Development Impact Fee Calculation and Nexus
Report
For The City of Hercules,
California
June 10, 2025
May 23, 2025
Mr. Dante Hall, City Manager,
City of Hercules – City Hall
111 Civic Drive
Hercules, CA 94547
RE: City of Hercules 2025-26 Development Impact Fee Calculation, and Nexus Report City Manager Hall:
In 2024, Revenue and Cost Specialists, L.L.C., was contracted to undertake a comprehensive identification of the capital projects and capital acquisitions necessary to preserve the existing Levels of Service (LOS) that were then currently offered to and enjoyed by (after having been paid for by) the existing community. The construction of these additional projects is necessary to eliminate the eventual diminution of the existing Levels of Service due to the addition of new residential and business development in the City of Hercules. This Report also calculates the Development Im pact Fees (DIFs) necessary to fund those projects.
City Council and staff, responsible for providing services to a continually expanding residential and business community, must recognize that the magnitude of the DIFs is a direct function of the nearly $29.0 million cost of capital projects identified as development. Approximately $28.37 million of the $29.0 million will be financed by impact fees from future development.
The following DIF Report calculates DIFs for the City of Hercules, based on the aforementioned changes and their effect upon requirements for public safety, storm drainage collection, and the quality-of-life facilities (public use facilities, parks, etc.). The adoption of the updated DIFs will enable this City Council and succeeding Councils to continue to ensure that the City can meet the basic infrastructure needs of new growth without unduly burdening the existing population and business community for these development-g enerated capital costs. Adopting the maximum DIFs contained herein and imposing them upon the remaining development opportunities in Hercules would generate approximately $2 8.37 million in a combination of public improvement dedications and revenues limited for use on the many development-g enerated capital expansion projects.
A significant element in this Report is the proportional analysis, or comparison of what is being asked of future residents and businesses, in the form of dedicated public improvements or in lieu of impact fee payments, with the replacement cost of the City's existing infrastructure (land, improvement, facilities, and equipment), contributed by the existing population and business community. The dedications, taxes, and assessments contributed to date by the existing community
Over numerous decades of development, it has generated just over $152.83 billion in infrastructure assets or capital improvements for the City. Be advised that the $152.83 billion is limited to spine infrastructure and does not include local infrastructure (e.g., storm pipes).
The following table identifies the existing spine infrastructure capital improvement equity by infrastructure.
Infrastructure Existing Spine
Improvements
Law Enforcement, Vehicles, and Equipment $6,437,065
Storm Drainage Collection Facilities $81,180,845
General Government, Vehicles, and Equipment $10,070,963 Public Use Facilities $12,446,405
Park Land Acquisition and Improvements et al. $42,691,539 Total $152,826,817
The recommended DIF schedules will not address all of the City's capital needs, as identified in this Report's various schedules. As per Government Code §66000 et. seq. and fairness, DIFs cannot address existing capital deficiencies. The proposed DIFs will recognize and accommodate the needs generated by the City's growing population and business community. However, with the continued adoption of DIFs, other City discretionary revenue resources that may have been used to meet growth-generated needs for expanded services and facilities will remain available for those accumulating replacement and rehabilitation projects.
The DIFs contained herein calculate only the costs of infrastructure required to support services provided only by the City of Hercules. They do not include development impact fees imposed by the school district, any County agencies, or any other local government agency or district. The information required to develop the City's capital costs and equity data was generated by the Hercules staff; without their help and cooperation, this report would have been impossible to complete. In addition to your assistance in direction and in communicating to the staff the highest priority of this project, the following management and technical personnel were instrumental in working, in some cases on a near daily basis, with RCS to generate the information and data so critically necessary for the legal support of the DIFs.
Edwin Gato – Finance Director
Mike Roberts – Public Works Director
Timothy Rood – Community Development Director
Joseph Vasquez – Chief of Police
Christopher Roke - Recreation Director
Seana Fields -Senior Planner
Without their hard work and willingness to provide the best data available, this Report could not have been completed to the degree of accuracy that it has. We would like to express our appreciation to the Planning staff for their diligent efforts to provide us with the most accurate land-use database possible. We would also like to highlight the assistance of F inance Director Edwin Gato for h is timely responses to RCS's many requests for financial information and in coordinating the many meetings with the above-named staff.
His efforts directly improved the quality of information and the resulting calculation.
The Development Impact Fee Calculation and Nexus Report and the Master Facilities Plan are submitted for your review and consideration. RCS is prepared to assist in increasing the Council's and community's understanding of this very significant part of the City's revenue structure.
Si
ncerely,
Gr
egory Brown
Vice President
Sc
ott Thorpe
Principal
CITY OF HERCULES
DEVELOPMENT IMPACT FEE
CALCULATION AND NEXUS REPORT
TABLE OF CONTENTS
CHAPTERS PAGES
Chapter 1 – Background and Introduction 1
Chapter 2 – Demographics and Findings 9
Proposed Development Impact Fees/Summary Schedules 17
Chapter 3 – Law Enforcement Facilities, Vehicles, and Equipment 18 Chapter 4 - Storm Drainage Collections System Facilities 26 Chapter 5 - General Facilities, Vehicles, and Equipment 34 Chapter 6 - Public Use Facilities 40
Chapter 7 - Parkland Acquisition, Facilities Improvements, and Open Space Land Acquisition 45 Appendix A - Summary of Recommendations 52
Appendix B - Detailed Land Use Database 54
Appendix C - Application of Accessory Dwelling Unit as a Function of Detached Dwelling 56 Appendix D - AB-602 Justification 58
Appendix E – Park Construction Cost Average 62
Appendix F – Comparison of Existing and New Development Impact Fees 64 Chapter 1
Background and Introduction
In 2024, the City of Hercules retained Revenue and Cost Specialists, LLC to comprehensively calculate the future development impact costs for the City. This report will address each of the City’s five separate infrastructure systems. The development impact cost calculations are intended to identify the cost of additional infrastructure necessary to accommodate long- term continued development within the City’s existing limits, not to decrease the levels of service currently enjoyed by the City’s existing residents and businesses. If adopted, the development impact cost calculations can be formalized as a set of Development Impact Fees (henceforth referred to as DIFs) schedules by the City Council.
Given the impact of inflation, the requirements of Assembly Bill 602, 1 and other changing development factors, a periodic review and adjustment of the City's DIFs is not just appropriate but crucial. This process is necessary to ensure that the City collects sufficient monies to construct the additional infrastructure needed to accommodate the anticipated growth of new residents and businesses expected to be developed in the City. This has been completed with the submission of this Development Impact Fee Calculation and Nexus Report. The existing DIF schedules have served the City well for many years for those limited infrastructures. However, due to numerous changes in the DIF Factors, the most significant being the effect of inflation on project costs, a complete update of all development assumptions, estimated demands, and capital project costs is prudent. For this and other reasons, the City has entered into an exhaustive effort to recalculate the amount of the existing and new DIFs.
It should be noted that although the Sewer and Transportation Facilities DIFs are not included in this report, the City intends to update these two infrastructures in the near future.
The Importance of Capital Infrastructure. The
Levels of Service (LOS) of any of the City’s
infrastructures are determined by and limited by the capacity of that infrastructure to cater to the users, residents, or businesses. The design of any municipal project, a decision that rests with the City Council, has a finite capacity, such as a four -lane road, a 30” storm drainage pipe, or a 10,000-square-foot library. Each can only meet the needs of a specific number of users. For instance, a four -lane street segment can only accommodate a certain number of vehicles per hour, especially at a speed that makes it viable for long- distance travel. A storm drainage pipe that is 30” cannot handle storm flows twice its capacity. A library can house a specific number of collection items and serve only a certain number of people. A municipality with 0.40 square feet per resident of library space will be able to serve more residents than a municipality with only 0.10 square feet standard per resident of library space. The following is a more detailed example using law enforcement as an illustration.
Considering the labor -int ensive service of law enforcement, regardless of the quality and capabilities of the City’s sworn police officers, the Department remains highly dependent upon its infrastructure capacity. A police station of 11,250 square feet will have the capacity to support roughly thirty sworn police officers at about 375 square feet per officer. If the station size remains the same at 11,250 square feet but the sworn complement doubles to sixty police officers, the station will become exceedingly dysfunctional at 187.5 square feet per officer. The same holds true for police response vehicles and law enforcement specialty equipment. If a City adds thirty
1. Assembly Bill 602 requires all development impact fees to be updated every eight years.
1 Chapter 1 Background and Introduction City of Hercules 2025-26 Development Impact Fee Calculation and Nexus Report additional officers but cannot add station space, vehicles, and specialty equipment, the City has dealt with only half of the service equation. They have achieved little. proportionality between the expansion of Dolan’s store and the City of Tigard requiring Dolan to dedicate 10% of her land to a public greenway. Furthermore, the Supreme Court questioned the City’s requirement for Dolan to construct a bike pathway to counteract increased traffic due to her store’s expansion.
These cases combined resulted in the Nollan/Dolan Standards. The first part of the Standard is the “essential nexus.” When applied to Impact Fees, this means that each fee must have a nexus directly related to that development's impact on a city's infrastructure. For example, it would make sense to have development contribute to increasing the capacity of the water conveyance system in the city since all new developments will increase the water demand. However, it would not make much sense to have development across the entire city contribute to a reverse osmosis plant that would only benefit a few industrial land uses.
The second part of the Standard is “rough proportionality.” As it relates to Impact Fees, this means that the fee charged to new development must be proportional to the impact that the new development will make on the city's infrastructure. For example, the construction of one detached home would not result in that one home funding an entirely new water treatment plant. Instead, that one detached home would contribute to the funding of the water treatment plant based on a gallons per day nexus. This way, the detached home simply contributes to its impact on the city’s water system and does not unfairly finance an entire water treatment plant.
Above all else, the intention of Impact Fees is to be fair while simultaneously ensuring the level of service in a city does not drop due to new development. The Nollan/Dolan Standards ensure that Impact Fees are fair to the city, the residents and businesses within the city, and the developer.
PROPORTIONAL ANALYSIS REGARDING NEW AND EXISTING INFRASTRUCTURE A helpful component of this Report is the proportional analysis of the infrastructure needs required to accommodate the City's continued development compared to the existing infrastructure generated through years of taxes and other contributions currently serving the existing community. This proportional analysis is intended to recognize and reconcile the difference between the City's desired level of service required for new development, per statements in the various General Plan elements, with that of the de facto or actual level of service provided to the existing community. Including the proportional analysis will assist the City Council in adopting a DIF structure that recognizes inter-generational equity and assists the Council in making difficult policy decisions regarding the required capital additions needed to accommodate new development by increasing the layperson’s understanding of fairness.
Proportional analysis is essential, for community inter-generational equity, i.e., fairness in the infrastructure investment that existing residents and businesses have made compared to those of new residents and businesses that wish to use the existing infrastructure. For example, new development may be required to expand the number of arterial and collector lane miles in the City, but new development also benefits from the immediate use of Sycamore Avenue constructed so many years ago, just as an existing citizen can use a newly constructed arterial street segment.
In short, previous generations of businesses and residents have contributed to the development of the City's infrastructure, and future residents and businesses should recognize this fact by contributing a similar capacity toward completing the various infrastructure systems.
Identifying the
many public improvement projects needed through build-out is one thing. It is 2 Chapter 1 Background and Introduction City of Hercules 2025-26 Development Impact Fee Calculation and Nexus Report entirely different to assume that all of the identified improvements are required to meet the demands of the new development. Clearly, some projects will replace the existing infrastructure, while others will be capacity-increasing projects. A more detailed explanation of each example is as follows;
1. Projects dealing with existing deficiencies, i.e., projects required, regardless of whether there is additional development or not. An example would be a traffic intersection currently controlled by stop signs that would meet demand warrants based upon continued development.
2. Projects are required to accommodate future development. An example of this would be a signal that is currently controlled quite adequately by stop signs but will ultimately need to be signalized because of development in the near and downstream areas.
This Report provides the documentation of the City's costs, which serve as the basis for calculating DIFs. The updated DIF Schedules and related information can be found in Chapters 3 through 8 and Appendices A, C, and E of this Report.
RCS staff has worked with Finance, Planning, Engineering, Law Enforcement and Quality of Life infrastructure management staff to generate and review the supporting data that form the Development Impact Fee schedules calculation. The results of this review can be found in the schedules at the end of each chapter.
Development Im pact Fee Structure. The General Plan provides a range of potential densities for residential development; as such, the DIFs for residential uses need to be calculated on a per - dwelling unit basis to reflect more accurately the impacts of a specific development.2 For example, a property zoned as a detached dwelling residential development may contain from three to six units per acre. If fees are calculated on an acreage basis, the developer proposing three units per acre would pay the same amount as a developer constructing six units per acre. Similarly, fees are calculated on a square footage basis for business parcels (retail/service, office and industrial, etc.) to reflect the impacts of different building intensities for these types of development. Some of the infrastructures have optional fee structures recommended for unusual developments, such as a parking structure, which in itself does not create demand beyond additional storm drainage run-off, whereas the structure requiring additional parking does.
A second reason for the proposed DIF fee structure recommended in this Report involves the issue of building expansion or intensification in retail, office, and industrial areas. For example, if a commercial or industrial property owner proposes an expansion to their building, the question exists about how to charge for this proposed expansion's impact on the City's streets, storm drainage system, and other infrastructures. A fee calculated on a building square footage (and an average Floor Area Ratio) basis simplifies this calculation.
CALCULATION OF DEVELOPMENT IMPACT FEES
In California, State legislation sets certain legal and procedural parameters for charging these fees. The California Legislature passed AB1600, which is now codified as California Government Code Sections 66000 through 66009. This State law went into effect on January 1, 1989.
Government Code §66000 requires documentation of projects to be financed by Development
2. Appendix E, AB-602 Justification, will address this topic in much more detail.
3 Chapter 1 Background and Introduction City of Hercules 2025-26 Development Impact Fee Calculation and Nexus Report Impact Fees prior to their levy and collection and that the monies collected be committed within five years to a project of direct benefit to the development which paid the fees. Many states have such controlling statutes. Specifically, Government Code §66000 requires the following process:
1. Delineation of the purpose of the fee.
2. Determination of the use of the fee.
3. Determination of the relationship between the use of the fee and the type of development paying the fee.
4. Determination of the relationship between the need for the facility and the type of development project. NOTE: Numbers 2 & 4 will be reversed throughout the chapters in this Report because it is apparent that need should be identified before use.
5. Determination of the relationship between the amount of the fee and the cost of the portion of the facility attributed to the specific development project.
This Report, with some additions, utilizes the basic methodology consistent with the above requirements of Government Code §66000. Briefly, the following steps were undertaken in the calculation of DIFs for the City:
1. Define the level of service desi red within the General Plan area for each project or acquisition identified as necessary. In some areas, certain statistical measures are commonly used to measure or define an acceptable level of service for a category of infrastructure. Street intersections, for instance, are commonly rated based on a Level of Service scale of "A" to "F" developed by transportation engineers. Most agencies adopt a LOS of “C.”
2. Review the land use map and det
ermine the existing mix of land uses and the
amount of undeveloped and developed land. This land use data can thus be considered when planning needed infrastructure, determining the magnitude of growth and its impacts. This inventory can be found in Table 2- 1 in Chapter 2 and Appendix B.
3. Identify all additions to the capital facilities or equipment inventory necessary to
maintain the identified levels of services in the City and determine the cost of those additions. An infrastructure Master Plan is the highest form of data.
4. Identify a level of responsibility, identifying, as termed in this Report, the relative need (or as referred to in the accompanying schedules as "PERCENT NEED") for the facility or equipment necessary to accommodate "growth" as defined and as opposed to current needs.
5. Distribute the costs identified as a result of development growth based on land use.
Costs are distributed between each land use based on their relative use, or nexus, of the capital system. For example, future street costs were distributed to each land use based on their trip generation characteristics.
4 Chapter 1 Background and Introduction City of Hercules 2025-26 Development Impact Fee Calculation and Nexus Report
OTHER ASSUMPTIONS OF THE REPORT
In addition to the land use assumptions contained in the next Chapter of this Report, other important assumptions of this study include the following:
"Normal" Subdivision Im provements Omitted. “Local" public improvements generally associated with and identified as being the sole responsibility of the developer through the subdivision or development review process are not included in either the project lists or consequent calculations.
This type of "on -site" and immediately adjacent improvement would include all such capital construction within the boundaries of any development, such as streetlights, curbs, gutters, sidewalks, neighborhood streets, and all local utility pipes. These improvements would continue to be the direct responsibility of the developer, with or without the addition of DIFs.
Land Acquisition Cost s. Land acquisition cost estimates have been developed after discussions with City officials over recent acquisitions, current negotiations, or information about parcels similar to what the City needs. Arguments for higher or lower costs can be made; however, the per-acre amounts contained herein appear to be the most appropriate current figure for the purposes of this study.
Exclusion/Rejection of Any Type of "Credit" for Undeveloped Land. Some have argued that credit for capital-related revenues, such as gas taxes, should be made against the DIFs calculated or imposed by a city. Using the state gas tax as an example, proponents of a DIF credit argue that a city will receive increased annual gas taxes because of the additional population generated by future residential development. It is therefore argued that a developer should receive a credit for any associated gas tax revenues collected as a result of the residents or businesses that occupy the new dwellings against any Circulation DIF imposed by the City based on either of two separate arguments.
The first argument for a gas tax credit supposes that the additional gas taxes created by residential developm
ent are needed and dedicated to maintaining existing streets, which is the responsibility of existing development. Since the new streets constructed via DIFs will not require rehabilitation or reconstruction for another 10 to 20 years, the gas tax generated by new development is a windfall to the City and should be credited against the DIF. This argument fails to consider that any new resident or business in the City will begin to contribute immediately to the use and deterioration of all City streets. A cursory review of City finances will reveal that the amount of the State gas tax received by cities falls far short of meeting the City's needed street improvements and repairs in any given year. The gas taxes generated by new development cannot meet the maintenance costs of either the new streets associated with the development or the existing streets used daily.
The second argument proposes that the developer pays his full share of constructing new roads when the developer pays the City's Circulation (streets, signals, bridges, and roadbed protection storm drainage) System Development Impact Fee and that the gas taxes generated by the additional residents in a development are unfairly used to make improvements to the existing street system. It is the experience of most cities that gas taxes are barely adequate to meet street- related operational costs, and if they are sufficient to meet these costs, the remainder is used for capital-related maintenance projects.
For these reasons, this Report does not consider credits of existing operational tax receipts for Circulation System DIFs. A similar discussion can be made for the other fees considered herein, and therefore, no credits against any such fees are included in this calculation of development 5 Chapter 1 Background and Introduction City of Hercules 2025-26 Development Impact Fee Calculation and Nexus Report impact costs. Those annual operational tax receipts need to be dedicated to maintaining the existing system.
Appropriate Expansion. Debt service is a reasonable construction cost for many, but not all, public facilities and infrastructure. The following example illustrates this. DIFs are collected in incremental amounts, but facilities are not expanded in those same incremental amounts. As an example, a community center fee, based upon a standard of 1.2 square feet per detached dwelling residence, may be collected for each residential dwelling in the City, but after collecting the fee for a 100-unit subdivision, it would be impractical to expand the community center by 120 square feet. Fees are collected and placed in a separate fund, generating interest until such a time that a 2,000 to 3,000- square-foot expansion is possible. During that build- up time, the community center will experience temporary overcrowding as the standard drops from 1.2 square feet/dwelling to about 0.9 square feet/dwelling. This “temporary overcapacity” may be an inconvenience, bringing about crowding and increased unavailability for rental or reservation until enough DIFs have been collected for a practical expansion to bring the community center facility back up to the original standard. In short, a development of 120 residences may be occupancy approved and bring about a temporary reduction in community center facility standards without endangering the citizen’s health and safety.
Howev
er, such a temporary overcapacity in stormwater roadbed protection is not possible without the potential for damage to both private and public property. Capacity for the collection/removal of storm water must be available prior to the construction, which increases the impervious surface (and thus storm water run-off) of the parcel. If the local storm collection line is currently at capacity (peak or otherwise), no additional units may be brought online until additional collection capacity can be created. Again, there is a practical size of an addition to construct, and it is not likely practical for developers to wait until there is enough added demand (and fees) to pay for the facility addition. As a result, financing through some type of debt instrument may be the only alternative. Circumstances vary from city to city as to what facility expansions are critical and which can absorb temporary overcapacity for limited periods of time.
OTHER ISSUES
There are those who claim that the addition of DIFs unfairly creates an inflated resale price for existing residences. The argument is that if the public agency adopts a $35,000 to $50,000 development impact fee per detached dwelling, the price for an existing dwelling is artificially increased by the same amount. We will use the example of a detached dwelling unit that cost the developer $350,000 to construct and complete to the point that the occupancy permit is approved.
Full Cost of a
Residential Dwelling. The $350,000 represents only the above-ground costs. The true and actual cost of a new dwelling is the cost of acquiring the parcel, necessary government approvals and permits, construction supplies, labor, debt service on the above, on- site3 public improvements, and the cost of extending public services to that dwelling.
These public service extension costs include (but are not limited to):4
3. On-site improvements include storm gutter or drainage pipes and all of the other requirements of the City’s development code on privately-held developments, hence “On-site.” These improvements are not of “General Benefit” to the entire community.
4. The City does not necessarily provide all of these services, they are only highlighted to make a point about the types of municipal services typically required to support a residential dwelling or business facility. 6 Chapter 1 Background and Introduction City of Hercules 2025-26 Development Impact Fee Calculation and Nexus Report
CHAPTER ORGANIZATION
Within each “hard infrastructure” Chapter (Chapters Three and Four), there will be a minimum of three fee/cost comparison tables. They will be:
Allocation of Project Cost Estimates - identifies the projects, their costs, and their relationship to future development in an allocation percentage. These schedules will begin with the number x.1 as in 3.1 and 4.1).
Minimum Needs-based Impact Fee - This schedule will calculate the DIF schedule that would need to be adopted to meet the minimum capital needs identified in the Report (on the second schedule at the end of the Chapter, i.e., 3.2, 4.2, etc.) for that infrastructure but limited to the General City needs. Strictly speaking, this schedule calculates the development impact costs, which are suitable to be adopted as development impact fees by the legislative body, in this case, the Hercules City Council.
With the adoption of this level of DIFs, one could claim that new development is occurring without any additional cost to the existing residents and businesses. You could not, however, necessarily claim that new development is paying its fair share.
Existing Community Financial Commitment Comparison This schedule, while not an impact fee calculation, identifies the cost (in current nominal replacement dollar value) of the existing infrastructure, including land, physical improvements, and capital equipment. The distribution of this replacement value equity total over the existing developed community is the average amount that has been invested by the current community of residents and businesses and is a good indication, or comparison, with what could be imposed upon new development. This financial commitment will be expressed in terms of the cost of constructing or acquiring the assets at current replacement costs. Significant differences between this schedule and the Minimum Needs-based DIF rate schedule would certainly be worth additional analysis. These Schedules would be numbered 3.3, 4.3, 5.3, etc.
If the average equity (for a detached dwelling, for example) on this Existing Commitment Financial Commitment Comparison Table is greater than the average cost on the previous Minimum Needs- based Table, then that infrastructure system is front-ended with more of the system, say 80% of it has been constructed while only at 50% of General Plan build- out, and it likely has excess capacity at that point in time. The excess capacity is the result of earlier residents and businesses of the community having put more of the system into place than will be necessary by the remaining un-built portions of the community. The existing community has advanced money to build capacity into the infrastructure system to meet the needs of residents and businesses not yet there. This table is intended to be instructive rather than legal.
Distribution of Existing Impact Fee Fund Balance. The exi sting City-wide DIFs have a combined
Fund Balance of $389,284, and each was created to finance various infrastructure needed by new residents and businesses located in newly created residential dwellings and buildings. There are no specific restrictions on the monies beyond the restriction that they can be used on improvements within the Fund title and committed within five years.
The Quality of Life Infrastructure Impact Fees (Chapters 6 through 7) are limited to a one- page cal
culation, and they are also at the end of each chapter. 7 Chapter 1 Background and Introduction City of Hercules 2025-26 Development Impact Fee Calculation and Nexus Report
END OF CHAPTER TEXT
8 Chapter 2
Demographics and Findings
This Chapter represents the beginning and end of the DIF calculation process. It begins with an inventory of fully developed, undeveloped, and underdeveloped units and acreage within the City and concludes with a summary of recommended DIF schedules with detailed infrastructure explanations in the following chapters of this Report. Hercules was incorporated in December 1900 and has seen significant development since then.
LAND USE ASSUMPTIONS
This Report contains an inventory of fully developed, undeveloped, and underdeveloped land within the City limits of Hercules and is based on the City’s most recent General Plan update. The Undeveloped and the Underdeveloped delta land inventory, identified as Potential Development, combine to form the base for the distribution of the estimated costs of the service- expanding capital projects necessary to accommodate that same anticipated development. Without the expansion projects, the City would be unable to accommodate that new development, effectively halting it. The developed land inventory forms the base for distributing the replacement cost of the existing infrastructure. This action provides the basis for comparison with the proposed DIF schedules and for the de facto identification of the many existing Levels of Service (LOS) currently provided by the City’s existing spine infrastructure , which is conservatively valued at approximately $152.83 million.
Table 2-1 is the inventory of all private land used within the current City limits in what is referred to as the General City area. It is based on the General Plan's land use inventory and a planning staff analysis of privately held parcels in the General Plan area (which excludes the City’s Sphere of Influence).
Table 2-1 consists of multiple horizontal blocks of information from the top to the bottom; they are:
Total – Land Use Database – Total of All Areas - This block of information identifies the amount of developed and undeveloped land in terms of acres and units for the City’s entire City limits and is the sum of the two areas identified below.
Land Use Database within the City’s General City Area - Net - This block of information identifies the existing development and development opportunities within the General City area of the City in terms of acres and appropriate units. The information in the Existing Development column will be used to identify the current investment and compare the proportionality of the proposed DIFs as previously described in Chapter One. The Potential Development column will be used as the denominator to distribute the cost of infrastructure improvements needed to accommodate development in the area to those generating the need for those same improvements. The area is the sum of four General City S ub-areas (Appendix B, LUDB - Sections A to D).
A greater level of detail is available in Appendix B – Expanded Land Use Database.
[This page was left vacant to place the following table on a single page].
9 Chapter 2 City of Hercules Demographics and Findings
City of Hercules 2025-26 Development Impact Fee Calculation and Nexus Report Table 2-1
Detailed Land Use Inventory
Total – Land Use Database Existing Development Potential Development Total General Plan Build-out Summary of A, B, and C Below Acres # of Units Acres # of Units Acres # of Units
Detached Dwelling Units 930.30 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 1,984.45
DIF Land Use Types Definitions. This Report classifies private development into one of three residential DIF Land Use Types or one of four different business-based DIF Land Use Types. For purposes of the Report, the term DIF Land Use Type will refer to one of the seven broad types under which the City’s specifically defined zoning code land uses will fall. These DIF Land U se Types are defined following:
Residential Land Uses:
• Detached Dwelling Units - This DIF Land Use Type is generally defined as a detached unit and corresponds to an allowable use within the City's land use designation of Residential Single -Family-Estate ( RS-E) and Residential Single-Family Low Density (RS-L). This category would include the construction of the unusual, detached condominium or townhome and a manufactured unit on an individual lot.
• Attached Dwelling Units - This larger category consists of apartments, townhomes, condominiums, or any other living unit that is attached to any other unit. It generally corresponds to an allowable land use designation of Residential Multifamily Low Density (RM -L), Residential Multifamily Medium Density (RM -M), and Residential Multifamily High Density (RM-H).
Business/Commerce Land Uses:
• Commercial Lodging (keyed) Units - This DIF Land Use Type is found in the General Commercial (CG).
• Retail/Service/Office Uses - As utilized in this Report, Commercial uses include the general type of retail services and thus include outlets ranging from restaurants to auto repair shops to shopping centers. This category includes General Commercial (CG), Community Commercial (CC), Recreational Commercial (CR), Commercial Public (CP), Planned Commercial Industrial (PC -I), Planned Commercial Residential (PC -R), Planned Office/R&D (PO/RD), and Waterfront Commercial (WC).
10 Chapter 2 City of Hercules Demographics and Findings City of Hercules 2025-26 Development Impact Fee Calculation and Nexus Report • Industrial/Manufacturing Uses - This DIF Land Use Type contains all businesses engaged in heavy to light manufacturing or industrial development. This category includes the Industrial ( I), Industrial Residential (I -R), and Planned Commercial Industrial (PC-I).
• I
nstitutional Uses - This DIF Land U se Type consists of private schools, private meeting places, places of worship, and similar private facilities and could be located within many of the land use categories. The land use designation is General Commercial (CG).
D
efinitions of DIF Application Categories Status. For each DIF land use category detailed in Table 2- 1, acreage is categorized as either Existing Development or Potential Development.
Definitions regarding the status of each land use are as follows:
E
xisting Development - Acres/Units - This column title reference identifies land in the City which is developed or land which has received a building permit but may not yet be constructed.
Acreage in this category may include non-conforming use areas of the City that contain extensive development prior to annexation or before any changes to the General Plan.
P
otential Development - Acres/Units - This category refers to all non- public vacant acreage located within the City. It also includes fully vacant parcels and those that can be upsized in the future if they contain some remaining development potential.
P
OPULATION PROJECTIONS
A r
ealistic assessment of the build- out population of the City is a second component in determining the magnitude of the impact of future development and the necessary facilities needed to mitigate that impact. Many of the facilities in this Report are sized according to either the estimated population at theoretical "build-out" or service levels, which are based in part on an estimation of the population to be served. Library facilities, parks and recreation facilities, and community center facilities and equipment are examples of cost areas that rely heavily on population projections to determine space and facility needs. Park standards are usually stated in terms of the number of acres of parkland per 1,000 persons, for instance.
Ther
e are at least two generally accepted methods for projecting future population levels in a City:
(A) pas
t growth trends projected forward and (B) population holding capacity based on the General Plan land use element. Each of these methods can be useful even though both possess certain limitations.
Ther
e are several serious flaws in projecting the build- out population of a community using the past growth trends methodology. While this method is relatively simple and, therefore, easy for the general public to understand, it does not give consideration to when an area is actually built out. Eventually , there comes a point in time when the amount of available land to build on is negligible. This technique does not help explain when that point is reached.
A
lso, the past growth trends approach is not sensitive to policy changes made by Council or land use issues contained in the City's General Plan. For these reasons, this technique is more useful in projecting short -term population levels and should not be used to forecast the built -out population of an area.
Thi
s Report relies on the methodology of holding capacity (described in the following section) to project future service levels and facility requirements. 11 Chapter 2 City of Hercules Demographics and Findings
City of Hercules 2025-26 Development Impact Fee Calculation and Nexus Report
Holding Capacity Analysis. This report uses the current holding capacity approach to forecast the built-out population of Hercules. This method calculates the sum of existing development and potential development allowable under current land use regulations, using average densities found in the City.
The first step in projecting the City's population using the holding capacity approach is to inventory the remaining undeveloped acres within the City limits, which was previously accomplished in Tables 2-1 and 2- 2 of this Chapter. The next step is to estimate the potential dwelling units allowed per acre and then multiply the potential number of units by the average number of residents per unit.
The number of persons per unit for new residential units is based on the 2000 U.S. Census and ranges from 3. 501 and 2. 265 persons for detached dwellings and attached dwellings, respectively. The 2000 Census data was selected over the recently released 2020 Census due to a change in reporting the resulting data by eliminating the data.
Based on these 2000 Census dwelling density data, future residential development can be expected to generate somewhere between 6,203 and 6,421 additional residents 5 to the City of
Hercules, joining the 26,0 63 citizens already living in the City, resulting in a total estimated population at build-out (based upon the inclusion of existing City limits) of approximately 32, 484 residents. The higher number is based on the full occupancy of all new dwelling units , and the lower figure is based on the historical occupancy levels at the time of the census count. The 32,375 is the average of the two.
Table 2-2, following, uses the additional housing project ion from the Land Use Database and estimates the additional potential population for the City of Hercules through build- out. The number of potential new dwelling units was calculated by multiplying the amount of vacant acreage for each land use zone by the average densities (i.e., number of units allowed per acre) indicated in the City's General Plan.
The estimated GP build- out population of 32, 375 (average between high and low) or more residents using this holding capacity approach is typically lower than the population forecasts based on the mathematical models previously described. This implies that the City's residential build-out period will take 25 to 30 years or that the City's growth rate will increase from recent historical levels. As the residentially zoned land remaining to be developed continues to be built during the next thirty years, the City will likely see the number of new dwelling units developed decrease each year.
[This page was left vacant to place the following table on a single page].
5. Depending upon the vacancy factor based upon the average of 96.54% for all residences.
12 Chapter 2 City of Hercules Demographics and Findings City of Hercules 2025-26 Development Impact Fee Calculation and Nexus Report Table 2-2
City of Hercules
Average Dwelling Occupancy by Type
(2000 United States Census Data)
Tot
al Vacant Occupied Total Number Average Percentage
Units Units Units of Occupants Occupancy Occupied
Detached Dwellings 4,004 40 3,964 13,879 3.501 99.00%
Attached Dwelling Units
Attached Dwelling Units 1,606 69 1,537 3,597 2.340 95.70% Duplex to Quadplex Units 292 8 284 704 2.479 97.26%
Five to Forty-nine Units 533 7 526 1,016 1.932 98.69%
Fifty or More Units 67 0 67 64 0.955 100.00%
2,431 84 2,347 5,317 2.265 96.54%
Other Dwelling Units
Other Dwelling Units 0 0 0 0 0.000 #DIV/0!
26,063
Anticipated Occupancy Probable Dwelling Anticipated
Units Rate Occupancy Density Population
40 99.00% 40 3.501 140
2,773 96.54% 2,677 2.265 6,063
6,203 6,203
26,063
32,266
Anticipated Occupancy Probable Dwelling Anticipated G.P. Build-out Population At 100% Occupancy Rate Units Rate Occupancy Density Population 40 100.00% 40 3.501 140
2,773 100.00% 2,773 2.265 6,281
Population to be Added Via Development at 100% Occupancy 6,421 6,421 26,063
32,484
32,266
32,484
32,375
Existing Residential
Average
Current State of California Department of Finance Population Potential "Build-out" Population, at Historic Vacancy Rates.
G.P. Build-out Population
At Historic Occupancy Rates
Detached Dwelling Units
Existing - State Department of Finance 01/01/24 Population Potential Detached Dwellings
Potential Attached Dwellings
Potential Detached Dwellings
Potential Attached Dwellings
Population to be Added Via Development at Historic Occupancy Rates Population at General Plan Build-out @ Low per Dwelling Resident Densities Population at General Plan Build-out @ High per Dwelling Resident Densities Average Population at General Plan Build-out
Current State of California Department of Finance Population Potential Maximum "Build-out" Population.
13 Chapter 2 City of Hercules Demographics and Findings
City of Hercules 2025-26 Development Impact Fee Calculation and Nexus Report
SUMMARY OF FINDINGS
City staff and RCS have identified over $29.0 million in needed, identified, and planned capital improvement projects required through the City's G eneral Plan build-out, including projects related to existing deficiencies and those needed solely to support future growth. Roughly 97.91% of the total project list can be financed with DIF receipts imposed upon new development. The proposed impact fees will generate just over $ 28.37 million. Existing impact fee fund balances will provide $252,324 or 0.89% of the total. The remaining $354,051 does not qualify for impact fee financing and will need to come from other sources. Tables 2-3 indicate the development fee- related capital project costs by infrastructure.
Table 2-3
Total City-wide General Plan Build-out
Capital Requirements
Infrastructure
Type
Total – All
DIF Projects
Law Enforcement Facilities, Vehicles, and Equipment $1,748,789 Storm Drainage Collection Facilities $1,000,000
General Government, Vehicles, and Equipment $1,985,137
Public Use (Community Center) Facilities $10,103,332
Park Land Acquisition & Facilities Improvement $14,134,418 Sub-total DIF Related Project Costs $28,971,676
Non-Development Generated Projects $354,051
Total – Report Identified Projects $28,617,626
DIFs for the General City Plan Area. Based on these costs and the schedules found at the end of each of the remaining chapters of this Report, costs attributable to future development were derived on a per unit basis for residential land uses and on a per square foot of pad basis for business land uses. Schedule 2.1, found at the end of this Chapter, provides a summary of the recommended DIF schedules for each type of infrastructure and land use category. The total recommended maximum DIFs for each of the seven DIF Land Use Types within the General City area are summarized as follows.
[This page was left vacant to place the following table on a single page].
14 Chapter 2 City of Hercules Demographics and Findings
City of Hercules 2025-26 Development Impact Fee Calculation and Nexus Report Table 2-4
Summary of Proposed Development Impact Fees
for the City’s Existing General Plan Area
DIF Land Use Type
Recommended
Development
Impact Fees
Detached Dwelling Unit $14,101/Unit
Attached Dwelling Unit $9,040/Unit
Commercial Lodging (Keyed) Unit $3,295/Unit
Retail & Service Uses Square Foot $4.606/S.F.
Industrial Uses Square Foot $1.614/S.F.
Institutional Use Square Foot $2.238/S.F.
Specific DIF schedule rates for each land use and infrastructure can be found at the end of each chapter. Schedule 2.1 at the end of this Chapter also identifies the probable development impact revenue of these proposed new development impact fees, the estimated capital cost total, and the difference by individual infrastructure type (e.g., wastewater).
Schedule 2.1 requires two pages to summarize the many infrastructures, identify the individual Infrastructure DIFs and combined DIFs by DIF Land Use Type, calculate the potential collection through build-out at the proposed Minimum Needs-based DIF schedules, and provide the cost of the total infrastructure needs.
FORMAT OF THIS REPORT
The following chapters of this Report contain detailed information relative to the calculation of DIFs recommended by RCS for the entire City. Appropriate textual explanations are contained in a specific chapter devoted to each of the eleven sets of differing infrastructure cost schedules for City boundaries. The infrastructure chapters are listed below, along with five appendices, one of which contains a summary of DIF recommendations.
CHAPTER 3 – Law Enforcement Facilities, Vehicles, and Equipment CHAPTER 4 - Storm Drainage Collection System
CHAPTER 5 - General Facilities, Vehicles & Equipment
CHAPTER 6 - Public Use (Community Center) Facilities
CHAPTER 7 - Park Land Acquisition and Facilities Improvements
APPENDIX A - Summary of Recommendations.
APPENDIX B - Expanded Land Use Database.
APPENDIX C - Application of Accessory Dwelling Units as a Function of a Detached Dwelling
APPENDIX D - AB-602 Justification
APPENDIX E - Detailed Park Infrastructure Cost Schedule
15 Chapter 2 City of Hercules Demographics and Findings
City of Hercules 2025-26 Development Impact Fee Calculation and Nexus Report
NOTE REGARDING TEXTUAL MATHEMATICS: It is important to note that the use of a computer provides calculations to a large number extending over a large number of decimal points. When included in the text and supporting textual tables, such data has often been rounded to usually no more than two or three decimals for clarity and thus may not be replicated to the necessary degree of accuracy as the spreadsheet schedules at the end of each chapter. If questions arise between the tables and schedules, the schedules at the end of each chapter will prevail as the more accurate.
The schedules at the end of the chapter are instructive regarding the recommendations. The tables within the chapters are text summaries of the schedules at the end of the chapter and are illustrative.
END OF CHAPTER TEXT
16 Schedule 2.1
City of Hercules
Summary of Development Impact Fees By Type of Fee (continued on next page) (Costs/Fees per Residential Type Dwelling Unit, or Business Type Square Foot) Law Storm General Public Parkland
Enforcement Drainage Government Meeting Facilities
Land-use Category Facilities Facilities Facilities Land-use Category Facilities Development Schedule 3.2 Schedule 6.2 Schedule 9.1 Schedule 11.1 Schedule 13.1 Calculated Development Impact Costs Calculated Development Impact Costs Detached Dwelling Units $234 $504 $148 Detached Dwelling Units $5,509 $7,706 $14,101 per Unit Attached Dwelling Units $249 $93 $148 Attached Dwelling Units $3,564 $4,986 $9,040 per Unit Commercial Lodging Units $160 $1,332 $1,803 Commercial Lodging Units No Fee No Fee $3,295 per Unit Retail, Office & Service Uses (SF) $2.738 $0.851 $1.017 Retail, Office & Service Uses (SF) No Fee No Fee $4.606 per S.F.
Industrial Uses (SF) $0.347 $0.250 $1.017 Industrial Uses (SF) No Fee No Fee $1.614 per S.F.
Institutional Use (SF) $0.291 $0.930 $1.017 Institutional Use (SF) No Fee No Fee $2.238 per S.F.
Potential Collection with Recommended Impact Fee Schedule Potential Collection with Recommended Impact Fee Schedule Detached Dwelling Units $9,360 $20,160 $5,920 Detached Dwelling Units $220,360 $308,240 $564,040 Attached Dwelling Units $690,477 $257,889 $410,404 Attached Dwelling Units $9,882,972 $13,826,178 $25,067,920 Commercial Lodging Units $57,600 $479,520 $649,080 Commercial Lodging Units $0 $0 $1,186,200 Retail, Office & Service Uses (SF) $867,429 $269,606 $322,197 Retail, Office & Service Uses (SF) $0 $0 $1,459,232 Industrial Uses (SF) $17,350 $12,500 $50,850 Industrial Uses (SF) $0 $0 $80,700 Institutional Use (SF) $938 $2,995 $3,276 Institutional Use (SF) $0 $0 $7,209 Total $1,643,154 $1,042,671 $1,441,727 Total $10,103,332 $14,134,418 $28,365,302 Potential DIF Receipts $1,643,154 $1,042,671 $1,441,727 Potential DIF Receipts $10,103,332 $14,134,418 $28,365,302 Fund Balance and Other Revenues $107,047 $0 $145,277 Fund Balance/Other Revenues $0 $0 $252,324 Total - Other Resources $1,750,201 $1,042,671 $1,587,004 Total - Other Resources $10,103,332 $14,134,418 $28,617,626 Required Capital Total $1,748,789 $1,000,000 $1,985,137 Required Capital Total $10,103,332.00 $14,134,418.00 $28,971,676 Over or (Under) Collection -$1,412 -$42,671 $398,133 Over or (Under) Collection $0 $0 $354,051 Development
Impact Fee Total
Per Unit or Square Feet
17 City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report Chapter 3
Law Enforcement Facilities, Vehicles, and Equipment
The Existing System of Law Enforcement Assets or Infrastructure. The Hercules Police Department currently operates out of a 4,375- square-foot facility on roughly 0.15 acres at 111 Civic Drive.
The Department also has an inventory of:
• Vehicles, some with various added extra equipment;
• Assigned officer equipment such as various leathers, armament, clothing, and safety apparel; and,
• Specialty and computer equipment.
Demand Upon Infrastructure Created by the Development of Underdeveloped or Vacant Parcels.
Residents and businesses benefit from law enforcement services in three ways: directly, indirectly, and through standby availability. Direct services are those where a resident or business owner requires a direct response, usually as a result of being the victim of a crime. Direct service results in the form of a law enforcement officer contacting the victim. Indirect benefits, such as crime prevention programs, free patrol time, and other law enforcement services that serve all businesses, citizens, and visitors, are impossible to calculate for a specific beneficiary. An example of an indirect benefit would be the apprehension of a burglar in your neighbor’s residence or business yesterday. Had the burglar not been arrested, he/she may have broken into your dwelling unit or business tomorrow. Most residents and businesses may go for many years before ever requiring a call-for-service. However, these fortunate residents and businesses still benefit from law enforcement services, if in no other way than by the knowledge that a law enforcement officer is available, through adequate planned stand-by, to respond if required. Lastly, residents and businesses also benefit from the stand-by capability, the ability to respond to a police officer should they need service.
The addition of new residential units and new businesses will increase the demand for law enforcement services by creating more direct calls for service, more areas requiring preventive patrol, and, in general, more opportunities for crimes to be committed.
Developing vacant or underutilized parcels into residential or business units will also generate more calls. The residents and business owners occupying those residences and businesses will increase law enforcement calls -for-service. More residences and businesses will mean more responses to burglaries, domestic disputes, noise complaints, shoplifting, and miscellaneous incidents in the new residences and businesses. Suppose the law enforcement force capabilities (the base) are not expanded. In that case, the increasing number of calls -for-service (the rate) will reduce the amount of "free" hours available for preventative patrol. This inability to expand the capabilities would ultimately drive the Department into a reactionary mode. The additional calls-for-service would limit the amount of time for training, planning, proactive crime prevention, and other non-direct services.
18 Chapter 3 Law Enforcement Facilities, Vehicles and Equipment
City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report The Purpose of the Fee. Additional law enforcement calls-for-service are expected, and the cost of adding sworn officers necessary to respond to those calls can be determined. Those new costs can be translated to a fee or an amount necessary to be collected to offset the additional staffing costs. These costs include equipping and housing the additional officers. Providing that the fee is adopted and imposed, new development will finance its proportional capital costs of expansion of the Police Station. The continued costs of the annual salary and benefits for those additional officers will need to come from increases in property and sales tax generated by the new residences, businesses, and their occupants.
The Use of the Fee. The revenues raised from a properly calculated and legally supported Law Enforcement Impact Fee would be limited to capital costs related to that growth. The fees would be used to expand the law enforcement station, increase the number of responses and investigator’s vehicles, and properly equip additional officers. Conversely, the Law Enforcement DIF receipts cannot be used to replace existing vehicles or replace normal vacancies. The required projects/capital includes:
LE-001, Additional Police Station Space/Upgrades - The existing station will need to be expanded by 1,176 to meet the space needs of the seven additional officers (at 168 square feet per officer) needed to meet the additional calls-for-service generated by new development.
LE-002, Additional Patrol/Detectives/Specialty/Staff Vehicles - This project is the acquisition of five law enforcement vehicles in order to maintain the existing 0.81 vehicles/officer standard.
LE-003, Additional Police Officer Assigned Equipment - Officers in the field will require personally assigned equipment of personal-assigned radios/electronic devices, leathers, handguns, helmets, and assorted protection, as well as the costly recruitment costs of a background check and other exams. These costs have been included at $11,667 per additional officer but are only included for successful candidates.
LE-004, Additional Specialty Equipment - This project is the acquisition of specialty equipment such as advanced electronics, computer information sharing systems, special weapons and tactics equipment, and other unique equipment.
The Relationship Between the Need for the Fee and the Type of Development Project.
Department records were used to demonstrate that differing land uses generate differing numbers of calls. Police staff provided calls-for-service data to RCS, which then used geo-location software to determine the land use of each call-for-service.
6 Table 3-1 summarizes an analysis of the calls-for-service received by the Police Department over a recent twelve-month period. The breakdown of calls into the land uses that generated them, divided by the number of developed units (during the same period) generating a calls-for-service nexus.
[This space left vacant in order to place the following table on a single page].
6. Since the City does not currently have any commercial lodgings, RCS used an average call generation rate from previous cities. 19 Chapter 3 Law Enforcement Facilities, Vehicles and Equipment
City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report Table 3-1
Law Enforcement Calls-for-Service Generated by DIF Land-use Type (Over a 12 Month Period)
DIF Land-use Type
Developed
Dwellings or
Square Feet
Actual Calls
For Service
Over 12 Months
Total Calls per
Dwelling or
1,000 SF (KSF)
Detached Dwelling Units 5,795 2,962 0.511/Unit
Attached Dwelling Units 3,273 1,736 0.530/Unit
Commercial Lodging Units 0 0 0.00/Unit
Retail & Service Uses 1,485,950 8,680 5.841/KSF
Industrial Uses 364,885 273 0.748/KSF
Institutional Uses 385,085 205 0.532/KSF
As an example, there were approximately 2,962 calls-for-service that generated a response to one of the 5,795 detached dwelling units in the City. The result indicates that, on average, each dwelling will generate just over 0.511 calls per year. The same analysis was undertaken for most land uses. Since these calls -for-service by land use are an average, they were used to project the number of additional calls that could be expected by multiplying the calls per residential unit or business acre by the number of anticipated new residential dwellings or business acres. To determine the number of additional officers necessary to meet this increase from future developments, the number of increased calls resulting from new development was then divided by the average number of calls that an officer responds to.
These calls-for-service rates are then applied to (multiplied by) all of the anticipated land uses to determine the number of calls -for-service in the future. In this case, the additional calls -for- service, 3,502 per year, were divided by the number of calls -for-service that a single officer can absorb.
The existing complement of 26 sworn officers currently absorbs the 1 3,856 annual calls -for- service to privately held residences and businesses by responding to just over 533 calls-for- service each to privately owned and developed parcels annually. Based upon the addition of these calls -for-service, the City will need to successfully recruit seven additional officers to maintain the same response capabilities that the existing 26 officers currently provide. This is not to imply that the existing level of services or the ratio of officers to calls-for-service is the desired level of service; it merely is the current level of service. To adequately mobilize the seven new sworn officers, the City will need to add five response vehicles at a total cost of $401,429 to maintain the existing ratio of 0. 81 vehicles per sworn officer ( 21 vehicles divided by 26 officers) and for the personnel recruitment/officer-assigned equipment at a combined cost of $105,886 (7 officers X $15,127 in assigned equipment costs).
The Relationship Between the Use of the Fee and the Type of Development Paying the Fee .
Again, the use of the fee is a similar argument to the need for the fee. As the development occurs, the impact is generated, and the impact fee would be collected as the development occurs. The collected DIF receipts would be put to use to acquire equipment for additional officers, vehicles , and additional building space necessary to respond to those additional calls without reducing the capability of responding to calls from the existing community.
20 Chapter 3 Law Enforcement Facilities, Vehicles and Equipment
City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report The Relationship Between the Amount of the Fee and the Cost of the Portion of the Facility Attributed to the Development Project. The Police Station size at 4,375 square feet, along with the 1,176 additional square feet proposed in LE -001, will meet the needs for operations space (and location) through General Plan build- out and the land-use database depicted in Table 2- 1.
The build-out complement of 33 sworn officers (26 current and seven projected) will allow for the maintenance of an average of about 168 square feet per officer.
Minimum Needs -based Fees. Table 3- 2, following, summarizes the resulting DIFs (from Schedule 3.2) for development to contribute $ 1,641,742 towards the expansion of the Law Enforcement capabilities of the City in order to allow the City to extend the same level of service to the City's newest citizens and businesses.
Table 3-2
Minimum Needs-based Law Enforcement 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
Detached Dwelling Units $9,376 $234/Unit
Attached Dwelling Units $689,138 $249/Unit
Mobil Home Dwelling Units $57,663 $160/Unit
Retail & Service Uses $867,283 $2.738/S.F.
Industrial Uses $17,346 $0.347/S.F.
Institutional Uses $938 $0.291/S.F.
Existing Financial Commitment Comparison Costs. The City invested, at current dollars, about $6.44 million in the existing police station, or stated a slightly different way ; it would cost $6.44 million to replace the existing building. The Department staff uses 21 assorted vehicles with various added extra equipment costing a total of $1,405,000 for an average cost of about $66,905 per vehicle. The existing 26 sworn officers each have assigned equipment such as personally assigned radio and communication equipment, various leathers, armament, clothing, and safety apparel, costing some $11,667 per sworn officer or a combined $303,330. Lastly, $221,800 was invested in specialty equipment, computer capability, and other electronic equipment. There is also an existing positive Law Enforcement Impact Fee Fund balance of $10 7,047. Combined, the City has invested, at current replacement costs, some $6,437,065 into the law enforcement assets.
[This space left vacant in order to place the following table on a single page].
21 Chapter 3 Law Enforcement Facilities, Vehicles and Equipment
City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report Table 3-3
Existing Law Enforcement
Community Financial Commitment Comparison Data
DIF Land-use Type
Allocation
of Development
Costs
Development Impact
Cost Per Unit
or Square Foot
Detached Dwelling Units $1,376,053 $237/Unit
Attached Dwelling Units $806,491 $246/Unit
Commercial Lodging Units $0 $0.00/Unit
Retail & Service Uses $4,032,457 $2.714/S.F.
Industrial Uses $126,827 $0.348/S.F.
Institutional Uses $95,237 $0.247/S.F.
RECOMMENDED DEVELOPMENT IMPACT FEES
Since the Minimum Needs -based Impact Costs ( necessary for expansion indicating the City’s investment in law enforcement capabilities) are nearly the same as the Existing Community Financial Commitment Comparison, the Existing Community Financial Commitment Development Impact Fee schedule identified in Table 3- 2 and Schedule 3.2 would be the most equitable DIF schedule to adopt.
RECAP OF RECOMMENDED LAW ENFORCEMENT DEVELOPMENT IMPACT FEES
• Create a DIF Fund titled Law Enforcement Facilities, Vehicles and Equipment.
• Adopt Schedule 3.2 for the six land uses within the City.
END OF CHAPTER TEXT
22 Schedule 3.1
City of Hercules
2024-25 Development Impact Cost Calculation
Allocation of Project Cost Estimates
Law Enforcement Facilities, Vehicles and Equipment
Estimated Percent Apportioned Percent Apportioned
Line # Project Title Cost Need Dollar Cost Need Dollar Cost LE-001 Additional Police Station Space/Upgrades 1,181,759.92$ 0.00% $0 100.00% $1,181,760 LE-002 Additional Patrol/Detective/Specialty/Staff Vehicles 401,428.57$ 0.00% $0 100.00% $401,429 LE-003 Additional Officer Assigned Equipment 81,666.00$ 0.00% $0 100.00% $81,666 LE-004 Additional Specialty Equipment 59,715.00$ 0.00% $0 100.00% $59,715 LE-005 Additional Recruitment Costs 24,220.00$ 0.00% $0 100.00% $24,220 Sub-Total General Plan Total New Project Costs $1,748,789 0.00% $0 100.00% $1,748,789 LESS:
Development Impact Fee Fund Balance $107,047 0.00% $0 100.00% $107,047 Total General Plan Total New Project Costs $1,641,742 0.00% $0 100.00% $1,641,742 Construction Needs
Supported by
Other Resources
Construction Needs
Generated by
New Development
23 Schedule 3.2
City of Hercules
2024-25 Development Impact Cost Calculation
Minimum Capital Needs-based Impact Costs
Law Enforcement Facilities, Vehicles and Equipment
Call Expected Percentage Allocation of Cost Average Units Acres Units Generation New Calls of Additional Expansion Distribution or Square DIF Land-use Type Rate for Service Service Calls Costs Per Acre Feet/Acre Detached Dwelling Units 8.18 40 0.511 20 0.57% $9,376 $1,146 4.89 $234 per Unit Attached Dwelling Units 97.02 2,773 0.530 1,470 41.98% $689,138 $7,103 28.58 $249 per Unit Commercial Lodging Units 163.72 360 0.341 123 3.51% $57,663 $352 2 $160 per Unit Retail, Office & Service Uses (SF) 89.99 316,811 5.841 1,850 52.83% $867,283 $9,638 3,521 $2.738 per S.F.
Industrial Uses (SF) 3.96 50,000 0.748 37 1.06% $17,346 $4,380 12,626 $0.347 per S.F.
Institutional Use (SF) 1.00 3,221 0.532 2 0.06% $938 $938 3220.85 $0.291 per S.F.
TOTAL 363.87 -- -- 3,502 100.00% $1,641,742
in Law Enforcment Development-related GP Projects
Undeveloped Development
Impact Fee per Unit
or Square Foot
24 Schedule 3.3
City of Hercules
2024-25 Development Impact Cost Calculation
Existing Community Financial Commitment Comparison
Law Enforcement Facilities, Vehicles and Equipment
Call Existing Percentage Allocation of Distribution Average Units Acres Units Generation Calls for of Existing Infrastructure of "Equity" or Square DIF Land-use Type Rate Service Service Calls "Equity" per Acre Feet/Acre Detached Dwelling Units 983.30 5,795 0.511 2,962 21.38% $1,376,053 $1,399 5.89 $237 per Unit Attached Dwelling Units 294.72 3,273 0.530 1,736 12.53% $806,491 $2,736 11.11 $246 per Unit Commercial Lodging Units 0.00 0 0.000 0 0.00% $0 $0 0 $0.000 per S.F.
Retail, Office & Service Uses (SF) 155.60 1,485,950 5.841 8,680 62.64% $4,032,457 $25,916 9,550 $2.714 per S.F.
Industrial Uses (SF) 67.40 364,885 0.748 273 1.97% $126,827 $1,882 5,414 $0.348 per S.F.
Institutional Use (SF) 119.56 385,085 0.532 205 1.48% $95,237 $797 3,221 $0.247 per S.F.
TOTAL 1,620.58 -- -- 13,856 100.00% $6,437,065
4,396,428.26$
1,405,000.00$
303,330.00$
3,460.00$ in Law Enforcement Recruitment Costs 221,800.00$
107,047.00$
Current Financial
Commitment per Unit
or Square Foot
in Law Enforcement Vehicles Assets
Developed
Total Law Enforcement System Capital Assets
in Law Enforcement Facility Assets
in Law Enforcement Officer Equipment Assets
in Specialty Equipment Assets
in Existing Law Enforcement DIF Fund Balance
25 Chapter 4
Storm Drainage Collection System
The City's existing storm drainage network comprises street gutter facilities, inlets, and a network of storm drain pipelines that convey runoff to larger pipelines, storm scepters, and the San Pablo Bay. However, as the City continues to develop vacant parcels with rooftops, parking lots, and driveways, the existing City-owned storm drainage lines will reach capacity, and the ability of the existing drainage lines to collect additional runoff from developing areas will diminish regardless of the availability of a good system of wash channels. Additionally, there are areas in the City near safety facilities such as the Police Station (existing and future) and numerous fire stations that require storm drainage improvements to ensure adequate public safety response times to a few large vacant areas to be developed.
City records indicate the existing system is comprised of roughly 262,875 linear feet of reinforced concrete pipe, averaging about 15" in diameter, including 263 inlet boxes and 657 manholes.
Property-based
Benefit Reasoning. The use of separate zones h as been considered for each section within the City because each area has its own capital needs for stormwater collection.
Stormwater runoff from Willow Avenue may not directly impact the homeowner on Santa Fe Avenue; similarly, a small debris detention basin near San Pablo Avenue required to handle runoff from the businesses in that area may provide little direct benefit to a business on Willow Avenue.
Each drainage area can have some distinct property -related areas of benefit in each case.
However, the owners and users of all developed and undeveloped parcels benefit, directly and indirectly, from all City -wide existing and future storm drainage improvements. As the various systems within the greater community of the City of Hercules develop, concurrent with the development of private property, the benefits are generally recognized as:
1. Propos
ed development projects can only be approved by the City when precautions, generally in the form of infrastructure improvements, have been made that assure that developed and undeveloped downstream parcels will not be adversely affected (i.e., inundated, flooded, cut off from access in and out), by stormwater from the project being proposed. Avoiding downstream or down -zone damage from the development of an upstream parcel may not be a major concern to a developer, but the City must concern itself with such issues when approving private development proposals.
2. The private development being assessed a DIF will receive the same stormwater protection from other development projects upstream or up -zone from its own development.
3. Stormwater must be adequately controlled and conveyed to large-scale flood control channels or creeks to assure public safety vehicles access to all parts of the city , regardless of which area a call-for-service is in. Fire and other rescue calls and responses from law enforcement and public works cannot wait during heavy rainstorms. On the contrary, emergency calls-for-service will probably increase during such storm events, and the City's public safety and maintenance units must be able to respond to all zones.
4. The City of Hercules's citizens and business owners/employees must also be able to travel safely (and send/receive goods and services) in heavy rain from one area to another. An adequate and sufficient storm drainage system will provide such protection.
26 Chapter 4 Storm Drainage Collection System
City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report
5. Storm drainage collection pipes protect the integrity of the roadbed of the very important arterials and collectors.
RCS recommends a single-area storm drainage fee.
Demand Upon Infrastructure Created by the Development of Underdeveloped or Undeveloped Parcels. The construction of flood control and storm drainage facilities is essential to the preservation of private property, public streets, curbs, and other facilities. The county or a regional level of government is generally responsible for flood control.7
Cities are generally responsible for storm drainage. The building of new residences and businesses on presently undeveloped land will increase the amount of runoff and thus accelerate the need for additional storm drainage facilities to handle increased runoff from these developing areas. As the vacant land is developed and bare dirt or turf is replaced with impervious rooftops, parking lots, driveways, pools, and sidewalks, greater amounts of rainfall run off of the developed parcel.
The amount of the runoff varies with differing types of development (i.e., land use), and the varying amounts are referred to as the runoff coefficients. Approximately 0.775 (or 77.5%) of rainfall on a parcel developed with detached dwelling residence exits that developed parcel. The rate for an attached dwelling runoff is not much higher than a detached dwelling at 0.810 (81.0%). Most business uses, such as lodging, retail/service, industrial, and institutional, have a runoff coefficient in excess of 0.900 or 90.0%.
Clearly, rainfall-runoff increases with development. The cumulative effects of additional runoff must be managed with the appropriate capital facilities. These costs of the new storm drainage (and flood control revenue shortages) will be distributed by the coefficients of drainage, i.e., the percentage of property that will end up with impervious coverage such as asphalt or cement - based concrete drives or parking lots, rooftops, pools and any other hard surface that does not allow any absorption into the soil.
The Purpose of the Fee. The c
osts of extending the same level of storm drainage protection to the newly developing residences and businesses as is provided to the existing community (that has largely paid for the existing system) can be calculated, and a fee can be imposed and collected. The Fee revenues can then be used to expand the storm drainage facilities necessary to extend the same level of services. The City staff has identified a total of $ 1,000,000 in storm drainage projects required to fully complete the City’s network of pipes and small channels.
Of
that figure, $1,000,000, or 100% of the storm drainage projects, have been identified as being able to be funded by DIFs.
The Use of the Fee. The construction of flood and storm drainage facilities in the City of Hercules is essential to the preservation of public and private property. The building of new residences and businesses on presently undeveloped land will require the installation of additional storm drains of sufficient capacity with an adequate number of inlets to handle increased rainwater runoff from these areas where development reduces natural absorption opportunities. This Chapter reviews the costs of storm drainage and flood control facilities needed to serve future development.
7. Projects of major importance generally involving the control of large quantities of flood water through numerous cities and unincorporated areas.
27 Chapter 4 Storm Drainage Collection System
City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report The revenues raised from a properly calculated and supported Storm Drainage Collection System DIF would be limited to the capitalized costs related to that growth. The fees would be used to construct the additional or parallel storm drainage lines necessa ry to increase the drainage capacity of the system and accommodate the additional rainwater runoff generated by the continued development. Conversely, the Storm Drainage Collection System DIF receipts would not be used to repair, replace, or rehabilitate any existing storm drainage lines. The limited exceptions would be if the replacement or rehabilitation project creates additional capacity, in which case that proportional amount of additional capacity could be included as a DIF cost.
SD-001, Storm Drainage Master Plan - Undertake a Storm Drainage Master Plan study to determine the effect of new and significant up- sizing development upon the City's existing circulation system and determine state-of-art solutions to the new demands. The result could alter many of the projects described herein.
The Relationship Between the Need for The Fee and The Type of Development Project .
Upon identifying the costs of storm drainage facilities generated by future development, costs must be further distributed for each land use (i.e., business and residential) based on their estimated rainwater runoff . Residential-detached dwelling development leaves the greatest remaining turf percentage per parcel and thus the greatest percolation and, conversely, the least runoff of rainwater. As such, the detached dwelling residential land use should not bear the same cost as the institutional or industrial development, which generally has little or no turf area (or , stated another way, a higher percentage of impervious area) and therefore generates a higher amount of rainwater runoff. For this Report, costs were distributed between land uses on established runoff coefficients. A listing of these runoff coefficients is provided in Table 6-1 8 following.
Table 4-1
Storm Drainage Runoff Coefficients
(By Acre)
DIF Land-Use Type
Runoff
Coefficient
Detached Dwelling Units 0.740
Attached Dwelling Units 0.800
Commercial Lodging Units 0.800
Retail/Service/Office Uses (in SF) 0.900
Industrial Uses (in SF) 0.950
Institutional Uses (in SF) 0.900
As stated earlier, the Hercules area requires $1,000,000 in storm drainage projects. Table 4- 2 demonstrates the DIF schedule that would need to be imposed to fully fund the completion of a Storm Drainage Master Plan. It would not be unreasonable to require the development of those generating greater amounts of rainwater runoff to finance some portion of the identified storm drainage needs, providing there is no violation of the proportionality requirement. Table 4- 2 indicates the resulting fees required to fund DIF storm drainage projects fully. Please note that the DIF, by land use, is in terms of units such as residential dwellings or business square feet of building pad (adjusted for multiple floors).
8. San Bernardino Hydrology Manual (1986). Williamson and Schmidt, Irvine, CA, Figure C-4. 28 Chapter 4 Storm Drainage Collection System
City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report Table 4-2
Minimal Needs-based Storm Drainage System
Development Impact Costs by DIF Land-use Type
DIF Land-Use Type
Allocation of
Development Costs
Development Impact
Cost Per Unit or
Square Foot
Detached Dwelling Units $20,147 $504/Unit
Attached Dwelling Units $258,475 $93/Unit
Commercial Lodging Units $436,164 $1,332/Unit
Retail/Services/office Uses (in SF) $269,697 $0.851/S.F.
Industrial Uses (in SF) $12,521 $0.250/S.F.
Institutional Uses (in SF) $2,997 $0.930/S.F.
The Relationship Between the Use of the Fee and the Type of Development Paying the Fee.
The Storm Drainage DIFs that are imposed and collected will be used to mitigate the stormwater runoff generated by the type of development. If the development is a commercial or industrial property generating a significant amount of runoff , the fee collected will be proportionally higher and will be enough to construct the required additions to the storm drainage system downstream from this development.
From t
ime to time, the City may require an applicant for a private project to construct an improvement (or a portion thereof) that is on the list of required improvements at the end of this Chapter. This is often done to expedite the project for the applicant/developer. The developer should receive a credit for any money expended on this required improvement against their calculated storm drainage impact fee.
The City may also require a developer to construct and full fund offsite storm drainage improvements as a condition of approval for a development project.
The Relationship Between the Amount of the Fee and the Cost of the Portion of the Facility Attributed to the Development Project. Similar to the section above, the relationship is based on the projected amount of stormwater that will need to be collected and safely transported to flood control channels or rivers. The downstream collection lines (lines further down from the proposed project but prior to the outfall into a river or flood control channel) need to be sized to handle all the stormwater collected upstream. Stormwater that is collected in one location accumulates with feeder lines along the way, and thus, the downstream system must be built increasingly larger (at increasing higher material and construction costs) the farther it gets away from its source.
Table 4-3,
following, distributes the total equity replacement value of the existing storm drainage system at $81,180,845 over the existing developed community. The total consists of the actual existing storm drainage pipe and channel systems at $ 81,180,845. The development impact costs figures represent the long-term financial commitment contributed by the existing community through dedications (from the developers of these established developments) and tax contributions.
29 Chapter 4 Storm Drainage Collection System
City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report Table 4-3
Existing Storm Drainage Community
Financial Commitment Comparison Data
DIF Land-Use Type
Allocation of
Development Costs
Development Impact
Cost Per Unit or
Square Foot
Detached Dwelling Units $48,227,135 $8,327/Unit
Attached Dwelling Units $29,444,646 $8,993/Unit
Commercial Lodging Units $0 $0.00/Unit
Retail/Services/office Uses (in SF) $1,574,580 $1.060/S.F.
Industrial Uses (in SF) $719,808 $1.973/S.F.
Institutional Uses (in SF) $1,214,676 $3.154/S.F.
Of note is the fact that in Table 4-3, the investment "equity" of the current community is significantly less (by roughly 723%) than that of the previously exhibited Minimum Needs-based DIFs identified in Table 4-2 indicate that the existing community has invested $80.6 million more than what is being asked of future development. As such, it would be appropriate to require the undeveloped parcels to finance (via Table 4- 2 and Schedule 4 .2) the remainder of the Storm Water Collection System needs for the City.
Recommended City Storm Drainage Development Impact Fee Schedule. The adoption of Schedule 4.2 summarized in Table 4- 2 as the Storm Drainage Collection System DIF schedule would generate capital to construct approximately 100% of the facilities needed by the new development.
RECAP OF RECOMMENDED STORM DRAINAGE IMPROVEMENTS DIFS
1. Adopt Schedule 4.2 for the six land uses and the Cost Distribution per Acre figure (from the third column on the right side of Schedule 4.2) for developments that do not involve a building pad (e.g., additional asphalt parking area).
2. Create a DIF Fund titled Storm Drainage.
END OF CHAPTER TEXT
30 Schedule 4.1
City of Hercules
2024-25 Development Impact Cost Calculation
Storm Drainage Collection System Facilities
Allocation of Project Cost Estimates
Estimated Percent Apportioned Percent Apportioned
Line # Project Title Cost Need Dollar Cost Need Dollar Cost SD-001 Storm Drainage Master Plan $1,000,000 0.00% $0 100.00% $1,000,000 Sub-Total General Plan Total New Projects $1,000,000 0.00% $0 100.00% $1,000,000 LESS:
Development Impact Fee Fund Balance $0 0.00% $0 100.00% $0 Other Mitigating Revenue Sources $0 0.00% $0 100.00% $0 Development Impact Fee Fund Balance Total $0 0.00% $0 0.00% $0 Total Net General Plan Project Costs $1,000,000 0.00% $0 100.00% $1,000,000 Construction Needs Construction Needs
Supported by Generated by New
Other Resources City-wide Development
31 Schedule 4.2
City of Hercules
Storm Drainage Collection System Facilities
2024-25 Development Impact Cost Calculation
Minimum Capital Needs-based Impact Costs
Run-off Total Future Run-off Allocation of Cost Average Units Proposed Land Use Acres Units Coefficient Impervious Coefficient Expansion Distribution or Square Index Rate Acres Percentage Costs Per Acre Feet/Acre
Detached Dwelling Units 8.2 40 0.740 6.05 2.01% $20,147 $2,463 4.89 $504 per Unit Attached Dwelling Units 97.0 2,773 0.800 77.62 25.85% $258,475 $2,664 28.58 $93 per Unit Commercial Lodging Units 163.7 360 0.800 130.98 43.62% $436,164 $2,664 2 $1,332 per Unit Retail, Office & Service Uses (SF) 90.0 316,811 0.900 80.99 26.97% $269,697 $2,997 3,521 $0.851 per S.F.
Industrial Uses (SF) 4.0 50,000 0.950 3.76 1.25% $12,521 $3,162 12,626 $0.250 per S.F.
Institutional Use (SF) 1.0 3,221 0.900 0.90 0.30% $2,997 $2,997 3,221 $0.930 per S.F.
TOTAL 363.87 -- -- 300.30 100.00% $1,000,000
300.30 $1,000,000 $3,330.003 Per Gallon DemandALTERNATE FEE METHODOLOGY Undeveloped Development
Impact Fee per Unit
or Square Foot
in Total Storm Drainage Collection System General Plan Projects 32 Schedule 4.3
City of Hercules
2024-25 Development Impact Cost Calculation
Storm Drainage Collection System Facilities
Existing Community Financial Commitment Comparison
Run-off Total Existing Run-off Allocation of Cost Average Units Existing Land Use Acres Units Coefficient Impervious Coefficient ExistingSystem Distribution or Square Index Rate Acres Percentage Costs Per Acre Feet/Acre
Detached Dwelling Units 983.30 5,795 0.740 4,288 59.41% $48,227,135 $49,046 5.89 $8,327 per Unit Attached Dwelling Units 294.72 3,273 0.800 2,618 36.27% $29,444,646 $99,907 11.11 $8,993 per Unit Commercial Lodging Units 0.00 0 0.800 0 0.00% $0 $0 - $0.000 per S.F.
Retail, Office & Service Uses (SF) 155.60 1,485,950 0.900 140 1.94% $1,574,580 $10,119 9,550 $1.060 per S.F.
Industrial Uses (SF) 67.40 364,885 0.950 64 0.89% $719,808 $10,680 5,414 $1.973 per S.F.
Institutional Use (SF) 119.56 385,085 0.900 108 1.50% $1,214,676 $10,160 3,221 $3.154 per S.F.
TOTAL 1,620.58 -- -- 7,218 100.00% $81,180,845
$81,180,845
$0 in Storm Drainage System DIF Fund Balance (none)
Developed Development
Impact Fee per Unit
or Square Foot
Total Existing Electric Utility System Inventory
in Storm Drainage Collection System Assets
33 Chapter 5
General Facilities, Vehicles, and Equipment
The Existing System. General Facilities are generally limited to general office or work buildings and equipment used by City staff to undertake their daily duties. The replacement costs totaling $21,398,200
9 are as follows:
City Hall Facilities .................................................................................. $ 8,177,266 Corporation Yard ................................................................................... $ 1,018,647 Computer and Miscellaneous Electronic Equipment ................................... $81,773 General Fund Pool Cars .......................................................................... $648,000 General Facilities Impact Fee Fund Balance (None)................................. $145,277
Demand Upon Infrastructure Created by the Development of Underdeveloped or Undeveloped Parcels. As the City increases in both population and additional business ventures, the City Hall will typically become overcrowded with a growing staff, even if major efforts are made to keep the number of municipal workers to a minimum. The City of Hercules’ current City Hall is 22,020 square feet.
City pool vehicles are generally made available to general employees assigned with general code enforcement, intra-city mail delivery, planning and engineering field inspection projects and other issues. These tasks often require on-site inspection or review. Other demand upon pool cars is travel by employees that do not have assigned City vehicles, which will be checked- out on an increasing basis requiring a minor fleet addition.
Lastly, the greater amounts of data necessary to manage a larger city will also impact the City’s centralized and personal desktop computer processing capability and storage space.
The Purpose of the Fee. The costs of extending the same level of service to the newly developing community as is provided to the existing community that has largely paid for the existing facilities can be calculated, a fee imposed and collected, and the fee used to expand the f acilities necessary to extend that same level of services.
The Use of the Fee. The revenues that are raised from a properly calculated and supported General Facilities, Vehicles , and Equipment Impact Fee would be limited to capitalized costs related to that growth. The fees would be used to construct additional general facilities.
Conversely, the General Facilities, Vehicles , and Equipment DIF receipts would not be used to repair any existing general building except remodeling City Hall to increase capability and capacity, which would be far less expensive than constructing a building addition. The improvements necessary to contend with increased demand resulting from additional residents and businesses would include the following:
City Hall floor plan remodel.
Expansion of the administrative pool car fleet.
Upsizing of the existing centralized computer system capacity.
9. The General Facilities replacement costs were gathered from the City’s Insurance Property Schedule. 34 Chapter 5 General Facilities, Vehicles and Equipment City of Hercules 2025-26 Update to the Development Impact Fee Calculation and Nexus Report GF-001, City Hall Remodel for City Staff Use – Remodel excess City Hall complex space for use by City staff as the City’s population and business community expands.
GF-002, Expansion of Administrative Pool Car Fleet - Some pool vehicle expansion is expected due to additional inspections, such as business license and code enforcement.
GF-003, General Use Computer Hardware/Software - This project involves minor computer and software expansions to accommodate new users.
GF-004, Expansion of the Corporation Yard – Expand the existing corporation yard to accommodate the increase in residential and commercial development.
The Relationship Between the Need for The Fee and The Type of Development Project. The need is based upon the recognition that additional developed parcels in the City will create the need for more building space and specialty equipment, largely within the arena of overhead space, i.e., administrative management, personnel, record keeping, financial accounting, etc. The costs are distributed on an equal acreage basis as the most direct index of demand relating to central management services.
The Relationship Between the Use of the Fee and the Type of Development Paying the Fee.
General management of the City and General Plan issues transcend the type of land use and the use of the fee, as well as the need for the fee. The distribution of new demand will be based on an equal benefit in terms of the City's general management.
Relationship Between the Amount of the Fee and the Cost of the Portion of the Facility Attributed to the Development Project. The fee would be based on the size of the development. A fee has been determined for individual units, either residential dwelling units or business square feet. A development of twelve residential units would have to pay a fee twelve times larger than a single unit. No developer will be required to construct any portion of any general facility as a condition of development.
Resulting DIF Schedule. Table 5-1 summarizes the Minimum Needs -Based General Facilities DIFs. The fees identified represent the fees necessary to construct or acquire the facilities identified in Schedule 5.1.
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 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 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 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 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 Existing General Facilities Impact Fee Fund Balance
in City Hall Land/Facilities
in Equity in Existing Computer/Electronic Equipment
39 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 Ci ty 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 Cit
y 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 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. A dditional 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 t
he 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, P ub
lic Use Facilities Expansion – Construct up to 14,261 square feet of general- purpose 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 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. Di fferent 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:
Det
ached 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 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 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 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 C
ity currently owns approximately 58.1 9 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 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.
Tabl
e 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 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 4 th 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 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 Quimby- style 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 popul ation.
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 s
tates 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.
CALCUL
ATION 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 Acqui
sition 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 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 M aintenance 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. Schedul
e 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 resi dential 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.
Tabl
e 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. Devel opers 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 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 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 Appendix A
Summary of Recomm
endations
52 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 Appendix B
Detailed Land Use Database
54 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 Total General Plan Build-outPotential DevelopmentExisting Development Existing Development Potential Development Total General Plan Build-out 55 Appendix C
Application of Development
Impact Fees on Accessory
Dwelling Units
56 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 dis
trict, 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 const
ructed behind a 3,000- squar e-foot primary dwelli ng unit. The 7 50 squar e feet ADU represents 25.0% of the 3,000 s quare 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 t
he facts presented within the ADU application.
Existing Mitigation Fee Act Findings. The five required Government Code §66000 findings within each chapt
er 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-de fined 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 Appendix D
AB-602 Justification
58 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 small er 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 hel d 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 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 comple
xity 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 collect
ion of an impact fee to raise capital revenue for development -based demands is one -time but repr
esents 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 Cal
ls-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 Dr
ainage - 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 f eet 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-e mpirical 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 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 great er 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 th
e 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 n
on-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 i
s 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 conclusi
on, 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 Appendix E
Park Construction
Cost Average
62 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 Appendix F
Comparison of
Existing and New
Development
Impact Fees
64 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
64 65
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 End of Report