HomeMy WebLinkAboutAgenda Report - November 1, 2017 G-03 PHTM
CITY OF LODI
COUNCIL COMMUNICATION
AGENDA TITLE:
MEETING DATE:
PREPARED BY:
AGENDA ITEM
G-3
Public Hearing to Consider Adoption of Resolution Setting the San
Joaquin County Multi -Species Habitat Conservation and Open Space
Plan Development Fees For 2018
November 1, 2017
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
2018.
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 2018 per -acre fees for all categories of habitat land have increased by 8.9 percent from the
prior year. In 2017 the fees went up by 14 percent over the previous year. Fees are calculated
based upon appraisal value of easements. Open Space lands have increased from $8,905 to
$9,701. Agriculture and Natural lands (the two largest categories) have increased from $17,808
to $19,400. Fees for Vernal Pool (grasslands) habitat lands increased from $66,437 to $72,523
and Vernal Pool (wetted lands) increased from $109,737 to 116,871.
On Thursday, September 28, 2017, the San Joaquin Council of Governments Board approved
the attached HCP fee schedule for 2018. The Board coordinates the review of land costs to
ensure that the attached land mitigation costs will satisfy habitat conservation and purchases.
All local jurisdictions are requested to approve the new fee schedule that will take effect on
January 1, 2018.
FISCAL IMPACT: Not applicable.
FUNDING AVAILABLE: Not applicable.
APPROVED: 6-41":"
uer, City Manager
Habitat Fees
Page 2 of 2
S, p en chwabauer
Community Development Director
Attachments:
1) Fee Schedule for 2018
2) SJCOG Staff Report w/Fee Analysis Update summary
Katherine Miller
CHAIR
Robert Rickman
VICE CHAIR
Andrew T. Chesle,
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)
2018 Undated Habitat Fees*
P
Habitat Type
Enhancement
Cost/acreManagement
Fee Per Acre
Multi -Purpose Open Space
1
$9,701
Natural
$4,337.90
$19,400
Agriculture
$790.90
$19,400
Vernal Pool - uplands
$72,523
Vernal Pool - wetted
Vernal Pool Grasslands
$116,871
* Effective January 1, 2018 — December 31, 2018
2018 Endowment Fees with In -lieu Land**
Type of Preserve
Enhancement
Cost/acreManagement
Land
Cost/acre
TOTAL PER
ACRE
ENDOWMENT
Agricultural Habitat Lands
$3,547.00
$790.90
$4,337.90
Natural Lands
$3,547.00
$790.90
$4,337.90
Vernal Pool Habitat
Vernal Pool Grasslands
$14,261.00
$2,409.36
$16,67036
Vernal Pool Wetted
$59,669.00
$2,365.36
$62,034.36
** Effective January 1, 2018 — December 31, 2018 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.
9/2017
SJCOG, Inc.
STAFF REPORT
SUBJECT:
RECOMMENDED ACTION:
DISCUSSION:
2018 SJMSCP Development Fee
Motion to Approve the 2018 SJMSCP
Development Fees as Adjusted Pursuant to the
Financial Analysis Model
Using the adopted 5 -year financial analysis model to the San Joaquin County Multi -Species
Habitat Conservation and Open Space Plan (SJMSCP) approved in March 2016 by the SJCOG,
Inc. Board, the SJCOG, Inc. staff, HTAC Financial Sub -committee members (Table 1) and
consultants undertook the annual analysis in the summer of 2017. The goal of the annual analysis
was to establish the subsequent year habitat plan fees for impacts under the county -wide plan for
fulfillment of the SJMSCP permits as defined in the three fee model categories (Category A -
Acquisition, Category B - Assessment & Enhancement and Category C - Land
Management/Administration).
Table 1— HTAC Financial Sub -Committee Members:
John Beckman, BIA Dave Stagnaro, Stockton Kyle Stoner, CDFW
Mo Hatef SJ County Dana Herman, USFWS Dan Gifford, Conservation
The proposed 2018 SJMSCP Development Fees were established using the adopted model for the
respective categories and are compared to the 2017 SJMSCP Development fees for where the
changes occurred (Table 2). The change is an overall increase of 8.9% in the Multi-purpose,
Agricultural and Natural habitat classifications from the prior year primarily related to the large
increase of the land acquisition component (Category A) for agricultural land prices reflecting a
substantial increase in the appraised value of comparable sales. Also, the rarely -assessed Vernal
Pool Upland and Wetted habitat classifications rose 9.2% and 6.5%, respectively, based on
potential acquisition and enhancement/restoration costs associated with the creation of those
habitat types.
Table 2 - 2018 SJMSCP Develoument Fees Comuared to 2017 SJMSCP Develoument Fees
2018 Fees -Proposed
Acquisition
Assessment &
Enhancement
Monitoring,
Management &
Administration, &
Post -permit
Endowment
Total
Total
Rounded
Other Open Space
$7,531.00
$1,774.00
$395.97
$9,700.97
$9,701
Natural/Ag Lands
$15,062.00
$3,547.00
$790.90
$19,399.90
$19,400
Vernal Pool Grasslands
$55,853.00
$14,261.00
$2,409.36
$72,523.36
$72,523
Vernal Pool Wetted
$54,837.00
$59,669.00
$2,365.36
$116,871.36
$116,871
2017 Fees - Adopted
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
$109,737
Difference Per Acre ($)
Acquisition
Assessment &
Enhancement
Monitoring,
Management &
Administration, &
Post -permit
Endowment
Total
Total
Rounded
Other Open Space
$725
$61
$10
$796
$796
Natural/Ag Lands
$1,451
$121
$20
$1,592
$1,592
Vernal Pool Grasslands
$5,666
$359
$61
$6,086
$6,086
Vernal Pool Wetted
$5,564
$1,510
$60
$7,134
$7,134
Percent Difference
Acquisition
Assessment &
Enhancement
Monitoring,
Management &
Administration, &
Post -permit
Endowment
Total
Total
Rounded
Other Open Space
10.7%
3.6%
2.6%
8.9%
8.9%
Natural/Ag Lands
10.7%
3.5%
2.6%
8.9%
8.9%
Vernal Pool Grasslands
11.3%
2.6%
2.6%
9.2%
9.2%
Vernal Pool Wetted
11.3%
2.6%
2.6%
6.5%
6.5%
Projects which participate under the SJMSCP benefit from a pre -determined streamlined
processing of the project rather than navigating through a potentially very long and 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 much 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 (Category A component); 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.
RECOMMENDATION:
The HTAC Financial Subcommittee, HTAC and SJCOG, Inc. staff recommend the SJCOG, Inc.
Board adoption of the 2018 SJMSCP Development Fees, as adjusted pursuant to the Financial
Analysis Model.
FISCAL IMPACT:
Development fees will provide funding for SJCOG, Inc. to mitigate project impacts covered under
the SJMSCP permits for the subsequent calendar year beginning January 1St
BACKGROUND:
In accordance with the SJMSCP and the updated financial analysis model adopted by the SJCOG,
Inc. Board in 2016 for current and future fee updates, SJCOG, Inc. staff shall notify each local
jurisdiction regarding proposed annual adjustments to the SJMSCP development fees. The
development fees are calculated using a formula method which will be adjusted annually as shown
in the table below [FEE = Category A (acquisition) + Category B (assessment & enhancement) +
Category C (management & admin)]. Each component of the formula is adjusted using a specific
mechanism which relates to the individual component in the fees then run through the fee model
(adopted by the SJCOG, Inc. Board in 2016) based on the most current data on the SJMSCP. The
development fees established must be adopted by each of the jurisdictions and would become
effective on January 1st of the subsequent year for projects using the SJMSCP.
Category A (acquisition) — Comparable Land Sales
This category is directly related to land valuation based on comparable land sales in San Joaquin
County in specific zones of the plan area (Central Zone and Delta Zone) over an established 2 -year
period (Attachment 1). Cost estimates for this category will continue to be evaluated on a yearly
basis by taking all qualified comparable sales in each zone, including SJCOG, Inc. easements, to
set a weighted cost per acre using the same methodology as in the prior Financial Analysis Updates
in 2016 and 2017 fees.
The criteria to determine valid comparable sales 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 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 plan
6. Not greater than 2 years old from the date of June 30th of each year with all acceptable
comparable sales included (criteria 1-5). A minimum of 10 acceptable comparable
sales 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
comparable sales are gathered.
As in the current model, the Category A analysis 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.
The calculation results in a 10.7% increase to the Agricultural/Natural Habitat types of Category
A (acquisition) component to be $15,062.00.
Category B (assessment & enhancement) —Consumer Price Index w/ Model Data Update
The Category B component of the fee is adjusted using several factors including the California
Consumer Price Index (CPI), as reported by the California Department of Finance for the
preceding 12 -month fiscal year (June -June) and from the updated model numbers completed
annually based on the SJMSCP Annual Report affecting the Category B unit cost within this
component of the fee.
The unit cost factors (per acre or per year for some items) are adjusted only by the CPI (the
California CPI calculation was an increase of 2.6%), but the total cost for Category B is also a
function of the SJMSCP Annual Report data updated annually (acres remaining to be acquired and
the number of years remaining in the permit term; the fee per acre is a function of those total
calculated costs and the land conversion acres remaining) into the fee model.
The calculation results in a 3.5% increase of the Agricultural/Natural Habitat types of Category B
(Assessment & Enhancement) component to be $3,547.00.
Category C (management & administration) —Consumer Price Index
Annual cost updates use the California Consumer Price Index (CPI), as reported by the California
Department of Finance, for the preceding 12 -month fiscal year (June — June) to keep up with
inflation on an annual basis. Between financial analysis updates, the CPI is an appropriate
measure of annual cost inflation for this category. The California CPI calculation was an increase
of 2.6%.
The calculation results in a 2.6% increase in the Agricultural/Natural Habitat types of Category C
(Management & Administration) component from prior years to be $790.90.
In summary, SJCOG, Inc. staff calculated the fees using the SJMSCP Financial Analysis formula
model [FEE = Category A (acquisition) + Category B (assessment & enhancement) + Category C
(management & admin)] which is shown in final fee table 3 below and Attachment 2 (SJMSCP
Cost and 2018 Fee Analysis). The overall result in the fee analysis is an 8.9% increase in the most
commonly impacted Multi-purpose, Agricultural and Natural Habitat Classifications fees and an
increase of 9.2% and 6.5%, respectively, to Vernal Pool Grassland Upland and Wetted for 2018.
Table 3 - 2018 SJMSCP Development Fees
Habitae
Category A
Category B
Category C
Total Fee
Rounded Fee
Open Space
$7,531.00
$1,774.00
$395.97
$9,700.97
$9,701
AG/Natural
$15,062.00
$3,547.00
$790.90
$19,399.90
$19,400
Vernal Pool
(grasslands)
$55,853.00
$14,261.00
$2,409.36
$72,523.36
$72,523
Vernal Pool
(wetted)
$54,837.00
$59,669.00
$2,365.36
$116,871.36
$116,871
SJCOG, Inc. staff will work with local jurisdiction staff to prepare materials for the local entity to
adopt the 2018 SJMSCP Development Fee through the appropriate mechanism to be effective
January 1, 2018 for projects under the habitat plan.
COMMITTEE ACTIONS:
• HTAC Financial Sub -committee: Recommended Approval to HTAC
• HTAC: Recommended Approval to SJCOG, Inc. Board
• Executive Committee — Information Only -No comments from the committee
• Management & Finance Committee — Information Only -No comments from the
committee
• SJCOG, Inc. Board: Action Required
Prepared by: Steven Mayo, Program Manager
Attachment 1 - 2018 Fee Study Property List w Non Disc Props 24 Month
Table A. Central Zone Properties
Analysis Date- August 1, 2016
Address
APN Zone Sale Date
Price
Acres Price/Acre HabType Appreciated Price Appreciated Price/Acre
Pdor Souza 4
19454 S. Lammers Rd., Tracy, CA
212-020-13141516
CentSW
09/15/2015
51,121,500.00
66.76
$16,798.98034
51,382,529.13
520,708.94
Pdor ORT 298
15550 W. Grantline Rd, Tracy, CA
209-190-08
CentSW
10/29/2015
$1,433,000.00
79.60
$18002.51034
$1,750,648.33
521,993.07
Pdor ORT 33
25353 N. Elliott Road, Acampo, CA
007-400-16
Central
11/03/2015
$3,640,000.00
117.22
$31,052.72034
$4,406,523.33
537,591.91
Pdor Souza 2
12800 South Lammers Road, Tracy, CA
212-090-01
CentSW
11/16/2015
$1,500,000.00
96.25
515,584.42
034
$1,815,875.00
$18,866.23
Pdor CTT 11-14
28699 N. Cherokee Lane, Lodi, CA
005-070-0102 / 005-089
Central
12/21/2015
$3,544,000.00
246.00
514,406.50
034
$4,251,028.00
517,280.60
Pdor ITT 41
21530 N. Cord Rd., Clements, CA
023-200-06
Central
01/15/2016
$1500,000.00
122.23
$12,271.956
51,782,625.00
$14,584.19
Pdor ITT 100
24654 E. Lone Tree Rd., Escalon, CA
207-350-10
Central
02/09/2016
$4,747,000.00
157.46
530,147.34
034
$5,588,801.33
535,493.47
Pdor ITT 89
13900 S. lack Tone Rd., Ma nteca, CA
203-050-2631
Central
02/09/2016
$655,227.00
76.41
58,575.15
034
$771,420.59
$10,095.81
Pdor ITT 110
24358 E. Lone Tree Rd., Escalon, CA
229-060-01
Central
02/09/2016
$1,355,500.00
78.95
$17,169.09034
51,595,875.33
520,213.75
Pdor ITT 104
2221 West Canal Blvd., Tracy, CA
213-280-06
Central
02/23/2016
$435,000.00
41.23
510,550.57
034
5512,140.00
$12,421.54
Pdor ITT 38
22909 N. Tully Rd., Acampo, CA
021-050-11
Central
03/24/2016
$450,000.00
41.95
$10,727.06034
5524,812.50
512,510.43
Pdor ORT 318
17697 S. MacArthur Dr., Tracy, CA
212-120-01
Central
03/25/2016
51,599,500.00
118.00
$13,555.08034
51,865,416.88
$15,808.62
Pdor ORT 29
26210 N. Sowles Rd., Acampo, CA
007-130-08
Central
03/25/2016
51,401,600.00
90.22
$15,535.36034
51,634,616.00
$18,118.11
Pdor Souza 1
19298 S. Alder Ave., Tracy, CA
213-190-02
Central
03/30/2016
$1,000,000.00
97.67
$10,238.56034
51,166,250.00
$11,940.72
Pdor ITT 93-96
14186 S. Carrolton Rd., Escalon, CA
205-110-03 9 10 /140-05
Central
05/10/2016
$11,303,500.00
255.23
$44,287.51134
512,932,145.96
$50,668.60
Prior CTT 4
4151 W. Canal Blvd., Tracy, CA
213-260-0710
Central
06/09/2016
5736,000.00
42.02
517,515.47
134
5833,888.00
$19,845.03
0RT43
23125 E. Acampo Rd., Clements, CA
023-150-17
Central
08/07/2015
$489,000.00
79.17
$6,176.586
5608,234.50
$7,682.64
0RT34
14615 E. Peltier Rd., Acampo, CA
021-050-05
Central
01/06/2016
51,150,000.00
48.74
523,594.58
134
51,366,679.17
528,040.20
ORT 27B
12385 S. lack Tone Rd., Ma nteca, CA
201-140-24
Central
02/09/2016
5599,318.00
42.74
$14,022.41034
5705,597.06
$16,509.06
ORT 28B
13700 Jack Tone Rd., Ma nteca, CA
203-050-3132
Central
02/09/2016
5655,227.00
56.41
$11,615.44034
$771,420.59
513,675.25
Souza 4
21202 San Jose Rd., Tracy, CA
209-280-3637
CentSW
06/02/2016
51,119,000.00
55.95
$20,000.00034
51,267,827.00
522,660.00
Souza 0
17350 W. Bethany Rd., Tracy, CA
209-150-27 30
CentSW
06/02/2016
$824,000.00
40.30
520,446.65
034
5933,592.00
523,166.05
Souza 2
4691 W. Canal Blvd., Tracy CA
213-150-06
Central
06/30/2016
$850,000.00
40.41
$21,034.40034
5963,050.00
523,831.97
ORT 70-738
2440 Mancuso Rd., Tracy, CA
239-050-14151920
Central
10/12/2016
52,532,000.00
187.52
513,502.56
134
52,756,504.00
514,699.79
ORT 58
11264 E. Kettleman Ln., Lodi, CA
063-160-07
Central
10/14/2016
5800,000.00
60.48
$13,227.51134/00
$870,933.33
$14,400.35
11T35
34200 S. Chrisman Rd., Tracy, CA
253-260-14
CentSW
12/05/2016
5400,000.00
59.10
$6,768.19C34
$426,600.00
57,218.27
ORT 36
23800 N. lack Tone Rd., Acampo, CA
021-050-19
Central
02/27/2017
51,275,500.00
112.68
511,319.67
C34
$1,332,047.17
$11,821.50
ORT 88B
28855 S. Koster Rd., Tracy, CA
255-120-14
Central
03/15/2017
52,059,500.00
68.65
$30,000.00034
52,127,978.38
530,997.50
ORT 52B
13293 E. Louise Ave., Manteca, CA
208-060-11
Central
04/10/2017
$2,691,000.00
75.67
535,562.31
C34
52,750,650.50
$36,350.61
ORT 20
9350 E. Collier Rd., Acampo, CA
007-290-01
Central
04/12/2017
$500,000.00
40.13
512,459.51
C34
$511,083.33
512,735.69
$0.00e
0091/0!
$0.00e
#D!V/0!
Pdor WOG, Inc.*
Dutra Family Preserve
Central
12/30/2015
5979,550.00
71.70
513,661.79
C34
51,174,970.23
$16,387.31
51109, Inc.*
Erman Liberty/KennefickRoad Preserve
Central
12/30/2016
$2,658,750.00
177.25
$15,000.00134
$2,835,556.88
$15,997.50
Table B. Delta Properties
'S1c0G,Inc Preserves
APN Zone
TOTAL
$56,004,672.00
2944.10
$19,022.68
HabType
$64,217,319.50.
$21,812.21
Acres Price/Acre
Appreciated Price Appreciated Price/Acre
Address
Sale Date
Price
Pdor Souza 5
9022 S. Roberts Rd., Stockton, CA
191-110-04
Delta
10/19/2015
$765,000.00
50.61
$15,115.59
C34
$1,014,900.00
520,053.35
ORT 218
16321 Wing Levee Rd., Stockton, CA
189-230-16
Delta
07/19/2016
$750,000.00
51.98
$14,428,63034
5884,75000
$07,020.97
ORT 20B
15803 Wing Levee Rd., Stockton, CA
189-230-11
Delta
01/23/2017
$2,257,500.00
225.75
$10,000.00134
$2,441,862.50
510,816.67
5000
a 6010/0!
Prior SJCOG,Inc. *
Jaques Wing Levee Preserve
Delta
12/31/2015
56,616,226.00
436.10
$15,171.35134
$8,561,396.44
$19,631.73
S110G,Inc. *
Jaques Hwy 4Preserve
Delta
08/24/2016
$4,975,500.00
321.53
$15,474.45034
$5,788,165.00
$18,001.94
5110G, Inc.*
Gikas Wing Levee Preserve
Delta
09/16/2016
$3,216,937.50
225.75
$14,250.00034
$3,689,827.31
$06,344.75
6010/0!
poo'
6015/0!
TOTAL
Address APN Zone Sale Date
318,581,163.50
1311.72
$14,165.50
HabType
522,380,901.26
517,062.21
Table C. Southwest Zone Properties
i
807651D 1
Appreciated Price Appreciated Price/Acre
Price
Acres Price/Acre
Prior Souza 3
35035 South Corral Hollow Rd, Tracy, CA
253-150-03
5W
08/10/2015
$504,000.00
80
$6,300.006
$596,399.63
Souza5
25883 Patterson Pass Rd., Tracy CA
209-100-14
SW
09/27/2016
51,087,000.00
45.21
$24,043.35
6
$596,399.63
CTT 36
38600 S. Bird Rd., Tracy CA
265-120-13
50!
12/09/2016
$242,000.00
121.35
$1,994.236
$596,399.63
tudy
' 61000, Inc Preserves
TOTAL
51,833,000.00
246.56
$7,434.30
51,789,198.89
57,256.61
10 comparables required for
13.30%
19.60%
Inflator Fee Title- Central and Southwest Transition Zone
Inflator Fee Title - Delta Zone
2.6% CPI 7/2016 to 7/2017
Attachment 2 — 2018 SJMSCP Cost and Fee Analysis Update
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - 07/27/2017 DRAFT MATERIAL ONLY
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)
DRAFT ONLY_SJMSCP Cost and Fee Analysis 2018 Update July 25 2017 Revised Draft Cumm Take_Mayo Calculations.xlsx - TABLE OF CONTENTS - 07/27/2017
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - 07/27/2017
This workbook of linked worksheets calculates SJMSCP Impact Fees for Categories A, B, and C.
The workbook contains all of the elements needed for annual updates as well as the framework for the more complex 5 -year economic analysis updates.
Category A and Category B are fees for one-time costs for land acquisition, enhancement, restoration and associated site assessments and planning.
These fees will be updated annually by updating the per -acre cost factors and updating the acres remaining to be acquired and the remaining acres of land
conversion based on data from SJMSCP Annual Reports.
- Category A per -acre cost factors updated by comparables analysis, as established in past practice
- Category B per -acre and annual cost factors updated by applying California CPI to unit cost factors
- The total costs in Category A and Category B for each annual update will reflect the acres remaining to be acquired and the fees for each annual update will
reflect the remaining acres of land conversion from SJMSCP Annual Reports.
Category C is a fee for on-going annual costs for the remainder of the permit term and post -permit in perpetuity.
Annual updates for this fee Category will apply the California CPI to the prior year fee amount, as established in past practice.
- Incorporating Annual Report data in the annual updates of on-going permit term and post -permit costs adds unnecessary complexity to the annual update
of this component of the SJMSCP fees.
- Updating annually the SJCOG, Inc. fund balance and budget analysis used to estimate costs in this category, as well as the endowment cash flow analysis
required to estimate post -permit costs, are more complex work efforts not justified to generally keep Category C fees in line with annual cost inflation.
Moreover, because these costs are not as sensitive to habitat type, it is not as important to account for the annual variation in preserve acquisition and land
conversion captured in the annual updates to Categories A and B.
Components of the workbook:
1. The Fee Summary Comparison worksheet compares calculated updated fees to fees currently in effect and includes the California CPI for Category C
updates.
2. Category A tabs Al - A4 calculate the fees for Category A Acquisition.
3. Category B tabs B1 - B4 calculate the fees for Category B Assessment and Enhancement.
4. Category C Fee tab shows the fees by habitat type calculated in the 2016 Economic Analysis, the basis for the subsequent annual fee update.
5. Category C tabs C1 - C5 calculate the fees for Category C Monitoring, Management, and Administration. 5 -YEAR UPDATE ONLY
6. Tables 1- 3 provide background data on preserve acres and land conversion by habitat type, updated annually from the SJMSCP Annual Report; Table 4
showing the preserve acquisition schedule by habitat type and zone is used only in the 5 -year update.
DRAFT ONLY_SJMSCP Cost and Fee Analysis 2018 Update July 25 2017 Revised Draft Cumm Take_Mayo Calculations.xlsx - NOTES TO USER - 07/27/2017
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - 07/27/2017
Fee Summary Comparison
Calculates new annual fees and compares to prior year adopted fees.
1. Paste values of prior year adopted fees in cells C11:E14.
2. Insert updated annual California CPI factor in cell F1.
3. Updated fees for Category A show in cells C5:C8 and updated fees for Category 8 show in cells D5: D8. The fees are linked to other tabs in this workbook.
4. Formulas in cells E5:E8 calculate Category C fee update amounts based on prior year adopted fee amounts in cells E11:E14.
Category A Acquisition
A.1 Category A Per -Acre Acquisition Cost Factors by Zone
1. Input results of annual comparables analysis for updated fee title values in Central Zone and Primary Zone of the Delta.
2. Fixed 70% valuation: Track Input results of annual analysis of SJCOG, Inc. appraisals (easement percent of fee title value). Update appraisal list each year
and calculate weighted average percent by dividing cumulative total easement value (cost) by cumulative total before value (fee title value).
3. Value of Southwest Zone easement cost remains unchanged until experience indicates it should be updated.
A.2 Per -Acre Acquisition Cost Factors by Preserve/Habitat Type
No annual input needed. Links and formulas calculate total cost factors per acre for each habitat type.
1. Easement cost factor input linked from A.1.
2. Distribution by preserve type is not changed from 1996 Economic Analysis.
3. Transaction cost and VP acquisition assumptions not changed.
A.3 Total Acquisition Costs by Habitat Type, Remainder of Permit Term
No annual input needed. Links and formulas calculate total cost for each habitat type.
1. Land acquisition cost factors linked from A.2.
2. Preserve acres remaining to be acquired linked from Table 2 (updated annually based on SJMSCP Annual Report).
A.4 Fee Calculations
No annual input needed. Links and formulas calculate fee for each habitat type.
1. Cost by habitat type linked from A.3.
2. Land conversion remaining linked from Table 3 (updated annually based on SJMSCP Annual Report).
DRAFT ONLY_SJMSCP Cost and Fee Analysis 2018 Update July 25 2017 Revised Draft Cumm Take_Mayo Calculations.xlsx - NOTES TO USER - 07/27/2017
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - 07/27/2017
Category B Assessment and Enhancement
B.1 SJMSCP Preserve land by habitat type, enhancement analysis, and enhancement cost factors per preserve acre
1. 2016 Economic analysis included: refinement of natural lands detail and SJMSCP enhancement requirements refined, and update of costs for
enhancements and restoration. Table calculates weighted average cost per preserve acre for agricultural lands, non -vernal pool natural lands, and vernal pool
preserves. Update enhancement cost analysis every five years.
2. Annually, in each shaded cell in table column 5 (Enhancement Cost per Acre), substitute prior year value in the formula. Formula references updated annual
California CPI factor in cell El. Formulas calculate updated weighted average cost per preserve acre.
3. Insert updated annual California CPI factor in cell El.
B.2 Category B Assessment, Planning, Restoration and Enhancement Cost Factors
1. Update remaining years in permit term.
2. Annually, in each brown shaded cell in table, substitute prior year value for site assessment, management plans, and enhancement plans in the formula.
Formula references updated annual California CPI factor in cell Cl. Formulas calculate updated annual costs.
3. Insert updated annual California CPI factor in cell Cl.
4. Enhancement and restoration cost factors linked from B.1.
B.3 Category B Assessment, Planning, Restoration, and Enhancement Cost Allocation by Habitat Type
No annual input needed. Links and formulas calculate total cost for each habitat type.
1. Assessment and planning costs linked from B.2. Formulas calculate total enhancement and restoration costs from factors in B.2.
2. Preserve acres remaining to be acquired linked from Table 2 (updated annually based on SJMSCP Annual Report).
B.4 Fee Calculations
No annual input needed. Links and formulas calculate fee for each habitat type.
1. Cost by habitat type linked from B.3.
2. Land conversion remaining linked from Table 3 (updated annually based on SJMSCP Annual Report).
Category C Monitoring, Management, and Administration
C.5 Fee Calculations - Annual Update Only
No input needed. Cost and land conversion values frozen based on 2016 Economic Analysis.
1. For 2016 update, Category C fee amounts by habitat type linked to Fee Summary Comparison table.
2. Update annually by applying California CPI factor to prior year Category C fee amounts, as in past practice.
Note: this is done in the Fee Summary Comparison worksheet.
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Category C Monitoring, Management, and Administration - INSTRUCTIONS FOR FIVE-YEAR UPDATE
C.1 Category C (part) Compliance and Effectivement Monitoring Cost Assumptions
1. Update remaining years in permit term.
2. Preserve acres acquired and preserve acres remaining to be acquired linked from Table 2 (updated based on SJMSCP Annual Report).
3. Update monitoring cost factors (annual costs and annual costs per acre).
4. Total costs by type of monitoring for the remainder of the permit term calculated by worksheet formula.
5. Post permit cost updates by worksheet formula based on updates to detail in rows above. Acres input linked from Tables 2 and 4 (updated based on
SJMSCP Annual Report).
C.2 Category C (part) Project Management and Administrative Cost Assumptions
1. Update remaining years in permit term.
2. Update annual management and administrative staff cost and cost allocation from analysis of Cumulative Schedule of Receipts and Disbursement in
SJMSCP Annual Report, supplemented by cost code detail provided by SJCOG, Inc. staff.
3. Update Existing Preserve Fund Balance input (from SJMSCP Annual Report). Update fund balane allocation using analysis of category breakdown of
cumulative fee revenue collected. Worksheet formulas calculate share of existing fund balance available to fund permit term costs and resulting net costs of
Project Management and Administration for the remainder of the permit term.
3. Post permit cost updates by worksheet formula based on updates to detail in rows above.
C.3 SJMSCP Endowment Fund Cash Flow
This table uses estimates of annual post permit costs, existing fund balances, and interest earnings assumptions to estimate the endowment needed at the
end of the permit term to fund annual costs in perpetuity.
This analysis is to be updated at each 5 -year economic analysis review. The worksheet solves for fund balance amount in year 51 that generates the annual
income to fully fund annual post permit costs. The worksheet calculates the annual fee revenue required over the remainder of the permit term to achieve
that fund balance when added to the existing fund balance for management and administrative costs post permit and interest earnings over the remainder of
the permit term. That amount is the total cost to be allocated by habitat type remaining to be acquired.
C.4 Category C Monitoring and Project Management/Adminstration, including endowment for post -permit costs, Cost Allocation by Habitat Type
No input needed. Links and formulas calculate total cost for each habitat type.
1. Monitoring costs linked from C.1, management and administrative costs linked from C.2; post -permit endowment cost linked from C.3. Formulas allocate
total costs by habitat type.
2. Preserve acres remaining to be acquired linked from Table 2 (updated based on SJMSCP Annual Report).
C.5 Fee Calculations
No input needed. Links and formulas calculate fee for each habitat type.
1. Cost by habitat type linked from C.4.
2. Land conversion remaining linked from Table 3 (updated based on SJMSCP Annual Report).
DRAFT ONLY_SJMSCP Cost and Fee Analysis 2018 Update July 25 2017 Revised Draft Cumm Take_Mayo Calculations.xlsx - NOTES TO USER - 07/27/2017
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - 07/27/2017
Tables 1 - 4 (Source Tables)
Table 1 Land Conversion and Preserve Acres by Habitat Type for the 50 -year permit term
This table was finalized on June 4, 2015 as part of the Economic Analysis update. This table provides the source data by detailed habitat type for the 50 -year
permit term totals.
Table 2 Preserve Acres, Total and Remaining to be Acquired
1. Total Preserve Acres by habitat type linked from Table 1.
2. Annually, update Total Preserve Acres Acquired through 12/31 from the SJMSCP Annual Report.
3. Total Preserve Acres Remaining to be Acquired calculated by worksheet formula; links to cost and fee calculation worksheets.
Table 3 Allowed and Remaining Incidental Take Acreage
1. Take Authorizations by habitat type linked from Table 1 and adding multi-purpose open space from SJMSCP Table 1-1 and Table 4.2-2.
2. Annually, update the Cumulative Acres of Take through 12/31 from the SJMSCP Annual Report.
3. Remaining Acres of Land Conversion calculated by worksheet formula; links to cost and fee calculation worksheets.
Table 4 Preserve Acquisition Schedule, All Habitat Types, by Index Zone, Remaining Permit Term - ONLY USED IN 5 -YEAR UPDATE
This table is used in Table C.1 to calculate monitoring costs for the remainder of the permit term for preserves remaining to be acquired.
1. Preserve acres remaining to be acquired by zone linked from Table 2 (updated based on SJMSCP Annual Report).
2. At five-year update, update the years remaining in the permit term in Column C.
3. At five-year update, update the years remaining in the permit term in the denominator of the cell formulas.
DRAFT ONLY_SJMSCP Cost and Fee Analysis 2018 Update July 25 2017 Revised Draft Cumm Take_Mayo Calculations.xlsx - NOTES TO USER - 07/27/2017
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - 07/27/2017
Category A
Category B
Category C
2018 Fees - July 2017
Acquisition
Assessment &
Enhancement
Monitoring,
Management &
Administration, &
Post -permit
Endowment
Total
Total Rounded
Other Open Space
$7,531.00
$1,774.00
$395.97
$9,700.97
$9,701
Natural/Ag Lands
$15,062.00
$3,547.00
$790.90
$19,399.90
$19,400
Vernal Pool Grasslands
$55,853.00
$14,261.00
$2,409.36
$72,523.36
$72,523
Vernal Pool Wetted
$54,837.00
$59,669.00
$2,365.36
$116,871.36
$116,871
Category A Category B Category C
2017 Fees - Adopted
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
$109,737
Difference Per Acre ($)
Acquisition
Assessment &
Enhancement
Monitoring,
Management &
Administration, &
Post -permit
Endowment
Total
Total Rounded
Other Open Space
$725
$61
$10
$796
$796
Natural/Ag Lands
$1,451
$121
$20
$1,592
$1,592
Vernal Pool Grasslands
$5,666
$359
$61
$6,086
$6,086
Vernal Pool Wetted
$5,564
$1,510
$60
$7,134
$7,134
Percent Difference
Acquisition
Assessment &
Enhancement
Monitoring,
Management &
Administration, &
Post -permit
Endowment
Total
Total Rounded
Other Open Space
10.7%
3.6%
2.6%
8.9%
8.9%
Natural/Ag Lands
10.7%
3.5%
2.6%
8.9%
8.9%
Vernal Pool Grasslands
11.3%
2.6%
2.6%
9.2%
9.2%
Vernal Pool Wetted
11.3%
2.6%
2.6%
6.5%
6.5%
DRAFT ONLY_SJMSCP Cost and Fee Analysis 2018 Update July 25 2017 Revised Draft Cumm Take_Mayo Calculations.xlsx - Fee Summary Comparison - 07/27/2017
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - 07/27/2017
TABLE A.1
SJMSCP Fee Update - 2017 (for 2018 SJMSCP Development Fee Cycle)
Category A Per -Acre Acquisition Cost Factors by Zone (2017 dollars)
Fee title value'
Easement percent of fee title value2
Easement costs
b
axb
Central Zone
Primary Zone of
the Delta
$21,812
70%
$17,062
70%
$15,268
$11,943
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.
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TABLE A.2
SJMSCP Fee Update - 2017 (for 2018 SJMSCP Development Fee Cycle)
Per Acre Acquisition Cost by Preserve/Habitat Type (2017 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
$15,268 $11,943 $1,000
98% 2% 0%
$14,992 $216 $0
77% 4% 18%
$11,796 $530 $183
n/a n/a n/a
n/a n/a n/a
$15,208
$12,509
$17,450
$17,450
$760
$625
$873
$873
$15,968
$13,134
$18,323
$18,323
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.
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TABLE A.3
SJMSCP Fee Update - 2017 (for 2018 SJMSCP Development Fee Cycle)
Total Acquisition Costs by Habitat Type, Remainder of Permit Term (2017 dollars)
Preserves by Habitat Type
Land Preserve Acres
Acquisition Remaining to be Total Costs of
Cost Per Acre Acquired Acquisition
Agricultural lands
Natural lands
Non -vernal pool natural lands
Total for Natural/Ag Lands
Vernal pool grasslands
Vernal pool wetted
$15,968
$13,134
$15,235
$18,323
$18,323
50,861.99
17,736.77
$812,164,256
$232,954,737
68,598.76 $1,045,118,993
15,792.42
2,115.00
$289,364,420
$38,753,145
Sources: SJCOG, Inc., SJMSCP 2015 Annual Report, and Hausrath Economics Group.
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TABLE A.4
SJMSCP Fee Update - 2017 (for 2018 SJMSCP Development Fee Cycle)
Category A Acquisition
Fee Calculations (2017 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
$1,045,118,993
51,957.44
34,859.65
1
0.5
$15,062
$7,531
$289,364,420
5,180.80
$55,853
Costs associated with vernal pool wetted $38,753,145
Vernal pool wetted conversion (acres), remaining
Acquisition Component of Vernal Pool Wetted Fee $54,837
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.
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FINANCIAL ANALYSIS UPDATE FOR ADOPTION - 07/27/2017
update annually, California CPI factor
substitute value from prior year workbook in formula in shaded cells in table column 5.
2.6%
TABLE 6.1
SJMSCP Fee Update - 2017 (for 2018 SJMSCP Development Fee Cycle)
Category B Assessment, Planning, Restoration and Enhancement
SJMSCP Preserve land by habitat type, enhancement analysis, and enhancement cost per preserve
California CPI factor (June 2016 - June 2017)
acre (2017 dollars)
Habitat Type
Total Preserve Acres
(including
neighboring lands
preserves)
Percent of Acres Benefiting
Preserve Acres from
Enhanced' Enhancements
Perimeter
Hedgerow or
Other Linear
Habitat Feature ( Enhancement Enhancement Cost
acres)2 Cost per Acre' Total Enhancement Cost per Preserve Acre
Agricultural Habitat Lands4
Natural Lands
Ditches
Grasslands
Oak woodlands
Riparian
Submerged aquatic in the Delta
Subtotal
Other natural lands'
Subtotal Non VP Natural
Vernal pool wetted
Vernal pool grasslands
Subtotal All Natural Lands
Total
1
2
3
4
5
6
7
57,935
378
14,559
858
2,725
10
18,530
6,445
24,975
2,121
15,811
42,907
10% 5,794
33% 126
33% 4,853
33% 286
33% 908
100% 10
6,183
33% 2,148
33% 707
33% 5,270
776 $56,839 $44,107,354 $761
$122,144
$20,846
$32,788
$96,442
$70,332
$34,648
$34,648
$59,710
$13,932
$15,390,179
$101,166,939
$9,377,334
$87,601,436
$703,323
$214,239,210
$74,435,133
$288,674,343
$42,215,056
$73,426,569
14,309 $404,315,968
100,842 20,103 $448,423,322
$11,559
$19,903
$4,644
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 51MSCP 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, SJCOG, Inc., ICF, and Hausrath Economics Group
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TABLE B.2
SJMSCP Fee Update - 2017 (for 2018 SJMSCP Development Fee Cycle)
Category B Assessment, Planning, Restoration and Enhancement Cost Factors (2017 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
Sources: SJCOG, Inc., ICF, and Hausrath Economics Group
33
10
$8,171
$269,645
10
$54,472
$1,797,589
5
$27,236
$898,794
$761
$11,559
$19,903
$4,644
used in formulae below to calculate costs for the remainder of the permit term
assumes 6 hours per visit
replace value from prior year workbook in formula before changing CPI every year
assumes 40 hours per plan
replace value from prior year workbook in formula before changing CPI every year
assumes 40 hours per plan for each enhancement project
replace value from prior year workbook in formula before changing CPI every year
DRAFT ONLY_SJMSCP Cost and Fee Analysis 2018 Update July 25 2017 Revised Draft Cumm Take_Mayo Calculations.xlsx - B2 AssessmentEnhancementCost - 07/27/2017
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - 07/27/2017
TABLE B.3
SJMSCP Fee Update - 2017 (for 2018 SJMSCP Development Fee Cycle)
Category B Assessment, Planning, Restoration and Enhancement (2017 dollars)
Cost Allocation by Habitat Type
Remainder of Permit Term
Acres
Remaining to Percent of
Preserves by Habitat Type be Acquired1 Total
Costs - Remainder of Permit Term
Total cost allocated by preserve type percent of total preserve
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
50,861.99
17,736.77
15,792.42
2,115.00
59%
21%
18%
2%
100%
$158,540
$55,287
$49,226
$6,593
$269,645
$1,056,907
$368,568
$328,165
$43,949
$1,797,589
$528,453
$184,284
$164,082
$21,975
$898,794
$38,722,496
$205,011,028
$73,340,260
na
$317,073,784
na
na
na
$42,095,636
$42,095,636
86,506.18
1. Includes 600 acres of neighboring lands preserves.
Sources: SJCOG, Inc., SJMSCP 2015 Annual Report, ICF, and Hausrath Economics Group.
DRAFT ONLY_SJMSCP Cost and Fee Analysis 2018 Update July 25 2017 Revised Draft Cumm Take_Mayo Calculations.xlsx - B3 AssessEnhancementCostAlloc - 07/27/2017
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - 07/27/2017
TABLE B.4
SJMSCP Fee Update - 2017 (for 2018 SJMSCP Development Fee Cycle)
Category B Assessment, Planning, Restoration and Enhancement
Fee Calculations (2017 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
$213,827
$1,425,475
$712,737
$243,733,524
$246,085,563
Natural/Agricultural land conversion (acres), remaining
51,957.4
51,957.4
51,957.4
51,957.4
51,957.4
Multi-purpose open space conversion (acres), remaining)
34,859.7
34,859.7
34,859.7
34,859.7
34,859.7
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
$21
$10
$3,513
$3,547
Assessment & Enhancement Component of Multi -Purpose Open Space Feel
$2
$11
$5
$1,757
$1,774
Costs associated with vernal pool grasslands
$49,226
$328,165
$164,082
$73,340,260
$73,881,733
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
$10
$63
$32
$14,156
$14,261
Costs associated with vernal pool wetted
$6,593
$43,949
$21,975
$42,095,636
$42,168,153
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
$59,566
$59,669
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.
DRAFT ONLY_SJMSCP Cost and Fee Analysis 2018 Update July 25 2017 Revised Draft Cumm Take_Mayo Calculations.xlsx - B4 AssessmentEnhancementFEE - 07/27/2017
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - 07/27/2017
TABLE C.5 for Annual Update
SJMSCP Fee Update - 2017 (for 2018 SJMSCP Development Fee Cycle)
Category C Monitoring and Program Management/Administration, including endowment for post -permit costs
Fee Calculations (2017 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
Costs associated with vernal pool wetted
Vernal pool wetted conversion (acres), remaining
Monitoring & Administration Component of Vernal Pool Wetted Fee
$19,920,137
53,133.4
35,288.7
$12,542,577 $5,413,076
53,133.4 53,133.4
35,288.7 35,288.7
1 1 1
0.5 0.5 0.5
$281 $177 $76
$211,667
53,133.4
35,288.7
1
0.5
$3
$411,840
53,133.4
35,288.7
$14,921,108 $53,420,405
53,133.4 53,133.4
35,288.7 35,288.7
1 1 1
0.5 0.5 0.5
$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
$595,034 $374,659 $161,694 $6,323 $12,302 $445,708 $1,595,720
706.7 706.7 706.7 706.7 706.7 706.7 706.7
$842 $530 $229 $9 $17 $631 $2,258
Note: Accounts for existing preserve fund balances applied against these costs.
1. The fee calculation allocates the costs associated with agricultural habitat and non -vernal pool natural lands preserves to conversion of both those high value lands (agricultural land and non -vernal pool natural land) and lower value
multi-purpose open space, thereby assisting with the financing of management and monitoring on agricultural and natural lands preserves.
Sources: SJCOG, Inc. and SJMSCP 2014 Annual Report (February 2015 draft), ICF, and Hausrath Economics Group.
DRAFT ONLY_SJMSCP Cost and Fee Analysis 2018 Update July 25 2017 Revised Draft Cumm Take_Mayo Calculations.xlsx - C MonitorAdminFEE - 07/27/2017
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - 07/27/2017
TABLE 1
2017 Economic Analysis and Fee Update
Land Conversion and Preserve Acres by Habitat Type for the 50 -year Permit Term
Habitat Type
Number of Preserve Total Preserve Neighboring Land Total All
Acres to Land Acres for Protection Preserve Percent
Land Conversion Conversion Acres Compensation Preserves Acres Total Acres
Agricultural lands1
Natural Lands
Ditches2
Grasslands3
Oak woodlands4
Riparians
Submerged aquatic in the Delta Zone
Vernal pool grasslands6
57,635 1.00 57,635 300 57,935 57%
126 3.00 378 378 0.37%
4,853 3.00 14,559 14,559 14.44%
286 3.00 858 858 0.85%
900 3.00 2,700 25 2,725 2.70%
3 3.00 10 10 0.01%
VP - wetted surface area
VP -upland grassland
VP -Neighboring Land Protection preserves'
707
5,187
3.00 2,121 2,121
3.00 15,561 15,561
na 250 250
Other natural lands$
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.
DRAFT ONLY_SJMSCP Cost and Fee Analysis 2018 Update July 25 2017 Revised Draft Cumm Take_Mayo Calculations.xlsx - 1 SJMSCP Acres 6_4_2015 - 07/27/2017
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - 07/27/2017
TABLE 2
2017 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
12/31/2016
7,073.01
7,156.83
50.80
30.60
7,238.23
14,311.24
6.00
18.585
14,335.83
Total Preserve
Acres Remaining
to Be Acquired
(links to A.3, B.3.
and C.4)
50,861.99
378.00
7,402.17
858.00
2,674.20
10.00
6,414.40
17,736.77
68,598.76
2,115.00
15,792.42
86,506.18
Sources: Table 1 and SJCOG, Inc., 2016 Annual Report Table 6 and Table 12
DRAFT ONLY_SJMSCP Cost and Fee Analysis 2018 Update July 25 2017 Revised Draft Cumm Take_Mayo Calculations.xlsx - 2 RemainingPreservetoAcquire - 07/27/2017
FINANCIAL ANALYSIS UPDATE FOR ADOPTION - 07/27/2017
TABLE 3
2017 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, ,_______
12/31/2016 to A.4, B.4. and C.5)
13,539.65
2,605.35
0.30
6.20
446.24
16,597.74
44,095.35
34,859.65
706.70
5,180.80
7,862.09
92,704.59
Sources: Table 1, SJMSCP Table 1-1 and Table 4.2-2; SJCOG, Inc., 2016 Annual Report Table 4 (revised)
DRAFT ONLY_SJMSCP Cost and Fee Analysis 2018 Update July 25 2017 Revised Draft Cumm Take_Mayo Calculations.xlsx - 3 Cumulative Take_Remaining - 07/27/2017
RESOLUTION NO. 2017-206
A RESOLUTION OF THE LODI CITY COUNCIL
SETTING THE SAN JOAQUIN COUNTY MULTI -SPECIES
HABITAT CONSERVATION AND OPEN SPACE PLAN
DEVELOPMENT FEE SCHEDULE FOR 2018
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 2018; 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 cost
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
attached hereto.
4. The Fee provided in this resolution shall be effective on January 1, 2018.
5. That the Lodi City Council hereby approves the Habitat Conservation and Open Space
fee adjustment as delineated on Exhibit A attached hereto and made a part of this
Resolution.
Dated: November 1, 2017
I hereby certify that Resolution No. 2017-206 was passed and adopted by the City
Council of the City of Lodi in a regular meeting held November 1, 2017, by the following vote:
AYES: COUNCIL MEMBERS — Chandler, Nakanishi, and Mayor Kuehne
NOES: COUNCIL MEMBERS — None
ABSENT: COUNCIL MEMBERS — Johnson and Mounce
ABSTAIN: COUNCIL MEMBERS — None
2017-206
-\pn,?1:eAAr4,04)
NNIFERL . FERRAIOLO
ty Clerk
Katherine .44167
CHAIFL
Robert °i -lana,
VICECHAIR
!1.1.dree 7. [daub
caEMvrr
CMMOF
,,
nHEnxwn aiF
SAN pAcew
EXHIBIT "A"
� O , 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 (SJAISCP)
2018 LT dated Habitat Fees*
Habitat Type
Fee Per Acre
Multi -Pu pose Open Space
$9,701
Natural
$19,400
Agriculture
$19.400
Vernal Pool - uplands
572.523
Vernal Pool - wetted
$116,871
* Effecnve Januar}' 1, 2018— December 31. 201
2018 Endowment Fees with In -lieu Land**
Type ofPreserre
Ful�mreePPieug
Castlacre
Lard
tilanagenrenr
Castlacre
TOTAI. PER
.AC.RE
E'DO1111ENT
Agricultural Habitat Lauds
$3,547.00
$790.90
$4,337.90
Natural Lands
$3,547.00
$790.90
54,337.90
Veinal Pool Habitat
Bernal Pool Grasslands
$14,261.00
$2,409.36
S16,670.36
Vernal Pool Fretted
$59,669.00
$2,365.36
S62,034.36
** Effective January 1, 2018 — December 31, 2018 in lien of fees to be used as the endoiNment for the
dedicated land preserves (Category B + C)
VELB Mitigation
A special fee category shall apply when removal of the Valley Elderberry Long -homed 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 Find 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 pre -construction 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 distlubance or stem removal_ whichever comes fust.
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
SAN JOAQUIN COUNTY MULTI -SPECIES HABITAT CONSERVATION
AND OPEN SPACE PLAN DEVELOPMENT FEES FOR 2018
PUBLISH DATE: SATURDAY, OCTOBER 21, 2017
LEGAL AD
TEAR SHEETS WANTED: One (11 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 19, 2017
ORDERED BY: JENNIFER M. FERRAIOLO
CITY CLERK
PAMELA M. FARRIS
DEPUTY CITY CLERK
ELIZABETH BURGOS
ADMINISTRATIVE CLERK
Verify Appearance of this Legal in the Newspaper — Copy to File
Emailed to the Sentinel at classifiedl@lodinews.com at (time) on (date) (pages)
LNS Phoned to confirm receipt of all pages at (time) _ES _PMF (iniliais)
forms\advins.doc
DECLARATION OF POSTING
NOTICE OF PUBLIC HEARING TO CONSIDER ADOPTING RESOLUTION SETTING
SAN JOAQUIN COUNTY MULTI -SPECIES HABITAT CONSERVATION AND OPEN
SPACE PLAN DEVELOPMENT FEES
On Thursday, October 19, 2017, in the City of Lodi, San Joaquin County, California, a
Notice of Public Hearing to consider resolution setting San Joaquin County Multi -
Species Habitat Conservation and Open Space Plan Development Fees for 2018
(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
declare under penalty of perjury that the foregoing is true and correct.
Executed on October 19, 2017, at Lodi, California.
42172‘,."..-7,
PAMELA M. FARRIS ELIZABETH BURGOS
DEPUTY CITY CLERK ADMINISTRATIVE CLERK
ORDERED BY:
JENNIFER M. FERRAIOLO
CITY CLERK
N:\Administration\CLERK\Public Hearings \AFFADAVITS\DECPOSTCDD2.doc
CITY OF LODI
Carnegie Forum
305 West Pine Street, Lodi
NOTICE OF PUBLIC HEARING
Date: November 1, 2017
Time: 7:00 p.m.
1
For information regarding this notice please contact:
Jennifer M. Ferraiolo
City Clerk
Telephone: (209) 333-6702
1
EXELBIT
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that on Wednesday, November 1, 2017, 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) Consider adopting resolution setting San Joaquin County
Multi -Species Habitat Conservation and Open Space Plan
Development Fees for 2018.
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, 2"d 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:
-yy\fe.vvuteo
(Je• nifer erraiolo
�Eity Clerk
Dated: October 18, 2017
Approved as to form:
Janice agdich
City Attbrney
AVISO: Para obtener ayuda interpretativa con esta noticia, por favor Ilame a la oficina de la
Secretaria Municipal, a las (209) 333-6702.
CLERK\PUBHEAR\NOTICES\NOTCDD DOC 10/11117