Thurston County Habitat Conservation Plan

HCP Cost AnalysisFebruary, 2017

• Recent listings of 4 species• Quicker path to economic development and growth

• Provides predictability and local control

• Limits liability for County and private land owners

• More common sense conservation

Why an HCP for Thurston County?

Focus Group included 36 people from:• Homebuilders and realtors• Agriculture• Cities• Conservation and Ag land groups• WA Department of Fish and Wildlife• Chambers of Commerce• Landowners• Public works and Schools

HCP evolved a lot from feedback from Focus Group

• Don’t have to go back to USFWS for another permit (permit for full expected development; and all listed and likely listed species)

• A short time to development permit issuance is key

• Developers think in per unit costs

• No MPG surveys for development permits

Key Assumptions in Current HCP

• A strong emphasis on working lands: conservation, Ag land preservation, and other benefits

• Larger, more consolidated conservation is lower cost and better for species

Key Assumptions in Current HCP

HCP Covered Habitats & Species

Prairie soils

Oak

Prairie vegetation

Open prairie

Wetland & Riparian

30-yr Projected Residential Construction

Estimates based on population projections and Thurston Regional Planning Council Buildable Lands Analysis

Residential Capacity

C6

Slide 7

C6 This is County jurisdiction, andCarolyn, 2/21/2017

30‐year impacts by covered activityALL NUMBERS ARE DELIBERATIVE

Covered Activity 30-year Projected Area of Activity (acres)

30-year Projected Impacts (functional acres)

To Minimize (func. acres)

To Mitigate (func. acres)

Residential Development 12,718 5,331 1,919 3,412Added Accessory Structures 700 290 104 185Underground tank extension or repair (temporary)

273 123 44 79

Commerical & Industrial Development 1347 955 344 611Public Service Facilities 143 89 30 57Landfill/Solid Waste Management 59 24 8 15Transportation Projects 342 184 63 118Transportation Maintenance & Work in right of way (temporary)

1101 474 161 303

Water Resources Management 136 55 19 35County Parks, Trails, and Land Management 47 39 13 25TOTAL 16,866 7,564 2,647 4,916

Compensating for a new Single Family Residence

5 acre parcel

New home & driveway

60ft envelope

9

• New home & driveway

• Impact in 60ft development envelope

• ~ 1 acre of impact area

• Habitat value less for lower preference soils and further from known gopher locations

Ways to Reduce Impacts within a Lot

High

5 acre parcel

Med

New home & driveway

60 ft envelope

• Avoid high preference soils

Low

10

Ways to Reduce Impacts within a Lot

High

5 acre parcel

Med

New home & driveway

60 ft envelope

• Avoid high preference soils

• Cluster development

Low

11

Ways to Reduce Impacts within a Lot

High

5 acre parcel

Med

New home & driveway

60ft envelope

• Avoid high preference soils

• Cluster development• Decrease 

development footprint

Low

12

Legacy conservation lands

(1,800 acres)

Temporary Working Lands Agreements

(650 acres)

Avoid impacts(3,115 acres)

Acquired conservation lands

(2,000 acres)

ALL NUMBERS ARE DELIBERATIVE

Permanent Working Lands Easements(1,800 acres)

BC1

Slide 13

BC1 Update categories based on USFWS currently-suggested namingBobby Cochran, 2/21/2017

Easements and Land Acquisition, 41%

Habitat Enhancement, 13%

Long‐term Maintenance and Monitoring, 38%

HCP Admin & Reporting, 8% ALL NUMBERS ARE DELIBERATIVE

What is driving cost in the HCP?

The full cost of habitat conservation

Variables Value Range

Acquisition Cost per Acre $4,000 to $50,000Initial Stewardship/Maintenance per acre $300 to $750On‐going Stewardship/Maintenance per acre $200 to $500Project Management per acre $200 to $600

*based on sample of 5 prairie projects in Thurston County15

The full cost of habitat conservation

Variables Value Range

Acquisition Cost per Acre $22,180 $4,000 to $50,000Initial Stewardship/Maintenance per acre $500 $300 to $750On‐going Stewardship/Maintenance per acre $300 $200 to $500Project Management per acre $300 $200 to $600

*based on sample of 5 prairie projects in Thurston County16

The full cost of habitat conservation

Variables Value Range

Acquisition Cost per Acre $22,180 $4,000 to $50,000Initial Stewardship/Maintenance per acre $500 $300 to $750On‐going Stewardship/Maintenance per acre $300 $200 to $500Project Management per acre $300 $200 to $600

17

59%

10%

31%

Elements of the Cost of Conservation

AcquisitionEnhancementMaintenance

Thurston County Habitat Conservation Plan

Cost Saving OptionsFebruary, 2017

ALL NUMBERS ARE DELIBERATIVEAgreements we need from USFWS to hold current costs

Cost saving action Results

Impact on per residential unit cost

Impact on total HCP cost

Other considerations

Credit for early action (Conservation Futures)

Important A small part of the cost

Can jump right into permitting

Credit for Legacy Lands (Get credit for $ proportion County invests)

Important A small part of the cost

Can jump right into permitting

Site performancestandards (clear and manageable)

Significant Important

Keep 5‐yr accounting benchmarks

Important Important Allows some flex on credits and debitswithin a 5‐yr period

ALL NUMBERS ARE DELIBERATIVE

Cost saving action Cost impact Drawbacks?

Impact on per residential unit cost

Impact on total HCP cost

A. Reduce build‐out assumption to 70%

No change Significant reduction Less insurance, certainty

B. Reduce  to 20‐yr permit No change Significant reduction Less insurance, certainty

C. Re‐project Countywideimpact (e.g., minimize accessory structures)

No change Significant reduction if av. of 1ac of impact and not 2ac.

Less certainty, flexibility

D. Reduce coverage (only cover listed species)

Almost no change Minor reduction No coverage if new listed species

E. Reduce coverage (only cover County activities for some species—like OSF)

Minor or no change

Important reduction Less coverage for private sector

Ways to reduce costs of HCP

ALL NUMBERS ARE DELIBERATIVE

Cost saving action Av Mitigation Fee per Residential Unit by Scenario

Drawbacks?

Impact on per residential unit cost

Impact on totalHCP cost

A. County to hold/manage mitigation lands

Almost no change Almost no change New County program, Costs

B. Redefine/Analyzeimpacts

Significant reduction

Significant reduction

Cost of restarting HCP process, uncertainty of USFWS issuing permit

C. Assume no MPG North of I‐5

Minor reduction Minor reduction Less insurance, minorsavings

Options considered but rejected