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HomeMy WebLinkAbout2010-02-10 e-packet~ o~~H SgN,~~P ~~ o ~. ~, o -~ ~gLIFOR~~P AGENDA REDEVELOPMENT AGENCY CITY OF SOUTH SAN FRANCISCO REGULAR MEETING MUNICIPAL SERVICES BUILDING COMMUNITY ROOM WEDNESDAY, FEBRUARY 10, 2010 6:30 P.M. PEOPLE OF SOUTH SAN FRANCISCO You are invited to offer your suggestions. In order that you may know our method of conducting Agency business, we proceed as follows: The regular meeting of the Redevelopment Agency is held on the second Wednesday of each month at 6:30 p.m. in the Municipal Services Building, Community Room, 33 Arroyo Drive, South San Francisco, California. Public Comment: For those wishing to address the Board on any Agenda or non-Agendized item, please complete a Speaker Card located at the entrance to the Community Room and submit it to the Clerk. Please be sure to indicate the Agenda Item # you wish to address or the topic of your public comment. California law prevents Redevelopment Agency from taking action on any item not on the Agenda (except in emergency circumstances). Your question or problem may be referred to staff for investigation and/or action where appropriate or the matter may be placed on a future Agenda for more comprehensive action or a report. When your name is called, please come to the podium, state your name and address for the Minutes. COMMENTS ARE LIMITED TO THREE (3) MINUTES PER SPEAKER. Thank you for your cooperation. The Clerk will read successively the items of business appearing on the Agenda. As she completes reading an item, it will be ready for Board action. MARK N. ADDIEGO Chair KEVIN MULLTN Vice Chair RICHARD A. GARBARTNO Boardmember RICHARD BA'TTAGLIA Investment Officer BARRY M. NAGEL Executive Director PEDRO GONZALEZ Boardmember KARYL MATSUMOTO Boardmember KRISTA MARTINELLI-CARSON Clerk STEVEN T. MATTAS Counsel PLEASE SILENCE CELL PHONES AND PAGERS HEARING ASSISTANCE EQUIPMENT IS AVAILABLE FOR USE BY THE HEARING-IMPAIRED AT REDEVELOPMENT AGENCY MEETINGS /n accordance with California Government Code Section 54957.5, any writing or document that is a public record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public inspection in the City Clerk's Office located at City Hall. If, however, the document or writing is not distributed until the regular meeting to which it relates, then the document or writing will be made available to the public at the location of the meeting, as listed on this agenda. The address of City Hall is 400 Grand Avenue, South San Francisco, California 94080. CALL TO ORDER ROLL CALL AGENDA REVIEW PUBLIC COMMENTS CONSENT CALENDAR Motion to approve the minutes of January 13, 2010. 2. Motion to confirm the expense claims of February 10, 2010. 3. Resolution authorizing a budget amendment for the expenditure of tax increment funds and authorizing the Executive Director to execute the Purchase and Sale Agreement for 356 Grand Avenue in the amount of $1.7 million, and adopting findings required by Health and Safety Code Section 33445. PUBLIC HEARING 4. Gateway Business Park Precise Plan Location: 700, 750, 800, 850, 900 & 1000 Gateway Boulevard - 22.6 Acres Applicant: Chamberlin Associates Case Nos.: P08-0034, PP08-0002, MP08-0002 Gateway Business Park Master Plan and Phase 1 Precise Plan Project, to collectively allow the redevelopment of a 22.6-acre site for the Gateway Business Park Master Plan in the Gateway Redevelopment Area and the Gateway Specific Plan District in accordance with SSFMC Chapter 20.57. CLOSED SESSION 5. Pursuant to Government Code section 54956.8 Real property negotiations related to 356 Grand Avenue Company negotiator: David Tsui Agency Negotiator: Marty Van Duyn. 6. Pursuant to Government Code section 54956.8 Real property negotiations related to 942 Linden Avenue Company Negotiator: Vickie Yue Agency Negotiator: Marty Van Duyn. ADJOURNMENT REGULAR REDEVELOPMENT AGENCY MEETING FEBRUARY 10, 2010 AGENDA PAGE 2 ~~ ~~ f , , -- '~ ~~ c'~L~FORr'``" i V l I- ~! ~J T ~i ~ ~A AGENDA ITEM # 1 ~'cEDEVE~,Oz'IVIr.~ i AGENCY CITE' ~JF S~ UT~l SAN FI?,~NCISCG REGULAR NIEETTNG MUNICIPAL SERVICES BUILDING COMMUNITY ROOM WE.DNESP.AY, JANUARY 13, 2010 CALLED TO ORDER: ROLL CALL: AGENDA REVIEW None. 6:32 p.m. `DRAFT Present: Boardmembers Garbarino, Gonzalez and Matsumoto, Vice Chairman Mullin and Chairman Addiego. Absent: None. ..PUBLIC COMMENTS None. CONSENT CALENDAR 1. Motion to approve the minutes of December 9, 2009. 2. Motion to confirm the expense claims of January 13, 2010 in the amount of 1,953,617.67. 3. Resolution 1-2010 approving an Agreement with Brookwood Group to manage the design and project entitlement process for 418 Linden Avenue in an amount not to exceed $361,159. 4. Resolution 2-2010 authorizing the Executive Director to execute a Contract Services Agreement with Dyett & Bhatia to prepare the El Camino Real/Chestnut Avenue Area Plan Project. Motion -Boardmember Garbarino/Second -Boardmember Gonzalez: to approve Consent Calendar items 1 and 3. Unanimously approved by voice vote. Item 2: Boardmember Matsumoto questioned the use of the property in question as reflected in the warrant report. Director of Economic and Community Development Van Dl~yn advised the property was used fur low incolr~e ho~:i~~g. + ~ ~Pr \ :.:i:;njn/~' t-R n. t. nr nr2 ,Z~ t-i \/c Mo~lor. Loardmcm~;ti..~Iats .~~~, ~~econd- .ard~~~ember G~:b«s : o. o appro C UI1SeIii Cale;~dal` Ite111 i`::~. 2. ~IIan1IT1U:iSiy apprvVeC't uy wlce Vvte. I±em ivo. 4: Boardmember Matsum~~to requested reassurance that the consultants' work worlld be ccmpieted. on time. Director Van Duyn and the consultants advised the time schedule would be adhered to. Motion -Boardmember Matsumoto/Boardmember Garbarino: to approve Resolution No. 2-2010. Unanimously approved by voice vote. ADMII~~ISTRATIVE BUSINESS 5. Resolution 3-2010 approving a loan for tree expansion of Bl.lon Gusto Ristorante in an amount not to exceed $650,000 and authorizing the Executive Director to execute the loan documents. Redevelopment Consultant Sanchez presented the staff report recommending reauthorization of the loan that had been approved on August 26th because the security interest on the loan had changed from a leasehold to a personal guarantee. To improve the odds of recovering funds under these circumstances, the term of the loan had been changed from 35 to 25 years. Boardmember Matsumoto expressed concern over the unsecured debt component. Chairman Addiego requested confirmation that the leasehold security would have provided the agency with the opportunity to rent the restaurant to another party if the loan defaulted. He further questioned the net worth of the guarantors. Consultant Sanchez so confirmed and added that the personal guarantee would permit the Agency to pursue the businesses' assets, including fixtures, and any future business. Regarding net worth, Consultant Sanchez advised the business had a lot of good will and working capital tied into it. Additionally, upon completion of the project, the new space would be worth a lot more. He noted however, that the loan had not been secured against the owners' homes. Boardmember Gonzalez commented on Buon Gusto's' significance to the Downtown District. He noted the loan would permit the restaurant to remodel and become even more successful Boardmember Matsumoto questioned the Agency's recourse of there was a default on the loan. REGULAR REDEVELOPMENT AGENCY MEETING JANUARY 13, 2010 MINUTES PAGE 2 Consultant Sanchez advised the Agency would try and negotiate a soltrtion and look into ways to get. mo~_ey OUt Ci file vticinPCS acid 1tS ~'~VnerS, Includ.:~~ pro 1tS, I;Xi-arec and rtl;ei- assets. ~oµ~~P~ +t ,~.,•„ T.,.. : ;,Yn~;;'s rotection ~~~~~~* def '~ ~,, ~ .~, o* a ii.~va v1a~ aJ aUV1Jed -.11~. ~~~t,viiv~ p a~uili.7 1. QL-i 1. waJ In ~1~e iUllli 1 personal guarantee. Chair-ilan Addiego 11o±ed that even ire the c<<rrent down econo~i~y, the restaurant industry was bullish in areas li'.,e 1 alo P,lto and Union Street in San Francisco. Ike c~iuestioned whether the name `Buon Gusto" was considered an asset of the business. Counsel Mattas advised it likely was an asset of the corporation. Buon Gusto's owner confirmed the name would be structured into the loan document. Motion-Boardmember Garbarino/Second-Boardmember Mullin: to approve Resolution No. 3-2010 with direction that the final loan documents include a security interest against the name. "Buon Gusto." Ayes: Boardmembers Garbarino and Gonzalez, Vice Chairman Mullin and Chairman Addiego. Recess: 7:00 p.m. Meeting resumed: 8:27 p.m. Recess: 8:27 p.m. Meeting resumed: 8:32 p.m. CLOSED SESSION: Closed Session opened: 8:32 pm Open Session resumed: 9:31 p.m. 6. Pursuant to Government Code section 54956.8 Real property negotiations related to 356 Grand Avenue. Company Negotiator: David Tsui Agency Negotiator: Marty Van Duyn. Report out of Closed Session by Chairman Addiego: Direction given no action taken. 7. Pursuant to Government Code section 54956.8 Real property negotiations related to 309 Airport Boulevard. Company Negotiator: Michael Lu Agency Negotiator: Marty Van Duyn. Report out of Closed Session by Chairman Addiego: Direction given no action taken. REGULAR REDEVELOPMENT AGENCY MEETING JANUARY 13, 2010 MINUTES PAGE 3 ADJOLTR NMENT Eeing no further business, Chainhat~ .addiego adjouimed the meetir,b at 9:?~ p.m. ~'uumitied by: i~ " ~~ elli-Larson, Clerk -'Ci o : ~~ San Francisco ,_; ,. Approved: Iviark N. Addiego, Chairman City of South San Francisco REGULAR REDEVELOPMENT AGENCY MEETING MINUTES JANUARY 13, 2010 PAGE 4 ~o.~zx s.~,~~ 0 n J p c'~LIFOR~~A RDA AGENDA ITEM # 2 1. certify that the demands set forth on this payment register are ^curate and funds are available for payment.* INANCE DIRECTOR *Note: Items below do not include payroll related payments Checks: Date C1/13/10 01/20/10 01/27/10 02/03/10 Electronic Payments: Amount 87,642.88 9, 6'13.40 232,494.13 39,393.45 Date Amount To Description 01/13/10 1,075,753.21 City National Bank 938 Linden Ave acquisition 01/25/10 38,870.50 Bank of New York HUD Debt Service ~.'otal Pavsnents $ 1, 483, 767 .57 This is to certify that the above bills were confirmed at the regular meeting of she Redevelopment Agency of South San Francisco held February 10, 2010. ~.~~..m': ~D CHAIR 0 0 0 0 0 o a o 0 0 W I H H H .--I .-I H H H H ~-i F I ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ H /.(; I M M M M M M M M M M (~ I ri ~-1 H H H H H H H H w I \ \ \ \ \ \ ~. \ ~ u x I ~ f-I r-I H ~ ~, ~+ ~, ~ ,~ a~ U I o 0 0 0 0 0 0 0 0 0 a, a0 O r-I r-i CO Lfl O O O O OD O d' OD O 00 OD 00 OD N ~ I N N N N N N .-1 rl ri ~-1 I ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ .Yi I M M M M M M M M M M U I ~--~ ~--~ ~--~ H ~--~ H H H H rl O~ O O N O M z w H W F ~ ~ W o h E x F w o x a q H a u w w `~ ~ ~ z ~ a R: W ~ H W W o ~ a a w w o H H m ~ ~ ~ z l cn M z H w ~ ~ w o I w rx I ~ h z w a z H I U O U] r~7 H H F t H w W R: w C7 W W C7 a l ~ H o z ~ m z H I x ~ a w a w ~ ~ w x I w w w w w a ~' H w a a a c n ~ . ~. ~, a a w l F ~ cn z ~ H x x H ~ w u w w ~ ~ ~ ~ ~ ~ F w I F w cn F x M rx rx ° H ° F F v o H ~ ~ F w a F F F a w H w ~ ~ z u i Q u ~ a a ~ U u: z I O o ~ W W >C a H H a H I u a ~ x x w cn w w cn rx z w W I o ~--I o m ui o ~o m .-i m ~ in ~ o eo t~ o u~ r ~ M W I U] O I N c0 h l0 M Lf1 d' d~ O Ol U) p; I Q~ ~O l0 N M N cr H N V' 'a ~ I N d' rl lD M H lIl O P7 cn cn ~ r co m rl ~ H M .-I H w q 0 H H a m x x x x U ~ ~ g x w m w z m o m m cn m o H H w w w w n F ~ H ',7 H H H H W I P: O O ~ ~ Q ~ Q ~ v a x w w w i o z I ~ w w m cn cn cn I N a - F z z z z ~ ~ Q I x ~ H H N N N N q I U W W N a H H H H W I ~ W a' O I~ ~ H H H H ~ I cn w ~ a c~ m U U u v x I W I H .~ ~ o 0 0 .-i ~ o 0 pq I o 0 o In ~ M ~r v~ H ~ £ I N M N N M M ~1 Ln N CO '~ I ~' d' d' d' d' d' d~ V' d' d' z I I I I I I I I I I I I O O O O O O O O O O E-I I ~ W ~ l0 ~ ~ ~ l0 l0 ~ z I ~ ~ ~ ~ m p I 0 0 0 0 0 0 0 0 0 0 o I ,~ H ~, ~ r-I H ~ ,~ ~ .~ U I I I I I I I I I I I U I io ~ r ~ r r r r r ~ ~' I to lfl to In In L(1 111 lfl Ul In U U H H z z z z z z z z D D F F F F F F F F W W W W W W W W w l w w a a a a a a a a ~ l F o 0 0 0 0 0 0 0 I a ~ z. w o 0 0 0 0 0 0 0 o w H ~ I I I o o w w w w w w w w ~ ~i I ~ u I ~ ~ w w w w w w w w I o I 3 3 Q Q Q Q Q Q Q Q ~+ a l o o w w w w w w w w o a I a s rx rx Ix rx c~ x x x m N V' a F O F a 0 z w w N t` a H O F a 0 U1 Q x 0 u w x 0 O O O O O O O O O O O O O O O O W I H H r-I H H H H H H ~-1 H H H H r-i H E-1 I \ \ \ \ \ \ \. \ \ \ \ \ \ \ \ \ H IC, 1 O O O O O O O O O O O O O O O O Q 1 N N N N N N N N N N N N N N N N W 1 \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ('~ ,Y, I r-I r-1 H r-I H H H H H H H rl H r-I .-I H r.~ U I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a M M C` [~ C` C` C` C` O V' d' N O O N M M lD O O O O O O C` M d' O N N O M ~t I M V' lfl lf) Ul In lf1 lfl M lfl M VI lf) lfl d' Ifl I ~ ~ ~ '~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ,Y, I M M M M M M M M M M M M M M M M U 1 H r-I H H r-I r~ H r-I r-I r~ r-1 r-I ri r-I ri H W C7 H H a a ~ ~ x a '~ w w ~ w z w ~ ~ Q ~ ~ w w v ~ w w w z l ~ a ~ a ~ z w U U v 1 O I a a x z a ~ ~ H ~ H H ~ H I U] O H w W H O ~ a ~ ~ R: ~ w ~ m z ~ U o ~ w w a w~ a ~ r n H I O W N ~ H O H M U] Ul a I a U H O a H d~ Ol Ol U ~ ~ U 1 H M M M M M I 'J F F O ~ I Q~ ~ I 1 00 I I M (~ U] r i z r i z M w 1 x x u U H U U 1 z H H I 1 Q F W ~ > r ~ ;~ U H rx W .~ ~ u] ul w W FI 1 W I W ~ m m I io ~ W ~ m F u] U . \ W W u+ o x U I a ~+ w w H w w w z N p ~ ~ ~ U o H I ~ a ~ v r` o v ~ F w I Q a a Q ~ m W O I fx tt1 Pa I W P~ [I1 cn o p; ~ o H w ~ 1 F r•C o: rx ~ a x x rx cn H FC ~ ~ FC U U a: z I W W FC ~C ~H FC ~C FC H W \ O W W O W z H I U] 'N C~ C7 l~ C7 C~ C7 FC ~ N W '>+ ',ai 0.1 Q ~ C F [ar.~ [Z>a [-I 1 O O d' M ~D O C~ C` N M O O Ol C` O O ~ I O O M In rl O U7 lO O~ H O lfl Ol d' to Lfl 7 W ~ I ,may U~ O I O L(1 M d' M O ~O rl r-1 N O r-1 O M ri H (n ~Y, 1 W lfl Ol ~ lfl C` l0 [~ d' M O M N N M ~ '~ ~ I 01 M rl M to M H M O fA ~ ~ ~ H w Q p F U ~ z ~ U U U U U U W ~ ~ 0 0 ~ [~ ~ ~ z z z z z z ~ w F F o H H H H H H Z O ~ ~ O ~ z a ~ O H 0 0 0 0 0 0 FC W W ~ W W >' z v v v v v v v z z v a w w a ~ a a H rx x x x a x w w m w w x ~ F w w w w w w ~ cn o a, a a w w w l z o v v v v c~ v ~ H o a w o F I o F z z z z z z o w w rx ~ ~ x x I H o w w w w w w x ~ a rx x a w z l F rx > ~ ~ ~ a ~ H a ~ ~ I ~ ~ ~ ~ ~ ~ ~ ~ z w '1 z z r z x I z ~ U U v U v U z rx a r•C w w ~ a O I H - ul cq ul cq m «] W W I~ 3 ul cq 3 W W F ~ F z ~ F G.. 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U] U] U] U) U] U1 U] V) U] U] U] U] U] V] H H H H N H H H H p ~ p D Q D Q g Q Q q Q q Q H H E~ H H H H F H O O O O O O 0 0 0 0 0 0 0 0 ~ ~ ~ ~C RC IQ ~ FC x x x x x x x x x x x x x x W W W W W W W W W w l w w w w w w w w w w w w w w a a a a a a a a a 1 FI ~ E-I ~ f-1 ~ E-1 ~ E-1 E-I E-I H E~ E-I H H Ei E I O 0 0 0 0 0 0 0 0 z x a rz rx rx rx a rx rx x x a a a a w a w w a O l w w w w w w w w w w w w w w o 0 0 0 0 0 0 0 0 H g q q q q q q q q q q q q q a a a a a a a a a 1 ~ I o 0 0 0 0 0 0 0 0 0 0 0 0 o w w w w w w w w w M LLB 1 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ .7 ~ ~ ~ ~ ~ .7 o U 1 \ \ \ \ \ \ \ \ \ \ \ \ \ \ W W W W W W W W W I O 1 S 3 3 3 3 3 3 3 3 3 3 3 3 3 g q q q q q q q q N P: 1 O O O O O O O O O O O O O O W W W W W W W W W o w 1 a a a a a a a a a a a a a a x x a x x x x x rx L(1 VI M Ol M O1 M F O E~ (L' O z w In ch M Q1 M M H 0 H 0 m q a 0 U w N ,~°°~x"S~~ Redevelo meet A enc RDA AGENDA ITEM # 3 o ~ p g y Sta Re opt .ff p c'~lIFOR~1~ DATE: February 10, 2010 TO: Redevelopment Agency Board FROM: Marty Van Duyn, Assistant Executive Director SUBJECT: RESOLUTION AUTHORIZING A BUDGET AMENDMENT FOR THE EXPENDITURE OF TAX INCREMENT FUNDS AND AUTHORIZING THE EXECUTIVE DIRECTOR TO EXECUTE THE PURCHASE AND SALE AGREEMENT FOR 356 GRAND AVENUE IN THE AMOUNT OF $1.7 MILLION, AND ADOPTING FINDINGS REQURIED BY HEALTH AND SAFETY CODE SECTION 33445. RECOMMENDATION It is recommended that the Redevelopment Agency Board adopt the attached Resolution authorizing a budget amendment for the expenditure of tax increment funds and authorizing the Executive Director to execute the Purchase and Sale Agreement for 356 Grand Avenue in the amount of $1.7 million and adopting findings required by Health and Safety Code Section 33445. BACKGROUND/DISCUSSION For several decades, the building located at 356 Grand Avenue has housed. a Market operated by a San Francisco property owner. The recent downturn in the economy has made it difficult for the property owner to maintain the South San Francisco business and his second market located in San Francisco. Last year, the owner placed. the property on the real estate market and the Agency considered acquiring it; however, negotiations were stalled over a price differential. Recently the owner decided to concentrate his efforts in his San Francisco location and once again offered his Grand Avenue property for sale. The Agency negotiated with the owner and had an appraisal conducted (reflecting the property in its "as is" condition) in an effort to determine market value and made an offer to the property owner for the acquisition. The owner agreed to sell the property at the price of $1.7 million and has signed a Purchase and Sale Agreement (attached as an exhibit to this staff report) toward that end. The building, while somewhat dated, is in fairly good condition and the City's Assistant Building Official has found it to be structurally sound. The roof is over 15 years old and may need to be replaced. The one-story 7,000 square foot, concrete block retail building fully occupies a rectangular, narrow site in the historic downtown commercial business district. The building is adjacent to the Bay View Bank on one side and the Schreir building (Ed's Diner) on the other side. The main reason this would be an advantageous property for the Redevelopment Agency is its proximity to the Miller Avenue Garage, currently under construction. The property is directly across Fourth Lane from the Garage and is believed to be a strategic location. This acquisition would provide the Agency with the Staff Report Subject: 356 Grand Avenue Acquisition Page 2 option of controlling the future use of that site and it may serve as a transition from the Lane to Grand Avenue once the Garage is completed. FINDINGS REQUIRED BY HEALTH AND SAFETY CODE 33445 California Redevelopment Law provides that a redevelopment agency may, with consent of the legislative body, pay for the cost of land and for the cost of construction of improvements within or outside a redevelopment project area, if the legislative body determines all the following: 1) the improvements will be of benefit to the project area by helping to eliminate blight within the project area or providing housing for low-or moderate income persons, 2) no other means of financing is available, 3) the payment of funds for the cost of the land acquisition and the improvements is consistent with the Five Year Implementation Plan adopted by the Agency. The proposed expenditure of tax increment funds will enable the City and the Agency to acquire an outdated building with a poor appearance to improve the structure and install related public improvements that will assist in the attraction and retention of businesses in the Project Area, increase economic activity, improve pedestrian circulation, and encourage investment in the Project Area. City and Agency staff has determined that no other funds are available for this purpose which will eliminate currently existing blighting conditions in the area and improve traffic circulation and pedestrian access. "The proposed improvements and expenditure are consistent with the stated goals and objectives of the Agency adopted Five Year Implementation Plan. FIINDIN('1 Funding for this acquisition had been anticipated in the current year Capital Improvement Budget. Nine hundred and ten thousand dollars in bond funds is available in the current budget and the balance, or $790,000, will need to be incorporated into the current year's operating budget for this expenditure. Funds are available for this budget amendment from non-housing tax increment reserves. CONCLUSION It is recommended that the Redevelopment Agency Board adopt the attached Resolution authorizing a budget amendment for the expenditure of tax increment funds and authorizing the Executive Director to execute the Purchase and Sale Agreement for 356 Grand Avenue in the amount of $1.7 million and adopting findings required by Health and Safety Code Section 33445. By: Marty an Duyn Assistant Executive Director Approved: Executive Director -.~.~ Barry M. Nagel Attachment: Resolution Purchase and Sale Agreement and Photos RESOLUTION NO REDEVELOPMENT AGENCY, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION APPROVING A BUDGET AMENDMENT, AUTHORIZING THE EXPENDITURE OF TAX INCREMENT FUNDS FOR THE ACQUISITION OF PROPERTY, ADOPTING FINDINGS REQUIRED BY HEALTH AND SAFETY CODE SECTION 33445, AND AUTHORIZING EXECUTION OF A PURCHASE AND SALE AGREEMENT WI~REAS, the Redevelopment Agency of the City of South San Francisco ("Agency") is a redevelopment agency formed, existing and exercising its powers pursuant to California Community Redevelopment Law, Health and Safety Code Section 33000 et seq. («C~,~ )~ WHEREAS, by Ordinance No. 1056-89, the City Council of the City of South San Francisco ("City Council") established the DowntownJCentral Redevelopment Project (the "Project Area") and adopted the Redevelopment Plan for the Project Area (as subsequently amended, the "Redevelopment Plan"); WHEREAS, City and Agency staff have been collaborating to develop a public parking facility in the Project Area on Miller Avenue (the "Project"); WHEREAS, in connection with the Project the Agency proposes to acquire property located at 356 Grand Avenue and known as San Mateo County Assessor's Parcel No. 012-3 ] 2- 300 (the "Property") for potential use as a public pedestrian plaza; WI~REAS, the owner of the Property and the Agency have negotiated a purchase and sale agreement ("Purchase and Sale Agreement") a copy of which has been provided to the Agency governing board and is on file with the Agency Secretary; WI~REAS, the Purchase and Sale Agreement provides for a purchase price of One Million Seven Hundred Thousand Dollars ("Purchase Price")• WI~REAS, Section 33445 of the CRL provides that a redevelopment agency may, with the consent of the legislative body, pay for all or a portion of the cost of the land for and cost of construction of any building, facility, structure, or other improvements that are publicly owned and located within or contiguous to the redevelopment project area if the legislative body determines all of the following: )373202-1 ~ P.1 a. The buildings, facilities, structures, or other improvements are of benefit to the project area by helping to eliminate blight within the project area or providing housing for low- or moderate-income persons; b. No other reasonable means of financing the acquisition of the land and installation or construction of the buildings, facilities, structures, or other improvements is available to the community; and c. The payment of funds for the acquisition of land and the cost of buildings, facilities, structures, or other improvements is consistent with the Five Year Implementation Plan adopted by the Agency pursuant to Section 33490. WHEREAS, as. more fully described in the Staff Report accompanying this Resolution (the "Report"), the proposed expenditure of tax increment funds for acquisition of the Property will enable the City and the Agency to acquire a blighted structure and proceed with the development of a pedestrian plaza that will improve the appearance of the area surrounding the Project; provide an important public amenity, and assist in the attraction and retention of businesses in the Project Area by providing for public uses that will attract patrons and thereby increase economic activity and encourage private investment in the Project Area; WI~REAS, as more fully described in the Report, the expenditure of tax increment funds for. the Project will be of benefit to the Project Area by eliminating blight and by promoting economic development; WHEREAS, as more fully described in the Report, the expenditure of tax increment funds for the Project is consistent with the Implementation Plan adopted by the Agency pursuant to Health and Safety Code Section 33490, in that the Project will further the goals and objectives of the Redevelopment Plan, improve the appearance of the Project Area, improve access to Project Area businesses, and support economic development; and WHEREAS, as more fully described in the Report, the Project will not generate cash flow to the City or Agency, and therefore cannot support debt service; the City has no unrestricted general fund revenue available for the Project without a reduction >n vital community services; and the City does not have and cannot reasonably obtain revenue available for such purposes, and therefore no other reasonable means of financing the acquis~t~on of the Property exists. NOW, THEREFORE, BE IT RESOLVED by the Redevelopment Agency of the City of South San Francisco that it hereby: ] . Finds based upon the foregoing recitals and the evidence set forth in the Report, that: (i) the expenditure of tax increment funds to acquire the Property will be of benefit to the Project Area helping to eliminate blight within the Project Area, (ii) no other reasonable means of financing such acquisition is reasonably available, and (iii) completion of the Project ~s consistent with the Implementation Plan adopted. for the Project Area. 1373202-1 7 P. 2 2. Approves a budget amendment to transfer Seven Hundred and Ninety Thousand Dollars ($790,000) from tax increment reserves to the Capital Improvement fund. 3. Approves the expenditure of tax increment funds in the amount of One Million Seven Hundred Thousand Dollars ($1,700,000) for the acquisition of the Property. 4. Approves the Purchase and Sale Agreement and authorizes the Executive Director to execute such agreement substantially in the form presented to the Agency Board with such modifications as may be approved by the Executive Director in consultation with Agency Counsel. 5. Authorizes the Executive Director to undertake such other actions and to execute such other instruments as may be necessary or desirable in order to carry out the intent of this Resolution, including without limitation, the execution and recordation of a Certificate of Acceptance for the Property and the procurement of a policy of title. insurance. * ~ ~ ~ I hereby certify that the foregoing Resolution was regularly introduced and adopted by the Redevelopment Agency of the City of South San Francisco at a meeting held on the day of , 2010 by the following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: Agency Secretary 1373202-1 '~ P. 3 PURCHASING AND SALE AGREEMENT P. 4 PURCHASE AND SALE AGREEMENT THIS PURCHASE AND SALE AGREEMENT (this "Agreement") is entered into effective as of February 11, 2010 (the "Effective Date") by and between David Tsui, ("Seller") and the Redevelopment Agency of the City of South San Francisco, a public body corporate and politic ("Buyer"). Seller and Buyer are hereinafter referred to as the "Parties." WHEREAS, Seller is the owner of that certain real property in San Mateo County, California, located at 356 Grand Avenue in the City of South San Francisco, known as San Mateo County Assessor's Parcel No.012 312 300, and more particularly described in Exhibit A attached hereto and incorporated herein by this reference (the "Land")• WHEREAS, in accordance with the terms and conditions contained herein, Buyer desires to purchase, and Seller desires to sell to Buyer all of Seller's right, title and interest in and to: (i) the Land, (ii) all improvements located on the Land ("Improvements"), and (iii) all easements, hereditaments, and appurtenances belonging to or inuring to the benefit of Seller and pertaining to the Land (all of the foregoing collectively hereinafter, the "Property"); and WHEREAS, the Property is located within the Downtown/Central Redevelopment Project Area (the "Project Area") and Buyer has determined that acquisition of the Property will facilitate the implementation of the Redevelopment Plan for the Project Area. NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are Hereby acknowledged, the Parties agree as follows. 1. Agreement to Sell and Purchase. Seller agrees to sell the Property to Buyer, and Buyer agrees to purchase the Property from Seller, subject to the terms and conditions set forth in this Agreement. 2. Purchase Price. The purchase price for the Property shall be One Million Seven Hundred Thousand Dollars ($ 1,700,000) ("Purchase Price"). 3. Conveyance of Title. At the close of escrow for conveyance of the Property to Buyer ("Close of Escrow"), Seller shall convey by grant deed to Buyer marketable fee simple title to the Property, free and clear of all recorded and unrecorded liens, encumbrances, assessments, leases and taxes except: (a) Taxes for the fiscal year in which the escrow for this transaction closes, which shall be prorated as of the Close of Escrow and handled in accordance with Section 4986 of the California Revenue and Taxation Code; and (b) The Redevelopment Plan for the South San Francisco Downtown/Central Redevelopment Project; and 1340947-1 P. 5 (c) Such other exceptions as Buyer may approve in writing (collectively "Permitted Exceptions"). Without limiting the generality of the foregoing, Seller shall convey the Property to Buyer free and clear of all monetary liens and encumbrances, including without limitation, liens relating to delinquent taxes and assessments, deeds of trust, and other security instruments. 4. Escrow; Escrow Instructions. Within five (5) business days following the Effective Date, the Parties shall open an escrow to consummate the purchase and sale of the Property pursuant to this Agreement at the office of Chicago Title Company located at 301 Junipero Serra, Street, San Francisco, CA 94 ] 27 ("Title Company" or "Escrow Agent") or such other title company as may be mutually agreed upon by the Parties. Upon the opening of escrow, the Parties shall deposit with the Escrow Agent an executed copy of this Agreement, which shall serve as the joint escrow instructions of Buyer and Seller for this transaction, together with such additional instructions as may be executed by the Parties and delivered to the Escrow Agent. 5. Earnest Money Deposit. Upon the opening of escrow and in no event later than seven (7) business days after the Effective Date, Buyer shall deposit the sum of Twenty-Five Thousand Dollars ($25,000) (the "Deposit") into escrow in an interest bearing account for the benefit of Buyer. The Deposit, and all interest earned thereon, shall be applied to the Purchase Price at the Close of Escrow. If escrow fails to close because this Agreement is terminated in accordance with Section 12 or because of non-satisfaction of Buyer's closing conditions in Section 11, this Agreement shall terminate, the Deposit and all interest earned thereon shall be returned to Buyer, and thereafter neither Seller nor Buyer shall have any further obligations hereunder except as expressly set forth herein. 6. Title Documents. By not later than seven (7) business days following the Effective Date, Buyer shall obtain an updated title report for the Property ("Title Report"). Buyer shall approve or disapprove each title exception, as set forth in the Title Report. Buyer's failure to approve the Title Report shall be deemed to be a disapproval of the Title Exceptions. If Buyer objects or is deemed to have disapproved any Title Exception, Seller shall use its best efforts at Seller's sole expense to remove from title or otherwise satisfy each such exception no later than ten (10) days prior to the Close of Escrow and in a form that is reasonably satisfactory to Buyer. If Seller fails to remove or satisfy any Title Exception to the satisfaction of Buyer, Buyer shall have the option, in its sole discretion, to terminate this Agreement, or to accept title subject to such exception. If Buyer elects to terminate this Agreement, the Purchase Price, and all other funds and documents deposited into escrow by or on behalf of Buyer shall be returned to Buyer, and thereafter neither Seller nor Buyer shall have any further obligations hereunder except as expressly set forth herein. It shall be a condition to the Close of Escrow that Title Company shall deliver to Buyer no later than two (2) days prior to the Close of Escrow, a title commitment for a C.L.T.A. Owner's Title Insurance Policy ("Title Policy") (or at Buyer's election, an ALTA Owner's Title 1340947-1 2 P. 6 Insurance Policy) to be issued by Title Company in the amount of the Purchase Price for the benefit and protection of Buyer, showing title to the Property vested in Buyer, subject only to the Permitted Exceptions, including such endorsements as may reasonably be requested by Buyer, and committing Title Company to issue the Title Policy to Buyer upon the Close of Escrow. 7. Closing Documents and Funds. (a) Seller. (A) By no later than two (2) business days prior to the Close of Escrow, Seller shall deposit into escrow all of the following: (i) a Grant Deed, substantially in the form attached hereto as Exhibit B ("Grant Deed"), duly executed and acknowledged; conveying to Buyer fee simple title to the Property, subject only to Permitted Exceptions; (ii) A bill of sale, executed by Seller in form acceptable to Buyer, conveying to Buyer Seller's interest in the personal property identified therein (the "Bill of Sale"); (iii) Seller's affidavit of non-foreign status and Seller's certification that Seller is a resident of California, each executed by Seller under penalty of perjury as required by state and federal law; (iv) an Assignment of Leases, executed by Seller in form acceptable to Buyer, conveying to Buyer Seller's interest in the leases and rental agreements identified therein (the "Assignment of Leases"); (v) evidence that all utilities payable with respect to the Property have been paid prorated as of the Close of Escrow; (vi) Tenant Estoppels (as described in Section ] 2.d); (vii) All original leases, rental agreements and contracts to be assumed by Buyer; (viii) If applicable, an Assignment of Contracts, executed by Seller in form acceptable to Buyer, conveying to Buyer Seller's interest in the contracts identified therein (the "Assignment of Contracts"); and (ix) Such additional duly executed instruments and documents as the Escrow Agent may reasonably require to consummate the transaction contemplated hereby. 1340947-1 3 P. 7 (B) Unless Seller elects to have the following charges deducted from the funds to be distributed to Seller at Close of Escrow, no later than one (1) business day prior to Close of Escrow, Seller shall deposit into escrow immediately available funds in the amount necessary to pay: (i) all governmental conveyance and transfer taxes or fees; (ii) one-half of all escrow fees; (iii) all costs and expenses payable pursuant to Section 42 below; and (iv) the cost of the Title Policy. (b) Buyer. (A) By no later than two (2) business days prior to the Close of Escrow, Buyer shall deposit into escrow all of the following: (i) A duly executed Certificate of Acceptance in the form shown in Exhibit B, as required by California Government Code Section 27281; (ii) the Assignment of Leases, executed by Buyer; (iii) III applicable, the Assignment of Contracts, executed by Buyer; and (iv) Such additional duly executed instruments and documents as the Escrow Agent may reasonably require to consummate the transaction contemplated hereby (B) No less than one (1) business day prior to the Close of Escrow, Buyer shall deposit into escrow immediately available funds in the amount equal to: (i) the Purchase Price as adjusted by any prorations between the Parties; (ii) one-half of all escrow fees; and (iii) all recording fees. 8. Close of Escrow. The Parties intend to close escrow by March 1, 2010, unless this Agreement is terminated pursuant to the terms hereof or extended by mutual agreement of the Parties. The Escrow Agent shall close escrow by: (i) causing the Grant Deed to be recorded in the official records of San Mateo County, California; (ii) issuing the Title Policy and delivering same to Buyer; (iii) delivering to Seller the monies constituting the Purchase Price less prorated 1340947-1 4 P. 8 amounts and charges to be paid by or on behalf of Seller; (iv) delivering to Buyer a conformed copy of the Grant Deed indicating recording information thereon; and (v) delivering to Buyer, if applicable, the Bill of Sale, Assignment of Leases, and if applicable, the Assignment of Contracts, each executed by Seller. Possession of the Property shall be delivered to Buyer at the Close of Escrow. 9. Closing Costs. Each Party shall pay one-half (1/2) of all escrow fees. Seller shall pay all governmental transfer taxes and conveyance fees and Buyer will pay all recording fees. Seller will pay the cost of the Title Policy. 10. Prorations. At the Close of Escrow, the Escrow Agent shall make the following prorations: (i) property taxes shall be prorated as of the Close of Escrow based upon the most recent tax bill available, including any property taxes which may be assessed after the Close of Escrow but which pertain to the period prior to the transfer of title to the Property to Buyer, regardless of when or to whom notice thereof is delivered; and (ii) any bond or assessment that constitutes a lien on the Property at the Close of Escrow shall be assumed by Buyer. 11. Buyer's Conditions to Closing. The Close of Escrow and Buyer's obligation to purchase the Property are conditioned upon satisfaction (or Buyer's waiver, .exercisable in Buyer's sole discretion) of each of the following: (i) the performance by Seller of each obligation to be performed by Seller under this Agreement within the applicable time period, or the waiver by Buyer of such obligation; (ii) Seller's representations and warranties contained in (...) this Agreement being true and con-ect as of the Effective Date and the Close of Escrow iii the commitment by Title Company to issue and deliver the Title Policy, subject only to the Permitted Exceptions; (iv) Buyer's approval of the condition of the Property and other matters pursuant to Section 12; and (v) approval of the purchase of the Property by Buyer's governing board. Should any condition to closing fail to occur, excepting any such conditions that have been waived by Buyer, Buyer shall have the right, exercisable by giving written notice to Seller, to cancel the escrow, terminate this Agreement, and recover the Deposit together with all interest earned thereon and any and all other amounts paid by Buyer to Seller or deposited with the Escrow Agent by or on behalf of Buyer. The exercise of this right by Buyer shall not constitute a waiver by Buyer of any other rights Buyer may have at law or in equity. 12. Buyer's Additional Conditions to Closing Buyer's obligation to purchase the Property is also conditioned upon Buyer's review and approval of the condition of the Property pursuant to this Section. (a) Feasibility Studies. During the period commencing on the Effective Date and ending on the seventh (7th) day thereafter or such later date as mutually agreed upon by the Parties ("Due Diligence Period") Buyer may, at Buyer's expense, undertake an inspection and review of the Property, including without limitation (i) a review of the physical condition of the Property, including but not limited to, inspection and examination of soils, environmental factors, Hazardous Materials (as defined in Section 12.1), and archeological information relating to the Property; (ii) a review and investigation of the effect of any zoning, maps, permits, reports, engineering data, 1340947-1 5 P. 9 regulations, ordinances, and laws affecting the Property, and (iii) an evaluation of the Property to determine its feasibility for Buyer's intended use. Buyer may consult with or retain civil engineers, contractors, soils and geologic engineers, architects and other specialists in its investigation, and may consult with or retain other consultants to determine if the Property is suitable for Buyer's intended use. If Buyer's environmental consultants require additional time to determine the existence and extent of any Hazardous Materials (as defined in Section l 2.1) on the Property, Buyer shall have the right, exercisable by delivering written notice to Seller prior to the expiration of the Due Diligence Period, to extend the Due Diligence Period and the date for Close of Escrow for up to twenty (20) additional days to complete the testing. (b) Other matters. During the Due Diligence Period, Buyer may inspect, examine, survey and review any other matters concerning the Property, including without limitation, any and all studies or reports provided by Seller, all contracts, leases; rental agreements and other obligations relating to the Property, and the Property's conformity with all applicable laws and regulations. During the Due Diligence Period, Buyer shall have the right to perform due diligence regarding the investigation, assessment, and monitoring of the environmental condition of the Property. (c) Rent Roll; Tenant Leases. Within five (5) business days following the Effective Date, Seller shall deliver to Buyer a current rent roll, certified by Seller, listing for each tenant of any part of the Property, all of the following: tenant name, premises occupied, monthly rent, amount of deposit, amount of prepaid rent, and term of lease. Within five (5) business days following the Effective Date, Seller shall deliver to Buyer certified copies of ` all tenant leases, including any amendments and modifications. On or before the Close of Escrow, Seller shall assign all of Seller's rights and remedies under the tenant leases, including the right to any security deposits and prepaid rent, to Buyer pursuant to an assignment of leases and security deposits in form and substance satisfactory to Buyer (the "Assignment of Leases"). (d) Estoppel Certificates. No later than ten (l 0) business days after the Effective Date, Seller shall deliver to Buyer an estoppel certificate in form satisfactory to Buyer executed by each Tenant of the Property. Seller shall deliver updated estoppe] certificates executed by each Tenant of the Property not less than five (5) days prior to Close of Escrow. (e) Assignment of Contracts. At Close of Escrow, Seller shall deliver to Buyer an assignment of contracts in form and substance satisfactory to Buyer pursuant to which Seller shall assign to Buyer those contracts affecting the Property that Buyer elects to assume. 1340947-1 6 P.10 (f) Disapproval of Property Condition. Should Buyer fail to approve the condition of the Property or any matters related to the Property at any time prior to the end of the Due Diligence Period (as such may be extended pursuant to Section 12(a)), Buyer shall have the right, exercisable by giving written notice to Seller, to cancel the escrow, terminate this Agreement, and recover the Deposit together with all interest earned thereon and any and all other amounts paid. by Buyer to Seller or deposited with the Escrow Agent by or on behalf of Buyer. The exercise of this right by Buyer shall not constitute a waiver by Buyer of any other rights Buyer may have at law or in equity. 12.1 Definitions (a) Hazardous Material. As used in this Agreement, "Hazardous Material" means any chemical, compound, material, mixture, or substance that is now or may in the future be defined or listed in, or otherwise classified pursuant to any Environmental Laws (defined below) as a "hazardous substance", "hazardous material", "hazardous waste", "extremely hazardous waste", infectious waste", toxic substance", toxic pollutant", or any other formulation intended to define, list or classify substances by reason of deleterious properties such as ignitability, corrosivity, reactivity, carcinogenicity, or toxicity. The term "hazardous material" shall also include asbestos or asbestos-containing materials, radon, chrome and/or chromium, polychlorinated biphenyls, petroleum, petroleum products or by-products, petroleum components, oil, mineral spirits, natural gas, natural. gas liquids, liquefied natural gas, or synthetic gas usable as fuel, perchlorate, and methyl tent butyl ether, whether or not defined as a hazardous waste or hazardous substance in the Environmental Laws. (b) Environmental Laws. As used in this Agreement, "Environmental Laws" means any and all federal, state and local statutes, ordinances, orders, rules, regulations, guidance documents, judgments, governmental authorizations or directives, or any other requirements of governmental authorities, as may presently exist, or as may be amended or supplemented, or hereafter enacted, relating to the presence, release, generation; use, handling, treatment, storage, transportation or disposal of Hazardous Materials, or the protection of the environment or human, plant or animal health, including, without limitation the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended by the Superfund Amendments and Reauthorization Act of 1986 (42 U.S.C. § 9601); the Hazardous Materials Transportation Act (49 U.S.C. § 1801 et seq.), tl~e Resource Conservation and Recovery Act (42 U.S.C. § 6901 et sue.), the Federal Water Pollution Control Act (33 U.S.C. § 1251 et seg.), the Clean Air Act (42 U.S.C. § 7401 et seg.), the Toxic Substances Control Act (15 U.S.C. § 2601 et sew.); the Oil Pollution Act (33 U.S.C. § 2701 et seg.), the Emergency Planning and Community Right-to-Know Act (42 U.S.C. § 11001 et sec .), the Porter-Cologne Water Quality Control Act (Cal. Water Code § 13000 et sue.); the Toxic Mold Protection Act (Cal. Health & Safety Code § 26100, et sew.), the Safe Drinking Water and Toxic Enforcement Act of 1986 (Cal. Health & Safety Code § 25249.5 et seg.); the Hazardous V~~aste Control Act (Cal. Health & Safety Code § 25100 et s_q.), the Hazardous Materials Release Response Plans & Inventory Act (Cal. Health & Safety Code § 25500 et sew.), and the Carpenter-Presley-Tanner Hazardous Substances Account Act (Cal. Health and Safety Code, Section 25300 et sec .). 1340947-1 7 P.11 13. Studies, Reports and Investigations. Seller agrees to make available to Buyer within .two (2) business days following the Effective Date, any and all correspondence with governmental agencies, information, documents, studies, reports, investigations, contracts, leases, rental agreements and other obligations concerning or relating to the Property which are in Seller's possession or which are reasonably available to Seller, including without limitation any CC&Rs affecting the Property, analyses, surveys, environmental site assessments, studies, reports and investigations concerning the Property's physical, environmental or geological. condition, habitability, or the presence or absence of Hazardous Materials in, on or under the Property and the compliance by the Property with Environmental Laws (as defined in Section 12.1). 14. Right of Entry. Prior to Close of Escrow, Buyer and Buyer's employees and agents, consultants, contractors and subcontractors shall have the right, upon reasonable notice to Seller, to enter upon the Property and the Improvements for the purpose of inspecting, examining, surveying and reviewing the Property. Buyer's inspection, examination, survey and review of the Property shall be at Buyer's sole expense. Buyer shall obtain Seller's advance consent in writing to any proposed physical testing of the Property by Buyer or Buyer's agents, which consent shall not be unreasonably conditioned, withheld or delayed. Buyer shall repair, restore and return the Property to its original condition after such physical testing, at Buyer's sole expense. Buyer shall schedule any such physical tests during normal business hours unless otherwise approved by Seller. Buyer agrees to indemnify Seller and hold Seller harmless from and against all liability, loss, cost, damage and expense (including, without limitation, reasonable attorney's fees and costs of litigation) resulting from Buyer's or Buyer's agents entry upon the Property, except to the extent that such liability, loss, cost, damage and expense arises as a result of the negligence or other wrongful conduct of Seller or its agents. 15. Seller's Conditions to Closing. The Close of Escrow and Seller's obligation to sell the Property pursuant to this Agreement are conditioned upon: (i) the performance by Buyer of each obligation to be performed by Buyer under this Agreement within the applicable time period, or waiver by Seller of such obligation; and (ii) Buyer's representations and warranties contained in this Agreement being true and correct as of the Effective Date and the Close of Escrow. 16. Seller's Representations and Warranties. 16.1 Environmental Condition of the Property. Seller acknowledges that California Health & Safety Code section 25359.7 requires owners of non-residential real property who know, or have reasonable cause to believe, that any release of Hazardous Substances has come to be located on or beneath the real property to provide written notice of same to the buyer of real property. Subject to that duty, Seller hereby represents and. warrants that except as disclosed in writing to Buyer; as of the Effective Date and as of the Close of Escrow: (a) The Property is free and has always been free of Hazardous Materials and is not now and has never been in violation of any Environmental Law; 1340947-1 $ P.12 (b) there are no buried or partially buried storage tanks or piping located on the Property; (c) Seller has received no notice, warning, notice of violation, administrative complaint, judicial complaint, or other formal or informal notice alleging that conditions on the Property are or have ever been in violation of any Environmental Law or informing Seller that the Property is subject to investigation or inquiry regarding Hazardous Materials on the Property or the potential violation of any Environmental Law; (d) there are no ongoing operations, maintenance and monitoring requirements on the Property imposed by any governmental agency; (e) no toxic or hazardous chemical(s), waste, substances or Hazardous Materials of any kind have ever been spilled, disposed of, or stored on, under or at the Property, whether by accident, burying, drainage, or storage in containers, tanks, holding areas, or any other means; (f) Seller is not aware of any Hazardous Materials that may be migrating onto the Property from off-site sources; (g) the Property has never been used as a dump or landfill; (h) Seller has disclosed to Buyer all information, records, and studies in Seller's possession or reasonably available to Seller relating to the Property concerning Hazardous Materials and their use, storage, spillage or disposal on the Property; (i) Seller has not received any notice from any governmental authority of any threatened or pending environmental violation that has not previously been corrected, and no condition on the Property violates any Environmental Law; (j) there are no land use controls or other~restrictions (other than zoning limitations) that would prohibit certain uses on the Property; and (k) Seller has disclosed all material facts concerning the environmental condition of the Property. 16.2 Additional Representations. Seller hereby represents and warrants that except as disclosed in writing to Buyer, as of the Effective Date and as of the Close of Escrow: (i) Seller has not received any notice from any governmental authority of any threatened or pending zoning, building, fire, or health code violation or violation of other goverrvnental regulations concerning the Property that have not previously been corrected, and no condition on the Property violates any health, safety, fire; environmental, sewage, building, or other federal, state or local law, ordinance or regulation; (ii) no contracts, licenses, rental agreements, leases or commitments regarding the maintenance or use of the Property or allowing any .third party rights to use the Property are in force: 134 094 7-1 9 P.13 (iii) there are no pending, or to Seller's best knowledge, threatened, actions suits, or administrative proceedings against or affecting the Property or any portion thereof or the interest of Seller in the Property; (iv) there are no pending or to Seller's best knowledge threatened, condemnation, eminent domain, or similar proceedings affecting the Property or any portion thereof; (v) Seller has not received any notice from any insurer of defects of the Property which have not been corrected; (vi) there are no natural or artificial conditions upon the Property or any part thereof that could result in a material and adverse change in the condition of the Property; (vii) all information that Seller has delivered to Buyer, either directly or through Seller's agents, is accurate and complete; and (viii) Seller has disclosed all material facts known to Seller concerning the Property. Seller further represents and warrants that this Agreement and all other documents delivered or to be delivered in connection herewith prior to or at the Close of Escrow: (a) have been duly authorized, executed, and delivered by Seller; (b) are binding obligations of Seller; (c) are collectively sufficient to transfer all of Seller's right, title and interest in and to the Property; and (d) do not violate the provisions of any agreement to which Seller is a party or which affects the Property. Seller further represents and warrants that the persons who have executed this Agreement on behalf of Seller are authorized to do so, that Seller has the legal right to enter into this Agreement and to perform all of its terms and conditions, and that this Agreement is enforceable against Seller in accordance with its terms. Seller shall notify Buyer of any facts that would cause any of the representations contained in this Agreement to be untrue as of file Close of Escrow. If Buyer reasonably believes that a fact materially and adversely affects the Property, Buyer shall have the option to terminate this. Agreement by delivering written notice thereof to Seller. In the event Buyer elects to terminate this Agreement, all funds and documents deposited into escrow by or on behalf of Buyer shall be returned to Buyer, and all rights and obligations hereunder shall terminate. Seller shall indemnify, defend and hold harmless Buyer from all loss, cost, liability, expense, damage or other injury, including without limitation, attorneys' fees and all other costs and expenses incurred by reason of, or in any manner resulting from the breach of any representation or warranty contained in this Section. The indemnity, defense and hold harmless provisions of this Section shall survive the Close of Escrow and the expiration or termination of this Agreement. 17. Seller's Covenants. Seller covenants that from the Effective Date and through the Close of Escrow, Seller: (i) shall not permit any liens, encumbrances, or easements to be placed on the Property, other than Permitted Exceptions; (ii) shall not enter into or renew; replace or 1340947-1 ~0 P.14 modify any agreement regarding the use, sale, rental, management, repair, improvement, or any other matter affecting the Property that would be binding on Buyer or the Property after the Close of Escrow without the prior written consent of Buyer; (iii) shall not permit any act of waste or act that would tend to diminish the value of the Property for any reason, except that caused by ordinary wear and tear; (iv) shall maintain the Property in its condition as of the Effective Date, ordinary wear and tear excepted; and shall manage the Property substantially in accordance with Seller's established practices; and (v} shall make no material alteration to the Property or the Improvements without Buyer's prior written consent. 18. Buyer's Representations, Warranties and Covenants. Buyer represents, warrants and covenants that this Agreement and all other documents delivered in connection herewith, prior to or at the Close of Escrow: (i) have been duly authorized, executed, and delivered by Buyer; (ii) are binding obligations of Buyer; and (iii) do not violate the provisions of any agreement to which Buyer is a party. Buyer further represents and warrants that the persons who have executed this Agreement on behalf of Buyer have are duly authorized to do so, that Buyer has the legal right to enter into this Agreement and to perform all of its terms and conditions, and that Agreement is enforceable against Buyer in accordance with its terms. 19. Environmental Indemnity. To the fullest extent allowed by law, Seller agrees to unconditionally and fully indemnify, protect, defend (with counsel satisfactory to Buyer), and hold Buyer and the city of South San Francisco, and their respective elected and appointed officers, officials, employees, agents, consultants and contractors harmless from and against any and all claims (including without limitation third party claims for personal injury, real or personal property damage, or damages to natural resources), actions, administrative proceedings (including without limitation both formal and informal proceedings), judgments; damages; punitive damages, penalties, fines, costs (including without limitation any and all costs relating to investigation, assessment, analysis or clean up of the Property), liabilities (including without limitation sums paid in settlements of claims), interest, or losses, including reasonable attorneys' and paralegals' fees and expenses (including without limitation any such fees and expenses incurred in enforcing this Agreement or collecting any sums due hereunder), together with all other costs and expenses of any kind or nature (collectively, the "Costs") that arise directly or indirectly from or in connection with the presence; suspected presence, release, or suspected release, of any Hazardous Materials in, on or under the Property or in or into the air, soil; soil gas, groundwater, or surface water at, on, about, around, above, under or within the Property, or any portion thereof, except those Costs that arise solely as a result of actions by Buyer. Tl1e indemnification provided in this paragraph shall specifically apply to and include claims or actions brought by or on behalf of employees of Seller or any of its predecessors in interest and Seller hereby expressly waives any immunity to which Seller may otherwise be entitled under any industrial or worker's compensation laws. In the event the Buyer suffers or incurs any Costs; Seller shall pay to Buyer the total of all such Costs suffered or incurred by the Buyer upon demand therefore by Buyer. The indemnification provided by this paragraph shall include; without limitation, all loss or damage sustained by the Buyer due to any Hazardous Materials: (a) that are present or suspected by a governmental agency having jurisdiction to be present in the Property or in the air, soi), soil gas, groundwater, or surface water at; on, about; above, under; or within the Property (or any portion thereof) or to have emanated from the Property; or (b) that migrate, flow, percolate, diffuse, or in any way move onto, into, or under the air, soil, soil gas, 1340947-1 11 P.15 groundwater, or surface water at, on, about, around, above, under, or within the Property (or any portion thereof) after the date of this Agreement as a result of Seller's or its predecessors' activities on the Property. 19.1 Release by Seller. Effective upon the Close of Escrow, Seller waives releases, remises, acquits and forever discharges Buyer, its officers, directors, board members, managers, employees and agents, and any other person acting on behalf of Buyer, from any and all claims, actions, causes of action, demands, rights, damages, costs, expenses and compensation whatsoever, direct or indirect, known or unknown, foreseen or unforeseen, which Seller now has or which may arise in the future on account of or in any way growing out of or connected with the physical condition of the Property or any law or regulation applicable thereto including, without limiting the generality of the foregoing, any federal, state or local law, ordinance or regulation pertaining to a Hazardous Materials. SELLER ACKNOWLEDGES THAT SELLER IS FAMILIAR WITH SECTION 1542 OF THE CALIFORNIA CIVIL CODE, WHICH PROVIDES AS FOLLOWS: A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE CREDITOR DOES NOT KNOW OR SUSPECT TO EXIST IN HIS FAVOR AT THE TIME OF EXECUTING THE RELEASE, WHICH IF KNOWN BY HIM MUST HAVE MATERIALLY AFFECTED HIS SETTLEMENT WITH THE DEBTOR. BY lNIT1ALING BELOW, SELLER EXPRESSLY WAIVES THE BENEFITS OF SECTION 1542 OF THE CALIFORNIA CIVIL CODE W1TH RESPECT TO THE FOREGOING RELEASE: Seller's initials: 20. Damage and Destruction. In the event of any damage or other loss to the Property, or any portion thereof, caused by fire or other casualty prior to the Close of Escrow in an amount not exceeding $50,000, Buyer shall not be entitled to terminate this Agreement, but shall be obligated to close the escrow and purchase the Property as provided in this Agreement, without abatement in the Purchase Price, provided that Seller shall: (i) assign and transfer to Buyer all of Seller's rights under any insurance policy covering the damage or loss, and all claims for monies payable from Seller's insurer(s) in connection with the damage or loss, and (ii) pay to Buyer at the Close of Escrow the amount of Seller's deductible under the insurance policy or policies covering the damage or loss. In the event of damage or destruction of the Property or any portion thereof prior to the Close of Escrow in an amount in excess of $50,000, Buyer may elect either to terminate this Agreement upon written notice to Seller, or to consummate the purchase of the Property, in which case Seller shall (i) assign and transfer to Buyer all of Seller's rights under any insurance policy covering the damage or loss, and all claims for monies payable from Seller's insurer(s) in connection with the damage or loss, and (ii) pay to Buyer at the Close of Escrow the amount of Seller's deductible under the insurance policy or policies covering the 1340947-1 ~ 2 P.16 damage or loss. In the event Buyer elects to terminate this Agreement, all funds and documents deposited into escrow by or on behalf of Buyer shall be returned to Buyer, and all rights and obligations hereunder shall terminate. 21. Brokers. Each Party warrants and represents to the other that no person or entity can properly claim a right to a real estate commission, brokerage fee, finder's fee, or other compensation with respect to the transaction contemplated by this Agreement other than as stated in this Section 21. Each Party agrees to defend, indemnify and hold harmless the other Party from any claims, expenses, costs or liabilities arising in connection with a breach of this warranty and representation. The terms of this Section shall survive the expiration or earlier termination of this Agreement. Seller is represented by CIG Realty and Loans, 1350 Old Bayshore, Suite #150, Burlingame, CA 94010 Attn: Brian Huang. Seller will pay a commission or brokerage fee to such parties pursuant to a separate agreement. Buyer shall have no obligation to pay any such commission, brokerage fee or other compensation. 22. Assignment. Buyer shall have the right to assign all rights and obligations under this Agreement to any party and Seller's approval of any such assignment shall not be necessary. 23. Notices. Except as otherwise specified in this Agreement, all notices to be sent pursuant to this Agreement shall be made in writing, and sent to the Parties at their respective addresses specified below or to such other address as a Party may designate by written notice delivered to the other parties in accordance with this Section. All such notices shall be sent by: (i) personal delivery, in which case notice is effective upon delivery; (ii) certified or registered mail, return receipt requested, in which case notice shall be deemed delivered on receipt if delivery is confirmed by a return receipt; (iii) nationally recognized overnight courier, with charges prepaid or charged to the sender's account, in which case notice is effective on delivery if delivery is confirmed by the delivery service; (iv) facsimile transmission, in which case notice shall be deemed delivered upon transmittal, provided that (a) a duplicate copy of the notice is promptly delivered by first- class or certified mail or by overnight delivery, or (b) a transmission report is generated reflecting the accurate transmission thereof. Any notice given by facsimile shall be considered to have been received on the next business day if it is received after 5:00 p.m. recipient's time or on a nonbusiness day. Buyer: 1340947-1 Redevelopment Agency of the City of South San Francisco City Hall, 400 Grand Avenue South San Francisco, CA 94080 Attention: Executive Director Telephone: (650) 829-6620 13 P.17 Facsimile: (650) 829-6623 with a copy to: Meyers, Nave, R.iback, Silver & Wilson 555 12'h Street, Suite 1500 Oakland, CA 94607 Attention: Susan Bloch, Esq. Telephone: (510) 809-2000 Facsimile: (510-444-1108 Seller: David Tsui 1260 Alemany Blvd San Francisco, California Telephone: 415 -452-1063 24. Litigation Costs. If any legal action or any other proceeding, including arbitration or action for declaratory relief, is brought for the enforcement of this Agreement or because of an alleged breach or default in connection with this Agreement, the prevailing Party shall be entitled to recover reasonable attorneys' fees and other costs, in addition to any other relief to which such Party may be entitled. 25. Waivers; Modification. No waiver of any breach of any covenant or provision of this Agreement shall be deemed a waiver of any other covenant or provision hereof, and no waiver shall be valid unless in writing and executed by the waiving party. An extension of time for performance of any obligation or act shall not be deemed an extension of the time for performance of any other obligation or act, and no extension shall be valid unless in writing and executed by the waiving party. This Agreement may be amended or modified only by a written instrument executed by the Parties. 26. Successors. This Agreement shall bind and inure to the benefit of the respective heirs, personal representatives, successors and. assignees of the Parties. 27. Provisions Not Merged With Deeds. None of the provisions, terms, representations, warranties and covenants of this Agreement are intended to or shall be merged by the Grant Deed, and neither the Grant Deed nor any other document shall affect or impair the provisions, terms, representations, warranties and covenants contained herein. Without limiting the generality of the foregoing: (i) Seller's representations, warranties and covenants contained herein shall survive the Close of Escrow, (ii) all provisions of this Agreement that expressly state that they shall survive the Close of Escrow and the termination of this Agreement, shall do so, and (iii) Buyer and Seller intend that the disclosures provided in Section 16.1 and 16.2, the indemnities provided in Sections 16.2, 19, 21 and 42 and the release provided in Section 19.1 will survive the termination of this Agreement, the Close of Escrow and the transfer of the Property to Buyer. 1340947-1 14 P.1 S 28. Captions; Construction. The section headings used herein are solely for convenience and shall not be used to interpret this Agreement. The Parties acknowledge that this Agreement is the product of negotiation and compromise on the part of both Parties, and the Parties agree, that since both Parties have participated in the negotiation and drafting of this Agreement, this Agreement shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it. 29. Action or Approval. Where action and/or approval by Buyer is required under this Agreement, Buyer's Executive Director may act on and/or approve such matter unless the Executive Director determines in his or her discretion that such action or approval requires referral to Buyer's Board for consideration. 30. Entire Agreement. This Agreement, including Exhibits A and B attached hereto and incorporated herein by this reference, contains the entire agreement between the Parties with respect to the subject matter hereof, and supersedes all prior written or oral agreements, understandings, representations or statements between the Parties with respect to the subject matter hereof. 31. Counterparts. This Agreement may be executed in multiple counterparts, each of which shall be an original and all of which taken together sllal] constitute one and the same instrument. 32. Seyerability. If any term, provision, or condition of this Agreement is held by a court of competent jurisdiction to be invalid or unenforceable, the remainder of this Agreement shall continue in full force and effect unless the rights and obligations of the Parties have been materially altered or abridged thereby. 33. No Third Party Beneficiaries. Nothing in this Agreement is intended to or shall confer upon any person, other than the Parties and their respective successors and assigns, any rights or remedies hereunder. 34. Parties Not Co-Venturers. Nothing in this Agreement is intended to or shall establish the Parties as partners, co-venturers, or principal and agent with one another. 35. Non-Liability of Officials, Employees and Agents. No member, official, employee or agent of Buyer shall be personally liable to Seller or its successors in interest in the event of any default or breach by Buyer or for any amount which may become due to Seller or its successors in interest pursuant to this Agreement. 36. Time of the Essence. Time is of the essence for each condition, tern1, obligation and provision oft ~s Agreement. 37. Governing Law; Venue. This Agreement shall be governed by and construed in accordance with the laws of the State of California without regard to principles of conflicts of laws. Buyer and Seller agree that any controversy arising under or in relation to this Agreement shall be litigated exclusively in the jurisdiction where the Land is located (the "Property 1340947-1 15 P.19 Jurisdiction"). The state and federal courts and authorities with jurisdiction in the Property Jurisdiction shall have exclusive jurisdiction over all controversies which shall arise under or in relation to this Agreement. Buyer and Seller each irrevocably consent to service, jurisdiction, and venue of such courts for any such litigation, and waive any other venue to which such party might be entitled by virtue of domicile, habitual residence or otherwise. The provisions of this Section shall survive the Close of Escrow and the termination of this Agreement. 38. Time for Performance. When the time for performance of any obligation under this Agreement is to be measured from another event, such time period shall include the day of the other event. If the day of the time for performance is not a regular business day, then the time for such performance shall be by the regular business day following such day. 39. Escrow Cancellation Charles. If the escrow fails to close by reason of a default by Buyer or Seller hereunder, such defaulting party .shall pay all escrow or other Title Company charges. If the escrow fails to close for any reason other than default by Buyer or Seller, then Buyer and Seller shall each pay one-half of such charges. 40. Further Assurances. Buyer and Seller each agree to undertake such other actions as may reasonably be necessary to carry out the intent of this Agreement, including without limitation, the execution of any additional documents which may be required to effectuate the transactions contemplated hereby. 41. Liquidated Damages. BY PLACING THEIR INITIALS IMMEDIATELY BELOW, BUYER AND SELLER EACH ACKNOWLEDGE AND AGREE THAT IT WOULD BE IMPRACTICABLE OR EXTREMELY DIFFICULT TO ASCERTAIN ACTUAL DAMAGES THAT WOULD BE INCURRED BY SELLER IF BUYER DEFAULTS UNDER OR BREACHES THIS AGREEMENT AND FAILS TO PURCHASE THE PROPERTY, THAT THE DEPOSIT IS A REASONABLE ESTIMATE OF SUCH DAMAGES, AND THAT UPON BUYER'S DEFAULT IN ITS PURCHASE OBLIGATIONS UNDER THIS AGREEMENT NOT CAUSED BY ANY BREACH BY SELLER, SELLER SHALL BE ENTITLED TO RETAIN THE DEPOSIT AS LIQUIDATED DAMAGES, WHICH SHALL BE SELLER'S SOLE AND EXCLUSIVE REMEDY IN LAW OR AT EQUITY FOR BUYER'S DEFAULT. Buyer's Initials Seller's Initials 42. Relocation. Seller pledges to fully cooperate with Buyer in connection with compliance with applicable provisions of the California Relocation Assistance Law (Government Code Section 7260 et seq.), the Federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (Title 42, U.S. Code Section 4601 et seg.), the regulations adopted in connection with the foregoing, and applicable local rules and regulations relating to residential and commercial relocation (all of the foregoing; collectively, "Relocation Laws"). Without limiting the generality of the foregoing, Seller agrees to: (i) provide Buyer with an accurate rent roll providing names and addresses of all occupants of the Property or part thereof (ii) permit Buyer to provide occupants with notices and information relating to Relocation Laws, 1340947-1 16 P. 2'0 (iii) not permit any new persons or businesses to occupy any portion of the Property absent Buyer's prior written consent which consent may be conditioned upon the delivery of notices to such persons and businesses notices consistent with the requirements of Relocation Laws in form provided by Buyer. Any and all costs incurred by Agency in connection with the displacement and/or relocation of occupants of the Property and compliance with Relocation Laws, including without limitation payments to a relocation consultant, moving expenses, and payments for temporary and permanent relocation benefits pursuant to Relocation Laws shall be paid by Seller at Close of Escrow or shall be deducted from the funds payable to Seller at closing. Seller shall indemnify (with counsel approved by Buyer), defend and hold Buyer and the City of South San Francisco and their respective elected and appointed officers, officials, employees, agents, consultants, and contractors (collectively, the "Indemnitees") harmless from and against all liability, loss, cost, expense (including without limitation attorneys' fees and costs of litigation), claim, demand, action, suit, judicial or administrative proceeding, penalty, deficiency, fine, order, and damage (all of the foregoing collectively "Claims") which directly or indirectly, in whole or in part, are caused by, arise in connection with, result from, relate to, or are alleged to be caused by, arise in connection with, or relate to, the payment or requirement of payment of benefits or expenses to occupants or former occupants of the Property pursuant to Relocation Laws. Seller's obligations pursuant to this Section 42 shall survive the Close of Escrow and the expiration or termination of this Agreement. IN WITNESS WHEREOF, the Parties have executed this Agreement as of the date first written above. BUYER: ATTEST: By: Agency Secretary APPROVED AS TO FORM: By: Agency Counsel 1340947-1 REDEVELOPMENT AGENCY OF THE CITY OF SOUTH SAN FRANCISCO By: Print Name: Title: 17 P. 21 SELLER: 1340947-1 By: Its: Property Owner 18 P. 2 2 Exhibit A LEGAL DESCRIPTION The land situated in the State of California, County of San Mateo, City of South San Francisco and described as follows: APN: 012312300 1340947-1 19 P. 2 3 Title No. 09-84715268-A-RG Locate No. CACT77741-7738-2354-0084715268 LEGAL DESCRIPTION EXHIBIT "A" THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF SOUTH SAN FRANCISCO, COUNTY OF SAN MATED, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: Lot 8, Block 125, as shown on that certain Map entitled, "SOUTH SAN FRANCISCO, PLAT N0. 1, SAN MATED COUNTY, CALIFORNIA", filed in the office of the Recorder of the County of San Mateo, State of California on March 1, 1892 in Book "B" of Maps at page 6 and a copy entered in Book 2 of Maps at page 52. APN: 012-312-300 P. 2 4 CLTA Preliminary Report Form -Modified (11/17/06) Exhibit B Recording Requested by and when Recorded, return to: REDEVELOPMENT AGENCY OF THE CITY OF SOUTH SAN FRANCISCO P.O. Box 711 South San Francisco, CA 94083 Attn: Executive Director EXEMPT FROM RECORDING FEES PER GOVERNMENT CODE §§6103, 27383 GRANT DEED THIS LINE RESERVED tUR RtwKUtK a vats For valuable consideration, receipt of which is hereby acknowledged, a California ("Grantor") hereby grants to the Redevelopment Agency of the City of South San Francisco, a public body corporate and politic ("Buyer") all of Grantors' right, title and interest in and to that certain real property located in the County of San Mateo, State of California commonly known as Street, South San Francisco, California and more particularly described in Exhibit A attached hereto and incorporated herein (the "Property"). IN WITNESS WHEREOF, Grantor has executed this Grant Deed as of 20l 0. GRANTOR: Its: 134 0947-1 By: 20 P. 2 5 Exhibit A The land situated in the State of California, County of San Mateo., City of South San Francisco and described as follows: APN: 012312300 1340947-1 21 P. 2 6 Title No. 09-84715268-A-RG Locate No. CACTI7741-7738-2354-0084715268 LEGAL DESCRIPTION EXHIBIT "A" THE LAND REFERRED TO HEREIN BELOW IS SITUATED INTHE CI-IY OF SOUTH SAN FRANCISCO, COUNTY OF SAN MATEO, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: Lot 8, Block 125, as shown on that certain Map entitled, "SOUTH SAN FRANCISCO, PLAT NO. 1, SAN MATEO COUNTY, CALIFORNIA", filed in the office of the Recorder of the County of San Mateo, State of California on March 1, 1892 in Book "B" of Maps at page 6 and a copy entered in Book 2 of Maps at page 52. APN: 012-312-300 1'. 2 7 CITA Preliminary Report Form -Modified (11/17/06) CERTIFICATE OF ACCEPTANCE This is to certify that the interest in real property conveyed by the Grant Deed dated 2010, executed by , a California ("Grantor") to the Redevelopment Agency of the City of South San Francisco, a public body corporate and politic ("Agency"), is hereby accepted on behalf of the Agency by its Executive Director pursuant to authority conferred by Resolution No. ,adopted by the Agency governing board on , 2010; and that the Grantee consents to recordation of the Grant Deed by its duly authorized officer. Dated , 2010 By_ Print Name: Title: ATTEST: By Agency Secretary APPROVED AS TO FORM: By: Agency Counsel 1340947-1 22 P. 2 8 STATE OF CALIFORNIA COUNTY OF SAN MATED Un , 20_, before me, , (here insert name and title of the officer), personally appeared ,who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) islare subscribed to the within instrument and acknowledged io me that helshelthey executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature STATE OF CALIFORNIA COUNTY OF SAN MATED (Seal) On , 20_, before me, , (here insert name and title of the officer), personally appeared ,who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in hislherltheir authorized capacity(ies), and that by his/herltheir signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature (Seal) 1340947-1 ~ P. 2 9 PHOTOS P. 3 0 CURRENT INFORMATION Summary of Property Details xAaaexaxcu~ - r r r~ APN: 012312300 r~~ ~ ~~ _ r ~ r ' ~ Owner 1: Tsui David t' 1 r~ ;r;-~1~-~y r~~-- Owner 2• 1 !t raj! r f"~~_ Care Of• ~~ f~~~~ ~r ~ ~ ~ y4 ~_ f ~ r r Owner Address: 1260 Alemany Blvd !~~ f r j~- ~ j ~- ---~L~yr San Francisco CA ---~ y rr~ ~ ~ rf 1 J ' l ' r ~~ -_ r ~~' ~l r ~ 9411z- , r ~ r r ~r- r ~-- i ~~ ~~ ~ ,~ ~ t ~ ~' ~ Situs Address: 356 Grand Ave ~ ~~~ -~~-_r jr 1 __ (~+ 1~1~~ r j ! ~1~ ? !~` South San Francisco Property Use Details 4 _ r~ .,~.., Legal Description: LOT 8 BLOCK 125 SOUTH SAN FRANCISCO PLAT 1 STORE (11) RSM B/6 Land Area (sq. ft.): 7000 Year Built: 0 District: 5 Gross Bldg Area (sq. ft.): 7000 Neighborhood: 013 Secured Assessment Roll: 7009-1 Assessee Details Assessment Values Assessment Detaits Owner 1: TSUI DAVID, _ Land: $1,061,208 Assessment Type: Annual Temp Land: Root: Temp Code• Owner 2: Min/Mineral• Notice Date• Improvements (Structure): $212,241 Care Of: Temp Improvements (Structure): Change #• Fixtures: Owner Address: 1260 ALEMANY BLVD T{tA: 013054 SAN FRANCISCO, CA Total Gross: $1,273,449 94112 Total Temp: Exemption -Home Owner: PUC: 11 Exemption -Other: Document Number: 2005150861 Net Assessed• $1,273,449 PUC Description: Store Current luris Supervisorial. Congressional• Assembly: Senatorial: Election' Precinct: City Name: Zip Code: Mitigation Fee Area: ~.~ Current Tax Rate Area #013054 dictions y 1 GEN RALTAX RATE GENERAL COUNTY TAX COUNTY DEBT SERVICES 12 CITY OF SOUTH SAN FRANCISCO SOUTH SAN FRANCISCO DEBT OWN/CENTRAL OW SERVI pp RED 19 SO SAN FRAN UNIFIED GENL SSF UNIFIED 1997 SERA SSF UNIFIED SER 1999 8 PUR 1814 50 SAN FRAN UNIF SER 996 50 SAN FRAN UNIF.2006 SM ]R COLLEGE GEN PUR REFUNDIN I SOUTH SM JR COLLEGE BD 2002 SM JR COLL BOND SER 2005 B SM JR COLL BOND 2001 SER C SAN SM JR COLL BOND 2006 SERA SAN MATED COMM COLL 2005 COLMA CR FLOOD CONTROL Z FRANCISCO SER B 94080 COLMA CR FLOOD CONT SUB ZN BAY AREA AIR QUALITY COUNTY HARBOR DISTRICT None 3 MANAGEMEN Assigned COUNTY EDUCATION TAX P.31 <~' ~'';: :" _ q // ~~ ~:I /~ I f// . %/. ! ~/ '~, P. 3 2 °~x S ~ Redevelo meat A enc p g y Sta Re ort ~~ ~~ p LIFOR~ DATE: February 10, 2010 TO: Redevelopment Agency Board FROM: Marty Van Duyn, Assistant Executive Director RDA AGENDA ITEM # 4 SUBJECT: GATEWAY BUSINESS PARK MASTER PLAN AND PHASE 1 PRECISE PLAN PROJECT, TO COLLECTIVELY ALLOW THE REDEVELOPMENT OF A 22.6- ACRE SITE FOR THE GATEWAY BUSINESS PARK MASTER PLAN IN THE GATEWAY REDEVELOPMENT AREA AND THE GATEWAY SPECIFIC PLAN DISTRICT IN ACCORDANCE WITH SSFMC CHAPTER 20.57. Location: 700, 750, 800, 850, 900, and 1000 Gateway Boulevard - 22.6 acres Applicant: Chamberlin Associates Case Nos.: P08-0034, PP08-0002, MP08-0002 RECOMII~NDATION This matter is related to the Gateway Master Plan Environmental Impact Report, General Plan Amendment, Zoning Amendment, Transportation Demand Management Program, and Development Agreement approvals requested of the City Council (provided under separate Staff Report as part of this meeting by the City Council and Redevelopment Agency). It is recommended that if the City Council certifies the Gateway Master Plan Environmental Impact Report and approves the remaining requested entitlements, that the Redevelopment Agency of South San Francisco adopt Resolution making findings and approving the Gateway Business Park Master Plan (MP08-0002) and the Phase 1 Precise Plan (PP08-0002), to allow the redevelopment of a 22.6-acre site located at 700, 750, 800, 850, 900, and 1000 Gateway Boulevard in the Gateway Redevelopment Area and the Gateway Specific Plan District. BACKGROUND Introduction Chamberlin Associates is seeking approval of a master plan that would allow for the phased removal and replacement of the existing buildings on the 22.6-acre project site and construction of five to six new office buildings and two to four parking structures. The master plan project would most likely be Staff Report Subject: Gateway Business Park Master Plan and Phase 1 Precise Plan Date: February 10, 2010 Page 2 constructed in five phases from 2011 to 2020. The applicant is also seeking approval of the Phase 1 Precise Plan which includes demolition of three buildings (800, 850 & 900 Gateway Boulevard} totaling 114,672 square feet (sf) and construction of two 6-story office/R&D buildings (850 & 900 Gateway Boulevard) totaling 349,318 sf together with related site improvements. In all, the applicant has requested the following entitlements and approvals: Master Plan EIR, General Plan Amendment (GPA), Zoning Amendment (ZA), Transportation Demand Management Program (TDM), Development Agreement (DA), Master Plan (MP), and Phase 1 Precise Plan (PP). Because the site is located in a redevelopment area, the South San Francisco Municipal Code requires that some of the requested entitlements be approved by the City's Redevelopment Agency Board, while state law and the Municipal Code require that other entitlements be approved by the City Council. Specifically, the Redevelopment Agency Board is only being asked to approve the Master Plan and Phase 1 Precise Plan. Under a separate Staff Report presented at this joint meeting of the City Council and Redevelopment Agency, the City Council is being asked to approve the EIR, the General Plan Amendment, the Zoning Amendment, the TDM, and the Development Agreement. Planning Commission Action The Planning Commission held a study session on November 19, 2009 and public hearing on January 21, 2010 to review the proposed project. The Planning Commission unanimously adopted resolutions recommending the City Council certify the EIR, and approve the General Plan and Zoning Amendments, the TDM, and the Development Agreement, together with the Conditions of Approval. DISCUSSION A complete discussion of the environmental review, the project description, the parking ratio, and the TDM Plan, is contained in the Planning Commission Staff Reports and minutes dated November 19, 2009 and January 21, 2010. Because the RedevelopmentAgency Board's action on this matter is limited to a decision on the Master Plan and Phase 1 Precise Plan, this StaffReport focuses on those aspects of the project. The Gateway Business Park Master Plan The Gateway Business Park Master Plan creates a framework for defining the campus architecture, open space elements, pedestrian and vehicular circulation. The Master Plan lays out the overall build-out plan concept including urban design. and site planning objectives for the incremental redevelopment of the site as an integrated campus, with an emphasis on sustainable features. Staff Report Subject: Gateway Business Park Master Plan and Phase 1 Precise Plan Date: February 10, 2010 Page 3 Site Planning and Architecture The Master Plan Guidelines provides specific architecture and construction standards for all future buildings. All the new buildings would incorporate a mixture of materials including glass, stone, pre- cast, and painted metal. Project heating and air conditioning would be located on the building rooftops and shrouded by a roof screen. Loading areas would be screened from the campus' interior pathways and streets and the surrounding exterior streets. The buildings would be visually linked together by the use of slightly angled glass curtain walls located on the sides facing the adjacent building. The developer would also be required to maintain a parking ratio not to exceed 2.73 spaces per 1,000 square feet of gross floor area. Master Plan Open Space Design Guidelines Since the Master Plan plans for an incremental redevelopment on the 22.6-acre site, a portion of the total landscaping would be installed as each Phase of the project is developed. The key components of the Master Plan Open Space Design Guidelines include the Central Plaza, Central Spine, Street Frontage (including shuttle stops), the Parking Structure frontage with landscaped screen, and Arrival Areas. The Master Plan would retain the existing Poplar trees and landscaped hedges along Gateway Boulevard. The Design Guidelines envision the use of ample landscaping, with trees, shrubs, and ground cover adjacent to each building and along the interior streets and footpaths. The Central Spine would include landforms, plant material hedgerows, rocks, and walls to allow for walking, small scale meetings and break areas. The Central Plaza would be protected from the wind and includes patterned paving and a water feature. Master Plan Sign Program The project would include a Master Sign Program developed to achieve site branding, vehicular and pedestrian wayfinding, facility/occupant identification, anal regulatory circulation support for traffic, fire and safety. The key features of the sign program include: a hierarchy of signage that identifies the campus area. Additionally, the Master Sign Program will serve as a consistent visual thread of sign elements throughout the campus that will extend Gateway's visual Brand Identity and help in assuring a highly desirable and attractive environment. Phase 1 Precise Plan (850 & 900 Gateway Boulevard) The Gateway Business Park Master Plan proposes five or fewer phases of development over aten-year period. Each phase would be reviewed through the precise plan process established in the Gateway Specific Plan District. The applicant is requesting approval of the "Phase 1 Precise Plan" at this time. The precise plan application includes demolition of three buildings (800, 850 & 900 Gateway) totaling 114,672 sf and construction of two 6- story office/R&D buildings (850 & 900 Gateway) totaling 359,800 sf. The Phase 1 Precise Plan is the first phase of the Master Plan development and would incorporate all the development and design standards identified in the Master Plan documents. Staff Report Subject: Gateway Business Park Master Plan and Phase 1 Precise Plan Date: February 10, 2010 Page 4 Phase 1 Precise Plan Phasing Phase 1 includes demolition of 800, 850, and 900 Gateway and construction of 850 and 900 Gateway and a parking structure. Phase 1 is divided into two sub-phases (Phase 1 a and 1 b). Phase 1 a would include demolition of 900 Gateway and the reconstruction of 900 Gateway and one half of the parking garage. The buildings at 800 and 850 Gateway would remain in operation during the demolition and construction of Phase 1 a. Following completion of Phase 1 a, 800 and 850 Gateway would be demolished and 850 Gateway would be reconstructed along with the first half of the parking garage. Phase 1 b would include construction of the second half of the garage including stairs and connections with the internal circulation of the Phase 1 a garage. Architecture, Open Space and Landscaping The Phase 1 Precise Plan is the first phase of the Master Plan development and would incorporate all the development, open space, landscaping, signage, and design standards identified in the Master Plan documents. Phase 1 a would include connections to the existing circulation system at the Oyster Point driveways and the installation of a vehicle access (paved with decorative surface) joining the access from Oyster Point Boulevard between 180 and 200 Gateway to the parking garage. Phase 1 a would also include a pedestrian connection between 180 Oyster Point Boulevard and 900 Gateway, the installation of landscape screen walls, and other associated landscaping and site furnishings. During Phase 1 a, the area of the proposed 850 Gateway building would be in use either as daycare (current use) or office space. Phase 1 b would include construction of a gathering/outdoor dining area, fountain, and landscaping. Vehicles would. be allowed access to the eastern side of the gathering/outdoor dining area to connect with existing circulation. Project consistency with the General Plan, Gateway Redevelopment Plan and the Gateway Specific Plan The Master Plan and the Phase 1 Precise Plan are compatible with the intent and purpose of the South San Francisco General Plan, Gateway Redevelopment Plan and the Gateway Specific Plan (as those documents are proposed for amendment). The project provides for the coordinated development of properties in the area and promotes large-scale comprehensive planning and consistent development standards. Gateway Specific Plan The project's development and construction standards are designed to achieve compliance with the development standards identified in the Gateway Specific Plan. The project is consistent with the use requirements and meets the City's setback and yard requirements, building limitation requirements, and gross floor area ratio (FAR) requirement of 1.25. The project will provide a ratio of no more than 2.73 parking spaces per 1,000 square feet and, thus, meets the City's parking standards, established in Chapter 20.57.240, Off-street parking-General Requirements, Chapter 20.57.250 (f), and Chapter 20.74, Off-Street Parking and Loading Regulations. Staff Report Subject: Gateway Business Park Master Plan and Phase 1 Precise Plan Date: February 10, 2010 Page 5 Gateway Redevelopment Plan The project consists of a phased plan for the long-term development of a high technology campus in the Gateway Redevelopment Area. The project establishes and implements performance criteria to assure that the developer will incorporate high quality design standards, ensure environmental quality, and promote unity and integrity on the entire site. The proposed project is consistent with the Land Use and Development requirements established in the Redevelopment Plan. South San Francisco General Plan The project is consistent with the policies of the South San Francisco General Plan (as proposed for amendment), which designates the property for Business Commercial uses. The General Plan policies guide the design and urban character for future development and promote campus-style biotechnology, high-technology, and research and development uses in the East of 101 area. The suitability of the site for development was analyzed thoroughly in the environmental document prepared for the project. CONCLUSION The proposed project complies with the goals and objectives of the Gateway Redevelopment Plan to develop ahigh-quality, well-designed office and R&D development in the East of 101 area. In addition, the project complies with all development standards and requirements of the South San Francisco General Plan and the Gateway Specific Plan District (as proposed for amendment). An EIR was prepared which thoroughly reviewed and analyzed the potential environmental impacts of the project. Consequently, staff recommends that the Redevelopment Agency Board adopt the attached Resolution, making findings and approving the Gateway Business Park Master Plan (MP08-0002) and the Phase 1 Precise Plan (PP08-0002), to allow the redevelopment of a 22.6-acre site located at 700, 750, 800, 850, 900, and 1000 Gateway Boulevard in the Gateway Redevelopment Area and the Gateway Specific Plan Zone District. By: Marty Van Duyn ;~ Assistant Executiv Director Attachment: Approved. ~ ~ ~'~ M. Nag Executive Direc Resolution Approving Master Plan and Phase 1 Precise Plan, including: A. Conditions of Approval Staff Report Subject: Gateway Business Park Master Plan and Phase 1 Precise Plan Date: February 10, 2010 Page 6 B. Gateway Business Park Master Plan, dated February 2010 C. Gateway Business Park, Phase 1 Precise Plan, dated February 2010 MVD:ML RESGLU~'ION NO. REDEVELOFMEN'1' AGENCY BOARD, CIT Y OF SOLI T H SAN FRA~~TCISCO, STATE OF CALIFORNIA A RESOLUTION APPROVING THE GATEWAY BUSINESS PARK MASTER PLAN (MP08-0002) AND THE GATEWAY BUSINESS PARK, P~ ASE 1 PRECISE PLAN (PP08-0002}, TO ALLOW REDEVELOPMENT OF A 22.6 ACRE SITE LOCATED AT 700, 750, 800, 850, 900, AND 1000 GATEWAY BOULEVARD IN THE GATEWAY REDEVELOPMENT PLAN AND GATEWAY SPECIFIC PLAN DISTRICT WHEREAS, Chamberin Associates submitted an application requesting approval a General Plan Amendment, Zoning Text Amendment, a Master Plan, a Phase 1 Precise Plan, a preliminary Transportation Demand Management (TDM) Plan, and a Development Agreement, which would collectively authorize the phased removal and replacement of existing buildnngs on the 22.6-acre project site and construction of five to six new buildings, six stories in height, and two to four parking structures, in five phases from 2011 to 2020, to be located at the corner of Gateway and Oyster Point Boulevards (700, 750, 800, 850, 900, and 1000 Gateway Boulevard), in the Gateway Redevelopment Project Area and Gateway Specific Plan Area ("Gateway Business Park Master Plan Project" or "Project"), subject to the terms of the Development Agreement ("Agreement"); and, WHEREAS, the Master Plan includes Development Program & Development Standards, Urban Design & Site Planning, Design Guidelines, Master Plant List, and a Master Sign Program that would ensure an orderly development on the site over aten-year period, which lays out the overall build-out plan concept including urban design and site planning objectives for .the incremental redevelopment of the site as an integrated campus, with an emphasis on sustainable features and creates a framework for defining the campus architecture, open space elements, pedestrian and vehicular circulation; and, WHEREAS, the Phase 1 Precise Plan application proposes demolition of three buildings (800, 850 & 900 Gateway) totaling 114,672 sf, and construction oftwo 6-story office/R&D buildings (850 & 900 Gateway) totaling 359,800 sf; and, WHEREAS, the Phase 1 Precise Plan is the first phase of the Master Plan development and would incorporate all the development and design standards identified in the Master Plan documents; and, WHEREAS, an Environmental Impact Report (EIR) has been prepared and certified by the City Council, which evaluates the significant and potentially significant impacts of the development, the growth inducing impacts of the development, the cumulative impacts of the development, and alternatives to the proposed Master Plan, including the Precise Plan; and, WHEREAS, for impacts identified in the EIR as significant and unavoidable, a Statement of Overriding Considerations has been prepared and adopted, indicating that the benefits of the Project -1- outweigh the significant ~anavoidahle effects; a~~ -, T~VtIEREAS, on Febraary 10, 2010, pursuant to iviunicipal Code section 19.050.1 i 0 tiie Redevelopment Agency Board conducted a properly noticed public hearing on the proposed Project, to consider the Master Plan and Phase 1 Precise Plan; and WHEREAS, as required by the South San Francisco Municipal Code (Chapter 20.57, Gateway Specific Plan District), the Redevelopment Agency Board held a properly noticed public hearing on February 10, 2010, to consider the proposed Master Plan and Phase 1 Precise Plan. NOW THEREFORE BE IT RESOLVED that based on the entirety of the record before it, which includes without limitation, the California Environmental Quality Act, Public Resources Code § 21000, et seq. ("CEQA") and the CEQA Guidelines, l 4 California Code of Regulations § 15000, et seq.; the South San Francisco General Plan and General Plan EIR; the South San Francisco Municipal Code; the Project applications; the Gateway Business Park Master Plan and Phase 1 Precise Plan, as prepared by DGA Architects, Kenkay Associates, BKF Engineers, Surveyors, Planners; the EIR, including the Draft and Final EIR prepared for the Gateway Business Park Master Plan and appendices thereto; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission's duly noticed November 19, 2009, and Tanuary 21, 2010, meetings; and all site plans, reports, and public testimony submitted as part of the City Council and Redevelopment Agency's duly noticed, joint meeting of February 10, 2010; and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the City of South San Francisco Redevelopment Agency Board hereby finds as follow: 1. The foregoing recitals are true and correct. 2. The Exhibits attached to this Resolution, including the Conditions of Approval (Exhibit A}, the Master Plan (Exhibit B), and the Phase 1 Precise Plan (Exhibit C), are each incorporated by reference as part of this Resolution. 3 . The documents and other material constituting the record for these proceedings are located at the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San Francisco, CA 94080, and in the custody of Chief Planner, Susy Kalkin. 4. The subject site is physically suitable for the type and intensity of the land use being proposed. The General Plan specifically contemplates the proposed type of project and the suitability of the site for development was analyzed thoroughly in the environmental document prepared for the Project. 5. By Resolution No. ,the City Council, exercising its independent judgment and analysis, has found that an Environmental Impact Report (EIR) was prepared for the Project in accordance with CEQA, which EIR adequately analyzes the proposed Project's potentially significant environmental impacts. The City Council has further found that the benefits of approving the Proj ect outweigh the Project's significant and unavoidable impacts. -2- 6. in accordance with the required finding in SSFMC, Section 20.57.590(A), the Master Plan and Phase 1 Precise P1_an are each compatible with the intent and purpose of the Gateway specific plan (see SSFMC, a 20.57.080), as the Y~aster Tian and Phase 1 Precise Plan work in conjunction to facilitate the coordinated development of property in the Gateway Redevelopment Area, by establishing both long-term and near-term development programs and consistent standards for a carpus-like facility. 7. In accordance with the required finding in SSFMC, Section 20.57.590(B), the design and construction standards of the Master Plan and Phase 1 Precise Plan are each designed to achieve compliance with the design and construction standards of the Gateway Specific Plan District, in that each are consistent with the use requirements for the District, and comply with basic design standards such as setbacks, yard requirements, building limitation requirements, and gross floor area ratio. 8. In accordance with the required finding in SSFMC, Section 20.57.590(C), the Master Plan and Phase 1 Precise Plan are each consistent with the Redevelopment Plan and Owner Participation Agreement (OPA), in that both establish and the Precise Plan implements performance criteria to assure the high site design standards and environmental quality called for in the Redevelopment Plan and OPA are met. For example, the proposed phased development of a high technology campus in the Gateway Redevelopment Area is consistent with the goals of the Redevelopment Plan. Further, the Master Plan and Precise Plan strengthen the economic base of the project area and the community by installing public improvements needed to stimulate new development, employment and economic growth. Finally, nothing in either the Master Plan or Precise plan impede achievement of the Redevelopment Plan goals or conflict with the requirements of the OPA. 9. In accordance with the required finding in SSFMC, Section 20.57.590(D), both the Master Plan and Phase 1 Precise Plan are consistent with the City of South San Francisco General Plan, which designates the property for Business Commercial uses. The Master Plan and Precise Plan further several General Plan goals, including: Guiding Policy 3.5-G-1 Provide appropriate settings for a diverse range ofnon-residential uses. Guiding Policy 3.5-G-2 Direct and actively participate in shaping the design and urban character of the East of 101 area. Guiding Policy 3.5-G-3 Promote campus-stylebiotechnology, high-technology, and research and development uses. Guiding Policy 3.5-G-4 Use the East of 101 Area Plan as a guide for detailed implementation of General Plan policies. -3- BE IT FLTRTNER RESOi, v ED the Redevelopment Agency Board hereby approves ~v~aster Plan, MPOS-0002 (attached as Exhibit B, and incorporated herein by ~=eference) and Precise Plan, PPO~-002 (attached as Exhibit C and i_n_corporated herein by reference) subject to the Conditions of Approval contained in Exhibit A, I hereby certify that the foregoing Resolution was regularly introduced and adopted by the Redevelopment Agency Board, City of South San Francisco at a joint meeting with the C:t<y Council, held on the 10th day of February, 2010 by the following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: City Clerk -4- Exhibit A PROPOSED CONI3I i IONS OF APPRO v AL Gateway Business Parl: Master Plan and Phase 1 Precise Plan Prosect P08-0034, PP08-0002 & MP08-0002 (As approve by the Planning Commission on January 21, 2010) A. Planning Division requirements shall be as follow: The project shall be constructed substantially as indicated on the attached Gate~.vay Business Park Master Plan and the Phase 1 Precise Plan, as prepared by DGA Architects, Kenkay Associates, BKF Engineers, Surveyors, Planners; the EIR, including the Draft and Final EIR prepared for the Gateway Business Park Master Plan and appendices thereto; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission's duly noticed November 19, 2009, and January 21, 2010, meetings; and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), except as otherwise modified by the following conditions: 1. The applicant shall comply with.all applicable mitigation measures identified in the Gateway Business Park Master Plan EIR and the Mitigation Monitoring and Reporting Program (MMRP). -Prior to issuance of the first building permit the applicant shall prepare a checklist outlining mitigation measures and status of implementation. 2. The parking ratio for the Master Plan and Precise Plan project shall not exceed 2.73 spaces per 1,000 square feet at any time. The current and all future Precise Plan applications shall include site development plans that specify the campus-wide parking ratio does not exceed 2.73 spaces per 1,000 square feet. If the campus-wide ratio exceeds the 2.73 spaces per 1,000 square feet ratio, the developer shall provide a site plan that indicates how parking spaces on the entire campus will be allocated and used. 3. Prior to approval of the first building permit, the developer shall submit a Phase 1, Precise Plan landscaping, open space, plaza, central spine plan package, and loading area screening, consistent with the approved the Gatevray Business Park Master Plan, for approval by the City's Chief Planner. 4. Prior to approval of the first building permit, the developer shall submit a Phase 1, Precise Plan vehicle circulation plan, showing the location and proposed designs for shuttle stops, for the project, consistent with the approved the Gateway -Business P ark Master Plan, for approval by the City's Chief Planner. 5. Prior to approval of the first building permit, the developer shall submit building material and color samples for the Phase 1, Precise Plan, for approval by the City's Chief Planner. -5- F-xhibit A -Conditions of Approval Page 2 of 10 6. Prior to issuance of the first building permit, the applicant shall provide appropriate evidence to ensure that buildings are designed so that the calculated hourly average noise levels during the daytime does not exceed and Leq of 45dBA, and instantaneous maximum noise levels do not exceed 60 dBA. 7. The applicant shall cooperate with the City in the development/implementation of a regional shuttle service if such is considered by the City. 8. TDM a. In accordance with South San Francisco Municipal Code Section 20.120.070, prior to issuance of a building permit the applicant shall submit a Final TDM Plan for review and approval by the Chief Planner. The Final TDM .Plan shall be consistent all requirements and standards identified in S SFMC Chapter 20.120, Transportation Demand Management, as amended by the City Council, and shall substantially reflect the "Gateway Business Park Transportation Demand Management Program", prepared by Fehr & Peers, Transportation Consultants, dated May 4, 2009. b. The applicant shall be required to reimburse the City for program costs associated with monitoring and enforcing the TDM program. 9. Prior to approval of the first building permit, the developer shall submit a Phase 1, Precise Plan building signage and monument package, consistent with the approved Master Sign Program for the Gateway Business Park Master Plan, for approval by the City's Chief Planner. 10. All roof-mounted equipment, emergency generators, garbage areas, and storage areas shall be contained in screened enclosures. The design, materials, color, and location of all enclosures shall be subject to the review and approval of the City's Chief Planner. i 1. A11 vehicle loading areas shall be appropriately screened from view from any street, open space area, plaza, and pedestrian walkway, consistent with the approved the Gateway Business Park Master Plan, for approval by the City's Chief Planner. 12. The applicant shall comply with all standard conditions as outlined in the "Standard Conditions and Limitations for Commercial Industrial and Multi-Family Residential Projects", dated Revised February 1999. Accordingly, minor changes or deviations from the approved plans maybe approved by the Chief Planner; significant changes shall require approval of the Planning Commission. (Planning Division contact: Michael Lappen, Economic Development Coordinator (650) 877- 8535) -6- E.xr~ibit A -Conditions of Approval Page 3 of 10 B. Engineering Iivision requirements shall be as follow: I, STANDARD CONDITIONS A. The developer shall comply with the applicable conditions of approval for commercial projects, as detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division. B. The developer shall obtain a demolition permit to demolish the existing buildings. The demolition permit shall be obtained from the Building Division and the developer shall pay all fees and deposits for the permit. The developer shall provide letters from all public utilities stating all said utilities have been properly disconnected from the existing buildings. The developer shall submit a spreadsheet to the City's Engineering Division of the existing buildings which are slated for demolitions. The spreadsheet will include the square footage and usage of each building for the determination of credits of East of 101 traffic impact fees. C. The developer shall provide the City with a soils report, preliminary grading plan and a cash deposit of $5,000 for peer review. Any grading in excess of 50 cubic yards shall require a grading permit. The developer shall be responsible to pay all fees, a $30,000 cash deposit for environmental compliance/SWPPP inspections, and bonds. D. The developer shall provide the City with a traffic study to evaluate how the prof ect will affect the Gateway/Oyster Point Boulevard (OPB} Intersection, OPB/Veterans Intersection, OPB/1000 Gateway Driveway, OPB/Eastern Driveway and the Gateway/East Grand Avenue Intersection. The traffic study should also evaluate onsite circulation and identify any onsite or offsite related improvements to ensure safe ingress/egress into, out and on the project. The traffic study should include and evaluate area for pullouts for shuttle service along Gateway or on-site. E. The developer shall hire a licensed land surveyor to set the property lines and determine the setback lines. The surveyor shall all stake all foundations. and stamp and submit a letter to the Engineering Division stating the property lines have been properly established and the new structures are located away from the setback area, F. Any work performed in the City's right-of--way shall require an encroachment permit. The encroachment permit can be obtained at the Engineering Division. The developer shall be responsible to bring in 4 copies of the plans and pay all fees and deposits. -~- Exhibit A -Conditions of Approval Page 4 of 10 II. SPECIAL COi~li7ITIONS a. The developer shall remove and replace all existing sidewalk or install new sidewalk fronting the project, wlsch will connect to the existing bus stop near 700 Gateway Blvd. The new sidewalk shall comply with the City's standard detail and shall provide any required ADA handicap ramps. The work will be completed on a phase by phase basis such that the scope of each Precise Plan will include sidewakc along the street frontage associated with that particular Price Plan. All work shall be done at r~o cost to the City. b. Any monument signs shall be placed completely on private property. The footing of such signs shall remain on private property, out of the City's right-of--way. The developer shall provide the Engineering Division with lines of sight analyses for each monument sign in close proximity of any project driveway. c. Project driveways shall be the City's standard detail for a commercial driveway. The grade of each driveway cannot exceed a 12% grade. Unless controlled by a traffic signal, the developer shall install a R1 "STOP" sign at each exit driveway from the project. d. The traffic signals located at the intersection of Gateway Blvd./Oyster Point Blvd. and the entry to the project between 700 and 800 Gateway Blvd. shall be upgraded to video detection at no cost to the City. The developer shall contact the City's Public Works Department to obtain a list of approved traffic video detection systems. e. Due to construction vehicle traffic, the developer shall improve the street fronting their development with new asphalt/slurry seal. The developer will document the condition of the street that fronts the buildings for each particular Precise Plan phase before and after construction and make any necessary repairs to any deterioration on the impacted streets fronting that particular phase resulting from the construction process. An improvement plan shall be submitted to the Engineering Division for review and approval. f. Tlie developer shall coordinate work with California Water Service for all water utility work. g. The developer shall submit a utility plan showing all sewerlines, storm drai.nlines, and waterlines. The developer shall be allowed to used the existing sanitary connections and will ensure they are correctly sized for the project. A sanitary sewer manhole shall be installed onsite, near the property line, to serve as a cleanout for the lateral as it connects to the City's sanitary sewer system. All sewerlines located on-site shall remain private and the developer shall be responsible to maintain those lines. Proper easements shall be existing or created to run utilities lines from one parcel through the other parcels. -g- Exhibit A -Conditions of Approval P age ~ of 10 h. T'ne developer shall confirm tl'~e capacity of the sewer trunk lines located ire the City's right-of--way to determine that the existing infrastructure will be able to accommodate the rlew flows generated by the project. i. The developer shall prepare and submit a drainage report for each development phase for review and approval by the Engineering Division. The report shall include pre- and post- development flows. Should the post-development flows increase, the developer shal_1 confirm the capacity of the storm drain trunk lines downstream from the project is adequate for the increase flow. j. The developer shall incorporate bio-grassy swales and other Best Management Practices as stormwater measures within the project and shall be approved by the Engineering Division and the Environmental Compliance Manager. The developer shall submit all required stonnwater forms and application to the Environmental Compliance Manager. k. During the construction of the project, the developer shall ensure all dust mitigation measures. are enforced. The Environmental Compliance Officers shall conduct site visits to inspect all environmental mitigation measures are in place and are effective. 1. Prior to the issuance of a Building Permit for the project, the applicant shall pay the Oyster Point Overpass Contribution Fee, East of 101 Traffic Impact Fee and Sewer System Capacity and Improvement Fee. III. FEE CREDITS The project includes the demolition of 2 single story R&D office buildings and 1 Childcare Facility. The following is the calculation for fee credits towards the Oyster Point Overpass Contribution and East of 101 Traffic Impact Fee. Childcare Facility: 19,272 square feet. No credits can be given to this use as it is an ancillary facility to support the employees of the 2 single story R&D office buildings. No trips are generated from this childcare facility. 2 single story R&D offices: 95,400 square feet. Fee credits shall be based on trips: 95,400 sq. ft. x (5.30trips / 1,000 sq. ft.) = 505.62 trips IV. OYSTER POINT OVERPASS CONTRIBUTION FEE Prior to receiving a Building Permit for the proposed. new office/R&D development, the applicant shall pay the Oyster Point Overpass fee, as determined by the City Engineer, in accordance with City Council Resolutions 102-96 and 152-96. The fee will be calculated upon -9- Exhibit .A -Conditions of Approval Page 6 of 10 reviewing the information shown on the applicant's construction plans and the latest Engineering News Record San Francisco Construction Cost Index at the time of payment. The estimated fee for the entire subject 291,000 GSF office and R&D development is calculated below. (The number in the calculation, "9286.17", is the July 2008 Engineering News Record San Francisco construction cost index, which is revised each month to reflect local inflation changes in the construction. industry.) Trig Calculation 359,800 gsf R&D use @ 5.30 trips per 1000 gsf = 1,906.94 new vehicle trips less 505.62 trips (credit) = 1,402 new net trips Contribution Calculation 1,402 trips X $154 X (9286.17/6552.16) _ $ 305,999.61 V. EAST OF 101 TRAFFIC IMPACT FEES Prior to the issuance of a Building Permit for any building within the proposed project, the .applicant shall pay the East of 101 Traffic Impact fee, in accordance with the resolution adopted by the City Council at their rr~eeting of May 23, 2007. Fee Calculation (effective July 31, 2008) 359,800 gsf Office/R&D @ $4.60 per each square foot =$ 1,655,080.00 Traffic Impact Fee = $1,655,080.00 VI. EAST OF 101 SEWER IIvIPACT FEES (effective 3uly 31, 2008) The City of South San Francisco has identified the need to investigate the condition and capacity of the sewer system within the East of 101 area, downstream of the proposed office/R&D development. The existing sewer collection system was originally designed many years ago to accommodate warehouse and industrial use and is now proposed to accommodate uses, such as offices and biotech facilities, with a much greater sewage flow. These additional flows, plus groundwater infiltration into the existing sewers, due to ground settlement and the age of the system, have resulted in pumping and collection capacity constraints. A study and flow model is proposed to analyze the problem and recommend solutions and .improvements. The applicant shall pay the East of 1 O1 Sewer Facility Development Impact Fee, as adopted by the City Council at their meeting of October 23, 2002. -10- Exhibit A -Conditions of Approval Fage 7 of 10 The adopted fee is $3.I9 per gallon of discharge per day (this fee is adjusted on a yearly basis). It is determined that Office~'R&D generate 400 gallons per day per 1000 square feet of development. 0.4 g/sf (400 gpd/1000 sq. ft.) x $3.74 per gallon x 359,800 sq. ft. _ $538,260.80 The sewer contribution shall be due and payable prior to receiving a building permit for each phase of the development. Total estimated fees: Oyster Point Overpass Fee $ 305,999.61 East of 101 Traffic Impact Fee $1,655,080.00 East of 101 Sewer Improvements Fee $ 538,260.80 Total $ 2,499,340.41 (Engineering~Division contact: Sam Bautista, Senior Civil Engineer (650} 829-6652) C. ~ Police Department requirements shall be as follow: (July 8, 2008) A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed /revised building plans. (Police Department contact person: Sgt. John Kallas, 877-8927) D. Fire Prevention Division requirements shall be as follow: 1. All buildings require fire sprinklers. Please submit separate plans. 2. Plans shall conform to NFPA 13 and City of South San Francisco Municipal Code, Section 15.24.110. 3. Exterior canopies and overhangs require fire sprinklers. 4. All fire sprinklers piping in the parking garage shall be corrosion resistant, either painted or galvanized. -11- E1;.-ubit A -Conditions of ApYroval Page 8 of 10 5. All buildings require fire alarms. Please submit separate plans. o. Provide a horn/strobe at the front of the building, which will activate upon fire sprinkler or alarm notification. Plans shall conform to NFPA 72 and City of South San Francisco Municipal Code, Section 15.24.150. 7. All buildings require fire extinguishers. 8. Provide adequate premise identification (address) on the building per the City of South San Francisco Municipal Code, Section 15.24.100. 9. Provide smoke control management system for the high-rise building in accordance with California Fire Code (CFC). 10: These buildings will be equipped with a fire communication system. Due to the nature of the construction ir~ most high-rise and parking structure type buildings communications between fire crews, incident commanders and county communication is difficult and sometimes even non-existent. 11. The access at the rear of property does not meet the CFC, provide access or provide an Alternate Means and Methods of Construction (ANIlvIC) to mitigate this requirement. The AMMC shall be submitted and approved by the Fire Chief prior to the issuance of a building permit. (Contact: Luis DeSilva, Fire Marshal: 650 829-6645) E. Water Quality Control Department requirements shall be as follow: The following items must be included in the plans or are requirements of the Stormwater and/or Pretreatment programs and must be completed prior to the issuance of a permit: 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. Encourage the use of pervious pavement where possible. 3. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay). 4. Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal -12- Exr~ibit A -Conditions of Appro :Tal Page ~ of 10 devices} are required. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, incorporate the following: • vegetated/grass swale along perimeter • catch basin runoff directed to infiltration area • notched curb to direct runoff from parking area into swale • roof drainage directed to landscape • use of planter boxes instead of tree grates for stormwater treatment Manufactured drain inserts alone are not acceptable they must be part of a treatment train. One of the following must be used in series with each manufactured unit: swales, detention basins, media (sand} filters, bioretention areas, or vegetated buffer strips. Treatment devices must be sized according to the WEF Method or the Start at the Source Design. Please state what method is used to calculate sizing. 5. The applicant must submit a signed Operation and Maintenance Information for Stormwater Treatment Measures form for the stormwater pollution prevention devices installed. 6. The applicant must submit a signed maintenance agreement for the stormwater pollution prevention devices installed. Each maintenance agreement will require the inclusion of the following exhibits: a. A letter-sized reduced-scale site plan that shows the locations of the treatment measures that will be subject to the agreement. b. A legal description of the property. c. A maintenance plan, including specific long-term maintenance tasks and a schedule. It is recommended that each property owner be required to develop its own maintenance plan, subject to the municipality's approval. Resources that may assist properly owners in developing their maintenance plans include: i. The operation manual for any proprietary system purchased by the property owner. The owner or his representative must file this agreement with the County of San Mateo and documentation that the County received it must be sent to the Technical Services Supervisor. 8. Applicant must complete the Project Applicant Checklist for NPDES Permit Requirements prior to issuance of a permit and return to the Technical Services Supervisor at the WQCP. -13- Exhibit A =Conditions of Approval page l0 of 10 9. Roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 10. Trash handling area must be covered, enclosed and must drain to sanitary sewer. Tlss must be shown on the plans prior to issuance of a perniit. 11. Loading dock areas must be covered and any drain must be connected to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. 12. Install separate water meters for the process, domestic, landscape, and any food service facility. 13. Install a separate non-pressurized process line for sample monitoring if necessary before mixing with domestic .waste in the sanitary sewer. This must be shown on the plans prior to the issuance of a permit. 14. Install a flow meter to measure process flow. 15. Fire sprinkler system test/drainage valve should be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 16. A construction Storm Water Pollution Prevention Plan must be submitted and approved prior to the issuance of a permit. 17. Plans must include location of concrete wash out area and location of entrance/outlet of tire wash. 18. A grading and drainage plan must be submitted. 19. An erosion and sediment control plan must be submitted. 20. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. 21. Must file a Notice of Termination with the WQCP when the project is completed. 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U L Q~ L •~ ~ C~~ U U R C6 O_ ~ p ~ ~ ~ ~ O ~ n v ~ C ~ L ~ .- ~ C N ~ cn H ~ .~ p- ~~ O~ U L~ O p •R C E L~ N C E (n L p C6 (n C6 ~ ~ O CB ~ d = O U ~ •p ~ ~ ~ U C6 ~ O R L p~ p O~ p [6 N~~ C6 U O C U C~ L ~' ~ O O O~ a U~ [L6 L L '~ (a~ L ~ C6 > CQ ~ O yL-+ C y~+ C6 L ~ yL-+ L O U V) ~ >, ~ ~ C6 C ~ p 0) n ~ ~ C6 0 ~ ~ n~ i~ QL ~ ~ N ~ d .~ O ~ ~ O L C 'L ~ O O ~ ~ ~ ~ ~ C R U L_ ~ C6 C6 d~ p~ L L ~' ~ ~ ~ ~ L ' O [6 L ~ ~ O L O Q '~ ~ ~ ~ ~ ~ Q O Q ~ C~ ~ L ~ L Q O ~ ~ Q L ~ ~ ~~ ~ ~ ~ ~ ~ ~ U O O ~ ~ [6 ~ n •~ ~ ~ O C6 L ~ .V C ~ L _ ~ ~ ~ L ~ ~ L ~ U ~ ~ ~ L O O U~ L y 0 H v~ vi '~ o N L L ~ ~ a ~ O ~ ~ ~ ~_ ~ ~ ~ ] ~ C O L O L N ~ N C O~~ E R ~ m ~~ ~ o ~ can ~ ° L~ U O C L _ ~ ~ ~ ~ ~ L U ~ ~ ~ ~ L L~ O p C~ 0~ 0 U O~~ p O L d C4 U L m O U~ 0 U~ R L ~ ~ . = o ~ ~ ~ ~ ~ ~ •~ A O v N N ~ ~ ~ ~ ~ ~ ~ d a ~ ~~c~~m° a°~ 8~ • ~L . ~1 b A ~ . .. !~~~~ 1~ ~~ i ~ tltl • ~ ~ 3".1. ~., 3 ~ s a?.- m 0. ~ ,e-t r m~3-, ., • ~ ~ ~~•• 4= e ~ ~ ~ ~~ e~, , , • ~ ~F~ d L r y,. ~•+ e n.. a ~f ~ ~ ~.a ;.: a au~, •.. '~" ... 91'~ e ~• v~,-:3 ~y~ ~9 '" ~~.fi. ~...a .~ . ~ •- e r } i fl i •• °9 • ~u~• r ~~. •o n ~' s ~~~1 ', RP's ~i 4 ~: ~~~t ~ ~ Ca a ~ ~ • ~~ '~i 3 ~. ~` wi°~"t y~~a'! ~, ~ rpr o. ~ ~~, .,a~~ ~¢~ ~ ~ m • .~ ~. ~.~~. ~ ~ ~ i i n ~ . F • e• • 1 ~ • -Lo.• •.~ e. ~ ~. n J C +-~ U 0 ~--~ N ~+ a v O V .~ ,L V x ~ c ~ ~ ~ ~ ~ ~ c ~ ~ a~ O U U •a ~ L ~ c ~ ~ ~ U ~ U O O O Q Y ~ •U ~ C6 N rn ~ n.~ ~•~~~ - ~ a~ ~ •L o ~ ~? o o ~ cn ~~~~ ~? ~ ~ o O ~ ~ U U Q ~ C6 O ~ ~ ~ ~ O ~ ~ ~ C O ~ ~ ~ _ N j ~ ~ ~ U ~ _ ~ O •~ O j O n U ~ ~ (n ~ O O ~ cn _n ~, •C6 ~ C U (n ~ ~ ~ ~ ~ ~ O ~ O U U ~ C ~ O ~ O L ~ L C6 ~ y0., O C6 Q-~ ~.>~ C6 ~ C ~ ~ ~ O U ~ C6 U O U = U .~ CB ~ ~~ ~ G• 3 es _ „ ~. 'III ~ ~~~°~~ ~` ,~~~; ,G ~ ~. '~ °. r_ 4 ', ' '3-. "~ w ~"~ e '~ ~ .~ .~ '® ~~rYc~ r ~ ,''° ~~ ~~ ~~ ~ ~ O ~ ~ O ~ n ~ ~ ~ C~ O N 'C O E C .~ N N ~ ~ d Q ~ ~ •O ~~ U O~ C Q U m `~ O`_ ~~ O O N ~~ j~ •~ O O D U C J+ L C O •~ C4 ~ ~ C6 O O U U ~ ~ E ~ U C6 .~ ~ 'O [6 ~ L ~ O N ~+ ~ C (n L O ~ •U ~L., ~ ~ ~ O •_ O ~ •4 C C ~ ~ ~ U ~ ~~ C O O O~ U U E C~ O U ~, ~ C6 O L T C C~ O~ ~~ Q U Q (~ C4 C6 ~ L ~ > ~ ~ N U ~ C6 ~ ~ ~ C [6 ~ ~ E~ o c o a, •L L~ [6 U F O U t/~ U N O ~ ~ CL6 L ~ C6 O ~ L O ~~ O Q O~~~ O U [6 ~ d ~ ~ O ~ ~ C U) 6 0 N L L O O C4 ~ ~ cn ~ O o ~ o a~ L o- w-- ~ ~ O 00 U ~ U ~ .E nW ~ c6 L J ~ O U Q~ U U ~' L L L C6 ~ o C n C6 n ~ ~, U ~ nom, ,~ n O O U C4 L~~ ~ N ~ d ~ ~ CB C ~ ~ ~ C ~ ~ ~ N d ~ •~ ~ ~ O ~ - ~ L U ~ T Uj .S d ~ ~ ~ N ~ C U 9+- ~ U ~ Y ~ ~ ~ CL6 O ~ ~ •U ~ O -~{~ ~ S a~-: _~ a ~- ~:~9 ~~ f s ~J . , ,~ ,, c ;; : ~-- ~..- :: O '~ ~--~ U ~ , O ;~:. t , !~ X U 0 L ~--~ N N C fn C O N N N ~ "a ~ co co co "-' ~ ° d ~ d ~' E E = E ~ Q Q Q- •~ L ~ L CO 0 0~ d o c~ a? N o N o ~ ~ > > to ~ > U ~ ~ ~ ~ U ~ ~ ~., ~ ~ ~ ~ N ~ ~ y C V ~~ N y O co ~ cn 0o O c ~ ~~ +-'~ L N ~ ~ Y O CB O ~ Q CO ~ CO O W N L p ~, CB ~ ~ N ~, ~ > C ~~~ U a -a N c .O. ~ ~ ~ ~ E N ~ "O / n N O) ~ O ~ .LO W coE=~ V ~•N ~:~L U N H ~ ~ CO Q O U~~ I_ L ~ ~ •~ ~ N L ~ ~ ~ ~ ~~ L ~ ~ ,~ ~ ~ ~ ~ O ~ ~ II~ L Q~ •~ ~ y ~ ~ ~ ~ C N +r Q~ N o-- o A a ~ ~--U a 'o ~ /c}~~ o~ ~ y~ >> ~ (n CB L •C L CB N ,V ~ CO "~ E .`~ ~ ~ ~ L O ~ ~ N ~ ~ _ ~ "O N O U N ~ ~ N N O) ~ C ~ ca > ~ ~ N ° ~ ° Q O '~ ~ "_' ~ '~ N c ° Ri W Q' ~ ~ N ~ ~ c ~ ~ ~ ~ ~ O ~ w o o ° ~ o ° ~ m ~~~~. m c~~ ~ ~ ~ ~ a~ O L~.~ ~ ~• ~ a~ a~~ ~ ~ > ~ a~ ~ a~ ~ c c~ ~ ~ v •- o ~ ~ H c0 c"n ° N E co •°-~ a~ Q ~ ~ ° c ...~L O ~ ~E Q- ~ ~~E O o~a~ ~ ~ ~ y0 ~ ~ o ~ > ~ 0 L o ~~ o .o a~ a~ ~ a~ >; ~ > Q- N •X ~ ~_ N N "~ N ~ ! -O to -O '~ 'O ' N O C C "O >, ~' O N C ~ ,~ OL Q CO N N w ~ c0 c0 ~ -p ._ N to 2~ ~ O) ~ "O ~ O Q Q N V O p~ O- N 2~ O p X .~ O~ ~ ~ ~ ~ .--~ ~ ~ w ~ '~ to •"= ~ c0 ~ OL ~ W ~ ~ U ~ ~ ° ~ co o p ~ tq ~ o ~ U ~ ~ co ~ ~ .~ ~ p ~ N CO N .`~ ~ '~ Q N ~ N U CO ~ O N ~ ~ .~ ~ O- O CO N° ~ CB O C .~ U U U L L "_' N "O Q N coo ~~ cn ~ ~` ~ ~ ~ ~ ! 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E p~ '" i ~ ~ ~ ~ LL ~ ~, H L ~ ~ •~ ~' N L .= >' O L O 0 = U m m W~~~ Q m 2 Z v ~ ~~ a O v G1 .. e6 J .: N +-~ ~--~ U N O L N 2~ L 3 A N~~ LL L LL W M r L CO C D~~ C O CB ~ O~ ~ N~ W U~ ._ CO CO ~ CO ~ ~ ' ~ L N O" X ~ Q' N ~ ~ .N-~ N O ~ . .~-" C . a 0~ ~' ~ N "O W ~ - ~ L O C -O ~ > O~ O ~ ~~ -O O -p p -O N o 'cn ~ ~ U p ~ c ~ ~ ~ ~ co E m ~ ~C Q LL ~ ~ W N o "o N N m O p N 0 ~' co N F U ~ ~ >1 L r ~ Q ~ p- L CO Q ~ ~ L O N -~ ~~ Q " ~ ~ ~ U C O ~ Q CO O to CO L N ~ C ~ y--~ ~ ~ O C ~ ~ CO L N ~ d 0 ~ 0 > L CB ~ U ~ ~ ~ ~ ~ > ~- > c c~ c~ o N ~ a~ O o ~ p~ Q 0 .--~ L U O C .~_ ~ N E + -+ N C C A N U +~ O~ N~ O O L > N -O N ~ "'' ~ ~ ~ > ~ "p O Q O ~ ~' L L O J to 0 ~ -~ N y~ ~ ~ Q X 0 C CO >+ ~ O C O N N> ~ CO (n N Y N~ o U ~ ~ U +--~ N~> N - LL ~ E ~ ~ 'O U O ~ O ~ ~ CO m o~~ ~O L CO D uJ N .~ CO O- ~ .~~Ec ^ O>, ~~ N N~~ U~ CB Q N O L~ ~ ~ O y~ C ~ y-+ ~ ~ y + ~ ~ L r ~ 0 CO (n (n Q Q C CO N C~ N U (n O .~ O O U N~ N C ~_ ~ ~ O~ C N~ 2~ C L~~ O N e d O~ N O U p) N~ O~ N L H v ~ °~ ~ ~ ~ ~ ~ ii ~ can f+ ~a~i~aUic~o~ °~~0 N L CO U L ~ N LL O -O cn ~ ~ ~ ~ O co (n N ~ Q ®~~ N 7 U~~ O L~ m "~ 00 O~ to O O O Y ~' ~ ~1 N N U ~N ~~ N F L ~ T m LO ~ m CB ~~ O N~~ L C A N ~, W ~~Uao~~ ~ N 4? ~ O ~m"p o E _ ° ~ ~i~ U ~~ E~ ~ ~ ~ ~ c ,~ vi o o ~ -a cnUc~~oo~oE Nc~~~-a H ~ ~ ~ ~ o ~ ~ ° ~ ~ ~ ~ ~ > fn O C R +_' N~ N Y N N~ N ~'~ ~ ~ ~ > ~ N ~ CO U ~ O ~ '~ OU ~ N O (n ~ ~ N ~ ~' m m ~ N C ~ .--~ O O CO 'L '~ ~ "p Q ~ O ~ N ~ ~ ~ N ~ ~ ~ ~ L ° Q ~ O ~~ Y >, cd O O O Q CO ~ ago E ~. ~oC~ ~ `~ co ~~ a~...U cn ~•L-o _ ~ ~ cn L ~ co .~ o ~~ ~ a~ o ~ -a ~- c o L H ~ o a~ a~ ~ o ~ ~ W ~ cn L • ~ L C L L ,X M O N O> Q~ .~ ~ CB V .~ N p W ~~~ U c~ c~~ EU ~ ~~ cam ~~ 'O 'O >+ ~ >+ N N "O C ' O CO N ~ ~' (n • V N _ ~ N ° L o U a>i `~ to O O CO ~+ "= +0-' O~ N U cn cn ~ N co c cn m - ~ ~ o •°~ '> cn co vi ~ a~ Uc~~o~oai~o~~ C ~ ~~Y ~ ~ ~ ~ ~ ~ Q ~ to ~ m 0 Q N N "O ~ ~ >+ ~ C N ~ ~ >+ N CO ~ "O CO p~ ~ •U ~ N .~U- ~ N ~y N ~ ._ N~ CBO ~~ L~ O~ D U Q L CO p O W m O N ~ ~ U ~ O ~ ~ ~ 0 •0 ~ ~ Q fn C N "~_ ~ C C ~ ~ ~ ~ >, ~ ~ L ~ c ~ Q~~a~~~~°?'~n~" Q-o•.~ o ~~ ~o L ~ L ~ O O ~ N Y Y N~~ N~~ ~ O p CO ~ m N p -a ~~ 0 'C U N C > N Q CO to CB ~ _ ~ O- C CO N .~ CO ~ N 'L ~ N Y ~ •~ C C 'C > = ~ CO m O CO O O CO U . N ~ ~ :_ Q ~ L O .J :_ U ~ N ~ ~ Q ~ m ~ ~ m >; ~~-a~ ~~:~-a Qom a~ ~ CO N ~ (~ ~ L U •~ N O O O~ U "-' > N N >, U L L U ~ .~ N °-' ~ ~~ O U Y O U CO O D O~~ 01 N m ~ ~ ~ ~ C Q m c0 LL .~ .~--~ v ~ ~ 1 ~ ~~ . ~ ® ~ ~ ~ ~ ~ ~_ ~ I >> \' L i"' ~ ' ~~ ~' ~ a ` U I t ~ m Nin • 1 i `l ,l ~ T Q 0 L ^ ~ ~ ~ t ~ ~~~ ~ O ~ d ~ ' '~ +. ..~ I ry= - ^ 5 . ~ ' 1 , ' ` ~ ~, I , ~ 1 ~ y L d ~ ~;< ~' L _ ~ :' `' O ~ LL N N U ~ ~ (n ~ U L V M „ • L ~ ry ~ • ~ • ~ 11 1~1 I L r ^ V J .~ ~ • Q . ~ ~ • (~ N Q ~ ~ ~ LL r ,~ IAH W d LL W Z ~: , ~ :. , ~ 0 ^ LL ~~ (~ ~~ N N ~ O ~ U ~ c cn .~ Q ~ ~ ~ m co m cn ~ U >, ~ (~ L C ~ ~ C~ - ~ ~ LL r ~ LL r ~ LL r 6 ~ Q y-+ co ~ (n ~X co ~ U' ~ m U U W m '. ~ J ~~ a .R '~~ L,. .., ~ o ~; E ~ I o ~ 0 I W +~+ ry 3 ; ~ ' N ~ ~~: ~ a~ ' •y W i a `m_ m C7 M-~~~ ~+~ar. ~,~; ~ R ~" ~7 '~ ~ __ '11I ~~ ~ ~ .. ~~•~ i { ~~~i ~ w ~ ,~ .~ L N L U CO ' ~ L ~ ~ C~~ r~ L N y- ''^^ _ _ fn U U O L~~ L O .~ C N ,~ •~ O~ L L O C c v ~ U ~,~ ~+ c ~= ~ c cn a~ ~ -~ co co cn ~ a~ •v o O ~ a? ~ N cn ~ co o ~ ~' N o ~ ~ ~ ~ ~ ~ cv •- ~ cn CO ~ N ~ ° C ~ /~"~' ° U ~ L L ~ L ~ L ~ ~ ~ ~ ~ ~ L r ~ ~ ,~ N ~ ~ L N ~ ~ VJ /~ y~-+ ~ ~ "O ~ y~+ N y~-+ ~ L O C (~ O N ~ ~ C L ~ o>o~~~OE~vi ~~~ Q-o~~Q~~ +•r v a~ v •- Q cn -a o c o ~ ~ p N ~ ~ .~ co c ~ ~ ~~ o~ m .~ c U O >, v vi ~ a~ c a m o O C ~ CO CO .L-~ O N N L_ ~ ~ v Q Q ~ ~ ~ ~ •c ~ ~ ~ cn aoi ~ c ~ °- v c U 'X ~ ~ ~- -o ~ ~ oo" o ~ ~ ~ cn .N o ~ H ~ N o o ~ ~ ~ a y ~ O~~ o cn •c h o c o~~ N }' o Q' c Y Q~~ m d: 'X a~ va~~Q-vas c~.o = >a~-v~o. cn ~=Q•~ o~x~o_ ~ E o~-coo oc~ - r W ~ ~m•> °•> ~w c~ o ~cn °:~ LL cn~ ~~~.Nww ~ CO O L CO N ~ ~ ~ Q O C "_' CO -O ~ N N N N p ~ N ~ CB p ~ ~ • ~ (~ CO ~ >~ ~ U CO N Q >> "~ ~ CO ~ ~ N y~-+ y~-+ y~-+ •~ ~ fn N ° ~ ,~. ~ m U" Q L~~> O~~ M~ Q L C O O N •U O~~ y 0 C> N~ O~~ ~ L O L y-+ L M Q N O L p) X ~ ... 0 0 O~ d ~~ a > Q .~ C O ~ Q ~ ~ (~ ~ ~ ~ ,~ O N ~ (n (n W CO Q Q ~ p0 N L .0-~ d to O Q ~~ N to O O _ E _ CO f!~ c ~ E ~ U ~ O U ~ ~ ~' cn O 0 L .~ ~ ;?' ;~, ~ 0 ~ .~ corn >' N C7 (n ~ .~ cn ~ U•U~O O~c ~ ooE~~~~>Uo~~~m~~~_ oUU~~ •~~~~ 00. cn V CB L U~ N~~> ~~ O N CO fn L U O N> N N N E y-+ L~~ •L >, CO ~ N N O •~ O N ~ ~ N ~ ~ ~ O ~ ~ C N ~ C U ~ ~ ~ U d _ .--~ G~ ~ ~ ~' _ ~ U O ~ U ~ ~ ~ N N co ~ "O -O ~ ~ co O Q N N ~ L ~ ~ •-- co c ... ~ o- o ~ co N H m cn °~ U E .--~ U~~ O N N p~ N U O •~ .O d 0 L ~ N N~~ O~~ "~ N N N N }~ O L CO Q >> N O C L 'a ~ ~ d ~ ~ ~ ~ ~ ~ ~0' 'a m N CO C ~ ~ U) cn ~. co ~ W 0 ~ U 0~ >, N >~ d c~ o~~ N L -~ ~> U~ o ~. `~ ~ ~ •°-~ ~ ~ ~ ~ .o ~ ° Q- c O ° ~ N ~ v Epp 0 ~ ~ ~ c_ ~ Q" ~ c ~ O c~ ~ ~ ~- o ~ ~ > ~ ~ 0 c ~ o ~ ~ O ~ o ~ ~ ~ O ~ .~ d m d C~ E ~ ~ C ~ U ~ cn ~ w ao co co - ~ co cn co .~ .~ ~ ~ U H (n .~ ~ to C O C ~ ~ ~ p ~ L :~ Q CO ~ :~ .CB `~ ~ >+ CO -O O ~ N y :--~ ~ N CO CO .T-~ N ~ CO L "O ~ .0-~ O "O m ~ ~ N .0-~ ~ "a U ~ ~ ~ O O L ~ Q ~ ~ O O ~ ~ '~ N ~ U Q >, O" "-' O +-' to ~ O Q ~ ~ ~~~ N~ ~ ~ U N y `~T O~ CO D~ L N N ~ iii o ~ ~ ~ >, ~ ~ ~ ~ ~ ~ ~ ~ .~ ~ o ;~ o 0 0 •~ •.a~ ~ ~ ~ ~ ~ can ~ ~ ~ ~ o o ~ a~i ~ '~ o •~ Q o .L Q ~ N ~ ~ ~ o ~ N ~ ~ ~ ~ ~ o ~ ~ ~ ~ vi •~ -a L > co N ~ o ~ ~ ~ c N ~_ ~ 0 c cn ~ 0 ~ 0 U ~ a~ a~ a~ ~, ~ U ~ o ~ o~ ~ 0 0 0~ 0 L cn ~ U~ }r ?' ~ ~ cn °~ ~ c ~ o ~ 0 ~ ~ cn o ~ N U c ~ ~ ~ 0 ~ ~•~ ~ ~ N Q~N~~~~ c~~~~~0oN~0'~~~ '~ O c o ~ c N ' c ~ .~ •~ a~ ~ ° o ~ U c ~ ~ ~ a~ o (/~ ~ ~ ~ 0 Y E 0 c E o U~ > N E;_ ~ c~ 0~ N~~ 0 ~ ~ ~ N ~ U ~ ~ OU 'O .~ ~ N ~ ~ C O "O N N O O L L N ~ V ~ N N "_' L O CO N L "a L CO Q L Q~ O N E N • ~ '~ ~ O C ~ ~ ~ N •N ~ ~ ~ •~ •N C N U CO O L ~ U ~ ~ ~ N ~ ~ "a N N 'L L ~ O ~ ~ U O y-+ N ~ ~ O CO ~ ~ ~ ~ ~ ~ C "O C > > -O ~' -O O' G~ 'tn N y y ~ ~ U O N U N S ~ c~~ N N E >, ~ V N O N _ _ ~ ~ Ue N Y -a U v U ~ ~ LL ca •-- o -a ~ - ~ 0 c 0 ~ ~ 0 co c U 0 co co •cn L o ~ 0 ~ o ~ ° ~ -° •o ~ ~ co ~ >, ~ ~ ~ N O o > ~ ~ - Q- m ~ ~ ~ ° 0 0 ~ cn U ~ ~ 0 a~ o c~ Lt' 0 ~ 000 Z U U 0 Q ~ >' o o ~ N `~ ~ 0 ~ aoi c `~ ~ -_ ~ Q 0 •~ ~ ~ o ~ o ~ 0 ~ ~ ~ ~ 0 0 - 0 cn 0 H U H ~ d v .N U` cn m cn ~ cn .~ cn :~ ~ ~ ~ ~ ~ ~ ~ ~ U U~ U U N N~ ~~ ~ O O O CO ~ pp Q .0-~ Q Q~ -~ .0-~ CO L ~' C U C C ~ ~ N M ~, ~ ~ •~ ~ ~ O ~ U N ~ N ~ N p ~ fn ~ CO OM ~ ~ N ~ .~ ~ ~ N ~ ~ U ~•N m ~ O)m O _ ~ ~ ~ U ~ ~ ~ N L C ~ N CO L 7 C ~ ~ ~ ~ ~ ~ ~ > U ~ N N d N N~~~ Q C U N :N ~ L O O~ y 0 "J N O M C N ~ N y O O O .~ L O ~ O L ~ O N O N C L~~ •~ U N O ~. ~ ~ ~m~~ ~ °~~OU~a~ ~~ A ~ a~ a v >, o a~ ca ~ ca c N ca ~ ~ ~ ~ c o W com U... L.~ ~ >,~ cow a~ ~ c~ ~ ~ ~ a1 ~ >,~ a~ o L ~ O V C~ ~ p U c~ ~ ~ ~ N c~ ~ o ~ ~.. co c c H o c = U ° a~i E °~ 3 U E E o a~ a->i E ~ ~ ~_ •x ~_ ~ ~~~( x W L U~ O O L 0 0 C~ O L O L CO x L V ~-C~cnm N ~cncnc~om dcQ Z d'~~ N Q~~ c a~ -~ cn ~ - - c a~ o cn c a~ ~ c ~ a~ ~ ~ ~ L o ~ O L CB N C ~ CB CO L "'' O L N O "'' "= E L U~ U N N ~ ~ cn ~ 'X "= O ~' ~ ~ cn a~ •~°-~' o cn o ~ cn ~ p c ca Q a~ °~ ~ U a~ ~ ~ o ~ ~ a~ o c~ o ~ ~ c •~ N ~ •~ "a O N N ~ ~ L N Q ~ U m "O ~ ~ ~ ~ ~ ~ LL ^ E. c• o •~ ~U ~ ENO ~~~ ~Q-~E~ ~•~c~ ~~~°;~' ~;~~ ~, U ~ ~ '~ o c a~ ~ ~ o E ~ N ~ ~ c a~ c ~ O L ~ ~ ~ ~ ~ ~ ~ ~ o ~ ~' j ~ ~ ca ~ o ~ c p X m cn ~ ~ U ... o a~ a~ U .-- ~ •~ a~ cn U ~ ~ oo ~ •-- o ~, - co Nom, N > s N yU ~ ~ ~'NQ ~ cnmN N N•c~~ o axi ~ Q Q- a~ > ° ~ ~ c ~ Q" ~ ~ L ~ C ~ ~ o o ~ ° ~ O ~ ~ L .L O N CO ~ U "a O •--~ to N .--~ Q N ~ Q N ~ ~ >, N ~ L ~ ~, a N CO ~ ~ 0~ m ° N O~ N O ~ OU U U W N CO O~ C~ L U O p ~ _ L L CO O Q._ C y 0 a~ o- v ~ c ~ ~ H Q U ~ ~ ~ ~ ~ ~ ~ o ~ ~ cn ~ d ~ ~ c c ~ ~ c co o ~ ~ ~ ~ .~ .~ ~ ~. ~ ~ cn ° o a~ o ~ c •L py o ~ vi ~ cn ~ ~ ~ ~ ~ E ~ o_ ~ o cn ~ > c ~ ~ L cn L ~ . }, ~ N ,~ '~ N ... ~ cn O c"Jn L U~ Q N ~ N N .~ O~ M N "~ ° ,~ ~ N~ p ~ ~ ~ a~ > Q U ~ ~ ~ W ~ ~ ~ i ~ ° ~_ cn o •~ U o ~, ~ ~ i c ~ ° U E N L L N >> Q CB CO L CO C ~ N `~ ~ - ~ fn fn D ~ .~ cn L O L N W U Q C~ O cn m d Q~ N Q .~ ~ O ._ ~~ O m L L N G •C >, M • • ~ x C L i m 0 ~~., ~ L 7 0 CB >~ N L o o ~ L ~ d _ ~ 0 L ~ ~ ~ ~ ~ L L ~ L ~ 0 L d + W ^^ ++ W ~ ~ N 'a _ ~ R /~ ii /~ ii ~ Q' O Q. ~ _ +~~' 0 O ~ d d N ~'' W W Q = N . 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Q C ~ N ~ ~ ~ ~ o o Q ~ ~ a~ ~_ ~ ~ ~ o ~ a~ C O m O CB N U>~ L Q N O) ~~ ~ C j~ C ~ Q U ~ Q N 0 C O O N O N O C >, CB L O S L O U cn ~ d D .~ ~ W~ c U v O d~ O O O O O O d E a~ 'z '~ a ,'~, ~ E i M1 0 a ~"' M 1 9 f*' ~~ ` . ~ ~!~' ~ r:., 9 m F' ~ ~ O ,~~ O ~ ! Q V y r ~ ~ s ~ :t x4• ~" ~ ~ ~ ~ ~ M ~~'' ~ W ' ~r ,r ~ ~ ~ > \ ~ ~ ~ ~ ~; ~ ~ ~ 3 ~ u ~.~ ~ ~ ~ G ~ u •', ~ ~ ~ { ~~~ ,~ ,~ ~ ~ '~ t ~~ ~ ~4 '~ ~ N '' i ~ N . ~.. M, ~~ c m ~ ~j~ ~ fn V) ~ .O V OL L ~ ~ w .~ ~ = C7 m~ a O U cn Q a ~i Z' ~r~ ~ # Q r~ , :~ ~ a~ ~ a~ ~ ~ ~ >, a~ ~ ~ N~ cs ~. ~~ cn L .~ ~ ~ ~ O ~ ~ L ~ O ~ O O _ ~ -p ~ U CO ~ "O (~ CO ~ CO to U ~ O CO L ~ ~ +-' N d "-' ~~ ~' p~ L N U N C N "aN•L~~C ~n~E i--/ .O .--~ N L ~ ~ ~ N .--~ C ~ -p ~ N p "= ~ ~C ~ '~ c ~ C~ N Q-p ~ ~_ M O N O ~ ~ CO ~ ~ ~ ~ ~= m -~ OL N "O >, ~ O Q U "O ~ rt. N fn N N~ U •~ m L Q C~ ~ ~ ~ O) O N > ~ ~ Q U N CO C~~ ~ ~ p N C to CO N N ~ O 'U ~ ~ i ~`~`~c~Lc~ O ~a~c~a~~ L L. ~ ~ ~ ~ ~ ~ ~ ~ O y~ ~ ~ = L O O ~ ~ ~ ~ N Q CO CO _ .--~ - ~ ~ CO ~ O p ,~ .tn >, ~ ~C N U y ~ ~ °o o cn o > ~p O a3 ~ ~ v~ c c c~~ c o• ono d o0o c~ _ ~~ C~~ N ~ L N U L~ N N O_ C E O ~ ~ Q Q ~ L 'C N C ~ y ~ ~ N ~ ~ •~ L C N O C N N ?~ H CO C "-' CO (n Y N Q •O ~~ N ~1 O L U N L CO O N U O U p L ~, O- L Q> N~ N O ~ L> "a N O~ N N N "~-' ~ N "a ~ p U O ~ O ~ > U CO ~ rr / ~ C O L N O L L O) L C O~ L C O) N O> CO E . ~ o ~ ~ c ~ o ~ U ~ U ~ (~ Q E °' ~ ~ L ~_ CO O .~ N N ~ fn L Q ~ O CO ~ U ~ C7 ~ m o o c ~ N • ~ ~ O ,~• ~ ~ ~ ~ ~ o a~ O ~ ° L ~ ~ ~ c c ~ . .-- Q ~ ~ ~~ o ~ ~ ~ a~ o ~ U a~ O ~~ ~ ~ o N O ~, ~ ~ ~ o cn ~ ~ cn a~ ~ ~ •cn a~ ~ ~ cn a~ a~ ~ ~- c~ a~ Q aOO~ ~ ~_ ~ o ~' O N a~ Co Cc ~, N CO = C S C ~ N O E~ O. i ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ c ~ N a~ of ~ a~ ~ ~ o U ~ ~ >+ L Y ~ ~ "J L CO O CO ~ ~ ,_ ~ CO ~ ~ ~ N L N 0 L ~ CO = LL ~ N ~ ~, N C .0-~ m N .~ ?~ ~ ,~ O C~~ U "a U~ .~ C _ .--~ ~_ ~ > ~ o vi ~ ~ o o ~ ~ ~ o O m ~ .> ~ ~ o ~ co co co ~_ ~ ° N ~, co ~ ~ ~_ .~ ~ o N L L ~_ ~ ~ ~ y~+ yT+ O N ~ N 0 ~ L 2~ („) O ~ ~ ~ L ~ 'p ;~ N C~ N CO C ~ ~ ~ y-+ ~ ~ ~ ~ N L ~ ~ C N ~ L ~ .~ ~~ .~ L N O m L L ~ C L ~ C'a ~ .--~ > ~ LL m ~ cn .--~ O co Q ~ ~ U ~ ~ L CO LL . t ~ fy ~ ~ ~ ~ ~'~`~ ~~~r ~ F ~ ~! ~,. ~ ~ ~ C• ~ ~~ ~ ~ ~. a~ ~~~ a~ ,~ '~ ~~ ~ •~ ~ . 6 " } 1 i 1 Iw ~ f O v 4~ K \. E O ~, + , W ~, ~°, ~'w y ' L ~ ~ 1 ~ ~ Y ~, ~' r ,., ~' ' r ~ ~ ° y' ~~ ~~~~ i.. A x 1 ~ i- ~H~.,. T ~d' t r ~ ~ ~ '+ ~ 7 -V a ~ ~ ~~ ~ -~ 1 ~~ ~~~ w M ~'~ k`7 yy ~~, A, O ~ g ~~. r ' l i 1n ti f~ ~, 4 ._ ~~ ~ N ~ ~ ~ ~ , ~~ ~, C y ~ :~ , , ~ ~ ~ C ~ LL L ~ ~ A y '~ ~ L L 'L L 0 t+ 1 F L >~, ~ ~ Q o0 V D W ~ t9 = ~~ ~' Q L ~ ~ O _ h ~ M L ~ a0 0 E E 0 U L ++ d U ~• ~! 3 .y ~ ~ ~ ~ ~ N r.+ G r ~ +~+ r •~ Q ~ ~~ •~~ ~ ~ ~ 7 ~ ~ ~ r ~ ' ~ .j~~ ~ Q ~ ~ ~ ~ ti t ~ ~ ~ ~ .~ L ~ ~ ~, L ~ c v ,, + ~ 3 r ~ ~ ~ N a y w ~ ~ o v ~ ~~ ~, ,a v' ~,k~ ® r ~rt, ~'9 r O Q (Q) va ~ ~ N ~ . ~l ~ u ~ 4 ' _ ~ ~• ~ 1 ~ N N ~~1 ~ C N `y, ~; _ r L ~' cy ~ •~ O as ~ w ~ W,~ ~ ~ f C~ C m V m E ~ N C1 ~, ~ `' ~ ~ cv ~ ~ ~ L ~ ~ ~ ~ ~ ~ w • ~ ~ '~y~ ~ c ~ = C7m ~ a p U cn Q a~ Z ~ ~ -R ~ , Y~` V c (~ ~ ~ ~ ~ Q o0 V D W ~ t9 = O ~.- .~ • • , ,w J ~ 4: . d ~ 0 N N ~ i i L C N O fn C N ~ ~~ E "= CO ~ M N N C CO ~ •L ~ • (~ •V Q U ~ Q CO ~ a ~ co ° N .c? ~' X ° a~ U CO U N ~ O N ~ ~ Y O- O ~ "O .~ ~ N °- N C ~ CO N ~ ~ f1 ~~ N Y Q O U -O _ = C~ 0 0 0 0 0 p) ~ O p '~ fn ?~ ~ N ~, L L~ C ~ L N O~ Q CO O 0 -O Y CO (n °U "a ~ N 0 ~ ~ N ~ ~ O ~ i -N•-~~oY~Qp°po- ~ y c~~Hs cn ~,• L ~ O ~ Y N to ~ ~ "O ° N ~. °- - 7 ._ ~ C ~ 7 ~ ~ CO ~ ~ X "~ ~ L C "O N U CO O C N N y-+ •U Q to ~ C C A N T CO O fn ~ m ~ ~ ~ ~ Y 0 v o U X 2~ p) D~ N O ._ Q ~ ~ ~ CO y-" C L y ~ '~ C = O N .--~ C~ N O N O •L N~ ~~ '~ C~ E N~ N C fn O N Q~ fn ~ 'L E N~~ L O •o ~ O° N O L° ~ to to Q~ E Q~ ~ U U ~ ~ m ~ a~i °-' m ~ (7 m N Z ~~' hsyw.frs~,g. y,;.v .... p ~5• . r s ~ I d ~ _ !~ ..rte , .Y.l`1~^'1, ~.-.,~_ .s" a~ 0 N rn m L ~ 1 ~ 1 ~ L 1 1 ~ 1 ~ ~ L (n C ~~ ~ O Y 0 0 CO („) ~ C -O o 0~ C U CB N Q- f!' o~~ U co E E '~ N cn N ~' U L c N c E _ :~ +~ C N 'C N N .~ ° O~ Q~ N Q C N N CO ~~ N ~ ~ ~U v ~~ ~~~ ~ c _ ~ ° ~ ~ ~ ~ H ~ ~ o ~ ~ ~ ~ vi cn ~ ~ cn ~ 0 0 O ~ •; ~ ~ V Q ~ ~ ~ L ~ L ~ ~ ° ~ '~ U to o Q a~ L U co d. a~ U c '. a~ = o~N•La~~ y ~oE~ovoi"~~~~'Q~ ~, o~ ~ ~ o co v co ~ ~ ~ o a~ °~ ~ ~ cn ~ p ~ U cn ~ v ~' ~ ... ~. N L Q U ~ cn ~ cn ,~ ~ cn v f+ c v •cn o co v ~ ~ ~ v ~ o > " ~ c aoi c ~ ~ c = v ~ L ~ ~ \V ~ ~ Q ~ C N ~ ~ ~ CB C N ~ O L L ~ ~ ~ ~-a~° o n o Q .Q~~ Qc~ °~m N c~U ~ E V c"-n o y Y cn ~ cn ~ o ~ o cn .a ~ ~ ~ o a~ a~ ~ ~ U ~ Q .o ~ .N d - _ ~ ~ N ~ ~ v ~ ~ ~ y ~~~a~~cn a~iaoia~i~~`~c~a~~°~~oE of o~ ~' N" ~ ~ c a~i ~ ~ ° = Q- ~ ~ ~ N Q- ~ vii Y ~ vii o ~ ~ ~ c vi = Y ~ 0 o cn ~ ~ vi d ~ o ~ o ~ N ~ o o ~ a~ ~ N p o a~ a~ _ ~ ~ a ~' L o a~ •- v ~. ~ c a~ o U c cn " • •• ~ o V a~ ~ M U a~ a~ a~ ~ cn H E ~' co cn co ~ cn co .~ ~ :.. E D ~ a~ H co ~ ~ N ~ ~ p N ~ Q N 'L 7 7 ~ N ~ ~ O N to N ~ QL., Q U ~ - ? ,F 1 ~ N ~ ~ ~, OL N .--~ CO ~ Q-~., _ ~- ~ ~ ~ L CO ~ Q- U N to ~' Q U ~ ~ ~ N ~ C 0 O ~ N CO "O CO m N ~ ~~ = CB N T N N t ~~, OU ~ ~ ~ C O "~ {~6 ~ V .~_. cn L N N -O ~ > ~ O N V :J ~ N "O N ~` ~ ~1 ~ N ~; L N - V ~ ~ cn Q C ~ 4! _ !~ , ' V 7 U O Q" CO d 4 Q ~ 7 O R +`+ __ N 'L C ~ ~~ H N N O W ~ a 0. ,~ > ~ O ~ > to 0 ~ ~ j, C J W ~' d v ~ ~ V ~ o U ~ °~ N d ~ o~ .~ ~ a d H H w R +~ ~ ~~~ ~ ~ • ~ ~ o ~ ~ a~ .~ c = cn .~ ~ ~ Vie, o ~- ~ p 'Q c a~ co ~ N cn .~ E W ~ ~ ~, N Q ~ c~ ~ y,. a~ ~ O cn ~ Q" cn ~ cn ~ ~ c H 0 N °° ~ ~ ~° ~ U co ~ ~ -~ -~ CO (n ° CO ~ Q~ ~ ~ C N U C N U L L ° CO N L ~ > L U~ N~~~ N N ~~ L O E O N >~ CB ~ CB N Q p C = U Z ~ ~ N ~ ~ ~ v ~ ~ ~ ~ oX m ~ p •~ •~ ai = c ~ ~ m d _ -O N ~ ."' N N L fn L C CO ~ = C O N -O N C L ~ ~ fn ~ p ~ O N ~ ~ U fn N ~ Q /o ~ o +--~ N ~ ~ ~_ O ~ L U C~ •L U N Q U •L L~~ ~ ~ ~ ~ ~ c"_n •c ~ ?, ~ ~ iii ~ > ;, ~ ° = o- ~ o 'n ~_ U Eo 0 of ~~a~ca~ c~~oc~ V oN>,ao •~ = L .~ O N y~+ ~ •U y"' CB •L O C N o "a U O U fn ~ y... .--' ~ p N ~ ~ ~ o ~ o" U "a o ~ "'' o- "~ ~ ~ m co cn to `~ ~ ~ V ~+ N co ~ "~ ~ ' A \~V U U U ~ ~ ~ ~ ~ U ~ •~ .o CL U l~J V U U Q ~--~ ~--~ N U ~ ~ U v, Y Q- ~ N .--~ U N L Q~ O~ N~ Q .C C = •tn ~ Q" o V~ (~ CB ~ N~ N O~ N `~ U ~ "_' o O~ O ~' +-' (n d U ~ o W m N •J a~ m .~ cn c ... ~ ... o c L ~ a~ N ~ co ° ~ V a~ o ~ c U ~ o ~ ~ ~ ~ ~ ~ aoi ~ •°- ~ vi °~ ~ y ~ ~ vi ~ ~ lL CO Y cn cLt ~~o~c'oc>~oN g ~c'a~i~~a~~aoi>p~ o~.~p~~ ~ ... ~ ~ L c~ >, ~ o ~ ~ d ~ ~ o ~ ~ ' a~ o c~ ~ ~ •cn ... m o o C7 V ~ N U d~ >, U •L ~ ~ 0 N N c N~~~ m~ ~, ~ ~ N N~ U ~ ~ 'v v N a~ .~ can ~ ~' ~ .~' '+ ~ ~ .cn co •~ ~ ~ ~ ~ ~ c ~ aoi ~ cn ~ `~ ~ (~ ~ vi ~ c c~ a~ o ~. N ~. a~ c c o N o ~ ~ N ~ >> - c ~ L ~ > o ~ ~ cn a~ ~ ~ > O o N o N ~ o ~~ o •N o ~ ~ O Q N ~ Q~ o ~ ~ ~ ° ~ ~ ~ ~ ~ ~ a~ v ~ ~ cn ~ o o ~ c ~ C7 ~ E ~ a~ N ~ a~ - E ~ ~ ~ ~ a~ o E ~ N ~ L ~ ~ ~~ ~ ~'~ ~ o ~ ~ ~ o o ~ ~ ~ - M cncococoa~~c.~a3;~co m Ucc~Oc~°~'~°caca° W ~~~c~~c~ N N N .~ ~--~ W .~ (~ L w~ W ~^ i a a 3 N of L d N ~ ~ O ~ .0-~ .0-~ N N ~ N ~ U ~ ~ t~ N CO ~ O p) ~ Q p~ N ~ L L N .0-~ V N N ~ .O N O O N ~~ O'O N ~ Y ~ ~ ~ ~ CO >+ Q ~ Q .0-~ CO O ~ O L E N O ~ N X ~ ~ O) ~ O ~ >''y ~ Q O N ~ C CO W ~ cn E ..: c ~ c0 'X ~ O ~ O O ;~ -p Q •~ O CO ~ ~ Q 0 p~ ~+ C C ~ o ~ ~ Y t~ d ~ O CO .0-~ L ~ U O- U .0-~ O CO 7 N U ~ ._ ~ ~ ~-" ~' CO N "O ~ C U ~ ~. .L ~ CO C C 7 +-" ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ U ~ ~ CZ O N ~ N Q N ,~ N N~ t~ Q U O O Q ,~ ~ O Y~ C O ~ ~ ~ Q ~ N O .-" Qj m Q 'C N ~ L O O E U CO CO ~ >'-_ Q > N U C C ~ d N ~ ~ ~ CO ~ N O N :~ CO "O ~ ~ d~ +-' N CO C O U L +-' ~ N ~ ~ CO ~ N .0-~ ~ ._ C ~ ~ ~ CO N y ~ CO C Q ~ N m,~ O ~ ~ V L ~1 (~ O L '~ ~ (~ N ~i ~ ~ (~ ~ ~ ~ ~ ~ OU Q N CO 0 ~ ~ ~ O ~ 7 ;_, 0 N C1 •~ ~ O ~ U N ~' N p) ~ "-' "O o ~-~ ~~~~~ ~~ '~ CO N O ~ N N ~ _ ~s=o=-a~~a~~~ ~ ~ ~' ~ c0 0 ~ ~ o cn •~ ~ Y .~ •CO Q O ~ p U ~ ~ N N >' CO ~ CO N "J ~ Q N ~, O ~ C ~ Y ~ Q ~ >+ t~ C ~ C~ - O O .~ ~ N N ~ .~ CO N `~+ ~ N L ~ C ~ LO C ~ C1 U r ~ N Q ~ N O ~, ~ N •L r Q ~ •C O ~ 0 C1 O N ~ U ~ U ~ ~ N N N O CO L L ~, ~ CO W ~ ~ '~ •~ U N ~ ~ > '~ ~ CO C ~ L ~ ~ '~ L ~ N "O -p O 2~ O ~ 'O O ~ ~ .0-~ U ~ CO E ~ ~ N ~ ~ ~ N Q •L L C_ U ~ U ~ Q ~ ~ ~ •~ ~ ~, ~ CO U ~ •~ ~ L N ~ ."_~''' Q N ~ 7 ~ U ~ ~ ~ v E c ~~•N~ ~ ~ y ~ ~ O ~ ~ L (O ~ ~ CV Q ~ N ~ 0 CO N U C CO - ~ "C3 "a O ~ N ~ O CO ~ N ~ d U ~ ~' .0-~ (~ CO N ~ ~ CO N ~ CO ~ ~ ; ~ Y N N LW ~ "O C ~ N `~, L ~ L ~ ~ ~ M O U c0 O Q H ~ c0 N :~ ~ U M Q N C0 C= ~ N .--~ Q O~ O~ Q L ON U ~ E~~ ~ N -~ 7 E~ C ~ CO Y Q Q C N' O "C3 N O~ t~ ~ "= L O~ ~ ~ O ~ O ~ W ~ ~ ~ ~ ; O Q ~ ~ O U U CO N~ CO C N D y N -O O C N N N .--~ ~ CO ~ E 'y CO L N N N ~ CO ~ ~ Q '~ ~ L L ~ `~ E~ N~ O ~ Q N m "O CO C~ COj ~ O > ~ C ~ L CO ~ N (n ~ -~ ~ CON "= 2~ E ~ ~ N O~~ O Q~ N~ N O S ~~ N •-" -t3 O> O ~ ~ ~" p O ~ ~ (~ ~ •V N O ~ L N O C Y ~ N ~ N ~ ~ ~ ~ ~ Y O ~ ~ Q~ y--~ (~ N O ~--~ O O p Q O N Q ,~ ~ ~ ~ ~ CV ~ ~ ~ ~ CV N ~ ~ ~ CO C - L ~ O N ~ -O U ~ ~ L N ~ ~' ~ "O CLO N ~ L ~ U ~ C c0 'X c0 cn o ~ ~ ~ ~ O cn L y ~ ~ LL 00 ,-O~ ~ ~ ~ U ~ ~ ~ ~ •Q •V CV o ~. o o c ~ ~ ~ ~ •voi >, N 'o o cn E ~ ~ ~ o ~ O N N ~ N ~ ~ ~ ~ ~~ ~ N ~ N o' ~ L a~i E °~ c a~ ~ ~ o E c (n U O ~ ~ U C ~ ~ t~ ~ ~ .N-~ O ~ ~ O O N- ~ ~ ~ -p ~ O Q ~ +--~ O- 0 N ~ CO L •- O Cn ~ C CO O O ~ D ~ U ~ ~ E .~ c0 Q d ~ c d c0 ~ .~ cLO N ~ ~ U "'' ~ U ~' ~ N N U ~ N N d .U N N L to ~ ~ +-' ~a~~N c ~ ~ ~ ~ U N O ~ ~ 7 m ~ .N-~ ~ CO M CO ~ L O ~_ ~ ~ ~ ~ N ~ ~ ~ O N ~ (~ M N O" ~ M L Q _ O N N N N a ~ ~ ~ O U ~ ~ ~ ~ ~ U O ~ 0 ~ ~ ~ N N ~ ~ O U ~ ~ N N 7 N U N ~ N "O :-- `~ ~ ~ ~ ° ~ o o N ~ ~ ~ ~ o ~ ~ ~ ~ vii `~ O rt- L o ~ ~~~Q-•J o ~, Q ~ ° c~ (~ ~ ~ ~ ~ N ~' ~ W Ea~~~~ L O N N N O Q N ~ N 1 L ~ ~ ~ ~ ~ ~ ~ ~!1 ~ L Q ~ ~ ~ ~ E U C O N C ~ ~' N O~ C L N CO 0 CO Y Q ~ CB ~ CO Q ~ Y CO "_' .U-~ L v Q- N .~, Q o Q ~ "o ~ ~ L v ~ "a co ~ N T 'L ~ ~ "O CO ~ Q O ~ ,Q- N L _ C '~ N "O +-' CO ~ N ~ ~ ~ C N ~+ ~ Q N CO -O L .Q N ~ ~ ~ N N to ~ "O "O C ~ 'C CO ~ U "a O L ~ CB "'' N ~ ~ ~ ~ C O ~ O ~ U O L .N-~ U~ O p~ C O~ O~~~ ~ Q O O N ~ _~ N CO _ N N N ~ '~ ~ ~ N Q N ~ CO ~ ~ N ~' ~ U ~ U ~ ~ ~ O ~ N Y CO L O .~ Q~ N `~ N ~ 0 0 C O E to •- N "_' Q ~. N N N O D U O :~ ~ O_ to ~ .-. C O O~~ C~ N ~~ N~ N 0 0 ~ Q ~~ O~ Q~ N "a O N E `~ ~ Q~ N O O N m ~ ~ •cn ~ O ~ ca a~ E ~ o N o ~ a~ o ~ ~ co cn o ~ ~ ~ .N ~ o ~ ~ ~ -o L ~ ~ >, C o a~ a~ ~ ~ ~ Q c o ~ o >, O a~ ~. ~'= o ~ ~ E m ~ ~ ~'L ~ ~ ~ ~ Q-~ ~ " a~ a~ O ~ ~ °' ~ ~ 0 0 ~ c o ~ ~ ~ °? o ~. -o v ~ .~ ~ c a~ ~ L ~~~~Y ~~ ~N~c~~o °~oEa ~ a~ a~ L ~ ~ ~ ~ ~ ~ ~ N ~ L Q U_ ~ ~ ~ L ~ p N O ~ N .U ~ ~ N O O N O Q O ~ ~ ~ ~ "O Q~ ~ ~ ~ L U ~ .~ ~ ~ O fn L N C U U L N N T- N N "O +-, O N O N O~ O L O U~ O L ~ ~~ CO ojf N O C~ O ~ Q ~ ... U O '> ~ ... ~ CO O O L Q W Q m N ^~ _ ~~ R d ~+ L /~ ~ N W ~ V ~ O L ^' ~ ~ ^^W d ~ i.~. N ,~ __ ~ ~y ~ m {~ ++ ~ of ~ ~ r r N of .y R S d N ~a ~a > > 0 0 a a a a ~ o, a a ~ ~ ~ ~~ ~ ~ v ~~oa ~~.~ ~y o ~~ ~~ O cn~V~ •~ ~ ai a ~~ m Q~ an d ~V a .; ~'' o U +' O ~ ~ ~ C _~ 7~~ i •~ V U N N~ N a 0 d C V U ~ I.L ~ O O ~ ~ a o +; Z a y w c~ ~ ~ ~ a ~ i ~_ ~ ai 'c' ~ J a W W Q ~ ~ ~ ~ W ~ a a~ N 0 D ~ ~ = I Z_ .y It 0 ~ J_ m Z ~ ~'+ `~ m ~ a ~ ~~ ~ ~ L .~ ~_ Q ~ ~ W a~ ~ ~ 0 a ~ n ~ C7 ~ E Q ~ 0 ~' o r ~ Z a N O_ ~--~ t~ N ^~ ^W Y.L .~ a N ~, •` ~\ • ~ 1` ~~ ``5 ~+, • ~ ~O a ~ N a ~ ~ ~ ~O ~ J ~ O ~ N Ul O ~ C C f0 a t Ul i a .U a m O d 7 ` ~ 01 N O] m ~ ~ ? 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Q O N CO ~ "O ~ O O" .O .0-~ -O +~ U L ~ C ~ N O CO 7 ~ 'a CO > L O ~. ~ U U~, 'y c _ ~ ~ ~ ~,O ~ CO Q N O N U C ~ N ~•~O L ~ > O•- = O ~ O ~ ~ d ~ d.N N .y d D C "~ ~ '~ O ~ L O N ~ O U Y ~ ~ N Q~ N ~ N •> L (n ~ pL O y--~ U N ~ ~ ~ U U C QO ~~ L ~ ~ N L O O N N .0-~ ~ ~ O O L O O •L"-'~ N N ~ ~ ~~N N "O U Q Q U CO QQ ~ O"a ~ N ~ ~~ ~ _ C _ ~ ~~ N ~ ~ to O~ p N~ to O ~ N "J N Q~U "-'00 X ~ C N~ U N CO N ~ U ~ '~ ~ ~ ~ ~ •C O O)Q L+-'L > L X ~ 0 ~+ Q~N W~~ ~~ N N ~ 70 O) U ~p ~ ~ ~ ~ ~ ~ U ~ 'L >+ C ~ ~ ~ N C •- O Q Q O C CO O ~ N O.~ O N y--i ~ ~ y-+ Q L ~ C N ~ ~ L O N ~ ~' ~ ~ ~ U ~ N O O C .~ U N O- O O "a CO NQ N ~ >+ O to N •~~ ~"O C N L .0-~ ~~ ~ ~~ ~ CO ~ ~ ~ ~ :_ O O~ OL U C ~ L L U ~ y~.~ ~ O ~ ~ ~ 0 ~ L ~..~ O) ~ ~ U ~~ QQ ~ ~+N N ~ ~ O N •"= L O O ~ to L ~ ~ ~ ~ ~ U ~ N N ~ ~,O ~ N ~ ~ N O) ~ O>O Q ~N USN CO N ~ O L ~ ~•~ ~ p ~~ NC00- N"00 •~ OU NLO- L ~ ~ N ~ ~ L Q U co .~ ~ W cn U ° co N O O fn N N ~; L ~ -_ C N U >+ ~ N~ ~ C .--~ N ~ ~ ~[ N OL ~' ca ~ > j N CO C Q Q L - L ~ ~ C v~i ~ ~ ~ U o ~ ~ ~ ~ • c~ ~ Q ~ ~ ~ a~ U L _ +-" O ~_ ~ ~ 0 ~ 0 W O N N O ~ .--~ N C O U L Q N C C~ O~ 'y Q C ~, 7~ p L fn N CO -O O Q N -_ Q N ~ O N L ~ ~ N Q ~ p ~, N~ T L ~ ~ .~ O ~ N CO ~ •~ "O O- O~ Q X ~ E~ N N ~~ '~ N~~ L N N= ~O Q CO O~• CO ~ U Q ~ C ~ ~ N L = ~ Q N •~ E N E CB O .--~ ~ O ~ ~ ~ N O U N~ Q >, U N > ~ ~ ~ L ~C O "O U .~ ~ N Q >, N~~ O CO L ~~ Gi '~ O co co ~ ~ L o ~ ~ +~ Q- ~ E ~ ~ ~ 0 Q ~ ~ ~'~ Q ~ N - O Q ~ C~ N N O ~ U p O ~~ ~ y~~ N CO ~, O ~ C ~ N N N ~ = U N Y N U O ~ ~ U~~~ U j~ N~ Q • Q C ~ O ~ .~ O" O ~ ~ ~ '~ N ~ ~ N O ~~ ~ ~ ~ ' p~~ N Q Q N ~ ' ~ 0 N ~ N 0 0~ y~+ ~ . 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Q H~ c ca N Q o m ~~ Q Q N N .~ C~ .~ N Q X_ N Q O ~ .L ~ ~ ~ ~ L CO "-' Y N N N C C O •- ~ ~ ~ N N Y CO CO N ~ ... U O CO O CO CO N O" ~ C ~ N ~ ~ 'C3 ~ N ~ '~ ~ ~ ~ ~ N ~_ ~ C O ~ ~"O U_ ~' ~ ~ 'C3 ~ O ~ ~ E C N "O "~ N N .0-~ ~- CO _ _ ~ .--~ ~ ~ ~ Q N E U ~ COQ O U O~ ... 0 '~ U 7 U E N O-•~ N N NL_ v~~ o Q~ c o y ~~ ~ Q L U X ~, -~ = Q C Y N y "O O O~ N O c0 ~ j, ~ Q ~ ; ~ ~ ~ ~ ~ U.O CO CO ~ N~ p O V U ~ N N "~ U :~ L L N "O ®_ ?~ ~ U ~ ~ ~ Q ~ ~ N O CO ~ ~ ~ ~ L Q" O L .L ~ U C _~ ~'c ~ cn o v 0 ~ ~y ~Lo ~ O L O = O +-" ~ ~ U U p ~ ~ ~ ~ O p'~ C L •U ~ N CO •--~ O ._ ~ U ~T~~~~~c ~o~o L N N E C N~ O N Q o a~ E o '> ~" 'y ~ L 't3 ° '> 't3 ~ cn d Q (n cO ~ ~ a~i ~ c"~n a~i D ~ ~ C ~ •~ N N ~ N ~ O 7 ~ U ~ L 'L N "'' ~ N N ~~ C ~ CO O- C ~ ,~ ~ N ~ N ~ -C3 ,N Q L O QN .~ ~ ~ CO N ~ C U~•~ _ N C= ~ ~ CO oN~ N O N N •N CO •~ ~ .O ~ ~ ~ O) ~ C ~ ~ ~_ CO N C ~ U N ~ Q ~ U O N Q ~ •- CO N L ~' N N N N ~ ~ "~ N ~ U ~ N ~ O ~ O ~ 7 ~ .~ U O N L QO N "C3 ~ ~ Y ~'.~-" CO ~ N ~" c .L ~ L Q ~ CO ~~+ N N .~ N U ~~~ ~ •tn CO ~ ~ O N U ~ ~ .--~ L ~ "~ N ~ ~ N ~ ~ O ~ N ~~ O U O N O O N ~ ~ L ~ ~ •- ~ ~ ~~ ~ ~ C QCO ~ E ~ L ~- O ~• COj ~ "~ N N ~ y L N N N ~_ N O ~ ""' ~ N ~ N N ~ U N ~ ~ O CO O) N N ~.~ O D ~ N ~ "a O "C3 ~ N ~ •- C +-" ~ cn c0 o c0 cn N U ~ N O"O N O O- ~ Q~ ~ ~ N N ~ ~' ~O U O Q ~'.> COO U E ~, NCO O ~ •Q~ ~ L ° NCO N .0-~ N O ~ U ~ N ~ L N ~ ~ ~ 0 U ~ ,0 N Q ',r f±~ •~ ~~ W .~ N Q N Q o a v T ` Q 'i L, i ,.' L 0 L _~ 3 V .y N d d .Q N ~L d d a a~ U ~ (~ ~ L ~ y--i p ~ L ~ L O • y-+ y -+ ~ (~ ~ ~ ~ y--~ y--i L ~ > N ~ ~ p ~ .--~ ~ ~ CO ~ U~~ N N CO Q N N Q ~, CO E ~ TO N ~ CO N ~- U U E ~ Q N "'' - ~~ N C O~ y ~ ~ "O ~ O L Cn N N L O C U B "= ? N Lch U 7~ N N ~~ U O ~ C ~OCO ) N ~ ~~~~ ~ ~ N~ OU N ~'U V ~ CO Q N ~~~ •U ~ ~~ _" . ~ N ~ ~ ~ O ~ Q ~ QN ~--~ N N ~'L ~ Q~ ~ 0 Q O N •~ ~ >,O N.O U U~ N " "'' C _ L ~ ~ .--~ ~ C C ~ L ~ 7 L V L C N N Y C '~ ~~ N C N O.~ N ~ N N OL ~~ N N LZ (n OHO- ~ E CO to E N ~ . 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Q N N .~ C~ .~ N Q X_ N Q ~, y--~ L ~ N ~ ~ N .--~ ~ CO CO N y-+ ~ U ~ U ~ Q N ~ C O ~ N CO U 3 ~ ~ N U ~ ~ ~ ,V ~' L N ~ ~ ~ 0 ~ ~ ~ N N ~ , vI N E ~°a c~Q- N E U ~+U N Y ~ ~ O ~ N~ C ~ c0~ C ~ Q ~ RJ C~ 0 O "= U ~ N ~ U 0 N U U 0 `~ Q ~ L ~ > ~ ~ ~ .--~ ~ N O ~ dUc ~cn ~E O V cn 0 y-+ ~ ~ (~ 0 ~ 7 O ~ 7 C ~ ~ ~ ~ O N ~ ~ L y--~ ~ U ~ U ~ • ~ ~ O N C ~.~ N O U ~, c0 ~ ~ ~ N CO ~ U ~ 0 ~ L ~ ~~ Cn U ~ N ~ O Q ~ ' 'L C " ~ + " ~ • •-" rt + Q .-" (~ CO O ~~ °~`~ E Q: Y~ UU~ ; V ~ ~ ~ .~ c0 ~ 0 ~ N Q ~~ _ O C N N CO a N~ N~~ ~L o ~~o N~, >~ Q~ ~Q ~ QQ ~O-O ~ COL y--~ `~ ~ (~ O '~ w ...cts CO U ~ ~ O CO N~ N ~ ~O U~ tn"t3Q Q ~ vii -0 ~ E O O U rt ~ ~ ~~ 0 y~-+ ~ L Y.~ COQ ~ ~ ~ ~ C N ~"'' CO Q O ~ ~ ~ ~ ~ ~ ~ ~ ~MM ~ ~ ~ ~ W N N j ~ C N "-' .--~ ~ N ~ ~ ' 'X ~ ~ ~ .-" ~ N y C N ._ ~ O C O . ~ ~ ~ cn~?, N N ~~ ~N ~ ~~CO .~~C~6~N E ~ C O ~ NCO CO C N •-" N~~~U "O c0 ~ ~ ~--~ CON ~--~ - L i_ .U 0~~~ ~ ~ C L •-'a ~ ~ ~ - ~ N ~~ ~ 0 C V ~ ~ O j ~~NNQ Y ~ ~ N Y~ "-' ~ N C ~ ~~~~~ C N C ~ Ri ~X N~ c0~~ ~~E ~ Ri 3 N L Q~XN-a co~cQ vi N ~X OL ~ OL Q Q~ - i may- ~ ~ ~ N w ~~ ~~~ a ~~~~~ ~ N O ~~ ~ CU CV Ws~ f v, V ~ N Y N N Ws.~ss -~~ CO ~ ,~ ~ a a . X N Q L O L _~ 3 v L 3 V `d N CO to CO ~ 7 ~ ~ O to NCy ~~ O N ~ .~ ~ QU N N CO U ~ CO 'x E ~ •-. ~ O N ~ ~ ~ ~ U > L N.~ O N > ~ N ~ ~~~ OL ~ N ~ C L ~ ~ N _ N N'_NN .~ ~ ~ ~ •N N - ~ Q to ~ ~ ~ ~ L N ~ ~ to .~-~ ~ L N N N 7~ L >'~ ~ OUN~ N CB.~ ~'~O)~ U_ ~ ~ to CB •~ ~ p ~ ~ .0-~ ~ Y •--~ N ~ N ~ ~ .0-~ Q N C 0 ~ ~ "~ C.O w ~•-N~ ~ /!, p ~ ~ fn ~ fn ~ ~ +~--' "O CO ~ ~.L ~ 7L~ O O ~ a L~tn> ~ .~ y .U ~ j N C U O "O 7 N ~ 0 ~~ ~"O Q ~ C V ~ QO N ~ ~ ~ D~U~" vi ;~ o ~ N N ~~ E ~ ~ ~ ~ U Q U O • N C O U N L ~' L .~ O ~ ~ N ~ CO ~ N N ~ N Q ~ ~, C ~ ,~ L y--~ O p •~_" to '~ O) ~ N C fn '~ O Q ~ N CO 'L •L y"i N _ N Q~ N L a~ ~ ~~ c ~ • C fn ~'., 2~ L ~ ~ ~ p O CO C N ~ N ~ L ~ > j N ~ to 'L Q~N ~ ~ ' N U p .~-~ CO p to .~ CO L N ~ N ~ ~ ~ N ~, ~ N ~ U CO ~ C N ~ C L +-" ,CO N ~ CO ~ L ~ - "pNNN ~U N N N ~ N.. QQ~ ~ ~~+ Y_ L (~ ~ O ~~ N O N_ ~ ~ C~ O•-"a ~ C .~~NN NO ~ ~ ~ N ~ U ~~ C0~ ~~ ~ y--~ rtL+ ~ ~ L Q~~~ LD `~ ~, .--~ Q Q N ~ •~ ~ L ~ L ~ L N CO "~ L•0 U ~ ~ N to +0-~ ~ N U N j ccE~~ ~ o'C ~, L ~ ~ U~co~> da? • Q L ~ N 7 U p O L ~ c U ~ -_ N CO ~ ~ N O ~ ~ ~ N N N 7 N U U •~ CO L N N O N N +~--' ~ N ~ ~ 'L O N ~ ~ CO ~ ~ y~ O O ~ N N ~ ~ N N SEE 0~~ • p N C C C CO O C ~ "_' N O) y ~ C~~ L ~~ Q U ~ N ~ O N L p C L~~ ' C L ~ ~ ~ N .~ ~ ~_ ~_ ~ 7 Y ~ ~ N ~ ~ ~ C - p- N O ~ N~ C N ~ N ~..~ N O,~N tnC CB C N O ~ V p "O ~ ~ U ~- C N ~ -p O p ~ fn C ;--~ Q ~ ~ CO C6 L N ~ O N N L yr U ~ C ~ V7 .~ U- N N N U~ U~ ~_ ~ ~_ L ~ N L L ~ L N O Y p-'N Q- O ~•-~tn O~ U~ ~o ~ a~ ~. `~ v c • • N ^~ W r~n V . ~^` W Q X ^~ W ^~ Y.L Q Q ~ L ~ ~ ~ 7 "~ "~ CO C "~ ~ "~ ~ O ~ ~ ~ Q CO ~ ~ L CO O CO O~ U~ O~ -O N •~ N N ~ C ~ :~ N U V Q O~ OL p) ~ ~ ~ Q O L O C~ O m Q 'y ,~ U +~ C L C :~ ~ •-L--' N U 0 O) •N ~ ~ N •O ~ N ~ "O CO ~, ~ N N~ "O ~ L ~ C N ~ > L O Q~ N CO ~ N y~+ CO N L L CO N ~' ^ L 'L CO ~- ~ ~"~ ~ ~ ~ Q O C ~ L 0; L N V CB O> N~ "O N O N E 0~ N ~ •N O O ~ ~ "O ~ O N ~ ~ Q Q ~' CO ~ E ~ ~ ~ N N N ~ ~ U co - co co CO N ~ ;~' U ~ '~ O "O Y ~ ;~ ~ L Q ~ N O N - to ~ CO ~ ~ ~ ~ N O N Q U ~ ~ ~ U ~~ ~ 0 ~ ~ C Q ,~ O C CO CO O ~ N~~ H • j~ ~ .0-~ ~ N OU 0 ~ Q~ ~ 'y Q~ O QO CO E ~ Q O N ~ ~ ~ ~m ~ ~ ~ O C ~ ~~., ~ '~ T•V ~ ~ ~ ~C y L NN ~ C0~ N ~ C Q ~ Q ~ - CO CO N ~ O)~ ~ ~ N O LL ~ O >, to .~ ._ Q -a ;~ ~ ~ ~, W L S O ~' j~ O~ 0 Y ~ = N D ~ ~~ co O- (n co ~ o ~ o -~ ca .Q ~ p Q W W co >,E a~ ~ ~ c~ ~ o ~ ~~~ v o 0 0~ o c> d N C O L~ C~ N N Q C~ .-. co ~ co ~ ~ ~ .~ ~ "O ~ • • • S, 'i y-.i ~ ~ ~ .--~ ~ N N .~ ~ ~ ~ N ~~ ~ :~ ~ .N ~ C N ~ ~ ~ ~ ~ ~ ~ 7 ~~ U O ~ W O Q N to J y-+ rt+ ~ L ~ ~ U ~--~ ~ ~ ~ O U - C C U N N C U N O Q ~> ~ N CO ~'- N U O C C ~ ~ C N Q ~ ~ O N ~ ~~ ._ ~O ~ ~ O O ~ O N U U .~ N~ N O ~ ~ 7 ~ ~ N ~ ~ ~ O N y L•~ ~ O-O CO ~ ~ "~ C C U ~ O ~ C ~ ~ ~ CO N~ ~ O-p ~ N L ~- -O O U U ~ ~ ~ a~ ~~ N U "~ ~ = .0-~ C N E N CO QU ~ N ~ C QL~ p U U ~ ~ ~ L CO ~ ~ '~ O O U co can ~ Q ~ U (n R ~1°'` ~° ~ `.. w d ~ ~ 0 d ~:. ~ ~~ w ., ~ `~ ~a <.-. ~ w..'~ ~ ~:~ °'+~d m Q N d a O ^> i W N d a `^ r a~ m E~a~~a~a~ ~~~a~~~ ~ ~ a~ ~ a~ ~ a~ ~~ ~.N - >,~a~~n ~~,~~ ~ N Q. J U O ~ ~ ~ C -~ C C C ~ U > ~ ~ L L ~ O ~ L ~ N N Q ~ ~ ~ ~ O ~ N O ~ ~ Q ~~ ~ ~ ~ U ~ 0 ~ y-+ .. ~ y~-+ 0 U O p ~ ~ O C ~ L ~ ~ ~ CO L ~ O ~ _ > ~ ~ Q ~ ~ ~ ~ y--~ y~+ L ~ ~ ~ N N ~ ~ O ~ O U ~ ~ ~ ~ y~-+ ~ Q- N ~ N ~ M~M ~ ~ j Q ~ ~ ~ •~ ~ - - _ L~ ~ ~ ~ N ~ 'N W ~ U O O O O O O ~ C ~ U ~ ~ L .0-~ ~ y--i C ~ "~ . .--~ ~ ~~ ~ ~ j ~ co ~ ~ ~ ~ ~ _ = ~ N Q- ~ ~ Q~ ~ ~ ~ ~~ O N p m -~ ~ cn ~ o ~ ~ ~ ~ ~ ~ ~ a~ ~ ~ ~~ ~ ~ Q ~ ~ O L L Q Y ~ ~ O L ~ ~ > ~ Q ~ N Q O Q O > ~ ~ O _ - N ~ ~ a CO Q > >, o a~i ~ _ c ~ U ~ a? }~~~~ } o ~ ~ a~ ~ N ~ ~ ~ ~ ~ VJ ~ ~ ~ ~ U ~ ~ ~ ~ ~ a . ~ ~ ~ ~ ~ .--~ 0 _ N N m W ~ . ~ -- N ~ _ ~ N ~ .~ Q~ Y "~ ~ L O ,~ fn ~ ~ ~ ~ y ~ L O N ~ Q'N G1 ~ N CO N O .~ ,_ L , ~~ O ~ ~ N CO ~ m N ~ Q ~ O N O ~ ~ ~ O U~ L ~ CO L +-' ~ d~ N~ ~ ~ N N O O ~ N ~ N `w CO ~ L CO ,~ N C ~- ~ co ~ a~ O a~ > ~ ~~ O a~ ~ ~ N O O i >+ L ~C ~N U ~ a~ ~ '~ ~ -~ c m ~ v ~ L m Q~ ~~ ~ ~ N w w~ L~ w N i ~~ _ ~ N O~~ N _ L ~ CO ~ Q ~ ~ L ~ ~ N ~ ,~ L ,~ ` ~ +~ ~ U ,0 ~ L •N ~ ~ ~ N ~ ~ C ~ ~ ~ U U ~ (n ~ ~ .N ~ ~ ~ O ~ L ~ O ~ ~ L .0-~ ~ N C W N ~ ~ N W N W ^ N ~ ~ C Q N vI ~ r L ~ > N Q Q ^VJ W C~•^' V .~^` W Q X Q N of m i~ 0 L d ~+ t9 L y-+ L N QU L Q ~ ~ U +~ ~_ y ~ y-+ _ ~ ~ _~ L 0 .~ ~~ ~ ~ L 0 p (~ m y-+ L •0 ~ .~ ~ ~ L L L L N U O ~'.p-~ UO~ L y-+ ~, U ~ N CO C O N ~ O :_ ~ .p-~ 'U C ~ ~ C CO QC~ c~~ ~ ~ •X ~ O N ~ ~ N -~ "'' ~ .~ ~ ~ ~ CB ~ N N •U .~-" "~ N CO -p L U ~ N ~ O m ~ ~ ~ m ~• ~ o ~ .~ ~ ~ m N ~ ~ ~+ ~ O ~ ~ O O ~ N LL c0 ~ "~ ~ N N > 2f •U ~ .~ N .p-~ ~ L O ~ Q Q pp ~ a~ o ~ O ~ ~ ~ ~ O ~ ° o ~ ~ ~ ~ o C7 N L ~ L ~ ~ N N U "p ~~o~ ~_ ~ CO ~ ~ y--~ L Q N ~_ ~ p •~ p p Q '~ ~Y ~ L Y CO ~ ~ Q N U ~ CO ~ ~~ N TN ~Y ~ ~- ~ N_ U ~ ~i L ~ 9 N O ~ ~ ~- ~ C L .- p~Y U'~ ~ ~~ Q a m N ^, c W p +./ N 0 N L ~ O ~ U ~ ~ _ °~ w '~ 0 D .Q p .--~ ~_ y-+ Q L N N C O U C .~ 7 C N U ~ U ~ Q a~ N N "p ~ U ~ O N ~ N ~ ~ ~ O ~ ~ U ~~ ~~ ~ ~ N O U~ N O N ~ ~•~ p) ~ O ~ ~ U •U .- CO ~~~ `. ~ ~c~~ C O N •U ~ ~ ~ ~ ~ N L ~--~ ~'LNCO N N ~"L ~ ~ ~ O ~ ~ •~ ~ U CO ~'L ~ N CO N N N C N ~ N ~ to a~ .~ Q U •N .pJ N N ~ CO~~~ co ~o~~ L co 7 U Q ~ C C fn N L O .~ ~ ~_ ~ ~ CO ~ N L ~ ~~ '~ o ~ O ~~ ~ O ~_ ~ O ~ ~ C ~ •- O C N p :~ C CO ~ O ~ O ~~ O ~ Q~ W ~ ~~ N ~' C C ~ U CO N .p-~ U ~ ~ U cN~Q cn • ~, c c - ~ L U Q N ~ •O O ~'~ ~ ~ QQ~ N ~ ~ Y CB •L ~ N CO C ~~ U ~+ Q ,- ~ p ~ ~'~ Q U CO p ~ CO ~ ~ to .--~ QO L N ~ N .L o~ ~ ~ N ~ Q- U N C CO N ~p•-~ ~Q U~~ O ~ ~ ~ N N N Q N U L•N ~ N O U~ O ~ N U ~. U ~tn~ ~ C ~ C ~ Q-N ~ N -p ~ ~ ~ to p ~ ~ = U N = N L CO - L 7 fn N N N ~ QO'- O >, U ~ N N ~ ~ ~ N ,~~~ N "p N Q' ~ ~ U ~ O .- ~' ~~ ~ N C O dcovDa~ (n vii N O "'' a ~, C m N ~ o ~ U ~ ~ ~ ~ O N U o •~ ~ .= ~ ~ N co ~ Q C •tn U N N ~~ .--~ ~_ U ~ ~ "= N N ~ ~_. ~ .~ a~ p)-p U ~ C O ~ N ~ ~ 'L N ~_ C N "~ - >+ .~ ~ ~ O N N N ~ ~~ ~ .p-~ 'N ~ ~ ~ N .--~ C NO • N ~~ `~ N 0~~ Q N Q N of ~M W N i d ~+ .. {~ ',, `~ ~ cn ~ ~ a~ vi ~ >, a~ c ~ ~ ~ ~ c N~ O C O) Y CB •- N fn Q N •V _ O L Q N N ~ QN CO ~~- "O CO ~ ~O O U E D L O to N N OO N CO ~~ C .C LL > N p ~ ~--~ OO ~ L L C ~ '~ ~ N C C ~ '~ C~ U ~ N ~ O~ L U_~-p O j O~~-a LU U~ CO CO CB ~ NO O O ~"a = QN O to ~ Q ~ •~ N .~ -p ~ ~ CO Q p ~ to "O-' ~ >+L U m ~Q ~ p 7 N ~ O W N ~ L o v ~ ~ U~ ~ o ~ L~-...~ co co ~ o ~ o c c~.~ o ~ o voi ~ -~ L ~ ~ ~ ~ "oar ~ ~ •c" o ~ ~~' c o L ~ ~ o_~~ ~ o .~o _ No ~cE~- o_~ •~ •L L O ~ U ~ C N CO ,~ -~_ U ~ ~ ~ CO ~ N ~ tn"a•C N.O tn~ p C-p L ~ c ~ m o ~ U ~ o ~ ~ o ~ o~ co~ ~ _ L .- _ ._ cn c c -a dj O-Q'O y-+L L NL~_ CO "O EC."~~.~0 CBC~ N cB~ y y U~ ."~ N ~- CC U N~tn to O ~ a~ -p ~ ~ .L N 'L N C ~ a~ ~ Q- o c0 0 > ~~ ~ ~ ~ QL Zvi °~N~o ~o~ ~E°v~ ~cc > a~ ~ ° ~ co co 00 ~~v~ ~c c~-o.~o La~a~ ~ o ~ ~ U ca ~ 0~ ~ ~~ ~ W ~~ U ~ ~ o ~ ~ o ~ o ~ c ~ ~ ~~~ w •N ~o~ ~ a~ H U a~ . D Q ,~ ~ '~'. ~` Ate. a Q N N .~ C~ .~ N Q X N Q L N Q~ ~ L O CO L O~ Q ~O p O O ~ CO ~ O N C N N :r O) ~ .J Q Q CO ~ C p ~ ~ N p ~ ~~~ ~ C to U p U ~~ ~ ~ O ~ ~ ~ L ~~ N ~ ~ .--~ N U to ~ ~ U N p O N ~•N ~ N U ~ ~ 'L cn a~ ~ CO U N ~ ~ C CBQ~L 0 N ~ ~ ~ N ~ ~ Q N ~ ~ ~~ to `~ ~ ~ ~, ~ p~ L U L V U N CO CO N L ~ O _ ~~ ""' N N~ Q Q N ~ ~ 0 p .N-~ ~ O) L ~ N L~ ~ Y C N N ~ ~ C p Lp?~L i ~ L ~ ~ QQO ~ o L ~ C V ~ L ~ ~ H N c"n ~ ~ o Y 'ca ~ a~ ~ ~ ~ ~ "O QCO N ~ ~ O N C~ O~ ~ N N U CA Q Q- = Y~s~ W~co.~~ ~ O .~ N QN.~~ ~ CO ~ N d ~ ~ ~ ~ • • tnUN N CO ~ L N y-+ L y--~ ~ („) .~-~ ~ ~ L U ~ ~ N L 7.V N N O ~ ~ ~ y"i ~ CNO "~ Y p 01 ~ ~ N ~ N L ~~ O ~ 7 p'LU NQ •• -~ cn ~ N~,~ o~ U C~ ~ U C ~ ~ U ~ O ~, ~ ~N L O C CO ~ N .--~ N ~ ~ ~ C .--~ L QU O N CO ~ UL N ~•~ .--~ CO ~ N ~ 0~ ~ L O CO N N ~ O - C ~ ~;~ C N O.~ ~ U'- O U ~?'U L Qp"U CU6 N+O-' N (~ CO O L Q CO p ~ O "-' ~ U J U~.~ W co "O N C L y--~ L ~ O p j U ~+ N L ~ U "-' U Y ~ O .~ ~ .-- C 'L N C ~ O Q ~ N ~ U N L N N p~ p- U ;~ ~ L C 'L ~, '~ 'OL CO ~ C Q N p- C O N ~ (n .V O ~ 0 V to N+r ~ Q "O U Q N N Q O ~ O N L N ~- N 7 ~ ~ ~ L N O ~U U ~ ~ L Q N ~ N N N ~~ U _ ~ CO c L L 7 +-' U ~ L N N ~ O ~ C N -O EN ~~ N ~U ~ O ~ ~ 7 U N C ._ N L L (~ CO ~ N CO C N CO ~ L C ~o ~- C ~ O N ~ N U ~ ~ N~ ~ D co m Q X Q ~ c N~ •V ~ ~ C L ~ .~ ~ ~ O ~ O N N N ~ ~ ~ O ~ L ~ ~ O O 0 ~..~ ~ ~ Q .C ~ C L -_ ~ O +J - .--~ O to ~ L ._., .--~ ~ to C _ C N .0-~ CO O ,CO 'V ~ }1 Q L L (~ ~ O Q N Q N ~ ~ O ~ Q H ~ 0 ~ = O _ ~ ~ 0 -O ~ 0 CO ~ ~ L U N ~ .--~ ~ y U ~~ ~ .~ ~ ~ G~ C.~ O OtnQ ~ ~ ~ _ ~ ~ co ~ O ~ ~ 0 ~ ~ O ~ ~ ~ 0 CO U "-' "0 "O U = O ~ 0 V °3 ~ O ~ J ~ Q CO ,gyp 0 ~ 'O "0` ~ Q CO ~ • 0 "0 "0 ""' '~ N N ~ ~ Q U_ CO O U "0 "~ O_ ~ ~ CO ~ .N 0 N N ._. .L ~> O- ~ U O ~ - ~ .T-.~ ~ ~ ._. __ Q .~ N O 0 ._., ~ ~ OL 0 ~ Q ~+ CO Q ~ ,~ .~ O U to = L 0 0 CO U ~ L ~ ~ ~ .--~ H ~ ~ N ~+ _ J Q CB ~ O N O) ~ N :? U ~ ~ "O _ • V CB ~ N L ~ •-" ~ ~ ~ ~ ~ ~N ~ N Q O !a ~ ~ G1 ~L ~ ~ H ~N ~~ O 0 ~ ~ 0 0~ ~~A/~ ~ O v• CO N L ~ ~ ~ O U L "-' N N _ 0 0 ~ ,H 0 •V ~ ~ Q (n N .-. CO ~ • c a~ ~ j -~ CO to L 0 ~ ~..~ O ~ N O N Q Q ~ ""' L E N O" ~ L 0 ~ ~ N ~ ~ OL ~"= CO Q ~ 'Q N O O 0 N ~ ~ ~ Q~ ~- ~ ~ y--~ Q.N •V 7 - N ~ ~ ~ .~ ~ .~ 0 ~ +--~ L N L N C +-" 0 ~N ~N ~ ~ Y~ ~,L NN L~ ~0 LN QOU N.... ~ ~~ N L CO 0 ~ N CO ~ "O~, ~,N C OL Q .0-~ ~ O N .~ ~ N E CO : r CB y _ fn CO C N L Q~ C0~ U .0 CO E ~. .L C ~ -O U G N U N O +~ O CO"O~ ~ ~ O CO ~ U ~ ~ O QC O U 0 O V C ~~., C C ~--~ Q E ~ L Q- O 0000 000 0 U O W N E E N O C ~ to Q QN"O d OU ~~ N ~ U ~ • • "0 N N ~ ~ ~ CO N C •~ N Q ~ U ~ 0 N N ~ O ~ ~ N Q CO N 7 ~ N ~ U N .Q ~ Q CO L ~ U CO +~" ~ N U ~ N ~ ._ CO L ~ L ~ .N-~ ~ N CO CO C N 0 ~_ ~ ~ N ~ ~ N ~ N U N ~~ Oy L0 C N U ~, U ~ ~~ a~N ~~ ~ U ~. cn O Q ~ U 0 ~ N O C ~ N -O Q-~ ~ ~ ~Q ~~ ON QO NCO U~ • • Q Q N N .~ C~ .~ N Q X N Q ~~ A~ `W 0 Q .A~, W Q N ~ ~ ~ ~ N ~ N ~X O- ~ N ~+ N ~ ~ O) 7 ~ :~ O CO Q .- ~ 7 ~ .--~ 0 y--~ ~ ~ C O .~ Q ~ CO O O C U .0 ~ ~ U y--~ ~ L ~ Y ~, C N C N '- ~ ._ •--~ N ~ U "_' CO ~ U N fn O O ~ y-+ Q C ~ N to N U Q U N O O O Q •~-" ~ ~ N N N CO Q "O ~ U to C O) N O C U = O) C '- N C O N :~ :~ U U to U ~•X ~ L •- ~, ~ N ~ U Q~N ~ ~ N N ~•~ U N ~ C ~ O O ~ U O C ~ C ~ O O y ~ U N ~ N C "O N ~ ~ to N O. CO _ ~ L ~ QCO.~ CO QC U COC L - C C6 Q~ L 7 ~ ~ ~ Q L L "a •L Q O ~ i 0000 ~ y-. ~00~ ~ ~ Y-O CO Q ~ N L~~ N L ~ 0 CO CO ~ ~~ ~ CO ~ ~ ~ ~ Q y"i ''y"^^i Q'L ~ VJ ' N ~ ~~ ~ y-+ y--~ ~ ~ -U o N o- N N N "a O-"= ~, N O L U "a 0 ._.~ ~ ~ N U ~ ~ ~ CO N N ~ CO .0-~ N ~ ~ ~ ; ~.~ ~ O ~ ~ ~ N ~ O L p ~ 0) Dco~.~ U C N ~ ;~ (nco~Ecn X N Q Q N J ti Q Q Q N L C E •-" CO Q '?~ ~- O O L O .~ ~ E ~ ~ N `~ ~ O ~ O' L "~ U~~ N O O •~ to O~ .~ U> "O L U "J O O CO N .T-~ 'N U Qa N "-' N~: r N Q A N N C .U L O CO Q ~ - CO ~ ~ Q L ~' Q C CO ?j ~ C p CO O~~ ."= E "O ~ L U~ U y~ ~ ~ ~ ~ y + ~ ~ ~ ~ '~ N y"i ~ N 'L ~ ~ •X O ~ ~ ~ ~ O 0 to U CO CB p C ~ C .~ ~ ~ CO N~ U~ O T O CO B O O c E co ~ ~ U ~ N c ~ ~ 0 ° H ~N ~U N ~ ~ ~ N -~ U O ~ ~ 0 ~ CO > Q U to E .~ _ O O ~ O N ~ N LO CO ~~ N U C ~ N +0-' N y N O '~ -p C Y O ~~~ ~ O V p~ N C ~ ~ O" CO CO '~ ~ O E N p N N N L 'a 0 0 •J L ~ Q CO Q ~ '~ N Y L -~ y~~-~ "~ C N N Q ~ ~ O ~ 0 O U ~ ~ -~ ~ ~ ~ ~ CO '- ~ ~ N ~C U = N N ~ ~ N ~ L N U ~ •L ~ ~ N ~ '~ y .~ ~ C ~ •N ~ N O c ~ ~ Q ~ ~ ~ ~ ~ ~ '~ of ~ U ° a~ o Q 0 ~ L .Q ~ N °~ •~ ~ 'y ~ '~ 0 U •N ~ c~ c~ ~ ~ ~ ~ d H 0~° ca °~ v~ H E M D C ~ ~ N ~~ U ~ 00 ~~ '~ ~ Q ~ CO fn ~ ~ ~ C N +~ "a O ~ ~ N ~ CO U ~ N ~ L fn ~ ~ "O O N ~ Q 0 ~ •~ 0 n) ~ ~ ~ Q 5\ CO +-' N ~ N- ~ CO L y--~ y-+ ~ N O ~ N ~ O ~ ~ ~ ~ ~Q •L 0 ~~ 0 N_ L O O •J CO L y-+ ~ C .0-~ ?j O to U ~ ~ ~ ~>' ON ~ CO _ _ L Q- C "J O" L (n ~ ,~ CO +~ O to ~ N "O ~ >+ >' 0 (~ Q ~ ~ L y--~ ~ ~ U ~ ; ~ O.~N p~ ~~ 0 C ~ N ~ ~ ~ C N N ~ +-' to •L .~ CO N Q~ N O >+ ~ Q QQ~ ~ ~ •N O N ~ L ~ O ~ L 0 ~ y-+ ~ L 0 "O N U ~ L ~ O ~ N Q ~'L to N N N .--~ Q L ,~ X 000 O : ~' ~ "-' N CO Q ~ .0-~ O O.~ N Q p -_ U ~ O ~ ~ O) ~ N ~ ~ O ~ y--i CO ;- Q~ QUO L ~ ~ ~ 0 ~.~ ~~ O U_ L O U CO ~ C C N >+ Y'L ~ O N ~ L Y N +-' U - O ~ >, CO 7 Q O ,~ C N ~ U Q ~--~ ~_ U ~ ~ ~ ~ U "~ '~ No No ~~ ~ ~ ~ ~ ~ j ~ Q ~ N ~ N CO ~ ~ ~ ~~ ~ O O y--~ CO Q ~ O O U O N Q N Q N 0 ~ 0 Q ~ ~ ~ Q Q N N .~ C~ .~ N Q X N Q ~ ~ c 0 ~ ~ C .N N ~ N ~ .~-~ ~ CO ~ Q N O ~, QL ~ Q" o L 0 t~ C LO O .~ ~ ~ ~ CO N N ~ ~L CV ~ ~ 'L CO CO N CO ~~ ~ ~ N C1 ~ ~ .0-~ L N Q ~- U O CON Q- ~, U ~ ~ O ~ W~ ~~ ~. a~ a~ o c c o 0 cO ~ ~ `~ ° ~ c L 000 ~ °~ ~~, ~ U ~' ~ N L N U L E N O "C3 D ,C N ~ N .0-~ ~ CO "C3 ~ CO - +-' ~ N ~ ~ ~ ~ ~ O CON .--~ ~ ~+ N U 7 N fn U ~ ~ ~ Qm "~'' •~ ~ N N _ .--~ ~ ~ ~ ~ -O U ~ CO C /~~~ y ~ N t~ U O N V ~--~ ~ L i_ ~ ~ L C U• ~ tom'- Q ~ ?j ~ ,~ ~ CO C Q O N ~ ~ ~ ~ ~ O ~, N t~ CO N N NNN - O ~ N"t3 CO 0 ~ N .O" L ~ ~ o ~ CO U ~, OL ~ ~ ~ p L ~o O ~ ~ "t3 U X ' ~ .~ ~ U ~ N~-O~ ~ N L LL1 N ~ N 0~ C= N L "J O ~ 0> CO ~ Q +-' N U N Q- C C .N ~, CO Q O CO U C= N C CO N O Q ~ N Q N Q ~^ i J Q 0 c .N N N L •~ O) N .~ ~~ ~ ~ 7 N ~ > O ~ ~ N ~ L Q C Q N ~ ~~ "'' O ~ ~, ~ N .--~ N "-' ~ ~+ N CO ~ L .~ N~ ~~ •N O) C ~ O ... U 'cn ~ccna~ LcOC0> ~~~~ tnU~ O) ~ N ~ OQy~ m ~ ~ co y= ' ~~ - ~ O'- > 0 ~ ~ U CO _ L .-, ~ ~ ~ O 7~ ~QN C N +--~ ~ ~ OU ~ ~ >+-.~NLO ~~ Q~ N ~~ ~ ~ L O N O "p .N-~ ~' ~:~ O ~ 'O N CO to N ~ ~ 7-p C L CV L ~ L~•U ~~ O ~ L _ L O L O ~ ~ Q U U ~ ~~ ~ U > ~ N ~L ~+~ ~ U O O ~~ O CO U ~ CO o c ~ U yCO L O L 0 O :~ Q ,~ C E ~ E o ° ~ N Q .- (~ ~ N ~ CO ~ N .N-~ .--~ -~ C N N ~ ~ 'j N O ~ N ~ N CO y N O U N O CO H >':r Q = (n ~ ~ L O ~ ~ L N ~ L 00 U ~ ~ ' V "O ~ p) L ~ ~ L - ~ O U 7 CLO U N - ~ ~ ~ ~ H N > "-" > _ L "O ~ O 0 to L ~ CO (n ~ CO ~ Q = ~ ~ ~ ~ ~ ~ ~ ;~ ~ 'H ~ ~ N d ~ ~c0~ ~ c c0 N 7 N N c0 •U N Q N L L L O O) N C .- L CO ~ Q C U O N y--~ ~ O o Q- Q ~ O ~ U ~ ~ U ~~ C L O O U 'L ~~ ~ Q L L O oZ ~ O .N-~ ~ ">''' ~ C N •U N Eoo ~ :--~ O ~ CO U ~ ~ ~'L U N ~ •U ~ L > '~ ~ C ~ Cw•V O ~~ ;_, N ~ O > ~ CO "C3 •~ ~ ~ ~ ~ ~ N - 'L ~ N Cn L N ~"''~ Q~ ~ ~Q N ~~ O ~ O)~ Q~ N ~ .N-~ E CO ~ >+U U O y--i N N N U y"i U O ~~ o cn.N .~~ ~ ~ (n ~ L N N CO n N ~ N O N y 0 Q CO ~ N U ,N :~L ~~ Q N N N 7 ~ L ~~ ~~co ~ ? a?-a~N>,c ~ O ~ N"''.. ~ ~ ~ N "~ a~iai ~ ~ ~ N U ~, O N L CO M L ~ N CO ~ OL N >, N ~ ~( •L ~ N(~ X~ ~v)cO .~ L N O ~ O ... O "~ Cn `~ °' N ° ~, (n L ~-" Cn L ~ C-•~cO U ~~ ~+ ~- ~L c t~ ~ Q o ~ ~ CO .0 C ~ U ~ ~ OX L ~ ~ y.+ U ~ C~ N N ~L Q~L ~~ Q- ~ ~;~~ Q U L ~ ~ TN ~~ y L O ~ ~ ~ "C3 O ~C to ~ ~ U~~ N O .~ ~ ~ .- ~ .-. NL . N C C ~ QN•- .~ U N ~ ~ ~- ~ N ~ ~ ~ ~ O CO y-+ ~ '~ ~ ~ CO L ~ - p •U 'C ~C "t3 +-' ~'•~ N ~ U fn C CO to O C N~ p O ;~ L CO ~~ O U ~ .E ~ N O ,~ C ~ ~ N Q•C . ~ CO ~ ~ CV ~ ~ O N O ~ ~ ~ ; Q _ to ~ Cn N L O ~ Q ~y O > N N CO ~ ~•-"O~ U O CO ~ ~ •N OL yL+ U N O (~ ~ ~ ~ ~ ~ CC O Q Cn ' N ~ ~ O .--~~ m a ~i-.~ ~ NO ~'~ ~ ~ ~ ~~ ~'C CON ~ N N C ~ L CO ~ ~ ~ Q,CB ~ -p ~ E to > ~"C3"C3 O . ~~ Q"N N ~.~ ~ N Q L ~~ L ~ N~O-p N N .~ ~ ~ ~ COO•V N ;-C NNNNQ-~ Q ~ NL NN .~N C C-p ~N Q N N~ CO N~ >, N N ~ C O- O > N cn~~ ~ > °~ v,~~s w ~ Q U Q~ 0 N Q 0 .Q 0 Q Q N 7 -p +-' C ~ N N •U O Q N L (n ~ U O ~ N O O ~ N ~ ~ ~ N ~ N N ~ ,N O ~, U~ ~_ J a nL~ W ~--~ C~ G m X N Q ~+ J r~~ L ~~ Q z Q J w Q Q w z m w Q C~ a~ ~. ~ ~ L m a o ° ~ x `° °' ~ `6 y 1D Z ~ -p ~ O ~ ~ C Q X m (6 C ~ ~ ~ ~ a ~ > ~ ~ Q co W a c ~ i O ~ ~ ~ ~ ~ ~ ~ ~ L (6 E a~ c E o ~ a~i U ~ ~ ~ ~ a~ p ~ ~ o ° o U ~ ~ ~ o .~ ~ a a~i ~ o ~ N ~ ~- co 3 p = ~ p E m c ~ ~ O o ~ O ~ ~ ~ ~ U U o 0 0 ~ uvi p ~ a~i ~ p a o ~ 7 0 U (n d ~ ~ Z Z ~ ~ 2 d W ~ O Z d H ~ ~ ~ 00 U a~i ~ E ~ c Q O U ~ ~ ~ (6 ~ X ~ y Q ~ Q O E N ~ ~ O y O ~ ~ y ~ ~ ~ ~ Q p o 2 ~ N °o y ~ E o a U o ~ ° ~ ~ N o U a .~ o w ~ ~ ~ N ~ . o - - . ` ~~ o a Q 5 ~ o ~ o ~ ~ a~ a ~ w ` ~ ~ ~ a y m ~ ~ ~ o ~~ w m ~ ~ ~ ~ .Q ~ ~ '~ o m .o 2 0 ~ m m o m m y o o ~ ~ a m .o ca o 'm m °~ fn m Q op op op U U U U ~ W W . ~ ~ ~ ~ ~ ~ ~ ~ I- ~_ J a Mr W a~ a~ L H ~ ~ ~ ~ U p ~ ~ ~ U ~ a p a~ ~ E a~ ~ ~ 3 ~ o ~ (6 O C ~ ~ C C ~ m ~ m ~ J d O m ~ O ~ ~ ,, ~ ~ d ~ cn ~ ~ (p ~ ~ a a~ ~ N d cpo ~ d o ~ .c6 C d p c p i6 i O ~- ~ .o d a ~ ~ '~ (p ~ ~ ~ cppo ~ '~- J in ~ ~ in ~ ~ V ~ ~ O ~ ~ (6 (n ~ (n .~ U 3 ~ Z ~ Q ~ ~_ OO ~ ~ Q o (n ~ ~ 0 ~_ d U ~ ~ O J 3 o W p d Q ~ ~ a ~ ~ c6 o U c6 o U cn m 7 . ~ a~ Q (0 N ~ v~ N ~ ~ ~ ~ Y U O ~ ~ ~ ~ ~ N ~~ ~ ~ ~ ~~ . ~ ~ .~ - - ~ ~ ~ Q ~ ~z ~ ~ ~ o a ~ ~ a .~ x a~ ~ ~ U ~ (0 a o ~ w a o ~ •C N ~_ y ~ ~~ ~ ~ ~ ~ ~ ~- o ` °~ ~ ,~ in ~ E m ~ m ~ `~° ~ a ~ ~ ~ ~ ~ ~ ~ ~ ~ a~`~ W ~~ m ~ =~ ~ ~ ~ ~ ° W W ~ `~.° ~ a ~ ~ o a~ o o a'i ~ ' a ~ a~ ~ E ~ ~ ~ a ~ a 0 a 0 a 0 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~o o ~~ ~° m o o .a m ~ m ~ m ~ m ~ o 0 0 0 ~_ ~_ ~_ m ` ` ` ~, ~ m ~~ H oO U J ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ O cn l- ~_ J ~--~ _~ nL~ W ~--~ C~ MG W x Q ~ ~ ~ O ~ O U y ~ O O - ~ ~ ~ ~ O ~ (6 ~ ~ ~-. 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Q Q ~ ~ al O O ~ C U ~ J (6 . ~ 7 O al E .~• C U X U >, J >, J W W J W (n W (n Q W N N a ~ ~ ~ c~ Q a ~ J E O C~ ~ a ~ ~ ~ .N U m ~ o ~ ~ .~ Q Z Z ;~ ~ ~ ~ w Q ~ '. ~ d a a ~ a ~' ~ a w ~ ~ 5 Z W ~ ~ '~ +° ~ m m o m m 0 ` a o E m o ~ a m ~ .o o m .~ o ~ ~~ .`° =° w m W o ~ ~ ~ ~` m m m' .E aoi 'm ayi :~. a m Q Q w = J J J ~ ~ ~ ~ ~~ ~ ~ m ~ ~, ~ a ~ ~, ~ ~ Z O O 00 m O O. ~ i ~ ~ O ~ a O ~ ~ W al ~ ~ (6 O ~ T ~ O ~~ 7 ~ T O 0 O ~ (6 ~ O ~ U T > ~ a 0 O ~ .~ 0 O ~ 0 R3 T O 0 O O ~O O ~ ~ ... ~ - ~ O .Q O (n 'O ~ N ~ ~ = O O ~ .~ C ~ C O J O ~ ~ m ~' ~ O O ~ O U ~ ~ O '> C (n O 00 ~ U ~ O C7 ~ W ~ (n O 2 O ~ ~ O 00 O U >+ ? ~ J O U ~ (n N W y Z > o~ y 3 ~ ~ `° ° ~ ~° a m a ~ ~ ci ~ o a ~ ~ ~ ~ '~ m .y o } ~ ~ 2 ~ coi o ~, .a a- ~ .~ ~ ~ ~ ,° ~ ~ .~ E U Z ` ~ o ~ m .-°_ ~~ .x o Q ~~ vyi vi m E ~y ~ ~ E m Z in ~ ~ ~ ~ ~ ~ _ ~ U ~ `° ~ -o ~ y ` ~ .m ~ ° U o U o o ~ ~ ~ .~ a ~ O ~ ~ o ~ ~ a o o ~ .? ~ ` ~ .~ y a y ~ ~~ ~ . m m m `m ~ °' ~ m ~ ~ Q ~ a o ~ m o ~ m m ~ o o ~ ~ m o `° o ~ ~ C7 , m ~ » m m oO m U U m ~ ~ C~ 2 0 ~ ~ ~ ~ ~ I- I- z Q J W H Q W Z_ CO >~ W Q c~ w Q C~ i O /~L I..L ~_ N ca U x a~ Q U L O L ~_ L V Q 'S V L L ^^ N ~+ ~_ O .~ W ^v/ W •~ ~_ H w Q C~ U O ~ ~ N M ~ ~ (O I~ ~ N N N N N N N N N i U U U U U U U U U O L /~ I..L U) o L ~ U a--~ ~ . U X N c - ' ~ Q O) ~ "O m N C O ~ `~ N ~ O ' ~ ~ ~ N N Q `~ i j 0 ~ 1 LL _ •~ ~ a~ aI (Q ~ ~ ~_ ~ (~ N L > O cn O Q ~ ~ ~ c..~ N Q ~ ''/^~ V, ~ E N U ~ U C~ C a~ U CO ~ ~ ~ ~ > O N o C~ C ~ =_ N 0 ~ c ~ ~ c c~ G ~ ~ C C O) .~ C O) .~ C ~ .~ C 0 N C ~ O L O) .~ C ~ .~ C m ~' 0 C ~ H CO C ~ CO C ~ CO C ~ - >, (~ ~ N w CO C ~ CO C ~ U O "O m N ~ ~ co I~ M ~ ~ O O ~ M O ~ ~ ~ ~ ~ ~ U U U U U U U U U U U U U A + t V L •~ ~ ~ L L ~ N E N ~ ~ ~ ~ ~ >+ L O "-' ~ Q' X 'L ~ ~ ~ L L ~ N E N C ~ to ~ C ~ 'N ~ D C O "-' +-' ~ C ~ N ~ D ~ v ~ c N O ~ > N N C N D G~ ~ ~ ~ ) >+ c ~ C O N ~ co >, c ~ ~ m ~ ~ ~ N ~ ~ ~ .~ CO C O c O :~ ~ O G~ ^ ii ~ (/~ O 'L ~ W ~ N L O ~ lC1B LL (n ~ U O L W ~ ~ M~ W (n ~ y-+ ~ "a ~ W ~ •~ "a ~ ~ ~ U O L W O ~ L CO E d . ~ m CB ~ U O W CO "a O U (n >, ~ L ~ ~ d L 0 c~ .U L ~ D ~ +-' N "O d O U 'O 0 N C N~ N to >, ~ O) N N "O "O C C ~ N "~ ~ L~ U Q C N C C C O CO N C L O O "-' Q~ •U -O ~ O CO CO • 0 ~ L O .~ ~_ E •= U N ~~ m 0~ V O L ~ ~ ~ N ~ •~ C ~ N O N ~ ~ N ~ N ~ ~- L N O m 'O O~ "O "O • V O N O~ 2 0 ~ to ~ ~ CO .~ ~ U ~ CO ~ ~ CO O 2~ ~ ~ "O > N O N LO OL ~ N to LL ~ ~ Q ~ (n O ~ ~ L U U ~ ~ ~ ~ ~ Q ~ N CO ~ ~ ~ ~ ~= N ~ "a O N U ~ ~ ~ ~ .0-~ "-' p to L •C N O CO ~ ~ CO ~ O N ~ N~ Q O~ Q N N N O~ N "O O ~~ ~~~ N~ '~ N C 0 N 0 '~ N to ~ ~ ~ N ~ ~ '> N •~ ~ .~ E O> O U~ O L ~ ~ ~ Q ~ ~ Q ~ ~ O ~ N N .~ N CO ~ .~_. U _ •--~ _ CO "O CO L C N Q U L ~ N CO O U ~ ~ ~ ~_ ~ U C O N ~ ~ ~ CO •tn ~ ~ N >, ~ - O N O N N ~ y > d co O~ "O ~ 0 "~ oo_-a ~~ O a~a~~ ~o~ ~... .L~ ~ a~a~ L ~ ~ ~ Q .--~ L O ~ ~ O cn '~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ c~ ° ~ c ~ o N J •CO C ~ CO ~ ~ ~ CO ~ ~ ~ N .0-~ ~ ~ .~ N U .~ U •E ~ E ~ ~ •v 3 ~ co cn L ° o C~ o C c0 ~ N U ° o N Q .~ N C Q ~ O •~ L L C N O Y L Q > p C .--, p c0 c0 d ~ L to LL ~ a~ ~ ~ U E ~ ~ ~' c0 ° o ~ ~ H d o ~ H ~ ~ '~ (n L y N >1 C L C L CO T N L N ° ~ ~ ~ ~ N ~ ° ~ 0 O ~ ~ ~ O U -ate ~ ~ c o o ~ ~:~(n~ ~ ~ ~ Q- O N L ~ O ~ C .N-~ O U ~ ~ CO E ~ O ~ ~ p O) L ~ Ear ~>N c0 Q>, >,o°~oo cn >,~~a~ CO N ~+ y O CO Q CB O L CO ~ U Y CO > U Q .~--~ N ~ N~ CO •N ~ ~ O N N~ ~~ O N N~ fn N N O U N ® m CO ~ ~ ~ C N .--~ ~ "~ O ~ "O m N ~ C N ~ O "J O- >, ~ •~ L A N ~~ O W N Q= N N~ CB m Q O~ N _ N ~ ~ N N N ~ ~ C CO O N "O ~ N CO ~ ~ j C ~ ~ U OL ~ U +O-' L -O ~ O- ~ •N ~ O N ~ L ~ N N ~ ~ ~ d ~j U ~ -O p~ N • ~ CO ~--~ C (~ ~ L - O Q ~ L N CB ~ CB N ~ ~ L y~+ L ~ ~ C N C~~ c~~ cam ~ ~ ~~ ~ >w o~~~ H U a~ ~~, ~._~ o O C Y O U N D U CO ._ L ~ L ~~ N N .--~ Q Q C ~ ~ C ~ CB >+ -O N U L O •N ~ N ~ •O 'C to O) 'a CB ~ "~ N ~ CO ~ O~ +--~ N N U ~ .~ O N CO C~ N ~ ~ . ~ .o aoi ~ N ~ `~ ~ ~ ~ L aoi ° ~ ~ d ~ w N ~ ~ o co co co `~ co ~ ~ ~° W ~ W ~ O c ~ co O N N O N •--~ O Y •~ co ~ N ~ ,y ~ O N ~ :N ~ ~ ~ ~ L~ L N - L CO L °- L C ~--~ CO CO ~ ~ o a~ °~ ~ ~ Q- ~ o ~ cn ~ ~ Q- o o ~ d ~ ~ U ~ ~ ~ J ~ m Q O H~~ ~ cn cn ~ d cn~. Q~~. ~'wm.~w Ica D v U U ti - ,~- .. ~ {~, t.` ~. 4. 4'Lq* ~ V ~~ w ~ ~- ~ ~J a a ~ h ~ .~ =` a ~ ~ ~ ~ w w °- °- O t ~~ y d 'O ~ w ~ '~.~-'' ~~~ - C3 7 U F ~ w ~ ~ J ~ !n O r . ~.\. ,u Md t'{, ~ - CG ill .~ Y- w O C7 ,~ ' ~, r° w~ 1 ~C,~ ~, r ~ ~ w ~° a ~ t~ ~1 ~ w w +r ,r ~ ~ ; ~ .~e~±a''~ ~ ~: ~ ~ ~ ~ F ~ ~ SOU OC ~ D f] U 1 ~~ a t 8 ~ ~ ~ w u to w w ~~ ~ ~ a ti a in t` O ~ Q w m m m i rp / A W D ~_ 4 4 ~ O fS ~ C3 ~ ~ T ~ ~ r' ~,'. ~ Cif d Im m irJ G7 Q O IL ~ ~~ ~ 'a ~i~' ~ '~:-, T I 1 ~J~ t1 n tl { . U i a.~ i i ~ * fr ~ ~' a a 1 ; ,~~ `~"..... v ,.~ .. ~~ o 1 ~ ~ ~ ~ ~ ,, o . C~ - - ~ -_ ~ r 0 -- ~ti ~,~•, z m ~ J 7. ~ I ~~ ` ~ ~~ t ~;` _,,, ~+~ - ea t _ I ~ ~ -- .. ti -~ ., _- .,r, ... ..~ .. - j~ 4c # ~„ r., ,, ~ '~ • 1 '~ ~'. ^t fir- ~ ,~ t -,. -t ., r i t ~~ ~~ ~' G ~ ~~'- ~~' ~ ~ ~~ ~ q but ~ ~ _ _ i ~ ~ {) ,~ ~ f4 ~~ ~ II € t. c~ c~ ~' ~ ~ c~ a? o ~ c~ ~ a~ ~ ~ ~ a~~~ "-' U -C ~~ ~ ~ C ~ O ~ O Q ~ O ~ ~ ~ N ~ ~ ~ N N ® ~ O a ~ N C ~ ~ N ~ 'N - 7 ~ ~~ m N N V ~ N ~ ,~ ~' a ~ ~' ~ (~ ~ `~ ~ .~ ~ ~ ~ ~ ~ ~ W (~ o ~ o ~ c L .. Z o ~ m U ~ ~ ~~o:~ X Z ~Y"-c~ ~ O Q ~d > o ~ OC ~ ~ ~ N N W m .~~~~ ~ H W ~c_~~ Q V ~ ~ N ~ L Q W ~ ~ m ~ a?~ o~ >. ~ ~ o O Y ~ ~ c~ o~ ~.c~ L N > N ~ ~, C C ~ ~ O O ~ Q ~ C .~ N m O ~ ~ ~ ~ ~. U CO ~ O U -~ CO to ~ ~ N .-, O ~ ~ ~ L O '; N ~ "~ N ~ ~ 0 _ L 0 ~ N ~ ~ -~- c -a Q- ~ > U O mm~~ v~~>, a~ ~ 'oa~c~~ L L _~ ~~~~ ~ ~ °~ a~ Q ~c~~~N L ~ LL 0 ~ ~ Q d .~ cn ~ L. 0 /~L I..L ~'ry~ VJ L. ~--~ C~ G U x a~ Q U r~ u 1 O L ~ N L C "a ~ N N V ~ O O L N O.O. ~~~ N O C N N ~ ~ CO ~ O L ~ - ~ ~ ~ ~' C ~ ~ ~ ~ •O ~ to to O~ O CO N ~ L L L L ~ O •N ~ O O ~ ~ ~ ~ ~ •~ ~ ~ ~' ~ ~ c0 ~ - ~' ~ "O O ~ O ~ O C ~ -~ ~ ~ ~ ~ ~ :~ C ~ fn ~~ ~ O O) L E C U •~ U y ~ U yN+ "~ -~ L C L _ C ~ ~ ~ N ~ Q ~ ~ N U - ~ ~ to O E CO N ~ ~ CO ~ L N '~ U ~ -p ~ CO '~ N O N ~ ~ CO to ~ N O Q CO. ~, N O :~ E O L `~ Q U ~ N C N~ ~~~ ~ "O ~ ~ Q ~ O N ~ N ~ -p ~ Q ~ CO ~ ~ to p ~ ~ C ~ ~ ~ ~`~ O N j ~ ~~ CO to _ "-' O CO ~ N ~ N L O O~ N O 0 0 ~ Q C Z C ~ Q ~ 0 N ~ >, N ~ "a ~ ~ ~ CO O O O N ~ X to ~ .~'- N Q ~ ~ ~ cB ~ OL y_., ""' ~ O~ L U CO E ;~ fn N O E ~ CO to N O~ 0 0 U y ~~ ~ Q O N ~ - CO - Q ~ .-" N = CO -p ~ ~ O O ~ ~ y- ~ ~ O N N ~ ~ ~ C ~~1 N ~, U "-' ~ ~ ~ CO O "'' y~-+ ~ O Q O ~ .. L C N ~ c0 W o .--, cn ~ ~ c a~ _ o C ~ 'o ~ ~+ CO O L ~ ~ ~ ~ ~ ~ ~ C ~ ~ ~ O N ~ ~ ~ CO ~ :~ N O U to (n N ~ •L E N `~ ~ C O N ~ O O N O ~ ~ L L L ~ ~ ~ O ~ rtO+ ~ O c U O) -p N ~ ~ ~ to •tn to ~ ~ ~ U •~ O ~ - O Q ~ `~ ~ ~. CO CO O C N ~ N ~ ~ .T-~ ~ y L N ~ "O Q O)Y N L N O~ U c ~ 'y ~ ~ ~ ~ c ~ N p ~ Q~ OU O -_ L Q ~ •~ N ~ N ~ ~ N ~ N •~ ~~~ O N p Q CO "~ ~ .N, ~ to CO L N •~ ~ U N ~ ~, N N to . C ~ O •~ ~ ~ N ~ ~ E N U ~ •~~ O N~~ N O N (n N O) ` ~ L Q~ N ~ N 0 C T ~ +-" p~ N L C C to N (n ~ 0 ~, L ~ CO '~ CO ~ E ~ "-' CO Q O N N p 0 Q- U CO T ~ ~ J ~ > ~ m "a c c ~ ~ ~ ~ ~ ~ N N ~ ~ '~ ~ U LLN r~ V N y-.i U p ~ (n L L L O .~ L O~ ~+ ~ N O O Q ~ o ~ Q E ~ > ~ ~ o o ~ ~` ti ~. O CO N ~ •~ N N N L C N N N ~ ~ m ~ ~ CO ~ 1 O N /TS ~~ ~i L ~ CO CO (~ ® ~ ~_ ~ ~ ~ ~ L C ~ O •"= ~ ~_ .N ~ •N (~ ~ o ~ c~~~ L ~ ~ C ~ ~ •~ >, ~ o ~N~ (~ c' ~ ,~ 0 0 c a~ ~ .. ~ c ~ (~ (~ ~ o ~ L X ~ 0 0 L .--~ ~ O ~~ N ~ c ~ co ~ ~ ~ ~ ~ ~ Q ono Q ~ ~~~ C N N C V to N N N C ~ "O ~ Q~ O L L O N E L L CO CB ~ U .--~ ~ U L .0-~ .~ '~ ~ ~ ~' to ~ ~ 'C Q ~ O U~ >+ >+ L N O N ~ "N-' V CO Q D C L ~ ~ ~ y--i CO O D ~ O ~ O ~ ~ ~ ~ L ~ ~ N ~ co U Q~ Q N "O N N p •~ O) ~~ CB ~' •L C O ~ L C Q C CO ~ L ~_ CC ~~ ~ N L ~ L ~ ~ ~ Q ~ ~ N ~ ~ C CO y~+ .N fn O ~ L ~-+ ~, •~ >+ .~ 2~ 0 L~> 0 >' ~ L CO O N O C O CO O CB O O O L ~ CO ~ ~ N ~ ~ ~ .> N O) ~, C CB y N N~ O~~ L CO O co ~' ~ ~ "a ~ ~ ~ •~ ~ ~ ~ O co •c ~ L Q- ~ ~ ~ L co ~ O o ~ co ~ Q- o ~ ~ ~ cn •o ,~ ~ - cn ~ ~ ~ o o c o v ~ '-' ~ • ~ L cn ~ y > co ~ N cn 0 ~ ~ ~ Q- 'a ~ ON~~ca~ ~~~~a~ ~~~~o~~ >, cn N o ~ cn co ~ ~ ~ o ~ ~ c .N ~ O ~ ~ •L C C~ y + ~ C~ ~ (n L y~ ~ (Cn ~ ~ ~ c _ j ~ Y ~ `~+ ~ Q O ~ CO ~ •CO ~ ~ ~ Q" U Q- O CO O Q .~ L~ O Q~ yL+ Q N L ~ Q~ ~' ~ '~ ~ ~ ~ OL N N -~ C N C ~ O ~ ~ •~ ~~~~~._ ~Q~~oa~ ~~~~~~cn ~oa~ooE ~~~~oE ~oa~~a~i~ •L ~ ~+ ~ L ~ N L L L d .~ cn .~ co > ~ cn cn ~ co Q v ~ cn ~ E H U U i 0 /~L I..L ~_ i ~--~ (5~ G U x ^~ ^W Y.L Q N ~; w d Q! D ~' Y (6 C O .~ N W 2 G ~ ~ O ~ U C W C G1 L ~ O ~ 'L ~ ~ z W ~. h 0 m 0 m Q C Q ~. ~~ ~. O h N '00 N ~. U m m m N N U U ~ ~ a a ~ ~ ~ a~ m a~ Q ~ -o Q.a~ `m ~ ~ ~ a~i c m ~ c w? m a o m 'm OOm o ~. c m ~ c m ~ ~ 3 ~ ~~ .0. 3 ~ ~ Q ~ N C7 ~ f6 N E -O N ~ OU f6 ~ ~i N M N DD o~ U a ~ a ~' 3 ~ °: m ~ T o O O o~m °' m Q ~ U N ~ ~ ~ ~ O N ~ -O C ~ O f6 r U a ~ ~ m c c h O ~ C N ~ ~ N O U O U O -O N N .T '-' N N O 0] O O N 0] C T ~ ~ T ~ N N N f6 O N N C ~ N O. O. w ~ ` m - a m cn m ~ m Y ~ Q ~ Q 6 ~ ~ o ~ o c ~ m U O ~ U ~ m U~ ~ U c ~ Q ~ O L Q ~ O L ~ J LL J J N J f6 LL _ f6 LL~ _ f6 LL m ~ f6 m C m~ 0 0 m m Y ~ f6 ~ ~ ~ O N C N m .- ~ C U~ N N C~ N C O] O C f6 L ~ ~ O U f6 U O ~ . i f6 0] 0] (~ ~ O m ~ m ~ U p -O ~ O ~ ~ O N N N E N T N~ N~ Q >~ f6 C . ~ C m ~ i ~ ~ ~ ~ - ~ f6 O f f6 T ~ O Q -O C f/1 ~ ~~ f N ~ O O f ~ f6 ~ (~ ~ f f6 ~~ ~ ~ ~ ~~ L ~ > -C O ~ O. -C /1 N /1 N ~ O] jp /1 N~ /1 ~ N F f/1 N p f6 f/1 j~ N ~p f/1 j~ N ~p ~O Y O f6 ~O Y~ O O f6 ~~ ~O Y O f6 ~O Y O f6 O N O p -O p -O ~a ~a~.~ ~a ~a a=o.s C a m C a m rn ~ d O ~ c 'v C o - U d y O ~ ~' C C O ~ j C O ~' C C O ~ i0 ~ p ` c am W10 U m~ V w~ U ~ 'a ~ `m C '~~~ a ~ C O C ~ O~ ~ C ~ ~~ ~ ~ 71 r O O O O N O O ~ O M y 0 0 0 i ~ ~o ` ~ a~io ` O d do ~ a~io m E'~~ ` ~~ ~ d d~ op a mau a ?m cn?m ~?m 3 a oo >o aooo r N M 7 ~ CO 1~ L /'L LL L ~~ 5~ G U X N Q N C y p.o 'Uw ~ d Q~ ~ cn Y a N N m h C 0 m O N Q h C Q O ~ _ ~ ~ ~ n. O h N U _a h N EI N ,,r^ V/ 0 .~ k W O ~ U ~ C = LL ~. U N ~ O z ~ ~ s W N M N U ~ a N U ~ a a~ - 4 T -o c N O -o c [6 O O U ~ ~ LL [6 ~ a LL [6 ~ a a~ N O] ~ _U ~ U ~ O N O U O U ~ ~ O. N ~ ~ ~ O. N ~ ~ N ~ U O T O U O T O U F O C ~ T O N Vl O~ OU ?i .U ~ ` O~ OU 3 .U ~ ` >- ~ >_ >_ f /1 O. > ~ ^ > ~ ^ N O] \ O] C ~ ~ ~ 0] ~ 0] /O~ Z W Q ~ a O O c ~ ~ Y ~ [6 C Q C Q O T O O T ~ ~ ~ ~ N N ~ 'N N > ~ N > N ~ ~ N ~ ~ -o ~ -o ~ .4 C ~ ~ C w U ~ [6 yj ~ N O ~ O ~ ~ ~ O O] [6 ~ ~ O] m c ~ T ~ U [p Q ~ ~ O Q 3 m a~ Q C N [6 N -O 'i U .~„ V1 C U -O ~ J O. N I O O ~ T Vl .w' 0] N ~ U_ N N > N N O] ~ ~ m C ~ ~ [6 N O 0 _0 ~ ~ >~ Q U U i [6 ~ J N Vl ~ N N ~ -6 -0 U 2 ~ c ~, ~ ~ ~ Y ~ O p] O ~ Q N [6 ~ w ~ ~ LO O a` ~ C N ~ c 0 ~ ~ d ~ ~ ~ •C d V ~ ~ ~ a mZO ~ ~o ~ O T N _ N ~ ~ m L ~ N N N ~ O' ~ V1 N C m O ~ ~ U o ~ ~' - m m ~ cLL 4 ~ c~ ~ 3 ~ o . ~ ~ °' ~ `~ ~ ~ ~ ~ C7 °' `6 E w ~ ~ ~ -o_ ~ O -O LO ~ O O N 0] ~ 0] ~ ~ ~ 3 ~ _O Y Y ~ ~ ~ c ~ N C ~~ [6 ` N N _O ~ ~p ' .~ N ~ p m Ea w °? ~ ~c7~ ~ ~_ d _ c p ~ ~ ~ ~ ~ .-. ~ m C N C ~o C ~o V ~zo 9 •- y 9 d O N O U i 0 /~L I..L ~'ry~ VJ ^L W t~ 5~ G U x ^~ ^W Y.L Q N 0 n. h O N O C N Q h C Q ~. ~~ n. C 'N O N w (6 .h L LL Y fC a C I G E m z n. U Q h U1 O m ~. U 3 m u7 N 7 7 N O +-' T O U ~ ~ ~_ O > ~ T [6 N U ~ ~ [6 ~ ~` O ~ ~ ~ Q 7 0~ O N O O] O O O ~ .~. p O ~ N Y N Q " N N i N N i ~ ~ 0 O] N ~- O] Y U O N C C O] Y O Q N~ N ~ N ~ Y O] ~ Q [6 C ~ ~ U ~ [6 ~ ~ ~ Q O ~ Q N E .N U U U Q U U L U N L 47 C w - ~ O] 'N U [6 Vl U Q U C U [6 r >~ > N N ~ O E~ O ~ O N N > N ~ N ~ O] ~ ~ ~ w . 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U ~ '^~ ~ O VJ Q ~ ~ O N ~ C C ~ • ~ ~ a~ ~ ~ O ~ N C '~ Q '^~_ V J ~ ~--~ O O •--~ L ~ O ~, C ~ N L r O L O ~ N ~.N ~ ~ g - ~ c •°- ~ > °' ~ o ~ Q ~ L ~. `~ L O E o "O O 'O "O O Q O L U O U ~ N O U O ~ C~ ~ ~ N L ~ ~_ ~ L LO "-' ~ N N~ Q N J "O ~ O `~ O Q~ 7 ~ N ~ ~ ~ ~ m ~ .~'-~ N ~ p ~ ~ Q U~ ~ CO O - ~ N N - ~ •~ ~~ .-. ~ ~ .Q- L L ~' _ cn O U G N U L -O ~ CO ~ CO N ~ C ~ O O Q Q fn ~ ~ ~ O CO O O ~ O Q ~ ~ •~ ~- ~ CO Y N N L U O CB N N "~ N L N "O ~ y~ N O O ?j to to L ~ .--~ to +~--' .N-~ ~ L _ - - 7 ~ O N ~ >+ L O ~ ~ ~ O ~ ~ N CO +-~ • ~ ~ "O to C Q O O .--~ U "'' U ~ C O ~ CO ~ fn 0 ~ • ~ ~ - O N U E E ~ co ~ CO ~ N N L ~ C C -p "a ~ co _ ~ L O) U _ ~ N O N C ~ C~ O U ~ - ~ N N~ N CO O_ C U Q .--~ ~ C ~ ~ ~ ' U ~ ~ N N ~ ~ ~ ~ CO ~_ +~ O O ~ ~ ~ ~ N ~ LL1 N ~ ~ U N ~ U CO ~ U .N-~ L N Q - N N CO U L CO N~ ~ O Q ~~~ ~ ~ ~ L~ O ~ ~ ~ N ~ to ~ O) L CO "'' L N to N "O .~ C C 7 O O U E (n >+ p N Q .~ Q U CO X ~ N U N . 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L ~> 0~0~~~ o~ QwQ co ~> Q~ a~ c a~ c ~' v ~' ~ a~ Zvi ° o~ ~ _ ~Q c~ a~ ~ ~' ~~ c ~ ~ ~ ~ ~ ~ ~ L C C N O > U ~ L C L Z ° ~ N 'y L > W ~ 'o >, >+ ~ C ~ •~ Q C L ~ ~ ~ ~ •~ ~ ~ O N ~ ~ Q ~ ~ N > ~ ._ CO ~ ~ 0 L O N O) ~ N ~ C ~ -O ~ J CO ~ ~ ~_ ~ > ~ O ~ "O "a N C O O O>+ ~ ~ C~ ~ N D '~ ~ ~ ~ ~ L ~ ~ ?j ~ ~ z ~ +L W ~ ° o cn N 0~ ~ ~> Q~ N "-' C L to ~ N CO N .--~ N C O 0 N N O N U, Z O)~ W N v W ~ ~ c O ° ~ ~ ° ~_ .`~ ~ 0 ~, CO ~ m CO ~ L to ~ ~ d Y a~ v a~ ....-. ... c L~ N;=, U~o~ Woo pct c. c o a~ ~, ~ a~ v ~ ~ ~ ~ ~ o ~ L~ ~ 0 0 ~ ~ J ~ /2 j ^ Z ~ ~'~ Z ~ ~ to Q O ~ Z O ~ V (n m ~ ~ •~ O N ~ ~ O N Q' I_ L U) ~ N - U +~ Z B O O J L N N J~ O CO U~~ J~~ .O W O L = ~ .~ N p ~ O N ~ U `~ ~ ;~ ~ `~ ~ OL ~ UH ° m2'in v m~'in ~ OQ~ cn mQ ~~ v , 2 O L ~ U ~ ~ O U a a ~ y ~ Z L W ~ U ~ J ~~ a U ~ X O ~ ' ~ `G Q y N 0 .Q O 0 .Q O a~ a~ ~ U ~ ~ ~ ~ ,~ ~ CO ~ O N _ N ~ ~ ~ to N ~ CO ~ N ~ ~ >, N to N C O O "J C ~ ~ ~ N ~ C ~ ~ ~ E :-" CB ~ U., ~ 0 ~ O "'' E ~ = ~' N ~ O ~ ~ O 0 ~ L ~ .~-~ ~ J ~ N U ~ O U _ = C ~ L •~ O O N ~ CO ~ CO ~ ~ L •--~ p ~ ~, ~ L O C ~ N ~ ~ y--~ N ~ ~ ~~ ~ L 1 ~ ~ ~ O ~ ~ U '~ O L N N ~ • ~ N ~ Q C ~ 0 0 Q ~ ~ ~ N .. ~ ~ ~ Q : ~ N "~ O O -- C N >, O ~ ~ +-" O- :-" ~ CO .-" C O N ~ ~ E N -p 'C CO ~ _ ~_ ~ ~ N U N U ~ ~ Q N O - O J N O ~ J ~ d~ c a Z o co o CO '~ U_ N '~ ~ N > ~ N ~ ~ ~ L O 0 p ~ ~ CO ~-" Q L ~ r ~ L ~ ~_ O C ' / ~ ~ ~ O U x y l >1 N p ~ ~ ~ y--' ~~ "p o_ ~ N 0 ~ U OL L .--~ ~ .~ 'C N O ~ ° Q O ~ ~ - a~ a~ ~~, o ~ ~ o Z ~ ~ Q~ p U U O N N O p p ~ O _ ~ N U c a~ ~ ~ E ° c ~ to .~ O .~ ~~ N N ~ to ~ ~ C L Q ~ C c~ .~ o CO ~ O ~ ._ ~ Q ~ a~ ~ ~ ~ ~ ~' ~ L Z W a~ ~ ~ ~ N a~ > ~ ~ ~ ~ U N- o ~ N ~, N S E O "O O ~ N O O ~ Q N U N O ~ C~ ~ ~ .T-~ ' ~ ~ O) N ~ .. -O N ~ N Q' ~ - O ~ ~ O) ~, N O ~ C N .O ~ (n O ~ O _ ~~~ -~ U L L y w _ N > N ~ O ~ ~ .~ L CO ~ L ~ O ~ ~ CB O O N N U N U i 0 /~L I..L L ~--~ C~ G U X ^~ W Q .~ 0 L y-+ 0 y--~ y-+ ~ ~_ •~ 7 Q .--~ N N L N N N N X N O .--~ .--~ O C N C C CO LC r 0 CO N 0 (n N CO U L CO N L y-+ N O CO C .~ N L O L ~L Q 0 L y--i U U ~ O - J d .--~ U N .O .V Q N Q L N +UJ CO CO C O y-+ 0 -~ y-.i L ~ 0 CO ~ Q" O N U C N CO to Q N ~ ~ C ~ CO N N L 0 ~ ~ ~ N N .--~ ~ N ~ L //fin~ LJ ~ '~^ 0 O VJ y"i ~ U U L ~ ~, O O ~ ~ O ~ ~ ~ U U LL O ~ _ N N "~ C C CO N Q Q ~ 0 N O U ~ .~ ~ N CO N ~ C ~ CO +-' Q N ~ O O y--~ N U C .~ ~ O O L y-+ 0 N L 0 ~ N ~ J N E ~ 0 0 U U CO ~ C O .--~ •~ ~, ~ •-" CO ~ ~ ~ N •"= U N ~ CO O O U ~ U +~ ~ ~ o O Q O L N ~_ > y-+ ~ O ~ ~ ~_ ~--~ ~_ (~ ~ ~ N O N E v CO N .~ ~ L ~ .N ~ ~ ~ ~ N O ~ ~' O L Q ~ ~ L U N ~ .0-~ ~ U ~ ~ N ~ ~ O ~ ~ CO ~~ ~~~ ~ ~ ~ ~ ~ ~ ~ ~ y~+ ~ y-+ N ~ CO +-' O CO - "~ O ~ ~ CO L O ~ ~ U :--~ N N L CO '~ ~ Q ~ U ~ ~ ~ ® N '~ O CB ~ a = O_ "O N ~ ~ O ~ N .-- to LO O O ~ W o~ ~~ a~ ~ ` L ~ W Q' ~ O C.~CO o0 Q ~ ~~ ~ ~ ~ ca W Q ~~~' ~~~~' Q ~ C N ~ O ~ CO . 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U O CO LL O ~ J ~ ~ ~ ~.. ~, I- ~ I- ~ I- ~ ~~~>> I I „ ~ Q I ild I I I I I d ICI I I I I ~ I NI I I I I ~ V7 I~I I I I I N ll ~ I~I I I I I ~ i ~ N w I I I O ~ O O N i I ~I I I I I N ~ ~~~ L~ N Z I- I I ~--' ~_ O O +--~ N m~ INI I I I I CO ~ ~ N ~+L ,Q C CB ~_., I I I N U ~~ ~ Q ~~ C-: I~ II I _ ~ I _ ~ N C ~ CO ~ .~ O L ~ y~+ O N fn L Q~ ."~ L ~ ~ N :-" ~ N O - ~ N ~ L ~ ~ ~ U ~ ._ CO _ O ~ M UO ~ ~ '~ Q ~ N N .-J C U ~ ~ ~ y ~ ~ Q L _ _ I ~ ~ ~ ~ O CO ~ ~ ~ CO U ~ . _ .--~ N U ------, I U M ~~ 0 C O Q UO ~ U ~ O I y%n I ~ O ~ ~ ~ >~ o - .--~ ~ O I u 1 I ~ ~ C ~ > °~ L A N (~j Z I I U L O O ~ ~ y CO ~~ I N m Cn (~+';P I ~ (n N O O ~ •~ O •~ O U I O) O~ N .N ~ :--~ ~-. 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