HomeMy WebLinkAboutAgenda Report - June 20, 2012 C-23 PHAGENDA ITEM *fIS
CITY OF LODI
COUNCIL COMMUNICATION
AGENDA TITLE: Set Public Hearing for August 1, 2012, to
A. Consider Resolution Approving Master Plans for Water, Wastewater, Storm
Drainage and Bicycle
B. Certify the Negative Declaration as Adequate Environmental Documentation for
the Master Plans for Water, Wastewater, Storm Drainage and Bicycle
C. Consider Resolution Approving Impact Mitigation Fee Program Report
D. Consider Resolution Approving Impact Mitigation Fee Program Schedule of Fees
MEETING DATE: June 20, 2012
PREPARED BY: Public Works Director
RECOMMENDED ACTION: Set public hearing for August 1, 2012, to:
A. Consider resolution approving master plans for water, wastewater, storm drainage and bicycle
B. Certify the negative declaration as adequate environmental documentation for the master
plans for water, wastewater, storm drainage and bicycle
C. Consider resolution approving Impact Mitigation Fee Program report
D. Consider resolution approving Impact Mitigation Fee Program schedule of fees
BACKGROUND INFORMATION: In 1991, City Council approved the Impact Mitigation Fee Program
(IMFP) that established impact fees in the categories of water,
wastewater, storm drainage, streets, police, fire, parks, and
general City facilities. An electric utility impact fee was established in 2007. Over the past 20 years,
there have been few major changes to the program, though minor updates were performed. Generally,
the program has been effective in delivering projects to serve the demand for facilities presented by new
development.
The new General Plan for the City was adopted on April 7, 2010. It is the proper time to perform an
overhaul of the Impact Mitigation Fee Program. A number of General Plan policies were adopted that
apply to the actions to be considered by the City Council as listed and paraphrased below:
A. GM -P1 1— Prepare master plan documents as necessary during the planning period to
address the infrastructure needs of existing and projected growth, and to determine
appropriate infrastructure provision for each phase.
B. GM -P5 — Update impact fee system to balance the need to sufficiently fund needed facilities
and services without penalizing multifamily housing or infill development.
C. CD -P10 — Incentivize rehabilitation and adaptive reuse of buildings, especially east of the
railroad, particularly on Main and Stockton streets in the Downtown Mixed Use district,
through development review, permitting and fee processes.
D. CD -P12 — Provide incentives, through the development review, permitting and fee processes,
to redevelop underutilized properties located within the Mixed Use Corridors.
E. CD -P24 — Use bike lanes, trails, or linear parkways to improve connectivity throughout the
City and, in particular, between housing located south of Kettleman Lane and amenities north
APPROVED: LA
Konradt Bartlam, City Manager
K:\WP\IMFees\2011 IMFUpdate\Council Communications\CSetPH.doo 6/8/2012
Set Public Hearing for August 1, 2012, to
A. Consider Resolution Approving Master Plans for Water, Wastewater, Storm Drainage and Bicycle
B. Certify the Negative Declaration as Adequate Environmental Documentation for the Master Plans
for Water, Wastewater, Storm Drainage and Bicycle
C. Consider Resolution Approving Impact Mitigation Fee Program Report
D. Consider ResolutionApproving Impact Mitigation Fee Program Schedule of Fees
June 20,2012
Page 2
of Kettleman Lane. These pathways should employ easy and safe crossings and connect to
destinations such as Downtown, shopping centers, and/or schools.
Master plans for water, wastewater, storm drainage and bicycle infrastructure have been prepared in
conjunction with the IMFP. The General Plan identified conceptual master plans for transportation and
parks that have been incorporated into the development of projects in these two areas needed to serve
future development.
An initial study/mitigated negative declaration (IS/MND) for the master plans for water, wastewater, storm
drainage and bicycle infrastructure has been prepared and distributed for public comments by the
Community Development Department. The significance determination reached after analyzing the
impacts of the project consisting of the four infrastructure master plans has been "less than significant' or
"no impact" for all four master plans.
The IMFP report presents details regarding the assumptions, methodologies, facilities standards,
projects, costs and cost allocation factors used to establish the nexus between the fees and the
development upon which the fees will be levied. The Technical Appendix to the IMFP report includes the
detailed project descriptions, cost estimates, cost allocation factors and fee calculations. The Executive
Summary of the IMFP report is provided as Exhibit 1. The IMFP report has been distributed to
representatives of the building community and others that expressed interest in the project. A copy of the
IMFP report is available at the Public Works Department and on the City's website. A summaryof the
significant changes from the existing IMFP incorporated are presented below.
1. There will no longer be a reimbursement by IMFP for oversized pipe. Reimbursementwill be
secured via a City Council approved reimbursement agreement amongst the benefitting
properties.
2. Water and wastewater treatment capacity charges will be based upon the size of the water
meter needed to serve the property.
3. New developments will be responsiblefor constructing one-half of the fronting road
improvements. IMFP will be responsible for constructing median improvements along
Harney Lane and Hutchins Street.
4. Electric Utility capacity charge will be based upon the panel size serving the property and will
apply to all incorporated areas of the City.
5. New developments will be responsiblefor constructing neighborhood parks. IMFP will be
responsiblefor constructing community and regional park facilities.
6. Residential IMFP fees will be based upon dwelling unit equivalents (DUE). One DUE equals
the demand for service represented by a single-family low-density residential unit.
7. Nonresidential IMFfees will be based upon building square feet, except for storm drainage
that will based upon the acreage of the project.
8. Limited exceptions for nonresidential transportation IMF fees will be allowed, as determined
by the PublicWorks Director, based upon demonstrated significant deviation from IMFP
assumptions for employee density and trip generation.
9. Art in Public Places IMFP fee will be a stand-alone fee.
K:\WP\IMFees\2011 IMFUDdate\Council Communications\CSetPH.doc 6/8/2012
Set Public Hearing for August 1, 2012, to
A. Consider Resolution Approving Master Plans for Water, Wastewater, Storm Drainage and Bicycle
B. Certify the Negative Declaration as Adequate Environmental Documentation for the Master Plans
for Water, Wastewater, Storm Drainage and Bicycle
C. Consider Resolution Approving Impact Mitigation Fee Program Report
D. Consider Resolution Approving Impact Mitigation Fee Program Schedule of Fees
June 20, 2012
Page 3
Preparation of the IMFP report and associated fee schedules was a 24 -month long collaborative effort
between the City Council, staff and the development community. Five Shirtsleeve Session presentations
were madeto the City Council. Eighteen meetings were held with the projectteam, including staff,
consultants and the development community. Five of those meetings were focused on determining the
assumptions, objectives, and scope of work needed to complete the update to the existing IMFP. These
occurred prior to award of the consulting contract to Harris & Associates, the project engineering and
planning consultant. Thirteen additional meetings focused on the step-by-step development of project
descriptions, costs analyses, nexus relationships and fee calculations.
At the August 1, 2012 City Council meeting, a public hearing will be conducted to receive public comment
on the infrastructure master plans, the IS/MND and the IMFP report. Council approval of the master
plans, IMFP report and IMFP schedule of fees will lead to the introduction of various Lodi Municipal Code
amendments needed to implement the IMFP.
FISCAL IMPACT: Not applicable.
FUNDING AVAILABLE: Not applicable.
AV] ,, 1�."
F. Wally S delin
Public Works Director
FWS/pmf
Attachment
K:\WP\IMFees\2011 IMF Update\Council Communications\CSetPKdoc 6/8/2012
LEXECUTIVE SUMMARY AND INTRODUCTORY
SECTIONS
INTRODUCTION
The City of Lodi (City) is located in the San Joaquin Valley, approximately 10 miles north of
Stockton and 35 miles south of Sacramento. Incorporated in 1906, the City has grown to a
current population of more than 62,000. Corresponding to this population growth, the San
Joaquin Council of Government estimates that there are approximately 26,000 jobs in the City.
The City's growth is provided for in both the General Plan and the City's Growth Ordinance
(LMC 15.34) that allows for an increase in population of 2% per year.
Increased population and employment in the City will lead to increased demand for public
infrastructure and services and will ultimately impact infrastructure and the facilities required to
provide such services. Where backbone infrastructure and capital facilities are inadequate,
permitting development is contrary to the responsibility of local government to protect the
public's health, safety, and welfare. Consequently, the City has planned for construction and
expansion of backbone infrastructure and capital facilities that will adequately serve current and
future development anticipated through 2035.
Funding for these facilities will come from several sources, including the City's Impact
Mitigation Fee Program (IMFP); federal, state and local programs; developer contributions; and
other funding sources. The IMFP Fees discussed in this report will apply to all future growth
within the City projected through 2035.
PURPOSE OF IMFP
As new development occurs within the City, new backbone infrastructure and capital facilities
will be required to meet the demands from future development. Backbone infrastructure and
capital facilities will be funded through the City's IMFP, which will contain separate fee
categories for each type of infrastructure and capital facility. The IMFP will apply to all future
growth anticipated through 2035, except where otherwise noted in this report. The infrastructure
and capital facility impact fee categories incorporated in this report include:
• Water Fee;
• Wastewater Fee;
• Storm Drainage Fee;
• Transportation Fee;
• Police Fee;
• Fire Fee;
• General City Facilities Fee;
• Park Fee;
• Electric Utility Fee; and
• Art in Public Places Fee.
Lodi Impact Fee Mitigation Program Page I I
The City retained a team of consultants, including Harris and Associates, Goodwin Consulting
Group, Inc., Fehr & Peers, The Reed Group, and Vallier Design Associates, to assist it with the
update of the IMFP. The fees in the IMFP will be implemented by the Lodi City Council
through the adoption of this IMFP report. The IMFP is compliant with the requirements set forth
in the Mitigation Fee Act and ensures that a rational nexus exists between the fees and the cost or
portion of the cost of the infrastructure and capital facilities attributable to future development.
VACANT LAND DESCRIPTION
The City, in conjunction with input from local developers, reviewed the vacant land within the
City and studied past development trends. Based on this review, both residential and non-
residential growth forecasts were established. These forecasts form the basis for the analysis
presented in this report and are a critical assumption in the determination of infrastructure
requirements.
It is assumed that substantial residential growth would not begin to occur until 2015, at which
time approximately 100 low density residential units are expected to develop. Development is
expected to gradually increase until 2018 at which point the historical average of 240 units per
year is assumed. A total of 4,000 low density residential units and 720 medium density
residential units are expected to develop through 2035.
Non-residential growth was estimated based on vacant land within the City. It is estimated that
by 2035 approximately 2 million square feet of industrial space, just over 1 million square feet of
retail, approximately 530,000 square feet of office, and approximately 68,000 square feet of
medical will develop.
A more detailed description of this analysis is included in Section 2.
Lodi Impact Fee Mitigation Program Page 12
SUMMARY OF PROPOSED FEES
Tables 1-1 through 1-5 summarize the fees for each component in the IMFP.
Table 1-1: Water and Wastewater Fees
Meter Size
Water
Wastewater
5/8 -inch meter
$2,079
$2,831
3/4 -inch meter
$3,103
$4,225
1 -inch meter
$5,181
$7,056
1 1/2 -inch meter
$10,332
$14,070
2 -inch meter
$16,537
$22,521
3 -inch meter
$31,026
$42,253
4 -inch meter
$51,721
$70,435
6 -inch meter
$103,411
$140,828
8 -inch meter
$165,464
$225,333
10 -inch meter
$237,880
$323,951
Table 1-2: Transportation, Police, Fire, General City Facilities, Park, and
Art in Public Places Fees
Lodi Impact Fee Mitigation Program Page 13
RESIDENTIAL LAND USES
NON-RESIDENTIAL LAND USES
Low
Medium
High
Office/
Density
Density
Density
Retail
Medical
Industrial
Fee Component
(per Unit)
(per Unit)
(per Unit)
(per 1,000
SF)
(per 1,000
SF)
(per 1,000
SF)
Transportation
$711
$386
$386
$1,199
$872
$443
Police
$753
$634
$528
$330
$528
$176
Fire
$385
$324
$270
$338
$540
$180
Park
$3,890
$3,276
$2,730
$406
$650
$217
General City Facilities
$617
$519
$433
$270
$433
$144
Art in Public Places
$80
$67
$56
$35
$56
$19
Lodi Impact Fee Mitigation Program Page 13
Table 1-3: Electric Utility Fees
fable 1-4: Storm Dramaj!e Yees
RESIDENTIAL LAND USES
240 Volts
480 Volts
Sin,ale Phase Panel
Density Density Density
Retail Medical Industrial
60 amps
$248
n/a
100 amps
$413
n/a
125 amps
$517
n/a
200 amps
$826
n/a
400 amps
$1,653
n/a
600 amps
$2,479
n/a
Three Phase Panel
200 amps
$1,360
$2,720
400 amps
$2,720
$5,440
600 amps
$4,080
$8,159
800 amps
$5,440
$10,879
1000 amps
n/a
$13,599
1500 amps
n/a
$20,398
2000 amps
n/a
$27,198
3000 amps
n/a
$40,796
fable 1-4: Storm Dramaj!e Yees
RESIDENTIAL LAND USES
NON-RESIDENTIAL LAND USES
Low Medium High
Office/
Density Density Density
Retail Medical Industrial
(per Unit) (per Unit) (per Unit)
(per Acre) (per Acre) (per Acre)
Storm Drainage — Zone 11 $2,591 $1,295 $1,041 1 $27,201 $27,201 $29,143
1 Applies to future development in the Zone 1 area shown on Figure 6-1. Storm drainage fees will not apply
to other development areas that are within the current Citv limits.
Lodi Impact Fee Mitigation Program Page 14
Table 1-5: South Wastewater Trunk Line Fees
RESIDENTIAL LAND USES
NON-RESIDENTIAL LAND USES
Low
Medium
High
Office/
Density
Density
Density
Retail Medical Industrial
Fee Component (per Unit)
(per Unit)
(per Unit)
(per 1,000 (per 1,000 (per 1,000
SF) SF) SF)
South Wastewater Trunk Line 1 $1,181
$994
$829
$1,096 n/a n/a
r Applies only to development that will benefit from construction of the wastewater trunk line serving the
southern area of the City.
FEE ADJUSTMENT PROCEDURES
The fees may be adjusted in future years to reflect revised facility requirements, receipt of
funding from alternative sources (i.e., state or federal grants), revised facilities or costs, or
changes in demographics or the land use plan. In addition, the fees will be adjusted each year by
the Engineering News Record 20 -city average construction cost index.
The fee categories summarized in the IMFP may not be applicable to specialized development
projects in the City. For example, development of a cemetery, golf course, or stadium would not
fall under any of the fee categories in this study. For specialized development projects, the City
will review the impacts and decide on the applicable fee.
NEXUS REQUIREMENT SUMMARY
Assembly Bill (AB) 1600, which was enacted by the State of California in 1987, created
Mitigation Fee Act - Section 66000 et seq. of the Government Code. The Mitigation Fee Act
requires that all public agencies satisfy the following requirements when establishing, increasing,
or imposing a fee as a condition of approval of a development project:
1. Identify the purpose of the fee.
2. Identify the use to which the fee is to be put.
3. Determine how there is a reasonable relationship between:
A. The fee's use and the type of development project on which the fee is
imposed.
B. The need for the public facility and the type of development project on which
the fee is imposed.
C. The amount of the fee and the cost of the public facility or portion of the
public facility attributable to the development on which the fee is imposed.
As stated above, the purpose of this IMFP report is to demonstrate that all fee components of the
updated IMFP comply with the Mitigation Fee Act. The assumptions, methodologies, facility
standards, costs, and cost allocation factors that were used to establish the nexus between the
fees and the development on which the fees will be levied are summarized in subsequent sections
of this report.
Lodi Impact Fee Mitigation Program Page 15
LODI MUNICIPAL CODE AMENDMENTS
The following sections of the Lodi Municipal Code will need to be amended to implement the
changes included in the IMFP:
12.12.370
13.08.130
13.12.180
13.12.220
15.64.010
15.64.020
15.64.030
15.64.050
15.64.060
15.67.070
15.64.080
16.24.040
The changes included in the IMFP leading to the need to amend the Lodi Municipal Code are
described below:
1. There will no longer be a reimbursement by the IMFP for oversized pipe.
Reimbursement will be secured via a City Council approved reimbursement agreement
amongst the benefitting properties.
2. Water and wastewater treatment capacity charges will be based upon the size of the water
meter needed to serve the property.
3. New Developments will be responsible for constructing one-half of the fronting road
improvements. The IMFP will be responsible for construction of the median
improvements along Harney Lane and Hutchins Street.
4. The Electric Utility capacity charge will be based upon the panel size serving the
property and will apply to all incorporated areas of the City.
5. New developments will be responsible for constructing neighborhood parks. The IMFP
will be responsible for constructing community and regional park facilities.
6. Residential IMFP fees will be based upon dwelling unit equivalents (DUE). One DUE
equals the demands for services represented by a single family, low density residential
unit.
7. Non-residential IMF fees will be based upon building square feet except for Storm
Drainage which will be based upon the acreage of the project.
8. Limited exceptions for non-residential Transportation IMF fees will be allowed, as
determined by the Public Works Director, based upon demonstrated significant deviation
from the IMFP assumptions for employee density and trip generation.
9. The Art in Public Places IMF fee will be a stand-alone fee.
Lodi Impact Fee Mitigation Program Page 16
0-F
iFoa
Please immediately confirm receipt
of thisfax by calling 333-6702
CITY OF LODI
P. O. BOX 3006
LODI, CALIFORNIA 95241-1910
ADVERTISING INSTRUCTIONS
SUBJECT: PUBLIC HEARING TO CONSIDER:
A) RESOLUTION APPROVING MASTER PLANS FOR WATER, WASTEWATER,
STORM DRAINAGE, AND BICYCLE; B) CERTIFYING THE NEGATIVE
DECLARATION AS ADEQUATE ENVIRONMENTAL DOCUMENTATION FOR
THE MASTER PLANS FOR THE WATER, WASTEWATER, STORM DRAINAGE,
AND BICYCLE; C) RESOLUTION APPROVING IMPACT MITIGATION FEE
PROGRAM REPORT; AND D) RESOLUTION APPROVING IMPACT MITIGATION
FEE PROGRAM SCHEDULE OF FEES
PUBLISH DATE: SATURDAY, JUNE 30,2012
TEAR SHEETS WANTED: One (1) please
SEND AFFIDAVIT AND BILL TO:
LNS ACCT. 005110052
DATED: TUESDAY, JUNE 26,2012
ORDERED B Y RANDI JOHL
CITY CLERK
kNNIFER(M. ROBISON, CMC
ASSISTANT CITY CLERK
RANDI JOHL, CITY CLERK
City of Lodi
P. O Box 3006
Lodi, CA 95241-1910
MARIA BECERRA
ADMINISTRATIVE CLERK
Verify Appearance of this Legal in the Newspaper — Copy to File
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.to:the.Sentmel at 369:.1:Q8.4:.�t;;<;....
LNS....: Phoned to cafirm:recsipt:of. a1I..Ra9es. at... ....:.. (time). C.F...B, _."_'.`�JN(R.:
formsladvins.doc
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DECLARATION OF POSTING
PUBLIC HEARINGTO CONSIDER:
A) RESOLUTION APPROVING MASTER PLANS FOR WATER, WASTEWATER, STORM
DRAINAGE, AND BICYCLE; B) CERTIFYINGTHE NEGATIVE DECLARATION AS ADEQUATE
ENVIRONMENTAL DOCUMENTATION FORTHE MASTER PLANS FORTHE WATER,
WASTEWATER, STORM DRAINAGE, AND BICYCLE; C) RESOLUTION APPROVING IMPACT
MITIGATION FEE PROGRAM REPORT; AND D) RESOLUTION APPROVING IMPACT
MITIGATION FEE PROGRAM SCHEDULE OF FEES
On Tuesday, June 26, 2012, in the City of Lodi, San Joaquin County, California, a
Notice of Public Hearing to consider: a) Resolution approving Master Plans for Water,
Wastewater, Storm Drainage, and Bicycle; b) Certifying the Negative Declaration as
adequate environmental documentation for the Master Plans for the Water, Wastewater,
Storm Drainage, and Bicycle; c) Resolution approving Impact Mitigation Fee Program
Report; and d) Resolution approving Impact Mitigation Fee Program Schedule of 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
declare under penalty of perjury that the foregoing is true and correct.
Executed on June 26, 2012, at Lodi, California.
J NIFER . ROBISON, CMC
ASSISTANT CITY CLERK
N:\Administration\CLERK\Forms\DECPOSTPW.DOC
ORDERED BY:
RANDI JOHL
CITY CLERK
MARIA BECERRA
ADMINISTRATIVE CLERK
(1)
PUBLIC HEARING TO CONSIDER:
A) RESOLUTION APPROVING MASTER PLANS FOR WATER, WASTEWATER, STORM
DRAINAGE, AND BICYCLE; B) CERTIFYING THE NEGATIVE DECLARATION AS
ADEQUATE ENVIRONMENTAL DOCUMENTATION FORTHE MASTER PLANS FORTHE
WATER, WASTEWATER, STORM DRAINAGE, AND BICYCLE; C) RESOLUTION
APPROVING IMPACT MITIGATION FEE PROGRAM REPORT; AND D) RESOLUTION
APPROVING IMPACT MITIGATION FEE PROGRAM SCHEDULE OF FEES
On Tuesday, June 26, 2012, in the City of Lodi, San Joaquin County, California, I deposited in
the United States mail, envelopes with first-class postage prepaid thereon, containing Notice of
Public Hearing to consider: a) Resolution approving Master Plans for Water, Wastewater,
Storm Drainage, and Bicycle; b) Certifying the Negative Declaration as adequate environmental
documentation for the Master Plans for the Water, Wastewater, Storm Drainage, and Bicycle;
c) Resolution approving Impact Mitigation Fee Program Report; and d) Resolution approving
Impact Mitigation Fee Program Schedule of Fees, attached hereto marked Exhibit A. The
mailing list for said matter is attached hereto, marked Exhibit B.
There is a regular daily communication by mail between the City of Lodi, California, and the
places to which said envelopes were addressed.
declare under penalty of perjury that the foregoing is true and correct.
Executed on June 26, 2012, at Lodi, California.
r1.
JE MAOBISON, CMC
ASrFER
TANT CITY CLERK
Forms/decmail.doc
ORDERED BY:
RANDIJOHL
CITY CLERK, CITY OF LODI
MARIA BECERRA
ADMINISTRATIVE CLERK
CITY OF LODI
Carnegie Forum
305 West Pine Street, Lodi
IN
NOTICE OF PUBLIC HEARING
Date: August 1, 2012
Time: 7:00 p.m.
For information regarding this notice please contact:
Rand! Johl,
City Clerk
Telephone: (209) 333-6702
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that on Wednesday, August 1, 2012, 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) Resolution approving Master Plans for Water, Wastewater, Storm Drainage,
and Bicycle;
b) Certifying the Negative Declaration as adequate environmental
documentation for the Master Plans for the Water, Wastewater, Storm
Drainage, and Bicycle;
c) Resolution approving Impact Mitigation Fee Program Report; and
d) Resolution approving Impact Mitigation Fee Program Schedule of Fees.
Information regarding this item may be obtained in the Public Works Department,
221 West Pine Street, Lodi, (209) 333-6706. 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 West 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.
Or r of the Lodi City Council:
'J
City Clerk
Dated: June 20,2012
� ved s to form:
D. Stephen Schwabauer
City Attorney
7
NWdministration\CLERK\PubHearINOTICES\NotPW.doc CLERMPUBHEAR\NOTICES1NotPW.doc 6/25112
iblic Hearing to Consider: a) Resolution approving Master Plans for Water, Wastewater, Storm Drainage, and
cycle; b) Certifying Negative Declaration as adequate environmental documentation for the Master Plans for
e Water, Wastewater, Storm Drainage, and Bicycle; c)Resolution approving Impact Mitigation Fee Program EX fff
:port; and d) Resolution approving Impact Mitigation Fee Program Schedule of Fees
NAME
ADDRESS
AFREDBAKER
PO BOX 1510
LODI CA 95241-1510
DELMAR BATCH
11174 N DAVIS RD
LODI CA 95242
STEVE SINNOCK
PO BOX 844
KJELDSENSINNOCK & NEUDECK
STOCKTON CA 95201-0844
LOWELL FLEMMER
777 SHAM LN STE A
KATZAKIANWILLIAMS SHERMAN
LODI CA 95242
JOHN GIANNONI
150OW ELCAMINO AVE STE 192
GIANNONI DEVELOPMENT
SACRAMENTO CA 95833
JEFFREY KIRST
PO BOX 1259
TOKAY DEVELOPMENT INC
WOODBRIDGE CA 95258
LUSD
1305 E VINE ST
LODI CA 95240
BAUMBACH & PIAZZA
323 W ELM ST
STEVE PECHIN
LODI CA 95240
DARRELL SASAKI
1806 W KETTLEMAN LN STE G
DRS REAL ESTATE APPRAISALS INC
LODI CA 95242
RON THOMAS
1209 W TOKAY
RTHOMAS DEVELOPMENT INC
LODI CA 95240
LEX CORALES
4045 CORONADO AVE
SIEGFRIED & ASSOCIATES
STOCKTON CA 95204
WENTLAND SNIDER MCINTOSH
301 S HAM LN STEA
LODI CA 95242
TOM DAVIS
241 FRANK WEST CIR STE 300
LEE & ASSOCIATES
STOCKTON CA 95206
SAN JOAQUIN PARTNERSHIP
2800 W MARCH LN STE 470
STOCKTON CA 95219
PAT PATRICK
35 S SCHOOL ST
LODI DISTRICT CHAMBER OF
LODI CA 95240
COMMERCE
MARK CHANDLER EXEC DIRECTOR
2545 W TURNER RD
LODI WOODBRIDGE WINEGRAPE
LODI CA 95242
COMMISSION
HARRIS & ASSOCIATES
2315 ORCHARD PKWY STE 120
ALISON BOULEY
TRACY CA 95377
GOODWIN CONSULTING GROUP
555 UNIVERSITYAVE SJE 280
VICTOR IRZYK
SACRAMENTO CA 95825
FEHR & PEERS
100 PRINGLE AVE STE 600
JULIE MORGAN
WALNUT CREEK CA 94596
VALLIER DESIGN ASSOCIATES INC
210 WASHINGTON AVE STE G
MARCIAVALLIER
POINT RICHMOND CA 94801
BENNETT HOMES
1610 W KETTLEMAN LN STE A
DENNIS BENNETT/RODNEY BOVEE
LODI CA 95242
TOKAY DEVELOPMENT
222 W LOCKEFORD ST STE 1
JEFFREY KIRST/KRYSTAL KIRST
LODI CA 95240
BROWMAN DEVELOPMENT COMPANY
1556 PARKSIDE DR
DARRYLBROWMAN/VIC DEMELO
WALNUTCREEK CA 94596
DILLON & MURPHY
PO BOX 2180
LODI CA 95241
DGP REAL ESTATE
1420 S MILLSAVE STE K
MICHAEL CAROUBA
LODI CA 95242
RPM COMPANY
1420 S MILLSAVE STEM
DALE GILLESPIE
LODI CA 95242
BIA OF THE DELTA
315 N SAN JOAQUIN ST STE 202
JOHN BECKMAN
STOCKTON CA 95202
FCB HOMES
10100 TRINITY PKWY STE 420
TOM DOUCETTE
STOCKTON CA 95219
MUNSON CONSTRUCTION
PO BOX 643
TIM MUNSON/RUSS MUNSON
WOODBRIDGE CA 95258
JBT PROPERTY MGMT
1901 W KETTLEMAN LN STE 102
MATT DOBBINS
LODI CA 95242
HESSELTINE REALTY
312 S CRESCENTAVE
LODI CA 95240