Worker's compensation insurance insuring against and satisfying
Tenant's obligations and liabilities under the worker's compensation laws of the State
where the Parking Lot is located, including employer's liability insurance in the limits
required by the laws of the State where the Parking Lot is located;
(c) Auto'Liability for all owned, hired, or non-owned vehicles on the
Parking Lot, at a limit of liability not less than $1,000,000 combined bodily injury and
property damage; and
(d) Any additional insurance reasonably requested by Landlord to
cover any unusual risks created by the nature of Tenant's use of the Parking Stalls.
42 Forms of the Policies. Certificates of insurance, together with copies of
endorsements, when-applicable, listing Landlord and any others specified by Landlord as
an additional insured,will be delivered to Landlord prior to Tenant's occupancy of the
Parking Stalls and from time to time at least 10 days' prior to the expiration of the term of
each such policy All Commercial General Liability or comparable policies maintained
by Tenant will name.Landlord and such other persons or entities as Landlord specifies
from time to time as an additional insured entitling them to recover finder such policies
for any loss sustained.by them, their agents and employees. All such policies maintained
by Tenant will provide that they may not be terminated nor may coverage be reduced
except after 30 days' prior written notice to Landlord; All Commercial General Liability
and property policies maintained by Tenant will be written as primary policies, not
contributing with and not supplemental to the coverage that Landlord may carry
4.3 Indemnification, Waiver, and Release.
(a) Indemnification. Tenant will neither hold nor attempt to hold Landlord,
its employees or agents liable for, and Tenant will indemnify and hold Landlord, its employees
and.agents harmless from and against, any and all demands, claims, causes of action, fines,
penalties, damages (including consequential damages), liabilities, judgmedts, and expenses
(including, without limitation, reasonable attorneys' fees)which arise out of or relate to: (1)the
use or occupancy or manner of use or occupancy of the Parking Lot by Tenant or any person
claiming 'under Tenant; (2) any activity, work, or thing done or permitted by Tenant in or about
the Parking Lot; (3) any breach by Tenant or its employees,agents, contractors or invitees of this
3
6
i
o .
Lease; and (4) any injury, loss or damage to the person, property or business of Tenant, its
employees,agents, or contractors or any invitees entering upon the Parking Lot under the express
or implied invitation of Tenant. If any action or proceeding is brought against Landlord or its
employees or agents by reason of any such claim for which Tenant has indemnified Landlord,
Tenant, upon written notice from Landlord, will defend the same at Tenant's expense with
counsel reasonably satisfactory to Landlord.
(b) Waiver and Release. It is further specifically, and expressly
understood that the indemnification provided herein constitutes the Tenant's waiver of
immunity under Industrial Insurance, Title 51 RCW, solely for the purposes of this
indemnification. This waiver has. been mutually negotiated by the parties. The
provisions of this section shall survive the expiration or termination of this Agreement.
(c) Notwithstanding the above, Tenant shall not be required to
indemnify Landlord for any claim, expense or liability caused by the negligent or
intentional acts or omissions of Landlord, its employees, contractors or agents
ARTICLE 5. GENERAL
5.1 Events of Default. The occurrence of any one or more of the following
events shall constitute an "Event of Default" under this Lease: (i) any ,part of the
Monthly Rent or Operating Expenses are not paid when due, or(ii) any nonperformance,
breach or default under any other provision of this Lease.
5.2 Landlord's Remedies. If any Event of Default occurs, then Landlord shall
have the right,at its election:
(a) To terminate this Lease, in which case Tenant's right to possession of the
Parking Stalls will cease and this Lease will be terminated as if the expiration of the term
fixed in such notice were the end of the Term.
(b) To cure any Event of Default and to charge Tenant for the cost of effecting
such cure, including without limitation reasonable attorneys' fees and;Default Interest
provided that Landlord will have no obligation to cure any such Event of Default of
Tenant.
Each right and remedy.provided for in this Lease is cumulative and is in addition
to every other right or remedy provided for in this Lease or at law or in equity If a
dispute arises under the terms of this Lease or if any payment required by this Lease is
i not paid when due and the matter is turned over to an.attomey,the prevailing party in the
dispute will be entitled to receive its reasonable attorneys' fees in addition to the other
damages and costs recoverable under this Lease.
5.3 Quiet Eniovment. So long as Tenant performs all covenants and
obligations contained in,this Lease, Landlord warrants quiet enjoyment of the Parking
Stalls by Tenant;provided that Landlord,its agents or representatives may enter upon and
inspect the Parking Stalls at reasonable times upon reasonable notice. Landlord's failure
4
f
i
to comply with this Section shall not give Tenant any right to terminate this Lease, to
abate or reduce the Monthly Rent; Operating Expenses or fail to perform lany of Tenant's
obligations hereunder.
5.4 Liens. Tenant will keep the Parking Lot free and clear of all mechanics'
liens and other liens on account of work done for Tenant or persons claiming under
Tenant.
5.5 Environmental Matters.
(a) Tenant's Obligations.
(1) Tenant will not cause or permit the storage, treatment or
disposal of any Hazardous Materials in, on, or about the Parking Lot by Tenant, its
agents, employees or contractors. Tenant will not permit the Parking Lot to be used or
operated in a manner that may cause the Parking Lot or any part of the Parking Lot to be
contaminated by any Hazardous Materials in violation of any Environmental Laws.
Tenant will not use or permit the Parking Lot to be used for maintenance bf its vehicles.
(2) Tenant will be solely responsible for and will defend,
indemnify, and hold Landlord, its agents and employees harmless from and against all
direct claims, costs,.and liabilities, including attorneys' fees and costs, arising out of or in
connection with Tenant's breach of its obligations in this Section.
(3) Tenant will be solely responsible for and will defend,
indemnify and hold Landlord, its agents, and•employees harmless from,and against any
and all direct claims, costs, and liabilities, including attorneys' fees and costs, arising out
of or in connection with Tenant's introduction'of Hazardous Materials tothe Parking Lot.
Tenant's obligations under this Section shall survive the expiration or other termination
of this Lease.
(b) Definitions.
`-`Hazardous Materials" means asbestos, petroleum products,
explosives, radioactive materials, hazardous waste, hazardous substances, or hazardous
materials including, without limitation, substances defined as "hazardous substances" in
the Comprehensive Environmental Response Compensation Liability Act of 1980, as
amended, 42 U S. C. Sec. 9601-9657 ("CERCLA'); the Hazardous Material
Transportation Act of 1975, 49 U.S.C. Sec. 1801-18.12; the Resource Conservation
Recovery Acts of 1976, 42 U.S.C. Sec. 6901-6987; the Occupational Safety And health
Act of 1970, 29 U.S.C. Sec. 6901-6987; the Occupational Safety And Health Act of
1970, 29 U.S.C. 651 et seq., or any other federal, state or local statute; law, ordinance,
code, rule, regulation order or decree regulating, relating to, or imposing liability or
standards of conduct concerning hazardous materials, wastes or substances now or at any
time hereinafter in effect(collectively,"Environmental Laws"). '
5
i
5.6 Termination. At the expiration or other termination I of this Lease,
pursuant to Sections 2.4, 5.2, or 5.8 hereof, or through any other process or provision
hereunder or through any remedy available under the law, Tenant will promptly quit and
surrender the Parking Stalls to Landlord in good order and repair, ordinary wear and tear
excepted. All effects, additions and improvements on the Parking Stalls)after the end of
the Term shall be deemed conclusively to have been abandoned and may be appropriated,
sold stored, destroyed, or otherwise disposed of by Landlord without notice to Tenant or
any other person and without obligation to account for them.
5.7 Assisnment.and Subletting. Tenant shall not assign or sublet the Parking
Stalls without the written approval of Landlord, which approval may be, withheld in the
sole discretion of the Landlord. If Landlord consents to a proposed assignment or
sublease, then Landlord may require Tenant to pay to Landlord a sum equal to 50% of
any rent and other consideration,profit or gain realized by Tenant from such sublease or
assignment, in excess of the rent allocable to the transferred space then being paid by
Tenant to Landlord pursuant to the Lease (after deducting the costs of Tenant, if any, in
effecting the assignment or sublease, including reasonable alteration costs, commissions
and legal fees).
I
5.8 Subsequent Landlord. In the event of any sale or lease of Landlord's
interest in the Parking Lot, the Landlord shall be relieved of all covenants and obligations
hereunder, and this Lease shall be deemed terminated on notice to Tenant of such sale of
lease.
5.9 Notices. Notices and'other communications required under this Lease
shall be in writing and shall be deemed given (i)'upon personal delivery, (ii) three (3)
business days 'after deposit in the United States mail, first class, postage prepaid,
certified, return receipt requested, or(iii) one(1) business day after timely delivery to an
overnight courier,to the addresses as set.forth in Section I I Either party may, by similar
notice change the address to which future notices or other communications shall be.sent.
5.10 Time is of the Essence. Time is of the essence for icach and every
provision of this Lease.
I
5.11 No Waiver. The waiver by either Landlord or Tenant of any agreement,
condition, or provision contained in this Lease will not be deemed to be a waiver of any
subsequent breach of the same or any other agreement, condition, or pr ivision contained
in this Lease.
5.12 JURY WAIVER. IF ANY ACTION, PROCEEDING, CLAIM OR
COUNTERCLAIM IS BROUGHT BY LANDLORD OR TENANT AGAINST THE
OTHER OR THEIR SUCCESSORS OR ASSIGNS WITH RESPECT TO ANY
MATTER WHATSOEVER ARISING OUT OF OR IN CONNECTION WITH THIS
LEASE, THE USE AND OCCUPANCY OF THE PARKING LOT, THE
RELATIONSHIP BETWEEN LANDLORD AND TENANT, ANY CLAIM FOR
INJURY OR DAMAGE, OR ANY EMERGENCY OR STATUTORY REMEDY,
6
LANDLORD AND TENANT EACH HEREBY KNOWINGLY AND VOLUNTARILY
WAIVES TRIAL BY JURY IF LANDLORD COMMENCES ANY SUMMARY
PROCEEDING FOR NONPAYMENT OF RENT, TENANT WILL NOT INTERPOSE
(AND WAIVES THE RIGHT TO INTERPOSE) ANY COUNTERCLAIM IN ANY
SUCH PROCEEDING.
5.13 Brokers. Landlord and Tenant respectively represent and warrant to each
other that neither of them has consulted or negotiated with any broker or finder with
regard to the Parking Stalls and will defend, indemnify and hold the other party harmless
from any claims or damages, including reasonable attorneys' fee s, arising from any
breach of this provision.
5.14 Authority Each of the parties executing this Lease on behalf of the
Tenant or the Landlord represents to the other party that such party is authorized to do so
by requisite action of the party to this Lease.
5.15 Entry.by Landlord. Landlord, its agents, employees, and contractors may
enter the Parking Lot at any reasonable hour.
5.16 Goveming Law. This Lease will be governed by and construed pursuant
to the laws of the state in which the Parking Lot is located.
5.17 Entire Agreement: Amendment. This Lease contains the entire agreement
between Landlord and Tenant. No amendment, alteration, modification of, or addition to
the Lease will be valid or binding unless expressed in writing and signed by Landlord and
Tenant.
5.18 Late Rent. Any installment of Monthly Rent not paid on its due date shall
bear a late charge of 5% of the delinquent installment, to compensate lLandlord for its
administrative expenses relating to such delinquency Further, any Monthly Rent not
paid when due will accrue interest at the default rate of the Prime Rate plus 5% per
annum, but in no event in an amount in excess of the .maximum gate allowed by
applicable law ("Default Interest") from the date on which it was due until the date on
which it is paid in full with accrued interest.
The term "Prime Rate" shall mean the rate of interest from time to time as
published in the Wall Street Journal under the table, "Money Rates," orlany successor to
it,as the prime rate. Ifthe Wall Street Journal or any successor to it cea�es to publish the
prime rate, the Prime Rate will be a comparable interest rate designated by Landlord to
replace the Prime Rate.
5.19 Landlord Fees. If Tenant requests that Landlord take any action or give
any consent required or permitted under this Lease or execute an instrument or document
of estoppel,subordination,nondisturbance or the like,Tenant will reimburse Landlord for
their fees, costs and expenses incurred in reviewing, negotiating, preparing, processing,
executing and delivering the proposed action, consent, instrument or document,
7
I
including, without limitation, reasonable attorneys' fees (including Landlord's in-house
counsel fees and costs, at market-rate)and engineers' fees (including Landlord's in-house
engineers' fee's and costs, at market-rate), on or before ten (10) days after Landl'ord's
delivery to Tenant of a statement of such fees, costs and expenses. Tenant will be
obligated to make such reimbursement without regard to whether Landlord consents to
any such proposed action or executes any such proposed instrument or d. ument.
I
i
EXECUTED as of the day and year first above written.
LANDLORD: TENANT
City of Auburn, a Washington
municipal c oration
ZZ7
By. By.
Its: Its: lei 14A LO/
i
I _
li
8
8I8IBIT A
f �
SITE PLAN ;
MEL°S LUMBER
PC TM OF TM SW4 MV k SEC.U.TM W W-K CRY OF AU3W WA OW i
♦x.
1
20 ALLEY un�w mm
.. .. .. .........:... all
: :"•8'.11 : 1'02. :SFT. :73. :38 cam..
tnr.tswr :49 :3Q:.
; '.28:...., Drctm
S '...: :..: :..
'....,y: •.: :�p:p: : . • s,. . ... :9:'.69?. : : . , • :' ,
......... ........
. .• . •a o8• .,..�vawx•ntr:. .._.... • :aZ(..: I {.:3: :: • .
:..... ..........
. ..... .... .*77
c>;a
:•"• :.:•}.�••.: • •;��:: •. :. ': .. :�i•5•.:..._•..: .sv"�r. re's`:�' i
' . •. •: ': ;a'' : ia•:CS' w.• .......... � • :.:. id's• .`°fob:tG- y
• ... dC'. ' '. a4:di:}.{�.H�,t'. •
It
IWO
Lill
Down
�� f I wN lug Y�7o�ie�M —m1YRC IYl I .
9