ࡱ> 1     U@ گbjbj ,*&LLL`QQQ8 RlR`[lSLSSSSq[J[$[ڪܪܪܪܪܪܪ$R9tLa#ZNq[aaSSUccca8SLSڪcaڪc.cd ¡4L"S`S 7?k,Q~b^^hT+0[ƥ\b"``L:L[VI]c=^_[[[``@Ivc4``ICITY OF DANA POINT AGENDA REPORT DATE: JUNE 11, 2003 TO: CITY MANAGER/CITY COUNCIL FROM: LAWRENCE D. PIERCE, INTERIM DIRECTOR OF PUBLIC WORKS AND ENGINEERING SERVICES SUBJECT: APPROVAL OF AGREEMENT FOR LANDSCAPE AND IRRIGATION RELATING TO PARKWAY MAINTENANCE AT VIA VERDE AND CAMINO CAPISTRANO FOR THE DEVELOPMENT OF TRACT 16133 RECOMMENDED ACTION: That the City Council approve the agreement for landscape and irrigation maintenance in the public right-of-way at Via Verde and Camino Capistrano for the development of Tract 16133 in Capistrano Beach. ISSUES: In order for the property developer to fulfill the conditions of approval for development, the City Council should consider approval of the proposed agreement. BACKGROUND: As part of Planning Commission Resolution 01-12-12-72, Condition No. 48 requires the applicant to execute and record a Landscape and Maintenance Agreement for Landscape and Irrigation proposed to be installed in the public right-of-way adjacent to the subject development. The applicant must complete this process prior to the issuance of a grading permit. The Public Works Department received signed agreements from Via Verde Development, LLC., in which developer accepts the maintenance in the public right- of-way in perpetuity, at his expense, for the seven parcels located at Camino Capistrano and Via Verde. DISCUSSION: It is appropriate at this time for the City to accept the agreement which will be recorded in the chain of title as the owner's responsibility for maintenance. In the future, it will be the parcel owner's responsibility for paying all costs for landscaping, irrigation and maintenance. City staff recommends that Council approve the Agreement for Landscape and Irrigation. NOTIFICATION/FOLLOW-UP: Property owner. STRATEGIC PLAN IMPLEMENTATION: In compliance with the Strategic Plan Initiative to maintain, modernize and beautify the Citys infrastructure, this item addresses beautifying roadway right-of-way. FISCAL IMPACT: No costs to the City. All costs related to maintaining the parkway will be borne by the property owner. ALTERNATIVE ACTIONS: None. ACTION DOCUMENTS: PAGE # A. Landscape and Irrigation Maintenance  HYPERLINK \l "Agreement" Agreement..... 3 SUPPORTING DOCUMENTS: B. Planning Commission  HYPERLINK \l "Resolution" Resolution 01-12-12-72....11 C. Vicinity  HYPERLINK \l "Map" Map.28 Action Document A - LANSDSCAPE AND IRRIGATION MAINTENANCE AGREEMENT         Supporting Document B RESOLUTION BY THE PLANNING COMMISSION RESOLUTION NO. 01-12-12-72 A resolution of the Planning Commission of the City of Dana Point, California, approving VESTING Tentative Tract Map VTTM 16133 AND SITE DEVELOPMENT PERMIT SDP01-53 to SUBDIVIDE A 3-ACRE SITE INTO EIGHT NUMBERED LOTS IN ORDER TO CONSTRUCT SEVEN SINGLE-FAMILY HOMES AND RELATED SITE IMPROVEMENTS ON PROPERTY LOCATED AT 34440 VIA VERDE IN CAPISTRANO BEACH. Applicant: Harlan DeGroodt/ Michael Murphy File No.: FF# 0600-30/TT16133/SDP01-53 The Planning Commission for the City of Dana Point does hereby resolve as follows: WHEREAS, the applicant filed a verified application for certain property, to wit: 34440 Via Verde (APN 691-401-29); and WHEREAS, the applicant has made an application for a Tentative Tract Map and Site Development Permit that would allow a total of 7 residential units; and WHEREAS, said verified application constitutes a request as provided by Title 9 of the Dana Point Municipal Code; and WHEREAS, the subject property governed under the provisions of the Dana Point General Plan and Zoning Code, which contain provisions related to number of stories, height limits and development standards; and WHEREAS, the Planning Commission did, on the 12th day of December, 2001, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to TTM16133. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Dana Point as follows: The above recitations are true and correct. That based on the evidence presented at the public hearings, the Planning Commission adopts the following findings and approves Vesting Tentative Tract Map TTM16133 and Site Development Permit SDP01-53, subject to conditions: Findings: That the proposed map is consistent with the Citys General Plan in that it satisfies the intent of the Land Use Element Goal 1 pertaining to balanced development for the City, which states Achieve a desirable mixture of land uses to meet the residential, commercial, industrial, recreational, open space, cultural and public service needs of the City residents. That the site design and improvement of the proposed subdivision is consistent with the Dana Point General Plan and Zoning Code including density, lot frontages, setbacks, minimum lot sizes, retaining walls, etc. The proposed site plan is functional and comprehensive with an integrated design that is compatible with and will compliment and enhance the project site and surrounding properties. That the site is physically suitable for the proposed type of development in that it is of a reasonable shape, size and topography to accommodate a residential subdivision. That the requirements of the California Environmental Quality Act have been satisfied in that the project qualifies as a Categorical Exemption (Class 32) since it is an in-fill development of less than 5-acres consistent with applicable general plans designation and all applicable general plan policies as well as with applicable zoning designation and regulations. That the site is physically suitable for the proposed density of development in that required development standards can be met, including minimum lot size, width and depth. That the design of the subdivision and the proposed improvements, as conditioned, will cause less than significant environmental damage and/or less than significant avoidable injury to fish or wildlife habitat. That the design of the subdivision and the proposed improvements are not likely to cause serious public health problems in that the improvements have been designed in accordance with all applicable codes. That the design of the subdivision and the proposed improvements will not conflict with easements of record or established by court judgment or acquired by the public at large for access through or use of property within the proposed subdivision; or, if such easements exist, that alternate easements for access or for use will be provided and these will be substantially equivalent to ones previously acquired by the public in that easements have been identified and incorporated into the project design as applicable. That the design and improvement of the proposed subdivision are suitable for the uses proposed and the subdivision can be developed in compliance with the applicable Zoning Code regulations in that the subdivision creates 8 numbered lots suited for the development of single-family residential structures in conformance with the Residential Single-Family RSF-7 zoning regulations. That the subdivision is not located in a fee area, or if located in a fee area, the subdivider has met the requirements or payment of the applicable fees or the subdivision would not allow development of a project which would contribute to the need for the facility for which a fee is required in that all applicable fees will be collected prior to issuance of permits and certificate of occupancy. That the subdivision is located in an area which has access to adequate utilities and public services to support the development proposed within the subdivision or that the subdivision includes the provisions and improvements necessary to ensure availability of such utilities and services in that on and off site improvements will be made as applicable for the 7 new dwelling units. That the proposed site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping, and other land use development features prescribed in this Code in order to integrate the use with existing and planned uses in the vicinity. Conditions: A. General: Approval of this application is to allow the subdivision of a 3-acre site creating 8 numbered lots for the development of 7 new residences on the southerly 1-acre. In addition, the conceptual site plan, floor plans, architectural design and landscaping is also approved as part of this application. Subsequent submittals for this project shall be in substantial compliance with the submitted plans presented to the Planning Commission and in compliance with the applicable provisions of the Dana Point General Plan and Zoning Code. Approval of this application is valid for a period of twenty-four (24) months from the date of determination. If the development approved by this action is not established within such period of time, or a building permit for the project is not issued, then the approval shall be terminated and shall thereafter be null and void. 3. The application is approved as a precise plan for the location and design of the uses, structures, features, and materials, shown on the approved plans. Any relocation, alteration, or addition to any use, structure, feature, or material, not specifically approved, will nullify this approving action. If any changes are proposed regarding the location or alteration to the appearance or use of any structure, an amendment to this permit shall be submitted for approval by the Director of Community Development. If the Director of Community Development determines that the proposed change complies with the provisions and the spirit and intent of this approval action, and that the action would have been the same for the amendment as for the approved plot plan, he may approve the amendment without requiring a new public hearing. 4. Failure to abide by and faithfully comply with any and all conditions attached to the granting of this permit shall constitute grounds for revocation of said permit. 5. The applicant and applicants successors, heirs, and assigns, shall protect, defend, indemnify, and hold harmless the City, its officers, employees, and agents from any claim, action, or proceeding against the City, its officers, employees, or agents to attack, set aside, void, or annul the approval granted by this Resolution, which action is brought within the appropriate statute of limitations period. The applicant and applicants successors, heirs, and assigns, shall further protect, defend, indemnify and hold harmless the City, its officers, employees, and agents from any and all claims, actions, or proceedings against the City, its officers, employees, or agents arising out of or resulting from the negligence of the applicant or the applicant's agents employees, or contractors. The applicant and applicants successors in interest shall be fully responsible for knowing about and complying with all of the mitigation measures approved as part of this project. 7. The applicant and applicants successors in interest shall be fully responsible for knowing and complying with all conditions of approval, including making known the conditions to City staff for future governmental permits or actions on the project site. 8. The applicant and applicant's successors in interest shall be responsible for payment of all applicable fees. 9. The construction contractors will perform all construction within the guidelines established by State building regulations and the Uniform Building Code (UBC) as they relate to energy conservation. 10. Grading activities, including the removal and hauling operation, shall be limited to the hours between 7:00 a.m. and 5:00 p.m., Monday through Friday, excluding any Federal holidays. Construction activity related to the actual building of the structures shall be limited to the hours specified in the current local noise ordinance. Any deviations from these hours are subject to approval by the Community Development Director prior to construction. The construction site shall be posted with signage indicating that construction may not commence before 7 a.m. and must cease by 8 p.m., Monday through Saturday, and no construction activity is permitted on Sundays or holidays. 11. The applicant, property owner or successor in interest shall prepare a waste management plan, which shows how demolition and construction materials will be recycled. The site plan shall show the location of receptacle(s) to accumulate on-site generated solid waste for recycling purposes as a result of construction. Said plan shall be reviewed and approved by the City prior to the issuance of any permits. 12. Should the applicant choose to construct and on- or off-site public art component, then the maintenance of the public art component of the project shall be the responsibility of the applicant and the applicant's assigns and successors-in-interest. Prior to recordation of the final map: Engineering: 13. Final Tract Map No. 16133 is subject to approval by the City Council. The final map must be in substantial compliance with the tentative map, as determined by the Director of Community Development and the Director of Public Works. If the final map is approved, the map shall be recorded with the Office of the County Recorder. Once recorded, the applicant shall submit, to the Public Works Department, a reproducible 24" x 36" mylar copy of the recorded final map as approved by the City Council and recorded with the Office of the County Recorder. The final map shall reflect all the conditions of approval and state on the cover sheet the City Council resolution number. 14. Drainage facilities outletting onto adjacent properties shall be designed in such a manner as to present no increased hydrology impacts above that which currently exists, or a drainage agreement or easement suitable for recording shall be obtained by the applicant from the downstream property owners. 15. All existing easements shall be shown and labeled on the plans. The plans shall also include a note to identify any easements proposed to be vacated with the plan. 16. The surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. 17. The surveyor/engineer preparing the map shall submit, to the County Surveyor, a digital-graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Said digital graphic file shall also be submitted to the Director of Public Works. 18. The following improvements shall be designed and constructed in accordance with plans and specifications meeting the approval of the Director of Public Works. At the discretion of the Director of Public Works, security may be provided to the City in lieu of constructing the facilities: All required streets and street improvement appurtenances, street names, street signs, street lights, roadway striping, red curbing and stenciling on roadways within the map and outside the map boundaries, if required. All required drainage improvements. The water distribution system and appurtenances which shall also conform to the applicable laws and adopted regulations enforced by the County Fire Chief. Sewer distribution system and appurtenances. Monumentation. Undergrounding of utilities located throughout the subdivision. 19. Street striping and signing plans shall be prepared by a registered civil engineer to the satisfaction of the Director of Public Works and submitted at the time along with the required street improvement plans. Fire: 20. The applicant shall submit water improvement plans for review and approval by the Fire Chief. The water improvement plans shall provide for adequate fire protection, financial security posted for installation, adequacy and reliability of water system design, location of valves, and the distribution of fire hydrants. 21. The applicant shall place a note on the map stating that all structures shall be protected by an automatic fire sprinkler system, in a manner meeting the approval of the Fire Chief. Planning: 22. The applicant shall prepare and submit for City review and approval an Open Space Easement and Declaration Regarding Slope Maintenance. Said document shall be recorded against Lots 1 through 7. 23. The plans shall be modified to identify the not a part parcel within the borders of Tentative Tract Map 16133 as numbered Lot 8. 24. The applicant and/or owner shall prepare a deed restriction and/or show it on the final map to indicate that all future development of Lot 8 shall be in conformance with all of the development standards and regulations of the City of Dana Point, including, but not limited to: density, access, grading, erosion control, retaining walls, building heights, setbacks and landscaping. In addition, the submittal shall also include the necessary geotechnical information, as determined by the City Engineer, to ensure the structural safety of that proposed development and the safety of surrounding properties 25. The applicant shall be responsible for the payment of all applicable parkland fees, corridor fees and other required fees. C. Prior to the recordation of the final map or prior to the issuance of a rough grading permit, whichever comes first, the owner shall meet the following conditions: Engineering: 26. The applicant shall be responsible for coordination with SCGC, SDG&E, Pacific Telephone and Dimension Cable Services during final design to confirm the exact location and depth of gas lines and associated facilities and the need to replace and/or relocate any of the existing facilities. 27. The applicant shall submit the following drainage studies to be approved by the City Engineer. Said studies shall address the location and design of downstream facilities and potential impacts associated with the additional flows. This may require an alternative design of the storm drain system to minimize impacts: A drainage study including diversions, off-site areas that drain onto and/or through the subject site, and justification for any diversions; and When applicable, a drainage study evidencing that proposed drainage patterns will not overload existing storm drains; and Detailed drainage studies indicating how the grading, in conjunction with the drainage conveyance systems including applicable swales, channels, street flows, catch basins, storm drains, and flood water detention, will protect building pads from inundation by rainfall runoff which may be expected from all storms up to and including the projected 100-year flood; and The report shall also address the water quality of any proposed dewatering facilities and, if applicable, indicated how dewatering will comply with California Water Quality Control Board requirements. 28. The applicant shall provide an aerial survey of the site and 50-feet area surrounding the site, prepared by a licensed land surveyor to verify the existing topography and elevations of the subject site and adjoining parcels. The scale shall be a minimum of 1 = 20. Should the survey indicate a discrepancy between the approved plans and the existing topography, than the grading plan shall be modified to ensure that the maximum height of the retaining walls do not exceed 2-feet in height above the adjoining pads. 29. Where determined necessary by the City Engineer, the associated easements shall be dedicated to the City of Dana Point. 30. The applicant shall provide evidence of annexation into the applicable sewer or water agency and a letter of will service shall be provided for sewer and water availability. 31. The applicant shall submit Street Improvement Plans for all proposed street improvements to be installed adjacent to Lots 1 7 within the proposed development. The improvements shall be designed and installed in accordance with all City standards and shall be subject to review and approval by the City Engineer. Street improvement plans shall be prepared on standard size sheets by a registered civil engineer and shall be submitted for review and approval by the City Engineer. Standard plan check and inspection fees shall be paid by the applicant. Street improvement plans shall include signatures from the following agencies: fire authority, sewer district and water district. 32. In the event there is to be any borrow or stockpiling off-site, the applicant shall obtain borrow-site, stockpile, and haul route permits, as deemed necessary by the City Engineer. A soils report shall be submitted by the applicant and approved by the City Engineer addressing the following concerns: Surcharge of stockpiles and potential settlement of adjacent structures. Use of 1-1/2:1 or temporary slopes. Settlement monitoring program. Cuts and fills on existing slopes that support structures. 33. The plans provide that the grading operation will balance on-site. Should additional fill be needed to create the pad elevation identified on the plans, then the grading plan shall be modified to create a balance situation. In the event there is to be any borrow or stockpiling on-site, the applicant shall obtain a borrow-site permit or stockpile permit or haul route permit. The applicant shall submit mitigation measures and safeguards addressing the following concerns: Hours of operation. Dust control. Haul route. Drainage of open pits on borrow site. Drainage around stockpiles. Erosion control and hydroseed of disturbed dirt. Noise. Length of time for borrow site or stockpile. Perimeter safety fencing. Stability of temporary slopes. 34. The applicant shall submit a geotechnical report to the City Engineer for review and approval. This report will primarily involve assessment of potential soil related constraints and hazards such as slope instability, settlement, liquefaction, or related secondary seismic impacts where determined to be appropriate by the City Engineer. The report shall also include evaluation of potentially expansive soils and recommended construction procedures and/or design criteria to minimize the effect of these soils on the proposed development. All reports shall recommend appropriate mitigation measures and be completed in the manner specified by the Orange County Grading Manual and the Orange County Subdivision Ordinance. 35. The applicant shall submit a grading plan, in compliance with City standards, for review and approval by the City Engineer. All grading work must be in compliance with the approved plan and completed to the satisfaction of the City Engineer. All slopes within this project shall be graded no steeper than 2:1, unless otherwise approved by the City Engineer. 36. The grading plan shall include the following notes: All construction vehicles or equipment, fixed or mobile, operated within 1,000 feet of a dwelling shall be equipped with properly operating and maintained mufflers. All operations shall comply with Orange County Codified Ordinance Division 6 (Noise Control). Stockpiling and/or vehicle staging areas shall be located as far as practicable from dwellings. 37. The applicant shall submit for approval of the Director of Public Works a water quality management plan (WQMP) specifically identifying the Best Management Practices (BMP's) that will be used on-site to control predictable run-off. The WQMP shall identify: Structural and non-structural measures detailing implementation of BMP's; and Assignment of long term maintenance responsibilities; and Reference the location(s) of structural BMP's. 38. The phrase "No Dumping - Drains to Ocean" or equally effective phrase shall be stenciled on any proposed catch basins to alert the public to the destination of pollutants discharged into stormwater. 39. The applicant shall submit a preliminary sanitary sewer plan for review and approval by the City Engineer. The plan shall show line size, flow line elevations and connections(s) to existing lines. All sanitary sewer facilities shall be constructed to the specifications of the applicable sanitary district and the City Engineer. Said facilities shall be dedicated to the applicable sanitary district. The applicant shall remit the Master Plan of Sewer fee at the applicable rate. 40. The applicant shall submit a water plan for review and approval by the City Engineer. The plan shall show line size, flow line elevations and connection(s) to existing lines. Water supply facilities shall be constructed to the specifications of the applicable water district and the City Engineer with all incidental fees being paid by the applicant. 41. Utility easements shall be provided to the specifications of the appropriate utility companies and subject to review and approval by the City Engineer. 42. The applicant shall file for and obtain an encroachment permit, prior to the commencement of any improvements or landscaping within the public right-of-way. 43. Prior to the design of any of the above plans, the applicant shall contact the Transportation Engineering Division for the appropriate design requirements. 44. The applicant plans shall comply with the Citys adopted standards and regulations for grading, revegetation, drainage and soil management techniques to reduce erosion to the satisfaction of the City Engineer. Implementations of said plans shall be to the satisfaction of the City Engineer. 45. Any grading required outside of the tract boundaries will require the applicant to either obtain slope easements or off-site grading agreements in a form suitable for recording from the affected property owner(s). Fire: 46. The applicant shall provide evidence of adequate fire flow by submitting the Orange County Fire Authority Water Availability for Fire Protection form, signed by the applicable water district and submitted to the Fire Chief for approval. If sufficient water to meet fire flow requirements is not available an automatic fire extinguishing system may be required in each structure affected. D. Prior to the issuance of a grading permit, the applicant shall meet the following conditions: Building: 47. The applicant shall show, for review and approval by the Building Official, proposed site grading by providing existing and proposed surface elevations and contours, retaining walls, proposed cut and/or fill and slopes, and indicate materials of retaining walls. All retaining walls shall be of a decorative design, color and materials to be approved by the Community Development Department. Furthermore, the retaining wall and perimeter walls shall be constructed of a stucco finish on both sides. Engineering: 48. The applicant shall execute and record a Landscaping, Irrigation and Maintenance Agreement with the City of Dana Point for landscaping and irrigation located in the public right-of-way, including parkways along street frontage. 49 The applicant shall submit a Final Grading, Drainage, and Retaining Wall Plan to the City Engineer and Community Development Director for review and approval. The plans shall provide temporary irrigation and hydroseed as determined by the City Engineer. The plans shall provide for the aesthetic treatment of walls and landscaping, a subdrain system for all retaining walls and indicate how subdrains will drain. 50. The applicant shall provide written evidence to the City Engineer that a certified paleontologist and archaeologist has been retained to observe grading activities and salvage and catalogue fossils as necessary. The paleontologist and archaeologist shall be present at the pregrading conference, shall establish procedures for paleontological and archaeological surveillance during earthmoving activities, and shall establish, in cooperation with the project developer, procedures for temporarily halting or redirecting work to permit sampling, identification and evaluation of the findings. A report detailing the findings of the salvage program will be prepared for review and approval by the Community Development Director. 51. The project applicant shall be responsible for filing a Notice of Intent and filing the appropriate fees pursuant to the National Pollutant Discharge Elimination System (NPSES) program. The project applicant shall incorporate storm water pollutant control measures in to a Storm Water Pollution Prevention Plan. The applicant shall obtain coverage under the NPDES Statewide Industrial Stormwater Permit for General Construction Activities from the State Water Resources Control Board. Evidence of receipt of permit approval must be presented to the City Engineer. 52. All grading and improvements on the subject property shall be made in accordance with the Grading Ordinance and to the satisfaction of the Director of Public Works. Grading shall be in substantial compliance with the tentative tract map and the proposed grading that is approved by the Planning Commission. Surety to guarantee the completion of the project grading and drainage improvements, including erosion control, shall be posted to the satisfaction of the Director of Public Works and the City Attorney. 53. Applicant shall exercise special care during the construction phase of this project to prevent any off-site siltation. The applicant shall provide erosion control measures and shall construct temporary desiltation/detention basins of a type, size and location as approved by the City Engineer. The basins and erosion control measures shall be shown and specified on the grading plan and shall be constructed to the satisfaction of the City Engineer prior to the start of any other grading operations. Prior to the removal of any basins or erosion control devices so constructed, the area served shall be protected by additional drainage facilities, slope erosion control measures and other methods as may be required by the City Engineer. The applicant shall maintain the temporary basins and erosion control devices until the City Engineer approved of the removal of said facilities. 54. The applicant shall participate in the Master Plan of Drainage in a manner meeting the approval of the Director of Public Works, including payment of fees and/or the construction of the necessary facilities and the dedication of necessary easements. The design, location and size of all drainage improvements and easements shall be in accordance with the Master Plan of Drainage and to the satisfaction of the Director of Public Works. 55. The project applicant shall submit a construction plan to the Directors of Public Works and Community Development for review and approval. The plan shall identify proposed access routes for construction vehicles and employee vehicles and that no construction vehicles or employee vehicles shall be permitted to park on public residential streets surrounding the project site. All staging and storage shall occur on the project site. The plan shall also identify that the project contractor shall be responsible for any roadway damage. The applicant shall submit to the City any bonds that may be required to cover the cost of repairs to public streets. 56. The applicant shall submit a construction area traffic control plan for review and approval by the City Engineer. The plan shall be designed by a registered traffic engineer and shall address traffic control for any street closure, detour or other disruption to traffic circulation. The plan shall provide for adequate traffic controls and/or detours to allow existing City roads that require improvements to remain open to traffic at all times, unless otherwise approved by the City Engineer. 57. All public and private street structural sections shall be submitted for review and approval by the City Engineer. Private streets shall be designed to the standards for a public street. Public improvements may be required on Camino Capistrano and Via Verde adjacent to Lots 1 - 7 and shall be indicated on the street improvement plans to include: street name signs, red-curbing, signing on the roadway, fire hydrant relocation, curb and gutter and new sidewalk matching the existing scoring pattern, concrete color, texture location and width and the sidewalk transition on the southeastern portion of the site. 58. Street striping and signing plans shall be prepared by a registered civil engineer to the satisfaction of the City Engineer and submitted at the time along with the required street improvement plans. 59. The Director of Public works shall verify that compliance with SCAQMD rules is included in the contractors specifications, including Rule 1403 (Asbestos Emissions), Rule 402 (Nuisance Rule) and Rule 403 (Fugitive Dust Rule). The applicant shall comply with all SCAQMD recommendations for mitigation of construction emissions to the maximum extent feasible. These measures shall include the following: Phased construction, watering and sweeping to reduce fugitive dust emissions. The use of low-sulfur (0.5 percent by weight) fuels in construction vehicles and equipment. Proper tune of construction vehicles and equipment in accordance with SCAQMD standards. Moisten soil not more than 15 minutes prior to excavation and moving soil and whatever watering is necessary to prevent visible dust emissions from extending beyond the project site boundaries. Water open storage piles hourly or cover with temporary coverings. Apply chemical stabilizers to disturbed surface areas within 5 days of completing grading or apply dust suppressants or vegetation sufficient to maintain a stabilized surface. Water exposed surfaces at least twice a day or as often as needed to maintain a surface crust and prevent the release of visible emissions from the construction site. Suspension of construction activities to avoid high ozone days and days of high winds and second stage smog alerts as required by the SCAQMD. Wash mud-covered tires and under-carriages of trucks leaving the construction site. Provide for street sweeping, as needed, on adjacent roadways to remove dirt dropped by construction vehicles. Cover loads securely with a tight fitting tarp on any truck leaving the site to dispose of excavated soil or debris. Planning: 60. The applicant shall follow the soil movement protocol established by the California Department of Food and Agriculture in regards to the potential for Red Imported Fire Ants to be present on the site and potentially disturbed as a result of grading operations. 61. The applicant shall provide street trees within the parkway adjacent to lots 1 7, as required by the Public Works Department. The precise location and size of the trees shall be determined during review of the Street Improvement Plans. E. Prior to Issuance of Building Permits: Planning 62. The applicant shall provide all required information and obtain necessary approvals to satisfy the requirements of Section 9.05.240 of the Zoning Code regarding the Art in Public Places program. 63. The applicant shall submit a final landscape and irrigation plan prepared according to the City's Landscape Guidelines for on-site landscaping for review and approval by the Community Development Director. The plan shall be prepared by a State licensed landscape architect and shall include all proposed and existing plant materials (location, type, size, quantity), an irrigation plan, a grading plan, an approved site plan and a copy of the entitlement conditions of approval. The plan shall be in substantial compliance with the applicable provisions of the Zoning Code and the preliminary plan approved by the Planning Commission, as conditioned. Final landscape plans shall depict sight distance lines per OCEMA Standard Plan 1117 at all driveway intersections with local streets or alleys. If necessary, this shall include a profile evaluation when elevations are significant in determining sight distance. The applicant shall implement a landscape plan consistent with the City's Water Efficient Landscape Ordinance, which may include provision of water sensors, programmable irrigation times, or other measures deemed necessary by the Community Development Director and/or Director of Public Works. Building: 64. Building plan check submittal shall include two (2) sets of the following construction documents: Building plans, Energy Calculations, Structural Calculations, and a Soils/Geology Report. A third set of plans containing only the site plan, floor plan(s) and elevations is required to be submitted at the final plan approval. All documents prepared by a professional shall be wet-stamped and signed. 65. Conditions of approval contained within this resolution shall appear on the construction drawings, either on the first or second sheet of the plans. 66. Fire Department review is required. Submit three (3) separate sets of building plans to the Building Department for review by the Fire Department. 67. The design and construction of the structure shall comply with the most recently adopted local and State building code regulations, which may include the 1998 CBC, CMC, CPC and CEC with state amendments for disabled accessibility and energy conservation, and all other code regulations that may apply. 68. Minimum roofing classification is B. 69. Undergrounding of all on-site utilities within Lots 1 7 is required. 70. Verification of all conditions of approval is required. 71. All approvals from outside departments and agencies are required. 72. Rough grade certification is required. 73. The applicant shall submit payment for any and all applicable school, park, water, and sewer fees. 74. Separate review, approval and permits are required for signs and fire sprinklers. Fire: 75. An Orange County Fire Authority Water Availability Form shall be submitted to and approved by the Plan Review Section of the OCFA. If sufficient water to meet fire flow requirements is not available, an automatic fire extinguishing system shall be installed in each structure, in a manner meeting approval of the Fire Chief. 76. A note shall be placed on the plans stating that the structures to be built shall be protected by an automatic fire sprinkler system, in a manner meeting the approval of the Fire Chief. 77. The applicant shall submit and obtain the Fire Chiefs approval of a letter and plan stating the water for fire fighting purposes and an all-weather fire access road shall be in place and operational as required by the UFC before any combustible materials are placed on the site. 78. Plans for an automatic fire sprinkler system shall be submitted to and approved by the Fire Chief prior to installation. The system shall be operational prior to the issuance of a Certificate of Use and Occupancy. 79. Plans shall be submitted for the review and approval of the Fire Chief. The applicant shall include information on the plans required by the Fire Chief. Contact the Orange County Fire Authority Plans Review Section at (714) 744-0403 for the Fire Safety Site/Architectural Notes to be placed on the plans. F. Prior to Issuance of a Certificate of Use and Occupancy: Building: 80. Prior to the release of the footing inspection, the applicant shall submit certification, by survey or other appropriate method, that the structures will be constructed in compliance with the dimensions shown on plans, and in compliance with the setbacks of the applicable zoning district. 81. Prior to the release of the roof sheathing inspection, the applicant shall submit certification, by a survey or other appropriate method, that the height of the structures is in compliance with the dimensions shown on plans, and the height limitations of the applicable zoning district. A written report certifying the above shall be prepared by the applicant and submitted to the Building Department. 82. Upon completion of the structures, a registered Civil Engineer or Land Surveyor shall certify that the elevations of all dwellings match the elevations specified in the approved Site Development Permit exhibits and approved building plans. Said certifications shall be submitted to the Building Official. 83. Building address shall be located facing street fronting the property. Addresses shall be 6" high with 1" stroke and of noncombustible, contrasting materials. Multiple units not having all units facing the street shall also have their addresses posted in a group facing the street fronting property. Planning: 84. All landscaping and irrigation shall be installed per the approved final landscape and irrigation plan. A State licensed landscape architect shall certify that all plant and irrigation materials have been installed in accordance with the specifications of the final plan and shall submit said certification in writing to the Director of Community Development. 85. The applicant shall submit appropriate payment for the General Government Facilities Impact Fee. 86. Prior to the issuance of the Certificate of Use and Occupancy, the applicant shall obtain approval of the final drawings for the public art component of the project from the Dana Point Planning Commission, if required by the Zoning Code. 87. Prior to the issuance of Certificates of Use and Occupancy, the applicant shall install an on- or off-site public art component or contribute to a public art in-lieu fund, subject to the provisions of Section 9.05.240 of the Zoning Code. PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Dana Point, California, held on this 12th day of December, 2001, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ___________________________ J. Scott Schoeffel, Chairman Planning Commission ATTEST: _____________________________ Edward M. Knight, aicp Director of Community Development Suppporting Document C Vicinity Map VICINITY MAP   INCLUDEPICTURE "http://dpnt3/scratch/dan_parcels1_10_42867.19.gif" \* MERGEFORMATINET  VICINITY MAP   06/11/03 Page  PAGE 1 Item #12 Reviewed By: DH X CM X CA X &',-5:?@`a} * , R S T g  5 6 ǻ}rjrjrbWLh/ho@^Jh/hz@^Jhz@^Jh*@^Jh<Zhu'5@^Jh?b5@^Jhz5@^Jh*@^J hu 5^J hu ^Jhu OJQJ^J&jhu OJQJU^JmHnHu%&';<Z[R S T  $ 0*$a$gdz $ (&d*$P^`(a$gdu'$  (&d*$P^`(a$gdu'$  (*$^`(a$gdu' $*$a$gdu' $&dPa$$a$ٯT i j 5 6 > ? S T U V b c #$$a$gd3x$a$gdu' $ 01$a$gdu' $ 0*$a$gdz6 =  " # . 2 3 4 R T U        4 S V a 穱ߩ}h%hz5>*@^Jh%hd6@^Jh%h/@^Jh/@^Jhd6@^Jh%@^Jh>m@^Jh/h/@^Jh/h3x@^Jh?b@^JhUf@^Jh/hz@^Jh/hz5>*@^J1a b `cdt#$03EYbs{йй}wmw]jhUfh*@^J h ^Jh3xh3x^Jh3xh3x5^Jh3xh3x5>*h3xhz@^Jh%hu'5>*^Jh @^Jh?b@^JhUf@^Jh%hz@^Jh%hz5@^J$$DEZ[abc $*$a$gdlv$a$gd*^Jh3xhUf^J hlv^J h*^Jh)h)5>*^Jh>m@KH^Jh%@KH^Jh%hF @KH^J h%h@3 h%h%h%hzh%hlv@^Jh%h@3@^Jh%hz@^Jh%hlv@KH^Jh3xhUf\^J    gd) : ^: `gd) $*$a$gdF gdz $ 0*$a$gdz !"#$%&()*+,-.01&'./239CMNQwx)2#$ <ƹ}q}cZqOqO}ZOZOh3xhd@^Jh3xhd^Jh3xhd;OJQJ^Jh3xhd5@^Jh3xhdOJQJ^Jh3xhU5@^Jh3xh1i5^Jh3xhZ\5\^Jh3xhr5>*\^Jh3xhZ\5>*\^Jh3xh*\^JjhZ\UjޕhZ\UjlhZ\UjdhZ\UhZ\jZ hZ\U12456789wx)TU $ 0*$a$ 0@ `*$^@ `` 0*$ $`^``a$ 0]^`0 $ 0*$a$ $ H*$a$gdZ\#$89  uv   $ & F!1$a$gdd$ @p@ *$a$$ & F! 0*$1$a$gdd $ 0*$a$$a$$a$<> hj( )#)-);)::;;<(<)<*<>>@ @@AAAAA0C4CTDDDFiFjFkFoFCGIGMGHHGIIIߺ谤ߛߛߒߛߛߛߤߛ߰h3xh*^Jh3xhd5^Jh3xhd@^Jh3xhd5>*@^Jh3xhd5@^Jh3xhd^Jh3xhd@^Jh3xhd@H*^J2ij k!l!v#w#$$$&$0*$^`0a$$*$a$$ & F" p*$1$^a$gdd$ @p@ @ *$^@ `a$&&((")#)/)0)=)S+T+,,/x$0*$^`0a$gdd $*$^a$$ @*$^a$$ & F p*$1$^a$gdd$ p@ *$a$ $ @p*$a$$*$a$$ & F" p*$1$^a$gdd$0*$^`0a$ //00)2*233i4j4l5m55566$*$a$$0*$1$^`0a$gdd $ @ *$a$$ & F( p*$1$^a$gdd$0*$^`0a$ $ p@ *$a$$0*$^`0a$gdd $*$^a$6V9X9::;;<*<>>@@@@AA/C0C0*$1$^`0gdd @ & F$ 0*$1$^`0gdd$*$a$$0*$1$^`0a$gdd & F*$ & F0*$^`0gdd0CTD/ESEEF*FjFkFBGCGIGHHGIIISIJJJJM M 0^`0^ @$ & F) *$1$a$gdd0*$1$^`0gddIISIWIJJJJ M MM0N=NANbOfOSSUV{VV1W5WYY[[^^aaccddqfuf=gAg&i*ijj)k-kkkllplmmonvnznpcpmpqpgrtrxr]s`suuwwwwwz z |h3xhd>*^Jh3xh<^Jh3xhd5>*@\^Jh3xhd5^Jh3xhd^Jh3xh|^Jh3xhd5>*^JH MMM0N=NaObOP7Q8QQQ$S%SSSUUzV{V  0^`0  0`0  0^`0 & F% *$1$^gdd 0^`00`00*$1$^`0gdd{V0W1WYY[a[[[[[]]]]^1^b^i^^ & F' *$1$^gdd  ^ & F& p*$1$^gdd  p0^`0 0^`00*$1$^`0gdd^^^^aaccPccSdddpfqf*@^Jh3xhd@^Jh3xhd5@^Jh3xhd5>*^Jh3xhd@^Jh3xhV^Jh3xhd^Jh3xh<^Jh3xhd>*^J:c}pg܏ݏ $ 0*$a$0*$1$^`0gdd 0^`0 @pp0^p`0$ & F# h0*$1$^`0a$gddtuCDݙޙuv$ 00*$1$^`0a$gdd $ 0*$a$$ 00*$^`0a$$ 00*$^`0a$$ 00*$^`0a$$ 00*$1$^`0a$gddқӛ[\ΜϜ67ߞ$ 00*$^`0a$ $ 0*$a$$ 00*$^`0a$$ 00*$1$^`0a$gddϢТ =@D֥٥ݥ@JKO#('*ꮢh3xhd:@^Jh3xhd>*@^Jh3xhd^Jh3xhd@H*^Jh3xhd@^Jh3xhV@^Jh3xhd5>*@^Jh3xhd5@^Jh3xhd>*@^Jh3xhV@^Jh3xhd@^J2ϢТ >?@إ٥@$ 00*$^`0a$$ 00*$^`0a$ $ 0*$a$ & F 00*$^`0gdd$ 00*$1$^`0a$gdd$ 00*$^`0a$@AK $ 0*$a$$ 00*$^`0a$$ 00*$^`0a$$ 00*$1$^`0a$gdd$ 00*$^`0a$  !"#$%&'( $ 0*$a$('()*  @p@ $ $*$a$ $ 0*$a$$ $*$^a$  @p$ @p@ *$a$$ p@ *$`a$®Ȯʮ֮ͮ׮ ij̸vcPG:G:jh3xh46U^Jh3xh46^J$jh3xh46U^JmHnHu$jh3xhp.U^JmHnHu$jh3xh4"U^JmHnHuh3xhu ^Jh3xhu 5\^Jh3xhr5>*\^Jh3xhu 5>*\^Jh3xhavn5^Jh3xhU5^Jh3xh05^Jh3xh55^Jh3xhd5@^Jh3xhd^Jh3xhd@^J®îĮŮƮǮȮɮʮˮ̮ͮήϮЮѮҮӮԮծ֮ m$a$$ <a$gdavn $ H*$a$jkln|}~ӷܷrrdRR?R%hU60JCJOJQJ^JmHnHu#jhu 0JCJOJQJU^JhWS0JCJOJQJ^Jh u0JCJOJQJ^Jhu 0JCJOJQJ^Jh3xhd^Jj h3xh9U^J$jh3xhdU^JmHnHuh3xh9^J$jh3xh+U^JmHnHuh3xh+^Jh3xhu ^Jjh3xh46U^Jjh3xh46U^Jmno|~ȯϯׯدٯگ$a$$a$ $ <a$gd+$a$Ưǯͯίկ֯ׯٯگƻƷƠh3xhd^J h>m5CJ hu 5CJhU6hu 5CJOJQJhu hu CJOJQJ^JhWS0JCJOJQJ^Jh>m0JCJOJQJ^Jhu 0JCJOJQJ^J*P P :p>>%.DIC;C  ;("(;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;1"( 00 zzxzyA٪zzßOYǬ^w>0\v~v0SG e+u͢mLҦ},c)[*Վ ٝ<7J^&`;G7H?0 000x6a3]Xeu55*"u\Ssq=.F2e1Fafy0kC\dǴ02U>fTq ~6 cac c7G0/0qRoh<_~zCw6aģ*]B9/%~0 ۺ&-&'`UZ # k0~0/C ̻D".eck d4o፪Tje:YNV 3оz?0V~2@Pkhh4*bɳ`߳lRF;C~Ӡ0Cw~C|;~oDS羄ʹCHt$y:EYoޖmlv0zY^J? C;D^ N!EX =ށZ<=f[S@\SB[D0LE"4q QM"ZeuXtk2Fuԟ>bלCZqX)K$C0 <0Q^r`0sLɰ^Sk) *qB"g @ sA`0f[GO6jdN{Jn6~~bz ٢踩q>5#YfB60cxm1|6؃ma o0QSuoG>x} 罯|Ϗ|0<>>>B|Ϗ|о_?/B} ||>{?,|7o|}>@Mot;E%KۂObب)lSب*{hUZ}+{`WqS}E4$G@0000 mxW%o;w'e$iGIr(oh&ɒ+Ze*Bo8Ĩk2[]*3v,#^LytX)T000<0000N9jUY@gwsjŔlyBꠟ/ޛJpjZeJ!s*Ņ0C|dA04/3 zC ސɏh`0^LƀśPA500|^q?tl0Ng_9+un"d>eNڷ00cսkge,E=d/zN|&}Wʚʙ[H|ΞN˟U٣t0'1[hVW'IH4tHxqף'?0 9s5)t0<=c랼Zf[g6!4UjDȳV\f/P')گh϶HRZn^zT$tKnޫ9Mi8. qX{§sI]pZw6,TǦg3#9=gg4F|wE(# A+;DbQ8X&IrKW0 [;L| >; ,3/ѱ濵sL+TKK: `M b1u2izD15hvgXrVg:3 s6yjͼ̂)$ <<]aje")ZBh{XIih,ޡfh*W"NrgqY"92vZTxK1-j}ܝe7ƒ'PN9ƚ eE Y@tÎ*˰\G gĩaK'@F<=f'T4MR98%0Wk"hb;y1[J=^NrhYihkcAd/J+\ZrSJ$ϱcճQ ѷ?iFĥ |ykϘȔG">\zt]l6(s l1$5Գ3{'SR7xy:|ݳfOMF<>Ѹ'Hoi?Nܫ16>:?9/|fԿ5awȦLu0l ;-σ\aZ6/FCWPga_(Q`287|Pٝŏxay#96hۓ Z2K#AP̻0³"4:C.FaҺanُ.iK'XJ; _c/1Wvz?H- &LApoU5?5s|5k>Eo7;1ݏC̯ W>[E6Y:8vѻ 6 },(O`} ɨͬ];dZ>r\{/ʩ ˡc=> `}]|ՓfL q7if/CFH3~gW6P&uc٥KX0zݑͭ0-j:WHeM|eM%ƘȳƘTb޹\wL+:[lPɳt|۝j tEwv;1rK\eC Bџߓ@aFFTͫVϖ˷dqK@qZ;7e#6kZc@00Wnɕ$'Tqbⵐ"tw) \3{*e[@_ nz˞UNמ J% 0b֛kz1bBbyO>acx]u:4s2KѦ}fW6j$)L]Y'5zźI0*Pf,Ϡ)Ƹ{}P@_H .һY%)>WoeKtt7ܯfZ륩9t2' IU:Y}RP`ҭx솇}dk{ iOˮO}ǝy'GGwG ו<*?/ATP/3JYA\#hx{~~oU-Qxzzֹ>nsow\"oMё|buzRnzfm)GGً|dk000=q@=2"PP\UV=э<ֆa7>z\{<=-۩¦Κ7q5dˌ؏Cf9MmsWdͷ\2CV/-(K1;CaR4˺\sZlrE]B,ˤwƖxɫo;IsD?ܰxMڔi53[GK jaiԳ-4I֬bxh !J=3y`sJLQHQF"d1h pi:(DESSҏvFC:/<фq9(br/&_$#Ы,ԸWQVi9LVzExx%g$';kZ*h"^+إwRϝ=~j]MͻXDM'PcmɃT1v~`R5)Ӻ&ĭ[y [ZqhQ7cE(c2$֌Ż7>r*wḵsV7?%:Je3zӍ(W*ǡZя=LOvR4͚NXFOX*ւp#~s0HÎ 9tJbtbDq Y_eh˨j=&fZ,ZZ,w4ա/Zo珢C5? N-șA^jG[ NQk–[rM,(CBk^|`lP4vk+nV3KLfFL1Vլy e\#kswL0000<= +KVp?*1oΎ|ì s,O6,|mŬ}8FǶ[_X n0Ftꭏ>篝lb._|m i&>:"կl0> fYl=Ȭ}=,bQ>]) p/h].}|ϕ-iHf͚+mC=ȏlf(A2'Ќ+\PHcHzTӳEGɤ}"l**X7yÔ=\{1L=C_5ddSOˈɀ}xeM 0].s6rԘb\n:I.w\nѫ`]Pө6IO- +;k0?@bY% EHgV:}Lһ"X!Fa[TWPglVPU̻ֆtZŒzC3KF̖ɗDQHfP. iT#; 5FttlR ~8tgy) t00WSʼeo"&g_UϔδNϔϜ1;:3>b:e7". q|J#IRgYqa_Ҕr494^gJwylf\e^c,veY.34@\(`5PU4T/0WC|.sRo>Wѥ}s-CuM$-[0{{>~>x5-Ԍnx$/&E==g[EyƏlzK u3Ih_kEׅM{61.U?yaf_˺Q`I -WzJ[8Ji%X,죣=5ʛ^O+W8  IFQF3I)}̘S.h@k35"5k3ה˪/2O5(( i4Tb4v @s?0+bnc潾}z,U\jڅ,~ }8ymY(XɱT f*0000P 0!#$14@"352%AED-++Rq_Z};uNhs15&_r-uF'޹~Tܵ$ne@ibFŴVJM9}5D(dTtۛN1eu= [#:xg*i ܬ+ h:!VRRG}(;:.A^_;+B6YSWu!q:Kb[ZIDJW(SSEm"bddPLYgo_*ޮoe{_27hcEgK1+- icbUz v;SZv[dW5пde|ix\ ,u3I e#Iڶ6&"c06)I 5:7&HǙ.gյ+1 nna iM|iWgO8sL6&ҙSH)IOEc˨Gl0]^/X&z-+C5MR ;6"jI0 ߇݊VaZ\[pK ~BgqaB$Bx^SUmKr%+k?L]P<ŵr6U plZSoRG߉Wӵ[N0;' Mgu^>o;m0z'(q.Pd0dfd~X6"GHf8Zѽ]FZʰUagT5݊?rV,8Z؆ݪ>1e$mob:t͔S Z 'տ'bE,uD_^>rw1B-sK:gL S0rN"""G=OQ]4Q L.|ZҦ55 j %R ?/~}k5 }B7Wp=Ց{_+߅ohP.* 0 75x M$ KU.وX lȍ&&vjռ 8$ '?o^!{# 9࿛s e Jש b5T6S%-L-3D 80-tа:`Ư.Jrbeէ3k߂X6biS1"t`VqtDDF  N?V6UR|!KĀN&:D h]"^1XeK"a킙WƵ vNޏJ~lsGBq^X{*A}mB7wɣ+WXxYzX`5]MZphX P}ԷWZ!&ZrV[mEF.cBjn,2\婒bݟw<.~|BΛknxvHWK\U 7&KhkA듕WidC_:rHE wl; A]rVzJ0۳rWfa`t[-5Řlղr 2C\5WK/b#~a irLfl%31F[yltpy͕{rk!c_?LzTv!Z1ڼ(W=nEB^ 09S(&~2ֻ+ աj`2.  FB^֔:MJ1.M(cq,NUc(&-Í*kyTci'2\\p \֒9oȇѰ:YOmuŬ2CD$2bVc_gmeūL,<`\FbUfXص$l\U0o dЁ}Cl0jRUT.,Zkʥ,ÐBo䝫Z^,9qH"@'vᬪ͚u,Fvyo%"K]|*/0Be{3-bbdl M;zm\&g? o.j|~\Y\'aq/m͆`yrVF™p3Ͳ2V(t%ó~efbuҨĸY)2l]b}fUs)-vԉCͭ_нQs*ׯj VЗ\AUu?V=/m֕US謆o'"PY7ѭٜtn ,FTuj&z~)Cp<7Wjw `yUD.$l Ȟ?W3!9m4@>f*u˲"4&W3)}uCg6*]Vcw c4%̿[Zޣ(y)E(8},YSV]I_Ҏ.a}CD_VsFmcPƵ&ojT^.y*AFcTSWWFt* ĸDv/%nj\p5k1Kpd 1Kn" BFAkT`ֶ)jRAKV? Pms>GL n% 6UN!1܃bkEeICˆ. z>бM69=׃TT*qWc0u̹2vL,l91m- |?@ V^ʀ嗊t旙 @Han9}`\@BˍhXӮ?~Y4seբ1_ͣ^l@BT"^t ɯôՃ3Oԅ"|gf<+B#4"_d3,ו!^6?e՝\VKu.}B*KyI,VKuUmW 5[:ߩXJxOHnͦ [x$([UrYhOYIS3~lYZ9bNMֽUbitv7v!#~-WR0UF~&r&r Pu*u̿0 mE5+TLuICJVN_8UpUxUWC11Zq25DH3B Ƒնf"`DB1q8Jfv7-]kV^%zw[q}n>/ctq!L/_2?Rf"9.cVI"^k^ >Ч Iao[O#ŏcaZ\5zJt)Jd4PMsGnil[^7Cy0\$(.~ld,cFJ|0%sj NdUYe^&ms?cwg.G n6/{܀#أZNn.֘@:϶CpVմm#vK'nLK΋bn^f[^V5Y+:h}i*)$l6U Q˫)8fj/hl0) \ i4m&$aa!kvCQX B0Ր/sa)Ŗb<"b}<5Y҇o~˲$+?{T}E.֏zoxי(1aO[me "~˚o?Ǣۚذ7,Y|"z׾-֧ƣSaaT'DXz]CǢ^^&.`TbU; k0)Xo%DU@Na )[M&#ĶH-f:IUU_ѲUXNcԬ #ޖ%V*L?VCNr-pl j*?`iTgm:YV]didtE|װ#bR^MrQx%K2>3_fWJ<P^:? dy f4)~d : 1@ +/Ώ`Z{LIYJf{BɀP_)oJITV"h;Y|UEĸ*clV[[%YVUhJK(J--ErJu E5F^(J-&g6U=GlÒx!de V Mc ]h?|TWe-q k+eJ3zF—QhZ:S>U_SqN p.٩\ABѥ+GHJ*pu:GTaaR( Q"*EkRY6Pp8eU1\ 0dԺ5] 4S+U`p**5T顂|yuN1AbUdpC"0#aJGذ vE&K*2\dw_XcPIxjuCf$1&a "mP0%`Lؖq4+ {rDD[Y& % HơSqLaw!"ԒVJ'dޥۯ6\-Sf~l^Xd_֥M6(VR\2 dk} Zuwz"zVA[]x~\]?eEWOK)W u&+UDp4@9q SBYyk/8l2t@ץY}:)j8YIVAŬ)a2Ve_~_F_"NE*U׎1q1^^+B,8]*Y5fId +dJrѪ+xـHU]_Z6U4*헗7Wmʨ 8R2Uu?Ŋd@dDj{kH*8TE% 2pfxD@ Eik1AUKRP  SFP_Qr A7"Mos00-5XZ׈ҙW }%2#Yĩ];>ɢ`J %նd a:QjI$lxDL8Lƨ D-Pvج$kR~t筴0v`kN fA!ұ&ʊXEh0lJy찂sky01m x,Oڔ3v "Ew_lغm*smfea54s.@"AfFW|]tˍp{~307b Zk`O<"O)lֈ4^?ZKXRq[E,.(9Aost.V޴q.v>$/Ձ ]87jU[ֶKfNYN"ʦC,(@4ڱγMq{zlUZqiUAQaejp0ɕeަJ&k \8ܙM;mвoMy07RE^aA{&UP,VW wUjX$,P6bV⾠[ "H@alrxXZ2j .- xY:h۴r*T\6v˶ XV*`\[;,S5H w!d ܧc-/ Wf[ܳ%Vvx6jm|q»LVAEU (2d95X+4($MBes*5 ^}͞Gaޭ,6S`eYJ?`ԶzTu{L׶{x-G5E$?ĜAx5iI3pSUdd ^1 l6Ψ"dXhXLL j0a3THFAf YI/W rkZ, G.Tǘr&-XTXX"m\DZ[ڶoԛYdJl9\p#/ Q)DR2eOѲ'6e;:l,ƨ؂gE~?fqo 8΅1 z`9)}JDZ NV^:r+b_ZډzJa5(T.Ue"rWb_ҵvWhИ9` {VI匈uf P DDD"ԤADF_ek R;5]}l$:RcaS q>m,. gy4N6A o<ʸ:'B-w.^)/ AqhTtVe[mY*% z)7cZ\cƹ@8%/V)ЋZP6.`]\QWVpr/]w(t:i*].TNzFWZ6Hb2ݖ]QU]鄤l",.?evs[YЃ . dE]u-#ZiUa0j]*˼AZ`" /Q˫0 BPċUJt5%I֩^.BX@˫t_S֤ K#x@OOozl`cճW xW˭zY]l .avL1LiDŽDE'aAvuD`,a]qCB06 z[cic2HV"^cHG}Ik Ń5qw2ypG^?TSDFJU!<.RKbyVd*lB,jV[mbk#,m0U4\SlH &X" Ů9Y6WK}``il?N+ KaɱipZnla췔s>f ,6{J[RrlەYsc¡Kl<& $' QhqJj su v5;LkD͵ |6$l:% =Oް:5MjŬ[EV%?0.1Ln]fM :2ZD[HXsxoD-qZ>Zά eJ0JIsIOְ-T}8Ļ(_yd7 Wyޮ 贫iZ=8Wӵl v9զ/6 7֬+UNWM7?&q6W.)nVf5bjYi˗2jS')#츺ӶPzmo4V+?=Z(UVk )ٵ2 b`uc:ĘIDcTu`SaqE2K5mG?'X:^Ne(k[ڪN\XBbbM!kk[fmŗMf)Ck2倪澸Z2j48 -A;p 6cɳzUa hk.1ʉeφ>m>7pkԓ*clnK56qL>Y6 N$[Wm bB\5aʗ I^">y-ĔJ`WQ%*y^+U b->mҥy)Ƌ.k^>3lVV&r N ,ۦU lAX3*L)<BoS^! SY@ T9mG,! 48ȫ? Ԗm6,f $ytmV޻%%\E֜IQ`-Q7*hAdEK,4W׸-:Ž2عy)aDŽn.@6[67M<7إC*1P5X|LmsY3*FS'(i,,J!ʃtX6[bK4剫­ kWZYIKI!a UZXp)M]Tri&V5%Vj8S^+**:!HN J Ba efMìu,MBSܹj'- fiъ&B6a<ZI]UU"8M1IM ք u{#Q25@'8 G;3h~6}EM&kW3ץ#6/֊ɰM³ƆruI\A `H3"`q.TbHc-n2L,%60VP"F#a&jab69SrGuqg1SI3zYHް)5WwjXj*h8Z# M)HJ#CSU (1cExS 2 ;K `hYJa@Qar#Wq?=V,[7feSRۺBmA܅=fc$c[=r3-uaUpY(+A"|A.`Y`n qT~5`vg@T!mQpH[Չ8e@RGfDy78`ՏY"" sNF8V s'R,76U*Chm+kKlFrėj*_6W c^OcyU ODg4- uo,̕ 1ֵ޺dvG+:sB5A'&&\Xj?$=: #Jk [9.Jqz&Fo3U`k%F+:6BIj,S LEG !K`-U:od<Ј(7Tl73k5Ԛ "[ҫ(BkSS)Mu,,cHY+B.7Ԙ/S}&Ta-u cXAQ`ITRF)TC%UdjR ڪy5T ] g+-Nv^_WIUIp }-JZA[PU5, @ŃEjZ+ O#HpB]NGH HR}ׅ5D r&&&b=|tDĚ?RܶOXE'zSb]61~5Cl͔1V%=l!B%[ ;{,T?Rj[Xk|)z~}U 18S]"(6g.iI>V"dder݊Y-lzJiUaO#YrVa@*(+&`0IVmLcl}gu@SWpi(@f }\g)gd͉.ԮFJd֖1vdo];Jc@zl[]`l2[lv+rmTLaم"cdGSq]>!bF&j:_[KJYlyṭ)앲W̌pår B Qcۥ֓a"6c—\d K欒e}-bz)Řh A Jy_ҸЙK˨v_.U6Ó/.?$1sXkճ2XtWH5tzջ̪MH٣,aN:2nхyM`^d߄4)<ۋ-[Wc֫gz6dd ?ՖdWoJvWfg7Ӣ\ 00 dQ+J豗."Xhb *df`m 548W i[ 1Ul,;7!bd)vƑ@_CW87L/J 7%b d 5лZZy^`(!+ pvz3~MOYdShM*U38:~K&x <HfEf&y ::0L%$XZlJԬxTA:л]AVҔMJ2hƗT#X.mL ?2[)sv&V׮~h0,?k1HzaU+NZsDwe\ōgQ8NAt+Ѳͫ L\p\t_ ۮC4oRM3!ؽ̷lEƼƔ"ʆ/Y]&\؅lb #3au&& !gѐPab)fQȱW`WDP`u=!pu9B1 ՔuU5:b{jY4+5Յӱ\l׈bѦFV+bx$bDؕd rK\-xDt(0l7E@5D0)A*)) 1FU+X(p @HYM>2x:a[ XWJZMdKn 2#:)!jeLZ; E*4]Tm2$ XN68Ƒ F:DcLtB?GOz$}շ=  b& V 7W,?@9m`/^+x5P(8 !UʡmmK-)CLa[TJp\@Lnœ5:}_%21=}WIfvQ_(4 y:KE@fծ%vQZ.X6۸X!J@77;ј$:(@`G=o0&?Uvck\]YYǘD $Ӷ!!9jPEFk,2 V Il2u)JaK|Йbtԯ(?ڒpZPZ-Xej[yӅ6uc%EW\dd F(8Vm} +/<s/dxeHGW|Z_MqF`EXя-=i~5`f3R&ȹ[֪#[?wW +l%y׷H˚O?!=!lA Le9 .ti_́a]TWl+5ܩ,,.eqbIb&T.=҆d-خ}IΉ^jlPT@VK Qb̂kиNyJ<ʷT$OkUͫ,³=YzJ y$.3P B ~4p.YUL2"k"r5_lViy Pl%`ꮖ&7?̆R;#l+CH{8Ro =zSdu9bM}BզS^W! &l&fżz!hk(=:G2Z1*v H4) )mXq+bk eZ0.CHD@bENt@7|$0(HL!JL)fN" l"G FJTFYBceP2$Kx0URێ%a3"O?")pn(y>22>ZWcx-+wZ>|Y&YA P Q/aŧ18]>&eۜk 8[5iNqPM]ci7_.+Ëqexv^ص6F:yT_&ٖٶ;6!VX&ٕsrî96uo8{uw'.YE&gL}!kO}oMf۰Yhe7ZKvƾn஻ )oK\d͖)Slm# hn&w C"J7‰D4)9?8g1S6Ic *ԇM\z-pד:XmaMDȕu aNl &JJqu#h>xjv7!Zó]*"U'* twɭ/ T(<`F[Jߌgu}(lV ;'`i}TTcGoCdXܷBf sj;zk.c=F[:qV%K(# ?=S65h V,+gv%F'خ-װmk+7YeVfLo6Nb6k3^ SZ/c|b!_X28重C!m#q6s]M[:Mgp=U!ojC7VWbsXR6.[551mMvnܵX 5&+G^cᩰm4n[hļv [;Hk(҄(L-]v8 ')kZղ(LUw ,k]$ĿU-\Td`F|?`CV\?TO5J?01#? [kDP#1=zWY$!Xe/Pkh{Nׁjҫ5ŕWklɺz͖V&@(PŦ wO@>F!~cP38V)pp`B*U,3ʲЅ?-z=-R(1&Jާc1V%F1\C+u +y{c0Bw.Kn-ocAPGط3amaWAiM4m1bEN`8 c.@goV[,q;Z`ӊ[ĝd[6p&r1h ,LOXRǴR `lb+25KSgWT"aif%/kC&ӟHt^jć,0:V6*)v,kT,ffTYYJbM-) %]C1`YBu]i:/:U'J{i_ %&6U+ Ժ-DUP}JS-4uHKM%D( ]qboz.B9BNl&4^2^9s3t,zTSfvr{īSVQtR YjҔ[BKSiu)1EĔU]St,8QNSaĥqHx\0JinT侪\ZV ujupGEdSS֨M$KI^8+(G-"M i7W~1 - vMɪRBR`,MP)n+ڊQM3\q OUVT1ԅTؚ_4(,kƨUA'GjG^A lyxF8*ȫ 1q[M5FE V4WkZ uL:Ld.Zi[*X)I]8+`)-Z^.GoMt:Ƿ5U-m/wߙVKuz7W\ ap5}:V$`Z#zW2B8^zHev1#W7yR_@ `O^& j<,?6XqU.Y, bl$cD*J V9z6-K}[6G?S Omy~2\0b,&SqȠF2_Vj CSȄ"sukV^. Ut?(:^uQE%J,Nns CbVkRjP& 3€VGD jY])EnF úrP3d_yHW1 fl H5*5QPVimI$'VmRY9T*F/Yi@zu?/0ڷ\L,Ni\$̓kW/ p \*?} epNc ;F وjNbG2լ%;*.5Va){/BW]i.5pj*$?rA뚣(!#8t*H4j%-mpp^SU%_B**^”)[P$W P5UVqVYSi D$(JT @//h(}zSÙ^7,˅hd6-8Q:Ք0je+5%fl&Pv*tkQrPA6R ACYW]Ub cָrl5?q\F MvmQ)o,9&@ +amstFrJnjS>*t0ڇuL68*C5e2=@ [U 6"iM9YO5-zb¦[ո)j e-]8JJ`n@֎^ ]mmQM> e/60ǪLN?ւĐN cc&&5GY(\# .C& c!00 TuLN,Vg b Iצ dQ2;lSdB7Z);3a#[JI]4UpVvnRަi$Gi Ga+XNh¡]KK@ZXǘOwJӞ]Y37X.(b;^[RIR[x՗0?%եDfc0ՇWSۢj0֝'m5#B0 emRҵCq45$@)<60FGUKmv<6#SHqBETSV?(,+6(,pTbUET9gPX deȁ/@tTTG ~Ek`?:cbţQ (^TPOgPXiWIBI`~@ \{_#5Jܶ㔭踙sl'J-7RES26Vx,-hsS$6sS26 /<]GNH􉉏-S4%ebkp7 p+` ii)pwP)1 愒쩇`Ѐ09 o1XD䖧 /.N 9h8,uyXg+{Oi&Eaŋ,AXOzZbiC¬>+fI%]uYܜXH8bƲqi]rd# jM0 =eҽڱo6/쳉""[56i,a !yZ/%6mBB^j*J8=^d U6"og*ӨEljӵSy}%0c ] LMƔj]>k `Ƶ?̿ E]˝_ehb$2A":Q1e}3qe>)|"Y*Nk"QBjcΛ_S#j鷤Rmy.ݪUޏ Sұ^JM^-]oL53T7Mx?Qr:d/ڧnH |jY2ӯП\Pow-IZOt6_ҭ`-$-gl~sGd*WNSU Z n3Jj#mdʕɊ5ʮjebV Ԑr mi`1ؓͿ|-oT-Cy6Eݴ}6mQsuڮ*5JWSa1iڱmy'0,\Ӹ:MWǤ5Z6e-ibE*k 4~16jeƄ˒+],YbTv󮮷:>]zE8MvˑYw, ߁{",rUfIEdLfV^Û!2׬.Vɒ=zV{xSY]EPhs1fX8L['je,̿ *IeZVI|'zpEFiN7~dCu[xu:-Bh!ef#smnbzl?D?{]x?ލa6U02ϋ*JJ yUUoXmwW+ r[}]!`1ˏPz9"œmb*֭qq\/GC/ , \e(F2us}oΦYT0+Wk__/3ދ e{ Nᒜ0E28/ vzASN_#GԚ& 8v=mp#U*[(A\_.Tr)2t];&W JhѨ^hqltHHq$d.w)8n}6 E3G& [($ĺXnt1acb'\}޹,Qښ!"iI= ^oqb1kIx%k9Zj$k͎fϋ#%+zṓ;kBXhkw"5I" sT9ooD#v"FESE#4nuJB6.O8NַmK$|#`+ɯV\n(&L/}Gj$H͖Y{ _`GGGGGG]G5RkeIc_ԜGBGh JV,v' &ƾA (N٩[PY$Hέk)_GRkoGmXGx17ҕYd xVH=)\])dȏm\xk=" 03a~¿hdUqc tRQTLbgצhU1]5>*Qʵȃjv–:ŒDk!ҙC޹6E72޵e' :D% &؛ڬE?V>|U0(r{#G uH&54)TQzw[+oP>cbV4m)ouM0w%]ҴI97x#J"θo=<7P!~XǙ8͍f+)qfG ![^=-fcǝ1(ܮS9z:x1׾Pr=_RMˎR0@$${W.G ї#Ї*ympWn~7Fc6˩+2򾔈YXjK'\ض@\w?7GG;G"b+E,}} 7_/:b]CtiLW,ΐkQ7? zzR(;P-"ޡCڮ5w-j!lX+H_^9Y:Vȷ!fe-@oK=2KRW?yѓo*ǒ2yg޹y+e1%iyhm)8&ꝭI1ET|XF: u.I&&aH=Z0eàjOPk q_?UuZ2i$:d߹|=GJc~U#MbݴoBLIЇ7UM#mkypY.quC`ja\t~T%/"jVAQ7.ͻ5d3 04%:n)2Jy/}*tV-<52H1.sJؚe6~G?:"<-noCzUdRF_G_yԼV_A%7ҰoqQ$qٙz86CIc\\+PUVʃGm5+4):yiG%䷅i qVk^C׾r{w /QEa=4{S'wae"֨X=d# JdɸjRH9ڹ\_1/GTeX >.}(H2eޙ#c{Q< D|# zYM^B3\lu޲F ?B*ofaa$Az]o+ViWٯXjv#ӘEըP (VX~7_G@8tl:IsA4lvmz6@o?R4yJj1j[аkǵH8ù$E#6,5ז끵oDvv> 8V]Յ͓{l+ѱ1M_%=` -X&(r28U ScI$l@"aL9SRĨl9kd/\)h^7Rv Ē\ -#٫)1G}EXNhS".DlѓcFV pz$h?bG湠]I$-oָohmzy(cӎ޹kT# ' *_i>jK b+cK,SrKPhVaqqz)VU֠4SiTHcTG,Ai>?Gy+ t4)D=͎p7Sb)o#ܳAx,:(ƚ4Vt.[j`딯+V/'TP-bgݎ&~O\64 5 n(6h(odT>4)N{Qk_k_k?ʾU?x^3WU?x^#WU?x[[[nջW^zWO˩mJ:JJO^?O^?O^ ?O^ ?J9?!_e/_a/_a/_W~U$ߕ~/k)#+#+ #+ __K~?__|OW'~~`+aj__~~????S5*~_G~~54_a~5_c~5Q_e}U኶*[^(k~? }?W}?WE VֲcVffffffg/ / / / / +#`````ggg? +#h?+S1?_dO֑_f}UkW*/^?*#+?*ʼ"V¶obGGGGGGGGGGGGLa3acQ+q0rz澶x^~{ҔT $Sz%f2m¹Ѿ;E,qR@ۦFPOH^CB{zԁ\Fd:kXswHǫjY܀)tQJ݌BZIRt7O XeL^b)ecs|}ĺt9*LLZE:W$RL͓ߝ͡4 1cJsyT9eޤxCz慉}MJYU&<䞖9**# t{ v9,c 4}?pI-RG2r%CqP OxkޑzPGĒ!ݭjqى4`cZ09nv7J"  ֽ1Q|ӴYSp㗿ITo DrhFKr6ư'"ucEIڥ8Dy3C2 wI)ZyN87j)NčlikeadV;tօ̊Lw'MRW7I{r1KQ\-҉Jmz$qLMjU Z-j0ө(׾;V%h\.zzh&">2(6х97=#bes&S qQx\ k:qI̗1鱫AƃI&Dmaa\({[_ΚUŴڬX?]GGGGGGGGGGGGGGGGGGGGGGGGGG,{VK*/kvJB1Fe$P$kHpΙpk"6;k]4$,N}MleAۅ8"֢lg lצ(.nkϙDr؆4,2o"2҄qz,1E홿M%hAڱTMImЕ:W19#[XތEoqJ@S!1 hN+VƢE$|GG+Oa'T ~5/5lVO hFfQSpsytҪ'O~tE?-Q/p54Jf;E)]mk [kK%GGruϏG{(VݽԃB r+m/ze?J @YoGO֐& uQY9I]kM5@1\GeG aFGP|d0+0Dy^x^ccY$(-DoVz-"+xZ4T-WhՏWѢѯ_ʴGW(a/GGԢaAƱknW 4sp{(2?GGN?J16tbSpBiӬNޥ {GGw!|IsN-vj(F,`PJ9oGGGG#zsZ cO{2-O4d/p_3 A\Lp)c QqM!E+/J @B)rANb+z.kN+W2+Io)?xu8k*>d*_Wɹ)zJ+0#Uڙ8p5G?ǢXǩH,]EcR+cEpO,3C\iAbJ ڃA--jDEb/z90{V1̎2l8;0ִ6>u";G-Q29kUU㹩9ToB|{ Ia, E 29K؁aLlXUrR#YHsso ޞ9$bjX߉p/S,eABT?7yz?0' J|&V d5w?QuuUZoڍp(sv;xj/\R4 ɮ A!$N$@|$H/cu0jOU|:_GL]nc/d KB; /TrBġ^kԚ/PoP=3iAG`(M˕fD,uq}z'+|%ڞݴC֚CzdhE֟}^apc4ȿe.=֢?d1}j$:1]G)$D uދM [ڒNp{TDD'#F7#foje \휏KmfC [zSBZVRb"f:@/&+][+XzIGdcEQa-3@yS<6ܝJF9"m)y$#Lųjy;,c_)_ˑ8w5geckeܣ.2LުW E E$-_)&CVR#~z3pĤ\@UP_GcM&i oX"EVrA˵3u6Yn1sCpke^ Ea*{ G䉟YGΙ#%A7ǘ?B^sc+. Z ~ѳ6M8C6\,5oGGGGGw?GGGGGGGGGGGGGGGGGGGGGGGn+CZW~u_δGaw`̚o#y+!odF]j` -r{Cu5bMۤ74t*˺X'76ZcxGWUD~Џ"1(IL]5Rg׆Trpç=V5t!BWҴ !h LwZ2@i"_Әm:MB68\NR,c*w\~9:E$jhOD:4UU#{hF ef ?9LuEhP̠֭a]4QHS&R|KT9dTěHa(jYxTPʷ`KjQJTĖcX&ʣ nH ^Dr/`G+G.xTS e+v-@)veE4ew.|C|F' 4 E#rO-(3}M%LHQֿG$rkjHbϳeɈG{\ef'E, lWeŭq*=Gu CZ_weJWm=԰l\x&Zo]l T*E'1\}<&4KcJUFyb_0DˎAt? Qm4̴̫!ZYcWm\_T;d=tr}d;.**`Faz?  ;M5t9{0&v[(dBt5+8-?3Df \ZҀ48_:87R-chZ-r"!Ho\(k WN/C?RK9_/}q_8oS4pWݮ#Qj._$Rܺ.u:QLp޸i1$v4O l5q*_62)\1歹1OI8)a{Y:/#\K9 z2K.1S+ Kqjo rGB]|TU;{z0,ߧ*<&%"-伶[6{QNX ŀC)P^P[XR*D㦔w2B~ʹXyLe=_֌$Ncj.)cﭲx?ئ_d~Db.*EWV{kDS4}_񯱇50OƾoP ӎ^?kkh?3_?Zֿ~?pH?}?Y5ѫ5¾??H[ o#vccƶ[R MSҮF_Ikz&3p z[m= {[9YZ| A_4'Ak`iptɉ6Qa`Ր Vnl(sS0ҿȣܯjA1]j6"Kn7;97.[t5HoE^f:/ţ\Q+∂<݉Iu4auȚ>[e[PQ-kln߷PnַEXмG+[aêjHl޲R0\hD;"d>4v"#PVRꋊGnZW򚐏h8M HXN*Ugm\W:Ua?\-oS7F^cTO:G;,gC ž5$}ҠN$+!ׅl`CF K4xv~a 1q+7Op1Ij"ܜqb-R70AԊp,q$BvH t"ˋRoޢ|$!Aҥ[5,27 '8iO Q|MZb|R :1췤.)s^r.ougМTK]|c r?ybT4 /*R1Zm:F1TuQz0ɞ6kXd X/v[tR<I+*9x~ 5*gh,v5Px 88x|hlq /lH {"mz ԅY=muO3'Z%PE7e*edܯI@Lsʠ*BY-;TSױ]ifa(GJ3DV:R5Mj>IJNW9JhEH9AjHMEf-ljnc kPYx-}+ɔ"PUiG Fo$pkmX%7G疧(M[__I欱"mEj\ΪZZT"\I"Y~c!k\:>a0o+֢ނlΐIT׹: zeGmpޕ8Y@-֙| JI\V_Zrޮoic_pֆN\ni^9J[aV.jHY ߕ/39*_UHCe%eRnͥ}\R<`m68fA'SBx(Nuky7ӿVO8m3 Jy@iڸa,X7:wjs;I£lCoI_hd75+Pb>ly?kSΔ t\MJ\1[TҴYM,(Pciy턑,V71NO?GБ/wbv4BGx.,k1,1 FC?&}/óYCJ-4GKjSIͳH$ ,"::R1lB}RTR,sCa˶ɎEkvf24KM>>c)\LFv|Ou/jC$bec'"*Cƹ6-*0XP m?mr[ýapwFcF Ѿ֤Iv䄷jV6>+3mFKu/V$tP2mQ&)Zj |k|D}HQ51jVW6s ZS\'%9*>Z l NsF Zu0I~EԪ<4*g,̑$eKyNI\h%|=H54sJH[5knk2~zR~kClhNV/ }q[I{Tprms)8P  PU R!{T[I_T_ՎeD$.8R3s{ mc'7&Pw3AxюưcsV-o{Fs֩#Z;| x07'J^'߸Pi`oB9Yj/9;;e~&UՈ?2s*L11Y9rjyTOޣ6 3u2VҜW.E:QA Z|&PM5v&_1ƂzeS4rx[R&2,Zn-/T9҉o+׈~ulӢ#qz`/}jʵ#OGC[֬V5_AurWKȻVL@{ Q?=OFY\[ΉI܃R+q!@ĬL#~W,H]N uնԳ<,n{Йfg[+ںWKk3"ҲF < U;ޏ.EkydS5zM_Լn{/ bH7$2>KTlƀiP_kT/'Vݭ\"z1&bu97Iie'Ca /mpJ2#hW@pSɁ[5 fH[|tapȺP8]Uң`[6j؁P,Gk(b|[%ڹ`˽A*-1vjuhQbj8v4~oD`oīD,cF:l%V3:mOjS$EqZAa,>;П ʗ؀:G7bݭҸbRX mHU^J]UIծ'OS: Rta7o֡UGrm⠈,oAaKΚIlH5 'Ma821;כ(Erc/I,\m-m\WIuS{P'iP__ƴiSiʚkt=rS:TL*mQ> )/vGqy7 ? Z(jz1$=Qx@ L-X7śQlq21kQVVҌHcr,{ޘ+O9޾O|? D3*`W֌d"Hlj5Ng%1{E<16tIgXG3]`$fj%dPM$\mATXR:gt1f8mݴ&$ XL0k5SR4,o]@s"k\3ڴKޤ:GgmHN&R(-pZgT_Qz^! zoD}RDu q^Bek\ڹLX DOf>ezF:kԪ,Q*҇Ѯ4 Yn 371Aad.e7;I[TW(q)K4w/:3!B<2{s4\E#. vʸ dn #_"&\js5[oy헭zʍaa+/yj9oyB b;3|ڞ1);$ Ώ|hojqCuc^"RU:(?p8ʘL SWJ~cdC/d@kP 5>uf2-oQQz7ԑ[{!o:`Mk,JZ'j8:bؚKiPx(#:;w`o+,ȡ_53kELeA^k>b{ފ]RE'Yw4B5D}ka\>ol:\(qG|nP;bW#'+.R8(MpvA4Y7ML~ F\rdz!T,æ\8jFR! |Y H9WJED9fS}*un"k#fхVg@׽1܋RȊ՗7Oʕ9 xq;Wʥ漑g7$@CQgVs[&{>u$)!\C6,ExZZ9+%T̍k \4V\;7Ѥl>Oz J{6 7aS/e-\$ l y[Ρh<Ëަ\thݒ2 B.2=qAEp8bE>Հ 4j@"mCl=Vڌ-[mڸC" ~Uô*"ATf1!Xp6uowjY9ZEKvuũwS엤ǝO-%~"/u;T㛃 ijsKVӊ_ԕv>q50>q-a{Jԯ[wv,:Z|ֵGBȨrztz^CсֵݯT T0M icSjYH"˨'"ȵ4nfʻoS)XXZ) C~^'HT3(NEqk07\O5٦: tWXr2"ljS{Pu ʙ9b~uYR7Q٣ͭyTnK9G&zFMbG,^#D"JDIԤ\Gbz9,H,~!*6d`^%+fLylFUurڱ eEB6VX1Tݿ:'?G^>rR@v}*[0|U"qd| "e.)T]2UU3n`8jfc1TD^46ޕ<'QgTH<޸l>ӂPqɜ(wҦcnv.?p 56 4#] KC}!YL$M1"Zf7j#-j6FvrEC(K }FlSHcǖh㔸 ^ u-ںZFFmE6crFJNш:Tf->X+T_qtFj:1Uj/2dH\\.\&ITljH \ P\zmq6GflČ$6cO rFf=ށI]9r>%I&Q7ԅdEPm̛Op]$.ژƙaQfg xMK1ƺs+ Ԗ1$kaF`oQ\diZRmf ecĒ+,X-1l[[$C +.miYP;T)loQXNt$riRE]\ՙӏ%.%W+S)-LGk,9TNhT #nS\&nkC7oL٤;9gg+Vp62RY#jF>kbciO!& b4͹dR?G" < =q[#RI͍pړڠL16n}7bi$e|~TdHr*Tnw* J[ jvfc}m"',Kjɓ^K^ J~41):V|[f,oSu,hGGVXW щ5k4^eq }+Q}oLޭE$jrރK:':+ґXA3IoA͈z5ΆcӤ6\J[5m. eVPG`\BS,v/rd1ѪE*, o\1*RZl';|Vo_().39U1#Uڠ({SNR EP!9MQSk5k(hԌAjc'Pe :iI3J132Ew,ŃzxEhdamG LBN5/)rOlq\DQU0xrp6C䋇x-<+c*-s_'0щ{ڞX24X UTQS"dJg>qʧxw9mieOo7քrFR|bt$E>*Qozx"D}e\;'Uc>F\ mڞєe%֡o0n;4G#0>Fgqy6],(Cg;! ΣE!wڥH',:3]\1< m;d ".hG+jiq 6fB=Hňd,40&F 'ߩ|47 W Xh%o[o}K7M7F,1Zd6K|<ޕQm(^zgsy{Ts֖Xʝnd0 d4CmQ, B)i-p,GmqdҌN^0piݦ>#)ަhD[Y≇Nc1oUhF;W:)y 7MTOLiKi,s䵘ѿ iO͖± YcڝG7E$<9'vƑ9 "BֱZb۱ׅ81`]ڇ1ޤV46 ^S\@:u^vBY "2腾Kb*E7eP9gJ ;Kae5wf s XfCب=x: j̪nބ3~##qJبmJ**1 8ꪾFbEpiH"Cz M36pV.z7ҬL󥋋tyk~knMW Yu{ҙcPc2u "X54|6җ(f_zPIlo+P,o%zOORϲH1sM+t_M鲊N &WL>C1wu(MC=?HԵ\HZti] .Ү 5|kq8 //KHmCԂ1u{UTA_Si_(+yڇע/)##aH`)IJ\ ckf^\>*I$ooʹ <{j*hmŴ;[[ u]5"ܞOcoLo{oW6?0iEzW:;{ PNcJE !|LRkڹk{ciYnGQ FsvM&ŖFGL%Ucy [  Y+܅R.B+#qjeLJ LSnԲ„@d;u)&=L".4$𽶧E,YȄvric<3z% kx($M#gq]4hVdTjXOo/*.ZDx<~^#vk\j500WkcRgeh@ssn.E<+ܯS*H!\X8\$]J=NS P@{6e*_K.k\24v鳷jԈ@Dl.hǣZlTЍP|*sm+ʇL|+*}idQحr$M\Zv)`%vA\Bݴe-pQ5֣r +.%[qP5YSb./pwޑBz[/P1Tp\o\P?R)%P>qzoGZk sb rel\\->/\?Ykq_=%jh٢ߠq\CBn2\PkKԟ銜hlu$jټ} h}>=$wmj8n]'] ]vizI [5*~I-}j*,|\uu. ]a{%pJu QG__޿qGbުF>_q2+QkS ޸VE-NV&Τz% z[080ݵ K,HOw DRN&[W N\WүYIȝ EiޤN%\4l",M[SCО;_yaG4g6؟:҂HAڤE{;ԃd7G~}XJ#7>uլq!uX{GGGGGGGGGGG߻@|\n fa2:[iX/3S~M^I?S [& 'b6V|6 @fʊs 24?(.vi׸cM>@/@yd3mH"6%j3{EGQ2kR! v;UtެX\jgoճHiWrڱ!Zf6Q﮹/ߥIE.+>jcT v9Q&dZXEb<}omV~brůjﰧp0[-I5yں@\HsaD)n I+Id$ߤм\Z$&ߝc$4$McffQz.{U6bE:~=( U۾VPA[t4Q؆rޱ|TWf{·CQUH,d%{XiW[J vm{ }̬6$%}W[cᢨ!_.W(62`}|t, /z{'-sRۦ }\A+~ƞj)Qj 64#8֚XƊ7֙eةޕ$OՉX2|Nb⽅L1띆Zc<]Qǝ>dKeQ߲H oEӋ| Gƛ[&DSdg-ژd^1F$3ZW[q|1r>ioK.^ ڒg@'CY\VY!A}fuRYm_E:XQF$$:ц5QtަtDƓc U6վw@5';tšoM);$G'R=8ڸQn-m=*ETrAq9Dϥǣ,@>U|R*?,YC3FH#?UuoopwB}yr 5č-pIC9@iqۛWWRޏсD_ZSh3J>4Qk50FH);\@sw5|Voc4d2/QƒB_&*5Mwңښ ¸GT9/¸'} ?GoƸ^7Ƥh,N=O{:vXq'(D;CuԽcQX*6Yވ}DqIʉ:CpWF;"$=;WIHnUlxsQҦv^SNuaXT^ݾ XLn Jݔy4mPF ${r7!\|\ߔMOwI15sYn)o>\k)YLv kSK͐z[JLdֹ# <^p~`}⬲HA zMr3.r&>ݪ%rf֘ܳ7d3.s$ KR6