HomeMy WebLinkAboutAgenda Report - November 2, 2016 G-03 PHTM
CITY OF LODI
COUNCIL COMMUNICATION
AGENDA TITLE:
MEETING DATE:
PREPARED BY:
AGENDA ITEM
G -b
Public Hearing to Consider Adoption of Resolution Setting the San
Joaquin County Multi -Species Habitat Conservation and Open Space
Plan Development Fees For 2017 and Updating the Fee Model for the
Conservation Plan
November 2, 2016
Community Development Department
RECOMMENDED ACTION:
Public Hearing to consider adoption of resolution setting
the San Joaquin County Multi -Species Habitat
Conservation and Open Space Plan Development Fees for
2017 and updating the fee model for the conservation plan.
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 includes a
schedule of fees to be paid by property 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. It is necessary for all
jurisdictions covered by the Plan to approve the Habitat Conservation Plan (HCP) fees in order
for the jurisdiction to continue to participate in the Plan. The fees are reviewed on an annual
basis.
The 2017 per -acre fees for all categories of habitat land have increased over 14 percent from
the prior year. In 2016 the fees went up by 9 percent over the previous year. Fees are
calculated based upon appraisal value of easements. Open Space lands have increased from
$7,807 to $8,905. Agriculture and Natural lands (the two largest categories) have increased
from $15,596 to $17,808. Fees for Vernal Pool (grasslands) habitat lands increased from
$46,869 to $66,437 and Vernal Pool (wetted lands) increased from $90,273 to $109,737
Over the past year or so, San Joaquin Council of Governments, Inc. (SJCOG) has engaged in
the required five-year financial analysis to the SJMSCP fee and methodology used to calculate
the fee. The last reviews were in 2007 and 2011, respectively. The goal of the update was to
review, and refine as necessary, the adopted fee model which estimates the costs of
implementation of the SJMSCP in compliance with the SJMSPC federal and state permits.
Along with the fee updates, the City will be adopting the new cost methodology. The fee model
defines the three fee categories (Category A — Acquisition; Category B — Enhancement; and
Category C - Land Management/Administration).
APPROVED:
• - =
chwa = er, ity Manager
Habitat Fees
Page 2 of 5
Updates/Changes to the Financial Analysis Model by SJMSCP Fee Category:
I. Category A (Acquisition) — Comparables:
This category addresses land valuation and is based on comparable land sales in San Joaquin
County. To be included in the analysis, the land sale must have occurred in specific zones of
the SJMSCP plan area (Central Zone and Delta Zone) over an established two-year period.
Each year, all qualified comparables in each zone, including SJCOG, Inc. easements, are
evaluated to set a weighted cost per acre using the methodology established in the 2007 and
2011 Financial Analysis Updates.
1. The 2016 update increases the size of parcels that can be considered as a valid comparable
from 500 acres to 640 acres.
The criteria to determine valid comparables to be used in the weighted calculation are:
1. All SJCOG, Inc. transactions (fee title and appraised value of unencumbered property)
2. Sales not Tess than 40 acres
3. Sales not greater than 500 640 acres
4. No parcels with vineyard or orchard (except SJCOG, Inc. transactions for special needs)
5. Must be land which would fulfill mitigation under the SJMSCP
6. Not greater than two years old from the date of June 30th of each year with all
acceptable comparables included (criteria 1-5). A minimum of 10 acceptable
comparables are required for analysis. If the minimum of 10 transactions are not
available, the time period will extend at three-month intervals prior to the beginning date
until 10 comparables are gathered.
2. The update also changes the index used to bring the nominal values of the older
comparable values in the 24 -month set of comparables to current market values. The new
approach better captures actual land market trends by changing the inflator from a flat
percentage to an annual average representing the change in nominal land values
represented by the prior two years of comparable transactions.
3. The 2016 update also revises the method for determining encumbered land sale values for
use in the fee calculation model. Prior to this update, the model was limited to the rare
resales of encumbered properties within the County. The 2016 update analysis determined
that encumbered land sales, on average, represent 70 percent of the fee title value. Rather
than apply an index to older encumbered property sales for use in the fee model, the 2016
revised model established the basis for calculating a weighted average cost of easement
acquisition as a set 70 percent of fee title value.
4. Future fee calculations will be based on the term of the SJMSCP permits remaining (e.g.,
the term of the permits is 50 years and in 2016 there are 36 years remaining). Rather than
calculate the fee based on the static 50 -year term of the permits, the new model takes into
consideration time actually left on the permit and gives a better correlation of acres
remaining to be acquired under the plan during the life of the plan.
As in the previous model, the Category A analysis in the 2016 model results in costs of
easement or fee title acquisition per acre by habitat type and zone and the final cost per acre for
each habitat type is a function of the proportion of preserve acquisition by zone.
Habitat Fees
Page 3 of 5
No changes are recommended for Southwest zone grassland easement acquisition, vernal pool
preserves acquisition or for transaction costs associated with preserve acquisition.
II. Category B (Assessment & Enhancement) — Refined Cost Factors/Redistribution of
Habitat/Consumer Price Index
The changes in this category include refined cost factors for biological site assessment and
preserve enhancement and management planning.
1. Refined costs to better reflect the enhancement and restoration requirements of the
SJMSCP.
2. The updated analysis redistributes preserve acres across the habitat types to more
accurately reflect the range and types of natural lands preserves described in the adopted
SJMSCP rather than all in riparian habitat classification.
3. Annually, the California Consumer Price Index (CPI), as reported by the California
Department of Finance for the preceding 12 months (July -June), inflation factor will be
applied to update annual costs for site assessment, management plans, and enhancement
plans.
111. Category C (Management & Administration) — Refined Cost Factors/Long Term
Investment/Consumer Price Index
The changes to this category include refined monitoring costs and updated management and
administration costs that are based on actual SJCOG, Inc. expenditures incurred in these
categories.
1. The update includes refinement to costs anticipated to be incurred once the term of the
permit expires and assumes that the post permit costs will be lower than costs incurred
during the permit term as many of the monitoring, reporting, and administrative compliance
costs are not required post -permit.
2. Updates annual management, administrative, legal and other consultant costs associated
with administration of the SJMSCP.
3. Annual cost updates will continue to use the California Consumer Price Index (CPI), as
reported by the California Department of Finance, for the preceding 12 months (July — June)
to keep up with inflation on an annual basis.
Updated SJMSCP Mitigation Fee Formula = 2017 SJMSCP Fees
The formula for fee calculation is categorized into three distinct components (discussed above)
to calculate a supported fee per acre [FEE = Category A (acquisition) + Category B
(assessment & enhancement) + Category C (management & administration)].
The 2017 SJMSCP fees calculated with the updated 2016 analysis are shown below.
Habitat Fees
Page 4 of 5
Table 1 - 2017 SJMSCP Development Fees
Habitat Type
Category A
Category B
Category C
Total Fee
Rounded Fee
Open Space
$6,806.00 $1,713.00
$385.94
$8,904.94
$8,905
AG/Natural
$13,611.00
$3,426.00
$770.86
$17,807.86
$17,808
Vernal Pool
(grasslands)
$50,187.00
$13,902.00
$2,348.30
$66,437.30
$66,437
Vernal Pool
(wetted)
$49,273.00
$58,159.00
$2,305.42
$109,737.42
$109,737
Compared to the 2016, SJMSCP Fees, shown in the table below, the change is an overall
increase of 14% in the Multi-purpose, Agricultural and Natural habitat classifications. The
increase is due primarily to the Targe increase in Category A land acquisition costs. Also, the
rarely impacted Vernal Pool Upland and Wetted habitat classifications increased 42% and 22%
respectively, due primarily to enhancement and restoration costs associated with the creation of
those habitat types.
Table 2 - 2016 SJMSCP Development Fees
Habitat Type
Category A
Category B
Category C
Total Fee
Rounded Fee
Open Space
$5,206.81
$1,651.07
$949.55
$7,807.42
$7,807
AG/Natural
$10,413.61
$3, 302.13
$1, 880.37
$15, 596.11
$15,596
Vernal Pool
(grasslands)
$39,415.32
$621.84
$6,831.53
$46,868.70
$46,869
Vernal Pool
(wetted)
$39,415.32
$44,025.87
$6, 831.53
$90,272.73
$90,273
Projects which participate under the SJMSCP benefit from a pre -determined streamlined
processing of the project rather than navigating through the long and sometimes cumbersome
regulatory process led by local jurisdiction staff outside the habitat plan. By opting for
participation, the project can choose any number of ways to provide mitigation for the impacts
of the project through the plan and even control the majority of the mitigation costs if desired.
The options are:
1. Pay a fee;
2. Redesign the project to avoid/minimize impacts;
3. Provide land in lieu of the SJMSCP fee which the project will negotiate the easement/fee
title costs; or
4. Any combination of the above options.
Or, the project proponent can choose to not participate in the plan and fulfill mitigation
requirements on their own with state and federal permitting agencies.
On Thursday, September 22, 2016, the San Joaquin Council of Governments Board approved
the attached HCP fee schedule for 2017. The Board coordinates the review of land costs to
ensure that the attached land mitigation costs will satisfy habitat conservation and purchases.
Habitat Fees
Page 5 of 5
All local jurisdictions are requested to approve the new fee schedule that will take effect on
January 1, 2017.
FISCAL IMPACT: Not applicable.
FUNDING AVAILABLE: Not applicable.
Stephen chwabauer
Community Development Director
Attachments:
1) Fee Schedule for 2017
2) SJCOG Staff Report w/Fee Analysis Update summary
Steve DeBrum
CHAIR
Katherine Miller
VICE CHAIR
Andrew T. Chesley
PRESIDENT
Member Agencies
CITIES OF
ESCALON,
LATHROP,
LODI,
MANTECA
RIPON,
STOCKTON,
TRACY,
AND
THE COUNTY OF
SANJOAQUIN
SJCOG, Inc.
555 East Weber Avenue • Stockton, CA 95202 • (209) 235-0600 • FAX (209) 235-0438
San Joaquin County Multi -Species Habitat Conservation &
Open Space Plan (SJMSCP)
2017 Undated Habitat Fees*
F
Habitat Type
Enhancement
Cost/acreManagement
Fee Per Acre
Multi -Purpose Open Space
Agricultural Habitat Lands
$8,905
Natural
1
$17,808
Agriculture
$770.86
$17,808
Vernal Pool - uplands
$66,437
Vernal Pool - wetted
Vernal Pool Grasslands
$109,737
* Effective January 1, 2017 — December 31, 2017
2017 Endowment Fees with In -lieu Land**
Type of Preserve
Enhancement
Cost/acreManagement
Land
Cost/acre
TOTAL PER
ACRE
ENDOWMENT
Agricultural Habitat Lands
$3,426.00
$770.86
$4,196.86
Natural Lands
$3,426.00
$770.86
$4,196.86
Vernal Pool Habitat
Vernal Pool Grasslands
$13,902.00
$2,348.30
$16,250.30
Vernal Pool Wetted
$58,159.00
$2,305.42
$60,464.42
** Effective January 1, 2017 — December 31, 2017 in lieu of fees to be used as the endowment for the
dedicated land preserves (Category B + C)
VELB Mitigation
A special fee category shall apply when removal of the Valley Elderberry Long -horned Beatle
(VELB) habitat of elderberry shrubs occurs. The fee shall be paid to SJCOG, Inc. or a VELB
mitigation bank approved by the Permitting Agencies. The current fee, as established in the VELB
Conservation Fund Account managed by the Center for Natural Lands Management, and approved by
the USFWS, is $1,800 per VELB Unit (one unit= one stem over 1" in diameter at ground level which
is removed). Fees shall be established by the JPA during preconstruction surveys (i.e., counts of stems
to be removed with and without exit holes shall be completed during preconstruction surveys) and
shall be paid to the JPA prior to ground disturbance or stem removal, whichever comes first.
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - August 10, 2016
Table of Contents
Notes to User
Fee Summary Comparison
Al PerAcreCostFactorsbyZone
A2 PerAcreAcquisitionCost
A3 AcquisitionCostHabitatType
A4 AcquisitionFEE
B1 PreserveEnhancementCost
B2 AssessmentEnhancementCost
B3 AssessEnhancementCostAllocation
B4 AssessmentEnhancementFEE
C MonitoringAdminFEE
For 5 -Year Update Only =>
C1 MonitoringCost
C2 PMAdminCost
C3 Endowment
C4 MonitoringAdminCostAlloc
C5 MonitoringAdminFEE
Source for update acres =>
1 SJMSCP Acres 6_4_2015
2 RemainingPreservetoAcquire
3 Cumulative Take_Remaining
4 PreserveAcquisitionSchedule
List of worksheet tabs and contents
Model overview and instructions for annual updates
Table showing calculated fee amounts by habitat type and category; comparison to adopted fees; linked from other sheets; includes California CPI
factor for Category C annual update
Per acre easement cost factors by zone based on input from comparables and appraisal analysis
Weighted acquisition cost factors by habitat type based on distribution of preserves by zone; adds transaction costs
Total acquisition cost by habitat type, for preserves remaining to be acquired
Category A fee by habitat type, based on remaining land conversion
Weighted enhancement cost factors by habitat type based on estimate of acres enhanced and detailed per acre enhancement cost factors
All assessment and enhancement cost factors by habitat type
Total assessment and enhancement cost by habitat type, remainder of permit term
Category B fee by habitat type, based on remaining land conversion
Category C fee by habitat type, based on remaining land conversion; links to summary comparison for annual update
Workbook break: the following tabs for Category C are only used in the 5 -year economic analysis update
Monitoring cost factors by habitat type, including post -permit annual cost
Project management and administrative cost factors , including post -permit annual cost
Endowment cash flow, return assumptions, and total in year 51 to support post -permit annual cost
Total monitoring, management, and administrative cost by habitat type, remainder of permit term and endowment for post permit cost
Category C fee by habitat type, based on remaining land conversion
Workbook break: the following tabs are updated annually and every 5 years for acres inputs
Land conversion and preserve acres by habitat type for the 50 -year permit term (source table)
Preserve Acres, Total and Remaining to be Acquired (from Table 1 and Annual Report updates)
Allowed and Remaining Incidental Take Acreage (from Table 1 and Annual Report updates)
Preserve Acquisition Schedule, All Habitat Types, by Index Zone, Remaining Permit Term (from Table 2)
SJMSCP Cost and Fee Analysis 2017 Update 20160804.xlsx - TABLE OF CONTENTS - 08/17/2016
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - August 10, 2016
Category A
Category B
Category C
2017 Fees - August 2016
Acquisition
Assessment &
Enhancement
Monitoring,
Management &
Administration, &
Post -permit
Endowment
Total
Total Rounded
Other Open Space
$6,806.00
$1,713.00
$385.94
$8,904.94
$8,905
Natural/Ag Lands
$13,611.00
$3,426.00
$770.86
$17,807.86
$17,808
Vernal Pool Grasslands
$50,187.00
$13,902.00
$2,348.30
$66,437.30
$66,437
Vernal Pool Wetted
$49,273.00
$58,159.00
$2,305.42
$109,737.42
$109,737
Category A Category B Category C
2016 Fees - Adopted
Acquisition
Assessment &
Enhancement
Monitoring,
Management &
Administration, &
Post -permit
Endowment
Total
Total Rounded
Other Open Space
$5,206.81
$1,651.07
$949.55
$7,807.42
$7,807
Natural/Ag Lands
$10,413.61
$3,302.13
$1,880.37
$15,596.11
$15,596
Vernal Pool Grasslands
$39,415.32
$621.84
$6,831.53
$46,868.70
$46,869
Vernal Pool Wetted
$39,415.32
$44,025.87
$6,831.53
$90,272.73
$90,273
Difference Per Acre ($)
Acquisition
Assessment &
Enhancement
Monitoring,
Management &
Administration, &
Post -permit
Endowment
Total
Total Rounded
Other Open Space
$1,599
$62
($564)
$1,098
$1,098
Natural/Ag Lands
$3,197
$124
($1,110)
$2,212
$2,212
Vernal Pool Grasslands
$10,772
$13,280
($4,483)
$19,569
$19,569
Vernal Pool Wetted
$9,858
$14,133
($4,526)
$19,465
$19,465
Percent Difference
Acquisition
Assessment &
Enhancement
Monitoring,
Management &
Administration, &
Post -permit
Endowment
Total
Total Rounded
Other Open Space
31%
4%
-59%
14%
14%
Natural/Ag Lands
31%
4%
-59%
14%
14%
Vernal Pool Grasslands
27%
2136%
-66%
42%
42%
Vernal Pool Wetted
25%
32%
-66%
22%
22%
SJMSCP Cost and Fee Analysis 2017 Update 20160804.xlsx - FEE SUMMARY COMPARISON - 08/17/2016
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - August 10, 2016
TABLE A.1
SJMSCP Fee Update - 2016 (for 2017 SJMSCP Development Fee Cycle)
Category A Per -Acre Acquisition Cost Factors by Zone (2016 dollars)
Fee title value'
Easement percent of fee title value
Easement costs
b
axb
Central Zone
Primary Zone of
the Delta
$19,600
70%
$19,629
70%
$13,720
$13,740
Southwest
Zone 3
na
na
$1,000
1. SJCOG, Inc. Fee Study Property List, Table A and Table B
2. SJCOG, Inc. Appraisals as of March 2015
3. Based on standard easement cost in Southwest Zone of $1,000/acre.
SJMSCP Cost and Fee Analysis 2017 Update 20160804.xlsx - Al PerAcreCostFactorsbyZone - 08/17/2016
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - August 10, 2016
TABLE A.2
SJMSCP Fee Update - 2016 (for 2017 SJMSCP Development Fee Cycle)
Per Acre Acquisition Cost by Preserve/Habitat Type (2016 dollars)
Preserve/Habitat Type
SJMSCP Zone
Total
Weighted
Acquisition
Cost
Transaction
s
Costs
Total Land
Acquisition
Costs Per
Acre
Central Zone
Primary Zone of
the Delta
Southwest
Zone
Easement cost by zone 1
Agricultural Lands
Percent in zone 2
Weighted costs 3
Natural Lands
Non -vernal pool natural lands
Percent in zone 2
Weighted costs 3
Vernal pool grasslands 4
Vernal pool wetted 4
d
e
d x e
f
d x f
A
B
C
A+B+C=D
Dx5%=E
D+E
$13,720 $13,740 $1,000
98% 2% 0%
$13,472 $248 $0
77% 4% 18%
$10,600 $610 $183
n/a n/a n/a
n/a n/a n/a
$13,720
$11,393
$15,680
$15,680
$686
$570
$784
$784
$14,406
$11,963
$16,464
$16,464
1. See Table A.1.
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 generalized proportion of total preserve land in each zone. Assumes easement acquisition for lands
categorized as agriculture and all natural lands except vernal pool habitat.
4. Assumes fee title acquisition for vernal pool lands. Vernal pool habitat fee title land costs assumed to be about 80% of average Central Zone fee title costs.
5. Transaction costs include biological baseline reporting, appraisal, escrow, and survey costs. Costs are estimated at 5 percent of acquisition cost.
SJMSCP Cost and Fee Analysis 2017 Update 20160804.xlsx - A2 PerAcreAcquisitionCost - 08/17/2016
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - August 10, 2016
TABLE A.3
SJMSCP Fee Update - 2016 (for 2017 SJMSCP Development Fee Cycle)
Total Acquisition Costs by Habitat Type, Remainder of Permit Term (2016 dollars)
Preserves by Habitat Type
Agricultural lands
Natural lands
Non -vernal pool natural lands
Total for Natural/Ag Lands
Vernal pool grasslands
Vernal pool wetted
Land Preserve Acres
Acquisition Remaining to be
Cost Per Acre Acquired
$14,406
$11,963
$13,781
$16,464
$16,464
51,585.03
17,736.77
Total Costs of
Acquisition
$743,133,957
$212,184,980
69,321.80 $955,318,937
15,792.42
2,115.00
$260,006,321
$34,821,360
Sources: SJCOG, Inc., SJMSCP 2015 Annual Report, and Hausrath Economics Group.
SJMSCP Cost and Fee Analysis 2017 Update 20160804.xlsx - A3 AcquisitionCostHabitatType - 08/17/2016
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - August 10, 2016
TABLE A.4
SJMSCP Fee Update - 2016 (for 2017 SJMSCP Development Fee Cycle)
Category A Acquisition
Fee Calculations (2016 dollars)
Habitat Type
Preserve Land Acquisition
Costs associated with natural/agricultural lands conversion
Natural/Agricultural land conversion (acres) , remaining
Multi-purpose open space conversion (acres), remaining'
Multiplier for natural/agricultural land conversion
Multiplier for multi-ourpose open space conversion'
Acquisition Component of Natural/Agricultural Lands Fee
Acquisition Component of Multi -Purpose Open Space Fee'
Costs associated with vernal pool grasslands
Vernal pool grassland conversion (acres), remaining
Acquisition Component of Vernal Pool Grasslands Fee
$955,318,937
52,675.40
35,021.59
1
0.5
$13,611
$6,806
$260,006,321
5,180.80
$50,187
Costs associated with vernal pool wetted $34,821,360
Vernal pool wetted conversion (acres), remaining
Acquisition Component of Vernal Pool Wetted Fee $49,273
1. As described in SJMSCP Section 7.4.1.2, the fee calculation allocates the costs associated with agricultural
habitat and non -vernal pool natural lands preserves to conversion of both those high value lands (agricultural
land and non -vernal pool natural land) and lower value multi-purpose open space. In other words, the SJMSCP
does not enhance multi-purpose open space lands but allocates some of the costs of enhancements on
agricultural and natural lands preserves to the conversion of multi-purpose open space lands to assist with the
financing of those enhancements.
706.70
Sources: SJCOG, Inc., SJMSCP 2015 Annual Report, and Hausrath Economics Group.
SJMSCP Cost and Fee Analysis 2017 Update 20160804.xlsx - A4 AcquisitionFEE - 08/17/2016
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - August 10, 2016
TABLE 6.1
SJMSCP Fee Update - 2016 (for 2017 SJMSCP Development Fee Cycle)
Category B Assessment, Planning, Restoration and Enhancement
SJMSCP Preserve land by habitat type, enhancement analysis, and enhancement cost per preserve acre (2016 dollars)
Habitat Type
Total Preserve Acres
(including
neighboring lands
preserves)
Perimeter
Hedgerow or
Percent of Acres Benefiting Other Linear
Preserve Acres from Habitat Feature (
Enhanced- Enhancements acres)2
Agricultural Habitat Lands4
Natural Lands
Ditches
Grasslands
Oak woodlands
Riparian
Submerged aquatic in the Delta
Subtotal
Other natural landss
Subtotal Non VP Natural
Vernal pool wetted
Vernal pool grasslands
Subtotal All Natural Lands
Total
1
2
3
4
57,935
378
14,559
858
2,725
10
18,530
6,445
24,975
2,121
15,811
10% 5,794
33% 126
33% 4,853
33% 286
33% 908
100% 10
6,183
33% 2,148
33% 707
33% 5,270
42,907 14,309
100,842 20,103
776
Enhancement
Cost per Acre3
5
$55,399
$119,049
$20,318
$31,957
$93,988
$68,550
$33,768
$33,768
$58,197
$13,579
Total
Enhancement
Cost
$42,989,981
$15,000,124
$98,602,769
$9,139,788
$85,372,574
$685,499
$208,800,754
$72,545,599
$281,346,352
$41,145,279
$71,567,437
$394,059,069
$437,049,050
6
Enhancement
Cost per Preserve
Acre
7
$742
$11,265
$19,399
$4,526
See notes on following page
1. Enhancement criteria derived from the SJMSCP, Section 5.4.6.
2. Unlike most other habitat types, agricultural lands are enhanced by treating linear features that run along the edge of or through fields --features such as roads or drainage ditches. In
these cases, the land area of direct enhancement activity is substantially less than that area benefiting from the enhancement. This has the advantage of minimizing impacts to agricultural
land production. Installing pollinator hedgerows at the edges of fields and grassland borders along irrigation and drainage ditches, and planting nest trees and associated shrubs and grasses,
are enhancements used in the cost analysis to represent the range of types of agricultural land enhancements outlined in the SJMSCP. In addition to benefits to species, these linear features
offer benefits of preventing soil erosion and reducing costs for weed control and linear water conveyance infrastructure maintenance. They also enhance the entire field they are associated
with, meeting the 10 percent enhancement criterion while also minimizing loss of productive agricultural land. The enhancement cost estimate for agricultural lands is therefore based on
the acres of hedgerow or other linear feature multiplied by the cost per acre to install hedgerows and similar linear features.
3. The enhancement cost applies to the acres where construction and/or installation actually takes place. In the case of hedgerows or other edge features, this is only the relatively small
area of activity, not the total area that is thereby enhanced. Enhancement cost includes costs for materials, construction labor, and equipment. In addition to the installation activity, the
cost per enhanced acre also includes a cost for project oversight and contract adminstration and three years of maintenance and monitoring. For vernal pool wetted restoration, the cost
includes 15 years of post -restoration monitoring.
4. For agricultural habitat lands, a SJMSCP describes a broad range of enhancement activities and a generalized target of 10 percent enhancement; providing benefits to species without
substantially reducing the amount of agricultural land in production. This can be achieved by implementing the linear features described in footnote 2. Pollinator hedgerows or similar linear
features enhance the entire field that they are associated with, thereby counting toward the 10 percent enhancement criteria while taking substantially less land out of production.
5. Estimated based on the weighted average cost for all other non -vernal pool natural lands.
Sources: Table A.1, S1COG, Inc., ICF, and Hausrath Economics Group
SJMSCP Cost and Fee Analysis 2017 Update 20160804.xlsx - B1 PreserveEnhancementCost - 08/17/2016
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - August 10, 2016
TABLE B.2
SJMSCP Fee Update - 2016 (for 2017 SJMSCP Development Fee Cycle)
Category B Assessment, Planning, Restoration and Enhancement Cost Factors (2016 dollars)
Remainder of Permit Term
Remaining years in permit term
Biological Site Assessment
Number of site visits per year
Annual cost
Total Site Assessment cost remainder of permit term
Preserve Management Plan Preparation
Number of management plans per year
Annual cost
Total Preserve Management Plan cost remainder of permit term
Preserve Enhancement Plan Preparation
Number of enhancement projects per year
Annual cost
Total Preserve Enhancement Plan cost remainder of permit term
Preserve Enhancements on Agricultural Lands
Enhancement cost per preserve acre
Preserve Enhancements on Non -Vernal Pool Natural Lands
Enhancement cost per preserve acre
Vernal Pool Creation/Enhancement
Enhancement cost per preserve acre
Vernal Pool Upland Grassland Enhancement
Enhancement cost per preserve acre
34
10
$7,964
$270,769
10
$53,092
$1,805,128
5
$26,546
Sources: SJCOG, Inc., ICF, and Hausrath Economics Group
$902,564
$742
$11,265
$19,399
$4,526
assumes 6 hours per visit
assumes 40 hours per plan
assumes 40 hours per plan for each enhancement project
SJMSCP Cost and Fee Analysis 2017 Update 20160804.xlsx - B2 AssessmentEnhancementCost - 08/17/2016
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - August 10, 2016
TABLE B.3
SJMSCP Fee Update - 2016 (for 2017 SJMSCP Development Fee Cycle)
Category B Assessment, Planning, Restoration and Enhancement (2016 dollars)
Cost Allocation by Habitat Type
Remainder of Permit Term
Acres
Remaining to Percent of
Preserves by Habitat Type be Acquiredl Total
Costs - Remainder of Permit Term
Total cost allocated by preserve type percent of total perserve
Cost per acre multiplied by
preserve acres by type remaining to
land remaining to be acquired
be acquired
Biological Site
Assessment
Preserve
Management Plans
Preserve
Enhancement Plans
Preserve
Enhancements
Vernal Pool
Restoration
Agricultural lands
Non -vernal pool natural lands
Vernal pool grasslands
Vernal pool wetted
51,585.03
17,736.77
15,792.42
2,115.00
59%
20%
18%
2%
100%
$160,126
$55,057
$49,021
$6,565
$270,769
$1,067,505
$367,046
$326,809
$43,768
$1,805,128
$533,752
$183,523
$163,405
$21,884
$902,564
$38,278,062
$199,806,829
$71,483,314
na
$309,568,205
na
na
na
$41,028,885
$41,028,885
87,229.22
1. Includes 600 acres of neighboring lands preserves.
Sources: SJCOG, Inc., SJMSCP 2015 Annual Report, ICF, and Hausrath Economics Group.
SJMSCP Cost and Fee Analysis 2017 Update 20160804.xlsx - B3 AssessEnhancementCostAlloc - 08/17/2016
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - August 10, 2016
TABLE B.4
SJMSCP Fee Update - 2016 (for 2017 SJMSCP Development Fee Cycle)
Category B Assessment, Planning, Restoration and Enhancement
Fee Calculations (2016 dollars)
Remainder of Permit Term
Habitat Type
Biological Site
Assessment
Preserve
Management
Plans
Preserve
Enhancement
Plans
Agricultural and
Non VP Natural
Land
Enhancement
Total for Agricultural
and Non VP Natural
Land (incl. assessment
and plans)
Vernal Pool
Restoration /
Enhancement
Total for Vernal
Pool (incl.
assessment and
plans)
Costs associated with natural/agricultural lands conversion
$215,183
$1,434,551
$717,275
$238,084,891
$240,451,900
Natural/Agricultural land conversion (acres), remaining
52,675.4
52,675.4
52,675.4
52,675.4
52,675.4
Multi-purpose open space conversion (acres), remaining)
35,021.6
35,021.6
35,021.6
35,021.6
35,021.6
Multiplier for natural/agricultural land conversion
1
1
1
1
1
Multiplier for multi-purpose open space conversion)
0.5
0.5
0.5
0.5
0.5
Assessment & Enhancement Component of Natural/Agricultural Lands Fee
$3
$20
$10
$3,392
$3,426
Assessment & Enhancement Component of Multi -Purpose Open Space Feel
$2
$10
$5
$1,696
$1,713
Costs associated with vernal pool grasslands
$49,021
$326,809
$163,405
$71,483,314
$72,022,549
Vernal pool grassland conversion (acres), remaining
5,180.8
5,180.8
5,180.8
5,180.8
5,180.8
Assessment & Enhancement Component of Vernal Pool Grasslands Fee
$9
$63
$32
$13,798
$13,902
Costs associated with vernal pool wetted
$6,565
$43,768
$21,884
$41,028,885
$41,101,102
Vernal pool wetted conversion (acres), remaining
706.7
706.7
706.7
706.7
706.7
Assessment & Enhancement Component of Vernal Pool Wetted Fee
$9
$62
$31
$58,057
$58,159
1. As described in SJMSCP Section 7.4.1.2, the fee calculation allocates the costs associated with agricultural habitat and non -vernal pool natural lands preserves to conversion of both those high value lands (agricultural land and non -
vernal pool natural land) and lower value multi-purpose open space. In other words, the SJMSCP does not enhance multi-purpose open space lands but allocates some of the costs of enhancements on agricultural and natural lands
preserves to the conversion of multi-purpose open space lands to assist with the financing of those enhancements.
Sources: SJCOG, Inc., SJMSCP 2015 Annual Report, ICF, and Hausrath Economics Group.
SJMSCP Cost and Fee Analysis 2017 Update 20160804.xlsx - B4 AssessmentEnhancementFEE - 08/17/2016
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - August 10, 2016
TABLE C.5 for Annual Update
SJMSCP Fee Update - 2016 (for 2017 SJMSCP Development Fee Cycle)
Category C Monitoring and Program Management/Administration, including endowment for post -permit costs
Fee Calculations (2016 dollars)
Remainder of Permit Term
Habitat Type
Project Management & Administration
Project Land Manager Financial Plan 5 -
Monitoring Management Administration Coordination Year Updates Post Permit Costs Total
Costs associated with natural/agricultural lands conversion
Natural/Agricultural land conversion (acres) , remaining
Multi-purpose open space conversion (acres), remaining'
Multiplier for natural/agricultural land conversion
Multiplier for multi-purpose open space conversion'
Monitoring & Administration Component of Natural/Agricultural Lands Fee
Monitoring & Administration Component of Multi -Purpose Open Space Feel
Costs associated with vernal pool grasslands
Vernal pool grassland conversion (acres), remaining
Monitoring & Administration Component of Vernal Pool Grasslands Fee
$19,920,137
53,133.4
35,288.7
$12,542,577 $5,413,076 $211,667 $411,840
53,133.4 53,133.4 53,133.4 53,133.4
35,288.7 35,288.7 35,288.7 35,288.7
$14,921,108 $53,420,405
53,133.4 53,133.4
35,288.7 35,288.7
1 1 1 1 1 1 1
0.5 0.5 0.5 0.5 0.5 0.5 0.5
$281 $177 $76 $3 $6 $211 $755
$141 $89 $38 $2 $3 $106 $378
$4,443,040 $2,797,529 $1,207,347 $47,211 $91,858 $3,328,043 $11,915,028
5,180.8 5,180.8 5,180.8 5,180.8 5,180.8 5,180.8 5,180.8
$858 $540 $233 $9 $18 $642 $2,300
Costs associated with vernal pool wetted $595,034 $374,659 $161,694 $6,323 $12,302 $445,708 $1,595,720
Vernal pool wetted conversion (acres), remaining 706.7 706.7 706.7 706.7 706.7 706.7 706.7
Monitoring & Administration Component of Vernal Pool Wetted Fee $842 $530 $229 $9 $17 $631 $2,258
Note: Accounts for existing preserve fund balances applied against these costs.
1. The fee calculation allocates the costs associated with agricultural habitat and non -vernal pool natural lands preserves to conversion of both those high value lands (agricultural land and non -vernal pool natural land) and lower value
multi-purpose open space, thereby assisting with the financing of management and monitoring on agricultural and natural lands preserves.
Sources: SJCOG, Inc. and SJMSCP 2014 Annual Report (February 2015 draft), ICF, and Hausrath Economics Group.
SJMSCP Cost and Fee Analysis 2017 Update 20160804.xlsx - C MonitorAdminFEE - 08/17/2016
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - August 10, 2016
TABLE 1
2016 Economic Analysis and Fee Update
Land Conversion and Preserve Acres by Habitat Type for the 50 -year Permit Term
Habitat Type
Number of Preserve Total Preserve Neighboring Land Total All
Acres to Land Acres for Protection Preserve Percent
Land Conversion Conversion Acres Compensation Preserves Acres Total Acres
Agricultural lands1
Natural Lands
Ditches2
Grasslands3
Oak woodlands4
Riparians
Submerged aquatic in the Delta Zone
Vernal pool grasslands6
57,635 1.00 57,635 300 57,935 57%
126 3.00 378 378 0.37%
4,853 3.00 14,559 14,559 14.44%
286 3.00 858 858 0.85%
900 3.00 2,700 25 2,725 2.70%
3 3.00 10 10 0.01%
VP - wetted surface area
VP -upland grassland
VP -Neighboring Land Protection preserves'
707
5,187
3.00 2,121 2,121
3.00 15,561 15,561
na 250 250
Other natural lands$
Subtotal Natural Lands
Total
2.10%
15.43%
0.25%
2,140 3.00 6,420 25 6,445 6.39%
14,202 42,607 300 42,907 42.55%
71,837 100,242 600 100,842 100.00%
NOTE: In the following footnotes, "type" refers to the mapped habitat unit identified in the SJMSCP Biological Analysis (Chapter 2). The following footnotes provide summaries only and
the reader should refer to the Biological Analysis for a detailed desription of each habitat type.
1. Neighboring Land Protection Preserves consist of ditched agricultural lands providing habitat for giant garter snake and pond turtle and other lands as needed for compensation to other
covered species associated with agricultural land preserves,
2. Drainage ditches (unlined) generally found in agricultural fields (D types).
3. Valley grasslands (G types) and Foothill grasslands (G2 types).
4. Blue Oak woodlands, savanna and forests (BL types), Blue Oak Conifer woodlands, savana and forests (BCN types), Valley Oak Woodland, savanna and forests (V types), and Mixed Oak
Woodlands, savanna and forests (0 types).
5. This category includes those portions of rivers and major streams located outside the Primary Zone of the Delta (Mokelumne, Calaveras, Stanislaus, and San Joaquin Rivers). These were
originally included in a separate "Riparian Zone" during the SJMSCP planning process (i.e., "Riparian" refers to a zone rather than to the "Riparian" habitat type. The Riparian Zone was
"absorbed" or combined into its surrounding zone (i.e., Central/Central-Southwest) in the final SJMSCP. It generally included River and Deep water channel (W), Tributary Streams (W2),
Creeks -intermittent and perennial (W3, W3 -i, W3 -p), Dead-end sloughs (W-4) and their associated riparian habitats (Great Valley Riparian - R, R2, R3, R5, R4, S, S2). This category includes
25 acres of Neighboring Lands Protection Preserves for Valley elderberry longhorn beetle habitat.
6. Vernal pool grasslands (G3 type) .
7. The vernal pool preserves for Neighboring Land Protection consist of existing vernal pools (no creation requirement). Enhancements will benefit the tiger salamander.
8. This category includes all natural land types except for Vernal Pools. Cost estimates in this category are an average of the costs of acquiring, restoring, enhancing the Natural Land
categories specified in the preceding categories excluding Vernal Pools. This category also includes natural lands not included in other categories: All Water Features (W types), Channel
islands (I types), tule island and mudflat (12) marsh, and Diablan sage scrub (S3 types) and all other types of Natural Lands.
SJMSCP Cost and Fee Analysis 2017 Update 20160804.xlsx - 1 SJMSCP Acres 6_4_2015 - 08/17/2016
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - August 10, 2016
TABLE 2
2016 Economic Analysis and Fee Update
Preserve Acres, Total and Remaining to be Acquired
Preserve/Habitat Type
Total Preserve
Acres - 50 -year
Permit
Agricultural lands
Natural lands
Ditches
Grasslands
Oak woodlands
Riparian
Submerged aquatic in the Delta
Other natural lands
Subtotal non-vp natural lands
Total Non VP Natural/Ag Lands
Vernal pool wetted
Vernal pool grasslands
Total
57,935
378
14,559
858
2,725
10
6,445
24,975
82,910
2,121
15,811
100,842
Total Preserve
Acres Acquired
through
12/31/2015
6,349.97
7,156.83
50.80
30.60
7,238.23
13,588.20
6.00
18.585
13,612.78
Total Preserve
Acres Remaining
to Be Acquired
(links to A.3, B.3.
and C.4)
51,585.03
378.00
7,402.17
858.00
2,674.20
10.00
6,414.40
17,736.77
69,321.80
2,115.00
15,792.42
87,229.22
Sources: Table 1 and SJCOG, Inc., 2015 Annual Report Table 6 and Table 12
SJMSCP Cost and Fee Analysis 2017 Update 20160804.xlsx - 2 RemainingPreservetoAcquire - 08/17/2016
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - August 10, 2016
TABLE 3
2016 Economic Analysis and Fee Update
Allowed and Remaining Incidental Take Acreage
Preserve/Habitat Type
Agriculture
Multi-purpose (other open space)
Natural lands
Vernal pool wetted
Vernal pool upland grassland
All other natural lands
Total
Take Authorizations -
50 -year Permit
(including multi-
purpose open space)
57,635
37,465
707
5,187
8,308
109,302
Cumulative Acres Remaining Acres of
of Take through Land Conversion, ,_______
12/31/2015 to A.4, B.4. and C.5)
12,821.69
2,443.41
0.30
6.20
446.24
15,717.84
44,813.31
35,021.59
706.70
5,180.80
7,862.09
93,584.49
Sources: Table 1, SJMSCP Table 1-1 and Table 4.2-2; SJCOG, Inc., 2015 Annual Report Table 4 (revised)
SJMSCP Cost and Fee Analysis 2017 Update 20160804.xlsx - 3 Cumulative Take_Remaining - 08/17/2016
RESOLUTION NO. 2016-199
A RESOLUTION OF THE LODI CITY COUNCIL SETTING
THE SAN JOAQUIN COUNTY MULTI -SPECIES HABITAT CONSERVATION
AND OPEN SPACE PLAN DEVELOPMENT FEE SCHEDULE FOR 2017, AND
FURTHER UPDATING THE FEE MODEL FOR THE CONSERVATION PLAN
WHEREAS, the City Council of the City of Lodi adopted an ordinance establishing the
authority for collection of a Development Fee for the San Joaquin County Multi -Species Habitat
Conservation and Open Space Plan (SJMSCP) for all new developments pursuant to the
SJMSCP within the City of Lodi; and
WHEREAS, a "Fee Study" dated July 16, 2001, was prepared, which analyzed and
identified the costs, funding, and cost -benefit of the San Joaquin County Multi -Species Habitat
Conservation and Open Space Plan; and
WHEREAS, the purpose of the SJMSCP Development Fee is to finance the goals and
objectives of the SJMSCP that include, but are not limited to, preserve land acquisition,
preserve enhancement, land management, and administration that compensate for such lands
lost as a result of future development in the City of Lodi and in San Joaquin County; and
WHEREAS, after considering the Fee Study and the testimony received at the public
hearing, the Lodi City Council approved said report; and further found that the future
development in the City of Lodi will need to compensate cumulative impacts to threatened,
endangered, rare, and unlisted SJMSCP Covered Species and other wildlife and compensation
for some non -wildlife related impacts to recreation, agriculture, scenic values and other
beneficial Open Space uses; and
WHEREAS, an "Updated Fee Study" dated November 2, 2006, was prepared, which
analyzed and identified the costs, funding, and indexing of the SJMSCP; and
WHEREAS, the SJMSCP Development Fees are divided into four categories: multi-
purpose open space conversion; natural land and agricultural habitat land; and vernal pool
habitat; and
WHEREAS, the SJMSCP Development Fees for these four categories will be increased
consistent with the Updated Fee Study findings for the year 2016; and
WHEREAS, to ensure that the SJMSCP development fees keep pace with inflation,
annual adjustments, based on the method set forth in this resolution, shall be made to the fees
annually; and
WHEREAS, the method of annual adjustments was modified in 2011 and again in 2016;
and
WHEREAS, the Updated Fee Study with the SJMSCP and the fee amendment were
available for public inspection and review in the office of the City Clerk for more than ten days
prior to the date of this Public Hearing.
NOW, THEREFORE, BE IT RESOLVED AND DETERMINED by the City Council of the
City of Lodi as follows:
1. The City Council finds and declares that the purposes and uses of the Development Fee,
and the determination of the reasonable relationship between the fees' uses and the type
of development project on which the fees are imposed, are all established in Ordinance
No. 1707, and remain valid, and the City Council therefore adopts such determinations.
2. The City Council finds and declares that since adoption of Ordinance No. 1707, the cast
of land has increased in San Joaquin County; and that in order to maintain the
reasonable relationship established by Ordinance No. 1707, it is necessary to increase
the Development Fee for the San Joaquin County Multi -Species Habitat Conservation
and Open Space Plan.
3. The Development Fee for natural lands, agricultural land, vernal pool habitat and multi-
purpose open space conversion shall be consistent with the table identified in Exhibit "A"
and attached hereto.
4. The modification to the method of annual adjustments as set forth on Exhibit "B" is
hereby adopted.
5. The Fee provided in this resolution shall be effective on January 1, 2017.
6. The Lodi City Council hereby approves the proposed Habitat Conservation and Open
Space fee adjustment.
Dated: November 2, 2016
I hereby certify that Resolution No. 2016-199 was passed and adopted by the City
Council of the City of Lodi in a regular meeting held November 2, 2016, by the following vote:
AYES: COUNCIL MEMBERS — Johnson, Kuehne, Mounce, Nakanishi, and
Mayor Chandler
NOES: COUNCIL MEMBERS — None
ABSENT: COUNCIL MEMBERS — None
ABSTAIN: COUNCIL MEMBERS — None
NNIFE
City Clerk
2016-199
M. FERRAIOLO
cLerre&rym
CHAIR
KAIrried .
1/2117
Audra. T. CJ1:1-p
FEPECENT
Agewix
cCF
WACC
7HECOLD4 a or
SANIChKOMI
EXHIBIT "A"
WOG, Inc.
5-5.5 East Weber Ac eiiae . Stockton, CA 95202 . (2D9) 235-0600 . FAX (209) 235-0438
San Joaquin County Multi -Species Habitat Conservation) &
Open Space Plan (SjAfSCP)
2017 Undated Habitat Fees*
Habitat Type
Fee Per Acre
Multi-Puipase Open Space
$8,905
Natural
$17,808
Aaricultu e
$17,808
Venal Pool - uplands
$66,437
Vernal Pool - wetted
$109,737
*Effective January 1.201 7 — December 31. 2017
2017 Endowment Fees with In -lieu Land**
Type of Preserve
ErPT1arrrerr�er�t
Cost/acre
Laud
lfaPIagement
Cost/acre
TOTAL PER
ACRE
ENDOWMENT
gricultural Habitat Lauds
$3,426.00
$770.86
$4196.86
Natural Lands
$3,426.00
S770.86
$4,196.86
Vernal Pool Habitat
Verna/ Pool Grasslands
513,902.00
$2;34830
516,250,30
Vernal Pool Wetted
$58,159.00
$2,305.42
560,464.42
** Effective Januaq 1. 2017 — December 31. 2017 in lieu of fees to be used as the endowment for the
dedicated land preserves (Calegor, B + C)
VELB Mitigation
A special fee category shall apply when removal of the Valley Elderberry Long -homed Beate
(VELB) habitat of elderberry shrubs occurs. The fee shall be paid to SJC:GG, Inc. or a VELB
mitigation back approved by the Permitting Agencies. The current fee, as established in the VELB
Conservation Fund Account managed by the tenter for Natural Lands Management, and approved by
the USFWS, is $1,800 per VELB Unit (one unit= one stem over 1" in diameter at grrnwd level wluch
is removed). Fees shall be established by the JPA during preconsruction surveys (i.e_, counts of stems
to be removed with and without exit holes shall be completed during precons-truction surveys) and
shall be paid to the PA prior to ground disturbance or stem removal, whichever comes first_
EXHIBIT "B"
2016 SJMSCP Financial Analysis Model Updates
Updates/Changes to the Financial Analysis Model by SJMSCP Fee Category:
I. Category A (Acquisition) — Comparables:
This category addresses land valuation and is based on comparable land sales in San Joaquin
County. To be included in the analysis, the land sale must have occurred in specific zones of
the SJMSCP plan area (Central Zone and Delta Zone) over an established 2 -year period. Each
year, all qualified comparables in each zone, including SJCOG, Inc. easements, are evaluated
to set a weighted cost per acre using the methodology established in the 2007 and 2011
Financial Analysis Updates.
1. The 2016 update increases the size of parcels that can be considered as a valid
comparable from 500 acres to 640 acres.
The criteria to determine valid comparables to be used in the weighted calculation are:
1. All SJCOG, Inc. transactions (fee title and appraised value of unencumbered
property)
2. Sales not less than 40 acres
3. Sales not greater than 500 640 acres
4. No parcels with vineyard or orchard (except SJCOG, Inc. transactions for special
needs)
5. Must be land which would fulfill mitigation under the SJMSCP
6. Not greater than 2 years old from the date of June 30th of each year with all
acceptable comparables included (criteria 1-5). A minimum of 10 acceptable
comparables are required for analysis. If the minimum of 10 transactions are not
available, the time period will extend at 3 month intervals prior to the beginning
date until 10 comparables are gathered.
2. The update also changes the index used to bring the nominal values of the older
comparable values in the 24 -month set of comparables to current market values. The
new approach better captures actual land market trends by changing the inflator from a
flat percentage to an annual average representing the change in nominal land values
represented by the prior two years of comparable transactions.
3. The 2016 update also revises the method for determining encumbered land sale values
for use in the fee calculation model. Prior to this update, the model was limited to the
rare resales of encumbered properties within the County. The 2016 update analysis
determined that encumbered land sales, on average, represent 70% of the fee title
value. Rather than apply an index to older encumbered property sales for use in the fee
model, the 2016 revised model established the basis for calculating a weighted average
cost of easement acquisition as a set 70% of fee title value.
4. Future fee calculations will be based on the term of the SJMSCP permits remaining
(e.g., the term of the permits is 50 years and in 2016 there are 36 years remaining).
Rather than calculate the fee based on the static 50 -year term of the permits, the new
model takes into consideration time actually left on the permit and gives a better
correlation of acres remaining to be acquired under the plan during the life of the plan.
As in the previous model, the Category A analysis in the 2016 model results in costs of
easement or fee title acquisition per acre by habitat type and zone and the final cost per acre for
each habitat type is a function of the proportion of preserve acquisition by zone.
No changes are recommended for Southwest zone grassland easement acquisition, vernal pool
preserves acquisition or for transaction costs associated with preserve acquisition.
II. Category B (Assessment & Enhancement) — Refined Cost Factors/Redistribution
of Habitat/Consumer Price Index
The changes in this category include refined cost factors for biological site assessment and
preserve enhancement and management planning.
1. Refined costs to better reflect the enhancement and restoration requirements of the
SJMSCP.
2. The updated analysis redistributes preserve acres across the habitat types to more
accurately reflect the range and types of natural lands preserves described in the
adopted SJMSCP rather than all in riparian habitat classification.
3. Annually, the California Consumer Price Index (CPI), as reported by the California
Department of Finance for the preceding 12 months (July -June), inflation factor will be
applied to update annual costs for site assessment, management plans, and
enhancement plans.
III. Category C (Management & Administration) — Refined Cost Factors/Long Term
Investment/Consumer Price Index
The changes to this category include refined monitoring costs and updated management and
administration costs that are based on actual SJCOG, Inc. expenditures incurred in these
categories.
1. The update includes refinement to costs anticipated to be incurred once the term of the
permit expires and assumes that the post permit costs will be lower than costs incurred
during the permit term as many of the monitoring, reporting, and administrative
compliance costs are not required post -permit.
2. Updates annual management, administrative, legal and other consultant costs
associated with administration of the SJMSCP.
3. Annual cost updates will continue to use the California Consumer Price Index (CPI), as
reported by the California Department of Finance, for the preceding 12 months (July —
June) to keep up with inflation on an annual basis.
Please immediately confirm receipt
of this fax by calling 333-6702
CITY OF LODI
P. O. BOX 3006
LODI, CALIFORNIA 95241-1910
ADVERTISING INSTRUCTIONS
SUBJECT: PUBLIC HEARING TO CONSIDER ADOPTING RESOLUTION SETTING
THE SAN JOAQUIN COUNTY MULTI -SPECIES HABITAT
CONSERVATION AND OPEN SPACE PLAN DEVELOPMENT FEES FOR
2017 AND UPDATING THE FEE MODEL FOR THE CONSERVATION
PLAN
PUBLISH DATE: SATURDAY, OCTOBER 22, 2016
LEGAL AD
TEAR SHEETS WANTED: One (1) please
SEND AFFIDAVIT AND BILL TO:
LNS ACCT. #0510052
JENNIFER M. FERRAIOLO, CITY CLERK
City of Lodi
P.O. Box 3006
Lodi, CA 95241-1910
DATED: THURSDAY, OCTOBER 20, 2016
ORDERED BY: JENNIFER M. FERRAIOLO
CITY CLERK
Th Atuiret)
MELA ARRIS
EPUTY C Y CLERK
ELIZABETH BURGOS
ADMINISTRATIVE CLERK
Verify Appearance of this Legal in the Newspaper — Copy to File
Emailed to the Sentinel at dianer@lodinews.com at (time) on (date) (pages)
LNS Phoned to confirm receipt of all pages at (time) EB PMF (initials)
forms\advins.doc
DECLARATION OF POSTING
PUBLIC HEARING TO CONSIDER ADOPTING A RESOLUTION SETTING THE
SAN JOAQUIN COUNTY MULTI -SPECIES HABITAT CONSERVATION AND OPEN
SPACE PLAN DEVELOPMENT FEES FOR 2017 AND UPDATING THE FEE MODEL
FOR THE CONSERVATION PLAN
On Thursday, October 20, 2016, in the City of Lodi, San Joaquin County, California, a
Notice of Public Hearing to consider adopting a resolution setting the San Joaquin
County Multi -Species Habitat Conservation and Open Space Plan Development Fees
for 2017 and updating the fee model for the Conservation Plan (attached and marked as
Exhibit A) was posted at the following locations:
Lodi City Clerk's Office
Lodi City Hall Lobby
Lodi Carnegie Forum
WorkNet Office
I declare under penalty of perjury that the foregoing is true and correct.
Executed on October 20, 2016, at Lodi, California.
pir ,AAMELA FARRIS
DEPUTY C TY CLERK
ORDERED BY:
JENNIFER M. FERRAIOLO
CITY CLERK
ELIZABETH BURGOS
ADMINISTRATIVE CLERK
N:\Administration\CLERK\Public Hearings \AFFADAVITS\DECPOSTCDD2.doc
1
CITY OF LODI
Carnegie Forum
305 West Pine Street, Lodi
NOTICE OF PUBLIC HEARING
Date: November 2, 2016
Time: 7:00 p.m.
For information regarding this notice please contact:
Jennifer M. Ferraiolo
City Clerk
Telephone: (209) 333-6702
J
.N u'I- I 1 h
LA
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that on Wednesday, November 2, 2016, 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 item:
a) Adopting a resolution setting the San Joaquin County
Multi -Species Habitat Conservation and Open Space Plan
Development Fees for 2017 and updating the fee model for the
Conservation Plan.
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 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.
By Order of the Lodi City Council:
Thr\ AU
Je nifer M. erraiolo
'C ty Clerk
Dated: October 19, 2016
A• proved as to form:
Janice D. Magdich
City Attorney
AVISO: Para obtener ayuda interpretative con esta noticia, por favor Ilame a la oficina de la
Secretaria Municipal, a las (209) 333-6702.
CLERK\PUBHEAR\NOTICES \NOTCDD_DevFees doc 10/13/16