Norco City Council
January 15, 2025

WRCOG Adopted by WRCOG Executive Committee
TUMF Nexus Study – 2024 Program Update September 9, 2024 A-5
WRCOG Finance Directors’ Committee
Lincoln Bogard City of Banning
Jennifer Ustation City of Beaumont
Celeste Reid City of Calimesa
Terry Shea City of Canyon Lake
Kim Sitton City of Corona
Amanda Wells City of Eastvale
vacant City of Hemet
June Overholt City of Jurupa Valley
Shannon Buckley City of Lake Elsinore
Travis Hickey City of Menifee
Launa Jimenez City of Moreno Valley
Javier Carcamo (Past Chair) City of Murrieta
Lisette Free City of Norco
Ernie Reyna (Chair) City of Perris
Kristie Thomas City of Riverside
Erika Gomez (2nd Vice-Chair) City of San Jacinto
Jennifer Hennessy City of Temecula
Adam Jantz City of Wildomar
Vacant County of Riverside
John Adams Eastern Municipal Water District
Grace Martin March Joint Power Authority
Dr. Ruth Perez Riverside County Office of Education
Kevin Mascaro Western Water

WRCOG Adopted by WRCOG Executive Committee
TUMF Nexus Study – 2024 Program Update September 9. 2024 B-1
Appendix B - Western Riverside County Population and Employment Growth 2008 – 2035 Although a variety of alternate demographic information is available for the purpose of quantifying population and household growth in Western Riverside County, it was determined that the data developed by SCAG to support the 2020 RTP/SCS represented the most comprehensive source of socioeconomic data (SED) for the sixcounty SCAG region that includes Riverside County. The SCAG 2020 RTP/SCS SED information is disaggregated to the level of traffic analysis zones (TAZ) that comprise inputs to RivCoM. These SED data by TAZ were extracted from RivCoM (specifically the TAZ_Data.CSV file located in the PopSyn output folder) and aggregated to correspond with the TUMF zones to support this update of the TUMF Nexus. The SCAG 2020 RTP/SCS SED data retrieved from RivCoM and used as the basis for the Nexus Update is summarized in this Appendix.

The SCAG employment data for 2018 and 2045 was provided for thirteen employment sectors consistent with the California Employment Development Department (EDD) Major Groups including: Farming, Natural Resources and Mining; Construction; Manufacturing; Wholesale Trade; Retail Trade; Transportation, Warehousing and Utilities; Information; Financial Activities; Professional and Business Service; Education and Health Service; Leisure and Hospitality; Other Service; and Government. For the purposes of the Nexus Study, the SCAG Employment Categories were aggregated to Industrial (Farming, Natural Resources and Mining; Construction; Manufacturing; Wholesale Trade; Transportation, Warehousing and Utilities), Retail (Retail Trade), Service (Information; Financial Activities; Professional and Business Service; Education and Health Service; Leisure and Hospitality; Other Service) and Government/Public Sector (Government). These four aggregated sector types were used as the basis for calculating the fee as described in Section 6.2. This Appendix includes tables detailing the SCAG RTP/SCS SED Employment Categories and corresponding North American Industry Classification System (NAICS) Categories that are included in each nonresidential sector type.

EXHIBIT B-1
Western Riverside County Population, Households and Employment (2018) - SCAG 2020 RTP/SCS Base Year SED Type/Zone Central Northwest Pass San Jacinto Southwest Total Total Population 408,260 777,900 98,688 187,677 432,915 1,905,440 Single-Family 83,142 152,897 24,937 38,888 97,543 397,407 Multi-Family 26,889 63,591 8,661 26,055 31,970 157,166
Total Households 110,031 216,488 33,598 64,943 129,513 554,573 Farming, Natural Resources and Mining 799 3,431 559 1,625 2,080 8,494 Construction 6,245 31,914 1,807 2,067 13,290 55,323
Manufacturing 4,172 25,866 1,101 925 8,902 40,966
Wholesale Trade 8,428 9,269 268 546 6,490 25,001
Retail Trade 13,346 32,061 5,472 4,564 18,371 73,814
Transportation, Warehousing and Utilities 7,349 22,686 1,132 2,132 6,251 39,550 Information 425 2,073 496 177 863 4,034
Financial Activities 1,887 8,632 586 1,003 5,414 17,522 Professional and Business Service 7,834 32,973 3,434 1,630 13,532 59,403 Education and Health Service 20,423 76,884 6,092 13,659 29,192 146,250 Leisure and Hospitality 8,391 21,990 7,207 3,726 18,270 59,584 Other Service 2,834 10,603 1,244 1,891 5,338 21,910
Government 2,579 11,727 871 761 2,631 18,569
TUMF Industrial 26,993 93,166 4,867 7,295 37,013 169,334 TUMF Retail 13,346 32,061 5,472 4,564 18,371 73,814
TUMF Service 41,794 153,155 19,059 22,086 72,609 308,703 TUMF Government/Public Sector 2,579 11,727 871 761 2,631 18,569 Total Employment 84,712 290,109 30,269 34,706 130,624 570,420 Source: SCAG 2020 RTP/SCS
Population
Households
Employment

EXHIBIT B-2
Western Riverside County Population, Households & Employment (2045) - SCAG 2020 RTP/SCS Horizon Year SED Type/Zone Central Northwest Pass San Jacinto Southwest Total Total Population 594,678 925,228 158,040 289,439 566,491 2,533,876 Single-Family 133,507 181,827 43,988 70,713 134,863 564,898 Multi-Family 53,555 79,359 14,362 43,654 56,571 247,501 Total Households 187,062 261,186 58,350 114,367 191,434 812,399 Farming, Natural Resources and Mining 712 2,212 527 1,218 2,001 6,670 Construction 18,304 48,533 3,186 5,861 20,236 96,120
Manufacturing 6,836 24,624 1,393 1,149 10,335 44,337
Wholesale Trade 6,150 9,048 324 559 6,529 22,610
Retail Trade 16,310 33,656 7,136 6,338 23,489 86,929
Transportation, Warehousing and Utilities 18,227 38,043 2,705 4,771 12,432 76,178 Information 642 2,166 476 191 1,116 4,591
Financial Activities 2,906 9,889 1,229 1,536 6,665 22,225 Professional and Business Service 14,214 41,712 6,016 4,518 21,058 87,518 Education and Health Service 52,764 111,454 13,803 25,739 51,118 254,878 Leisure and Hospitality 13,197 27,739 10,540 8,424 24,641 84,541 Other Service 5,148 13,062 1,532 2,838 6,625 29,205
Government 6,229 18,222 1,176 1,471 3,542 30,640
TUMF Industrial 50,229 122,460 8,135 13,558 51,533 245,915 TUMF Retail 16,310 33,656 7,136 6,338 23,489 86,929
TUMF Service 88,871 206,022 33,596 43,246 111,223 482,958 TUMF Government/Public Sector 6,229 18,222 1,176 1,471 3,542 30,640 Total Employment 161,639 380,360 50,043 64,613 189,787 846,442 Source: SCAG 2020 RTP/SCS
Population
Households
Employment

EXHIBIT B-3
Western Riverside County Population, Households and Employment (2018 to 2045 Change) - SCAG 2020 RTP/SCS SED Type/Zone Central Northwest Pass San Jacinto Southwest Total Total Population 186,418 147,328 59,352 101,762 133,576 628,436 Single-Family 50,365 28,930 19,051 31,825 37,320 167,491 Multi-Family 26,666 15,768 5,701 17,599 24,601 90,335
Total Households 77,031 44,698 24,752 49,424 61,921 257,826 Farming, Natural Resources and Mining -87 -1,219 -32 -407 -79 -1,824 Construction 12,059 16,619 1,379 3,794 6,946 40,797
Manufacturing 2,664 -1,242 292 224 1,433 3,371
Wholesale Trade -2,278 -221 56 13 39 -2,391
Retail Trade 2,964 1,595 1,664 1,774 5,118 13,115
Transportation, Warehousing and Utilities 10,878 15,357 1,573 2,639 6,181 36,628 Information 217 93 -20 14 253 557
Financial Activities 1,019 1,257 643 533 1,251 4,703
Professional and Business Service 6,380 8,739 2,582 2,888 7,526 28,115 Education and Health Service 32,341 34,570 7,711 12,080 21,926 108,628 Leisure and Hospitality 4,806 5,749 3,333 4,698 6,371 24,957 Other Service 2,314 2,459 288 947 1,287 7,295
Government 3,650 6,495 305 710 911 12,071
TUMF Industrial 23,236 29,294 3,268 6,263 14,520 76,581 TUMF Retail 2,964 1,595 1,664 1,774 5,118 13,115
TUMF Service 47,077 52,867 14,537 21,160 38,614 174,255 TUMF Government/Public Sector 3,650 6,495 305 710 911 12,071 Total Employment 76,927 90,251 19,774 29,907 59,163 276,022 Source: SCAG 2020 RTP/SCS
Population
Households
Employment

Exhibit B-4a - TUMF 2024 Nexus Update
Western Riverside County Population, Households and Employment (2018-2045) SED Type/Zone 2018 2045 Change Percent
Total Population 1,905,440 2,533,876 628,436 33%
Total Households 554,573 812,399 257,826 46%
Single-Family 397,407 564,898 167,491 42%
Multi-Family 157,166 247,501 90,335 57%
Total Employment 570,420 846,442 276,022 48%
TUMF Industrial 169,334 245,915 76,581 45%
TUMF Retail 73,814 86,929 13,115 18%
TUMF Service 308,703 482,958 174,255 56%
TUMF Government/Public Sector 18,569 30,640 12,071 65%
Source: SCAG 2020 RTP/SCS
Exhibit B-4b - TUMF 2016 Nexus Update
Western Riverside County Population, Households and Employment (2012-2040) SED Type/Zone 2012 2040 Change Percent
Total Population 1,773,935 2,429,633 655,698 37%
Total Households 525,149 775,231 250,082 48%
Single-Family 366,588 539,631 173,043 47%
Multi-Family 158,561 235,600 77,039 49%
Total Employment 460,787 861,455 400,668 87%
TUMF Industrial 120,736 201,328 80,592 67%
TUMF Retail 65,888 101,729 35,841 54%
TUMF Service 253,372 528,092 274,720 108%
TUMF Government/Public Sector 20,791 30,306 9,515 46%
Source: SCAG 2016 RTP/SCS

Exhibit B-4c - TUMF 2016 Nexus Update to 2024 Nexus Update Comparison Western Riverside County Population, Households and Employment (Existing to Future Change) SED Type/Zone 2016 Update
(2012-2040)
2024 Update
(2018-2045) Difference Percent
Total Population 655,698 628,436 -27,262 -4%
Total Households 250,082 257,826 7,744 3%
Single-Family 173,043 167,491 -5,552 -3%
Multi-Family 77,039 90,335 13,296 17%
Total Employment 400,668 276,022 -124,646 -31%
TUMF Industrial 80,592 76,581 -4,011 -5%
TUMF Retail 35,841 13,115 -22,726 -63%
TUMF Service 274,720 174,255 -100,465 -37%
TUMF Government/Public Sector 9,515 12,071 2,556 27%
Source: SCAG 2016 RTP/SCS; SCAG 2020 RTP/SCS

WRCOG Adopted by WRCOG Executive Committee
TUMF Nexus Study – 2024 Program Update September 9, 2024 B-7
EXHIBIT B-4d
Western Riverside County Population, Households and Employment Change (2012 to 2040 and 2018 to 2045) TUMF 2016 Nexus Update Comparison to TUMF 2024 Nexus Update Sources:

Year 2012 to Year 2040 Growth (2016 Nexus Update): SCAG 2016 RTP/SCS; WSP, April 2016 Year 2018 to Year 2045 Growth (2024 Nexus Update): SCAG 2020 RTP/SCS

WRCOG Adopted by WRCOG Executive Committee
TUMF Nexus Study – 2024 Program Update September 9, 2024 B-8
EXHIBIT B-4e
Difference in Population, Households and Employment Growth in Western Riverside County TUMF 2016 Nexus Update Comparison to TUMF 2024 Nexus Update Source:

Year 2012 to Year 2040 Growth (2016 Nexus Update): SCAG 2016 RTP/SCS; WSP, April 2016 Year 2018 to Year 2045 Growth (2024 Nexus Update): SCAG 2020 RTP/SCS

EXHIBIT B-5a
TUMF Non-Residential Category Detailed NAICS Correspondence Summary SCAG RTP/SCS NAICS Two Digit Code NAICS Three Digit Code Employment Categories NAICS Code NAICS Title NAICS Code NAICS Title Industrial
Farming, Natural Resources and Mining
11 Agriculture, Forestry, Fishing and Hunting
111 Crop Production
112 Animal Production and Aquaculture
113 Forestry and Logging
114 Fishing, Hunting and Trapping
115 Support Activities for Agriculture and Forestry
21 Mining, Quarrying, and Oil and Gas Extraction
211 Oil and Gas Extraction
212 Mining (except Oil and Gas)
213 Support Activities for Mining
Construction
23 Construction
236 Construction of Buildings
237 Heavy and Civil Engineering Construction
238 Specialty Trade Contractors
Manufacturing
31-33 Manufacturing
311 Food Manufacturing
312 Beverage and Tobacco Product Manufacturing
313 Textile Mills
314 Textile Product Mills
315 Apparel Manufacturing
316 Leather and Allied Product Manufacturing
321 Wood Product Manufacturing
322 Paper Manufacturing
323 Printing and Related Support Activities
324 Petroleum and Coal Products Manufacturing
325 Chemical Manufacturing
326 Plastics and Rubber Products Manufacturing
327 Nonmetallic Mineral Product Manufacturing
331 Primary Metal Manufacturing
332 Fabricated Metal Product Manufacturing
333 Machinery Manufacturing
334 Computer and Electronic Product Manufacturing
335 Electrical Equipment, Appliance, and Component Manufacturing 337 Furniture and Related Product Manufacturing
339 Miscellaneous Manufacturing
Wholesale Trade
42 Wholesale Trade
423 Merchant Wholesalers, Durable Goods
424 Merchant Wholesalers, Nondurable Goods
425 Wholesale Trade Agents and Brokers
Transportation, Warehousing and Utilities
22 Utilities
221 Utilities
48-49 Transportation and Warehousing
481 Air Transportation
482 Rail Transportation
483 Water Transportation
484 Truck Transportation
485 Transit and Ground Passenger Transportation
486 Pipeline Transportation
487 Scenic and Sightseeing Transportation
488 Support Activities for Transportation
491 Postal Service
492 Couriers and Messengers
493 Warehousing and Storage
Retail
Retail Trade
44-45 Retail Trade
441 Motor Vehicle and Parts Dealers
444 Building Material and Garden Equipment and Supplies Dealers 445 Food and Beverage Retailers
449 Furniture, Home Furnishings, Electronics, and Appliance Retailers 455 General Merchandise Retailers
456 Health and Personal Care Retailers
457 Gasoline Stations and Fuel Dealers
458 Clothing, Clothing Accessories, Shoe, and Jewelry Retailers 459 Sporting Goods, Hobby, Musical Instrument, Book, and Miscellaneous Retailers TUMF Category

TUMF Non-Residential Category Detailed NAICS Correspondence Summary SCAG RTP/SCS NAICS Two Digit Code NAICS Three Digit Code Employment Categories NAICS Code NAICS Title NAICS Code NAICS Title TUMF Category Service
Information
51 Information
512 Motion Picture and Sound Recording Industries
513 Publishing Industries
516 Broadcasting and Content Providers
517 Telecommunications
518 Computing Infrastructure Providers, Data Processing, Web Hosting, and Related Services 519 Web Search Portals, Libraries, Archives, and Other Information Services Financial Activities
52 Finance and Insurance
521 Monetary Authorities-Central Bank
522 Credit Intermediation and Related Activities
523 Securities, Commodity Contracts, and Other Financial Investments and Related Activities 524 Insurance Carriers and Related Activities
525 Funds, Trusts, and Other Financial Vehicles
53 Real Estate and Rental and Leasing
531 Real Estate
532 Rental and Leasing Services
533 Lessors of Nonfinancial Intangible Assets (except Copyrighted Works) Professional and Business Services
54 Professional, Scientific, and Technical Services
541 Professional, Scientific, and Technical Services
55 Management of Companies and Enterprises
551 Management of Companies and Enterprises
56 Administrative and Support and Waste Management and Remediation Services 561 Administrative and Support Services
562 Waste Management and Remediation Services
Education and Health Services
61 Educational Services
611 Educational Services
62 Health Care and Social Assistance
621 Ambulatory Health Care Services
622 Hospitals
623 Nursing and Residential Care Facilities
624 Social Assistance
Leisure and Hospitality
71 Arts, Entertainment, and Recreation
711 Performing Arts, Spectator Sports, and Related Industries 712 Museums, Historical Sites, and Similar Institutions 713 Amusement, Gambling, and Recreation Industries
72 Accommodation and Food Services
721 Accommodation
722 Food Services and Drinking Places
Other Service
81 Other Services (except Public Administration)
811 Repair and Maintenance
812 Personal and Laundry Services
813 Religious, Grantmaking, Civic, Professional, and Similar Organizations 814 Private Households
Government/Public Sector
Government
92 Public Administration
921 Executive, Legislative, and Other General Government Support 922 Justice, Public Order, and Safety Activities
923 Administration of Human Resource Programs
924 Administration of Environmental Quality Programs
925 Administration of Housing Programs, Urban Planning, and Community Development 926 Administration of Economic Programs
927 Space Research and Technology
928 National Security and International Affairs
Source: SCAG 2020 RTP/SCS
California Employment Development Department (EDD)
US Census Bureau, North American Industry Classification System (NAICS), 2022

EXHIBIT B-5b
TUMF Non-Residential Category Detailed NAICS Correspondence SCAG RTP/SCS NAICS Two Digit Code NAICS Three Digit Code NAICS Six Digit Code Employment Categories NAICS Code NAICS Title NAICS Code NAICS Title NAICS Code NAICS Title Industrial
Farming, Natural Resources and Mining
11 Agriculture, Forestry, Fishing and Hunting
111 Crop Production
111110 Soybean Farming
111120 Oilseed (except Soybean) Farming
111130 Dry Pea and Bean Farming
111140 Wheat Farming
111150 Corn Farming
111160 Rice Farming
111191 Oilseed and Grain Combination Farming
111199 All Other Grain Farming
111211 Potato Farming
111219 Other Vegetable (except Potato) and Melon Farming 111310 Orange Groves
111320 Citrus (except Orange) Groves
111331 Apple Orchards
111332 Grape Vineyards
111333 Strawberry Farming
111334 Berry (except Strawberry) Farming
111335 Tree Nut Farming
111336 Fruit and Tree Nut Combination Farming
111339 Other Noncitrus Fruit Farming
111411 Mushroom Production
111419 Other Food Crops Grown Under Cover
111421 Nursery and Tree Production
111422 Floriculture Production
111910 Tobacco Farming
111920 Cotton Farming
111930 Sugarcane Farming
111940 Hay Farming
111991 Sugar Beet Farming
111992 Peanut Farming
111998 All Other Miscellaneous Crop Farming
112 Animal Production and Aquaculture
112111 Beef Cattle Ranching and Farming
112112 Cattle Feedlots
112120 Dairy Cattle and Milk Production
112130 Dual-Purpose Cattle Ranching and Farming
112210 Hog and Pig Farming
112310 Chicken Egg Production
112320 Broilers and Other Meat Type Chicken Production
112330 Turkey Production
112340 Poultry Hatcheries
112390 Other Poultry Production
112410 Sheep Farming
112420 Goat Farming
112511 Finfish Farming and Fish Hatcheries
112512 Shellfish Farming
112519 Other Aquaculture
112910 Apiculture
112920 Horses and Other Equine Production
112930 Fur-Bearing Animal and Rabbit Production
112990 All Other Animal Production
113 Forestry and Logging
113110 Timber Tract Operations
113210 Forest Nurseries and Gathering of Forest Products 113310 Logging
114 Fishing, Hunting and Trapping
114111 Finfish Fishing
114112 Shellfish Fishing
114119 Other Marine Fishing
114210 Hunting and Trapping
115 Support Activities for Agriculture and Forestry
115111 Cotton Ginning
115112 Soil Preparation, Planting, and Cultivating
115113 Crop Harvesting, Primarily by Machine
115114 Postharvest Crop Activities (except Cotton Ginning) 115115 Farm Labor Contractors and Crew Leaders
115116 Farm Management Services
115210 Support Activities for Animal Production
115310 Support Activities for Forestry
21 Mining, Quarrying, and Oil and Gas Extraction
211 Oil and Gas Extraction
211120 Crude Petroleum Extraction
211130 Natural Gas Extraction
212 Mining (except Oil and Gas)
212114 Surface Coal Mining
212115 Underground Coal Mining
212210 Iron Ore Mining
212220 Gold Ore and Silver Ore Mining
212230 Copper, Nickel, Lead, and Zinc Mining
212290 Other Metal Ore Mining
212311 Dimension Stone Mining and Quarrying
212312 Crushed and Broken Limestone Mining and Quarrying 212313 Crushed and Broken Granite Mining and Quarrying
212319 Other Crushed and Broken Stone Mining and Quarrying 212321 Construction Sand and Gravel Mining
212322 Industrial Sand Mining
212323 Kaolin, Clay, and Ceramic and Refractory Minerals Mining 212390 Other Nonmetallic Mineral Mining and Quarrying
213 Support Activities for Mining
213111 Drilling Oil and Gas Wells
213112 Support Activities for Oil and Gas Operations
213113 Support Activities for Coal Mining
213114 Support Activities for Metal Mining
213115 Support Activities for Nonmetallic Minerals (except Fuels) Mining TUMF Category

TUMF Non-Residential Category Detailed NAICS Correspondence SCAG RTP/SCS NAICS Two Digit Code NAICS Three Digit Code NAICS Six Digit Code Employment Categories NAICS Code NAICS Title NAICS Code NAICS Title NAICS Code NAICS Title TUMF Category
Construction
23 Construction
236 Construction of Buildings
236115 New Single-Family Housing Construction (except For-Sale Builders) 236116 New Multifamily Housing Construction (except For-Sale Builders) 236117 New Housing For-Sale Builders
236118 Residential Remodelers
236210 Industrial Building Construction
236220 Commercial and Institutional Building Construction 237 Heavy and Civil Engineering Construction
237110 Water and Sewer Line and Related Structures Construction 237120 Oil and Gas Pipeline and Related Structures Construction 237130 Power and Communication Line and Related Structures Construction 237210 Land Subdivision
237310 Highway, Street, and Bridge Construction
237990 Other Heavy and Civil Engineering Construction
238 Specialty Trade Contractors
238110 Poured Concrete Foundation and Structure Contractors 238120 Structural Steel and Precast Concrete Contractors 238130 Framing Contractors
238140 Masonry Contractors
238150 Glass and Glazing Contractors
238160 Roofing Contractors
238170 Siding Contractors
238190 Other Foundation, Structure, and Building Exterior Contractors 238210 Electrical Contractors and Other Wiring Installation Contractors 238220 Plumbing, Heating, and Air-Conditioning Contractors 238290 Other Building Equipment Contractors
238310 Drywall and Insulation Contractors
238320 Painting and Wall Covering Contractors
238330 Flooring Contractors
238340 Tile and Terrazzo Contractors
238350 Finish Carpentry Contractors
238390 Other Building Finishing Contractors
238910 Site Preparation Contractors
238990 All Other Specialty Trade Contractors
Manufacturing
31-33 Manufacturing
311 Food Manufacturing
311111 Dog and Cat Food Manufacturing
311119 Other Animal Food Manufacturing
311211 Flour Milling
311212 Rice Milling
311213 Malt Manufacturing
311221 Wet Corn Milling and Starch Manufacturing
311224 Soybean and Other Oilseed Processing
311225 Fats and Oils Refining and Blending
311230 Breakfast Cereal Manufacturing
311313 Beet Sugar Manufacturing
311314 Cane Sugar Manufacturing
311340 Nonchocolate Confectionery Manufacturing
311351 Chocolate and Confectionery Manufacturing from Cacao Beans 311352 Confectionery Manufacturing from Purchased Chocolate 311411 Frozen Fruit, Juice, and Vegetable Manufacturing 311412 Frozen Specialty Food Manufacturing
311421 Fruit and Vegetable Canning
311422 Specialty Canning
311423 Dried and Dehydrated Food Manufacturing
311511 Fluid Milk Manufacturing
311512 Creamery Butter Manufacturing
311513 Cheese Manufacturing
311514 Dry, Condensed, and Evaporated Dairy Product Manufacturing 311520 Ice Cream and Frozen Dessert Manufacturing
311611 Animal (except Poultry) Slaughtering
311612 Meat Processed from Carcasses
311613 Rendering and Meat Byproduct Processing
311615 Poultry Processing
311710 Seafood Product Preparation and Packaging
311811 Retail Bakeries
311812 Commercial Bakeries
311813 Frozen Cakes, Pies, and Other Pastries Manufacturing 311821 Cookie and Cracker Manufacturing
311824 Dry Pasta, Dough, and Flour Mixes Manufacturing from Purchased Flour 311830 Tortilla Manufacturing
311911 Roasted Nuts and Peanut Butter Manufacturing
311919 Other Snack Food Manufacturing
311920 Coffee and Tea Manufacturing
311930 Flavoring Syrup and Concentrate Manufacturing
311941 Mayonnaise, Dressing, and Other Prepared Sauce Manufacturing 311942 Spice and Extract Manufacturing
311991 Perishable Prepared Food Manufacturing
311999 All Other Miscellaneous Food Manufacturing
312 Beverage and Tobacco Product Manufacturing
312111 Soft Drink Manufacturing
312112 Bottled Water Manufacturing
312113 Ice Manufacturing
312120 Breweries
312130 Wineries
312140 Distilleries
312230 Tobacco Manufacturing
313 Textile Mills
313110 Fiber, Yarn, and Thread Mills
313210 Broadwoven Fabric Mills
313220 Narrow Fabric Mills and Schiffli Machine Embroidery 313230 Nonwoven Fabric Mills
313240 Knit Fabric Mills
313310 Textile and Fabric Finishing Mills
313320 Fabric Coating Mills
314 Textile Product Mills
314110 Carpet and Rug Mills
314120 Curtain and Linen Mills
314910 Textile Bag and Canvas Mills
314994 Rope, Cordage, Twine, Tire Cord, and Tire Fabric Mills 314999 All Other Miscellaneous Textile Product Mills
315 Apparel Manufacturing
315120 Apparel Knitting Mills
315210 Cut and Sew Apparel Contractors
315250 Cut and Sew Apparel Manufacturing (except Contractors) 315990 Apparel Accessories and Other Apparel Manufacturing 316 Leather and Allied Product Manufacturing
316110 Leather and Hide Tanning and Finishing
316210 Footwear Manufacturing
316990 Other Leather and Allied Product Manufacturing

TUMF Non-Residential Category Detailed NAICS Correspondence SCAG RTP/SCS NAICS Two Digit Code NAICS Three Digit Code NAICS Six Digit Code Employment Categories NAICS Code NAICS Title NAICS Code NAICS Title NAICS Code NAICS Title TUMF Category
321 Wood Product Manufacturing
321113 Sawmills
321114 Wood Preservation
321211 Hardwood Veneer and Plywood Manufacturing
321212 Softwood Veneer and Plywood Manufacturing
321215 Engineered Wood Member Manufacturing
321219 Reconstituted Wood Product Manufacturing
321911 Wood Window and Door Manufacturing
321912 Cut Stock, Resawing Lumber, and Planing
321918 Other Millwork (including Flooring)
321920 Wood Container and Pallet Manufacturing
321991 Manufactured Home (Mobile Home) Manufacturing
321992 Prefabricated Wood Building Manufacturing
321999 All Other Miscellaneous Wood Product Manufacturing 322 Paper Manufacturing
322110 Pulp Mills
322120 Paper Mills
322130 Paperboard Mills
322211 Corrugated and Solid Fiber Box Manufacturing
322212 Folding Paperboard Box Manufacturing
322219 Other Paperboard Container Manufacturing
322220 Paper Bag and Coated and Treated Paper Manufacturing 322230 Stationery Product Manufacturing
322291 Sanitary Paper Product Manufacturing
322299 All Other Converted Paper Product Manufacturing
323 Printing and Related Support Activities
323111 Commercial Printing (except Screen and Books)
323113 Commercial Screen Printing
323117 Books Printing
323120 Support Activities for Printing
324 Petroleum and Coal Products Manufacturing
324110 Petroleum Refineries
324121 Asphalt Paving Mixture and Block Manufacturing
324122 Asphalt Shingle and Coating Materials Manufacturing 324191 Petroleum Lubricating Oil and Grease Manufacturing 324199 All Other Petroleum and Coal Products Manufacturing 325 Chemical Manufacturing
325110 Petrochemical Manufacturing
325120 Industrial Gas Manufacturing
325130 Synthetic Dye and Pigment Manufacturing
325180 Other Basic Inorganic Chemical Manufacturing
325193 Ethyl Alcohol Manufacturing
325194 Cyclic Crude, Intermediate, and Gum and Wood Chemical Manufacturing 325199 All Other Basic Organic Chemical Manufacturing
325211 Plastics Material and Resin Manufacturing
325212 Synthetic Rubber Manufacturing
325220 Artificial and Synthetic Fibers and Filaments Manufacturing 325311 Nitrogenous Fertilizer Manufacturing
325312 Phosphatic Fertilizer Manufacturing
325314 Fertilizer (Mixing Only) Manufacturing
325315 Compost Manufacturing
325320 Pesticide and Other Agricultural Chemical Manufacturing 325411 Medicinal and Botanical Manufacturing
325412 Pharmaceutical Preparation Manufacturing
325413 In-Vitro Diagnostic Substance Manufacturing
325414 Biological Product (except Diagnostic) Manufacturing 325510 Paint and Coating Manufacturing
325520 Adhesive Manufacturing
325611 Soap and Other Detergent Manufacturing
325612 Polish and Other Sanitation Good Manufacturing
325613 Surface Active Agent Manufacturing
325620 Toilet Preparation Manufacturing
325910 Printing Ink Manufacturing
325920 Explosives Manufacturing
325991 Custom Compounding of Purchased Resins
325992 Photographic Film, Paper, Plate, Chemical, and Copy Toner Manufacturing 325998 All Other Miscellaneous Chemical Product and Preparation Manufacturing 326 Plastics and Rubber Products Manufacturing
326111 Plastics Bag and Pouch Manufacturing
326112 Plastics Packaging Film and Sheet (including Laminated) Manufacturing 326113 Unlaminated Plastics Film and Sheet (except Packaging) Manufacturing 326121 Unlaminated Plastics Profile Shape Manufacturing 326122 Plastics Pipe and Pipe Fitting Manufacturing
326130 Laminated Plastics Plate, Sheet (except Packaging), and Shape Manufacturing 326140 Polystyrene Foam Product Manufacturing
326150 Urethane and Other Foam Product (except Polystyrene) Manufacturing 326160 Plastics Bottle Manufacturing
326191 Plastics Plumbing Fixture Manufacturing
326199 All Other Plastics Product Manufacturing
326211 Tire Manufacturing (except Retreading)
326212 Tire Retreading
326220 Rubber and Plastics Hoses and Belting Manufacturing 326291 Rubber Product Manufacturing for Mechanical Use
326299 All Other Rubber Product Manufacturing
327 Nonmetallic Mineral Product Manufacturing
327110 Pottery, Ceramics, and Plumbing Fixture Manufacturing 327120 Clay Building Material and Refractories Manufacturing 327211 Flat Glass Manufacturing
327212 Other Pressed and Blown Glass and Glassware Manufacturing 327213 Glass Container Manufacturing
327215 Glass Product Manufacturing Made of Purchased Glass 327310 Cement Manufacturing
327320 Ready-Mix Concrete Manufacturing
327331 Concrete Block and Brick Manufacturing
327332 Concrete Pipe Manufacturing
327390 Other Concrete Product Manufacturing
327410 Lime Manufacturing
327420 Gypsum Product Manufacturing
327910 Abrasive Product Manufacturing
327991 Cut Stone and Stone Product Manufacturing
327992 Ground or Treated Mineral and Earth Manufacturing 327993 Mineral Wool Manufacturing
327999 All Other Miscellaneous Nonmetallic Mineral Product Manufacturing

TUMF Non-Residential Category Detailed NAICS Correspondence SCAG RTP/SCS NAICS Two Digit Code NAICS Three Digit Code NAICS Six Digit Code Employment Categories NAICS Code NAICS Title NAICS Code NAICS Title NAICS Code NAICS Title TUMF Category
331 Primary Metal Manufacturing
331110 Iron and Steel Mills and Ferroalloy Manufacturing 331210 Iron and Steel Pipe and Tube Manufacturing from Purchased Steel 331221 Rolled Steel Shape Manufacturing
331222 Steel Wire Drawing
331313 Alumina Refining and Primary Aluminum Production 331314 Secondary Smelting and Alloying of Aluminum
331315 Aluminum Sheet, Plate, and Foil Manufacturing
331318 Other Aluminum Rolling, Drawing, and Extruding
331410 Nonferrous Metal (except Aluminum) Smelting and Refining 331420 Copper Rolling, Drawing, Extruding, and Alloying 331491 Nonferrous Metal (except Copper and Aluminum) Rolling, Drawing, and Extruding 331492 Secondary Smelting, Refining, and Alloying of Nonferrous Metal (except Copper and Aluminum) 331511 Iron Foundries
331512 Steel Investment Foundries
331513 Steel Foundries (except Investment)
331523 Nonferrous Metal Die-Casting Foundries
331524 Aluminum Foundries (except Die-Casting)
331529 Other Nonferrous Metal Foundries (except Die-Casting) 332 Fabricated Metal Product Manufacturing
332111 Iron and Steel Forging
332112 Nonferrous Forging
332114 Custom Roll Forming
332117 Powder Metallurgy Part Manufacturing
332119 Metal Crown, Closure, and Other Metal Stamping (except Automotive) 332215 Metal Kitchen Cookware, Utensil, Cutlery, and Flatware (except Precious) Manufacturing 332216 Saw Blade and Handtool Manufacturing
332311 Prefabricated Metal Building and Component Manufacturing 332312 Fabricated Structural Metal Manufacturing
332313 Plate Work Manufacturing
332321 Metal Window and Door Manufacturing
332322 Sheet Metal Work Manufacturing
332323 Ornamental and Architectural Metal Work Manufacturing 332410 Power Boiler and Heat Exchanger Manufacturing
332420 Metal Tank (Heavy Gauge) Manufacturing
332431 Metal Can Manufacturing
332439 Other Metal Container Manufacturing
332510 Hardware Manufacturing
332613 Spring Manufacturing
332618 Other Fabricated Wire Product Manufacturing
332710 Machine Shops
332721 Precision Turned Product Manufacturing
332722 Bolt, Nut, Screw, Rivet, and Washer Manufacturing 332811 Metal Heat Treating
332812 Metal Coating, Engraving (except Jewelry and Silverware), and Allied Services to Manufacturers 332813 Electroplating, Plating, Polishing, Anodizing, and Coloring 332911 Industrial Valve Manufacturing
332912 Fluid Power Valve and Hose Fitting Manufacturing 332913 Plumbing Fixture Fitting and Trim Manufacturing
332919 Other Metal Valve and Pipe Fitting Manufacturing 332991 Ball and Roller Bearing Manufacturing
332992 Small Arms Ammunition Manufacturing
332993 Ammunition (except Small Arms) Manufacturing
332994 Small Arms, Ordnance, and Ordnance Accessories Manufacturing 332996 Fabricated Pipe and Pipe Fitting Manufacturing
332999 All Other Miscellaneous Fabricated Metal Product Manufacturing 333 Machinery Manufacturing
333111 Farm Machinery and Equipment Manufacturing
333112 Lawn and Garden Tractor and Home Lawn and Garden Equipment Manufacturing 333120 Construction Machinery Manufacturing
333131 Mining Machinery and Equipment Manufacturing
333132 Oil and Gas Field Machinery and Equipment Manufacturing 333241 Food Product Machinery Manufacturing
333242 Semiconductor Machinery Manufacturing
333243 Sawmill, Woodworking, and Paper Machinery Manufacturing 333248 All Other Industrial Machinery Manufacturing
333310 Commercial and Service Industry Machinery Manufacturing 333413 Industrial and Commercial Fan and Blower and Air Purification Equipment Manufacturing 333414 Heating Equipment (except Warm Air Furnaces) Manufacturing 333415 Air-Conditioning and Warm Air Heating Equipment and Commercial and Industrial Refrigeration Equipment Manufacturing 333511 Industrial Mold Manufacturing
333514 Special Die and Tool, Die Set, Jig, and Fixture Manufacturing 333515 Cutting Tool and Machine Tool Accessory Manufacturing 333517 Machine Tool Manufacturing
333519 Rolling Mill and Other Metalworking Machinery Manufacturing 333611 Turbine and Turbine Generator Set Units Manufacturing 333612 Speed Changer, Industrial High-Speed Drive, and Gear Manufacturing 333613 Mechanical Power Transmission Equipment Manufacturing 333618 Other Engine Equipment Manufacturing
333912 Air and Gas Compressor Manufacturing
333914 Measuring, Dispensing, and Other Pumping Equipment Manufacturing 333921 Elevator and Moving Stairway Manufacturing
333922 Conveyor and Conveying Equipment Manufacturing
333923 Overhead Traveling Crane, Hoist, and Monorail System Manufacturing 333924 Industrial Truck, Tractor, Trailer, and Stacker Machinery Manufacturing 333991 Power-Driven Handtool Manufacturing
333992 Welding and Soldering Equipment Manufacturing
333993 Packaging Machinery Manufacturing
333994 Industrial Process Furnace and Oven Manufacturing 333995 Fluid Power Cylinder and Actuator Manufacturing
333996 Fluid Power Pump and Motor Manufacturing
333998 All Other Miscellaneous General Purpose Machinery Manufacturing 334 Computer and Electronic Product Manufacturing
334111 Electronic Computer Manufacturing
334112 Computer Storage Device Manufacturing
334118 Computer Terminal and Other Computer Peripheral Equipment Manufacturing 334210 Telephone Apparatus Manufacturing
334220 Radio and Television Broadcasting and Wireless Communications Equipment Manufacturing 334290 Other Communications Equipment Manufacturing
334310 Audio and Video Equipment Manufacturing
334412 Bare Printed Circuit Board Manufacturing
334413 Semiconductor and Related Device Manufacturing
334416 Capacitor, Resistor, Coil, Transformer, and Other Inductor Manufacturing 334417 Electronic Connector Manufacturing
334418 Printed Circuit Assembly (Electronic Assembly) Manufacturing 334419 Other Electronic Component Manufacturing
334510 Electromedical and Electrotherapeutic Apparatus Manufacturing 334511 Search, Detection, Navigation, Guidance, Aeronautical, and Nautical System and Instrument Manufacturing 334512 Automatic Environmental Control Manufacturing for Residential, Commercial, and Appliance Use 334513 Instruments and Related Products Manufacturing for Measuring, Displaying, and Controlling Industrial Process Variables 334514 Totalizing Fluid Meter and Counting Device Manufacturing 334515 Instrument Manufacturing for Measuring and Testing Electricity and Electrical Signals 334516 Analytical Laboratory Instrument Manufacturing
334517 Irradiation Apparatus Manufacturing
334519 Other Measuring and Controlling Device Manufacturing 334610 Manufacturing and Reproducing Magnetic and Optical Media

TUMF Non-Residential Category Detailed NAICS Correspondence SCAG RTP/SCS NAICS Two Digit Code NAICS Three Digit Code NAICS Six Digit Code Employment Categories NAICS Code NAICS Title NAICS Code NAICS Title NAICS Code NAICS Title TUMF Category
335 Electrical Equipment, Appliance, and Component Manufacturing 335131 Residential Electric Lighting Fixture Manufacturing 335132 Commercial, Industrial, and Institutional Electric Lighting Fixture Manufacturing 335139 Electric Lamp Bulb and Other Lighting Equipment Manufacturing 335210 Small Electrical Appliance Manufacturing
335220 Major Household Appliance Manufacturing
335311 Power, Distribution, and Specialty Transformer Manufacturing 335312 Motor and Generator Manufacturing
335313 Switchgear and Switchboard Apparatus Manufacturing 335314 Relay and Industrial Control Manufacturing
335910 Battery Manufacturing
335921 Fiber Optic Cable Manufacturing
335929 Other Communication and Energy Wire Manufacturing 335931 Current-Carrying Wiring Device Manufacturing
335932 Noncurrent-Carrying Wiring Device Manufacturing
335991 Carbon and Graphite Product Manufacturing
335999 All Other Miscellaneous Electrical Equipment and Component Manufacturing 336 Transportation Equipment Manufacturing
336110 Automobile and Light Duty Motor Vehicle Manufacturing 336120 Heavy Duty Truck Manufacturing
336211 Motor Vehicle Body Manufacturing
336212 Truck Trailer Manufacturing
336213 Motor Home Manufacturing
336214 Travel Trailer and Camper Manufacturing
336310 Motor Vehicle Gasoline Engine and Engine Parts Manufacturing 336320 Motor Vehicle Electrical and Electronic Equipment Manufacturing 336330 Motor Vehicle Steering and Suspension Components (except Spring) Manufacturing 336340 Motor Vehicle Brake System Manufacturing
336350 Motor Vehicle Transmission and Power Train Parts Manufacturing 336360 Motor Vehicle Seating and Interior Trim Manufacturing 336370 Motor Vehicle Metal Stamping
336390 Other Motor Vehicle Parts Manufacturing
336411 Aircraft Manufacturing
336412 Aircraft Engine and Engine Parts Manufacturing
336413 Other Aircraft Parts and Auxiliary Equipment Manufacturing 336414 Guided Missile and Space Vehicle Manufacturing
336415 Guided Missile and Space Vehicle Propulsion Unit and Propulsion Unit Parts Manufacturing 336419 Other Guided Missile and Space Vehicle Parts and Auxiliary Equipment Manufacturing 336510 Railroad Rolling Stock Manufacturing
336611 Ship Building and Repairing
336612 Boat Building
336991 Motorcycle, Bicycle, and Parts Manufacturing
336992 Military Armored Vehicle, Tank, and Tank Component Manufacturing 336999 All Other Transportation Equipment Manufacturing 337 Furniture and Related Product Manufacturing
337110 Wood Kitchen Cabinet and Countertop Manufacturing 337121 Upholstered Household Furniture Manufacturing
337122 Nonupholstered Wood Household Furniture Manufacturing 337126 Household Furniture (except Wood and Upholstered) Manufacturing 337127 Institutional Furniture Manufacturing
337211 Wood Office Furniture Manufacturing
337212 Custom Architectural Woodwork and Millwork Manufacturing 337214 Office Furniture (except Wood) Manufacturing
337215 Showcase, Partition, Shelving, and Locker Manufacturing 337910 Mattress Manufacturing
337920 Blind and Shade Manufacturing
339 Miscellaneous Manufacturing
339112 Surgical and Medical Instrument Manufacturing
339113 Surgical Appliance and Supplies Manufacturing
339114 Dental Equipment and Supplies Manufacturing
339115 Ophthalmic Goods Manufacturing
339116 Dental Laboratories
339910 Jewelry and Silverware Manufacturing
339920 Sporting and Athletic Goods Manufacturing
339930 Doll, Toy, and Game Manufacturing
339940 Office Supplies (except Paper) Manufacturing
339950 Sign Manufacturing
339991 Gasket, Packing, and Sealing Device Manufacturing 339992 Musical Instrument Manufacturing
339993 Fastener, Button, Needle, and Pin Manufacturing
339994 Broom, Brush, and Mop Manufacturing
339995 Burial Casket Manufacturing
339999 All Other Miscellaneous Manufacturing
Wholesale Trade
42 Wholesale Trade
423 Merchant Wholesalers, Durable Goods
423110 Automobile and Other Motor Vehicle Merchant Wholesalers 423120 Motor Vehicle Supplies and New Parts Merchant Wholesalers 423130 Tire and Tube Merchant Wholesalers
423140 Motor Vehicle Parts (Used) Merchant Wholesalers
423210 Furniture Merchant Wholesalers
423220 Home Furnishing Merchant Wholesalers
423310 Lumber, Plywood, Millwork, and Wood Panel Merchant Wholesalers 423320 Brick, Stone, and Related Construction Material Merchant Wholesalers 423330 Roofing, Siding, and Insulation Material Merchant Wholesalers 423390 Other Construction Material Merchant Wholesalers 423410 Photographic Equipment and Supplies Merchant Wholesalers 423420 Office Equipment Merchant Wholesalers
423430 Computer and Computer Peripheral Equipment and Software Merchant Wholesalers 423440 Other Commercial Equipment Merchant Wholesalers
423450 Medical, Dental, and Hospital Equipment and Supplies Merchant Wholesalers 423460 Ophthalmic Goods Merchant Wholesalers
423490 Other Professional Equipment and Supplies Merchant Wholesalers 423510 Metal Service Centers and Other Metal Merchant Wholesalers 423520 Coal and Other Mineral and Ore Merchant Wholesalers 423610 Electrical Apparatus and Equipment, Wiring Supplies, and Related Equipment Merchant Wholesalers 423620 Household Appliances, Electric Housewares, and Consumer Electronics Merchant Wholesalers 423690 Other Electronic Parts and Equipment Merchant Wholesalers 423710 Hardware Merchant Wholesalers
423720 Plumbing and Heating Equipment and Supplies (Hydronics) Merchant Wholesalers 423730 Warm Air Heating and Air-Conditioning Equipment and Supplies Merchant Wholesalers 423740 Refrigeration Equipment and Supplies Merchant Wholesalers 423810 Construction and Mining (except Oil Well) Machinery and Equipment Merchant Wholesalers 423820 Farm and Garden Machinery and Equipment Merchant Wholesalers 423830 Industrial Machinery and Equipment Merchant Wholesalers 423840 Industrial Supplies Merchant Wholesalers
423850 Service Establishment Equipment and Supplies Merchant Wholesalers 423860 Transportation Equipment and Supplies (except Motor Vehicle) Merchant Wholesalers 423910 Sporting and Recreational Goods and Supplies Merchant Wholesalers 423920 Toy and Hobby Goods and Supplies Merchant Wholesalers 423930 Recyclable Material Merchant Wholesalers
423940 Jewelry, Watch, Precious Stone, and Precious Metal Merchant Wholesalers 423990 Other Miscellaneous Durable Goods Merchant Wholesalers

TUMF Non-Residential Category Detailed NAICS Correspondence SCAG RTP/SCS NAICS Two Digit Code NAICS Three Digit Code NAICS Six Digit Code Employment Categories NAICS Code NAICS Title NAICS Code NAICS Title NAICS Code NAICS Title TUMF Category
424 Merchant Wholesalers, Nondurable Goods
424110 Printing and Writing Paper Merchant Wholesalers
424120 Stationery and Office Supplies Merchant Wholesalers 424130 Industrial and Personal Service Paper Merchant Wholesalers 424210 Drugs and Druggists' Sundries Merchant Wholesalers 424310 Piece Goods, Notions, and Other Dry Goods Merchant Wholesalers 424340 Footwear Merchant Wholesalers
424350 Clothing and Clothing Accessories Merchant Wholesalers 424410 General Line Grocery Merchant Wholesalers
424420 Packaged Frozen Food Merchant Wholesalers
424430 Dairy Product (except Dried or Canned) Merchant Wholesalers 424440 Poultry and Poultry Product Merchant Wholesalers 424450 Confectionery Merchant Wholesalers
424460 Fish and Seafood Merchant Wholesalers
424470 Meat and Meat Product Merchant Wholesalers
424480 Fresh Fruit and Vegetable Merchant Wholesalers
424490 Other Grocery and Related Products Merchant Wholesalers 424510 Grain and Field Bean Merchant Wholesalers
424520 Livestock Merchant Wholesalers
424590 Other Farm Product Raw Material Merchant Wholesalers 424610 Plastics Materials and Basic Forms and Shapes Merchant Wholesalers 424690 Other Chemical and Allied Products Merchant Wholesalers 424710 Petroleum Bulk Stations and Terminals
424720 Petroleum and Petroleum Products Merchant Wholesalers (except Bulk Stations and Terminals) 424810 Beer and Ale Merchant Wholesalers
424820 Wine and Distilled Alcoholic Beverage Merchant Wholesalers 424910 Farm Supplies Merchant Wholesalers
424920 Book, Periodical, and Newspaper Merchant Wholesalers 424930 Flower, Nursery Stock, and Florists' Supplies Merchant Wholesalers 424940 Tobacco Product and Electronic Cigarette Merchant Wholesalers 424950 Paint, Varnish, and Supplies Merchant Wholesalers 424990 Other Miscellaneous Nondurable Goods Merchant Wholesalers 425 Wholesale Trade Agents and Brokers
425120 Wholesale Trade Agents and Brokers
Transportation, Warehousing and Utilities
22 Utilities
221 Utilities
221111 Hydroelectric Power Generation
221112 Fossil Fuel Electric Power Generation
221113 Nuclear Electric Power Generation
221114 Solar Electric Power Generation
221115 Wind Electric Power Generation
221116 Geothermal Electric Power Generation
221117 Biomass Electric Power Generation
221118 Other Electric Power Generation
221121 Electric Bulk Power Transmission and Control
221122 Electric Power Distribution
221210 Natural Gas Distribution
221310 Water Supply and Irrigation Systems
221320 Sewage Treatment Facilities
221330 Steam and Air-Conditioning Supply
48-49 Transportation and Warehousing
481 Air Transportation
481111 Scheduled Passenger Air Transportation
481112 Scheduled Freight Air Transportation
481211 Nonscheduled Chartered Passenger Air Transportation 481212 Nonscheduled Chartered Freight Air Transportation 481219 Other Nonscheduled Air Transportation
482 Rail Transportation
482111 Line-Haul Railroads
482112 Short Line Railroads
483 Water Transportation
483111 Deep Sea Freight Transportation
483112 Deep Sea Passenger Transportation
483113 Coastal and Great Lakes Freight Transportation
483114 Coastal and Great Lakes Passenger Transportation 483211 Inland Water Freight Transportation
483212 Inland Water Passenger Transportation
484 Truck Transportation
484110 General Freight Trucking, Local
484121 General Freight Trucking, Long-Distance, Truckload 484122 General Freight Trucking, Long-Distance, Less Than Truckload 484210 Used Household and Office Goods Moving
484220 Specialized Freight (except Used Goods) Trucking, Local 484230 Specialized Freight (except Used Goods) Trucking, Long-Distance 485 Transit and Ground Passenger Transportation
485111 Mixed Mode Transit Systems
485112 Commuter Rail Systems
485113 Bus and Other Motor Vehicle Transit Systems
485119 Other Urban Transit Systems
485210 Interurban and Rural Bus Transportation
485310 Taxi and Ridesharing Services
485320 Limousine Service
485410 School and Employee Bus Transportation
485510 Charter Bus Industry
485991 Special Needs Transportation
485999 All Other Transit and Ground Passenger Transportation 486 Pipeline Transportation
486110 Pipeline Transportation of Crude Oil
486210 Pipeline Transportation of Natural Gas
486910 Pipeline Transportation of Refined Petroleum Products 486990 All Other Pipeline Transportation
487 Scenic and Sightseeing Transportation
487110 Scenic and Sightseeing Transportation, Land
487210 Scenic and Sightseeing Transportation, Water
487990 Scenic and Sightseeing Transportation, Other
488 Support Activities for Transportation
488111 Air Traffic Control
488119 Other Airport Operations
488190 Other Support Activities for Air Transportation
488210 Support Activities for Rail Transportation
488310 Port and Harbor Operations
488320 Marine Cargo Handling
488330 Navigational Services to Shipping
488390 Other Support Activities for Water Transportation 488410 Motor Vehicle Towing
488490 Other Support Activities for Road Transportation 488510 Freight Transportation Arrangement
488991 Packing and Crating
488999 All Other Support Activities for Transportation
491 Postal Service
491110 Postal Service
492 Couriers and Messengers
492110 Couriers and Express Delivery Services
492210 Local Messengers and Local Delivery
493 Warehousing and Storage
493110 General Warehousing and Storage
493120 Refrigerated Warehousing and Storage
493130 Farm Product Warehousing and Storage
493190 Other Warehousing and Storage

TUMF Non-Residential Category Detailed NAICS Correspondence SCAG RTP/SCS NAICS Two Digit Code NAICS Three Digit Code NAICS Six Digit Code Employment Categories NAICS Code NAICS Title NAICS Code NAICS Title NAICS Code NAICS Title TUMF Category
Retail
Retail Trade
44-45 Retail Trade
441 Motor Vehicle and Parts Dealers
441110 New Car Dealers
441120 Used Car Dealers
441210 Recreational Vehicle Dealers
441222 Boat Dealers
441227 Motorcycle, ATV, and All Other Motor Vehicle Dealers 441330 Automotive Parts and Accessories Retailers
441340 Tire Dealers
444 Building Material and Garden Equipment and Supplies Dealers 444110 Home Centers
444120 Paint and Wallpaper Retailers
444140 Hardware Retailers
444180 Other Building Material Dealers
444230 Outdoor Power Equipment Retailers
444240 Nursery, Garden Center, and Farm Supply Retailers 445 Food and Beverage Retailers
445110 Supermarkets and Other Grocery Retailers (except Convenience Retailers) 445131 Convenience Retailers
445132 Vending Machine Operators
445230 Fruit and Vegetable Retailers
445240 Meat Retailers
445250 Fish and Seafood Retailers
445291 Baked Goods Retailers
445292 Confectionery and Nut Retailers
445298 All Other Specialty Food Retailers
445320 Beer, Wine, and Liquor Retailers
449 Furniture, Home Furnishings, Electronics, and Appliance Retailers 449110 Furniture Retailers
449121 Floor Covering Retailers
449122 Window Treatment Retailers
449129 All Other Home Furnishings Retailers
449210 Electronics and Appliance Retailers
455 General Merchandise Retailers
455110 Department Stores
455211 Warehouse Clubs and Supercenters
455219 All Other General Merchandise Retailers
456 Health and Personal Care Retailers
456110 Pharmacies and Drug Retailers
456120 Cosmetics, Beauty Supplies, and Perfume Retailers 456130 Optical Goods Retailers
456191 Food (Health) Supplement Retailers
456199 All Other Health and Personal Care Retailers
457 Gasoline Stations and Fuel Dealers
457110 Gasoline Stations with Convenience Stores
457120 Other Gasoline Stations
457210 Fuel Dealers
458 Clothing, Clothing Accessories, Shoe, and Jewelry Retailers 458110 Clothing and Clothing Accessories Retailers
458210 Shoe Retailers
458310 Jewelry Retailers
458320 Luggage and Leather Goods Retailers
459 Sporting Goods, Hobby, Musical Instrument, Book, and Miscellaneous Retailers 459110 Sporting Goods Retailers
459120 Hobby, Toy, and Game Retailers
459130 Sewing, Needlework, and Piece Goods Retailers
459140 Musical Instrument and Supplies Retailers
459210 Book Retailers and News Dealers
459310 Florists
459410 Office Supplies and Stationery Retailers
459420 Gift, Novelty, and Souvenir Retailers
459510 Used Merchandise Retailers
459910 Pet and Pet Supplies Retailers
459920 Art Dealers
459930 Manufactured (Mobile) Home Dealers
459991 Tobacco, Electronic Cigarette, and Other Smoking Supplies Retailers 459999 All Other Miscellaneous Retailers

TUMF Non-Residential Category Detailed NAICS Correspondence SCAG RTP/SCS NAICS Two Digit Code NAICS Three Digit Code NAICS Six Digit Code Employment Categories NAICS Code NAICS Title NAICS Code NAICS Title NAICS Code NAICS Title TUMF Category
Service
Information
51 Information
512 Motion Picture and Sound Recording Industries
512110 Motion Picture and Video Production
512120 Motion Picture and Video Distribution
512131 Motion Picture Theaters (except Drive-Ins)
512132 Drive-In Motion Picture Theaters
512191 Teleproduction and Other Postproduction Services 512199 Other Motion Picture and Video Industries
512230 Music Publishers
512240 Sound Recording Studios
512250 Record Production and Distribution
512290 Other Sound Recording Industries
513 Publishing Industries
513110 Newspaper Publishers
513120 Periodical Publishers
513130 Book Publishers
513140 Directory and Mailing List Publishers
513191 Greeting Card Publishers
513199 All Other Publishers
513210 Software Publishers
516 Broadcasting and Content Providers
516110 Radio Broadcasting Stations
516120 Television Broadcasting Stations
516210 Media Streaming Distribution Services, Social Networks, and Other Media Networks and Content Providers 517 Telecommunications
517111 Wired Telecommunications Carriers
517112 Wireless Telecommunications Carriers (except Satellite) 517121 Telecommunications Resellers
517122 Agents for Wireless Telecommunications Services
517410 Satellite Telecommunications
517810 All Other Telecommunications
518 Computing Infrastructure Providers, Data Processing, Web Hosting, and Related Services 518210 Computing Infrastructure Providers, Data Processing, Web Hosting, and Related Services 519 Web Search Portals, Libraries, Archives, and Other Information Services 519210 Libraries and Archives
519290 Web Search Portals and All Other Information Services Financial Activities
52 Finance and Insurance
521 Monetary Authorities-Central Bank
521110 Monetary Authorities-Central Bank
522 Credit Intermediation and Related Activities
522110 Commercial Banking
522130 Credit Unions
522180 Savings Institutions and Other Depository Credit Intermediation 522210 Credit Card Issuing
522220 Sales Financing
522291 Consumer Lending
522292 Real Estate Credit
522299 International, Secondary Market, and All Other Nondepository Credit Intermediation 522310 Mortgage and Nonmortgage Loan Brokers
522320 Financial Transactions Processing, Reserve, and Clearinghouse Activities 522390 Other Activities Related to Credit Intermediation 523 Securities, Commodity Contracts, and Other Financial Investments and Related Activities 523150 Investment Banking and Securities Intermediation 523160 Commodity Contracts Intermediation
523210 Securities and Commodity Exchanges
523910 Miscellaneous Intermediation
523940 Portfolio Management and Investment Advice
523991 Trust, Fiduciary, and Custody Activities
523999 Miscellaneous Financial Investment Activities
524 Insurance Carriers and Related Activities
524113 Direct Life Insurance Carriers
524114 Direct Health and Medical Insurance Carriers
524126 Direct Property and Casualty Insurance Carriers
524127 Direct Title Insurance Carriers
524128 Other Direct Insurance (except Life, Health, and Medical) Carriers 524130 Reinsurance Carriers
524210 Insurance Agencies and Brokerages
524291 Claims Adjusting
524292 Pharmacy Benefit Management and Other Third Party Administration of Insurance and Pension Funds 524298 All Other Insurance Related Activities
525 Funds, Trusts, and Other Financial Vehicles
525110 Pension Funds
525120 Health and Welfare Funds
525190 Other Insurance Funds
525910 Open-End Investment Funds
525920 Trusts, Estates, and Agency Accounts
525990 Other Financial Vehicles
53 Real Estate and Rental and Leasing
531 Real Estate
531110 Lessors of Residential Buildings and Dwellings
531120 Lessors of Nonresidential Buildings (except Miniwarehouses) 531130 Lessors of Miniwarehouses and Self-Storage Units 531190 Lessors of Other Real Estate Property
531210 Offices of Real Estate Agents and Brokers
531311 Residential Property Managers
531312 Nonresidential Property Managers
531320 Offices of Real Estate Appraisers
531390 Other Activities Related to Real Estate
532 Rental and Leasing Services
532111 Passenger Car Rental
532112 Passenger Car Leasing
532120 Truck, Utility Trailer, and RV (Recreational Vehicle) Rental and Leasing 532210 Consumer Electronics and Appliances Rental
532281 Formal Wear and Costume Rental
532282 Video Tape and Disc Rental
532283 Home Health Equipment Rental
532284 Recreational Goods Rental
532289 All Other Consumer Goods Rental
532310 General Rental Centers
532411 Commercial Air, Rail, and Water Transportation Equipment Rental and Leasing 532412 Construction, Mining, and Forestry Machinery and Equipment Rental and Leasing 532420 Office Machinery and Equipment Rental and Leasing 532490 Other Commercial and Industrial Machinery and Equipment Rental and Leasing 533 Lessors of Nonfinancial Intangible Assets (except Copyrighted Works) 533110 Lessors of Nonfinancial Intangible Assets (except Copyrighted Works)

TUMF Non-Residential Category Detailed NAICS Correspondence SCAG RTP/SCS NAICS Two Digit Code NAICS Three Digit Code NAICS Six Digit Code Employment Categories NAICS Code NAICS Title NAICS Code NAICS Title NAICS Code NAICS Title TUMF Category
Professional and Business Services
54 Professional, Scientific, and Technical Services
541 Professional, Scientific, and Technical Services
541110 Offices of Lawyers
541120 Offices of Notaries
541191 Title Abstract and Settlement Offices
541199 All Other Legal Services
541211 Offices of Certified Public Accountants
541213 Tax Preparation Services
541214 Payroll Services
541219 Other Accounting Services
541310 Architectural Services
541320 Landscape Architectural Services
541330 Engineering Services
541340 Drafting Services
541350 Building Inspection Services
541360 Geophysical Surveying and Mapping Services
541370 Surveying and Mapping (except Geophysical) Services 541380 Testing Laboratories and Services
541410 Interior Design Services
541420 Industrial Design Services
541430 Graphic Design Services
541490 Other Specialized Design Services
541511 Custom Computer Programming Services
541512 Computer Systems Design Services
541513 Computer Facilities Management Services
541519 Other Computer Related Services
541611 Administrative Management and General Management Consulting Services 541612 Human Resources Consulting Services
541613 Marketing Consulting Services
541614 Process, Physical Distribution, and Logistics Consulting Services 541618 Other Management Consulting Services
541620 Environmental Consulting Services
541690 Other Scientific and Technical Consulting Services 541713 Research and Development in Nanotechnology
541714 Research and Development in Biotechnology (except Nanobiotechnology) 541715 Research and Development in the Physical, Engineering, and Life Sciences (except Nanotechnology and Biotechnology) 541720 Research and Development in the Social Sciences and Humanities 541810 Advertising Agencies
541820 Public Relations Agencies
541830 Media Buying Agencies
541840 Media Representatives
541850 Indoor and Outdoor Display Advertising
541860 Direct Mail Advertising
541870 Advertising Material Distribution Services
541890 Other Services Related to Advertising
541910 Marketing Research and Public Opinion Polling
541921 Photography Studios, Portrait
541922 Commercial Photography
541930 Translation and Interpretation Services
541940 Veterinary Services
541990 All Other Professional, Scientific, and Technical Services 55 Management of Companies and Enterprises
551 Management of Companies and Enterprises
551111 Offices of Bank Holding Companies
551112 Offices of Other Holding Companies
551114 Corporate, Subsidiary, and Regional Managing Offices 56 Administrative and Support and Waste Management and Remediation Services 561 Administrative and Support Services
561110 Office Administrative Services
561210 Facilities Support Services
561311 Employment Placement Agencies
561312 Executive Search Services
561320 Temporary Help Services
561330 Professional Employer Organizations
561410 Document Preparation Services
561421 Telephone Answering Services
561422 Telemarketing Bureaus and Other Contact Centers
561431 Private Mail Centers
561439 Other Business Service Centers (including Copy Shops) 561440 Collection Agencies
561450 Credit Bureaus
561491 Repossession Services
561492 Court Reporting and Stenotype Services
561499 All Other Business Support Services
561510 Travel Agencies
561520 Tour Operators
561591 Convention and Visitors Bureaus
561599 All Other Travel Arrangement and Reservation Services 561611 Investigation and Personal Background Check Services 561612 Security Guards and Patrol Services
561613 Armored Car Services
561621 Security Systems Services (except Locksmiths)
561622 Locksmiths
561710 Exterminating and Pest Control Services
561720 Janitorial Services
561730 Landscaping Services
561740 Carpet and Upholstery Cleaning Services
561790 Other Services to Buildings and Dwellings
561910 Packaging and Labeling Services
561920 Convention and Trade Show Organizers
561990 All Other Support Services
562 Waste Management and Remediation Services
562111 Solid Waste Collection
562112 Hazardous Waste Collection
562119 Other Waste Collection
562211 Hazardous Waste Treatment and Disposal
562212 Solid Waste Landfill
562213 Solid Waste Combustors and Incinerators
562219 Other Nonhazardous Waste Treatment and Disposal
562910 Remediation Services
562920 Materials Recovery Facilities
562991 Septic Tank and Related Services
562998 All Other Miscellaneous Waste Management Services

TUMF Non-Residential Category Detailed NAICS Correspondence SCAG RTP/SCS NAICS Two Digit Code NAICS Three Digit Code NAICS Six Digit Code Employment Categories NAICS Code NAICS Title NAICS Code NAICS Title NAICS Code NAICS Title TUMF Category
Education and Health Services
61 Educational Services
611 Educational Services
611110 Elementary and Secondary Schools
611210 Junior Colleges
611310 Colleges, Universities, and Professional Schools 611410 Business and Secretarial Schools
611420 Computer Training
611430 Professional and Management Development Training 611511 Cosmetology and Barber Schools
611512 Flight Training
611513 Apprenticeship Training
611519 Other Technical and Trade Schools
611610 Fine Arts Schools
611620 Sports and Recreation Instruction
611630 Language Schools
611691 Exam Preparation and Tutoring
611692 Automobile Driving Schools
611699 All Other Miscellaneous Schools and Instruction
611710 Educational Support Services
62 Health Care and Social Assistance
621 Ambulatory Health Care Services
621111 Offices of Physicians (except Mental Health Specialists) 621112 Offices of Physicians, Mental Health Specialists 621210 Offices of Dentists
621310 Offices of Chiropractors
621320 Offices of Optometrists
621330 Offices of Mental Health Practitioners (except Physicians) 621340 Offices of Physical, Occupational and Speech Therapists, and Audiologists 621391 Offices of Podiatrists
621399 Offices of All Other Miscellaneous Health Practitioners 621410 Family Planning Centers
621420 Outpatient Mental Health and Substance Abuse Centers 621491 HMO Medical Centers
621492 Kidney Dialysis Centers
621493 Freestanding Ambulatory Surgical and Emergency Centers 621498 All Other Outpatient Care Centers
621511 Medical Laboratories
621512 Diagnostic Imaging Centers
621610 Home Health Care Services
621910 Ambulance Services
621991 Blood and Organ Banks
621999 All Other Miscellaneous Ambulatory Health Care Services 622 Hospitals
622110 General Medical and Surgical Hospitals
622210 Psychiatric and Substance Abuse Hospitals
622310 Specialty (except Psychiatric and Substance Abuse) Hospitals 623 Nursing and Residential Care Facilities
623110 Nursing Care Facilities (Skilled Nursing Facilities) 623210 Residential Intellectual and Developmental Disability Facilities 623220 Residential Mental Health and Substance Abuse Facilities 623311 Continuing Care Retirement Communities
623312 Assisted Living Facilities for the Elderly
623990 Other Residential Care Facilities
624 Social Assistance
624110 Child and Youth Services
624120 Services for the Elderly and Persons with Disabilities 624190 Other Individual and Family Services
624210 Community Food Services
624221 Temporary Shelters
624229 Other Community Housing Services
624230 Emergency and Other Relief Services
624310 Vocational Rehabilitation Services
624410 Child Care Services
Leisure and Hospitality
71 Arts, Entertainment, and Recreation
711 Performing Arts, Spectator Sports, and Related Industries 711110 Theater Companies and Dinner Theaters
711120 Dance Companies
711130 Musical Groups and Artists
711190 Other Performing Arts Companies
711211 Sports Teams and Clubs
711212 Racetracks
711219 Other Spectator Sports
711310 Promoters of Performing Arts, Sports, and Similar Events with Facilities 711320 Promoters of Performing Arts, Sports, and Similar Events without Facilities 711410 Agents and Managers for Artists, Athletes, Entertainers, and Other Public Figures 711510 Independent Artists, Writers, and Performers
712 Museums, Historical Sites, and Similar Institutions 712110 Museums
712120 Historical Sites
712130 Zoos and Botanical Gardens
712190 Nature Parks and Other Similar Institutions
713 Amusement, Gambling, and Recreation Industries
713110 Amusement and Theme Parks
713120 Amusement Arcades
713210 Casinos (except Casino Hotels)
713290 Other Gambling Industries
713910 Golf Courses and Country Clubs
713920 Skiing Facilities
713930 Marinas
713940 Fitness and Recreational Sports Centers
713950 Bowling Centers
713990 All Other Amusement and Recreation Industries

TUMF Non-Residential Category Detailed NAICS Correspondence SCAG RTP/SCS NAICS Two Digit Code NAICS Three Digit Code NAICS Six Digit Code Employment Categories NAICS Code NAICS Title NAICS Code NAICS Title NAICS Code NAICS Title TUMF Category
72 Accommodation and Food Services
721 Accommodation
721110 Hotels (except Casino Hotels) and Motels
721120 Casino Hotels
721191 Bed-and-Breakfast Inns
721199 All Other Traveler Accommodation
721211 RV (Recreational Vehicle) Parks and Campgrounds
721214 Recreational and Vacation Camps (except Campgrounds) 721310 Rooming and Boarding Houses, Dormitories, and Workers' Camps 722 Food Services and Drinking Places
722310 Food Service Contractors
722320 Caterers
722330 Mobile Food Services
722410 Drinking Places (Alcoholic Beverages)
722511 Full-Service Restaurants
722513 Limited-Service Restaurants
722514 Cafeterias, Grill Buffets, and Buffets
722515 Snack and Nonalcoholic Beverage Bars
Other Service
81 Other Services (except Public Administration)
811 Repair and Maintenance
811111 General Automotive Repair
811114 Specialized Automotive Repair
811121 Automotive Body, Paint, and Interior Repair and Maintenance 811122 Automotive Glass Replacement Shops
811191 Automotive Oil Change and Lubrication Shops
811192 Car Washes
811198 All Other Automotive Repair and Maintenance
811210 Electronic and Precision Equipment Repair and Maintenance 811310 Commercial and Industrial Machinery and Equipment (except Automotive and Electronic) Repair and Maintenance 811411 Home and Garden Equipment Repair and Maintenance 811412 Appliance Repair and Maintenance
811420 Reupholstery and Furniture Repair
811430 Footwear and Leather Goods Repair
811490 Other Personal and Household Goods Repair and Maintenance 812 Personal and Laundry Services
812111 Barber Shops
812112 Beauty Salons
812113 Nail Salons
812191 Diet and Weight Reducing Centers
812199 Other Personal Care Services
812210 Funeral Homes and Funeral Services
812220 Cemeteries and Crematories
812310 Coin-Operated Laundries and Drycleaners
812320 Drycleaning and Laundry Services (except Coin-Operated) 812331 Linen Supply
812332 Industrial Launderers
812910 Pet Care (except Veterinary) Services
812921 Photofinishing Laboratories (except One-Hour)
812922 One-Hour Photofinishing
812930 Parking Lots and Garages
812990 All Other Personal Services
813 Religious, Grantmaking, Civic, Professional, and Similar Organizations 813110 Religious Organizations
813211 Grantmaking Foundations
813212 Voluntary Health Organizations
813219 Other Grantmaking and Giving Services
813311 Human Rights Organizations
813312 Environment, Conservation and Wildlife Organizations 813319 Other Social Advocacy Organizations
813410 Civic and Social Organizations
813910 Business Associations
813920 Professional Organizations
813930 Labor Unions and Similar Labor Organizations
813940 Political Organizations
813990 Other Similar Organizations (except Business, Professional, Labor, and Political Organizations) 814 Private Households
814110 Private Households

TUMF Non-Residential Category Detailed NAICS Correspondence SCAG RTP/SCS NAICS Two Digit Code NAICS Three Digit Code NAICS Six Digit Code Employment Categories NAICS Code NAICS Title NAICS Code NAICS Title NAICS Code NAICS Title TUMF Category
Government/Public Sector
Government
92 Public Administration
921 Executive, Legislative, and Other General Government Support 921110 Executive Offices
921120 Legislative Bodies
921130 Public Finance Activities
921140 Executive and Legislative Offices, Combined
921150 American Indian and Alaska Native Tribal Governments 921190 Other General Government Support
922 Justice, Public Order, and Safety Activities
922110 Courts
922120 Police Protection
922130 Legal Counsel and Prosecution
922140 Correctional Institutions
922150 Parole Offices and Probation Offices
922160 Fire Protection
922190 Other Justice, Public Order, and Safety Activities 923 Administration of Human Resource Programs
923110 Administration of Education Programs
923120 Administration of Public Health Programs
923130 Administration of Human Resource Programs (except Education, Public Health, and Veterans' Affairs Programs) 923140 Administration of Veterans' Affairs
924 Administration of Environmental Quality Programs
924110 Administration of Air and Water Resource and Solid Waste Management Programs 924120 Administration of Conservation Programs
925 Administration of Housing Programs, Urban Planning, and Community Development 925110 Administration of Housing Programs
925120 Administration of Urban Planning and Community and Rural Development 926 Administration of Economic Programs
926110 Administration of General Economic Programs
926120 Regulation and Administration of Transportation Programs 926130 Regulation and Administration of Communications, Electric, Gas, and Other Utilities 926140 Regulation of Agricultural Marketing and Commodities 926150 Regulation, Licensing, and Inspection of Miscellaneous Commercial Sectors 927 Space Research and Technology
927110 Space Research and Technology
928 National Security and International Affairs
928110 National Security
928120 International Affairs
Source: SCAG 2020 RTP/SCS
California Employment Development Department (EDD)
US Census Bureau, North American Industry Classification System (NAICS), 2022

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Appendix C - Western Riverside County Traffic Growth 2018 – 2045 Existing (2018) and future (2045) traffic data were derived from RivCoM. The model area of coverage, level of roadway network and TAZ detail, and application on other regional transportation study efforts represented RivCoM as the appropriate tool for evaluating traffic growth as part of the Nexus Study.

The forecasts of existing and future congestion levels were derived from the Year 2018 Existing and Year 2045 No-Build scenarios, respectively. The 2018 Existing and 2045 NoBuild scenarios were developed using RivCoM to model 2018 and 2045 SED, respectively, as derived from the SCAG 2020 RTP/SCS adopted SED forecasts, on the transportation network as it existed in 2021. The 2018 existing transportation network represents the most recent baseline network developed for RivCoM, and only reflects the inclusion of those projects that were funded, committed and under construction at that time, and therefore imminently to be part of the baseline transportation system in 2018. For the purposes of the TUMF network analysis, additional improvements on the TUMF arterial highway network that were either completed or under construction in the period between 2018 and December 2021 were added to the network to create a 2021 existing network. The 2021 existing network was subsequently modeled in RivCoM using both 2018 and 2045 SED to provide the 2018 Baseline and 2045 No-Build scenarios as the basis for comparison and analysis. The 2045 No-Build scenario did not include transportation improvements that are planned as part of the recently adopted SCAG 2020 RTP/SCS on the basis they are uncommitted (meaning that their implementation is dependent on securing future funding and approval). Inclusion of the uncommitted improvements masks the congestion effects of increasing travel. Inclusion of these improvements and the resultant masking is not appropriate for this analysis aimed at identifying the effects of increasing travel if improvements were not built.

The WRCOG TUMF study area was extracted from RivCoM for the purpose of calculating the following measures for Western Riverside County only. Traffic growth impacts for each of the two scenarios were calculated using the TransCAD platform.  Total daily vehicle miles of travel (VMT),
 Total daily VMT on facilities experiencing LOS E or worse.  Total daily vehicle hours of travel (VHT), and
 Total combined daily vehicle hours of delay (VHD)
The following formulas were used to calculate the respective values.  VMT = Link Distance * Total Daily Volume
 VHT = Average Loaded (Congested) Link Travel Time * Total Daily Volume  VHD = VHT – (Free-flow (Uncongested) Link Travel Time * Total Daily Volume)  VMT LOS E or F = VMT (on links where Daily V/C exceeded 0.90)13 13 LOS Thresholds for LOS E are based on the 2010 Edition of the Highway Capacity Manual (Transportation Research Board, National Research Council, Washington, D.C., 2010) LOS Maximum V/C Criteria for Multilane Highways with 45 mph Free Flow Speed (Exhibit 14-5, Chapter 14, Page 14-5).

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RivCoM breaks down its roadway network into functional categories called assignment groups. The measures were calculated selectively for all facilities, freeways only, arterials only, and TUMF arterials only by including and excluding different assignment groups and facilities. For the calculation of measures on “all facilities”, only the centroid connectors were excluded. Arterial values excluded all mixed-flow to carpool lane connector ramps, freeways, carpool lanes, centroid connectors, and freeway-tofreeway connector ramps, respectively. Freeways were defined as including mixedflow to carpool lane connector ramps, freeways, carpool lanes, and freeway-tofreeway connector ramps, respectively.

The 2021 Existing Network by Facility Type is included in this Appendix as Exhibit C-1. The 2021 existing network was used as the basis for the 2018 Existing and 2045 No-Build scenarios by modeling 2018 and 2045 SED, respectively, on the 2021 existing network using RivCoM to determine the comparative effects of population, household an employment growth in the region. The results of the analysis of existing and future congestion levels are presented for peak periods in Exhibit C-2 and for daily in Exhibit C3 in this Appendix and extracted for the combined peak periods in Table 3.1 of the study report.

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EXHIBIT C-2
Western Riverside County
Regional Highway System Measures of Performance (2018 - 2045) – Peak Periods Measures of Performance
AM Peak PM Peak
2018 2045 % Change % Annual 2018 2045 % Change % Annual VMT - Total ALL FACILITIES 10,324,900 13,225,039 28% 0.9% 12,959,824 16,672,215 29% 0.9% VMT - FREEWAYS 5,877,972 6,720,682 14% 0.5% 7,636,550 8,769,602 15% 0.5% VMT - ALL ARTERIALS 4,446,928 6,504,357 46% 1.4% 5,323,274 7,902,613 48% 1.5% TOTAL - TUMF ARTERIAL VMT 2,793,846 3,826,810 37% 1.2% 3,423,139 4,770,390 39% 1.2% VHT - TOTAL ALL FACILITIES 251,133 435,243 73% 2.1% 290,218 480,196 65% 1.9% VHT - FREEWAYS 120,257 186,102 55% 1.6% 143,535 213,027 48% 1.5% VHT - ALL ARTERIALS 130,875 249,142 90% 2.4% 146,683 267,169 82% 2.2% TOTAL TUMF ARTERIAL VHT 81,578 154,106 89% 2.4% 92,877 166,763 80% 2.2% VHD - TOTAL ALL FACILITIES 57,989 177,814 207% 4.2% 50,911 160,242 215% 4.3% VHD - FREEWAYS 34,221 86,616 153% 3.5% 31,935 84,033 163% 3.6% VHD - ALL ARTERIALS 23,768 91,198 284% 5.1% 18,977 76,209 302% 5.3% TOTAL TUMF ARTERIAL VHD 18,024 66,789 271% 5.0% 15,225 58,074 281% 5.1% VMT LOS E & F - TOTAL ALL FACILITIES 2,960,551 6,364,419 115% 2.9% 2,644,519 7,005,063 165% 3.7% VMT LOS E & F - FREEWAYS 2,435,804 4,276,258 76% 2.1% 2,289,667 5,040,633 120% 3.0% VMT LOS E & F - ALL ARTERIALS 524,747 2,088,161 298% 5.2% 354,852 1,964,430 454% 6.5% TOTAL TUMF ARTERIAL VMT w/ LOS E & F 448,168 1,585,571 254% 4.8% 317,614 1,598,561 403% 6.2% % of TUMF ARTERIAL VMT w/ LOS E & F 16% 41% 9% 34%
* Based on RivCoM 2018 network and SCAG 2020 RTP/SCS SED with updated 2021 arterial network completed.

NOTES:

Volume is adjusted by PCE factor
VMT = vehicle miles of travel (the total combined distance that all vehicles travel on the system) VHT = vehicle hours of travel (the total combined time that all vehicles are traveling on the system) VHD = vehicle hours of delay (the total combined time that all vehicles have been delayed on the system based on the difference between forecast travel time and free-flow (ideal) travel time)
LOS = level of service (based on forecast volume to capacity ratios).

LOS E or Worse was determined by V/C ratio that exceeds 0.9 thresholds as indicated in the Riverside County General Plan.

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EXHIBIT C-3
Western Riverside County
Regional Highway System Measures of Performance (2018 - 2045) – Daily Measures of Performance
Peak Periods (Total) Daily
2018 2045 % Change % Annual 2018 2045 % Change % Annual VMT - Total ALL FACILITIES 23,284,724 29,897,254 28% 0.9% 41,378,907 53,832,389 30% 1.0% VMT - FREEWAYS 13,514,522 15,490,284 15% 0.5% 24,642,357 29,200,582 18% 0.6% VMT - ALL ARTERIALS 9,770,202 14,406,970 47% 1.4% 16,736,551 24,631,807 47% 1.4% TOTAL - TUMF ARTERIAL VMT 6,216,985 8,597,200 38% 1.2% 10,794,415 15,170,125 41% 1.3% VHT - TOTAL ALL FACILITIES 541,350 915,439 69% 2.0% 893,813 1,433,458 60% 1.8% VHT - FREEWAYS 263,792 399,128 51% 1.5% 440,073 637,990 45% 1.4% VHT - ALL ARTERIALS 277,558 516,311 86% 2.3% 453,740 795,469 75% 2.1% TOTAL TUMF ARTERIAL VHT 174,455 320,869 84% 2.3% 285,520 496,757 74% 2.1% VHD - TOTAL ALL FACILITIES 108,900 338,056 210% 4.3% 131,965 410,511 211% 4.3% VHD - FREEWAYS 66,156 170,649 158% 3.6% 79,532 208,287 162% 3.6% VHD - ALL ARTERIALS 42,745 167,407 292% 5.2% 52,434 202,223 286% 5.1% TOTAL TUMF ARTERIAL VHD 33,249 124,863 276% 5.0% 41,025 152,200 271% 5.0% VMT LOS E - TOTAL ALL FACILITIES 5,605,070 13,369,483 139% 3.3% 6,153,146 16,090,205 161% 3.6% VMT LOS E - FREEWAYS 4,725,471 9,316,891 97% 2.5% 5,141,215 11,306,348 120% 3.0% VMT LOS E & F - ALL ARTERIALS 879,599 4,052,592 361% 5.8% 1,011,931 4,783,858 373% 5.9% TOTAL TUMF ARTERIAL VMT w/ LOS E or worse 765,782 3,184,133 316% 5.4% 878,465 3,819,635 335% 5.6% % of TUMF ARTERIAL VMT w/ LOS E or worse 12% 37% 8% 25%

* Based on RivCoM 2018 network and SCAG 2020 RTP/SCS SED with updated 2021 arterial network completed.

NOTES:

Volume is adjusted by PCE factor
VMT = vehicle miles of travel (the total combined distance that all vehicles travel on the system) VHT = vehicle hours of travel (the total combined time that all vehicles are traveling on the system) VHD = vehicle hours of delay (the total combined time that all vehicles have been delayed on the system based on the difference between forecast travel time and free LOS = level of service (based on forecast volume to capacity ratios).

LOS E or Worse was determined by V/C ratio that exceeds 0.9 thresholds as indicated in the Riverside County General Plan.

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Appendix D - Western Riverside County Bus Transit System Ridership 2023 – 2045 Actual average weekday daily ridership for Riverside Transit Agency (RTA) transit bus services was tabulated for 2023. Forecast average weekday daily ridership for RTA bus transit services was retrieved from the SCAG 2020 RTP/SCS Model for horizon year 2045.

The bus transit ridership for 2023 and 2045 was tabulated to represent existing and future regional bus transit trips consistent with the analysis of highway trips described in Section

3.1 and Appendix C. Table D-1 summarizes the weekday bus transit ridership in Western Riverside County.

TABLE D-1 - Regional Bus Transit Weekday System Ridership Year Western Riverside
Weekday Projected System Ridership
2023* 16,575
2045** 57,282
Notes: * - 2023 actual average weekday daily ridership provided by RTA staff December 1, 2023
** - 2045 forecast average weekday daily ridership obtained from SCAG 2020 RTP/SCS Model as provided by Fehr and
Peers, November 28, 2023

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Appendix E - Western Riverside County Regional System of Highways and Arterials Performance Measures
An integral element of the Nexus Study is the designation of the Western Riverside County Regional System of Highways and Arterials (also referred to as the “TUMF Network”). This network of regionally significant highways represents those arterial and collector highway and roadway facilities that primarily support inter-community trips in Western Riverside County and supplement the regional freeway system, and represents the extents of the network of highways and roadways that would be eligible for TUMF funded improvements. The Regional System of Highways and Arterials does NOT include the freeways of Western Riverside County which primarily serve inter-regional trips.

The designation of the Regional System of Highways and Arterials in the original TUMF Nexus Study adopted by the WRCOG Executive Committee in October 2002 was initiated with the identification of highways and roadways that met certain specified guidelines as defined by the WRCOG Public Works Committee. The guidelines are defined in Section 4.1 of the Nexus Report, and include:

1. Arterial highway facilities proposed to have a minimum of four lanes at future buildout (not including freeways).

2. Facilities that serve multiple jurisdictions and/or provide connectivity between communities both within and adjoining Western Riverside County.

3. Facilities with forecast traffic volumes in excess of 20,000 vehicles per day in the future horizon year.

4. Facilities with forecast volume to capacity ratio of 0.90 (LOS E) or greater in the future horizon year.

5. Facilities that accommodate regional fixed route transit services.

6. Facilities that provide direct access to major commercial, industrial, institutional, recreational or tourist activity centers, and multi-modal transportation facilities (such as airports, railway terminals and transit centers).

The original candidate facilities were identified by overlaying various transportation system and land use plots depicting parameters consistent with those defined by the specified guidelines. These plots included existing and proposed numbers of lanes, network volumes and volume to capacity ratio (LOS) derived from SCAG CTP Model networks developed by Transcore to support the ongoing Western Riverside County CETAP study, and existing land use information provided by SCAG. These plots were included in the Appendices that accompanied the original 2002 TUMF Nexus Study.

Fixed route transit service information was provided by the Riverside County Regional Transportation Authority (RTA).

These various data inputs were overlaid and reviewed leading the definition of a segmented skeletal network of highways and roadways for further consideration. The skeletal network was further enhanced to reflect regional connectivity and access to activity center considerations. An initial draft Regional System of Highways and Arterials was developed and subsequently distributed to the County of Riverside and each City in Western Riverside County for review in the context of their respective City General

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Plan Circulation Elements, primarily to confirm existing and future number of lanes and appropriateness of the facilities identified. The initial draft network was subsequently revised to consolidate appropriate General Plan Circulation Elements, including the identification of proposed new facilities as alternatives to existing facilities. It should be pointed out that the Regional System of Highways and Arterials does not represent a simple compilation of regional General Plan Circulation Elements, but rather incorporates the elements of regional General Plan Circulation Elements that are necessary for mitigating the cumulative regional traffic impacts of new development within the horizon year of the TUMF program.

The consolidated list of proposed network improvements (along with associated initial cost estimates) was subsequently distributed to each of the WRCOG jurisdictions, individual landowners, and other stakeholders including representatives of the development community through the Building Industry Association (BIA) for review. The review of the consolidated list of improvements (and associated costs) prompted a series of five peer review workshop meetings to specifically review each segment of roadway identified and the associated improvements to mitigate the traffic impacts of new development. One peer review workshop meeting was held for each of the five zones in the WRCOG region with meetings held at the Riverside County Assessor’s Office between June 27, 2002 and July 18, 2002. The peer review workshop meetings involved representatives from WRCOG, the respective zone jurisdictions and the BIA.

The peer review workshops culminated in the development (by consensus of the groups) of a revised list of proposed network improvements (and associated costs) more accurately reflecting the improvements necessary to mitigate the cumulative regional traffic impacts of new development.

Following the peer review, the initial Regional System of Highways and Arterials was reviewed and endorsed by the TUMF Technical Advisory Committee, the TUMF Policy Committee and the WRCOG Executive Committee and utilized as the basis for developing the original TUMF Nexus Study in October 2002.

For the 2024 update of the TUMF Nexus Study, the Regional System of Highways and Arterials was reassessed. Consistent with the changing rate of new development forecast for Western Riverside County as part of the SCAG 2020 RTP/SCS, including reductions in the overall level of non-residential employment, the review of the TUMF Network as part of the 2024 Nexus Update ensured facilities generally still met the previously described performance guidelines, and/or that the scope and magnitude of specific improvements to the TUMF Network were roughly proportional to the impacts needing to be mitigated. This review process involved the comparison of model outputs for the 2018 Baseline and 2045 No-Build Scenarios on the 2021 Existing arterial network to identify those facilities no longer expected to be impacted substantially by the cumulative effects of traffic growth from new development. This review resulted in various changes in the scope and magnitude of specific improvements previously identified on the TUMF Network. The updated model output plots utilized as the basis for the latest network review are included in this appendix as Exhibit E-1 through E-8.

The Regional System of Highways and Arterials is included as Figure 4.1 in the Nexus Study report.

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Appendix F - TUMF Network Cost Assumptions
The TUMF program was established as a uniform impact fee program that is applied to mitigate the cumulative transportation impacts of new development on the regional arterial highway system. In establishing the technical basis for TUMF, like any impact fee program, there are two fundamental requirements that must be addressed: establishing a rational nexus for the program; and determining that any fee is roughly proportional to the impact of a proposed development. These requirements are rooted in two wellknown legal cases: Nollan v. California Coastal Commission (1987) 483 U.S. 825; and Dolan v. City of Tigard (1994) 512 U.S. 374.

To establish project costs that meet the rough proportionality test for an expansive network of facilities, WRCOG utilizes a conceptual planning level project and cost estimation approach based on typical unit costs for a variety of project types and conditions. These unit costs are intended to reflect a range of values that are typical for the types of projects that are necessary to mitigate the cumulative regional impacts of new development. These unit costs are developed for each typical project type based on actual observed values for the various materials, labor and right-of-way that would typically be required to complete a project. Although the actual materials, labor, right-of-way and associate costs to complete each specific project can be expected to vary based on the particular conditions of each site and project requirements at the time the project is actually implemented, the approach of using typical unit costs as the basis for the TUMF program represents a manageable and appropriate level of detail to establish conceptual project cost estimates that meet the requirement for rough proportionality.

The application of typical unit costs and the associated identification of a maximum TUMF share for each eligible project also provides a framework that protects the program from projects with actual costs that vary significantly from the typical cost estimates used as the program basis. The TUMF program administrative polices limit reimbursement of costs associated with eligible TUMF projects to the lesser of maximum TUMF share identified in the Nexus Study or the actual eligible project costs. In this manner, projects that are completed by participating jurisdictions or developers for less than the maximum TUMF share are reimbursed (or credited) for the actual amount expended, while projects that exceed the maximum TUMF share are only reimbursed (or credited) by the program up to the maximum TUMF share value ensuring that the program is mitigating impacts at a level that is roughly proportional to that typically expected, and is not subject to extreme project costs to address unusual or exceptional local conditions or requirements.

For the purposes of TUMF, unit cost values were developed for various eligible improvement types that all provide additional capacity needed to mitigate the cumulative regional traffic impacts of new development to facilities on the TUMF Network. Eligible improvement types include:

1. Construction of additional Network roadway lanes;

2. Construction of new Network roadway segments;

3. Expansion of existing Network bridge structures;

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4. Construction of new Network bridge structures;

5. Expansion of existing Network interchanges with freeways;

6. Construction of new Network interchanges with freeways;

7. Grade separation of existing Network at-grade railroad crossings;

8. Expansion of existing Network-to-Network intersections;

9. Infrastructure for Intelligent Transportation Systems (ITS) of Network roadway segments.

Because roadway improvement standards vary considerably between respective jurisdictions, a typical roadway standard for the TUMF Network was recommended by the Public Works Committee (PWC) during the development of the original TUMF Nexus Study adopted by the WRCOG Executive Committee in October 2002 as the basis for developing the TUMF Network cost estimate. The typical roadway standard assumes the following design characteristics that are consistent with the minimum requirements of the Caltrans Highway Design Manual:
 Asphalt concrete pavement and appropriate base material to accomplish up to 12 feet per travel lane plus up to four feet for ancillary treatments (e.g. shoulders, or Class II Bike Lane);
 Concrete curb and gutter and associated drainage (e.g. paved roadway shoulders and/or open swale);
 Storm drains located within curb to curb, and associated transverse portions perpendicular to the roadway and adjoining portions longitudinal to the roadway;
 14 foot paved and painted median (or dual center left turn lane);  Traffic signals at intersections with state highways and other major arterials that are also on the TUMF Network;
 Pavement striping and roadway signing, as required;
 6 foot wide concrete sidewalks and associated curb cuts for ADA access at street crossings.

A cross-section of the Typical Roadway Standard is illustrated in Figure F-1.

Figure F-1. Typical Roadway Standard Cross-Section
It is recognized that the typical roadway standard is not appropriate in all potential TUMF Network locations. Where appropriate, typical design standards could be substituted with design elements such as open swale drainage and paved roadway shoulders with no curbing that would typically cost less than the implementation of the

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Typical Roadway Standard. Roadway improvements in excess of the Typical Roadway Standard include, but are not limited to:
 Portland concrete cement pavement or other aesthetic pavement types (except at intersections);
 Major rehabilitation or overlay of existing pavement in adjacent roadway lanes;  Raised barrier medians;
 Parking lanes;
 Roadway tapers outside the extents of the approved project  Sanitary sewage infrastructure;
 Water systems
 Dry utilities
 Undergrounding infrastructure
 Relocation of non-prior rights utilities
 Storm Drain Systems in excess of draining the roadway  Landscaping;
 Streetlighting;
 Class I Bike Lanes (e.g. separate bicycle paths)
 Environmental Permitting
 Detection/Retention Basins outside of Street Right-of-Way  Agency Staff time in excess of 15% of Engineering
 Agency Staff Time in excess of 15% of Construction
These improvements in excess of Typical Roadway Standards are not eligible for TUMF funding and will be the responsibility of the local funding agency.

Unit cost estimates for the implementation of TUMF Network improvements were developed based on the unit cost to accomplish the Typical Roadway Standard. Initial unit cost estimates were developed as part of the original TUMF Nexus in 2002. These original values were adjusted as part of the 2005 Nexus Update to reflect changes in cost based on relevant indices. The unit cost estimates were fully revised as part of the 2009 Nexus Update to capture the full effects of the economic recession on the costs of labor, materials and property acquisition. For the previous 2016 Nexus Update, the unit costs were fully revised. The 2016 Nexus Update reflected the effects of the ongoing recovery from the economic recession that has saw the costs of materials, labor and land acquisition in California rebound from relative historical lows previously observed at the time of the 2009 Nexus Update.

For the 2024 Nexus Update, the unit costs were again fully revised to generate entirely new unit cost values based on the most recent available construction cost, labor cost and land acquisition cost values for comparable projects within and adjacent to Riverside County. The recalculation of the TUMF unit cost components was completed as part of the 2024 Nexus Update to account for the unprecedented materials cost increases, labor shortages and high rate of inflation generally attributable to a combination of the disruption to global supply chains caused by the COVID-19 pandemic and additional tariffs on a range of products imported into the United States.

In December 2023, the unit cost values were validated utilizing Caltrans Contract Cost Data and the resultant unit costs are noted in Exhibit F-2 and summarized in Table 4.1.

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For simplicity, the roadway unit cost was assumed to provide for the full depth construction (including grading) of 16 feet of new pavement per lane (to accommodate a minimum 12 foot lane and ancillary treatments). The unit cost was assumed to include the following construction elements:
 Sawcut of existing pavement
 Removal of existing pavement
 Roadway excavation and embankment
 10” thick class 2 aggregate base
 4.0” thick asphaltic concrete surface
 Concrete curb, gutter and drainage improvements
Roadway unit costs were determined for each unique cost item. The source used to determine the roadway unit costs as part of the 2024 Nexus Update are listed below.  Caltrans Contract Cost Data 2021-2022
 Projects within Riverside County and Adjacent Counties  Typical experience for local cities, Western Riverside County  Michael Baker international (MBI), Structural Group
 MBI, ITS Group
 Caltrans Contract Cost Data 2022-2023
All data described above was initially obtained in October 2022 and refreshed and validated in December 2023.

Right-of-way acquisition costs were determined based on the cost to acquire 18 feet of right-of-way per lane of new roadway improvement. For urban and suburban land use areas, the amount of right-of-way to be acquired as part of the TUMF program was reduced by 75% to account for property already owned by a participating jurisdiction through prior acquisition or dedication. Right-of-way unit costs were assumed to include the following elements:
 Land acquisition
 Documentation and legal fees
 Relocation and demolition costs and condemnation compensation requirements
 Utility relocation
 Direct environmental mitigation
Right-of-way unit costs were determined based on a review of actual property sales within the WRCOG region during the prior 18 month period. The task of determining the valuation per square foot of right-of-way for different land uses was completed by Epic Land Solutions, Inc.

A typical existing condition of each component type was used as a guideline for quantity assessments.
Terrain 1: Level terrain with 0% profile grade. Construction cost is per lane mile. Terrain 2: Rolling Terrain with 1.5 % profile grade. Construction cost is per lane mile.

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Terrain 3: Mountainous Terrain with 3% profile grade. Construction cost is per lane mile.
Land Use 1, 2 and 3; ROW cost factor per lane mile, for Urban, Suburban and Rural areas respectively.
Interchange 1: Complex New Interchange/Interchange Modification. Existing complex interchange at I-15 & SR-91 was used as a guideline for quantity assessments.
Interchange 2: New Interchange/Interchange Modification is assumed to be a New Cloverleaf Interchange consisting of 4 (3 lane) direct ramps and 4 (2 lane) loop ramps.
Interchange 3: Major Interchange Improvement is assumed to correspond to adding 1 lane to each ramp on a cloverleaf Interchange. Bridge: New Bridge cost. Construction cost is per linear foot per lane. RRXing 1: New Rail Grade Crossing. Construction cost is per lane per crossing. RRXing 2: Widening Existing Grade Crossing. Construction cost is per lane per crossing.
ITS 1: Infrastructure for Intelligent Transportation Systems (ITS) on TUMF Network roadway segments per route mile
The cost estimating methodology here is intended to provide a Present Value Cost Estimate for the WRCOG Transportation Uniform Mitigation Fee based on year 2023 unit prices. A more detailed description of cost categories is detailed below.

I. Roadway Items
Roadway Excavation:

A unit cost of $38.55 per cubic yard (Source: Local Projects and Caltrans Contract Cost Data) is applied to account for the excavation quantities. Assuming proposed profiles to be at 0% grade, the excavation values are estimated based on the component type as follows:
 Terrain 2 and 3: excavation for one lane (16 feet wide and 4 feet deep) is assumed.

Imported Borrow:

The unit cost used for imported borrow is $20.47 per cubic yard (Source: Local Projects and Caltrans Contract Cost Data). Locations where imported borrow is required are determined from aerial photos.
 Terrain 2 and 3: Excavation for one lane (16 feet wide and 4 feet deep) is assumed.
 Interchanges 1, 2, and 3: Vertical clearance of 24.5 feet is used to calculate the maximum amount of imported borrow at areas adjacent to an undercrossing.  RRXing 1 and 2: Vertical clearance of 31.5 feet and Bridge approach of 1,000 feet is used to determine the quantity of Imported borrow for this component type.

Clearing and Grubbing:

The unit cost for clearing and grubbing is $12,100.00 per acre (Source: Local Projects and Caltrans Contract Cost Data).

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 Terrain 1, 2 and 3: The area of clearing and grubbing is assumed to extend 16 feet for the addition of each new lane.
 Interchange 1 and 2: The area of clearing and grubbing is assumed to extend 40 feet beyond the proposed outside edge of shoulder. The clearing and grubbing width varies depending on the number of added lanes.
 Interchange 3 and Intersection: The area of clearing and grubbing is assumed to extend 16 feet for the addition of each lane.

Development of Water Supply:

A lump sum value is used to account for developing water supply. The lump sum cost is estimated as 10% of the combined cost for roadway excavation and imported borrow (Source: RCTC).

PCC Pavement:

The unit cost for PCC pavement is $354.83 per cubic yard (Source: Local Projects and Caltrans Contract Cost Data).
 Terrain 1, 2 and 3: It is assumed that PCC is used at mainline shoulders. The PCC shoulder pavement is assumed to be 4 inch thick and 4 feet wide.

Asphalt Concrete Type A:

It is assumed that Asphalt Concrete is used at mainline and where ramp and bridge widening is required. A unit cost of $240.62 per cubic yard (Source: Local Projects and Caltrans Contract Cost Data) is used to account for asphalt concrete quantities. The asphalt concrete overlay is assumed to be 4 inch thick.

Aggregate Base:

The unit cost for aggregate base is $73.54 per cubic yard (Source: Local Projects and Caltrans Contract Cost Data). Aggregate base quantities are estimated by means of calculating the areas of additional lanes. The aggregate base layer is considered to be 10 inch thick. It is assumed that aggregate base is used over the entire widening width below the PCC pavement and asphalt concrete layers.

Curb and Gutter:

The unit cost used for curb and gutter is $65.74 per linear foot (Source: Local Projects and Caltrans Contract Cost Data). It is assumed that type A2-6 curb and gutter is used on the entire length of travel way where required.

Project Drainage:

A lump sum value is used to account for project drainage cost of roadway construction. The project drainage cost is estimated as 15% (Source: RCTC project 2007) of combined cost for earthwork and pavement structural section.

Traffic Signals:

The costs for traffic signals are calculated per ramp termini intersection. The unit cost used for traffic signals is $531,086 (Source: Caltrans Contract Cost Data and typical experience, Western Riverside County) per intersection. Traffic signals costs are considered only at the Intersection (Network-to-Network) upgrade.

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Striping:

The unit cost used for Striping is $2.58 per linear foot (Source: Local Projects and Caltrans Contract Cost Data). It is assumed that two lines of thermo-plastic striping are required for every lane addition.

Marking:

The unit cost used for marking is $7.31 per square foot (Source: Local Projects and Caltrans Contract Cost Data).
 Terrains 1, 2 and 3: It is assumed that there are 8 arrow markers, 2 Stop sign markers and 4 Bike sign markers.
 Interchanges 1, 2, and 3: It is assumed that there are 2 Type I arrows on each on ramp, and 2 Type IV (L) arrows on each off ramp.
 Intersection (network to network) upgrade: It is assumed that there are 2 right turn arrows and two right lane drop arrows for each lane modification for the interchange upgrade
Pavement Marker:

Type G one-way clear retroreflective pavement markers (Spacing @ 48 feet) were assumed for Terrain 1, 2 and 3 component types only. The unit cost used for pavement marker is $5.06 each (Source: Local Projects and Caltrans Contract Cost Data).

Signage:

The signage unit cost accounts for the costs of one-post signs and two-post signs.

The unit cost used for one-post signs and two-post signs are $367.69 and $1,211.58 each, respectively (Source: Local Projects and Caltrans Contract Cost Data). The post sign quantities assumed for each component type is summarized below.

Sign Type Terrain 1, 2 & 3 Interchange Intersection 1 2 3 One Post Signs 33 14 36 20 3
Two Post Signs - 4 4 4 0
Intelligent Transportation Systems (ITS):

The unit cost used for ITS is $686,338.50 per route mile (Source: Local Projects and MBI ITS Group). It is assumed that there is no existing ITS infrastructure (with the exception of isolated ITS devices) within the TUMF Network roadway segments and essential ITS infrastructure is furnished and installed. This essential ITS infrastructure includes ethernet switch, fiber jumper, fiber distribution unit, splice enclosure, pull box, new cabinet with foundation, 144 strand single-mode fiber optic (SMFO) cable and 3” conduits.

Minor Items, Roadway Mobilization, and Roadway Additions:

A lump sum value is used to account for minor items, roadway mobilization and roadway additions as described below. These lump sum values are recommended based on provisions in Project Development Procedure Manual (PDPM) and the

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date from individual sources presented in the introduction of this report (Source:

RCTC)
Items Unit Cost
Minor Items 10% of earthwork, pavement structure, drainage, specialty items and traffic items.

Roadway
Mobilization
10% of earthwork, pavement structure, drainage,
specialty items, traffic items and minor items.

Roadway Additions 10% of earthwork, pavement structure, drainage, specialty items, traffic items and minor items.

II. Structure Items
New Bridge:

New interchanges account for construction of a new bridge. The unit cost for a new travel way bridge construction and RRXings1 and 2 (New and Widening of Rail Grade Crossings) is $400.00 per square foot (Source: MBI Structural group). The width of a new bridge is assumed to be 82 feet (4 lanes x 12ft + 10ft shoulder x 2 + 14ft median).

Bridge Widening:

Bridge widenings account for the widening of existing bridges. The unit cost is $500.00 per square foot (Source: MBI Structural group). The width of a bridge widening is assumed to be: 2 lanes x 12ft + 10ft shoulder. The width of an arterial crossing over rail road is assumed to be 16 feet (1 lane x 12ft + 4ft shoulder).

Structural Mobilization:

The cost for structural mobilization is estimated as 10% of total structure item cost (Source: Typical experience).

III. Right of Way Items
The right of way unit cost varies with land use designation. The unit cost for ROW was developed by Epic Land Solutions, Inc. based on a review of actual property sales within the WRCOG region during the prior 18 month period. The area of right of way acquisition for the travel way is calculated per additional lane mile, assuming the width of the right-of-way required to be 18 feet per lane (to accommodate a 12 foot roadway lane, shoulders and ancillary amenities, like storm water drainage).

The right of way acquisition for RRXings1 and 2 is calculated based on ROW acquisition for bridge approaches.

Property costs per square foot are derived by reviewing a large sample of recently sold land and improved properties within the greater Riverside area. The properties reviewed are identified specifically from completed semi large to very large infrastructure projects and upcoming projects with preferred alternatives and/or approved environmental reports. For the purposes of the 2022 Nexus Study update, an overall sample of approximately 2,700 properties was used.

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The properties were designated as: urban areas (generally considered downtown, or very close to downtown in the larger cities - predominantly Corona and Riverside, with a few parcels in Temecula and Moreno Valley); suburban (primarily considered the greater areas of Hemet, Perris, San Jacinto, Moreno Valley, Lake Elsinore, outer portions of Riverside / Corona, Temecula, Murrieta, Calimesa, Eastvale, Norco, and other cities of relative size and location as those previously mentioned); and rural (considered the exurban areas between Corona / Lake Elsinore and Perris along the SR-74/79, Lake Matthews, between Wildomar and Murrieta, Temecula and Perris and other similar areas) to correspond with the land use classifications used for cost estimating purposes in the TUMF program. The properties were also determined to be partial or full property takes to determine the relative percentage of each in order to appropriately weight the average cost per square foot of each type of property. Specialty cost percentages as a share of total acquisition costs (i.e. relocation and demolition) were also derived from actual costs based on a sample of the Inland Empire projects that Epic Land Solutions, Inc. was directly involved in and therefore able to obtain reliable data.

The result is an estimated average cost per square foot for ROW acquisition by land use classification which is then multiplied by the number of square feet per lane mile to obtain the required ROW to accomplish the TUMF typical cross section. The ROW requirement is then reduced by a factor of 75% for urban and suburban areas based on the collective recommendation of the PWC during the development of the initial program cost estimation methodology to reflect the assumption that a majority of the proposed TUMF facilities in these areas already exist and/or have a substantial portion of the necessary right-of-way already owned by or dedicated to the responsible jurisdiction. As a result, the TUMF program only includes the estimated cost for 25% of the right-of-way that could potentially be required to accomplish the TUMF cross sections for the conceptual improvement projects identified as part of the program in urban and suburban areas.

Maintenance of Traffic:

A lump sum value is used to account for maintenance of traffic cost of roadway construction. The project maintenance of traffic cost is estimated as 5% (Source:

RCTC) of the total project cost.

The consolidated unit cost values include typical per mile or lump sum costs for each of the eligible improvement element. These elements include new roadways, bridge improvements, interchange improvements and railroad grade separation construction costs, and right of way acquisition.

The consolidated unit costs as developed for the 2024 Nexus Update are summarized in Exhibit F-1. Exhibit F-2 provides a summary of the unit costs for the various roadway and structures construction elements defined. Exhibit F-3 provides a summary of the unit costs for the various right of way categories. Exhibit F-4 provides worksheets showing the detailed unit cost calculation for each TUMF unit cost category related to roadway and structures construction, and right of way acquisition.

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The unit cost assumptions were subsequently applied to the TUMF Network improvements identified to mitigate the cumulative regional transportation impacts of future new development. The resultant cost value was tabulated for each unique segment of the network, by improvement type. A separate cost estimate was generated for regional transit improvements based on information provided by RTA and added to the TUMF Network Cost Estimate table.

Supplemental categories have been added to the cost assumptions to better delineate the costs associated with planning and engineering a project, accommodating contingencies, mitigating the cumulate multi-species habitat impacts of TUMF arterial highway improvements in accordance with the adopted Riverside County Multi-Species Habitat Conservation Plan (MSHCP), and administering the TUMF program.

Soft Costs
The TUMF program provides for planning, engineering and contingency costs (collectively referred to as soft costs) for eligible projects to be reimbursed through the program. As indicated in Table 4.1, planning costs are considered to include those costs associated with planning, preliminary engineering and environmental assessment of the proposed project, with the eligible amount being 10% of the estimated TUMF eligible construction cost only. Engineering costs are considered to include project study report, design, permitting and construction oversight costs based on 25% of the estimated eligible construction cost only. Contingency is provided based on 10% of the total estimated eligible facility cost.

Soft costs include all reasonable required planning, environmental clearance and mitigation, right-of-way documentation, engineering design, plan, specification and estimate preparation and construction management and oversight costs necessary to accomplish the project. The estimated soft cost factors for planning, engineering and contingency were initially established in 2002 by the WRCOG Public Works Committee, which was responsible for the development of the initial TUMF Nexus Study. The percentage multipliers were established by consensus of the PWC based on the collective experience of members in delivering similar public highway projects. A review of various data sources indicates the cost factors are generally consistent with industry guidance for conceptual cost estimation purposes. The City of Los Angeles, Department of Public Works, Bureau of Engineering California Multi-Agency CIP Benchmarking Study (December 2016) indicates that combined design and construction management costs for roadway projects represent, on average, 50% of the total cost of construction14. Similarly, the American Association of State Highway and Transportation Officials (AASHTO) Practical Guide for Estimating (December 2011) also cites the following average multipliers for a range of planning and engineering activities based on national research as a basis for conceptual cost estimation:
14 City of Los Angeles, Department of Public Works, Bureau of Engineering California MultiAgency CIP Benchmarking Study (December 2016), Table 3-6 Average Project Delivery Costs by Project Type (% of TCC) (Full Range of TCC).

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 Preliminary Engineering Costs (including survey/data collection, design, environmental, utilities and contract administration) – 10% to 25% of total construction cost15
 Construction Engineering – 10% to 26% of total construction costs16 Furthermore, the contingency rate utilized in the TUMF program is significantly less than the industry norm for conceptual cost estimation purposes. Specifically, Caltrans Project Development Procedures Manual (July 2021) advocates for contingency rates of 30% to 50% of total costs to be used at the project feasibility (conceptual planning) phase of project development17, with contingency rates reduced to 10% for preliminary engineers cost estimates completed during project design18.

MSHCP
Section 8.5.1 of the Riverside County Integrated Project (RCIP) Multiple Species Habitat Conservation Plan (MSHCP) adopted by the Riverside County Board of Supervisors on June 17, 2003, states that “each new transportation project will contribute to Plan implementation. Historically, these projects have budgeted 3% - 5% of their construction costs to mitigate environmental impacts.” This provision is reiterated in the Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report (Economic & Planning Systems, Inc., October 2020) section “6. RCA Non-Fee Revenues” which states “The MSHCP forecast an array of revenue sources, in addition to fee revenue, supporting the conservation program. These sources were anticipated to total about 44 percent of the revenue for the program, including:
• Transportation funding – includes the Measure A sales tax which is authorized through 2039 and other transportation funding sources such as the Transportation Uniform Mitigation Fees (TUMF) charged on new development.” Table 23 Annual Non-Fee Revenue Projection in this section indicates that an average of $950,000 in MSHCP revenue was derived annually from TUMF during the three years from FY16/17- 18/19 reflecting a TUMF contribution at 5% of construction costs consistent with the MSHCP as adopted in 2003. To clearly demonstrate compliance with the provisions of the MSHCP, the TUMF program will continue to incorporate a cost element to account for the required MSHCP contribution to mitigate the multi-species habitat impacts of constructing TUMF projects.
15 AASHTO Technical Committee on Cost Estimating (TCCE) AASHTO Practical Guide for Estimating (December 2011), Table 2.4. Preliminary Engineering Costs’ Average Percentage Ranges (% of Construction).
16 AASHTO Technical Committee on Cost Estimating (TCCE) AASHTO Practical Guide for Estimating (December 2011), Section 2.2.3.2.3 Construction Engineering, “highway improvement projects in an urban environment”.
17 California Department of Transportation (Caltrans) Division of Design Project Development Procedures Manual (July 2021), Chapter 20 – Project Development Cost Estimates, Section 2 – Project Planning Cost Estimates, Article 2 Project Feasibility Cost Estimate, Contingencies. 18 California Department of Transportation (Caltrans) Division of Design Project Development Procedures Manual (July 2021), Chapter 20 – Project Development Cost Estimates, Section 3 – Project Design Cost Estimates, Article 4 Preliminary Engineer’s Cost Estimate, Contingencies.

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An amount equal to 5% of the construction cost for new TUMF network lanes, bridges and railroad grade separations will continue to be specifically included as part of TUMF program with revenues to be provided to the Western Riverside County Regional Conservation Authority (RCA) for the acquisition of land identified in the MSHCP. The relevant sections of the MSHCP document and the 2020 MSHCP Nexus Report are included in this Appendix as Exhibits F-5 and F-6, respectively.

Similarly, an amount of 4% of the total TUMF eligible network cost is included as part of the TUMF program with revenues to be utilized by WRCOG to cover the direct costs to administer the program. The costs incurred by WRCOG include direct salary, fringe benefit and overhead costs for WRCOG staff assigned to administer the program and support participating jurisdictions, and costs for consultant, legal and auditing services to support the implementation of the TUMF program.

Table 4.1 summarizes the unit cost estimate assumptions used to develop the TUMF network cost estimate, including a comparison of the original TUMF unit cost assumptions and the current revised unit cost assumptions developed as part of the 2009 Update of the TUMF Nexus Study. Cost estimates are provided in year of original values as indicated.

EXHIBIT F-1
2024 TUMF Nexus Update - Arterial Highway Cost Assumptions:

Component
Type
Cost Assumptions
as published
October 18, 2002
Cost Assumption per
2009 Nexus Update
October 5, 2009
Cost Assumptions per
2016 Update
Cost Assumptions per
2024 Update Description
Terrain 1 $550,000.00 $628,000.00 $692,000.00 $1,132,000 Construction cost per lane mile - level terrain Terrain 2 $850,000.00 $761,000.00 $878,000.00 $1,740,000 Construction cost per lane mile - rolling terrain Terrain 3 $1,150,000.00 $895,000.00 $1,064,000.00 $2,350,000 Construction cost per lane mile - mountainous terrain Landuse 1 $900,000.00 $1,682,000.00 $2,509,000.00 $7,830,000 ROW cost factor per lane mile - urban areas Landuse 2 $420,000.00 $803,000.00 $2,263,000.00 $5,440,000 ROW cost factor per lane mile - suburban areas Landuse 3 $240,000.00 $237,000.00 $287,000.00 $490,000 ROW cost factor per lane mile - rural areas Interchange 1 n/a $43,780,000.00 $50,032,000.00 $84,190,000 Complex new interchange/interchange modification cost Interchange 2 $20,000,000.00 $22,280,000.00 $25,558,000.00 $43,490,000 New interchange/interchange modification total cost Interchange 3 $10,000,000.00 $10,890,000.00 $12,343,000.00 $22,550,000 Major interchange improvement total cost Bridge 1 $2,000.00 $2,880.00 $3,180.00 $4,800 Bridge total cost per lane per linear foot RRXing 1 $4,500,000.00 $4,550,000.00 $6,376,000.00 $18,200,000 New Rail Grade Crossing per lane mile RRXing 2 $2,250,000.00 $2,120,000.00 $2,733,000.00 $6,900,000 Existing Rail Grade Crossing per lane mile ITS n/a n/a n/a $686,400 Infrastructure for ITS of Network roadway segments per route mile Planning 10% 10% 10% 10% Planning, preliminary engineering and environmental assessment costs based on construction cost only Engineering 25% 25% 25% 25% Project study report, design, permitting  and construction oversight costs based on construction cost only Contingency 10% 10% 10% 10% Contingency costs, including TUMF program administration based on total segment cost Administration 3% 4% 4% TUMF program administration based on total TUMF eligible network cost

MSHCP 5% 5% 5% TUMF component of MSHCP based on total TUMF eligible construction cost I. Roadway Items Unit Notes
Section 1: Earthwork
Roadway Excavation
Travel way cubic yard $38.55 Source: Ave unit costs from Local Projects and Caltrans Contract Cost Data 2021/2022 - ITEM 190101 Imported Borrow
Travel way cubic yard $20.47 Source: Ave unit costs from Local Projects and Caltrans Contract Cost Data 2021/2022 - ITEM 198010 Clearing & Grubbing
Travel way acre $12,100.00 Source: Ave unit costs from Local Projects and Caltrans Contract Cost Data 2021/2022 - ITEM 170105 Develop Water Supply lump sum 10% of Excavation and Borrow Cost Same as RCTC Section 2: Pavement Structural Section
PCC cubic yard $354.83 Source: Ave unit costs from Local Projects and Caltrans Contract Cost Data 2021/2022 - ITEM 401050 Asphalt Concrete Type A (Including Bike Lane) cubic yard $240.62 Source: Ave unit costs from Local Projects and Caltrans Contract Cost Data 2021/2022 - ITEM 390132 Aggregate Base (Including Bike Lane) cubic yard $73.54 Source: Ave unit costs from Local Projects and Caltrans Contract Cost Data 2021/2022 - ITEM 260203 Curb and Gutter linear foot $65.74 Source: Ave unit costs from Local Projects and Caltrans Contract Cost Data 2022/2023 - ITEM 731504 Section 3: Drainage
Project Drainage lump sum 15% of Sections 1 and 2 Same as RCTC Section 4: Specialty Items
Retaining Walls square foot $90.00 Source: MBI structural group Ramp Realignment each
Water Quality and Erosion Control lump sum 3% of sections 1 to 3 Same as RCTC Environmental Mitigation lump sum 3% of sections 1 to 3 Same as RCTC Section 5: Traffic Items
Lighting each $7,500 Source: RCTC
Traffic Signals each $531,086 Typical for public agency projects in Western Riverside County and Caltrans Contract Cost Data 2022/2023 Striping - Thermo plastic (1 GP Lane, per direction) linear foot $2.58 Source: Ave unit costs from Local Projects and Caltrans Contract Cost Data 2021/2022 - ITEM 846007 Marking - Thermo plastic cross walks & pavement marking square foot $7.31 Source: Ave unit costs from Local Projects and Caltrans Contract Cost Data 2021/2022 - ITEM 840516 Pavement Marker Retroreflective each $5.06 Source: Ave unit costs from Local Projects and Caltrans Contract Cost Data 2022/2023 - ITEM 810230 Signage - 1 Post each $367.69 Source: Ave unit costs from Local Projects and Caltrans Contract Cost Data 2021/2022 - ITEM 820840 Signage - 2 Post each $1,211.58 Source: Ave unit costs from Local Projects and Caltrans Contract Cost Data 2022/2023 - ITEM 820850 Infrastructure for ITS of Network roadway segments route mile $686,383.00 Source: Ave unit costs from Local Projects and MBI ITS Team - Assumptions: 3 Traffic Signals per route mile Section 6: Minor Items lump sum 10% of sections 1 to 5 Same as RCTC Section 7: Roadway Mobilization lump sum 10% of sections 1 to 6 Same as RCTC Section 8:Roadway Additions lump sum 10% of sections 1 to 6 Same as RCTC II. STRUCTURE ITEMS
Major New Interchange - 2 Lane New Bridge square foot $400.00 Interchange/Interchange, Cloverleaf Interchange - Cost provided by MBI Structural Group New Interchange - 2 Lane New Bridge square foot $400.00 Interchange/Interchange, Diamond Interchange - Cost provided by MBI Structural Group Major Interchange Improvement - 2 Lane Bridge Widening square foot $500.00 Interchange/Interchange, Cloverleaf Interchange - Cost provided by MBI Structural Group Bridge square foot $400.00 Cost provided by MBI Structural Group Structure Mobilization lump sum 10% of structure cost Typical for public agency projects in Western Riverside County III. RIGHT OF WAY ITEMS
Urban
Travel Way - Additional lane square foot $330 Provided by Epic Land Solutions, Inc.

Suburban
Travel Way - Additional lane square foot $229 Provided by Epic Land Solutions, Inc.

Rural
Travel Way - Additional lane square foot $5 Provided by Epic Land Solutions, Inc.

Utility Relocation lump sum 10% of ROW Includes mobilization for one occurrence per lane mile Total Items I + II + III Same as RCTC
Maintenance of Traffic lump sum 5% of total items Same as RCTC WRCOG Transportation Uniform Mitigation Fee
EXHIBIT F-2
Unit Cost
2024 Nexus Update Master Unit Cost Summary

URBAN Avg. $ per SF % of Total Area Weighted Cost
Commercial
Part Take $22 1.4% $0.30
Full Take $597 7.9% $47.40

9.3%
Industrial
Part Take $29 0.5% $0.15
Full Take $267 6.0% $16.02

6.5%
Single Family Residential
Part Take $10 16.8% $1.68
Full Take $348 66.2% $230.24

83.0%
Multi Family Residential
Part Take $27 0.3% $0.07
Full Take $307 0.8% $2.52

1.1%
Average Unit Price per Square Foot: $298.38
Residential & Non-Res. Relocation (7.5%): $22.38
Demolition (3%) $8.95
Urban Unit Cost per Square Foot: $329.71
SUBURBAN Avg. $ per SF % of Total Area Weighted Share
Commercial
Part Take $17 5.1% $0.87
Full Take $425 14.6% $62.01

19.7%
Industrial
Part Take $20 0.0288 $0.58
Full Take $227 0.08645 $19.62

11.5%
Single Family Residential
Part Take $4 0.24 $0.96
Full Take $292 0.3866 $112.89

62.7%
Multi Family Residential
Part Take $14 0.0284 $0.40
Full Take $313 0.0321 $10.05

6.1%
Average Unit Price per Square Foot: $207.37
Residential & Non-Res. Relocation (7.5%): $15.55
Demolition (3%) $6.22
Suburban Unit Cost per Square Foot: $229.14
RURAL $ per SF
Range of Value of Rural Vacant land sold within last year: $0.07 - $31.48 Average price per square foot of rural land: $4.66
Miscellaneous improvements (10%): $0.46
Rural Unit Cost per Square Foot: $5.12
WRCOG Transportation Uniform Mitigation Fee
2024 Nexus Update Master Property Cost Summary
EXHIBIT F-3

I. ROADWAY ITEMS Unit Quantity / lane mile Cost / lane mile Section 1: Earthwork
Roadway Excavation
Travel way cubic yard $38.55 0.00 $0
Imported Borrow
Travel way cubic yard $20.47 0.00 $0
Clearing & Grubbing
Travel way acre $12,100.00 1.94 $23,467
Develop Water Supply lump sum 10% of Excavation and Borrow Cost 1.00 $0 Section 2: Pavement Structural Section
Sidewalk
PCC cubic yard $354.83 258.13 $91,593
Travel way
Asphalt Concrete Type A cubic yard $240.62 1,032.53 $248,448 Aggregate Base cubic yard $73.54 2,596.98 $190,982
Curb and Gutter linear foot $65.74 5,280.00 $347,107
Section 3: Drainage
Project Drainage lump sum 15% of Sections 1 and 2 1.00 $135,240 Section 5: Traffic Items
Striping - Thermo plastic (1 GP Lane, per direction) linear foot $2.58 10,560.00 $27,245 Marking square foot $7.31 211.50 $1,546
Pavement Marker (Type G One-way Clear Retroreflective) each $5.06 110.00 $557 Signage - 1 Post (Mainline) each $367.69 33.00 $12,134
Total Items I $1,078,318
Maintenance of Traffic 5% of total items 1.00 $53,916
Project Cost / Lane mile $1,132,234
EXHIBIT F-4
WRCOG Transportation Uniform Mitigation Fee
Cost Assumption Estimate - 2024 Nexus Update
Terrain 1 - Level Terrain
Unit Cost

I. ROADWAY ITEMS Unit Quantity / lane mile Cost / lane mile Section 1: Earthwork
Roadway Excavation
Travel way cubic yard $38.55 7,739.26 $298,348
Imported Borrow
Travel way cubic yard $20.47 7,739.26 $158,423
Clearing & Grubbing
Travel way acre $12,100.00 1.94 $23,467
Develop Water Supply lump sum 10% of Excavation and Borrow Cost 1.00 $45,677 Section 2: Pavement Structural Section
Sidewalk
PCC cubic yard $354.83 258.13 $91,593
Travel way
Asphalt Concrete Type A cubic yard $240.62 1,032.53 $248,448 Aggregate Base cubic yard $73.54 2,596.98 $190,982
Curb and Gutter linear foot $65.74 5,280.00 $347,107
Section 3: Drainage
Project Drainage lump sum 15% of Sections 1 and 2 1.00 $210,607 Section 5: Traffic Items
Striping - Thermo plastic (1 GP Lane, per direction) linear foot $2.58 10,560.00 $27,245 Marking square foot $7.31 211.50 $1,546
Pavement Marker (Type G One-way Clear Retroreflective) each $5.06 110.00 $557 Signage - 1 Post (Mainline) each $367.69 33.00 $12,134
Total Items I $1,656,133
Maintenance of Traffic 5% of total items 1.00 $82,807
Project Cost / Lane mile $1,738,940
EXHIBIT F-4 (Continued)
WRCOG Transportation Uniform Mitigation Fee
Cost Assumption Estimate - 2024 Nexus Update
Terrain 2 - Rolling Terrain
Unit Cost

I. ROADWAY ITEMS Unit Quantity / lane mile Cost / lane mile Section 1: Earthwork
Roadway Excavation
Travel way cubic yard $38.55 15,478.52 $596,697
Imported Borrow
Travel way cubic yard $20.47 15,478.52 $316,845
Clearing & Grubbing
Travel way acre $12,100.00 1.94 $23,467
Develop Water Supply lump sum 10% of Excavation and Borrow Cost 1.00 $91,354 Section 2: Pavement Structural Section
Sidewalk
PCC cubic yard $354.83 258.13 $91,593
Travel way
Asphalt Concrete Type A cubic yard $240.62 1,032.53 $248,448 Aggregate Base cubic yard $73.54 2,596.98 $190,982
Curb and Gutter linear foot $65.74 5,280.00 $347,107
Section 3: Drainage
Project Drainage lump sum 15% of Sections 1 and 2 1.00 $285,974 Section 5: Traffic Items
Striping - Thermo plastic (1 GP Lane, per direction) linear foot $2.58 10,560.00 $27,245 Marking square foot $7.31 211.50 $1,546
Pavement Marker (Type G One-way Clear Retroreflective) each $5.06 110.00 $557 Signage - 1 Post (Mainline) each $367.69 33.00 $12,134
Total Items I $2,233,949
Maintenance of Traffic 5% of total items 1.00 $111,697
Project Cost / Lane mile $2,345,646
EXHIBIT F-4 (Continued)
WRCOG Transportation Uniform Mitigation Fee
Cost Assumption Estimate - 2024 Nexus Update
Terrain 3 - Mountainous Terrain
Unit Cost

Unit Unit Cost Quantity / lane mile Cost / lane mile
III. RIGHT OF WAY ITEMS
Urban
Travel Way square foot $329.71 95,040.00 $31,335,419
Project Cost / Lane mile 25% $7,833,855
Unit Unit Cost Quantity / lane mile Cost / lane mile
III. RIGHT OF WAY ITEMS
Suburban
Travel Way square foot $229.14 95,040.00 $21,777,847
Project Cost / Lane mile 25% $5,444,462
I. Roadway Items Unit Unit Cost Quantity / lane mile Cost / lane mile III. RIGHT OF WAY ITEMS
Rural
Travel Way square foot $5.12 95,040.00 $486,605
Project Cost / Lane mile $486,605
EXHIBIT F-4 (Continued)
Landuse 3 - ROW Rural areas
WRCOG Transportation Uniform Mitigation Fee
Landuse 1 - ROW Urban areas
Landuse 2 - ROW Suburban Areas
Cost Assumption Estimate - 2024 Nexus Update

I. ROADWAY ITEMS Unit Quantity / lane mile Cost / lane mile Section 1: Earthwork
Imported Borrow
Travel way cubic yard $20.47 700,000.00 $14,329,000
Clearing & Grubbing
Travel way acre $12,100.00 51.93 $628,349
Develop Water Supply lump sum 10% of Excavation and Borrow Cost 1.00 $1,432,900 Section 2: Pavement Structural Section
Asphalt Concrete Type A (Including Bike Lane) cubic yard $240.62 13,500.00 $3,248,370 Aggregate Base (Including Bike Lane) cubic yard $73.54 34,000.00 $2,500,360 Curb and Gutter linear foot $65.74 31,000.00 $2,037,940 Section 3: Drainage
Project Drainage lump sum 15% of Sections 1 and 2 1.00 $3,626,538 Section 5: Traffic Items
Striping - Thermo plastic (1 GP Lane, per direction) linear foot $2.58 84,250.00 $217,365 Marking square foot $7.31 368.00 $2,690
Signage - 1 Post each $367.69 14.00 $5,148
Signage - 2 Post each $1,211.58 4.00 $4,846
II. STRUCTURE ITEMS
Complex New Interchange - 2 Lane New Bridge square foot $400.00 140,400.00 $56,160,000 Total Items I + II + III $84,193,506
Total Project Cost / lane mile $84,193,506
EXHIBIT F-4 (Continued)
WRCOG Transportation Uniform Mitigation Fee
Cost Assumption Estimate - 2024 Nexus Update
Interchange 1 - Complex New Interchange/Interchange Modification Unit Cost

I. ROADWAY ITEMS Unit Quantity / lane mile Cost / lane mile Section 1: Earthwork
Imported Borrow
Travel way cubic yard $20.47 400,000.00 $8,188,000
Clearing & Grubbing
Travel way acre $12,100.00 25.12 $304,000
Develop Water Supply lump sum 10% of Excavation and Borrow Cost 1.00 $818,800 Section 2: Pavement Structural Section
Asphalt Concrete Type A (Including Bike Lane) cubic yard $240.62 7,040.00 $1,693,965 Aggregate Base (Including Bike Lane) cubic yard $73.54 17,706.67 $1,302,148 Curb and Gutter linear foot $65.74 16,000.00 $1,051,840 Section 3: Drainage
Project Drainage lump sum 15% of Sections 1 and 2 1.00 $2,003,813 Section 5: Traffic Items
Striping - Thermo plastic (1 GP Lane, per direction) linear foot $2.58 43,200.00 $111,456 Marking square foot $7.31 368.00 $2,690
Signage - 1 Post each $367.69 36.00 $13,237
Signage - 2 Post each $1,211.58 4.00 $4,846
II. STRUCTURE ITEMS
New Interchange - 2 Lane New Bridge square foot $400.00 70,000.00 $28,000,000 Total Items I + II + III $43,494,795
Total Project Cost / lane mile $43,494,795
EXHIBIT F-4 (Continued)
WRCOG Transportation Uniform Mitigation Fee
Cost Assumption Estimate - 2024 Nexus Update
Interchange 2 - New Interchange/Interchange Modification Unit Cost

I. ROADWAY ITEMS Unit Quantity / lane mile Cost / lane mile Section 1: Earthwork
Imported Borrow
Travel way cubic yard $20.47 180,000.00 $3,684,600
Clearing & Grubbing
Travel way acre $12,100.00 3.97 $48,000
Develop Water Supply lump sum 10% of Excavation and Borrow Cost 1.00 $368,460 Section 2: Pavement Structural Section
Asphalt Concrete Type A (Including Bike Lane) cubic yard $240.62 3,128.89 $752,873 Aggregate Base (Including Bike Lane) cubic yard $73.54 7,869.63 $578,733 Curb and Gutter linear foot $65.74 16,000.00 $1,051,840 Section 3: Drainage
Project Drainage lump sum 15% of Sections 1 and 2 1.00 $972,676 Section 5: Traffic Items
Striping - Thermo plastic (1 GP Lane, per direction) linear foot $2.58 32,000.00 $82,560 Marking square foot $7.31 184.00 $1,345
Signage - 1 Post each $367.69 20.00 $7,354
Signage - 2 Post each $1,211.58 4.00 $4,846
II. STRUCTURE ITEMS
Major Interchange Improvement - 2 Lane Bridge Widening square foot $500.00 30,000.00 $15,000,000 Total Items I + II + III $22,553,287
Total Project Cost / lane mile $22,553,287
EXHIBIT F-4 (Continued)
WRCOG Transportation Uniform Mitigation Fee
Cost Assumption Estimate - 2024 Nexus Update
Interchange 3 - Major Interchange Improvement
Unit Cost

II. STRUCTURE ITEMS Unit Quantity / lane mile Cost / lane mile Bridge square foot $400.00 12.00 $4,800
Total Items I + II + III $4,800
Total Project Cost / lane mile $4,800
EXHIBIT F-4 (Continued)
WRCOG Transportation Uniform Mitigation Fee
Cost Assumption Estimate - 2024 Nexus Update
Bridge 1 - New Bridge Cost
Unit Cost

I. ROADWAY ITEMS Unit Quantity / lane mile Cost / lane mile Section 1: Earthwork
Imported Borrow
Travel way cubic yard $20.47 17,931.03 $367,048
Section 2: Pavement Structural Section
Asphalt Concrete Type A (Including Bike Lane) cubic yard $240.62 782.22 $188,218 Aggregate Base (Including Bike Lane) cubic yard $73.54 1,967.41 $144,683 Curb and Gutter linear foot $65.74 1,180.00 $77,573
Section 3: Drainage
Project Drainage lump sum 15% of Sections 1 and 2 1.00 $116,628 Section 5: Traffic Items
Striping - Thermo plastic (1 GP Lane, per direction) linear foot $2.58 1,180.00 $3,044 II. STRUCTURE ITEMS
Bridge square foot $400.00 2,880.00 $1,152,000
III. RIGHT OF WAY ITEMS
Urban
Travel Way - Additional lane square foot $329.71 49,000.00 $16,155,790 Total Items I + II + III $18,204,986
Total Project Cost / lane mile $18,204,986
EXHIBIT F-4 (Continued)
WRCOG Transportation Uniform Mitigation Fee
Cost Assumption Estimate - 2024 Nexus Update
RRXing 1 - New Rail Grade Crossing
Unit Cost

I. ROADWAY ITEMS Unit Quantity / lane mile Cost / lane mile Section 1: Earthwork
Imported Borrow
Travel way cubic yard $20.47 17.78 $364
Section 2: Pavement Structural Section
Asphalt Concrete Type A (Including Bike Lane) cubic yard $240.62 782.22 $188,218 Aggregate Base (Including Bike Lane) cubic yard $73.54 1,967.41 $144,683 Curb and Gutter linear foot $65.74 1,180.00 $77,573
Section 3: Drainage
Project Drainage lump sum 15% of Sections 1 and 2 1.00 $61,626 Section 5: Traffic Items
Striping - Thermo plastic (1 GP Lane, per direction) linear foot $2.58 1,180.00 $3,044 II. STRUCTURE ITEMS
Bridge square foot $400.00 2,880.00 $1,152,000
III. RIGHT OF WAY ITEMS
Urban
Travel Way - Additional lane square foot $329.71 16,000.00 $5,275,360 Total Items I + II + III $6,902,869
Total Project Cost / lane mile $6,902,869
EXHIBIT F-4 (Continued)
WRCOG Transportation Uniform Mitigation Fee
Cost Assumption Estimate - 2024 Nexus Update
RRXing 2 - Widen Existing Rail Grade Crossing
Unit Cost

I. ROADWAY ITEMS Unit Quantity / route mile Cost / route mile Infrastructure for ITS of Network roadway segments route mile $686,383.00 1.00 $686,383 Total Items I + II + III $686,383
Total Project Cost / route mile $686,383
EXHIBIT F-4 (Continued)
WRCOG Transportation Uniform Mitigation Fee
Cost Assumption Estimate - 2024 Nexus Update
Infrastructure for Intelligent Transportation Systems (ITS) on TUMF Network Roadway Segments Unit Cost

WRCOG Adopted by WRCOG Executive Committee
TUMF Nexus Study – 2024 Program Update September 9, 2024 F-13
EXHIBIT F-5
Riverside County Integrated Project (RCIP) Multiple Species Habitat Conservation Plan (MSHCP)
adopted by the Riverside County Board of Supervisors on June 17, 2003 Section 8.0 MSHCP Funding/Financing of Reserve Assembly and Management

8.0 MSHCP Funding/Financing of
Reserve Assembly and Management
VOLUME I — SECTION 8 June 17, 2003
FINAL MSHCP 8-14

8.5 LOCAL FUNDING PROGRAM
The following local funding plan describes the local commitment for funding Reserve Assembly, Management, and Monitoring.

The local funding program includes funding from a variety of sources, including but not limited to, regional funding resulting from the importation of waste into landfills in Riverside County, mitigation for regional public infrastructure projects, mitigation for private infrastructure projects, mitigation for private Development, funds generated by local or regional incentive programs that encourage compact growth and the creation oftransit-oriented communities, and dedications of lands in conjunction with local approval of private development projects.

The local funding program will fund the local portion of:
! Land acquisition
! Management
! Monitoring
! Adaptive Management
! Plan administration

8.5.1 Funding Sources
Local funding sources include funding from both public and private developers and regional entities in an effort to spread the financial burden of the MSHCP over a broad base. The mix of funding sources provides an equitable distribution of the cost for local mitigation under the MSHCP. In addition to equitably distributing mitigation for local projects, utilizing a mixture of funding sources will help ensure the long-term viability of the local funding program because a temporary decline in funding from one source may be offset by increases from another. The proposed local funding sources are described below and include:
! Local Development Mitigation Fees
! Density Bonus Fees
! Regional Infrastructure Project Contribution
! Landfill Tipping Fees

8.0 MSHCP Funding/Financing of
Reserve Assembly and Management
VOLUME I — SECTION 8 June 17, 2003
FINAL MSHCP 8-15
! Other Potential New Revenue Sources
' Local Development Mitigation Fees
New Development affects the environment directly through construction activity and cumulatively through population bases that result from Development. Government Code Section 66000 et seq. allows cities and counties to charge new Development for the costs of mitigating the impacts of new Development. The Cities and County will implement a Development Mitigation Fee pursuant to the MSHCP; this fee will be one of the primary sources of funding the implementation of the MSHCP.

The fee ordinance adopted by the Cities and the County will provide for an annual CPI adjustment based upon the Consumer Price Index for “All Urban Consumers” in the Los Angeles-AnaheimRiverside Area, measured as of the month of December in the calendar year which ends in the previous Fiscal Year. There will also be a provision for the fee to be reevaluated and revised should it be found to insufficiently cover mitigation of new Development. A fee of approximately $1,500 per residential unit (or an equivalent fee per acre) and $4,800 per acre of commercial or industrial Development was used in the revenue projection shown in Appendix B-05 of this document. The projected revenues from the Development Mitigation Fee are anticipated to be approximately $540 million over the next 25 years. A nexus study is required to demonstrate that the proposed fee is proportionate to the impacts of the new Development.
' Density Bonus Fees
The New Riverside County General Plan creates a number of incentive plans that have the potential both to further the goals of the County’s General Plan and to facilitate the implementation of the MSHCP. Section 8.4.2 above discusses the use of the Rural Incentive Program to aid in the Conservation of lands through non-acquisition means. An additional component of the Incentive Program enables developers to acquire the right to develop at an additional 25% increase in density by providing enhancements to their projects and by paying a “Density Bonus Fee.” The fee is anticipated to be $3,000 – $5,000 per additional unit. This program offers a significant incentive to developers when compared with the typical cost of creating a new buildable lot.

The Density Bonus program is new to Riverside County, and it is, therefore, difficult to project annual revenues. The Local Funding Program assumes that between 10% and 20% of the residential units built in the unincorporated County area will participate in the incentive program and that only 50% of the revenues of the program will be committed to the MSHCP, with the remaining portion staying in the local community in which the additional units are located to provide additional

8.0 MSHCP Funding/Financing of
Reserve Assembly and Management
VOLUME I — SECTION 8 June 17, 2003
FINAL MSHCP 8-16
amenities that will help offset the greater density. Of the 330,000 units projected to be built over the next 25 years, 10% (or 33,000 units) are assumed to be built utilizing the Density Bonus Fee resulting in $132,000,000 in revenues of which 50% (or $66,000,000) will be allocated to the MSHCP.
' Regional Infrastructure Project Contribution
Regional infrastructure projects directly affect the environment not only through the effect they have on species and their Habitats, but also by facilitating continued new Development. It is appropriate, therefore, for regional infrastructure projects to contribute to Plan implementation . Four general categories of infrastructure projects have been identified:
! Transportation Infrastructure
! Regional Utility Projects
! Local Public Capital Construction Projects
! Regional Flood Control Projects
Transportation Infrastructure
The RCIP has identified the need for approximately $12 billion in new transportation infrastructure to support the Development proposed for the next 25 years. Each new transportation project will contribute to Plan implementation . Historically, these projects have budgeted 3% – 5% of their construction costs to mitigate environmental impacts. The local funding program anticipates that more than one-half of the $12 billion cost of contribution to acquisition of Additional Reserve Lands will be funded locally and will result in approximately $371 million in contribution over the next 25 years as discussed below.
< Riverside County’s ½ cent sales tax for Transportation In 1988, Riverside County voters approved a measure to increase local sales tax by ½ cent to fund new transportation projects (Measure A). The sales tax measure is due to be reauthorized in 2002.

Under the reauthorization, $121 million will be allocated as local contribution under the MSHCP. (For further information on the sales tax measure, see Section 13.5 of the MSHCP Implementing Agreement and Appendix B-07 of this document).

8.0 MSHCP Funding/Financing of
Reserve Assembly and Management
VOLUME I — SECTION 8 June 17, 2003
FINAL MSHCP 8-17
Regional Utility Projects
As Riverside County’s population doubles over the next 25 years, new regional utility infrastructure will be required. Since the utilities are not Permittees under the MSHCP, they may choose to mitigate under the Plan or seek their own regulatory permits. In either case, their mitigation will be focused on the objectives of the MSHCP and will contribute to the local implementation funding.

No estimate of the number of projects or the scope or costs is available at this time; consequently, no estimate of mitigation funding has been made. The Permittees expect that regional utility projects will contribute to the implementation of the MSHCP and provide an additional contingency should other revenue sources not generate the projected levels of funding or should implementation costs be higher than projected.

Local Public Capital Construction Projects
Local public capital construction projects may include construction of new schools, universities, City or County administrative facilities, jails, courts, juvenile facilities, parks, libraries, or other facilities that serve the public. These projects will be mitigated under the MSHCP and will utilize a per acre mitigation fee based on the fee then in place for private, commercial and industrial Development.

No attempt has been made to estimate the number or magnitude of these projects. The Permittees expect that local pubic construction projects will contribute to the implementation of the MSHCP and provide an additional contingency should other revenue sources not generate the projected levels of funding or should implementation costs be higher than projected.

Regional Flood Control Projects
Flood control projects will receive coverage under the MSHCP for both new capital construction and for the maintenance of existing and new facilities. Preliminary estimates from the Riverside County Flood Control and Water Conservation District indicate that they will likely budget approximately $15 M in projects annually. Based on using 3% of capital costs, the District would be expected to contribute approximately $450,000 to $750,000 annually to MSHCP implementation. Since many flood control projects serve existing developed communities and therefore have less impacts than projects adding capacity to serve new Development and may provide some conservation value especially in terms of Constrained Linkages, the District’s contributions may average something below the 5% level on average.

8.0 MSHCP Funding/Financing of
Reserve Assembly and Management
VOLUME I — SECTION 8 June 17, 2003
FINAL MSHCP 8-18
' Landfill Tipping Fees
Riverside County has utilized revenues from public and private landfills in Riverside County to generate funding for conservation and open space projects for over a decade. In 1990, the County utilized $1 per ton tipping fee assessed all waste deposited in County landfills to fund the acquisition of the Santa Rosa Plateau and approximately $260,000 annually to fund the operation of the County Park and Open Space Districts. More recently, the County has negotiated agreements with two private landfills in the County to commit $1 per ton on all waste imported from outside Riverside County to Conservation within Riverside County.

El Sobrante Landfill
This privately owned landfill was permitted to expand its capacity to 10,000 tons per day in 2001.

In approving the landfill expansion, the Riverside County Board of Supervisors authorized fifty cents per ton of the County’s portion of the revenue from the landfill expansion to be applied to Conservation in addition to the $1 per ton that was committed under the landfill agreement. The projection of the annual tonnage and revenue for Conservation included in Appendix B-09 of this document reflects the $1.5 per ton commitment to Conservation. Over the life of the landfill, 60 million tons of imported waste are allowed. Sixty million tons at $1.5 per ton will generate $90 million for Conservation. The Cash Flow Analysis in Appendix B-10 of this document reflects the annual revenues from the El Sobrante Landfill.

County Landfills
The County Board of Supervisors, beginning in 1990, authorized $1 per ton for all in-county waste deposited in County landfills to go toward habitat and open space Conservation. After adjusting for the debt service on the Santa Rosa Plateau acquisition and an annual commitment to the Park and Open Space District, there is a projected annual balance of $400,000 that can be applied to additional Conservation under the MSHCP. Appendix B-09 of this document includes a projection of tonnage from in-County waste at County landfills. The Cash Flow Analysis in Appendix B-10 of this document reflects the annual revenues from the County landfills. Over the next 25 years, County landfills will contribute approximately $10 million to the implementation of the MSHCP.

8.0 MSHCP Funding/Financing of
Reserve Assembly and Management
VOLUME I — SECTION 8 June 17, 2003
FINAL MSHCP 8-19
Eagle Mountain
In 1997, the County approved the use of the old Kaiser mine at Eagle Mountain in eastern Riverside County as a regional landfill to serve primarily Los Angeles County. Subsequently, the Los Angeles County Sanitation District has acquired the rights to the Eagle Mountain Landfill and intends to begin operation of the landfill within the next decade. At this time, litigation is still pending that could prohibit the development of the landfill. The Development Agreement with the County would require the payment of $1 per ton for Conservation if the landfill is developed. Conservation needs in the Coachella Valley would have first priority over the revenues from the Eagle Mountain Landfill; however, some portion of the revenues would be available to support Conservation needs in Western Riverside County. The Permittees expect that the Eagle Mountain Landfill will provide funding to support implementation of the MSHCP over the life of the MSHCP. However, no revenue from the Eagle Mountain Landfill has been projected in the funding program at this time.

These potential revenues provide a contingency should other revenue sources not generate the projected levels of funding or should implementation costs be higher than projected. ' Potential New Revenue Sources
The County and Cities may levy assessments to pay for services that directly benefit the property on which the fee is levied. Under current law, a local election may be required to initially levy the assessment or to confirm the assessment if a protest is filed. No such assessments are currently projected for the MSHCP. As the MSHCP Conservation Area is developed, however, its value as open space and for recreation opportunities may lend itself to a local funding program for ongoing management and enhancement. In more urban areas, which Western Riverside County will be in 25 years, local voters routinely approve such funding programs.

Other revenue opportunities may be realized over the next 25 years. The County, Cities, and RCA will explore new revenue sources to support the acquisition of the MSHCP Conservation Area and its long-term management and enhancement. A goal of any new fee would be to spread a portion of the costs for the MSHCP across as broad a regional base as possible.

8.0 MSHCP Funding/Financing of
Reserve Assembly and Management
VOLUME I — SECTION 8 June 17, 2003
FINAL MSHCP 8-20
TABLE 8-5

LOCAL PUBLIC/REGIONAL FUNDING SOURCES
Source Anticipated $ Range Requirements to Implement Responsible Party Private Funding Sources:

Cities and County
Development Mitigation Fees
$539.6M Approval of County Ordinance
Approval of City(ies) Ordinance
County
Cities
Density Bonus Fees $66M Approval of General Plan County Public Funding Sources
Local Roads $121M Approval of Measure A, local agreement on allocation
RCTC/County
Other Transportation $250M % of new road construction RCTC/County Other infrastructure Projects $unknown Project-by-project negotiation County and Cities El Sobrante Landfill $90M In place County
County Landfills $10M In place County
Eagle Mountain Landfill $unknown In place pending start-up County New Regional funding $unknown Voter approval County and Cities TOTAL LOCAL FUNDS $1,076.6M

8.6 ADEQUACY OF FUNDING
The Permittees and the Wildlife Agencies will annually evaluate the performance of the funding mechanisms and, notwithstanding other provisions of the MSHCP, will develop any necessary modifications to the funding mechanisms to address additional funding needs. Additionally, this annual evaluation will include an assessment of the funding plan and anticipate funding needs over the ensuing 18 months for the purpose of identifying any potential deficiencies in cash flow. If deficiencies are identified through this evaluation, then the Permittees and the Wildlife Agencieswill develop strategies to address any additional funding needs consistent with the terms and conditions of the MSHCP.

WRCOG Adopted by WRCOG Executive Committee
TUMF Nexus Study – 2024 Program Update September 9, 2024 F-14
EXHIBIT F-6
Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report
Economic & Planning Systems, Inc., October 2020

Final Report
Western Riverside County Multiple
Species Habitat Conservation Plan
Nexus Fee Study Update
Prepared for:

Western Riverside County Regional Conservation Authority Prepared by:

Economic & Planning Systems, Inc.

October 2020
EPS #171034

Table of Contents

1. INTRODUCTION AND KEY FINDINGS ..............................................................................1 Background............................................................................................................ 1 Original and Existing Fee Schedule ............................................................................ 2 Updated Mitigation Fee Schedules ............................................................................. 3 Key Drivers of Fee Change ....................................................................................... 6 Organization of Report............................................................................................. 8

2. MSHCP POLICIES, GOALS, AND FINANCING STRATEGY.......................................................9 MSHCP Purpose, Basis, and Goals.............................................................................. 9 MSHCP Financing Strategy ..................................................................................... 11 MSHCP Implementation Costs and Funding Sources ................................................... 13 Development Mitigation Fees and Calculation ............................................................ 16

3. HABITAT PROTECTION TO DATE AND FUTURE CONSERVATION SCENARIO................................. 18 Habitat Protection Accomplishments Through 2019 .................................................... 18 Conservation Goals and Progress ............................................................................ 18 Land Dedications .................................................................................................. 20 Future Conservation Scenario ................................................................................. 21

4. FORECASTS OF DEVELOPMENT, DEDICATION, FEE PAYMENT ................................................ 25 Historic Development and HCP Fees......................................................................... 25 Growth Projections................................................................................................ 26

5. MSHCP IMPLEMENTATION COSTS.............................................................................. 31 Land Costs........................................................................................................... 31 Other Costs—Administration, Management, and Monitoring......................................... 35 Endowment Funding.............................................................................................. 38 Total Implementation Costs.................................................................................... 40

6. RCA NON-FEE REVENUES ....................................................................................... 43 MSHCP Forecast of Non-Fee Revenues ..................................................................... 43 New Forecast of Non-Fee Revenues ......................................................................... 44

7. MITIGATION FEE CALCULATION ................................................................................. 46

8. MITIGATION FEE ACT (NEXUS) FINDINGS..................................................................... 52 Purpose of Fee ..................................................................................................... 52 Use of Fee Revenues ............................................................................................. 53 Relationship ......................................................................................................... 53 Need................................................................................................................... 54 Proportionality...................................................................................................... 54

9. FEE IMPLEMENTATION ............................................................................................ 56 Adoption of Revised LDMF ...................................................................................... 56 Securing Supplemental Funding .............................................................................. 56 Annual Review...................................................................................................... 56 Surplus Funds ...................................................................................................... 57 Annual and Periodic Updates................................................................................... 57 Appendix I: Detailed Time Series of Implementation Costs, Excluding Endowment Funding Appendix II: Detailed Time Series of Endowment Funding
List of Tables
Table 1 2004 and 2021 MSHCP Fee Schedule ............................................................ 3 Table 2 Updated MSHCP Implementation Costs and Per Acre Mitigation Fees.................. 4 Table 3 Updated Mitigation Fee Schedule by Extension Scenario................................... 6 Table 4 MSHCP Goals by Area Plan ........................................................................ 11 Table 5 2004 Estimates: MSHCP Implementation Costs and Funding Sources............... 14 Table 6 2004 and 2021 MSHCP Fee Schedule .......................................................... 17 Table 7 Conservation Through End of 2019 ............................................................. 18 Table 8 Required Acquisition Acres to Achieve ARL Goals .......................................... 24 Table 9 Projected Growth in Western Riverside County, through 2050......................... 29 Table 10 Projected Developed Acres in Western Riverside County, by Extension Scenario................................................................................... 30 Table 11 Per-Acre Land Value Estimates—2003 Dollars (2003 Nexus Study) .................. 32 Table 12 Local Conservation Costs Through 2018 ...................................................... 32 Table 13 Planning Level Per Acre Land Value Estimates by Category............................. 33

Table 14 Illustrative Distribution of Land Acquisitions by Land Use and Size................... 34 Table 15 Aggregate Land Value of Remaining Areas (2017 dollars)............................... 34 Table 16 Administrative and Professional Services Costs ............................................. 36 Table 17 Management and Monitoring Anticipated Costs in 2004 and 2019 Dollars ........ 38 Table 18 Annual Implementation Cost Estimate (2019$)............................................. 39 Table 19 Endowment Funding (2019$), by Extension Scenario .................................... 40 Table 20 Total Implementation Costs (2019$*), by Extension Scenario......................... 41 Table 21 Average Annual Implementation Costs (2019$), by Extension Scenario............ 42 Table 22 2004 MSHCP Anticipated Funding Sources ................................................... 44 Table 23 Annual Non-Fee Revenue Projection (2019$s) .............................................. 45 Table 24 MSHCP Implementation Costs and Per Acre Mitigation Fees ............................ 47 Table 25 Recommended Fee Level—No Extension ...................................................... 48 Table 26 Recommended Fee Level—5-Year Extension................................................. 49 Table 27 Recommended Fee Level—10-Year Extension ............................................... 50 Table 28 Recommended Fee Level—15-Year Extension ............................................... 51 List of Figures
Figure 1 State of Conservation in 2003: Conserved Land, Additional Reserve Land to be Acquired, and Total MSHCP Conservation Area Needed .................. 10 Figure 2 MSHCP Estimated Annual Costs in Millions, 2004 Dollars ................................ 15 Figure 3 MSHCP Estimated Annual Revenues in Millions, 2004 Dollars .......................... 16 Figure 4 MSHCP Conservation Goals, 2019 and 2029 Goals Highlighted........................ 19 Figure 5 Progress Towards ARL Through End of 2019 ................................................ 20 Figure 6 Residential Unit Development, Western Riverside County, 2005-2019.............. 25 Figure 7 New Housing Units per Year, SCAG and MSHCP Projections and Historic Production (2005-2019)................................................................. 27 Figure 8 Newly Developed Commercial Acres per Year ............................................... 27 Figure 9 Comparison of Costs by Category ............................................................... 40 Figure 10 2004 MSHCP Anticipated Funding Sources ................................................... 44

Economic & Planning Systems, Inc. 1 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx

1. INTRODUCTION AND KEY FINDINGS
This Updated Nexus Study (2020 Nexus Study) provides the technical justification for changes to the Local Development Mitigation Fee schedule that applies to Local Permittee participants in the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP or Plan). These changes are necessary to ensure adequate funding of the obligations of the Local Permittees under the MSHCP and the associated Incidental Take Permit and Implementing Agreement. The resulting increased fee revenues will support the continued implementation of the MSHCP and the streamlining of endangered species incidental take permitting for new Western Riverside County development provided under the MSHCP. This Nexus Study is consistent with the requirements of California Government Code 66000 et seq. (the Mitigation Fee Act) that requires specific findings (as well as administration and implementation procedures) for “any action establishing, increasing, or imposing a fee as a condition of approval of a development project by a local agency.”
Background
The Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP or Plan), originally adopted in 2004, is a comprehensive, multi-jurisdictional Habitat Conservation Plan (HCP) focusing on the conservation of species and their associated habitats in Western Riverside County. The MSHCP was developed in response to the need for future growth opportunities in Western Riverside County while addressing the requirements of the State and federal Endangered Species Acts. The MSHCP serves as an HCP pursuant to Section 10(a)(1)(B) of the federal Endangered Species Act of 1973 as well as a Natural Communities Conservation Plan under the NCCP Act of 2001. The MSHCP streamlines these environmental permitting processes by allowing the participating jurisdictions to authorize “take” of plant and wildlife species identified within the Plan Area. At the same time, Plan implementation provides a coordinated MSHCP Conservation Area and implementation program to preserve biological diversity and maintain the region’s quality of life.

The MSHCP and the associated Implementing Agreement and Incidental Take Permit collectively determine a set of conservation actions that must be taken to meet the terms of the Incidental Take Permit and benefit from the regulatory streamlining and other benefits of the MSHCP. This includes the identification of the responsible parties, including the responsibilities of the Local Permittees.1 One of the key requirements of the MSHCP, Implementing Agreement, and Incidental Take Permit (consistent with the requirements of the federal Endangered Species Act) is the provision of adequate funding by Local Permittees to the Implementing Entity (the Western Riverside County Regional Conservation Authority2) to conduct their portion of the conservation actions identified in the MSHCP.
1 Local Permittees include the Western Riverside cities, the County of Riverside, County Flood Control and Water Conservation District, County Regional Park and Open-Space District, County Department of Waste Resources, and Riverside County Transportation Commission. 2 The Western Riverside County Regional Conservation Agency is a Joint Powers Authority established in 2004 to implement the MSHCP.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 2 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Section 8.0 of the MSHCP outlines the MSHCP funding/financing approach. It also identified best estimates of Plan implementation costs at the time of Plan adoption, including the local funding commitment that represents a portion of the overall land acquisition, management and monitoring, and Plan administration costs. The Local Funding Program included a mix of funding sources to provide “an equitable distribution of the cost for local mitigation under the MSHCP.” The proposed funding sources included Local Development Mitigation Fees (and land dedications), regional infrastructure project public contributions (including contributions to mitigate for transportation infrastructure, regional utility projects, local public capital construction projects, and regional flood control projects), and landfill tipping fees.

Participating cities and the County were each required to implement a Local Development Mitigation Fee under California Government Code Section 66000 et seq. (the “Mitigation Fee Act”) and supported by the separate “Final Mitigation Fee Nexus Study Report for the Western Riverside County Multiple Species Habitat Conservation Plan,” July 1, 2003 (Original or 2003 Nexus Study). The MSHCP funding chapter notes the need for frequent evaluations of the performance of the funding mechanisms and assessments of the funding plan and the need to make any necessary modifications to the funding mechanisms. The MSHCP also notes that the mitigation fee will need to be “reevaluated and revised should it be found to insufficiently cover mitigation of new development.”
In addition to the common practice of updating mitigation fees periodically to account for changing circumstances, the Western Riverside County Regional Conservation Authority (RCA) has determined that significant changes have occurred and/or circumstances have arisen that justify an update to the mitigation fees. These changes include, but are not limited to, the following:
• The need to acquire more land than originally forecast due to the lower than expected land dedication.
• The lower-than-expected levels of non-fee funding from local and regional funding sources. • The lower than expected levels of residential development. • The need to diversify land acquisitions away from a focus on the larger, more remote parcels to also acquiring parcels closer to urbanized areas, consistent with the reserve assembly requirements of the MSHCP.

Original and Existing Fee Schedule
All local jurisdictions participating in the MSHCP and obtaining coverage for public and private take in their jurisdictions were required to adopt and implement the 2004 Mitigation Fee Schedule through ordinance and resolution and then to pass through the fee funding (except for any additional administrative charges added by the jurisdictions) to the RCA to fund MSHCP implementation. The ordinances allowed for periodic inflationary increases based on the annual change in the Consumer Price Index for the Los Angeles-Anaheim-Riverside area. In 2018 the Bureau of Labor Statistics implemented a geographic revision, establishing Riverside as its own Core Based Statistical Area. As a result, Riverside was removed from the Consumer Price Index encompassing Los Angeles and Anaheim. Going forward, inflationary increases will be based on the annual change in the Consumer Price Index for the newly established Riverside-San

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 3 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Bernardino-Ontario area. As outlined in the 2003 Nexus Study (Original Nexus Study), all new development in Western Riverside County is required to pay the mitigation fee.

Table 1 shows the original 2004 Local Development Mitigation Fee schedule and the current 2021 Fee Schedule that reflects periodic inflationary fee adjustments using the indexing process that collectively increased the fees by 35 percent between 2004 and 2020 (this was below the overall inflation index increase over this period).

Table 1 2004 and 2021 MSHCP Fee Schedule
Fee Category
2004 Fee per unit or
per acre
2021 Fee per
unit or per acre3
Residential: Up to 8.0 dwelling units per acre
(DUAC) $1,651 $2,234
Residential: 8.0-14.0 DUAC $1,057 $1,430
Residential: 14.0+ DUAC $859 $1,161
Commercial (per acre) $5,620 $7,606
Industrial (per acre) $5,620 $7,606
Updated Mitigation Fee Schedules
This 2020 Nexus Study has estimated the increased fee level that would be required to provide sufficient revenues, based on the best available forecasts of future growth, to support the full implementation of the MSHCP, including the completion of all land acquisition and the establishment of the necessary endowment, by 2029 (Year 25 of Plan implementation).4 Because, as shown below, this would require a major increase in the fee levels, three other scenarios are also considered where different time extensions provide more time for land acquisition.5 These extensions allow for the costs of Plan implementation (including land acquisitions) to be spread across more development and, as a result, moderate the level of mitigation fee increase required. In addition, the longer extension scenarios require a pace of land acquisition that is more consistent with what has proven to be achievable. All of these fee 3 Note it is RCA procedure to refer to fees during, for example, Fiscal Year 2020/2021, as the 2021 fee. The 2021 fee became effective July 1, 2020, and applies for the fiscal year of 2020-21 (i.e., until June 30, 2021 when the 2022 Fee begins).
4 The MSHCP provided a 25-year period of the required land acquisition with the larger 75-year permit term. This is labelled the “No Extension” or “Baseline Scenario” in this Update Study. 5 The baseline scenario as well as the extension scenarios assume that all land acquisition as well as the full endowment will be completed/ established by the end of the specified implementation/ land acquisition period. Interest from the non-depleting endowment will fund all ongoing costs thereafter.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 4 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx increases would be consistent with the Mitigation Fee Act and the MSHCP and associated Incidental Take Permit and Implementing Agreement.

The mitigation fee levels shown for each extension scenario are the fee levels required to cover the appropriate portion of the Local Permittee MSHCP implementation costs based on the best information available at this time. The revised mitigation fee levels reflect changes in estimated costs, expected levels of land dedication, and non-fee funding. Consistent with the MSHCP and Original Nexus Study, it is assumed that all new development in Western Riverside County will pay the mitigation fee because, as noted in the MSHCP, “new development affects the environment through construction activity and cumulatively through population bases that result from such development.”6 Importantly, the revised mitigation fee levels also reflect the decision to determine the mitigation fee that applies to different land uses on a consistent per gross acre basis. This approach is considered to provide a clear, consistent, and proportionate method for determining mitigation fees on new development.7 The 2020 Nexus Study does convert the overarching per gross acre fee into per unit residential fees for different density ranges; this conversion was conducted to provide implementation/administrative consistency for member jurisdictions.

Table 2 Updated MSHCP Implementation Costs and Per Acre Mitigation Fees 6 Consistent with the Original Nexus Study and the technical analysis in this study update (and as described in more detail in the Fee Implementation Handbook), certain types of public improvements/ infrastructure projects will make mitigation payments calculated as a percent of total improvement cost. All projects are required to make a mitigation payment/contribution (except where exempted as specified in the Ordinance); where no mitigation payment process is specified, the project will pay the updated per acre mitigation fee.
7 This is the approach taken by the majority of regional Habitat Conservation Plans in California, including the Coachella Valley Multiple Species Habitat Conservation Plan mitigation fee.

Fee Per Acre No Extension
5-Year
Extension
10-Year
Extension
15-Year
Extension
Net Cost $912,756,583 $902,353,150 $892,767,438 $883,987,805 Acres of Development
Residential 14,026 21,818 29,611 37,403
Nonresidential 6,239 9,705 13,171 16,637
Total 20,265 31,523 42,782 54,040
Mitigation Fee per Acre $45,041 $28,625 $20,868 $16,358 Sources: Southern California Association of Governments; Western Riverside County RCA; Economic & Planning Systems, Inc.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 5 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx As shown in Table 2, the required mitigation fee per gross acre of development varies substantially based on level of extension as follows:
• No Extension. Under the current structure, where all land acquisition must occur by the end of Year 25 of MSHCP implementation (2029), a mitigation fee of $45,041 per acre of development would be required.
• 5-Year Extension. With a 5-year extension, where all land acquisition must occur by the end of Year 30 of MSHCP implementation (2034), a mitigation fee of $28,625 per acre of development would be required.
• 10-Year Extension. With a 10-year extension, where all land acquisition must occur by the end of Year 35 of MSHCP implementation (2039), a mitigation fee of $20,868 per acre of development would be required.
• 15-Year Extension. With a 15-year extension, where all land acquisition must occur by the end of Year 40 of MSHCP implementation (2044), a mitigation fee of $16,358 per acre of development would be required.

For residential development, the per gross acre fee is translated into per residential unit fees by density category to provide for a fee framework that is consistent with the current fee structure.

The per residential unit fees are calculated by dividing the per gross acre fee by an assumed typical/ average density for each of the three density ranges (low, medium, and high).8 The full mitigation fee schedule (for each extension scenario) is shown in Table 3, including the per unit residential fees by density category and per gross acre fees for non-residential development.

The typical/ average residential densities used to calculate the per-unit residential fees are the same as the density assumptions in the Original Nexus Study.9 8 For example, the $3,635 per unit Residential – Low fee under the 15-year extension is derived by dividing the overall per gross acre mitigation fee of $16,358 (shown in Figure 2) by the assumed typical/average density of Residential Low of 4.5 units/acre. 9 The Fee Implementation Handbook provides more specifics on how to determine a project’s residential density and therefore the appropriate per unit residential fee that applies.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 6 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Table 3 Updated Mitigation Fee Schedule by Extension Scenario Key Drivers of Fee Change
The change in Local Development Mitigation Fee is the result of a number of different contributing factors (“moving parts”), fully documented and detailed in Chapters 2 through 7.

This Nexus Study is based on the most current information available including, for some inputs, recent years of experience from MSHCP implementation. The factors that have had the most significant effect on the Local Development Mitigation Fee calculations are summarized below.

1. Lower-than-expected land dedications substantially increase the Local Permittee habitat acquisition cost component of MSHCP implementation. The MSHCP assumed that 41,000 of the 97,000 acres (42 percent) to be conserved by Local Permittee action/funding would be provided at no cost through land dedication associated with development inside the Criteria Cells. Through the first sixteen years of Plan implementation, less than 1,000 acres of the Local Permittee habitat conservation obligations have been generated through these dedications. An additional 10,000 acres of land dedication requirements have been required as part of proposed developments that have yet to occur. Beyond the dedication associated with previously proposed projects, additional land dedication is not expected.10 As a result, the 2020 Nexus Study assumes the noted 10,000 acres of land dedication is formalized over the next eight years (an average annual land dedication of 1,250 acres per year) prior to the end of the current land acquisition period. No additional land dedication is assumed, even if the acquisition period is extended.

As a result, at the end of the current habitat acquisition period (Year 25 of Plan 10 In September 2016, the RCA revised its fee credit and waiver policy, limiting the likelihood of projects paying fees and dedicating land.

Fee Per Unit
No
Extension
5-Year
Extension
10-Year
Extension
15-Year
Extension
Residential - Low (Up to 8.0 DUAC)2 3 $2,234 $10,009 $6,361 $4,637 $3,635 Residential - Medium (8.0-14.0 DUAC)2 3 $1,430 $4,170 $2,650 $1,932 $1,515 Residential - High (14.0+ DUAC) 2 3 $1,161 $1,846 $1,173 $855 $670 Commercial / Industrial (per acre) $7,606 $45,041 $28,625 $20,868 $16,358 Sources: Southern California Association of Governments; Western Riverside County RCA; Economic & Planning Systems, Inc.

3. DUAC stands for Dwelling Units per Acre.

Current Fee
20211

1. Western Riverside County Multiple Species Conservation. Local Development Mitigation Fee Schedule for FY 2020-21 (Effective July 1, 2020 – June 30, 2021), annually adjusted using the Consumer Price Index.

2. Per acre mitigation fees translated into per unit fees based on the following residential densities: for low density, 4.5 units per acre; for medium density, 10.8 units per acre; for high density, 24.4 units per acre, consistent with the assumptions used in Appendix E of the original Nexus Study.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 7 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx implementation), total land dedication is expected to represent about 11,000 acres and about 11 percent of the Local Permittee land conservation requirement. The RCA therefore needs to directly acquire an additional 30,000 acres of land relative to the expectations of the Original Nexus Study.

2. Lower than expected regional infrastructure public contributions have reduced the non-fee funding available, increasing the costs to be funded through the mitigation fee. The MSHCP assumed a substantial level of funding from regional infrastructure project public contributions, including transportation infrastructure, regional utility projects, local public capital construction projects, and regional flood control projects, as well as from landfill tipping fees. While the Measure A sales tax has provided substantial funding as expected, other revenue sources, on aggregate, have provided (and are expected to continue to provide) substantially less funding than forecast in the 2003 Nexus Study. As a result, mitigation fees will need to cover about 91 percent of Local Permittee MSHCP implementation costs relative to the original assumption of about 56 percent.

3. The change towards a consistent “per gross developed acre” fee basis provides a more consistent approach for all land use development types. The 2003 Nexus Study used an “Equivalent Benefit Unit” approach to distributing mitigation costs between different land use categories. This Nexus Study adjusts the fee calculation to the more commonly used per gross acre basis. Under this approach, the new Local Development Mitigation Fees are all based on one “across the board” per gross acre fee determination. Non-residential development then pays this per acre fee, while per unit residential fees by density category are derived from this common per gross acre fee.11 This change evens out some of the prior differences in mitigation fee levels.

4. The estimates of average per acre land values have not changed substantially, so they have had a limited effect on the change in mitigation fees. The original MSHCP implementation cost estimate was based on an average land value of about $13,100 per acre. This was based on research on land transactions of parcels with different land use designations and sizes in 2001/2002. The land valuation analysis conducted for this Nexus Study estimated a planning-level land value of about $14,300 per acre based on land transactions primarily in the 2014 to 2017 period (inflated to 2019-dollar terms). As a result, land value estimates have not changed substantially in nominal dollar terms since the Original Nexus Study. This estimated per acre land value is above the cost of most RCA transactions to date, though the average land values of future RCA land acquisition are expected to increase due to the increasing need to purchase more expensive land in “linkage” areas.
11 Similar to the Original Nexus Study, all new development in Western Riverside County is required to pay the mitigation fee (or otherwise provide the necessary mitigation). The conversion from per gross acre to per unit fees for residential development is conducted to provide administrative continuity for member agencies.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 8 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx O rganization of Report
This Nexus Study includes several chapters. Chapter 1, this chapter, describes the purpose and need for this Nexus Study, the recommended changes in the Local Development Mitigation Fee, and the key drivers of these changes. Chapters 2 through 7 provide the technical analysis that supports the updated fees and nexus findings. Chapter 2 summarizes the purpose of and basis for the MSHCP, the conservation requirements of the MSHCP, and the financing strategy and approach developed to implement the MSHCP in 2004. Chapter 3 describes the conservation achievements to date, identifies the remaining conservation requirements, and identifies expected land dedication. Chapter 4 provides the development forecast used in the calculation of the updated mitigation fees. Chapter 5 provides the estimates of MSHCP implementation costs, including land acquisition, management and monitoring, program administration, and endowment. Chapter 6 describes the historical levels of non-fee revenues available to help fund Local Permittee MSHCP implementation costs. Chapter 7 brings together the technical analysis in Chapters 2 through 6 to estimate the updated 2020 Local Development Mitigation Fees.

Chapter 8 provides the nexus findings required under the Mitigation Fee Act as require to establish the updated fees. Finally, Chapter 9 highlights some of the administration and implementation requirements under the Mitigation Fee Act, recognizing that the Fee Implementation Handbook provides more specific guidance to the RCA and its partner agencies on the implementation of the mitigation fee program.

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2. MSHCP POLICIES, GOALS, AND FINANCING STRATEGY
MSHCP Purpose, Basis, and Goals
In response to the need to maintain future growth opportunities in Western Riverside County while addressing the requirements of the state and federal Endangered Species Acts, the County and the Riverside County Transportation Commission initiated the Riverside County Integrated Project (RCIP) in 1999. The Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) is one part of the RCIP that includes:
• Updated County General Plan. Addresses the required general plan elements such as land use, circulation, housing and open space, and conservation and includes programs to implement the MSHCP, enhance transit alternatives, and encourage development of mixeduse centers. • Community and Environment Transportation Acceptability Process. Identifies future transportation corridors in Western Riverside and provides needed environmental documentation to allow preservation of future right-of-ways. • MSHCP. The Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP or Plan) is a comprehensive, multi-jurisdictional Habitat Conservation Plan (HCP) focusing on the conservation of species and their associated habitats in Western Riverside County. The MSHCP conserves vulnerable plant and animal species and their associated habitats in Western Riverside County and supports economic development.

The MSHCP was adopted in 2003 by the Riverside County Board of Supervisors. Subsequently, all of the Western Riverside cities, the County of Riverside, County Flood Control and Water Conservation District, County Regional Parks and Open-Space District, County Department of Waste Resources, Riverside County Transportation Commission, California Department of Transportation, California Department of Parks and Recreation, California Department of Fish and Game, the US Fish and Wildlife Service and the RCA signed an Implementing Agreement for the MSHCP. The Implementing Agreement includes terms to ensure MSHCP-implementation, defines remedies and recourses should any of the parties of the Agreement fail to perform obligations, and provides assurances that, as long as the MSHCP is being implemented, the Wildlife Agencies will not require additional mitigation from the Permittees.12 The MSHCP serves as an HCP pursuant to Section 10(a)(1)(B) of the federal Endangered Species Act of 1973 as well as a Natural Communities Conservation Plan under the NCCP Act of 2001.

The MSHCP streamlines these environmental permitting processes by allowing the participating jurisdictions to authorize “take” of plant and wildlife species identified within the Plan Area. At the same time, Plan implementation provides a coordinated MSHCP Conservation Area and implementation program to preserve biological diversity and maintain the region’s quality of life. 12 The Wildlife Agencies include the US Fish and Wildlife Service and the California Department of Fish and Wildlife and the Permittees include all of the other parties to the Implementing Agreement.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 10 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx The MSHCP and the associated Implementing Agreement and Incidental Take Permit collectively determine a set of conservation actions, and the associated responsible parties, that must be taken to meet the terms of the Incidental Take Permit and benefit from the regulatory streamlining and other benefits of the MSHCP. This includes the identification of the responsibilities of the Local Permittees.13
MSHCP Conservation Requirements
The goal of the MSHCP is to enhance and maintain biological diversity and ecosystems processes while allowing future economic growth. The MSHCP calls for an MSHCP Conservation Area of 500,000 acres and focuses on the conservation of 146 species.

Figure 1 State of Conservation in 2003: Conserved Land, Additional Reserve Land to be Acquired, and Total MSHCP Conservation Area Needed
e County
Regional
As shown in Figure 1, when the MSHCP was adopted, existing public and quasi-public conservation lands covered 347,000 acres, leaving a need for 153,000 acres of land, called Additional Reserve Land (ARL), to meet the goals of the MSHCP (see Figure 1). The MSHCP specifies that responsibility for the conservation of the 153,000-acre Additional Reserve Lands is shared by the local development process (97,000 acres) and state and federal purchases (56,000).
13 Local Permittees include the Western Riverside cities, the County of Riverside, County Flood Control and Water Conservation District, County Regional Park and Open Space District, County Department of Waste Resources, and Riverside County Transportation Commission. 282,000
56,000
338,000
65,000
97,000
162,000 347,000
153,000
500,000
0 100,000
200,000
300,000
400,000
500,000
600,000
2004 Existing
Public/Quasi Public
Land
Acquire: Additional
Reserve Land
Total
Acres
Federal/State Local

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 11 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Table 4 MSHCP Goals by Area Plan
The MSHCP includes methods to determine whether the goals of the Plan are being met. One of the methods is measuring the extent to which conservation acquisitions are moving toward acquisition goals by each Area Plan.14 Area Plans are established in the County’s General Plan and are used in the MSHCP as a common geographic unit in Western Riverside County. The MSHCP established low, high, and midpoint acquisition goals for each Area Plan based on biological needs. The midpoint acquisition goals for each Area Plan range from 165 to nearly 49,935 acres, as shown in Table 4. The midpoint goals sum to 158,605 which represents 5,605 acres more than are needed to fulfill the MSHCP goals. As a result, acquisitions in some Area Plans can fall below the mid-point targets while the total ARL can still achieve the 153,000-acre goal.

MSHCP Financing Strategy
One of the key requirements of the MSHCP, Implementing Agreement, and Incidental Take Permit (consistent with the requirements of the federal Endangered Species Act) is the provision of adequate funding by Local Permittees to the Implementing Entity (the Regional Conservation Authority) to conduct the conservation actions identified in the MSHCP as the responsibility of the Local Permittees.
14 Other geographic units include Rough Steps, city jurisdictions, and Area Plan subunits. For the purposes of this analysis, Area Plans have been selected as the primary unit of analysis because they are the middle-sized unit (smaller than Rough Steps and larger than Area Plan subunits) and have not changed over time (unlike jurisdictions, several of which have incorporated since the adoption of the MSHCP.

Cities of Riverside and Norco 1,756 90 240 165
Eastvale 665 145 290 220
Elsinore 28,946 11,700 18,515 15,110
Harvest Valley / Winchester 820 430 605 515
Highgrove 1,452 345 675 510
Jurupa 5,476 890 1,870 1,380
Lake Mathews / Woodcrest 11,673 3,215 5,470 4,340
Lakeview / Nuevo 14,682 6,650 10,235 8,445
Mead Valley 7,703 1,885 3,635 2,760
Reche Canyon / Badlands 26,000 10,520 15,610 13,065
REMAP 78,423 41,400 58,470 49,935
San Jacinto Valley 32,828 11,540 19,465 15,500
Southwest Area 66,076 22,500 36,360 29,430
Sun City / Menifee Valley 2,059 1,120 1,585 1,355
Temescal Canyon 10,007 3,485 5,800 4,645
The Pass 22,652 8,540 13,925 11,230
Total 311,218 124,455 192,750 158,605
Area Plan Total Area of
Criteria Cells Low End of Goal High End of Goal Midpoint

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 12 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Section 8.0 of the MSHCP addresses “MSHCP Funding/Financing of Reserve Assembly and Management.” This section provides best estimates of Plan implementation costs at the time of Plan adoption, including the local funding commitment – the portion of Plan implementation costs that represents the Local Permittees’ portion of the overall land acquisition, management, monitoring, adaptive management, and Plan administration costs. Section 8.5 describes the Local Funding Program. The Local Funding Program included a mix of funding sources to provide “an equitable distribution of the cost for local mitigation under the MSHCP.” The proposed funding sources included Local Development Mitigation Fees, density bonus fees, regional infrastructure project public contributions (including transportation infrastructure, regional utility projects, local public capital construction projects, and regional flood control projects), and landfill tipping fees. Key components of the overall MSHCP implementation and funding strategy are highlighted below:
• The Regional Conservation Authority would implement the MSHCP with funding from different sources.
• The permanent protection of 97,000 acres in Additional Reserve Lands by Year 25 of the Plan (2029) would be achieved through direct purchase of habitat lands by the RCA using local funding and through the HANS dedication process.15
• Local funding sources would fund the ongoing management and maintenance costs of the local portion of the Additional Reserve Lands acquired through local funding (97,000 acres by end of acquisition period).
• Local funding sources would fund monitoring activities on the pre-Plan local conservation and all the new Additional Reserve Lands (500,000 acers by end of acquisition period). • The permanent protection of 56,000 acres in Additional Reserve Lands by Year 25 would be achieved using state/federal funding sources or contributions. • State and federal funding sources would fund the management and maintenance costs of the State/federal portion of the required Additional Reserve Lands. • Local Development Mitigation Fees (on private development) would fund the Local Permittee MSHCP implementation costs that were not funded by other local/regional funding sources or public contributions for public development project mitigation. • The overall permit period was set at 75 years. Once habitat acquisition was completed by Year 25, remaining funds along with newly created revenue sources were to be used to fund 15 Section 6.1.1 of the MSHCP describes the HANS process. The Habitat Evaluation and Acquisition Negotiation Strategy (HANS) process applied to any property owner applying for a discretionary permit for land within a Criteria Area/Criteria Cell. Under the process, the County determined whether portions of the property are needed for conservation and then may send their evaluation to the RCA for Joint Project Review (JPR). During JPR, the project applicant negotiated the terms of the development and conservation of the project. The applicant also paid fees on the new development.

This approach was refined when a new fee credit policy, adopted in 2016, provided for fee credits where appropriate lands are dedicated.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 13 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx monitoring and management as well as to fund the establishment of an endowment to cover ongoing post-permit costs (beyond Year 75).

Importantly, the MSHCP funding chapter notes that frequent evaluations of the performance of the funding mechanisms and assessments of the funding plan will occur and that any necessary modifications to the funding mechanisms will be developed.

MSH C P Implementation Costs and Funding Sources
The original estimated costs and proposed funding sources were documented in the MSHCP and are summarized in Table 5. These were developed based on research and analysis conducted as part of MSHCP development.

As shown, Plan implementation costs over the first 25 years of implementation were estimated at about $950 million in 2004-dollar terms. Key assumptions driving the implementation cost estimates included:
• Dedications. Direct acquisition using local funding sources would be required to acquire 56,000 acres, with 41,000 acres (or 42 percent) of the required local habitat protection coming through HANS dedication.
• Land Cost. Average land value of $13,100 per acre for Additional Reserve Lands purchased by the RCA.
• Management and Monitoring: Management and monitoring costs included three key components as follows: Reserve Management, Adaptive Management, and Biological Monitoring.16
• Program Administration. RCA program administration costs would average about $1.2 million each year in 2004 dollars during the 25-year period where land acquisition was required.
• Cost Distribution. Overall, land acquisition costs were estimated at 77 percent of total implementation costs, with management and monitoring at 20 percent, and program administration at 3 percent (see Figure 2).
16 See Chapter 5 of the MSHCP for a description of these activities.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
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2004 - 2028 Average Total Cost/
Item (Years 1 - 25) Annual Funding Need
Local Permittee Land Requirements
Preservation Requirement 97,000 acres 3,880 acres na
HANS Dedication 41,000 acres 1,640 acres na
Local Permittee Acquisition 56,000 acres 2,240 acres na Local Permittee MSHCP Implementation Costs
Land (1) $733,600,000 $29,344,000 76.91%
Management & Monitoring $190,200,000 $7,608,000 19.94%
RCA Staff $30,000,000 $1,200,000 3.15%
Other Costs na na na
Endowment not included not included na
Total Costs $953,800,000 $38,152,000 100.0%
Local Revenues
Private Development Mitigation Fees $539,600,000 $21,584,000 50.1% Density Bonus Fees $66,000,000 $2,640,000 6.1%
Regional Transportation Infra. (2) $250,000,000 $10,000,000 23.2% Local Roads (Measure A) $121,000,000 $4,840,000 (3) 11.2% Tipping Fees (4) $100,000,000 $4,000,000 9.3%
Miscellaneous Revenues (5) $0 $0 0.0%
Total Revenues $1,076,600,000 $43,064,000 100%
(1) Average land value per acre assumed to be $13,100 per acre. (2) Public contributions at specificed % of new road construction. (3) $121 million to be provided over 10 years, so $12.1 million annually over that period. (4) Includes $90 million from El Sobrante Landfill and $10 million from other County landfills. (5) Other potential revenues, including public contributions from other public projects, tipping fees from Eagle Mountain Landfill, and potential new voter-approved regional funding were noted but not estimated.

Source: Chapter 8 of MSHCP; Economic & Planning Systems.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 15 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Figure 2 MSHCP Estimated Annual Costs in Millions, 2004 Dollars As also shown in Table 5, MSHCP funding from local/regional sources was estimated to be about $1.0 billion in 2004 dollars through Year 25, sufficient to cover the implementation costs over this period. Key assumptions driving the funding estimates included:
• Measure A. Measure A (local sales tax transportation funding measure) would provide $121 million over 10 years in 2004-dollar terms.
• Regional Transportation Funding. Public contributions from regional transportation infrastructure projects would provide an average of $10 million each year or $250 million through Year 25.
• Tipping Fees. Landfill tipping fees would provide about $100 million in revenue over 25 years, about $4 million each year, primarily from the El Sobrante landfill. • Mitigation Fees. Private development fees, including private development mitigation fees and density bonus fees, would generate over $600 million over the first 25 years, about $24 million annually.
• Development Forecast and Participation. The forecast of private development fees was based on a preliminary fee schedule and the forecast of 336,000 new residential units (13,440 units each year) and 371 acres each year of commercial and industrial development.

All new development was assumed to pay the private development mitigation fee with a portion paying the density bonus fee.
• Other Funding Options. Potential additional funding might come through contributions from other local/regional public entities, other landfills, or new voter-approved funding initiatives.
• Funding Distribution. Overall, about 55 percent of the estimated funding was expected to be generated by private development fees, with 45 percent from other funding sources.

Land,
$29.3, 77%
Mangmnt.
&
Monitoring
$7.6 , 20%
RCA Staff,
$1.2 , 3%
$38.1 million total

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 16 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Figure 3 MSHCP Estimated Annual Revenues in Millions, 2004 Dollars Development Mitigation Fees and Calculation
The MSHCP notes that “new development affects the environment directly through construction activity and cumulatively through population bases that result from Development.” As a result, the cities and County are required to implement a Local Development Mitigation Fee that was expected to represent one of the primary sources of funding for the implementation of the MSHCP. The MSHCP indicates that the Local Development Mitigation Fee will be adopted under California Government Code Section 66000 et seq. (the “Mitigation Fee Act”) that “allows cities and counties to charge new development for the costs of mitigating the impacts of new development.”
The MSHCP identified preliminary estimates of Local Development Mitigation Fees and indicated that these mitigation fees were expected to generate the majority of funding for Local Permittee obligations. The MSHCP noted that, under the Mitigation Fee Act, “a nexus study is required to demonstrate that the proposed fee is proportionate to the impacts of new development.” The Mitigation Fee Act also includes a number of reviewing and reporting requirements. The MSHCP also notes that the fee will need to be “reevaluated and revised should it be found to insufficiently cover mitigation of new development.”
A nexus study entitled “Final Mitigation Fee Nexus Study Report for the Western Riverside County Multiple Species Habitat Conservation Plan” was completed on July 1, 2003 (2003/Original Nexus Study). This nexus study conducted a detailed analysis of the costs of implementing the Plan, identified the Local Permittee funding obligations, determined the portion to be funded through the Local Development Mitigation Fee, and made the necessary nexus findings under the Mitigation Fee Act. The MSHCP and 2003 Nexus Study both indicated that all new development in the Western Riverside County Plan Area affects covered species and habitat and so the Local Development Mitigation Fees would apply to all new development in participating jurisdictions in Western Riverside County.

Private
Dev. Mit.

Fees,
$21.6, 50%
Density
Bonus Fees,
$2.6 , 6%
Regional
Transp.

Infra.,
$10.0 , 23%
Local Roads
(Meas. A) ,
$4.8 , 11%
Tipping
Fees, $4.0 ,
10%
$43.3 million total

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 17 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Mitigation Fee Schedule and Adjustments
All local jurisdictions participating in the MSHCP and obtaining coverage for public and private take in their jurisdictions were required to adopt and implement this mitigation fee schedule through ordinance and resolution and then to pass through the fee funding (minus any additional administrative charges) to the RCA to fund MSHCP implementation. Indexed-increases based on the annual change in the Consumer Price Index for the Los Angeles-Anaheim-Riverside area were provided for in the ordinances to allow modest adjustments in mitigation fees to respond to inflationary cost increases. Due to the geographic revision implemented by the Bureau of Labor Statistics, going forward indexed-adjustments will be based on the annual change in the Consumer Price Index for the Riverside-San Bernardino-Ontario area.

Table 6 shows the original 2004 Local Development Mitigation Fee schedule and current 2021 Fee schedule that reflects periodic inflationary fee adjustments using the indexing process.

Table 6 2004 and 2021 MSHCP Fee Schedule
Fee Category
2004 Fee per unit or
per acre
2021 Fee per unit or per
acre
Residential: Up to 8.0 dwelling
units per acre (DUAC) $1,651 $2,234
Residential: 8.0-14.0 DUAC $1,057 $1,430
Residential: 14.0+ DUAC $859 $1,161
Commercial (per acre) $5,620 $7,606
Industrial (per acre) $5,620 $7,606

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3. HABITAT PROTECTION TO DATE AND FUTURE CONSERVATION

SCENARIO
The RCA has achieved substantial levels of habitat protection to date using the funding sources established and the associated variable flows of incoming revenues. The level of habitat protection achieved, because of lower levels of funding and land dedication than expected, has however fallen behind the pace of protection forecast in the Original Nexus Study. This chapter summarizes the achieved protection to (1) establish both the scale of future acquisitions required to meet the overall Additional Reserve Land (ARL) goals, (2) consider the annual pace of habitat protection through acquisitions and dedications in absolute terms and relative to the original MSHCP forecasts, and (3) inform the development of the Conservation Scenario that forms the baseline (project description) for estimating future MSHCP implementation costs and associated funding requirements and updated mitigation fees.

Habitat Protection Accomplishments Through 2019
Between the start of the MSHCP program and the end of 2019, the most recent full calendar year, about 40 percent of the 153,000-acre ARL target has been achieved, totaling almost 62,000 acres in acquisitions, easements, or dedications (see Table 7).17 As shown of the 97,000 acres in Local Permittee ARL obligation about 40,200 acres had been protected by the end of 2019. Of the 56,000 acres in State/Federal ARL obligation, about 21,600 acres have been protected to date.

Table 7 Conservation Through End of 2019
Sources: Western Riverside County Regional Conservation Authority MSHCP Annual Reports; RCA information on 2019 purchases; Economic & Planning Systems, Inc.

Conservation Goals and Progress
The MSHCP anticipated that acquisition would take place for 25 years, through the end of 2029, with 97,000 acres conserved through local means and 56,000 acres conserved with State/federal funding. To achieve this goal, an average of 6,120 acres of conservation is required each year, 17 Note that while the MSHCP was adopted in 2004, certain conservation which took place between 2000 and 2003 was counted toward the MSHCP reserve.

Total
Party Need Conserved Conserved Conserved Remaining Need 2000-2003 2004 - 2019 2000 - 2019 2020-2043
Local 97,000 4,531 35,681 40,212 56,788
State + Fed 56,000 12,408 9,200 21,608 34,392
Total 153,000 16,939 44,881 61,820 91,180

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Figure 4 illustrates how steady progress would result in achievement of the ARL goals by 2029.

Figure 5 shows actual progress toward the goals, through 2019. More than 21,000 acres have been conserved through State/federal means, and over 40,000 acres have been conserved through local actions. These totals sum to about 40 percent of the total ARL goal of 153,000 acres. As shown in Figure 5, with 16 years of the 25-year acquisition period completed, the ARL acquisitions have fallen behind the pace forecast in the Original Nexus Study. Protection through the end of 2019 represents 63 percent of the original forecast (65 percent for Local obligations and 60 percent for State/federal obligations). For the Local Permittee obligations, as discussed further below, the lower level of land dedication relative to the original forecasts account for much of the habitat protection gap that has emerged over the last 16 years.

Figure 4 MSHCP Conservation Goals, 2019 and 2029 Goals Highlighted 62,080
97,000
35,840
56,000
0 20,000
40,000
60,000
80,000
100,000
120,000
140,000
160,000
180,000
2004200520062007200820092010201120122013201420152016201720182019202020212022202320242025202620272028 MSHCP Goals, 2019 and 2028 Highlighted
Local State/Fed

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Economic & Planning Systems, Inc. 20 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Figure 5 Progress Towards ARL Through End of 2019
Sources: Western Riverside County Regional Conservation Authority; Economic & Planning Systems, Inc.

Land Dedications
The MSHCP envisioned a conservation program where land and easements would be purchased by the RCA and land would be dedicated to the RCA through the development process.18 In addition, the potential for no-cost and low-cost donations for tax benefit purposes was also created. The MSHCP did not assume donations or conservation easement acquisitions as part of its financial analysis (this is appropriate given the limited number of such transactions). The MSHCP did, however, anticipate that 41,000 acres would be conserved through dedications, 56,000 acres through purchases on behalf of local permittees, and 56,000 acres through purchases conducted by or funded by federal and State agencies/sources for a total of 153,000 acres.

For the local portion of the goal (97,000 acres), this translates into about 42 percent of the goal conserved via dedications associated with the development review process—called Habitat Evaluation and Acquisition Negotiation Strategy (HANS)—and the other 58 percent purchased by the RCA from willing sellers. The level of dedication is a key assumption for the MSHCP implementation cost estimate as each acre dedicated through HANS is one fewer acre which must be conserved through land acquisitions at market values.

The HANS process was established to apply to developments proposed within the Criteria Cells of the MSHCP Study Area. The Criteria Cells represent areas with high conservation values relative to the areas outside of the Criteria Cells. The HANS process was designed to indicate what conservation (dedication) may be needed from new development from a biological needs 18 This process is known as the Habitat Evaluation and Acquisition Negotiation Strategy (HANS).

Fed+State Local Total
Acqu. through 2019 21,608 40,212 61,820
Remaining Need 34,392 56,788 91,180
% of 2019 Expected Goal Achieved 60% 65% 63%
% of Total Goal Achieved 39% 41% 40%
60%
65% 63%
39% 41% 40%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
-
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
90,000
100,000
Acres
153,000
97,000
56,000

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Economic & Planning Systems, Inc. 21 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx perspective. Subsequent to that technical analysis, applicants could then proceed to the Joint Project Review (JPR) process during which the parties negotiate an implementation plan for the project, consistent with the HANS findings. The applicants would also pay mitigation fees on the actual development. To date, a modest amount of land (less than 1,000 acres) has been conserved via the HANS/JPR method compared to the 26,000 acres that was forecast to have occurred by this point in the MSHCP implementation.

While very little land has been dedicated to the RCA through HANS/JPR, several projects went through the HANS/JPR process and have agreements in place for dedication/conservation of lands, but the start date (if any) for these projects is unknown (i.e., may be far in the future).

These projects cover about 35,000 acres in the Criteria Cells and, under the JPR agreements, have set aside about 30 percent of that total or about 10,000 acres for conservation/dedication.

The adoption of Resolution No. 2016-003 in September 2016 revised the RCA’s fee credit and waiver policy. This resolution indicated that MSHCP fee credit should be provided in exchange for land that contributes to reserve assembly. As a result, after the adoption of this resolution, new development is not be expected to pay mitigation fees and dedicate land in the manner originally envisioned in the MSHCP limiting the likelihood of the types of dedications envisioned in the Original Nexus Study.

Future Conservation Scenario
This updated financial analysis, nexus study, and mitigation fees estimate require a base description of the additional habitat protection required. In subsequent chapters, cost estimates are developed in reference to, and in application to, this conservation scenario to develop the overall implementation costs and the associated funding required, both in aggregate and through time during the land acquisition period of the program. Four questions are of particular importance:

1. Remaining Habitat Protection. The amount of habitat protection required to meet the MSHCP requirements.

2. Dedications. The amount of land dedication assumed to occur through the HANS/JPR process over the habitat protection period and the associated amount of habitat that must be acquired.

3. Time Frame. The period over which habitat protection goals must be met.

4. Land Characteristics. The characteristics of the land to be protected to meet MSHCP requirements (e.g., goals by Area Plan, habitat cores and linkages etc., land use designations and parcel sizes).

The answers to question 1 are provided in the data above (see Table 7). The answer to question 4 is provided in the subsequent chapter on land costs, with illustrative answers coming from RCA data and GIS analysis. The answer to question 2 is addressed below and is based on information on accomplishments to date (described above), discussions with RCA staff, the current Fee Waiver and Credit Policy, and an assessment of realistic opportunities and expectations. Finally, question 3 raises the issue of whether an extension to the MSHCP land acquisition implementation period should be provided. As described below, three different

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
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Habitat Protection, Land Dedication, and Conservation Scenarios As shown in Table 8, there is a total of about 91,200 acres of land protection still required to complete the land protection obligations under the MSHCP and to bring the Additional Reserve Lands to 153,000 acres. Of this, the State/federal requirements is for about 34,400 acres, while the Local Permittee requirement is for about 56,800 acres.

The experience of the last 16 years indicates that the MSHCP was overly optimistic in terms of land dedications, assuming that 41,000 acres would be dedicated to the RCA. As noted above, about 10,000 acres of potential future land dedication is associated with a range of previously proposed projects. Based on historical information on actual, dedications agreements on proposed projects, current RCA policy, and consultations with RCA staff, minimal additional dedication is expected or assumed. This analysis, therefore, assumes that the prior agreement concerning dedications, summing to about 10,000 acres, will be secured over the next eight years and prior to the end of the current habitat protection period. Even if the implementation period were extended, no extra land dedication is forecast to occur.

As a result, and as shown in Table 8, a total of about 46,800 acres of Additional Reserve Land acquisition is required by Local Permittees for MSHCP implementation once the forecast of dedications is incorporated. As shown in Table 8, the required average annual pace of habitat protection varies considerably under the different acquisition period extension scenarios, as described below: 19
• Baseline/No Extension Scenario. As currently structured, RCA is required to complete land acquisition by the end of Year 25 of Plan implementation in 2029. This provides nine (9) years to protect the 47,000 acres through direct land acquisition (distinct from the assumed dedications), an average annual acquisition pace of about 5,200 acres each year. • 5-Year Extension. With a 5-year extension to the acquisition period, the RCA would be required to complete land acquisitions by the end of Year 30 of Plan implementation in 2034.

This provides fourteen (14) years to protect the 47,000 acres through direct land acquisition (distinct from the assumed dedications), an average annual acquisition pace of about 3,300 acres each year.
• 10-Year Extension. With a 10-year extension to the acquisition period, the RCA would be required to complete land acquisitions by the end of Year 35 of Plan implementation in 2039.

This provides nineteen (19) years to protect the 47,000 acres through direct land acquisition (distinct from the assumed dedications), an average annual acquisition pace of about 2,500 acres each year.
19 As a point of reference, the historical pace of Local Permittee-driven habitat protection has been somewhat above 2,000 acres each year with availability of funding being an important determinant of the pace of acquisition. The pace of State/federal-driven acquisition has averaged about 1,000 acres each year.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 23 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx • 15-Year Extension. With a 15-year extension to the acquisition period, the RCA would be required to complete land acquisitions by the end of Year 40 of Plan implementation in 2044.

This provides twenty-four (24) years to protect the 47,000 acres through direct land acquisition (distinct from the assumed dedications), an average annual acquisition pace of about 2,000 acres each year.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 24 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Table 8 Required Acquisition Acres to Achieve ARL Goals Sources: Western Riverside County Regional Conservation Authority; and Economic & Planning Systems, Inc.

Entity/Item Through 2019
2020-End of
Acquisition
Period
Years
Remaining
Annual
Conservation
Acres Required Total Acres
State/Federal 21,608 34,392 9 3,821 56,000
Local
HANS Dedication (1) 715 10,000 9 1,111 10,715
Net Local Acquisition 39,497 46,788 9 5,199 86,285
Total Local Conservation 40,212 56,788 9 6,310 97,000
State/Federal + Local = ARL Goal 61,820 91,180 9 10,131 153,000 State/Federal 14 2,457 56,000
Local
HANS Dedication 14 714 10,715
Net Local Acquisition 14 3,342 86,285
Total Local Conservation 14 4,056 97,000
State/Federal + Local = ARL Goal 14 6,513 153,000
State/Federal 19 1,810 56,000
Local
HANS Dedication 19 526 10,715
Net Local Acquisition 19 2,463 86,285
Total Local Conservation 19 2,989 97,000
State/Federal + Local = ARL Goal 19 4,799 153,000
State/Federal 24 1,433 56,000
Local
HANS Dedication 24 417 10,715
Net Local Acquisition 24 1,950 86,285
Total Local Conservation 24 2,366 97,000
State/Federal + Local = ARL Goal 24 3,799 153,000
State/Federal 29 1,186 56,000
Local
HANS Dedication 29 345 10,715
Net Local Acquisition 29 1,613 86,285
Total Local Conservation 29 1,958 97,000
State/Federal + Local = ARL Goal 29 3,144 153,000

NO EXTENSION
10 YEAR EXTENSION
15 YEAR EXTENSION
20 YEAR EXTENSION
5 YEAR EXTENSION
Shading indicates acreage to be acquired with fee revenue.

See above
See above
See above
See above

1. About 10,000 acres of potential future land dedication is associated with a range of previously proposed projects. Based on historical information on actual, dedications agreements on proposed projects, current RCA policy, and consultations with RCA staff, minimal additional dedication is expected or assumed beyond these agreements. This analysis, therefore, assumes that the prior agreements concerning dedications will occur with future dedications summing to about 10,000 acres. The precise timing of these dedications is uncertain, but are assumed to occur over the next eight years. Average annual numbers in this table are shown distributed across the full remaining acquisition period of each extension scenario.

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4. FORECASTS OF DEVELOPMENT, DEDICATION, FEE PAYMENT
Future development within Western Riverside County will both reduce land available for conservation while also serving as a primary funding mechanism for habitat acquisitions. This chapter identifies forecasts of future growth in Western Riverside County and develops an associated forecast of land development that is a key component of the fee calculation.

Historic Development and HCP Fees
The MSHCP anticipated that 13,000 to 14,000 residential units and about 370 commercial and industrial acres would be developed on average annually. Specifically, between 2005 and 2019, 206,000 residential units were expected in the Plan Area. A review of new units in the Plan Area indicates about 130,000 units were developed over the period (see Figure 6), about 37 percent below the forecast.20 While the substantial volatility in the real estate market over the period (including the housing boom, deep recession, and modest recovery) may explain some of this difference, the slower pace of development means that fee revenues have been similarly constrained relative to the original revenue projections.

Figure 6 Residential Unit Development, Western Riverside County, 2005-2019 Source: California Department of Finance; MSHCP Projections 20 Actual units developed have been derived from the California Department of Finance (DOF), Demographics Unit information through January 1, 2019. Note that the DOF reports data by city and for the entire Riverside County unincorporated area. Western Riverside’s portion of the total unincorporated area has been derived based on the area’s historic share of unincorporated County, taking into account the incorporations of new cities that occurred in Western Riverside County since MSHCP Plan adoption (Eastvale, Jurupa Valley, Menifee, and Wildomar). 0 50,000
100,000
150,000
200,000
250,000
Number of Residential Units
Projected
Actual
76,000

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SCAG Forecasts in Context
The Southern California Association of Governments (SCAG) is a Metropolitan Planning Organization (MPO)21 representing six counties, 191 cities and more than 18 million residents.

MPOs, such as SCAG are charged under California Senate Bill 375 with developing Sustainable Community Strategies (SCSs) as part of regional transportation plans. SCAG’s SCS includes population, household, and job projections through 2040 by city and unincorporated area. SCAG consults with local governments within the region, including the Western Riverside Council of Governments (WRCOG) which represents Western Riverside County, to develop the projections.

SCAG adopted the 2012-2040 Regional Transportation Plan/Sustainable Community Strategy (RTP/SCS) in 2016. The 2016 RTP/SCS forms the basis of the SCAG projections; EPS extrapolated an annual growth rate from the SCAG projections and, assuming consistent development trends through 2050, applied the rate in order to estimate development projections through 2050.

SCAG forecasts for the future, on an annualized basis, were compared with the MSHCP’s original forecast along with historical information (when available) as described further below:
• Residential Development Forecast. Figure 7 shows, for Western Riverside County, the annual residential unit count for SCAG projections through 2050, MSHCP projections through 2029, and residential units produced in Western Riverside County between 2005 and 2019.

As shown, the SCAG projections suggest about 8,750 units each. This is similar to the average annual historic pace of growth between 2005 and 2019 of about 9,260 units, but well below the original MSHCP projections of about 13,400 units each year. Based on the similarity between the historical average and the SCAG forecast, the SCAG forecast is considered a reasonable basis for determining the future pace of residential development and associated residential land development (based on assumed densities of development). • Commercial Development Forecast. The SCAG jobs forecast of about 15,000 jobs each year was converted into an annual gross amount of commercial/industrial development using the employment density and FAR assumptions used in the most recent Transportation Uniform Mitigation Fee (TUMF) update documents. As shown in Figure 8, this results in a forecast of about 690 acres of commercial/industrial land development each year (representing an overall average of about 21 jobs per acre of development), considerably above the original MSHCP projections of about 370 acres each year. The higher SCAG number, however, appears reasonable given recent and ongoing trends in Western Riverside County where substantial amounts of new logistics/distribution development have occurred covering substantial land areas and, as such, is considered reasonable as the basis of the future forecast of commercial/industrial land development. 21 Federal law requires that an urbanized area with a population of at least 50,000 be guided by a regional entity known as an MPO. California’s Senate Bill 375 expands the role of the State’s 18 MPOs to include regional plans that help the State reach its greenhouse gas reduction targets by encouraging compact development and new development near public transit.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 27 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Figure 7 New Housing Units per Year, SCAG and MSHCP Projections and Historic Production (2005-2019)
SCAG (2012-2040) and MSHCP Projections (2004-2029) and Historic Production (2005-2019) Figure 8 Newly Developed Commercial Acres per Year
SCAG (2012-2040) and MSHCP Projections
Note: SCAG job projections converted into acres by EPS
8,747
13,440
9,262
-
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
SCAG MSHCP Historic
693
371
0 100
200
300
400
500
600
700
800

SCAG MSHCP

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For this fee program update, the SCAG projections are considered a reasonable basis for forecasting future land development. Because all new development is expected to pay the mitigation fee, all of the forecasted household and job growth is converted into a land development forecast that is, in turn, used to calculate the mitigation fees. Table 9 shows SCAG’s overall projections for households and employment in Western Riverside County between 2012 and 2050, and Table 10 shows the implied average annual land development rates, and, in turn, the overall level of residential and commercial/industrial land development that would be expected to occur through the end of the land acquisition period for each of the extension scenarios.22 As shown, all scenarios assume an overall average annual land development of 2,252 acres each year, including 693 acres in commercial/industrial land development and 1,558 acres in annual residential land development.23
• Baseline/No Extension Scenario. Under the no extension scenario, a total of 20,265 acres of land development is expected to occur during the remaining Plan implementation period of nine (9) years and would pay the mitigation fees. • 5-Year Extension. Under the 5-year extension to the acquisition period, a total of 31,523 acres of land development is expected to occur during the remaining Plan implementation period of 14 years and would pay the mitigation fees.
• 10-Year Extension. Under the 10-year extension to the acquisition period, a total of 42,782 acres of land development is expected to occur during the remaining Plan implementation period of 19 years and would pay the mitigation fees. • 15-Year Extension. Under the 15-year extension to the acquisition period, a total of 54,040 acres of land development is expected to occur during the remaining Plan implementation period of 24 years and would pay the mitigation fees. 22 Under the MSHCP, all new development is required to pay the mitigation fee and contribute to funding the implementation of the MSHCP except where specifically exempted in the Ordinance. 23 The 1,558 acres of residential land development was derived based on the forecasted 8,747 residential units each year and assumptions concerning distribution by density category and an average density level. More specifically, consistent with the recent TUMF analysis assumptions, 70 percent of new residential units are assumed to be in the low density category (less than 8 units per acre) with an average of 4.5 units/acre, 20 percent are assumed to be the medium density category (8 to 16 units per acre) with an average of 10.8 units/acre, and 10 percent are assumed to be the high density category (over 16 units per acre) with an average of 24.4 units/acre. The unit per acre factors are consistent with those indicated in the Original Nexus Study. The overall implied average residential density is 5.6 units/gross acre.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 29 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Table 9 Projected Growth in Western Riverside County, through 2050 SCAG
Households Employment
2012 530,970 463,833
2040 Projection 775,882 869,792
2050 Projection (1) 863,350 1,014,777
New Households/Jobs Expected by 2050 332,380 550,944
Average Annual 8,747 14,499
Western Riverside MSHCP Plan Area
(1) SCAG projections forecast growth through 2040. EPS assumes the annual growth rate from 2012 to 2040 remains constant through 2050 and applies the rate to an additional 10 years in order to project growth through 2050.

Sources: Southern California Association of Governments; Economic & Planning Systems, Inc.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 30 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Table 10 Projected Developed Acres in Western Riverside County, by Extension Scenario
Proportionate Share 2020-20281 78,722 Households 130,487 Jobs New Development to Acres2
Acres of New Development Through 2028 14,026 Acres 6,239 Acres 20,265 Acres Acres per Year 1,558 Acres 693 Acres 2,252 Acres
Proportionate Share 2020-20341 122,456 Households 202,979 Jobs New Development to Acres2
Acres of New Development Through 2034 21,818 Acres 9,705 Acres 31,523 Acres Acres per Year 1,558 Acres 693 Acres 2,252 Acres
Proportionate Share 2020-20381 166,190 Households 275,472 Jobs New Development to Acres2
Acres of New Development Through 2038 29,611 Acres 13,171 Acres 42,782 Acres Acres per Year 1,558 Acres 693 Acres 2,252 Acres
Proportionate Share 2020-20431 209,924 Households 347,965 Jobs New Development to Acres2
Acres of New Development Through 2043 37,403 Acres 16,637 Acres 54,040 Acres Acres per Year 1,558 Acres 693 Acres 2,252 Acres
Sources: California Department of Finance; US Census Bureau; Southern California Association of Governments; Economic & Planning Systems, Inc.

Western Riverside MSHCP Plan Area
5 Year Extension
10 Year Extension
15 Year Extension
(1) SCAG forecasts from the 2016 Report have been used for all cities in Western Riverside County. The projections for the entire unincorporated area in Riverside have been split into just the Western part of the County through a review of WRCOG's recent proportion of unincorporated growth, compared to the whole County. (2) Conversion from household projections to residential acres of developed land is based on expected development mix and average residential density by land use type, with an average residential density of 5.6 DUAC. Similarly, conversion from job projections to nonresidential acres of developed land is based on distribution of jobs by workspace type and average employment density by land use type, with an average nonresidential density of 21 jobs per land acre. Residential density assumptions are based on data from the Census and California Department of Finance; Employment density assumptions are based on SCAG data.

Total
No Extension
Residential Non Residential
SCAG

Economic & Planning Systems, Inc. 31 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx

5. MSHCP IMPLEMENTATION COSTS
This chapter describes the analysis and assumptions that underpin the estimation of the total remaining MSHCP implementation costs in 2019 dollars. Key cost factors evaluated include land costs, management and monitoring costs, administration and professional services costs, and endowment costs. Together these cost components form the total MSHCP implementation costs.

Because the duration allowed for land acquisition and endowment establishment affect several of these cost items, distinct total implementation cost estimates are provided for all scenarios (i.e., Baseline/ No Extension and the three extension scenarios).

Land Costs
Planning-level estimates of the per acre values associated with potential Additional Reserve Land (ARL) acquisitions are a critical input into the estimation of total land acquisition costs associated with Plan implementation. Land acquisition costs represented the majority of the original estimates of MSHCP implementation costs. This chapter provides planning-level estimates of per acre land conservation costs in 2019-dollar terms based on available information. In combination with assumptions concerning the characteristics of the Additional Reserve Lands to be acquired and potential levels of dedication, the per acre land value estimates drive the estimate of overall land acquisition costs.

Actual per acre habitat conservation costs may vary from the average planning-level estimates presented in this chapter for a number of reasons, including differences in the specific characteristics of the actual parcels acquired as well as fluctuations in economic, real estate, and land market conditions over time. Individual transactions will require appraisals to establish their value at the time of acquisition based on parcel characteristics and pertinent market conditions at the time of appraisal. Over time, per acre and overall cost estimates typically change for a number of reasons as discussed further in Chapter 9.

MSHCP/Original Nexus Study
The initial adoption of the mitigation fees was based on a nexus study completed in July 2003 that included a land valuation analysis that was completed in December 2002. The land valuation analysis assumed the acquisition of vacant and unentitled lands in the Criteria Cells.

The land value analysis provided planning-level estimates of per acre land values by grouped land use designation and by Area Plan. Planning-level land value estimates were based on sales comparables. The land value estimates indicated per acre land values that were primarily driven by differentiation in land use category. The land use designation categories represent groupings of the broad number of land use designations present in the Study Area. Table 11 summarizes the per-acre land value ranges and resulting averages. Based on this analysis, an overall weighted average of $13,100 per acre was applied in the MSHCP financial sections in the Original Nexus Study.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 32 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Table 11 Per-Acre Land Value Estimates—2003 Dollars (2003 Nexus Study) Land Use Designation Value Range Resulting Average *
Open Space $2,500 to $10,000 per acre $ 8,000 per acre
Rural/Agricultural $5,000 to $25,000 per acre $11,000 per acre Community Development $20,000 to $80,000 per acre $45,000 per acre Overall (1) $2,500 to $80,000 per acre Varied (1)
* Per acre values rounded to the nearest 1,000.
(1) Reported overall average land value per acre depends on mix of land types. Number varies by documents, though $13,100 per acre was overall value applied in the MSHCP financing sections.

Source: Original 2003 Nexus Study
RCA Experience to Date
Table 12 summarizes average RCA land acquisition costs to date. Including land purchased shortly before the MSHCP was adopted through the end of 2018, costs for Local Permittee land acquisitions summed to $352.5 million in nominal dollar terms, an average of $9,400 per acre.

However, for the year 2018, about 2,100 acres were acquired at the higher average per acre cost of $13,200 per acre.

Table 12 Local Conservation Costs Through 2018
Item Pre-MSHCP
through 2018
2018
Total Acres Acquired (1) 37,547 2,066
Total Cost (millions) $352.5 $27.4
Cost per Acre (Nominal $s) $9,400 $13,200
(1) Includes all acres purchased; does not include acres conserved via easement.

Sources: Western Riverside County Regional Conservation Authority MSHCP Annual Report 2018; Economic & Planning Systems, Inc.

To date, the overall historical level of per acre land acquisition expenditures is well below the original 2004 per acre land value estimates. The cost of RCA acquisitions during this timeframe were kept relatively low by concentrating more on lower cost parcels (larger parcels in remote areas with limited development potential). In 2018, as in the future, the average cost per acre is expected to be higher than this historical average due to the characteristics of land still needing to be acquired.

New Land Value Analysis and Conclusions
New 2019 per acre land value estimates were developed based on recent historical transactions as reported in the sales comparables sections of appraisals conducted for RCA acquisitions. This data set provided a substantial inventory of over 150 land sales between 2012 and 2017 that supported conclusions concerning per acre land values by key land value characteristic.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 33 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Similar to the Original Nexus Study, land values were determined to be substantially affected by land use designation and by parcel size. Land values were developed for twelve different value categories based on combinations of three land use designations and four different size ranges.

Based on the land valuation data and detailed GIS analysis by RCA staff, parcels were divided into three groups of development potential based on their land use designation:24 • Open Space. Low development potential land use designations included open space, rural mountainous, and rural residential.
• Rural. Medium development potential land use designations include agriculture and rural communities land use designations.
• Community Development. High development potential land use designations include all community development designations, including residential, non-residential, and other community development designations.

In addition to these three land use designation groupings reflecting different levels of development potential, parcels were also divided by parcel size. The land value information indicated a per acre value distinction between the following parcels sizes:
• Parcels less than 5 acres.
• Parcels between 5 and 20 acres.
• Parcels between 20 and 80 acers.
• Parcels over 80 acres.

Based on the analysis of the sales comparables, Table 13 shows the planning level per acre land value by land use designation grouping/size range in 2017 dollars.

Table 13 Planning Level Per Acre Land Value Estimates by Category 24 RCA staff developed a consistent set of land use designation categories across different jurisdictions in the Study Area for the purposes of this study. These formed the basis of the development potential categories.

Land Use Designation
Less than 5
Acres 5 - 19.99 Acres 20 - 79.99 Acres 80 + Acres
Open Space $11,761 $5,091 $3,949 $1,866
Rural $33,363 $11,553 $8,337 $5,531
Community Development $177,414 $76,050 $72,369 $24,335
Sources: Economic & Planning Systems, Inc.

Per Acre Land Value ($ / Acre)1

1. Most land sale comparables used for pricing are from 2013 to 2017 and were converted to 2017 dollars using BLS CPI adjustments for the Los Angeles-Riverside-Orange County area.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 34 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx The average land value per acre for future RCA acquisitions is dependent on the different land values per acre as well as the expected distribution of future acquisitions. The actual land to be acquired is uncertain and is dependent on the availability of land through willing sellers.

However, based on the conservation needs by Area Plan, the suitable land available for protection, as well as the specific linkages that must be created between the core reserve areas, RCA staff provided sufficient information for EPS to develop a general expression of parcels by characteristic to support the land value analysis. An illustration of the expected distribution of acres by land use designation and size range is provided in Table 14.

Table 14 Illustrative Distribution of Land Acquisitions by Land Use and Size Applying the per acre land values in Table 13 to the illustrative land conservation distribution in Table 14 provides an estimate of the aggregate land value, supporting the estimate of the average planning level land value per acre in 2017-dollar terms (see Table 15).

Table 15 Aggregate Land Value of Remaining Areas (2017 dollars) Land Use Designation
Less than 5
Acres 5 - 19.99 Acres 20 - 79.99 Acres 80 + Acres
Open Space 535 1,531 3,626 4,654 10,346
Rural 1,901 17,241 26,802 29,428 75,371
Community Development 638 1,707 3,613 4,384 10,342
Total Purchases by Acreage 3,074 20,479 34,041 38,466 96,059

1. Conservation scenario analysis was conducted in 2017 so overall acres acquired more than those required as of end of 2019.

Sources: RCA; Economic & Planning Systems, Inc.

Total
Conservation Scenario (Acres) (1)
Land Use Designation
Less than 5
Acres 5 - 19.99 Acres 20 - 79.99 Acres 80 + Acres
Open Space $6,292,633 $7,795,633 $14,319,467 $8,682,942 $37,090,674 Rural $63,411,345 $199,183,566 $223,437,526 $162,777,034 $648,809,470 Community Development $113,198,910 $129,817,405 $261,456,200 $106,682,740 $611,155,254 Total Cost of Purchases $182,902,887 $336,796,603 $499,213,192 $278,142,716 $1,297,055,399 % of Total 14% 26% 38% 21% 100%

1. This table is the average land value per acre multiplied by the Conservation Scenario. See Table E-1 and E-2.

Sources: RCA; Economic & Planning Systems, Inc.

Total
Land Comparables by Acres

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 35 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx As shown in Table 15, the aggregate land value of the approximately 96,000 acres remaining to be protected as part of the MSHCP as of 2017 is estimated at about $1.3 billion in 2017 dollars.

This represents an average land value of about $13,500 per acre. To convert this land value into 2019 dollars terms (similar to the rest of the analysis), EPS indexed the value to about $14,300 per acre in 2019-dollar terms.25
Other Costs—Administration, Man agement , and
Monitoring
Program administration, reserve management, and reserve monitoring are required functions that require annual funding. The forecasts for each of these cost categories are described below.

Administration and Professional Service Costs
The Western Riverside County Regional Conservation Authority is responsible for implementing the MSHCP. Since 2004, RCA staff members have directed the acquisition, management, and monitoring of the local portion of the Additional Reserve Land (ARL) required by the MSHCP, monitored State and federal Public/Quasi-Public lands and the State and federal portions of the ARL, and undertook all of the administrative tasks associated with maintaining the permit.

Costs categorized in this fee study under MSHCP administration include all RCA staff costs and other costs like building rents and average expenditures on non-acquisition related professional services that are not anticipated to vary as the size of the ARL increases. The forecast for the acquisition period assumes that these costs will remain at approximately $4.2 million in constant 2019 dollars, increasing with inflation but not increasing as the size of the ARL grows (see Table 16). This includes salaries and benefits of about $2.3 million annually and about $1.5 million in professional services, supplies, and other costs.
25 Two years of inflation (2017 – 2019) based on by BLS CPI adjustment for Riverside-San Bernardino-Ontario Metro Area.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 36 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Table 16 Administrative and Professional Services Costs Management and Monitoring
Reserve Management
The MSHCP describes reserve management activities focused on maintaining and improving habitat conditions and ecosystem functions including habitat and landscape-based activities and species-specific activities. For the purposes of this analysis, the average per acre cost estimate for Reserve Management as reported in the RCA actual spending for FY 2018-19 has been used to inform cost projections through the full acquisition period. Because RCA staff and relevant contractors have indicated that the current spending on staff capacity is not adequate to accomplish necessary management with existing land holdings, additional staffing and associated expenditures have been added to the current reserve management expenditures. Specifically, three new full time equivalent (FTE) positions are added to the current 2019 spending for reserve management. Overall, the 2019 per acre reserve management cost of $25.39 per acre was adjusted to $32.70 per acre (2019 dollars) to account for three new mid-level park ranger FTEs. While as of the end of 2019 about 40,200 acres were under management, ultimately, reserve management activities will cover the entire 97,000 acres to be acquired by the RCA.

Biological Monitoring
The purpose of biological monitoring is to provide Reserve Managers with information and data upon which reserve management decisions will be made. According to the MSHCP, the monitoring program must provide “sufficient, scientifically reliable data for Reserve Managers to assess the MSHCP’s effectiveness at meeting resource objectives and achieving or maintaining a Expenditures
RCA FY16/17- 18/19
3-Year Average of
Actuals
CPI Adjusted to
2019$1
Total Salaries and Employee Benefits $2,219,261 $2,288,495 Professional Services and Supplies
Environmental
Legal $394,320 $406,621
Auditing, Accounting & Financial Services $101,717 $104,891 GIS Services $10,000 $10,312
Personnel Services $13,920 $14,354
Real Estate Services $653,774 $674,169
Other Services $247,979 $255,715
Subtotal $1,421,710 $1,466,062
Other Charges $388,145 $400,254
Total $4,029,116 $4,154,811
Sources: Western Riverside County Regional Conservation Authority; Bureau of Labor Statistics; (1) Three year average CPI-adjusted by one year, the average of the annual CPI adjustments for the three years.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 37 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx healthy MSHCP Conservation Area in perpetuity.” Unlike the RCA’s reserve management activities which are limited to local ARL acres, the RCA will ultimately be responsible for monitoring all 500,000 acres of the reserve lands mandated under the MSHCP. The acreage currently being monitored totals roughly 408,000 acres. For the purposes of this analysis, the $1.1 million annual cost estimate based on FY 2018-19 actual spending was used to inform cost projections through the full acquisition period. Because current staff capacity is not adequate to accomplish necessary biological monitoring with existing land holdings, to address the additional land acquisitions, two new full time equivalent (FTE) positions are added to the current 2019 spending for reserve monitoring. The 2019 per acre reserve monitoring cost of $2.67 was adjusted to $3.01 (2019 dollars) to account for two new entry-level biologist FTEs. (see Table 17). This constant dollar per acre cost was assumed to apply throughout the period of implementation.

Reserve Management and Biological Monitoring Costs
Table 17 summarizes estimated per acre costs for reserve management and monitoring in 2019 dollars. Applying these per acre costs (in 2019 dollars) to current acreage under management and monitoring projects results in annual costs of $1.32 million and $1.23 million, respectively.

The annual reserve management and biological monitoring costs increase as new acquisitions occur.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 38 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Table 17 Management and Monitoring Anticipated Costs in 2004 and 2019 Dollars
Endowment Funding
The overall permit period was set at 75 years, ending in 2079. To cover ongoing management and monitoring costs beyond the duration when mitigation fees will be collected, the establishment of a non-depleting endowment is required. In other words, the endowment must be sufficient such that expected average interest revenues (after inflation and transaction costs) can cover the ongoing costs associated with administration, management and monitoring in perpetuity. This section summarizes the estimated cost of establishing this endowment under the different scenarios. A key assumption is that the endowment must be fully established by Reserve Management1
Acres under Management 40,212
Existing Reserve Management Expenses $1,021,000
Additional Staff Capacity Required3 $294,000
Total Reserve Management Expenses $1,315,000
$/Acre $32.70
$/Acre without additional staff capacity $25.39
Biological Monitoring2
Acres being Monitored 408,820
Existing Biological Monitoring Expenses $1,092,000
Additional Staff Capacity Required3 $140,000
Total Biological Monitoring Expenses $1,232,000
$/Acre $3.01
$/Acre without additional staff capacity $2.67
Item Actual FY 2019
Spending

3. Current staff capacity is not sufficient to accomplish necessary management and monitoring. An Expanded staff capacity scenario envisions adding 3 FTE midlevel park rangers to Reserve Management and 2 FTE entry-level biologists to Reserve Monitoring, with salaries and benfits of $98,000 and $70,000 ti l
Sources: Western Riverside County Regional Conservation Authority; and Economic & Planning Systems, Inc.

1. Reserve Management costs include Parks & Open Space contract fees, maintenance of motor vehicles, and HOA dues.

2. Biological Monitoring costs include SAWA contract fees, office and computer supplies, training, private mileage reimbursement, building rent, and rental vehicles/fuel.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 39 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx the end of the land acquisition period as it is assumed that no more mitigation fees will be collected at that time.26
For the purposes of this analysis, we have assumed that habitat management and habitat monitoring costs continue in full, while administration costs are reduced by half following the end of the land acquisition period. All of these costs then continue in perpetuity. As a result and as shown in Table 18, the endowment is sized to cover the expected annual management and monitoring costs and 50 percent of the administration costs, totaling $6.8 million (2019 dollars) once all lands have been acquired.

Table 18 Annual Implementation Cost Estimate (2019$)
Consistent with many regional habitat conservations plans, the average annual net, real (allowing for inflation and institutional fees) interest rate is assumed to be three (3) percent.27 Under all extension scenarios, the total required endowment funding is $225.2 million. Because the longer extension periods provide more time for the accrual of interest revenues, the net endowment cost (that must be funded by mitigation fees) is different for each scenario. Table 19 shows the consistent total endowment funding required by scenario as well as the different levels of aggregate endowment interest and associated net endowment funding requirement. For a detailed time-series accounting of endowment funding by extension scenario, see Appendix II.
26 It is important to note that the RCA has collected a distinct set of endowment funds for situations where specific conservation activities are required over-and-above the core activities covered by this endowment calculation.
27 This assumes that the implementing entity can use investment vehicles that may be not be typical for Riverside County.

Annual Cost
Cost Categories
by Last Year of
Land Acquisition
Period
Adjustment
Ongoing Habitat Management $3,172,063 100% $3,172,063
Ongoing Habitat Monitoring $1,506,776 100% $1,506,776
Administration1 $4,154,811 50% $2,077,406
Total $8,833,650 $6,756,244

1. Adminsitration includes salaries and benefits, accounting, auditing and reporting, contracts, etc.. Assumes less administration is needed following the land acquisition period; ongoing adminsitrative needs include oversight, auditing and reporting, and board staffing.

Sources: Western Riverside County Regional Conservation Authority; and Economic & Planning Systems, Inc.

Annual Post-Land
Acquisition Cost

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Economic & Planning Systems, Inc. 40 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Table 19 Endowment Funding (2019$), by Extension Scenario Total Implementation Costs
Implementation costs include land costs, administrative and professional services expenses, management and monitoring costs, and the required net endowment funding. The remaining MSHCP implementation costs, as described in detail in the preceding sections, are all estimated in 2019 constant dollar terms. Under the Baseline/ No Extension scenario, as shown in Figure 9, the $702 million in estimated land acquisition costs make up 72 percent of the total implementation cost of $974 million. Administrative costs total about 4 percent of total costs, management and monitoring sum to 3 percent of total implementation costs, and the endowment constitutes 21 percent of total costs.

Figure 9 Comparison of Costs by Category
Total implementation costs vary by extension scenario. Land acquisition costs are the same for all scenarios. Administrative, management and monitoring costs increase the longer the acquisition period is extended, but the endowment funding required decreases the longer the No Extension
5-Year
Extension
10-Year
Extension
15-Year
Extension
Total Endowment Funding Required $225,208,133 $225,208,133 $225,208,133 $225,208,133 (Less) Endowment Interest ($25,695,187) ($40,679,628) ($54,846,349) ($68,206,990) Net Endowment Funding Required $199,512,947 $184,528,506 $170,361,785 $157,001,144 Item
Sources: Western Riverside County Regional Conservation Authority; and Economic & Planning Systems, Inc.

Land Acqusition
72%
M&M
3%
RCA Staff
2%
Prof Svcs+Misc
2%
Endowment
21%

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 41 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx acquisition period is extended. As shown in Table 20, total implementation costs range from $890 million to $967 million depending on the extension period. Although total costs over time increase with longer extension periods the per-year implementation costs decrease with longer extension periods, as shown in Table 21. For a detailed time-series of all implementation costs excepting the endowment, see Appendix I.

Table 20 Total Implementation Costs (2019$*), by Extension Scenario * All costs are provided in constant 2019 dollar terms. Costs will change over time due to inflation and other factors. These changes will be addressed through the fee indexing/ updating process that will include automatic inflation-indexed fee changes annually based on the regional Consumer Price Index and periodic comprehensive updates to the Nexus Study.

Total for Total for Total for Total for
2020 - 2028 2020 - 2033 2020 - 2038 2020 - 2043
No Extension 5-Yr Extension 10-Yr Extension 15-Yr Extension Land 1 $701,931,902 $701,931,902 $701,931,902 $701,931,902 Management & Monitoring $33,582,193 $51,646,790 $69,711,387 $87,775,983 RCA Staff 2 $20,596,453 $32,038,927 $43,481,401 $54,923,875 Professional Services and Supplies 2 $13,194,561 $20,524,873 $27,855,185 $35,185,497 Loan Repayment 3 $2,000,000 $2,000,000 $2,000,000 $2,000,000 Other Costs 2 4 $3,602,285 $5,603,554 $7,604,824 $9,606,093 Net Endowment Funding Required $199,512,947 $184,528,506 $170,361,785 $157,001,144 Total Costs $974,420,341 $998,274,552 $1,022,946,483 $1,048,424,494 Sources: Western Riverside County RCA; Economic & Planning Systems, Inc.

Local Permittee MSHCP
Implementation Costs

1. Land value estimates at $14,288 per acre in 2019 dollar terms.

2. RCA Administrative Costs are based on a three year average of FY 2016-17 through FY 2018-19 actual costs, adjusted to 2019 dollars.

3. RCA has “Other Long Term Obligations” totaling $5 million, which was a loan received from the County in FY 2012/13 and is now payable in increments of $1 million starting in FY 2018.

4. Includes rents and all other miscellaneous expenses.

NOTE: In some cases numbers may not perfectly sum due to rounding.

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Economic & Planning Systems, Inc. 42 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Table 21 Average Annual Implementation Costs (2019$), by Extension Scenario 2020 - 2028 2020 - 2033 2020 - 2038 2020 - 2043
No Extension 5-Yr Extension 10-Yr Extension 15-Yr Extension Land 1 $77,992,434 $50,137,993 $36,943,784 $29,247,163
Management & Monitoring $3,731,355 $3,689,056 $3,669,020 $3,657,333 RCA Staff 2 $2,288,495 $2,288,495 $2,288,495 $2,288,495 Professional Services and Supplies 2 $1,466,062 $1,466,062 $1,466,062 $1,466,062 Loan Repayment 3 $222,222 $142,857 $105,263 $83,333
Other Costs 2 4 $400,254 $400,254 $400,254 $400,254
Net Endowment Funding Required $22,168,105 $13,180,608 $8,966,410 $6,541,714 Total Costs $108,268,927 $71,305,325 $53,839,289 $43,684,354

3. RCA has “Other Long Term Obligations” totaling $5 million, which was a loan received from the County in FY 2012/13 and is now payable in increments of $1 million starting in FY 2018.

4. Includes rents and all other miscellaneous expenses.

Average Annual Local Permittee MSHCP
Implementation Costs
Sources: Western Riverside County RCA; Economic & Planning Systems, Inc.

1. Land value estimates at $14,288 per acre in 2019 dollar terms.

2. RCA Administrative Costs are based on a three year average of FY 2016-17 through FY 2018-19 actual costs, adjusted to 2019 dollars.

NOTE: In some cases numbers may not perfectly sum due to rounding.

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6. RCA NON-FEE REVENUES
MSHCP Forecast of Non - Fee Revenues
The MSHCP forecast an array of revenue sources, in addition to fee revenue, supporting the conservation program. These sources were anticipated to total about 44 percent of the revenue for the program, including:
• Transportation funding – includes the Measure A sales tax which is authorized through 2039 and other transportation funding sources such as the Transportation Uniform Mitigation Fees (TUMF) charged on new development. Note that the MSHCP envisioned up to $121 million of Measure A money to the HCP.
• Other infrastructure projects – funding from this source was not quantified in the MSHCP but reflected the expectation that local public construction projects such as schools, administrative facilities, libraries, jails, and other projects like flood control and utility projects would mitigate the construction through the payment of a per-acre fee.28 Since MSHCP adoption, the standard contribution has been three to five percent of total project costs.
• Landfill contributions – Landfill tipping fees have been used in the County since the 1990 for conservation programs. Under county permitting of landfills, the County has committed to divert portions of tipping fees to MSHCP implementation.

Table 22 and Figure 10 summarizes the revenue forecasts under the MSHCP. Including the fee revenues, these sources totaled $1.07 billion or an estimated average almost $43 million per year for 25-years (in 2004 dollars). Excluding fee revenues, a total of $18.84 million in annual revenues were forecast, including Measure A funding, $10 million each year from other transportation projects, and $4.0 million from land fill contributions.

As described further below, at this point, the average annual funding from non-fee revenues sources are well below the MSCHP forecast. Measure A, a voter-approved ½ cent sales tax measure did provide substantial funding as envisioned (though is now fully used/ allocated) and, collectively, the other non-fee funding sources are well beyond what was originally envisioned. 28 See Chapter 8.5.1 Funding Sources in the MSHCP.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 44 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Table 22 2004 MSHCP Anticipated Funding Sources
Figure 10 2004 MSHCP Anticipated Funding Sources
New Forecast of Non - Fee Revenues
Non-fee revenues to the RCA are projected to be $6.85 million annually in 2019 dollars. This estimate was derived from a line by line review of the major revenue items for a 3-year period from FY 2016-17 to FY 2018-19, projections by collection entities (e.g., TUMF revenue), and recent dynamics likely to affect the revenue source (e.g., greater diversion of trash to recycling MSHCP Anticipated Funding Source
Estimate
(millions)
% of
Total
Avg/Yr (millions over 25
years)
Fee Funded Sources:

Cities and County Development Mitigation Fees $539.6 50% $21,584,000 Density Bonus Fees $66.0 6% $2,640,000
Non-Fee Funded Sources $605.6 $24,224,000.0
Public Funding Sources
Local Roads (Measure A) $121.0 11% $4,840,000
Other Transportation $250.0 23% $10,000,000
Other infrastructure Projects unknown 0% $0
El Sobrante Landfill $90.0 8% $3,600,000
County Landfills $10.0 1% $400,000
Eagle Mountain Landfill unknown 0% $0
New Regional funding unknown 0% $0
Non-Fee Funded Sources $471.0 $18,840,000
Total, Local Funds $1,076.6 100% $43,064,000
Fee funded
56%
Local Roads
11%
Other
Transportation
23%
El Sobrante/Other
County Landfills
10%
Non-Fee Funded
44%

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 45 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx will likely reduce tipping fees). The estimates have been inflated from a three-year average to 2019 dollars, as detailed in Table 23.

Table 23 Annual Non-Fee Revenue Projection (2019$s)
Non-Fee Revenue Item
RCA FY16/17- 18/19
3-Year Average of
Actuals
CPI Adjusted to
2019$
Transportation Mitigation1
TUMF Revenue-Developer Fees $950,000 $979,637
Subtotal $950,000 $979,637
Tipping Fee $3,865,728 $3,986,326
Public Project Mitigation
PSE Mitigation Fee2 NA $500,000
Other Gov MSHCP Infrastructure $284,570 $293,448
Other Gov MSHCP Civic Projects $93,629 $96,550
Flood Control District $293,084 $302,227
Subtotal $671,283 $1,192,225
Other Revenue
Interest and Other Sources $467,073 $481,644
Rents $80,531 $83,043
Joint Project Review Fees $124,762 $128,654
Subtotal $672,365 $693,341
Total Revenue NA $6,851,529

1. All Measure A funding was provided prior to 2020 and the associated obligations have been met.

2. Participating Special Entities fees. This does not include Developer Mitigation Fees.

These fees vary widely year over year, $500,000 is used as an annual average per the recommendation of RCA staff.

Sources: Western Riverside County Regional Conservation Authority; Economic & Planning Systems, Inc.

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7. MITIGATION FEE CALCULATION
The revised Local Development Mitigation Fee is based on a generally similar methodology to the Original Nexus Study that ensures the fee level is proportional to the development impact. This methodology looks at the remaining conservation requirements associated with Local Permittee obligations under the MSHCP and associated Incidental Take Permit and Implementing Agreement, determines the remaining Local Permittee implementation cost, subtracts out reasonable estimates of non-fee revenues and other contributions, to determine the overall feefunding obligation. This obligation is then divided among the new development forecast to determine the required mitigation fee. In others words, the original 2003 and updated 2020 Local Development Mitigation Fee estimates are the outcome of the following formula (the 2003 and 2020 Nexus Studies differ in their process of allocating funding required between land uses):

1. Implementation Costs
minus

2. Non-Fee Funding
equals

3. Outstanding Funding Required
divided by

4. Development Forecast
equals

5. Local Development Mitigation Fee Schedule
Table 24 summarizes the estimated Net Implementation Costs, Expected Acres of Development, and the associated per gross acre mitigation fee. As shown, the average mitigation fee per gross acre decreases with each extension as similar levels of net implementation costs are spread across more development. Tables 25 through 28 provide the detailed calculations that determine the total net MSHCP implementation costs shown in Table 24. As noted in Chapter 1, for residential development, the per-gross-acre fee is translated into a per-unit fee schedule for administrative continuity.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 47 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Table 24 MSHCP Implementation Costs and Per Acre Mitigation Fees Fee Per Acre No Extension
5-Year
Extension
10-Year
Extension
15-Year
Extension
Net Cost $912,756,583 $902,353,150 $892,767,438 $883,987,805 Acres of Development
Residential 14,026 21,818 29,611 37,403
Nonresidential 6,239 9,705 13,171 16,637
Total 20,265 31,523 42,782 54,040
Mitigation Fee per Acre $45,041 $28,625 $20,868 $16,358 Sources: Southern California Association of Governments; Western Riverside County RCA; Economic & Planning Systems, Inc.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 48 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Table 25 Recommended Fee Level—No Extension
Total for
2020 - 2029
Item (Years 17 - 25) 9 yrs
Local Permittee Land Requirements
Preservation Requirement 56,788 acres 6,310 acres na
(less) HANS Dedication 10,000 acres 1,111 acres na
Local Permittee Acquisition 46,788 acres 5,199 acres na Local Permittee MSHCP Implementation Costs
Land (1) $701,931,902 $77,992,434 72.0%
Management & Monitoring $33,582,193 $3,731,355 3.4%
RCA Staff (2) $20,596,453 $2,288,495 2.1%
Professional Services and Supplies (2) $13,194,561 $1,466,062 1.4% Loan Repayment (3) $2,000,000 $222,222 0.2%
Other Costs (2) (4) $3,602,285 $400,254 0.4%
Net Endowment Funding Required $199,512,947 $22,168,105 20.5% Total Costs $974,420,341 $108,268,927 100.0%
Offsetting Revenues (5)
(exc. Private Development Mitigation)
Public Project Mitigation (6) $10,730,025 $1,192,225 1.4% Transportation Mitigation (7) $8,816,731 $979,637 1.1%
Tipping Fees $35,876,934 $3,986,326 4.6%
Other Revenues (8) $6,240,068 $693,341 0.8%
Total Selected Revenues $61,663,758 $6,851,529 8.0%
Funding Required from Private Development Mitigation
Net Cost $912,756,583 $101,417,398 93.7%
Mitigation Fee Estimates (per gross acre of development) Growth Projection:

Development 2020 - 2028 Annual
Residential Units 79,000 8,778
Residential Acres 14,026 1,558
Non-Residential Acres 6,239 693
Total Acres 20,265 2,252
Mitigation Fee $45,041 per acre
(1) Land value estimates at $14,288 per acre in 2019 dollar terms plus a 5% transaction cost. (4) Includes rents and all other miscellaneous expenses. (5) RCA Revenues are based on a three year average of FY 2016-17 through FY 2018-19 actual costs, adjusted to 2019 dollars. (7) Includes TUMF fees.
(8) Includes interest and other sources, rents, and joint project review fees.

Sources: MSHCP; RCA; Economic & Planning Systems, Inc.
% of
Total Cost/
Funding Need
Average
Annual
(6) Includes Flood Control District, PSE mitigation payments, and other government MSHCP infrastructure & civic project revenues. (3) RCA has “Other Long Term Obligations” totaling $2 million, which was a loan received from the County in FY 2012/13 and is now payable in increments of $1 million over the course of two years. (2) RCA Administrative Costs are based on a three year average of FY 2016-17 through FY 2018-19 actual costs, adjusted to 2019 dollars.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 49 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Table 26 Recommended Fee Level—5-Year Extension
Total for
2020 - 2034
Item (Years 17 - 30) 14 yrs
Local Permittee Land Requirements
Preservation Requirement 56,788 acres 4,056 acres na
(less) HANS Dedication 10,000 acres 714 acres na
Local Permittee Acquisition 46,788 acres 3,342 acres na Local Permittee MSHCP Implementation Costs
Land (1) $701,931,902 $50,137,993 70.3%
Management & Monitoring $51,646,790 $3,689,056 5.2%
RCA Staff (2) $32,038,927 $2,288,495 3.2%
Professional Services and Supplies (2) $20,524,873 $1,466,062 2.1% Loan Repayment (3) $2,000,000 $142,857 0.2%
Other Costs (2) (4) $5,603,554 $400,254 0.6%
Net Endowment Funding Required $184,528,506 $13,180,608 18.5% Total Costs $998,274,552 $71,305,325 100.0%
Offsetting Revenues (5)
(exc. Private Development Mitigation)
Public Project Mitigation (6) $16,691,150 $1,192,225 2.1% Transportation Mitigation (7) $13,714,915 $979,637 1.7% Tipping Fees $55,808,564 $3,986,326 6.9%
Other Revenues (8) $9,706,772 $693,341 1.2%
Total Selected Revenues $95,921,402 $6,851,529 11.8%
Funding Required from Private Development Mitigation
Net Cost $902,353,150 $64,453,796 90.4%
Mitigation Fee Estimates (per gross acre of development) Growth Projection:

Development 2020 - 2033 Annual
Residential Units (4.2 DU/Acres) 122,456 8,747
Residential Acres 21,818 1,558
Non-Residential Acres 9,705 693
Total Acres 31,523 2,252
Mitigation Fee $28,625 per acre
(1) Land value estimates at $14,288 per acre in 2019 dollar terms plus a 5% transaction cost. (4) Includes rents and all other miscellaneous expenses. (5) RCA Revenues are based on a three year average of FY 2016-17 through FY 2018-19 actual costs, adjusted to 2019 dollars. (7) Includes TUMF fees.
(8) Includes interest and other sources, rents, and joint project review fees.

Sources: MSHCP; RCA; Economic & Planning Systems, Inc.
% of
Total Cost/
Funding Need
Average
Annual
(6) Includes Flood Control District, PSE mitigation payments, and other government MSHCP infrastructure & civic project revenues. (3) RCA has “Other Long Term Obligations” totaling $2 million, which was a loan received from the County in FY 2012/13 and is now payable in increments of $1 million over the course of two years. (2) RCA Administrative Costs are based on a three year average of FY 2016-17 through FY 2018-19 actual costs, adjusted to 2019 dollars.

Western Riverside County Multiple Species Habitat Conservation Plan Nexus Fee Study Update Final Report October 2020
Economic & Planning Systems, Inc. 50 C:\Users\ktraynor\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\YAAP6MDD\NexusStudy_Final_23Oct2020.docx Table 27 Recommended Fee Level—10-Year Extension
Total for
2020 - 2039
Item (Years 17 - 35) 19 yrs
Local Permittee Land Requirements
Preservation Requirement 56,788 acres 2,989 acres na
(less) HANS Dedication 10,000 acres 526 acres na
Local Permittee Acquisition 46,788 acres 2,463 acres na Local Permittee MSHCP Implementation Costs
Land (1) $701,931,902 $36,943,784 68.6%
Management & Monitoring $69,711,387 $3,669,020 6.8%
RCA Staff (2) $43,481,401 $2,288,495 4.3%
Professional Services and Supplies (2) $27,855,185 $1,466,062 2.7% Loan Repayment (3) $2,000,000 $105,263 0.2%
Other Costs (2) (4) $7,604,824 $400,254 0.7%
Net Endowment Funding Required $170,361,785 $8,966,410 16.7% Total Costs $1,022,946,483 $53,839,289 100.0%
Offsetting Revenues (5)
(exc. Private Development Mitigation)
Public Project Mitigation (6) $22,652,275 $1,192,225 2.7% Transportation Mitigation (7) $18,613,099 $979,637 2.2% Tipping Fees $75,740,195 $3,986,326 8.9%
Other Revenues (8) $13,173,476 $693,341 1.5%
Total Selected Revenues $130,179,045 $6,851,529 15.3%
Funding Required from Private Development Mitigation
Net Cost $892,767,438 $46,987,760 87.3%
Mitigation Fee Estimates (per gross acre of development) Growth Projection:

Development 2020 - 2038 Annual
Residential Units (4.2 DU/Acres) 166,000 8,737
Residential Acres 29,611 1,558
Non-Residential Acres 13,171 693
Total Acres 42,782 2,252
Mitigation Fee $20,868 per acre
(1) Land value estimates at $14,288 per acre in 2019 dollar terms plus a 5% transaction cost. (4) Includes rents and all other miscellaneous expenses. (5) RCA Revenues are based on a three year average of FY 2016-17 through FY 2018-19 actual costs, adjusted to 2019 dollars. (7) Includes TUMF fees.
(8) Includes interest and other sources, rents, and joint project review fees.

Sources: MSHCP; RCA; Economic & Planning Systems, Inc.
(6) Includes Flood Control District, PSE mitigation payments, and other government MSHCP infrastructure & civic project revenues.

Average
Annual
(2) RCA Administrative Costs are based on a three year average of FY 2016-17 through FY 2018-19 actual costs, adjusted to 2019 dollars.
% of
Total Cost/
Funding Need
(3) RCA has “Other Long Term Obligations” totaling $2 million, which was a loan received from the County in FY 2012/13 and is now payable in increments of $1 million over the course of two years.