HomeMy WebLinkAbout30417 / 79-24October 18, 1979 # 24 RESOL[TI'ION
PURPOSE: ACCF.PT DEED AND EN�ER IN'I'0 I..F1�SE AC�FtEEMET1T
I?7ITSATED BY: CITY Aih'�ffNISTRATSOL�i
PJ�AN COI�'LtiIISSIOIQ RECOb�'IE:VDATION: AF'PROVED: 8-0
BE iT RrSOLVED by the Cormnn Council of the City of Oshkosh that the
proper City officials are hereby authorized and directed to accept the attached
Warranty Deed for a triangular piece of prooerty located at 3ackson Street
and Division St�eet in fihe City of Oshkosh.
BE IT FUKISIII2 RESOLVED that the proper City officials are herPby
authorized and directed to enter into an appropriate I�ase Agreenent with the
Oshk�h Association o£ Manufacturers and Conu�n_rce for the construction of a
building on said pmperty; said Lease Agree�rent tt� provide that the City be held
harmless from any and all liability and that Iessee pay to the City a rent equal
to the tax liability for both the land and an�� iirq�rovenents that Lessee rnay
con,truct thereon.
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LEASE
I. PARTIES:
A. City of Oshkosh, a municipal corporation, with its
principal office located at 215 Church Avenue, Oshkosh, Wisconsin,.
hereinafter referred to as "lessor".
B. Oshkosh Association of Manufacturers and Commerce, Inc.,
a i,lisconsin non-profit corporation, with its principal office located
; at 208 �sceola Street, Oshkosh, Wiscoa�sin, hereinafter referred ta
as "lessee".
II. RECITALS:
A. The lessor has received and accepted a gift of land
from Miles Kimball Company, Oshkosh, Wisconsin, being triangular
in shape and bounded by Jackson Street, Division Street� and the
Chicagc'y Milwaukee, St. Paul and Pacific Railroad right-of-way,
said premises more particularly described in Schedule A attached
hereto and made a part hereof.
B. The lessee desires to construct an office building
on the premises described in Schedule A for the purpose of providing
office space for lessee's operation and to sublease a part thereof
to other non-profit and community oriented organizations.
C. The lessor has agreed to lease the premises described
in Schedule A to the lessee for the permitted uses described herein
and the parties have agreed to enter a lease agreement for the pur-
pose of setting forth their various understandings in this regard.
III. AGREEMENT:
NOW, TFiEREFORE, in consideration of the mutual covenants
herein contained and other good and sufficient consideration,
IT IS AGREED as follows:
A. Recitals. The recitals are incorporated herein by
reference.
B. Lease. The lessor does hereby lease, let and demise
unto the lessee, and the lessee does hereby lease and rent from the
lessor the parcel of real estate described in Schedule A attached
hereto and incorporated herein by reference.
C. Term: The lessee shall have and hold the leased premises
for a term of fifty (50) years, which shall begin on the date hereof
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and continue for a period of fifty (50) years thereafter, unless
sooner terminated as herein provided.
D. Renewal Term. The lessee shall have the privilege
to renew this lease for an additional fifty (50) years under the
same terms and conditions as contained in this lease agreement.
The lessee's right to renew hereunder shall be deemed to have been
� exercised unless the lessee shall notify the lessor at least sixiy
(60) days prior to the termination of the original lease term of
its intent not to renew this lease agreement.
E. Rental.and Real Estate Taxes. The lessee hereby
covenants and agrees to pay the lessor during the term of this
lease agreement, without previous demands at such address as
lessor may from time to time designate in writing an annual
rental as set forth below:
1. An amount equal to the annual real estate tax,
which would be applicable and assessed to the vacant land described
in Schedule A, if said premises were on the real estate tax roll
of the City of Oshkosh, to be paid by the lessee to the lessor
on or before the time real estate taxes are due and owing for the
year in which such taxes are assessed.
2. An amount equal to or the actual amount of annual
real estate taxes as levied and assessed for the building improvement
or improvements to be constructed on the premises described in
Schedule.A to be paid at the same time as set forth in subparagraph
1, above. .
3. Nothing contained herein shall prohibit the lessee
from objecting to or contesting the amount of any real estate tax
assessment or of an amount equal to such real estate tax assessment
for the premises described in Schedule A.
4. For purposes of this paragraph the "lease year"
shall mean the ealendar year and the payment of rent hereunder,
which shall commence with the year 1979.
F. Permitted Use. The premises described in Schedule A
shall be used for�the construction of its commercial office facility
for the lessee and other non-profit organizationsto which the lessee
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is permitted to sublease and for any other lawful nonhazardous
use which is not detrimental to .the premises. Zn no event shall
the premises be.used for any unlawful or hazardous purpose or
any other purpose which would invalidate any insurance thereon.
G. Construction. Lessee may at any time during the
term of this lease, at lessee's sole expense, cause to be made
such construction alterations, changes or additions of, in,
on or to the demised presnises, or any buildings or other improve-
ments located thereon, as lessee deems necessary or desirable,
provided there is no existing and unremedied default on the part
of the lessee under any of the agreements, terms, covenants and
conditions of this lease on the part of the lessee to be performed,
and provided further that prior to commencement of any work whatever,
lessee shall obtain the approval of any and all municipal and other
governmental authorities and departments having jurisdiction
aver sucfi work, and the s�ritten approval of any mortgage permitted
hereunder affecting the demised premises, if approval is required
by the term of such mortgage.
H. Lease as Security. The lessee may assign this lease
as security for the payment of any loan for the purpose of con-
structing a building improvement on the described premises.
I, Insurance.
1. Hazard Insurance. Lessee shall, at its expense,
procure and maintain, or cause to be procured and maintained, in
force throughout the term of this lease and any extensions thereof,
£ire insur_ance with extended coverage endorsement against loss or
damage to the premises, in a reasonable amount and as may be required
by any mortgagee. Such policies shall be written by reputable
companies licensed to do business in the State o£ Wisconsin and be
in such form as shall be satisfactory to lessor and to the holder
of any mortgage permitted hereunder. Further, such policies shall:
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(a) provide that the proceeds thereof shall be payable to lessor
and lessee as their respective interests may appear, (b) include
any mortgagee of the premises as an additional insured, as its
interest may appear, and (c) require the insurer to give lessor
and any mortgagee at least ten (10) days' advance written notice
of any cancellation thereof. Lessee hereby waives any and all
rights of recovery which it may have against lessor for any
loss which is covered by any fire insurance or extended coverage
carried by lessee pursuant to the foregoing provision of this
paragraph, including without limitation any loss due to the
negligence of lessor, his agents or employees; provided, however,
that such waiver shall be effective only to the extent of the pro-
ceeds paid on such insurance by reason of such loss.
2. Public Liability Insurance. Lessee shall purchase
and maintain public liability insurance insuring both lessee and
lessor against damages because of a resulting from any injury
to property, persan or loss of life sustained or claimed to have been
sustained by any person in, about, or on any part of the premises;
including any public sidewalks adjacent thereto, with limits of
at least $100,000 for property damage, $200,000 for injury to or
death of any one person, and $500,000 for injuries or deaths arising
out of or resulting from any one occurrence.
J. Special Assessments. Lessee shall pay when due all
special assessments levied against the premises described in
Schedule A from time to time during the term of this lease agreement.
Nothing herein contained shall prevent or prohibit lessee from
protesting the validity or amount of any levy or assessment against
the premises from taking such actions as may be necessary to enforce
such protest.
K. Utilities and Charges. Lessee agrees to pay when due,
all charges and costs for water, gas, heat, air-conditioning,
electricity, telephone and other utilities and services from time
to time furnished to, or consumed in or upon, the premises including
without limitation by reason of specification, any sewerage taxes
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or charges, and also to acquire and pay for all permits or
licenses which may be required for lessee's business, and also
to pay when due all occupation taxes, curb cut permit fees, and
any other charges levied against the premises, whether or not of
a similar nature; provided, however, that lessee may provide for
payment of any and all of the above-specified services to be made
�
� by the unit owners.
L. Other Charges and Expenses. As it is intended that
this lease is to provide lessor with a net return in the amount
of the rental provided for in paragraph E, above, lessee shall,
in addition to all obligations expressly imposed upon it by the
other provisions of this lease, pay any and all charges, costs and
expenses arising out of or relating to its construction, occupancy
or use of the demised premises or the operation of its business thereon.
M. Repairs and Maintenance. Lessee shall, at its sole
expense, keep and maintain the premises in a good and first-class
condition, all ordinary wear and tear excepted, and to that end
shall make all ordinary and necessary repairs and replacements
thereto, including ordinary repairs and replacements which may be
necessary from time to time to the building and other improvements
erected thereon, and to the electrical, plumbing, heating and air
conditioning and other equigment of all types therein and all
other fixtures and installations in or about the premises, and all
ordinary repairs which may be necessary from time to time to the
parking areas, driveways, sidewalks, lawns, landscaping and other
facilities and other outdoor areas on the premises and the appurte-
nances thereto. Lessee shall also, at its sole expense, keep
any sidewalks adjoining any part of the premises free from snow,
ice, rubbish and other obstructions.
N. Condemnation.
1. Partial Taking. If a portion but less than all of
the demised premises shall be taken by the exercise of the power
of eminent domain, and if there shall remain after such taking
sufficient area to permit lessee or its sublessees to continue
their normal business operation or to permit the construction
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on that part of the demised premises remaining of buildings and
improvemetns in replacement of and substitution for those taken
and thus allow lessee or its sublessees to continue their normal
business operations on the demised premises, then and in such
event this lease shall terminate only as to the part of the demised
premises so taken, effective as of the date lessee (and without
further mention, its sublessees) is deprived of possession of such
i
�' part, but said taking shall not affect this lease with respect
to the part of the demised premises not taken. In the event of
such a partial taking, the rental payable by lessee hereunder shall,
from and after the date on which lessee is deprived of possession
of such part, be reduced in that proportion which the number of
square feet in the demised premises so taken bears to the total
A
number of square feet contained in the demised premises immediately
prior to such taking. Lessee shall in such event construct, if
need be, buildings and improuements in replacement of and substitu-
tion for those taken to the extent necessary in order for lessee
to con�iaue its normal business operations in the demised premises.
The portion, if any, of the award or compensation paid on account
of such taking to which lessee is entitled pursuant to the provi-
sions of subparagraph 3 hereof shall be made available to and used
by lessee to pay for the cost of constructing said buildings and
improvements. If any part of lessee's portion of th� award or
compensation shall not be required to pay for the cost of such
improvements, such portion shall, except for the rights of any lender
of lessee for improvements thereon, be divided equally between lessec
and lessor.
2. Total Taking. If all of the demised premises shall
be taken pursuant to the exercise o£ the power of eminent domain
as aforesaid, or if so much thereof shall be taken so that lessee
would be unable subsequent thereto, despite rebuilding as provided
in subparagraph A hereof to continue its normal business operations
on the demised premises, then this lease shall terminate upon the
date lessee is deprived of the use of the demised premises, or a
portion thereof, as the case may be, and any prepaid rental shall
be equitably prorated as of the date of such termination_
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3. Condemnation Awards. In the event of any taking,
partial or total, lessor shall be entitled to receive that part of
the total condemnation award or compensation for the taking which
(in each case,• whether or not so expressed in the award or
compensation) is equal or attributable to the value of the land
taken. The foregoing sum shall be retained by lessor for its own
use and need not be made available to lessee for any rebuilding
required o€ it under the previous subparagraphs of this paragraph.
Lessee shall be entitled to receive the remainder of any award
or compensation.
O. Damage or Destruction of Premises.
1. Lessee to Repair and Replace. If the demised premises
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shall be damaged or destroyed during the term hereof by any cause or
casualty, whether or not covered by insurance, lessee shall repair
or replace the same, unless this lease shall be terminated pursuant to
the provisions of subparaqraph 2 hereof. Said repairs or replacements
shall be co:nmenced as soon as reasonably possilale after the occurrence
of said cause or casualty and shall be conducted with all due diligence
in accordance with the laws, regulations and other requirements of
the state, federal, county, municipal and other governmental authori-
ties having jurisdiction. The proceeds of any insurance paid with
respect to and on account o� such damage or destruction shall lae made
available to lessee to pay for the cost and expense of said repair
and replacements. The amount of insurance proceeds, if any, not
required to finance the cost of such repairs and replacements shall
become the sole property of lessee.
2. Termination. If the demised premises shall be
destroyed or damaged to such extent that the cost to repair or
replace such destruction or damage sha11 exceed thirty-three and
one-third (33 1/30) percent of the fair value of all of the buildings,
improvements, furnishings, furniture, equipment and trade fixtures
forming a part of the demised gremises as constituted immediately
prior to the occurrence of such destruction or damage, then and in
such event and notwithstanding any of the prior provisions of this
paragraph O or any other paragraph hereof, lessee shall have the
�
right to terminate this lease as of the date of such destruction
by written notice to the lessor given within thirty (30) days
after such destrtx:tion; or to continue this lease and rebuild and
restore the premises in accordance with subparagraph 1 of this
paragraph. In the event that lessee shall elect to terminate this
lease as aforesaid, it shall, as soon as reasonably possible after
� such destruction, restore the land com�rising the demised premises
as nearly as possible to the condition thereof at the date of this
lease. In the event of termination of this lease by lessee as
aforesaid, it shall also pay or cause to be paid the entire unpaid
balance of principal and interest on any loan of lessee outstanding
pursuant to the provisions of paragraph H, above. If this lease
shall be terminated by lessee pursuant to the provisions of this
subparagraph 2, lessor shall have no interest in or claim upon the
proceeds of insurance paid or payable on account of or with respect
to such damaqe or destruction except to the extent lessor may require
the application thereof to payment of any outstanding indebtedness
o£ lessee under paragraph A, and ar.y grepaid rents sha11 be equitably
prorated as of the date of damage or destruction. Except as expressly
provided in this subparagraph 2 hereof, damage to or destruction of
the demised premises shall in no event terminate this lease or affect,
abate or mitigate in any manner or for any period the obligation of
lessee to pay rental hereunder.
P. Indemnity. Lessee hereby indemnifies and saves lessor
harmless against and from any and all claims, damages, costs, and
expenses, including attorneys' fees, arising out of or resulting
from lessee's use and occupancy of the leased premises or any
equipment therein or appurtenances thereto, or such as may result
from any accident in or about any improvements on the premises
however caused, excepting only such damage or injury as may result
from the negligent act or omission of lessor, his agents, servants
or employees.
. � .. . -.�°=.
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Q. Default, Remedies and No Waiver of Rights.
1. Right to Make Payments. In the event the lessee
shall fail to pay for the utilities consumed on the premises or to
maintain, repair and replace such items as are herein required,
lessor may, at its option, pay for such utilities or perform such
maintenance, repairs, and replacements, as the case may be, and
the amounts so expended by lessor sha"11 become due and payable
with the installment of annual rent next becominq due.
2. Other Enumerated Remedies. If (1) default be made
in the payment of the rental payable hereunder by lessee and such
default shall continue for ten (10) days after written notice
thereof shall have been given to lessee, or (2) default be made
in the performance or observance of any of the other covenants or
conditions herein contained on the part of lessee and such default
shall continue for thirty (30) days after written notice thereof
shall have been given to lessee (or, if such default is not of a
type that can reasonably be corrected within thirty (30) days, then
if lessee fails �o commence promptly and in good faith to proceed
with due diligence to correct such default), then, and in either
of the above-described events, lessor may elect, without notice,
to terminate this lease and declare the term ended, to reenter the
premises or any part thereof, to expel and remove lessee or any
person or persons occupying the same and again to repossess and
enjoy the premises. The foregoing rights of lessor shall be �
without prejudice to any remedies which might otherwise be used
for arrears of or future accuring rent or other breach of cove-
nants. No such entry, expulsion or removal, whether by direct
act of lessor or through legal proceedings, shall affect the
liability of lessee for the past due rent and future rent to
accrue under this lease. In any of such events, lessor is hereby
authorized.to relet the premises in whole or in part to such
party or parties and upon such terms as lessor may deem best,
and after paying the costs and expenses of reletting, to apply
the net proceeds from reletting upon the rent and other charges
herein reserved, lessee hereby agreeing to pay any deficiency that
may arise.
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3. Remedies Not Exclusive. The remedies afforded
the parties in this paragraph Q shall not be deemed to be exclusive
or alternative, but such remedies shall at all times be deemed to
be cumulative;, and in addition thereto, each party shall have each
and every other remedy afforded it by this lease, by custom and
usage, and by law and equity.
4. No Waiver of Rights. One or more waivers of any
covenant, term or condition of this lease by either party shall not
be construed by the other party as a waiver of a subsequent breach
of the same covenant, term or condition. The consent or approval
of either party to or of any act by the other party of a nature
requiring consent or approval shall not be deemed to waive or render
unnecessary consent to or approval of any subsequent similar act.
, R. Quiet Enjoyment. Lessor agrees that so long as lessee shall
duly and punctually perform and observe all of the terms, covenants
and agreements of this lease by lessee to be performed and observed,
lessee shall quietly and peaceably hold, possess and enjoy the premises
for the purposes herein permitted without any hindrance or molestation
from lessor or any person claiming by, through or under lessor.
S. Miscellaneous.
1. Representations. Lessee affirms that lessor and
lessor's agent have made no representations or promises with respect
to the premises, or the condition therof, or the making or entry into
this lease except as in this lease express2y set forth, and that no
claim or liability shall be asserted by lessee against lessor for,
and lessor shall not be liable by reason of, breach oE any representa-
tions or promises not expressly stated in this lease.
2. Effect of Captions. The captions preceding the numbered
paragraphs hereof shall be deemed and construed to be informative
only and shall have no legal effect upon the interpretations of the
terms and conditions of this lease.
3. Notices. Whenever in this lease it shall be required
or permitted that notice be given by any party hereto to the other,
such notice shall be given by certified or registered mail, and
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any notice so sent shall, be deemed to have been given on the date
that the same is deposited in the United States mail, postage pre-
paid. It is further agreed that each party hereto will promptly
furnish to the other party hereto a copy of any notice it may
receive from any third person which may affect the rights of any
party hereunder.
4. Access. Lessee shall permit lessor, its agents
and representatives, to have free access to the premises during
lessee's normal business hours for the purpose of examining and
inspecting the conditions thereof, and for exercising any right or
power reserved to lessor under the terms of this lease. Lessor may
during the last three (3) months of the initial term or any extended
term place one or more "For Rent" and/or "For Sale" siqns of the
customary type on the premises.
5. Surrender of Premises. Lessee upon termination of
this lease, by lapse of time or otherwise, agrees peaceably to
surrender to lessor the premises, including all buildings, altera-
tions, additions, improvements, and repairs and made thereto in
good condition and repair, except for acts of God, the effects of
ordinary wear and tear, and damage by fire or other casualty.
6. Benefit. This lease and all of the covenants
and conditions herein contained shall be binding upon the parties
hereto and their respective successors and assigns, but nothing
�
herein contained shall be deemed to authorize an assignment of
lessee's interest under this lease except to the extent expressly
permitted by paragraph F.
7. Provisions Severable. If any provisions of this
lease shall be held or declared to be invalid, illegal or unenforce-
able under any law applicable thereto, such provision shall be deemed
deleted from this lease without impairing or prejudicing the validity,
legality and enforceability of the remaining provisions hereof.
Dated this day of October, 1979.
OSHKOSH ASSOCIATION OF MANUFACT- CITY OF OSHKOSH, Lessor
URERS AND COMMERCE, INC., Lessee
By
President
By
Secretary
By
Walliam D. Frneh, City Manager
By
C. C. Marks, Clerk
..
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STATE OF WISCONSIN)
) SS
WINNEBAGO COUNTY)
Personally came before me, thi's day of October, 1979,
the above namad of
Oshkosh Association of Manufacturers and Commerce, Znc., Lessee
herein, to me known to be the person who executed the foregoing
instrument and acknowledged the same.
My Commission:
STATE OF WISCONSIN) �
) SS
WINNEBAGO COUNTY)
Notary Public,
, Wisconsin
Personally came before me,this day of October, 1979,
the above named of
Oshkosh Association of Manufacturers and Commerce, Inc., Lessee
herein, to me known to be the person and who executed the fore-
going instrument and acknowledged the same.
My Commission:
STATE OF WISCONSIN)
) SS
WINNEBAGO COUNTY)
;:atary Public,
, Wisconsin
Personally came before me, this day of October, 1979,
the above named William D. Frueh, City Manager, and C. C. Marks,
Clerk of the City of Oshkosh, a municipal corporation, Lessor
herein, to me known to be the persons and who executed the fore-
going instrument and acknowledged the same.
Notary Public,
Winnebago County, Wisconsin.
My Commission:
THIS INSTRUMENT WAS DRAFTED
BY ATTORNEY GARY R. YAKES
Oshkosh, Wisconsin '
DOCUMENT NO. � j� . I��'
� EXEMPT: 77.25 �a> �!
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_...__ . . . .. _____ ..__ _..... i..
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_._.Miles_Kimball.Company�__a.Wisconsin_corporation__..________. ''
"'_.'.____""__"_'_"""_"'_'_-'__""_"'_'__."'_""""'__'_""_""_"""_'_""""_'__" �
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com�eys and wnrrants to ______..C1Ly...4�..QshkRSh�..a_.mun3cipal_.....__._
°-� - - -..cn=p.nration - ---°---------------- ------- --°------ --°-------•----°°°---°
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.. . . . . . ...... . . . .. . . . . . .
. . . . .' ' . . . ' ... . . . .
the following described real estate in ..__.. Winriebago Connty,
State of �Visconsin:
SSA7E BAR OF WISCONSIN—FORM 2 ��
WAEtRA`ITY DFeD ' �.
TM19 Sn�,CE RESER\'ED FOP RECORDINp A.
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RETUFN TO
That part of Block 18 of Fletcher & Strong's Subdivision Tax Kep ATO...
in the City of Oshkosh lyin� Southerly of a line running
� Southeasterly fro.� the Northiaest Corner of Lot 17 to the
most Easter�y Corner of Lot 8 of said Block 18.
This is_ not_____________ homestcad property.
(is) (is not) � �
F,xception to warranties:
Dated this "-'-------'-----+~'�---"--" day °t -----._Octobe�---
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....._(SF.AL)
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AUTHENTICATIOR
Signatutes authenticated this .__]gt_....___. day of
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. James_ 5... +7illia�nson -.-----......-------
TITLli: bih:IBER STA1'F. EAR OP R'ISCONSI\
(If not. "'-'-._--'---�---"-�----------____..--�---'--'--'
auti�ocized b}� § i0b.0u, R�is. gtate.)
1Hi5 INSTRUMENT \•/e5 DRRFTED CV
AC.tY.... Jame,s. J . _ W.illiamsan-----. -- -- ...............-.--
POB 886, Oshkosh, �dT 54902
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MILES ;RIMBA7�, C0�IPANY
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Alberkz._S, .K1Ttlbzl_1.,,�ecretary_
ACTiNOWLEDGMENT
STATE OF WISCONSI?v
1 s�_
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Yer�onally came beiore me: this _._..___._____._day of
...---."_-----'--°--..... the aboce named ----""-----'---"'--'
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to me knorvn to be tF,e per,on ...__..__._. who executed t6e
ioreyoin^ instrunient and acknocvledge ihe �ame.
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(Si�nature9 may be authenticated or acknowfed�ed. Roth \otary Public ...._...__ ..............................Count�-, �Gis. i
nrc not nece�sarc.) )Iy Commission is permanent. (If not, stlte espiration .
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