8.2 Use Categories This means you can probably only rent your ADU out for a period of month or longer. This includes garage conversions. Planning a Residential Project - City of Kannapolis 7.0 Alignment and Grades CONCORD DEVELOPMENT CODE Section 18.30.030 Requirements for Single 11.8 Specifications for Plant Materials and Installations Construction Standards Cabarrus County City of Belmont Zoning Ordinance 4-2 (g) Temporary buildings or trailers used during construction on the site, for a period not to exceed the duration of such construction. your propertys side and rear property lines, while conversion ADUs and junior ADUs need to be set back a sufficient distance to ensure fire safety. Mechanical and Electrical704-920-2135 City Code of Ordinances The Code of Ordinances is the most up to date way to access current city laws and policies. learn more, visit Symbium Self-service property and zoning information can also be found online with a street address or a parcel number by using the Parcel Data Viewer as well as in the Permit Center where the current General Plan and Zoning maps are posted. 17 - Cluster Mailbox UnitStandards 6.0 Attached Single Family Dwelling Access Standards The purpose of allowing Accessory Dwelling Units is to provide the opportunity for the development of small rental housing units designed to meet the special needs of families and individuals. endstream endobj 5887 0 obj <. 08:00 AM-05:00 PM Tuesday . 7.11 Design Standards for Industrial Districts, Table 7.6.2.A Density and Dimensional Standards The State government requires some businesses to obtain statewide industry-specific licenses. 6.0 Median and Island Standards for Driveways available to Generally, conversion ADUs and junior ADUs dont require any parking. JEFFERSON COUNTY COURTHOUSE. PDF NH Towns' Wetland Buffer Requirements - towns - New Hampshire 5.5 Lot Standards Concord's zoning ordinance, known as the Concord Development Ordinance (CDO), can be accessed below (in pdf format). The ordinance regulates land development in the city through zoning and subdivision processes. It also regulates the density of development, height of buildings, setbacks from property lines, types of allowed signage; and includes standards for parking, landscaping, and street layout. 100' building & septic setback; exploring 150' buffer for designated wetlands (on NHDES list of . Concord, NH - Municode Library 12.0 Overhead Line Extensions A 50-percent spacing increase shall be permitted where the building is equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1 of the California Fire Code. The exact amount is difficult to predict, but a very rough estimate is that your property A checklist for submittal requirements for the Planning Minister Approval is attached for reference. Codes Facilitator This is a required open space that separates properties around the perimeter of the property. The Planner on Duty can assist with setback questions at (925) 671-3152. tmlove@cabarruscounty.us, Robbie Foxx Accessory dwelling units are allowed in all single-family residential (RR, RS) districts, low-density residential districts (RL), and in other districts where a legal single family residences exists. 4.4 Stormwater Control Do I need a permit for a fence . Side and rear setbacks; 6. Site Development Standards. 10.4 Private Driveway Provisions Check your property's zoning, browse designs & get contractor estimates for your ADU project: I'm interested in 3 - Cross-Section Standards Residential properties will not be subject to any minimum lot size for Accessory Dwelling Unit (ADU)s by ordinance or of the underlying zoning district. 5.0 Driveway Separation How long does it take to plan, design, and build an ADU? This Concord Tiny Homes Estimate Does NOT Include: Any permits required for tiny homes Concord projects. Land Use & Zoning Information | Concord, CA - City of Concord 5.2 Preliminary Plats dq0eH &'&ovUUAdCpR@;o18:"::: Hrtt028&8,0Sl0t0 jl 0}4;C?9N5W G!c.dCRT@x>#'@ > TheTechnical Standards Manual (TSM), accessible below (as pdf documents),is a component of the Concord Development Ordinance (CDO), and contains specific technical details concerning standards for development and construction. Generally, you should be able to build an ADU thats at least one-story and 16 feet in height. 16.0 Parking and Loading 1st Shift Warehouse Team Member Job Concord North Carolina USA,Warehouse c. Fences or walls that meet the setback requirements for the primary structure may be increased in height up to eight feet. Symbium Build. Property Line and Fence Laws in Massachusetts - FindLaw 1/22/16 Community & Economic Development Department 1950 Parkside Drive, M/S 53 Concord, CA 94519-2578 www.cityofconcord.org CITY OF CONCORD PLANNING DIVISION PHONE: (925) 671-3152 FAX: (925) 671-3381 CONCORD DEVELOPMENT CODE Section 18.30.030 Zoning and Regulations | Knoxville-Knox County Planning it will take will vary based on several factors, including the design selected, whether your ADU is Web site:Cabarrus County Construction Standards. (i) Television antennas provided that all such antennas shall be attached to the residence structure. 11.0 Line Extensions Sometimes conditions are placed on business uses - limiting the intensity of an activity, hours of operation, or other factors which could affect the surrounding neighborhood. All business owners should secure a zoning permit before engaging in a business activity on a parcel of land. 9.6745 Setbacks - Intrusions Permitted. 13.2 Vested Rights Learn more. 2.3 Planning and Zoning Commission 2.0 Plant Materials Stay Connected: Sign up for email updates. The setback requirements that are in place for the main house or an attached garage. 3 - Cross-Section Standards City Hall. The City of Concord permitted a total of 33 ADU projects in the past year of 2020. http://www.cityofconcord.org/DocumentCenter/View/1269/Standards-for-Specific-Uses-PDF?bidId=, http://www.cityofconcord.org/pdf/permits/planning/appscheck/plng_secondarylivingunit_handout.pdf, https://www.cityofconcord.org/164/Planning-Division. Minimum 20' setback from edge of private street. Concord "minimum" 50' buffer on wetlands >3,000 s.f. Concord, CA. 11.3 Planting Yards Minimum setbacks. At least one ADU on a lot containing an existing multi-family dwelling, constructed within areas that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, carports or garages, not to exceed 25 percent of the number of existing multi-family dwelling units; and 1st Shift Warehouse Team Member. Balconies and decks more than 30 inches above existing grade shall be set back 15 feet from the rear property line and shall have the same side yard setbacks as required for the primary structure. Minimum lot size. . Contact 5.0 Driveway Separation special setback may be modified by the Planning Commission for good cause shown in conformance with all procedures and requirements of such modification by the City Council. 49 4 Failing to maintain fence. 8.0 Turn Lanes Visit Symbium EMAIL. 12.5 Outdoor Advertising (Billboard) Signs, 13.1 Nonconforming Uses, Lots, and Structures - Purpose One ADU located within the footprint of an existing accessory structure legally constructed with a building permit; OR 11.2 Landscape Plan *** Beginning in 2020, according to state law, all residential zoning districts, including single-family and multi-family, are allowed to build Accessory Dwelling Units. Article 2 - Appendix A - Application for New Street Maintenance Acceptance, Article 2 - Appendix B - PE Certification for Subdivisions and Streets, Article 2- Appendix C - Private Street Maintenance Acceptance Petition, 1.0 Purpose Planning staff recommends that businesses obtain permits as early as possible during the business-planning stage. Section 18.50.140 identifies allowed architectural projections into residential setbacks. Kannapolis City Schools; Cabarrus County Schools; Rowan Cabarrus Community College; VA Education; Library E-Resources; Sheriff's Office; Activities and Recreation Sub-menu. Please contact the City of Kannapolis Planning Department at 704-920-4350 for a verification request. 13.0 Street and Utility Repairs You may obtain permits for zoning, exterior signs, home occupations, and building construction/alterations from the appropriate City and County offices: City of Concord Zoning Permits Planning & Neighborhood Development Department 35 Cabarrus Avenue West PO Box 308 Concord, NC 28026-0308 704-920-5152 Webpage Cabarrus County Building Permits 2.6 City Staff - Development Review Committee (DRC), 3.1 Purpose and Authority If you exceed 16 feet for a single-story ADU, you must meet the setback for a typical single-family dwelling, which may be 5 feet, 10 feet, 25 feet, etc., depending on the zoning for your property. Payments will not be accepted after 4:30 pm. government working together and focused help you estimate the cost involved. 2120 Diamond Boulevard Suite 100. 10.3 Parking and Loading Contains all articles combined into one pdf file. What is the importance of a setback in buildings? 9.11 Low Impact Development (LID) Standards Setbacks (PDF) and development standards for each zone can also be found online in Concord's Development Code. Zoning Information - City of Roseville Hours. When a Permit is Needed. city sewer) you must first obtain a verifica-tion permit from the Gaston County Envi-ronmental Health Office. 4.0 Three Phase Service Businesses that sell beer or wine within the city limits of Concord (those that have obtained a North Carolina ABC permit) must also obtain a City of Concord Beer & Wine License on an annual basis. (440) 350-0904. Concord, NH - Municode Library News: Southampton Central improvements. As an example, if an ADU will add $100,000 in value to your property, The City of Kannapolis Engineering Department will complete a site inspection and confirm availability within 3 working days. For corner lots in residential zones, the street setback is measured from the street right-of-way that is the property's street address and primary access. Concord City Hall 41 Green Street Concord, NH 03301 Phone: 603-225-8610 Contact Us 5.3 Final Plats 812 Marie Ave, Kannapolis, NC 28083 | MLS #4006003 | Zillow The Prevailing Setback Calculator can be used to estimate the minimum front yard depth. In any district where permitted, a duplex or two-family dwelling shall be placed on a lot that shall be of a minimum size and have a minimum frontage that is at least one and one-half (1) times the minimum lot size and one and one-half (1) times the minimum frontage as specified in Section 28-4-1 (h . Accessory dwelling units shall be painted the same color, or be complementary to, the color scheme of the primary structure. PDF ARTICLE 8 USE REGULATIONS - Concord NC 227 0 obj <>/Filter/FlateDecode/ID[<3E7006CD9B8AFE649569B003F34C4F9C><6A9C51A275BBBB44850C97F505EECD2B>]/Index[218 21]/Info 217 0 R/Length 64/Prev 836528/Root 219 0 R/Size 239/Type/XRef/W[1 2 1]>>stream %%EOF Number of ADUs allowed. 8.0 Alignment and Grades 1. studio). 11.2.1. "Prevailing Setback" is a phrase used to define the front yard regulations for RA, RE, RS, R1, and R2 zoned lots. Space is limited and no childcare will be provided during this event. 10.2 Street Improvement Standards One off-street parking space per ADU is required. 20667, codified in October 2022. 2.0 Applicability size of the ADU, the design of the ADU, whether the ADU is built on-site or ahead of time in a factory, our mission - people, communities and Setback requirements in Delhi 4. . E. Zoning-Related Data. 18 - References, Appendix A - Application for New Street Maintenance Acceptance, Appendix B - PE Certification for Subdivisions and Streets, Appendix C - Private Street Maintenance Acceptance Petition, 1.0 Purpose The street setback is measured from the street right-of-way to a line parallel to and measured perpendicularly from the street right-of-way at the depth prescribed for each zone. The maximum size of your ADU depends on what type of ADU youre hb```f``{@9@"@u.S?rWm%R,s?Hm` !cFIAd)/ lGf9LqP}{kCx{xEIEyyyxR2@h&xLe& drmceachern@cabarruscounty.us. JADUs must be converted from existing space. To Meaning, the maximum size of a detached ADU on your property will be different Disclaimer: The city clerk's office has the official version of the Concord Municipal Code. 10.6, Loading Areas. (ii) a proposed principal residence. Since RC Fences and Decks is based out of Concord, CA. Residential Permits | City of Tampa Construction Services Home City Limits How Do I Search for Permits Residential Permits Additions New Construction Remodeling Pool & Spa Driveways Screen Enclosures Generators Roofing Accessory Structure Other Residential Permits Residential RFC Commercial Permits Homeowner Resources Residential Inspection 11.2.2. 7.4 District Boundaries Also, you must have an existing or proposed single-family home on your property or an existing 11 - Curb and Gutter, Sidewalk Exceptions Concord, CA 94519. Southampton City Council Wetlands | NH Department of Environmental Services The clearance at the bottom of the fence cannot exceed 2 inches. 10.5 Open Space Standards 9.8 Historic Preservation Overlay District (HPOD) 14.0 Protecting the Public from Injury Code Enforcement | Contra Costa County, CA Official Website 1.0 Introduction Parking. 5897 0 obj <>/Filter/FlateDecode/ID[<3B15AE4A39C249489B5DAD4FD79046F9>]/Index[5886 23]/Info 5885 0 R/Length 70/Prev 873265/Root 5887 0 R/Size 5909/Type/XRef/W[1 2 1]>>stream Mass. 13.3 Expiration of Development Approvals. 7 - Intersection Standards The city of Framingham requires a building permit for all fences over 7 feet in height. OR ii. The U.S. Department of Housing and Urban Development (HUD) announced on February 1, 2023 that new resources to advance housing protections for survivors of domestic violence, dating violence, sexual assault, and stalking are now available through the Violence Against Women Act (VAWA). Concord, NC 28026-0308, Building Inspections The California Building Code requires all swimming pools that are deeper than 18 inches to be enclosed by a fence at all times. 9.0 One-Way Access Point Standards Does building an ADU impact property value? 3.0 Driveway Permits hbbd```b`` SA$SX fIV0yL~?{`S0"@$2L$+"jnH)+@ mJ There are no minimum lot size restrictions. For any accessory building, such as a shed, with any dimension exceeding 12 feet, The North Carolina State Building Code requires that a permit be issued, though a 12'x12' shed doesn't normally need a permit. dwelling unit thats no more than 500 square feet and that may share a bathroom with the main home. Please call the Engineering Department for questions pertaining to Water Resources at 704-920-5401. This section was recently amended by Ordinance No. (440) 354-7506. ** . JEFFERSON, WI 53549. and the cost of materials and labor. Planning staff advises you to make sure that all contractors are properly licensed, and to obtain necessary permits before any work is initiated. These spaces may be provided by a garage or carport, as tandem parking on a driveway. Attach plot plan to Zoning and Land Use Permit. 35 Cabarrus Avenue West 12 - Guardrails 10 - Sidewalk Standards 2.0 Customer Delivery Point Residential Permits | City of Tampa 4.7 Floodplain Life and Property Protection, 5.1 Purpose For reference it may be helpful to compare the costs from surrounding towns as well: Development Ordinance - Concord NC 13.0 Underground Line Extensions COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 1950 PARKSIDE DRIVE, MS/53 CONCORD, CA 94519- 2578 PHONE: (925) 671-3152 FAX: 3381 EMAIL: zoning@cityofconcord.org WEBSITE:www.cityofconcord.org-3- d'o,Rj&5.rt2|zZ (;?W_e;]N'u68&e) w}{ Z?Bp8&>BiT{|@2hrD\ltZ(4b3z+&taV(_vWkG&/cy`:&4HDdZ\3&Qbka'$]QY ;#vay3H};MfmzR-q*.qFAo0mr"S"f%x\9t?pm_$ ,Ok?5CADHu)(@(%![q-)@rNnsEjIi 2.2 Board of Adjustment 2.5 Historic Preservation Commission Meaning, if you can rent out your ADU Generally, the amount of time Contains all articles combined into one pdf file, 1.1 Introduction children returning home, retired parents, and people who assist with child and/or elder care. Cabarrus County Convention & Visitors Bureau, 5310 - Enhanced Mobility of Seniors and Individuals with Disabilities, http://blnc.gov/start-your-business/business-licenses-permits. To get more specific information about how 3. Adopted in 2006, the Unified Development Ordinance (UDO) lays out the rules for the physical development of property. FAQs Contra Costa County, CA CivicEngage For more information on prevailing setback, view our "Determining Front Yards, When Subject to the Prevailing Setback . The Ordinance also includes important environmental protection measures that govern stormwater management, stream buffers, and floodplain development. View Map. Title V PLAN REQUIRED. News: Getting help with the cost of living. The U.S. Department of Housing and Urban Development (HUD) announced allocating $174.6 million of grant funding for construction and ongoing project-based rental assistance for low-income seniors to support the development of affordable multifamily rental homes along with ongoing project rental assistance and supportive services. Building and life Safety Code Requirements The City of Concord has adopted the International Building Code/2009 as the City of Concord's regulations for the design of buildings and structures. 1.6 General Procedural Requirements, 2.1 Planning and Neighborhood Development Department and Administrator 9.4 Traditional Neighborhood Development (TND) The purpose is to ensure that children cannot crawl underneath the fence and gain access to the pool. multi-family home, or by converting all or part of an accessory building (like a garage, shed, or The California Building Code (CBC) 2019 is adopted. Sec. EBZ@ RDX9/XMQ"_@[s:hv!'zjqP]rcKjQmbgNxM/cdQVK Attached ADUs involve adding on to a single-family home. 925-608-5502 Fax. One ADU within the space of a proposed or existing principal residence; 5 - Slope Standards Mass. 9 - Drainage Standards Learn more. On February 6, 2023, the HUD announced $315 million that is available in Special Notice of Funding Opportunity (NOFO) Competition Awards in approximately 30 states for 173 local homelessness programs across the U.S. 17 - Cluster Mailbox UnitStandards An accessory dwelling unit is an independent dwelling located on the same lot as an existing single-family residence. Front yard: Per the applicable zoning district Mass. NH Towns' Wetland Buffer Requirements . Concord, NC 28026-0707, 704-920-2128 City of Concord ADU Regulations and Requirements | Symbium CITY OF CONCORD DEVELOPMENT ORDINANCE Article 11 7 11.2 LANDSCAPE PLAN. Yard Setback Calculator. endstream endobj 144 0 obj <>/Metadata 21 0 R/Outlines 39 0 R/PageLayout/OneColumn/Pages 141 0 R/StructTreeRoot 74 0 R/Type/Catalog>> endobj 145 0 obj <>/ExtGState<>/Font<>/XObject<>>>/Rotate 0/StructParents 0/Type/Page>> endobj 146 0 obj <>stream 49 3 Boundary fence obligations. Setback requirements for main buildings are different from setbacks for detached accessory structures. on our successful future. To learn more, The intrusions permitted in this section are only applicable to standard front and interior yard setback requirements and do not apply to special setbacks required according . Attached and detached This estimate is based on recently completed projects in the area and is inclusive of all typical soft costs such as permitting, design and engineering fees. The Planning Division can assist you with information regarding zoning, permitted land uses, and development standards in the City of Concord. Our shorelands and shorelines are among our most valuable and fragile natural resources. 1.3 Interpretation of the Provisions of this Ordinance 9.0 Turn Lanes r bB;0u$,],/Ks7LE6u]r f^0.f=;j &LvZNe1~S4Yl7x_=Emr^|Y4eua/.iF[0Q6I^~eVMKfYi 8.5 Home Occupations 14.0 Renewable Energy Generator Interconnections Remedies for Encroachment. 1. Junior ADUs (JADUs) involve converting part of the single-family home into a new Side and rear yards: Four feet This article is being drafted, and has not yet been adopted by City Council. 2.0 Applicability Does the owner need to live on the property that the ADU is built on? Environmental Health :: Contra Costa Health Services Concord, NC 28025 hV{LSW?w-X:RikZJgR:R DLm6Y0\tga"[2 | 14 - Sign Standards Garden Guides | California Building Code Fence Requirements 6.0 TIA Review 311 S. CENTER AVENUE, ROOM 201. Some basic information about Concord ADU regulations is below. Boundary by Acquiescence requires proof of the following facts: The parties are adjoining land owners; who have occupied their respective lots up to a certain boundary; and have recognized the boundary as the true boundary separating their lots; for more than 20 years. 2. 7.1. Additional information, including zoning and land use information, may be obtained from the interactive Parcel Viewer. If you have a single-family home, you can for the most part have PERMITS REQUIRED. ft. home is a 1 bed, 1.0 bath property. No. On properties where nonresidential uses or mixed uses are allowed, fences and walls in the side and rear yards shall not exceed a maximum height of eight feet. Heather Freeman, AICP. 7.9 Center City (CC) Design Standards Attached and detached ADUs will need to be built at least 4 feet from your property's side and rear property lines, while conversion ADUs and junior ADUs need to be set back a sufficient distance to ensure fire safety. Our staff processes applications for variances, special exceptions, equitable waivers, and administrative appeals. A fence over 7 feet must meet the applicable property setbacks. 1.2 Administrative Policy Chief Codes Enforcement Officer704-920-2138 and it is the city where we do 50% of our work, we figured we would explain Concord's rules regarding fences first. 13.0 Use and Protection of Property 5 - Slope Standards 1.4 Stormwater Management Plans Research local zoning codes for ADU design, Calculate returns and costs to get financing, Get quotes to design and build your ADU project. 9.3 Mixed Use Districts In the coming weeks, HUD will be awarding grants to an additional set of communities, as well as allocating housing vouchers to awarded communities. 8.8 Temporary Uses property and your needs, connect with ADU professionals, and get your free report with all the are allowed on your property, visit Symbium Build. 8 - Median and Island Standards Between structures: Per the Fire and Building Code Regulations (typ. Unregulated impacts can deteriorate water quality and affect our landscapes. Zoning classification and district lines on the tract and adjoining properties, 2. This chart provides a summary of key Massachusetts laws relevant to property line and fence disputes. thats specific to your property, visit Symbium Build, your 12.2 Prohibited Signs For additional questions contact@prosperitycdc.org and include Registration for 2/28/23 the Subject line. The Details are typical engineering drawings and are not intended for a specific application. The ADU is within the proposed principal residence or within an existing principal residence or within an existing accessory structure legally constructed with building permits; or Learn instantly if you can have an ADU on your property, find and sketch ADU designs that fit your (1) Applicability. The funding was awarded through HUDs Foster Youth to Independence (FYI) Initiative. We acknowledge the Australian Aboriginal and Torres Strait Islander peoples, in particular the Wangal people of the Eora nation, as the first inhabitants of the nation and the traditional custodians of the lands where we live, learn and work. . 12 - Guardrails The Concord City Council's Saturday decision to reject a term sheet and let an exclusive negotiating agreement expire comprises a major setback to the group of developers involved in the Concord Naval Weapons Station project. To check if you need to provide parking for your ADU, visit All areas within the City of Concord are regulated by a zoning ordinance. A 25-percent spacing increase shall be permitted where the building is . Codes Facilitator The following links access the current City of Concord Standards and Details. Learn more. When discussing a specific business location with a City or County staff member, it is important to have the street address and owner's name, or the property identification number (PIN) at hand. 11 - Curb and Gutter, Sidewalk Exceptions 6.2 Special Use Permits IRLvJ|BMdBLm+#C qT~Z@Bx6(*ms(*(ePdkt7CI6betGMQIG(eRr71T"p= jJuQ/c3B}A@B)>QFh-=NH6MM\cR=[m For more information, please contact the N.C. Business License Information Office in Raleigh: The base value of your News: One year on: How Southampton stepped up to support Ukraine. The City has several programs in place to accomplish this goal. PDF ARTICLE 5. SUBDIVISION PLATS, SITE PLANS AND CONSTRUCTION - Concord NC One detached, new construction ADU. 18 - References Office closed Friday, April 7, 2023 for Good Friday. least one person that are located on the same property as another, primary home. A. Dep. 0 6 U American Legal Publishing Corporation provides these documents for informational purposes only. 3.3 Zoning Text Amendments The information on this website is presented as a convenience service to the public. Building. No Maximum on number of bedrooms by the state. In no case shall the ADU have a building height greater than the existing building or sixteen feet, whichever is greater. 11.2.1. Please join us at ClearWater Arts Center & Studios, located at 223 Crowell Drive NW, Concord, NC 28025, on Tuesday, February 28, 2023 from 6:00 p.m. to 8:00 p.m. To register for this event, please visit CONCORDNC.GOV/HOMEBUYER. Everything about building Accessory Dwelling Units in Materials and supply Concord sales taxes. ADUs may be new construction or converted from existing space. Disclaimer: This Code of Ordinances and/or any other documents that appear on this site may not reflect the most current legislation adopted by the Municipality. Yes NO - City of Concord Most businesses are not required to obtain a city privilege or business license from the City of Concord. These Special NOFO grants encourage coordinated planning amount a variety of partners that include healthcare, Public Housing Agencies, other HUD-assisted housing providers, and people with lived experience. visit Symbium Build. %%EOF Mass. Collaboration is at the heart of 4.2 Water Supply Source Watershed Protection 143 0 obj <> endobj View more property details, sales history and Zestimate data on Zillow. Two or more bedrooms: 1,000 square feet maximum GkyMH[E~EUM`?2n'ixlZIA;91/GS-!/!eMy*B**vd_Q3|V?T&0?mAz6a:m'Vx2/YofoViAO9=cPr Address. 5886 0 obj <> endobj Setback requirements in Bangalore 3. 3.2 Changes to the Official Zoning Map 8FpC?GO]=nr (u >Dgp;G -Q'q[vdlneY#di1XuZq(}~HUU5GO^W -{#dOkbNc[)eab>a!v{X[oP0m$,(%+\O&}1XM7-kml-eR=lY X~i/"YV ~ Y;6LSl:=^%3K6* y=/ie|k93 dU| /*q_Svw/([F&l24]F}Sk}~Q?#\zN*me*qdGOx,;j3ju\G~& j8iG\rae/[wTl^m\q*0oaz!0d)G7nT~FSUM>=85U}j5a%{)NdgbocdP /\QDb+0c]B-.7