HomeMy WebLinkAboutCo-Location Lease Agreement
Augusta Richmond GA
DOCUMENT NAME: to - LOCa:h 0 n L eC{s~
. A 3 Vee rnt:n t
DOCUMENT TYPE: lea.::e.
YEAR:
1-000
BOX NUlI1BER: 0
FILE NUMBER:
} L}t.ot1 5
NUMBER OF PAGES:
I I
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CO-LOCATION LEASE AGR15EMENT
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THIS CO-LOCATION LEASE AGREEMENT (the "Agreement") is entered
into this 'ilL day of IflA-ec# ',2000 by and b~,t::,ween
AUGUSTA, GEORGIA, a political subdivision of the State of Georgia
(hereinafter referred to as "LANDLORD") and AGW LEASING COMPANY,
INC., A DELAWARE CORPORATION (hereinafter referred to as "TENANT").
WHEREAS, LANDLORD owns a cert.ain parcel of property located at
2314 Tobacco Road, County of Richmond, State of Georgia, which
property is more specifically described in Exhibit "A" attached
hereto and made a part hereof) (the "Premises"), and LANDLORD owns
a water tower (hereinafter referred to as the "Tower") erected on
the Premises; and
WHEREAS, TENANT desires to lease certain designated space of
the Premises and the Tower (the "Leased Premises I')
NOW, THEREFORE, for and in consideration of the mutual
promises and covenants contained herein, and other good and
valuable consideration, the receipt. and sufficiency of which are
hereby acknowledged, the parties hereto, intending to be legally
bound, do hereby agree as follows.
1. LEASED PREMISES: USE OF LEASED PREMISES: LANDLORD hereby
leases to TENANT space on the Tower to the extent necessary to
enable TENANT to erect, maintain, repair, replace and operate the
following and associated equipment, all for the purpose of a
commuriications facility and uses incidental thereto:
(a) Three (3) transmit and Three (3) receive antennas to be
located on the catwalk of the Tower. LANDLORD will cause a
st~ructural analysis to be performed (at TENANT I S expense) to
establish percentage of Tower Capacity used by this equipment.
TENANT may subst:i.tute number and size of antennas at any time
during this Agreement as long as TENANT stays on the catwalk, does
not use any additional tower capacity and. complies with all the
other terms of this Agreement (i.e., interference.)
(b) Flexible transmission lines between the antennas and
communications equipment, to be anchored and installed on the
Leased Premises in accordance with good and acceptable engineering
practices, including without limitation the right to run such lines
and other cables within the line space.
J..J,f\l-JDLORD also leases to TENANT a Ten foot by Fifteen foot' (10'
x 15') area of land, being a portion of the Leased Premises as
described and depicted on the attached Exhibit "]>.," for locating
certain equipment described as pes Equipment. LANDLORD shall
allow TENANT to set a 7 foot by 10 foot (7' x 10') concrete pad
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within this designated area and to place an unmanned equipment
within the designated area, which has been specifically described
on Exhibit "A". TENANT must obtain prior written approval of
LANDLORD pursuant to the terms and conditions set forth in
paragraph 7 of this Agreement.
TENANT shall furnish, to its unmanned equipment, electric and
telephone service for the operation of TENANT I S communications
equipment. TENANT shall be solely liable for utility expenses
relating to its installation and equipment. TENANT's electrical
service shall be separately metered and TENANT shall be responsible
for all costs associated with metering, including the cost of
installing any meter.
LANDLORD hereby grants non-exclusive easements for access and
utilities to the Leased Premises and the Tower during the term of
this Agreement, and the right to place any utilities or to bring
utilities across the Leased Premises in order to service the Leased
Premises, Tower, antennas and other equipment. LANDLORD shall
provide 24 hours, 7 days per week access to TENANT for maintenance
purposes.
TENANT shall use the Leased Premises for the purpose of
constructing, installing, maintaining, improving and operating, at
TENANT's expense, a communications facility, including antennae,
buildings, and incidental uses, all for the purpose of operating a
wireless communications network. TENANT shall not use the Leased
Premises, or its equipmerit, for any other purpose without the
express prior written consent of Landlord.
2. INITIAL TERM: This agreement shall run for a period of
five (5) years, commenc ing on March 8, 2000, (the "Commencement
Date") and terminating at midnight on March 7, 2005, unless earlier
terminated as provided herein, and subject to the terms and
conditions set forth in this Agreement.
3. RENTAL: So long as TENANT continues to use the equipment
referenced herein for the sole purpose of providing a wireless
communications network TENANT shall pay as an annual lease fee, in
advance, the sum of Twenty One Thousand Six Hundred and nO/100
Dollars ($21,600.00). Said sum shall be paid by TENANT on the
anniversary of the commencement date each year thereafter
throughout the term of this Agreement. In the event TENANT uses
the equipment referenced herein for purposes other than a wireless
communications network, LANDLORD may immediately terminate this
Agreement.
4. EXTENSION OF TERM: So long as TENANT is in compliance
with the terms and conditions of this Agreement, TENANT shall have
the option to extend the term of the Agreement for three (3)
additional consecutive five (5) year periods. Each option for an
extended term shall be deemed automatically exercised without
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notice by TENANT to LANDLORD unless TENANT gives LANDLORD written
notice of its intention not to exercise any such option, in which
case, the term of this Agreement shall expire at the end of the
then current term. All references herein to the term of this
Agreement shall include the term as it is extended as provided for
in this Agreement. Rental for any renewal term (RT) , shall be
payable in the same manner as the annual rental for the initial
term. Rental for any renewal terms shall be the according to the
following schedule:
First RT:
Second RT
Third RT
$24,840.00
$28,566.00
$32,850.90
per year
per year
per year
5. TOWER STUDIES: TENANT shall be solely responsible for
conducting any and all Tower studies necessary to determine the
feasibility of Tower loading due to TENANT's antenna (unless said
requirement is waived in writing by LANDLORD). Should Tower
modification be required, the cost of all such modifications shall
be borne by TENANT. TENANT shall submit plans and specifications
to LANDLORD for written approval prior to commencement of any
modification. LANDLORD shall conduct a Tower inspection upon
completion of modification to insure work compliance. Should Tower
inspection identify non-conforming work, TENANT shall correct such
non-conforming work after which LANDLORD will conduct another Tower
inspection to approve the corrections. Cost of the aforementioned
Tower inspections and work corrections shall be at the sole cost
and expense of TENANT and shall be conducted pursuant to the terms
and conditions set forth in paragraph 7 of this Agreement.
6. APPROVALS: TENANT is responsible for obtaining all
necessary Federal, State and local governmental approvals.
7. INSTALLATION PLANS: TENANT, without liability of any kind
to LANDLORD, may commence work only after LANDLORD has approved all
studies, plans and specifications in writing. LANDLORD's approval
shall not be unreasonably withheld or delayed. TENANT agrees to
comply with all of LANDLORD's reasonable requirements and to tie
its grounding to LANDLORD'S grounding grid. LANDLORD shall have
the option to consult with TENANT's contractor prior to any
installation and/or maintenance that will require access to the
Tower structure.
8. STANDARD OF PERFORMANCE: TENANT, at its sole cost and
expense, shall cause the approved work to be done and completed in
a good, substantial and workmanlike manner, free from faults and
defects, and in compliance with all legal requirements, and shall
utilize only first class materials and supplies. TENANT shall be
solely responsible for construction means, methods, techniques,
sequences and procedures, and for coordinating all activities
related to the work.
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9. PAYMENT OF COSTS AND EXPENSES: TENANT shall provide and
pay for all labor, materials, goods and supplies, equipment,
appliances, tools, construction equipment and machinery and other
facilities and services necessary for the proper execution and
completion of the work. TENANT shall promptly pay when due all
costs and expenses incurred in connection with the work. TENANT
shall pay all sales, consumer, use and similar taxes required by
law in connection with the work, and shall secure and pay for all
permits, fees and licenses necessary for the performance of the
work.
10. LANDLORD'S REPAIRS: LANDLORD will make, at its expense,
all 'necessary repairs and replacements, as well as alterations
required by any governmental authority having jurisdiction, in and
to the Tower, unless the required repairs, replacements, or
al terations are solely required for the TENANT's communication
equipment located on the Tower, and if so, the TENANT shall make,
at its expense, all necessary repairs, replacements, and
alterations as required.
11. TENANT'S REPAIRS: TENANT shall maintain in a good state
.of repair, and in good operating condition, its antenna,
transmi t ting and other equipment, all in accordance with good
engineering practices and applicable governmental rules and
regulations. In the event inspection, maintenance or repairs to
TENANT's antenna and equipment are required, TENANT shall use
qualified technicians and submit for LANDLORD's approval the names
of technicians or contractor proposed to make necessary ascents and
descents of LANDLORD's Tower.
12. INDEMNIFICATION AND INSURANCE: TENANT agrees to
indemnify and hold harmless LANDLORD from any and all claims in any
way related to or arising out of TENANT'S leasing and use of the
Leased Premises (including without limitation TENANT's use of
Hazardous Materials on or about the Leased Premises) or related to
or arising out of any damage or injury to property or persons,
occurring or allegedly occurring in, on or about the Leased
Premises related to Tenant's leasing and use of the Leased Premises
during the period from the date of this agreement to the end of the
Lease Term (to include any renewal terms), including reasonable
attorney's fees and expenses of litigation incurred by LANDLORD in
connection therewith. TENANT further agrees that the foregoing
agreement to indemnify and hold harmless applies to any claims for
damage or injury to himself and/or any individuals employed or
retained by himself in connection with the erection, operation,
maintenance and/or repair of its communications. equipment, and
hereby releases LANDLORD from liability in connection with any such
claims. TENANT shall be responsible for any and all damage to its
equipment caused by lightning.
LANDLORD shall be liable for any damage to any of TENANT's
equipment located on the Tower arising out of or in connection with
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LANDLORD'S use or occupancy of the Tower and Leased Premises and
caused by the negligence or willful or intentional misconduct of
its agents or employees. For purposes of this section, "LANDLORD"
includes Augusta, Georgia, the Augusta-Richmond County Commission,
and all officers, elected officials, agents, representatives and
employees of same, and "Hazardous Materials" means any and all
polycholrinated byphenyls, petroleum products, asbestos, urea
formaldehyde and other hazardous. or toxic materials, wastes or
substances, any pollutants, and/or contaminants, or any other
similar substances or materials which are defined or identified as
,such in or regulated by any federal, state or local laws, rules or
regulations (whether now existing or hereinafter enacted)
pertaining to environmental regulations, contamination, cleanup or
any judicial or administrative interpretation of such laws, rules
or regulations or any substances that after release into the
environment and upon exposure, ingestion, inhalation, or
assimilation, either directly from the environment or directly
through food chains will or may reasonably be anticipated to cause
death, disease, behavior abnormalities, cancer or genetic
abnormalities.
wi thout limiting the foregoing, TENANT further agrees to
maintain at all times during said period, at TENANT's expense,
comprehensive and general public liability insurance coverage
against claims for personal injury, death and/or property damage
occurring in connection with the use and occupancy of the Leased
Premises or arising out of its ownership, improvement, repair or
alteration of the Leased Premises with limits of coverage One
Million Dollars and No Cents ($1,000,000.00). The cost of premiums
for all policies of insurance required by this Agreement shall be
paid by TENANT.
All policies providing insurance coverage required to be
maintained by TENANT hereunder shall list LANDLORD, the Augusta~
Richmond County Commission and its Mayor, TENANT and their
officers, agents, members, employees and successors as named
insureds, as their interests may appear, and shall be issued by an
insurance carrier or carriers licensed to do business in the State
of Georgia with a Best's Insurance Rating of at least A. All such
policies shall provide that no act or omission of TENANT or its
agents, servants, or employees shall in any way invalidate any
insurance coverage for the other named insureds. No insurance
policy providing any insurance coverage required to be provided by
TENANT hereunder shall be cancelable without at least 15 days
advance written notice to LANDLORD. All insurance policies
required hereunder, or copies thereof, shall be provided to
LANDLORD by TENANT.
13. CONTINGENCIES: This LEASE is contingent upon approval by
resulting governmental authorities. In the event such approval is
withheld or subsequently withdrawn, or in the event that TENANT's
use of said Tower is otherwise encumbered or determined to be
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inconsistent with the interest of LANDLORD'S use of the Leased
Premises, either party hereto, subj ect to all other terms and
conditions of this Agreement, shall have the right to terminate
this Agreement by ninety (90) days advance written notice to the
other party, and said termination shall release LANDLORD and TENANT
from all further obligations set forth herein one to the other.
In such event, TENANT shall promptly remove, at TENANT's sole
expense, its antenna and all other equipment and lines installed by
or for the benefit of TENANT.
14. DEFAULT: Should TENANT fail to pay within ten (10) days
when due rent or any other amounts owed LANDLORD hereunder, or fail
to cure any breach of any other provision of this Agreement after
sixty (60) days written notice and demand, LANDLORD may terminate
the Agreement immediately, without further notice, and require
TENANT to remove, or cause to be removed, all of TENANT's
equipment. TENANT shall, in such event, remain liable for any and
all costs incurred for removal of TENANT's antenna, transmission
lines and associated equipment from LANDLORD's Tower and for
removal of associated structures from space provided. LANDLORD
shall not be liable for any damage to such equipment during its
removal.
15. SURRENDER OF PREMISES: Upon expiration or termination of
this Agreement, TENANT, at its own cost and expense, shall
completely remove or have removed, up to three feet (3') below
grade, all structures, including antenna and associated mounting
brackets, transmission equipment, concrete foundations, fences and
other associated structures, and restore the Leased Premises to its
original above grade condition, ordinary wear and tear excepted.
If such time for removal causes TENANT to remain on the Leased
Premises and Tower after the termination or expiration of this
agreement, TENANT shall pay rent at the then existing monthly pro-
rata basis, until such time as the removal of TENANT's personal
property and fixtures are completed.
16. INTERFERENCE:
(a) TENANT's Equipment shall not cause stray currents
that will in any way damage the integrity of the Leased Premises.
(b) TENANT agrees to install equipment of types and
frequencies which will not cause interference to LANDLORD or other
occupants of the Leased Premises which are in place on the Tower as
of the date of this Agreement. If requested by LANDLORD, TENANT
shall provide a detailed RF interference analysis showing potential
conflicts between TENANT's frequencies and those of LANDLORD or
other occupants already in place on the Tower. In the event
TENANT's equipment causes such interference, TENANT shall take all
steps necessary to correct and eliminate the interference. If said
interference cannot be eliminated within forty-eight hours after
receipt of written notice from LANDLORD to TENANT, TENANT shall
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temporarily disconnect the electric power and shut down TENANT's
equipment (except for intermittent operations for the purpose of
testing, after performing maintenance, repair, modification,
replacement or other action taken for the purpose of correcting
such interference) and if such interference is not corrected within
thirty (30) days after receipt of said written notice, TENANT
agrees to remove TENANT's equipment from the Leased Premises and
this Agreement shall then terminate without further obligation on
either part except as may be specifically enumerated herein.
(c) In the event LANDLORD enters into lease or license
agreements with others for the Leased Premises, then LANDLORD
agrees to require such lessees or licensees to install equipment of
types and frequencies that will not cause interference to TENANT's
communications operations being conducted on the Leased Premises.
LANDLORD agrees that in the event such lessee or licensee causes
interference with TENANT's equipment, LANDLORD shall require such
lessee or licensee to take all steps necessary to correct and
eliminate the interference. If said interference cannot be
eliminated within forty-eight hours after receipt of notice of the
existence of the interference from LANDLORD to such lessee or
licensee, LANDLORD shall cause such lessee or licensee to
disconnect the electric power and shut down lessee or licensee's
equipment (except for intermittent operations for the purpose of
testing, after performing maintenance, repair, modification,
replacement or other action taken for the purpose of correcting
such interference) and: if such interference is not corrected within
thirty (30) days after receipt of said written notice by such
lessee or licensee, LANDLORD shall, upon TENANT's request, cause
such lessee or licensee. to remove its' equipment from the Leased
Premises.
17. ASSIGNMENT; SUBLETTING: This Agreement may not be sold,
assigned, or trans.ferred without the written consent of LANDLORD,
such consent not to be unreasonably withheld or delayed.
Notwithstanding the foregoing, TENANT may assign this Agreement,
upon notice to the Landlord, to Tenant's successors and to
SprintCom, Inc., its successors and affiliates ("Sprint PCS"). Any
permitted assignment shall be on the condition that the assignee be
bound by all of the terms, conditions and provisions of this
Agreement. Assignment sha~l not release TENANT from any liability
occurring or arising prior to the date of assignment. TENANT may
not sublet any portion of the Leased Premises.
18. NOTICE: All notices hereunder must be in writing and
shall be deemed valid, if sent by certified mail, return receipt
requested, or by any national courier service which requires proof
of receipt, addressed as follows: or sent to any other address that
the party to be notified may have designated to the sender by like
notice at least thirty (30) days prior:
As to the LANDLORD:
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Augusta-Richmond County Commission
c/o Charles R. Oliver, Administrator
Room 801, Municipal Bldg (11)
530 Greene Street
Augusta, Georgia 30911
As to the TENANT:
AirGate PCS, Inc.
233 Peachtree St. NE
Suite 1700
Atlanta, GA 30303
Attn: Engineering & Operations Department
With a copy to:
AirGate PCS, Inc.
233 Peachtree St. NE
Suite 1700
Atlanta, GA 30303
Attn: Legal Department
19. BINDING AGREEMENT: This Agreement shall extend to and
bind the heirs, personal representatives, successors and assigns
(when allowed to be assigned) of the parties hereto.
20. CONDEMNATION: If the whole of the Leased Premises, or
such portion thereof as will make the Leased Premises unusable for
the purposes herein Leased, are condemned by any legally
constituted authority for any public use or purpose, or sold under
threat thereof, then in either of said events the term hereby
granted shall cease from the time when possession of the Leased
Premises, inclusive of the Tower, is taken by public authorities,
and rental shall be accounted for as between LANDLORD and TENANT as
of that date on a pro-rata basis for rents paid in advance. Any
lesser condemnation shall in no way affect the respective rights
and obligations of LANDLORD and TENANT hereunder. Nothing in this
provision shall be construed to limit or affect TENANT's right to
an award of compensation of any eminent domain proceeding for the
taking of TENANT's antenna and equipment, if taken.
21. GOVERNING LAWS: This Agreement and the performance
thereof shall be governed, interpreted, construed and regulated by
the laws of the State of Georgia.
22. FINAL AGREEMENT: AMENDMENTS: This Agreement represents
the final agreement of the parties and no agreements or
representations, unless incorporated into this agreement, shall be
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binding on any of the parties. This Agreement may not be amended
except by a writing signed by all parties.
23. SEVERABILITY: If any term of this Agreement is found to
be void or invalid, such invalidity shall not affect the remaining
terms of this Agreement, which shall continue in full force and
effect.
24. AUTHORITY: Each of the undersigned warrants that he or
she has the full right, power and authority to execute this Lease
on behalf of the party indicated.
25. VENUE: All claims, disputes and other matters in
question between LANDLORD and TENANT arising out of or relating to
this Agreement, or the breach thereof, shall be decided in the
Superior Court of Richmond County, Georgia. TENANT, by executing
this Agreement, specifically consents to venue in Richmond County
and waives any right to contest venue in the Superior Court of
Richmond County, Georgia.
IN WITNESS WHEREOF, the parties hereto have set their hands
and affixed their respective seals the day and year written below.
AUGUs4~G 'RGI
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AGW
By:
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As its Secretary
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Sworn to and subsc~bed
before me this ~ day of
~~ ,2000.
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Notary Public
)-1y... Commission Expires:
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