HomeMy WebLinkAboutResolutions - No. 2021-213RESOLUTION NO. 2021-213
A RESOLUTION OF THE LODI CITY COUNCIL ADOPTING AMENDMENT TO
2012 WASTEWATER MASTER PLAN TO INCLUDE 2018 AMENDMENT TO THE
SOUTH WASTEWATER TRUNK LINE MASTER PLAN; AND APPROVING 2021
IMPACT MITIGATION FEE PROGRAM FINAL REPORT AND SCHEDULE OF FEES
WHEREAS, in 1991, City Council approved the Impact Mitigation Fee Program (IMFP)
that established impact fees in the categories of water, wastewater, storm drainage, streets,
police, fire, parks, and general City facilities. An electric utility impact fee was established in
2007; and
WHEREAS, on August 15, 2012, City Council approved the updated Impact Mitigation
Fee Program Report and the recommended schedule of fees for water, wastewater, storm
drainage, transportation, police, fire, parks, electric, general city facilities, and art in public
places which assigned the majority of responsibility to new development for the construction of
storm drainage pipes and basins and neighborhood parks; and
WHEREAS, in 2013, City Council adopted Resolution No. 2013-187 which established a
neighborhood parks impact fee and added a second storm drainage zone (and corresponding
fee) for new residential developments located west of Lower Sacramento Road; and
WHEREAS, in October 2016, Council approved Resolution No. 2016-188 at the
recommendation of City staff which eliminated the temporary 60% reduction of fees for low and
medium density zoning designations and in -fill projects of more than 10 lots; and
WHEREAS, the 2021 Impact Mitigation Fee Program Update includes a Non -Potable
Water Impact Fee that was not included in the 2012 Impact Fee Program because the program
required new development to construct the non -potable water improvements; and
WHEREAS, to determine the Non -Potable Water Impact Fee, staff prepared a Non -
Potable Water Study to provide the basis and backup for the fee; and
WHEREAS, in 2012, City Council approved Resolution No. 2021-142, thereby approving
City of Lodi Master Plans that included the City's Wastewater Master Plan; and
WHEREAS, in 2018, the City undertook the preparation of the 2018 Amendment to the
South Wastewater Trunk Line Master Plan (SWTL Master Plan) that describes an alternate
configuration for wastewater trunk lines in the area south of Harney Lane; and
WHEREAS, prior to the approval of the 2012 Wastewater Master Plan, the City Council
did adopt the City of Lodi Master Plans Negative Declaration that evaluated the potential
impacts associated with implementation of the Wastewater Master Plan; and
WHEREAS, the improvements proposed in the SWTL Master Plan will adequately serve
planned development south of Harney Lane in a more cost effective manner than proposed in
the 2012 Wastewater Master Plan; and
WHEREAS, the improvements proposed in the SWTL Master Plan will not serve any
areas beyond those areas served by the improvements proposed in the 2012 Wastewater
Master Plan; and
WHEREAS, the improvements proposed in the SWTL Master Plan will not result in any
additional capacity beyond that provided by the improvements in the 2012 Wastewater Master
Plan; and
WHEREAS, the improvements in the SWTL Master Plan would be located in City street
right of way and will eliminate previously planned trunk lines that would be located in agricultural
lands and that would have resulted in greater ground disturbance to currently undeveloped
lands; and
WHEREAS, Section 16152 of the CEQA Guidelines establishes that when a negative
declaration has been adopted for a project, no subsequent negative declaration shall be
prepared for that project unless the lead agency (City of Lodi) determines one or more of the
following exclusions exists:
1. Substantial changes to the project are proposed that involve new significant
environmental effects or a substantial increase in the severity of previously
identified significant effects;
2. Substantial changes occurred with respect to the circumstances under which the
project is undertaken that involve new significant environmental effects or a
substantial increase in the severity of previously identified significant effects;
3. New information of substantial importance, which was not known at the time the
negative declaration was adopted, shows any of the following:
a. The project will have one or more significant effects not discussed in the
previous negative declaration;
b. Significant effects previously examined will be substantially more severe;
C. Mitigation measures or alternatives are identified that would substantially
reduce one or more significant effects of the project are found to be
feasible and the project proponents decline to adopt the mitigation
measures or alternative.
WHEREAS, there is no evidence that the exclusions established in Section 15162 of the
CEQA Guidelines apply to the amendment to include the improvement of the SWTL Master
Plan in the City's 2012 Wastewater Master Plan.
NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council does hereby adopt
the Amendment to the 2012 Wastewater Master Plan to include 2018 Amendment to the South
Wastewater Trunk Line Master Plan; and
BE IT FURTHER RESOLVED that the City Council does hereby approve the 2021
Impact Mitigation Fee Program Final Report and Schedule of Fees, attached hereto as Exhibits
1 and 2.
Dated: July 21, 2021
I hereby certify that Resolution No. 2021-213 was passed and adopted by the City
Council of the City of Lodi in a regular meeting held July 21, 2021, by the following vote:
AYES: COUNCIL MEMBERS — Chandler, Hothi, Khan, Kuehne, and
Mayor Nakanishi
NOES: COUNCIL MEMBERS — None
ABSENT: COUNCIL MEMBERS — None
ABSTAIN: COUNCIL MEMBERS — None
JENNIF CUSMIR
- City Clerk
2021-213
City of Lodi - 2021 IMFP Update Fee Summary
Water and Wastewater Fees
5/8 -inch meter
$
1,847.22
$
2,717.90
3/4 -inch meter
$
2,757.04
$
4,056.57
1 -inch meter
$
4,604.26
$
6,774.47
1 1/2 -inch meter
$
9,180.94
$
13,508.38
2 -inch meter
$
14,695.02
$
21,621.52
3 -inch meter
$
27,570.39
$
40,565.70
4 -inch meter
$
45,959.85
$
67,623.02
6 -inch meter
$
91,892.12
$
135,205.48
8 -inch meter
$
147,032.91
$
216,336.88
10 -inch meter
$
211,382.21
$
311,017.22
Transportation, Police, Fire, Parks, General City Facilities, Art in Public Places and Non -Potable Water Fees
Transportation
$925.00
$502.37
$502.37
$1,558.90
$1,133.13
$576.09
Police
$779.62
$656.52
$547.14
$341.94
$547.14
$182.35
Fire
$492.67
$414.88
$345.73
$414.10
$662.56
$220.85
Community Park
$4,997.98
$4,208.80
$3,507.58
$526.29
$841.66
$280.39
Neighborhood Park
$3,480.16
$2,930.66
$2,442.22
$366.33
$586.13
$195.38
General City Facilities
$871.69
$734.05
$611.75
$382.32
$611.75
$203.89
Art in Public Places
$98.64
$83.06
$69.22
$43.26
$69.22
$23.07
Non -Potable Water
$673.83
$545.96
$461.47
$184.41
$189.37
$78.53
Storm Drainage Fees
Drainage - Zone 1 $1,709.32 $854.66 $689.20 $17,947.88 $17,947.88 $19,229.87 N/A
Drainage - Zone 2 $5,295.14 $2,647.57 $2,135.00 $55,599.01 $55,599.01 $59,570.36 $39,713.58
Electric Utility Fees - Single Phase Panel
200 amps
$
1,353.57
$
1,561.81
60 amps
N/A
$
284.75
N/A
100 amps
N/A
$
474.59
N/A
125 amps
N/A
$
593.23
N/A
200 amps
N/A
$
949.17
N/A
400 amps
N/A
$
1,898.34
N/A
600 amps
N/A
$
2,847.51
N/A
200 amps
$
1,353.57
$
1,561.81
$
3,123.62
400 amps
$
2,707.14
$
3,123.62
$
6,247.24
600 amps
$
4,060.71
$
4,685.43
$
9,370.86
800 amps
$
5,414.28
$
6,247.24
$
12,494.48
1000 amps
$
6,767.84
N/A
$
15,618.10
1200 amps
$
8,121.41
N/A
$
18,741.72
1600 amps
$
10,828.55
N/A
$
24,988.96
2000 amps
$
13,535.69
N/A
$
31,236.20
2500 amps
$
16,919.61
N/A
$
39,045.25
3000 amps
$
20,303.53
N/A
$
46,854.30
1 Applies only to development west of Highway 99 that benefits from the construction of the wastewater trunk line serving the southern area of the City.
0 1 iii Harris & Associates
Exhibit 2
FINAL
Impact Mitigation Fee Program
Update
City of Lodi
June 8, 2021
Prepared for:
City of Lodi
County of San Joaquin, California
Prepared by:
� Harris &Associates
Final Report — June 2021
Summary of Responsibilities
Description of Item Prepared By Approved By
Development Forecast
Assignment of Burden
to Land Use
Project Cost Estimates
Lyman Chang, City of Lodi
Alison Bouley, Harris & Associates
Storm Drain, Transportation, Wastewater
Conveyance, Water Supply, Fire, Police,
General Facilities, AIPP, Water and
Wastewater Treatment
Alison Bouley, Harris & Associates
Storm Drain, Transportation, Wastewater
Conveyance, Water Supply, Fire, Police,
General Facilities, AIPP, Water, Non -Potable
Water, Electrical Distribution and Parks
l./, -V_ �
Charles E. Swimley Jr., City of Lodi
ako
a
Charles E. Swimley Jr., City of Lodi
Charles E. Swimley Jr., City of Lodi
Description of Item Prepared By Approved By��
Development Impact Fee Estimates CK`y� _(__)
Alison Bouley, Harris & Associates Charles E. Swimley Jr., City of Lodi
Legal Form
Approved for Transmittal to
City Council
Janice MOdich, City of Lodi -
ice Magolich, City of Lodi
City of Lodi
Impact Mitigation Fee Program
City of Lodi
Impact Mitigation Fee Program Update
Table of Contents
June 2021
Page i
1. Executive Summary and Introductory Sections...................................................................... 1
Introduction....................................................................................................................... 1
Purposeof IMFP................................................................................................................ 1
Vacant Land Description.................................................................................................... 2
Summary of Proposed Fees............................................................................................... 3
Fee Adjustment Procedures.............................................................................................. 4
Nexus Requirement Summary.......................................................................................... 4
Lodi Municipal Code Amendments................................................................................... 5
Citycontributions.............................................................................................................. 5
2. Development Assumptions..................................................................................................... 8
Population......................................................................................................................... 8
Land Use Categories and Density Assumptions................................................................ 9
Vacant Land Inventory...................................................................................................... 9
3. Impact Fee Methodology...................................................................................................... 13
DUEFactors..................................................................................................................... 13
CostEstimates................................................................................................................. 14
Mark-Up Assumptions..................................................................................................... 14
Land Acquisition Assumptions........................................................................................ 15
FeeMethodology............................................................................................................ 15
Plan -Based Fee Methodology.......................................................................................... 15
Standard -Based Fee Methodology.................................................................................. 16
Credits and Reimbursement Policies.............................................................................. 18
LandUses......................................................................................................................... 18
4. Water.....................................................................................................................................20
Background...................................................................................................................... 20
Facilitiesand Costs.......................................................................................................... 20
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page ii
Dwelling Unit Equivalents................................................................................................ 21
FeeMethodology............................................................................................................ 22
Surface Water Treatment Component............................................................................ 22
New Water Supply Facilities Component........................................................................ 24
Total Water Impact Mitigation Fee................................................................................. 24
FeeSchedule.................................................................................................................... 25
NexusRequirements....................................................................................................... 25
5. Non -Potable Water .........................................
Background ...............................................
Facilities and Costs ...................................
Dwelling Unit Equivalents .........................
Fee Methodology .....................................
Fee Schedule .............................................
Nexus Requirements ................................
................................................................... 27
................................................................... 27
................................................................... 27
................................................................... 28
................................................................... 29
................................................................... 30
................................................................... 30
6. Wastewater........................................................................................................................... 32
Wastewater Treatment Plant.......................................................................................... 32
Background...................................................................................................................... 32
Facilitiesand Costs.......................................................................................................... 32
Dwelling Unit Equivalents................................................................................................ 33
FeeMethodology............................................................................................................ 33
FeeSchedule.................................................................................................................... 35
Nexus Requirements....................................................................................................... 36
South Wastewater Trunk Line......................................................................................... 38
Background...................................................................................................................... 38
Facilitiesand Costs.......................................................................................................... 38
Dwelling Unit Equivalents................................................................................................ 40
FeeMethodology............................................................................................................ 40
FeeZones......................................................................................................................... 41
FeeSchedule.................................................................................................................... 43
Nexus Requirements....................................................................................................... 43
Lodi IMFP Final Draft Report
Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page iii
7. Storm Drainage......................................................................................................................
45
Background......................................................................................................................
45
Facilitiesand Costs..........................................................................................................
45
Dwelling Unit Equivalents
................................................................................................ 48
FeeMethodology............................................................................................................
49
FeeSchedule....................................................................................................................
50
NexusRequirements.......................................................................................................
51
8. Transportation....................................................................................................................... 53
Background...................................................................................................................... 53
Facilitiesand Costs.......................................................................................................... 53
Dwelling Unit Equivalents................................................................................................ 55
FeeMethodology............................................................................................................ 56
FeeSchedule.................................................................................................................... 56
NexusRequirements....................................................................................................... 57
9. Police......................................................................................................................................59
Background...................................................................................................................... 59
Facilitiesand Costs.......................................................................................................... 59
Level Of Service Standard................................................................................................ 59
Dwelling Unit Equivalents................................................................................................ 60
FeeMethodology............................................................................................................ 60
FeeSchedule.................................................................................................................... 64
Nexus Requirements....................................................................................................... 64
10. Fire......................................................................................................................................... 66
Background...................................................................................................................... 66
Facilitiesand Costs.......................................................................................................... 66
Level of Service Standard................................................................................................ 68
Dwelling Unit Equivalents................................................................................................ 68
FeeMethodology............................................................................................................ 69
FeeSchedule.................................................................................................................... 70
Nexus Requirements....................................................................................................... 71
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page iv
11. Community Parks................................................................................................................... 73
Background...................................................................................................................... 73
Facilitiesand costs........................................................................................................... 73
Level of Service Standard................................................................................................ 74
Dwelling Unit Equivalents................................................................................................ 75
FeeMethodology............................................................................................................ 75
FeeSchedule.................................................................................................................... 76
NexusRequirements....................................................................................................... 77
12. Neighborhood Parks..............................................................................................................79
Background...................................................................................................................... 79
Facilitiesand Costs.......................................................................................................... 79
Dwelling Unit Equivalents................................................................................................ 81
FeeZones......................................................................................................................... 82
FeeMethodology............................................................................................................ 84
FeeSchedule.................................................................................................................... 85
Nexus Requirements....................................................................................................... 85
13. Electric Utility......................................................................................................................... 87
Background...................................................................................................................... 87
Facilitiesand Costs.......................................................................................................... 87
Dwelling Unit Equivalents................................................................................................ 89
FeeMethodology............................................................................................................ 90
FeeSchedule.................................................................................................................... 91
Nexus Requirements....................................................................................................... 93
14. General City Facilities............................................................................................................ 95
Background...................................................................................................................... 95
Facilitiesand Costs.......................................................................................................... 95
Level of Service Standard................................................................................................ 96
Dwelling Unit Equivalents................................................................................................ 97
FeeMethodology............................................................................................................ 98
FeeSchedule.................................................................................................................... 99
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page v
Nexus Requirements....................................................................................................... 99
15. Art in Public Places.............................................................................................................. 101
Background.................................................................................................................... 101
Facilitiesand Costs........................................................................................................ 101
Level of Service Standard.............................................................................................. 102
Dwelling Unit Equivalents.............................................................................................. 103
FeeMethodology.......................................................................................................... 104
FeeSchedule.................................................................................................................. 104
Nexus Requirements..................................................................................................... 105
16. Implementation and Administration................................................................................... 107
Implementation............................................................................................................. 107
FeeAdjustments............................................................................................................ 107
Fee Program Administrative Requirements.................................................................. 107
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page vi
Tables and Figures
Table 1-1: Water and Wastewater Fees......................................................................................... 3
Table 1-2: Transportation, Police, Fire, Parks, General City Facilities, Art in Public Places and
Non -Potable Water Fees................................................................................................................. 3
Table 1-3: Storm Drainage Fees...................................................................................................... 3
Table 1-4: South Wastewater Trunk Line Fees............................................................................... 3
Table 1-5: Electric Utility Fees......................................................................................................... 4
Table 1-6: City Contributions.......................................................................................................... 6
Table 2-1: Residential Density Assumptions................................................................................... 8
Table 2-2: Projected Citywide Population Increase........................................................................ 9
Table 2-3: Population Density by Land Use Category..................................................................... 9
Table 2-4: Projected Citywide Non -Residential Development.....................................................
10
Figure 2-1: 2035 Projected Housing Development.......................................................................
11
Figure 2-2: Non -Residential Growth Forecast..............................................................................
12
Table 3-1: Demand Variable by Fee Component..........................................................................
13
Table 3-2: Summary of Facilities Costs.........................................................................................
14
Table 3-3: Mark-Up Assumptions.................................................................................................
15
Table 4-1: Surface Water Treatment and Storage Costs..............................................................
20
Table 4-2: Hydraulic Capacity Factors for Various Meter Sizes ....................................................
21
Table 4-3: Water Dwelling Unit Equivalents of Future Non -Residential Development 1 ............
22
Table 4-4: Water Dwelling Unit Equivalents of Future Residential Development .......................
22
Table 4-5: Surface Water Treatment Component Calculation.....................................................
23
Table 4-6: New Water Supply Facilities Component Calculation .................................................
24
Table 4-7: Proposed Water System Impact Mitigation Fee Summary .........................................
24
Table 4-8: Proposed Water System Impact Mitigation Fee Schedule ..........................................
25
Table 5-1: Non -Potable Water Distribution Costs........................................................................
28
Table 5-2: Estimated Non -Potable Water Demand for Various Land Uses ..................................
29
Table 5-3: Non -Potable Water Dwelling Unit Equivalents of Future Non -Residential
Development.................................................................................................................................
29
Table 5-4: Proposed Non -Potable Water Impact Mitigation Fee Schedule .................................
30
Table 6-1: Wastewater Treatment Impact Mitigation Fee Calculation ........................................
34
Table 6-2: Proposed Wastewater Treatment Plant Impact Mitigation Fee Schedule ..................
35
Figure 6-1: Wastewater Facilities Through 2035..........................................................................
39
Table 6-3: South Wastewater Trunk Line Costs............................................................................
40
Table 6-4: Dwelling Unit Equivalents............................................................................................
40
Table 6-5: South Wastewater Trunk Line Fee Calculation per DUE .............................................
41
Figure 6-2: Wastewater Fee Zones...............................................................................................
42
Table 6-6: South Wastewater Trunk Line Fee Schedule...............................................................
43
Figure 7-1: Storm Drain Fee Zones...............................................................................................
47
Table 7-1: Zone 1 Cost Summary..................................................................................................
48
Table 7-3: Storm Drainage Dwelling Unit Equivalents..................................................................
49
Table 7-4: Storm Drainage Fee per DUE Calculation....................................................................
50
Table 7-5: Zone 1 Storm Drainage Fees........................................................................................
51
Table 7-6: Zone 2 Storm Drainage Fees........................................................................................
51
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page vii
Table 8-1: Transportation Cost Summary..................................................................................... 55
Table 8-2: Calculation of Dwelling Unit Equivalent (DUE) Factors ...............................................
56
Table 8-3: Transportation Cost per DUE Calculations..................................................................
56
Table 8-4: Transportation Fees..................................................................................................... 57
Table 9-1: Police Cost Summary................................................................................................... 59
Table 9-2: Police Facilities Dwelling Unit Equivalents.................................................................. 60
Table 9-3: Police Station Cost to Spread to New Development................................................... 62
Table9-5: Police Fees.................................................................................................................... 64
Table 10-1: Fire Facilities Costs..................................................................................................... 67
Table 10-2: Fire Facilities Dwelling Unit Equivalents.................................................................... 68
Table 10-3: Fire Station Persons Served....................................................................................... 69
Table 10-4: Fire Fee per DUE and per Employee.......................................................................... 70
Table10-5: Fire Fees.....................................................................................................................70
Table 11-1: Community Park Facilities Costs................................................................................ 74
Table 11-2: Park Service Standards............................................................................................... 74
Table 11-3: Community Parks Dwelling Unit Equivalents............................................................ 75
Table 11-4: Community Park Fees per DUE.................................................................................. 76
Table 11-5: Community Park Fees................................................................................................ 76
Figure 12-1: Neighborhood Park Facilities Through 2035............................................................ 80
Table 12-1: Neighborhood Parks Costs......................................................................................... 81
Table 12-2: Neighborhood Park Dwelling Unit Equivalents......................................................... 82
Figure 12-2: Parks Fee Zones........................................................................................................ 83
Table 12-3: Neighborhood Parks Fee Calculation per DUE .......................................................... 84
Table 12-4: Neighborhood Parks Fee Schedule............................................................................ 85
Table 13-1 LEU 230KV Intertie Cost Allocation............................................................................. 87
Table 13-2: Electric Utility Costs...................................................................................................
89
Table 13-3: Electric Utility Dwelling Unit Equivalents..................................................................
90
Table 13-5: Electric Utility DUEs by Maximum Load Capacity...................................................... 92
Table 13-6: Electric Utility Fees..................................................................................................... 92
Table 14-1: General City Facilities Costs....................................................................................... 96
Table 14-2: General City Facilities Dwelling Unit Equivalents...................................................... 97
Table 14-3: General City Facilities Fee per DUE............................................................................ 98
Table 14-4: General City Facilities Fees........................................................................................
99
Table 15-1: Existing Art in Public Places.....................................................................................
102
Table 15-2: Art in Public Places Dwelling Unit Equivalents........................................................
104
Table 15-3: Art in Public Places Fee............................................................................................
104
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 1
1. EXECUTIVE SUMMARY AND INTRODUCTORY SECTIONS
INTRODUCTION
The City of Lodi (City) is located in the San Joaquin Valley, approximately 10 miles north of
Stockton and 35 miles south of Sacramento. Incorporated in 1906, the City has grown to a
current population of more than 64,000. Corresponding to this population growth, the San
Joaquin Council of Government estimates that there are approximately 26,000 jobs in the City.
The City's growth is provided for in both the General Plan and the City's Growth Ordinance (LMC
15.34) that allows for an increase in population of 2% per year.
Increased population and employment in the City will lead to increased demand for public
infrastructure and services and will ultimately impact infrastructure and the facilities required to
provide such services. Where backbone infrastructure and capital facilities are inadequate,
permitting development is contrary to the responsibility of local government to protect the
public's health, safety, and welfare. Consequently, the City has planned for construction and
expansion of backbone infrastructure and capital facilities that will adequately serve current and
future development anticipated through 2035.
Funding for these facilities will come from several sources, including the City's Impact Mitigation
Fee Program (IMFP); federal, state and local programs; developer contributions; and other
funding sources. The IMFP Fees discussed in this report will apply to all future growth within the
City projected through 2035.
PURPOSE OF IMFP
As new development occurs within the City, new backbone infrastructure and capital facilities
will be required to meet the demands from future development. Backbone infrastructure and
capital facilities will be funded through the City's IMFP, which will contain separate fee categories
for each type of infrastructure and capital facility not constructed by new development. The
IMFP will apply to all future growth anticipated through 2035, except where otherwise noted in
this report. The infrastructure and capital facility impact fee categories incorporated in this
report include:
• Water Fee;
• Wastewater Fee;
• Non -Potable Water Fee;
• Storm Drainage Fee;
• Transportation Fee;
• Police Fee;
• Fire Fee;
• General City Facilities Fee;
• Community and Neighborhood Park Fee;
• Electric Utility Fee; and
• Art in Public Places Fee.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 2
In 2012, the City retained a team of consultants, including Harris and Associates, Goodwin
Consulting Group, Inc., Fehr & Peers, The Reed Group, and Vallier Design Associates, to assist
with the update of the IMFP. The fees in the IMFP were implemented by the Lodi City Council
under Resolution 2012-142. This resolution included an approximately 60% reduction of fees for
low and medium density zoning designations to financially incentivize the development of new
residential housing units.
In 2013 the Lodi City Council adopted Resolution 2013-187 which established a neighborhood
parks impact fee which is designed to fund neighborhood parks for new residential development
west of Lower Sacramento Road and revised the storm drainage portion of the IMFP to create a
second storm drainage zone in the area west of Lower Sacramento Road. Previously, the
infrastructure funded by both of the newly established fees was required to be built and
dedicated by the developers.
Subsequently, in October of 2016, the Lodi City Council passed Resolution 2016-188 at the
recommendation of City staff which eliminated the approximately 60% reduction of fees for low
and medium density zoning designations and in -fill projects of more than ten lots.
At this time, Harris and Associates has been retained by the City of Lodi to update the IMFP. This
document summarizes the changes made to the fee program and makes the findings required
under AB1600.
VACANT LAND DESCRIPTION
Harris and Associates in conjunction with city staff, reviewed the vacant land within the City and
the development assumptions utilized in the 2012 IMFP. Based on this review, Harris confirmed
that both the residential and non-residential growth forecasts established in 2012 were accurate
and still relevant. These forecasts developed for the 2012 IMFP continue to form the basis for
the analysis presented in this report and are a critical assumption in the determination of
infrastructure requirements. The land that has developed since 2012 or that has since entered
into a development agreement, has generally been removed from the remaining vacant land
calculations. In the following sections, we describe in detail how each fee was updated.
As forecasted in the 2012 report, development in Lodi was significantly below historical averages
from 2012 to 2015. Between 2015 and 2017, an average of 200 residential units were developed
annually. Since 2017, development has gradually increased and has returned to the historical
average of 240 units per year and is expected to continue through build -out. A total of 3,325 low
density residential units, 208 medium density residential units residential units are expected to
develop between 2021 and 2035.
Non-residential growth was estimated based on vacant land within the City. It is estimated that
by 2035 approximately 2 million square feet of industrial space, approximately 600,000 square
feet of retail, approximately 530,000 square feet of office, and approximately 68,000 square feet
of medical will develop.
A more detailed description of this analysis is included in Section 2.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
SUMMARY OF PROPOSED FEES
Tables 1-1 through 1-5 summarize the fees for each component in the IMFP.
Table 1-1: Water and Wastewater Fees
5/8 -inch meter
$
1,847.22
$
2,717.90
3/4 -inch meter
$
2,757.04
$
4,056.57
1 -inch meter
$
4,604.26
$
6,774.47
1 1/2 -inch meter
$
9,180.94
$
13,508.38
2 -inch meter
$
14,695.02
$
21,621.52
3 -inch meter
$
27,570.39
$
40,565.70
4 -inch meter
$
45,959.85
$
67,623.02
6 -inch meter
$
91,892.12
$
135,205.48
8 -inch meter
$
147,032.91
$
216,336.88
10 -inch meter
$
211,382.21
$
311,017.22
June 2021
Page 3
Table 1-2: Transportation, Police, Fire, Parks, General City Facilities, Art in Public Places and
Non -Potable Water Fees
Transportation
$925.00
$502.37
$502.37
$1,558.90
$1,133.13
$576.09
Police
$779.62
$656.52
$547.14
$341.94
$547.14
$182.35
Fire
$492.67
$414.88
$345.73
$414.10
$662.56
$220.85
Community Park
$4,997.98
$4,208.80
$3,507.58
$526.29
$841.66
$280.39
Neighborhood Park
$3,480.16
$2,930.66
$2,442.22
$366.33
$586.13
$195.38
General City Facilities
$871.69
$734.05
$611.75
$382.32
$611.75
$203.89
Art in Public Places
$98.64
$83.06
$69.22
$43.26
$69.22
$23.07
Non -Potable Water
5673.83
5545.96
5461.47
5184.41
5189.37
578.53
Table 1-3: Storm Drainage Fees
Table 1-4: South Wastewater Trunk Line Fees
1 Applies only to development west of Highway 99 that benefits from the construction of the wastewater trunk line serving the southern area of the City.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 4
Table 1-5: Electric Utility Fees
Single Phase Panel
0: Volts
1,353.57
240 Volts
480 Volts
60 amps
N/A
$
284.75
N/A
100 amps
N/A
$
474.59
N/A
125 amps
N/A
$
593.23
N/A
200 amps
N/A
$
949.17
N/A
400 amps
N/A
$
1,898.34
N/A
600 amps
N/A
$
2,847.51
N/A
Electric Utility Fees - Three Phase Panel
200 amps
$
1,353.57
$
1,561.81
$
3,123.62
400 amps
$
2,707.14
$
3,123.62
$
6,247.24
600 amps
$
4,060.71
$
4,685.43
$
9,370.86
800 amps
$
5,414.28
$
6,247.24
$
12,494.48
1000 amps
$
6,767.84
N/A
$
15,618.10
1200 amps
$
8,121.41
N/A
$
18,741.72
1600 amps
$
10,828.55
N/A
$
24,988.96
2000 amps
$
13,535.69
N/A
$
31,236.20
2500 amps
$
16,919.61
N/A
$
39,045.25
3000 amps
S
20.303.53
N/A
S
46.854.30
FEE ADJUSTMENT PROCEDURES
The fees may be adjusted in future years to reflect revised facility requirements, receipt of
funding from alternative sources (i.e., state or federal grants), revised facilities or costs, or
changes in demographics or the land use plan. In addition, the fees will be adjusted each year by
the Engineering News Record (ENR) 20 -city average Construction Cost Index (CCI).
The fee categories summarized in the IMFP may not be applicable to specialized development
projects in the City. For example, development of a cemetery, golf course, or stadium would not
fall under any of the fee categories in this study. For specialized development projects with the
exception of accessory dwelling units (ADU), the City will review the impacts and decide on the
applicable fee. An ADU is a second unit on the same lot that is attached or detached from a
residential unit. Per Assembly Bill No. 881(AB881) fees cannot be charged for an ADU that is less
than 750 square feet. For an ADU that is 750 square feet or larger, an ADU will pay a percentage
of the residential fee based on the square footage of the ADU in proportion to the primary
dwelling unit.
NEXUS REQUIREMENT SUMMARY
Assembly Bill (AB) 1600, which was enacted by the State of California in 1987, created Mitigation
Fee Act - Section 66000 et seq. of the Government Code. The Mitigation Fee Act requires that all
public agencies satisfy the following requirements when establishing, increasing, or imposing a
fee as a condition of approval of a development project:
1. Identify the purpose of the fee.
2. Identify the use to which the fee is to be put.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 5
3. Determine how there is a reasonable relationship between:
A. The fee's use and the type of development project on which the fee is
imposed.
B. The need for the public facility and the type of development project on which
the fee is imposed.
C. The amount of the fee and the cost of the public facility or portion of the public
facility attributable to the development on which the fee is imposed.
As stated above, the purpose of this IMFP report is to demonstrate that all fee components of
the updated IMFP comply with the Mitigation Fee Act. The assumptions, methodologies, facility
standards, costs, and cost allocation factors that were used to establish the nexus between the
fees and the development on which the fees will be levied are summarized in subsequent
sections of this report.
LODI MUNICIPAL CODE AMENDMENTS
The following section of the Lodi Municipal Code will need to be amended to implement the
changes included in the IMFP:
15.64 — Development Impact Mitigation Fees (entire chapter)
The changes included in the IMFP leading to the need to amend the Lodi Municipal Code are
described below:
1. The Non -Potable Water IMF fee will be a stand-alone fee.
2. Update to refer to the 2021 fee study
3. Neighborhood Park fees collected due to under developed parks will be used per the
City's discretion to construct ancillary neighborhood park and trail improvements to
accommodate new development.
CITY CONTRIBUTIONS
As stated previously in the Purpose of the IMFP, the City instituted a fee reduction for all
residential land uses in 2012 with Resolution 2012-141. This resolution, lowering fees by
approximately 60%, was adopted to incentivize residential development during economic
instability as the state and nation recovered from the Great Recession. In October 2016 the City,
at the request of City Staff, passed Resolution 2016-188 which eliminated the fee reductions for
low density and medium density zoning designations and in -fill projects of more than ten lots.
In the approximately 4 years that Resolution 2012-141 was in effect, the City of Lodi experienced
a significant inflow of residential development projects. Three of these development projects,
Rose Gate, Reynolds Ranch and Van Ruiten Ranch (now referred to as Villa Fiore), were
encompassed by developer agreements with the City that entitled the residential units to pay
the reduced fees in effect at the time of the agreement.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 6
By reducing the IMFP fees, the City successfully incentivized development during a time of
economic hardship. However, the IMFP fees not collected from these development projects
cannot be spread to future development, as this would overburden future development. The
fees that were not collected, herein described as "Fees Lost", have to be funded from sources
outside the IMFP. Based on the residential units that were developed under the reduced fees
established by Resolution 2012-141, the total Fees Lost to be funded by other sources is shown
in Table 1-6
The City of Lodi is responsible for ensuring that this shortfall is funded through other sources
including but not limited to, general fund monies and grants. The City has contributed
approximately $6 million (59 percent of the total required contributions) to date through general
fund contributions, grant procurement and other sources.
A summary of the City's required contributions, contributions to date, and contributions
remaining is presented in Table 1-6.
Table 1-6: City Contributions
Water Treatment i
$ 1,748,331.20 $ 1,748,331.20 $
-
Water Supply
522,228.80
522,228.80
Wastewater Z
3,091,170.00 3,091,170.00
-
Transportation
408, 229.00
408, 229.00
Police
475,975.00 -
475,975.00
Fire 3
- -
-
Community Park 4
2,461,233.00 881,339.20
1,579,893.80
Neighborhood Park
- -
-
General City Facilities 5 390,647.00 274,509.00 116,138.00
Art in Public Places 50,186.00 - 50,186.00
South Wastewater Trunk Line 398,786.00 - 398,786.00
Non -Potable Water - - -
Storm Drainage - - -
Electrical Utilities 604,660.00 - 604,660.00
Total $ 10,151,446.00 $ 5,995,349.40 $ 4,156,096.60
lAccounts for the $1.7 million paid from other sources and the approximatey $16 million 2020 Refunding Water
Revenue Bonds, Series A.
2Accounts for the $3.7M Wastewater Storage Pond Project apportioned to existing and new development (46.7%
based on the allocation of wastewater costs between existing development and additional capacity for new
development. See Table 6-1) and remaining $1.3 million has been paid from sources outside the IMFP.
3The City funded the expansion of Fire Station #2 with general fund monies, new developments is reimbursing
their fair share of the expansion through the IMFP.
4Accounts for the $881,339.20 Lodi Lake Boat Dock Improvements and DeBenedetti Park Improvements.
5Accounts for the $274,509.00 Children's Section Expansion of the Library.
The City of Lodi has reimbursed the IMFP for a portion of the shortfall created by Resolution
2012-141 through general fund contributions, grant funding and other sources. However, the
City is required to contribute an additional $4.1 million (41 percent of the total required
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 7
contributions) in order to ensure that all projects described in the IMFP are adequately funded
and future development is only paying their fair share.
The City will continue to seek other funding sources to compensate for the "Fees Lost" as a result
of the fee reduction established by Resolution 2012-141.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 8
2. DEVELOPMENT ASSUMPTIONS
POPULATION
The City adopted a Growth Ordinance (LMC 15.34) in 1991 that restricts the number of housing
units approved by the City to no more than a 2% annual population growth. The Growth
Ordinance provides for an additional allocation by residential land use category of approximately
65% Low Density, 10% Medium Density and 25% for High Density. The Growth Ordinance is not
seen as a constraint to residential development as the 2005 allocation translated to a maximum
of 450 new units, which is well above the anticipated residential development forecast. In
addition, unallocated permits are allowed to roll into future years; there were 3,268 unused
permits available prior to 2007.
Table 2-1 shows the residential density assumptions that were applied in estimating population
projections for the IMFP update. These assumptions have not been updated since the 2012 IMFP
Nexus Study.
Table 2-1: Residential Density Assumptions
Population Density, -
Land Use
Person/Dwelling Unit'
DensityLow -• Density 2.40
High Density 2.00
1 Derived from the 2000 census and California
Department of Finance, Population Research Unit.
The citywide residential forecast in Table 2-2 shows the anticipated population increase from
2020 to 2035 and summarizes the residential units anticipated to develop. This forecast was
developed as part of the 2012 IMFP in conjunction with local residential developers and the
forecast has held true to the consensus that development would not return to its historical
annual levels until 2019. Due to Resolution 2012-141, a number of development projects were
locked into the approximately 60% fee reduction. Table 2-2 shows the Dwelling Units included
in the IMFP as "New Dwelling Units".
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 9
Table 2-2: Projected Citywide Population Increase
--v-opuiation
increase
Low Density
Medium Density
High Density
Population
Dwelling Units
n/a
Medium Density
8-20
(LDR)
(MDR)
(HDR)
Increase
New Dwelling Units 3,325
308
0
10,216
Total Dwelling Units 3,325
308
0
10,216
LAND USE CATEGORIES AND DENSITY ASSUMPTIONS
Table 2-3 provides a summary of development densities and site coverages based on the Lodi
General Plan. This table includes a summary of expected development densities and site
coverage and these assumptions were used during the IMFP update process.
Table 2-3: Population Densitv by Land Use Cat
Residential'
Low Density
2-8
n/a
6
n/a
Medium Density
8-20
n/a
15
n/a
High Density
15-35
n/a
2S
n/a
Non-Residentia12
General Commercial
n/a
0.6
n/a
0.25
Office
n/a
0.6
n/a
0.30
Business Park
n/a
1
n/a
0.40
Industrial
n/a
0.6
n/a
0.40
Mixed Use
Downtown Mixed Use
8-35
3
20
1.0
Mixed Use Corridor
2-35
1.2
20
1.0
Mixed Use Center
8-35
1
20
1.0
1 Residential density expressed in dwelling units per net acre
Z Non-residential FAR expressed in terms of gross building sq ft per net acre.
3 IMFP fees on Mixed Use development will be imposed based on the underlying Residential or
Non -Residential development that is part of the Mixed Use project.
VACANT LAND INVENTORY
Figure 2-1 shows the spatial allocation of the residential forecast that was prepared as part of
the 2012 IMFP. This forecast examined projects in the pipeline and the available vacant land that
would be efficient extensions of development. The phasing for residential land uses was
developed with input from the residential development community and the City
Manager/Community Development Director. As part of the 2021 IMFP update, Harris and
Associates in conjunction with City Staff compared the actual development from 2012 to 2020 to
the 2012 forecast and determined that the 2012 assumptions were accurate. Development
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 10
forecasts from the 2012 IMFP have been updated to remove development that occurred
between 2012 and 2020 and to account for projects in the development pipeline.
Projected non-residential development has been estimated in 5 year increments by the City and
is shown in Table 2-4.
Table 2-4: Proiected Citywide Non -Residential Development
2020-24
800.00
215.00 275.27 331.00 77.00
1698.27
2025-29
707.00
109.00 90.00
906.00
2030-35
714.00
100.00
814.00
Total
2221.00
215.00 384.27 521.00 77.00
3418.27
1 Includes 100,000 SF of Mixed Use Corridor Major Retail.
2 Includes 70,000 SF of Mixed Use Corridor Office.
Figure 2-2 shows the initial phasing and spatial allocation of the non-residential forecast that was
prepared during the 2012 IMFP study by examining projects in the pipeline and the available
vacant land. The non-residential phasing was developed with input from the City
Manager/Community Development Director. Similarly to the residential forecast, the actual
development from 2012 to 2020 was compared to the development forecast and it was
determined that the 2012 assumptions and forecast were accurate. Development forecasts from
the 2012 IMFP have been updated to remove development that occurred between 2012 and
2020 and to account for projects in the development pipeline.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Figure 2-1: 2035 Projected Housing Development
June 2021
Page 11
01
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Figure 2-1
2035 PROJECTED HOUSING DEVELOPMENT 0 7e1A 318 V2 MILE
COVERAGE AREA MAP O 1000 2000 3000 FEET
INDICATES' PROJECTED
i; HOUSING DEVELOPMENT DEVELOPMENT PHASE 2 CITY LIMITS (2008)
FROM 2022 THRU 2035
®INDICATES MEDIUM DOWNTOWN MIXED USE
DENSITY HOUSING
DEVELOPMENT DEVELOPMENT PHASE 3 MIXED USE CORRIDOR
I4D UNITS TYP)
DEVELOPMENT PHASE 1 ❑ URBAN RESERVE
FUTURE PARKS
z
Lodi IMFP Final Draft Report Harris & Associates
rH
0
E
City of Lodi June 2021
Impact Mitigation Fee Program Page 13
3. IMPACT FEE METHODOLOGY
When impact fees are imposed, a fee report must demonstrate that logical and thorough
consideration was applied in determining that the fees correspond to the impacts created by new
development. Various findings must be made to ensure that a reasonable relationship exists
between the fee and the cost of the facility or portion of the facility attributable to new
development on which that impact fee will be levied.
DUE FACTORS
A Dwelling Equivalent Unit (DUE) is a factor that quantifies the facilities demand of different land
use types in terms of their equivalence to a low density residential unit. A low density residential
unit is assigned a DUE factor of 1.0 and the DUE factor for each of the other land use categories
is determined based on the anticipated demand for each land use category relative to the
anticipated demand for a low density residential unit.
Demand is measured differently for each component of the IMFP. Demand variables are assigned
to future development based on industry practice for each component of the IMFP as shown in
Table 3-1.
Table 3-1: Demand Variable by Fee Component
Water
Hydraulic Capacity Factor
Non -Potable Water
Demand Factor
Wastewater
Generation Rate
Storm Drainage
Runoff Coefficient
Transporation
Trip Generation
Police
Persons Served
Fire
Persons Served
Parks
Persons Served
Electric Utility
Load Factor (kVA)
General City Facilities
Persons Served
Art in Public Places
Persons Served
For example, demand for police facilities is based on the potential number of persons served. If
a low density residential unit is assumed to have 2.85 persons per household, then a low density
residential unit would equal 2.85 persons served and have a DUE of 1.0. A medium density
residential unit with an average of 2.40 persons per household would generate 2.40 persons
served. By dividing 2.40 by 2.85, a DUE factor of approximately 0.84 is calculated for a medium
density residential unit. The number of persons served is derived from a persons per household
factor for residential land uses and the number of employees per 1,000 building square feet for
non-residential land uses. The persons per household and employees per 1,000 building square
feet assumptions are derived from population figures from the Census Bureau and common
industry -related employee density averages.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 14
COST ESTIMATES
Facility cost estimates for each component of the IMFP have been revised to reflect either recent
unit prices or escalated based on the ENR CCI or U.S. Bureau of Labor Statistics Consumer Price
Index (CPI). Cost estimates for the components of the non -potable water fee have been
developed by City staff. These facility cost estimates have been prepared utilizing current cost
data as well as recent bids for similar projects. A summary of the costs for each component
included in the IMFP is presented in Table 3-2.
Table 3-2: Summary of IMFP Costs
wit Iri_1tl11NP111=111 11'/lrrZ!111 11116
Water Treatment $ 71,760,788.00
Water Supply 4,005,536.83
Wastewater Treatment 46,650,507.06
Wastewater Conveyance
4,374,844.30
Non -Potable Water
2,790,990.00
Storm Drainage Zone 1
3,640,856.66
Storm Drainage Zone 2
16,616,161.70
Transportation
6,004,151.25
Police
3,696,161.77
Fire
2,857,654.00
Community Parks
19,303,461.63
Neighborhood Parks
11,428,855.06
Electric Utility
6,554,993.85
General City Facilities
4,132,679.69
Art in Public Places
467,552.91
Notes:
IMFP Funding is the total amount required to be collected from
new development to complete projects included in the IMFP.
IMFP Funding includes fund balances collected to date.
Additional facility cost details and funding from other revenue sources are provided in the
following sections of this report and are not included in the previous table.
MARK-UP ASSUMPTIONS
In order to properly capture the City's full cost to design, build, and manage the projects required
by new development, it is necessary to include soft costs in preparing the estimates. While the
mark-ups can vary widely from one project to the next, the mark-ups shown in Table 3-3
represent average and realistic assumptions and were used in calculating the costs included in
this study.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 15
Table 3-3: Mark-Up Assumptions
Contingency 20%
Design & Environmental 10%
Construction Management 5%
City Administration & Plan Checking 5%
LAND ACQUISITION ASSUMPTIONS
For some of the facilities, it will be necessary for the City to purchase land. In these cases, the
cost of land acquisition was included in the IMFP and estimated by City Staff at $200,000 per
acre. This cost assumes not only land acquisition, but also other costs the City may incur, such
as mapping or legal fees. Should a developer dedicate land for a project that includes a land
acquisition cost in the program, they would be subject to a credit or a reimbursement at the
actual purchase price of the land or the amount assumed in the IMFP, whichever is less.
FEE METHODOLOGY
There are several methodologies used to determine impact fees for new development. The
choice of the methodology to use depends on the type of facility for which an impact fee is being
calculated as well as the availability of documentation and research conducted in support of the
fee. Following is a discussion of the two methodologies used to calculate the separate impact
fee components in this report.
PLAN -BASED FEE METHODOLOGY
The plan -based fee methodology is used for facilities that must be designed based on multiple
considerations, including, but not limited to, future demand projections, geographic location of
anticipated growth, and potential development constraints. For example, the need for
transportation -related improvements depends specifically on the projected number of trips that
must be accommodated. The City must first analyze existing facilities, geographic constraints,
and current and required levels of service in order to identify future facility needs. This
information is analyzed in conjunction with a projection of the amount and location of future
development in order to determine the adequacy of existing facilities and the demand for new
improvements. The steps to calculate a component of the IMFP under the plan -based fee
methodology include the following:
Step 1. Determine the future development, by land use category and location,
anticipated within the City through 2035.
Step 2. Determine facilities needed to serve anticipated growth and, if necessary, the
existing development in the City.
Step 3. Estimate the gross cost of facilities needed to serve the current and future City
population and determine that portion of the cost for which only future
growth will be responsible. Exclude the cost from the fee calculation of any
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
improvements that will cure existing deficiencies.
June 2021
Page 16
Step 4. Subtract expected revenues that will be available from alternative funding
sources, if any, and any fee fund balances to determine the net facilities cost
that will be allocated to future development.
Step S. Identify the demand variable (e.g., trips generated, runoff coefficient, persons
served, etc.) that will be used to allocate facility costs on a fair -share basis to
each future land use category.
Step 6. Determine the dwelling unit equivalent factor for each land use category
based on the applicable demand variable.
Step 7. Calculate the total DUES that will be generated from future development for
all land use categories by multiplying each land use type by its DUE factor and
taking the sum of the DUES.
Step 8. Divide the total cost to spread to new development by the total DUES for all
future land uses to determine the cost share attributable to each DUE.
Step 9. Multiply the cost share attributable per each DUE by the DUE factor for each
land use to determine the cost share attributable to each land use category.
This cost share for each land use category is the fee to be paid by new
development of that respective land use.
The plan -based impact fee calculation methodology was used in this IMFP to calculate the water,
non -potable water, wastewater, storm drainage, transportation, police, fire, electrical utility, and
general city facilities fee components.
STANDARD -BASED FEE METHODOLOGY
The standard -based methodology is used when a consistent facility service level standard is to
be applied to new development (i.e., per 1,000 residents) regardless of the total future projected
development or geographic location of development. The standard to be used in calculating
impact fees under this methodology may be based on an existing standard or a preferred
standard that may be presented in the General Plan or a master plan. The steps to calculate a
component of the IMFP under the standard -based fee methodology include the following:
Step 1. Define the required level of service standard (e.g., park acres per 1,000
residents) expressed in terms of residents, employees, or other standard
appropriate for the type of facility for which the fee is being calculated.
Step 2. Estimate the future growth and the additional facilities required by multiplying
the applicable facility service standard by the future growth projection.
Step 3. Determine a facility cost based on current costs; reduce the facility cost by
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 17
alternative funding sources, if applicable. Calculate the net cost of the
required additional facilities.
Step 4. Identify the demand variable (e.g., persons served) that will be used to allocate
facility costs on a fair -share basis to each future land use category.
Step S. Determine the dwelling unit equivalent factor for each land use category
based on the applicable demand variable.
Step 6. Calculate the total DUES that will be generated from future development for
all land use categories by multiplying each land use type by its DUE factor and
taking the sum of the DUES.
Step 7. Divide the total cost to spread to new development by the total DUEs for all
future land uses to determine the cost share attributable to each DUE.
Step 8. Multiply the cost share attributable per each DUE by the DUE factor for each
land use to determine the cost share attributable to each land use category.
This cost share for each land use category is the fee to be paid by new
development of that respective land use.
The standard based fee methodology was used to calculate the park and art in public places fee
components of the IMFP.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 18
CREDITS AND REIMBURSEMENT POLICIES
The City may provide fee credits or reimbursements to developers who dedicate land or
construct facilities. Fee credits or reimbursements may be provided up to the cost of the
improvement, as shown in the IMFP, subject to annual ENR CCI inflation adjustments, or the
actual cost paid by the developer, whichever is lower. For construction cost overruns, only that
amount shown in IMFP, subject to periodic inflation adjustments, would be credited or
reimbursed. The City will evaluate the appropriate fee credit or reimbursement based on the
value of the dedication or improvement. Credits or reimbursements may be repaid based on the
priority of the capital improvements, as determined by the City. The City will determine fee
credits and reimbursements on a case by case basis and possibly through the use of a
development agreement.
LAND USES
Nearly all development impact fees in this study have been calculated per dwelling unit for
residential land uses and per 1,000 square feet of building space for non-residential land use
categories. The only exceptions are fees for water, wastewater, storm drainage, and electric
utility. Impact fees for water and wastewater are calculated based on meter size, while electric
utility fees are calculated based on the capacity of the electric panel. Finally, storm drainage fees
are calculated per dwelling unit for residential land uses and per acre for non-residential land use
types.
The following land use categories are identified for purposes of the IMFP and are consistent with
the City's General Plan:
Low Density Residential: includes all single family detached residential
development at densities of two to eight units per acre.
The fee calculations assume future development
occurring at an average density of 6.0 units per acre.
Medium Density Residential: includes all residential development at densities of eight
to 20 units per acre. A variety of housing types are
permitted within this land use type, including detached or
attached (i.e., townhomes) single family houses and two
or three-story multi -family units. The fee calculations
assume future development occurring at an average
density of 15.0 units per acre.
High Density Residential: includes development of townhomes and stacked multi-
family housing at densities of 15 to 35 units per acre. The
fee calculations assume future development occurring at
an average density of 25.0 units per acre.
Commercial: includes large and small-scale retail uses. The fee
calculations assume a floor -area -ratio of 0.25.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 19
Office/Medical: Includes administrative, financial, professional, business,
and medical office uses. The fee calculations assume a
floor -area -ratio of 0.30.
Industrial: Includes a mix of heavy manufacturing, warehousing,
general service, storage, and distribution uses. The fee
calculations assume a floor -area -ratio of 0.40.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 20
4. WATER
BACKGROUND
Expansion of the City's water service is required to serve planned development areas. The
existing Lodi Water Master Plan was adopted in 2012.
In the fall of 2010, the City issued $38.7 million in water revenue bonds to help fund the
construction of the new surface water treatment facilities necessary to treat and distribute water
purchased from the WID.
The proposed water system fee outlined in the Water Master Plan is intended to reflect new
development's cost of the water treatment facility, including financing costs, as well as costs to
integrate the surface water supply into the distribution system. Additional supply facilities
include a new 1.5 MG water storage tank and an additional groundwater well to help manage
peak demands throughout the distribution system. For water fee calculation purposes, all
customers (existing and new) will receive a blended water supply of both groundwater and
surface water. The water fee calculation reflects the costs associated with this blended water
supply.
In the spring off 2020, the City refunded the 2010 Series B bond issuance. This refunding resulted
in a total debt service savings of approximately $16.8 million.
FACILITIES AND COSTS
The City has historically used groundwater to meet its water needs. In 2003, the City entered
into an agreement with the Woodbridge Irrigation District (WID) to purchase 6,000 AF per year
of WID's pre -1914 Mokelumne River water entitlements. Since the 2012 IMFP, the City has
completed the construction of the surface water treatment facility. The actual costs of these
facilities are being incorporated into the fees at this time. Additional ancillary facilities are still
needed to make use of the WID water supply.
The surface water treatment facility was designed to pump up to 11.5 mgd of water from the
Mokelumne River, treat this water and deliver it to the City's existing water distribution system.
The total cost to plan, design, and construct the surface water treatment facility is shown in Table
4-1.
Table 4-1: Surface Water Treatment and Storage Costs
Project Description Cost in millions
Surface Water Treatment Facility Planning and Design Costs $ 3.97
Surface Water Treatment Facility Construction Costs (Including Financing) $ 50.92
Total Surface Water Treatment Facility Costs $ 54.8.3-
Lodi
.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 21
Under terms of the agreement with WID, unused water can be banked for future use. The City
is able to utilize 7,200 AF annually under the agreement (including banked water spread over the
remaining term of the agreement). For purposes of water fee calculations, this 7,200 AF annual
supply limit represents the assumed capacity of treatment facilities.
City staff has estimated that the existing groundwater supply provides a safe yield of about 2.3
AF per acre per year. With an estimated residential density of 6 dwelling units per acre, the
groundwater supply provides 0.38 AF per DUE. With a water supply requirement of 0.62 AF per
DUE, new water treatment facilities will be needed to provide 0.24 AF per DUE.
DWELLING UNIT EQUIVALENTS
Water demand is expressed in dwelling unit equivalents, which is the estimated average annual
water demand for a single family home. For purposes of calculating the water fee, a DUE is equal
to a water production requirement of 0.62 AF per year, as described in the preceding paragraph.
Most single family residential dwellings are (or will be) equipped with a %-inch water meter as
the residential standard. The water fee for 1 DUE will establish the fee for each %-inch water
meter. For other meter sizes the amount of the water fee will be proportioned relative to the %-
inch meter, and based on the hydraulic capacity of each meter size. Table 4-2 summarizes the
hydraulic flow capacities and the corresponding hydraulic capacity factors for a variety of meter
sizes.
If residential fire sprinkler systems are mandated by the Uniform Building Code a 1 inch meter
will be required to accommodate hydraulic losses associated with the sprinkler system. For the
purposes of the IMFP, a DUE will be based on a % inch meter size.
Table 4-2: Hydraulic Capacity Factors for Various Meter Sizes
Meter
Size
Rated Maximum
Flow Capacity (gpm)1
Hydraulic Capacity
Factor Z
5/8" meter
20
0.67
3/4" meter
30
1.00
1" meter
50
1.67
1 1/2" meter
100
3.33
2" meter
160
5.33
3" meter
300
10.00
4" meter
500
16.67
6" meter
1,000
33.33
8" meter
1,600
53.33
10" meter
2,300
76.67
Notes:
1 From AWWA Manual M6- Water Meters, 3rd Edition,
American Waterworks Association, 1986.
Z Ratio of rated flow capacity relative to 3/4" meter.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 22
Based on the City's growth projections through 2035 and applying floor -area -ratios, development
density estimates, and water demand factors provided by the City, the anticipated future non-
residential development is estimated to be equivalent to 686 DUES, as determined in Table 4-3.
Table 4-3: Water Dwelling Unit Equivalents of Future Non -Residential Development'
Land Use
Future
Develop.
Floor Area
Ratio (FAR)
Develop.
Density
Demand Factor
Water
Demand
(tsf) Z
(tsf/acre)
(gal/ac/day) (gal/tsf)
(gpd)
Retail
599
0.25
10.89
2,500 230
137,574
Office
598
0.30
13.07
2,500 191
114,402
Business Park
-
0.40
17.42
2,500 143
-
Industrial
2,221
0.40
17.42
1,000 57
127,468
Multi Use
-
0.25
10.89
2,500 230
-
3,418
Total New Non -Residential Water Demand
379,443 gpd
Total New Non -Residential Water Demand per vear
425.03 AF/vear
Notes:
1 Data provided by the Lodi Department of Public Works.
2 tsf = 1,000 square feet
3 One DUE is equivalent to 0.62 AF per year of water demand.
Based on the City's growth projections through 2035, the anticipated residential development is
estimated to be equivalent to 3,633 DUEs as shown in Table 4-4.
Tal
ale 4-4: Water Dwelling Unit Equivalents of Future Residential Developm(
Residential Future Units Demand/ Demand/ Demand
Density (DUEs) 1 year (AF)/unit year (AF) (gpd)
LDR & MDR 3,633 0.62 2,253 2,010,976
Notes:
1 Refer to Table 2-2
nt
Combining both residential and non-residential development, the total future development in
the City through 2035 is estimated to be 4,286 DUEs.
FEE METHODOLOGY
SURFACE WATER TREATMENT COMPONENT
The total cost of the new surface water treatment facility, including repayment of the 2010 water
revenue bonds to finance construction and the savings realized by the 2020 refunding, is about
$54.89 million. The capacity of the treatment facility, is 7,200 AF per year. Each DUE requires
0.62 AF of water per year, of which 0.38 AF is to be supplied from groundwater and 0.24 AF from
the new WID water treatment facilities. At 0.24 AF per DUE, the water treatment facility can
provide needed water for 30,000 DUEs. Therefore, the proportionate share of water treatment
facility cost to each DUE is $1,829.66, as presented in Table 4-5.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Table 4-5: Surface Water Treatment Component Calculation
Water Treatment Facility Costs
Planning and Design Costs
Laboratory Testing
Environmental and Design Costs
Design Review
City Staff
Raw Water Intake Pipe Construction
Miscellaneous
Total Paid from Reserves
Construction Costs (financed)
Construction Contract (bid amount)
Wastewater Connection Fee
Site Acquisition (land cost)
Testing and Inspection
Other Construction Costs
Pall Membrane Purchase
Engr. Service - Contract Admin.
Subtotal Construction Costs
Debt Financing
2010A & 2010B Water Revenue Bonds (par) Z
Total of Annual Debt Service Payments 3
2020 Series B Refunding °
Total of Annual Debt Service Payments
Total Water Trtmt. Costs for IMF Calculation
Water Treatment Facility Capacity
Firm Capacity
Peak Capacity
Annual Supply Limit (AF) s
Unit Cost of Treatment Capacity
Est. Annual Water Supply Rqmt. per DUE 6
Supply Provided by Groundwater per DUE 7
Supply to be Provided by Surface Water per DUE
DUES of Surface Water Capacity
Notes:
Cj
Cj
Total
64,375
3,021,724
50,000
210,008
577,608
41,648
3,965,363
25,515,343
1,096,383
1,200,000
419,182
1,235,216
3,962,308
742,881
34,171,313
$ 38,665,000
$ 67,795,425
$ (16,870,852)
$ 50,924,573
$ 54,889,936
8.0
10.0
7,200
7,624 /AF
0.62 AF
0.38 AF
0.24 AF
30,000
Costs updated to reflect actual costs of the WTP Facilities as the costs included in the 2012 IMFP were estimates. Updated costs
provided by the City of Lodi on July 26th 2018.
Z From Lodi Public Financing Authority - 2010 Water Revenue Bonds, Series A and Series B, Official Statement,
October 19, 2010.
3 Total of all annual principal and interest payments, net of federal subsidy, on the 2010 Series A and Series B bonds.
° Reflects the interest savings realized by the 2020 refunding of the 2010 Series B bonds.
5 From Agreement for Purchase of Water from the Woodbridge Irrigation District by the City of Lodi, May 13, 2003,
plus future use of banked supplies.
6 Calculated based on the information below:
Average daily water use 500 gpd
Average monthly water use 20 CCF
Average annual water use 0.56 AF
Unaccounted for water loss rate 10%
Water treatment capacity rqmt. per DUE 0.62 AF
The safe yield of groundwater is estimated at 2.3 AF/ac. Assuming residential density of 6 DU/ac, groundwater
can provide about 0.38 AF per DU.
8 Calculated as total water treatment facility expansion costs for new development divided by new DUEs of capacity.
June 2021
Page 23
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 24
NEW WATER SUPPLY FACILITIES COMPONENT
New water supply facilities needed to ensure adequate water system pressure and fire flows
during peak water use periods include a 1.5 MG water storage tank and one additional
groundwater well. These planned new facilities are to be paid for entirely by projected future
development. As indicated previously, the projected future new development has been
estimated to be 4,286 DUEs. As shown in Table 4-6 dividing the estimated $4 million cost of
planned new facilities by 4,319 DUES of new development results in a new water supply facilities
component of $927.38 per DUE.
Table 4-6: New water Supply Facilities Component Calculation
New Water System Facilities Est. Cost
1.5 MG Storage Reservoir (Well 28 Site) 1 $ 3,679,500
Groundwater Well (South of Harney Between Mills & Hutchins)
$ 1,226,500
Total Facilities Cost
$ 4,906,000
Water Fee Fund Balance
$ 378,234.37
City Contributions z
$ 522,228.80
Total Facilities Cost to Future Development
$ 4,005,536.83
New Development (DUES) 3
4.319
1 Costs were escalated from July 2012 to June 2020 based on the 20 -Cities Engineering News
Record Construction Cost Index.
Z City Contributions is the cumulative amount of fees lost as a result of the fee reduction
adopted by Resolution 2012-142.
3 Includes 3,909 residential units, plus 686 DUES of non-residential development.
See Table 4-3 for the calculation of non-residential DUES.
TOTAL WATER IMPACT MITIGATION FEE
The surface water treatment component of the fees is combined with the new water system
facilities component resulting in a total water fee per DUE as summarized in Table 4-7.
Table 4-7: Proposed Water System Impact Mitigation Fee Summary
Water System IMF
Surface Water Treatment Component $ 1,829.66
New Water Facilities Component $ 927.38
Total Water IMF per DUE (3/4" Meter) $ i
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 25
FEE SCHEDULE
Table 4-8 presents a complete schedule of proposed water fees based on the size of the water
meter. Water fees for each meter size are calculated based on their relative hydraulic capacity
compared to a W meter, the typical meter size for a single family residential home. The water
fees would apply to all new connections to the City's water system.
Table 4-8: Proposed Water System Impact Mitigation Fee Schei
Meter Size
Hydraulic
Capacity Factor
Water System IMF 1
5/8" meter
0.67
$
1,847.22
3/4" meter
1.00
$
2,757.04
1" meter
1.67
$
4,604.26
11/2" meter
3.33
$
9,180.94
2" meter
5.33
$
14,695.02
3" meter
10.00
$
27,570.39
4" meter
16.67
$
45,959.85
6" meter
33.33
$
91,892.12
8" meter
53.33
$
147,032.91
10" meter
76.67
$
211,382.21
Notes:
1 Standard single family meter size is 3/4" (one DUE). Other
fee amounts proportioned based on hydraulic capacity
of each meter size.
Jule
NEXUS REQUIREMENTS
The water fee component meets the Mitigation Fee Act nexus requirements as described below:
Requirement #1: Identify the purpose of the fee.
New development creates the need for additional water infrastructure in order to provide
adequate water pressure and supply to all new types of development within the City of Lodi. The
water portion of the impact fee is used to fund the construction of a new well, a new storage
tank and a proportionate share of the treatment capacity. These facilities are summarized in
Table 4-5 and Table 4-6.
Requirement #2: Identify the use to which the fee will be put.
The water portion of the impact fee will be used to construct new water facilities per the City of
Lodi Water Master Plan dated August 2012 and to cover the debt service associated with the
2010 Water Treatment Plant Expansion. These facilities are summarized in Table 4-5 and Table
4-6.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 26
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
New development within the City of Lodi will generate additional residents and employees who
subsequently increase the demand for water consumption. The existing water system is not
sufficient to provide adequate water pressure and supply to all new development. The water
portion of the impact fee will be used to fund the construction of a new well and storage tank
needed to serve new development in the City of Lodi while also distributing the proportionate
share of the debt service for the Water Treatment Plant's expansion. The cost of the water
facilities is spread to each type of development based on the estimated annual water usage of
each meter size as shown in Table 4-8.
Requirement #4: Determine how there is a reasonable relationship between the need for the
public facility and the type of development project on which the fee is imposed.
Each new residential and non-residential development will add additional residents and
employees who add incremental usage of water in the City of Lodi. In order to maintain adequate
water pressure and an adequate supply through the buildout of the City of Lodi, a new well and
storage reservoir must be constructed and new development must bear their proportionate
share of the treatment plant's capacity expansion costs. Each new development project increases
the demand for water supply and pressure proportionally based on the development's estimated
water usage and resulting meter size as shown in Table 4-8.
Requirement #5: Determine how there is a reasonable relationship between the amount of the
fee and the cost of the public facility or portion of the public facility attributable to the
development on which the fee is imposed.
Water system improvements required to serve the City of Lodi at buildout are shown in the City
of Lodi Water Master Plan dated August 2012. Cost estimates for these facilities were developed
by City Staff and have been updated to reflect the increase in the ENR CCI. Based on these cost
estimates and the average water usage of each type of development in terms of DUEs, the cost
for the new water system facilities per DUE is determined. This cost is added to the cost per DUE
of the Water Treatment Plant Expansion to determine the water system impact fee. This ensures
that each type of development is paying for only their fair share of the required water facilities
based on their estimated annual water consumption.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 27
5. NON -POTABLE WATER
BACKGROUND
In 2008 the City adopted a Recycled Water Master Plan. The master plan designated that treated
effluent from the White Slough Water Pollution Control Facility (WSWPCF) would be used as a
mechanism for fulfilling the projected water demand through 2035.
At the time of adoption of the Recycled Water Master Plan in 2008, the infrastructure to deliver
recycled water from the WSWPCF to the City's end users had yet to be developed and as an
interim solution, the City proposed using the water purchased from the Woodbridge Irrigation
District's (WID) surface water to serve non -potable water demand in the City. In conjunction
with this, the City began requiring that developers install non -potable water mains servicing their
development projects as conditions of approval. A recycled water impact fee was not established
as part of the 2012 IMFP because of the developer's requirement to construct the recycled water
infrastructure.
As development began to pick up and intensify, demand for non -potable water continued to
grow. In order to better serve the increased demand, the City conducted a Non -Potable Water
Study in September 2018. This study determined that continuing to supply the demand for non -
potable water from the WID's surface water is still the most economical option for the City as
development installs the distribution network.
The proposed non -potable water system fee is intended to reflect the cost of the pump stations
and service mains designed to facilitate the distribution of non -potable water to the end user.
FACILITIES AND COSTS
The City is currently servicing the need for non -potable water with water purchased from the
WID as an interim solution to providing recycled water from the WSWPCF. As part of the long
term planning presented in the 2018 Non -Potable Water Study, two 1,000 GPM pumping
stations, ancillary facilities and approximately 5,740 linear feet of distribution mains are needed
to make use of the proposed non -potable water supply.
The estimated total cost to plan, design, and construct the recycled water pumping stations and
ancillary facilities is shown in Table 5-1.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Table 5-1: Non -Potable Water Distribution Costs
June 2021
Page 28
Pumping Stations
Quantity UOM
Cost Each
Construction Costs Expenditures to Date
Remaining Cost
Fencing and Gates
600
LF
$200
$120,000
$120,000
Asphalt Paving and Concrete
800
SF
$10
$8,000
$8,000
Catchbasin and Stormline
2
LS
$8,000
$16,000
$16,000
NPW Piping and Valves
2
LS
$20,000
$40,000
$40,000
Potable Water Source and Valves
2
LS
$30,000
$60,000
$60,000
Intake Structure with Fish Screens
2
LS
$40,000
$80,000
$80,000
3 Pumps (2 Duty, 1 Sustaining)
2
LS
$125,000
$250,000
$250,000
Inline Filters with Automatic Backwash
2
LS
$250,000
$500,000
$500,000
VFD Motors and Controls
2
LS
$100,000
$200,000
$200,000
Electrical Connection
2
LS
$25,000
$50,000
$50,000
Subtotal Cost for Pumping Stations
$1,324,000
$1,324,000
Other Capital Costs
Quantity
UOM
Cost per LF
Total Cost
12" NPW (Harney Ln./ Lower Sac. Rd. to 1200 ft East
1,200
LF
$200
$240,000
$240,000
Reimburse Harney Lane 10" NPW
3,540
LF
$60
$212,400
$212,400
Reimburse Harney Lane Water Valves
2
EA
$2,500
$5,000
$5,000
HWY 12 Borning & Connections
200
LF
$380
$76,000
$76,000
DeBenedetti Connection
550
LF
$200
$110,000
$110,000
WID Boring & Connections
250
LF
$400
$100,000
$100,000
Subtotal for Other Capital Costs
$743,400
$743,400
Contingency
15%
$310,110
$310,110
Engineering and Construction Management
20%
$413,480
$413,480
' Unit costs provided by City staff on May 26th 2021.
DWELLING UNIT EQUIVALENTS
The use of non -potable water increases the potable water DUE's available in the WTP plant to
serve new residences and businesses since irrigation needs will be met with non -potable water
instead of using a portion of the City's untreated water supply. Non -potable water in the City is
primarily programed to irrigate the City parks and street frontages and therefore the extent to
which each land use benefits from the development of the non -potable water system is based
on their respective DUE's for parks and transportation. The DUE's for parks and transportation
are allocated based on the non -potable water demand between parks and street frontages.
Based on the 2018 Non -Potable Water study conducted by the City, parks are programed to
utilize a total of approximately 151 million gallons per year of the 169 million gallon a year non -
potable water supply which represents approximately 89.4% of the total demand. Based on 2018
Non -Potable Water study, Street frontages are programed to utilize the remaining 10.6% of the
demand or 18 million gallons per year of non -potable water demand. Therefore, the DUE factor
for non -potable water is calculated by summing the DUES for transportation and parks multiplied
by their non -potable water allocation.
Table 5-2 summarizes the non -potable water benefits for each land use and the corresponding
DUE factors.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Table 5-2: Non -Potable Water DUES
June 2021
Page 29
FEE METHODOLOGY
The total cost of the new non -potable water pumping stations and other capital costs completed
by the City, including repayment for the pipelines and boring that has already been completed,
is approximately $2.8 million. Individual properties such as single-family homes, will not have
individual connections to non -potable water, but will proportionally benefit from the availability
of additional capacity beyond the 30,000 DUE maximum capacity in the Water Treatment
facilities. Therefore, the proportionate share of capital costs will be based on the allocation of
non -potable water demand multiplied by the respective DUES for transportation and parks as
shown in Table 5-2. These DUE factors are multiplied by the total number of units and building
square footage projected to develop through 2035 to determine the total number of DUES.
Subsequently the total infrastructure costs are divided by the number of DUEs to determine a
cost per DUE. This calculation results in a fair share cost of approximately $673.83 per DUE, as
presented in Table 5-3.
I aoie 5-s: Ivon-voiame water uwening unit tquivaients OT ruture inion-Kesioeniiai ueveiopmeni
Park DUE per
Transportation
Park Allocation of Non-
Transportation Allocation
Transportation
Land Use
Unit
DUE per Unit
Potable Water
of Non -Potable Water
DUE Factor
Residential
Allocation of
per Unit
Low Density
1.00
1.00
89.34%
10.66%
1.0000
Medium Density
0.84
0.54
89.34%
10.66%
0.8102
High Density
0.70
0.54
89.34%
10.66%
0.6848
Non -Residential
10.66%
1.0000
3,325
per 1,000 SF
308
Retail (Minor & Major)
0.11
1.69
89.34%
10.66%
0.2737
Office/Medical
0.17
1.23
89.34%
10.66%
0.2811
Industrial
0.06
0.62
89.34%
10.66%
0.1166
FEE METHODOLOGY
The total cost of the new non -potable water pumping stations and other capital costs completed
by the City, including repayment for the pipelines and boring that has already been completed,
is approximately $2.8 million. Individual properties such as single-family homes, will not have
individual connections to non -potable water, but will proportionally benefit from the availability
of additional capacity beyond the 30,000 DUE maximum capacity in the Water Treatment
facilities. Therefore, the proportionate share of capital costs will be based on the allocation of
non -potable water demand multiplied by the respective DUES for transportation and parks as
shown in Table 5-2. These DUE factors are multiplied by the total number of units and building
square footage projected to develop through 2035 to determine the total number of DUES.
Subsequently the total infrastructure costs are divided by the number of DUEs to determine a
cost per DUE. This calculation results in a fair share cost of approximately $673.83 per DUE, as
presented in Table 5-3.
I aoie 5-s: Ivon-voiame water uwening unit tquivaients OT ruture inion-Kesioeniiai ueveiopmeni
' Park DUE per Unit and per 1,000 SF are calculated in Table 11-3.
2 Transportation DUE per Unit and per 1,000 SF are calculated in Table 8-2.
3 Allocation of Non -Potable Water to Parks is based on the estimated non -potable water usage required to irrigate Parks and Basins.
° Allocation of Non -Potable Water to Transportation is based on the estimated non -potable water usage required to irrigate street frontages.
s Non -Potable DUES calculated by taking the sum product of the Transportation DUEs, the Park DUEs and the respective allocation of Non -Potable Water.
E.g. (0.84'89.34) + (0.54*10.66) = 0.8102
s Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will replace existing development
Lodi IMFP Final Draft Report Harris & Associates
Transportation
Park Allocation
Allocation of
Park DUE per
Transportation
of Non -Potable
Non -Potable
Non -Potable Water
Residential
Units
Unit 1
DUE per Unit Z
Water'
Water °
DUE per Unit s
Total DUES
Low Density
3,325
1.00
1.00
89.34%
10.66%
1.0000
3,325
Medium Density
308
0.84
0.54
89.34%
10.66%
0.8102
250
High Density
0
0.70
0.54
89.34%
10.66%
0.6848
0
Subtotal
3,633
3,575
Transportation
Park Allocation
Allocation of
Park DUE per
Transportation
of Non -Potable
Non -Potable
Non -Potable Water
Non -Residential
Bldg SF 6
1,000 SF
DUE per 1,000 SF
Water 3
Water °
DUE per 1,000 SF s
Total DUES
Retail (Minor & Major)
549,271
0.11
1.69
89.34%
10.66%
0.2737
150
Office/Medical
563,000
0.17
1.23
89.34%
10.66%
0.2810
158
Industrial
2,221,000
0.06
0.62
89.34%
10.66%
0.1165
259
Subtotal
3,333,271
567
Total DUES
4,142
Cost to Spread
Cost per DUE
$ 2,790,990
$ 673.83
' Park DUE per Unit and per 1,000 SF are calculated in Table 11-3.
2 Transportation DUE per Unit and per 1,000 SF are calculated in Table 8-2.
3 Allocation of Non -Potable Water to Parks is based on the estimated non -potable water usage required to irrigate Parks and Basins.
° Allocation of Non -Potable Water to Transportation is based on the estimated non -potable water usage required to irrigate street frontages.
s Non -Potable DUES calculated by taking the sum product of the Transportation DUEs, the Park DUEs and the respective allocation of Non -Potable Water.
E.g. (0.84'89.34) + (0.54*10.66) = 0.8102
s Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will replace existing development
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 30
FEE SCHEDULE
Table 5-4 presents a complete schedule of proposed non -potable water fees based on the DUE
for each land use. The non -potable water fees would apply in conjunction with the water fee
for all new connections to the City's water system.
Table 5-4: Proposed Recycled Water Impact Mitigation Fee Schedule
NEXUS REQUIREMENTS
The non -potable water fee component meets the Mitigation Fee Act nexus requirements as
described below.
Requirement #1: Identify the purpose of the fee.
New development creates the need for additional non -potable water infrastructure in order to
free up treated water supplies for new development. The non -potable water portion of the
impact fee is used to fund the construction of new pumping stations and the reimbursement of
construction costs for pipes and valves already constructed as a means of increasing the
availability of non -potable water and creating a potable water offset. These facilities are
summarized in Table 5-1.
Requirement #2: Identify the use to which the fee will be put.
The non -potable water portion of the impact fee will be used to construct new non -potable
water pumping stations and will reimburse the City for construction costs of pipes and valves
already constructed per the City of Lodi Non -potable Water Study dated September 2018. These
facilities are summarized in Table 5-1.
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
New development within the City of Lodi will generate additional residents and employees who
subsequently increase the demand for water consumption and subsequently water supply. The
existing water system is not sufficient to provide adequate water supply and treatment for all
new development. The non -potable water portion of the impact fee will be used to fund the
Lodi IMFP Final Draft Report Harris & Associates
DUE Factor
Cost per
Residential
per Unit
Unit
Low Density
1.0000
$
673.83
Medium Density
0.8102
$
545.96
High Density
0.6848
$
461.47
DUE Factor
Cost per
Non -Residential
per 1,000 SF
1,000 SF
Retail (Minor & Major)
0.2737
$
184.41
Office/Medical
0.2810
$
189.37
Industrial
0.1165
$
78.53
NEXUS REQUIREMENTS
The non -potable water fee component meets the Mitigation Fee Act nexus requirements as
described below.
Requirement #1: Identify the purpose of the fee.
New development creates the need for additional non -potable water infrastructure in order to
free up treated water supplies for new development. The non -potable water portion of the
impact fee is used to fund the construction of new pumping stations and the reimbursement of
construction costs for pipes and valves already constructed as a means of increasing the
availability of non -potable water and creating a potable water offset. These facilities are
summarized in Table 5-1.
Requirement #2: Identify the use to which the fee will be put.
The non -potable water portion of the impact fee will be used to construct new non -potable
water pumping stations and will reimburse the City for construction costs of pipes and valves
already constructed per the City of Lodi Non -potable Water Study dated September 2018. These
facilities are summarized in Table 5-1.
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
New development within the City of Lodi will generate additional residents and employees who
subsequently increase the demand for water consumption and subsequently water supply. The
existing water system is not sufficient to provide adequate water supply and treatment for all
new development. The non -potable water portion of the impact fee will be used to fund the
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 31
construction of new pumping stations and reimburse construction costs for pipes and valves
that are needed to provide the City with a non -potable water as a means of creating additional
water supply. The cost of the non -potable water facilities is spread to each type of development
based on the allocation of non -potable water demand between roadway landscaping and parks
multiplied by the respective DUEs for transportation and parks as shown in Table 5-2.
Requirement #4: Determine how there is a reasonable relationship between the need for the
public facility and the type of development project on which the fee is imposed.
Each new residential and non-residential development will add additional residents and
employees who add incremental usage of water in the City of Lodi. In order to maintain
adequate water treatment capacity and an adequate supply through the buildout of the City of
Lodi, new non -potable water pumping stations and pipes must be constructed to create a
potable water offset. Each new development project increases the demand for water supply
proportionally based on the type of development's estimated annual water usage as discussed
in the previous chapter. The use of non -potable water in the City of Lodi creates additional
potable water capacity by freeing up potable water that would otherwise be allocated for
landscaping along streetscapes and in City parks. Therefore, new development pays for their
fair share of the non -potable water facilities based on their demand for transportation and park
facilities as shown on Table 5-3.
Requirement #5: Determine how there is a reasonable relationship between the amount of
the fee and the cost of the public facility or portion of the public facility attributable to the
development on which the fee is imposed.
Non -potable Water infrastructure required to serve the City of Lodi at buildout are shown in
Table 5-1. Cost estimates for these facilities were developed by City Staff. The fee per DUE for
the non -potable water system is determined by taking the total non -potable water cost and
dividing it by the total potable water offset created by irrigating street frontages and parks with
non -potable water. The fee is then spread to new development based on the allocation of non -
potable water demand to street frontage and parks multiplied by the respective DUES for
transportation and parks as shown in Table 5-3. Utilizing the allocation of non -potable water
demand to street frontages and parks multiplied by the respective DUES for transportation and
parks ensures that each type of development is paying for only their fair share of the required
non -potable water facilities.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 32
6. WASTEWATER
WASTEWATER TREATMENT PLANT
BACKGROUND
The Wastewater fee is based on the City's 2012 Wastewater Master Plan. The proposed
wastewater treatment impact mitigation fee is intended to reflect new development's share of
wastewater treatment capacity, including financing costs, resulting from the expansion of the
wastewater treatment plant from 5.8 to 8.5 MGD through two separate expansion projects.
Since the adoption of the IMFP in 2012, the City has refinanced the debt accrued from the
wastewater treatment plant expansions. Refinancing of the debt reduced the total debt by
approximately $4,880,000 and the savings recognized by this refinancing has been reflected in
the IMFP. With the exception of reducing the total cost spread to new development by the
refinancing savings and accounting for the capacity subscribed by development since 2012, no
other changes are being proposed as part of the fee update and the assumptions and
methodologies remain unchanged.
FACILITIES AND COSTS
In the late 1980s and early 1990s, the City undertook projects to improve the level of treatment
and to expand capacity in the White Slough Water Pollution Control Facility from 5.8 mgd to 6.3
mgd. Additional projects to further improve and expand treatment capacity occurred from 2003
to the present. These more recent wastewater improvements increased capacity from 6.3 mgd
to 8.5 mgd. The wastewater treatment facility is intended to meet 100 percent of wastewater
treatment needs of new development within the City.
For purposes of calculating the wastewater fee, the average daily wastewater flow for single
family residential accounts is estimated at 200 gallons per day (gpd). On this basis, the increase
in wastewater treatment capacity of 2.7 mgd was able to accommodate an additional 13,500
single family dwellings (or DUEs). A portion of the added capacity (from 5.8 mgd to 6.3 mgd) is
being used to meet existing demands (i.e., has been subscribed). Wastewater conveyance
facilities will be discussed later in this section.
Capital costs for wastewater treatment improvements to bring capacity from 5.8 mgd to 8.5
mgd totaled about $57.3 million. Engineering estimates indicated that about 46.7 percent of
the cost of wastewater treatment improvements were for the benefit of new development (i.e.,
new capacity above 5.8 mgd). The projects were financed with debt proceeds from certificates
of participation (COPS) issued in 1991, 2003, 2004, and 2007. A portion of the 2007 debt issue
was used to refund the 1991 COPS. Refinancings in 2016 and 2017 reduced the total debt service
by approximately $4,880,000. Total debt service payments (principal and interest) related to
these debt issues after the refinancings totals approximately $123.0 million, with final payments
scheduled for FY 37/38.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 33
The proposed wastewater fee covers future development's share of debt service payments. As
part of the 2012 IMFP Study, an analysis of debt financing indicated that 45.3 percent of
remaining debt service obligation was associated with improvements that benefitted new
development. The percentage of remaining debt service obligations allocated to new
development remains the same for the purposes of this update. Wastewater conveyance costs
will be discussed later in this section.
DWELLING UNIT EQUIVALENTS
Wastewater demand is expressed in dwelling unit equivalents, which is the estimated average
daily wastewater flow for a single family home. For purposes of calculating the wastewater fee,
a DUE is equal to 200 gpd, with residential loading factors of 243 milligrams per liter (mg/1) of
biochemical oxygen demand (BOD) and 285 mg/I of suspended solids (SS).
Most single family residential dwellings are (or will be) equipped with a %-inch water meter, as
the residential standard. The wastewater fee for 1 DUE will establish the fee for each %-inch
water meter. For other meter sizes the amount of the wastewater fee will be proportioned,
relative to the %-inch meter, based on the hydraulic capacity of each meter size. Table 4-2, in
the water treatment fee section of the report, summarized the hydraulic flow capacities and the
corresponding hydraulic capacity factors for a variety of meter sizes.
Wastewater fees would only apply to new water service connections that include corresponding
wastewater service. Dedicated irrigation accounts, or other water connections not resulting in
wastewater flows, will not be subject to the wastewater fee.
FEE METHODOLOGY
The purpose of the wastewater fee is to ensure that new development pays a proportionate
share of the cost of constructing or expanding wastewater treatment and the ancillary facilities
needed to accommodate new wastewater demands within the City. The revenue generated
from the wastewater fee will be used to assist the City in making debt service payments related
to the 2003, 2004, and 2007 COPS. Debt proceeds were used to finance the construction of
wastewater treatment facilities.
The wastewater fee has been calculated using what is commonly referred to as an incremental
cost methodology. With this methodology, the amount of the fee is based on the cost of
capacity in new facilities, in this case expanded wastewater treatment facilities needed to
provide treatment capacity for new development anticipated within the City.
Analysis of the various improvements made during each phase of improvements indicate that
about 46.7 percent of wastewater treatment improvements were related to expanding
treatment capacity, rather than upgrading the level of treatment of existing capacity. Analysis
of the debt service schedules for each debt issue indicates that 45.3 percent of the debt service
payments are related to the expansion portion of improvements. Therefore, wastewater fee
revenue can be used to fund 45.3 percent of remaining annual debt service costs.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 34
Total debt service costs for the improvements to bring capacity from 5.8 mgd to 8.5 mgd total
about $128.0 million. This cost was reduced by $5.8 million to reflect payment for capacity paid
by the area known as Flag City. Total debt service was again reduced by $4.88 million to reflect
the interest savings recognized by the City's 2016 and 2017 refinancing of the wastewater COPs.
About $55.0 million (46.7 percent) of this adjusted total is related to expanding capacity, rather
than upgrading existing capacity. At the time of the 2021 update, 2.7 mgd in increased capacity,
0.40 mgd has already been used (subscribed to) by development in recent years. This leaves
about 2.2 mgd of capacity available for future development. Utilizing the reaffirmed 2012
assumptions, at 200 gpd per DUE, about 2,000 DUES of expansion capacity has already been
subscribed to, while about 11,500 DUEs remain available for new development. This represents
about 85 percent of the expansion capacity.
The standard fee for 1 DUE is based on the cost of new treatment facility capacity associated
with each unit of new development. To date, $55.0 million has been spent on the new
treatment facilities which provides 13,500 DUES of capacity. About 85 percent, or $46.6 million,
of the expansion portion of debt service is assigned to the potential future development of
11,500 DUES. This results in the cost of $4,056.57 per DUE for treatment facilities.
Details of the calculation of the wastewater fee are presented in Table 6-1.
Table 6-1: Wastewater Treatment Impact Mitieation Fee Calculation
Wastewater Debt Financing
Total Wastewater System Cost
Flag City 0.19 MGD Capacity Purchase
Initial Debt Financing
2016 and 2017 Refinancing
Revised Interest and Financing Costs
Total
Wastewater Treatment Improvements
Expansion from 5.8 to 6.3 mgd
Expansion from 6.3 to 8.5 mgd
Phase 1
Phase 2
Phase 3
Thickening
Dewatering & Storage
Total'
Wastewater Treatment IMF Calculation
WWTP Capacity (mgd)
Capacity per DUE (gpd)
DUES of Expanded Capacity
Growth Share of WWTP DS (6)
Notes:
$ 70,561,000.00
$ (5,800,000.00)
$ 64,761,000.00
$ (4,880,000.00)
$ 59,881,000.00
$ 59,881,000.00
WWTP Improv. Costs
Upgrade
Expansion
Upgrade
Expansion
$ 11,240,000.00 $
3,082,450.79
$ 8,157,549.21
27.4%
72.6%
$ 1,976,000.00 $
1,464,741.27
$ 511,258.73
74.1%
25.9% 2
$ 11,528,000.00 $
8,822,000.00
$ 2,706,000.00
76.5%
23.5%
$ 27,341,000.00 $
13,341,000.00
$ 14,003,000.00
48.8%
51.2%
$ 1,263,000.00 $
933,997.50
$ 329,002.50
74.0%
26.0%
$ 3,930,000.00 $
2,906,263.00
$ 1,023,737.00
74.0%
26.0%
$ 57,278,000.00 $
30,550,452.55
$ 26,730,547.45
53.3%
46.7%"
Expansion portion of
outstanding debt
45.3% s
Total
Original
Expansion
Subscribed
Available
8.50
5.80
2.70
0.40
2.30
200
200
200
42,500
29,000
13,500
2,000
11,500
$ 117,347,080.32 $
62,583,441.60
$ 54,763,638.72 $
8,113,131.66 $
46,650,507.06
' Allocation between upgrade and expansion from WSALLOC.xIs worksheet titled Rev.10-97 2.
2 Weighted average allocation to new development for expansion to 8.5 mgd is 40.3 percent.
' A portion of net debt proceeds remain unexplained, assumed to be planning/design or other related costs.
4 This portion of debt service costs is appropriately attributed to expansion of treatment capacity.
s About 15.4% of outstanding debt is related to financing of 1991 improvements (.154 x .726 + ,846 x.403 = .453). Wastewater
IMF revenue can be used to pay for up to 45.3 percent of remaining debt service.
e Growth share of debt service equal to 46.7 percent of total. Total debt service reduced by $5.8 million as prior payment toward
0.19 mgd of capacity (Flag City).
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 35
FEE SCHEDULE
Table 6-2 presents a complete schedule of proposed wastewater fees based on the size of the
water meter. The wastewater fees apply to all new connections to the City's wastewater
system.
In instances where new wastewater customers may generate high strength wastewater and/or
high flows, at the discretion of the Public Works Director, the appropriate wastewater fee may
be calculated using specific estimates of annual flow, as well as BOD and SS loading. The factors
to be applied for calculating high strength or high volume commercial and industrial wastewater
fees are also included at the bottom of Table 6-2. These special cost factors are based on the
overall treatment capacity of 8.5 mgd with a BOD concentration of 330 mg/I and a SS
concentration of 340 mg/I.
Table
6-2: Proposed Wastewater Treatment Plant Impact Mitigation Fee Sch
Mtr. Size
Hydr. Cap. Factor
Wastewater Treatment
IMF
5/8" meter
0.67
$
2,717.90
3/4" meter
1.00
$
4,056.57
1" meter
1.67
$
6,774.47
1 1/2" meter
3.33
$
13,508.38
2" meter
5.33
$
21,621.52
3" meter
10.00
$
40,565.70
4" meter
16.67
$
67,623.02
6" meter
33.33
$
135,205.48
8" meter
53.33
$
216,336.88
10" meter
76.67
$
311,017.22
High Strength/High Volume Commercial and Industrial Development 1
Charge for Flow
$ 13.10
per gpd
Charge for BOD Loading
$ 2,002
per ppd
Charge for SS Loading
$ 1,670
per ppd
Notes:
1 Applies to high strength and/or high volume commercial and industrial
customers, as determined by the Director of Public Works. Formula
for calculation is as follows:
WW IMF = A x ($13.10 + 0.00000834 x (B x $2,002 + C x $1,670)), where
A = Estimated average daily flow rate in gpd
B = Estimated average BOD concentration in mg/I
C = Estimated average SS concentration in mg/I
edule
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 36
NEXUS REQUIREMENTS
The Wastewater Treatment Plant fee component meets the Mitigation Fee Act nexus
requirements, as described below.
Requirement #1: Identify the purpose of the fee.
New development creates additional wastewater effluent and consequently increases the need
for additional wastewater treatment capacity at the WSWPCF. The wastewater treatment
portion of the impact fee is used to proportionately fund the debt service accrued during the
expansion of the treatment plant capacity to 8.5 mgd. These costs are summarized in Table 6-
1.
Requirement #2: Identify the use to which the fee will be put.
The wastewater treatment portion of the impact fee will be used to satisfy the required debt
service payments accrued in the expansion of the WSWPCF that will serve approximately 11,500
future DUES. These expansion costs are summarized in Table 6-1.
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
New development within the City of Lodi will generate additional residents and employees who
subsequently increase the quantity of wastewater discharge. The wastewater treatment plant
was expanded in the early 2000s to ensure sufficient treatment capacity would be available to
serve future development. The wastewater portion of the impact fee will be used to fund the
debt service related to this expansion of the WSWPCF which will serve approximately 11,500
future DUEs. The total cost of the wastewater treatment plant's expansion allocated to future
development is calculated on a DUE basis and spread to each meter size based on a hydraulic
capacity factor as shown in Table 6-2. Using the meter size ensures that each new development
pays for only their fair share based on their anticipated wastewater generation.
Requirement #4: Determine how there is a reasonable relationship between the need for the
public facility and the type of development project on which the fee is imposed.
Each new residential and non-residential development will add additional residents and
employees who add incremental usage of the White Slough Water Pollution Control Facility.
The City of Lodi expanded the treatment plant in the early 2000s in order to ensure that there
was adequate capacity to support future development and new development must bear their
proportionate cost of the treatment plant's capacity expansion. Each new development project
increases the demand for wastewater treatment. By basing the fee on meter size each
development project funds their fair share of the wastewater treatment plant expansion based
on their estimated wastewater generation.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 37
Requirement #5: Determine how there is a reasonable relationship between the amount of
the fee and the cost of the public facility or portion of the public facility attributable to the
development on which the fee is imposed.
Wastewater treatment plant expansions that were required to serve the City of Lodi's future
development and the related debt service of these expansions are detailed in Table 6-1. Each
new development project pays their proportional cost of the wastewater treatment plant's
expansion based on the estimated wastewater generation of the development. This
methodology ensures that each type of development is paying for only their fair share of the
wastewater treatment plant expansion based on their estimated wastewater generation.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 38
SOUTH WASTEWATER TRUNK LINE
BACKGROUND
For the City's south side to develop, a new trunk line is necessary in order to collect and
transport the wastewater flows to the City's existing 42 inch trunk line at Davis Road. In 2008,
Phillippi Engineering prepared a South Wastewater Trunk Line (SWTL) Master Plan as part of the
Reynolds Ranch Master Plan. This SWTL Master Plan determined that approximately 28,000
linear feet of wastewater mains ranging in size from 12 to 36 inches in diameter would be
required. The assumptions and the facilities identified in this Master Plan formed the basis of
the 2012 IMFP fee.
Since the adoption of the SWTL Master Plan and the 2012 IMFP, the City's wastewater collection
system has been updated and the wastewater generation factors have been reduced to reflect
the implementation of water conservation efforts and State regulations on water fixtures. City
staff prepared an Amendment to the SWTL in 2017 as a mechanism to acknowledge these
changes, to update the service area by removing the area west of Lower Sacramento Road,
south of Harney Lane and update required infrastructure.
Reynold's Ranch has already constructed approximately 2,700 linear feet of 24 inch line along
the southern boundary of their property and will receive reimbursement for the amount in
excess of their fair share.
The South Wastewater Trunk Line only serves the properties in this area; therefore, it has been
determined that a special fee will be established for this area. Because the construction of this
line requires extensive capital up -front, the City is proposing to amend the Wastewater Master
Plan adopted in 2012 to include an alternative SWTL alignment that requires less up front capital
to construct. Figure 6-2 shows the area that contributes flows to these new lines.
FACILITIES AND COSTS
A wastewater model was developed by City staff for the Study Area to model wastewater
generation and determine pipe sizing. It was determined that 1,180 linear feet of 14 inch force
main, 16,280 linear feet of 24 inch pipe, 100 linear feet of 24 inch pipe in 36 inch casing and
2,700 linear feet of 15 inch pipe will be needed for the project from Highway 99 to connect to
the City's existing 42 inch trunk line at Century Boulevard. These facilities are shown in Figure
6-1.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
9
Figure 6-1: Wastewater Facilities Through 2035
June 2021
Page 39
R RD.
r�
IdWY. is
PINE Si
- Figure 6-1
LEGEND WASTEWATER FACILITIES THROUGH 2035
CONSTRUCT IN FEE PROGRAM EXISTING COLLECTION n iA +ra zra ira MALE 4_
FACILITIES SERVE IJP
DEVELOPER TO CONSTRUCT EA
INFILL DEVELOPMENT 0 '21' 2400 .2600 FFFT
— — — EXISTING WASTEWATER NEW FACILITIES REQUIRED TO
TRUNK LINE SERVE NEW DEVELOPMENT
FUTURE ANALYSIS NEW FACLITIES REQUIRED TO
SOUTH WASTEWATER SERVE NEW DEVELOPMENT.
TRUNK LINE STUDY AREA FUNDED BY NON -CITY SOURCES
BY AGREEMENT
city of Lodi 2012 CITY LIMITS
PUBLIC WORKS DEPARTMENT GENERAL PLAN
LIMITS 0 Harris & Associates
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 40
A summary of the facilities and corresponding costs included in the IMFP is presented in Table
6-3.
Table 6-3: South Wastewater Trunk Line Costs
South Wastewater Trunk Line
Quantity
Unit Price
Construction Cost' Expenditures to Date
Remaining Costs
Pump Station
1
$800,000
$1,099,488
$1,099,488
Wastewater Connection Manhole
1
$20,000
$27,487
$27,487
14" Force Main in ex. Street
1,180
$150
$243,262
$243,262
15" Wastewater Pipe
2,700
$105
$389,645
$389,645
24" Wastewater Pipe in ex. Street
1,680
$190
$438,700
$438,700
24" Wastewater Pipe
14,500
$125
$2,491,028
$2,491,028
24" UPRR Crossing in 36" Casing
100
$1,000
$137,436
$137,436
24" WID Crossing
100
$1,000
$137,436
$137,436
Subtotal South Wastewater Trunk Line
$4,964,482 --
$4,964,482
Available South Wastewater Sewer Line Fee Fund Revenue
$190,851
Citv Contributions'
$398,786
' Construction Cost Estimate derived from the City of Lodi Amendment to the South Wastewater Trunk Line Master Plan dated October 2017. Costs include a 30%
markup for contingency, engineering and construction administration.
2 City Contributions is the cumulative amount of fees lost as a result of the fee reduction adopted by Resolution 2012-142.
The South Wastewater Trunk Line area is shown on Figure 6-2. The fee for these improvements
will only apply to this area.
DWELLING UNIT EQUIVALENTS
For purposes of the South Trunk Line component of the wastewater fees, demand is expressed
in dwelling unit equivalents, which is the estimated average daily wastewater flow as compared
to a single family home. For purposes of calculating the wastewater fee a DUE is defined to
equal 200 gpd. A summary of the DUE factors for each land use type is presented in Table 6-4.
I axle b-4: uwening unit tquivalents
Land Use
DUE Factor
Residential
per Unit
Low Density Residential
1.00
Medium Density Residential
0.8421
High Density Residential
0.7018
Non -Residential
per 1,000 SF
Retail (Minor & Major)
0.9279
Office/Medical
0.7733
Industrial
0.4143
FEE METHODOLOGY
Future development in the South Wastewater Trunk Line Area of the City will create demand
for additional wastewater facilities. By allocating facilities costs to each land use category based
on its potential wastewater generation, this IMFP ensures that each land use category will fund
its fair -share of the required facilities. Consequently, the total South Wastewater Trunk Line
cost of approximately $4.4 million is allocated to future development based on the wastewater
generation rates for each land use. For purposes of this fee calculation the cost of the pipes is
spread amongst the entire development area west of Highway 99 that contributes flows to these
facilities rather than 2035 land uses. This is due to the fact that these improvements will serve
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 41
the buildout of this area. Table 6-5 shows the South Wastewater Trunk Line Fee Calculations per
DUE.
Table 6-5: South Wastewater Trunk Line Fee Calculation per DUE
DUE Factor per
Gallons
DUE Factor per
Residential
Units 1
Per Day
Unit Total DUES
Low Density
11713
200
1.0000 1,713
Medium Density
145
168
0.8421 122
High Density
0
140
0.7018 0
Subtotal
1,858
1,001
1,835
1 Includes the projected units benefiting from development of the southern portion of the City. Units and
Building Square Footage provided by City Staff.
FEE ZONES
The Core City area, shown in yellow on Figure 6-2, would pay the Wastewater Treatment Plant
(WWTP) fee. The hatched area south of Harney Lane would have to pay the WWTP fee and the
South Wastewater Trunk Line fee. The fee zones are shown in Figure 6-2.
Lodi IMFP Final Draft Report Harris & Associates
DUE Factor per
Non -Residential
Bldg SF 1
1,000 SF
Total DUEs
Retail (Minor & Major)
913,922
185 0.9279
848
Office/Medical
197,285
154 0.7733
153
Industrial
0
83 0.4143
0
Subtotal
1,111,207
1,001
Total DUES
2,836
Cost To Spread
$ 4,374,844
1 Includes the projected units benefiting from development of the southern portion of the City. Units and
Building Square Footage provided by City Staff.
FEE ZONES
The Core City area, shown in yellow on Figure 6-2, would pay the Wastewater Treatment Plant
(WWTP) fee. The hatched area south of Harney Lane would have to pay the WWTP fee and the
South Wastewater Trunk Line fee. The fee zones are shown in Figure 6-2.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 42
LEGEND
CITY LIMITS
Figure 6-2: Wastewater Fee Zones
.11 1 -- I u
"_j - — r1ARKEY I.N. -�
_ GENERAL PLAN
LIMITS
City of Lodi
PUBLIC WORKS DEPARTMENT
Figure 5-2
WASTEWATER FEE ZONES
0 Ila V4 _Va 712 MR -E
WWTP FEE ONLY IAS'
u �rnu anon :;eno rrr7
WWTP FEE AND SOUTH WASTEWATER
TRUNK LINE FEE
SOUTH WASTEWATER TRUNK LINE
STUDY AREA
FUTURE ANALYSIS
Harris & Associates
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 43
FEE SCHEDULE
A summary of the South Wastewater Trunk Line component of the IMFP is presented in Table
6-6.
Table 6-6: South Wastewater Trunk Line Fee Schedule
NEXUS REQUIREMENTS
The South Wastewater Trunk Line fee component meets the Mitigation Fee Act nexus
requirements, as described below.
Requirement #1: Identify the purpose of the fee.
New development creates the need for additional wastewater collection facilities in order to
provide wastewater collection for all types of new development within the southern section of
the City of Lodi. The South Wastewater Trunk Line portion of the impact fee is used to fund the
construction of the approximately 20,260 linear feet of wastewater pipe and a new pump
station. These costs are summarized in Table 6-3.
Requirement #2: Identify the use to which the fee will be put.
The South Wastewater Trunk Line portion of the impact fee will be used to fund the construction
of approximately 20,260 linear feet of pipe varying in diameter from 14" to 24" and a new pump
station. These expansion costs are summarized in Table 6-3.
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
New development within the southern area of the City of Lodi will generate additional residents
and employees who subsequently increase the quantity of wastewater discharge. The South
Wastewater Trunk Line pipes are required to convey the wastewater generated in the southern
area of the City to the White Slough Water Pollution Control Facility treatment plant. The South
Wastewater Trunk Line portion of the impact fee will be used to fund the construction of the
necessary 20,260 linear feet of pipelines and a new pump station required to serve this area
Lodi IMFP Final Draft Report Harris & Associates
Gallons Per
DUE Factor
Residential
Day
per Unit
Cost Per Unit
Low Density
200
1.0000
$
1,542.85
Medium Density
168
0.8421
$
1,299.23
High Density
140
0.7018
$
1,082.77
DUE Factor
Cost
Per 1,000
Non -Residential
per 1,000 SF
SF
Retail (Minor & Major)
185
0.9279
$
1,431.61
Office/Medical
154
0.7733
$
1,193.09
Industrial
83
0.4143
$
639.20
NEXUS REQUIREMENTS
The South Wastewater Trunk Line fee component meets the Mitigation Fee Act nexus
requirements, as described below.
Requirement #1: Identify the purpose of the fee.
New development creates the need for additional wastewater collection facilities in order to
provide wastewater collection for all types of new development within the southern section of
the City of Lodi. The South Wastewater Trunk Line portion of the impact fee is used to fund the
construction of the approximately 20,260 linear feet of wastewater pipe and a new pump
station. These costs are summarized in Table 6-3.
Requirement #2: Identify the use to which the fee will be put.
The South Wastewater Trunk Line portion of the impact fee will be used to fund the construction
of approximately 20,260 linear feet of pipe varying in diameter from 14" to 24" and a new pump
station. These expansion costs are summarized in Table 6-3.
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
New development within the southern area of the City of Lodi will generate additional residents
and employees who subsequently increase the quantity of wastewater discharge. The South
Wastewater Trunk Line pipes are required to convey the wastewater generated in the southern
area of the City to the White Slough Water Pollution Control Facility treatment plant. The South
Wastewater Trunk Line portion of the impact fee will be used to fund the construction of the
necessary 20,260 linear feet of pipelines and a new pump station required to serve this area
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 44
shown in Figure 6-2. The cost of the collection infrastructure is spread to each type of
development based on a wastewater generation DUE as shown in Table 6-4.
Requirement #4: Determine how there is a reasonable relationship between the need for the
public facility and the type of development project on which the fee is imposed.
Each new residential and non-residential development in the southern section of the City will
add additional residents and employees who add incremental usage of White Slough Water
Pollution Control Facility. In order to facilitate the collection of the wastewater being generated
by new development, the South Wastewater Trunk Line must be constructed. Each new
development project proportionally increases the demand for wastewater collection based on
the type of development's wastewater generation rates. Each development will pay their fair
share based on their estimated generation rates.
Requirement #5: Determine how there is a reasonable relationship between the amount of
the fee and the cost of the public facility or portion of the public facility attributable to the
development on which the fee is imposed.
The south Wastewater Trunk Line infrastructure is detailed in Table 6-3. Cost estimates for these
facilities were developed by the City of Lodi as described in the 2017 Amendment to the SWTL
Master Plan and have been updated to reflect the ENR CCI. Based on the wastewater generation
rates in gallons per day, a DUE factor is determined and is applied to the total number of units
for residential land uses and thousands of square feet for non-residential land uses to determine
the total number of DUEs. The total costs of the wastewater facilities required to construct the
SWTL is divided by the total number of DUE to determine the cost per DUE. This calculation is
shown in Table 6-5. The cost per DUE is then multiplied by the DUE factor for each land use to
determine their fair share of the SWTL construction as shown in Table 6-6. This ensures that
each type of development is paying for only their fair share of the South Wastewater Trunk Line
based on their wastewater generation rates. Only properties that directly utilize the South
Wastewater Trunk Line will pay this portion of the wastewater impact fees.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 45
7. STORM DRAINAGE
BACKGROUND
The City of Lodi is divided into several Storm Drainage Basin areas, referred to as Basins A
through K. Each of the basin areas has a series of storm drainage pipes and detention basins
that serve the area's drainage needs. In order for new development to occur, new
improvements must be made to the City's existing system.
In 1963, the City adopted the Lodi Master Plan for the Development of Storm Water Collection
and Disposal Facilities for drainage areas A through H. Facilities required to serve areas A
through E, G and H have been constructed. In 1990, the planning area was expanded to include
Drainage Area I that extends from Kettleman Lane to Harney Lane and from Lower Sacramento
Road to the extension of the WID canal. The City prepared a Storm Drainage Master Plan in
2012 that addresses planning areas F, I, K, and L. The terminal drainage for K and L is the WID
canal; the terminal drainage for J is the existing master storm drain trunk line located in Century
Boulevard.
Since the adoption of the Storm Drainage IMFP in 2012 which encompassed the City Core,
shown as Zone 1 in Figure 7-1, the City adopted a second storm drainage fee for new
development on the west side of the City, shown as Zone 2 in Figure 7-1. This second storm
drainage fee adopted in 2013 by Resolution 2013-187, covers areas where developers were
previously required to construct the storm drainage infrastructure as part of their development
conditions.
As part of this update no other changes are being proposed to the storm drainage fee other than
an update to the cost of the funded facilities to account for inflation and the removal of the
pipes that will be developer constructed from the Zone 2 fees, and the resulting fee calculation.
FACILITIES AND COSTS
The City completed a storm drainage master plan in 2012. Following is a description of the
various areas within the City and the improvements that are required:
• Zone 1, as shown on Figure 7-1, consists of the City Core area as well as the area that lies
east of Highway 99. Basin and pump station improvements are required to be completed
at the C -basin.
• Zone 2, as shown on Figure 7-1, is west of Lower Sacramento Road, beyond City limits.
New pipes and basins are required to serve future development as shown in the storm
drainage master plan. The cost of the basins is included in Table 7-1, the pipes required
by the master plan will be developer built.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 46
• If developers in Storm Drainage Zone 2 meet their obligation for constructing all
permanent, master planned facilities required by their project, the development will not
be subject to the Zone 2 fees.
• The remaining areas in the City are expected to develop beyond the 2035 planning
horizon used in this IMFP. As a result, these area were not included in the master plan
at this time and will be analyzed in future IMFP and master plan updates.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 48
Zone 1 Basin Improvements
C -Basin Pump Station
C -Basin
Total Zone 1 Cost
Available SD Fee Fund Revenue
Citv Contributions 2
Table 7-1: Zone 1 Cost Summary
Zone 1
Construction Cost 1
$2,521,561.35
$1,119,295.31
$3,640,856.66
Expenditures to Date Remaining Costs
$2,521,561.35
$1,119,295.31
$3,640,856.66
1 Costs were escalated from July 2012 to June 2020 based on the 20 -Cities Engineering News Record Construction
Cost Index (ENR CCI).
2 City contributions is the cumulative amount of fees lost as a result of the fee reduction adopted by Resolution 2012-142.
No city contributions are required for Zone 1 as Resolution 2012-142 only reduced fees on residential land uses.
Zone 2 costs and fees were proposed as conceptual fees in the 2012 IMFP for properties outside
the City Limits. On October 16, 2013 Zone 2 fees encompassing an expanded area west of Lower
Sacramento Road, north of Harney Lane, and extending to the WID Canal were adopted by City
Council. This zone is shown on Figure 7-1. The estimated cost of the storm drainage
infrastructure for Zone 2 including the basin, and land are shown in Table 7-2. Pipes previously
included in the 2013 Zone 2 fee are removed from the IMFP during this update because this
infrastructure will be developer constructed.
Table 7-2: Zone 2 Cost Summary
Zone 2: F & I -Basin Watershed Areas
F -Basin Improvements Construction Cost 2 Expenditures to Date Remaining Costs
Basins $9,456,728.85 $9,456,728.85
Subtotal Cost $9,456,728.85 $9,456,728.85
I -Basin Improvements
Basins $7,822,044.65 $7,822,044.65
Subtotal Cost $7,822,044.65 $7,822,044.65
Total Zone 2 Cost $17,278,773.50 $17,278,773.50
Available SD Fee Fund Revenue $662,611.80
City Contributions 3 $0.00
Net Storm Drainage Cost Zone 2 $16,616,161.70
1 Costs were escalated from July 2012 to June 2020 based on the 20 -Cities Engineering News Record Construction
Cost Index.
2 Costs for F -Basin and I -Basin Improvements updated per the costs of the staff report for agenda item G-01 on
October 16, 2013 and have been escalated to June 2020 by the 20 -Cities Engineers News Record Construction
Cost Index (ENR CCI).
3 City contributions is the cumulative amount of fees lost as a result of the fee reduction adopted by Resolution 2012-142.
No city contributions are required for Zone 1 as Resolution 2012-142 only reduced fees on residential land uses.
DWELLING UNIT EQUIVALENTS
Storm Drainage costs are allocated based on run-off coefficients. A dwelling equivalent unit is
based on the amount of run-off that an acre of each land use produces in relation to an acre of
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 49
low density residential development. A summary of the DUE factors for each land use type is
presented in the Table 7-3 below. Storm Drainage fees for non-residential will be collected on a
per acre basis rather than a per 1,000 SF basis as other fees are. This is due to the fact that run-
off coefficients are more directly linked to acreage.
Table 7-3: Storm Drainage Dwelling Unit Equivalents
Land Use
Runoff Coefficient
DUE Factor
DUE Equivalent
Residential
per Acre
per Unit '
per Unit 2
Low Density
0.40
1.00
0.1667
1.00
Medium Density
0.50
1.25
0.0833
0.50
High Density
0.50
1.25
0.0500
0.30
Non -Residential
per Acre
per Unit
per Unit
Retail (Minor & Major)
0.70
1.75
n/a
n/a
Office/Medical
0.70
1.75
n/a
n/a
Industrial
0.75
1.88
n/a
n/a
DUE Factors per Unit is calculated by dividing the DUE Factor per acre by the number of
units assumed per acre.
2 DUE Equivalent per Unit is calculated for each land use based on its relationship to a Low
Density unit (i.e. Medium Density is (0.08/0.17)
FEE METHODOLOGY
The purpose of the storm drainage fee is to ensure that new development pays a proportionate
share of the cost of constructing facilities to accommodate drainage demands of new
construction within the City. For purposes of the storm drainage IMFP, demand is measured by
applying run-off coefficient factors which establishes the fair share of storm drainage facilities
for each land use. Using zones to allocate costs for storm drainage infrastructure ensures that
new development is only paying towards the improvements that they in fact use. The first step
to ensuring that new development is only paying for their fair share of storm drainage
infrastructure is to determine a cost per DUE by applying the DUE factors, shown in Table 7-3, to
the number of acres of each land use remaining to develop Applying the DUE factors to the
remaining land use yields the total number of DUES remaining in each zone. The cost per DUE is
determined by dividing the total project cost for each zone less the fund balance, shown in Table
7-1 and Table 7-2, by the remaining DUES. These calculations are shown in Table 7-4.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Table 7-4: Storm Drainage Fee per DUE Calculation
June 2021
Page 50
' Includes anticipated development through 2035 within Sheds C and H (i.e., remaining infill
and east of State Route 99).
2 Land Uses are representative of the buildout conditions of Zone 2 and includes land expected to develop
beyond 2035.
FEE SCHEDULE
The fees are calculated by taking the cost per DUE and multiplying it by the DUES per acre. For
residential land uses, the fee per unit is determined by dividing the cost per acre by the average
density for each respective land use. The fee for each land use is calculated below. A summary
of the storm drainage component of the IMFP for Zone 1 is presented in Table 7-5. Fees for Zone
2 are shown in Table 7-6.
Lodi IMFP Final Draft Report Harris & Associates
Zone 1
Residential Z
Units
Residential 1
Units
Acres
DUE per Acre
Total DUES per Acre
Low Density
0
0.00
1.0000
0.00
Medium Density
0
0.00
1.2500
0.00
High Density
0
0.00
1.2500
0.00
Subtotal
0
0.00
Non -Residential Z
0.00
Non -Residential 1
DUE per Acre
Acres
DUE per Acre
Total DUES per Acre
Retail (Minor & Major)
N/A
25.63
1.7500
45.00
Office/Medical
N/A
0.80
1.7500
1.00
Industrial
N/A
164.58
1.8750
309.00
Subtotal
1.2500
191.01
Subtotal
355.00
Total DUEs
124.00
Total DUES
355.00
Cost to Spread
523.00
Cost to Spread
$3,640,856.66
' Includes anticipated development through 2035 within Sheds C and H (i.e., remaining infill
and east of State Route 99).
2 Land Uses are representative of the buildout conditions of Zone 2 and includes land expected to develop
beyond 2035.
FEE SCHEDULE
The fees are calculated by taking the cost per DUE and multiplying it by the DUES per acre. For
residential land uses, the fee per unit is determined by dividing the cost per acre by the average
density for each respective land use. The fee for each land use is calculated below. A summary
of the storm drainage component of the IMFP for Zone 1 is presented in Table 7-5. Fees for Zone
2 are shown in Table 7-6.
Lodi IMFP Final Draft Report Harris & Associates
Zone 2: F -Basin & I -Basin Cost Allocation
Residential Z
Units
Acres
DUE per Acre
Total DUEs per Acre
Low Density
1,297
216.19
1.0000
217.00
Medium Density
1,608
107.17
1.2500
134.00
High Density
711
28.44
1.6800
48.00
Subtotal
3,616
351.79
399.00
Non -Residential Z
Acres
DUE per Acre
Total DUES per Acre
Retail (Minor & Major)
8.49
1.7500
15.00
Office/Medical
38.35
1.7500
67.00
Industrial
0.00
1.8750
0.00
Institutional
33.78
1.2500
42.00
Subtotal
80.62
124.00
Total DUES
523.00
Cost to Spread
$16,616,161.70
' Includes anticipated development through 2035 within Sheds C and H (i.e., remaining infill
and east of State Route 99).
2 Land Uses are representative of the buildout conditions of Zone 2 and includes land expected to develop
beyond 2035.
FEE SCHEDULE
The fees are calculated by taking the cost per DUE and multiplying it by the DUES per acre. For
residential land uses, the fee per unit is determined by dividing the cost per acre by the average
density for each respective land use. The fee for each land use is calculated below. A summary
of the storm drainage component of the IMFP for Zone 1 is presented in Table 7-5. Fees for Zone
2 are shown in Table 7-6.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 51
Table 7-5: Zone 1 Storm Drainage Fees
1 QUIC /-V. LLMC L JLVI 111 L/I dll IC36C rCCZ,
Zone 2: F -Basin & I -Basin Cost Allocation
Residential
DUE per Acre
Zone 1
Cost Per Acre
Average Density
Residential
DUE per Acre
1.0000
Cost Per Acre
Average Density
6.00
Cost Per Unit
Low Density
1.0000
$
10,255.93
6.00
$
1,709.32
Medium Density
1.2500
$
12,819.91
15.00
$
854.66
High Density
1.6800
$
17,229.96
25.00
$
689.20
Non -Residential
DUE per Acre
$
Cost Per Acre
Average Density
Cost Per 1,000 SF
Retail (Minor & Major)
1.7500
$
17,947.88
N/A
N/A
N/A
Office/Medical
1.7500
$
17,947.88
N/A
N/A
N/A
Industrial
1.8750
$
19,229.87
N/A
N/A
N/A
1 QUIC /-V. LLMC L JLVI 111 L/I dll IC36C rCCZ,
Zone 2: F -Basin & I -Basin Cost Allocation
Residential
DUE per Acre
Cost Per Acre
Average Density
Cost Per Unit
Low Density
1.0000
$
31,770.86
6.00
$
5,295.14
Medium Density
1.2500
$
39,713.58
15.00
$
2,647.57
High Density
1.6800
$
53,375.04
25.00
$
2,135.00
Non -Residential
DUE per Acre
Cost Per Acre
Average Density
Cost Per 1,000 SF
Retail (Minor & Major)
1.7500
$
55,599.01
N/A
N/A
Office/Medical
1.7500
$
55,599.01
N/A
N/A
Industrial
1.8750
$
59,570.36
N/A
N/A
Institutional
1.2500
$
39,713.58
N/A
N/A
NEXUS REQUIREMENTS
The storm drainage fee component meets the Mitigation Fee Act nexus requirements, as
described below.
Requirement #1: Identify the purpose of the fee.
The purpose of the storm drainage portion of the Impact Fee is to provide for the collection and
conveyance of storm water within the identified City drainage basins. New development
increases the quantity of impervious area and generates the need for storm drainage facilities to
convey the storm drainage into the City's system. The storm drainage portion of the Impact Fee
will be used to build new pump stations and detention basins necessary to mitigate the impacts
of new development.
Requirement #2: Identify the use to which the fee will be put.
The storm drainage portion of the Impact Fee will be used to construct new storm drainage
facilities including pump stations and detention basins required to serve new development in the
City in drainage zone 1 and 2 as identified in the Storm Drainage Master Plan. These
improvements are necessary to mitigate the increased storm water run-off that is generated
when new development occurs. The improvements that will be funded with the fees are shown
in Table 7-1 and Table 7-2.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 52
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
New development within the City will increase the quantity of impervious area which generates
additional storm water runoff and the associated need for additional storm drainage facilities.
The storm drainage portion of the Impact Fee will fund pump stations and detention basins as
defined in the Storm Drainage Master Plan and shown in Table 7-1 and Table 7-2. Each type of
development will fund their fair share of the new facilities in their drainage shed based on their
respective runoff coefficient. New development outside these areas will be responsible for
constructing their own storm drainage facilities.
Requirement #4: Determine how there is a reasonable relationship between the need for the
public facility and the type of development project on which the fee is imposed.
Each new development in the City generates additional runoff as defined in the Storm Drainage
Master Plan. This increased runoff generates the need for additional storm drainage
infrastructure such as pump stations to convey runoff to detention basins. Each development
requires a proportionate increase in storm drainage infrastructure based on the runoff coefficient
for that respective type of development. The runoff generated by new development in drainage
zones 1 and 2 creates the need for the projects identified in Table 7-1 and Table 7-2. Each
development will fund their fair share of the infrastructure in their zone based on the increase in
impervious area generated by the development.
Requirement #5: Determine how there is a reasonable relationship between the amount of the
fee and the cost of the public facility or portion of the public facility attributable to the
development on which the fee is imposed.
The City has been divided into fourteen storm drainage planning areas. Drainage facilities have
been designed for each planning area based on how the drainage flows into each planning area
and the cost of the drainage facilities within each planning area have been identified. For the
purpose of this impact mitigation fee program, these basins have been consolidated into Zone 1
with the exception of the F and I Basins which have been consolidated into Zone 2. Based on the
relative amount of impervious surface area associated with a given type of development, a runoff
coefficient is applied and used to determine the DUES on a per acre basis for each land use. This
is then used to determine the cost share per DUE for each zone. After calculating the cost share
per DUE, the fee for each type of development is calculated as shown in Table 7-5 and Table 7-6.
By utilizing the impervious area that each type of development generates to spread the cost of
the required infrastructure, this ensures that each development pays their fair share of the
project costs.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 53
8. TRANSPORTATION
BACKGROUND
To measure and describe the operational status of the local roadway network, transportation
engineers and planners commonly use a grading system called level of service (LOS). Level of
service is a description of a facility's operation, ranging from LOS A (indicating free-flow traffic
conditions with little or no delay) to LOS F (representing over -saturated conditions where traffic
flows exceed design capacity, resulting in long queues and delays).
The City's 2010 General Plan contains policy direction about what constitutes acceptable
operations on the City's street network. The policy states, "[fjor purposes of design review and
environmental assessment, apply a standard of Level of Service E ... on all streets in the City's
jurisdiction. The objective of this performance standard is to acknowledge that some level of
traffic congestion during the peak hour is acceptable and indicative of an economically vibrant
and active area, and that infrastructure design decisions should be based on the conditions that
predominate during most of each day."
The baseline analysis conducted for the 2010 General Plan Update evaluated more than 100
roadway segments and 11 major intersections throughout the City and calculated the LOS at each
location (this effort was documented in the Lodi General Plan Update Working Paper #1: Land
Use, Transportation, Environment and Infrastructure, 2007). Of all the locations studied in 2010,
the only locations found to operate at LOS F, and thus operating outside of the standards set in
the 2010 General Plan, were the segments of Kettleman Lane between Tienda Drive and
Cherokee Lane. As will be discussed later in this section, none of the capital improvement
projects included in the IMFP are located along these segments of Kettleman Lane, so the IMFP
projects are not affected by the operations results presented in the General Plan baseline
analysis.
The South Hutchins Street Annexation Project Traffic Impact Analysis (2009) evaluated 19 study
intersections throughout the southern part of Lodi, and found that all of the intersections
operated at LOS D or better during both the morning and afternoon peak hours. The 2012 IMFP
analysis determined that there were no existing deficiencies that would affect the nexus
determination. The 2021 IMFP uses the methodology established in 2012 and merely updates
the project costs and resulting fees.
FACILITIES AND COSTS
The primary future deficiency is anticipated to occur along Harney Lane, which is currently a two-
lane road but which would need to be widened to four lanes in order to accommodate the
demand from the new development that is anticipated in the southern and western areas of the
City. Harney Lane is immediately adjacent to major new development areas, and the widening is
only needed to serve those new areas; therefore, it is reasonable for the full cost of the Harney
Lane improvements to be included in the IMFP. Since the 2012 IMFP, development has been
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 54
steadily occurring along the southern area of the City and this project remains a necessary
improvement to maintain an acceptable LOS.
Additional future improvements identified in the 2012 IMFP included Guild Avenue and Victor
Road, due to the addition of more industrial development in the area east of SR 99. The capital
improvement project list for the IMFP, therefore, includes the widening of Victor Road from two
to four lanes between SR 99 and Guild Avenue, addition of a median on West Lane south of
Harney, the ultimate median construction on Harney from just west of Lower Sacramento Road
to South Hutchins Street, interim widening improvements on Harney from Lower Sacramento
Road to Mills Avenue, and a re -striping of Guild Avenue to provide four travel lanes between Lodi
Avenue and Auto Center Drive. Along with these roadway improvements, the intersection of
Victor Road and Guild Avenue should be signalized. These improvements are adjacent to major
areas of future development and are needed to serve the traffic generated by those new uses,
so it is reasonable for the full cost of the improvements to be included in the IMFP.
As part of the 2012 IMFP, City staff also identified more localized improvements that were
included in the IMFP capital improvement list. Based on intersection projects that had been
identified in previous capital improvement programs, staff designated five intersections where
installation of traffic signals are needed: Mills Avenue/Elm Street, Turner Road/California Street,
Turner Road/Sacramento Street, Cherokee Lane/Elm Street, and Guild Avenue/Victor Road.
Because these are local intersections that are not adjacent to major new development areas, it
was determined that the IMFP should cover only a portion of these project costs, proportional to
the amount of traffic passing through these intersections that were expected to be generated by
new development. These fair -share percentages were calculated using the results of the 2035
traffic model. The projects and identified fair share obligations identified in 2012 remain
unchanged in the 2021 IMFP.
The costs of the projects included in the IMFP are summarized in Table 8-1. It should be noted
that it is assumed that the full cost of the UPRR grade separation on Harney Lane will be funded
through a variety of outside funding sources such as STIP, Measure K, etc. Should assumptions
change and outside funding not be secured, additional funding will be required from the IMFP.
Following the adoption of the 2012 IMFP, the City began collection of the transportation impact
fee. As of 2020, the transportation IMFP had an approximately $1.1 million fund balance to be
applied to the CIP projects detailed in Table 8-1. The City is actively funding transportation
projects as they become necessary.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 55
Table 8-1: Transportation Cost Summary
Outside Funding Expenditures to
Net Cost Included
Traffic Signals
Total Project Cost
Sources 1 Date
in Fee Program
Mills Ave and Elm St
$422,880.00
$338,304.00
$84,576.00
Turner Rd and California St
$422,880.00
$338,304.00
$84,576.00
Turner Rd and Sacramento St
$422,880.00
$296,016.00
$126,864.00
Cherokee Ln and Elm St
$422,880.00
$296,016.00
$126,864.00
Guild Ave and Victor Rd
$829,902.00
$35,484.00
$794,418.00
Subtotal
$2,521,422.00
$1,268,640.00 $35,484.00
$1,217,298.00
Outside Funding
Net Cost Included
Roadway Improvements
Total Project Cost
Sources 1
in Fee Program
Guild Ave and Victor Rd (Striping 2
to 4 lanes) $53,230.10
$53,230.10
Victor Rd (4 lanes, SR99 to Guild)
$7,224,085.00
$4,329,545.00
$2,894,540.00
West Lane (1/2 miles)
$697,142.60
$697,142.60
Harney Lane 2
$32,276,145.00
$29,663,700.00
$2,612,445.00
Subtotal
$40,250,602.70
$33,993,245.00 --
$6,257,357.70
Total Cost of Traffic Signal and Roadway Improvements
$7,474,655.70
Transportation Fund Balance
$1,062,275.45
City Contributions 3
$408,229.00
1 Includes RTIF, RSTP, SJCOG, and Measure K funding.
Z Lower Sacramento Road to Highway 99 including Highway 99 and Harney Lane Interchange.
3 City Contributions is the cumulative amount of fees lost as a result of the fee reduction adopted by Resolution
2012-142.
DWELLING UNIT EQUIVALENTS
Dwelling Unit Equivalent factors are a common way of normalizing the effects of different types
of land use on a set of public facilities. Many transportation impact fee programs use DUE factors
to account for the relative burden on the transportation system caused by different types of
development. DUE factors commonly include an accounting of trip generation rates and
percentages of pass -by trips attributable to different land uses, and sometimes include a
representation of average trip lengths or other characteristics.
For purposes of this evaluation, trip generation rates and pass -by trip percentages were used to
develop DUE factors for each land use type. The City of Lodi travel demand model contains trip
generation rates for several land use categories and has been calibrated to reflect local
conditions. Table 8-2 shows the PM peak hour trip generation rate for each land use category
based on the Lodi model, as well as the percentage of new trips attributable to each category
from a commonly -accepted reference document on this subject. These figures are multiplied
together to determine the number of new trips per unit of development (per dwelling unit for
residential uses, and per thousand square feet for non-residential uses). The single-family
residential rate is then set to 1.0 and all other rates are normalized to that level, so the factors
can be used to calculate each land use category's proportional contribution toward the capital
improvement project costs.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Table 8-2: Calculation of Dwelling Unit Equivalent (DUE) Factors
June 2021
Page 56
1 DU = dwel I i ng unit
Z Lodi Travel Demand Forecasting Model and ITE Trip Generation, 8th Edition
3 SANDAG Brief Guide of Vehicular Traffic Generation rates, April 2002
Source: Fehr & Peers, 2012
FEE METHODOLOGY
Future development in the City will create the need for roadway improvement. For the purposes
of this evaluation, trip generation rates and pass -by trip percentages were used to develop DUE
factors for each land use type. These DUE factors were then applied to the future development
land uses through 2035 to determine the total number of DUES. A cost per DUE is calculated by
dividing the total project cost by the total number of DUES. This calculation is shown in Table 8-
3. The DUE factors for each land use is multiplied by the cost per DUE to allocate costs to each
land use type as shown in Table 8-4.
Table 8-3: Transportation Cost per DUE Calculations
PM Peak Hour
New Tri ps per
Bldg SF 1
1,000 SF
Total DUES
Trip Rate 2
New Tri ps3
Unit
DUE per
Land Use
Unit 1
(A)
(B)
(A -B)
Unit
Low Density
DU
1.16
100%
1.16
1.0000
Medium Density
DU
0.63
100%
0.63
0.5431
High Density
DU
0.63
100%
0.63
0.5431
Commercial /Retail
1,000 SF
3.91
50%
1.96
1.6853
Office
1,000 SF
2.03
70%
1.42
1.2250
Industrial
1,000 SF
0.85
85%
0.72
0.6228
1 DU = dwel I i ng unit
Z Lodi Travel Demand Forecasting Model and ITE Trip Generation, 8th Edition
3 SANDAG Brief Guide of Vehicular Traffic Generation rates, April 2002
Source: Fehr & Peers, 2012
FEE METHODOLOGY
Future development in the City will create the need for roadway improvement. For the purposes
of this evaluation, trip generation rates and pass -by trip percentages were used to develop DUE
factors for each land use type. These DUE factors were then applied to the future development
land uses through 2035 to determine the total number of DUES. A cost per DUE is calculated by
dividing the total project cost by the total number of DUES. This calculation is shown in Table 8-
3. The DUE factors for each land use is multiplied by the cost per DUE to allocate costs to each
land use type as shown in Table 8-4.
Table 8-3: Transportation Cost per DUE Calculations
' Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will replace
existing development
Z PM Peak Hour Trip Rate and New Trips percentage derived from the 2012 City of Lodi Traffic Study conducted by Fehr & Peers.
FEE SCHEDULE
A summary of the transportation component of the IMFP is presented in the Table 8-4.
Lodi IMFP Final Draft Report Harris & Associates
PM Peak Hour
Trip Generation
Bldg SF 1
1,000 SF
Total DUES
Retail (Minor & Major)
Trip Rate Z
New Trips Z
Factors
DUE per
563,000 2.03 70%
Residential
Units
(a)
(b)
(a*b)
Unit
Total DUES
Low Density
3,325
1.16
100%
1.16
1.0000
3,325
Medium Density
308
0.63
100%
0.63
0.5431
167
High Density
0
0.63
100%
0.63
0.5431
0
Subtotal
3,633
3,492
' Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will replace
existing development
Z PM Peak Hour Trip Rate and New Trips percentage derived from the 2012 City of Lodi Traffic Study conducted by Fehr & Peers.
FEE SCHEDULE
A summary of the transportation component of the IMFP is presented in the Table 8-4.
Lodi IMFP Final Draft Report Harris & Associates
DUE per
Non -Residential
Bldg SF 1
1,000 SF
Total DUES
Retail (Minor & Major)
549,271 3.91 50%
1.96 1.6853
926
Office/Medical
563,000 2.03 70%
1.42 1.2250
690
Industrial
2,221,000 0.85 85%
0.72 0.6228
1,383
Subtotal
3,333,271
2,999
Total DUES
6,491
Cost to Spread
$ 6,004,151.25
' Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will replace
existing development
Z PM Peak Hour Trip Rate and New Trips percentage derived from the 2012 City of Lodi Traffic Study conducted by Fehr & Peers.
FEE SCHEDULE
A summary of the transportation component of the IMFP is presented in the Table 8-4.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 57
Table 8-4: Transportation Fees
NEXUS REQUIREMENTS
The Traffic fee component meets the Mitigation Fee Act nexus requirements, as described below.
Requirement #1: Identify the purpose of the fee.
The purpose of the Traffic portion of the Impact Fee is to provide improvements to major
roadway facilities needed to accommodate and mitigate the traffic impacts created by new
development within the City as identified by the Public Works Department and by the 2035
Traffic Model.
Requirement #2: Identify the use to which the fee will be put.
The Traffic portion of the Impact Fee is to be used for the expansion of roadway facilities,
intersections and signalization as identified by the City Public Works Department and the 2035
Traffic Model. These infrastructure improvements are identified in Table 8-1.
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
The development of new residential and non-residential land uses in the City will generate
additional vehicular trips and the need for increased roadway capacity in order to maintain a LOS
E on all portions of the roadway system. The traffic portion of the Impact Fee will be used to
expand roadway capacity as well as improve and signalize intersections to facilitate the necessary
traffic flow to maintain a LOS E. Each development pays their fair share of the traffic mitigation
measures based on the PM peak trips generated by each type of development. By utilizing the
PM peak trips, this ensures that each type of development pays their fair share of the identified
project costs.
Lodi IMP Final Draft Report Harris & Associates
Trip Generation
Residential
Factors
DUE per Unit
Cost per Unit
Low Density
1.16
1.0000
$ 925.00
Medium Density
0.63
0.5431
$ 502.37
High Density
0.63
0.5431
$ 502.37
Non -Residential
DUE per 1,000 SF
Cost per 1,000 SF
Retail (Minor & Major)
1.96
1.6853
$ 1,558.90
Office/Medical
1.42
1.2250
$ 1,133.13
Industrial
0.72
0.6228
$ 576.09
NEXUS REQUIREMENTS
The Traffic fee component meets the Mitigation Fee Act nexus requirements, as described below.
Requirement #1: Identify the purpose of the fee.
The purpose of the Traffic portion of the Impact Fee is to provide improvements to major
roadway facilities needed to accommodate and mitigate the traffic impacts created by new
development within the City as identified by the Public Works Department and by the 2035
Traffic Model.
Requirement #2: Identify the use to which the fee will be put.
The Traffic portion of the Impact Fee is to be used for the expansion of roadway facilities,
intersections and signalization as identified by the City Public Works Department and the 2035
Traffic Model. These infrastructure improvements are identified in Table 8-1.
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
The development of new residential and non-residential land uses in the City will generate
additional vehicular trips and the need for increased roadway capacity in order to maintain a LOS
E on all portions of the roadway system. The traffic portion of the Impact Fee will be used to
expand roadway capacity as well as improve and signalize intersections to facilitate the necessary
traffic flow to maintain a LOS E. Each development pays their fair share of the traffic mitigation
measures based on the PM peak trips generated by each type of development. By utilizing the
PM peak trips, this ensures that each type of development pays their fair share of the identified
project costs.
Lodi IMP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 58
Requirement #4: Determine how there is a reasonable relationship between the need for the
public facility and the type of development project on which the fee is imposed.
Each new development project generates additional trips and adds to the incremental need for
roadway capacity improvements identified in the 2035 Traffic Model. If a minimum LOS of E is
to be maintained, the roadway system must be expanded as new development occurs. Roadway
improvement projects required to maintain a LOS E are identified in Table 8-1. The traffic portion
of the Impact Fee for each type of development is determined based on the PM Peak trips that
each type of development is expected to generate as shown in Table 8-2.
Requirement #5: Determine how there is a reasonable relationship between the amount of the
fee and the cost of the public facility or portion of the public facility attributable to the
development on which the fee is imposed.
Roadway improvements required to serve the new development within the City were identified
to ensure a LOS of E is maintained. Cost estimates for these improvements were developed by
City Staff and have been updated to reflect the ENR CCI and recent bids. These costs are
summarized in Table 8-1. Trip generation rates are applied to each type of development within
the City as shown in Table 8-2. This trip generation rate determines the number of trips each
type of development will generate within the City and ensures that each type of development is
paying for only their fair share of the required roadway improvements. This methodology is then
used to determine the cost share per DUE as calculated in Table 8-3. The traffic fees for each
new development equals the share of the facilities attributable to each development based on
the new trips being generated as shown in Table 8-4. The traffic portion of the impact fee only
funds the costs associated with new development's increased traffic share to maintain a LOS of
E as identified in the 2010 General Plan.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 59
9. POLICE
BACKGROUND
The Lodi Police Department has organized the City into three districts - the Central District,
Heritage District, and Sunset District - and five patrol beats. The department protects and serves
the City through crime prevention, investigation, and other public safety services. The
department has several specialized units, including investigations, narcotics, gang intelligence,
drug suppression, crime prevention, K-9, special weapons and tactics, and traffic units.
FACILITIES AND COSTS
The police station is located at 215 West Elm Street and includes 56,000 square feet of building
space. Based on a 2012 building capacity review conducted by the police department, the police
station can accommodate enough additional officers and personnel to serve approximately
92,000 residents. Since 2012, there has not been an expansion of the City of Lodi Police Station
and the assumption that the existing building can serve approximately 92,000 residents remains
unchanged.
The police station was financed with a portion of the proceeds from the 2002 Public
Improvement Financing Project, which issued $26.7 million in Certificates of Participation (COPs).
Approximately $14.3 million of the aggregate bond amount was used to construct the police
station. The total cost related to the police station portion of the COPs equals approximately
$27.0 million and includes COP principal and interest costs. However, only a portion of the total
cost of the police facilities is attributable to future development. A summary of the facilities and
corresponding costs that are included in the IMFP is presented in Table 9-1. More detailed
information, including the allocation of Police Station Costs to future development, is shown in
Table 9-4.
Table 9-1: Police Cost Summary
Project Fee Funded Cost
Police Station Costs
$ 4,062,387
(Future Development's share only)
Vehicle Costs $ 537,784
Police Fee Fund Balance $ 428,034
City Contributions 1 $ 475,975
1 City Contributions is the cumulative amount of fees lost as a
result of the fee reduction adopted by Resolution 2012-142.
LEVEL OF SERVICE STANDARD
The City's fiscal year 2011/12 budget included funding for 106 police officers; this included 71
sworn and 35 non -sworn officers. Based on the number of officers in 2012, a police service
standard of 1.70 officers per 1,000 residents was established. The building capacity review
conducted bythe police department revealed that the existing police station could accommodate
approximately 50 additional police personnel.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 60
Based on the City's established level of service and the police station capacity review, in 2012,
the police station was estimated to serve an additional 29,412 future residents. The IMFP
incorporates development through year 2035; development projections assume the City would
grow by an additional 13,128 residents between 2012 and 2035. Consequently, the police station
has excess capacity to accommodate sufficient officers to serve an additional 16,284 residents
beyond the 2035 horizon of the IMFP.
DWELLING UNIT EQUIVALENTS
Police facility costs are allocated based on residents and employees since it is reasoned that
residential and non-residential developments benefit from these facilities. Consequently, a
persons served figure is used in the cost allocation calculation for police facilities. The persons
served factor is defined as the residential population plus 50% of employees. The exact
relationship in terms of service demand required by residents and employees is difficult to
measure, but it is a generally understood that employees utilize less police services than
residents. As a result, a resident is equal to 1.0 persons served and an employee is assumed to
equal 0.5 persons served. The persons served for a residential unit is equal to the average
persons per household. The persons served per 1,000 square feet of non-residential building
space is equal to one half the average number of employees assumed for that building type.
The DUE for the police fee is based on the persons served and is a factor that quantifies different
land use types in terms of their equivalence to a low density residential unit. A low density
residential unit is assigned a DUE factor of 1.0 and the DUE factor for each of the other land use
categories is determined based on the anticipated number of persons served for each land use
category relative to the number of persons served for a low density residential unit. A summary
of the DUE factors for each land use type is presented in Table 9-2.
Table 9-2: Police Facilities Dwelling Unit Equivalents
FEE METHODOLOGY
Because the police station has the capacity to service the City's residents beyond 2035, police
station costs are allocated to existing development in the City, future development through 2035,
and future development beyond 2035, based on the estimated total persons served for each
development period. Based on this methodology, existing development as of 2012 was
Lodi IMFP Final Draft Report Harris & Associates
Persons per
Resident -to -Employee
Household/ Employees
Ratio =1.0 : 0.5
Land Use
(per 1,000 SF)
Persons Served DUE Factor
Residential
per Unit
Low Density
2.85
2.85 1.0000
Medium Density
2.40
2.40 0.8421
High Density
2.00
2.00 0.7018
Non -Residential
per 1,000 SF
Retail (Minor&Major)
2.50
1.25 0.4386
Office/Medical
4.00
2.00 0.7018
Industrial
1.33
0.67 0.2339
FEE METHODOLOGY
Because the police station has the capacity to service the City's residents beyond 2035, police
station costs are allocated to existing development in the City, future development through 2035,
and future development beyond 2035, based on the estimated total persons served for each
development period. Based on this methodology, existing development as of 2012 was
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 61
responsible for approximately 66% of the cost of the police station; this portion of the cost must
be funded with revenues other than future development impact fees. New development is
responsible for the remaining 34% of the total cost. As shown in Table 9-3, approximately 19%
of the total cost is allocated to development beyond 2035 and 15% is allocated to development
through 2035.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 62
Table 9-3: Police Station Cost to Spread to New Development
Police Station Capacity Allocation'
(2011 thru 2035)
Remaining Capacity for Additional Police Personnel (2012)
50
Existing Sworn and Non -Sworn Personnel (2012)
13,128
Sworn
71
Non -Sworn
35
Total
106
Sworn and Non -Sworn Personnel per 1,000 Residents (2012)
1.70
New Residents (beyond 2012 population) Served by Future Police Personnel
29,412
New Residents thru 2035
13,128
New Residents Beyond 2035
16,284
1 Capacity allocations were developed during the 2012 fee study and the percentage of costs attributable to new development have
remained consistent.
Z Assumes a proportional growth in the employee resident -equivalent population beyond 2035.
3Assumes an additional 15.0 sworn officers are required to serve future development through 2035.
° Vehicle costs escalated from July 2012 to April 2020 costs by the Consumer Price Index.
5 City Contributions is the cumulative amount of fees lost as a result of the fee reduction adopted by Resolution 2012-142.
In addition to providing funding for the police station, the IMFP will also provide funding for
various police vehicles, including marked patrol cars, unmarked/administration cars, traffic cars,
Lodi IMFP Final Draft Report Harris & Associates
IMFP
Remaining Capacity
Existing 2011
(2011 thru 2035)
(Beyond 2035) Z
Total Capacity
Resident Population 62,473
13,128
16,284
91,885
Employee Resident -Equivalent Population 12,926
4,025
4,993
21,945
Persons Served 75,399
17,153
21,277
113,829
% of Total 66%
15%
19%
100%
Police Station Costs
Police Station portion of 2002 COP - Principal
$14,320,000
Police Station portion of 2002 COP - Interest
$12,637,838
Total Debt Service
$26,957,838
%Attributable to Existing Development
66%
Debt Service Allocated to Existing Development
$17,856,530.62
%Attributable to Future Development Beyond 2035
19%
Debt Service Allocated to Future Development Beyond 2035
$5,038,920.63
%Attributable to Future Development thru 2035
15%
Debt Service Allocated to Future Development thru 2035
$4,062,386.75
Police Vehicle Costs
Current # of Vehicles /
Future
Average $ /
Total
Vehicle Type Vehicles Sworn Officer
Vehicles a
Vehicle a
Cost
Marked Patrol 24 0.34
5.1
$48,917
$248,029.46
Unmarked/Administration 21 0.30
4.4
$39,907
$177,053.12
Traffic 9 0.13
1.9
$22,506
$42,792.60
Partners/Crime Prevention 5 0.07
1.1
$30,823
$32,559.87
Code Enforcement 3 0.04
0.6
$33,592
$21,290.55
Animal Control 2 0.03
0.4
$38,004
$16,058.00
Total Vehicle Cost Allocated to Future Development thru 2035
$537,783.60
Subtotal Cost Allocated to Future Development thru 2035
$4,600,170.35
Police Fee Fund Balance
$428,033.58
City Contributions 5
$475,975.00
1 Capacity allocations were developed during the 2012 fee study and the percentage of costs attributable to new development have
remained consistent.
Z Assumes a proportional growth in the employee resident -equivalent population beyond 2035.
3Assumes an additional 15.0 sworn officers are required to serve future development through 2035.
° Vehicle costs escalated from July 2012 to April 2020 costs by the Consumer Price Index.
5 City Contributions is the cumulative amount of fees lost as a result of the fee reduction adopted by Resolution 2012-142.
In addition to providing funding for the police station, the IMFP will also provide funding for
various police vehicles, including marked patrol cars, unmarked/administration cars, traffic cars,
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 63
partners/crime prevention cars, code enforcement cars, and animal control cars to serve new
residents. Based on the City's 2012 vehicles per sworn officer standard for each vehicle type, the
total cost for vehicles needed to serve development through 2035 is approximately $0.54 million.
The total cost allocated to future development included in the IMFP for the police station and
vehicles is $4.6 million. The City currently has a police mitigation fee fund balance of
approximately $430,000 and is required to contribute approximately $476,000 to the police
mitigation fee as a result of the fee reduction adopted by Resolution 2012-142. Based on the
existing fund balance and the required city contributions, the cost to spread to new development
is reduced by $904,000 to approximately $3.7 million as shown in Table 9-3.
The total cost allocated to future development through 2035 is spread based on the number of
persons served in terms of DUES. Based on development projections through 2035, the Lodi
Police Department will be required to serve approximately 4,741 additional DUES. Dividing the
total cost allocated to future development through 2035 by the total number of DUES results in
a Police Mitigation Fee of $779.62. These calculations are illustrated in Table 9-4.
Table 9-4: Police Fees per DUE
Residents per Persons Served
Residential
Units
Unit
per Unit
DUES per Unit
Total DUEs
Low Density
3,325
2.85
2.85
1.0000
3,325
Medium Density
308
2.40
2.40
0.8421
260
High Density
0
2.00
2.00
0.7018
0
Subtotal
3,633
3,585
Non-
Employees per
Persons Served
DUES per 1,000
Residential
Bldg SF 1
1,000 SF Z
per 1,000 SF Z
SF
Total DUES
Retail (Minor & Major)
549,271
2.50
1.25
0.4386
241
Office/Medical
563,000
4.00
2.00
0.7018
395
Industrial
21221,000
1.33
0.67
0.2339
520
Subtotal
3,333,271
1,156
Total DUES
4,741
Cost to Spread
$
3,696,162
' Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will replace
existing development
2 Assumes a resident -to -employee ratio of 1.0 : 0.5 (i.e., 1.0 employee equaling 0.5 residents).
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 64
FEE SCHEDULE
The fees are calculated by taking the cost per DUE and applying it to the DUES per unit for each
land use. The fee for each land use is calculated below. A summary of the police fees is presented
in Table 9-5.
Table 9-5: Police Fees
Assumes a resident -to -employee ratio of 1.0 : 0.5 (i.e., 1.0 employee equaling 0.5 residents).
NEXUS REQUIREMENTS
The police fee component meets the Mitigation Fee Act nexus requirements, as described
below.
Requirement #1: Identify the purpose of the fee.
The purpose of the Police portion of the Impact Fee is to provide necessary police facilities and
equipment needed to maintain the established level of service and mitigate the impacts created
by the increased population and employees as a result of new development within the City.
Requirement #2: Identify the use to which the fee will be put.
The Police portion of the Impact Fee is to be used to fund the debt service related to the
construction of the police station and the procurement of various police vehicles, including
marked patrol cars, unmarked/administration cars, traffic cars, partners/crime prevention cars,
code enforcement cars, and animal control cars. These facilities and equipment are identified in
Table 9-3.
Lodi IMFP Final Draft Report Harris & Associates
Residents per
Persons Served
Residential
Unit
per Unit
DUES per Unit
Cost per Unit
Low Density
2.85
2.85
1.0000
$
779.62
Medium Density
2.40
2.40
0.8421
$
656.52
High Density
2.00
2.00
0.7018
$
547.14
Non-
Employees per
Persons Served
DUEs per 1,000
Residential
1,000 SF
per 1,000 SF 1
SF
Cost per 1,000 SF
Retail (Minor & Major)
2.50
1.25
0.4386
$
341.94
Office/Medical
4.00
2.00
0.7018
$
547.14
Industrial
1.33
0.67
0.2339
$
182.35
Assumes a resident -to -employee ratio of 1.0 : 0.5 (i.e., 1.0 employee equaling 0.5 residents).
NEXUS REQUIREMENTS
The police fee component meets the Mitigation Fee Act nexus requirements, as described
below.
Requirement #1: Identify the purpose of the fee.
The purpose of the Police portion of the Impact Fee is to provide necessary police facilities and
equipment needed to maintain the established level of service and mitigate the impacts created
by the increased population and employees as a result of new development within the City.
Requirement #2: Identify the use to which the fee will be put.
The Police portion of the Impact Fee is to be used to fund the debt service related to the
construction of the police station and the procurement of various police vehicles, including
marked patrol cars, unmarked/administration cars, traffic cars, partners/crime prevention cars,
code enforcement cars, and animal control cars. These facilities and equipment are identified in
Table 9-3.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 65
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
The development of new residential and non-residential land uses in the City will incrementally
add to the population and employees of the City and subsequently the need for additional police
facilities and equipment required to maintain the established existing level of service of 1.7
officers per 1,000 persons served. The police portion of the Impact Fee will be used to fund the
debt service attributed to the construction of the police station and the procurement of
additional police vehicles, including marked patrol cars, unmarked/administration cars, traffic
cars, partners/crime prevention cars, code enforcement cars and animal control cars. Each
development pays their fair share of the police impact fees based on the number of persons
served that are added to the City by each type of development. By utilizing the DUES based on
the number of persons served, this ensures that each type of development pays their fair share
of the identified project costs.
Requirement #4: Determine how there is a reasonable relationship between the need for the
public facility and the type of development project on which the fee is imposed.
Each new development project adds additional residents and employees and adds to the
incremental need for additional police facilities and equipment. If a level of service of 1.7 officers
per 1,000 persons served is to be maintained, the police facilities and equipment must be
expanded as new development occurs. Police facilities and equipment required to support
maintaining the existing level of service is identified in Table 9-3. The police portion of the Impact
Fee for each type of development is determined based on the number of persons served that the
type of development will add to the City this DUE calculation is shown in Table 9-2.
Requirement #5: Determine how there is a reasonable relationship between the amount of the
fee and the cost of the public facility or portion of the public facility attributable to the
development on which the fee is imposed.
Police facilities and equipment required to serve the new development within the City were
identified to ensure the existing level of service of 1.7 officers per 1,000 persons served is
maintained. DUE factors are applied to each type of development within the City based on the
number of persons served as shown in Table 9-2. The police fee for each type of development is
calculated by taking the cost per DUE and applying it to the DUES per unit for each land use. This
calculation ensures that each type of development is paying for only their fair share of the
required police improvements and is shown in Table 9-5.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 66
10. FIRE
BACKGROUND
The Fire Department provides a wide range of emergency and non -emergency services, including
fire suppression, emergency medical services, hazardous materials response, technical rescue,
fire prevention, public education, and related safety services. The City has an Insurance Services
Office (ISO) rating of Class 3, which indicates that the Fire Department is strategically placed
throughout the City and has adequate personnel, equipment, and expertise to serve the current
population.
FACILITIES AND COSTS
The Fire Department provides fire protection services to the City from four fire stations: Fire
Station 1 is located in Lodi's downtown area; Fire Station 2 is located on the eastside of the City;
Fire Station 3 is located in the southwest quadrant of the City; and Station 4 is in the northwest
quadrant of the City. Combined, the City's fire stations are valued at approximately $14.7 million.
In 2001, the City borrowed approximately $1.6 million from the water fee fund to construct Fire
Station 4. As of 2021, the fire fee fund has repaid approximately $1.1 million of the inter -fund
loan to -date, resulting in an outstanding balance of approximately $ 550,000.
In addition to the City's four fire stations, Lodi's Fire Department requires various vehicles and
equipment valued at approximately $7.6 million. Through extensive planning and preemptive
expansion, Lodi's Fire Department has prepositioned itself and is capable to serve new
development through 2035 and operates with resources that are valued at approximately $24
million. Based on the number of persons served, new development's fair share of the City's
existing fire facilities infrastructure is approximately $4 million.
In 2012 the department reviewed the anticipated locations of future development through 2035
and determined that it could continue to serve the entire City with existing Fire Stations 1, 3, and
4 and by relocating and expanding Fire Station 2. Fire Station 2 was relocated from its previous
site to the intersection of Cherokee Lane and Oak Street in 2016; the station was expanded from
6,200 to 9,830 square feet at a cost of approximately $1.8 million
Due to the fact that additional facilities are not required to serve buildout of the City, in 2012 it
was determined that new development would fund the outstanding Loan Balance as well as the
fire station number 2 expansion cost. The total of these facilities was approximately $2.9M which
was less than new development's fair share of the existing facilities.
A summary of the facilities and corresponding costs included in the IMFP is presented in Table
10-1.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Development Assumptions 1
Resident Population
Employee Resident -Equivalent Population z
Total Persons Served
of Total
Fire Station Costs
Table 10-1: Fire Facilities Costs
Existing 2011 Future (thru 2035)
62,473
13,128
12,926
4,025
75,399
17,153
81%
19%
Fire Station
Sq. Ft.
Station #1
10,910
Station #2 °
9,830
Station #3
5,300
Station #4
7,110
Subtotal
1
Fire Vehicle Costs
1
Vehicles and Equipment Costs
Total Units
Type I Engine
6
Tillered Quint Truck
2
Straight Quint Truck
0
Mobile Command Vehicle
1
HazMat Response Unit
1
Type IV Engine
1
Command Vehicle
3
Staff Vehicle
2
Portable Air Supply Trailer
1
Subtotal
Total Estimated Replacement Cost
%Attributable to Future Development
Total Replacement Cost Attributable to Future Development
Remaining Fire Costs
Outstanding Loan Balance to Water Fee Fund 6
Station #2 Expansion Cost ( [Future SF (9,830) - existing SF (6,200)]
x $495/ SF )
Station #2 Expansion Cost Financing
Subtotal
Fire Fee Fund Balance 6
Cost per Sq. Ft. 3
$506
$506
$506
$506
Cost per Unit 5
$536,630
$1,563,000
$926,925
$432,565
$370,770
$185,385
$67,975
$37,077
$37,077
June 2021
Page 67
Total Existing & Future
75,601
16,951
92,552
100%
Estimated Replacement
Cost
$5,520,460.00
$4,973,980.00
$2,681,800.00
$3,597,660.00
$16,773,900.00
Estimated Replacement
Cost
$3,219,780.00
$3,126,000.00
$0.00
$432,565.00
$370,770.00
$185,385.00
$203,923.50
$74,154.00
$37,077.00
$7,649,654.50
$24,423,554.50
19%
$4,526,596.08
$548,678.61
$1,796,850.00
$511,500.00
$2,857,028.61
($625.39)
1 Capacity allocations were developed during the 2012 fee study and the percentage of costs attributable to new
development have remained consistent.
Z Assumes a resident -to -employee ratio of 1.0 : 0.5 (i.e., 1.0 employee equaling 0.5 residents).
3 Fire Station costs per square foot were adjusted to reflect the actual cost of Fire Station #2's relocation and expansion and
subsequently escalated by the 20 -Cities Engineering News Record Building Cost Index from January 2015 to June 2020.
° Station #2 was relocated to the existing site and was expanded from its current 6,200 SF to 9,830 SF. Expansion SF is less
than the planned 10,500 SF due to budgetary constraints.
5 Unit costs for both a Type I Engine and a Tillered Quint Truck provided by Lodi Fire Chief Gene Stoddart.
All unit costs updated by the Consumer Price Index to April 2020 dollars.
6 Fund balance currently has a $548,678.61 loan from the Water fund which is included in the fund balance. The fund balance
also includes the interest accrued since 2015. Interest prior to 2015 was waived by the Lodi City Council on July 17, 2019.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 68
LEVEL OF SERVICE STANDARD
Lodi's four fire stations provide adequate fire protection services to all areas within the City limits.
In 2006, the most recent year of data availability, the department met a response time criteria of
6 minutes for 90% of all calls.
The department reviewed the anticipated location of future development in the City through
2035 and based on that review, determined that the existing four stations, along with the 2016
relocation and expansion of Station 2, would continue to provide adequate service coverage to
existing and future development.
DWELLING UNIT EQUIVALENTS
Fire facility costs are allocated based on residents and employees since it is reasoned that
residential and non-residential developments both benefit from these facilities. For residential
land uses, the persons served equals the residential population; for non-residential land uses, the
persons served is equal to 50% of the number of employees. The exact relationship in terms of
service demand required by residents and employees is difficult to measure, but it is a commonly
understood that non-residential development utilizes less fire services than does residential
development. As a result, a resident is equal to 1.0 persons served and an employee is assumed
to equal 0.5 persons served. In order to quantify different land use types in terms of their
equivalence to a low density residential unit, a DUE factor is determined for each land use type
and is based on the number of persons served. A summary of the DUE factors for each land use
type is presented in the following table.
Table 10-2: Fire Facilities Dwelling Unit Equivalents
Land Use
Persons per Household
Persons Served DUE Factor
Residential
per Unit
Low Density
2.85
2.85
1.0000
Medium Density
2.40
2.40
0.8421
High Density
2.00
2.00
0.7018
Non -Residential
Employees per 1,000 SF
per 1,000 SF
Retail (Minor & Major)
2.50
1.25
0.4386
Office/Medical
4.00
2.00
0.7018
Industrial
1.33
0.67
0.2333
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 69
FEE METHODOLOGY
As discussed in this chapter in 2012, the City determined that it could serve future development
through 2035 with existing Fire Stations 1, 3, and 4 and by relocating and expanding Fire Station
2. Consequently, the replacement value of existing fire stations and vehicles, plus the 2016
Station #2 expansion construction costs, are allocated to existing and future development based
on the 2011 and future (i.e., through 2035) persons served within the City. A summary of the
2011 and future (i.e., through 2035) persons served, as well as the cost allocation, is presented
in Table 10-3.
Table 10-3: Fire Station Persons Served
Development Assumptions 1
Existing 2011
Future (thru 2035)
Total Existing & Future
Resident Population
62,473
13,128
75,601
Employee Resident -Equivalent Population Z
12,926
4,025
16,951
Total Persons Served
75,399
17,153
92,552
% of Total
81%
19%
100%
1 Capactity allocations were developed during the 2012 fee study and the percentage of costs attributable to new
development have remained consistent.
Z Assumes a resident -to -employee ratio of 1.0 : 0.5 (i.e., 1.0 employee equaling 0.5 residents).
Based on the number of persons served, existing development was allocated approximately 81%
of fire facilities and vehicle costs and future development through 2035 was allocated the
remaining 19%. The total cost attributable to future development for fire facilities and vehicles
is $4.5 million. This amount represents future development's fair share of all fire facilities in the
City at 2035 and is the maximum amount that could be allocated to future development.
The maximum amount that could be allocated to future development (i.e., $4.5 million) was more
than the remaining unfunded facilities costs through 2035 (i.e., $2.8 million), therefore, in the
2012 fee study, it was determined that the cost of the remaining unfunded facilities would be
incorporated in the calculation of the fire fee. The remaining unfunded facilities costs through
2035 include the outstanding amount borrowed from the water fund to finance the construction
of Fire Station 4 and the construction costs for the expansion of Fire Station 2.
In calculating the fire fees, the remaining cost is first allocated between future residential and
non-residential development based on calls for service. Department records show that
approximately 62.8% of the documented calls are attributable to residential development and
the remaining 37.2% are attributable to non-residential development. These percentages were
used to allocate the remaining million cost between future residential and non-residential
development on a per DUE basis as shown in Table 10-4. A persons served methodology was
then applied to determine the fire fee for each land use class within residential and non-
residential development.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Residents per
Employees per
Persons Served
June 2021
Page 70
Table 10-4: Fire Fee per DUE and per Employee
Bldg SF Z
Land Use Assumptions 1
per 1,000 SF
DUE per 1,000 SF
Total DUES
Retail (Minor & Major)
549,271
2.50
Remaining
Average Calls
Total Projected
Percent Allocation
563,000
4.00
Acreage thru
0.7018
395
1
Cost Allocation
1.33
0.67
Per Acre
Calls for Service
Total Non -Residential DUES
3,333,271
Persons Served
2035
1,156
Cost to Spread
1,000 SF
Residential
574.7
1.19
682.66
61.8%
$1,766,218.58
Non -Residential
228.3
1.85
421.85
38.2%
$1,091,435.42
Total
803.0
$
1,104.51
100.0%
$2,857,654.00
0.67
0.2339
Residents per
Persons Served
Residential
Units 2
Unit
per Unit
DUE per Unit
Total DUES
Low Density
3,325
2.85
2.85
1.0000
3,325
Medium Density
308
2.40
2.40
0.8421
260
High Density
0
2.00
2.00
0.7018
0
Total Residential DUES
3,633
3,585
Cost to Spread
$ 1,766,218.58
Percentage allocation of calls for service based on call data for fire service and existing land uses from the 2012 IMFP Study.
2 Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will replace existing
development and therefore will not increase demand on fire facilities
FEE SCHEDULE
The fees are calculated by taking the cost per Residential DUE or Cost per Employee and applying
it to the DUES per unit or Employees per 1,000 square feet for each land use, the fee for each
land use is calculated below. A summary of the fire fees are presented in Table 10-5:
Table 10-5: Fire Fees
Residents per
Employees per
Persons Served
Non -Residential
Bldg SF Z
1,000 SF
per 1,000 SF
DUE per 1,000 SF
Total DUES
Retail (Minor & Major)
549,271
2.50
1.25
0.4386
241
Office/Medical
563,000
4.00
2.00
0.7018
395
Industrial
2,221,000
1.33
0.67
0.2339
520
Total Non -Residential DUES
3,333,271
Persons Served
1,156
Cost to Spread
1,000 SF
per 1,000 SF
DUE per 1,000 SF
Cost
$ 1,091,435.42
Percentage allocation of calls for service based on call data for fire service and existing land uses from the 2012 IMFP Study.
2 Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will replace existing
development and therefore will not increase demand on fire facilities
FEE SCHEDULE
The fees are calculated by taking the cost per Residential DUE or Cost per Employee and applying
it to the DUES per unit or Employees per 1,000 square feet for each land use, the fee for each
land use is calculated below. A summary of the fire fees are presented in Table 10-5:
Table 10-5: Fire Fees
Lodi IMFP Final Draft Report Harris & Associates
Residents per
Persons Served
Residential
Unit
per Unit
DUE per Unit
Cost per Unit
Low Density
2.85
2.85
1.0000
$
492.67
Medium Density
2.40
2.40
0.8421
$
414.88
High Density
2.00
2.00
0.7018
$
345.73
Employees per
Persons Served
Non -Residential
1,000 SF
per 1,000 SF
DUE per 1,000 SF
Cost
per 1,000 SF
Retail (Minor & Major)
2.50
1.25
0.4386
$
414.10
Office/Medical
4.00
2.00
0.7018
$
662.56
Industrial
1.33
0.67
0.2339
$
220.85
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 71
NEXUS REQUIREMENTS
The fire fee meets the Mitigation Fee Act nexus requirements, as described below.
Requirement #1: Identify the purpose of the fee.
The purpose of the Fire portion of the Impact Fee is to provide necessary fire facilities and
equipment needed to maintain the established level of service and mitigate the impacts created
by the increased population as a result of new development within the City.
Requirement #2: Identify the use to which the fee will be put.
The Fire portion of the Impact Fee is to be used to fund the expansion of Fire Station #2 and to
reimburse the City for Fire Station #4. These costs are identified in Table 10-1.
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
The development of new residential and non-residential land uses in the City will incrementally
add to the population and number of employees in the City and subsequently the need for
additional fire facilities and equipment required based on the number of persons served and the
projected calls for service for each land use. The fire portion of the Impact Fee will be used to
fund the expansion of Fire Station #2 and to reimburse the City for Fire Station #4. Each
development pays their fair share of the fire impact fees based on the number of new residents
or employees each new development generates as well as the average calls per acre for
residential when compared to non-residential as shown in Table 10-4. By utilizing the number
of persons served and the allocation of costs based on the average calls for service, this ensures
that each type of development pays their fair share of the identified project costs.
Requirement #4: Determine how there is a reasonable relationship between the need for the
public facility and the type of development project on which the fee is imposed.
Each new development project adds additional residents and employees and adds to the
incremental need for additional fire facilities and equipment. If a 6 minute response time to 90%
of service calls is to be maintained, the fire facilities must be expanded as new development
occurs. Fire facilities required to support maintaining the existing level of service are identified
in Table 10-1. The fire portion of the IMFP for each type of development is determined based on
the number of persons served and the projected number of calls for service the type of
development will add to the City of Lodi.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 72
Requirement #5: Determine how there is a reasonable relationship between the amount of the
fee and the cost of the public facility or portion of the public facility attributable to the
development on which the fee is imposed.
Fire facilities required to serve the new development within the City of Lodi were identified to
ensure the existing level of service of a 6 minute response time to 90% of service calls is to be
maintained. Each new development pays a fee to fund new fire facilities based on the number
of persons served added by each type of development within the City of Lodi and the average
number of calls for service generated by each type of development as shown in Table 10-4 this
ensures that each type of development is paying for only their fair share of the required fire
improvements.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 73
11. COMMUNITY PARKS
BACKGROUND
The City maintains 278 acres of parks and dual use drainage basins; 184 acres of this total are
parkland. The City's parks system includes twenty three developed parks that offer a variety of
ball fields, picnic and play areas, and other amenities. Lodi Lake is the City's regional park,
through which the Mokelumne River traverses, providing the City's residents with an assortment
of outdoor activities.
FACILITIES AND COSTS
As a component of the 2012 IMFP study Vallier Design Associates (VDA), reviewed the City's
existing park facilities to determine the type of parks and amenities that would supplement the
City's existing community and regional park facilities. VDA, along with City staff, determined that
improvements to DeBenedetti Park, Pixley Park, and Lodi Lake Park would be needed to serve
future development. The proposed improvements for each park are as follows:
• DeBenedetti Park is a 49 acre master planned community park off of Century Boulevard
that is being constructed in phases. The first 35 -acre phase is complete, with the
exception of lighting, leaving 14 acres to be constructed at a cost of $13.6 million. Park
improvements consist of soccer, baseball and softball fields, a football field, restrooms, a
concessions building, picnic and play areas, parking, and a storm water basin.
• Pixley Park is a 27 acre park planned for multiple sports fields. The cost of the park
construction is $6 million. The park will include softball fields, picnic structures,
restrooms, and a storm water basin.
• Lodi Lake Park is a 101 acre regional park on the northern edge of the City that will be
expanded by 7 acres at a cost of $3.8 million. The expansion will add a group picnic area
including a kitchen, shade/picnic structures, restrooms, pathways, parking, and a bocce
ball court.
The 2012 cost estimates for these improvements were updated by the ENR CCI. A summary of
the facilities, and corresponding community and regional park costs, included in the IMFP is
presented in Table 11-1.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Acres in Fee
June 2021
Page 74
Table 11-1: Community Park Facilities Costs
Net Acres Included
Park Facility
Population to Serve
Regional
Space
Special Use Area
in Fee Program
DeBenedetti Park
Residents
% of Total
Existing Residents (2012) 1
8.0
62,473
83%
Future Residents thru 2035
2.5
13,128
17%
Total Residents
Lodi Lake
75,601
100%
City -Wide Park Facilities (Costs Allocated to Future Development Only)
-
8.0
Total
59.0 16.0
Acres / 1,000
22.0
10.5
Park Facility Type
Cost Allocation
59.0
Total Acres
$23,527,671.15
Residents
$22,670,811.15
Park Fee Fund Balance
Community
1.80
23.63
Regional
0.80
City Contributions z
10.50
Natural Open Space
2.10
27.57
Special Use Area
0.80
10.50
Total Acres
5.50
72.20
Acres Included in Fee Program
' Existing residents from 2012 used in order to maintain the calculated level of service of parkland in acres per 1,000 residents.
2 City Contributions is the cumulative amount of fees lost as a result of the fee reduction adopted by Resolution 2012-142.
LEVEL OF SERVICE STANDARD
The City's 2010 General Plan identifies a park service standard of 8.0 acres of parks and drainage
basins per 1,000 residents. Table 11-2 provides a breakdown of the City's General Plan standard
for each type of park.
Table 11-2: Park Service Standards
Park Type
Neighborhood
Community
Regional
Natural Open Space
Special Use Areas
General Plan Standard
(Acres per 1,000 Residents)
2.5 Acres
1.8 Acres
0.8 Acres
2.1 Acres
0.8 Acres
Lodi IMFP Final Draft Report Harris & Associates
Acres in Fee
Natural Open
Net Acres Included
Park Facility
Total Acres Community
Regional
Space
Special Use Area
in Fee Program
DeBenedetti Park
24.0 16.0
--
--
8.0
24.0
Pixley Park
27.0 --
2.5
22.0
2.5
27.0
Lodi Lake
8.0 --
8.0
--
-
8.0
Total
59.0 16.0
10.5
22.0
10.5
59.0
Cost Allocation
59.0
$23,527,671.15
$22,670,811.15
' Existing residents from 2012 used in order to maintain the calculated level of service of parkland in acres per 1,000 residents.
2 City Contributions is the cumulative amount of fees lost as a result of the fee reduction adopted by Resolution 2012-142.
LEVEL OF SERVICE STANDARD
The City's 2010 General Plan identifies a park service standard of 8.0 acres of parks and drainage
basins per 1,000 residents. Table 11-2 provides a breakdown of the City's General Plan standard
for each type of park.
Table 11-2: Park Service Standards
Park Type
Neighborhood
Community
Regional
Natural Open Space
Special Use Areas
General Plan Standard
(Acres per 1,000 Residents)
2.5 Acres
1.8 Acres
0.8 Acres
2.1 Acres
0.8 Acres
Lodi IMFP Final Draft Report Harris & Associates
Acres in Fee
% Included in Fee
Expenditures to
Park Facility
Program
Total Acres
Program
Total Cost
Date
Remaining Costs
DeBenedetti Park
24.0
24.0
100.0%
$13,657,243.75
$781,860.00
$12,875,383.75
Pixley Park
27.0
27.0
100.0%
$6,066,353.12
$6,066,353.12
Lodi Lake
8.0
8.0
100.0%
$3,804,074.28
$75,000.00
$3,729,074.28
Total
59.0
59.0
$23,527,671.15
$22,670,811.15
Park Fee Fund Balance
$906,116.52
City Contributions z
$2,461,233.00
' Existing residents from 2012 used in order to maintain the calculated level of service of parkland in acres per 1,000 residents.
2 City Contributions is the cumulative amount of fees lost as a result of the fee reduction adopted by Resolution 2012-142.
LEVEL OF SERVICE STANDARD
The City's 2010 General Plan identifies a park service standard of 8.0 acres of parks and drainage
basins per 1,000 residents. Table 11-2 provides a breakdown of the City's General Plan standard
for each type of park.
Table 11-2: Park Service Standards
Park Type
Neighborhood
Community
Regional
Natural Open Space
Special Use Areas
General Plan Standard
(Acres per 1,000 Residents)
2.5 Acres
1.8 Acres
0.8 Acres
2.1 Acres
0.8 Acres
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 75
DWELLING UNIT EQUIVALENTS
Community and Regional Park costs are allocated based on residents and employees since it is
reasoned that residential and non-residential developments both benefit from these facilities.
Consequently, a persons served figure is used to estimate future impacts to park facilities. The
number of persons served is defined as the residential population plus approximately 12 percent
of all employees. The relationship in terms of service demand required by residents and
employees is estimated based on the potential amount of time that a resident or employee can
utilize park facilities. For example, a resident can utilize park facilities an average of 12 hours per
day seven days a week for a total of 84 hours and an employee can utilize park facilities an
average of about two hours per day five days a week for a total of 10 hours per week. In other
words, the employee has the potential to use the park approximately 0.12 of the time that a
resident can (10 - 84 = 0.12).
A dwelling unit equivalent, based on the number of persons served, quantifies the impact from
different land use types in terms of their equivalence to a low density residential unit. A low
density residential unit is assigned a DUE factor of 1.0 and the DUE factor for each of the other
land use categories is determined based on the persons served for each land use category relative
to the persons served for a low density residential unit. A summary of the DUE factors for each
land use type is presented in Table 11-3. No changes are being proposed from the 2012
assumptions.
Table 11-3: Community Parks Dwelling Unit Equivalents
FEE METHODOLOGY
Future development in the City will create demand for community and regional park facilities.
For purposes of the community park component of the IMFP, demand is measured by applying
the parks service standard identified in the General Plan to the future number of residents in the
City. By allocating facilities costs to each land use category based on its potential demand for
park facilities as shown in Table 11-4, this IMFP ensures that each land use category will fund its
fair -share of the required facilities. Consequently, the total community park cost of $19.3 million
is allocated to future development based on the number of persons served.
Lodi IMFP Final Draft Report Harris & Associates
Persons per Household/
Resident -to -Employee
Employees
Ratio =1.0 : 0.12
Land Use
(per 1,000 SF)
Persons Served DUE Factor
Residential
per Unit
Low Density
2.85
2.85 1.0000
Medium Density
2.40
2.40 0.8421
High Density
2.00
2.00 0.7018
Non -Residential
per 1, 000 SF
Retail (Minor& Major)
2.50
0.30 0.1053
Office/Medical
4.00
0.48 0.1684
Industrial
1.33
0.16 0.0561
FEE METHODOLOGY
Future development in the City will create demand for community and regional park facilities.
For purposes of the community park component of the IMFP, demand is measured by applying
the parks service standard identified in the General Plan to the future number of residents in the
City. By allocating facilities costs to each land use category based on its potential demand for
park facilities as shown in Table 11-4, this IMFP ensures that each land use category will fund its
fair -share of the required facilities. Consequently, the total community park cost of $19.3 million
is allocated to future development based on the number of persons served.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
1,000 SF
549,271
June 2021
Page 76
563,000
Table 11-4: Community Park Fees per DUE
2,221,000
1.33
3,333,271
Residents per
User Equivalents
Cost per Unit
Residential
Units 1
Unit
per Unit DUEs per Unit
Total DUES
Low Density
3,325
2.85
2.85 1.0000
3,325
Medium Density
308
2.40
2.40 0.8421
260
High Density
0
2.00
2.00 0.7018
0
Subtotal
3,633
3,585
Non -
Residential
Retail (Minor & Major)
Office/Medical
Industrial
Subtotal
Total DUES
Cost to Spread
Employees per
Bldg SF 1
1,000 SF
549,271
2.50
563,000
4.00
2,221,000
1.33
3,333,271
DUES per Unit
User Equivalents DUE per 1,000
per 1,000 SF Z
SF
0.30
0.1053
0.48
0.1684
0.16
0.0561
Total DUEs
58
95
125
277
3,862
$ 19,303,461.63
1 Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development
will replace existing development and therefore will not increase demand on park facilities.
Z Assumes a resident can utilize park facilities an average of 12 hours per day 7 days a week (84 hours) and an
employee can utilize park facilities an average of 2 hours per day 5 days a week (10 hours); this translates to 1.0
employee equaling approximately 0.12 residents (10/84 = 0.12) in terms of potential park utilization.
FEE SCHEDULE
The fees are calculated by taking the cost per DUE and applying it to the DUES per unit or DUE
per 1,000 square feet for each land use, the fee for each land use is calculated below. A summary
of the park component of the IMFP is presented in Table 11-5.
Table 11-5: Community Park Fees
1 Assumes a resident can utilize park facilities an average of 12 hours per day 7 days a week (84 hours)
and an employee can utilize park facilities an average of 2 hours per day 5 days a week (10 hours);
this translates to 1.0 employee equaling approx. 0.12 residents (10/84 = 0.12) in terms of potential
park utilization.
Lodi IMFP Final Draft Report Harris & Associates
Residents per
User Equivalents
Residential
Unit
per Unit
DUES per Unit
Cost per Unit
Low Density
2.85
2.85
1.0000
$
4,997.98
Medium Density
2.40
2.40
0.8421
$
4,208.80
High Density
2.00
2.00
0.7018
$
3,507.58
Non-
Employees per
User Equivalents
DUE per 1,000
Residential
1,000 SF
per 1,000 SF 1
SF
Cost
per 1,000 SF
Retail (Minor & Major)
2.50
0.30
0.1053
$
526.29
Office/Medical
4.00
0.48
0.1684
$
841.66
Industrial
1.33
0.16
0.0561
$
280.39
1 Assumes a resident can utilize park facilities an average of 12 hours per day 7 days a week (84 hours)
and an employee can utilize park facilities an average of 2 hours per day 5 days a week (10 hours);
this translates to 1.0 employee equaling approx. 0.12 residents (10/84 = 0.12) in terms of potential
park utilization.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 77
NEXUS REQUIREMENTS
The community park fee meets the Mitigation Fee Act nexus requirements, as described below.
Requirement #1: Identify the purpose of the fee.
The purpose of the community park portion of the Impact Fee is to provide necessary park
facilities needed to maintain the established level of service of 5.5 total acres of community,
regional, open space and special area parkland per 1,000 persons served within the City.
Requirement #2: Identify the use to which the fee will be put.
The community park portion of the Impact Fee is to be used to fund the construction and
expansion of the City's park system, including community parks, regional parks, open space and
special use areas. These facilities are identified in Table 11-1.
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
The development of new residential and non-residential land uses in the City will incrementally
add to the population and employees of the City and subsequently the need for additional
community park facilities based on the number of residents and employees generated by each
land use. The community park portion of the IMFP will be used to fund the construction and
expansion of the City's park system, including community parks, regional parks, open space and
special use areas. By utilizing the number of residents and employee equivalents being added to
the City, this ensures that each type of development pays their fair share of the identified project
costs.
Requirement #4: Determine how there is a reasonable relationship between the need for the
public facility and the type of development project on which the fee is imposed.
Each new development project adds additional residents and employees which adds to the
incremental need for additional community park facilities. If a level of service of 5.5 total acres
per 1,000 residents and employee equivalents is to be maintained, the City's community parks
system must be expanded as new development occurs. Community park facilities required to
support maintaining the existing level of service are identified in Table 11-1. The community park
portion of the IMFP for each type of development is determined based on the number of
residents and employee equivalents that each type of development will add to the City as shown
in Table 11-5.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 78
Requirement #5: Determine how there is a reasonable relationship between the amount of the
fee and the cost of the public facility or portion of the public facility attributable to the
development on which the fee is imposed.
Community park facilities required to serve new development within the City were identified to
ensure the existing level of service of 5.5 acres per 1,000 residents and employees is maintained.
Cost estimates for these improvements were developed by VDA in 2012 in conjunction with City
Staff and have been updated to reflect the ENR CCI. The number of persons served by parks for
each type of development within the City of Lodi is shown in Table 11-3. This number of persons
served determines the rate at which new development will utilize parks within the City of Lodi
and is used to allocate the costs to each development type this ensures that each type of
development is paying for only their fair share of the required community park improvements as
shown in Table 11-5.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 79
12. NEIGHBORHOOD PARKS
BACKGROUND
In order to maintain the established level of service within the City, new neighborhood parks are
needed to support development on the western side of Lower Sacramento Road. In the 2012
Parks IMFP Update, VDA evaluated the City's Park facilities, however neighborhood parks were
excluded from this study because it was anticipated that constructing neighborhood parks would
be the responsibility of the developers.
Since the adoption of the IMFP program in 2012, the City passed Resolution 2013-184 which
amended the parks IMFP to include neighborhood parks. The Neighborhood Parks included in
the 2013 update only serve the area that is bounded by Lower Sacramento Road on the east,
Woodbridge Irrigation District canal on the North, Harney Lane on the south and one half mile
west of lower Sacramento Road on the west. As such, a special fee will be established for these
areas for the purpose of constructing the neighborhood parks necessary to retain the City's
established level of service of 2.5 acres of neighborhood parks per 1,000 residents. Figure 12-1
shows the area that is subject to the Neighborhood Parks IMF. Developers in other areas of the
City will be required to build and dedicate neighborhood parks.
FACILITIES AND COSTS
Neighborhood Park facilities and cost estimates were established as part of the Southwest
Gateway and Westside Development Agreements. It was determined that eight neighborhood
parks would be required to maintain the established level of service. Five of these neighborhood
parks are to be collocated with storm drainage basins and three will be stand-alone parks. The
developers of the Rose Gate subdivision constructed Park A as part of their development
agreement. Only the remaining seven parks "B" through "H" are included in the Neighborhood
Parks IMF Calculations. These facilities are shown in the neighborhood parks fee zone shown in
Figure 12-1.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Figure 12-1: Neighborhood Park Facilities Through 2035
CITY OF LODI PARKS
PUBLIC WORKS DEPARTMENT FEE ZONES
June 2021
Page 80
Legend
2018 City Limils
_ Future Basin
Future Park
General Plan Limits
Developer Constructed Zone
Neighborhood Park Fee Zone
j City Wide Zone
Lodi IMFP Final Draft Report
nk
1 in = 3,500 ft
613V2o1 a
GAESRI MapsWarks%Parks Fee Zones Legend.mrd
Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 81
A summary of the facilities and corresponding costs included in the IMFP is presented in Table
12-1.
Table 12-1: Neighborhood Parks Costs
Park
Cost Estimate 1
Park A 2
$
Park B
$
1,158,514.31
Park C
$
3,413,700.33
Park D
$
695,348.80
Park E
$
2,549,434.92
Park F
$
695,348.80
Park G
$
1,910,419.23
Park H
$
1,071,956.18
Subtotal Costs
$
11,494,722.57
Park Fee Fund Balance
$65,867.51
1 Costs were escalated from July 2013 to June 2020 based on the
20 -Cities Engineering News Record Construction Cost Index (ENR CCI).
Z Park A was constructed during Rose Gate Phase I and as such there
no required City Contributions as the park was constructed in lieu of
the payment of fees.
The Neighborhood Parks area is shown on Figure 12-1. The fee for these improvements will only
apply to this area. Other Developments will be required to build and dedicate their neighborhood
parks.
DWELLING UNIT EQUIVALENTS
For purposes of the Neighborhood Parks component of the Parks fees, Park costs are allocated
based on residents and employees since it is reasoned that residential and non-residential
developments both benefit from these facilities. Consequently, a persons served figure is used
to estimate future impacts to park facilities. The number of persons served is defined as the
residential population plus approximately 12 percent of all employees. The relationship in terms
of service demand required by residents and employees is estimated based on the potential
amount of time that a resident or employee can utilize park facilities. For example, a resident
can utilize park facilities an average of 12 hours per day seven days a week for a total of 84 hours
and an employee can utilize park facilities an average of about two hours per day five days a week
for a total of 10 hours per week. In other words, the employee has the potential to use the park
approximately 0.12 of the time that a resident can (10 - 84 = 0.12).
A dwelling unit equivalent, based on the number of persons served, quantifies the impact from
different land use types in terms of their equivalence to a low density residential unit. A low
density residential unit is assigned a DUE factor of 1.0 and the DUE factor for each of the other
land use categories is determined based on the persons served for each land use category relative
to the persons served for a low density residential unit. A summary of the DUE factors for each
land use type is presented in Table 12-2.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Table 12-2: Neighborhood Park Dwelling Unit Equivalents
Land Use
Residential
Low Density
Medium Density
High Density
Non -Residential
Retai I (Mi nor & Major)
Office/Medical
Industrial
Persons per Household/
Employees
(per 1,000 SF)
2.85
2.40
2.00
2.50
4.00
1.33
Resident -to -Employee
Ratio =1.0 : 0.12
Persons Served DUE Factor
per Unit
2.85 1.0000
2.40 0.8421
2.00 0.7018
per 1, 000 SF
0.30 0.1053
0.48 0.1684
0.16 0.0561
June 2021
Page 82
FEE ZONES
The fee zones are shown in Figure 12-2. The Core City area, shown in yellow on Figure 12-2, would
pay the Community Parks fee. The areas in yellow with a crosshatch would pay the Community
Parks fee and the Neighborhood Parks special area fee. For the Neighborhood Parks fee area, the
developer may elect to construct the Neighborhood Park facilities and by doing so would only be
subject to the Community Parks fee.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Figure 12-2: Parks Fee Zones
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KETTLEMAN LN
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FEE ZONES
LEGEND D v8 — 3!81+2 MILE
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CITY LIMITS F-1 CITY WIDE ZONE ® NEIGHBORHOOD PARK
FEE ZONE OR
— GENERAL PLAN ® DEVELOPER DEVELOPER
LIMITS CONSTRUCTED CONSTRUCTED
City of Lodi
PUBLIC WORKS DEPARTMENT
Lodi IMFP Final Draft Report
June 2021
Page 83
NHarris & Associates
Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 84
FEE METHODOLOGY
Future development in the Neighborhood Parks special fee area will create demand for
neighborhood park facilities. For purposes of the neighborhood park component of the IMFP,
demand is measured by applying the parks service standard identified in the General Plan to the
future number of residents in the City. By allocating facilities costs to each land use category
based on its potential demand for neighborhood park facilities as shown in Table 12-3, this IMFP
ensures that each land use category will fund its fair -share of the required facilities.
Consequently, the total park cost of $11.4 million is allocated to future development based on
the number of persons served.
Table 12-3: Neighborhood Parks Fee Calculation per DUE
1 Units and building square footage derived from the October 16, 2013 Public Hearing to Consider Resolution Approving
Storm Drainage and Parks Impact Migitagion Fee Program Schedule of Fees Agenda Item which is representative of the
buildout conditions of the area in which Neighborhood Park fees are collected. Units have been adjusted to account for
the development in the neighborhood parks zone since October 16, 2013.
2Assumes a resident can utilize park facilities an average of 12 hours per day 7 days a week (84 hours) and an
employee can utilize park facilities an average of 2 hours per day 5 days a week (10 hours); this translates to 1.0
employee equaling approximately 0.12 residents (10/84 = 0.12) in terms of potential park utilization.
Lodi IMFP Final Draft Report Harris & Associates
Average
Residents
User Equivalents
DUES per
DUE per
Residential
Units 1
per Unit
per Unit
Unit
Total DUEs
Low Density
1,297
2.85
2.85
1.0000
1,297
Medium Density
1,620
2.40
2.40
0.8421
1,364
High Density
711
2.00
2.00
0.7018
499
Subtotal
3,628
0.16
0.0561
0
3,160
1 Units and building square footage derived from the October 16, 2013 Public Hearing to Consider Resolution Approving
Storm Drainage and Parks Impact Migitagion Fee Program Schedule of Fees Agenda Item which is representative of the
buildout conditions of the area in which Neighborhood Park fees are collected. Units have been adjusted to account for
the development in the neighborhood parks zone since October 16, 2013.
2Assumes a resident can utilize park facilities an average of 12 hours per day 7 days a week (84 hours) and an
employee can utilize park facilities an average of 2 hours per day 5 days a week (10 hours); this translates to 1.0
employee equaling approximately 0.12 residents (10/84 = 0.12) in terms of potential park utilization.
Lodi IMFP Final Draft Report Harris & Associates
Average
Employees
User Equivalents
DUE per
Non -Residential
Acres F.A.R.
Bldg SF 1
per 1,000 SF
per 1,000 SF Z
1,000 SF
Total DUES
Retail (Minor & Major)
34.52 0.25
375,923
2.50
0.30
0.1053
40
Office/Medical
38.35 0.3
501,158
4.00
0.48
0.1684
84
Industrial
0 0.4
0
1.33
0.16
0.0561
0
Subtotal
877,081
124
Total DUES
3,284
Cost to Spread
$ 11,428,855.0
1 Units and building square footage derived from the October 16, 2013 Public Hearing to Consider Resolution Approving
Storm Drainage and Parks Impact Migitagion Fee Program Schedule of Fees Agenda Item which is representative of the
buildout conditions of the area in which Neighborhood Park fees are collected. Units have been adjusted to account for
the development in the neighborhood parks zone since October 16, 2013.
2Assumes a resident can utilize park facilities an average of 12 hours per day 7 days a week (84 hours) and an
employee can utilize park facilities an average of 2 hours per day 5 days a week (10 hours); this translates to 1.0
employee equaling approximately 0.12 residents (10/84 = 0.12) in terms of potential park utilization.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 85
FEE SCHEDULE
The fees are calculated by taking the cost per DUE and applying it to the DUEs per unit or DUE
per 1,000 square feet for each land use, the fee for each land use is calculated below. A summary
of the Neighborhood Parks component of the IMFP is presented in Table 12-4.
Table 12-4: Neighborhood Parks Fee Schedule
1Assumes a resident can utilize park facilities an average of 12 hours per day 7 days a week (84
hours) and an employee can utilize park facilities an average of 2 hours per day 5 days a week (10
hours); this translates to 1.0 employee equaling approx. 0.12 residents (10/84 = 0.12) in terms of
potential park utilization.
NEXUS REQUIREMENTS
The Neighborhood Parks fee component meets the Mitigation Fee Act nexus requirements, as
described below.
Requirement #1: Identify the purpose of the fee.
The purpose of the neighborhood park portion of the Impact Fee is to provide necessary
neighborhood park facilities needed to maintain the established level of service of 2.5 acres of
neighborhood parkland per 1,000 residents and employees within the City of Lodi.
Requirement #2: Identify the use to which the fee will be put.
The neighborhood park portion of the Impact Fee is to be used to fund the construction of seven
neighborhood parks. These facilities are summarized in Table 12-1.
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
The development of new residential and non-residential land uses in the western portion of the
City, shown in Figure 12-1, will incrementally add to the population of the City = and subsequently
the need for additional neighborhood park facilities based on the number of residents and
employees generated by each land use. The neighborhood park portion of the IMFP will be used
to fund the construction of the seven neighborhood parks within the special fee area. By utilizing
Lodi IMFP Final Draft Report Harris & Associates
Residents per
Residential
Unit
User Equivalents per Unit
DUES per Unit
Cost per Unit
Low Density
2.85
2.85
1.0000
$ 3,480.16
Medium Density
2.40
2.40
0.8421
$ 2,930.66
High Density
2.00
2.00
0.7018
$ 2,442.22
Employees per
User Equivalents per
Cost per 1,000
Non -Residential
1,000 SF
1,000 SF 1
DUE per 1,000 SF
SF
Retail (Minor & Major)
2.50
0.30
0.1053
$ 366.33
Office/Medical
4.00
0.48
0.1684
$ 586.13
Industrial
1.33
0.16
0.0561
$ 195.38
1Assumes a resident can utilize park facilities an average of 12 hours per day 7 days a week (84
hours) and an employee can utilize park facilities an average of 2 hours per day 5 days a week (10
hours); this translates to 1.0 employee equaling approx. 0.12 residents (10/84 = 0.12) in terms of
potential park utilization.
NEXUS REQUIREMENTS
The Neighborhood Parks fee component meets the Mitigation Fee Act nexus requirements, as
described below.
Requirement #1: Identify the purpose of the fee.
The purpose of the neighborhood park portion of the Impact Fee is to provide necessary
neighborhood park facilities needed to maintain the established level of service of 2.5 acres of
neighborhood parkland per 1,000 residents and employees within the City of Lodi.
Requirement #2: Identify the use to which the fee will be put.
The neighborhood park portion of the Impact Fee is to be used to fund the construction of seven
neighborhood parks. These facilities are summarized in Table 12-1.
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
The development of new residential and non-residential land uses in the western portion of the
City, shown in Figure 12-1, will incrementally add to the population of the City = and subsequently
the need for additional neighborhood park facilities based on the number of residents and
employees generated by each land use. The neighborhood park portion of the IMFP will be used
to fund the construction of the seven neighborhood parks within the special fee area. By utilizing
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 86
the number of residents and employee equivalents being added to the existing population, this
ensures that each type of development pays their fair share of the identified project costs.
Requirement #4: Determine how there is a reasonable relationship between the need for the
public facility and the type of development project on which the fee is imposed.
Each new development project adds additional residents and employees which adds to the
incremental need for additional neighborhood park facilities. If a level of service of 2.5 acres of
neighborhood parks per 1,000 resident equivalents is to be maintained, additional neighborhood
parks must be constructed as new development occurs. Neighborhood park facilities required to
support maintaining the existing level of service are identified in Table 12-1. The neighborhood
park portion of the IMFP is determined based on the number of residents and employee
equivalents that each the type of development will add to the City as shown in Table 12-2.
Requirement #5: Determine how there is a reasonable relationship between the amount of the
fee and the cost of the public facility or portion of the public facility attributable to the
development on which the fee is imposed.
Neighborhood park facilities required to serve new development within the neighborhood park
special fee area were identified to ensure the existing level of service of 2.5 acres of
neighborhood parks per 1,000 residents and employees is maintained. Cost estimates for these
improvements were developed by City Staff and have been updated to reflect the ENR CCI. The
number of persons served by parks for each type of development within the City is shown in
Table 12-2. This number of persons served determines the rate at which new development will
utilize parks within the City and is used to allocate the costs to each development type this
ensures that each type of development is paying for only their fair share of the required
neighborhood park improvements as shown in Table 12-4.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 87
13. ELECTRIC UTILITY
BACKGROUND
When Lodi incorporated in 1906, a privately owned company provided electricity to the City.
However, operation of the power utility transferred to the City in 1910. As the City grows,
demand for electricity from new residential and non-residential development will also grow
creating a need for new and upgraded electrical facilities and equipment. The electric utility
component of the IMFP will ensure that funding will be available for electric utility projects that
will serve future development in the City.
FACILITIES AND COSTS
As part of the 2012 IMFP, Lodi Electric Utility Department (LEU) staff evaluated load growth
associated with new development and determined that new facilities will be required to meet
the additional demand for electricity. These assumptions remain the same from the 2012 IMFP
aside from the 2017 addition of the 230KV intertie system designed to increase the electrical
systems capacity and reliability. New facilities include the following:
1. Distribution Reinforcements — to change the operational configuration of the system by
switching, upgrading and extending existing feeders
2. Feeder Additions — adding feeders to existing substations
3. Added Bank at Industrial — adding a transformer and feeder(s) at Industrial Substation
4. Reynolds Ranch Phase 1 Line Extension
5. East Side Overhead Phase 1 Line Extension
6. Future Underground North Line Extension
7. 230KV Intertie System
LEU has been implementing a Distribution Capacity Plan to enhance the capacity of the electrical
distribution system by modifying and reinforcing the distribution system to meet projected loads
since 2012. This is being done by using peak load data to determine which feeders have excess
capacity and then moving the excess load to lightly loaded feeders.
In 2017 as part of this effort to enhance the capacity and strengthen the distribution system, LEU
determined that a new 230KV intertie system would be required and the transformer upscaling
from 150 MVA to 200 MVA included in this project would directly serve future development. LEU
staff in conjunction with Fortune Electric and Delta Star estimate that the cost of the 150 MVA
and 200 MVA transformers is approximately $3.3 million and $3.7 million respectively. The IMFP
incorporates development through year 2035; development projections assume the peak
capacity would be subscribed by an additional 36,494 KW between 2021 and 2035.
Consequently, the 230KV intertie system has excess capacity to serve an additional 56,105 KW
beyond the 2035 horizon of the IMFP.
The allocation of the transformer upscaling costs to new development is shown in Table 13-1.
Table 13-1 LEU 230KV Intertie Cost Allocation
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Electrical Utility 230 KV Intertie Capacity Allocation
Low Density
Medium Density
High Density
Subtotal
Retail (Minor & Major)
Office/Medical
Industrial
Subtotal
Total
Total Load Capacity w/ 230 KV Intertie (KW)
Current Development Capacity (KW)
Total Capacity for Future Development
Capacity Required for Development Through 2035 (KW)
%Attributable to Future Development through 2035
Capacity Available for Future Development Beyond 2035 (KW)
%Attributable to Future Development Beyond 2035
Electrical Utility 230KV Intertie Costs
150MVA Transformer 1
Total Cost for Non -Expanded System Transformers
200MVA Transformer Z
Total Cost for the Expanded 230KV Project Transformers
Costs allocated to Future Development
%Attributable to Future Development through 2035
Cost Allocated to Future Development through 2035
%Attributable to Future Development Beyond 2035
Cost Allocated to Future Development Bevond 2035
June 2021
Page 88
Development Load through
Through 2035 2035 (KW)
3,325 16,625
308 1,233
0 0
3,633 17,858
599,271 4,195
598,000 4,186
2,221,000 8,884
17,265
35,123
240,000
151,988
88,012
35,123
52,889
Quantity Unit Cost Total
2 $1,667,200 $3,334,400
$3,334,400
2 $1,875,600 $3,751,200
$3,751,200
$416,800
$166,720.00
$250,080.00
1 150MVA Transformers would be required to upgrade the existing distribution system under the current load.
Cost estimate provided by the Lodi Electric in conjunction with Fortune Electric and Delta Star and escalated via CPI.
z 200MVA Transformers are required to increase the peak load capacity to 230KV. Cost estimate provided
by Lodi Electric in conjunction with Fortune Electric and Delta Star and escalated via CPI.
A summary of the facilities, and corresponding costs, included in the IMFP is presented in Table
13-2.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 89
Table 13-2: Electric Utility Costs
Facilities
Distribution Reinforcements
Feeder Additions
Added Bank at Industrial
Reynolds Ranch Phase 1 Line Extension
East Side Overhead Phase 1 Line Extension
Future Underground North Line Extension
1272 Feeder Ext for SW Dev.
230 KV Intertie System
Subtotal Costs Allocated to Future Development
Electrical Fee Fund Balance
Citv Contributions 1
$1,023,169.00
$1,107,274.96
$4,200,000.00
$649,665.00
$259,085.00
$390,000.00
$250,000.00
$166,720.00
$8,045,913.96
$886,260.11
604, 660.00
1 City Contributions is the cumulative amount of fees lost as a result of the fee reduction
adopted by Resolution 2012-142.
DWELLING UNIT EQUIVALENTS
LEU facilities costs are allocated based on estimated demand for electricity from residential and
non-residential land uses. Demand is measured in 1,000 volt-ampere (kVA) increments, and
represents the average transformer load per residential unit and 1,000 square feet of non-
residential building space.
A DUE, based on the average transformer load, is a factor that quantifies impacts from different
land use types in terms of their equivalence to a low density residential unit. A low density
residential unit is assigned a DUE factor of 1.0 and the DUE factor for each of the other land use
categories is determined based on the average load factor (kVA) for each land use category
relative to the kVA load generated by a low density residential unit. The DUE calculations are
used to calculate the fee per kVA. The electric utility fee will be determined by actual panel size.
A summary of the DUE factors for each land use type is presented in Table 13-3.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 90
Table 13-3: Electric Utility Dwelling Unit Equivalents
FEE METHODOLOGY
The total $6.5 million electric utility cost is allocated to future development based on the demand
for electricity from each land use category. Applying the DUE factors from the prior section to
future development within the City through 2035 results in 6,906 DUES. By dividing the $6.5
million cost by the 6,906 DUES, the cost per DUE is $949.17.
Similar to water and wastewater fees that are based on meter size, the electric utility fee is based
on the load capacity of the electric panel. Consequently, the electric fee for a residential unit
that requires a 200 amp panel, which is the typical panel capacity for a home in Lodi, is $949.17.
The fee for each panel load capacity is calculated in terms of its load capacity relative to the 200
amp panel. Accordingly, a 200 amp panel is assigned a DUE factor of 1.0 and a fee of $949.17.
The DUE factor for each of the other panel sizes is determined based on the maximum load
permitted for each panel type relative to the maximum load for a single phase 200 amp panel.
These calculations are shown in greater detail in Table 13-4 below.
Lodi IMFP Final Draft Report Harris & Associates
Average Load Factor
Land Use
(kVA)
DUE Factor
Residential
Low Density
5.00
1.0000
Medium Density
4.00
0.8000
High Density
3.00
0.6000
Non -Residential
Retail (Minor & Major)
7.00
1.4000
Office/Medical
7.00
1.4000
Industrial
4.00
0.8000
FEE METHODOLOGY
The total $6.5 million electric utility cost is allocated to future development based on the demand
for electricity from each land use category. Applying the DUE factors from the prior section to
future development within the City through 2035 results in 6,906 DUES. By dividing the $6.5
million cost by the 6,906 DUES, the cost per DUE is $949.17.
Similar to water and wastewater fees that are based on meter size, the electric utility fee is based
on the load capacity of the electric panel. Consequently, the electric fee for a residential unit
that requires a 200 amp panel, which is the typical panel capacity for a home in Lodi, is $949.17.
The fee for each panel load capacity is calculated in terms of its load capacity relative to the 200
amp panel. Accordingly, a 200 amp panel is assigned a DUE factor of 1.0 and a fee of $949.17.
The DUE factor for each of the other panel sizes is determined based on the maximum load
permitted for each panel type relative to the maximum load for a single phase 200 amp panel.
These calculations are shown in greater detail in Table 13-4 below.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Average Load Factor
June 2021
Page 91
Table 13-4: Electric Utility Fee Calculation per DUE
Bldg SF 1
per 1,000 SF (kVA) Z
DUES per 1,000 SF
Average Load Factor
Retail (Minor & Major)
549,271
Residential
Units 1
per Unit (kVA) Z
DUES per Unit
Total DUES
Low Density
3,325
5.00
1.0000
3,325
Medium Density
308
4.00
0.8000
247
High Density
0
3.00
0.6000
0
Subtotal
3,633
6,906
Cost to Spread
3,572
1 Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will replace existing
development and therefore will not increase demand on electrical utilities.
Z Based on average transformer loading data provided by LEU.
FEE SCHEDULE
Electric utility fees will be determined based on the load capacity of the electric panel that is
installed. The load capacities for each panel size and the relationship to a 200 amp panel are
shown in Table 13-5.
Lodi IMFP Final Draft Report Harris & Associates
Average Load Factor
Non -Residential
Bldg SF 1
per 1,000 SF (kVA) Z
DUES per 1,000 SF
Total DUES
Retail (Minor & Major)
549,271
7.00
1.4000
769
Office/Medical
563,000
7.00
1.4000
788
Industrial
2,221,000
4.00
0.8000
1,777
Subtotal
3,333,271
3,334
Total DUES
6,906
Cost to Spread
$6,554,993.85
1 Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will replace existing
development and therefore will not increase demand on electrical utilities.
Z Based on average transformer loading data provided by LEU.
FEE SCHEDULE
Electric utility fees will be determined based on the load capacity of the electric panel that is
installed. The load capacities for each panel size and the relationship to a 200 amp panel are
shown in Table 13-5.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 92
Table 13-5: Electric Utility DUES by Maximum Load Capacity
A summary of the electric utility fees is presented in Table 13-6. These fees are calculated based
on the relationship to a 200 amp single phase panel.
Table 13-6: Electric Utilitv Fees
60 amps
Full Load KVA
$
Single Phase Panel
N/A
DUES
N/A
@ 240 Volts
474.59
60 amps
12
0.3000
100 amps
19
0.5000
125 amps
24
0.6250
200 amps
38
1.0000
400 amps
77
2.0000
600 amps
115
3.0000
A summary of the electric utility fees is presented in Table 13-6. These fees are calculated based
on the relationship to a 200 amp single phase panel.
Table 13-6: Electric Utilitv Fees
60 amps
Full Load KVA
$
Full Load KVA
N/A
Full Load KVA
N/A
Three Phase Panel
474.59
DUEs
125 amps
DUES
$
DUES
N/A
@ 208 Volts
N/A
@ 240 Volts
949.17
@ 480 Volts
400 amps
200 amps
55
1.4261
63
1.6454
126
3.2909
400 amps
110
2.8521
126
3.2909
253
6.5818
600 amps
164
4.2782
190
4.9363
379
9.8727
800 amps
219
5.7042
253
6.5818
505
13.1636
1000 amps
274
7.1303
N/A
N/A
632
16.4545
1200 amps
329
8.5563
N/A
N/A
758
19.7454
1600 amps
438
11.4084
N/A
N/A
1,011
26.3272
2000 amps
548
14.2606
N/A
N/A
1,264
32.9090
2500 amps
685
17.8257
N/A
N/A
1,580
41.1362
3000 amps
821
21.3908
N/A
N/A
1,896
49.3634
A summary of the electric utility fees is presented in Table 13-6. These fees are calculated based
on the relationship to a 200 amp single phase panel.
Table 13-6: Electric Utilitv Fees
60 amps
N/A
$
284.75
N/A
100 amps
N/A
$
474.59
N/A
125 amps
N/A
$
593.23
N/A
200 amps
N/A
$
949.17
N/A
400 amps
N/A
$
1,898.34
N/A
600 amps
N/A
$
2,847.51
N/A
200 amps
$
1,353.57
$
1,561.81
$
3,123.62
400 amps
$
2,707.14
$
3,123.62
$
6,247.24
600 amps
$
4,060.71
$
4,685.43
$
9,370.86
800 amps
$
5,414.28
$
6,247.24
$
12,494.48
1000 amps
$
6,767.84
N/A
$
15,618.10
1200 amps
$
8,121.41
N/A
$
18,741.72
1600 amps
$
10,828.55
N/A
$
24,988.96
2000 amps
$
13,535.69
N/A
$
31,236.20
2500 amps
$
16,919.61
N/A
$
39,045.25
3000 amps
$
20,303.53
N/A
$
46,854.30
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 93
A single-phase 200 amp panel is typically required for a single family residential unit; therefore,
the estimated electric utility fee for a single family unit is $949.17. However, fees for all land uses
will be determined based on actual panel size needed.
NEXUS REQUIREMENTS
The electric utility fee component meets the Mitigation Fee Act nexus requirements, as described
below.
Requirement #1: Identify the purpose of the fee.
The purpose of the Electrical portion of the IMFP is to provide improvements to the electrical
system needed to accommodate and mitigate the additional electrical load created by new
development within the City as identified by the City of Lodi Distribution Capacity Plan.
Requirement #2: Identify the use to which the fee will be put.
The Electric portion of the IMFP is to be used for the expansion of electrical distribution facilities
and feeder additions as identified by the City of Lodi Distribution Capacity Plan. These
infrastructure improvements are identified in Table 13-2.
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
The development of new residential and non-residential land uses in the City will require
electrical service and increases the need for additional electrical infrastructure in order to serve
new development. The electric portion of the IMFP will be used to expand electrical distribution
required to serve new development. Each development pays their fair share of the electric
infrastructure based on the average load factor generated by each type of development. By
utilizing the average load factor, this ensures that each type of development pays their fair share
of the identified project costs.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 94
Requirement #4: Determine how there is a reasonable relationship between the need for the
public facility and the type of development project on which the fee is imposed.
Each new development project generates additional load on the electrical system and adds to
the incremental need for electrical distribution improvements identified in the Distribution
Capacity Plan. In order to provide sufficient electrical service to new development, the electrical
distribution system must be expanded. Electrical Distribution improvement projects required to
provide electrical distribution to new development are identified in Table 13-2. The electric
portion of the IMFP for each type of development is determined based on the load that each type
of development is expected to generate.
Requirement #5: Determine how there is a reasonable relationship between the amount of the
fee and the cost of the public facility or portion of the public facility attributable to the
development on which the fee is imposed.
Electrical distribution improvements required to serve the new development within the City were
identified in the Distribution Capacity Plan. Cost estimates for these improvements were
developed by Lodi Electric and have been updated to reflect the ENR CCI and recent bids. The
electrical fee is based on the actual panel size new development installs and the fee for each
panel load capacity is calculated in terms of its load capacity relative to a 200 amp panel as shown
in Table 13-5. To calculate the fee for a 200 amp panel, average load factors are applied to each
type of development within the City as shown in Table 13-3. This average load factor determines
the average load in terms of kilovolts ampere (KVA) that each type of development will require
within the City and ensures that each type of development is paying for only their fair share of
the required electrical improvements. The electric fees collected from new development will
equal the cost of the portion of the facilities attributable to new development.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 95
14. GENERAL CITY FACILITIES
BACKGROUND
As new development occurs within the City, additional city facilities will be required to meet the
service demands from future development. In 1991 when the City's original Development Impact
Fee Study was adopted, the capital improvement plan for the general city facilities fee included
a city hall addition, library expansion, land acquisition, vehicles and equipment, fee program
monitoring costs, and the cost of updating the General Plan. The general city facilities capital
improvement plan was updated for the 2012 IMFP and is summarized below.
FACILITIES AND COSTS
The general cityfacilities capital improvement plan and subsequentlythe 2012 IMFP included the
following projects: existing public safety building remodel; library expansion; and the costs of
updates of the General Plan and the IMFP.
In 2015, the City completed the public safety building remodel at a cost of approximately $2.8
million and the cost of this remodel is used in the calculation of the general city facilities fee. The
future general plan update is estimated to cost $2.5 million. However, only a portion of the public
safety building remodel and the general plan update is attributable to future development, as
discussed in the Fee Methodology section of this chapter.
In 2012, the additional library building space needed to serve future development out to 2035
was estimated to equal approximately 5,900 square feet based on a General Plan standard of
0.45 square feet per capita. The cost of this library space expansion is calculated on a square foot
basis and has been escalated by the ENR CCI. Since the adoption of the 2012 IMFP, the City has
expanded the library to include a children's area. This expansion was funded by the general fund
and the total cost of approximately $275,500 is subtracted from the required city contributions
as a result of the 60% fee reduction adopted in 2012.
In addition to the expansion of the library building, new development is solely responsible for
future updates to the IMFP. The costs of these future updates have been escalated by the
Consumer Price Index.
A summary of the facilities and the costs included in the IMFP is presented in Table 14-1.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Table 14-1: General City Facilities Costs
Development Assumptions
Resident Population
Employee Resident -Equivalent Population'
Total Persons Served
% of Total
Costs Allocated to Existing and Future Development
Project
Existing Public Safety Building Remodel z
General Plan 3
Total Cost
%Attributable to Existing Development
Cost Attributable to Existing Development
%Attributable to Future Development
Cost Attributable to Future Development
Costs Allocated to Future Development Only
Library
General Plan Standard (Sq Ft per capita)
Future Residents
Total Sq Ft Required to Serve Future Residents
Cost per Sq Ft °
Subtotal Library Cost Attributable to Future Development
Subtotal Cost Attributable to Future Development
Fee Program Updates s
Total Cost Attributable to Future Development
General City Facilities Fee Fund Balance
Citv Contributions 6
June 2021
Page 96
Estimated Cost
$2,866,433
$2,471,800
$5,338,233
81%
$4,323,968.73
19%
$1,014,264.27
0.45
13,128
5,907.60
$484.71
$2,863,472.80
$3,877,737.07
$926,925.00
$4,804,662.07
$281,335.38
$390,647.00
1Assumes a resident -to -employee ratio of 1.0 : 0.5 (i.e., 1.0 employee equaling 0.5 residents).
2Actual public safety building remodel costs provided by city staff.
3 General plan costs escalated based on the Consumer Price Index from July 2012 to June 2020.
°Assumes construction of a new library facility and does not include land acquisition costs; costs have been escalated by the
20 -Cities Engineering News Record Building Cost Index from to July 2012 to June 2020.
5Total estimated cost to update the fee program at 5 -year intervals for a total of 4 updates, from 2020 through 2035.
6 City Contributions is the cumulative amount of fees lost as a result of the fee reduction adopted by Resolution 2012-142.
LEVEL OF SERVICE STANDARD
City staff has reviewed the City's general city facility needs associated with future development
through 2035 and has determined the facilities and items to incorporate in the IMFP. The IMFP
provides funding for only future development's share of costs associated with the existing public
safety building remodel and future General Plan updates. Furthermore, the IMFP includes the
cost of library space that is required to serve only future development. Based on the City's
General Plan standard of 0.45 square feet of library building space per resident and an estimated
13,128 future residents, approximately 5,900 square feet of new library space will be needed by
2035.
Lodi IMFP Final Draft Report Harris & Associates
Future
Total Existing &
Existing 2011
(thru 2035)
Future
62,473
13,128
75,601
12,926
4,025
16,952
75,399
17,153
92,553
81%
19%
100%
Estimated Cost
$2,866,433
$2,471,800
$5,338,233
81%
$4,323,968.73
19%
$1,014,264.27
0.45
13,128
5,907.60
$484.71
$2,863,472.80
$3,877,737.07
$926,925.00
$4,804,662.07
$281,335.38
$390,647.00
1Assumes a resident -to -employee ratio of 1.0 : 0.5 (i.e., 1.0 employee equaling 0.5 residents).
2Actual public safety building remodel costs provided by city staff.
3 General plan costs escalated based on the Consumer Price Index from July 2012 to June 2020.
°Assumes construction of a new library facility and does not include land acquisition costs; costs have been escalated by the
20 -Cities Engineering News Record Building Cost Index from to July 2012 to June 2020.
5Total estimated cost to update the fee program at 5 -year intervals for a total of 4 updates, from 2020 through 2035.
6 City Contributions is the cumulative amount of fees lost as a result of the fee reduction adopted by Resolution 2012-142.
LEVEL OF SERVICE STANDARD
City staff has reviewed the City's general city facility needs associated with future development
through 2035 and has determined the facilities and items to incorporate in the IMFP. The IMFP
provides funding for only future development's share of costs associated with the existing public
safety building remodel and future General Plan updates. Furthermore, the IMFP includes the
cost of library space that is required to serve only future development. Based on the City's
General Plan standard of 0.45 square feet of library building space per resident and an estimated
13,128 future residents, approximately 5,900 square feet of new library space will be needed by
2035.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
June 2021
Page 97
DWELLING UNIT EQUIVALENTS
General city facility costs are allocated based on residents and employees since it is reasoned
that residential and non-residential developments both benefit from these facilities. A persons
served figure is used in the cost allocation calculation for general city facilities costs. The persons
served factor is defined as the residential population plus 50% of employees.
A dwelling equivalent unit is based on the persons served and is a factor that quantifies different
land use types in terms of their equivalence to a low density residential unit. A summary of the
DUE factors for each land use type is presented in Table 14-2. No changes to the Dwelling Unit
Equivalent factors are being proposed from the 2012 IMFP.
ante 14-1: General City Facilities uwelling Unit tgUlValents
Lodi IMFP Final Draft Report Harris & Associates
Persons per Household/
Resident -to -Employee
Employees
Ratio =1.0 : 0.5
Land Use
(per 1,000 SF)
Persons Served DUE Factor
Residential
per Unit
Low Density
2.85
2.85 1.0000
Medium Density
2.40
2.40 0.8421
High Density
2.00
2.00 0.7018
Non -Residential
per 1,000SF
Retail (Minor & Major)
2.50
1.25 0.4386
Office/Medical
4.00
2.00 0.7018
Industrial
1.33
0.67 0.2339
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 98
FEE METHODOLOGY
As discussed in the 2012 report, because the public safety building remodel and General Plan
update benefit both existing and future development, these costs are allocated to existing
development and future development through 2035, based on the estimated total persons
served for each development period. As discussed in previous sections, the number of persons
served is equal the residential population plus 50% of the employee population. Based on this
methodology and the City's population and number of employees in 2012, it was determined
that existing development would be responsible for approximately 81% of the remodel and
General Plan costs and must fund its share of the cost with revenues other than future
development impact fees. Future development was determined to be responsible for the
remaining 19% of the total cost, and therefore, this portion of the cost is included in the IMFP.
No changes to the allocation of costs between existing and future development are being
proposed as part of the fee update.
In addition to providing funding for future development's fair -share of the remodel and General
Plan costs, the IMFP will provide full funding for the expansion of the library facilities as well as
the cost of updating the IMFP. Since the library expansion and the IMFP updates will primarily
benefit future development, the full cost of these items is included in the IMFP and allocated to
future development only.
Allocation of the total costs allocated to future development of is calculated on a DUE basis by
dividing the approximately $4.1 million dollars of total General City Facilities costs attributable
to future development identified in Table 14-1 by the total number of DUES projected to develop
by through 2035. This calculation is shown in Table 14-3.
Table 14-3: General City Facilities Fee per DUE
Industrial 2,221,000 1.33 0.67 0.2339 520
Subtotal 3,333,271 1,156
Total DUEs 4,741
Cost to Spread $ 4,132,679.69
Total Cost per DUE $ 871.69
1 Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will replace existing
development and therefore will not increase demand on general city facilities.
Lodi IMFP Final Draft Report Harris & Associates
Residents per
Persons Served
Residential
Units 1
Unit
per Unit
DUES per Unit
Total DUES
Low Density
3,325
2.85
2.85
1.0000
3,325
Medium Density
308
2.40
2.40
0.8421
260
High Density
0
2.00
2.00
0.7018
0
Subtotal
3,633
3,585
Employees per
Persons Served
Non -Residential
Bldg SF 1
1,000 SF
per 1,000 SF
DUES per 1,000 SF
Total DUEs
Retail (Minor & Major)
549,271
2.50
1.25
0.4386
241
Office/Medical
563,000
4.00
2.00
0.7018
395
Industrial 2,221,000 1.33 0.67 0.2339 520
Subtotal 3,333,271 1,156
Total DUEs 4,741
Cost to Spread $ 4,132,679.69
Total Cost per DUE $ 871.69
1 Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will replace existing
development and therefore will not increase demand on general city facilities.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 99
FEE SCHEDULE
The fees are calculated by taking the cost per DUE and applying it to the DUES per unit or DUE
per 1,000 square feet for each land use, the fee for each land use is calculated below. A summary
of the general city facilities fees is presented in Table 14-4.
Table 14-4: General City Facilities Fees
1 Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will
replace existing development and therefore will not increase demand on general city facilities.
NEXUS REQUIREMENTS
The general city facilities fee meets the Mitigation Fee Act nexus requirements, as described
below.
Requirement #1: Identify the purpose of the fee.
The purpose of the General City Facilities portion of the IMFP is to fund General City Facilities
costs, including remodeling of the existing public safety building, library expansion, general plan
updates and IMFP updates.
Requirement #2: Identify the use to which the fee will be put.
The General City Facilities portion of the IMFP is to be used to fund General City Facilities costs,
including remodeling of the existing public safety building, general plan, library expansion, and
fee program updates. These infrastructure improvements are identified in Table 14-1.
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
New development within the City will generate additional residents and employees who
subsequently increase the demand for general city facilities. The existing city facilities are not
sufficient to provide or maintain the existing level of service for all new development. The
General City Facilities Fee of the impact fee will be used to fund General City Facilities costs,
including remodeling of the existing public safety building, general plan update, library
Lodi IMFP Final Draft Report Harris & Associates
Residents per
Persons Served
Residential
Unit
per Unit
DUES per Unit
Cost per Unit
Low Density
2.85
2.85
1.0000
$
871.69
Medium Density
2.40
2.40
0.8421
$
734.05
High Density
2.00
2.00
0.7018
$
611.75
Employees per
Persons Served
Non -Residential
1,000 SF
per 1,000 SF
DUEs per 1,000 SF
Cost
per 1,000 SF
Retail (Minor & Major)
2.50
1.25
0.4386
$
382.32
Office/Medical
4.00
2.00
0.7018
$
611.75
Industrial
1.33
0.67
0.2339
$
203.89
1 Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will
replace existing development and therefore will not increase demand on general city facilities.
NEXUS REQUIREMENTS
The general city facilities fee meets the Mitigation Fee Act nexus requirements, as described
below.
Requirement #1: Identify the purpose of the fee.
The purpose of the General City Facilities portion of the IMFP is to fund General City Facilities
costs, including remodeling of the existing public safety building, library expansion, general plan
updates and IMFP updates.
Requirement #2: Identify the use to which the fee will be put.
The General City Facilities portion of the IMFP is to be used to fund General City Facilities costs,
including remodeling of the existing public safety building, general plan, library expansion, and
fee program updates. These infrastructure improvements are identified in Table 14-1.
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
New development within the City will generate additional residents and employees who
subsequently increase the demand for general city facilities. The existing city facilities are not
sufficient to provide or maintain the existing level of service for all new development. The
General City Facilities Fee of the impact fee will be used to fund General City Facilities costs,
including remodeling of the existing public safety building, general plan update, library
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 100
expansion, and fee program updates. The cost of the general facilities improvements is spread
to each type of development based on number of persons served for each land use as shown in
Table 14-2.
Requirement #4: Determine how there is a reasonable relationship between the need for the
public facility and the type of development project on which the fee is imposed.
Each new residential and non-residential development will add additional residents and
employees who add incremental usage of general public facilities in the City. In order to maintain
the existing level of service per resident, additional general city facilities must be constructed.
Each new development project increases the demand for general facilities proportionally based
on the number of persons to be served generated by each type of development. Each land use
will pay a fee based on the number of persons or employees generated by that that type of
development as shown in Table 14-2.
Requirement #5: Determine how there is a reasonable relationship between the amount of the
fee and the cost of the public facility or portion of the public facility attributable to the
development on which the fee is imposed.
General facility improvements required to serve new development within the City are shown in
Table 14-1. The General Facilities Fee is based on the number of persons served generated by
each type of development in terms of DUES. This calculation takes the total cost of the general
facility improvements and divides bythe total number of DUES of new development to determine
a cost per DUE. This cost per DUE is then allocated to each land use using the number of persons
served as shown in Table 14-4. Allocating costs by the number of persons served ensures that
new development is only funds their fair share of the general facility infrastructure.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 101
15. ART IN PUBLIC PLACES
BACKGROUND
The City adopted a Public Art Policy in 2001 that established a public art requirement for public
projects. The policy requires the public art fund to pay for art in public places. The art in public
places fee of the IMFP establishes a public art funding standard based on the estimated value of
the existing public art in the City.
FACILITIES AND COSTS
Public art pieces are located throughout the City, from the Veterans Memorial Plaza near City
Hall to murals scattered throughout the City's downtown area. In all, approximately 25 public
art pieces are located throughout the City. City Staff estimated the value for all 25 public art
pieces totals approximately $2.7 million in 2020 dollars. Additionally, the City has collected
approximately $119,000 to procure future public art installations throughout the City. When
combined, the estimated value for all public art pieces in the City and the funds readily available
to procure additional public art established the existing level of service for Art in Public Places.
Table 15-1 identifies this existing level of service standard on a per capita basis.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi
Impact Mitigation Fee Program
Table 15-1: Existing Art in Public Places
June 2021
Page 102
Art in Public Places Replacement Costs
Estimated
Existing Art
Location
Replacement Cost
1. Water Tower
Main Street
$64,830.89
2. Better Days Pergola
Lodi Avenue
$106,287.40
3. Grape Wall of Lodi
Wall @ Westgate
$49,436.00
4. Japantown Murals
Main Street
$35,841.10
5. PALS Mural
Kettleman Lane
$70,464.84
6. Sacramento Street Mural
Sacramento Street
$56,851.40
7. Celebrate Harvest bronze sculpture
School Street
$189,092.70
8. Cranes
Train Depot
$37,077.00
9. Bus Stop
Loel Center
$18,538.50
10. Sculpture Exhibit (rentals)
School Street
$37,077.00
11. Art Purchase -Transit Clock Tower
Train Depot
$6,179.50
12. Mosaics
Lodi Avenue
$3,089.75
13. Van Buskirk Park
Pleasant Avenue
$5,781.54
14. Veterans Memorial Plaza
Veterans Memorial Plaze
$556,155.00
15. Lodi Avenue Gateway
Lodi Avenue
$166,846.50
16. Crane Mosaic
Lodi Public Library
$24,718.00
17. Segale Murals
Sacramento Street & Japantown
$92,692.50
18. Recognition Plaques
Various
$3,911.39
19. Wall Dog Murals (10)
Various
$123,590.00
20. School Street Gateway Arch
School Street
$964,002.00
21. Library Bike Rack
Library
$3,440.40
22. River Friendly Bench Project
Various
$6,056.50
23. Bicycle Rack initiative
Various
$15,807.47
24. Heritage School Watershed Mosaic
Heritage School
$2,119.78
25. Seward Johnson Atelier
-
$27,523.20
Subtotal Replacement Cost
$2,667,410.35
Art in Public Places Fee Fund Balance 1
$119,408.04
Total
$2,786,818.39
Existing Persons Served 2
80,521
1 Fund Balance added to the replacement cost because this represents a portion of the costs per
existing person served that has yet to be purchased and installed.
z Existing Persons Served is calculated based on the 2017 resident population and includes
approximately 50% of employees.
LEVEL OF SERVICE STANDARD
The City's estimated value of existing public art totals approximately $2.7 million. This cost
translates into a service standard of approximately $34 per person served in the City as shown in
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 103
Table 15-1. Applying the $34 per person served funding standard to 13,509 persons served
through 2035 will produce an estimated $467,553 by 2035 to fund additional public art in the
City. At this time, the City has not identified specific art pieces for future purchase; however,
these will be determined as fee revenue becomes available.
DWELLING UNIT EQUIVALENTS
Public art costs are allocated based on residents and employees since it is reasoned that
residential and non-residential developments benefit from art in public places. A persons served
figure is used to estimate future impacts related to art in public places. The persons served factor
is defined as the residential population plus 50% of employees. The exact relationship, in terms
of benefit received from the art pieces, between residents and employees is difficult to measure.
However, if benefit is estimated based on the potential to view and enjoy public art, then it is
generally understood that a resident has much more time to view and enjoy public art than an
employee. For residential land uses, the persons served equals the persons per household factor;
for non-residential land uses, the persons served is equal to 50% of the number of employees
per 1,000 square feet of building space.
A DUE based on persons served quantifies the impact of different land use types in terms of their
equivalence to a low density residential unit. A low density residential unit is assigned a DUE
factor of 1.0 and the DUE factor for each of the other land use categories is determined based on
the number of persons served for each land use category relative to the number of persons
served for a low density residential unit. A summary of the DUE factors for each land use type is
presented in Table 15-2.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 104
Table 15-2: Art in Public Places Dwelling Unit Equivalents
Land Use
Residential
Low Density
Medium Density
High Density
Non -Residential
Retail (Minor& Major)
Office/Medical
Industrial
Persons per
Household/ Employees
(per 1,000 SF)
2.85
2.40
2.00
2.50
4.00
1.33
Resident -to -Employee
Ratio =1.0 : 0.5
Persons Served DUE Fa
per Unit
2.85
1.0000
2.40
0.8421
2.00
0.7018
per 1, 000 SF
Units'
1.25
0.4386
2.00
0.7018
0.67
0.2339
FEE METHODOLOGY
The art in public places fee uses a standard -based fee methodology, which applies a consistent
facility service level standard ($34.61 per person served) to future development regardless of the
amount of projected development. Residential fees are calculated by multiplying the cost per
person served by the person per household factor for each type of residential unit. For example,
a Low Density Unit is assumed to have an average of 2.85 persons per household; therefore, the
resulting Art in Public Places fee equals $98.64 ($34.61 x 2.85).
FEE SCHEDULE
The fees are calculated by taking the cost per person served and applying it to the number of
persons served per unit or persons served per 1,000 square feet for each land use, the fee for
each land use is calculated below. A summary of the art in public places fee is presented in Table
15-3.
Table 15-3: Art in Public Places Fee
1 Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will replace existing development and
therefore will not increase demand on art in public places.
Z Assumes a resident -to -employee ratio of 1.0 : 0.5 (i.e., 1.0 employee equaling 0.5 residents).
Lodi IMFP Final Draft Report Harris & Associates
Residents per
Persons Served
Total Persons
Cost per Person
Residential
Units'
Unit
per Unit
Served
Served
Total Costs
Fee per Unit
Low Density
3,325
2.85
2.85
9,476
$34.61
$327,973
$98.64
Medium Density
308
2.40
2.40
740
$34.61
$25,600
$83.06
High Density
0
2.00
2.00
0
$34.61
$0
$69.22
Subtotal
3,633
10,216
$353,573
Employees per
Persons Served
Total Persons
Cost per
Non -Residential
Bldg SF'
1,000 SF
per 1,000 SF z
Served
Persons Served
Total Costs
per 1,000 SF
Retail (Minor & Major)
549,271
2.50
1.25
687
$34.61
$23,763
$43.26
Office/Medical
563,000
4.00
2.00
1,126
$34.61
$38,971
$69.22
ndustrial
2,221,000
1.33
0.67
1,481
$34.61
$51,246
$23.07
Subtotal
Total
3,333,271
3,293
0•
$113,980
1 Excludes 50% of future development within the multi -use corridors. It is assumed that 50% of future development will replace existing development and
therefore will not increase demand on art in public places.
Z Assumes a resident -to -employee ratio of 1.0 : 0.5 (i.e., 1.0 employee equaling 0.5 residents).
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 105
NEXUS REQUIREMENTS
The art in public places fee component meets the Mitigation Fee Act nexus requirements, as
described below.
Requirement #1: Identify the purpose of the fee.
The purpose of the Art in Public places portion of the IMFP is to fund art exhibits in public
locations for the enjoyment of all residents and employees of the City.
Requirement #2: Identify the use to which the fee will be put.
The Art in Public Places portion of the IMFP is to be used to fund art exhibits in public locations
for the enjoyment of all residents and employees of the City. Examples of these art installations
are shown in Table 15-1. Fees will be collected to maintain the existing level of service of $34.60
of public are per person served as shown in Table 15-1.
Requirement #3: Determine how there is a reasonable relationship between the fee's use and
the type of development project on which the fee is imposed.
New development within the City will generate additional residents and employees who
subsequently increase the demand for art installations in public places. The existing art in public
places is not sufficient to maintain the existing level of service of $34.60 of art per persons served
for new development. The art in public places portion of the IMFP will be used to fund new art
installation in public places. The cost of the art in public places is spread to each type of
development based on DUE factor related to the number of persons served of each land use as
shown in Table 15-2.
Requirement #4: Determine how there is a reasonable relationship between the need for the
public facility and the type of development project on which the fee is imposed.
Each new residential and non-residential development will add additional residents and
employees who add incrementally to the need for art in public places. In order to maintain the
existing level of service of $34.60 of art per persons served, additional art installations must be
developed in public places. Each new development project increases the demand for public art
proportionally based on the number of persons to be served generated by each type of
development. By calculating the fees based on the number of persons served, this ensures that
each type of development pays their fair share of the identified project costs.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 106
Requirement #5: Determine how there is a reasonable relationship between the amount of the
fee and the cost of the public facility or portion of the public facility attributable to the
development on which the fee is imposed.
Typical art in public places required to serve new development within the City are shown in Table
15-1. Cost estimates and replacement costs for these facilities were developed by city staff and
have been updated to reflect the CPI. The total valuation of the existing public art is added to the
AIPP fund balance and subsequently divided by the existing population to determine the current
level of service of $34.60. Based on the number of persons served by each type of development
in terms of DUEs, the required contributions to art in public places is determined as shown in
Table 15-3. Allocating the costs of art in public places on a cost per persons served basis ensures
that each type of development is paying for only their fair share of maintaining the level of service
for art in public places.
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 107
16. IMPLEMENTATION AND ADMINISTRATION
IMPLEMENTATION
According to the California Government Code, prior to levying a new fee or increasing an existing
fee, an agency must hold at least one open and public meeting. At least ten days prior to this
meeting, the agency must make data on infrastructure costs and funding sources available to the
public. Notice of the time and place of the meeting and a general explanation of the matter are
to be published in accordance with Section 6062a of the Government Code, which states that
publication of notice shall occur for ten days in a newspaper regularly published once a week or
more. The new or increased fees shall be effective no earlier than 60 days following the final
action on the adoption or increase of the fees.
FEE ADJUSTMENTS
The fees may be adjusted in future years to reflect revised facility standards, receipt of funding
from alternative sources (i.e., state or federal grants), revised facilities or costs, or changes in
demographics or the land use plan. In addition to such adjustments, the fees will be inflated each
year by the ENR 20 -city average construction cost index.
The fee categories summarized in this IMFP report may not be applicable to specialized
development projects in the City. For example, development of a cemetery, golf course, or
stadium would not fall under any of the fee categories in this study. For specialized development
projects, the City will review the impacts and decide on an applicable ad hoc fee.
FEE PROGRAM ADMINISTRATIVE REQUIREMENTS
The Government Code requires the City to report every year and every fifth year certain financial
information regarding the fees. The City must make available within 180 days after the last day
of each fiscal year the following information from the prior fiscal year:
1. A brief description of the type of fee in the account or fund
2. The amount of the fee
3. The beginning and ending balance in the account or fund
4. The amount of the fee collected and the interest earned
5. An identification of each public improvement for which fees were expended and the
amount of expenditures
6. An identification of an approximate date by which time construction on the
improvement will commence if it is determined that sufficient funds exist to complete
the project
7. A description of each interfund transfer or loan made from the account and when it
will be repaid
8. Identification of any refunds made once it is determined that sufficient monies have
been collected to fund all fee related projects
Lodi IMFP Final Draft Report Harris & Associates
City of Lodi June 2021
Impact Mitigation Fee Program Page 108
The City must make this information available for public review and must also present it at the
next regularly scheduled public meeting not less than 15 days after this information is made
available to the public.
For the fifth fiscal year following the first deposit into the account or fund, and every five years
thereafter, the City must make the following findings with respect to any remaining funds in the
fee account, regardless of whether those funds are committed or uncommitted:
1. Identify the purpose to which the fee is to be put.
2. Demonstrate a reasonable relationship between the fee and the purpose for which it is
charged.
3. Identify all sources and amounts of funding anticipated to complete financing any
incomplete improvements.
4. Designate the approximate dates on which funding in item (3) above is expected to be
deposited into the fee account.
As with the annual disclosure, the five year report must be made public within 180 days after the
end of the City's fiscal year and must be reviewed at the next regularly scheduled public meeting.
The City must make these findings; otherwise, the law requires that the City refund the money
on a prorated basis to the then current record owners of the development project.
FEE REPORTING
Assembly Bill No. 1843 which became effective January 1, 2020 requires that Cities make the
following information available on their website. This must be completed by January 1, 2021. The
following information must be provided:
1. A current schedule of fees, exactions, and affordability requirements imposed by the city,
county, or special district, including any dependent special districts, of the city or county
applicable to a proposed housing development project, which shall be presented in a
manner that clearly identifies the fees, exactions, and affordability requirements that
apply to each parcel.
2. All zoning ordinances and development standards, which shall specify the zoning, design,
and development standards that apply to each parcel.
3. The list of information required to be compiled pursuant to Section 65940.
4. The current and five previous annual fee reports or the current and five previous annual
financial reports, that were required pursuant to subdivision.
5. An archive of impact fee nexus studies, cost of service studies, or equivalent, conducted
by the city, county, or special district on or after January 1, 2018.
Any updates to the above information must be available within 30 days.
Lodi IMFP Final Draft Report Harris & Associates