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HomeMy WebLinkAbout1999-235 Hangar Agrmt - TaraLabs CITY OF ASHLAND GROUND LEASEAGREEMENT ~r HANGAR CONSTRUCTED BY LESSEE ASHLAND MUNIClPAL AIRPORT Ground lease agreement made this ~'¢ day of Ju~-- ., 1999, by the CITY OF ASHLAND (City) by and through its Airport Commission (Commission) and TAB L.~I~_ B~...W-Z~,~ ~ '{~:~' ~ZO?~L~e'~ (Lessee). Recitals: A. City is the owner and operator of Sumner-Parker Airport situated in the City of Ashland, Oregon, called "Airport", with power to grant right and privileges with respect to its use. B. Lessee is the owner of an aircraft based at the Airport and wishes to construct a hangar for storage of the aircraft. C. City is willing to lease to Lessee a portion of the Airport premises together with such rights and privileges as are set forth in this lease. Lessor and Lessee agree: 1. Description of leased premises. City leases to Lessee a part of the Airport described in Exhibit "A" ("the premises"). 2 Lease Fees. An initial monthly rental of $20 is established and shall be paid semi- annually in advance for the succeeding six months beginning with the commencement date specified in paragraph 3. 2.1. Annual rent increase. The monthly rent shall increase annually, but not decrease, by multiplying the rent by one-half times a fraction, the numerator of which is the CPI Index Figure for the month of January of that subject calendar year, and the denominator of which is the Base CPI Index Figure. To illustrate the preceding sentence, the monthly rent for the year beginning one year from the date of this agreement shall be equal to the product determined by multiplying $20 (the rent specified in paragraph 2), by one-half times a fraction, the numerator of which is the CPI Index Figure for the month of January 1995, and the denominator of which is the Base CPI Index Figure. 2.1.1. As used in this paragraph, "Index" shall refer to the following index published by the Bureau of Labor Statistics of the United States Department of Labor: Consumer Price Index, All Urban Consumers (CPI-U), U.S. City Average, CPI--All Items ("standard reference base period" 1982-84 = 100). "Base CPI Index Figure" shall refer to the Index number indicated for the month of January 1995, and the "CPI Index PAGE 1-HANGAR GROUND LEASE Figure" for any other month shall refer to the Index number for that month. If the "Index" is no longer being published as of a particular date, then the "CPI Index Figure" for that date shall be the figure reported in the U.S. Department of Labor's most recent comprehensive official index then in use and most nearly answering the description of the Index (or, if the U.S. Department of Labor is not then publishing any such similar index, shall be determined under another comparable, authoritative, generally recognized index to be selected by mutual agreement of Lessor and Lessee). If the Index is calculated from a base different from the base 1982-84 = 100, then the figures to be used in calculating any adjustment mandated under this Agreement first shall be converted (if possible, under a formula supplied by the Bureau of Labor Statistics of the U.S. Department of Labor) to account for that difference. 2.2. Lease fees will become past due the 11th day of the calendar month and the City will charge interest of 1.5% per month on past due lease fees. 2.3. All sums resulting from the computation of monthly lease fee shall be rounded to the nearest whole dollar in favor of Lesser. 3. Term.. The term of this lease is 25 years, commencing upon the issuance of a certificate of occupancy by the City of Ashland or 120 days from the date of this lease, whichever occurs first. At the end of this term, Lessee shall have the first right of refusal to lease the premises from the City at the rates and terms then in effect as established by the City. 4. Use of Premises. Except as provided in this paragraph, the premises shall be used only for the storage of aircraft owned by Lessee. Other items of personal property may be stored temporarily when such storage in no way interferes with the normal storage area of the aircraft in the hangar, and does not otherwise violate this lease. 4.1. Lessee shall not store any flammable or explosive liquids or solids within the premises. For the purpose of this lease, "flammable or explosive liquids or solids" shall not apply to fuel or other flammable contained within any airplane or automobile placed in the hangar. Fueling of the aircraft while in the hangar is strictly prohibited. 4.2. Lessee shall be required to construct a ramp in accordance with specifications to be approved in writing by the City to provide ingress and egress to the hangar. 5 Grant of Right. Lessee is granted the right to operate its aircraft and to use the Airport, together with all facilities, equipment, improvements, and services which have been or r~ay be provided at the Airport including the landing field and any extensions or additions, roadways, runways, aprons, taxiways, floodlights, landing lights, beacons, signals, radio aides, and all other conveniences for flying, landings, and take-offs. PAGE 2-HANGAR GROUND LEASE (p:airpor[\ground Ise)(Janua¢/23, 1995) 6 Right of Ingress and E¢lress. Lessee and escorted visitors or customers shall have the right of ingress and egress to and from the premises described in Exhibit "A"Lessee shall take reasonable care to assure that Lessee does not interfere with City's operation of the Airport for the benefit of the public and of all aircraft using the Airport. 7 Rights and Privileges Reserved to the City Include: 7.1. The right to develop or improve the landing area of the airport without interference or hindrance of the Lessee. 7.2. The right, but not the obligation, to maintain and keep in repair the landing area of the Airport, together with the right to direct and control all activities of Lessee. 7.3. The right to take any action considered necessary to protect the aerial approaches of the airport against obstruction, together with the right to prevent Lessee from erecting, or permitting to be erected, any building or other structure on the Airport which, in the opinion of the City, would limit the usefulness of the Airport and constitute a hazard to aircraft. 7.4. The right to temporarily close or to restrict the use of the Airport or any of the facilities for maintenance, improvement, or for the safety of the public. 8. Compliance with laws. Lessee shall comply with 8.1. The "Minimum Standards at Ashland Municipal Airport, Ashland, Oregon" adopted by the City Council on January 4, 1990 and as may be amended from time to time. 8.2. All federal, state, county, and city laws, orders and ordinances, the rules and regulations of the Lessor, and all rules and regulations of the State Department of Transportation Aeronautics Division and the Federal Aviation Administration. 9. Lessee compliance with environmental laws. 9.1. Definition of "hazardous material". As used is this paragraph, the term "hazardous material" means any hazardous or toxic substance, material, or waste, including, but not limited to, those substances, materials, and wastes listed in the United States Department of Transportation Hazardous Materials Table (49 C.F.R. § 172.101) or by the United States Environmental Protection Agency as hazardous substances (40 C.F.R. Part 302) and any amendments, ORS 466.567, 466.205, 466.640 and 468.790 and regulations of the Oregon State Department of Environmental Quality, petroleum products and their derivatives, and such other substances, materials and wastes as become regulated or subject to cleanup authority under any environmental laws. Environmental laws means those laws cited in this subparagraph. PAGE 3-HANGAR GROUND LEASE (pairport~ground Ise)(Janua~y 23. 1995) 9.2. Lessee's compliance with laws and permits. Lessee shall cause the leased property and all operations conducted on the leased property (including operations by any subtenants) to comply with all environmental laws. 9.3. Limitation on uses of hazardous materials. Lessee shall not use or allow any agents, contractors or subtenants to use the leased property to generate, manufacture, refine, transport, treat, store, handle, recycle, release or dispose of any hazardous materials, other than at reasonably necessary for the operation of Lessee's activities as contemplated under this lease. 9.4. City's Riqhts. City shall have the right to conduct reasonable inspections and investigations of the leased property and the operations conducted on the leased property at any time and from time to time, and Lessee shall cooperate fully with City during such inspections and investigations. 9.5. Indemnification. Lessee agrees to defend (with counsel approved by City), fully indemnify, and hold entirely free and harmless City from and against all claims, judgments, damages, penalties, fines, costs, liabilities, or losses (including, without limitation, diminution in value of the leased property, damages for the loss or restriction on the use of rentable or usable space or of any amenity of the leased property, damages arising from any adverse impact on marketing of space, sums paid in settlement of claims, attorneys' fees, consultant fees, and expert fees) which arise during or after the lease term and which are imposed on, or paid by or asserted against City by reason or on account of, or in connection with, or arising out of Lessee's generation, manufacture, use, transportation, refinement, treatment, storage, or disposal of hazardous materials, or any release of hazardous materials as a result of Lessee's use or activities, or of Lessee's agents, contractors, or subtenants. 10. Construction of Improvements. Lessee shall erect a hangar on the premises in accordance with this paragraph. 10.1. The hangar shall be erected wholly within the boundary lines of the premises. Lessee shall submit plans and specifications for the hangar to the Commission and the city building official, for review and approval of the Commission and the building official, within 30 days after the date of execution of this lease. Following approval of Lessee's plans and specifications by the Commission and the building official, Lessee shall expeditiously apply for all necessary permits and make continued and substantial progress towards permit issuance. Lessee shall commence construction in accordance with plans and specifications approved by the Commission within 60 days following approval by City of Lessee's plans and specifications. If required permits are not issued by the appropriate authority within 90 days of approval of plans and specifications by the Commission, City may, upon 30 days written notice to Lessee, terminate this Lease and Lessee shall have no further liability to City under this lease. PAGE 4-HANGAR GROUND LEASE (p:a,rport\ground Ise)(January 23, 1995) 10.2. Prior to commencement of the construction of the hangar and before any building materials have been delivered to the premises, Lessee shall comply with each of the following conditions: 10.2.1~ Submit to the Commission one set of preliminary construction plans and specifications prepared by an architect or engineer licensed in the State of Oregon which are sufficient to enable Commission to make an informed judgment about the design and quality of the construction. Lessee shall not commence construction until all required permits have been obtained and the Commission has approved of the preliminary construction plans and specifications, including the color of the hangar. Commission shall not unreasonably disapprove such plans and specifications. Approval or disapproval shall be communicated to Lessee within 30 days after receipt of complete plans and specifications by Commission. Any disapproval shall be accompanied by a statement of the reasons for such disapproval. Following any disapproval, Lessee may elect either to revise the plans and specifications and resubmit them to the Commission pursuant to this paragraph or terminate this Lease upon 30 days written notice to City. 10.2.2. Deliver to City such other proofs and copies as City shall reasonably request, including, without limitation, proof that workers' compensation insurance has been procured to cover all persons employed in connection with the construction, proof of issuance of all building and other permits required for the construction and proof that all systems development charges of the City have been paid. 10.2.3. Once construction has begun Lessee shall prosecute it to completion with diligence. All work shall be performed in a good and workmanlike manner and shall comply with all applicable governmental permits, laws, ordinances and regulations. Lessee shall pay or cause to be paid the total cost of the construction. Construction work shall conform in all significant respects with the approved preliminary plans and specifications and the working drawings approved by the Commission except as otherwise authorized by the Commission. 10.2.4. This paragraph shall not be construed to authorize Lessee to do any act or make any contract so as to encumber in any manner the title of City to the property or to create any claim or lien on or against the interest of City in construction of the improvements. It is expressly agreed that all the expenses of the construction of the improvements shall be promptly paid by Lessee as required by the terms of any contract therefor. 10.3. Lessee shall also construct to standards established by the Commission adequate drainage on the premises, an asphalt taxiway to the hangar and a paved parking stall to the hangar for one automobile. PAGE 5-HANGAR GROUND LEASE (p:a*rport~ground Ise)(Januaw 23, 1995) 10.4. Lessee may, but is not required to, provide electricity to the premises and within the hangar and may rough-in plumbing. No septic or holding tanks shall be permitted on the premises. 10.5. Lessee shall, if required by the Uniform Fire Code, 1991 Edition, as adopted by Ashland Municipal Code Chapter 15, install an automatic fire sprinkler system for the hangar. Such system shall be constructed to the standards of the National Fire Protection Association, NFPA-13. Plans and specifications for any required system shall be submitted to the City Fire Marshal for review and approval. 11. Title to Improvements. Upon completion of construction and issuance of a certificate of occupancy, the improvements described in paragraph 10 including any further improvements to the premises approved by the Commission, shall become property of City, free and clear of all claims of Lessee, any one claiming under Lessee or caused, permitted or suffered to attach through Lessee. Lessee or any one claiming under Lessee, shall indemnify and defend City against all liability and loss arising from such claims. 12. Maintenance. Lessee shall keep and maintain the leased premises and all improvements in good and substantial repair and condition, including the exterior condition. Lessee shall make all necessary repairs and alterations and shall maintain the leased premises and all improvements in compliance with all applicable building and zoning laws and all other laws, ordinances, orders and requirements of all authorities having or claiming jurisdiction. Lessee shall provide proper containers for trash and garbage and shall keep the leased premises free and clear of weeds, rubbish, debris, and litter at all times. City shall at all times during ordinary business hours have the right to enter upon and inspect such premises. 13. Utilities. Lessee shall promptly pay any charges for electricity and all other charges for utilities which may be furnished to the leased premises at Lessee's order or consent. 14. Liens, Taxes. Lessee shall pay all sums of money that become due for any labor, services, materials, supplies, utilities, furnishings, machinery or equipment which have been furnished or ordered by Lessee which may be secured by lien against the premises. Lessee shall pay all real and personal property taxes assessed against the premises, such payments to be made no later than November 15 of the year in which the taxes become due and payable, and will submit a copy of the receipt for the taxes to the City's Director of Finance. 15. Insurance. Lessee shall obtain and maintain continuously in effect at all times during the term of this lease, at Lessee's sole expense, the following insurance: 15.1. Comprehensive insurance. Owner's, landlord and tenant or premises insurance protecting City and its officers, agents and employees against any and all liabilities that may allegedly in any way relate to the operation by Lessee, this insurance to be in the minimum amount of $500,000, combined single limit coverage. Such limit PAGE 6-HANGAR GROUND LEASE (p:airport~gro.nd Ise)(January 23. 1995) shall automatically increase in the event of any change in the provisions of ORS 30.270, or in the event these limits are found to be not totally applicable to a city. 15.1.1. Additional insureds. All policies shall include the City, its officers, commissions, elected officials, employees and agents as additional insureds. 15.1.2. Primary insurance. The insurance shall be considered primary to any other insurance or self-insurance of the City. 15.1.3. Insurance certificate. A certificate evidencing such insurance coverage shall be filed with the City prior to the effective date of this lease, and such certificate shall provide that such insurance coverage may not be canceled or reduced or changed in any way adverse to the City without at least 30 days prior written notice to the City. The policy shall be continuous until canceled as stated above. If such insurance coverage is canceled or changed, Lessee shall, not later than 15 days prior to the termination or change in the insurance coverage, file with the City a certificate showing that the required insurance has been reinstated or provided through another insurance company or companies. In the event Lessee shall fail to furnish the City with the certificate of insurance required, City may secure the required insurance or self-insure at the sole cost and expense of Lessee, and Lessee agrees to reimburse City promptly for the cost, plus ten percent of the cost for City administration. 15.2. Property Insurance. Lessee shall keep the premises insured at Lessee's expense against fire and other risks covered by a standard fire insurance policy with an endorsement for extended coverage. Lessee shall bear the expense of any insurance insuring the property of Lessee on the premises against such risks but shall not be required to insure. 15.2.1. Additional insureds. All policies shall include the City as an additional insured. 15.2.2. Waiver of Subroqation. Neither party shall be liable to the other (or to the other's successors or assigns) for any loss or damage caused by fire or any of the risks enumerated in a standard fire insurance policy with an extended coverage endorsement, and in the event of insured loss, neither party's insurance company shall have a subrogated claim against the other. This waiver shall be valid only if the insurance policy in question expressly permits waiver of subrogation or if the insurance company agrees in writing that such a waiver will not affect coverage under the policies. Each party agrees to use best efforts to obtain such an agreement from its insurer if the policy does not expressly permit a waiver of subrogation. 16. Indemnification. Lessee shall keep, indemnify and defend and hold harmless City, its officers, agents and employees, from and against any and all claims, demands, suits, judgments, costs, and expenses, including attorney's fees asserted by any person or persons, including agents or employees of the City or Lessee, by reason of death or injury to persons or loss or damage to property that allegedly results from Lessee's PAGE 7-HANGAR GROUND LEASE (pairpoct\ground Ise)(January 23, t995) operations, or anything done or permitted by Lessee under this lease, except for the extent attributed to acts or omissions of City of its officers, agents or employees. 17. Damage or Destruction of Premises. If the leased premises or any improvements are damaged or destroyed by fire or other casualty, Lessee shall: 17.1. Promptly repair, rebuilt or restore the property damaged or destroyed to substantially the same condition consistent with the applicable building codes; and 17.2. Apply for any net proceeds of insurance resulting from claims for such losses, as well as any additional money of Lessee necessary. If the damage or destruction which occurs is such that the cost of repair, rebuilding or restoration of the property damaged or destroyed exceeds 50% of the fair market value of the improvements, Lessee shall have the option within 60 days from the date of damage or destruction, to notify City in writing whether or not Lessee elects to repair, rebuild, or restore in accordance with paragraph 17.1 or to terminate this lease. Upon giving such notice to terminate, this lease shall terminate on the date specified in the notice and City shall be entitled to the net proceeds of insurance. 18. Events of Default. The following shall be events of default: 18.1. Default in Rent: Failure of Lessee to pay any rent or other charge within ten days after it is due. 18.2. Default in Other Covenants: Failure of Lessee to comply with any term or condition or fulfill any obligation of the lease (other than the payment of rent or other charges) within 30 days after written notice by City specifying the nature of the default. If the default is such that it cannot be completely remedied within the thirty (30) day period, this provision shall be complied with if Lessee begins correction of the default within the 30 day period and proceeds in good faith to effect the remedy as soon as practicable. 18.3. Insolvency: Insolvency of Lessee and assignment by Lessee for the benefit of creditors; the filing by Lessee of a voluntary petition in bankruptcy; an adjudication that Lessee is bankrupt or the appointment of a receiver of the properties of Lessee; the filing of an involuntary petition of bankruptcy and failure of the Lessee to secure a dismissal of the petition within 30 days after filing; attachment of or the levying of execution on the leasehold interest and failure of the Lessee to secure discharge of the attachment or release of the levy of execution within ten days. 19. Remedies on Default. In the event of a default, the City at its option may terminate the lease by notice in writing by certified or registered mail to Lessee. The notice may be given before or within thirty days after the running of the grace period for default and may be included in a notice of failure of compliance. If the property is abandoned by Lessee in connection with a default, termination shall be automatic and without notice. PAGE 8-HANGAR GROUND LEASE 19.1. Damages: In the event of termination of default, City shall be entitled to recover immediately the following amounts as damages: 19.1.1. The reasonable cost of re-entry and reletting including the cost of any clean up, refurbishing, removal of Lessee's property and fixtures, or any other expense occasioned by Lessee's failure to quit the premises upon termination and to leave the premises in the required condition, any remodeling costs, attorney fees, court costs, broker commissions and advertising cost. 19.1.2. The loss of reasonable lease fee value from the date of default until a new tenant has been or, with the exercise of reasonable efforts could have been secured. 19.2. Re-entry After Termination: If the lease is terminated for any reason, Lessee's liability to City for damages shall survive such termination, and the rights and obligations of the parties shall be as follows: 19.2.1. Lessee shall vacate the property immediately, and within 60 days remove any property of Lessee including any fixtures which Lessee is required to remove at the end of the lease term, perform any cleanup, alterations or other work required to leave the property in the condition required at the end of the term. 19.2.2. City may re-enter, take possession of the premises and remove any persons or property by legal action or by self-help with the use of reasonable force and without liability for damages. 19.3. Reletting: Following re-entry or abandonment, City may relet the premises and in that connection may: 19.3.1. Make any suitable alterations or refurbish the premises, or both, or change the character or use of the premises, but City shall not be required to relet for any use or purpose (other than that specified in the lease) which City may reasonably consider injurious to the premises, or to any tenant which City may reasonably consider objectionable. 19.3.2. Relet all or part of the premises, alone or in conjunction with other properties, for a term longer or shorter than the term of this lease, upon any reasonable terms and conditions, including the granting of some lease fee-free occupancy or other lease fee concession. 20. Termination. Upon termination of the lease by the passage of time or otherwise, Lessee shall surrender the leased premises in good condition. The Lessee's obligations under this paragraph shall be subordinate to the provisions of paragraph 11 PAGE 9-HANGAR GROUND LEASE (p:airpoct\ground Ise)(JanuaP/23, 1995) related to improvements as required and the City shall have the remedies described in paragraph 19. 21. Assiqnment of Interest or Rights. Neither Lessee or any assignee or other successor of Lessee shall sublease, assign, transfer or encumber any of Lessee's rights in and to this lease or any interest, nor license or permit the use of the rights granted except as provided in this paragraph. Lessee shall not assign all or any part of its rights and interests under this lease to any successor through merger, consolidation, or voluntary sale or transfer of substantially all of its assets, without prior written approval of the City. Written approval of the City shall not be unreasonably withheld. 21.1. Right of first refusal. City shall have the following described right of first refusal with respect to the interest of Lessee under this lease: 21.1.1. Lessee shall not sell, sublease, assign or transfer to anyone other than City, unless Lessee shall have first communicated to City, by written notice, a written offer to sell, sublease, assign or transfer this lease or any interest, which offer shall specif~, in commercially reasonable detail, the price, terms and conditions upon which Lessee is willing to sell, sublease, assign or transfer this lease or any interest. 21.1.2 City shall have a period of 30 days, following the notice, within which to accept the offer by giving Lessee written notice of acceptance. If the offer is accepted, the parties shall be obligated to close the sale, sublease, assignment or transfer in accordance with the terms of Lessee's offer. Closing shall occur within 60 days following acceptance or within such longer closing period as may be specified in the offer. 21.1.3 If City does not accept the offer, Lessee may sell, sublease, assign or transfer the lease or any interest to any other party, provided that such a sale must be consummated within 60 days following the earlier of the expiration of the 30 day acceptance period specified in 21.1.2 for the offer or the date of any written rejection of the offer by City, and for and upon the same price, terms and conditions as those specified in the offer. 21.1.4. City's rights under this paragraph shall apply to any subsequent or contemporaneous offer made to Lessee or Lessee's successor or successors in interest. 21.2 Option to Purchase Lessee's Interest. In addition to the right of first refusal described in paragraph 21.1, City shall have the exclusive right and option to purchase all of Lessee's rights under this lease upon the following terms and conditions: 21.2.1 If City exercises this option, the purchase price during the initial year of this lease for Lessee's rights under this lease shall be $20,000 or the actual reasonable construction cost of the hangar, whichever is greater. The PAGE 1 O-HANGAR GROUND LEASE (p airport~ground Ise)(January 23, 1995) purchase price during each subsequent year shall be the purchase price determined in the immediately preceding sentence less 1/25th of such purchase price for each full year the lease has been in effect. 21.2.2 This option shall be exercised by written notice given by City to Lessee at any time, which notice shall specify that City has elected to exercise this option. 21.2.3 Closing shall occur as soon as possible following exercise of this option by City and, in any event, not later than the 35th day following the date of exercise of this option. 21.2.4 At closing, Lessee shall deliver to City a duly executed and acknowledged statutory quitclaim deed quitclaiming all of Lessee's rights and interest in the premises free and clear of all liens and encumbrances of Lessee, anyone claiming under Lessee or caused, permitted or suffered to attach through Lessee. 21.2.5 At closing, City shall pay to Lessee in cash the entire amount of the purchase price. 21.2.6. City's rights under this paragraph shall apply to any successor of Lessee and shall apply whether or not City exercises its rights under paragraph 21.1. City may not exercise its rights under this paragraph while the Lessee who signed this lease is in possession and has not sold, subleased, assigned or transferred its interest in the lease. For the purposes of this subparagraph, a devise under a will to a son or daughter of the Lessee shall not be considered a sale, sublease, assignment or transfer. 21.3. Subleases without consent. Lessee may sublease a portion of the premises for the purpose of placing a second aircraft within the hangar without consent of City provided that: 21.3.1. Lessee gives notice to City prior to the placing of the aircraft in the hangar that such sublease has occurred, and 21.3.2. Lessee pays to City 20% of all sums received by Lessee for the sublease. Such payment shall be made to City within 30 days of Lessee's- receipt of the sum by Lessee. 22. Nonwaiver. Waiver by either party of strict performance of any provision of this lease shall not be a waiver of or prejudice the party's right to require strict performance of the same provision in the future or of any other provision. PAGE 11-HANGAR GROUND LEASE (p:airpo~ground.lse)(January 23, 1995) 23. Consent of City. Whenever consent, approval or direction by the City is required, all such consent, approval or direction shall be received in writing from the City Administrator. 24. Notices. All notices required under this lease shall be deemed to be properly served if sent by certified or registered mail to the last address previously furnished by the parties. Until changed by the parties by notice in writing, notices shall be sent to: City of Ashland 20 E. Main Street Ashland, OR 97520 Attn: City Administrator LESSEE: LESSE/~ , ,~ BY Title ,. State of Oregon County of Jackson This instrument wa~.acknowledged before me on CITY Of ASHLAND ATTEST: Oity Recorder 1999, Not~ry Publi~/for Oregon My commission expires: State of Oregon County of Jackson This instrument was acknowledged before me on ~~--~ by 2~'~O/~-~ I/~ ~J'vtr-~ as Ashland, Oregon. ~ ,1999, of the City of Notary{,Oublic for Oregon My Commission expires: PAGE 12-HANGAR GROUND LEASE (p:airport~ground.lse)(JanuaP/23. lg95) State of Oregon County of Jackson This,, ,i~strument w~a,s acknowledged before Ashland, Oregon. of the City of N~ta~ ~blic for Oregon My Commission expires: ~- 6, -c'~9. PAGE 12-HANGAR GROUND LEASE (p:airpod~grour,dlse)(January 23, 1995) EXHIBIT A from 'ri1:. Description of leased premises. PAGE 1 3-HANGAR GROUND LEASE (p:a,~,oun,~.~.,)(Ja.ua,-/23. ~.95)