HomeMy WebLinkAboutAgreement A-15-031 with Jagpal Batth.pdf1
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Fl-119 20AcresCantuaCreek
Batth/PWPDist32
LEASE AGREEMENT
AGREEMENT NO. 15-031
THIS LEASE AGREEMENT (hereinafter "LEASE") is made and entered into this 13TH
day of _ __;:_Ja::..:n...:...;u::..:a:..:..ry"'------' 2015, by and between the COUNTY OF FRESNO, a political
4 subdivision of the State of California, 2220 Tulare Street, 21st Floor, Fresno, CA 93721-2106
5 (hereinafter "COUNTY'), and Jagapl Batth, sole proprietor (hereinafter "BATTH").
6 WITNESS:
7 WHEREAS, the below-described property of the COUNTY is not now and may not
8 during the term of this LEASE be needed for County purposes; and
9 WHEREAS, BATTH made the highest bid received by COUNTY at a public auction on
10 October 27, 2014 .
11 NOW, THEREFORE, in consideration of the rents, covenants and agreements
12 hereinafter contained and upon the terms and conditions set forth, the COUNTY hereby leases
13 to BA TTH that certain agricultural land hereinafter described by the terms and conditions as
14 follows:
15 1. LEASED PREMISES -COUNTY leases to BA TTH approximately 20 acres (APN
16 045-061-05ST) as shown on Exhibit "A" attached hereto and incorporated herein by reference,
17 (hereinafter "Premises").
18 2. TERM-The initial term of this LEASE shall be twenty (20) years from January 13,
19 2015 to January 12 , 2035 (hereinafter "Initial Term"). Thereafter, this LEASE shall renew for
20 five (5) additional successive periods of one ( 1) year, such one-( 1) year renewals to take place
21 automatically unless one of the parties provides the other party with written notice to the
22 contrary at least one hundred eighty (180) days prior to August 1 of the then current LEASE
23 term. In no event shall the term of this LEASE extend beyond January 12, 2040.
24 3. RENT-BATTH shall pay rent (hereinafter "Rent") to COUNTY for the Premises
25 every three (3) months, with the first rent payment due on or before January 13, 2015, and then
26 in advance every three (3) months thereafter , starting on the 9th day of each three (3) month
27 period, with payment made no more than thirty (30) days prior to the quarterly due date. The
28 rent shall increase by 2.5% on January 6, 2017, and on January 6 every two years thereafter.
COUNTY OF FRESNO
Fresno, C1llfoml1
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1 The Rent for this LEASE is shown on the following schedule :
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COUNTY OF FRESNO
Fresno, California
Rent Year Rent/Acre/Year Rent 3 Months
January 13 , 2015 $ 2,000 .00 $ 500 .00
January 13 , 2016 $ 2 ,000 .00 $ 500 .00
January 13, 2017 $ 2 ,050 .00 $ 512.49
January 13, 2018 $ 2,050 .00 $ 512.49
January 13, 2019 $ 2 ,101 .25 $ 525 .30
January 13, 2020 $ 2 ,101 .25 $ 525 .30
January 13 , 2021 $ 2,153 .78 $ 538.44
January 13, 2022 $ 2 ,153 .78 $ 538.44
January 13 , 2023 $ 2,207 .62 $ 551.91
January 13 , 2024 $ 2,207 .62 $ 551 .91
January 13 , 2025 $ 2,262 .81 $ 565 .71
January 13 , 2026 $ 2,262 .81 $ 565 .71
January 13 , 2027 $ 2,319.38 $ 579 .84
January 13 , 2028 $ 2,319.38 $ 579 .84
January 13 , 2029 $ 2,377 .36 $ 594 .33
January 13, 2030 $ 2 ,377 .36 $ 594 .33
January 13 , 2031 $ 2,436 .79 $ 609 .18
January 13 , 2032 $ 2,436 .79 $ 609.18
January 13, 2033 $ 2 ,497 .71 $ 624.42
January 13, 2034 $ 2,497 .71 $ 624 .42
January 13 , 2035 $ 2,560 .15 $ 640 .02
January 13 , 2036 $ 2,560 .15 $ 640.02
January 13 , 2037 $ 2,624 .15 $ 656 .28
January 13 , 2038 $ 2,624 .15 $ 656 .28
January 13, 2039 $ 2,689 .75 $ 672 .69
The Rent shall be payable to the County of Fresno and submitted to the following address :
County of Fresno, Attn: Special Districts-GSA No. 32 (FL-119), 2220 Tulare Street, 61h Floor,
Fresno, CA 93721 .
4 . TERMINATION-
a. During the Term of this LEASE, COUNTY may immediately terminate this LEASE
for cause if BA TTH has committed a material breach of the LEASE provisions herein and has
not corrected such breach to COUNTY's satisfaction within thirty (30) days after COUNTY has
given written notice of same to BATTH . Under such circumstances, no Rent shall be returned
to BATTH.
b. This LEASE may also be terminated by COUNTY if COUNTY elects to utilize the
property for County of Fresno purposes. If the COUNTY intends to terminate this LEASE to
utilize the Premises for County purposes , COUNTY shall provide BATTH with at least one
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1 hundred eighty (180) days written notice prior to August 31 of the current lease year with
2 possession to be provided to COUNTY upon completion of the annual crop harvest for the year
3 in which the termination date falls .
4 In the event BATTH has planted permanent crops on the leased premises, i.e. trees
5 and/or vines, and the COUNTY provides BATTH with a termination notice due to the COUNTY
6 electing to commence utilizing the property for County purposes under this Subsection 4.b,
7 then the COUNTY will compensate BATTH only for its costs of establishing permanent
8 plantings as follows:
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Prior to five (5) years after commencement of this LEASE: reimburse all
LEASE payments.
Five (5) years after commencement of this LEASE, but prior to ten (1 0)
years after commencement of this LEASE: reimburse last four (4) years
of LEASE payments.
Ten (1 0) years after commencement of this LEASE, but prior to fifteen
(15) years after commencement of this LEASE: reimburse last three (3)
years of LEASE payments.
Fifteen (15) years after commencement of this LEASE, no
18 reimbursements of any LEASE payments.
19 If COUNTY terminates this LEASE, under this Subsection 4.b, to utilize the Premises,
20 COUNTY shall be responsible for tree or vine removal.
21 If BATTH terminates this LEASE prior to expiration of the Initial Term of this LEASE, or
22 during any automatic renewal period, as provided in Section 2, herein, BATTH shall, at its sole
23 cost, remove all trees and/or vines including roots and supporting appurtenances from the
24 Premises, within ninety (90) days after termination and restore the Premises to bare
25 agriculturalland.
26 In the case of the COUNTY terminating this LEASE under this Subsection 4.b, the
27 Board of Supervisors must approve the termination and the County Administrative Officer, the
28 Director of Internal Services/Chief Information Officer, the Director of Public Works and
COUNTY OF FRESNO
Fresno, CaUfornla
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1 Planning , or one of their respective designees shall have the authority to provide the written
2 notice to terminate this LEASE .
3 5. UTILITIES-BATTH shall be responsible for all costs associated with electricity
4 and/or natural gas used on the Premises for pumps, if any, that provide water and all other
5 equipment BATTH may use on the Premises. This shall include any deposits required by the
6 utility company.
7 6. IMPROVEMENTS AND USE-BATTH agrees to use the Premises for
8 agricultural purposes only. BATTH further agrees to keep fences, if any, or other
9 1 improvements on the Premises , in good repair. Upon termination of this LEASE, COUNTY
10 agrees to permit BATTH to remove all improvements constructed by BATTH, with the
11 exception of fences constructed by BATTH on the Premises during the term of this LEASE . All
12 fencing installed shall become the property of COUNTY. All other improvements shall become
13 the property of the COUNTY if not removed within ninety (90) days after termination of this
14 LEASE. Subject to the foregoing exceptions in this Section 6, it is understood that BATTH
15 shall , at its sole cost and within ninety (90) days after termination of this LEASE, remove any
16 trees or vines planted on the Premises , and restore the Premises to bare agricultural land.
17 COUNTY makes no guarantee , representation , or warranty that the Premises are safe or
18 suitable for BATTH'S intended use, or are in compliance with any or all applicable laws ,
19 ordinances , and regulations for use of the Premises.
20 7. WATER/WATER WELLS/IRRIGATION PIPING-BATTH will be solely
21 responsible to provide all water for farming the Premises. BATTH will be responsible to drill
22 wells to supply water for farming. In addition , BATTH will be responsible to provide motors and
23 pumps for the water wells , to include maintenance and repair, and is responsible for all utility
24 costs for use of said motors , pumps , and any other equipment related to the water wells. The
25 County will not be responsible to deliver any water to the Premises.
26 8 . MAINTENANCE OF LEASED PREMISES -BATTH agrees not to commit ,
27 suffer, or permit any waste or nuisance on the Premises , and not to use or permit the use of
28 the Premises for any illegal or immoral purposes. BA TTH further agrees to comply with all
COUNTY OF FRESNO
Fresno, California
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1 applicable Federal and State laws , local ordinances, or other governmental regulations.
2 BATTH further agrees to maintain fire breaks as necessary to protect the premises from fire;
3 control the growth of noxious weeds and wild grasses; and control premises of any pest as
4 required by local , state , and federal government. If crops are grown , BATTH shall use
5 accepted practices for maintaining the soil in the condition it was received.
6 9. INDEPENDENT CONTRACTOR-In performance of the work, duties, and
7 obligations assumed by BATTH under this LEASE , it is mutually understood and agreed that
8 BATTH , including any and all of BATTH'S officers , agents, and employees will at all times be
9 acting and performing as an independent contractor, and shall act in an independent capacity
10 and not as an officer, agent, servant, employee, joint venturer, partner, or associate of the
11 COUNTY. Furthermore , COUNTY shall have no right to control or supervise or direct the manner
12 or method by which BA TIH shall perform its work and function . However, COUNTY shall retain
13 the right to administer this LEASE so as to verify that BATTH is performing its obligations in
14 accordance with the terms and conditions thereof.
15 COUNTY and BATTH shall comply with all applicable provisions of law and the rules and
16 regulations , if any, of governmental authorities having jurisdiction over matters the subject
17 thereof.
18 Because of its status as an independent contractor, BATTH shall have absolutely no right
19 to employment rights and benefits available to COUNTY 's employees . BATTH shall be solely
20 liable and responsible for prov iding to , or on behalf of, its employees all legally-required
21 employee benefits . In addition , BATTH shall be solely responsible and save COUNTY
22 harmless from all matters relating to payment of BATTH 'S employees , including compliance
23 with Social Security withholding and all other regulat ions governing such matters . It is
24 acknowledged that during the term of this LEASE , BA TTH may be providing services to others
25 unrelated to the COUNTY or to this LEASE.
26 10. POSSESSORY INTEREST SUBJECT TO TAXATION-The Parties
27 acknowledges that California Revenue & Taxation Code§ 107.6 provides, in relevant part , the
28 following : '(a) The state or any local public entity of government, when entering into a written
COUNTY OF FRESNO
Fresno, California
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1 contract with a private party whereby a possessory interest subject to property taxation may be
2 created, shall include, or cause to be included, in that contract, a statement that the property
3 interest may be subject to property taxation if created , and that the party in whom the
4 possessory interest is vested may be subject to the payment of property taxes levied on the
5 interest.' Accordingly, the Parties agree that County is a 'local public entity of government ,' and
6 that BATTH is a 'private party,' respectively , within the meaning of California Revenue &
7 Taxation Code§ 107.6(a), and that this LEASE is a 'contract ,' which creates a possessory
8 interest that is subject to property taxation pursuant to California Revenue & Taxation Code§
9 107.6(a). In this regard , under th is LEASE , BATTH acknowledges and agrees that (1) the
10 property interest created by this LEASE is subject to property taxation, and (2) BATTH (i.e., the
11 party in whom the possessory interest is vested) shall , at its sole cost and expense, be subject
12 to the direct payment of property taxes levied on such interest, and shall directly pay any and
13 all property taxes levied on such interest, and any interest, penalties , or charges thereon for
14 BATTH late payment of, or failure to pay such amounts when they are due and payable.
15 11 . ASSIGNMENT -BATTH shall not assign or transfer its rights or obligations under
16 this LEASE, or sub-lease said Premises , or any portion thereof, without prior written consent of
17 the COUNTY, which consent shall not be unreasonably withheld.
18 12. HOLD HARMLESS -BATTH agrees to indemnify, save, hold harmless, and, at
19 COUNTY'S request, defend the COUNTY, its officers , agents , and employees from any and all
20 costs and expenses, damages , liabilities, claims , and losses occurring or resulting to COUNTY
21 in connection with the performance , or failure to perform, by BATTH , its officers, agents, or
22 employees under this LEASE, and from any and all costs and expenses, damages, liabilities,
23 claims, and losses occurring or resulting to any person , firm, or corporation who may be injured
24 or damaged by the performance , or fa ilure to perform of BATTH , its officers , agents, or
25 employees under this LEASE. This LEASE is made upon the expressed condition that the
26 COUNTY is to be free of all liability, damages or injury arising from the Premises unless
27 caused by the negligence or willful misconduct of COUNTY , its officers , agents , or employees .
28 The provisions of this Section 12 shall survive the termination of this LEAS E.
COUNTY OF FRESNO
Fresno, California
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1 The parties acknowledge that as between COUNTY and BATTH, each is responsible
2 for the negligence of its own employees and invitees.
3 13. INSURANCE -Without limiting the COUNTY'S right to obtain indemnification from
4 BATTH or any third parties , BATTH , at its sole expense , shall maintain in full force and effect,
5 the following insurance policies or a program of self-insurance, throughout the term of this
6 LEASE:
7 a . Commercial General Liability -Commercial General Liability Insurance with limits of
8 not less than One Million Dollars ($1 ,000,000) per occurrence and an annual
9 aggregate of Two Million ($2 ,000,000). This policy shall be issued on a per
10 occurrence basis . COUNTY may require specific coverages including completed
11 operations, products liability, contractual liability, Explosion-Collapse-Underground,
12 fire legal liability, or any other liability insurance deemed necessary because of the
13 nature of this contract.
14 b. Property Insurance-Against all risk of loss to COUNTY property, at full replacement
15 cost with no coinsurance penalty provision, naming COUNTY as additional loss
16 payee .
17 c. Automobile Liability-Comprehensive Automobile Liability Insurance with limits for
18 bodily injury of not less than Two Hundred Fifty Thousand Dollars ($250,000.00) per
19 person, Five Hundred Thousand Dollars ($500,000.00) per accident and for
20 property damages of not less than Fifty Thousand Dollars ($50,000.00), or such
21 coverage with a combined single limit of Five Hundred Thousand Dollars
22 ($500,000 .00). Coverage shall include owned and non-owned vehicles used in
23 connection with this Agreement.
24 d . Worker's Compensation - A policy of Worker's Compensation insurance may be
25 required by the California Labor Code.
26 BATTH shall obtain endorsements to the Commercial General Liability insurance
27 naming the County of Fresno , its officers, agents , and employees , individually and collectively,
28 as additional insured, but only insofar as the operations under this LEASE are concerned .
COUNTY OF FRESNO
Fresno , California
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1 Such coverage for additional insured shall apply as primary insurance and any other insurance
2 or self-insurance maintained by COUNTY, its officers, agents, and employees shall be excess
3 only and not contributing with insurance provided under BATTH'S policies herein. This
4 insurance shall not be cancelled or changed without a minimum or thirty (30) days advance
5 written notice given to COUNTY .
6 Within (30) days from the date BATTH executes this LEASE , BATTH shall provide
7 certificates of insurance and endorsement as stated above for all of the foregoing policies , as
8 required herein, to the County of Fresno, Attn : lSD Lease Services (FL-119), 2220 Tulare
9 Street, 21st Floor, Room 2101, Fresno , CA 93721-2106 and to County of Fresno, Attn: Special
10 Districts-GSA 32 (FL-119), 2220 Tulare Street, 6th Floor, Fresno, CA 93721, stating that such
11 insurance coverages have been obtained and are in full force; that the County, its officers ,
12 agents, and employees will not be responsible for any premiums on the policies; that such
13 Commercial General Liability insurance names the COUNTY, its officers , agents, and
14 employees, individually and collectively, as additional insured, but only insofar as the
15 operations under this LEASE are concerned; that such coverage for additional insured shall
16 apply as primary insurance and any other insurance or self-insurance shall not be cancelled or
17 changed without a minimum of thirty (30) days advance , written notice given to COUNTY.
18 In the event BATTH fails to keep in effect at all times insurance coverage as herein
19 provided, the COUNTY may , in addition to other remedies it may have , suspend or terminate
20 this LEASE upon the occurrence of such event.
21 All policies shall be with admitted insurers licensed to do business in the State of
22 California. Insurance purchased shall be purchased from companies possessing a current A.M
23 Best Company rating of A FSC VII or better.
24 COUNTY shall maintain during the term of this LEASE the following policies of insurance,
25 which coverages may be provided in whole or in part through one or more programs of self-
26 insurance:
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a . Commercial General liability insurance with limits of not less than One Million
COUNTY OF FRESNO
Fresno, California
Dollars ($1,000 ,000.00) per occurrence and an annual aggregate of not less than
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1 Two Million Dollars ($2 ,000 ,000.00). This policy shall be issued on an occurrence
2 basis .
3 b. All-Risk property insurance.
4 14 . HAZARDOUS SUBSTANCES -BATTH shall not cause or permit any Hazardous
5 Material (as defined below) to be generated , brought onto , used, stored, or disposed of in or
6 about the Premises by BA TTH or its agents , employees , contractors , subtenants, or invitees ,
7 except for such substances that are required in the ordinary course of BATTH'S farming the
8 Premises , such as approved farm chemicals and fertilizers , or are otherwise approved by
9 COUNTY. BATTH shall:
10 a. Use, store, and dispose of all such permitted Hazardous Material in strict compliance
11 with all applicable statutes , ordinances , and regulations in effect during the term of this LEASE that
12 relate to public health and safety and protection of the environment ("Environmental Laws"),
13 including, without limitation, those Environmental Laws identified below; and
14 b . Otherwise comply at all times during the term of this LEASE with all Environmental
15 Laws.
16 If, during the term of the LEASE , either COUNTY or BATTH becomes aware of (i) any
17 actual or threatened release of any Hazardous Material on, under, or about the Premises, or
18 (ii) any inquiry, investigation , proceeding, or claim by any government agency or other person
19 regarding the presence of Hazardous Material on , under, or about the Premises, that Party shall
20 give the other Party written notice of the release or investigation within five (5) days after learning
21 of it and shall simultaneously furnish to the other Party copies of any claims, notices of violation,
22 reports, or other writings received by the Party providing notice that concern the release or
23 investigation.
24 As used in this Section 14 , the term "Hazardous Material" shall mean any hazardous or
25 toxic substance, material , or waste at any concentration that is or becomes regulated by the United
26 States , the State of California , or any local government authority having jurisdiction over the
27 Premises. Hazardous Material includes , without limitation:
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Fresno, California
a. Any "hazardous substance ," as that term is defined in the Comprehensive
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1 Environmental Response , Compensation , and Liability Act of 1980 (CERCLA) ( 42 United States
2 Code Sections 9601-9675);
3 b. "Hazardous waste," as that term is defined in the Resource Conservation and
4 Recovery Act of 1976 (RCRA) ( 42 United States Code Sections 6901-6992k);
5 c. Any pollutant, contaminant , or hazardous , dangerous, or toxic chemical, material , or
6 substance , within the meaning of any other applicable federal, state, or local law , regulation ,
7 ordinance, or requirement (including consent decrees and administrative orders imposing liability
8 or standards of conduct concerning any hazardous , dangerous, or toxic waste, substance , or
9 material , now or hereafter in effect);
10 d . Petroleum products ;
11 e. Radioactive material, including any source , special nuclear, or byproduct material as
12 defined in 42 United States Code Sections 2011-2296b-7;
13 f. Asbestos in any form or condition; and
14 g. Polychlorinated biphenyls (PCBs) and substances or compounds containing PCBs.
15 15. MATERIAL SAFETY DATA SHEETS-BATTH shall submit Material Safety Data
16 Sheets (MSDS) to COUNTY at the address provided in this Section 15 upon application for any
17 chemicals used on the property. A copy of the MSDS sheets shall be submitted annually on or
18 before April 1 during the term of this LEASE to: County of Fresno, Department of Public Works
19 and Planning , Special Districts-GSA No. 32 ,2220 Tulare, Suite 600, Fresno , CA 93721 . The
20 MSDS submittal shall also include the application dates and estimated quantities of the said
21 chemicals .
22 16 . AMENDMENT-This LEASE may be amended in writing by the mutual consent of
23 the parties without in any way affecting the remainder.
24 17. NOTICES-All notices to be given under this LEASE by either Party to the other
25 Party shall be in writing, and given by any one of the following methods:
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(B)
Personal delivery; or
Sent by cert ified United States mail, first class postage prepaid, with
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COUNTY OF FRESNO
Fresno, Ca lifornia
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1 shall be deemed given three (3) business days if COUNTY is the recipient, or three (3) business
2 days if BATTH is the recipient, after such deposit and postmark with the United States Postal
3 Service; or
4 (C) Sent by a reputable overnight commercial courier, in which case
5 such notice shall be deemed given one ( 1) business day if COUNTY is the recipient, or one ( 1)
6 business day if BATTH is the recipient, after such deposit with that courier to the applicable
7 addresses as set forth below; or
8 The addresses and telephone numbers of the Parties for purposes of giving receiving
9 notices under this LEASE are as follows:
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COUNTY OF FRESNO
Fresno, California
COUNTY:
County of Fresno
Director of Internal Services (FL-119)
lSD Lease Services
2220 Tulare Street, 21st Floor, Room 2101
Fresno, CA 93721-2106
Telephone: (559) 600-5800
BATTH:
JagpaiBatth
10511 S. Orange Avenue
Fresno, CA 93725
(559) 301-3766
Provided however, such notices may be given to such person or at such other place as
either of the Parties may from time to time designate by giving written notice to the other Party, and
provided further however, in any event notices of changes of address, telephone numbers, or
termination of this LEASE shall not be effective until actual delivery of such notice. Notices given
hereunder shall not be amendments or modifications to this LEASE .
18. RIGHT OF ENTRY/TRASH REMOVAL-COUNTY, or its representative(s), shall
have the right to enter the Premises to confirm BATTH'S use of the Premises in accordance
with this LEASE, and/or as necessary to remove litter that may migrate onto the Premises from
the adjacent COUNTY owned property. BATTH shall be responsible to remove its trash or
agricultural waste or trash dumped onto the Premises by unknown parties. The normal
business of BATTH or its invitees shall not be unnecessarily inconvenienced by COUNTY'S
entry.
19. GOVERNING LAW -Venue for any action arising out of or relating to this LEASE
shall only be in Fresno County, California . This LEASE shall be governed by the laws of the
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1 State of California .
2 20. AUTHORITY -Each individual executing this LEASE on behalf of Japgal Batth
3 represents and warrants that that individual is duly authorized to execute and deliver this
4 LEASE on behalf of Jagpal Batth and that this LEASE is binding upon Jagpal Batth in
5 accordance with its terms . The terms of this LEASE are intended by the parties as a final
6 expression of their agreement with respect to such terms as are included in this LEASE and
7 may not be contradicted by evidence of any prior or contemporaneous agreement,
8 arrangement, understanding , or negotiation (whether oral or written).
9 21. ENTIRETY-This LEASE constitutes the entire LEASE between the COUNTY and
10 BATTH with respect to the subject matter hereof and supersedes all prior leases, negotiations,
11 proposals , commitments , writings , advertisements, publications , and understandings of any
12 nature whatsoever unless expressly referenced in this LEASE.
13 IN WITNESS WHEREOF , the parties hereto have caused this agreement to be
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COUNTY OF FRESNO
Fresno , California
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1 executed as of the day and year first above written.
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COUNTY:
COUNTY OF FRESNO
By __ ~~ww~~~~~uu~~~~
Deborah A . Poochigian, Chairman
Board of Supervisors
Date ~\~ I 2> , RO \5
ATTEST: BERNICE E. SEIDEL, CLERK
BOARD OF SUPERVISORS
By ~S.MY ~sb ~
Deputy
APPROVED AS TO LEGAL FORM :
DANIEL C. CEDERBORG , COUNTY COUNSEL
By '-;~
Deputy
APPROVED AS TO ACCOUNTING FORM:
VICKI CROW, C.P.A.
AUDITOR-CONTROLLER/TREASURER-
TAX COLLECTOR
By (}fA {uyf-
RECOMMENDED FOR APPROVAL:
By ~t--~
Alan Weaver, Director, Department of
Public Works and Planning
~VAL
RO ert W. Bash , Director of Internal
Services/Chief Information Officer
Fund 0700
Subclass
Org No.
Acct. No.
16000
9172
3404
27 FL-119/Batth/PWPSpDist32
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COUNTY OF FRESNO
Fresno, California
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BATTH:
Jagpal Batth, sole proprietor
Date ___:_I ~_..:._l_l '---( f ~---