Table 5-1
City of Hercules’s Entire City Area
Minimum Needs-based General Facilities, Vehicles and Equipment Development Impact Costs
by DIF Land-use Type
DIF Land-use Type
Allocation
of Development
Costs
Development Impact
Cost Per Unit
or Square Foot
Private Residential Units $417,144 $148/Unit
Commercial Lodging Units $649,190 $1,803/Unit
Business Uses $376,500 $1.017/S.F.
It must be restated that the existing community has established the City Hall, general pool fleet, and inventory of computer/electronic equipment. In short, the current community has created 35 338
Chapter 5 General Facilities, Vehicles and Equipment
City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report more than adequate staff facilities from which future development can attain immediate benefits.
Table 5-2 identifies the average investment by residential dwelling units, commercial lodging units, and business square feet.
Table 5-2
Existing General Facilities, Vehicles, and Equipment
Community Financial Commitment Comparison
DIF Land-use Type
Allocation
of Development
Costs
Development Impact
Cost Per Unit
or Square Foot
Residential Dwelling Units $7,942,152 $876/Unit
Commercial Lodging Units $0 $0/Unit
Business Uses $2,128,811 $0.952/S.F.
RECOMMENDED IMPACT FEES
The Minimum Needs-based Impact Costs should be adopted for the two broad land uses, per Schedule 5.2 and summarized in Table 5-3. The Existing Community Financial Commitment indicates that the existing community has generated a great deal more infrastructure than will be required for future development.
RECAP OF RECOMMENDED GENERAL FACILITIES ET. AL. IMPACT FEES • General Plan Area - Adopt Schedule 5.3 for the three basic land uses.
END OF CHAPTER TEXT
36 339
Schedule 5.1
City of Hercules
2024-25 Development Impact Cost Calculation
Allocation of Project Cost Estimates
General Facilities, Vehicles and Equipment
Estimated Percent Apportioned Percent Apportioned
Line # Project Title Cost Need Dollar Cost Need Dollar Cost GF-001 City Hall Reconfiguration/Expansion $1,635,453 20.00% $327,091 80.00% $1,308,363 GF-002 Expansion Of Administrative Pool Car Fleet $129,600 20.00% $25,920 80.00% $103,680 GF-003 Electronic Specialty Equipment/Computer Hardware/Software $16,355 20.00% $3,271 80.00% $13,084 GF-004 Expansion of the Corporation Yard $203,729 20.00% $40,746 80.00% $162,983 Sub-Total General Plan Total New Project Costs $1,985,137 20.00% $397,028 80.00% $1,588,110 LESS:
Development Impact Fee Fund Balance $145,277 0.00% $0 100.00% $145,277 Total General Plan Total New Project Costs $1,839,860 21.58% $397,028 78.42% $1,442,833 Construction Needs Construction Needs
Supported by Generated by New
Other Resources Development
37 340
Schedule 5.2
City of Hercules
2024-25 Development Impact Cost Calculation
Minimum Needs-based Impact Costs
General Facilities, Vehicles and Equipment
Acre Acre Percentage Allocation of Cost Average Units
Acres Units Distribution Demand of Additional Expansion Distribution or Square Proposed Land Use Factor Factor Demand Costs Per Acre Feet/Acre Residential Dwelling Units 105.20 2,813 1.000 105.20 28.91% $417,144 $3,965 26.74 $148 per Unit Commercial Lodging 163.72 360 1.000 163.72 44.99% $649,190 $3,965 2.20 $1,803 per Unit Business Uses 94.95 370,032 1.000 94.95 26.09% $376,500 $3,965 3,897 $1.017 per S.F.
TOTAL 363.87 -- -- 363.87 100.00% $1,442,833 in Total General Facilities Development-related GP Projects or Square Foot
Undeveloped Development
Impact Fee per Unit
38 341
Schedule 5.3
City of Hercules
2024-25 Development Impact Cost Calculation
Existing Community Financial Commitment Comparison
General Facilities, Vehicles and Equipment
Acre Acre Percentage Allocation of Distribution Average Units Acres Units Distribution Demand of Existing Infrastructure of "Equity" or Square Proposed Land Use Factor Service Service Calls "Equity" per Acre Feet/Acre Residential Dwelling Units 1,278.02 9,068 1.000 1,278.02 78.86% $7,942,152 $6,214 7.10 $876 per Unit Commercial Lodging 0.00 0 1.000 0.00 0.00% $0 $0 0.00 $0 per Unit Business Uses 342.56 2,235,920 1.000 342.56 21.14% $2,128,811 $6,214 6,527 $0.952 per S.F.
TOTAL 1,620.58 -- -- 1,620.58 100.00% 10,070,963 $
8,177,266 $
1,018,647 $ in Corporation Yard
81,773 $
648,000 $
145,277 $
in General Fund Pool Vehicles
Developed Current Financial
Commitment per Unit
or Square Foot
in Total Existing General Facilities Capital Assets
in City Hall Land/Facilities
in Equity in Existing Computer/Electronic Equipment
in Existing General Facilities Impact Fee Fund Balance
39 342
Chapter 6
Public Use (Community Center) Facilities
This important component of the City’s offerings to its citizens is distinct from the Park Land and Park Improvements DIF as a separate DIF infrastructure category. This was undertaken for three reasons.
First, few parks contain a community public use center. Secondly, it is difficult to ensure that the cost for such a facility is properly included in the average park development cost per acre. Lastly and perhaps most importantly, it has been the experience of RCS staff that when the cost for community centers is included as a cost of park development, these facilities are not built. This is because the park impact fee revenues get used on the costly demand for turfed park acres with sports or passive-use park improvements.
The Existing System. The City has some facilities currently dedicated to public use; such facilities are available to community groups for meetings, classes, sports activities, and other civic functions. This category of buildings differs from General Facilities which are those used by the City staff to undertake their municipal service duties (City Hall and the City Corporation Yards as good examples).
The City owns some facilities dedicated to a specific use, such as the Ohlone Kidz Center and the Senior Center. Table 6-1 shows the City’s existing public meeting facilities.
Table 6-1
Inventory of Existing (Owned) Public Meeting Facilities Public Use Meeting Facility
Square
Feet
Hercules Public Library 21,500
Senior Center 4,052
Ohlone Community Center 1,810
Foxboro Community Center` 1,223
Ohlone Kidz Center 2,880
Lupine Kidz Center 4,320
Hercules Community Center 14,621
Teen Center 3,152
Hanna Ranch Kidz Center 4,320
Total Public Use Square Feet 57,878
Based on the net population of 26,063, the 57,878 square feet creates a standard of 1.394 square feet per resident. This standard indicates that the City is committed to providing a community center or recreation space for public groups and individuals. Table 6-2, following, demonstrates the calculation establishing the square foot standard:
[This space has been left vacant in order to place the following table on a single page] 40 343
Chapter 6 Public Use Facilities
City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report Table 6-2
Calculation of Public Use Facilities
Square Foot Standard
Existing Public Meeting Space Square Feet 57,878
Current City Population 26,063
Square Foot per Resident Standard 2.221
Demand Upon Infrastructure Created by the Development of Underdeveloped or Undeveloped Parcels. Additional residential dwelling units will increase the population, placing greater demands on the use of the existing community centers. The construction of a detached dwelling unit will create, on average, 3.501 potential new community center users. Adding a new attached dwelling will create, on average, 2.265 potential new users.
The Purpose of the Fee. The purpose of the fee is to determine the cost of expanding the community center and public-use type facilities by some 14,261 square feet to meet the added demands created by the construction of additional residential dwelling units. It should be noted that 14,261 square feet of public use facilities may not fully meet the needs of the build-out community and that the community may desire more square feet. The reference to the 14,261 square feet indicates the amount of additional public use facilities in square feet that DIFs could finance.
Table 6-3, following, demonstrates the calculation of the number of additional square feet required to maintain the existing Public Use facilities standard:
Table 6-3
Square Feet of Community Center Space
Required to Maintain Existing Standard
Residential
DIF land-use Type
Number of
Units
Anticipated
Persons per
Dwelling
Population
Generated
Detached Dwelling Units 40 3.501 140
Attached Dwelling Units 2,773 2.265 6,281
Additional City Residents from Added Dwelling Units 6,421 Square Foot per Person Existing Standard 2.221
Public Use Facilities (SF) Required to Maintain Standard 14,261 The Use of the Fee. The fee, if adopted, would be imposed, collected, and spent on the construction of additional community center space that benefits City of Hercules residents, not rehabilitation of any existing public use facility.
PF-001, Public Use Facilities Expansion – Construct up to 14,261 square feet of generalpurpose public use facilities. Public Use Facilities include, but are not limited to, gymnasiums, senior or teen centers, general-purpose community centers, libraries, galleries, etc. The 14,261 square foot figure is the amount of space that would need to be added to the City’s public use 41 344
Chapter 6 Public Use Facilities
City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report inventory to maintain the existing standard of 2.221 square feet per resident at GP build-out. If the city could not expand the existing public use facility inventory, the standard would decrease from 2.221 square feet per city resident to 1.782 square feet per city resident.
The Relationship Between the Need for The Fee and The Type of Development Project. Different types of residential dwellings generally have differing amounts of people dwelling in them.
Census data indicates the following occupancy statistics for the City:
Detached Dwelling Units ..........................................................................3.501 Persons/Unit Attached Dwelling Units ...........................................................................2.265 Persons/Unit The Relationship Between the Use of the Fee and the Type of Development Paying the Fee. The fee will be used to expand the community center's square feet in proportions consistent with the average number of persons per dwelling. Community centers would be expanded in the following amounts following, by type of residential dwelling:
Detached Dwelling Unit........3.025 Persons per Unit X 1.394 Square Feet = 7.78 Square Feet Attached Dwelling Unit .........2.265 Persons per Unit X 1.394 Square Feet = 5.03 Square Feet
The Relationship Between the Amount of the Fee and the Cost of the Portion of the Facility Attributed to the Development Project. The cost of adding 2.221 square feet of building space per person is roughly $1,573.58 based upon a $695 per square foot for construction and $13.50 for parcel hardscape improvements based on a $4.50 per square foot cost and a floor area ratio of 0.333). A detached dwelling unit with 3.501 persons would require 7.78 square feet of public meeting space at a cost of $5,509 (7.78 square feet X $708.50 per square foot, rounded). An attached dwelling unit requires 3.16 square feet of public meeting space at a cost of about $3,564 (5.03 square feet X $708.50 per square foot).
Resulting DIFs. Table 6-4 indicates the proposed Public Meeting Facilities DIF.
Table 11-4
Summary of Public Use Facilities Impact Fee
DIF Land-use
Type
Impact Fee
Per Unit
Detached Dwelling Unit $5,509
Attached Dwelling Unit $3,564
[This space has been left vacant to place the Chapter recommendations on a single page] 42 345
Chapter 6 Public Use Facilities
City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report
RECAP OF RECOMMENDED PUBLIC USE FACILITIES IMPACT FEES
• General City - Adopt Schedule 6.1 for the two basic residential dwelling categories.
END OF CHAPTER TEXT
43 346
Schedule 6.1
City of Hercules
2024-25 Development Impact Cost Calculation
Public Use Facilities
Buidling
Square Feet
Hercules Public Library 21,500
4,052
1,810
1,223
2,880
4,320
14,621
3,152
4,320
0 57,878
Current Population 26,063
Square Foot per Resident Standard 2.221
$695.00
$13.50
$708.50
$708.50
2.221
$1,573.58
Cost per Land Use Density per Total
Residential Dwelling Unit Dwelling Unit Resources
Detached Dwelling Unit 3.501 $5,509
Attached Dwelling Unit 2.265 $3,564
Cost per New Resident
Total Cost for a Single Square Foot of Public Use Space Total Cost for one Square Foot of Public Use Space
Square Foot per Resident Standard
Facilities Represented in Existing DIF Fund Balance (no existing DIF)) Average Public Use Facility Construction Cost per Square Foot Parcel Hardscape Improvements, $4.50 S.F. and 0.333 Floor Area Ratio Existing City-owned Public Use Facilities Square Feet
Teen Center
Hanna Ranch Kidz Center
Senior Center
Ohlone Kidz Center
Hercules Community Center
Lupine Kidz Center
Foxboro Community Center
Ohlone Community Center
44 347
Chapter 7
Parkland Acquisition and
Park Infrastructure Development
This Chapter summarizes the City's existing inventory of parks and identifies the ratio of parkland per resident allowable under the Quimby Act (§66477 of the Government Code)10 for residential developments involving the subdivision of land and the Mitigation Fee Act (§66000 of the Government Code) for the construction of residential developments not involving the subdivision of land. The existing per capita standard is then utilized to calculate the park dedication requirement for future residential development.
EXISTING PARKS AND RECREATION SYSTEM
Intensive parks and park recreational facilities constitute one of the City of Hercules's greatest challenges with respect to facilities for both current residents and future citizens. The provision of a well-planned park system, with a variation in the size and nature of facilities offered, is an important amenity to residents of any city, including the City of Hercules. A mixture of passive and active uses and facilities and programs that appeal to a broad spectrum of potential park users is considered optimal in most urban cities. A city’s park system and inventory of open space are often a major factor in the selection of a place to live. The current acres dedicated to park use will serve well to meet the City’s current needs. However, if the number of improved active/passive park acres remains static at 59 acres, they will not continue to meet recreational demands in light of the increase in the City’s population.
The anticipated increase in the City's population due to future residential development will significantly impact the City's park system. This growth will necessitate additional baseball fields and adequate space for various athletic activities. In light of this projected growth, the City's challenge will be to provide new facilities and parkland to meet the recreational needs of these new residents. Without proactive measures such as additional parkland acquisition and continued development of currently underutilized parkland, the City's parks will become overcrowded and overused, leading to a negative experience for park users.
Existing Parks. The City currently owns approximately 58.19 acres of parkland, most of it developed. Duck Pond, Refugio Valley, Ohlone, and Hanna Ranch are the City’s largest developed parks, representing over 65% of the park system acreage (when only traditional improved parks are considered) and providing the greatest variety of sports and passive uses.
Table 7-1, on the following page, is an inventory of the existing park acreage. [This space left vacant in order to place the following table on a single page].
10. Adoption of a Quimby Act Fee requires a park “plan”. 45 348
Chapter 7 Park Land Acquisition and Park Infrastructure Development City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report Table 7-1
Inventory of Owned and Developed Parkland
Park or Space
Name
Owned
Park Acres
Developed
Park Acres
Bayside Park 0.70 0.70
Duck Pond Park 6.80 6.80
Foxboro Park 3.60 3.60
Frog Pad Park 1.00 1.00
Hanna Ranch Park 10.20 10.20
Ohlone Park 8.20 8.20
Railroad Park 0.60 0.60
Refugio Valley Park 12.70 12.70
Shoreline Park 2.60 2.60
Woodfield Park 6.00 6.00
Beechnut Park 4.70 4.70
Shasta Park 0.50 0.50
Sierra Park 0.40 0.40
Park/OS Equivalent in Fund Balance 0.19 0.19
Total Park Acres 58.19 58.19
City De Facto Park Standard. Table 7-2 compares the acreage of parks to the City of Hercules's current population. It indicates that the City presently possesses a total standard of 2.266 acres of owned parkland per 1,000 residents (58.19 acres ÷ [26,063 residents ÷ 1,000], rounded). This average is lower than the benchmark of 3.0 acres per 1,000 persons contained in Section 66477 of the California Government Code relating to the dedication of parks.
Table 7-2
Calculation of Actual City-owned Improved Park Acres Standard Owned
Acres
Developed
Acres
Total Park Acres 58.19 58.19
Current City Population 26,063 26,063
Population Divided by 1,000 26.063 26.063
Park Acres per 1,000 Population 2.233 2.233
The Quimby Act, to be discussed later, allows a minimum standard of 3.0 acres per thousand residents even if the City does not reach that standard. The Quimby minimum of 3.0 acres per 1,000 residents is greater than the current average of 2.233 acres per 1,000 residents. Thus, the Quimby allowable minimum of 3.0 acres per 1,000 will be used in the remainder of the Chapter for park construction. The 3.0 acres per 1,000 residents will be the standard used to calculate the parkland acquisition and park improvements development impact fee. Though not relevant to the City of Shafter, the Quimby Act has a cap of 5.0 acres per thousand residents (Government Code §66447 (a) (2).
46 349
Chapter 7 Park Land Acquisition and Park Infrastructure Development City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report Planned Park Improvements. In addition to the ongoing improvement of the existing 58.19 acres11, the City will need to acquire 19.26 park acres, per Table 7-3, and develop these new parks to serve the additional 6,421 residents anticipated to live in the City.
Table 7-3
Calculation of Required
Park Acres per Allowable Standard
General Plan Anticipated Population Increase 6,421
Additional Population Divided by 1,000 6.421
Allowable Standard in Acres/1,000 3.00
Park Acres Required to Maintain Standard 19.26
These general improvements are outlined below:
PK-001 Parkland Acquisition and Improvements – Acquire land for and make improvements to a composite of 19.26 acres of parkland. The parkland could be any type of park, community, sports, neighborhood, historical, etc. Should the City be unable to finance any additional parkland by GP build-out of the 2,813 anticipated residential dwelling units, the standard would drop from
2.266 acres per 1,000 residents to 1.819 acres per 1,000 residents or a 20% decrease from the existing level of service (LOS).
PK-002, Existing Park Fund Balance Projects – This represents the use of the $136,960 in the existing Park Fund Impact Fee balance.
The 19.26 acres could be constructed in any of the following configurations:
Mini or “Pocket” Parks - These are the smallest of the park designations and, though generally not planned due to higher maintenance costs, usually are the result of acquiring an unusual parcel of land, sometimes with historical significance. The City’s Sierra, Beechnut, and Railroad parks best demonstrate this category.
Local or Neighborhood Parks - These parks are generally five to ten acres and serve local (1/4 mile walk-in distance) users. Not surprisingly, the City has a number of these parks. Woodfield, Ohlone, and Duck Pond Park are good examples of this category.
Community or Sports Parks - These parks are most functional when they are twenty acres or larger and are designed to meet the needs of the entire community. Often, ten-to-twenty-acre parks are forced to act as community or sports parks. These needs include youth and adult sports organizations, clubs or associations, and large-scale community events such as 4th of July celebrations or festivals. Refugio Valley and Hana Ranch Park are perfect examples of community or sports parks.
The park and recreation improvements that could be contained within the almost 19.26 needed acres and the existing standard (Table 7-1) are both consistent with the City's Park and Recreation Element of the General Plan.
11. The Quimby Act does allow for the use of receipts raised by the adoption of a Quimby Act park Impact Fee to be used for rehabilitation of existing park configurations.
47 350
Chapter 7 Park Land Acquisition and Park Infrastructure Development City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report
CALCULATION OF PARK DEDICATION STANDARD
Unlike the other facilities discussed in this Report, the California Government Code contains enabling legislation for the acquisition and development of community and neighborhood parks by a City. This legislation, codified as Section 66477 of the Government Code and known commonly as the "Quimby Act," establishes criteria for charging new development for park facilities based on specific park standards. This Report will recommend the adoption of Quimbystyle park fees over an AB 1600-style DIF for developments requiring the subdivision of land and an AB 1600 fee for non-subdivided land.
Allowable Park Standard As stated earlier, under §66477 of the Government Code, the City may charge new residential development based on a standard of 3.0 acres per 1,000 residents even if the City does not presently possess a ratio of 3.0 acres per 1,000 for the existing population.
The Government Code also enables a city to charge development based on a standard higher than 3.0 acres (to a maximum of 5.0 acres) if the City currently exceeds the minimum benchmark ratio of 3.0 acres per 1,000 residents.
The law states that "if the amount of existing neighborhood and community park area ... exceeds the [3 acres of park area per 1,000 people] limit ... the legislative body may adopt the calculated amount as a higher standard not to exceed 5 acres per 1,000 persons”. 12 The City may require
park fees provided that the City meets certain conditions, including:
• The amount and location of land to be dedicated or the fees to be paid shall bear a reasonable relationship to the use of the park by the future inhabitants of the subdivision. • The legislative body has adopted a general plan containing a recreational element, and the park and recreational facilities are in accordance with definite principles and standards contained therein.
• The city ... shall develop a schedule specifying how, when, and where it will use the land or fees, or both, to develop park or recreational facilities ... Any fees collected under the ordinance shall be committed within five years after the payment of such fees.
Determination of a Park Standard. As previously identified, the City currently has 2.233 acres of owned and developed park acres/1,000 residents. The Quimby Act allows the City to adopt a standard of 3.0 acres per thousand as the low-end threshold. However, the 3.0 acres per 1,000 residents standard is the highest standard that can be adopted under the Quimby Act without actually maintaining a standard higher than 3.0 acres/1,000.
CALCULATION OF IMPACT COSTS
Once a per capita standard for parks is determined, the impact of residential development on the city's park system can be computed as follows:
Parkland Acquisition Costs. Land costs will vary significantly from one park to another. The parkland to be acquired must be suitable for park construction and is conservatively estimated at approximately $250,000 per acre which is used in the park DIF calculation. However, the use of this figure could be criticized if a developer can show that the cost of the residential land they are
12. California Government Code, Title 7, Division 2, Section 66447 (b). 48 351
Chapter 7 Park Land Acquisition and Park Infrastructure Development City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report developing is currently valued at less than the $250,000/acre acquisition figure. The fee recommendation at the end of the Chapter will recognize this challenge.
Park Improvements Construction Costs. Park improvement construction costs are based upon a schedule (Appendix E) of common park improvements based on the size of the park and costs from various construction bids received by other clients, as the City does not have any more recent full park construction history. Public use facilities were not included in the cost calculation.
Average Park Acquisition, Development, and Maintenance Vehicles and Facilities Cost per Capita. The combined cost of parkland acquisition, park improvements development, and support facilities cost is $287,500 per acre ($250,000/acre for land acquisition, $37,500 per acre for grading and contiguous infrastructure). If the City were to charge development for the maximum allowable amount of park acreage as allowed in the Quimby Act, then the City would need to acquire 3.0 acres of new parkland for every potential 1,000 new residents to the City. The 3.0 acres of land acquisition and development per 1,000 persons would be $2,200,973 or about $2,200.97 per new resident. Schedule 7.1 calculates the cost to develop 3.0 acres, again representing the required parkland cost for 1,000 persons.
Average Cost per Dwelling Unit. Schedule 7.1 further calculates the cost per dwelling unit based on the per-person parkland acquisition and improvement costs of $2,200.97 (Schedule 7.1) and the average number of persons per unit for each housing category. Detached dwelling units have the highest number of persons per dwelling unit (@ 3.501 per unit) and consequently carry the highest impact fee, $7,706 per unit ($2,200.97 X 3.501 persons per unit, rounded). Attached dwelling units have an average of 2.265 persons per unit and need to be assessed at $4,986 ($2,200.97.47 X 2.265 rounded). Table 7-4 summarizes the calculated and recommended fees for each of these three residential categories. Schedule 8.1 provides greater park calculation detail and a complete schedule of Parkland Acquisition and Park Improvements DIFs for each of the three dwelling unit types.
Table 7-4
Summary of Park Development Fees for
Residential Dwelling Construction
DIF Land-use
Type
Development
Impact Cost
Detached Dwelling Unit $7,706/Unit
Attached Dwelling Unit $4,986/Unit
The DIFs for detached dwelling residential development involving the subdivision of land, as identified in Table 7-4, should be adopted under the auspices of the Quimby Act. The DIFs for residential dwelling units not requiring the sub-division of a privately owned parcel will need to be adopted as a Government Code § 66000 supported DIF.
13 Park Acquisition and DIF Calculation Example. Developers have been allowed to donate sites in the past, and it is in the city's best interest to continue this practice. The size of the park needed to serve the proposed residential development is calculated by multiplying the number of single and detached residences to be developed by the average number of people living in the units.
13. This is required because the Quimby Act is referenced in the State Subdivision Code 49 352
Chapter 7 Park Land Acquisition and Park Infrastructure Development City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report Land Acquisition Cost Adjustment Challenge. As mentioned previously, the use of $250,000 as the parkland cost is based upon the assumption that park acreage would likely be close in proximity and thus similar in cost to residential land value of the project the park is intended to serve. However, if the developer or contractor of a dwelling can provide evidence (acceptable to the City) in the form of a recent appraisal of the property they will be developing that the current land value is worth less than the pre-graded $250,000/acre or $5.74/square foot cost, the DIF could be adjusted downward accordingly by placing the actual cost of land acquisition into the calculation identified in Schedule 8.1. Again, if the City wishes to adopt such an adjustment, the terms under which the challenge may be made and proved should be included in the Impact Fee Ordinance.
RECAP OF RECOMMENDED PARKLAND ACQUISITION AND PARK INFRASTRUCTURE
DEVELOPMENT IMPACT FEES
Residential Housing - Adopt Schedule 7.1 for Parkland and Park Improvements for the two basic residential land uses.
Consideration creation of a DIF Fund titled “Quality of Life Infrastructure” and deposit of all revenues from the Library, Public Use Facilities, Parkland Acquisition, and Park Improvements impact fees into this Development Impact Fee Fund.
END OF CHAPTER TEXT
50 353
Schedule 7.1
City of Hercules
2024-25 Development Impact Cost Calculation
Parkland and Open Space Acquisition and Park Improvements (both Quimby and Mitigation Fee Act Calculations)
Existing Improved/
Park Constructed
Acres Park Acres
0.70 0.70
6.80 6.80
3.60 3.60
1.00 1.00
10.20 10.20
8.20 8.20
0.60 0.60
12.70 12.70
2.60 2.60
6.00 6.00
4.70 4.70
0.50 0.50
0.40 0.40
0.19 0.19
58.19 58.19
26,063 26,063
26.06 26.06
2.233 2.233
3.000 3.000
$446,158
$250,000
$37,500
Total Cost per Acre $287,500 $446,158
$862,500 $1,338,473
1,000.00 1,000.00
$862.50 $1,338.47
Occupants/ Land Park Total Park
Dwelling Acquisition Construction Costs
$862.50 $1,338.47 $2,200.97
Detached Dwelling Unit 3.501 $3,020 $4,686 $7,706
Attached Dwelling Unit 2.265 $1,954 $3,032 $4,986
Duck Pond Park
Refugio Valley Park
Park/OS Equivalent in Fund Balance
Railroad Park
Hanna Ranch Park
Population Served by Standard
Minimum Acres/1,000 Population Standard
Total Acres (Owned/Developed)
Frog Pad Park
Ohlone Park
Shoreline Park
Woodfield Park
Beechnut Park
Cost per Additional Resident
Current Population
Population/1,000
Current Standard
Acquisition/Construction Cost per Resident
Construction Cost per Acre
Land Acquisition Cost per Acre
Cost X 3.0 Acre/1,000 Residents Standard
Grading/Contiguous Infrastructure
Shasta Park
Sierra Park
Park Name
Bayside Park
Foxboro Park
51 354
Appendix A
Summary of Recommendations
52 355
Summary of Recommendations
Chapter 3 – Law Enforcement Facilities, Vehicles, and Equipment • Create a DIF Fund titled Law Enforcement Facilities, Vehicles and Equipment. • Adopt Schedule 3.2 for the six land uses within the City.
Chapter 4 – Storm Drainage Collection System Facilities • Create a DIF Fund titled Storm Drainage Collection System. • Adopt Schedule 4.2 for the six land uses within the City.
Chapter 5 - General Facilities, Vehicles, and Equipment • City Wide - Adopt Schedule 5.2 for the six basic land uses.
Chapter 6 - Public Use (Community Center) Facilities
• Create a DIF Fund titled Public Use Facilities.
• Adopt Schedule 6.1 for the two differing residential land uses.
Chapter 7 - Park Land Acquisition and Park Infrastructure Development • Residential Housing - Adopt Schedule 7.1 for Park Land and Park Improvements for the two basic residential land uses.
• Consider creating a DIF Fund titled “Quality of Life Infrastructure” and depositing all revenues from the Public Use Facilities, Park Land Acquisition, and Park Improvements impact fees into this Development Impact Fee Fund.
53 356
Appendix B
Detailed Land Use Database
54 357
City of Hercules
Expanded Land-use Database
2025-26 Development Impact Cost Calculation
Total - Land-use Database
Summary of A, B and C Below Acres # of Units Acres # of Units Acres # of Units Detached Dwelling Units 983.30 5,795 8.18 40 991.48 5,835 Attached Dwelling Units 294.72 3,273 97.02 2,773 391.74 6,046 Commercial Lodging Units 0.00 0 163.72 360 163.72 360
Retail, Office & Service Uses (SF) 155.60 1,485,950 89.99 316,811 245.59 1,802,761 Industrial Uses (SF) 67.40 364,885 3.96 50,000 71.36 414,885 Institutional Use (SF) 119.56 385,085 1.00 3,221 120.56 388,306 Total - All City 1,620.58 363.87 363.87
Residential Dwelling Units 1,278.02 9,068.00 105.20 2,813.00 1,383.22 11,881 Commercial Lodging 0.00 0.00 163.72 360.00 163.72 360
Business Uses 342.56 2,235,920.00 94.95 370,031.85 437.51 2,605,952 Summary Sub-Total 1,620.58 2,244,988 363.87 373,204.85 1,984.45 2,618,193 A. Existing Development
Acres # of Units Acres # of Units Acres # of Units
Detached Dwelling Units 983.30 5,795 983.30 5,795
Attached Dwelling Units 294.72 3,273 294.72 3,273
Commercial Lodging Units 0.00 0 0.00 0
Retail, Office & Service Uses (SF) 155.60 1,485,950 155.60 1,485,950 Industrial Uses (SF) 67.40 364,885 67.40 364,885
Institutional Use (SF) 119.56 385,085 119.56 385,085
Sub-total - Vacant Land 1,620.58 0.00 0.00
B. Development Opportunities
from Remaining Vacant Land Acres # of Units Acres # of Units Acres # of Units Detached Dwelling Units 8.18 40 8.18 40
Attached Dwelling Units 97.02 2,773 97.02 2,773
Commercial Lodging Units 163.72 360 163.72 360
Retail, Office & Service Uses (SF) 89.99 316,811 89.99 316,811 Industrial Uses (SF) 3.96 50,000 3.96 50,000
Institutional Use (SF) 0.00 0 0.00 0
Sub-total - Vacant Land 0.00 362.87 362.87
Existing Development Potential Development Total General Plan Build-out Existing Development Potential Development Total General Plan Build-out Existing Development Potential Development Total General Plan Build-out 55 358
Appendix
Application of Development
Impact Fees on Accessory
Dwelling Units
56 359
Application of Development Impact Fees Upon Accessory Dwelling Units Application of Development Impact Fee on Accessory Dwelling Units. The approach that is recommended for the calculation of DIFs for application to the construction of ADUs is to make it a function of the demand of one detached dwelling unit as is consistent with current State statutes.
One can assume that the State identified them as function of a detached dwelling DIF as they more closely resemble detached dwellings, albeit smaller in size, as they are largely located within detached dwelling neighborhoods and will likely function as such.
The application of an ADU DIF as a function of a Detached Dwelling is consistent with the recently Chaptered Government Code, Title 7, Division 1, Chapter 13, Article 2 (attached as Attachments A to E).
Section 66324.
(3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit less than 750 square feet. Any impact fees charged for an accessory dwelling unit of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.
The following Table is an example of a proposed 750-square-foot accessory dwelling unit to be constructed behind a 3,000-square-foot primary dwelling unit. The 750 square feet ADU represents 25.0% of the 3,000 square foot primary unit (750 SF/3,000 SF= 25.0%). The City will also receive a spreadsheet application enabling staff to make other such calculations depending on the facts presented within the ADU application.
Existing Mitigation Fee Act Findings. The five required Government Code §66000 findings within each chapter would apply to the imposition/collection of ADU DIFs. The fees collected would be used to finance the same projects limited for use in that DIF-defined area in each corresponding infrastructure chapter in the 2025-26 Development Impact Fee Calculation and Nexus Report.
Square Feet of Attached Dwelling Unit (ADU) 750
Square Feet of Primary Dwelling Unit 3,000
Ratio of ADU to Primary Unit 25.0%
Detached Dwelling Unit Impact Fee $14,101
ADU Impact Fee $3,525
57 360
Appendix
AB-602 Justification
58 361
AB-602 Justification
Findings in Support of Continuation of City Policy to Impose Residential Development Impact Fees on a Per Unit Basis AB-602 (Gov't C. sections 66016.5(a)(5)(A) and (B)) states that if the City adopts a calculation and nexus study after July 1, 2022, it must either "calculate a fee imposed on a housing development project proportionately to the square footage of proposed units of the development" or make the following findings:
(i) An explanation as to why square footage is not an appropriate metric to calculate fees imposed on housing development projects.
(ii) An explanation that an alternative basis for calculating the fee bears a reasonable relationship between the fee charged and the burden posed by the development. (iii) That other policies in the fee structure support smaller developments or otherwise ensure that smaller developments are not charged disproportionate fees.
The City is not required to have a financial element in the City's General Plan document. Thus, a properly calculated Development Impact Fee Calculation and Nexus Report functions as the de-facto financial plan in support of the City's General Zoning Plan. It identifies the anticipated service demands by infrastructure based on averages and lays out a fair and reasonable method with which to finance the required capital projects and acquisitions necessary to accommodate those anticipated new service demands.
The City of Hercules has expressed that it will continue to impose residential development impact fees based upon the same manner that additional development service demands are calculated – by type of average unit. The City will not impose development impact fees based on residential development projects proportionate to the square footage of proposed units for completing the City's General Plan.
The current set of fees fosters greater accuracy in planning and provides the City with the required level of certainty in impact fee collection.
The California Mitigation Fee Act (Government Code §66000, et. seq.), which was first established in 1987, specifies that every public agency that adopts development impact fees must provide the essential calculation and nexus report with fees calculated upon data that is as empirical as possible.
AB-602's Proportionate to Square Footage is based upon a presumption that a smaller detached dwelling creates less local government service demands than a larger detached dwelling. AB-602 does not offer any peer-reviewed, third-party empirical data that substantiates that a smaller square foot detached dwelling unit creates less municipal service impacts than a larger square foot detached dwelling. As such, the City has determined the best practices for both managing development and obtaining adequate impact fee financing for the development-generated infrastructure as identified in this Report.
The City's zoning code allows for identification of the use of privately held land and, in some cases, primarily business uses, provides for a maximum Floor Area Ratio (FAR) that limits the amount of square feet that can be constructed on an acre of business space. No such limitation is placed upon the construction of a detached dwelling unit (AKA "single-family residence"). The detached dwellings can be a size that the developer determines to be a marketable product.
This Report indicates that the City (using recent GIS data) has 8.18 acres zoned for detached dwellings.
Approximately 4.89 detached dwelling units per acre equates to an additional 40 detached dwellings to be constructed by General Plan build-out of the City. However, the City does not have any information on how many square feet any of these 40 detached dwelling units will be, that is, within applicable zoning, determined by the developers of the various parcels.
59 362
AB-602 Justification
This Report employs the most defensible empirical sources appropriate to the demands of that particular infrastructure to determine the average demands of an average detached dwelling. These sources determine demand by an average detached dwelling but do produce this demand data for various-sized detached dwellings. Such data is not available.
The amount of and complexity of any City's infrastructure defines (in all or part) the Level of Service (LOS) of that infrastructure, not just currently but in perpetuity. This makes the one-time DIF financing of any City's infrastructure that much more important. It takes balance to accommodate development with the police responses within the desired standard. It will take a combination of additional law enforcement station space, response and support vehicles, and specialty equipment to support the required officers (non-impact supported). The importance of having a properly calculated and documented DIF schedule in order to accommodate development-related demands cannot be overstated. The same concept holds true for the two labor-intensive public safety services and the infrastructure-intensive services, such as storm drainage collection.
The collection of an impact fee to raise capital revenue for development-based demands is onetime but represents the municipal service needs of that dwelling unit as long as that structure exists. Thus, the argument that any new detached dwelling will generate less municipal service demand based on its smaller square footage is divorced from the reality that any particular residential dwelling may have different occupants over 50 years (e.g., a home for a family of four to a single resident).
Police Calls-for-Service (CFS) - For the calculation of Police demand data, RCS used Hercules- sourced GIS-based calls-for-service matched up with geolocation software. As an example, in 2023, there were 13,856 calls-for-service logged into the dispatch data to the 5,795 existing detached dwellings for an average of 0.511 calls-for-service to a single detached dwelling. Again, the City does not know what size these detached dwellings are, so could not possibly determine the total square feet of 5,795 detached dwellings or the individual square footage of each of those 5,795 dwellings. GIS data does not include the size of each residential dwelling in the City.
Storm Drainage - The storm runoff from a 1,800 square foot single-floor residence is the same as the storm runoff from a 3,600 square foot two-story building. Both have a 1,800-square-foot pad, so a 50% fee for the 1,800-square-foot home compared to the 3,600-square-foot home would be inequitable and unsupported by data. This Report utilizes rainfall runoff data from the San Bernardino Hydrology Manual (1986). Williamson and Schmidt, Irvine, CA, Figure C-4. The document indicates that the coefficient of drainage for a development of homes close to seven units per acre is 0.775. No such data is available for large versus small homes.
Quality of Life Infrastructure (parks, aquatic facilities, libraries, and community centers) - Quality of Life standards are based on current population numbers. As an example, there are 36,378 square feet of public use facilities (i.e., community centers). An existing population of 26,091 residents creates an existing standard of 1.394 square feet of public use facilities per resident. A fee for a new square foot of public use facility is determined and then multiplied by the empirically-based average number of persons per type of residential dwelling. These impact fees are generally based on census data that identifies an average number of persons per type of dwelling unit. In Hercules, those figures are 3.501 persons per detached dwelling and 2.265 per attached dwelling unit (see Table 2-4). The Census data does not determine these figures by the dwelling unit size, and thus, they represent the most empirically driven data. Anecdotally, there are likely 1,300 square foot dwellings with anywhere from one, two, or six residents, just as there can be in a 2,600 square foot home. Therefore, an average based on the type of dwelling is far more empirical than dividing the average cost by some unsubstantiated average dwelling size. By doing so, larger residential dwellings could be treated unfairly if they end up being assessed a greater amount in order to balance or subsidize the smaller detached dwelling units based upon the presumption (non-empirical data) that these smaller detached dwelling units somehow create lesser dwelling densities than would a larger unit. Such a subsidy flies in the face of The Mitigation Fee Act.
60 363
AB-602 Justification
Importance of a Static or Average Development Impact Fee Schedule. The City must be able to depend on the collection of sufficient impact fee revenues with which to finance development-generated projects necessary to accommodate new development with adequate and sufficient service levels without decreasing the existing levels of service. This assurance will be diminished should the City choose a per residential square foot impact fee schedule. As an example, if a City has identified that a 3,850 square-foot basic 2X2 fire station is required to service an area with about 3,000 average detached dwellings. However, if a greater proportion of the 3,000 homes were far smaller than the City had anticipated, the City would not have adequate DIF revenue to construct that station. With a flat fee representing an average demand per unit, the City can have greater confidence in receiving the DIF revenue necessary to construct that station and thus respond to those 3,000 detached dwellings, regardless of the size of the detached dwellings.
The City's development practices neither favor nor penalize any one land use over another. Nor are the city's policies unfair regarding any one land use. For residential units based upon empirically based averages, all are assessed the same fee; no developer is charged disproportionately. The type of dwelling unit drives the fee, not the square footage. For residential units, all are assessed the same fee; none are charged disproportionately.
Since the City does not impose per square-foot-based impact fees, it also does not apply such fees on any room addition to a residential dwelling.
DIFs for non-residential uses (i.e., the variety of businesses) have always been calculated and imposed on a per-square-foot basis as empirical data is available for those uses. Additionally, each business use (see Table 2-1) has differing maximum allowable floor area ratio (FAR).
The City is mindful that the state is encouraging the construction of smaller detached dwellings and is assuming that these types of residential dwellings create lesser demand merely because they are smaller.
However, given the lack of any empirical data supporting such an assumption, the City feels obligated to adopt residential impact fees that are fair to all developers of residential dwellings, regardless of size. In the end, the City has determined to err on the side of fair treatment of all residential development.
In conclusion, given the empirically-based and significant effort spent on identifying the number and capacity of increasing infrastructure projects needed to accommodate the planned-for and anticipated new development and the fair means demonstrated in the calculation and Report, the City has determined that the empirically driven per Unit residential fee is the most appropriate metric with which to calculate and fairly impose the City's schedule of impact fees.
61 364
Appendix
ark Construction
Cost Average
62 365
Appendix E
Detailed Park Improvements - Unit Costs/Average Cost per Acre Calculation 2024 Unit ENR % Current Cost Unit
Public Imps, Road/curb, gutter, etc. $121 Linear Foot 151.5% $183.32 Linear Foot 1,680 $307,978 3,360 $615,955 3,780 $692,950 Large Park Grading/Irrigation/Turf $25,500 Acre 151.5% $38,630 Acre 0 $0 15 $579,450 20 $772,600 Small Park Grading/Irrigation/Turf $30,600 Acre 151.5% $46,360 Acre 5 $231,800 0 $0 0 $0 Plant Material:
Trees-5, 24 Gallon Box/Acre $200.00 Each 151.5% $303.01 Each 25 $7,575 75 $22,726 50 $15,151 Trees-15, 15 Gallon/Acre $100.00 Each 151.5% $151.50 Each 75 $11,363 225 $34,088 300 $45,450 Shrubs-10, Five Gallon $19.00 Each 151.5% $28.79 Each 50 $1,440 150 $4,319 100 $2,879 Shrubs-30, One Gallon $7.00 Each 151.5% $10.61 Each 150 $1,592 450 $4,775 300 $3,183 Play apparatus
Play Apparatus - Large $120,000 Lot 151.5% $181,810 Lot 0 $0 1 $181,810 1 $181,810 Large Apparatus Curbing, 450' $18.50 Linear Foot 151.5% $28.03 Linear Foot 0 $0 450 $12,614 450 $12,614 Play Apparatus - Medium $80,000 Lot 151.5% $121,200 Lot 1 $121,200 2 $242,400 1 $121,200 M'edium Apparatus Curbing, 375' $18.50 Linear Foot 151.5% $28.03 Linear Foot 375 $10,511 750 $21,023 375 $10,511 Play Apparatus - Small $40,000 Lot 151.5% $60,600 Lot 0 $0 2 $121,200 1 $60,600 Small Aparatus Curbing, 225' $18.50 Linear Foot 151.5% $28.03 Linear Foot 0 $0 450 $12,614 225 $6,307 Apparatus Safety Surface $2.50 Square Foot 151.5% $3.79 Square Foot 8,789 $33,310 36,562 $138,570 24,609 $93,268 Buildings:
Restroom - Small $60,450 Each 151.5% $91,580 Each 0 $0 1 $91,580 1 $91,580 Restroom - Large $102,300 Each 151.5% $154,990 Each 0 $0 1 $154,990 1 $154,990 Electrical Service Extension $15,000 Each 151.5% $22,730 Each 0 $0 2 $45,460 2 $45,460 Equipment Storage Facility $55,800 Each 151.5% $84,540 Each 0 $0 0 $0 1 $84,540 Combined Restroom/Concession $167,400 Each 151.5% $253,620 Each 0 $0 1 $253,620 2 $507,240 Parking Lot
Parking Space 4" A.C. W/6" Rock base $1,627.50 Space 151.5% $2,465.74 Square foot 8 $19,726 150 $369,861 400 $986,296 V-gutter $7.44 Linear Foot 151.5% $11.27 Linear Foot 96 $1,082 1,800 $20,286 4,800 $54,096 Drain Inlet $744 Each 151.5% $1,127.19 Each 1 $1,127 8 $8,454 20 $22,544 Drain Inlet Connector $1,209 Each 151.5% $1,831.69 Each 1 $1,832 8 $13,738 20 $36,634 Storm Drainage Collection Line $18.00 Linear Foot 151.5% $27.27 Linear Foot 144 $3,927 2,700 $73,629 7,200 $196,344 Drive Approach $1,674 Each 151.5% $2,536.00 Each 1 $2,536 4 $10,144 6 $15,216 Perimeter Curbing $9.30 Linear Foot 151.5% $14.09 Linear Foot 490 $6,904 3,600 $50,724 9,600 $135,264 Parking Lot Striping $0.28 Linear Foot 151.5% $0.42 Linear Foot 80 $34 1,500 $630 4,000 $1,680 Exterior Street Lighting Standards $1,674 Each 151.5% $2,536.00 Each 4 $10,144 18 $45,648 20 $50,720 Lot Signage $186 Lot 151.5% $281.80 Lot 1 $282 3 $845 3 $845 Storm Drainage Facilities (in park)
Inlets $744 Each 151.5% $1,130 Each 2 $2,260 30 $33,900 40 $45,200 Connections $1,209 Each 151.5% $1,830 Each 2 $3,660 6 $10,980 8 $14,640 Lateral (to arterial) $18.00 Linear Foot 151.5% $27.27 Linear Foot 1,050 $28,634 4,725 $128,851 6,300 $171,801 Sewer Facilities
Connection to Arterial $1,860 Lot 151.5% $2,820 Lot 0 $0 2 $5,640 2 $5,640 Line in Street $14.50 Linear Foot 151.5% $21.97 Linear Foot 0 $0 120 $2,636 120 $2,636 Line in Park $12.50 Linear Foot 151.5% $18.94 Linear Foot 0 $0 630 $11,932 630 $11,932 Fire Hydrant $2,790 Each 151.5% $4,230 Each 1 $4,230 4 $16,920 5 $21,150 Park Lighting
Walkway Lighting Standards $1,256 Each 151.5% $1,900 Each 0 $0 252 $478,800 235 $446,880 Duct Work/Wiring $767 Each 151.5% $1,160 Each 3 $3,480 12 $13,920 5 $5,800 Walkway Electical Wiring $15 Linear Foot 151.5% $20 Each 0 $0 13,120 $262,400 8,830 $176,600 Water Facilities
3" Meter $1,860 Each 151.5% $2,820 Each 1 $2,820 1 $2,820 1 $2,820 #" Backflow Device $2,325 Each 151.5% $3,520 Each 1 $3,520 1 $3,520 1 $3,520 Line in Street $11.16 Linear Foot 151.5% $20 Linear Foot 1,320 $26,400 120 $2,400 120 $2,400 Water Fountains $651.00 Each 151.5% $990 Each 1 $990 8 $7,920 12 $11,880 Fountain Lines in Park $11.16 Linear Foot 151.5% $20 Linear Foot 200 $4,000 1,000 $20,000 1,000 $20,000 Benches/Tables
Concrete Picnic Tables $750 Each 151.5% $1,140 Each 4 $4,560 60 $68,400 30 $34,200 7' x 10' Cement Table Pads $1,050 Each 151.5% $1,590 Each 4 $6,360 60 $95,400 30 $47,700 Individual BBQ Grills $326 Each 151.5% $493.90 Each 2 $988 30 $14,817 10 $4,939 Concrete Benches $325 Each 151.5% $492.39 Each 4 $1,970 30 $14,772 15 $7,386 3' x 6' Concrete Bench Pads $270 Each 151.5% $409.06 Each 4 $1,636 30 $12,272 15 $6,136 Bleachers $3,255 Each 151.5% $4,930 Each 0 $0 0 $0 14 $69,020 Large Covered Picnic Ramada $57,660 Each 151.5% $87,360 Each 0 $0 2 $174,720 0 $0 Individual Covered Picnic Pad $13,950 Each 151.5% $21,130 Each 4 $84,520 20 $422,600 4 $84,520 User Electrical Service $9,300 Each 151.5% $14,090 Each 0 $0 2 $28,180 1 $14,090 Electrical Service per Group area $1,163 Each 151.5% $1,760 Each 1 $1,760 6 $10,560 4 $7,040 Game Courts $75,600
Basketball Courts $50,350 Each 151.5% $76,280 Each 0 $0 2 $152,560 4 $305,120 Basketball Court Lighting $32,550 Each 151.5% $49,310 Each 0 $0 0 $0 4 $197,240 Fenced Tennis Courts $55,800 Each 151.5% $84,540 Each 0 $0 2 $169,080 6 $507,240 Tennis Court Lighting $32,550 Each 151.5% $49,310 Each 0 $0 0 $0 6 $295,860 Baseball Field - Competitive $46,500 Each 151.5% $70,450 Each 0 $0 0 $0 6 $422,700 Ballfield Lighting $186,000 Per two fields 151.5% $281,800 Per two fields 0 $0 0 $0 4 $1,127,200 Baseball Field - Recreational $13,950 Each 151.5% $21,130 Each 1 $21,130 6 $126,780 0 $0 Soccer Field (crowned) $16,740 Each 151.5% $25,360 Each 0 $0 0 $0 4 $101,440 Skatepark $17.50 Square Foot 151.5% $26.50 Each 0 $0 14,400 $381,600 21,600 $572,400 Pedestrian Walkway
5' wide $75.00 Linear Foot 151.5% $113.63 Linear Foot 1,680 $190,898 1,680 $190,898 1,050 $119,312 6' wide $81.00 Linear Foot 151.5% $122.72 Linear Foot 1,680 $206,170 1,680 $206,170 1,050 $128,856 9' wide $108.00 Linear Foot 151.5% $163.62 Linear Foot 0 $0 2,940 $481,043 3,780 $618,484 Miscellaneous Flatwork $15.00 Square Foot 151.5% $22.73 Linear Foot 500 $11,365 8,500 $193,205 4,000 $90,920 Small Park Signage $4,650 Lot 151.5% $7,040 Lot 1 $7,040 0 $0 0 $0 Large Park Signage $15,000 Lot 151.5% $22,730 Lot 0 $0 1 $22,730 1 $22,730 Bike Rack/Pad $1,395 Each 151.5% $2,110 Each 2 $4,220 9 $18,990 12 $25,320 Natural Element Improvement (Lake, etc) $375,000 Each 151.5% $568,140 Each 0 $0 1 $568,140 0 $0 Small concrete stage $29,060 Each 151.5% $44,030 Each 1 $44,030 2 $88,060 1 $44,030 Medium Ampitheater/bandshell $139,500 Each 151.5% $211,350 Each 0 $0 1 $211,350 0 $0 Total Cost $1,441,004 $7,786,119 $10,198,752
Total Acres 5 15 20
Average Cost per Acre $288,201 $519,075 $509,938
Total Cost per Park $1,441,004 $7,786,119 $10,198,752
Number of Parks 15.00 9 3 3
Total Cost of Parks $66,923,649 $12,969,036 $23,358,357 $30,596,256 Total Improved Park Acres 150.00 45 45 60
Average Construction Cost per Park Acre $446,157.66
5 Acre Neighborhood 15 Acre Community Park 20 Acre Sports Park 63 366
Appendix F
Comparison of
Existing and New
Development
Impact Fees
64 367
Land
Use Current Fee New Fee Current Fee New Fee Current Fee New Fee Detached Dwelling Unit
(Single Family) $1,522.00 $234.00 $858.00 $148.00 $1,770.00 $7,706.00 Attached Dwelling Unit (Multi
Family) $950.00 $249.00 $538.00 $148.00 $1,072.00 $4,986.00 Commercial Lodging (Hotel)
Per Room $31.00 $160.00 $28.00 $1,803.00 N/A No Fee
Retail, Office & Service Uses
(Commercial Retail) Per SF $0.51 $2.74 $0.28 $1.02 N/A No Fee Industrial Uses Per SF $0.22 $0.35 $0.49 $1.02 N/A No Fee Institutional Uses Per SF N/A $0.29 N/A $1.02 N/A No Fee Land Storm Public Use
Use Drainage Facilities
Detached Dwelling Unit
(Single Family) $504.00 $5,509.00
Attached Dwelling Unit (Multi
Family) $93.00 $3,564.00
Commercial Lodging (Hotel)
Per Room $1,332.00 No Fee
Retail, Office & Service Uses
(Commercial Retail) Per SF $0.85 No Fee
Industrial Uses Per SF $0.25 No Fee
Institutional Uses Per SF $0.93 No Fee
Development Impact Fees to be Updated
New Development Impact Fees
Law Enforcement General Government Parkland
65 368
Land Fire Sewer
Use Facilities Facilities
Single Family $1,886.00 $4,857.00
Multi Family
Apartment:
$1,163
ADU: $881 $4,857.00
Hotel Per Room $114.00 $1,878.00
Commercial Retail Per SF $1.00 $0.62
Office Per SF $1.00 $1.00
Industrial Per SF $1.00 $1.00
West County Sub-Regional
Transportation Mitigation Fee
None
Public Benefit for the
Bayfront Project
Transportation
Facilities
$0.20
$6,204.00
$3,511.00
$8.00
Unchanged Development Impact Fees
$4,000.00
$2,350.00
$0.20
$0.20
$7.12
$4,457.00
$6.00
$6,964.00
$8.44
$3,431.00
$11.17
$6.00
$2,277.00
66 369
End of Report
370
The City of Hercules
Development Impact Fees
Presented by Revenue & Cost Specialists
371
WHAT ARE IMPACT FEES?
Development Impact Fees (DIF) are charges imposed by local governments on new development projects to help cover the cost of public infrastructure and services made necessary by that development.
The idea is to ensure that new growth "pays its fair share" of the infrastructure it requires, rather than burdening existing taxpayers. 372
HOW TO CREATE A DEVELOPMENT IMPACT FEE
• Establish a Land Use Database of the City
• Establish the current level of service for each infrastructure. • Determine the impact of new development on the City’s infrastructure.
• Determine the projects necessary to accommodate new
development.
• Determine the project costs and distribute these costs across new development.
• Create a Master Facilities Plan.
373
1. Current residents will need to subsidize the infrastructure required to accommodate new development.
2. The current Level of Service will drop for both current and future residents and businesses.
WHAT HAPPENS IF THERE ARE NO IMPACT FEES
374
COUNTY OF EL DORADO v. SHEETZ
This ruling clarifies that all governmental
exactions, whether legislatively or
administratively imposed, must meet the
Nollan/Dolan
1. Nollan v. California Coastal Commission
2. Dolan v. City of Tigard
standards.
375
Nollan v. California
Coastal Commission
376
HOW A NEXUS IS DETERMINED & CALCULATED
LAW ENFORCEMENT
2023 Calls for Service to Detached Dwelling Units: 2,962 5,795 Existing Detached Dwelling Units
2,962 Calls for Service ÷ 5,795 Detached Units = 0.511
Call Generation Rate
One Detached Dwelling Unit Created on Average 0.511 Calls for Service in 2 40 Detached Dwelling Units are Anticipated at Build-Out 40 Detached Units × 0.511 Call Generation Rate = 20 Anticipated Calls for Service fro Total Anticipated Calls at Build-Out is 3,502
Of the 3,502 Total Calls, Detached Units Make Up 0.57% of the Total Call V
0.57% is Applied to the Total Project Costs Required by Law Enforcement At B
0.57% ($9,376) is distributed to the Anticipated Detached Dwelling Units Resulting i 377
NEXUS USED PER INFRASTRUCTURE
Public Safety: Calls for Service
Storm Drainage: Runoff Coefficien
General Government: Per Capita
Quality of Life: Per Capita
378
Dolan v. City of Tigard
379
380
City of Hercules Impact Fees
• Law Enforcement
• Storm Drainage
• General Government
• Public Use Facilities
• Parkland and Open Space
381
WHO DETERMINES THE DIF AMOUNT?
RCS calculates the maximum amount of the DIF.
The City determines the appropriate amount of the DIF.
382
Land Use Development Impact Fee
Detached Dwelling Unit $14,101
Attached Dwelling Unit $9,040
Commercial Lodging $3,295
Retail/Service/Office Uses
(SF)
$4.606
Industrial Uses (SF) $1.614
Institutional Uses (SF) $2.238
PROPOSED DEVELOPMENT IMPACT FEES
383
Development Impact Fees to be Updated
Land Use Law Enforcement General Government Parkland
Current Fee New Fee Current Fee New Fee Current Fee New Fee Detached Dwelling Unit $1,522 $234 $858 $148 $1,770 $7,706 Attached Dwelling Unit $950 $249 $538 $148 $1,072 $4,986 Commercial Lodging Per Room $31 $160 $28 $1,803 N/A No Fee Retail, Office & Service Per SF $0.51 $2.74 $0.28 $1.02 N/A No Fee Industrial Uses Per SF $0.22 $0.35 $0.49 $1.02 N/A No Fee Institutional Uses Per SF N/A $0.29 N/A $1.02 N/A No Fee 384
New Development Impact Fees
Land Use Storm Drainage Public Use Facilities
Detached Dwelling Unit $504.00 $5,509.00
Attached Dwelling Unit $93.00 $3,564.00
Commercial Lodging Per Room $1,332.00 No Fee
Retail, Office & Service Uses Per SF $0.85 No Fee
Industrial Uses Per SF $0.25 No Fee
Institutional Uses Per SF $0.93 No Fee
385
Unchanged Development Impact Fees
Land Use Public Benefit for
the Fire Transportation Sewer West County Sub-Regional
Bayfront Project Facilities Facilities Facilities Transportation Mitigation Fee
Single Family $4,000.00 $1,886.00 $6,204.00 $4,857.00 $6,964.00 Multi Family $2,350.00
Apartment:
$1,163
ADU: $881
$3,511.00 $4,857.00 $3,431.00
Hotel Per Room $0.20 $114.00 $2,277.00 $1,878.00 $4,457.00 Commercial Retail Per SF $0.20 $1.00 $8.00 $0.62 $8.44
Office Per SF $0.20 $1.00 $6.00 $1.00 $11.17
Industrial Per SF None $1.00 $6.00 $1.00 $7.12
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THANK YOU!
Any Questions?
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