City Council Agenda
0313023
City Council
Meeting Agenda
March 13, 2023 – 6:00 PM
City Council Chambers - Yucaipa City Hall
34272 Yucaipa Blvd., Yucaipa, California
THE CITY OF YUCAIPA COMPLIES WITH THE AMERICANS WITH DISABILITIES ACT OF 1990. IF YOU NEED SPECIAL ASSISTANCE TO PARTICIPATE IN THIS MEETING (PURSUANT TO 28 CFR 35.102.35.104 ADA TITLE II), PLEASE CALL THE CITY CLERK’S DEPARTMENT AT (909) 797-2489 AT LEAST 48-HOURS PRIOR TO THE MEETING.
UNLESS STATED OTHERWISE ON THE AGENDA, EVERY ITEM ON THE AGENDA IS EXEMPT FROM CEQA GUIDELINES SECTIONS 15060(c), 15061(b)(3), 15273, 15378, 15301, 15323 AND/OR PUBLIC RESOURCE CODE SECTION 21065.
PURSUANT TO GOVERNMENT CODE SECTION 54957.5, ANY DISCLOSABLE
PUBLIC RECORDS RELATED TO AN OPEN SESSION ITEM ON A REGULAR
MEETING AGENDA AND DISTRIBUTED BY THE CITY OF YUCAIPA TO ALL OR A MAJORITY OF THE CITY COUNCIL, LESS THAN 72 HOURS PRIOR TO THAT
MEETING, ARE AVAILABLE FOR PUBLIC INSPECTION AT YUCAIPA CITY HALL, 34272 YUCAIPA BOULEVARD, YUCAIPA, CA 92399, DURING NORMAL BUSINESS HOURS.
IF YOU WISH TO ADDRESS THE COUNCIL DURING THE MEETING, PLEASE COMPLETE A SPEAKER’S FORM AND RETURN IT TO THE CITY CLERK PRIOR TO THE BEGINNING OF THE MEETING. THERE IS A THREE-MINUTE TIME LIMIT FOR SPEAKING.
PUBLIC COMMENT VIA MAIL OR EMAIL must be submitted no later than three (3) business hours prior to the meeting at which the commenter seeks to provide comment. Public comment may be submitted via U.S. Mail to the City Clerk at 34272 Yucaipa Blvd., Yucaipa, CA 92399 or via email to [email protected]. All mail and email correspondence will be archived, distributed to City Council, and retained as part of the public record; however, submissions will not be read out loud during the meeting.
The subject line should specify “Public Comment” and include the date of the meeting.
WRITTEN PUBLIC COMMENT SUBMITTED ON NON-AGENDA ITEMS AND ON SPECIFIC AGENDA ITEMS will be made available to the public pursuant to the City of Yucaipa policy regarding the distribution of written public comments at City Council and Commission meetings, which may be accessed on the City’s website at https://yucaipa.org/agendas-minutes/ . Individuals should be aware that comments provided, including personal information, may be disclosable pursuant to the California Public Records Act.
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03132023
LIVE AUDIO STREAM/RECORDING OF CITY COUNCIL MEETINGS. Members of the public may listen to city council meetings live at: https://yucaipa.org/live .
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
EMPLOYEE INTRODUCTION
PUBLIC COMMENT
CONSENT AGENDA
The following Consent Agenda items are expected to be routine and non-controversial.
Council will act upon them, at one time, without discussion. Any Councilmember or staff member may request removal of an item from the Consent Agenda for discussion.
The title is deemed to be read and further reading waived on any ordinance listed on the Consent Agenda for second reading and adoption.
1.SUBJECT: APPROVE COUNCIL MINUTES OF FEBRUARY 27, 2023 RECOMMENDATION: That City Council approve City Council Minutes of February 27, 2023.
2.SUBJECT: EXTENDING THE EXISTENCE OF A LOCAL EMERGENCY DUE TO THE 2022 SEPTEMBER STORM EVENT
RECOMMENDATION: That City Council extend the declaration of a local emergency as a result of the 2022 September Storm Event.
3.SUBJECT: ANNUAL COMPREHENSIVE FINANCIAL REPORT FOR FISCAL YEAR ENDED JUNE 30, 2022
RECOMMENDATION: That City Council receive and file the Annual Comprehensive Financial Report for the year ended June 30, 2022, and other related audit reports.
4.SUBJECT: COMMUNITY DEVELOPMENT BLOCK GRANT – INTENT TO
PARTICIPATE CERTIFICATION
RECOMMENDATION: That City Council:
1.Authorize the City Manager to execute the Intent to Participate Certification with San Bernardino County for FY25, FY26, and FY27, and
2.Approve the use of $4,305 from the City’s available uncommitted funds from prior years to address program allocation shortfall.
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5. SUBJECT: OPIOID SETTLEMENTS – TEVA, ALLERGAN, CVS, WALGREENS,
WALMART
RECOMMENDATION: That City Council:
1. Review and approve Resolution No. 2023-05; and
2. Authorize the City Manager to execute Participation Forms and California Intrastate Allocation Agreements for each proposed national opioid settlement.
6. SUBJECT: AWARD OF CONTRACT – PURCHASE OF 2022 BRAUN VOYAGER
LX LOW-FLOOR ADA MINIVAN
RECOMMENDATION: That City Council:
1. Award and authorize the City Manager to execute a purchase contract with Creative Bus Sales, for the acquisition of one new, 2022 Braun Voyager LX Low-Floor Minivan in the amount of $71,115.19; and
2. Award and authorize the City Manager to execute a purchase contract with Sunrise Ford, for the acquisition of one, 2016 Ford Transit 15 Passenger van in the amount of $47,533.97; and
3. Authorize an increase in the Fiscal Year 2022/2023 Senior Services expense budget in the not to exceed amount of $12,000.
7. SUBJECT: ACCEPTANCE OF CONTRACT WORK – DEMOLITION OF RESIDENTIAL STRUCTURE AT 35110 COUNTY LINE ROAD – PROJECT NO. 11113
RECOMMENDATION: That City Council:
1. Accept the contract and extension work completed by LCR Earthworks & Engineering Corp. in the amount of $36,632 for the Demolition of Residential Structure at 35110 County Line Road – Project No. 11113 (Demolition Project); and
2. Approve the final payment to the LCR Earthworks & Engineering Corp. for the Demolition Project; and
3. Authorize the recordation of the Notice of Completion for the Demolition Project.
8. SUBJECT: ADOPTION OF RESOLUTION 2023-06, THE CITY OF YUCAIPA
LOCAL HAZARD MITIGATION PLAN UPDATE
RECOMMENDATION: That City Council adopt Resolution No. 2023-06, adopting the City of Yucaipa Local Hazard Mitigation Plan Update, authorizing future non-substantive amendments to the Plan, and rescinding Resolution No. 2016-36.
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9. SUBJECT: TRANSPORTATION DEVELOPMENT ACT (TDA) ARTICLE 3 GRANT
FUNDING REIMBURSEMENT
RECOMMENDATION: That City Council adopt Resolution No. 2023-04 authorizing staff to file reimbursement claim forms for Transportation Development Act, Article 3 grant funds in the amount of $89,728 for the Oak Glen Road Bicycle and Pedestrian Facility Improvements Project – Project 11125.
MAYOR AND COUNCILMEMBER BUSINESS (REPORTS)
10. SUBJECT: FISCAL YEAR 2022/2023 COMMUNITY ACTIVITY GRANT IN-KIND
REQUESTS & COMMUNITY ACTIVITY GRANT PROGRAM GUIDELINES & FUNDING LEVELS FOR FISCAL YEAR 2023/24
RECOMMENDATION: That City Council:
1. Review and consider the Fiscal Year (FY) 2022/2023 Community Activity Grant (CAG) Application submitted by the Yucaipa Valley Lions Club requesting $324 for in-kind support to waive the rental fees for the Community Center Meeting Room to hold monthly board meetings through June 2023; and
2. Review and consider the FY 2022/2023 CAG Application submitted by the Yucaipa Equestrian Committee requesting $2,125 for in-kind support to waive the rental fees for the Yucaipa Performing Arts Center (YPAC) to hold the 2023 Rodeo Queens Coronation Dinner & Dance; and
3. Determine that the Yucaipa Equestrian Committee should be exempt from the CAG Guideline that prohibits the programming for and rental of the YPAC, if their CAG is awarded; and
4. Review the CAG program guideline options and provide direction as appropriate; and
5. Provide direction on the appropriate Fiscal Year 2023/2024 funding levels for in- kind/fee waiver grants, $40,000 currently, and financial grants, $17,500 currently, or adjust the funding levels as deemed appropriate.
11. SUBJECT: MOBILEHOME RENT REVIEW COMMISSION PROCESS RECOMMENDATION: That City Council direct the issuance of a Request for Proposal seeking Mobilehome Rent Stabilization Hearing Officer services in place of the MRRC processes and approve the elimination of the appeal process.
POSSIBLE ACTION ON PENDING LEGISLATION
DEPARTMENT REPORTS
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12. SUBJECT: GENERAL FUND BUDGET ADJUSTMENT/SALARY SCHEDULE AMENDMENT (CONTINUED FROM THE FEBRUARY 13, 2023, CITY COUNCIL
MEETING)
RECOMMENDATION: That City Council:
1. Approve an amendment to the Fiscal Year 2022-2023 Annual Budget for Salary and benefits; and
2. Adopt Resolution No. 2023-02, amending Resolution No. 2022-63, amending the Management, Supervisory and Confidential Salary, Benefit and Classification Plan effective March 15, 2023.
a. Revising salary range for current Assistant City Manager position to “Per Contract”; and
b. Revising salary for City Manager position to “Per Contract”; and c. Creating one (1) position of Director of General Services/City Clerk, Salary Range 57 ($149,352-$186,520); and
d. Creating one (1) position of Director of Governmental Affairs/Public Information Officer, Salary Range 57 ($149,352-$186,520); and e. Reallocating the position of Public Information Officer/Grants Coordinator (Confidential), Salary Range 29 ($74,807-$93,423) to Management Analyst (Confidential), Salary Range 29 ($74,807-$93,423); and
f. Reallocating the position of City Clerk/ Deputy Rent Administrator, Salary Range 39 ($95,759-$119,590) to Deputy City Clerk/ Deputy Rent Administrator/Records Technician (Confidential), Salary Range 39 ($95,759- $119,590); and
g. Eliminating one (1) position of Deputy City Clerk/Records Technician (Confidential), Salary Range 28 ($72,982-$91,145).
13. SUBJECT: CONFIRE CONTRACT AGENCY AGREEMENT
RECOMMENDATION: That City Council:
1. Authorizes the City Manager to enter into an agreement with Consolidated Fire Agencies (CONFIRE) with the intention to join and participate in the EMS Division, which would not pertain to dispatching services provided by CONFIRE through the dispatch division; and
2. Approve a budget adjustment for the initial contract agency fee of $41,398.
14. SUBJECT: CITY OF YUCAIPA EXTERNSHIP AGREEMENT WITH SAN
BERNARDINO COMMUNITY COLLEGE DISTRICT
RECOMMENDATION: That City Council authorize the Fire Chief to enter into an agreement with the San Bernardino Community College District (SBCCD) for student unpaid field internship experience.
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03132023
15.SUBJECT: PAVEMENT MANAGEMENT PROGRAM UPDATE
RECOMMENDATION: That City Council:
1.Review and approve the FY2023/2024 Pavement Management Program update; and
2.Approve the recommended pavement maintenance and rehabilitation project for FY2023/2024.
16.SUBJECT: DISCUSSION/DIRECTION REGARDING ON-CALL POTHOLE REPAIR RECOMMENDATION: That City Council hold a discussion and provide direction on issuing a Request for Proposals for On-Call Pothole Repair Services.
PUBLIC HEARING
The order of Business for the Public Hearing Shall Be:
A.Open Public Hearing
B.Staff Presentation
C.Applicant/Representative Presentation (if necessary)
D.Public Comments
E.Applicant Rebuttal (if necessary)
F.Public Hearing Closed
G.Council Discussion
H.Council Motion and Vote
SPEAKERS ARE ENCOURAGED TO BE BRIEF AND REMAIN WITHIN THE ESTABLISHED TIMEFRAME OF THREE (3) MINUTES. ONCE THE PUBLIC HEARING HAS BEEN CLOSED, NO FURTHER TESTIMONY WILL BE TAKEN.
17.SUBJECT: ANNUAL ADJUSTMENT OF DEVELOPMENT IMPACT FEES (CONTINUED FROM THE JANUARY 23, 2023, CITY COUNCIL MEETING) RECOMMENDATION: That City Council conduct a public hearing and adopt Resolution No. 2022-59, rescinding Resolution No. 2021-64, and amending Resolution No. 93-39, establishing a schedule of revised Development Impact Fees.
STUDY SESSIONS
18.SUBJECT: DISCUSSION/DIRECTION REGARDING AGGRESSIVE
SOLICITATION ORDINANCE
RECOMMENDATION: That City Council hold a discussion and provide direction on enacting an Aggressive Solicitation Ordinance.
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03132023
19.SUBJECT: DISCUSSION/DIRECTION REGARDING PUBLIC SMOKING
ORDINANCE
RECOMMENDATION: That City Council hold a discussion and provide direction on enacting a Smoking in Public Places Ordinance.
20.SUBJECT: DISCUSSION/DIRECTION REGARDING CHAPTER 12.06 - CAMPING RECOMMENDATION: That City Council hold a discussion and provide direction on updating the City of Yucaipa’s camping ordinance (Chapter 12.06) to ensure compliance with the 9th Circuit Court of Appeal decision in Boise v. Martin.
21.SUBJECT: DISCUSSION/APPROVAL OF AMENDMENTS TO RULES OF
PROCEDURE
RECOMMENDATION: That City Council adopt Resolution No. 2023-07, rescinding Resolution No. 2021-12 amending the Rules of Procedure for City Council meetings.
22.SUBJECT: DISCUSSION/DIRECTION REGARDING SUNSHINE ORDINANCE RECOMMENDATION: That City Council hold a discussion and provide direction on enacting a Sunshine Ordinance.
ANNOUNCEMENTS
CLOSED SESSION
CONFERENCE WITH LEGAL COUNSEL – Anticipated Litigation [Gov’t Code § 54956.9(d)(2)] Liability Claim No. 2022-05, Anita Carso
ADJOURNMENT
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Newport Beach | San Jose | San Francisco | Riverside
Dallas | Houston | Raleigh | Tampa
www.FinanceDTA.com
Public Finance
Public-Private Partnerships
Development Economics
Clean Energy Bonds
DEVELOPMENT IMPACT FEE
JUSTIFICATION STUDY
CITY OF YUCAIPA
Report Date: March 9, 2023
425
www.FinanceDTA.com 100 Bayview Circle, Suite 100
Newport Beach, CA 92660
CITY OF YUCAIPA
DEVELOPMENT IMPACT FEE STUDY UPDATE
Prepared for:
City of Yucaipa
34272 Yucaipa Boulevard
Yucaipa, CA 92399
Attention: Benjamin Matlock
426
TABLE
OF CONTENTS
SECTION PAGE
EXECUTIVE SUMMARY ................................................... 1 A Organization of the Fee Study ......................................... 1 B Summary of Impact Fees .................................................. 2 C Impact of Assembly Bill (“AB”) 602 on Fee Levels ....... 2 D Level of Service Factor ....................................................... 3 E Residential Fee per Sq. Ft. ................................................. 3 F Annual Escalation Factors ................................................ 3 G Exemptions ........................................................................... 3 INTRODUCTION .............................................................. 4
LEGAL REQUIREMENTS TO JUSTIFY
DEVELOPMENT IMPACT FEES ...................................... 5 DEMOGRAPHICS ........................................................... 10 A Existing Residential Land Uses ...................................... 12 B Existing Non-Residential Land Uses ............................. 12 C Future Residential Land Uses (2042) ............................ 13 D Future Non -Residential Land Uses (2042) .................. 14 E Summary of Existing and Future Non-Residential
Land Uses (2042) .............................................................. 14 METHODOLOGY USED TO CALCULATE FEES ........ 15
A Standards-Based Fee Methodology .............................. 15 B Plan-Based Fee Methodology ........................................ 15 C Capacity-Based Fee Methodology ................................ 15 D Summary of Fee Methodology ....................................... 16 E Allocation of Benefit ........................................................ 17 CALCULATION OF FEES.............................................. 20 A Public Facilities ..................................................................20 B Fire ....................................................................................... 25 C Parks Fees ........................................................................... 30 D Traffic .................................................................................. 35 E Storm Drainage Fees ........................................................ 42 SUMMARY OF FEES ....................................................... 47
427
TABLE
OF CONTENTS
APPENDICES
APPENDIX A FEE DERIVATION WORKSHEETS
APPENDIX B INVENTORY AND FACILITIES NEEDS LIST
428
1 SECTION I
EXECUTIVE SUMMARY
City of Yucaipa March 9, 2023
Development Impact Fee Justification Study
www.FinanceDTA.com
EXECUTIVE SUMMARY
In order to adequately plan for new development and identify the public facilities and costs associated with mitigating the direct and cumulative impacts of new development, DTA was retained by the City of Yucaipa, CA (the “City”), to update the existing impact fee program by preparing a new Assembly Bill (“AB”) 1600 fee justification study (the “Fee Study”). The categories of Development Impact Fees (“DIFs” or “Fees”) to be determined by this Fee Study include Public Facilities, Fire, Parks, Traffic, and Storm Drainage, at levels identified by the various City departments as being necessary to meet the needs of new development through 2042. The purpose of this Fee Study will be to establish a nexus between the anticipated development and public facilities needs for the City through 2042.
This Fee Study is intended to comply with Section 66000 et seq. of the Government Code, which was enacted by the State of California in 1987, by identifying additional public facilities required by new development (“Future Facilities”) and determining the level of fees that may be imposed to pay the costs of the Future Facilities. The Future Facilities are either based on a list of required facilities needed to serve new development (the “Needs List”) or the needed enhancements to existing facilities (the “Facilities Inventory”) to accommodate new development whilst maintaining the existing level of service (“LOS”) currently provided to residents and employees in the City. A description of the methodology used to calculate the fees is included in Section V.
A Organization of the Fee Study
This Fee Study will be presented in the following seven sections:
Section I contains an Executive Summary and provides a brief introduction to the Fee Study and includes an overview of the proposed DIFs.
Section II is an Introduction that includes a brief description of City surroundings and background information on DIF funding.
Section III provides an overview of the legal requirements for implementing and imposing the DIF amounts identified in the Fee Study and satisfies the nexus requirements for each facility included as part of this Fee Study. Included is a discussion of the findings and requirements necessary to be satisfied when establishing, increasing, or imposing a fee as a condition of new development.
Section IV includes a discussion of land use characteristics and demand variables of projected new development such as the number of housing units and the number of non-residential building square feet, assuming current growth trends in residential and non-residential development projected through 2042.
Section V contains a description of the methodology used to determine the Fees for Future Facilities and presents the fees for each of the land use types.
Section VI presents the calculation of the Fees for each land use. 429
2 SECTION I
EXECUTIVE SUMMARY
City of Yucaipa March 9, 2023
Development Impact Fee Justification Study
www.FinanceDTA.com
Section VII presents a summary of the Fees.
This Fee Study also includes an appendix section presenting the calculations and other relevant material used to determine the findings presented in this Fee Study, as noted below:
Appendix A includes the calculations used to determine the various Fee levels; Appendix B includes the Facilities Inventory or Needs List used to determine the various Fee levels; and
B Summary of Impact Fees
The total Fee amounts required to finance new residential and non-residential development’s share of the costs of Future Facilities are summarized in Table ES -1 below.
Fees within this Fee Study reflect the maximum fee levels that may be imposed on new residential and non-residential development.
Table ES -1: Development Impact Fee Summary
Land Use 1 2
Public Facilities Fire Parks Traffic Drainage
Residential (Per Sq. Ft.)
Non-Residential (Per 1,000 Sq. Ft.)
Residential (Per Sq. Ft.)
Non-Residential (Per Acre)
Residential $0.95 $0.56 $1.37 $4.47 $1.58
Non-Residential
Commercial 3,4 $777 $458 $3,787 $15,227
Industrial 3,4 $582 $344 $4,322 $15,227
Notes:
1. Residential fees are per square foot.
2. ADUs larger than 750 Sq. Ft. are charged a proportional fee amount to the primary dwelling unit.
3. Commercial and Industrial Public Facilities, Fire and Traffic fees are “per 1,000 square feet”.
4. Commercial and Industrial drainage fees are “per acre”.
C Impact of Assembly Bill (“AB”) 602 on Fee Levels
The impact fees listed above were circumscribed by the requirements of AB 602, which was approved by the California State Legislature and signed by Governor Newsom in 2021. Among the significant impacts of AB 602 are the following:
On or after January 1, 2022, fee justification studies must identify the existing LOS for each public facility, identify the proposed new LOS, and (if proposed new LOS is greater than existing LOS) include an explanation of why the new LOS is necessary.
For housing development projects, nexus studies adopted after July 1, 2022, must calculate the amount of fees based on square footage of proposed units of the development, unless the local agency demonstrates that another metric is more appropriate.
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3 SECTION I
EXECUTIVE SUMMARY
City of Yucaipa March 9, 2023
Development Impact Fee Justification Study
www.FinanceDTA.com
D Level of Service Factor
The LOS has been addressed for each Fee category, details of which may be found in Section VI of the Fee Study.
E Residential Fee per Sq. Ft.
DTA’s methodology calculated residential Fees first on a per dwelling unit basis, and then applied the weighted average square footage for residential units, to determine the Fee per square foot. The weighted average square footage per unit was derived from data provided by the City on dwelling units developed within the City between 2017 and 2022.
Based on this data, DTA determined that the residential dwelling units (single family and multi-family) were an average size of 2,260 square feet.
F Annual Escalation Factors
The cost estimates for Future Facilities used in this Fee Study are stated in 2022 dollars.
DTA further recommends that, after adoption, the above impact fees be reviewed each year and adjusted based upon the changes in the Engineering News-Record (”ENR”) Construction Cost Index. This construction cost index is based upon the Building Cost Index (“BCI”) cost averages experienced in the City of Los Angeles as produced by Engineering News-Record.
G Exemptions
The California Government Code permits fee exemptions for affordable housing and other product types at the discretion of local jurisdictions. Such fee exemptions are a policy matter that should be based on the consideration of the greater public good provided by this specific use being exempted from the Fees.
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4 SECTION II
INTRODUCTION
City of Yucaipa March 9, 2023
Development Impact Fee Justification Study
www.FinanceDTA.com
INTRODUCTION
Incorporated in 1989, the City of Yucaipa (“the City”) is located in San Bernardino County and is 10 miles to the east of the City of San Bernardino and 72 miles east of Los Angeles. The City has a total area of 27.8 square miles and is home to a population of approximately 55,000 people. To adequately plan for new development and identify the public facilities and costs associated with mitigating the direct and cumulative impacts of new development, DTA was retained by the City to update the existing impact fee program by preparing a new AB 1600 fee justification study (the “Fee Study”). The categories of development impact fees (“DIFs” or “Fees”) to be updated by this Fee Study include Public Facilities, Fire, Parks, Traffic, and Drainage, at levels identified by the various City departments as being necessary to meet the needs of new development through 2042. The purpose of this Fee Study will be to establish a nexus between the anticipated development and public facilities needs for the City through 2042, and ensure that all new development is required to pay its “fair share” of the cost of these public facilities needs through the DIF program. This Fee Study is intended to comply with Section 66000 et seq. of the Government Code, which was enacted by the State of California in 1987, by identifying additional public facilities required by new development (“Future Facilities”) and determining the level of fees that may be imposed to pay the costs of the Future Facilities. The Future Facilities are either based on a list of required facilities needed to serve new development (the “Needs List”) or the needed enhancements to existing facilities (the “Facilities Inventory”) to accommodate new development whilst maintaining the existing level of service (“LOS”) currently provided to residents and employees in the City.
A description of the methodology used to calculate the fees is included in Section V.
Fees are calculated to fund the cost of facilities needed to meet the needs of new development. Many of the calculations and totals presented in this Study are factored out to several decimal places and may not sum due to rounding in the tables presented.
In the interest of clarity, they will be noted with footnotes where necessary. The steps followed in the Fee Study include:
1. Demographic Assumptions: Identify future growth that represents the increased demand for Future Facilities;
2. Facility Needs and Costs: Identify current facilities inventory to determine Level of Service (“LOS”) requirements and determine the Future Facilities required to support new development and the costs of such facilities;
3. Cost Allocation: Allocate costs of Future Facilities on a per-equivalent-dwelling-unit or equivalent-benefit-unit basis; and
4. Fee Schedule: Calculate the Fee amount per square foot for residential development and per 1,000 square feet or per acre, for non-residential development. 432
5 SECTION III
LEGAL REQUIREMENTS TO JUSTIFY
DEVELOPMENT IMPACT FEES
City of Yucaipa March 9, 2023
Development Impact Fee Justification Study
www.FinanceDTA.com
LEGAL REQUIREMENTS TO JUSTIFY DEVELOPMENT IMPACT FEES
The levy of impact fees is one authorized method of financing the public facilities necessary to mitigate the impacts of new development. A fee is “a monetary exaction, other than a tax or special assessment, which is charged by a local agency to the applicant in connection with approval of a development project for the purpose of defraying all or a portion of the cost of public facilities related to the development project...” (California Government Code, Section 66000).
A fee may be levied for each type of capital improvement required for new development, with the payment of the fee typically occurring prior to the beginning of construction of a dwelling unit or non-residential building. Fees are often levied at final map recordation, upon the issuance of a Certificate of Occupancy, or more commonly, at building permit issuance.
AB 1600, which created Section 66000 et seq. of the Government Code, was enacted by the State of California in 1987.
In 2006, Government Code Section 66001 was amended to clarify that a fee cannot include costs attributable to existing deficiencies, but it can fund costs used to maintain the existing LOS or meet an adopted LOS consistent with the General Plan.
Section 66000 et seq. of the Government Code thus requires that all public agencies satisfy the following requirements when establishing, increasing, or imposing a fee as a condition of new development:
Identify the purpose of the fee. [Government Code Section 66001(a)(1)] Ascertain the use to which the fee will be put. [Government Code Section 66001(a)(2)]
Determine that there is a reasonable relationship between the fee’s use and type of development on which the fee is to be imposed. [Government Code Section 66001(a)(3)]
Establish how there is a reasonable relationship between the need for the public facility and type of development project on which the fee is to be imposed. [Government Code Section 66001(a)(4)]
Discuss how there is a reasonable relationship between the amount of the fee and cost of the public facility or portion of the public facility attributable to the development on which the fee is imposed.
This section presents each of these items as they relate to the imposition of the proposed fees in the City.
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A Purpose of the Fee [Government Code Section 66001(A)(1)] New residential and non-residential development within the City will generate additional residents and employees who will require additional public facilities. Land for these facilities will have to be acquired and public facilities and equipment will have to be expanded, constructed, or purchased to meet this increased demand.
The Fee Study has been prepared in response to the projected direct and cumulative effects of future development. Each new development will contribute to the need for new public facilities. Without future development, many of the new public facilities on the Needs List would not be necessary as the existing facilities are generally adequate for the City’s present population. In instances where facilities would be built regardless of new development, the costs of such facilities have been allocated to new and existing development based on their respective level of benefit.
The proposed impact fee will be charged to all future development, irrespective of location, in the City. First, the property owners and/or the tenants associated with any new development in the City can be expected to place additional demands on the City’s facilities funded by the fee. Second, these property owners and tenants are dependent on and, in fact, may not have chosen to utilize their development, except for residential, retail, employment, and recreational opportunities located nearby on other existing and future development.
As a result, all development projects in the City contribute to the cumulative impacts of development.
The impact fees will be used for the acquisition, installation, and construction of public facilities identified on the Needs Lists to mitigate the direct and cumulative impacts of new development in the City.
B The Use to Which the Fee is to Be Put [Government Code Section 66001(A)(2)] The fee will be used for the acquisition, installation, and construction of the public facilities identified on the Needs Lists, included in appendix section of the Fee Study, and other appropriate costs to mitigate the direct and cumulative impacts of new development in the City. The fee will provide a source of revenue to the City to allow for the acquisition, installation, and construction of public facilities, which in turn will both preserve the quality of life in the City and protect the health, safety, and welfare of the existing and future residents and employees.
The discussion presented in this section of the Fee Study identifies the use to which the fee is to be put as required by Section 66001(a)(2) of the California Government Code.
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C Determine That There is a Reasonable Relationship Be tween the Fee’s Use and Type of Development Project Upon Which the Fee is Imposed (Benefit Relationship) [Government Code Section 66001(A)(3)]
As discussed in Section A above, it is the projected direct and cumulative effects of future development that have prompted the preparation of the Fee Study. Each development will contribute to the need for new public facilities. Without future development, the City would have no need to construct many of the public facilities on the Needs List. For all other facilities, the costs have been allocated to both existing and new development based on their level of benefit. Consequently, all new development within the City, irrespective of location, contributes to the direct and cumulative impacts of development on public facilities and creates the need for new facilities to accommodate growth.
The fees will be expended for the acquisition, installation, and construction of the public facilities identified on the Needs List and other authorized uses, as that is the purpose for which the fees are collected. As previously stated, all new development creates either a direct impact on public facilities or contributes to the cumulative impact on public facilities. Moreover, this impact is generally equalized among all types of development because the increased demands for public facilities from the future residents and employees create the impact upon existing facilities.
For the aforementioned reasons, new development benefits from the acquisition, construction, and installation of the facilities on the Needs Lists.
D Determine How There is a Reasonable Relationship Between the Need for the Public Facility and Type of Development Project Upon Which the Fee is Imposed (Impact Relationship) [Government Code Section 66001(A)(4)] As previously stated, all new development within the City, irrespective of location, contributes to the direct and cumulative impacts of development on public facilities and creates the need for new facilities to accommodate growth. Without future development, many of the facilities on the Needs Lists would not be necessary. For certain other facilities, the costs have been allocated to both existing and new development based on their level of benefit.
For the reasons presented herein, there is a reasonable relationship between the need for the public facilities included on the Needs List and all new development within the City.
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E The Relationship Between The Amount of the Fee and Cost of the Public Facilities Attributable to the Development Upon Which the Fee is Imposed (“Rough Proportionality” Relationship) [Government Code 66001(A)] As set forth above, all new development in the City impacts public facilities. Moreover, each individual development project and its related increase in population and/or employment, along with the cumulative impacts of all development in the City, will adversely impact existing facilities. Thus, the imposition of the fee to finance the facilities on the Needs Lists is an efficient, practical, and equitable method of permitting development to proceed in a responsible manner.
New development impacts facilities directly and cumulatively. In fact, without any future development, the acquisition, construction, and/or installation of many of the facilities on the Needs Lists would not be necessary as existing City facilities are generally adequate. Even new development located adjacent to existing facilities will utilize and benefit from facilities on the Needs List. The proposed fee amounts are roughly proportional to the impacts resulting from new development based on the analyses contained in Section VI. Thus, there is a reasonable relationship between the amount of the fee and cost of the facilities.
F RECENT DEVELOPMENTS
In September 2021, the Governor of California signed Assembly Bill (“AB”) 602 which provides new statewide requirements for local jurisdictions seeking to impose DIFs on development projects. As stated earlier, the Mitigation Fee Act, AB 1600, establishes specific requirements that local officials must follow in establishing, increasing, or imposing development fees. Specifically, local officials must conduct a “nexus study” to demonstrate a “reasonable relationship” between the fees and public facilities funded by the fees, and the development project on which the fees are assessed. AB 602 is designed to provide additional guidance on how local agencies comply with their impact fee obligations, which will affect the methodology choice that DTA will use to calculate the fees. Keys portions of the bill affecting future DIF calculations are summarized below.
On or after January 1, 2022, fee justification studies must identify the existing Level of Service (LOS) for each public facility, identify the proposed new LOS, and (if proposed new LOS is greater than existing LOS) include an explanation of why the new LOS is necessary.
For housing development projects, nexus studies adopted after July 1, 2022, must calculate the amount of fees based on square footage of proposed units of the development, unless the local agency demonstrates that another metric is more appropriate. The bill would require that a “local agency that calculated fees proportionally to the square footage of the proposed units be deemed to have used a valid method to establish a reasonable relationship between the fee charged and the burden posed by development.” This would also apply to multi-family residences.
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The bill also requires the Department of Housing and Community Development (“HCD”), on or before January 1, 2024, to create an impact fee nexus study template that may be used by local jurisdictions to calculate their fees. The bill would require that the template include a method of calculating the feasibility of housing being built with a given fee level. The template must be completed by 2024, and local jurisdictions will have the option (it will not be required) to use the HCD template.
The bill authorizes any member of the public, including an applicant for a development project, to submit evidence that the city, county, or other local agency had failed to comply with the Mitigation Fee Act. The bill requires the legislative body of the city, county, or other local agency to consider any timely submitted evidence and authorize the legislative body to change or adjust the proposed fee or fee increase, as specified.
If a nexus study supports the increase of an existing fee, the local agency shall review the assumption of the nexus study supporting the original fee and evaluate the amount of the fees collected under the original fee.
Large jurisdictions (county population greater than 250,000) and cities within those counties must adopt a capital improvement plan as part of the nexus study.
Nexus studies shall be updated at least every 8 years from the period beginning January 1, 2022.
Importantly, AB 602 does not apply to water and sewer connection and capacity charges, school fees, and Mello-Roos or other taxes. These other fees, taxes, and charges are subject to their own statutory accountability measures.
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DEMOGRAPHICS
To determine the facilities needed to serve new development and establish fee amounts to fund such facilities, DTA has researched and reviewed material containing information of future land use development within the City through 2042. For the purpose of this Fee Study, DTA categorized developable residential land uses to include single-family, multi-family and mobile homes. Developable non-residential land uses within the City’s non-residential zones are categorized as commercial and industrial and are summarized in detail in the subsequent sections.
Information from the City’s 2021 Housing Element, the 2016 General Plan, the California Department of Finance, US Census, and total square footage generated by the CoStar Real Estate Manager software platform (“CoStar”), were used as estimates for the number of housing units and non-residential building square feet within the City. The City’s land use decisions will also affect properties within its Sphere of Influence (“SOI”). California law requires that a General Plan “cover the territory within the boundaries of an adopted City… as well as any land outside its boundaries which in the planning agencies judgement bears relation to its planning.”
In addition, information from the 2016 General Plan and estimates produced by DTA were used to project the additional land uses resulting from new development. Notably, DTA attempted to utilize metrics (e.g., average household size) that standardized existing demographics with the projections used in this Fee Study.
Future residents and employees will create additional demand for facilities that existing public facilities cannot adequately service. In order to accommodate new development in an orderly manner, while maintaining the current quality of life in the City, the facilities on the Inventory and Facility Needs List (presented throughout Section VI and in the Appendix), as reviewed and approved by the City staff, will need to be constructed.
For those facilities that are needed to mitigate demand from new development, facility costs have been allocated to new development only. In those instances when it has been determined that the new facilities will serve both existing and new development, facility costs have been allocated based on proportionate benefit [see the Equivalent Dwelling Unit (“EDU”) discussion in Section V].
In addition, DTA has determined that utilizing a Persons Served population, comprised of all residents and 50% of employees is common practice in quantifying the impact of a new development in a given service area and this metric will be used in both residential population and non-residential employee calculations throughout this Fee Study.
Table 1 presented below provides a summary of the land uses covered in this Fee Study.
The Fee Study will determine Fees for three (3) specific land use categories; Residential Commercial, and Industrial. Notably, the table shown below is meant to provide an example of typical land uses found in each category and is not intended to be a comprehensive list of all the City’s potential land uses.
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Table 1: Summary of Land Use Categories
Land Use
Classification Fee
Study
Definition
Residential
Single-Family Detached: Includes single-family detached homes and mobile home dwellings.
Single-Family Attached: Includes single-family attached homes, including row houses, duplexes, quadruplexes, and townhouses. In order for attached units to be classified as single-family structures, each unit must:
Must be separated by a ground-to-roof wall;
Have a separate heating system;
Have individual meters for public utilities; and
Have no units located above or below.
Multi-Family: Includes buildings with Attached residential units, including apartments, and all other non-Mobile home units not classified as Detached Dwellings and not meeting the criteria for Single-Family Attached.
ADUs >750 Sq. Ft 1: For the purposes of determining the impact fees due, any "second unit" or "accessory dwelling unit" (as determined pursuant to Section 65852.2 of the Government Code) shall be considered a separate residential unit and may be subject to this fee in accordance with state law.
Commercial
Includes buildings used as the following:
Retail;
Service-oriented business activities, wineries/vineyards, and car washes; Department stores, discount stores, furniture/appliance outlets, and home improvement centers;
Entertainment centers;
Subregional and regional shopping centers;
Grocery stores and storage facilities;
Hotels, motels, spas, and resorts;
Business/professional offices; and
General office buildings.
Industrial
Includes buildings used as the following:
Light manufacturing, warehouse/distribution, and logistics wholesaling; Wholesale and warehouse retail;
Fulfillment Center;
Industrial Park; and
Light industrial.
Note:
1. For purposes of determining the impact fees due, any "second unit" or "accessory dwelling unit" larger than 750 square feet (as determined pursuant to Section 65852.2 of the Government Code) shall be considered a separate residential unit and shall be subject to this fee.
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A Existing Residential Land Uses
Demographic data provided by (i) the Nielsen company, a leading information, measurement, and data analytics company, (ii) the California Department of Finance, and (iii) the US Census, was used to estimate the existing number of housing units and population in the City. Notably, DTA attempted to utilize metrics (e.g., average household size, square footage, etc.) that standardized existing demographics with DTA’s projections.
According to the information provided by the California Department of Finance, and the Nielsen Company, there are currently 55,890 existing residents residing in 20,247 residential single-family, multi-family, and mobile home housing units in the City. The persons-per- unit figure of 2.76 was also derived from the data published by the California Department of Finance.
Table 2: Estimated Existing Residential Development
Residential Land Use
Existing
Residents 1 Existing Housing
Units Residents per Unit
Residential 55,890 20,247 2.76
Total 55,890 20,247
Note:
1. Numbers may not sum due to rounding.
B Existing Non-Residential Land Use s
The existing non-residential square footage was compiled and estimated using CoStar. In addition, the employees per square foot for commercial, office, and industrial non- residential land uses was based on information published in the U.S. Energy Information Administration’s Commercial Buildings Energy Consumption Survey (“CBECS”) released in December of 2018. Notably, the number of units and building square footage presented below in Table 3 shall be considered “existing development”.
In the City, there are approximately 2,624,940 total square feet of existing non-residential development; including 2,014,054 square feet of commercial development and 610,886 square feet of industrial development. Based on information provided by the CBECS and the Nielsen Company’s Employment Profiles (2022), the City has 4,944 employees, specifically 4,028 commercial employees and 916 industrial employees. Based on utilizing the existing employee data and the existing square feet data, DTA generated employee’s- per-thousand-square-foot factor (“EPSF”) of 2.00 for commercial and 1.50 for industrial, as shown in Table 3 below.
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Table 3 : Estimated Existing Non-Residential Development 1 Non-Residential Land Use Existing Employees Persons Served Existing Building Square Feet
Commercial 4,028 2,014 2,014,054
Industrial 916 458 610,886
Total 4,944 2,472 2,624,940
Note:
1. Numbers may not sum due to rounding.
C Future Residential Land Uses (2042 )
The anticipated number of residential units in the City by 2042 are based on projections from the City’s 2016 General Plan. DTA determined that the City is expected to grow by 9,830 residential units by the end of the 2042 build-out period. Maintaining the City residents-per-unit factor of 2.76, the City will see an increase of 27,135 residents through 2042, the time horizon utilized for this Fee Study. Table 4 presented below summarizes the projected number of housing units for residential land uses over the build-out period.
Table 4: Future Residential Development1
Residential Land Use Future Residents Future Housing
Units
Residents per
Unit
Residential 27,135 9,830 2.76
Total 27,135 9,830
Note:
1 Numbers may not sum due to rounding.
To comply with AB 602, DTA worked with the City staff to determine the average square footage for both single family and multi-family residences. Using building permit information from 2017 to 2022, DTA determined that the combined average residential square foot unit was 2,260 square feet per unit across single family and multi-family residences. Based on the total anticipated future residential development of 9,830 residential units, this results in a total of over 22.2 million square feet of future residential development, as shown in Table 5 below.
Table 5: Future Residential Development Sq. Ft.
Category Total
Total Residential Units 9,830
Average Sq. Ft. per Unit 2,260
Total Residential Sq. Ft. 22,213,394
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D Future Non-Residential Land Uses (2042)
To generate the 2042 non-residential build-out square footage totals presented in this Fee Study, DTA utilized the projected numbers provided in the buildout summary presented in the 2016 General Plan. Notably, these figures were adjusted to account for the City’s plan for three (3) industrial developments totaling approximately 2.3 million square feet. This totals approximately 6,975,060 square feet over the build-out period. This includes approximately 4,185,946 square feet of commercial and 2,789,060 square feet of industrial development.
Table 6 : Future Non-Residential Development1
Non-Residential Land Use Projected
Employees
Persons
Served
Projected Building Square
Feet
Commercial 8,372 4,186 4,185,946
Industrial 4,184 2,092 2,789,114
Total 12,556 6,278 6,975,060
Note:
1. Numbers may not sum due to rounding.
E Summary of Existing and Future Non-Residential Land Uses (2042 ) The following table provides a summary of the City existing and future service population (i.e., Persons Served) based on information discussed in this section and presented in Tables 2 to 6.
Table 7: Summary of Existing and Future Persons Served1 Non-Residential Land
Use
Existing
Residents &
Persons Served
Future
Residents &
Persons Served
Residential 55,890 27,135
Commercial 2,014 4,186
Industrial 458 2,092
Total 58,362 33,413
Note:
1. Numbers may not sum due to rounding.
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METHODOLOGY USED TO CALCULAT E FEES
There are many methods used in calculating fees, but they are all based on determining the cost of needed improvements and assigning those costs equitably to various types of development. In determining a reasonable nexus for each specific type of public facility, DTA utilized the methodologies described below, depending upon the data and information available from the City and its current infrastructure policies.
A Standards-Based Fee Methodology
The methodology used to establish the DIFs outlined in this Study for General Facilities, Police, and Park facilities, is based on “standards,” where costs are based on existing LOS.
This Standards-Based Methodology establishes a generic unit cost for capacity which is then applied to each land use per the existing LOS. The LOS is based on the existing number of applicable units, such as square feet of building space or acres of land or “per resident” for each facility. This standard is not based on cost but rather on a standard of service. The Standards-Based Methodology ensures that City facilities are appropriately developed and sized so that future residents and employees do not cause a reduced LOS by unduly burdening the infrastructure system, thus leading to decay and deterioration. This methodology provides several advantages, including not needing to know the cost of a specific facility or having to commit to a specific size of the facility.
B Plan-Based Fee Methodology
The methodology used to establish the DIFs outlined in this Study for Traffic and Storm Drainage, is based on a “plan,” such as a Master Plan of Facilities, Capital Improvement Plan, or General Plan, which identifies a finite set of improvements to be implemented. These Facility Plans generally identify a finite set of facilities needed by the public agency and are developed according to assessments of facilities needs prepared by staff and/or outside consultants and adopted by the public agency’s legislative body. Using this plan-based approach, specific costs can be projected and assigned to all land uses planned, often with a specific time period in mind that reflects new development projections. By using population, units, and residential and non-residential square footage numbers, it is possible to assign a cost allocation percentage for both new and existing development. In preparing an impact fee analysis, facilities costs attributed to future development can then be allocated to each land use class in proportion to the demand caused by each type of development.
C Capacity-Based Fee Methodology
Another method of fee assessment used is based on the “capacity” of a service or system, such as a water tank, a sewer plant, or a storm drain. This kind of fee is not dependent on a particular land use plan (i.e., amount or intensity) but rather it is based on a rate or cost per unit of capacity that can be applied to any type of development, as long as the system has adequate capacity. This fee is useful when the costs of the facility or system are unknown at the outset; however, it requires that the capacity used by a particular land use 443
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type be measurable and the information to be available. Capacity-based impact fees are assessed based on the demand rate per unit.
D Summary of Fee Methodology
As shown in the table below, the Standards-Based level of service (“LOS”) methodology is used to generate fees for Public Facilities, Fire, and Parks, and a Plan-Based methodology is used to generate the Traffic and Storm Drainage Fees.
Table 8: Fee Methodology (by Fee Category Type)
Fee Category Methodology Basis of Methodology
Public Facilities
Standard-Based
Existing Standard
Fire Existing Standard
Parks Existing Standard
Traffic Plan-Based Needs List
Drainage Needs List
For Fees calculated using the Plan-Based approach, the City has provided DTA with the list of Future Facilities to be included in the Fee Study (the “Needs List”). For the purposes of the City’s DIF program, the Needs List is intended to be the official public document identifying the facilities eligible to be financed, in whole or in part, through the imposition of a DIF on new development within the City. The Needs List is organized by facility element (or type) and includes cost information, as outlined in the table below.
Table 9: Description of Needs List Cost Section s
Column Title Contents Source
Total Cost for Facility
The total estimated facility cost, including engineering, design, construction, land acquisition, and equipment (as applicable).
City
Offsetting Revenues
to New and Existing
Development
Share of total offsetting revenues allocated to new or existing development. City
Net Cost to City The difference between the total cost and the offsetting revenues (column 1 plus column 2).
Calculated by
DTA
Percent of Cost
Allocated to New
Development
Net cost allocated to new development based on new
development’s share of facilities.
Calculated by
DTA and the City
Net Cost Allocated to
New Development
The net cost to the City multiplied by the percentage cost allocated to new development.
Calculated by
DTA
Policy Background or
Objective Identifies the policy source or rationale for facility need. City General Plan, CIP, City Staff
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The facilities included on the Needs List for each Fee (presented in Appendix B) are provided by the City and reflect either the City’s goals of maintaining and improving a specific area, or they are part of a more formal policy document, such as a General Plan, Master Plan, Capital Improvement Plan, or other official policy or document, etc. Specific estimated facility costs are provided by the City and used as a basis for determining the allocation of revenues between new and existing development. DTA surveyed City staff and consultants on the required facilities needed to serve the City through buildout, as a starting point for its fee calculations.
E Allocation of Benefit
E.1 Equivalent Dwelling Units (“EDUs”) and Equivalent Benefit Units (“EBUs ”) The methodologies employed in this Fee Study use Equivalent Dwelling Units (“EDUs“) and Equivalent Benefit Units (“EBUs”) as method of identifying and quantifying benefit of certain facilities and ensuring that an equitable portion of the total facilities costs are allocated to future growth, based on the proportion of need generated by that growth. EDUs are a means of quantifying different land uses in terms of their equivalence to a residential dwelling unit, where equivalence is measured in terms of potential infrastructure use or benefit for each type of public facility. In this Study, EDUs are used as a basis of allocation for Public Facilities, Fire, Library and Parks. In contrast, for Traffic and Storm Drainage, EBUs are used to allocate costs to future growth and generate fees.
Table 10: Basis of Allocation (by Fee Category Type)
Fee Category Basis of Allocation of Benefit (EBU Factor) Public Facilities Persons Served
Fire Persons Served
Parks Population
Traffic Average Daily Trips
Storm Drainage Stormwater Runoff Coefficients
E.2 Persons Served
For many of the facilities considered in this Fee Study, service population (or Persons Served) will be used to allocate benefits among fee categories. For purposes of this Fee Study, the Persons Served calculations are based on the number of residents per dwelling unit (i.e., persons per household) and number of employees per 1,000 sq. ft. generated by each land use class. Based on years of performing a variety of fiscal and economic impact studies and with experience in a variety of both public and private sectors, DTA has determined that utilizing a service population, or Persons Served population, comprised of all residents and 50% of employees is common practice in quantifying the impact of a new development in each service area. This number suggests that a resident generally has twice the impact of an employee. 445
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E.3 Average Daily Trips (“ADTs”)
Traffic Impact Fees were calculated for each of the three (3) land use categories based on the number of ADTs generated by each land use. ADTs are published by the Institute of Transportation Engineers (“ITE”) Publication Trips Generation, 10th Edition. The ADT generation rates are per dwelling unit (for residential units) and daily trip generation per 1,000 building square feet of each category of non-residential development. Notably, in order to more appropriately evaluate the impacts of non-passenger cars generated by commercial and industrial uses that tend to have a more significant impact on the roadway system, DTA applied the persons served methodology discussed above to determine the EDUs applicable to each land use. These EDUs were then multiplied by the ADT generation rate for an EDU (i.e., the ADT generation rate for single family), and adjusted by the appropriate Passenger-Car-Equivalent (“PCE”) adjustment factors for each land use, to determine the total trips generated by each such land use.
Per the ITE, a trip or trip end is a single or one-direction person or vehicle movement with either the origin or the destination existing or entering) inside a study site. In technical terms, a trip has an origin and a destination at its respective ends (known as trip ends). Each trip end is part of a trip. For trip site generation, the focus is the trips entering and existing a single site. Specifically, ADTs are the total number of trips, both inbound and outbound, within a 24-hour weekday period, generated by a particular use or development.
E.4 Stormwater Runoff Coefficients
The methodology used to allocate drainage costs to future development is relative runoff contribution. The Rational Method for computing runoff rates was used in the form of Q = C x I x A where “Q” is equal to runoff volume, “C” is the ratio of impervious area to total area studied, “I” is rainfall intensity, and “A” is Area, in acres of the City. A runoff factor, “C” of 1.00, indicates a totally impervious site, where every drop of rain would find its way to the public streets as run-off. Only the relative contribution of runoff between land uses needs to be considered. Thus, the “unit runoff”, or runoff per storm intensity (Q/I) can be computed using only the runoff factor and acreage data. To estimate the acreage for purposes of applying the Drainage runoff factors, runoff coefficient factors from the 2020 Caltrans Highway Design Manual Hydrology chapter were used.
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The table below summarizes the EDUs/EBUs applied in the Fee Study.
Table 11: Equivalent Dwelling Units/Benefit Units
Facility Type EBU/EDU EBU/EDU Existing Projected Total Public Facilities Persons Served EDU 21,143 12,104 33,247 Fire Persons Served EDU 21,143 12,104 33,247
Parks1 Population NA - - -
Traffic2 Average Daily Trips EBU 87,920 118,878 206,798 Drainage Total Unit Runoff EBU 4,042 2,256 6,298
Note:
1. Park fee calculations are based on the 2016 General Plan standard of 3.5 acres per 1,000 residents, and do not generate existing and projected EDUs/EBUs.
2. As discussed in Section VI, the Needs List for transportation facilities was developed based on the 1992 General Plan, to address the impacts of new growth. The infrastructure identified at the time and updated in subsequent General Plan updates, was designed to facilitate new development in the City while maintaining the then level of service for existing development in 1992. Because of this, the Needs List (as updated and modified since 1992) only identifies improvements meant to serve development starting from 1992 through buildout. Therefore, for purposes of determining “existing development”, development prior to 1992 has been excluded from the analysis.
The subsequent sections present the reasonable relationship of benefit, impact, and proportionality tests for each fee element (i.e., Public Facilities, Fire, Parks, Traffic, and Storm Drainage), as well as the analysis undertaken to apportion costs for each type of facility. More detailed fee calculation worksheets for each type of facility are included in Appendix A.
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CALCULATION OF FEES
A Public Fac ilities
A.1 Public Facilities (Nexus Requirement AB 1600)
The Public Facilities element includes the facilities necessary to provide basic governmental services and public facilities maintenance services, exclusive of public safety, throughout the City. Notably, all furniture, fixtures, and equipment have been consolidated into an integrated unit that includes all department equipment, such as furniture modules, computer hardware and other equipment, to simplify the representation of the data. The proposed DIF discussed in this section, if adopted, would be imposed, collected, and spent on the acquisition of land, construction of new public buildings, and expansion of existing City facilities to accommodate new growth.
Table 12: Public Facilities Element
Identify Purpose of Fee Public Facilities
Identify the use of the f ee. Acquisition of facilities used to provide Public Buildings, additional facilities vehicles, and equipment in the City.
Demonstrate how there is a
reasonable r elationship between
the n eed for the public facility and
the type of development project
on which the fee is imposed.
New residential and non-residential development in the
City will generate additional residents and employees who will increase the demand for services in the City, including public works and Public government functions. Population and growth have a direct impact on the need for
government services and facilities, thus a reasonable
relationship exists between new development and
government facilities, which will have to be acquired to meet the increased demand. Fees collected from new
development will be used exclusively for Public Facilities.
The table below identifies the current inventory for Public Facilities. Notably, all furniture, fixtures, and equipment have been consolidated into one (1) integrated unit that includes all department equipment, such as furniture modules and other equipment, to simplify the representation of the data.
Table 13 : Public Facilities Inventory (2022)
Facility Quantity
Buildings (Square Feet) 89,200
Land (Acres) 14.7
Vehicles (Number of Vehicles) 13.0
Furniture, Fixtures, and Equipment (Integrated Unit) 1.0
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A.2 Calculation Methodology
The Public Facilities Fee was calculated using the Standards-Based Methodology discussed in Section V. For future development to receive the same LOS as exists today, the City will need to acquire or construct additional public building facilities, vehicles, and equipment. Assuming the City’s growth through 2042, the City will need to acquire or construct additional infrastructure in order to continue to maintain the existing LOS.
A.3 Level of Service (“LOS”)
As stated earlier in Section III, in September of 2021 the Governor of California signed AB 602 which provides new statewide requirements for local jurisdictions seeking to impose DIFs on development projects. Among these new requirements is that when applicable, a nexus study shall identify the existing LOS for each public facility, identify the proposed new LOS, and include an explanation of why the new LOS is necessary. The LOS used to calculate the Public Facilities Impact fees in this section is the existing LOS as defined as the relationship between the replacement cost of Public Facilities (as described in this section) and the City’s existing persons served population as discussed in Section IV. The current LOS is calculated by dividing the total inventory of a facility type, as noted above, by the existing number of Persons Served within the City. As indicated below, the existing LOS for every 1,000 persons served is 1,532 square feet of building space. The same LOS methodology applies to land, vehicles and integrated equipment and is presented below.
Table 14: Public Facilities Current LOS (2022)
Facility Type
Public
Facilities
Inventory
(2022)
Total
Existing
Persons
Served
Facility Units
per 1,000
Persons Served
[a] [b] [c] = [a] / [b]
Buildings (Square Feet) 89,200
58,362
1,532
Land (Acres) 14.7 0.252
Vehicles (Number of Vehicles) 13.0 0.223
Furniture, Fixtures, and Equipment
(Integrated Unit) 1.0 0.017
The facility units generated in the table above are used to determine future facilities units funded by new development in 2042, that are presented below in Table 14.
The mathematics behind these calculations are presented in detail in Appendix A.
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Table 15: Future Public Facilities (New Development)
Facility Type
Facility Units
per 1,000
Persons
Served
Total
Future
Persons
Served
Number of Facility
Units Funded by New
Development
[a] [b] [c] = [a] x [b] / 1,000
Buildings (Square Feet) 1,532
33,413
43,625
Land (Acres) 0.252 8.410
Vehicles (Number of Vehicles) 0.223 7.44
Furniture, Fixtures, and Equipment
(Integrated Unit) 0.017 0.573
Notably, it’s important to note that construction costs are dependent on the real estate market at the time of development. Location, demand for land, encumbrances, comparable acquisitions, and construction costs, are a few of the many variables that play into appraisals and negotiations. Each facility will have its own location and improvement requirements. However, DTA was able to determine cost estimates, on a per-square-foot basis, for Public Facilities, based on historical and current data available and input from the City. These cost estimates were then applied to the future facility units.
Table 16: Public Facilities Total Costs
Facility Type Facility Units Funded by
New Development Cost Per Unit Total Facility Cost for
Future Development
Buildings (Square Feet) 43,625 $531 $23,162,691
Land (Acres) 8.410 $302,389 $2,543,119
Vehicles (Number) 7.44 $15,531 $115,588
Equipment (Integrated Unit) 0.573 $224,500 $128,527
Total Facilities Cost $25,949,926
Total Future EDUs (see Table 11) 12,104
Cost per EDU $2,144
A.4 Public Facilities Fee Calculations
Once the total future facility cost has been determined, the maximum calculated fee for each land use category can be generated. This is done by dividing the total future facility cost by the projected Public Facilities EDUs to generate a per-EDU rate, which equals $2,144 as shown below. As discussed in Section III, per the directive of AB 602, for housing development projects, nexus studies adopted after July 1, 2022, will no longer be on a per-unit basis, but will be calculated based on square footage of proposed units of the development, unless the local agency demonstrates that another metric is more appropriate.
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As seen in the table below, the fee per sq. ft. was determined by first multiplying the cost per EDU of $2,144 by the total number of residential EDUs (9,830), resulting in total amount funded from residential property of over $21.1 million. This result was then divided by the total anticipated residential square feet (22,213,394) to generate the residential fee per square foot of $0.95. Details of this calculation are shown in the table below.
Table 17: Public Facilities Costs Financed by Fees Summary per Residential Land Use Category Land Use Type EDUs per Unit Number of
Projected Units
Conversion
Factor Total EDUs
Residential 1.00 9,830 9,830
Total Residential N/A 9,830 [a] 9,830
Total Cost per EDU [b] $2,144
Total Costs [c] = [a] x [b] $21,074,294
Total Residential Sq. Ft. [d] 22,213,394
Total Cost per Residential Sq. Ft. [e] = [c]/[d] $0.95
Note:
1. Numbers may not sum due to rounding.
Similarly, the non-residential Fee per 1,000 sq. ft. was determined by multiplying the cost per EDU of $2,144 by the total number of non-residential EDUs applicable with each land use type. The table below summarizes the Fee amounts per 1,000 sq. ft. and the total cost financed by Fees imposed on non-residential land uses.
Table 18 : Public Facilities Costs Financed by Fee Summary per Non -Residential Land Use Category
Land Use Type EDUs per 1,000
Non-Res. Sq. Ft.1
Fee per 1,000
Non -Res. Sq. Ft. Non-Res. Sq. Ft. Costs Financed
by Fees
[a] [b] = [a] x $2,144 [c] [d] = ([c] / 1,000) x
[b]
Commercial 0.36 $777 4,185,946 $3,251,010
Industrial 0.27 $582 2,789,114 $1,624,622
Total Costs $4,875,632
Note:
1. Numbers may not sum due to rounding.
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A.5 Proposed Fees
A summary of the proposed Public Facilities Fee is presented in the tables below.
Table 19 : Public Facilities Costs Financed by Fees Summary per Land Use Category Land Type
Res. Fee per Sq.
Ft./1,000 Non -Res
Fee per Sq. Ft.
Projected Res. Sq.
Ft./Non -Res. Sq. Ft.
Costs Financed
by Fees
Residential $0.95 22,213,394 $21,074,294
Commercial $777 4,185,946 $3,251,010
Industrial $582 2,789,114 $1,624,622
Total $25,949,926
Table 20: Public Facilities Fee Summary
Land Use Calculated Fees
Residential (per Sq. Ft.) 1 $0.95
Commercial (per 1,000 Sq. Ft.) $777
Industrial (per 1,000 Sq. Ft.) $582
Note:
1. ADUs larger than 750 Sq. Ft. are charged a proportional amount to the primary single-family dwelling unit.
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B Fire
B.1 Fire Facilities (Nexus Requirement AB 1600)
The Fire Facilities element includes those facilities used by the City to maintain Fire services. The fees collected from new development will be used exclusively for Fire facilities. All new development within the City contributes to the direct and cumulative impacts of development on Fire facilities and creates the need for new facilities to accommodate growth. The facilities, equipment, and vehicles used to provide these services will have to be purchased or replaced to meet this increased demand. Thus, a reasonable relationship exists between the need for Fire facilities and impact of residential and non-residential development.
Table 21: Fire Facilities Element
Identify Purpose of Fee Fire Facilities
Identify the use of the fee. The build-out and improvement of existing facilities along with vehicle and equipment replacement.
Demonstrate how there is a
reasonable relationship between
the need for the public facility and
the type of development project on
which the fee is imposed .
New residential and non-residential development will
generate additional residents and employees who will
require additional service calls increasing the need for trained Fire Department personnel. Equipment and vehicles used to provide these services will have to be purchased or replaced to meet this increased demand. Thus, a reasonable relationship exists between the need for Fire facilities and the impact of residential and non-residential development.
Facility fees collected from new development will be used exclusively for Fire facilities.
The table below identifies the current inventory for Fire facilities. Notably, all furniture, fixtures, and equipment have been consolidated into one integrated unit that includes all department equipment, such as furniture modules and other equipment, to simplify the representation of the data.
Table 22: Fire Facilities Inventory (2022)
Facility Quantity
Buildings (Square Feet) 19,900
Land (Acres) 5.18
Vehicles (Number of Vehicles) 16.0
Furniture, Fixtures, and Equipment (One Integrated Unit) 1.0 B.2 Calculation Methodology
The Fire Facilities fee was calculated using the Standards-Based Methodology 453
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discussed in Section V. For future development to receive the same LOS as exists today, the City will need to acquire or construct additional Fire facilities, vehicles and equipment.
B.3 Level of Service (“LOS”)
As stated in earlier in Section III, in September of 2021 the Governor of California signed AB 602 which provides new statewide requirements for local jurisdictions seeking to impose DIFs on development projects. Among these new requirements is that when applicable, a nexus study shall identify the existing LOS for each public facility, identify the proposed new LOS, and include an explanation of why the new LOS is necessary. The LOS used to calculate the Fire Facilities Impact fees in this section is the existing LOS as defined as the relationship between the replacement cost of Fire Facilities (as described in this section) and the City’s existing persons served population as discussed in Section IV. The current LOS is calculated by dividing the total inventory of a facility type, as noted above, by the existing number of Persons Served within the City. As indicated below, the existing LOS for every 1,000 persons served is 342 square feet of building space. The same LOS methodology applies to land, vehicles and integrated equipment and is presented below.
Table 23: Public Facilities Current LOS (2022)
Facility Type
Facilities
Inventory
(2022)
Total
Existing
Persons
Served
Facility Units
per 1,000
Persons Served
[a] [b] [c] = [a] / [b]
Buildings (Square Feet) 19,900
58,362
341
Land (Acres) 5.18 0.089
Vehicles (Number of Vehicles) 16.0 0.274
Furniture, Fixtures, and Equipment
(Integrated Unit) 1.0 0.017
The facility units generated in the table above are used to determine future Fire Facility Units (buildings, land, vehicles, and equipment) funded by new development in 2042, as presented below. Further details behind these calculations are presented in Appendix A.
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Table 24: Future Fire Facilities (New Development)
Facility Type
Facility Units
per 1,000
Persons
Served
Total
Future
Persons
Served
Number of Facility
Units Funded by New
Development
[a] [b] [c] = [a] x [b] / 1,000
Buildings (Square Feet) 341
33,413
11,393
Land (Acres) 0.089 2.966
Vehicles (Number of Vehicles) 0.274 9.160
Furniture, Fixtures, and Equipment
(Integrated Unit) 0.017 0.573
Notably, it’s important to note that construction costs are dependent on the real estate market at the time of development. Location, demand for land, encumbrances, comparable acquisitions, and construction costs are a few of the many variables that play into appraisals and negotiations. Each facility will have its own location and improvement requirements. However, DTA determined general cost estimates, on a per-square-foot basis, for Fire facilities, based on historical and current data available. It’s also important to note that building costs for public safety facilities are somewhat higher than conventional structures as they must be built to a higher standard and higher level of use (24-hour use). These cost estimates were then applied to the future facility units. Please see Table 25 below for additional detail regarding the costs for Fire facilities.
Table 25: Fire Total Facilities Costs
Facility Type
Facility Units
Funded by New
Development
Cost Per Unit
Total Facility Cost
for Future
Development
Buildings (Square Feet) 11,393 $1,000 $11,392,824
Land (Acres) 2.966 $302,389 $896,757
Vehicles (Number) 9.160 $313,750 $2,873,969
Equipment (Integrated Unit) 0.573 $250,000 $143,126
Total Facilities Cost $15,306,675
Total Future EDUs (see Table 11) 12,104
Cost per EDU $1,265
*Note: Some figures may not sum due to rounding.
B.4 Fire Facilities Fee Calculation
Once the total future facility cost has been determined, the maximum calculated fee for each land use category can be generated. This is done by dividing the total future facility cost by the projected Fire Facilities EDUs to generate a per EDU rate, which 455
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equals $1,265 per EDU as shown above. As discussed in Section II, per the directive of AB 602, for housing development projects, nexus studies adopted after July 1, 2022, will no longer be on a per-unit basis, but will be calculated based on the square footage of proposed units of the development, unless the local agency demonstrates that another metric is more appropriate.
In the table below, the fee per Sq. Ft. was determined by first multiplying the cost per EDU of $1,265 by the total number of residential EDUs (9,830), resulting in total amount funded from residential property of $12,430,763. This result was then divided by the total anticipated residential square feet (22,213,394) to generate the Fee per square foot of $0.56. Details of this calculation are shown in the table below.
Table 26 : Fire Facilities Costs Financed by Fee s Summary per Residential Land Use Category Land Use Type EDUs per Unit
Number of
Projected Units /
Conversion
Factor Total EDUs
Residential 1.00 9,830 9,830
Total Residential 9,830 [a] 9,830
Total Cost per EDU [b] $1,265
Total Fees [c] = [a] x [b] $12,430,763
Total Residential Sq. Ft. [d] 22,213,394
Total Cost per Residential Sq. Ft. [e] = [c]/[d] $0.56
*Note: Numbers may not sum due to rounding.
Similarly, the Fee per 1,000 Sq. Ft. for non-residential development was determined by multiplying the cost per EDU of $1,265 by the total number of non-residential EDUs applicable with each land use type. The table below summarizes the Fee amounts per 1,000 Sq. Ft. and the total cost financed by Fees imposed on non- residential land uses.
Table 27: Fire Facilities Costs Financed by Fees Summary per Non -Residential Land Use Category
Land Use Type
EDUs per
1,000 Non-
Res. Sq. Ft.
Fee per 1,000
Non-Res. Sq. Ft. Non-Res. Sq. Ft. Costs Financed
by Fees
[a] [b] [c] = [a] x $1,265 [e] = ([c] / 1,000)
x [b]
Commercial 0.36 $458 4,185,946 $1,917,622
Industrial 0.18 $344 2,789,114 $958,290
Total $2,875,9 12
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B.5 Proposed Fees
A summary of the proposed Fire Fees is presented below.
Table 28: Fire Facilities Costs Financed by Fees Summary per Land Use Category Land Type
Res. Fee per Sq.
ft./1,000 Non-Res Fee
per Sq. Ft.
Projected Res. Sq.
Ft./Non -Res. Sq. Ft.
Costs Financed by
Fees
Residential $0.56 9,830 $12,430,763
Commercial $458 4,185,946 $1,917,622
Industrial $344 2,789,114 $958,290
Total $15,306,675
Table 29: Fire Facilities Fee Summary
Land Use Calculated Fees
Residential (per Sq. Ft.)1 $0.56
Commercial (per 1,000 Sq. Ft.) $458
Industrial (per 1,000 Sq. Ft.) $344
Note:
1. ADUs larger than 750 Sq. Ft. are charged a proportional amount to the single-family primary dwelling unit.
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C Parks Fees
C.1 Park Development Facilities Fees (Nexus Requirement AB 1600) The Park Facilities element will serve City residents by providing facilities for recreation while enhancing the community’s appeal and quality of life. The type of facilities described in this section include Neighborhood Parks and Community Parks. The Fee Study includes a component for the development of new park and recreation facilities to serve new residential development for the City through 2042.
Covered in this fee section are park improvements, land acquisition, and park renovation. In contrast to the fees covered earlier in this Fee Study, non-residential development will be excluded from the fee calculation.
According to the City’s General Plan, in addition to improving the overall quality of life for residents, excellent park and recreation programs are important for the well- being of a city's business community. Not only do parks make the community more attractive to residents (providing a stronger market base for local businesses), but they can also directly influence a city's ability to enhance its fiscal base by attracting commercial and industrial businesses.
Table 30: Parks and R ecreation Facilities
Identify the Purpose of the Fee Parks Facilities
Identify the use of the fee. The construction of new parks, recreational facilities, vehicles, and equipment.
Demonstrate how there is a
reasonable relationship between
the need for the public facility, the
use of the fee, and the type of
development project on which the
fee is imposed.
New residential and non-residential development
will generate an increased demand for Park and
Recreational Facilities. Population growth will have
a direct impact on the need for Park and Recreation
facilities. New development and the consequential
increase in demand will necessitate the
improvement/expansion of existing Park and
Recreational facilities. Fees collected from new
development will be used exclusively for the
improvement of Park and Recreation Facilities.
C.2 Calculation Methodology
Park DIFs in this study have been calculated utilizing the "Standards-Based" methodology introduced in Section V. According to the City’s General Plan, the City’s Quimby park ordinance has established a standard of 3.5 acres of parkland per 1,000 Persons. The City currently has 466.76 acres of parkland as shown in the table below.
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Table 31: Yucaipa Parks Inventory
Park Facility Acres
John Tooker Civic Park 0.5
Seventh Street Park 13.5
13th Street Sports Complex 29.8
Crafton Hills Park 2.49
Yucaipa Community Park 31.1
Yucaipa Community Center 1.2
Bryant Glen Complex 13.3
El Dorado Ranch Park 334
Flag Hill Veterans Memorial Park 7.8
Wildwood Park 12.9
Avenue I Park 10.3
Yucaipa Equestrian Center 7.2
Avenue A Park 0.5
Center Park 1
Scherer Senior Center 0.67
Lilian Eaton Park 0.5
Total 466.76
Source: City of Yucaipa.
Based on the City’s current population of 55,890, the existing standard in the City is
8.35 acres per 1,000 residents. Therefore, per the City’s direction, DTA has employed the standard contemplated in the General Plan of 3.5 acres per 1,000 residents.
To determine a fair and accurate land acquisition cost, DTA utilized the CoStar Real Estate Property Platform and created a comparable inventory of 31 undeveloped properties ranging from 1.0 acres to 48.0 acres in and around the City. Each of the properties in the inventory were sold between 2017 and 2022 and an average of their sales price was determined. Based on this inventory, DTA used the average of $302,389 per acre as an estimated cost of land acquisition.
Additionally, in working with City staff, DTA estimated a cost for park development costs of $60,571 per acre. This figure is based on the estimated value of current park facilities and equipment located on the 466.76 acres of parkland currently operated in the City.
C.3 LOS
As stated in earlier in Section III, in September of 2021 the Governor of California signed AB 602 which provides new statewide requirements for local jurisdictions seeking to impose DIFs on development projects. Among these new requirements is that when applicable, a nexus study shall identify the existing LOS for each public 459
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facility, identify the proposed new LOS, and include an explanation of why the new LOS is necessary. As indicated earlier in this section, the City’s Quimby park ordinance has established a standard of 3.5 acres of parkland per 1,000 Persons. This is the LOS to be maintained in compliance with AB 602. Based on the City’s current population of 55,890 and current park inventory of 466.76 acres, the existing level of service (i.e., park standard) in the City is 8.35 acres per 1,000 residents. Therefore, it is proposed that there will be no increase in LOS.
C.4 Calculations and Assumptions
The park facilities demand (i.e., EBU) is based on the projected population growth resulting from new development. As shown in the table below, new development is anticipated to add 9,830 new dwelling units to the City.
Table 32: Park Facilities Demand per Unit
Land Use
Categories
Avg. Household
Size per Unit Units
Residential 2.76 9,830
Multiplying the number of units by the average household size, yield a total anticipated population of 27,135 (i.e., total EBUs), as presented in Table 33 below.
Table 33: Total Park Facilities Created by New Development Land Use Categories Avg. Household Size
per Unit Units
Total
Population
(EBUs)
Residential 2.76 9,830 27,135
Total 9,830 27,135
*Note: Numbers may not sum due to rounding.
Per the City’s General Plan, the City’s Quimby Park ordinance establishes a standard of
3.5 acres per 1,000 residents, i.e., 0.0035 acres per resident, which the City intends to use as its park standard for future development (“Future Park Standard”) to satisfy the demand created by new development. As shown above, new development will generate an additional 27,135 residents. Therefore, the City requires a total of 94.97 additional acres to maintain this LOS.
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Table 34: Total Acres to Meet Future Park Standard
Land Use
Categories Total EBUs Park Standard Total Acres
Required
Residential 27,135 0.0035 94.97
Total 0.0035 94.97
Notes:
1. Due to rounding, totals may not sum.
C.5 Fee Calculation
After determining that the City requires a total of 94.97 acres of new park and recreation facilities to meet the Future Park Standard and satisfy the demand created by new development, DTA proceeded to calculate the amount of funding needed to pay for the required acreage of new facilities. The table below presents the total costs of new park facilities (i.e., development and construction costs which equals approximately $34,471,122 in projected facility expenditures necessary to meet the Future Park Standard for new development). Notably, 100% of the park and recreation facilities costs will be allocated to new development as such facilities would satisfy the Future Park Standard and do not reflect any unmet needs or deficiencies pertaining to existing development.
Table 35: Financing Required to Meet Future Park Standards Facility Type Number of Acres
Required Cost per Acre Facilities Cost
Parks Development Facilities 94.97 $362,960 $34,471,122 Offsetting Revenue (Grants/General Fund Contributions) ($4,050,000) Net Cost of Facilities $30,421,122
Notes:
1. Due to rounding, totals may not sum.
C.6 Park Facilities Fee Calculations
The total number of Units resulting from new development is 9,830. Dividing the net cost of facilities (i.e., the revenues to be generated by the park fee program) over the 9,830 units yields an allocation cost of $3,095 per unit, as shown below.
Table 36: Cost Allocation per Unit
Net Cost of Facilities Total Cost Allocated to
New Development Cost per Unit
$30,421,122 100% $3,095
As discussed in Section III, per the directive of AB 602, for housing development projects, nexus studies adopted after July 1, 2022, are longer be on a per unit basis, 461
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but will be calculated based on square footage of proposed units of the development, unless the local agency demonstrates that another metric is more appropriate. To determine the Fee per sq. ft., the cost allocated to new development ($30,421,122) was divided by the total anticipated residential square feet (22,213,394) and resulted in a Fee for Park facilities of $1.37 per square foot. Details of this calculation are shown in the table below.
Table 37: Parks Costs Financed by Fee s Summary per Residential Land Use Category Land Use Type EDUs per Unit Number of
Projected Units
Conversion
Factor Total EDUs
Residential 1.00 9,830 9,830
Total Residential 9,830 [a] 9,830
Total Cost per EDU [b] $3,095
Total Fees [c] = [a] x [b] $30,421,122
Total Residential Sq. Ft. [d] 22,213,394
Total Cost per Residential Sq. Ft. [e] = [c]/[d] $1.3 7 C.7 Proposed Fees
The proposed Park Fee amounts are summarized in the tables below and presented in detail in Appendix B.
Table 38: Park Cost Allocation by Land Use Type
Land Use
Categories 1 EBUs per Unit Cost Allocation
per Sq. Ft.
New
Development
in Units
Cost
Financed
Residential 1.00 $1.37 9,830 $30,421,122
Total $34,471,122
Table 39 : Park Facilities Fee Summary
Land Use Fees
Residential (per Sq. Ft.)1 $1.37
Note:
1. ADUs larger than 750 Sq. Ft. are charged a proportional amount to the single- family primary dwelling unit.
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D Traffic
D.1 Traffic Facilities
The City’s goal is to improve the City’s Traffic Facilities throughout the 2042 buildout period. Improvements focus on any planned infrastructure which includes new traffic and safety enhancements, improvements in safety at intersections, crosswalks, lighting, pedestrian improvements, and additional infrastructure. This additional infrastructure support is necessary to provide safe and efficient vehicular access throughout the City. The proposed DIF is to help meet the Traffic demand of new development through 2042. The City identified the need for the Traffic infrastructure and equipment, as shown below.
The Traffic Facilities Fee will provide a source of revenue to the City to allow for the acquisition, installation, and construction of needed Traffic facilities, which in turn will both preserve the quality of life in the City and protect the health, safety, and welfare of the existing and future residents and employees. Traffic Fees will be calculated using the Plan-based approach discussed in Section VI.
Table 40: Traffic Facilities
Identify the Purpose of the Fee Traffic Facilities
Identify of the use of the fee.
Various roadway improvements including, but not
limited to, crosswalks, lighting, bridges, and road
pedestrian safety.
Demonstrate how there is a
reasonable relationship between
the need for the public facility, use
of the fee, and type of
development project on which the
fee is imposed.
New residential and non-residential development will
generate additional residents and employees who will
create additional vehicular and non-vehicular traffic
within the City limits. Streets will have to be improved or extended to meet the increased demand and to
efficiently direct increased traffic flow. Thus, there is a relationship between new development and the need for
new Traffic facilities. Fees collected from new
development will be used exclusively for traffic facilities on the Needs List.
Identification of the facilities to be financed is a critical component of any Traffic Impact fee program. In the broadest sense, the purpose of Fees is to protect public health, safety, and general welfare by providing for Traffic facilities. The City has provided DTA with the list of required facilities (the “Facilities Needs List”) to be included in the Fee Study. For the purposes of the Fee program, the Facilities Needs List is intended to be the official public document identifying the facilities eligible to be financed, in whole or in part, through the imposition of a fee on new development within the City. The Facilities Needs List is organized by facility element (or type) 463
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and includes cost information, as outlined in the table below and presented in detail in the appendix.
The facilities included are provided by the City and reflect either the City’s goals of maintaining and improving a specific area, or they are part of a more formal policy document, such as a General Plan, Capital Improvement Plan, etc. Specific estimated facility costs are provided by the City and used as a basis for determining the allocation of revenues between new and existing development.
The table below outlines the proposed facilities and respective costs along with any offsetting revenues. A list of Traffic facilities is included below and in Appendix B at the end of this Study. The cost estimates for the Traffic Facilities category were provided by the City.
Table 41 : Traffic Facilities Costs
Traffic Facilities Facility Costs
Transportation Facilities Costs 1 $321,310,256
Offsetting Revenue (Grants/General Fund
Contributions) ($96,076,645)
Offsetting Revenue (Cash on Hand) ($4,000,000)
Traffic Facilities Total $221,233,611
Notes:
1. An inventory of Planned Traffic Facilities for the City is presented in detail in Appendix B.
2. Offsetting Revenue is presented in detail in Appendix A.
Traffic Impact Fees were calculated for each of the three (3) land use categories based on the number of ADTs generated by each land use. ADTs are published by the Institute of Transportation Engineers (“ITE”) Publication Trips Generation, 10th Edition. The ADT generation rates are per dwelling unit (for residential units) and daily trip generation per 1,000 building square feet of each category of non- residential development. Notably, in order to more appropriately evaluate the impacts of non-passenger cars generated by commercial and industrial uses that tend to have a more significant impact on the roadway system, DTA applied the persons served methodology discussed above to determine the EDUs applicable to each land use. These EDUs were then multiplied by the ADT generation rate for an EDU (i.e., the ADT generation rate for single family), and adjusted by the appropriate Passenger-Car-Equivalent (“PCE”) adjustment factors for each land use, to determine the total trips generated by each such land use.
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Table 42: Average Daily Trips by Land Use
Land Use
Trip
Generation
Rate per EDU
Passenger Car
Equivalent
EDUs per Unit /
per 1,000 Sq. Ft.
Average Daily
Trips (per Unit /
per 1,000 Sq. Ft.)
[a] [b] [c] [d] = [a] + [b] + [c]
Residential 9.44 1.0000 1.00 9.44
Commercial 9.44 1.0350 0.36 3.54
Industrial 9.44 1.5750 0.27 4.04
Per the ITE, a trip or trip end is a single or one-direction person or vehicle movement with either the origin or the destination existing or entering) inside a study site. In technical terms, a trip has an origin and a destination at its respective ends (known as trip ends). Each trip end is part of a trip. For trip site generation, the focus is the trips entering and existing a single site. Specifically, ADTs are the total number of trips, both inbound and outbound, within a 24-hour weekday period, generated by a particular use or development.
The Needs List for transportation facilities was developed based on the 1992 General Plan, to address the impacts of new growth. The infrastructure identified at the time and updated in subsequent General Plan updates, was designed to facilitate new development in the City while maintaining the then level of service for existing development in 1992. Because of this, the Needs List (as updated and modified since 1992) only identifies improvements meant to serve development starting from 1992 through buildout. Therefore, for purposes of determining “existing development”, development prior to 1992 has been excluded from the analysis. For purposes of this analysis, the development prior to 1992 was estimated based on the 1990 Census population (32,987) and estimated housing units (11,950) based on 2.76 persons per household.
Table 43 : Average Daily Trips by Land Use
Land Use
Existing
Development
(2022)
Development
Prior to 1992
Baseline
Development
for Sizing
Traffic
Facilities
Future
Development
through
2042
Buildout
Development
[a] [b] [c] = [a] – [b] [d] [e] = [c] + [d]
Residential
(Units) 20,247 11,950 8,297 9,830 18,127
Commercial
(Sq. Ft.) 2,014,054 0 2,014,054 4,185,946 6,200,000
Industrial
(Sq. Ft.) 610,886 0 610,886 2,789,114 3,400,000
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All proposed Traffic facilities were sized to meet the needs of both existing and future residents and employees. After the costs of the adjustments were made, 100% of the cost of total facilities was allocated to new development.
Table 44: Buildout EBU Calculation1
Land Use
Average Daily
Trips (per
Unit / per
1,000 Sq. Ft.)
Projected
Units
Projected Non-
Residential
1,000 Sq. Ft.
Average Daily
Trips (EBUS)
[a] [b] [c] = [a] x [b]
Residential 9.44 18,127 171,119
Commercial 3.54 6,200 21,945
Industrial 4.04 3,400 13,735
Total NA 206,798
Notes:
1. Numbers may not sum due to rounding.
To calculate the DIFs, DTA first determined the number of total ADTs generated through 2042 based on the expected residential and non-residential growth in the City. The analysis estimates approximately 206,798 total ADTs would be generated by current and future land uses, as detailed in Table 44 above. In this section, EBUs are used instead of EDUs, and as explained in Section VI and they are calculated the same way that EDUs were calculated in each of the previous sections. These calculations are presented in detail in Appendix A.
D.2 Calculation Methodology
Table 45 presented below summarizes the cost per ADT, which is generated by dividing the cost of total Transportation Facilities of $221,233,611 by the number of total ADTs that will be generated through the buildout period (206,798). The cost per ADT totals $1,070 as shown in the table below. The cost per ADT ($1,070) was then applied to the various land uses and their respective ADTs to determine the proposed Traffic fees.
Table 45: Allocation of Facilities to New Development
Proposed Facilities Costs Total
Facility Costs added to new development $221,233,611
Projected Total Average Daily Trips 206,798
Cost Per Average Daily Trip $1,070
To determine the Traffic Impact Fees, DTA calculated the total ADTs through 2042 based on the anticipated residential and non-residential growth in the City. As shown in Table 46 below, the analysis estimates that new development will generate 466
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total ADTs of approximately 118,878.
Table 46 : Buildout EBU Calculation1
Land Use
Average Daily
Trips (per
Unit / per
1,000 Sq. Ft.)
Projected
Units
Projected Non-
Residential
1,000 Sq. Ft.
Average Daily
Trips (EBUS)
[a] [b] [c] = [a] x [b]
Residential 9.44 9,830 92,795
Commercial 3.54 4,186 14,816
Industrial 4.04 2,789 11,267
Total NA 118,878
Notes:
1. Numbers may not sum due to rounding.
D.3 Level of Service (“LOS”)
As stated in earlier in Section III, in September of 2021 the Governor of California signed AB 602 which provides new statewide requirements for local jurisdictions seeking to impose DIFs on development projects. Among these new requirements is that when applicable, a nexus study shall identify the existing LOS for each public facility, identify the proposed new LOS, and include an explanation of why the new LOS is necessary. According to the 2016 city General Plan, to promote the safe and efficient movement of vehicular traffic, the city will maintain a minimum LOS C on all intersections and road segments except for two conditions:
At roadway intersections where traffic movements are controlled by roundabouts, LOS D shall be acceptable (e.g., average control delay of 30 seconds per vehicle or better); and
On roadway segments where a roundabout control at least one of the intersections at the ends of the segment, the lower half of LOS D shall be acceptable.
This section looks at the LOS for traffic facilities, given the planned infrastructure development, to ensure that there will be sufficient system-wide capacity to maintain this current LOS. The proposed LOS will not be increased over and above the current LOS, in terms of traffic levels as per City Policy.
D.4 Fee Calculation
As discussed in Section III, per the directive of AB 602, for housing development projects, nexus studies adopted after July 1, 2022, will no longer be on a per unit basis, but will be calculated based on square footage of proposed units of the development, unless the local agency demonstrates that another metric is more appropriate.
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The Fee per sq. ft. was determined by first multiplying the cost per ADT of $1,070 by the total number of residential ADTs (92,795), resulting in the total amount funded from residential property of $99,272,711. This result was then divided by the total anticipated residential square feet (22.2 million) to generate the Fee per square foot of $4.47. Details of this calculation are shown in the table below.
Table 47: Traffic Facilities Costs Financed by Fees Summary per Residential Land Use Category Land Use Type Average Daily Trips
(per Unit) Number of Un its Total AD Ts
Residential 9.44 9,830 92,795
Total Residential N/A 9,830 [a] 92,795
Total Cost per A DT [b] $1,070
Total Fees [c] = [a] x [b] $99,272,711
Total Residential Sq. Ft. [d] 22,213,394
Total Cost per Residential Sq. Ft. [e] = [c]/[d] $4.47
*Note: Some figures may not sum due to rounding.
Similarly, the Fee per 1,000 Sq. Ft. was determined by multiplying the cost per ADT of $1,070 by the ADTs per 1,000 Sq. Ft. applicable with each land use type (discussed above). The table below summarizes the Fee amounts per 1,000 Sq. Ft. and the total cost financed by Fees imposed on non-residential land uses.
Table 48: Traffic Facilities Costs Financed by Fee Summary per Non -Residential Land Use Category
Land Use
Average Daily
Trips (per
1,000 Sq. Ft.)
Fee per
1,000 Sq. Ft. 1,000 Sq. Ft. Costs Financed by
Fees
[a] [b] = [a] x $1,070 [c] [d] = [b] x [c]
Commercial 3.54 $3,787 4,186 $15,850,229
Industrial 4.04 $4,322 2,789 $12,053,402
Total $27,903,631
*Note: Some figures may not sum due to rounding.
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D.5 Proposed Fees
The proposed Traffic Fee amounts are summarized in the tables below.
Table 49 : Traffic Facilities Costs Financed by Fee s Summary per Land Use Category Land Type
Res. Fee per
Sq. Ft./Non -
Res Fee per
1,000 Sq. Ft.
Projected Res. Sq. Ft.
/Non-Res. 1,000 Sq.
Ft.
Costs Financed
by Fees
Residential $4.47 22,213,394 $99,272,711
Commercial $3,787 4,186 $15,850,229
Industrial $4,322 2,789 $12,053,402
Total $127,176,342
Table 50: Traf fi c Facilities Fee Summary
Land Use Total
Residential (per Sq. Ft.) 1 $4.47
Commercial (per 1,000 Sq. Ft.) $3,787
Industrial (per 1,000 Sq. Ft.) $4,322
Note:
1. ADUs larger than 750 Sq. Ft. are charged a proportional amount to the primary single-family dwelling unit.
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E Storm Drainage Fees
E.1 Storm Drainage Facilities (Nexus Requirement AB 1600) The Storm Drainage Facilities element will serve the residents of City by providing facilities that ensure proper water Drainage in those areas susceptible to storm water runoff. Storm Drainage Facilities include those used by the City to provide storm Drainage services to both residents and employees within the City. The Storm Drainage Fee will include facilities and improvements necessary to handle the storm Drainage runoff created by new development through build-out by the year 2042.
The City identified the need for facilities and improvements as shown below in Table 51.
Table 51: Storm Drainage Facilities Nexus Requirement
Identify the Purpose of the Fee Storm Drainage Facilities Identify the use of the fee.
Provide protection through an upgraded storm Drainage
system and construct storm Drainage pipeline and
appurtenant structures.
Demonstrate how there is a reasonable
relationship between the need for the
public facility, use of the fee, and type
of development project on which the
fee is imposed.
The cost of storm Drainage systems is directly related to the amount of runoff delivered to City streets. New
development will increase the number of impermeable
surfaces in the City and subsequently the amount of
stormwater runoff that needs to be collected and
disposed of in a manner that will prevent flooding. New storm Drainage systems and infrastructure are necessary to ensure that adequate facilities are available to serve new residential and non-residential development.
Therefore, there is a reasonable relationship between the needs for the facilities and new development. Fees
collected from new development will be used exclusively for Storm Drainage purposes.
For Storm Drainage Facilities, the City has provided DTA with the list of Future Facilities to be included in the Fee Study (the “Needs List”). Please refer to Section V for details on the Needs List. Table 52 below provides a summary of the Needs List.
The facility costs presented below are based on estimates provided by the City.
According to the City, it has been determined that these facilities are needed to serve new development. Currently, these facilities are generally operating at an appropriate and acceptable LOS. Therefore, the costs of facilities have been allocated to new development and existing development based on their expected usage at build-out.
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Table 52: Storm Drainage Facilities Costs
Storm Drainage Facilities Facility Cost
Planned Storm Drainage Facilities for the City $306,022,303 Storm Drainage Facilities Subtotal $306,022,303
Offsetting Revenue (Grants/General Fund Contributions) $0 Storm Drainage Facilities Total $306,022,303
E.2 Level of Service (“LOS”)
As stated in earlier in Section III, in September of 2021 the Governor of California signed AB 602 which provides new statewide requirements for local jurisdictions seeking to impose DIFs on development projects. Among these new requirements is that when applicable, a nexus study shall identify the existing LOS for each public facility, identify the proposed new LOS, and include an explanation of why the new LOS is necessary. In 1993, the City adopted a Master Plan for Drainage that identified the drainage improvements throughout the city necessary to confine the 100-year flood flows. This section looks at the LOS for Storm Drainage facilities to ensure that there will be sufficient system-wide capacity to direct storm Drainage runoff at storm recurrence intervals as dictated by City policy from new and existing development.
The proposed LOS will not be increased over and above the current LOS, in terms of flood protection levels as per City Policy.
E.3 Calculation Methodology
Storm Drainage Fees were calculated for each of the three (3) land use categories based on the runoff rates, measured in terms relative contribution of runoff, (i.e., the EBU factor - see Section V) generated by each land use. Specifically, the reasonable relationship used to allocate storm Drainage costs between existing, converted use and future development is relative runoff contribution. A rational method of computing runoff rates was used in the form of Q = C x I x A, where “Q” is equal to runoff volume, “C” is the ratio of impervious area to total area studied, “I” is rainfall intensity, and “A” is Area, in acres of the study area. A runoff factor, “C” of 1.00, indicates a totally impervious site, where every drop of rain would find its way to the public streets as runoff. However, it can be shown that only the relative contribution of runoff needs to be considered if a unit of runoff is computed (Q/I), where only the runoff factor and acreage are considered. This is the assumption used in this calculation.
Total Runoff was calculated by applying these runoff factors to the estimated acreage attributable to the various dwelling unit counts and non-residential square feet identified in the demographics section of this Fee Study. As discussed in Section V, to estimate the acreage for purposes of applying the Drainage runoff factors, runoff coefficient factors from the 2020 Caltrans Highway Design Manual Hydrology chapter were used.
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All proposed Storm Drainage facilities were sized to meet the needs of both existing and future residents and employees. Therefore, the costs of these facilities have been allocated between existing development and new development based on their percentage of build-out EBUs. As illustrated below in Table 53, 64.18% of the costs will be allocated to existing development and 35.82% of the costs will be allocated to new development. Based on this allocation between new and existing development, $109,619,731 of the $306,022,302 in Storm Drainage facilities costs would be funded by the Fee imposed on new development. The remaining $196,402,571 must be funded through other sources to be determined by the City.
Table 53: Storm Drainage Facilities Cost Allocation Summary Development Type Percentage Allocated Facility Cost Allocated Existing Development 64.18% $196,402,571
New Development 35.82% $109,619,731
Total 100% $306,022,303
*Note: Some figures may not sum due to rounding.
The table presented below summarizes the adjusted cost per unit runoff which is generated by dividing the cost to new development of $41,641,553 by the unit runoff that will be generated by new development (2,256). When accounting for the anticipated unit runoff from new development, the cost per unit runoff totals $18,457 as shown in the table below. This cost was then applied to the various land uses and their respective total runoff rates to determine the proposed Fee.
Table 54: Cost Allocation Summary with Adjustments
Storm Drainage Facilities Facility Cost
New Development Share of Storm Drainage Facilities $109,619,731 DIF Expenditures & Credits 1 ($67,978,178)
Total Adj. Cost Allocated to New Development $41,641,553 Cost per Unit of Runoff $18,457
Notes:
1. DIF Expenditures per the City of Yucaipa.
To determine the Storm Drainage Fees, DTA calculated the total runoff expected through 2042 based on the anticipated residential and non-residential growth in the City. As shown in Table 55 below, the analysis estimates that new development will generate a total runoff rate of approximately 2,256.
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Table 55: Storm Drainage Usage by Land Use
Land Use Type
Projected
Development
(Units/ Sq. Ft.)
Developed
Acreage
Runoff Rate
Coefficient "C"
(Per Acre)
Total
Runoff
(EBUs)
Residential 9,830 3,808 0.50 1,904
Commercial 4,185,946 202 0.83 167
Industrial 2,789,114 225 0.83 186
Total NA 4,235 NA 2,256
E.4 Storm Drainage Facilities Fee Calculation
As discussed in Section III, per the directive of AB 602, for housing development projects, nexus studies adopted after July 1, 2022, will no longer be on a per unit basis, but will be calculated based on square footage of proposed units of the development, unless the local agency demonstrates that another metric is more appropriate.
The Fee per sq. ft. was determined by first multiplying the cost per EBU of $18,457 by the total number of residential EBUs (1,904), resulting in total amount funded from residential property of $35,139,649. This result was then divided by the total anticipated residential square feet (22.2 million) to generate the Fee per square foot of $4.20. Details of this calculation are shown in the table below.
Table 56 : Storm Drainage Facilities Costs Financed by Fees Summary per Residential Land Use Category
Land Use Type Unit Runoff Per
Acre Number of Developed Acres Conversion
Factor Total Runoff
Residential 0.50 3,808 1,904
Total Residential N/A 3,808 [a] 1,904
Total Cost per EBU [b] $18,457
Total Fees [c] = [a] x [b] $35,139,649
Total Residential Sq. Ft. [d] 22,213,394
Total Cost per Residential Sq. Ft. [e] = [c]/[d] $1.58
*Note: Some figures may not sum due to rounding.
Similarly, the Fee per acre was determined by multiplying the cost per EBU of $18,457 by the total number of non-residential EBUs applicable with each land use type (based on the EBUs per acres discussed above). The table below summarizes the Fee amounts per acre and the total cost financed by Fees imposed on non-residential land uses.
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Table 57: Storm Drainage Facilities Costs Financed by Fee Summary per Non -Residential Land Use Category
Land Use EBUs per
Acre Fee per Acre Developed
Acreage 1
Costs Financed by
Fees
[a] [b] = [a] x $18,457 [c] [d] = [b] x [c]
Commercial 0.83 $15,227 202.00 $3,075,842
Industrial 0.83 $15,227 225.00 $3,426,062
Total $6,501,904
Note:
1. Source: City of Yucaipa.
E.5 Proposed Fees
The proposed Storm Drainage Fee amounts are summarized in Table s 58 and 59 below.
Table 58: Storm Drainage Facilities Costs Financed by Fees Summary per Land Use Category Land Type
Res. Fee per
Sq. Ft./Non -
Res Fee per
Acre
Projected Res. Sq. Ft.
/Non -Res. Acres
Costs Financed
by Fees
Residential $1.58 22,213,394 $35,139,649
Commercial $15,227 202 $3,075,842
Industrial $15,227 225 $3,426,062
Total $41,641,553
Table 59: Storm Drainage Facilities Fee Summary
Land Use Total
Residential (per Sq. Ft.) 1 $1.58
Commercial (per acre.) $15,227
Industrial (per acre.) $15,227
Note:
1. ADUs larger than 750 Sq. Ft. are charged a proportional amount to the primary single-family dwelling unit.
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SUMMARY OF FEES
The total proposed fee amounts to finance new development’s share of the costs of new facilities are summarized below.
Table 60: Development Impact Fee Summary
Land Use 1 2
Public Facilities Fire Parks Traffic Drainage
Residential (Per Sq. Ft.)
Non-Residential (Per 1,000 Sq. Ft.)
Residential (Per Sq. Ft.)
Non-Residential (Per Acre)
Residential $0.95 $0.56 $1.37 $4.47 $1.58
Non-Residential
Commercial 3,4 $777 $458 $3,787 $15,227
Industrial 3,4 $582 $344 $4,322 $15,227
Notes:
1. Residential unit fees are per square foot.
2. ADUs larger than 750 Sq. Ft. are charged a proportional amount to the primary dwelling unit.
3. Commercial and Industrial Public Facilities, Fire and Traffic fees are “per 1,000 square feet”.
4. Commercial and Industrial drainage fees are “per acre”.
The cost estimates for Future Facilities used in this Fee Study are stated in 2022 dollars. DTA further recommends that, after adoption, the above impact fees be reviewed each year and adjusted based upon the changes in the Engineering News-Record (”ENR”) Construction Cost Index. This construction cost index is based upon the Building Cost Index (“BCI”) cost averages experienced in the City of Los Angeles as produced by Engineering News-Record.
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Development Impact Fee Justification Study
FEE DERIVATION
WORKSHEETS
476
CITY OF YUCAIPA, CALIFORNIA
DEMOGRAPHIC SUMMARY
Existing Land Use (2022)Pop / Emp Units Sq. Ft.Acres
Persons per
Unit / Emp per
1,000 Sq. Ft.
Persons Served
Res. per Unit /
Persons served per
1,000 non-Res.
EDUs per Unit /
Persons served
per 1,000 non-
Res.
Total EDUs
Residential 55,890 20,247 7,842.89 2.76 55,890 2.76 1.00 20,247 Commercial 4,028 2,014,054 97.19 2.00 2,014 1.00 0.36 730 Industrial 916 610,886 49.28 1.50 458 0.75 0.27 166 Total NA 20,247 2,624,940 NA 58,362 NA NA 21,143 Pre-Existing Land Use (1992)Pop / Emp Units Sq. Ft.Acres Persons per
Unit / Emp per
1,000 Sq. Ft.
Persons Served
Res. per Unit /
Persons served per
1,000 non-Res.
EDUs per Unit /
Persons served
per 1,000 non-
Res.
Total EDUs
Residential 32,987 11,950 4,628.96 2.76 32,987 2.76 1.00 11,950 Commercial 0 0 - 2.00 - 1.00 0.36 0 Industrial 0 0 - 1.50 - 0.75 0.27 0 32,987 NA NA 11,950
Baseline Existing Land Use (2022 excl. 1992)Pop / Emp Units Sq. Ft.Acres Persons per
Unit / Emp per
1,000 Sq. Ft.
Persons Served
Res. per Unit /
Persons served per
1,000 non-Res.
EDUs per Unit /
Persons served
per 1,000 non-
Res.
Total EDUs
Residential 22,903 8,297 3,214 2.76 22,903 2.76 1.00 8,297 Commercial 4,028 2,014,054 97 2.00 2,014 1.00 0.36 730
Industrial 916 610,886 49 1.50 458 0.75 0.27 166
Projected Land Use Δ Pop / Emp Units Sq. Ft.Acres
Persons per
Unit / Emp per
Sq. Ft.
Persons Served
Res. per Unit /
Persons served per
1,000 non-Res.
EDUs per Unit /
Persons served
per 1,000 non-
Res.
Total EDUs
Residential 27,135 9,830 3,807.75 2.76 27,135 2.76 1.00 9,830 Commercial 8,372 4,185,946 202.00 2.00 4,186 1.00 0.36 1,516 Industrial 4,184 2,789,114 225.00 1.50 2,092 0.75 0.27 758 Total NA 9,830 6,975,060 NA 33,413 NA NA 12,104 Land Use at Build out Pop / Emp Units Sq. Ft.Acres
Persons per
Unit / Emp per
Sq. Ft.
Persons Served
Res. per Unit /
Persons served per
1,000 non-Res.
EDUs per Unit /
Persons served
per 1,000 non-
Res.
Total EDUs
Residential 50,038 18,127 2.76 50,038 2.76 1.00 18,127 Commercial 12,400 6,200,000 2.00 6,200 1.00 0.36 2,246 Industrial 5,100 3,400,000 1.50 2,550 0.75 0.27 924 Total NA 18,127 9,600,000 NA 58,788 NA NA 21,297 Residential Sq. Ft. Assumptions Quantities
Future Housing Units 9,830
Ave Sq. Ft. Residential 2,260
Total Sq. Ft 22,213,394
CITY OF YUCAIPA, CALIFORNIA
TRAFFIC FEE CALCULATION
I. Future Public Facilities EDU Calculation
Land Use Type
Number of
Persons Served
Number of Units/
Non-Res 1,000 SF
Residents per Unit/
Persons Served per
1,000 Non-Res. SF
EDUs per Unit/
per 1,000 Non-Res SF
Total
Number of EDUs
Residential 27,135 9,830 2.76 1.00 9,830
Subtotal Residential 27,135 9,830 9,830
Commercial 4,186 4,185,946 1.00 0.36 1,516
Industrial 2,092 2,789,114 0.75 0.27 758
Subtotal Non-residential 6,278 6,975,060 NA NA 2,274
Total 33,413 12,104
II. Buildout Public Facilities EDU Calculation
Land Use Type
Number of
Persons Served
Number of Units/
Non-Res 1,000 SF
Residents per Unit/
Persons Served per
1,000 Non-Res. SF
EDUs per Unit/
per 1,000 Non-Res SF
Total
Number of EDUs
Residential 50,038 18,127 2.76 1.00 18,127
Subtotal Residential 50,038 18,127 18,127
Commercial 6,200 6,200,000 1.00 0.36 2,246
Industrial 2,550 3,400,000 0.75 0.27 924
Subtotal Non-Residential 8,750 9,600,000 NA NA 3,170
Total 58,788 NA NA 21,297
III. Future EBU Calculation
Land Use Type
Residential 9.44 9,830 1.0000 92,795
Commercial 9.44 1,516 1.0350 14,816
Industrial 9.44 758 1.5750 11,267
Total 118,878
IV. Buildout EBU Calculation
Land Use Type
Residential 9.44 18,127 1.0000 171,119
Commercial 9.44 2,246 1.0350 21,945
Industrial 9.44 924 1.5750 13,735
Total 206,798
Trip Generation Rate
per EDU Total EDUs
Adjustment
Factor (PCE)
Total
Daily Trips
Trip Generation Rate
per EDU Total EDUs
Adjustment
Factor (PCE)
Total
Daily Trips
CITY OF YUCAIPA, CALIFORNIA
TRAFFIC FEE CALCULATION
V. Proposed Facilities Cost
Facility
Cost
Transportation Facilities Cost $321,310,256
Offsetting Revnue (Grants/General Fund
Contributions)($96,076,645)
Offsetting Revnue (Cash on Hand)($4,000,000)
Total Facilities Cost $221,233,611
VI. Allocation of Facilities to All Development
Facility Cost Facilities
Buildout Allocated to Cost Per
Facility Daily Trips New Development Daily Trip
Transportation Facilities Cost 206,798 $221,233,611 $1,070 Total Facilities Cost per Daily Trip 206,798 $1,070
VII. Transportation Impact Fees and Cost Financed by Fees per Unit/per 1,000 Non-Res. S.F.
Land Use Type Total Trips (EBUs)
Cost Financed
by Impact Fees
New Development
(Units / Sq. Ft.)
Impact Fees
(per Unit/
per 1,000 Sq. Ft.)
Residential 92,795 $99,272,711 9,830 $10,099
Commercial 14,816 $15,850,229 4,185,946 $3,787
Industrial 11,267 $12,053,402 2,789,114 $4,322
Initial Allocation to New Development 118,878 127,176,342 NA NA VIII. Transportation Impact Fees and Cost Financed by Fees per Unit/per 1,000 Non-Res. S.F.
Land Use Residential Fee / Sq. Ft.
Non-Residential Fee /
1,000 Sq. Ft.Units / Sq. Ft Costs Financed by DIF
Residential $4.47 9,830 $99,272,711
Commercial $3,787 4,185,946 $15,850,229
Industrial $4,322 2,789,114 $12,053,402
Total $127,176,342
Facility
CITY OF YUCAIPA , CALIFORNIA
PUBLIC FACILITIES FEE CALCULATION
I. Inventory of Existing Public Facilities
Facility Facility Units Quantity
Buildings Square Feet 76,200
Land Acres 14.7
Vehicles Vehicle 13.0
Equipment Integrated Unit 1.0
II. Existing Public Facilities EDU Calculation
Land Use Type
Number of
Persons Served
Number of Units/
Non-Res 1,000 SF
Residents per Unit/
Persons Served per
1,000 Non-Res. SF
EDUs per Unit/
per 1,000 Non-Res SF
Total
Number of
EDUs
Residential 55,890 20,247 2.76 1.00 20,247
Subtotal Residential 55,890 20,247 20,247
Commercial 2,014 2,014,054 1.00 0.36 730
Industrial 458 610,886 0.75 0.27 166
Subtotal Non-residential 2,472 2,624,940 NA NA 896
Total 58,362 21,143
III. Existing Facility Standard
Facility Units per
Facility Type Facility Units Quantity 1,000 Persons Served Buildings Square Feet 76,200 1,305.64
Land Acres 14.7 0.252
Vehicles Vehicle 13 0.223
Equipment Integrated Unit 1 0.017
IV. Future Public Facilities EDU Calculation
Land Use Type
Number of
Persons Served
Number of Units/
Non-Res 1,000 SF
Residents per Unit/
Persons Served per
1,000 Non-Res. SF
EDUs per Unit/
per 1,000 Non-Res SF
Total
Number of
EDUs
Residential 27,135 9,830 2.76 1.00 9,830
Subtotal Residential 27,135 9,830 9,830
Commercial 4,186 4,185,946 1.00 0.36 1,516
Industrial 2,092 2,789,114 0.75 0.27 758
Subtotal Non-Residential 6,278 6,975,060 NA NA 2,274
Total 33,413 NA NA 12,104
V. Future Facility Standard
Facility Units Facilities Units Funded
Facility Type Facility Units per 1,000 Persons Served by New Development Buildings Square Feet 1,306 43,625
Land Acres 0.252 8.410
Vehicles Vehicle 0.223 7.44
Equipment Integrated Unit 0.017 0.573
CITY OF YUCAIPA , CALIFORNIA
PUBLIC FACILITIES FEE CALCULATION
VI. Public Facilities Summary Cost Data
Facility Units Funded Total Facility Cost for
Facility Type Facility Units by Future Development Cost Per Unit Future Development Cost per EDU Buildings Square Feet 43,625 $531 $23,162,691 $1,913.61 Land Acres 8.410 $302,389 $2,543,119 $210.10 Vehicles Vehicle 7.443 $15,531 $115,588 $9.55 Equipment Integrated Unit 0.573 $224,500 $128,527 $10.62 Total $25,949,926 $2,144
25,949,926$
-$
25,949,926$
$2,144
Land Use
Residential Fee per Sq.
Ft.
Non-Residential Fee per
1,000 Sq. Ft.Units / Sq. Ft Costs Financed by DIF
Residential $0.95 9,830 $21,074,294
Commercial $777 4,185,946 $3,251,010
Industrial $582 2,789,114 $1,624,622
Total $25,949,926
Land Use Residential Fee / Unit
Non-Residential Fee / 1,000
Sq. Ft.Units / Sq. Ft Costs Financed by DIF
Residential $2,144 9,830 $21,074,294
Commercial $777 4,185,946 $3,251,010
Industrial $582 2,789,114 $1,624,622
Total $25,949,926
New Development
Adj. for PFF Grants
Total Cost Allocated to New Development
Net Cost per EDU
CITY OF YUCAIPA, CALIFORNIA
FIRE FEE CALCULATION
I. Inventory of Fire Facilities
Facility Facility Units Quantity
Buildings Square Feet 19,900
Land Acres 5.2
Vehicles Vehicle 16.0
Equipment Integrated Unit 1.0
II. Existing Fire Facilities EDU Calculation
Land Use Type
Number of
Persons Served
Number of Units/
Non-Res 1,000 SF
Residents per Unit/
Persons Served per
1,000 Non-Res. SF
EDUs per Unit/
per 1,000 Non-Res SF
Total
Number of EDUs
Residential 55,890 20,247 2.76 1.00 20,247
Subtotal Residential 55,890 20,247 NA NA 20,247
Commercial 2,014 2,014,054 1.00 0.36 730
Industrial 458 610,886 0.75 0.27 166
Subtotal Non-Residential 2,472 2,624,940 896
Total 58,362 NA NA 21,143
III. Existing Facility Standard
Facility Units per
Facility Type [3]Facility Units Quantity 1,000 Persons Served Buildings Square Feet 19,900 341
Land Acres 5.18 0.089
Vehicles Vehicle 16 0.274
Equipment Integrated Unit 1 0.017
IV. Future Fire Facilities EDU Calculation
Land Use Type
Number of
Persons Served
Number of Units/
Non-Res 1,000 SF
Residents per Unit/
Persons Served per
1,000 Non-Res. SF
EDUs per Unit/
per 1,000 Non-Res SF
Total
Number of EDUs
Residential 27,135 9,830 2.76 1.00 9,830
Subtotal Residential 27,135 9,830 NA NA 9,830
Commercial 4,186 4,185,946 1.00 0.36 1,516
Industrial 2,092 2,789,114 0.75 0.27 758
Subtotal Non-Residential 6,278 6,975,060 NA NA 2,274
Total 33,413 NA NA 12,104
CITY OF YUCAIPA, CALIFORNIA
FIRE FEE CALCULATION
V. Future Facility Standard
Facility Units Facilities Units Funded
Facility Type Facility Units per 1,000 Persons Served by New Development Buildings Square Feet 341 11,393
Land Acres 0.089 2.966
Vehicles Vehicle 0.274 9.160
Equipment Integrated Unit 0.017 0.573
VI. General Fire Summary Cost Data
Facility Units Funded Total Facility Cost for
Facility Type Facility Units by Future Development Cost Per Unit Future Development Cost per EDU Buildings Square Feet 11,393 $1,000 $11,392,824 $941 Land Acres 2.966 $302,389 $896,757 $74 Vehicles Vehicle 9.160 $313,750 $2,873,969 $237 Equipment Integrated Unit 0.573 $250,000 $143,126 $12 Total $15,306,675 $1,265
15,306,675$
-$
15,306,675$
$1,265
Land Use
Residential Fee
/ Sq. Ft.
Non-Residential Fee / 1,000
Sq. Ft.Units / Sq. Ft Costs Financed by DIF
Residential $0.56 9,830 $12,430,763
Commercial $458 4,185,946 $1,917,622
Industrial $344 2,789,114 $958,290
Total $15,306,675
Land Use
Residential Fee
/ Unit
Non-Residential Fee / 1,000
Sq. Ft.Units / Sq. Ft Costs Financed by DIF
Residential $1,265 9,830 $12,430,763
Commercial $458 4,185,946 $1,917,622
Industrial $344 2,789,114 $958,290
Total $15,306,675
Net Cost per EDU
New Development
Adj. for PFF Grants
Total Cost Allocated to New Development
CITY OF YUCAIPA, CALIFORNIA
PARKS FEE CALCULATION
I. Current Facilities Standards
Acres per 1,000 Residents
Proposed Residential
Facility Standard (
Acres per Resident)
Persons per Household
(Detached Dwellings
residents per Unit)
3.50 0.0035 2.76
II. Number of Acres Needed to Meet Facility Standards
Land Use Type Park Acres Required
per Unit Number of Units Total Number of Park
Acres Required
Residential 0.00966 9,830 94.97
Total NA 9,830 94.97
III. Projected Facility Costs Necessary to Meet Facility Standards Acres Cost Per Acre Facility Costs
Park Improvements 94.97 $362,960 $34,471,122
Total $34,471,122
IV. Cost Allocation
Allocation to New Development 100%
Total Allocated to New Development $34,471,122
Adj. for PFF Grants ($4,050,000)
Net Allocated to New Development $30,421,122
Cost Per Unit $3,095
CITY OF YUCAIPA, CALIFORNIA
PARKS FEE CALCULATION
Land Use Type Fee / Unit Units Costs Financed by
DIF
Residential $3,095 9,830 $30,421,122
Total $30,421,122
Land Use Fee / Sq. Ft.Units Costs Financed by
DIF
Residential $1.37 9,830 $30,421,122
Total $30,421,122
CITY OF YUCAIPA, CALIFORNIA
STORM DRAIN FEE CALCULATION
I. Existing EBU Calculation
Existing Units / Sq. Ft.Units per Acre / FAR Developed Acreage 4 Residential 20,247 2.582 7,843
###Commercial 2,014,054 0.476 97.2
###Industrial 610,886 0.285 49.3
Total 7,989
[1] Based on Acreage information provided by City.
II. Run off Rate Coefficient Calculation (Existing)
Runoff Rate Current
Land Use Category Coefficient "C" [1]Developed Acreage Total Unit Runoff Residential 0.50 7,843 3,921
Commercial 0.83 97 80
Industrial 0.83 49.3 40.7
Total 7,989 4,042
III. Future EBU Calculation
Thru Buildout Land Use Category Units /Sq ft.Units per Acre / FAR Developed Acreage Residential 9,830 2.582 3,808
Commercial 4,185,946 0.476 202.0
Industrial 2,789,114 0.285 225.0
Total 4,235
[1] Source: Caltrans Highway Design Manual (pg. 28). Residential - Midpoint of Single Family areas. Commercial - midpoint of Downtown Areas. Industrial - midpoint of light and heavy areas.
CITY OF YUCAIPA, CALIFORNIA
STORM DRAIN FEE CALCULATION
IV. Run off Rate Coefficient Calculation (Future)
Runoff Rate Future
Land Use Category Coefficient "C" Developed Acreage Total Unit Runoff Residential 0.50 3,808 1,904
Commercial 0.83 202 167
Industrial 0.83 225.0 185.6
Total 4,235 2,256
V. Proposed Facilities
New Development
Facility Facility Costs
Storm Drain Facilities City 306,022,301.76$
Offsetting Revenue (Grants/General
Fund Contributions)-$
Total 306,022,301.76$
VII. Allocation of Facilities to Existing and New Development (based on Total Runoff) Allocation by
Land Use Category Total Unit Runoff (EBUs)Percentage New Development Costs Existing Development 4,042 64.18%$196,402,571
New Development 2,256 35.82%$109,619,731
Total 6,298 100.00%$306,022,302
CITY OF YUCAIPA, CALIFORNIA
STORM DRAIN FEE CALCULATION
V. Proposed Facilities
New Development
Facility Facility Costs
Storm Drain Facilities City 109,619,731$
Offsetting Revenues (DIF Expenditure /
Cash on Hand / Deferrals)(67,978,178.00)$
Total 41,641,553$
VI. Storm Drainage Impact Fees and Cost Financed by Fees per Acre Cost Per Unit Runoff
Runoff Rate Allocation Rate
Land Use Category Coefficient "C"per Acre Cost Financed Residential 0.50 $9,228 $107,517,316
Commercial 0.83 $15,227 $4,555,773
Industrial 0.83 $15,227 $4,176,455
Total $116,249,545
$18,457
Cost Per Unit Runoff
Overall
CITY OF YUCAIPA, CALIFORNIA
STORM DRAIN FEE CALCULATION
Number of Units/
Land Use Category Per Sq. Ft. / Per Acre Developed Acreage New Development Residential $1.58 9,830 $35,139,649
Commercial $15,227 202.0 $3,075,842
Industrial $15,227 225.0 $3,426,062
Total $41,641,553
Fee per Unit Number of Units/New Development
Residential $3,575 9,830.0 $35,139,649
Commercial $15,227 202.0 $3,075,842
Industrial $15,227 225.0 $3,426,062
Total $41,641,553
APPENDIX B
City of Yucaipa
Development Impact Fee Justification Study
INVENTORY AND
FACILITIES NEEDS
LIST
490
CITY OF YUCAIPA
TRAFFIC FEE ASSUMPTIONS
Trip Rate Input Table Average Daily Trips Notes
One (1) EDU 9.44
Vehicle Type Residential Commercial Industrial PCE
Passenger Vehicles 100.0%97.0%65.0%1.00
2-Axle Trucks 0.0%1.0%5.0%1.50
3-Axle Trucks 0.0%1.0%5.0%2.00
4+ Axle Trucks 0.0%1.0%25.0%3.00
Total 100%100%100%NA
Adjustment Factor:1.000 1.035 1.575
Cost Index Adjustment 5.70%
Transportation Facilities Costs $321,310,256
Offsetting Revenues (Grants/Non-DIF funds)-$96,076,645 <= Only Grants/Outside Funding should be applied here.
Offsetting Revenues (Cash on Hand)-$4,000,000 <= Only unspent fund should be applied here.
CITY OF YUCAIPA
TRAFFIC FEE ASSUMPTIONS
Facility Name Base Cost for Facility Inflation Adjusted Cost Policy Background or Objective 5th Street - Oak Glen Road to Peach Tree Drive $3,203,843 $3,386,462 Capital Improvement Plan - Engineering Division 5th Street - Peach Tree Drive to Yucaipa Boulevard $565,044 $597,252 Capital Improvement Plan - Engineering Division 5th Street - Yucaipa Boulevard to Avenue E $1,970,471 $2,082,788 Capital Improvement Plan - Engineering Division 5th Street - Avenue E to Wildwood Canyon Road $2,969,186 $3,138,430 Capital Improvement Plan - Engineering Division 5th Street - Wildwood Canyon Road to Avenue H $1,621,416 $1,713,837 Capital Improvement Plan - Engineering Division 5th Street - Avenue H to County Line Road $1,614,125 $1,706,130 Capital Improvement Plan - Engineering Division 14th Street - Campus Way to Oak Glen Road $8,204,233 $8,671,874 Capital Improvement Plan - Engineering Division Crafton Hills College Village Road - Yucaipa Boulevard to Sanyon Canyon Road $707,140 $747,447 Capital Improvement Plan - Engineering Division Crafton Hills College Village Road - Yucaipa Boulevard to Sanyon Canyon Road $223,445 $236,181 Capital Improvement Plan - Engineering Division Avenue E - 14th Street to 13th Street $1,259,585 $1,331,382 Capital Improvement Plan - Engineering Division Avenue E - 13th Street to 12th Street $806,961 $852,958 Capital Improvement Plan - Engineering Division Avenue E - 12th Street to Oak Glen Road $2,904,009 $3,069,537 Capital Improvement Plan - Engineering Division Avenue E - Oak Glen Road to 8th Street $6,417,589 $6,783,392 Capital Improvement Plan - Engineering Division Avenue E - 8th Street to 7th Street $3,410,586 $3,604,989 Capital Improvement Plan - Engineering Division Avenue E - 7th Street to 6th Street $2,029,845 $2,145,546 Capital Improvement Plan - Engineering Division Avenue E - 6th Street to 5th Street $1,313,230 $1,388,084 Capital Improvement Plan - Engineering Division Avenue E - 5th Street to 4th Street $1,635,730 $1,728,967 Capital Improvement Plan - Engineering Division Avenue E - 4th Street to 2nd Street $2,083,847 $2,202,627 Capital Improvement Plan - Engineering Division Avenue E - 2nd Street to California Street $734,500 $776,366 Capital Improvement Plan - Engineering Division Avenue E - California Street to Bryant Street $684,310 $723,315 Capital Improvement Plan - Engineering Division Avenue E - Roundabout at 3rd and 2nd $3,010,681 $3,182,290 Capital Improvement Plan - Engineering Division Bryant Street - North City Limits to Topaz Street $544,101 $575,114 Capital Improvement Plan - Engineering Division Bryant Street - Topaz Street to Carter Street $3,135,213 $3,313,920 Capital Improvement Plan - Engineering Division Bryant Street - Carter Steet to Bryant Street $479,269 $506,587 Capital Improvement Plan - Engineering Division Bryant Street - Bryant Court to Oak Glen Road $554,733 $586,352 Capital Improvement Plan - Engineering Division Bryant Street - Oak Glen Road to Date Street $949,159 $1,003,261 Capital Improvement Plan - Engineering Division Bryant Street - Date Street to Yucaipa Boulevard $295,460 $312,301 Capital Improvement Plan - Engineering Division Bryant Street - Yucaipa Boulevard to Avenue E $2,680,873 $2,833,683 Capital Improvement Plan - Engineering Division Bryant Street - Avenue E to Sunlight Drive $2,367,892 $2,502,862 Capital Improvement Plan - Engineering Division Bryant Street - Sunlight Drive to Wildwood Canyon Road $685,523 $724,597 Capital Improvement Plan - Engineering Division Bryant Street - Wildwood Canyon Road to Avenue H $4,629,704 $4,893,598 Capital Improvement Plan - Engineering Division Bryant Street - Avenue H to County Line Road $807,635 $853,670 Capital Improvement Plan - Engineering Division California Street - Yucaipa Boulevard to Avenue D $839,206 $887,041 Capital Improvement Plan - Engineering Division California Street - Avenue D to Avenue E $170,286 $179,992 Capital Improvement Plan - Engineering Division California Street - Avenue E to Wildwood Canyon Road $2,294,804 $2,425,608 Capital Improvement Plan - Engineering Division California Street - Wildwood Canyon Road to Avenue H $0 $0 Capital Improvement Plan - Engineering Division California Street - Avenue H to County Line Road $1,283,748 $1,356,922 Capital Improvement Plan - Engineering Division Calimesa Boulevard - Oak Glen road to County Line Road $4,875,652 $5,153,564 Capital Improvement Plan - Engineering Division County Line Road - I-10 WB Ramps to Calimesa Boulevard $654,534 $691,842 Capital Improvement Plan - Engineering Division County Line Road - Calimesa Boulevard to 5th Street $666,971 $704,988 Capital Improvement Plan - Engineering Division County Line Road - 5th Street to 4th Street $824,606 $871,608 Capital Improvement Plan - Engineering Division County Line Road - 4th Street to 3rd Street $266,493 $281,683 Capital Improvement Plan - Engineering Division County Line Road - 3rd Street to California Street $1,254,057 $1,325,538 Capital Improvement Plan - Engineering Division County Line Road - California Street to Bryant Street $466,262 $492,839 Capital Improvement Plan - Engineering Division Oak Glen Road - Casa Blanca Avenue to Bryant Street $1,744,484 $1,843,919 Capital Improvement Plan - Engineering Division Oak Glen Road - Bryant Street to 2nd Street $3,539,633 $3,741,392 Capital Improvement Plan - Engineering Division Oak Glen Road - 2nd Street to Yucaipa Boulevard $8,936,414 $9,445,790 Capital Improvement Plan - Engineering Division Oak Glen Road - Yucaipa Boulevard to Avenue D $1,273,186 $1,345,758 Capital Improvement Plan - Engineering Division Oak Glen Road - Avenue D to Avenue E $1,127,540 $1,191,810 Capital Improvement Plan - Engineering Division Oak Glen Road - Avenue E to Colorado Street $4,619,007 $4,882,291 Capital Improvement Plan - Engineering Division Oak Glen Road - Colorado Street to Outer Highway 10 $22,274,171 $23,543,798 Capital Improvement Plan - Engineering Division Wildwood Canyon Road - Outer Highway 10 So to Calimesa Boulevard $107,917,419 $114,068,712 Capital Improvement Plan - Engineering Division Wildwood Canyon Road - Calimesa Boulevard East of 9th Street $1,491,418 $1,576,428 Capital Improvement Plan - Engineering Division Wildwood Canyon Road - East of 9th Street to Colorado Street $1,726,492 $1,824,902 Capital Improvement Plan - Engineering Division Wildwood Canyon Road - 5th Street to Colorado Street $2,292,689 $2,423,372 Capital Improvement Plan - Engineering Division Wildwood Canyon Road - 3rd Street to 5th Street $1,965,036 $2,077,043 Capital Improvement Plan - Engineering Division Wildwood Canyon Road - California Street to 3rd Street $1,956,150 $2,067,650 Capital Improvement Plan - Engineering Division
CITY OF YUCAIPA
TRAFFIC FEE ASSUMPTIONS
Wildwood Canyon Road - Bryant Street to California Street $1,466,819 $1,550,428 Capital Improvement Plan - Engineering Division Wildwood Canyon Road - Mesa Grande Drive to Bryant Street $3,906,739 $4,129,424 Capital Improvement Plan - Engineering Division Yucaipa Boulevard - Freeway Entrance to Avenue E $2,564,883 $2,711,082 Capital Improvement Plan - Engineering Division Yucaipa Boulevard - Avenue E to 17th Street $14,175,601 $14,983,610 Capital Improvement Plan - Engineering Division Yucaipa Boulevard - 17th Street to 16th Street $2,944,825 $3,112,680 Capital Improvement Plan - Engineering Division Yucaipa Boulevard - 16th Street to 15th Street $4,529,763 $4,787,959 Capital Improvement Plan - Engineering Division Yucaipa Boulevard - 15th Street to 12th Street $9,559,735 $10,104,640 Capital Improvement Plan - Engineering Division Yucaipa Boulevard - 12th Street to 10th Street $5,588,100 $5,906,622 Capital Improvement Plan - Engineering Division Yucaipa Boulevard - 10th Street to Oak Glen Road $2,206,687 $2,332,468 Capital Improvement Plan - Engineering Division Yucaipa Boulevard - Oak Glen Road to 7th Street $3,255,212 $3,440,760 Capital Improvement Plan - Engineering Division Yucaipa Boulevard - 7th Street to 5th Street $4,518,835 $4,776,408 Capital Improvement Plan - Engineering Division Yucaipa Boulevard - 5th Street to 4th Street $836,903 $884,607 Capital Improvement Plan - Engineering Division Yucaipa Boulevard - 4th Street to 3rd Street $869,508 $919,070 Capital Improvement Plan - Engineering Division Yucaipa Boulevard - 3rd Street to 2nd Street $849,656 $898,086 Capital Improvement Plan - Engineering Division Yucaipa Boulevard - 2nd Street to Bryant Street $288,146 $304,571 Capital Improvement Plan - Engineering Division Oak Hills Parkway $7,462,207 $7,887,553 Capital Improvement Plan - Engineering Division Transportation Facilities Subtotal 303,983,213$ 321,310,256$
CITY OF YUCAIPA
PUBLIC FACILITIES FEE ASSUMPTIONS
Summary Total Cost Unit Basis Unit Total Cost per Unit
Building (Sq. Ft.)$40,458,587 Sq. Ft.76,200 $531 [1]
Land (Acres)$4,442,101 Acres 15 $302,389 [2]
Vehicles (Number)$201,900 Number 13 $15,531 [3]
Equipment $224,500 Integrated Units 1 $224,500 [4]
Total $45,327,088 NA NA NA
[1] Existing inventory in Public Facilities Buildings in square feet and the current price per square foot [2] Price determined by existing inventory of undeveloped land (preferably with sales per acre price for the last 5-years [3] Existing inventory of Equipment of vehicles and their costs used in Public Facilities [4] Existing inventory of Equipment used Public Facilities Offsetting Revnue (Grants/General Fund Contributions)$0 Buildings Address (Sq. Ft.)Cost / Sq. Ft.Value [1]
Civic Center 34272 Yucaipa Blvd 25,000 $9,336,688
Maintenance Yard 35111 Oak Glen Road 13,000 $2,583,429
Swimming Pool $0
Police Station 34144 Yucaipa Blvd.22,000 $11,865,812
Library Center (Pending)12040 5th St 0 $0
Performing Arts Center 12062 California St.16,200 $16,672,658 Total 76,200 $531 $40,458,587
[1] Source: City data
Land Address (Acres) Cost / Acre [1]Value
Civic Center 34272 Yucaipa Blvd 4.7 $302,389 $1,421,230 Maintenance Yard 35111 Oak Glen Road 3.23 $302,389 $976,718 Swimming Pool 0 $302,389 $0
Police Station 34144 Yucaipa Blvd.2.24 $302,389 $677,352 Library Center 12040 5th St 1.6 $302,389 $483,823
Performing Arts Center 12062 California St.2.92 $302,389 $882,977 Total 14.69 4,442,101
[1] Land value of $302,389 per acre per CoStar undeveloped land inventory of 31 properties.
CITY OF YUCAIPA
PUBLIC FACILITIES FEE ASSUMPTIONS
Equipment & Property Quantity Value
Street Sweeper 1 $4,500
Loader 1 $55,000
Backhoe 1 $25,000
Skid Steer 1 $8,500
Skip Loader 1 $8,000
Sikid Steer Breaker 1 $3,500
IT Equipment - Computers 100 $100,000
IT Equipment - Phones 100 $20,000
Total 1 $224,500
[1] Source: City data
Vehicles Units Year Cost per Unit Total Costs
Ford Explorer - CM 1 2018 $17,500 $17,500
Chevy Colorado - PW 1 2016 $14,400 $14,400
Chevy Colorado - PW 1 2018 $17,000 $17,000
Ford F150 - Street 1 2016 $17,000 $17,000
Ford F250 - Street 1 2014 $16,000 $16,000
Ford F550 Flatbed - Street 1 2001 $8,000 $8,000
Ford F750 Bucket - Street 1 2000 $5,500 $5,500
Ford F450 Flatbed - Street 1 1999 $4,500 $4,500
Chevy 1500 - PW 1 2017 $21,000 $21,000
Chevy 1500 - PW 1 2017 $21,000 $21,000
Chevy Colorado - Code 1 2020 $19,000 $19,000
Chevy Colorado - Code 1 2020 $19,000 $19,000
Chevy Colorado - Code 1 2021 $22,000 $22,000
Total 13 NA NA $201,900
[1] Source: City data
CITY OF YUCAIPA
FIRE FEE ASSUMPTIONS
Summary Total Cost Unit Basis Units Cost per Unit
Building (Sq. Ft.)$19,900,000 Sq. Ft.19,900 $1,000 [1] Land (Acres)$1,566,377 Acres 5 $302,389 [2]
Vehicles (Number)$5,020,000 Number 16 $313,750 [3]
Equipment $250,000 Integrated Units 1 $250,000 [4]
Total $26,736,377 NA NA NA
[1] Existing inventory in Public Facilities Buildings in square feet and the current price per square foot [2] Price determined by existing inventory of undeveloped land (preferably with sales per acre price for the last 5-years [3] Existing inventory of Equipment of vehicles and their costs used in Public Facilities [4] Existing inventory of Equipment used Public Facilities Offsetting Revenue (Grants/General Fund Contributions)$0
CITY OF YUCAIPA, CALIFORNIA
FIRE FACILITIES INVENTORY
Buildings Address (Sq. Ft.)Unit Cost / Sq. Ft. [1]Value Bryant Street Fire Station 11416 Bryant Street 7,300 $1,000 $7,300,000 Crafton Hills Fire Station 35664 Yucaipa Blvd 5,300 $1,000 $5,300,000 Wildwood Fire Station 34259 Wildwood Canyon Road 7,300 $1,000 $7,300,000 Oakglen Unstaffed $0
19,900 $19,900,000
[1] Source: City data
CITY OF YUCAIPA
FIRE FEE ASSUMPTIONS
Land Address (Acres)Unit Cost / Acre [1]Value
Bryant Street Fire Station 11416 Bryant Street 2.51 $302,389 $758,998 Crafton Hills Fire Station 35664 Yucaipa Blvd 0.75 $302,389 $226,792 Wildwood Fire Station
34259 Wildwood Canyon
Road 1.92 $302,389 $580,588
Oakglen Unstaffed -
Total 5.18 $1,566,377
[1] Land value of $302,389 per acre per CoStar undeveloped land inventory of 31 properties.
CITY OF YUCAIPA
FIRE FEE ASSUMPTIONS
Vehicles Type of Vehicle Make Units [1]Cost
Paramedic Engine 551 1 $750,000 $750,000
Reserve Engine 551A 1 $350,000 $350,000
CAL FIRE Engines 3551 1 $75,000 $75,000
CAL FIRE Engines 3569 1
Paramedic Engine 552 1 $750,000 $750,000
Brush Engine 552 1 $350,000 $350,000
Reserve Engine 552A 1
Paramedic Engine 553 1 $750,000 $750,000
Reserve Engine 553A 1 $350,000 $350,000
Medic Engine 553 1 $50,000 $50,000
Battalion Engine 3513 1 $120,000 $120,000
Brush Engine 555 1 $450,000 $450,000
Brush Patrol 555 1 $350,000 $350,000
Water Tender 555 1 $300,000 $300,000
Future - Ladder
Future - Medic/Paramedic 1 $275,000 $275,000
Future - Medic/Paramedic reserve 1 $100,000 $100,000
Total 16 5,020,000 $5,020,000
[1] Source: City data
CITY OF YUCAIPA
FIRE FEE ASSUMPTIONS
Equipment & Property Quanity Cost per Unit Cost [1]
Station Equipment $250,000
Total 1 $250,000
[1] Source: City data
CITY OF YUCAIPA
FIRE FEE ASSUMPTIONS
Summary Total Cost Unit Basis Total Units Cost per Unit Land $141,143,306 Acres 466.76 $302,389 [1]
Property / Structure / Equipment $28,194,012 Acres 466.76 $60,404 [2] Vehicles $78,000 Acres 466.76 $167 [3]
Total $169,415,318 NA NA $362,960
Summary Per Acre
Land Aquisition $302,389 [4]
Park Development $60,571 [5]
Total $362,960
[1] Undeveloped land vaue & the number of total park acres that the City owns [2] Total property, structures and equipment for the City parks [3] Number of vehicles and their respective prices
[4] Price determined by existing inventory of undeveloped land (preferably with sales per acre price for the last 5-years [5] Total property, structures and equipment and vehicles for the City parks / number of acres Park Standard Acres per 1,000 Residents
General Plan Standard 3.50
Current Standard 8.35
Standard Utilized For Study (Minimum)3.50
Offsetting Revnue (Grants/General Fund Contributions)$4,050,000
CITY OF YUCAIPA
FIRE FEE ASSUMPTIONS
Land Inventory Address (Acres)Cost / Acre Value
John Tooker Civic Park 34272 Yucaipa Blvd, Yucaipa, CA 92399 0.5 $302,389 $151,195 Seventh Street Park 12385 7th St, Yucaipa, CA 92399 13.5 $302,389 $4,082,258 Crafton Hills Aquatics Center (Not a City Facility)11711 Sand Canyon Rd, Yucaipa, CA 92399 13th Street Sports Complex 11928 Yucaipa Blvd Yucaipa CA 92399 29.8 $302,389 $9,011,206 Crafton Hills Park 33570 Brandon Rd, Yucaipa, CA 92399 2.49 $302,389 $752,950 Yucaipa Regional Park (Not a City Facility)33900 Oak Glen Road, Yucaipa, CA 92399 Yucaipa Community Park 34900 Oak Glen Rd, Yucaipa, CA 92399 31.1 $302,389 $9,404,312 Yucaipa Community Center 34900 Oak Glen Road 1.2 $302,389 $362,867 Bryant Glen Complex 11092 Sunnyside Dr, Yucaipa, CA 92399 13.3 $302,389 $4,021,780 El Dorado Ranch Park 37186-, 37254 Oak Glen Rd, Yucaipa, CA 92399 334 $302,389 $100,998,081 Flag Hill Veterans Memorial Park 12080 Fremont Yucaipa Ca 92399 7.8 $302,389 $2,358,638 Wildwood Canyon (Not a City Facility)12241 Canyon Drive Yucaipa Ca 92399 Wildwood Park 36699 Wildwood Canyon Rd, Yucaipa, CA 92399 12.9 $302,389 $3,900,824 Avenue I Park 34130 Ave I Yucaipa Ca 92399 10.3 $302,389 $3,114,611 Yucaipa Equestrian Center 13273 Califirnia St Yucaipa Ca 92399 7.2 $302,389 $2,177,204 Avenue A Park Ave A Yucaipa Ca 92399 0.5 $302,389 $151,195 Center Park 35015 Avenue B Yucaipa Ca 92399 1 $302,389 $302,389 Scherer Senior Center 12202 1st Street Yucaipa Ca 92399 0.67 $302,389 $202,601 Lilian Eaton Park 34282 Yucaipa Blvd, Yucaipa, CA 92399 0.5 $302,389 $151,195 Total 466.76 $141,143,306
*** Ignore the Parks that ar not city Facilities
CITY OF YUCAIPA
FIRE FEE ASSUMPTIONS
Vehicles Model Year Cost
Chevy Colorado 2016 12,700
Ford F150 2015 16,300
Chevy Colorado 2018 19,000
Ford Exploer 2014 10,000
Chevy Colorado 2018 $20,000
Total 5.0 $78,000
Property / Structures / Equipment Total
Playground Equipment $340,086
Landscaping/Irrigation $1,026,636
Additional Parking $542,650
Security Lighting $146,662
Restrooms $879,972
Sidewalks/Trails $586,650
Picnic Areas $586,650
Playfield Lighting $733,310
Building Expansion $439,986
Drainage Improvements $366,657
Signage $26,399
Uptown Park W/Shade Structure $2,692,559
Dunlap Park $7,493,980
5-Winds Park $8,000,000
Oak Glen Park $1,021,500
Oak Glen Creek Park $1,137,920
Crafton Hills Tennis Complex $2,172,393
$28,194,012
CITY OF YUCAIPA
STORM DRAIN FEE ASSUMPTIONS
Land Use Units per Acre / FAR Runoff
Coefficients
Residential 2.58 0.5000
Commercial 0.48 0.8250
Industrial 0.28 0.8250
Cost Index Adjustment 5.70%
Facilities Costs $306,022,302
Offsetting Revenues (DIF Cash on Hand / Deferrals)$0
Offsetting Revenues (DIF Expenditures)-$67,978,178
Offsetting Revnue (Grants/General Fund Contributions)$0 Facility Name Base Cost for Facility Inflation Adjusted Cost Policy Background or Objective
Chicken Springs Wash Station 0+000000 to 20+95 $4,633,993 $4,898,131 Capital Improvement Plan - Engineering Division Chicken Springs Wash Station 20+95 to 31+20 $2,270,917 $2,400,359 Capital Improvement Plan - Engineering Division Chicken Springs Wash Station 31+20 to 51+70 $4,242,646 $4,484,477 Capital Improvement Plan - Engineering Division Chicken Springs Wash Station 51+70 to 65+60 $3,342,335 $3,532,848 Capital Improvement Plan - Engineering Division Chicken Springs Wash Station 65+60 to 78+90 $3,297,821 $3,485,797 Capital Improvement Plan - Engineering Division Chicken Springs Wash Station 78+90 to 91+95 $2,393,325 $2,529,745 Capital Improvement Plan - Engineering Division Chicken Springs Wash Station 91+95 to 106+31 $2,598,841 $2,746,975 Capital Improvement Plan - Engineering Division Chicken Springs Wash Station 106+31 to 124+94 $3,103,546 $3,280,448 Capital Improvement Plan - Engineering Division County Line Drain Station 0+00 to 31+62 (72" RCP & 84" RCP)$4,025,438 $4,254,888 Capital Improvement Plan - Engineering Division County Line Drain Station 0+00 to 4+86 (84" RCP)$496,290 $524,579 Capital Improvement Plan - Engineering Division Dunlap Channel Station 0+00 to 15+50 $1,974,178 $2,086,706 Capital Improvement Plan - Engineering Division Dunlap Channel Station 15+50 to 21+00 $210,903 $222,924 Capital Improvement Plan - Engineering Division Dunlap Channel Station 21+00 to 34+65 $866,711 $916,114 Capital Improvement Plan - Engineering Division Dunlap Channel Station 34+65 to 47+90 $603,601 $638,006 Capital Improvement Plan - Engineering Division Dunlap Channel Station 47+90 to 55+10 $477,995 $505,241 Capital Improvement Plan - Engineering Division Dunlap Channel Station 10+00 to 13+03.18 (36" RCP)$235,288 $248,699 Capital Improvement Plan - Engineering Division Dunlap Channel Station 10+00 to 42+19.70 (Ave E West 54", 60" $ 66" RCP)$3,377,613 $3,570,137 Capital Improvement Plan - Engineering Division Dunlap Channel Station 10+00 to 14+21.68 (Ave E East 36" RCP)$327,253 $345,906 Capital Improvement Plan - Engineering Division Dunlap Channel 10+00 to 37+38.27 (Kentucky St West 60" RCP)$2,815,818 $2,976,320 Capital Improvement Plan - Engineering Division Dunlap Channel 10+00 to 13+94.46 (Kentucky St East 36" RCP)$240,935 $254,668 Capital Improvement Plan - Engineering Division Oak Glen Station 0+00 to 60+00 $16,094,265 $17,011,638 Capital Improvement Plan - Engineering Division Wildwood Creek Station 0+00 to 62+70 $16,205,273 $17,128,974 Capital Improvement Plan - Engineering Division Wildwood Creek Station 62+70 to 97+05 $8,391,544 $8,869,862 Capital Improvement Plan - Engineering Division Wildwood Creek Station 97+05 to 120+22 $7,003,652 $7,402,860 Capital Improvement Plan - Engineering Division
CITY OF YUCAIPA
STORM DRAIN FEE ASSUMPTIONS
Wildwood Creek 120+22 to 147+22 $7,936,093 $8,388,450 Capital Improvement Plan - Engineering Division Wildwood Creek Station 147+22 to 169+76 $5,668,734 $5,991,852 Capital Improvement Plan - Engineering Division Wildwod Creek Station 0+00 to 46+14 $9,176,792 $9,699,869 Capital Improvement Plan - Engineering Division Wildwood Creek Station 46+14 to 62+10.$5,813,664 $6,145,043 Capital Improvement Plan - Engineering Division Wildwood Creek Station 62+10 to 85+10 $6,010,880 $6,353,500 Capital Improvement Plan - Engineering Division Wildwood Creek Station 85+10 to 107+12 $12,541,576 $13,256,446 Capital Improvement Plan - Engineering Division Wildwood Creek Station 107+12 to 137+49 $6,694,098 $7,075,662 Capital Improvement Plan - Engineering Division Wildwood Creek Station 137+49 to 150+21 $3,736,847 $3,949,847 Capital Improvement Plan - Engineering Division Wildwood Creek Station 150+21 to 172+63 $4,347,507 $4,595,315 Capital Improvement Plan - Engineering Division Wildwood Creek Station 172+63 to 207+93 $6,716,225 $7,099,050 Capital Improvement Plan - Engineering Division Wildwood Creek Station 0+00 to 03+50 (48' RCP)$159,203 $168,278 Capital Improvement Plan - Engineering Division Wilson Creek Station 0+00 to 48+01 $18,239,077 $19,278,704 Capital Improvement Plan - Engineering Division Wilson Creek Station 48+01 to 66+78 $5,410,391 $5,718,783 Capital Improvement Plan - Engineering Division Wilson Creek Station 66+78 to 90+25 $5,113,658 $5,405,137 Capital Improvement Plan - Engineering Division wilson Creek Station 90+25 to 131+92 $12,713,021 $13,437,663 Capital Improvement Plan - Engineering Division Wilson Creek Station 131+92 to 174+26 $22,189,825 $23,454,645 Capital Improvement Plan - Engineering Division Wilson Creek Station 174+26 to 199+53 $10,941,024 $11,564,662 Capital Improvement Plan - Engineering Division Wilson Creek Station 199+53 to 222+58 $7,866,948 $8,315,364 Capital Improvement Plan - Engineering Division Wilson Creek Station 222+58 to 247+72 $9,792,117 $10,350,268 Capital Improvement Plan - Engineering Division Wilson Creek Station 247+72 to 268+77 $3,723,532 $3,935,773 Capital Improvement Plan - Engineering Division Wilson Creek Station 268+77 to 286+69 $15,442,689 $16,322,922 Capital Improvement Plan - Engineering Division Wilson Creek Station 286+69 to 304+51 $3,395,801 $3,589,362 Capital Improvement Plan - Engineering Division Wilson Creek Station 0+00 to 3+65 (84" RCP)$331,022 $349,890 Capital Improvement Plan - Engineering Division Wilson Creek Station 3+65 to 21+61 (72" RCP)$1,419,901 $1,500,835 Capital Improvement Plan - Engineering Division Wilson Creek Station 0+00 to 9+93 (48" RCP)$530,557 $560,799 Capital Improvement Plan - Engineering Division Wilson Creek Station 0+00 to 1+50 (RCP Fremont Crossing)$861,552 $910,660 Capital Improvement Plan - Engineering Division Yucaipa Creek Station 0+00 to 64+30 $9,035,518 $9,550,543 Capital Improvement Plan - Engineering Division Yucaipa Creek Station 64+30 to 78+89 $2,502,026 $2,644,641 Capital Improvement Plan - Engineering Division Yucaipa Creek Station 78+89 to 108+74 $1,979,221 $2,092,037 Capital Improvement Plan - Engineering Division Storm Drainage Subtotal 289,519,680$ 306,022,301.76$
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