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percent of the total fees imposed. Considering City fees only, the per unit cost for a multi-family unit is approximately $18,100, which is similar to the fees charged for multi-family units in Walnut Creek (where the fees imposed are $16,432 per unit), and far less than the fees imposed for multi-family units in Livermore (where the fees per unit are $48,230). While fees add to the cost of housing, Pleasanton's are not unusual for the Tri-Valley Area or the Bay Area. The-City's portion of-the-impact fees-is about$32,000 for a single-family-unityand, not-ncluding inspection fees, about$16,2-14 for a -unit: As shown below, the City's building permit plan check and inspection fees are generally lower than those of surrounding jurisdictions. The City's plan check and inspection fees may be re-evaluated in the future to be more closely commensurate with the City's costs to inspect and plan check. Building Permit and Building Plan Check Fee Comparison Type of Project Pleasanton Livermore Dublin San Ramon Fremont Walnut Creek New House(2,000 sq.ft.) $3,486 $4,778 $3,560 $3,946 $4,264 $6,448 New 8 Unit Residential Condominium Project $14,870 $13,802 $16,084 $15,467 $16,025 $25,640 (13,500 sq.ft.) Source: City of Pleasanton Building Division,April 2011. Development Process and Permit Procedures The intent of Pleasanton's development review process is to ensure a comprehensive, inclusive process in the least practical amount of time. It is the City's experience that processes which actively encourage citizen participation and input into new development projects have a much better chance of being approved while avoiding the added time and cost of preparing full environmental impact reports (EIRs) and reducing the risk of legal challenge. The discussion below relates to the general process followed by the City for properties in the housing inventory that were not part of the 70 acres rezoned as multi-family residential sites in 2012. The process for those latter sites is specifically addressed at the ends of this and the following section. While the City uses both conventional zoning and PUDs, most new housing developments are processed under the PUD procedure, for the reasons described above. In some cases, where new development is proposed for large, undeveloped or underdeveloped areas with a series of problems such as infrastructure financing, environmental sensitivity, and a variety of property owners, the City uses the specific plan process to master plan the uses/densities and financing mechanism necessary for development of the area. The specific plan is followed by pre-zoning and annexations for unincorporated areas, or directly by PUD rezoning and development plans for areas already within City boundaries. For the formal PUD submittal, developers prepare a comprehensive development package consisting of site plans, grading plans, landscape plans, building architecture or design City of Pleasanton Housing Element BACKGROUND—February 2012 91