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Agenda Report - February 7, 2007 I-02 PH
AGENDA ITEM X*#2m &11& CITY OF LODI COUNCIL COMMUNICATION TM AGENDA TITLE: Conduct a Public Hearing to adopt a Resolution amending the San Joaquin County Multi -Species Habitat Conservation and Open Space Plan Development Fees. MEETINS DATE: February 7, 2007 PREPARED BY: Randy batch, Community Development Director RECOIH EWED ACTION: Conduct a public Hearing to adopt a Resolution amending the San Joaquin County Multi -Species Habitat Conservation and Open Space Plan Development Fees. BACKGROUND INFORMATION: On February 21, 2001 the City of Lodi adopted the San Joaquin County Multi -Species Habitat Conservation and Open Space Plan (SJMSCP). The Plan included a schedule of fees to be paid by land -owners who propose to develop their property with non-agricultural uses. These fees are used to mitigate for the cumulative impacts of new development on habitat lands within Lodi and San Joaquin County. According to the San Joaquin Council of Governments (SJCOG), it is necessary for all jurisdictions covered by the Plan to approve the increase in Habitat Conservation Plan (HCP) fees in order for those jurisdictions to continue to participate in the Plan. SJCOG has prepared a SJMSCP Financial Analysis Update in 2006 that provides the justification for the fee increase (attachment). The original fee study and economic analysis conducted for SJCOG are also available for the Council's review. Based on the Financial Analysis Update, SJCOG has determined that a significant increase in the fee structure is necessary in order for the SJMSCP to fulfill it's obligation to purchase permanent habitat land or easements to mitigate for the loss of existing habitat land to urban development. The price of land in San Joaquin County has increased substantially in the past 5 -years and this has affected the ability of SJCOG to purchase habitat acreage, whether in fee title or as an easement. On November 30, 2006 the SJCOG Board unanimously approved the HCP fee increase. All local jurisdictions are asked to now approve the new fee schedule that will take effect on April 1, 2007. Given that this development fee increase will not be effective until 60 days after adoption, it is essential that the City adopt the new fees at the earliest possible date in order for the City to remain a participant in the Plan. With the adoption of this fee increase, the fee per acre will be $6,511.00 for Multi -Purpose Open Space land (276% increase), $13,022 for Natural and Agriculture land (276% increase) and between $34,958.00 - upland (231 % increase) and $69,858 - wetted (10% increase) for Vernal Pool land. The fees will be paid by land owners who develop their property with projects that are subject to the fees. FISCAL WPACT: No fiscal impact on the City. APPROVED:'�� _ Blair King, City Manager FUNDING AVAILABLE: Alone required. Randy VKch, ommunity Development Director Attachments: 1) Memo from SJCOG w/Fee Analysis Update summary 2) Fee schedule RH/dm/kjc RECEIVED *', 10 2007 COMMLNN mmopmoff M" G[TY OF LW MEMORANDUM Economic & Planning Systems Rent EsMots Economics Bqpopmd aZnnomr« Publie ftmoe Land u,. rol;c, To: Steve Mayo, San Joaquin Council of Governments From: Teifion Rice -Evans and Jason Moody Subject: San Joaquin County Multi -Species Habitat Conservation and Open Space Plan Financial Analysis Update; EPS #15126 Date: January 10, 2007 Economic & Planning Systems, Inc. (EPS) and Jones & Stokes (J&S) were retained by the San Joaquin Council of Governments (SJCOG) to update the financial analysis determining the mitigation fees charged under the San Joaquin County Multi -Species Habitat Conservation and Open Space Plan (SJMSCP). The results of this update are included in the attached financial model. The completion of this fee update included three public workshops as well as several meetings of the SJMSCP's Habitat Technical Advisory Committee (HTAC) financing subcommittee. This memorandum summarizes the purpose, approach, and results of the financial update. PURPOSE AND APPROACH • Update Purpose. The original financial analysis was completed in 1997 and established a fee schedule to Cover mitigation requirements and costs. Since that time, changes in costs have rendered the current fees too low. The purpose of the update was to establish a new fee schedule that could cover costs based on current conditions and provide a fee updating process that would tie annual fee adjustments more closely with cost changes through time. Mitigation Ratios and Conservation Requirements. The original financial analysis was based on several key components of the SCMSCP, including the amount of take permitted, the required mitigation ratios, and the associated conservation requirements. These key components were approved by the relevant regulatory agencies as part of SJMSCP adoption in 2001. This financial update maintains these key components of the SJMSCP and does not alter the SJMSCP's linkage between land conversion and the mitigation required. 8ERKELEY SACRAMENTO DENVER 2501 Ninth St., Suite 200 Phone: 510-641-9190 Abs Phone: 916-649-8010 Phone: 303-623-3557 Berkeley, CA 94710-2515 Fax: 510-841-9208 Fax: 916-649-2070 Fax: 303-623-9049 www.cpsys.com Steve Mayo SJCOG January 10, 2007 Page 2 • Financial Model and Cost Updates. The financial update provides revised estimates of mitigation costs based on current conditions and integrates these costs into the original financial model to identify the new set of fees required to cover mitigation costs. The attached financial model shows the new unit costs and their application to the SCMSCP's original mitigation requirements. Cost estimates and the associated fee calculations are divided into the three major cost categories: (1) acquisition costs, (2) assessment and enhancement costs, and (3) management and administrative costs. • Updated Cost Esth nates. The updated cost estimates are based on current information concerning the three cost components. Acquisition costs, the majority of mitigation costs, are based on recent land sales in San Joaquin County. Relevant sales comparables were identified based on conversations with appraisers, real estate brokers, and others active in the San Joaquin County land market. Assessment and enhancement costs are based on the current costs of assessing and enhancing habitat both in San Joaquin County and elsewhere. Management and administration costs are based on the current S)COG, Inc., costs of managing and administering the Conservation Plan as well as estimates of endowment contributions required to ensure continued SJMSCP implementation beyond the acquisition phase of the pian. • Fee Structure. Consistent with the SJMSCP and the original financial analysis, different fees are charged for the conversion of four different land types: natural/agricultural lands, vernal pool grasslands, vernal pool wetted, and other open space. • Annual Fee Adjvatments. An appropriate approach to updating fees is critical to avoid funding shortfalls. The original financial analysis included annual fee updates based on the California Construction Cost Index. This index has not reflected changes in mitigation costs. As a result, a new approach to annual fee adjustments was developed. RESULTS FEE SCHEDULE The table below shows the new fee schedule. In addition, it shows the foe schedule when originally estimated in 1996 and the current fee schedule, adopted in January 2006, which incorporated the annual fee adjustments as well as a correction concerning the level of non -mitigation funding available. The new fee schedule represents the fees required at the current time to generate sufficient funding to cover mitigation costs. Hobitat Type al Fees (1947) 2006 interim Fees Updated Fees Other Qpen ace $750 $1,651 $6,511 NaturaVAgricultural $1,500 $3,304 $13,022 Vernal Pool Grassland $5,000 $10,081 $34,958 Vernal Pool etted $30,000 $60,379 $69,858 P:115DOos %16726sJhcP 1 wrncsl memoOl1007.doc *ev,e Aw JCOG ANNUAL FIDE ADJUSTMENTS January 10, 2007 Page 3 Annul fee adjustmems that reflect the relevant drivers of mitigation costs are a critical part of the fee prograol. To refect the different factors driving changes in the different components of mitigaflon costs, the following updated approach was developed: • Acquisition Costs, The acquisition cost component of the fee will be a*sted by tracking relevant, acent land sales. Spedfu ally, on an annual basis, SJCOG, Inc., will develop a list of itsi own acquisitions in addition to other arms -length acquisitions in the County that ar* between 40 and 500 acres in size, represent suitable mitigation under the SJMSCZ and are not unproved with vineyards or orchards. Combining this data with datatfrom the prior year, new per acre land cost estimates will be estimated and usei to adjust the acquisition cost componerit of the fee. A minimum of ten acceptable comparables will be required for this calculation. If ten comparables are unavailable wifhin the last two years, the time frame will be shifted back in three month intervals until ten comparables are identified. Other Costs. The Other cost components of the fee, including the assessment and enhancement cosh and the management and administration costs, will be adjusted annually using the Consumer Price Index (CPI). At the end of each fiscal year Quly through June), the fees will be adjusted based on the change in the CPI over the fiscal year. PA 15M\ 15I26sffiCp\wrM\ maW11W7.da FEE SUMMARY Table 1 Fa4'I "oft SJCMSCP Fee Update, EPS#15126 (1) Includes land acquisition and transaction costs. See Exhibit A. (2) Includes biological assessment, preserve management plan preparation, and restoration and enhancement costs. Sae Exhibit B. (3) Includes monitoring endowment, SJCOG project management, SJCOG administration, and administrative endowment. See Exhibit C. (4) Figures are rounded to the nearest $0.01 throughout this analysis and as a result may not compute precisely. (5) Fees associated with other open space and naturafl agricultural lands fees will contribute to 82.361 percent of the overall land preservation under the plan, specifically 82,560 acres of natural/ agricultural lands. (6) Fee associated with vernal pool grasslands conversion will contribute to 15.523 percent of the overall land preservatlon under the plan or 15,561 acres. (7) Fee associated with vernal pool wetted conversion will contribute to 2.116 percent of the overall land preservation under the plan or 2,121 arses. Sources: Jones & Stokes; Economic & Planning Systems, Inc. Economic d Pfannfng Sysfema, lnc. 1112/2006 PA 15000s11512"hcpldblfe4E=&ffes f 102061200@hbdel 110206_SUr*.Xh Ammement & % of Enhancement (2) TOTAL TOTAL Land Preservation (rounded) Fee B A+B+C A + B + C Other Open Space (4) $1,327. ",511.06 s)> et1 Percent of Total 20% 100% Natural/ Agricultural Lands (4) 82%(5) $2,655.16 $13,022.11 $93,022 Percent of Total 20X 100% Vernal Pool Grasslands (4) 16%(6) $500.01 $34,958.01 $34,958 Percent of Total 1% 100% Vernal Pool Wetted (4) 2%(7) $35,400.0 $89,858.03 "0,858 Percent of Total 51 % 100% (1) Includes land acquisition and transaction costs. See Exhibit A. (2) Includes biological assessment, preserve management plan preparation, and restoration and enhancement costs. Sae Exhibit B. (3) Includes monitoring endowment, SJCOG project management, SJCOG administration, and administrative endowment. See Exhibit C. (4) Figures are rounded to the nearest $0.01 throughout this analysis and as a result may not compute precisely. (5) Fees associated with other open space and naturafl agricultural lands fees will contribute to 82.361 percent of the overall land preservation under the plan, specifically 82,560 acres of natural/ agricultural lands. (6) Fee associated with vernal pool grasslands conversion will contribute to 15.523 percent of the overall land preservatlon under the plan or 15,561 acres. (7) Fee associated with vernal pool wetted conversion will contribute to 2.116 percent of the overall land preservation under the plan or 2,121 arses. Sources: Jones & Stokes; Economic & Planning Systems, Inc. Economic d Pfannfng Sysfema, lnc. 1112/2006 PA 15000s11512"hcpldblfe4E=&ffes f 102061200@hbdel 110206_SUr*.Xh PEE SUMMARY TabW 2 E 6willied i Semen of 110 r SJCMSCP Fee Update, EPStlt15126 Assessment & TOTAL Fee A+g+C Other Open Space $1,327. $1,311.06 Percent of Total 20 100% Natural/ Agricultural Lands $2,655.1 $13'022.17 Percent of Total 20% 100% Vernal Pool Grasslands $500.01 $34,931.01 Percent of Total 1 100% Venal Pool Wetted $35,400.03 $19,858.03 Percent of Total 51% 100% Sources: Jones & Stokes; Economic & Planning Systems, Inc. Economk R PfanrWng Systema, Inc. I IM006 P:115000SIi51264hcpWate4Exc@ FNes 11020612008Model 710208 Sumry.xh EXHIBIT A: ACQUISITION COSTS Exhibit A-1 Ltrid Conversion through Devetopment In Set► Joaquin Cotmty, tW - bt1tkik A WCM&CP Fee Update, SPS #115126 Activity Natural Lands Habitat Type Ag. Habitat Lands Other Open Space Total Development t!► meant 4,100 47,453 24„217 75,770 Aggregate Mining 1,769 1,813 7,317 10,889 Public Agency Activities 488 2,132 1,095 3,715 Non -Ag Activities on Ag -Zoned Land 2,030 4,457 2,428 8,915 Ag Activities Triggering Sec, 404 5,000 -- — 5,000 Contingency 812 1,780 2,408 5,000 Total Acres 14,199 57,635 37,465 109,299 Percent of Total Acres 13% 53% 34% 100% Source: 1996 Economic Analyses for the SJCMSCP. Economk & Planning Systems, Inc. t 1/2/2005 RAI 5000s115126sfhcp1data1Exce1FNes_11020842008Mode1 110208_A.xts EXHIBIT A; ACQUISITION COSTS SJCMGCP Preserve Land Requirement, '1997 - Buildout WMINef no Up s, IIS #N46129 Habitat Lards 1 57,635 57% Total 100,242 100% (1) Approximately equal to total natural lends c*nverted (14,199 acres) times 3 (=42,597). Discrepancy due to 10 acres of land associated with levees. Source: 1898 Economic Analysaa for the SJCMSCP. Economk 6 PlanMV Systems, Ina 11/7/2006 P.115000sS15T2Bs/hcpldatalExco*hN 11070812OD8A1mW 11020 "s RNIo (( nwwve barer: Team Preserve Par*** Tali watt Type 4 Awe CW ) Awn Awn ffdUN'tA"ft 3 Riparian 19,165 19% Delta Aquatic 10 0% Lir WRWS Ed 1,584 296 Southwest Grasslands 4,148 4% Vard Pool Grafi dwWs ILM 1n (Ind. vernal pool wetted) SubtoWi -Natural Lands (1) 42,607 43% Habitat Lards 1 57,635 57% Total 100,242 100% (1) Approximately equal to total natural lends c*nverted (14,199 acres) times 3 (=42,597). Discrepancy due to 10 acres of land associated with levees. Source: 1898 Economic Analysaa for the SJCMSCP. Economk 6 PlanMV Systems, Ina 11/7/2006 P.115000sS15T2Bs/hcpldatalExco*hN 11070812OD8A1mW 11020 "s EXHIBIT A: ACQUISITION COSTS Per -Acre land Value Summary SJCMSCP Fee Update, EFTS p15126 Primary Zone Southwest Land Use Central Zone of the Delta Zone Fee Title a $11,821 (1) $8,285 (2) $1,500 Row Crops/ Grazing b $2,591 (3) $2,341 (3) $500 Easement Cost a - b $9,230 $5,944 $1,000 (4) (1) See Exhibit A-5. (2) See Exhibit A-6. (3) See Exhibit A-7. Comparable sales of properties encumbered by natural features are used as a proxy, as comparable sales of land encumbered by easement ere not available. Estimate for encumbered land in the primary zone of the delta is $250 lower than that of the central zone based on lower market rents for row crop land. (4) Based on recent 2005/2006 SJCOG land transactions. Sources: SJCOG, Inc; Individual Appraisers Data; Economic a3 Planning Systems, Inc. Economic & Planning Systems, Inc, 11/7/2006 P.4l5000sll5128sfficpWata4ExceiF#os_47020812008Af3def 110208_A.xls EXHIBIT A: ACQUISITION COSTS Exhibit A-4 Per -Acre Acquisition Cost Summary SJCMSCP Pee Update, SPS MGM SJCMSCP Zone Primary Zone Southwest Total Weighted Land Use Category Central Zone of the Delta Zone Acquisition Cost A B C A+iS+C Easement Cost by Zone (1) d $9,230 $5,944 $1,000 Natural Lands Riparian Percent in Zone (2) a 89% 11% 0% Weighted Cost (3) d " e $8,214.70 $653.84 $0.00 $8,848.54 Delta Submerged Aquatic Percent in Zone (2) f 0% 100% 0% Weighted Cost (3) d " f $0.00 $5,944.00 $0.00 $51944.00 Other Waters Edge Percent in Zone (2) g 100% 0% 0% Weighted Cost (3) d " g $9,230.00 $0.00 $0.00 $9,230,00 Southwest Grasslands Percent In Zone (2) h 0% 0% 100% Weighted Cost (3) d " h $0.00 $0.00 $1,000.00 $1,000.00 Vernal Pool Wetted (4) n/a n/a n1a $9,200.00 Vernal Pool Grasslands (4) n/a n/a n/a $9,290.00 Agricultural Lands Percent In Zone (2) I 97% 3% 0% Weighted Cost (3) d ' i $8,953.10 $178.32 $0.00 $9,191.42 (1) See Exhibit A-3. (2) Percent of total lands in each category assumed to be in a given zone. Based on 1996 Economic Analysis. (3) Weighted average cost based on proportion of total land in each zone. Assumes easement acquisition for lands categorized as agrtcuitrral, riparian, dela submerged, other waters edge, and southwest grasslands. (4) Assumes fee We acquisition for vernal pool lands. Vernal pools fee tine tend costs assumed to be about 80 percent of average Central Zone fee title costs. Sources: 1996 Economic Analyses for the SJMSCP; SJCOG, Inc; Individual Appraisers Data; Economic & Planning Systems, Inc Economic & Planning Systems, rno. f1/7/2008 P:tf5000sll5128sfhcpWatelExoWges 1 f02M200BA&XW 110208 A.xfs EXM tMT A: ACIDUISfTtON COSTS Salsa Comparables:, Central Zane Unencumbered Ottipefts (1) POO 0111101111111101 we $15426 NIO Highway 12, EEO Ferdun Trus! Vien 1 Kennison Rd AG -40 Pasture 8/2ZrM 115.30 :1,850,000 $14,310 $15,742 Eowwmk A Pfwvft sywww Inc, ii/ZIM P.-IlWo0siiBf2$WhgoWeMlEresiFRes ii020C1200 AftdoL 1i020rr A&Nxk U& of @xMIM9 Recanting Parol $irate Prlct/ Appreciated Transaction Percale Location Zoning Use Date sin (ac) ofte Acre Pro"k M East silt of Cherokee Ln. W0Afworthl SM Ubarty Posture, Popescu 1 Rd. AG -40 Crop Land 3126/2004 78.00 $630,000 $81077 391773 SIO Woodbridge Nakagawa Trust/ Rd, E1O Coats 1 Dustin Rd AG -80 Crop land 10/21/2003 90.48 $810,000 $8,9522 $11,915 N/S Eight Mile Rd, E10 Hwy Pasture, Leffler/ Origone 2 99 AG -40 Crop Land SM/2003 95.50 $859,500 $9,000 $11,979 NWC Mart Family Tredway 8 Pasture, Partnership 1 Neeley Rds AG -40 Crop Land 6/30/2003 39.92 $450,000 $11.273 $15,004 N1S Eight Mile Spanker Ranch/ Rd near Davis Pasture, Frahiner 2 Rd AG40 Crop Land 5/4ll W3 331.40 33,806,500 $11,406 $15,288 NIO Highway 12, EEO Ferdun Trus! Vien 1 Kennison Rd AG -40 Pasture 8/2ZrM 115.30 :1,850,000 $14,310 $15,742 Eowwmk A Pfwvft sywww Inc, ii/ZIM P.-IlWo0siiBf2$WhgoWeMlEresiFRes ii020C1200 AftdoL 1i020rr A&Nxk EXHIBIT A. ACQUISITK)N COSTS Exhibit A-5.2 a6moinivaleby 80*81 fimpeofte. (1) SJUSCP Fee Updsts, EPS #15126 No. of Existing Recording Psresl Sale Price/ Apprec{stsd Transaction parcels Locution Zoning if" Data so NO IN Acre Pr9es/Ac- M NIO Highway 12, W/O M dMsin Sprowll Hall 1 Road AG -40 ' Pasture 7/13/2004 41.48 $680,000 $16,393 $19,836 Economic 8 Pfarming Systems, Inc. 1!/7/2006 P.-tIW 0 t$5126af )CpWatalExca/FBbs 1102061200 &$DdW 110206 Aadd xis SIS Liberty Rd, E/O Virtue/ Dewit 1 BrueUs Rd AG -80 Pasture 10/16/2004 183.94 $1,045,000 $5,681 $6,074 NA (listed at S/End Nine of Johnson Q E. apal- Teselle 1 AcagDo Rd. AG -80 Pasture 9/05) 69.00 $1,050,000 $15,217 $16,739 NA (sale N/O Brandt pending at time Rd. W/O of appraisal - Fades 1 Clements Rd AG -40 Pasture 9") 40.31 $675,000 $16,745 $10,420 SIS of Applin Trustf Old HomeslwW Rd, EIS HowAstaad Rd LLC 1 Kasson Rd AG -40 Crop lend 6/2012005 206.63 $1,900,966 $4,200 $10,120 Economic 8 Pfarming Systems, Inc. 1!/7/2006 P.-tIW 0 t$5126af )CpWatalExca/FBbs 1102061200 &$DdW 110206 Aadd xis EXHIBIT A: ACQUISITION COSTS MWOMAWK Cairn"cables, Central Zone Unencumbered Properties (1) me. fel 0aaaaliw used &me Prical AppreR..im*d Transaction Parcels Location Zoning Use Date Site (ac) Price Acre F►rkdAc. (2) W alis of K"son Rd north of Irrigated field Rk*IkM $2 2 Lorentzen Rd AG -00 crops 6/1/2006 240.56 $1,575,040 $6,547 $6,547 Toth 1,533 y*WAvd Av*nW (3) >i4,674 ;11,1 (1) Includes aN avaGabie comparablea except for vineyard propertles. (2) Apprsdbsted at 10 percent par annum. (3) Weighted average dWculated by dividing sum of all sale prices by am of all acreage. Sources: Various San Joaquin County Appraisals; Economic 3 Planning Systema, Inc. &conomk8"WWNSY&WM, W. Tf/2wM Ri15000a1fi0 M200844ods! itD20q Aadd.xla EXHIBIT A: ACQUISITION COSTS Exhibit A-6 80ko CkwirilpwaWn, Prhywy Zone of the SJMSCP Fee Update, EPS #15126 Transaction No. of Parcels Location Zoning Existing Use Recording Dab Parcel Size (ac) ft le Price Price/ Acre Appreciated PMWW Ac. (1) SIS Undine Rodgers/ Rd @ Willow Rodriguez 1 Glen AG -80 Cropland 12/5/2003 103.86 $500,000 $4,814 $6,408 iyl & WIS Blossom Rd, NIO Beaver Foppianot Tran 7 Slough AG -40 Cropland 10/15/2004 346.00 $2500,000 $7,225 $8,743 SIS of Howard Rd, EIO Tracy Azia/ L&O Farms 1 Blvd AG -80 Cropland 2/25/2005 112.72 $1,000,000 $8,872 $9,759 EIS of Roberts Rd, Saunders/ Chiu & N/O Howard Ngo 1 Rd AG -80 Row Crop 3/11/2005 167.56 $960,000 $5,729 $6,302 EIS of Roberts Rd @ Axiandl Sarale 1 Carlin Rd. AG -80 Row Crop 11/15/2005 260.00 $1,508,000 $5,800 $6,380 SIS of Walnut Van Loben Sels 1 1 Grove AG -40 Row Crop 2006 133.00 $1,368,570 $10,290 $10,290 SIS of Walnut Van Loben Sels 2 1 Grove AG -40 Row Crop 2006 270.00 $2,667,600 $9,880 $9,880 Total 1,393 Weighted Average (2) $7,540 $8,285 (1) Appreciated at 10 percent per annum. (2) Weighted average calculated by dividing sum of all sale prices by sum of all acreage. Sources: SJCOG, Inc; Various San Joaquin County Appraisals; Economic & Planning Systems Fcowmk &Planning Systems, 1ne. 11/22006 Pi15000a1151260&ptdalatExcdF*a 1 f0208120 Wda! f 10208 Aadd.xls EXHIBIT A: ACQUISITION COSTS Exhibit A-7 Sales Corn webiss, Central Lone and Prinwry Zone of the Delle proxies kw Grictasttbovill Pv9pera" SJMSCP Fee Update, EPS 015126 Appreciated No, of Existing SJMSCP Recording Parcal Sale Prk*f Prteel Transaction Parcels Location Zoning Use Zone Date Size Inc) Price Acre Acre (1) Heritage Land S/O Highway Cod Olagaray 12, W/O Guard Primary Zone of Bros PTP 1 Rd AG -80 Row crops the Della 4113/2005 215.64 $712,000 $3,302 $3,401 Total 1,308 Weighted Average (2) :2,445 $2,111 " Most properties not encumbered by easement, though good proxies as limited potential for uses other than row crops. (1) Appreciated at 3 percent per annum. Encumbered properties are assumed to appreciate at a lower rate than properties with greater development potential (2) Weighted average calculated by dividing sum of all safe prices. by sum of all acreage, Sources: SJCOG, Inc; Various San Joaquin County Appraisals; Economic & Planning "me. EcOmmk a Menllkig systems, Inc. I I/N006 P:tfaoaaatfSI260cptdaretfxcsFUu_rto2uet20054ix sr 110206 Am&.m SIS of Guard Hammer Trust/ ld, WO White Paeture, crop Morals 1 Slough AG -40 land Central Zone 6/25/2004 388.89 $854,000 $2,196 $2,330 NIS Walnut Nature Grove Conservancy/ Thornton Rd, Primary Zone of DeSnayers 1 W/O Vail Rd AG -40 Crop Land the Delta 7/22/2004 328.80 $658,000 $2,001 $2,123 S10 Eight Mile Caffese Trust/ Rd, Empire Crop land (raw Primary Zone of Leventini 1 Tract AG -80 crops) the Della 10/17/2003 179.91 $550,000 $3,057 $3,341 SIS of Eight Mile Road at Rurup Trust/ west end of Pasture, Crop Primary Zone of Surprenant 1 road AG -40 land the Delta 1/9/2004 195.00 5425,000 $2,179 $2,312 Heritage Land S/O Highway Cod Olagaray 12, W/O Guard Primary Zone of Bros PTP 1 Rd AG -80 Row crops the Della 4113/2005 215.64 $712,000 $3,302 $3,401 Total 1,308 Weighted Average (2) :2,445 $2,111 " Most properties not encumbered by easement, though good proxies as limited potential for uses other than row crops. (1) Appreciated at 3 percent per annum. Encumbered properties are assumed to appreciate at a lower rate than properties with greater development potential (2) Weighted average calculated by dividing sum of all safe prices. by sum of all acreage, Sources: SJCOG, Inc; Various San Joaquin County Appraisals; Economic & Planning "me. EcOmmk a Menllkig systems, Inc. I I/N006 P:tfaoaaatfSI260cptdaretfxcsFUu_rto2uet20054ix sr 110206 Am&.m EXHIEWT A: ACQUISITION COSTS Exhibit A4 Gem SJCMSCP Fee Update, EPS #15126 Land % at Total Preserve Type Acquisition Preserve Lx"ds (1) Agricultural Lands $9,587.99 57% Natural Lands Riparian $9,311.97 19% Delta $6,241.20 -- Other Water's Edge $9,691.50 2% Southwest Grasslands $1,050.00 4% Avg. Natural! Agricultural Lands $9,097.01 82% Vernal Pool Wetted $9,660.00 2% Venial Pool Grasslands $91864.00 JIM 140% (1) See Exhibit A-2. Sources: 1996 Economic Analyses for the SJCMSCP; SJCOG, Inc; Jones and Stokes; Economic & Planning Systems, Inc. E'conamk & Planning Systems, Inc. 11/2/2006 P:415000rh15126S7cpW6WtEkcaAFlMs 1102OM2006MmW 7!0206 Axis EXHIBIT A: ACQUISITION COSTS Exhibit A-10 TOM'VY@"M Com, 8008M&M by Cst"M"Y SJCMSCP Fee Update, EPS #15126 (1) See Exhibit A-2. Sources: 1996 Economic Analyses for the SJCMSCP; SJCOG, Inc.; Jones & Stokes; Economic & Planning Systems, Inc. Economic & Planning Systems, Inc. 111212006 P.115006MISIF20TJhcpldRtelEzG+slFlr 11020912000Akdo f i02De A.xb Tool Acmes Acqulsltk4n Crib Preserve Type Preserve Lands Per Acre Total Vernal Pool Wetted 2,121 $9,660.00 $20,488,860.00 Vernal Pool Grasslands 15,561 $9,660.00 $150,319,260.00 Natural/ Agricultural Lands, Avg. 82,560 $9,097.01 $751,049,145.60 Total (1) 100,242 $921,857,265.60 (1) See Exhibit A-2. Sources: 1996 Economic Analyses for the SJCMSCP; SJCOG, Inc.; Jones & Stokes; Economic & Planning Systems, Inc. Economic & Planning Systems, Inc. 111212006 P.115006MISIF20TJhcpldRtelEzG+slFlr 11020912000Akdo f i02De A.xb EXHIBIT A: ACQUISITION COSTS Exhibit A-8 Totaf Acquisition Costs SJCM3CP Fee Update, EPS #15126 Preserve Type Cost per Acre (1) Transaction Costs (2) 5% Total Land Acquisition Cost Agricultural Lands $9,131.42 $456.57 $9,587.99 Natural Lands Riparian $8,868.54 $443.43 $9,311.97 Delta Submerged Aquatic $5,944.00 $297.20 $6,241.20 Other Water's Edge $9,230.00 $461.50 $9,691.50 Southwest Grasslands $1,000.00 $50.00 $1,050.00 Vernal Pool Wetted $9,200.00 $460.00 $9,660.00 Vernal Pool Grasslands $9,200.00 $460.00 $9,660.00 (1) See Exhibit A-4. Assumes easement purchases in all cases except fee title purchases for vernal pool lands. (2) Transaction costs include biological baseline, appraisal, escrow, and survey casts. Sources: 1996 Economic Analyses for the SJCMSCP; SJCOG, Inc; Economic & Planning Systems, Inc. Economic & Planning Systems, Inc. 11/2/2006 P:1I5000s415126sfhcpidatalExcelFNes_110206;2008MooW I10206_A.x1s EXHIBIT A: ACQUISITION COSTS Exhibit A-11 LIOd ed 2M Fee Calculations, Vernal Pool Surface and Grasslands SJCI P Fee Update, EPS 115126 Preserve Type Acres Converted (1) Acquisition Costs (2) Vernal Pool Wetted 707 Total Cost $20,488,860,00 Fee per Acre S28,M.00 Vernal Pool Grasslands 5,187 Total Cost $150,319,260.00 Fee per Acre $28,980,00 (1) From 1996 Economic Analyses for the SJCMSCP. (2) See Exhibit A-10. Sources: 1996 Economic Analyses for the SJCMSCP; SJCOG, Jones and Stokes; Economic & Planning Systems, Inc. Economic 8 Planning Systems, Inc. 111212006 P;1150006415126sjhcpldatalExcelFiles_11020612008Modef 110206_A.xls EXHIBIT A: ACQUISITION COSTS Exhibit A-12 3410"CP Fee tom, EPS 015426 Preserve Type Cost associated with Natural/ Agricultural Lands Conversion (1) Natural/ Agricultural Land conversion (acres) (2) Other Open Space conversion (acres) Multiplier for Natural/ Agricultural Land Conversion Multiplier for Other Open Space Lend Acqu lon Component of NaWrafl A pllaW ral Lands Fee Acquisition Fee Component = Acquisition Cost 1((85,940 ` 1.0) +(37,465 " 0.5)) Land Acqtftftn Lam Acquisition Transaction Total $715,284,979.20 $35,764,166.40 $751,049,145.60 65,940 65,940 66,940 37,465 37,465 37,465 1 1 1 0.5 0.5 0.5 $8,447.67 $422.38 $8,870.85 (1) See Exhibit A-10. (2) Sten of Naimal and Agricuitural Land Conversion, less total Vernal Pod Surface and Grassland conversion acreage, Le., 14,198 + 57,636 - 707 - 5,187. See Exhibit A-1 and Exhibit A-11. • Open RWO fbe caiculated as 0.5 " $8,870, or $4,495. Sources: SJCOG, ,hones and Stokes, Economic & Planning Systems, Inc. �eloAbrPlicd'PIMri1R1p9yail iRd.lnC. ff%blfl9b Pii'30tlQe1f5i7CsprcpldafalExceN`A�w_fitl2(TBlZ00 {cddf 11020S A,;ds EXHIBIT B: ASSESSMENT & ENHANCEMENT COSTS Exhibit B-1 LVW'ft"VlReW MmtrO Doystepment In San Josqulr+ County, 1"T - Sukkntt S.4CMWP Fee Upd&W, EPS 015126 Activity Natural Lands Habitat Type Ag. Habitat Lands Other Open Space _ Total Development Urban De went 4,100 47.453 24.217 75,770 Aggregate Mining 1,769 1,813 7,317 10,899 Public Agency Activities 488 2,132 1,095 3,715 Non -Ag Activities on Ag -Zoned Land 2,030 4,457 2,428 8,915 Ag ActivtHes Triggering Sec. 404 5,000 -- -- 5,000 Contingency 812 1,780 2,408 5,000 Total Acres 14,195 57,635 37,465 109,289 Percent of Total Acres 13% 53% 34% 100% Source: 1996 Economic Analyses for the SJCMSCP. Economic & Manning Systems, lnc. 11/2/2006 P:1i5000sll5126sihcptdatelExcelPNes-110206VOBMode1 140206 B.xls EXHIBIT B: ASSESSMENT & ENHANCEMENT COSTS Exhibit B-2 '"M - ouldwot Suite Fee Updoe, EPS #16126 Ratio (Preserrro Acres: Total Preserve Percent Total Habitat Type 1 Acre Conversbn) Acne acres Riparian 19,185 19% Deb Agw0c 10 0% Other Water's Edge 1,584 2% Sou""" Groollw4s 4,146 4% Vernal Pool Grasslands 17 (Ind. vernal pool wetted) Subtotai.NakwW t.atrnds (1) 42,607 43% Agricultural Habitat Lands 1 57,635 57% Total 100,242 100% (1) Approxirmowly equal to total natural lands converted (14,199 acres) tip 3 (=42,597). Discrepancy due to f0 sores of land associated with leveow. Source: 1996 Economic Analyses for the SJCMSCP. Economic & Planning Systems, Inc. 11/2/2006 P:115000s115126s/ idetalExcoH%S_1142D812006Mod6t f lOM 8.xts EXHIBIT & ASSESSMENT & ENHANCEMENT COSTS Exhibit 13-3 CAOM ae Update, i1151120 (1) Assumes average preserve size of 120 acres and bianded hourly rate of $100 for biological assessment and preserve management plan preparation. (2) Assumes detailed preserve management plan required. (3) Assumes riparian restoration In matrix of agricultural land. (4) Assumes 80 percent of total riparian reserve area Is restored. (5) Assumes 1 acre of rlparlan restoration per Southwest Grasslands acquisition, 2 to 4 artificial owl burrows per acquisition, and fencing required around restoration area. (6) Per -acre cost to crestal enhance vernal pools. Assumes one out of every three vernal pool preserve scree must be created! enhanced. (7) Assumes 2 to 4 artificial owl burrows per acquisition, Sources: SJCOG, Inc.; Jones and Stokes; Economic & Planning Systems, Inc. Eccnamic 6 %nning Sysfams, Inc. 1122008 P.'Iid000aI131�EafhgoldMel�ccelFAtra_TT020C12VO�hfode! f 10206 0,08 Isfoto�leal 1NIa Aanssrrre+k__.__ Cost per Cwi par Acquisition (11 Acre P III ^ ^_.__.... Cooper Cost per Acquisition (1) Acre I eso@FR i n i Cost par Acquisition (1) � Cost per Acre TN I Costs per Acre Agricultural Lands $1,000 $8.33 $7,500 $62.50 $37,500 $312.50 $383.33 Natural Lands Riparian $2,000 S16.67 $14,000 $116.67 (2) $1,130,400 $9,420.00 (4) $9,553.34 Doha Aquatic $2,000 $16.67 $14,000 $116,67 (2) $1,800,000 $15,000.00 $15,133.34 Other Water's Edge $1,000 $8.33 $7,500 $62.50 (3) $1,380,000 $11,500.00 (3) $11,670.83 Southwest Grasslands $1,200 $10.00 57,500 $62.50 522,848 $190.40 (5) 5282.90 Vernal Pool Wetted $2,000 $16.67 $14,000 $116.67 (2) $1,400,000 $11,866.67 (6) $11,800.01 Vernal Pool Grasslands $2,000 $16.67 $12,000 $100.00 $6,000 $50.00 (7) 5166.67 (1) Assumes average preserve size of 120 acres and bianded hourly rate of $100 for biological assessment and preserve management plan preparation. (2) Assumes detailed preserve management plan required. (3) Assumes riparian restoration In matrix of agricultural land. (4) Assumes 80 percent of total riparian reserve area Is restored. (5) Assumes 1 acre of rlparlan restoration per Southwest Grasslands acquisition, 2 to 4 artificial owl burrows per acquisition, and fencing required around restoration area. (6) Per -acre cost to crestal enhance vernal pools. Assumes one out of every three vernal pool preserve scree must be created! enhanced. (7) Assumes 2 to 4 artificial owl burrows per acquisition, Sources: SJCOG, Inc.; Jones and Stokes; Economic & Planning Systems, Inc. Eccnamic 6 %nning Sysfams, Inc. 1122008 P.'Iid000aI131�EafhgoldMel�ccelFAtra_TT020C12VO�hfode! f 10206 0,08 EXHIBIT B: ASSESSMENT & ENHANCEMENT COSTS Exhibit 8-4 SJCMSCP Fee Update, EPS #15126 Assessment & lEnhancisawnt % of Total Preserve Type Costal Acro (1) Preserve Lams (2) Agdcui'tural Lands x3$'3.33 0% Natural Lands Riparian $9,553.34 19% Delta $15,133.34 -- Other Water's Edge $11,570.83 2% Southwest Grasslands $262.90 4% Avg. Nalmml/ Agricultural Lands $2,723.18 82% Vernal Pool Wetted $11,800.01 2% Vernal Pool Grasslands $188.67 ,ia 100% (1) Includes biological assessment, preserve management plan preparation, and restoration: & enhancement casts. See Exhibit Bra, (2) See Exhibit B-2. Sources: 1998 Economic Analyses for the SJCMSCP; SJCOG, Inc; Jones and Stokes; Economic & Planning Systems, Inc. gconnmk 4 Pfannfng Syslams, mc. 11r1J70W P.115b00a1l5126#hMV&elEwoffsa 11026fi4-W6A*xW 110206 SUds EXHIBIT B: ASSESSMENT & ENHANCEMENT COSTS Ex-hibit 8-5 Total Preserve Costs, Breakdown by Category SJCMSCP Fee Update, EPS 015126 Preserve Type Vernal Pool Wetted Vernal Pool Grasslands Natural/ Agricultural Lands, Avg. Total (1) (1) See Exhibit B-2. Assessment Total Acres & Enhancement Preserve Lands Per Acre Total 2,121 $11,800.01 $25,027,821.21 15,561 $166.67 $2,593,551.87 82,560 $2,723.10 $224,819,136.00 100,242 $252,440,509.08 Sources: 1996 Economic Analyses for the SJCMSCP; SJCOG, Inc.; Jones & Stokes; Economic & Planning Systems, Inc. Economic & Planning Systems, Inc, 11/2/2006 P:4l5000s115f26sfhcp4dafalExcelFlles_ll620612006Model 110206_8.x!.1 EXHIBIT 8: ASSESSMENT & ENHANCEMENT COSTS Exhibit B-6 Updated 2006 Fee Calculations, Vernal Pool Surface and Grasslands SJCMSCP Fee Update, EPS #16126 (1) From 1998 Economic Analyses for the SJCMSCP. (2) See Exhibit B-5. Sources: SJCOG; 1996 Economic Analyses for the SJCMSCP; Jones and Stokes; Economic & Planning Systems, Inc. Economic & Planning Systems, Inc. 11/2/2006 PA 15000s115126sihcpldatalExcelFNas_11020612006MoM 110206 8.xls Assessment & Enhancement Preserve Type Acres Converted (1) Costs (2) Vernal Pool Wetted 707 Total Coat $25,027,821.21 Fee per Acre =36AN.43 Vernal Pool Grasslands 5,187 Total Cost $2,593,551.87 Fee per Acre $500.01 (1) From 1998 Economic Analyses for the SJCMSCP. (2) See Exhibit B-5. Sources: SJCOG; 1996 Economic Analyses for the SJCMSCP; Jones and Stokes; Economic & Planning Systems, Inc. Economic & Planning Systems, Inc. 11/2/2006 PA 15000s115126sihcpldatalExcelFNas_11020612006MoM 110206 8.xls EXHIBIT B: ASSESSMENT & ENHANCEMENT COSTS Exhibit B-7 �i►'�,i�� �iv`t.Wi'I!llt Y ���fi t»If �rr��;.n �pa�c��' An Up 14019, IEPS #I sin Asst & liirih11t Item Cess Cost associated with Natural/ Agricultural Lands Conversion (1) $224,819,136.00 NIIlturai/ Agricultural Land conversion (acres) (2) W"D Other Open Space conversion (acres) 37,465 Multiplier for Natural/ Agricultural Land Conversion 1 Multiplier for Other Open Space 0,5 As w n wd & EnMn©r hent Component of NMt mW Ar wkx M Lands Foe sze".1E Assessment & Enhancement Fee Component = $224,819,1313/ ((65,940 * 1.0) +(37,465' 0.5)) (1) See Exhibit B-5. (2) Sum of Pletural and Agricultural Land Conversion, less 110tal Vernal Pool Surface and Grassland conversion acrmge, Le., 14,199 + 57,835 - 707 - 5,187. $ee Exhbk 8-1 and BMW B-8. " Open space fee calculated as 0.5.32,655, or $1,328. Sources: SJCOG, Jones and Stokes, Economic & Planning Systems, Inc. Economic & Planning Systems, Inc. 11/2/2006 Pa15000sf15f26sflwtdotaLcxcelFNos_i402M2008Model 110206 8.xls EXHIBIT C: MANAGEMENT & ADMINISTRATION COSTS Exhibit C-1 11jr40410 ---n's in Sim min Cow*, 1907 - SJCMSCP Fee Update, EPS #15126 Activity Natural Lands Habitat Type Ag. Habitat Lands Other Open Space Total Development Urban Development 4,100 47,453 24,217 75,770 Aggregate Mining 1,789 1,813 7,317 10,89 Public Agency Activities 488 2,132 1,095 3,715 Non -Ag Activities on Ag -Zoned Land 2,030 4,457 2,428 8,915 Ag Activit Tri9Wng Sec. 404 5,000 — — 5,000 Contingency 812 1,780 2,408 5,000 Total Acres 14,199 57,835 37,445 1091299 Percent of Total Acres 13% 53% 34% 100% Source: 1996 Economic Analyses for the SJCMSCP. Ecanomk d Planning "ms, Inc. I11W008 P'11500 ytl512afficp dab EWcs# lsa_1i&"200&VOO l 110206 Cala EXMWT C: M-ANAGeWNT & ADMIMSTRATION OOSTS Exhibit C-2 t11Pd1nE, IW —i' SJOINICP ise MIi"i4�1i1:95 Ralio {iareasrve Aeras: TvMI Proem" Pew Ts" MOMW Ty" 1 Awe's twsolon) Ass Awss webawlawle 3 Riparian 19,185 19% Dalby Aquatic 10 0% Cather Water's Edge 1,584 2% SC1[iti'i1i W Gramft"cls 4,146 4% Vernal Pool Grasslands 17.882 (ind. vernal pool wetted) Subtotal Natural Lands (1) 42.607 43% Agricultural Habitat Lands 1 57,635 57% Total 100,242 100% (1) Approximately equal to total natural lands converted (14,199 acres) times 3 (=42,597). Discrepancy due to 10 acres of land associated with levees. Source: 1996 Economic Analyses for the SJCMSCP. Economic 8 Planning Systems, Inc. 11/2/2006 P.ll5000stIS12&fficpklaf&WmmfFNe8_110206t20 Modet 110206 C,x1s EXHtBlT C: MANAGEMENT & ADMfNWTRATION COSTS Exhibit C-3 aw"Woor4mod A*dRW*W&" Calls SJCMSCP Fee Update, EPS #15126 (1) Assumes average preserve size of 120 acres. (2) Assumes 2% Iniereet rate. (3) Total annual administration costs of $536,000 for acquisition of approx. 1,000 acres (i.e., $536 per acre) traced on SJCOG Annual Reports. Does not include SJCOG legal costs. (4) Administrative endowment is csiculated to generate annual interest equivalent to $60,000 once all conrrefsion has occurred. This Is about half of estimated administrative coats during the preserve acquisition phase of the plan. Sources: SJCOG, Inc., Annual Reports; Jones and Stokes; Economic & Planning Systems, Inc Economic & Planning Systema, Enc, 1 MOM P:115000s41612640xpldetdExceF *s 110206[2006Modol 110208 C.da Annual Mon)toring (1) Cost per Acquisition Cost per Acre Monttortng Endorrnrenl! Ac. (2) a Pro)ec! Mar"*mont (3) b Admink&Oon (3) C A ill"WislAtlw EndoWMWO (4) d Tohl Per Acre Mettliar" fled Admin Coats a+b+c+d Agricultural Lands $2,000 $16.67 $833.50 $340.00 $196.00 $40.00 $1,409.50 Natural Lands Mparien $3,000 $25.00 $1250.00 $340.00 $196.00 $40.00 $1,826.00 Delta Aquatic $3,000 $25.00 $1,250.00 $340.00 $196.00 $40.00 $1,826.00 Other Water's Edge $31000 $25.00 $1,250.00 $340.00 $196.00 $40.00 $1,826.00 Southwest Grasslands $3,000 $25.00 $1,250.00 $340.00 $196.00 $40.00 $1,826.00 Vernal Pool Wetted $3,000 $25.00 $1,250.00 $340.00 $196.00 $40.00 $1,826.00 Vemai Pool Grasslands $31000 $25.00 $1,250.00 $340.00 $196.00 $40.00 $1,826.00 (1) Assumes average preserve size of 120 acres. (2) Assumes 2% Iniereet rate. (3) Total annual administration costs of $536,000 for acquisition of approx. 1,000 acres (i.e., $536 per acre) traced on SJCOG Annual Reports. Does not include SJCOG legal costs. (4) Administrative endowment is csiculated to generate annual interest equivalent to $60,000 once all conrrefsion has occurred. This Is about half of estimated administrative coats during the preserve acquisition phase of the plan. Sources: SJCOG, Inc., Annual Reports; Jones and Stokes; Economic & Planning Systems, Inc Economic & Planning Systema, Enc, 1 MOM P:115000s41612640xpldetdExceF *s 110206[2006Modol 110208 C.da EXHIBIT C: MANAGEMENT & ADMtNISTFtATION COSTS �4-�tlt P 1' '16r -Acre COD's 8JGU9CP Fee Update, EPS #15126 Preserve Type Agricultural Lands Natural Lands UqL and .Adnan % of'> OM Costs I Acre (1) Preserve Lands (2) $1,409.50 57% Riparian $1,826.00 19% Delta $1,826.00 -- Other Water's Edge $1,826.00 2% Southwest Grasslands ;1,826.00 4% Avg. Natural/ Agricultural Lands $1,588.21 82% Vernal Pool Wetted $1,826.00 2% Vernal Pool Grasslands $1,8296.00 j 100% (1) includes Monitoring Endowment, Project Management Administration, and Overhead Administration, See Exhibit C-3. (2) Sea Exhibit C-2. Sources: 1996 Economic Analyses far the SJCMSCP; SJCOG, Inc; Janes and Stokes; Economic & Planning Systems, Inc. Economic & Planning Systems, Inc. 19/2/2006 P:li5Ms1451269,ftp;datolexcefFNea_f 1020612008Mode! 11020 C.xls EIKHOT C: NT & ADMINISTRATtON COSTS Total Preserve Costs, Breakdown by Category No Updab, EPS 015126 Preserve Type Total Acres Preserve Lands Monitoring & Admin. Per Acre Taal Vernal Pool Welled 2,121 $1,82+6.00 $3,972,946.00 Vernal Pool Grasslands 15,6131 $1,820.00 $28,414,386.00 Na wr"AgftWkwd Lands, Avg. 82,660 $1,535.21 $128,746,93740 Total (1) 100,242 $111111,034A9.60 (1) See Exhibit C-2. Sources: 1996 Economic Analyses for the SJCMSCP; SJCOG, Inc.; Jones & Stokes; Economic & Planning Systems, Inc. Economic B Planning Systems, Inc. 11/2/2006 P.k l5000s416126s hcpWatel xcelFHes i 1020812008Mode! 110208 C.xls EXHIBIT C- MANAGEMENT d ADMIMSTtlATION COSTS t CSB Totiel Preserve Costs - Detaftd breakdown, Nallural and Alftutlurel Lambs Awrase SJCMWP Fee Update, EPS 015126 Item Nstr41 Agricultural Lands Cost per Acre Total Cost Vsmal Pool Grasslands Cost per Acre Total Cost Vemal Pool Wetted Cost per Aare Total Cost Total Acres Preserved 82,560 acres 15,561 acres 2,121 Acres Monttoring and Administration Costs Monitoring Endowment $959.21 $79,192,114.57 $1,250.00 $19,451,250.00 $1,250.00 $2,651,250.00 Project Management $340.00 $28,070,400.00 $340.00 $5,290,740.00 $340.00 $721,140.00 Administration $196,00 $16,181,760.00 $196.00 $3,049,958.00 $196.00 $415,718.00 Administrative Endowment W-00 I" Total $1,535.21 $126,746,674.57 51,826.00 $28,414,386.00 $1,828.00 $3,872,948.00 Sources; 1996 Economic Analyses for the SJCMSCP; SJCOG, Inc.; Jones 8 Stokes; Economic & Planning Systems, Inc. ftm-e a AMn,Ynp Sy+Mml, tan 1H MON P. 11SO MI612@*WP% bE'"0rft� ff04W20001r-d- fIM C-0- EXMMrr C: MANAGEN"T 8 ADMINISTRATION COSTS JIN LlOabd 2006 F** Calculations, Vernal Fool Grasslands and VernalPool siomw i" upw ILS on, sus MI""Mmw rngmx rwonen. Preserve Type Endormmd Maw*k iane Adn*ft fon End w wwot 7b1r1 emommum Mm'MM1lia►'1btlF ba ('t) **"Casom ASAWMR * $ao"ANLAIG *NNW4" SMAUwSI" Vernal Pool Grasslarids conversion (acres) (2) 5,187 5,187 5,187 5,187 5,187 ttlet*whiEA AdmkAwMen Cemperowd of l w%W Pool Orada Ws Foe $3,750.00 $1,020.00 $5MI00 $120.00 ;5.471.80 Cost associated with Vernal Pool Wetted (1) $2,651,250.00 $721,140.00 $415,716.00 $84,840.00 $3,872,946.00 Vernal Pool Wetllyd conversion (acres) (2) 707 707 707 707 707 MeMerimA Af ukdako w Component of Vemai Pool Wolter Fee $3,750.00 $1,020.00 $588.00 $120.00 $8,471.00 (1) See Exh t C-0. (2) From 1990 Economic Anelyses for the SJMSCP. Soumes: SX00, Jones and Stokes, Economic A Planning Systeme, Inc. Ecommfo 6 Pfam,6,p Sydema. Inc. if/Y/200® P:115000stfB12644cpWafelExco/FH04 110208Y2008Afodal 110208 Cade raxmmrr c! MAjgA*EMEWT a At3MWesTRATION 005Ts twr+waww Type saa wombft Wl1 1 S" Ad"441000en �IitINNn. 6001111111111110 TOW yy��t associulyd with Notural! Aqricultural Lands Conversion (1) $79,192,114.57 $28,070,400.00 $16,181,760.00 53,302,400.00 $126,746,674.57 Natural/ Agdwkural Land conversion (acres) (2) 65,940 65,940 65,940 65,940 65,840 Bihar Open Space converslon (acres) 37,465 37,465 37,485 37,465 37,465 f Avillpile fsr NslwW AgftulltMrai Land Conversion 1 1 1 1 1 Multiplier for Other Open Space 0.5 0.5 0.5 0.5 0.5 Morritorin8 i AdmWeVatlon Component of NatumU Aigiriaultural L mixt Fee !935.28 $331.52 $191.11 $39.00 $7,4M.i0 Manitor#rrg d Admin. Fee Component - Monitoring 3 Admin. Cps! 1((65,940 " 1.0) ;(37,485' 0.5)) (1) See ExMM C-6. (2) Sum of Nakvel and Agricultural Land Conversion. iess total Venial Pool Surfaos and Grassland conversion wreap, I,e„ 14,199 + 57,835 - 707 - 55,167. Sea Exhibit 6-1 and Exhibit C-7. ' Open space fes calculehd as 0.5 ' $1,497, or $748. Sources: SJCOG, Janes and Stokes, Economic 8 Planning Systems, inc. 6PMM" SYSOOM16bye.11/W" P:I1DOpOslib}?Ba/l WatetExadFMea_fi0206M@AiodW (10200 0.rfs Jin HOT* CHM ViAor Maw VKECFLAM A,utnw r. ch* ,PKC9DENr A40)4ff n8,•„ &6 SCALON. LATHROP. LZK MANTECA. 51WKrC)N, TRACY, AND THECOUNTY CW SAN JDAQU N S J C J G. Inc. 555 East Weber Avenue • Stockton, CA 95202 (209) 468-3911 • FAX (209) 468-1084 San fiPaquin County Multi -Species Habitat Consemation & Open Space Plan (SI MSCP) Mi#ti-Pulpose Open Space $15731 Natural $3463 A 'culture $3,463 Ve al Pool - uplands $101565 Veinal Pool - wetted $63,277 * Ffts effective January 1, 2007 through December 31, 2007 or until adoption of fees restdting from updated Financial Analysis of the SJMSCP 2007 Uv&sed HaNUt Fees" "Mti.-Purpose O en Space $6,511 Natural $ 135022 Agriculture $ 13,022 Vegnal Pool - uplands $ 34,958 Vernal Pool - wetted $ 69,858 ** Estimated Effective date: April 1, 2007 based on Financial Analysis Update adoption RESOLUTION NO. 2007-23 A RESOLUTION OF THE LODI CITY COUNCIL APPROVING AMENDMENTS TO THE SAN JOAQUIN COUNTY MULTI -SPECIES HABITAT CONSERVATION AND OPEN SPACE PLAN DEVELOPMENT FEES WHERES, on February 21, 2401, the City of Lodi adopted the San Joaquin County Multi -Species Habitat Conservation and Open Space Plan {SJMSCP), which included a schedule of fees to be paid by landowners who propose to develop their property with non- agricultural uses; and WHEREAS, these fees are used to mitigate for the cumulative impacts of new development on habitat lands within Lodi and San Joaquin County; and WHEREAS, according to the San Joaquin Council of Governments (SJCOG), it is necessary for all jurisdictions covered by the Plan to approve an increase in Habitat Conservation Plan (HCP) fees in order for those jurisdictions to continue to participate in the Plan; and WHEREAS, SJCOG has prepared a SJMSCP Financial Analysis Update in 2006 that provides the justification for the fee increase, and based on the Financial Analysis Update, SJCOG has determined that a significant increase in the fee structure is necessary in order for the SJMSCP to fulfill it's obligation to purchase permanent habitat land or easements to mitigate for tha loss of existing habitat land to urban development; and WHEREAS, on November 30,20G6, the SJCOG Board unanimously approved the HCP fee increase, and all local jurisdictions must now approve the new fee schedule that will take effect on April 1, 2007. NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council hereby approves amendments to the SJMSCP development fees, as shown Exhibit A attached. Dated: February 7, 2007 I hereby certify that Resolution No. 2007-23 was passed and adopted by the City Council of the City of Lodi in a regular meeting held February 7, 2.007, by the following vote: AYES: COUNCIL MEMBERS — Hansen, Hitchcock, Katzakian, Mounce, and Mayor Johnson NOES: COUNCIL MEMBERS — None ASSENT: COUNCIL MEMBERS — None ABSTAIN: COUNCIL MEMBERS — None JOHL City Clerk 2007-23 �*" Nffril 0" Vkw Mow VCE HM MAMP T. QMH MeWwApwds CmESOF MICAW U LODL MANT41a fes. STOCK rM Tom, ANT) TKEOMwryor SANJDAQUN LXHMT A S JC0G,Inc. 555 East Webdr Avenue • Stockton, CA 95202 (209) 468-3913 . FAX (209) 468-1064 San Jkpaquin County Multi -Species Habitat Conservation & Open Space Pian (SSCP) lC U * FW erfective January 1, 2007 through December 31, 2007 or until adoption of fees resting from updated Financial Analysis of the SJMSCP M Iti-Purpose Qpen Space $15731 N ral $35463 Agoculture $3,463 Ve al Pool- uplands $109565 Vernal Pool - wetted $633277 * FW erfective January 1, 2007 through December 31, 2007 or until adoption of fees resting from updated Financial Analysis of the SJMSCP 125 Mufti -Purpose Open Space $62511 Natural $ 13 022 Agficulture $ 13,022 Vernal Pool - uplands $ 34,958 Vernal Pool - wetted $ 69,858 ** listimated Effective date: April 1, 2007 based on Financial Analysis Update adoption 125 Please immediately confirm receipt of this fax by calling 333-6702 CITY OF LODI P. O. BOX 3006 LODI, CALIFORNIA 95241-1910 ADVERTISING INSTRUCTIONS UB CT: NOTICE OF PUBLIC HEARING TO CONSIDER ADOPTING A RESOLUTION AMENIXNG THE SAN JOAQUIN COUNTY MULTI -SPECIES HABITAT CONSI3RVATION AND OPEN SPACE PLAN DEVELOPMENT FEES PUBLISH DATE: SATURDAY, JANUARY 27, 2007 TEAR SHEETS WANTED: Three (3) please SENaAFFIDAVIT AND BILL TO: RANDI JOHL, CITY CLERK City of Lodi P.O. Box 3006 Lodi, CA 95241-1910 DATED: TUESDAY, JANUARY 23, 2007 ORDIIIRED BY: 40WER 4. IS-ERRIN, CMC DUTY CITY CLERK RANDI JOHL CITY CLERK DANA R. CHAPMAN ADMINISTRATIVE CLERK Faxed to the Sentinel at 369-1084 at _(time) on 11A310-7 (dace) — (pages) LNS Phoned to confirm receipt of all pages at (time) JLT DRCJMP (initials) formsladvins.doc u NOTICE OF PU C HEARING TO CONSIDER ADOPTING A RESOLUTION AMENDING TI*E SAN JOAoum COUNTY Nnicn-SPECIES HABITAT CONSERVAIIIION AND OPEN SPACE PLAN DEVELOPMENT PEES On Wednesday, January 24, 2007, in the City of Lodi, San Joaquin County, California, a Notice of Public Hearing to consider adopting a resolution amending the San Joaquin County Multi -Species Habitat Conservation and Open Space Plan Development Fees (attached and marked as Exhibit A) was posted at the following locations: Lodi Public Library Lodi City Clerk's Office Lodi City Hall Lobby Lodi Carnegie Forum I declare under penalty of perjury that the foregoing is true and correct. Executed on January 24, 2007, at Lodi, California. r—, ✓ t Q 01114-_- JqKIMFERM ERRII, CMC D UTY CITY CLERK N:1Administration\CLERK\Forms\DECPOST. DOC .f : RANIDI JOHL CITY CLERK DANA R. CHAPMAN ADMINISTRATIVE CLERK ` CITY OF LODI Carnegie Forum " 305 West Pine Street, Lodi 144 NOTICE OF PUBLIC HEARING Date: February 7, 2007 Time: 7:00 p.m. For information regarding this notice please contact: Randi Johl City Clerk Telephone: (209) 333-6702 NOTICE OF PUBLIC HE NOTICE IS HEREBY GIVEN that on Wednesday, February 7, 2007, at the hour of 7:00 p.m., or as soon thereafter as the matter may be heard, the City Council will conduct a public hearing at the Carnegie Forum, 305 West Pine Street, Lodi, to consider the following matter: a) adopting a resolution amending the San Joaquin County Multi -Species Habitat Conservation and Open Space Plan development fees Information regarding this item may be obtained in the Community Development Department, 221 West Pine Street, Lodi, (209) 333-6711. All interested persons are invited to present their views and comments on this matter. Written statements may be filed with the City Clerk, City Hall, 221 W. Pine Street, 2nd Floor, Lodi, 95240, at any time prior to the hearing scheduled herein, and oral statements may be made at said hearing. If you challenge the subject matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City Clerk, 221 West Pine Street, at or prior to the close of the public hearing. By Order of the Lodi City Council: Q - Randi Johl City Clerk Dated: January 23, 2007 Approved as to form: D. Stephen Schwabauer City Attorney CLERK\PUBHEARINOTICESInotodd2.doc 1122!07 San Joaquin County Multi -Species Habitat Conservation 8 Open Space Plan Financial Analysis Update Workshop #3 Thursday, November 9, 2006 1:30pm SJCOG Regional Center Stockton, CA A ,„ rc Financial Analysis WorkslaoP if,3 Alovornher 9. 2006 FTPR.It two , WHY THE ANALYSIS UPDATE? • SJMSCP Financial/Permit Sustainability • Funding Shortfall - Adopted Fees Lower Than Original Financial Analysis - 30% Funding from "Soft Money" • Grants (Federal, State or Private) - California Construction Cost Index (CCCI) Falls Short of Inflation Fimncial Analysis Workshop #3 Novornher 9. 2006 EXSISTING PLAN UPDATE �~ Original Financial Analysis Assumptions Maintained • Evaluate All Costs of SJMSCP - No Shortfall P R �.E►�i~°'��°�' Annual Adjustments & Updates to Fees Financial Analysis Workshop V3 Novptnhor 9, 2906 KEEPING THE PARAMETERS Blended Rate Approach -Agricultural & Natural Lands Combined Into One Fee Rate --Open Space Fee `,;f • Ratio for Mitigation Financial Analysis K/01-ksl70p V3 Nnvomhor 9, 2006 out ;t¢ b i� it O(f, h,� . AREAS OF FOCUS FOR UPDATE -Agricultural Land Sales / Easement Value - Keeping Pace with Market Conditions B. Assessment & Enhancement - Preserve Endowments - Development Projects -Administration of HCP FirtalXiai Ar7alys is Workshop 03 Nnvnmhnr 4. 2006 Actual Cost per Acre -- Criteria for Comparables • Weighted vs. Unweighted Y: PW• Open Market Transactions & SJMSCP 'Ei arf • Discard outliers - SJMSCP Mitigation • Ratio (Ag = 1:1 &Nat. = 3:1) • Zone Specific Fifmnrial Analysis Workshop V3 Novnrmher 9. 2006 ASSESSMENT & ENHANCEMENT Requirements Under SJMSCP: - Biological Site Assessment - Preserve Management Plan Preparation - Restoration & Enhancement Financial ! nal ys is Workshop V3 Novnrnher .9, 2006 Costs for SJMSPC - Monitoring & Endowment of Preserves • Funding for Preserve in Perpetuity - Specific Project Management • Development Project • Acquisition Project -Administration of SJMSCP Fi17a17Cial Ar7atysis Workshop 03 Nnvn177hPr 9, 2000 PTa i 1,%4 it 411 FINAL NUMBERS (PRICE PER ACRE) Other Open Space Natural / Agricultural Vernal Pool (Grasslands) Vernal Pool (Wetted) Financial Analysis V✓or-kshop V3 $6,511 $13,022 nrovemher 9. 2006- FinpnriafAnalysis Workshop 03 NnVnn7t)nr" 9: 2006 Exhibit A-1 Land Conversion through Development in San Joaquin County, 1997 - Buildout SJCMSCP Fee Update, EPS 05126 Habitat Type Activity Natural Lards Ag Hat)aai lands Oftle! Open sp'lct: T--,,I;il J r 'Vej(q 4 Aggregate Mining Public Agency Act!v;Tiell> 488 Non -Ag Act:v4ies on Aa -Zoned 1. ar,,o 2 0 0 4 4 4., y S 4C.4 Ag A,-:I,ozie, Triogerinc Contrnyenc 81Z Total Acres 14,199 57,635 37.465 109,299 Percent of Total Acres 13% 53% 34"/o Source 1996 Econornic, Analyses for the SJCMSCP Exhibit A-2 SJCMSCP Preserve Land Requirement, 1987 - Buildout SJCMSCP Fee Update, EPS #15126 Habitat Type Natural Lands Riparian Delta Aquatic Other Water's Edge Southwest Grasslands Vernal Pool Grasslands (incl. vernal pool wetted) Subtotal Natural Lands (1) Agricultural Habitat Lands Total Ratio (Preserve Acres. Total Preserve Percent Total 1 Acre Conversion) Acres Acres 3 19.185 19°1; 10 0% 1.584 2%, 4.146 4% 17,682 18% 42.607 43% 1 57.635 57% 100,242 100% (1) Approximately equal to total natural lands converted (14,199 acres) times 3 (=42,597). Discrepancy due to 10 acres of land associated with levees. Source: 1996 Economic Analyses for the SJCMSCP, Exhibit A-3 Per -Acre Land Value Summary SJCMSCP Fee Update, EPS #15126 Primary Zone Southwest Land Use Central Zone of the Delta Zone Fee Title a $11,821 (1) $8.285 ( 2) $1.500 Row Crops/ Grazing b $2.591 (3) $27341 (3) $500 Easement Cost a - b $9,230 $5.944 $1.000 (4) (1) See Exhibit A-5. (2) See Exhibit A-6. (3) See Exhibit A-7. Comparable sales of properties encumbered by natural features are used as a proxy. as comparable sales of land encumbered by easement are not available. Estimate for encumbered land in the primary zone of the delta is $250 lower than that of the central zone based on lower market rents for row crop land. (4) Based on recent 2005/ 2006 SJCOG land transactions. Sources. SJCOG, Inc; Individual Appraisers Data, Economic & Planning Systems, Inc. Exhibit A4 Per -Acre Acquisition Cost Summary SJCNASCP Fee Update. EPS #15126 SJCMSCP zww� Land Use Category FaSerTi�iit (,I)SI bV $9 230 00 044 Natural t 3nd,; kqaHx� Perce!�t in Z,I�e iz; Delli pevcerl i'l Z')!)i: Welpled ��Jsr - J, , , '44 A: Amer Mors Out, vVelghtea Cost i3' 3 ?30 n' f.) u ; hwe 5t '� I a S t, 16 r Id S Percent [TI z")ne i2i L vNeighwil Cot A $0 Sig JL; Vernal Pool Wetted E4 Ver -IN Poo Grasslands 14, Agricultural Lands Percent in 7:)oe i2! Weighted Cost 0) L1 5 H6 See "�it It 1'.1, In Acj 66 VjWd pup wo W, 01431 im" I' yaw, Z-' Avvuft. I;j" cella vmmvao OMW NWO S eye am saw"ry I WOW= A Abbuion fun W MvWur f& WIN NO WrICIS vewW =it We MW 11i L"S 3"W"U L& A.: ; I 1_ W Ina COW lop wows lima Lam, 0 !A I otal M., 'jhle i � A qw%wol� Qo'' A + B * f' $8 864 94 j5 944 W 69 2300) MOON $9300 0� $1200 00 59.161.42 Exhibit A-5.1 Sales Comparables, Central Zone Unencumbered Properties (1) SJMSCP Fee Update, EPS #15126 Transaction No. of Parcels Location Zoning Existing Use Recording Date Parcel Size id(-.) Sale Pacer Appreciated price A(,Fe PriceiAu i 2! Labi s-ae of 'h e t V%Joo(ln � I A 9 H Nakjqawzi I E,(.) N F ght fvltfF- Ltfljt[ Lo, -4j -1 Mart I Amity I fedway & Pasture Rds io.' 4u f a J" Ni'; Eqtir Mile Spenker Rawcl° Rc near Davis Pasture F ranmai W Rc AG -4,-) ",W I, Ld )J 4 N 0 Hiqhvvay F Ferdun Trt}sl, Ve-, K(--,nnison RA AG -4L.-- Pasture 3 . ... .. .... Exhibit A-5.21 Sales Comparables, Central Zone Unencumbered Properties (1) SJMSCP Fee Update. EPS 415126 No of Existing Recording Parcel saie Trmisactioii Parcels Location ZoniriU UsE Date Size (ac) Price 14 '1 1-1 r ice� Acre Appfecl'ite(j Price'AL 2j RC L E1 NA I Step a' JCtiliscm F appraisal - e, At� A.Carvp"'i Rd NA salt! Pd VVIO Fai ti s Clernerts Rd AG -4C' pasture 19X�5) 51 J -j f Homestead .ADO1 Tlustj j1d Rd F K a s s c 1-1 r ice� Acre Appfecl'ite(j Price'AL 2j .)ui SWaISAq bumuel� a i�aouo�� slesre�ddy F�una7 umbeor UPS snniJen .saninos a6ea?ae pe }o uans Fq snEld ales Ile 4a u,ns buipin,p Aq pa�elnolpo abejaAe PRW6+aM (�I uinou2 jad lua-i,ad p I =e aaleraajddy (7) sa���- i p�eAau+r. jo+ idaoxa salgejeduino algelier.e Ele saprloul I R } LZ9 LL$ bL8'6$ (E) aBUJDAV paI46FaM EES' L lelol ac { - ,.c - ' s =?� Cb7, aGCFL :c Sd;':C `.}N G38 nlax) aa1eE3.�; io yL,ou p� unsse� apt` fJ1 !7 (-)P) alis oleo asn BUILS07 uplleoo-i spile,l uo,lnesueJ I pajeioajddy 6uipaoa08 fbuilsIX3 9ZLSO Sdg `a;epdn 883 dOSw S { �) soivadWd pajagw noueun auoz !ejivao 'salgeiedwoo saIeS £'S -V I!q!uX3 Exhibit A-6 Sales Comparables, Primary Zone of the Delta Unencumbered Properties SJMSCP Fee Update FPS #15126 No. ul Existing Recording rarcel zb 4 1 (; r I., , I (. P Transaction Parcels Location zoning j S e Date Size (a(,) Pr ["I4L. 'qP w, •-V, 4!i vl- Af Nqk; 0 UO I 'iiv' ')twf! -4j kD,'. ji.: V'w I t-lbCll 'Std-, i.f p Total 1.393 Weighted Average (2) $7,540 $6.285 M )L) ptit �:viil ;.:e' .VMLj1T1 di'4011j "wil F)" all ";1 AI Apps Pljm.c 'j 6, Exhibit A-7 Sales Comparables, Central Zone and Primary Zone of the Delta Proxies for Encumbered Properties SJMSCP Fee Update, EPS #15126 Total 1.308 Weighted Average (21 L—Y' ;;..'�J III da a! j Gu+tea e.Ss�r-tj L Lipp, a, al: �jc I 44r 52.591 No of extsfiliq SJUISCIP R(corcjwLj paf(el S'Ik. Transaction Parrels Location Use zone Date Size ta" 'IJ N T �Iky'it (A a a a PTP 2 Total 1.308 Weighted Average (21 L—Y' ;;..'�J III da a! j Gu+tea e.Ss�r-tj L Lipp, a, al: �jc I 44r 52.591 Exhibit A-8 Total Acquisition Costs SJCMSCP Fee Update, EPS #16126 Preserve Type Agricultural Lands Natural Lands Cost per Acre (1) $9.131.42 Transaction Costs (2) 5% $466.57 Total Land Acquisition Cost $9587 99 Riparian $8,868.54 $443.43 $9.311.9 7 Delta Submerged Aquatic $5,944.00 $297.20 $6.241.20 Other Water's Edge $9.230.00 $461.50 $9.691 50 Southwest Grasslands $1,000.00 $50.00 $1.050.00 Vernal Pool Wetted $9,200.00 $460.00 $9,660.00 Vernal Pool Grasslands $9.200.00 $460.00 $9.660.00 (1) See Exhibit A-4. Assumes easement purchases in all cases except fee title purchases for vernal pool lands (2) Transaction costs include biological baseline. appraisal, escrow. and survey costs. Sources 1996 Economic Analyses for the SJC;MSCP SJCU(.G, Inc. Economic & Planning Systems Inc. Exhibit A-9 Total Per -Acre Costs SJCMSCP Fee Update, EPS #15126 Preserve Type Land iU of Total Acquisition Preserve Lands (1 ) Agricultural Lands 59.58-1 9 Natural Lands Riparian Delta $6.241 20 Other Water " F dge 59 E391, `'DO Southwest Grasslands $1 050.00 Avg. Naturall Agricultural Lands $9,0397.01 Vernal Pool Wetter $9,660.06 2 Vernal Fool Grasslands $9.660 00 3 t ,r,On. ;, ? 1) See Exhibit A-2 Sources 1996 Econornrc Analyses for the SJCMSCP SJCOG WL Jove-_ and Stokes Economic & Planning Systems Inc. Exhibit A-10 Tota! Preserve Costs, Breakdown by Category SJCMSCP Fee Update, EPS #15126 (1) See Exhibit A-2 Sources 1996 Economic Analyses for the SJCMSCP. SJCOG, Inc.. Jones & Stokes Ec©namic & Pla'inmg Systen's Inc Total Acres Acquisition Costs Preserve Type Preserve Lands Per Acre Total Vernal Pool Wetted 2 121 $9.660 OC $20 488.860 u0 Vernal Pool Grasslands 15,561 $9 660 0C 5150 319 260 Oi Natural/ Agricultural Lands. Avg 82.5£0 $9 097 01 S751,049 145 60 Total ( 1) 100,242 $921,857,265.60 (1) See Exhibit A-2 Sources 1996 Economic Analyses for the SJCMSCP. SJCOG, Inc.. Jones & Stokes Ec©namic & Pla'inmg Systen's Inc Exhibit A-11 Updated 2006 Fee Calculations, Vernal Pool Surface and Grasslands SJCMSCP Fee Update, EPS #15126 Preserve Type Acres Converted (1) Acquisition Costs (2) Vernal Pool Wetted 707 Total Cost $20.488,860.00 Fee per Acre $28,980.00 Vernal Pool Grasslands 5,187 Total Cost $150.319,260.00 Fee per Acre $28,980.00 (1) From 1996 Economic Analyses for the SJCMSCP. (2) See Exhibit A-10. Sources: 1996 Economic Analyses for the SJCMSCP; SJCOG, Jones and Stokes Economic & Planning Systems. Inc. Exhibit A-12 Updated 2006 Fee Calculations, Natural/ Agricultural Land and Open Space* SJCMSCP Fee Update, EPS #15126 Preserve Type Cnst associated with Natural/ Agricultural Lands Conversion (1) Natural/' Agricultural land conversion (,acres) i2j Other Open Space conversion (acres) Multiplier for Natural/ Agricultural Land Conversion Multiplier for Other Open Space Land Acquisition Component of Natural/ Agricultural Lands Fee Acquisition Fee Component = Acquisition Cost 1((55,940 . 1.0) +(37,465 ' 0.5)) Land Acquisition Land Acquisition Transaction Total $715.284.979.20 $35.764,166 40 $751 049.145 60 65.940 65,940 65 940 37.465 37 465 3-465 1 1 1 0.5 5 0.5 $8447.67 $422 38 $8,870.05 {1j See ExnibitA-10. €2j Surra of Natural and Agricultural Land Conversion. Less total Vernal Pool Surface and Grassland cenversian acreage. i.e. 14.199 + 57,635 - 707 - 5.187 See Exhibit A-1 and Exhibit A-11. ' Open space fee calculated as 0.5 ' $8,870 or $4 435 Sources SJCOG. ,cones and Stokes, Economic & Planning Systems. Inc THE NUMBERS (PRICE PER ACRE) B TOTAL Other Open + +� Space Agriculture/ + �, Natural ASSESSMENT & ENHANCEMENT COSTS SPREADSHEETS Fii7af70;?I,Af7;?Iy5iS W0rk!;f?0p V3 "B33 NnVPr77h(>t- 9 ?006 EXmblt t 5.1(.:MSC� F ei.U��rjatE• � F'� �1�1 "?� 1!x sa.r. .�,� I,] tj Ii'J; r N' - Exhibit B-2 SJCMSCP Preserve Land Requirement, 1997 - Buildout SJCMSCP Fee Update, EPS #15126 Ratio (Preserve Acres. Total Preserve Percent Total Habitat Type 1 Acre Conversion) f Natural Lands Riparian Delta Aquatic Other Water's Edge ' 564 - Southwest Grasslands .46 Vernal Pool Grasslands 8), incl 'vernal pool wetted) Subtotal Natural Lands i 1), 4 }� Agricultural Habitat Lands Total 100,242 11.} Approximately equal to total natural lands converted ,.14 199 acres) times � � -42 59 , , Discrepancy ci 10 acres of land associated with levees Source 1996 Economic Analyses for the SJCMSCP. kil'I'll b Jf,lj�, EIIS 91 13 iz�, .uul-swelsAS bulUUeld '8 aiwuoo3 'salols pue sauor aul -OOO S -dos"O S aUl io; sasAleuy Olwouoa3 966 L :saainoS Z-8 liq!L4X3 aaS (Z) _£-9 l!gEux3 aaS 'slsoa luawaauequa'$ u01lejolsal pue uoileJedaid ueld luawaFeuew amasaid 'luawssasse leai6ol0iq sapnloul (L) %00 L %9L L9'99L$ spuelsseJO food IeuJan /"? L0"008` L L$ pallaAA 100d IeuJaA `%Z8 O6'£ZL`Z$ spue-1 lejnl!n0!jBy /!ejnleN -find °gib 06'Z9Z$ spuelsseJO lsamglnoS 7. E8 0L9 L 3 96p3 s,JaleM JaulO -- b£'U I's 3 eala❑ 6 L b�'£55 6S ueiJedi.y (Z) spue-1 anUasajd IElol 10 spue-1 !einleN E£ £8c$ spue-1 !ejnl!na!j6v (0 onv /slsoo luawaoue4u3 V luawssessb adA.L anjasajd 9Ztgt4 Sd3 `alopdn 00=1 d3SUVOrS slsoO aj3a-jad #elol 17-8 l!q!4x3 Exhibit B-!) Tcjal Preserv(, Costs Breakdown by Category SJCMSCP Fee Update, EPS #15126 Pruservp type X� '� l'. f WNI Af rm, -mw� Preserve L"10dS jon, S & by !14, KJAISUP WCOG owl Told: X� '� l'. f WNI Af rm, -mw� Preserve L"10dS jon, S & by !14, KJAISUP WCOG owl Exhibit B-6 Updated 2006 Fee Calculations, Vernal Pool Surface and Grasslands SJCMSCP Fee Update, EPS #15126 Preserve Type Assessment & Enhancement Acres Converted (1) Costs (2) Vernal Pool Wetted 0 Total Cost Fee per Acre $35,400..03 Vernal Pool Grasslands 5 181 Totai Cost �' �) 93 1)5 11 8 Fee per Acre; $500001 0 From 1996 Economic Analyses for the SJCMSCP. (2) See Exhibit B-5. Soar ;es SJCCG 1995 Economic Analyses for the SJCMSCP Tones and Stokes Economic & Planning Systems. Ir -,,c Exhibit B-7 Updated 2006 Fee Calculations, Naturall Agricultural Land and Open Space' SJCMSCP Fee Update, EPS #15126 Item Losi assunstes wak Nafuiai iAyw,,ubita1 Ld! ld5 Nat, ira If Aqwu It ur .,I J I. a rrd _,jr)v- rsion : resp Other Open Space arrest MuMpher to Nat,,;raL Agricultural Land Corlversior MjltirAer f,,), Other aper, Space Assessment 8& Enhancement COK,; 65 94 .1 46: Assessment & Enhancement Component of Natural/ Agricultural Lands Fee $215116 Assessment t� ErJance;-new Fee Camponen-t = 5224 819 1361 .(65 940 ' ' ��, + 3' 46 Ste I Ahoy IM Si..;n of Nx,;ril and Agnwhwal Land Converswi 6ss ._,`,al Vertu! Poul Sulam ani GyMang co"vosaw a wale wwwavu as C 5 ' $2 655 o: $1 A- .;,, e' afl.-! & PD !! lrl. THE NUMBERS (PRICE PER ACRE) �W] Other Open + $13327-58 + Space Agriculture/ Natural + $2,655.16: + TOTAL Financial f nalysis Workshop V3 lifnk,pmhr--r n 2006 I PI t..l I'\ N A,—, r�V N1 D 0 I N 1--'T L—'a T N Exhibit C-1 Land Conversion through Development In San Joaquin County. 1997 - Buddout SJCMS'CP Fee Update EPS t415126 Activity ",i a t ',! -a I L � I , ".) S S c�C)Ur-le 1996 Economic Analyses for the SJCMSCr Habitat Tvpe .p 57635 5311/1: 37 465 34`J 109.299 1001, 14 1) 1 Aq ?VII Nun-Aq AcTiwties Qii Ag -lane(.) i- am., f\ :?iv,Ttoz: qit— ncj 4 tir lqe � ;C, Total Acres 14,199 Percent of Total Acres 13°/, S c�C)Ur-le 1996 Economic Analyses for the SJCMSCr Habitat Tvpe .p 57635 5311/1: 37 465 34`J 109.299 1001, Exhibit C-2 SJCMSCP Preserve Land Requirement, 1997 - Buildout SJCMSCP Fee Update, EPS #115126 Agricultural Habitat Lands Total 100,242 1 ) Approx€mately equal to total natural lands converted (14.199 acres'i times 3 t - 42.597, Discrer ar;c, J, ie rJ 10 acres of land associated with levees Source 1996 Economic Analyses for the SJCMSCP Ratio (Preserve Acres: Total Preserve Percent Total Habitat Type I Acre Conversion) Ac; res Natural Lands Ripanari Delta Aquatic Other Water's Fdge Southwest Grasslands `t `+'� Vernal Pool Grasslands (incl vernal pool wetted] Subtotal Natural Lands (1 ; 4:: Agricultural Habitat Lands Total 100,242 1 ) Approx€mately equal to total natural lands converted (14.199 acres'i times 3 t - 42.597, Discrer ar;c, J, ie rJ 10 acres of land associated with levees Source 1996 Economic Analyses for the SJCMSCP Exhib!1 C -S Urlyoing Momio my and Arl!!! mWit va, L.usta r.'_^ .Y1412C Wile t, . _ irr.•r !.: (7.!grf ;, ,� �,� I,!�r 1 r, �!!!1r: w!rrnt A. ... M..+n.3.,,n„.;• r Ar1r � ti,. e r rf r. .. .l n;t�,.. �.. Exhibit C-4 Total Per -Acre Costs SJCMSCP Fee Update. EPS #15126 Mgt. and Adm m « ut I Ota� Preserve Type Costs 'Acre I Pre Sew u Lands 2. AgriGUltural Lands Natural Lands D $ i 526 3( elta \� ������� Avq. Natura� AgrICUltural Lands $1.535.21 Vena 1),""J v« u3 PJul G J!Icludes Monitoring Eridomrnent. Project Managemen[ AcjrnrliSlsaticn :jr".j Overhead AdMimstrafion See Exhit)J C-3 See. Lxvn-):!* SoL,r'-'ec 1`19G f., 6'."'alyses for the SJcrvscp, SJC C G bl & Exhibit C-5 Total Preserve Costs, Breakdown by Category SJCMSCP Fee Update, EPS #15126 Total Acres Preserve Type Preserve Lands jtfllji -ow jss1ar`11s NatLlfal Total 11 100,242 Fr,IWOIT'K..' Analyses for Ihe "),J(JOSOP S,JCOCj Irw, jo,ies & Stokes Exhibit C-7 Updated 2006 Fee Calculations, Vernal Pool Grasslands and Vernal Pool Wetted SJCMSCP Fee Update, EPS #15126 Preserve Type Monitoring and Administration 0 } Monitoring Project Admin Endowment Management Administration Endowment Tatar Cost associated with Vernal Pool Grasslands (1 ` 319,451.250.00 $5.290,740 Ott $3 049,956.0U $622 440., (L 528 41.4 -56(2:.. Vemal Pool Grasslands conversion (acres) (.2 5 181 5 187 `' 18- ' `8- P Monitoring & Administration Component of Vernal Pool Grasslands Fee $3750.00 $1 020 00 $588 X 5' 2" .Y $5,478 00 Cost assocEaled mlh Vernal Pool Wetled (.1; $2.651 250 00 $721 140 00 S4' :a ? : nr, $84 84";• S Vernal Pool Wetted conversion (acres) (2) 'U7 107 'O Monitoring & Administration Component of Vernal Pool Wetted Fee $3 750.00 $1.02000 $586 11 S'' 2 - 55,478.00 I) See Exhibit C-6 ,,'21 From 1996 Ecormnic Analyses for the S-IMSCP Sourws SJCOG Janes acid Stokes Ecnncrt7,ic & Piano; Q SySterrzS Inc w�9 Exhibit C-8 Updated 2006 Fee Calculations, Natural' Agricultural Land and Open Space SJCMSCP Fee Update. EPS #35125 Man1tormy Moiiltormq !! Admimstration -ompouwa of NaturalAgricultural I -,Jo !, Farr: �'fUJE=ci Ar1�n,r- Other Open Space Agriculture/ Natural Vernal Pool (Grasslands) Vernal Pools (Wetted) THE NUMBERS (PRICE PER ACRE) 1-7011 $1,327.58 TOTAL $6,511.06 $2)655.16 $13)022.11 + $500.01 $345958.01 $35,400.00 $693858.03 aul swats s 6u,uueld g olwouoo3 sarlols � sauor sa�;unos same r; 7 ",' veld aUl jaqun uo,lenaasaJd puel lleJano aUt to ]uarJad qt L 7 of alnquluoa IIim uo,sMnuoa pauam loud IeuAan ulIm galsloosse aad (L) sai e Cc ,- ,,eld 211 ;aptin uo lenJasajd Duel llejano ayl to luaojad g L of alnquJuoo Minn uoIsJanuop spuelsseJ6 food leuJan yl,ne pale€aOSse aa.:j (gf spuel le,nilnaube leinleu to saJoe 095 78 ,{Ileal}iaads veld ayj ,apur !�'llp^laSafC1 noel Ile,ann aui to lu3oraci I gp Z9 of alna WoD Ilam Baal snuel leinl1no3,6e fleinleu pue aoeds uado ,Iatilo Viim oale,00sse saes f,l Alasoa.id alndu,00 lou /yew i11713a, a se pue sIsdleue sryl in1,U611o3Ui to OS iSaJEau aqj of papunUl ;AV Se3nF{ j "y aac, ;E,a,i,Mopua pue €ogeJisluu,_,pe `)o -)m lupu.;?6euel,, loalr�,d ooxS mammopua fiuuo;i„nlF, sapnloclt to _3 as ; siso. luaiva�ueyua pue uoilE nlsa; pue ua ieJeciaJd weld lua ia6eueru an,asaid luau,ssasse 1e7i6nlolq tannl` Ul +I l I vq-ifx j ae- °,Iso_ uogaesue,J pue .101t+s,nbre reel sapnl:)t;l r.t ���� � lFloLto;iaa:aad IV3 l)allaAA 100d leWi4A sc?i,v�ccP, I�)Od leu,ep. �: lelol. 10 luaoaa� 7p'tlt M TR �� :a,i�el le�r,iln.u6y'IB,nIP_N _ nas,uf+c,1 1 uoqen,asa1d pue I 9Z 19L#Sd3'awpdn aaA doswors sllnsea eat 1. olgel FINAL NUMBERS (PRICE PER ACRE) Other Open Space Natural 1 Agricultural Vernal Pool (Grasslands) Vernal Pool (Wetted) Fi��ar�r-ial ��alSt�is Workshop V3 $6,511 $13,022 $34,958 $69,858 Novorrihnr 9 ?006 ANNUAL FEE ADJUSTMENTS • In order to keep fees current with actual costs of Acquisition • California Construction Cost Index has not adequately represented changes in market • Components A, B, C will be adjusted independently Financia! Analysis Workshop V3 Novorrhor 9 2no , fit,; ANNUAL FEE ADJUSTMENTS A. Acquisition Costs Annual Adjustments (Similar Process to Financial Plan Update, Evaluating Comparables Aq Sales within the County) Criteria for Evaluating Comparable Ag Sales. - ALL SJCOG, Inc. Transactions (regardless of sale type or size) Other Comparables that are: • Over 40 acres in size • Under 500 acres in size • Not Orchard or Vineyard properties Consistent as mitigation under SJMSCP Minimum of 10 acceptable comps within 2 years Drior or 3 Month Intervals Finimcial An,)Iysis Workshop #3 PJnJ•0J77f=f11. 9 ?()nrl 4w W E 40�pJ Vn a a� V C� i W oa E N a m cn v, s Ct ti Qi CD L p r. W n � E E Q) rm m a CDL 0 V y D O O v to .L c �° _. .0 c M ° Cn o .� CL 0. o O E CL CL iL C4 U L � a 0 E U m a U � m O U m_ cn v, s Ct ti Qi CD L p r. o n � L Q) rm m a CDL 0 V y D � O v to .L c �° _. .0 c M ° Cn o .� CL 0. CD c. O E CL CL iL C4 U cn v, s Ct ti PROPOSED IMPLEMENTATION SCHEDULE HTAC SJCOG, Inc. BOS, City Councils November 15tH November 30tH December - February Effective: April 1, 2007 Financiaf Analysis Workshop �3 0. 2nnr, QUESTIONS or COMMENTS? SJCOG, Inc. ,_ ., 555 E. Weber Ave 00 19 .�� ®``° Stockton CA 95202 r (209) 468-3913 Steve Dial, SJCOG, Inc. Staff Steve Mayo, SJCOG, Inc. Staff Kevin Torell, SJCOG, Inc. Staff Rod Attebery, Neumiller & Beardslee, SJCOG Counsel Monica Streeter, Neumiller & Beardslee, SJCOG Counsel Financia! Analysis W0f'ks1i0P V3 lJnvpmhof 9 200r,