Exhibit 10.13
ASSIGNMENT OF LEASE
THIS ASSIGNMENT, made and effective this 1st day of January, 1998,
by PLASTICS MFG. COMPANY, a Wisconsin corporation, whose post office
address is W190 N11701 Moldmakers Way, Germantown, Wisconsin 53022
(hereinafter referred to as the "Assignor"), to TECSTAR MFG. COMPANY,
a Wisconsin corporation, whose post office address is W190 N11701
Moldmakers Way, Germantown, Wisconsin 53022 (hereinafter referred to as
the "Assignee").
W I T N E S S E T H :
FOR VALUE RECEIVED, the Assignor hereby grants, transfers and
assigns to the Assignee its lease of space in the real estate described
as W190 X00000 Xxxxxxxxxx Xxx, Xxxxxxxxxx, Xxxxxxxxx 00000 (the
"Premises") which is now or hereafter in effect (the "Lease"), together
with any and all extensions and renewals thereof, as described in the
Lease attached as Exhibit "A".
1. ASSIGNMENT. This Assignment is made to transfer Assignor's
obligations under the Lease to Assignee, its wholly owned subsidiary.
2. OBLIGATIONS OF ASSIGNEE. Assignee agrees to abide by the
terms and conditions of the Lease, including, but not limited to, the
timely payment of rent, taxes and utilities. Assignee further agrees to
abide by all laws, rules and regulations relating to the Premises and
shall keep the Premises insured against liability for injury or death
to persons and loss or damage to the Premises.
3. NO LIABILITY FOR THE ASSIGNOR. All actions taken by the
Assignor pursuant to this Assignment shall be taken for the purposes of
protecting the Assignor's assets and interest in the Premises and the
Assignee hereby agrees that nothing herein contained and no actions
taken by the Assignor pursuant to this Assignment shall in any way
alter or impact the obligation of the Assignee to pay the owner the
sums required by its Lease obligations. The Assignee hereby waives any
defense or claim that may now exist or hereinafter arise by reason of
any action taken by the Assignor pursuant to this Assignment.
4. ASSIGNEE TO HOLD ASSIGNOR HARMLESS. Except for liability,
loss or damage caused by Assignor's negligence, the Assignee shall and
does hereby agree to indemnify and to hold the Assignor harmless of and
from any and all liability, loss or damage which it may or might incur
under said Lease or under or by reason of this Assignment and of and
from any and all claims and demands whatsoever which may be asserted
against it by reason of any alleged obligations or undertakings on its
part to perform or discharge any of the terms, covenants or agreements
contained in said Lease. Should the Assignor incur any such liability,
or any costs or expenses in the defense of any such claims or demands,
the amount thereof, including costs, expenses, and reasonable
attorney's fees, shall be reimbursed to the Assignor by the Assignee
therefor immediately upon demand.
5. SATISFACTION. Upon the payment in full of all indebtedness
due and owing to Landlord from Assignee, including any renewals or
extensions of the Lease, this Assignment shall, without the need for
any further satisfaction or release, become null and void and be of no
further effect.
6. CONTINUING RIGHTS. The rights and powers of the Assignor or
any receiver hereunder shall continue and remain in full force and
effect until all obligations under the Lease are paid in full or fully
performed.
IN WITNESS WHEREOF, the Assignor and Assignee have caused this
Assignment of Lease to be executed as of the date first above written.
PLASTICS MFG. COMPANY,
a Wisconsin corporation, Assignor
By: XXXX X. XXXXXXX
Xxxx X. Xxxxxxx, President
By: XXXXX X. XXXXXXXX
Xxxxx X. Xxxxxxxx,
Executive Vice President
TECSTAR MFG. COMPANY,
a Wisconsin corporation, Assignee
By: XXXX X. XXXXXXX
Xxxx X. Xxxxxxx, President
By: XXXXX X. XXXXXXXX
Xxxxx X. Xxxxxxxx,
Executive Vice President
APPROVED AND CONSENTED TO BY
LESSOR:
MOLDMAKERS LEASING & INVESTMENTS
LIMITED PARTNERSHIP, L.L.P.
By: XXXX X. XXXXXXX
Xxxx X. Xxxxxxx, President
By: XXXXXXX X. XXXXXX
Xxxxxxx X. Xxxxxx, Partner
By: XXXXX XXXXXX
Xxxxx Xxxxxx, Partner
By: XXXXX X. XXXXXXXX
Xxxxx X. Xxxxxxxx, Partner
STATE OF WISCONSIN )
) SS
COUNTY OF WASHINGTON )
The foregoing instrument was acknowledged before me this
1ST day of JANUARY , 1999 by Xxxx X. Xxxxxxx, the President
and Xxxxx X. Xxxxxxxx, the Executive Vice President of Plastics Mfg.
Company, a Wisconsin corporation on behalf of the corporation.
XXXXXX X. XXXXXXX
Notary Public, State of Wisconsin
My Commission: EXP. 10/31/99
STATE OF WISCONSIN )
) SS
COUNTY OF WASHINGTON )
The foregoing instrument was acknowledged before me this 1ST
day of JANUARY , 1999 by Xxxx X. Xxxxxxx, the President and
Xxxxx X. Xxxxxxxx, the Executive Vice President of TecStar Mfg.
Company, a Wisconsin corporation on behalf of the corporation.
XXXXXX X. XXXXXXX
Notary Public, State of Wisconsin
My Commission: EXP. 10/31/99
THIS DOCUMENT WAS DRAFTED BY:
Xxxxxx X. Xxxxxx
Xxxxxxx, Xxxxx & Xxxxxx
X.X. Xxx 000
Xxxxxxxxx Xxxxx, XX 00000-0000
LEASE
THIS LEASE, made effective the 1st day of August, 1997, by and
between MOLDMAKERS LEASING & INVESTMENTS LIMITED PARTNERSHIP, L.L.P.
(hereinafter called "Landlord") and PLASTICS MFG. COMPANY, a Wisconsin
corporation (hereinafter called "Tenant");
WITNESSETH:
It is agreed by and between the parties, each in consideration of
the covenants and agreements of the other:
1. THE LEASED PREMISES. Landlord hereby leases to Tenant, and Tenant
leases from Landlord, a portion of the premises located at W190
N11701 Moldmakers Way, in Germantown, Wisconsin, such portion
consisting of approximately 62,400 square feet of shop and office
space (the "Leased Premises").
2. TERM OF LEASE. The term of this lease shall be for The Initial
Term of ten (10) years, commencing on August 1, 1997, and
terminating on July 31, 2006. This Lease shall automatically renew
thereafter on a year-to-year basis unless one party gives to the
other written notice ninety (90) days prior to a lease year end.
3. RENT. Tenant shall pay Landlord according to the following
schedule:
Base Rent:PERIOD OF 8-01-97 THROUGH 1-31-98:
Total amount for the period of $60,165.44
PERIOD OF 2-01-98 THROUGH 11-30-98:
$17,000.00/month
PERIOD OF 12-01-98 THROUGH END OF INITIAL TERM:
$30,000.00/month
MONTHLY RECONCILIATION INVOICE - BASE RENT ADJUSTMENT:
The Base Rent agreed to in this Lease is subject to adjustment on a
monthly basis as provided in this paragraph. The current Base Rent is
calculated on a pass through basis, the rent being defined as 105% of
75% of the Landlord's debt service. If and to the extent the debt
service (defined as principal, interest and any other reasonable out of
pocket costs of financing paid by Landlord) changes, either upward or
downward, then the rent shall be adjusted on a per month basis to
provide for that adjustment. An invoice will be sent from Landlord to
Tenant for any difference between the amount of monthly Base Rent paid
by Tenant and 75% of the total actual monthly cost of financing to the
Landlord, including any additional amounts due because of fluctuations
in interest rates and/or any other costs or fees. Tenant has fifteen
(15) days from date of this Monthly Reconciliation Invoice to make full
payment of any additional amounts due.
Said payments shall be made at Landlord's office in the building or at
such other place as Landlord may from time to time designate by notice
to Tenant.
Unpaid rent shall bear interest at the rate of the prime rate of
interest plus three (3) points as charged by the Firstar Bank, N.A.,
of Milwaukee, Wisconsin from the date due until paid. Time is of the
essence in this lease. Tenant agrees to do and perform each and every
covenant, agreement and obligation to be performed by Tenant hereunder.
This covenant to pay rent shall be independent from any other covenant
set forth in this lease.
4. TAXES. Tenant agrees to pay as additional rent to Landlord 75% of
all real property taxes and assessments and water and sewer use
charges which may be levied or assessed by any lawful authority for
each calendar year or partial calendar year during the term hereof
against Tenant's proportionate share (75%) against the land and
buildings compromising the demised premises. Should any
governmental agency or political subdivision impose any taxes
and/or assessments, whether or not now customary or within the
contemplation of the parties hereto, either by way of substitution
for taxes and assessments presently levied and assessed against the
real estate, as well as, the improvements thereon, or in addition
thereto, including, but not limited to, any tax or assessment
levied assessed or imposed upon or measured by the rental payable
hereunder (other than Landlord's personal income tax or any estate
tax or inheritance tax) such taxes and/or assessments shall be
deemed to constitute a tax and/or assessment upon the real estate,
as well as, the improvements thereon for the purpose of this
section and shall be paid by Tenant.
At Landlord's option Tenant's proportionate share of all real
property taxes and assessments during the term hereof shall be
paid in advance in monthly installments, estimated by Landlord to
be equal to 1/12{th} of the Tenant's annual obligation for such
taxes and assessments, on the first day of each calendar month.
Within ninety (90) days after the end of each calendar year during
the term, Landlord shall furnish Tenant with a statement of the
actual amount of Tenant's proportionate share of such taxes and
assessments for the year in question. Within fifteen (15) days
after the rendition of each such statement to Tenant by Landlord,
Tenant shall pay to Landlord, or Landlord shall pay to Tenant, as
the case may be, the difference between the estimated payments
actually made by Tenant for the year in question and Tenant's
correct proportionate share of such taxes and assessments for such
year, as shown on such statement. For the calendar years in which
this Lease commences and terminates, the provisions of the
paragraph shall apply, and Tenant's liability for any taxes and
assessments for such years shall be subject to a pro rata
adjustment based on the number of days of said calendar years
during which the term of this Lease is in effect. A copy of a tax
xxxx or assessment xxxx submitted by Landlord to Tenant shall at
all times be sufficient evidence of the amount of taxes and/or
assessments assessed or levied against the property to which such
xxxx relates. From time to time hereafter, Landlord shall notify
Tenant in writing of adjustments to Tenant's monthly installments
due hereunder, and Tenant shall adjust its installment payments
accordingly. Landlord's and Tenant's obligations under this
paragraph shall survive the expiration of the term of this Lease.
5. TENANT TO COMPLY WITH LAWS. Tenant will not use or occupy the
leased premises for any unlawful purpose and will obey all present
and future laws, ordinances, regulations, and orders of the United
States, the Village of Germantown, the County of Washington and
the State of Wisconsin, or any agency or subdivision thereof,
relating to the leased premises. Tenant will not conduct any
activity or place any equipment in the leased premises which will
increase the fire insurance rate on the building.
6. SUBLETTING AND ASSIGNMENT. Tenant will not sublet the leased
premises, or any part thereof, or transfer or assign this lease
without prior written consent of Landlord. Provided, however, that
such consent shall not be necessary for assignment or sublease to
an affiliate or wholly owned subsidiary of Tenant.
7. UTILITIES. Landlord shall not pay any utilities furnished to the
leased premises. Tenant shall pay for all utilities furnished to
the leased premises, including, but not limited to, electricity,
gas, telephone, and water.
8. LANDLORD'S RIGHT OF ENTRY. Landlord may, at reasonable times,
enter the leased premises for inspection thereof, and within
thirty (30) days of the end of the term, or any extensions
thereof, may place "For Rent" or "For Sale" notices on the leased
premises; provided that such entry shall not unreasonably
interfere with Tenant's business operation.
9. REPAIRS AND MAINTENANCE. Landlord shall, at its expense, keep and
maintain in good repair the exterior and structural portions of
the building. Nothing in this lease shall be construed to
prohibit or impair the right of Landlord at anytime to construct
additions to the building. Tenant shall, at its expense, keep and
maintain in good repair the interior portion of the leased
premises, including glass therein, and all areas in the building
used in common by Tenant and any other persons whatsoever. At the
termination of this lease, Tenant shall leave the leased premises
in as good condition as at the beginning of said term, ordinary
wear and tear and damage by the elements excepted.
10. SIGNS. Tenant may paint, erect, hang or place upon the exterior
of the building only such signs and other advertising displays as
are approved by Landlord. Tenant may place such identification
signs in the common areas of the building as may be consented to
by Landlord.
11. INSURANCE.
A. PUBLIC LIABILITY INSURANCE. At all times during the term of
this Lease, the Tenant shall at its sole cost and expense,
maintain in force and effect comprehensive public liability
insurance insuring against liability for injury to or death of
persons and loss or damage to property occurring from any cause
whatsoever in, upon or about the premises. Such liability
insurance shall be in amounts of not less than $1,000,000 /
$1,000,000 for bodily injury and $500,000 / $500,000 for
property damage. Landlord shall be named as an additional
insured in any such policy of insurance.
B. CASUALTY INSURANCE. Tenant shall, at its sole cost and
expense, keep the premises insured against loss by fire or
other casualty with extended coverage in an amount equal to the
full replacement cost thereof, and in an amount sufficient to
avoid any co-insurance penalty. Landlord shall be named as an
additional insured under such policy of insurance as its
respective interest may appear. Tenant shall be responsible
for insuring its own personal property on the premises.
C. CERTIFICATES OF INSURANCE. A certificate issued by the
insurance carrier for each policy of insurance required to be
carried and maintained by any party hereunder shall be
delivered to the other party promptly after the commencement of
this Lease. Each of said certificates of insurance, and each
such policy of insurance required to be maintained hereunder,
shall expressly evidence the insurance coverage and waivers of
subrogation required by this Lease and shall contain an
endorsement or provisions requiring not less than ten (10) days
written notice to the other party prior to the cancellation,
diminution in the perils insured against, or reduction of the
amount of coverage of the particular policy in question.
D. WAIVER OF SUBROGATION. Anything in this Lease to the contrary
notwithstanding, neither party shall be liable to the other for
any loss or damage to property or injury to, or death of
persons occurring on the premises or the adjoining properties,
parking areas, sidewalks, streets, alleys or passageways, or in
any manner going out of or in connection with the Tenant's use
and occupancy of the premises or the condition thereof, or of
adjoining parking areas, streets, sidewalks, alleys or
passageways caused by the negligence or fault of the other,
their respective agents, employees, subtenants, licensees,
assignees or invitees. Tenant hereby waives all right of
recovery against Landlord, its agents, employees, subtenants,
licensees, assignees or invitees for any such loss or damage
to property or injury to, or death of, any persons and agrees
to cause its respective insurance policies to contain waiver of
subrogation provisions reflecting the waivers of liability
described in this paragraph.
E. PROCEEDS. In the event of any casualty for which insurance
proceeds are available, said proceeds shall be delivered to
the owner of the property damaged thereby for which insurance
is available which, in the case of the building shall be the
Landlord, and in the case of Tenant's personal property shall
be the Tenant.
12. HOLD-HARMLESS CLAUSE. Tenant agrees to and hereby does indemnify
and hold harmless the Landlord and his property from and against
any loss, damage, or liability occasioned by or resulting from any
default hereunder, or any tortious or negligent act on the part of
the Tenant, its agents or employees or persons permitted on the
leased premises by the Tenant.
13. DAMAGE OR DESTRUCTION. If any of the leased premises or the
building is rendered untenantable by fire or other casualty,
Landlord may elect:
1. (a) To terminate this lease as of the date of the fire or
casualty by notice to Tenant within sixty (60) days after that
date; or
(b) To repair, restore or rehabilitate the building or the
leased premises at Landlord's expenses, in which event this
lease shall not terminate.
2. In the event the lease is not terminated pursuant to this
provision, rent shall xxxxx on a per diem basis during the
period of untenantability. In the event of termination of
this lease pursuant to Section 1(a), rent shall be apportioned
on a per diem basis and paid to the date of the fire or other
casualty. In the event that the leased premises are partially
damaged by fire or other casualty but are not wholly
untenantable, the Landlord shall, except if the building has
been substantially damaged and the Landlord has elected not to
restore, proceed with due diligence to repair and restore the
leased premises, and the rent shall xxxxx in proportion to the
non-usability of the leased premises during the period of
untenantability.
14. CONDEMNATION. If all of the leased premises shall be taken or
condemned by any public authority or utility, or sold to avoid
such condemnation, this lease shall terminate. If only part of
the leased premises are so taken, condemned, or sold, Tenant shall
have the right to terminate this lease by notice given to Landlord
within thirty (30) after the condemnation judgment is entered, or
in case of sale, within thirty (30) days after Landlord notifies
Tenant of such sale. Any termination provided for in this
paragraph 14 shall become effective as of the date judgment is
satisfied by payment of the award, or in case of sale, as of the
date of delivery of deed. In the event of any termination as
aforesaid, Tenant shall have no claim against the public authority
or utility or Landlord, except for a portion of such award or sale
price not in excess of 50% of the unamortized cost of improvements
made with Landlord's written consent in, to, or upon the leased
premises by Tenant, on a depreciation basis of no longer than ten
(10) years. If the leased premises are only partially taken,
condemned, or sold as aforesaid, and Tenant does not give
Landlord a termination notice when and as heretofore provided,
then this lease shall continue, and Tenant shall have no claim
against the public authority or utility or Landlord for any
portion of the award or sale price and shall be entitled to no
compensation or claim for unamortized cost of improvements or
otherwise, except that the rent for the balance of the term and
any extension thereof shall be prorated, based on the percentage
of the leased premises so taken, condemned, or sold.
15. BANKRUPTCY, ETC. If a receiver or trustee in voluntary or
involuntary insolvency (including assignment for the benefit
of creditors) or bankruptcy proceedings be appointed for Tenant
and such appointment is not vacated within ten (10) days
thereafter, or if Tenant petitions for corporate reorganization,
or otherwise seeks an arrangement with creditors under any
insolvency or bankruptcy law, or if any execution or attachment
against Tenant be unsatisfied or unsecured by adequate corporate
security bond or cash security for more than ten (10) days,
Landlord may, at its option, in any of such events, terminate this
lease, and re-enter and resume possession of the leased premises.
In the event of such termination, Landlord shall be entitled to
recover as liquidated damages for such breach an amount equal to
the difference between (a) the then cash value of the rent
reserved hereunder for the unexpired portion of the lease term,
and (b) the then cash value of the leased premises for such
unexpired portion of the lease term.
16. HOLDING-OVER UPON TERMINATION OF LEASE. If Tenant continues to
occupy the leased premises after the last day of the term hereof,
if this lease is not renewed or extended, and Landlord elects to
accept rent thereafter, a tenancy from month to month shall be
created and not a holdover tenancy from year-to-year.
17. QUIET POSSESSION. Landlord covenants that it has the right and
title to make this lease for the term hereof; it will put Tenant
into complete and exclusive possession of the leased premises, and
if Tenant shall pay the rental and perform all of the covenants,
terms and conditions of this lease to be performed by Tenant,
Tenant shall, during the term hereby created, freely, peaceably,
and quietly occupy and enjoy the full possession of the leased
premises, without molestation or hindrance from any source,
other than condemnation.
18. LEGAL COST AND EXPENSES. Tenant shall pay and discharge all
costs, expenses and attorneys fees, which shall be incurred and
expended by the Landlord in enforcing the covenants and agreements
under this lease.
19. NOTICES. All notices, consents, demands, presentations, and
requests which may be or are required to be given by either party
to the other shall be in writing and shall be sent by Untied
States registered or certified mail, with return receipt
requested, addressed as follows:
TO LANDLORD: Moldmakers Leasing & Investments Limited
Partnership, L.L.P.
X000 X00000 Xxxxx Xxxx
Xxxxxxxxxx, XX 00000
TO TENANT: Plastics Mfg. Company
X000 X00000 Xxxxxxxxxx Xxx
Xxxxxxxxxx, XX 00000
The date shown on the return receipt as of the date on which
said registered or certified mail is received by the addressee shall be
conclusively deemed to be the date on which a notice, consent, demand,
presentation, or request is given or made. A party's address may be
changed at any time or from time to time by notice given to the other
party as herein provided.
20. SUBORDINATION TO MORTGAGES. This lease is subject and subordinate
to all present or future mortgages and/or deeds of trust which may
now or hereafter affect the real estate of which the leased
premises form a part, and to all renewals and extensions thereof.
In confirmation of such subordination, Tenant shall execute
promptly any appropriate certificate which Landlord may request.
Tenant hereby constitutes and appoints Landlord as Tenant's
attorney-in-fact to execute any such certificates for or on behalf
of Tenant.
21. WAIVER. One or more waivers of any provision of this lease by
either party shall not be construed as a waiver of a further
breach of the same provision.
22. LANDLORD'S REMEDIES. All rights and remedies given to Landlord
shall be distinct, separate, cumulative, and none shall exclude
any other right or remedy allowed by law.
If Tenant defaults on payment of rent (including any additional rental
payment hereunder), and Tenant does not cure the default within ten
(10) days after written demand for payment of such rent, or if Tenant
defaults in the prompt and full performance of any other provisions of
this lease, and Tenant does not cure the default within thirty (30)
days after written demand by Landlord that the default be cured
(unless the default includes a hazardous condition, which shall be
cured forthwith), Landlord gives Tenant notice to vacate on or before
at least fourteen (14) days after the giving of such notice, or if
Tenant shall be adjudicated bankrupt, insolvent, or make any assignment
for the benefit of creditors, or a trustee or receiver is appointed for
Tenant or any part of Tenant's property, or if the leasehold interest
of the Tenant be levied upon under execution or be attached by process
of law, or if Tenant abandons the premises, then and in any such event
Landlord may, if Landlord so elects, but not otherwise, with or without
notice or demand, elect to terminate this lease and Tenant's right to
possession of the premises, or, without terminating this lease, to
forthwith terminate Tenant's right to possession of the premises and in
either case the Landlord may re-enter the premises, remove Tenant and
its property and repossess the premises and may relet the same after
making such repairs and doing such remodeling as Landlord deems
reasonable to relet the premises. Tenant is not released of liability
for rent (including any additional rent payment hereunder) or damages
because the Landlord repossesses the premises or pursues any other
remedy available to it. Landlord shall apply the money derived from
reletting to the rent due or to become due on this lease and to the
cost of repairing, remodeling, showing and advertising of the premises
for the purpose of reletting, including commissions incurred by
Landlord in connection with such reletting and attorneys fees and
other expenses incurred by Landlord in connection with enforcing this
lease, and the Tenant shall remain liable for any deficiency and agrees
to pay the same. Landlord, in the event of such repossession may at
the end of the calendar month during the remaining term demand, be
entitled to receive and xxx for, the monthly rent together with all
expenses incurred in attempting to relet if the premises are not relet,
and if relet, the deficiency resulting monthly from such reletting.
Landlord's right to bring action shall be multiple and several. Action
brought to recover the amount due for any month shall not prejudice or
bar Landlord from subsequent actions to recover the amount due for any
subsequent month.
23. SECURITY DEPOSIT. Tenant shall pay the Landlord the sum of Five
Thousand Dollars ($5,000.00) as a security deposit which may be
retained by the Landlord as security for the full performance of
all the terms and conditions of this Lease on the part of Tenant
to be performed, other than payment of rent. The deposit may not
be used by the Tenant for payments and shall be returned by the
Landlord to the Tenant upon completion by the Tenant of all the
terms and conditions of the Lease. Landlord may apply amounts of
this security deposit to cure any breach other than nonpayment.
24. HEADINGS. Any headings preceding the text of the paragraphs
hereof are inserted solely for the convenience of reference and
shall not constitute a part of this lease or affect its meaning,
construction, or effect.
25. ENTIRE AGREEMENT. This lease constitutes the entire agreement of
the parties hereto, and no representations, inducements, promises,
or agreements, oral or otherwise, between the parties hereto, and
no representations, inducements, promises, or agreements, oral or
otherwise, between the parties, not embodied herein, shall be of
any force or effect.
26. CONTROLLING LAW. This lease shall be construed in accordance with
the laws of the State of Wisconsin.
IN WITNESS WHEREOF, this Lease is hereby executed the day and year
first written above.
LANDLORD: TENANT:
MOLDMAKERS LEASING & INVESTMENTS PLASTICS MFG. COMPANY
LIMITED PARTNERSHIP, L.L.P.
By: XXXX XXXXXXX By: XXXX XXXXXXX
Xxxx Xxxxxxx, Partner Xxxx Xxxxxxx, President
By: XXXXXXX XXXXXX By: XXXXX XXXXXXXX
Xxxxxxx Xxxxxx, Partner Xxxxx Xxxxxxxx,
Executive Vice President
By: XXXXX X. XXXXXX
Xxxxx X. Xxxxxx, Partner
By: XXXXX XXXXXXXX
Xxxxx Xxxxxxxx, Partner
