AGENDA TITLE:
title
Public Hearing to Consider Adopting a Resolution Establishing the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan Development and Endowment Fees For 2027 (CD)
end
MEETING DATE:
November 18, 2026
PREPARED BY:
Cynthia Marsh, Deputy Director / City Planner
recommendation
RECOMMENDED ACTION:
Public hearing to consider adopting a resolution establishing the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan development and endowment fees, as approved by SJCOG, Inc., for 2027.
body
BACKGROUND INFORMATION:
On February 21, 2001, the City of Lodi adopted the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP). The Plan establishes fees paid by property owners whose proposed non-agricultural development affects covered habitat. The fees fund mitigation for development impacts under the Plan. Pursuant to Lodi Municipal Code Chapter 15.68, the City annually adopts the SJCOG-approved development fee adjustments for collection and remittance to SJCOG, Inc., which administers the regional habitat mitigation program. These fees are pass-through revenues and are not retained by the City for municipal operations.
SJCOG, Inc., its consultants, and the Habitat Technical Advisory Committee (HTAC) Financial Subcommittee completed the annual fee analysis using the adopted 2025 five-year financial model update. The model calculates fees from three components: land acquisition (Category A); assessment and enhancement (Category B); and management, monitoring, and administration (Category C).
The proposed 2027 fee for the Agricultural and Natural habitat classifications, which are the most commonly applicable classifications for development within Lodi, is $22,908 per acre, compared with $17,868 per acre in 2026. This represents an increase of $5,040 per acre, or 28.2 percent.
Table 1. Comparison of Agricultural/Natural Habitat Fees
|
Habitat classification |
Proposed 2027 fee |
Adopted 2026 fee |
Increase |
Percent increase |
|
Agricultural/Natural |
$22,908 |
$17,868 |
$5,040 |
28.2% |
The proposed 2027 fee schedule establishes fees for five habitat classifications, as summarized in Table 2. Agricultural and Natural habitat carry the same per-acre fee and are the classifications most relevant to typical development within Lodi.
Table 2. Proposed 2027 SJMSCP Habitat Fees
|
Habitat classification |
2027 fee per acre |
|
Multi-Purpose Open Space |
$11,455 |
|
Natural |
$22,908 |
|
Agriculture |
$22,908 |
|
Vernal Pool - Uplands |
$97,680 |
|
Vernal Pool - Wetted |
$212,279 |
The 2027 fee schedule also establishes separate endowment amounts for projects that provide qualifying mitigation land in lieu of paying the standard habitat development fee. These endowment amounts cover habitat enhancement and long-term land management costs (Categories B and C), as summarized in Table 3. The endowment amounts are not additional charges imposed on projects paying the standard development fee. Acceptance of mitigation land remains subject to the applicable SJMSCP requirements and approval by the responsible administering agencies.
Table 3. Proposed 2027 Endowment Fees with In-Lieu Land
|
Preserve classification |
Enhancement Cost Per Acre |
Management Cost Per Acre |
Total Endowment Per Acre |
|
Agricultural Habitat Lands |
$6,444.00 |
$648.18 |
$7,092.18 |
|
Natural Lands |
$6,444.00 |
$648.18 |
$7,092.18 |
|
Vernal Pool Grasslands |
$16,297.00 |
$1,472.10 |
$17,769.10 |
|
Vernal Pool Wetted |
$132,303.00 |
$1,442.12 |
$133,745.12 |
The SJMSCP also establishes a separate mitigation provisions for impacts to Valley Elderberry Longhorn Beetle (VELB) habitat associated with the removal of qualifying elderberry stems. The current mitigation rate is $1,800 per VELB unit, as identified in Attachment 1. The applicable mitigation requirements and payments are determined and administered through SJCOG, Inc. and the responsible permitting agencies.
SJCOG’s Board approved the 2027 fee schedule at its September 2026 meeting and requested that participating jurisdictions adopt the updated fees for the period of January 1 through December 31, 2027. The complete fee schedule is included as Attachment 1.
Distinction from Agricultural Mitigation
The SJMSCP habitat mitigation program is separate and distinct from the City's agricultural land mitigation policies established under the General Plan. The SJMSCP addresses impacts to covered species and their habitats, while the City's agricultural mitigation requirements address the loss of agricultural land resulting from development. SJCOG administers the regional habitat mitigation program but does not administer the City's agricultural mitigation requirements. Although land acquired or preserved for habitat mitigation may also have agricultural value, its use to satisfy both mitigation requirements is not automatic and must be evaluated and documented separately for compliance with each program's applicable requirements.
FISCAL IMPACT:
Not applicable
FUNDING AVAILABLE:
Not applicable