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Draft Memorandum July 25, 2013 <br /> EPSP Fiscal Impact Analysis Page 5 <br /> allow for a "fair share" contribution to project-wide infrastructure costs, the overall Project <br /> feasibility will be more challenging. <br /> Property Turnover <br /> Property turnover rates are assumed to range between 5 and 15 percent a year. Residential for <br /> sale detached turnover rates are assumed to be 7 percent per annum and for-sale attached rates <br /> are assumed to be 15 percent per annum, as higher density residential property typically turns <br /> over more frequently. Residential rental and commercial uses turnover is assumed at 5 percent <br /> per annum as investment product typically turns over less frequently. Additionally, industrial <br /> uses are not assumed to turn over in this analysis and therefore, do not generate any document <br /> transfer tax to the City. <br /> Population, Employment, and Service Population Estimates <br /> Pleasanton currently has an average household size of 2.8. Based on the 2010 Census, this <br /> analysis assumes that new housing units will accommodate a range of household sizes ranging <br /> from 2.2 in multifamily rental units to 3.2 in single-family detached units. Employment <br /> estimates are based on average employee densities of 440 square feet for retail, 260 square feet <br /> for office, and 590 square feet for industrial uses based on the City's 1998 Development Impact <br /> Fee Report. These densities will range in specific orientation and location of commercial space. <br /> Service population is a measure commonly used to incorporate job as well as resident growth <br /> into allocations of service demand and associated costs. Service population for the City of <br /> Pleasanton was derived based on a weighting of residents relative to nonresident employees. <br /> These calculations compare Pleasanton's residents and employees based on commute patterns <br /> and the estimated proportion of time spent at work, as shown in the Appendix. For example, <br /> residents who work outside the City are estimated to spend an average of about 50 percent of <br /> their time in the City relative to those who don't work or who both live and work in the City. <br /> After accounting for regional commute patterns, the typical worker is estimated to have a service <br /> burden of about 68 percent of the typical resident. <br /> P:a21000121090E,stPleasanton1Repo,t\PiscagIIm90fisc, mml.docx <br />