Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
MINUTES - 02242004 - SD2
Contra Costa TO: BOARD OF SUPERVISORS County FROM: TRANSPORTATION, WATER & INFRASTRUCTURE COMMITTEE +�'+ ,' Supervisor Millie Greenberg, Chair "•7 Supervisor Gayle B. Uilkema, Member DATE: February 24, 2004 SUBJECT: Update on the East Contra Costa County Habitat Conservation Plan SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS: ACCEPT report from the Transportation, Water and Infrastructure Committee on the status of the East Contra Costa County HabitatConservation Plan. FISCAL IMPACT None. BACKGROUND/REASONS FOR RECOMMENDATIONS Community Development Department staff have provided the Board of Supervisors' Transportation, Water and Infrastructure Committee (TWIG) with periodic updates on the East Contra Costa County Habitat Conservation Plan Association (HCPA) and the work of that Joint Powers Authority to develop a Habitat Conservation Pian (HCP) / Natural Communities Conservatu�n Plan (NCCP) for East County. On February 9, 2004 the TWIC received such an update akdd rested thata status'report be made to the full Board. The attached written materials provide an overview of the cooperative planning effort and of progress to date. A Preliminary Working Draft HCP/NCCP was completed in November 20011 A formal Draft HCP/NCCP is expected in July 2004 and a Final HCP/ NCCP will be considered by the County and other local agency partners near the end of 2004. If the plan is approved, the County and other local agencies could receive regional permits from the state and federal regulatory agencies in the spring or summer of 2005. The attached Framework Document summarizes key provisions of, and key unresolved issues in, the Working Draft HCP/NCCP. More detailed information on the regional permitting approach, the types of permits that could be received, and the challenges associated with integrating wetlands impact permits into the HCP/NCCP are described on pages 3 to 6 of the Framework Document. CONTINUED ON ATTACHMENT: x YES SIGNATURE REC5MMMATION OF COUNTY ADMINISTRATOR ECOMMENDATION OF BOARD COMMITTEE v` APPROVE OTHER , w /2 SIGNATURES Supervisor Millie Greenberg Chair tSuejrvlsor G fe B. Uilkema ACTION OF BOA tD ON F'ebniary 24, 2004 APPROVED AS RECOMMENDED x OTHER x ACCEPTED the report from the Transportation,Water and Infrastructure Committee on the status of the East Contra Costa County Habitat Conservation Plan and DIRECTED the Community Development Department to report back to the Transportation,Water and Infrastructure Committee with an update on the agencies participating in the Habitat Conservation VOTE &SUPERVISORS 1 HEREBY CERTIFY THAT THIS IS A TRUE x UNANIMOUS (ABSENT gone ) AND CORRECT COPY OF AN ACTION TAKEN AYES: NOES: AND ENTERED ON THE MINUTES OF THE ABSENT: ABSTAIN: BOARD OF SUPERVISORS ON THE DATE SHOWN. Contact: John Kopchik (925)335-1227 ATTESTED I?ebruaxy 24, 2004 cc: Community Development Department (CDD) JOHN SWEETEN, CLERK OF County Administrator THE BOARD OF SUPERVISORS Public Works Department AND COUNTY ADMINISTRATOR Agricultural Commissioner �— HAPersonakJOn mainUi.bohcp__2-24-04Af BY ! , DEPUTY Update on the East Contra Costa County Habitat Conservation Plan February 24, 2004• Page 2 of 2 Attachments: • One page summary of the HCPA Planning Effort • Framework Document for HCPINCCP: a summary of key provisions of the 854 page working draft HCPINCCP released on November 20, 2003 and available at www.cocohcp.org • Select maps from the working draft HCP{NCCP HAPersonalWohn maln\twlt>ohcp®2-24-04.rtf East Contra tsta County HabitatConservation Preparation of the East County HCP/NCCP is a project of a Joint Powers Authority, the East Contra Costa County Habitat Conservation Plan Association (HCPA). The HCFA consists of the following seven member agencies: ` • City of Brentwood + Contra Costa County • City of Clayton • Contra Costa Water District, and • City of Oakley + East Bay Regional Park District. • City of Pittsburg The County serves as the Coordinating Agency for the HCPA. The East Contra Costa County Habitat Conservation Plan/Natural San Joaauin kit fox Community Conservation Plan will provide comprehensive species,wetlands and ecosystem conservation and contribute to recovery of endangered species within East Contra Costa County,while: • balancing open space, habitat,agriculture,and urban development; • reducing the cast and increasing the clarity and consistency of federal and state permitting by consolidating and streamlining these processes into one,locally-controlled plan, • encouraging, where appropriate,the multiple use of protected areas, including recreation and agriculture, • sharing the costs and benefits of the habitat conservation plan as widely and equitably as possible,and + protecting the rights of private property owners. The HCPA has identified an 185,000 acre planning area that includes all watersheds draining the eastern flanks of Mount Diable and portions of the Mount Diablo Creek watershed within the City of Clayton's Sphere of Influence.The East Contra Costa County area is one of the fastest growing regions in the Bay Area. The area also provides habitat for a variety of rare, threatened, and endangered species. More than 44,000 acres of land are already preserved for open space and/or habitat purposes. The HCP/NCCP effort will seek to provide local agencies with the following regional permits: • U.S.Endangered Species Act(Section 10) • CA Endangered Species Act (Section 2835) + U.S. Endangered Species Act(Section 7 assurances) • Programmatic Streambed Alteration Agreement • U.S.Clean Water Act,Section 404(via Regional General Permit) • U.S.Clean Water Act, Section 401 (permit streamlining via water quality certification on Regional General Permit) The HCPA is proposing to cover 26 plant and wildlife species, some listed, some not. Proposed covered species include: San Joaquin kit fox, Alameda whipsnake,California red-legged frog,California tiger salamander,western burrowing owl,Swainson's hawk, vernal pool fairy shrimp, and brittlescale. The HCPA is governed by the Executive Governing Committee, a body of elected officials representing the seven member agencies (quarterly meetings). The Coordination Group is a working committee comprised of stakeholders, local agencies, and federal agencies (monthly meetings, periodic subcommittee meetings). The Science Advisory Panel is comprised of six scientists and one facilitator from the university and professional consulting sectors(4 meetings). All meetings are open to the public. The HCPA is two years into a three-year planning process. A Preliminary Working Draft HCP/NCCP was released in November 2003. That and other preliminary documents are available on the project website. The Final HCP/NCCP is planned for completion late in 2004. The project is expected to cast about$1,200,000. More than$900,000 has been raised to date. • Partially flexible permit area for urban development linked to the ULL but constrained by conservation priorities; • Conservation acquisitions from willing sellers scaled to match impacts (20,000 to 34,000 acres to be acquired); • Seeks permits for major infrastructure projects such as Byron Highway and Vasco Road Improvements; • Costs of implementing HCP/NCCP over 30 years estimated at $230 to $290 million; 2 funding scenarios are being explored; fees on new development would be a major source(40% to 67%);proposed open space funding measure and continuation of existing conservation investments at past levels could provide 33%of needed funds. 'f'you have questions or comments about this project,or for more information,please contact: John Kopchik at 925-335-1227 Or visit the project website at: jkopc@cd.co.contra-costa.ca.us www.cecohcp.org HREast Contra Costa County Habitat Conservation Plan Association PRELIMINARY WORKING DRAFT (1-15-04) Framework for the East Contra Costa County HCPINCCP This document is intended to outline key components of the HCPhVCCP and serve as a focus o,f discussion,for the Coordination Croup. The document will record key recommendations o,f the Coordination Group as they are made. The Framework cannot replace the detailed information that will be contained in supporting documentation such as the Conservation Strategy and other chapters of the plan itself(these will continue to be discussed), but it can guide development of the more detailed work products and allow the Coordination Group to focus on the most important policy questions. The Principles of Participation approved by HCPA member agencies upon joining the HCPA are included as an attachment. The Principles have been referenced to the section of this Framework that discusses the relevant subject matter. I Purpose of the HCP/NCCP II Background:The Intersection of Natural Resources,Development, and Agriculture in East County III Mechanism:the HCPlNCCP as an Alternative to Project-By-Project Permitting and Mitigation IV Key Permit Terms and Conditions V Biological Commitments VI Landowner Commitments VII Implementing Entity VIII Funding to Implement HCP/NC+CP IX Regulatory Assurances X Amendment Jill Mission statement(below)recommended by Coordination Group on 5-17-42 and approved by the Executive Governing Committee on 5-23-02. The East Contra Costa County Habitat Conservation Plan/Natural Community Conservation Plan will provide comprehensive species, wetlands and ecosystem conservation and contribute to recovery of endangered species within East Contra Crista County, while: balancing open space, habitat, agriculture, and urban development; Draft: 1/15104 • reducing the cast and increasing the clarity and consistency of federal and state permitting by consolidating and streamlining these processes into one, locally-controlled plan, • encouraging,where appropriate,the multiple use of protected areas, including recreation and agriculture, • sharing the costs and benefits of the habitat conservation plan as widely and equitably as possible,and • protecting the rights of private property owners. Language below has been refined,over time to reflect suggestions made by the Coordination Group. Eastern Contra Costa County is one of the fastest growing regions in the state--with a population that is predicted to grow by 127,000 people by 2025'--providing important new housing for the Bay Area's growing workforce. Though efforts are underway to direct future growth toward infill opportunities(to the maximum extent practicable)and to finding more sustainable ways to grow, existing land use plans and development approvals allow significant new development on rangelands and irrigated crop lands. This new development will displace a variety of natural habitats, including valley floor and foothill grassland,oak woodland, oakk woodland savannah, chaparral, riparian woodland, emergent wetland, and vernal pool habitat Anticipated growth could also threaten key habitat corridors needed to protect a variety of state and federally listed threatened and endangered species. Approximately 154 special status species occur or could occur in the East County area,including the San Joaquin Kit Fox,California Red- Legged Frog, Alameda Whipsnake, Golden Eagle, Western Burrowing Owl, Vernal Pool Fairy Shrimp, and Diablo Helianthella. The East County area is also home to productive agricultural lands, including intensively cultivated areas with high quality soils in lower elevations and productive grazing lands in the hills that cover a large part of the region.. Agriculturalists depend on these lands for income and as an important investment. Conflict between these different land-uses or community values is, to some extent, unavoidable. However, coordinated conservation planning is an opportunity to reduce the level of conflict and to identify mutually acceptable approaches to these problems. Scan Heir I ABAG;Proieetions 2002. By 2025,the populations of Brentwood,Oakley,Pittsburg,and Antioch are expected to grow by 123%,57%,52% and 300/6,respectively. Page 2 _.... _. Draft: 1/15104 Current Process for Complying with Endangered 'Species Acts and Other Resource Protection Regulations: Public agencies, developers, and other project sponsors currently address endangered species regulations individually on a project-by-project basis. Potential impacts to endangered species are considered and potentially mitigatedwithin the California Environmental Quality Act (CEQA) process, but in many cases must also be addressed through individual consultation with the USFWS and CDFG. Regardless of regulatory venue,endangered species compliance typically requires: a) thorough field surveys of the site at appropriate times for endangered species; b) negotiations on mitigation, site design,and construction practices;and c) identification and procurement of any needed off-site mitigation and/or dedication of on- site mitigation (e.g., open space easements) and establishment of mitigation monitoring Program. The above compliance is performed individually by the landowner/developer and the USFWS and CDFG in order to obtain an individual take permit(ITP)pursuant to CESA section 2081 and FESA section 10 when a non-federal action (i.e., project or activity) may jeopardize or impact a listed species, or its habitat. In Contra Costa County, the ITP is more often issued under section 7 of FESA which applies when a project has federal funding or requires federal permits, such as for wetlands. The local land use agency is usually not involved, but does separately negotiate mitigation under CEQA. The amount of time and funding dedicated to each of the above three tasks varies, sometimes dramatically, from one project to another. Some project proponents in East County have incurred significant expense in this process. All project proponents trust contend with some uncertainty regarding how long endangered species compliance will take,how much mitigation will be required, and what will happen in the future if unforeseen circumstances arise that affect a protected species before an ITP issued. In addition to endangered species requirements, CEQA (and NEPA if a federal project), and any resource protection measures adopted by the local land use planning agency, project proponents must also comply with a number of other environmental regulations. For example, actions that could affect wetlands must have a thorough site survey and formal wetland delineation sanctioned by an appropriate regulatory agency. Such projects must also receive permits from the U.S. Army Corps of Engineers (COE), and the Regional Water Quality Control Board (RWQCB). Depending on the project, the'U.S. Environmental Protection Agency (EPA), USFWS, and CDFG might be involved in processing the wetlands permit from the COE. Projects affecting streams require a streambed alteration agreement with CDFG and may also be subject to wetland regulations. Page 3 ......... ......... ......... ......... ......... ......... ....... _..._._.. .. ........ __....... ......... ......... .......... ........ ......... ......... ........ ......... ......... ......... ......... _ _ ... .._... ......... ......... ......... Draft: 1115104 Construction activities require a'separate permit from the RW QCB to control water quality impacts. Projects might also face local and other restrictions on impacts to prime agriculturallands. Hove the HCP/NCCP Will Provide an Alternative Process for Compliance: The East County HCP/NCCP establishes a coordinated process for permitting and mitigating the incidental take of endangered species that can be used in place of the current, project-by-project approach. Rather than individually surveying, negotiating, and securing mitigation, project proponents will receive an ITP by paying a fee (and/or dedicating land), performing limited surveys, and adhering to protocols to avoid and minimize impacts during construction. The fees are collected by the Implementing Entity {TBD} (often a Joint Powers Authority composed of representatives of local agencies). The Implementation Entity then uses the fee money, as well as grants and any other funding sources established in the plan,to purchase habitat lands or easements from willing sellers. Collected funds are also used for monitoring and any habitat enhancement or management actions. The HCP/NCCP will (we hope) also offer an alternative, parallel means for complyingKey Unresolved Issue:Will tits Plan Be Able to with Provide Wetland Permits? wetlands regulations, including the Sections 404 and 401 of the federal Clean Water Act Phare are a number of reasons why it is desirable for the (wetlands fill and water quality certification) plan to fulfill the"uirerrents Of the Federal Clean Water Act and,provide permits for wetlands impacts, €nciuding and Section 1601 of the California Fish and better delivery of a 'ono-stop-shop° for natural resource Game Code (Streambed Alteration). The lits and assuranoes that wetlands and species) approach to complying with wetlands conservation oNectives are achieved in a complementary fashion. Vnfottur at* there is no precedent for regulations will be similar to the approach including wands permits in a Regional HCP for urban used for endangered species compliance: development However, the East Contra Costa HCPi coordination of off-site mitigation through the eftrt is cooperating with three similar eftrts in Northern California to explore with the Army Corps of deers plan when impacts cannot be avoided, and the U.S. EPA opportunities for securing Regional GeneralPermits for the adtivitlas covered in the HCP. A comprehensive, landscape-level analysis of the biological resources of East County forties the basis for the permits issued and conservation actions taken under the plan. By examining conservation priorities at a regional scale, the plan is better ,suited for implementing key conservation biology principles than more focused work with perhaps greater detail. The biological work in this plan cannot replace the site-specific biological work that will still be required under the California Environmental Quality Act for specific projects, but it can provide a broader scientific context,assist with evaluating cumulative impacts, and should facilitate both the preparation and review of future site-specific studies. Expected Benefits of the HCP/NCCP: The HCP/NCCP is intended to benefit developers by improving regulatory certainty, by reducing the need for surveys and mitigation negotiations,and by providing a coordinated,more cost effective system for acquiring mitigation. 'HCP/NCCP's are also intended to benefit species by replacing the current project-by-project mitigation with a coordinated system more suitable for protecting connected blocks of habitat in a biologically sound manner. Larger and connected blocks of conserved lands will increase the potential to benefit and preserve multiple species. Because Rage 4 ......... ......... ......... ......... ......... ......... ...._.__. ___ ........._.... ......__... ......... ......... ......... ......... ......... ......... ..............._.. __....._ ......... ......... ......... ......... ......... . .................................................... Draft: 1115104 conservation objectives will be achieved with purchase of land or easements from wilting sellers rather than through new regulations,the HCP/NCCP may viewed more favorably by landowners. Summarized below are key aspects of the permits to be requested through the HCPfNCCP. Term of permit: 30 years Permit holders: TBD(Could be the implementing entity or each individual jurisdiction(i.e., County, cities,any covered special districts,and the organization responsible for managing the Preserves) Permit issuers: U.S. Fish and Wildlife Service California Department of Fish and Game Wetlands agencies like USACE and SWRCB and EPA(we hope) Desired permits: a) Section 10 of'FESA(Incidental Take Permit26 Specin, s Be Covered under Section 10 of the Federal Endangered by the Permit: Species.Act) Townsend's Westem sig-eared Bat San Joaquin Kit Fox Tricolored 8tackbini b) Section 2835 of CESA(Incidental Take Permit Gulden 15agta wastem Burrowing owl under the California Endangered Species Act S mainswr s Hawk through provisions of the California Natural Slivery Legless Lizard Alameda Vip6nakeCommunitY Conservation Planning Act) Dian#fi�ar#uar Srtak c) Section 1601 (Master streambed alteration Callfomla cigar Salamander California fterfdened Frog agreement under the California Fish and Game Foothill Ye tgw4eggad Frog Code) Longhorn Fairy Shrimp Vernal pool Fairy Shrimp d) Section 404 of CWA(Regional General Permit Midvaliey Falry Shrimp under Section 404 of the Federal Clean Water Vernal Pool Tadpole Shrimp Mount Diablo manzanita Act) Bri#tiescate e) Section 401 of CWA(Water Quality San Joaquin spearscaie Certification from the State Water Resources sig Dial Moan#Diablo Fairy Ean#ent Control Board) Rena vad Larkspur Diablo HeRan#heiia Brewer's Dwarf Flax (note:no-take requirements will be in place for half ahawy M$dia a dozen species that are either fully protected under adobe Navorretia the California Fish and Game Code(e.g.Peregrine Listed and non-fisted species are Ade Falcon),or are so rare that it would not be possible regulatory asstr" ' p`°eneas and additional rgulatory ; to help for the agencies to issue take permits(e.g. Mount avoid future flstings. Diablo Buckwheat,which is presumed extinct)) Page 5 Draft: 1115104 Permit area: The permit area for urban Key Issue:Defining the Permit Area for Urban development under the HCP/NCCP shall be Development adjusted by the implementing entity as follows, subject to the conditions imposed by the The Working Draft t4CCP/HCP incorporates a more Implementation Agreement for the HCP/NCCP: flexibly-defined permit area for urban development. p This>preliminary approach was chosen because there is uncertainty in East Contra Costa County over where a)The permit area authorized by the growth should or will occur over tie next 30 years. implementing entity shall be the area within the This'issue will be resolved over time and in different p g ty forums that consider rust only habitat needs, but also HCP inventory area,and within the Urban Limit transportation, jobs, economic grovAh, housing, and Line(ULL)or the city limits of participating quality of life. cities,whichever is larger. b) Should the ULL or city limits expand or contract during the term of the plan,the implementing entity would expand or contract the permit area accordingly. c)The HCP/NCCP shall define an area that will not be covered by the permit area for urban development,now or in the future,regardless of the location of the ULL or city limits. The area excluded from future permit coverage under the HCP/NCCP shall reflect the high and medium acquisition priorities of the Conservation Strategy for the HCP/NCCP. There shall also be an acreage limit on the amount of land that can be added to the permit area The permit areas for preserve management, for rural infrastructure projects, and for rural residential (if covered)shall be defined separately. Ficiure 2.3: Initial Permit Area for Urban Development +t i Yf;•. c;. Lw ws i Page 6 Draft: 1/15/44 Covered activities: Working Draft Covered Activities List? 1. Residential,commercial, and industrial development(and other development activities, such as described in items 2 thru 4, inside the Urban Limit Line) 2. Road and highway construction and maintenance outside the ULL 3. Water infrastructure construction and maintenance outside the ULL 4. Flood control project construction and maintenance outside the ULL 5. Sanitary system infrastructure construction and maintenance 6. Rural recreational facility construction, maintenance, and operation 7. Recreational use of rural parks and preserves & Mining facility construction, operation,and maintenance(if requested by mining companies) 9. Miscellaneous development outside the ULL(to be defined later) 10. Population surveys, species relocation,habitat restoration,management, and scientific research on preserve lands or potential preserve lands Preliminary List of Rural Infrastructure Projects Key Issues Regarding Covered Proposed for Permit Coverage(see Chapter 2 for more Activities: details,many items are listed as placeholders pending o agricultural operations have not been further discussion) recommended for permit coverage by the Coordination Group because no request Armstrong Road Extension was received for coverage from the Balfour Road Shoulders >agricultural community and the Coordination Buchanan Bypass Group saw little need for covering an activity Byron Airport Commercial Services(105 acres) that traditionally has not received ESA Byron Highway Northern Extension and Widening permits. Byron Highway South Improvements 1 Re-designation as State o Wind turbine construction and re-powering Route 237 (info pending) has not been covered because these Byron Sewer Line(info pending) activities have a very different suite of EBAR7 impacts that are outside the scope>and Kirker Pass>.Road Widening(truck climbing lane) budget of this planning effort. Purchase of Marsh Greek Road Realignment at Selected Curves conservation easements in misting mind > State Route 4 Bypass turbine areas and consistent with continued Vasco Road Improvements(info pending) wind turbine operations is contemplated. 6 >.Rural residential permit coverage isan unresolved issue Voluntary participation: participation principle#12 needs to be articulated more fully here in conjunction with refinement of the funding plan. a z The introductory text on this subject should explain the difference between Section 7 and Section 10 of the Federal Endangered Species Act and make clear that,while an HCP can only provide coverage under section 10,HCPs can be an instrument for identifying permit conditions under Section 7. Page 7 Draft: 1/15/04 Qualitative Conservation Requirements: The conservation strategy will be designed to Preserve© iPrinc�les* Maximumaximum Size meet the biological goals and objectives of the Minimize the Number of Preserve Units"* plan. The strategy will be based on four Unk Preserves fundamental regulatory goals: mitigate the Include Urban Buffer impacts to the covered species to the Minimize Edge maximum extent practicable, contribute to the Maximize Environmental Gradients Consider Watersheds recovery of the covered species,maintain Consider Full Ecological Range of ecosystem processes, and conserve biological Communities diversity. *See Chapter 5 for a description of each of these principles 3H may suunuest alternative lanpume • Conservation dollars must be spent efficiently and effectively. Conservation easements may be an effective tool in this regard,though the funding strategy for the plan should not assume that such transactions will be as common as they might be in an ideal situation. Conservation easements have not been common in this area in the past and factors that have limited their use may continue to be limiting in the future. • Habitat restoration should be included in the conservation strategy for habitats that have historically been lost or degraded such as riparian woodland, seasonal wetlands,and native grasslands. • Habitat restoration should only occur within HCPINCCP Preserves except in cases where there are no restoration opportunities within the new preserves. If restoration must occur outside preserves, it will occur only on public lands adjacent to or near HCP/NCCP preserves and in direct support of these preserves(e.g., along the same stream). • The plan will include"stay ahead"provisions to ensure that land acquisition and restoration occurs ahead of development. The plan will also include a"jump start" provision to ensure that the implementing entity acquires and begins to restore some land before any impacts occur. • Agriculture can be compatible with conservation. Many agricultural activities, such as grazing,will be critical for maintaining and restoring habitat values in some areas. • The impacts of development close to the proposed HCP/NCCP Preserves will be minimized through the use of planning surveys(as described in the conservation strategy), creation of buffer zones, and more intensive management along the urban- wildland interface. The plan assumes that minimization measures will not be required for most species in isolated areas such as urban infill. • Development will not take"no take"species(see Key Permit Terms and Conditions) • HCPINCCP Preserves will conserve biological resources at all scales including small- scale features such as rock outcrops,native grassland vegetation associations, seeps, springs, and other features determined to be important to native biological diversity. Page 8 Draft: 1/15/04 • The plan will contribute substantially to the recovery of the Alameda whipsnake despite relatively low impacts to this species because the inventory area includes such a large proportion of this species' entire range (approximately 20%). • The implementing entity will acquire and manage land in key areas to maintain connectivity between Contra Costa County and neighboring counties to support landscape-level ecological functions such as the long-term survival of the San Joaquin kit fox in Contra Costa County. • Recreational use of HCP/NCCP Preserves will be limited to areas and types of uses that have negligible impacts on covered species and habitats. • All relevant elements of this plan will be monitored in the field to ensure that the biological goals and objectives will be achieved and to inform the on-going adaptive management process. Partially-Scaling Conservation to Keep Pace with Development. To reflect the phased approach to the Advantages and Challenges of Scaled Conservation permit area for urban development and Requirements the uncertainty over how much development and how much habitat ad'81i��: 1)more assurance that fig levels will match conservation requirements',and 2)more assurance that if growth impact will occur over the life of the stops unexpectedly,the preserve system will have integrity. plan--and therefore how much money will be raised from development fees— 'chatienges:Distinctive requirements fsfthe state and federal laws with which the HCPFNCCP must comply and the associated staff propose introducing an element of tension between mitigation-based requirements and requirements scalability to the Conservation Strategy. for general conservation of species ad ecological processes. For example,the Conservation Strategy would include a baseline of required conservation actions, including acreage requirements for habitat protection, but some of the conservation requirements could increase as the level of impact increases. Such scaling would need to have a strong geographic component so conservation actions establish a base of preserves and build on these over time. Figures 5.2 and 5.3: Preliminary Acquisition Priorities for the Initial Permit Area(left)and Max Permit Area(right) r. >:4 .. M ^+. it. .. .:.: •• �x�.4 £i_'"' ...:,... 22 � u . s: r' Page 9 Draft: 1115104 Quantitative Conservation Requirements: Table 5-10. Estimated Minimum and Maximum Size of Preserve System under each Permit Area(acres) Preliminary Draft Initial Permit Area Preliminary Draft Maximum Permit Area Zone Est.Minimum' Est.Maximum' Est.Minimum' Est.Maximum' 1 2,050 2,700 2,050 2,700 2 8,250 10,350 8,250 10,350 3 400 750 400 750 4 6,500 8,150 6,500 8,150 5 2,150 2,700 8,000 10,350 6 1,300 1,750 1,900 2,500 Total 20,650 26,400 27,100 34,800 Notes: ' Numbers rounded to the nearest 50 acres. This section still needs more work, though several comments were made on March 20 that seem appropriate for including here as we start to fill this section out. Likewise, the work of the Agricultural Subcommittee has generated material for this section and should continue to do so. Fundamental assurances: • The plan should respect and protect the rights of property owners. • All land or easements purchased by the implementer of the plan must be from willing sellers. Eminent domain cannot be used. • The plan should assume that agricultural lands not purchased for conservation will not necessarily continue to be operated and to function as they do now. Neighboring landowner assurances: • The plan must consider the interests of property owners adjacent to HCP/NCCP Preserves. Such land owners should be offered assurances that any proliferation of endangered species on the Preserves will not hinder their existing operations(i.e., beyond conditions before the Preserves are established). • Questions to be worked out: "opt-in"vs. "opt-out"(i.e.,whether all neighboring lands are automatically covered and landowners can choose to opt out,or whether all neighboring lands must choose to receive protection)and how the pre-preserve baseline of endangered species is established Page 10 Draft: 1/15104 Financial assurances: • HCPINCCP fees and other funding sources must fully fund the cost of land acquisition and maintenance, but must not be so high as to discourage development. • The plan should provide the option of purchasing either conservation easements or fee title, but, given the limited use of easements in this area to date,the economic analysis should be fiscally conservative and assume that easement purchases will be rare. • The plan will operate in and affect the local real estate market. This role must be undertaken sensitively to avoid significant disruptions of the private marketplace. Agricultural assurances: • The plan should contribute to keeping grazing viable, both as an economical agricultural activity and as a necessary habitat and species management tool. • Lands conserved for habitat may constitute an increasingly significant portion of the agricultural resource in the area. Land management practices must maximize the compatibility of agriculture with conservation,avoid all unnecessary restrictions of agricultural operations, and generally support the viability of agriculture in East County. • The plan will include a provision to allow for a transfer of agricultural conservation easements to lands with equal or greater biological value to allow for flexibility in future agricultural operations General Principles discussed(but not necessarily recommended)by Coordination Group: • The Working Draft Plan is quite flexible with respect to the structure of the Implementing Entity(IE). The IE is given the flexibility to evolve"organically"over time to develop structures and relationships necessary at different phases of the implementation process. • The Implementing Entity is likely to act through partnerships and to rely on the experience and resources of existing institutions. For instance, it is foreseeable that the Implementing Entity may not actually own any of the lands purchased according to the requirements of the plan, relying instead on partnerships with existing institutions. • Flexibility in the structure of the IE must not compromise its ability to meet its requirements under the plan. If responsibilities are passed on to other organizations(e.g., for land management), this must be done in a binding and effective manner. Figure 7.1: Workinq Draft Omanizational Structure for Implementation Advisory Ar- Committee to Pjfwmbi�ne ater. Assist ccws>cavo implementation: 4" Members�A 11 be appointed to va+ws�a r ---- represent a broad array of interests and COM " _..� organizations. ccyvr,) Opportunities for participation by no`n- members will be provided. I Fuge 11 .. ................................................................................................................................................................................................................. ... Draft: 1/15104 Costs: The preliminary cost estimates for implementing the HCPINCCP have been estimated both for the Preliminary Draft Initial Permit Area and for the Preliminary Draft Maximum Permit Area. Cost estimates include the costs of land acquisition, land management, restoration,monitoring, administration and other actions required by the Implementing Entity over the 30 year life of the Plana Detailed information on these estimates is provided in Chapter 8 and in Appendix g.The preliminary grand total estimates are: Preliminary Draft Initial Permit Area Preliminaa Draft Maximum Permit Area $233 million $287 million Funding: Funding scenarios have been developed in parallel with the cost estimation process and have assumed an overall implementation cost of$300 million(which now appears slightly high, but the Plan is not finalized yet...). Additional detail on the funding strategy may be rfound in Chapter 8 and in Appendix H. The 2 scenarios under consideration are described below. Hypothetical Funding Scenarios and Funding Gap Analysis Item Scenario 1: Scenario 2: No Funding Gap "Fair Share" Apportionment Total Plan Costs $300m $300m Non-Fee Funding Maintenance of existing Conservaion Effort* $54m $54m New State and Federal Contribution" $10m $10m FAA Airport Clear Zone Match $6.5m $6.5m Contra Costa Open Space Funding Measure*** 30m 30m Total Non-Fee Funding $100m $100m Remaining $200m $200m Fee per Acre**** $18,000 $11,000 Fee Funds $200m $120m Fee%of Total Cost 67% 40% Funding Gap $0 $80m * Includes continued private, local, regional, state, and federal conservation efforts. Conservatively estimated by assuming continued acquisitions at approximately one-half of EBRPD's acquisition rate over the past 30 years. ** Mainly from Federal Endangered Species Act Section 6 land acquisition funds *** Open Space Measure must pass for these funds to be available. **** The question of whether to scale fees based on type of habitat impacted has not yet been addressed. Preliminary fee per acre calculations are rough estimates of what the fee might be for impacts to natural lands if agricultural impacts were charged 50°lo as much. Page 12 Draft: 1115104 This section will summarize&expand on key assurances such as described in principles S and 7. No Surprises Assurances: • The permittees will obtain"No Surprises"assurances so that the implementing entity will not be responsible for additional land,water, money, or other restrictions beyond that provided in the plan for any unforeseen circumstances or changed circumstances not provided for in the plan. • The unlisted covered species are addressed in the plan as if they were listed, so if the unlisted covered species are listed in the future,the permit will be amended to include these species with no additional mitigation requirements. • The plan should not impose costs of any contingent mitigation on private property owners. However,the plan may include inflation corrections in the mitigation fee, different fees for different types of impacts, and assurances that funding keeps pace with habitat protection benchmarks established in the plan. Consideration of the amendment process may help us balance the desire to resolve all issues in the plan with the need to maintain some flexibility over the long term. January 31, 2004 Comments requested from Stakeholders on Preliminary Working Draft HCPINCCP Spring 2004 Draft HCP/NCCP, EIR/EIS, and Implementation Agreement Fall 2004 Final Draft HCP/NCCP, EIRJEIS, and Implementation Agreement and local agency decisions on approving the Plan Spring 2005 Expected Completion of Wildlife Agency Review and Permit Issuance Spring 2005 Local agency's form an Implementing Entity (likely a JPA of permit holders)and likely adopt Implementing Ordinance Page 13 Relevant Framework Sections Draft; 1/15/04 are noted In bold text PRINCIPLES OF PARTICIPATION. EAST CONTRA COSTA COUNTY REGIONAL HABITAT CONSERVATION PLAN REFERENCED TO THE HCPA FRAMEWORK DOCUMENT Compiled for the June 6,2000 meeting of the Contra Costa County Board of Supervisors by Community Development Departments staff based on comments receivedfrom the Contra Costa Council,Save Mount Diablo/Greenbelt Alliance, and the CCC Citizens Land Alliance. Please see staff report for details. 1. The U.S. Fish and Wildlife Service (USFWS)and the California Department of Fish and Game(CDFG)should allow development consistent with local plans to proceed as before (in accordance with existing permitting requirements) until any HCP is implemented. 2. The plan must be based on respectable and credible biological information on the presence of endangered species and on sound scientific analyses, i.e.the need exists and the program will produce the intended result. A scientific advisory committee should be created and there should be independent peer review by scientists specializing in conservation biology. 3. USFWS and CDFG must agree in advance not to unreasonably withhold approval of the HCP nor insist on modification after all parties have agreed to the process and local agencies have approved the resultant HCP. 4. USFWS, CDFG and the plan sponsors should agree to hold periodic reviews during the development of the plan to avoid any major disagreements later. 5. The Incidental Take Permit must be totally consistent with the approved HCP. 6. Any HCP must have a"no surprises"clause consistent with the current federal policy. Should the no surprises clause be invalidated by court action, the HCP implementing agreement should be terminable by local agencies. (Framework Part IX) 7. Consistent with the"no surprises" policy which precludes changes to the terms of permits based on future biological conditions, the plan should not impose costs of any contingent mitigation on private property owners. However,the plan may include inflation corrections in the mitigation fee, different fees for different specific impacts,and assurances that funding keeps pace with habitat protection benchmarks established in the HCP conservation strategy. (Framework Part VIII—snore detail needs to be added) 8. The plan should not include any provision for the use of eminent domain. (Framework Part VI) 9. Habitat areas acquired through the plan must be within Contra Costa County. Expenditure of funds collected to protect habitat should be guided primarily by biological considerations. Economic development opportunities and public open space value should be secondary considerations in spending habitat protection funds. (Framework Part V) 10. Properties bordering lands to be used as mitigation must be protected from any impacts caused by the mitigation,program. (Framework Part VI) 11. Participation in the planning process by any property owner does not constitute agreement that use of the property produces any impact on endangered species. (Framework Part VI—more work needed) 12. Opportunities for site-by-site planning and permitting by individual property owners should be continued. (Framework Part IV) 13. The plan must be economically feasible to implement and the total cost of Page 14 Draft: 1/15/04 implementation of the plan, including soft costs, land acquisition, maintenance and monitoring must be known prior to adoption. (Framework Part VIII) 14. The plan should provide for the issuance of a programmatic 404 permit and identify any required wetlands mitigation. Alternatively,the HCP must be accepted as tacit approval by USFWS of any 404 permit application to the U.S. Army Corps of Engineers within the affected area and consistent with the HCP. (Framework Part III & IV) 15. There must be a committee of stakeholders established in advance of the planning process which includes landowner representatives,environmental organizations,and other interested parties. A similar committee should be established for implementation of any approved HCP. (Framework Part VIII) 16. Funding of the HCP proposed for East Contra Costa County should be as broadly based as is justified by the purpose and content of the plan when written. Cost allocations should be guided by regulatory obligations,cumulative responsibility for impact, and by who benefits from non-regulatory components of the plan. Developer fees for permits and public funds, possibly including water rates and/or bond funds, should be included. (Framework Part VIII) 17. The HCP's conservation strategy should provide full recognition of past and future public and private habitat and open space acquisition and other mitigation efforts. Existing public lands should not be considered for future species mitigation,since many of these areas were acquired for other purposes. Certainly such areas can be considered for limited species enhancement projects,but the focus should be on preservation of habitat not already protected or publicly managed. Mitigation should result in expansions and enhancements of preserved habitat rather than restrictions on use of existing public lands. (Framework Part V and VIII) 18, There should be federal participation in HCP funding since this effort is a pass-through of obligations imposed by USFWS on other federal agencies under Section 7 of the Endangered Species Act. (Framework Part VIII) 19. The plan should rely on avoidance as the primary means for addressing irreplaceable resources such as creeps,wetlands,and endangered native plant communities. (Framework Part V) 20. The HCP should not lock in permanent uses before conservation easements or fee title land interests are purchased. (Framework Part VI) 21. USFWS and CDFG should allow public infrastructure projects, such as those for roads, highways, water delivery, sanitation, storm drainage, and flood control to proceed in accordance with existing permit requirements in an expeditious and timely manner before an HCP is implemented. (Framework Part IV) Key to how the above principles were compiled: 1)Based on CC Council#1 2)Combines CC Council#2, CC Council introductory sentence, and SMDIGreenbelt#2 3)Based on CC Council#3 Page 15 ... .... .......................................................................................................................................................................................................... ............ ............ . ..._..... .._......._........_.. ........ ......... ..._....... ........_... ...._.... .........._............. Draft: 1115/04 4)Based on CC Council#4 5)Based on CC Council 45 6)Based on CC Council#6 7)Combines CC Council#7 and SMD/Greenbelt#6 8)Based on CC Council#8 9) Combines CC Council#9 and SMD/Greenbelt 93 10)Based on CC Council#10, but also attempts to address specific comments of CLA 11)Based on CC Council#11 12)Based on CC Council#12, but language adopted from East County Task pbrce Report 13)Based on CC Council 413 14)Based on CC Council#14, but also attempts to address specific comments of CLA 15)Combines CC Council 415 and SMDIGreenbelt 98 16)Combines CC Council#16 and SMDIGreenbelt#5 17)Combines CC Council#17 and SMDIGreenbelt#4 18)Based on CC Council#18 19)Based on SMDIGreenbelt 41 20)Attempts to address specific comments of CLA 21)Developed by staff Page 16 r N air � .. w:.. ;> i:•ii:•ricriiici ': ,: :;: .;:; ''�•::•::ao:•rair:;.:••:i:::.i•::::.v:.?•r'•i.,rrr f i.;:::::::::::•. ::icri;:o.;.,:....: ......;: �- ;.r;:•r:•:::::•is�:is�::::;�::�::�ii:�:::�::�:::ii:�:::i:%�:�:r:�::�::�:::it.}:.ii:•}>:?.>:?;•r:;•r:....... :::::::.�::::.�::::. •':::�::�::::::i::�::�t:;::::}: .. ....... .......... :�:•:a:•r:::•r:•r:.::.;•::.r:?•rrir:;•i:•r}:•>::•r:::•r:•r:••::{.::>::•• .ov. � f ....................... ........................: ....................... ......................... :•:iy., .::i:.rr:•r>:::;:•ri:o:•>:•i:•rr::}:>:>>::::;:�:;:;>:i>:;•rr::;:;ii:ii:ii;r::ir;:;:i i::;::�i::�i:�i: , ..:.:,, :•::{:::•r:•:::•::.:?:•:?•?•Y•i•:::;:::•i•.?•i;•:iii•::::?::::::;•:;•:i';•>i:•i'•>::•i:•::•>::•r.;•r�:•:�:•>:r:.;.y:.i. :c .. ...::::•:::::::::r:.r;;•ii:•:.i•::::.i::::::::i:•ii:•ii:•r::is:>:{•r:>i:^:;r;:•rir:>r:::::::::;: <:d. `;.: � :?::.•.i:•>:•::a;:{c:•:io:•r:iso:n:,:•ii:•i:Yria?<:cririiric:i:i:•:i::i:ir:?i::i:i:^::•ri. 2 7' :>:;}:•r:$::iiii::i:+:ii::.'':Jiii:�'iiii��iiiiilin ii:�ii:�'•'��'� y \ k ,'•'''•f,::iiiiiiiiiii::::ii:4.:i::i:vi:iii::iiT .. ... ................ ...........................4;iiii:;:}iii:;: yy ": •:i:•ii:•ir:•i:•rii:?y •ir:•ii;;}:?;}ir:Crr}r}r:ir:; 'K•:K :. :irii'iiii::4;i:};:; •rrr:^::v:{v:???i4:?•ri:•:•. x tt :•rW:::' ti. 5: :ii:{4riiriiriirrir:L:vrr:6r:4rr ..............:. 3'? ....... .................. ::...........:::::::n......:::::::::%::ri iii?ri:•ii:;ii i}'>'` ..........:.:::::::::::::::::.:::::::::::: .........:::::::::n:::::. ....: . ":'' ::.."":. :•ir;C:•rrrr:•rrirri}ii:4irrrrrrririirrirvrrirri:{4r}ir:6r:4:•: '^r:•iirrirY:irrirrirr};iiii:4rrr:{L:•i::•iiiiirii:�rir:�ii:4i:�i:4ii:^iri}ii;�Y .: >. �� '"' : :�::": '4r:C??4r:4r:4r:•: 4rirrir}iiii:4ir:4r:N:•ir:4:{C:{•i}:.}:.ri4r::ikii:i i:4iii iii iii:4}j;:;{•r}..'Ji:^:3i::r:i�:iii:{4:�iJiiiiii:.iiisiir:hiririiiirii:4riir}irii'{4:ir:•iiriiY :-:: T +}�w .i:.i:i :::::::::::::i:::::::;:::::::::::::::::;::;':.:.,',..)<):'^i:•: :;:•.''�.:..•.',..::i::::: ::::::i'::i:::::::::::::::::i::::::::i.'..:.;::::::::::::::::i:::;::::Y:::::::::;;:;::i`::;:::::rii::;?::::2:::;::::::::::::::::::::: :::::i F .......................:..:........................... ..... y .. :::T:: ........+ .•'''}::}<ir::;: i::::iiiii::ii:.i}iir:Criii?jirirriiii::iiiiii::::r'iriiiiiiiii?:i:::}i''vii}}}�:::%}i}ii}}':::i}�iiii::::iii iiiii:i:::::ii';:}};{::::::::ii:::ir:::....:.'. _ :: y. 4 :::'L: :'::: .......... '.:iT::i: ':':'::::' '::::i::iiiii::i::;:i::::iiii::::iii::::i:;:ii:i::::i:;rCi::•:•'.:i::::r:ii::i::'::r::i:::•:'::::i::i':�?:::ii::ii::iii::::iiiiiiiiri::i:::i::::i::ir::::i::i:::::::::ii::�:'.:::;'}:ijh;:' { .. ...... ::.::::::::...::.::....::...••:::::'N.v?•C:j:rj•:ij{ijii:.r i:.i:;; ::..yir:4:h;.r;::::.v:::::::.v.:�:.�.:v.:v:.�:.�._:::: 4 -:::.( ::.>:.:' :i:ii i?:i}iii'F '.` iiii::::iiii}::iijiiii:::i}ii::i:+iii;:r:{.;:•rrr:4;{.}:ryr:6r:C:{4ri}:?iL..<:it:i}ii::i}::}:i;:iiiii:L::::<:::<:::<:::::i:::::iii.. vii'ii::i. { 4i ri:U?4rJr:4riirr:4iirri:r:^rrrrrri:ir: 4riiriiriiriirii::4r:ir:4r::::i:i:r:•:r:: :::::: :::i: } :::.. -: :..... .�::::::::::.::?.tri'�.v:::.:viv:},v,{.:i:•:ii:?::iT:<:T:<:::`vnv::::•r;;{.::6:::rii::r::::i:ii}>:....iiiii;?L:': ................: .:: i ........... ::{vi6r:4:?•r V.?C::Sr:4r;{•}iiii):pirnrri:4rr:?•rii iiir:{.r•.rrir:^irri:�rr:{vrri rrir'r:4riririr :::iii:L:4: ........... r ^ .i.Ti:........'�:.:: k -_.. ..........: '{4rv:•ii:;.iiiirir:C:;{•}ririii iiiii:::::{.ii:•}rriir:{::•is?•ir:Ci:4:?4:?h:?•ii:4:?h:{•: .:{4:?•i:{.::::r:.rr:.rri:::::::::::::.1:.. :::::.::. ......... :•.......:.::•>:.}:• : •:'•.: �ri:ri:iiirriii:ii:{•... .....::i:i:iii?iiii:ii::iiiii .i ...... ... r ' w::; .; ^r'.r:{•r:?•i':.r':.:�ryr'::iv::::..•rv:v::.::•C••^:vr'..,::::x:;p'::::::.:::::::{viisv':•F'�'is:i:::iJ:::::%J:i�}n�i}>?}}:: �u } :i:::::•.�::ir:•:i::::•:::::::rr::?vr:6r}i:•};rv:::r}:rbr:6r::r:4r:4i:4:{vrir::::.:r:::... ...........................x::::;•:.......................................,..............:.i::.r:ini'.ii:Ci::.ir:ihr:ii: .v ^r :j 4:irr:4ririr}rir}irirr:4ri::....::.:::Hirt::n':?irr�:':::•:::::::::::::^:viFiii}:�rii}:..:...:.n............... -::� .hfi v: } .....:...:.:. ^iiri::::.Ji:hrrirrrrrrr'w::nv:iirrrrrirr::::iiit:.rr:.:.:�::::::.4irir:.:.rrr:iir:i::•::.::hririirriirr. � ✓ -.....,, S. '•'•••••.i;{?•rrrT{?:4ririritri:;.iirrrirr:•iiir}rrrirrrr:6rr:rr:4iii:{?:iihrrrrrirrrrv'C:L::i::::L:i:ri:i:..: ::::iis�T:�r:•rr:�i:;•:i:�i:�ii:�:.}:.:.ii:;i:;iirri:.r:�i:•::.:i:.:;i:•ir:�i:�i:�i:�:i:�ii:�ii:ii:;:�ii:::' :::........:.::....:....:....:.:........................::........:..:: ....................::.....:::::::::.::.::.....:.::::::::::.:.:.:::......: T Y : A:?p:•i::::4ir::::.:{4irr:{^rrr:?•r:4rr:.i::.rirr::.i:::.rirrr:?+• ..... .................v:::....::n:�::. .� 4r:4iirr:4iii:?•rriririiiirr:?•riirr:viirr:4i}iirrrripii;4ri ......... ...::........ 1 :i:•iij:U.:iii:::S:iiririiiiF'iriiiii}l:i:*iiiiii:�ii:i:i::iF;;i ir�iii:i!i::i:i iiii :i iiii:�:�.�J:� .� .. .........., i fs : :::::::::::::::nv::nv.:Y::.:::•::::::::::^:':::?.r'::iir:: :. ...:.::::::::::::iL:•r•i:;U?•r:.:::::.::..:::.�:::.:::is k.: .:. ,;�((•:.:n:i v:nv.i'•r:v:nlr':.r'oW:iri':i!4:i'ir ....... �ii.Y.::,.?:::?::jiiiiiii:::iiiii:2 iiiiii::iJii iii:••iii:'i'iii`ii:+i.it::i:i:'. j':::i�.� .... ?;:;:;:.....: a i R ::::::{:.�::.�.�::n::;: iiii:•: ' ..:..:..:..:....}• .v :i}.:i �i -M --moi ' qr^ li .............. .....:. {f :. � t r:•Y ir'�Y�iiii'%iiii:........ ''t�i.'•i:{:irviii:. i :r:::•:v:rr:rv:?•rr: . -iirY• .. yyy��: IL ............ ::...r..vi:?v:rir:^:•r}r:•:{•rr::::::::' :::::.rr:m:;;:. - ::n'•'rvi:?v:rr. :n:n::;,, :rrr:•r. ••:••?••.. - ,. .....:•x:: v.....nr::•irr::•r::r::?{???v:•?:ii: {.. Ar:•r:•r:.........: is ........... .; ::::.ir:•r:•r x:.v v:/.::.:•• .v :?ir� i.':i:^rrr .................... :::};:::::n::::n. . x:;•::r:v; ....r x::::::::n ......: ../....n..,�4,:••'f,�.vi:i•: •.}•J..O:•i:}i4iiii. :: :rr: . rrr :....v.v ...:. :rr:::::n}v: •.::: •: .:::x::::::.�: {:iiiiiii�i�::•:,rv:L:•};.rv:•ir:^. l` 'i'•r}:{:+ri:?:•r:4:•rrr:::4:•r:4:.. S ::/.•..v. f. z: :::::?::::::::. ..........................:....:.... .. ::Y.:: :. � O a .o- � � ��lg �y i CZ,fl ��•' � ii CO qyj� �� N ;n � ID a. , '. � e ' ............ t ••}Y•}}}:•}}:•: ...... ............. :::nom:.::::x:x:r}:..::::� .:.:.:::: :?:i. .. .::::•::rw:;: .:::�.::.:.:.::::�. :::.::::. v., ..............::�... :fv• v: •::rv:E:4:::::::.:.}?}::..:.ii}i):::.:::.......n.n::::•:::.�: ,:::9b::::::::. :::� ..r.{.... '::{:jj%;%;{%:%i:%:%}:iiiiiiii?isi�iilii;?+:i}%:^:j4::}:::ii::i ..: .r: .aOe:.::::::::•::..r...:.. :::?v:::vv:.. .. ....:::.. :? •}}:•}}:•}}:•}}:4: :`%' .l'i"r iE'ri::;}........v....%•..... w. v:F•. :�::. ::x' :F:.: .r •r:w•::::::n......:::.:.:::....::.:..:...:Y:Yi............ .....r..:::'..: :+}}.::v.r 'v.A... :•}'?.•}'?.•:{{?. ..r..r......................... .......r...r..r.........v..v. .... •:of '�:Y�}..... + +.}•:::. ................:........... ...........r.r:.......r.,}..r...v........ •:.• r{::::::r} .... ........ ...::.�.�'- ...:•:•:F.:r}}::t? �.::... .. .......x.....................:........... .f/........{r....v... r .r.....r.... .r......... .r...r.. ... :?.. ....?....n.......:...........................{.... .... ......... .. :. rr:.r.r.. F....... }`. ,' .r..r..r.r. .F. ....................... .................................................. ..}rt...r..... ..... ... .... .......... .x. ..r... n:. ......... <;I-.i:- ..r./'f.r...r.•:•:•:{G:• :•:tr•}•:•�r ...t...r....... .. .�: ....... .r....r<r. ... ..rr... ......... .. .,•:}:/.•:... ..r.rF?. r•:}.. .k•} ::'. .. :t:•is t:.:•}{:..:::•}••::•:�.:i i•}'i;}';;:i;::::i:}::::�i:;�%::. r,'�•;;.6,}.;,.,FC, •;}x.;;:••l.•r.;::.;.,,}�:. t... ft•'{•�'�,•�'C�'.'•!,Y•}•l•3•r::. ::};�::•'.:•;Y:o:. �: i it . x v•i•.:••}t•:v: K r:::,:a�:�.:�.::.:.`.-:.�.�:::: :l+..G.}t:}:Go-%• .5 v+•.•�.'+. jr r•}.W ?f ..A:of$... .. •}r} ::Y•:r:i.{r r +i:•k•}. i of/:::..v.r..f. •':}r:• �r.. ....... .r< q� r.{.r: � :•:iY+ :.G'� ••Yr. .f•f�{C'•• .r :•riiA. ;:•�r Vii:%.,?:}::i: i k't^} :?•••.f•: .Y%:;'.v�:i%:j4 ,+f .i}�}. i..}j>.i'' vr:•r :i:.: � } f.. +r.}�y{.,}:+. .vvW.�t .�}.v{{4: :.f•.:{+4'• v..?v ...iFi%:;ii::ii::iiii:::i:%iiv::ii::iii:%iii%:j%:%:j�:v�i:::i:�i: .•:k�... 't�')±�" � iiii:�''.••. '•+::•:?4}:' .+cG,:.,r.,• •} '• r'::?::r, .$ r .:.f�fd}•r +;:,r4.v. �4{•. ..;}vv,.inr rfi�. ti'r:•}}.:?..:r:+ r{: 'ri$i:{}r:?::�:: r.!: ?;F, •.' ��"� fi:::.' �' .. v.4 '•f}:x.{v.v.:�:i•ii is%EiiiE:;Eiii::)i%%i'%%i%i%%k%:!%2i;$?%%%% ?+ :.:.#•'•r•%%iir•:'b•/�? r�••£•:::••. r.:�v:?:::i::S::iii:::i:::G i<iiii:�ii:�:ii::iiik:iiiii: f.�+. :...,+{...rr ••vr::. .+A.. 4.?� r''$+fv:..,{•:.r4:v,•}.:• .+jk:vv +?'�'•} ti}:;{}::... r.;:{.. '•/%v{•:IXw::.v 1•r.'�.v.v:�f•}:•}:v.v +..f: •:ry•v..v }ji••k• r }ii., i?X.r..ti{{• t{4 /p •r:Y:i%:}i•}i'•. f. qq�� +'>4+ ir::f:.:. "•: i;:i%:iii:::;':j•?.%:•%:rii;;:;::':iii:::'ii j%;'ij::ij?iii: v,••}%'•:}' �[, .rF,v'rr., •r,+fiC?•v.{:Y.}r. f.. q E tai: >. .:::.:...... :.is_;i.:•:i: '•k:: .......................................... :iv.E'':i•: :vf vvv {, ??... }.:.:. :::'�.;�.. ... .:. :•:•v;vnw::::::. w:::;;.. :. ... w' ! ........................ :.....v..V iii . .• :iiiiii iiiiiiiii:Ci i:C::i:i Jiii:� 2 j: K...:. tt�..... :.�i. r}:•:{. r'is. �f .ta'•� alb i• ?•::c+ ( ::4'•:i^:w::w:n{w:::::::::nv:.�::::it.}:i:SC4•ii:: >> ki:• 3 ........ - x:.n.r., p"'�i�irii:'}:0:4:•v.•}:4:•}}}}r?0:•}r v:0iiii:f}i:)}ii::Li:4i:4}:� ::.n..:..., ....... ..: .. . .:::::. .......... .vvf:•;{..fr. ..: v}:??•vf::::}}v.;w:n::::::::.:i;::,�.}+v4::4:;:.;.;. : bh � f}:G:;rr;,f;,{r., r:,v,'riri};;;;,Y:r• X iii. x:r:........:. :n{•iiii:iso:is�}t��$iiiiiiiii:ii:'{.iiiiti:i�ii {i?%�jjj'r%•S.�j%.:• ?}k•}}:4:?ii:4i}:4}'?�•}:•}:4:•}:0:•}:4:•}}}}ii}}}}}:4}}}}}:�::.}}::�: i.;.i:. . v:Y.4:t•:kiiE' >iiiiii>iiiiiixw::::::: •:C}' •}}$:•}:•}:•}ii::::::::::::•}:?o:•i::yiii:i i:;:iiiiiii:�ii.'S�iiii. ? ..::::::n.......::::.w::::::: vh;::isi>•:ii:}}::i�iiiii:�:'ri:iiii::i;:i•}:4:•}}:fiiii t'�ii/::;::ii+`:::: :�. .• , � : .:::. ::::::::.}}:•}:•}}'?•.}•• vw:}::?O'{•}}Y::{:v::::?::::::0:4:4:•:}}::.�+::v:;•i.Sv._:?:.: ':•:f:? 'L:{?S?ti•)YiEi:�iiii'riiriiE'riiiiiii$E iiiiiE:i i i:+�:iviiiiii::;i: :/� %P .2:%}:;'.;:j%:%:j%i:iiii:�i:�i:�'�•:iiiX.... '•ir.}�•, '•}k•}kk:'rv: �:;'•�•:.+?.v{?•:f:???i}:•}y}}p;•is4:•}}}:::::•}}}:•}};0:4i}}i}):?•}i}:{.}?}}}: -14. :'r:•Xv:•: '':v{}•. ::.{•:viiEiiE'iii:}:ii::iiiiiiiiiiiiiiiiiiiiiii iii'ii:%:ii: :: ::. -. :::::m:::::•w::::.Yn}}}}}• .. ...v}r:%isiiY�'ti}�i'rii:;}:•}}}:S•v.4:•}}}:f:0:4:•}:•}:•}:Oi}}}:4i}ii}i}?i}?:h}:�}' ... ......::i:..- ............. ::::::r..: ........v.. i'•}:•}:•}:4:•}:0:4:4:4:0:•}:4})}}}:4:4:0:0:•}ii}}ii}i:ii}}?:�:: p �i:{...... ::{.}:f:0:4;ry:O::•iiiiiiiii:�iiiiiiiiriiiiiiiiiii:iiiii:!i<iiii::: P .. ._.:•• ::v ::•}}}:t.::::0:t:?:0.:0:4}Y ••••••xii':r.''?:iii'}}}}>iiiE$i:^iiiiiEEE:}�:iiii ii;:i tii:H:��::::..i': ......:......:.......:::r:N .... :.. ....:... .::•}: :v:w::::n::::n::. .:::::::w:n..,{„{rr+• .?•}}}}}:•iii:•:?4:•}:}}:•}:•}:iiiiiiiiiiiiiiiki}•iiiii:•i:t::•iiiii:itiiiiiiii::� •.{::kc:{•}iii:}:' :::i•. iiiriiiSEiiiiiYi:•iii::isiiiiiiiii::iiiiiiiiiiii.'•i i i:;iii ............ �iif i:::iii:..r. ::iiE:%iii::i}}:•}:4:iso:4:0:•}EEiiiiiiiiE:>.iiiiiiiiiE;::i%iii:�iiii: ii:{:i;:;:;}ik}Y ;:;:;{:}:•}:•iso:L:•}}:0:•}:•}'0:•}}::::}}:4:•}}}:4:t0:•}i}}:•)i:•}}}}:�}:.::�}:�::.::�: .:r:•. ::}::::4:w:::v. {n;•}:•i:4:•}:0::.. :i}:5......r.... :{:iiiiiiiiii}iiiii}iiiiiiiiiiiiiiiiiiiiiiiii::jii:iiv:}:iJ:�i Jii:Ji:�: v:{•. �i:•kii: :•:{.>}::•:}>..r. •{.}:•}:•}:o):;:•}:•}:c:•}}:c:•}:4:•}}}:•>:ti•}:•;:;4:cc})}};;i4):t4}};:;};}}. i:• '}.. :v4;•::: }:•'f... v. {.;;{ii:i•�:}:::�•.'•�:i•.':iiR:i::Si:�ii:�iiii;Eii:4iS:ii. ::kti::......... ............... J^ �.jiiijii'•�' "'•,fie;;: ' ::••:: gyp,, ^” %gin%}:',:ti}•'v:•i:•i:•i:•i:•ii ii' ,.::.} ..Y. L" } { ..:....... a :{ r + s E rz T„ r f '$. .if':#:%3#r i:•+::<}}i}:i}:'}:::t:.:is is ......i iti i::':.. aN=' ol . :. „ .}::}:.:::::'•ilii:is ii i::ii is mss, ter, x .. -' ¢�• .....:}}:•):a::::r•::........4i iii iiii:�iiiiiiiii:�iiiiiiii .... ., z� 11, CL 0- :<:> »: ;: :.:.:........... ........... '# ,. x ti ►zr.a :.:.:Mai* . .... . ... ..... .. ..:. z ....................... ......................::::.......... R y:a 3 .. •:::.:.•::..:. ., � i:•y 4iiii::�iiii':iiiii;-iiiyyiyi: F: 4 ' .z. f. fi:::' 3 .... ' R..:. ,, . M < . :.<<:.' ....::.:.::.:.::.::. a.. ;::, ... .. .: x., . ?; z �y } 3i: t... '. CA f:: *q ,. .:i S: :::.: . . ::... :.: yi. J S "'' Y� �^•:s :• f: A ::. :. .. js ::.Y:.YY:.Y::.:t.::Y::::;':::Y:.:;:.Y::Y:. >' ..::.::.::.;YY;YY;:;.;::.Y;:Y:::::Y,Y. k..i . .... Y•..:::::::::ii::::::::::>:::ii::i::::::::::;>: ; ........:.....:.............. { :. ".- ......:' ....::f:2Li::jii!i::.•���.:::::::n�::::: :iii%ti::::Cti••'::is ry v� •Y 4Y:v:::::n��::._Y:i4YiiY:ii:�:iii?�::.�::::::::n':••• J j. ... ,y .- OY:IX{+O:•}YYY:CYiiiiiiiYY;Y.�:::i:v::.�:::YY:4Y: .i :. n;C:vY:.....•Y:•:•Y;ti?:�:iUiiY?iiY:4YiiY:•iYiiY?: j :•..;. ... `� •'ifij iffiiji i:iiififiiiiiij:iC:jjii:i4Jiiii i:v x.: '..; :.. ...•tffii::jiijjiiiiiii::j:j:::i:fiiijj: :.:� + :;Y. •YY.YiiiiiiY::YiiiiiY:i•:iYYi:;Y;ii:;:; L..+b` J b' 'Y:4f:^:MY'v.. ..S•.:...,.v.,..... v.v. :. .:. .:n•, n.:+i?iYY..........ii:Y S t S Y'<y3 Y i:'i:Si ii:: .:............. v f. )£ :..:'. •Y.Y: '.i...... :.:: ..:::.8 -. S ::::i:i: .:: .v .. - ., »:<: . ..: .... :: ' ..::i ... x> ..... . . f ..... .. ... { 3 s .: x Vox : .. : ::. ice.. . :. f•i .. a