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5. The City's projected development growth dynamics suggest that new local- serving retail would shift a portion of sales from existing retail space. The analysis assumes that Pleasanton continues capturing growth in regional sales through the addition of new regional retail development. However, local-serving retail is assumed to be supported primarily by household spending and growth in this area of retail sales will be highly dependent on the growth in household incomes through the development of new housing unit. Without this new housing development, newly developed local-serving retail will shift a portion of sales from existing local-retail sales and not result in an overall growth in retail sales. 6. A number of fiscal mitigation measures could enhance the City's long-term fiscal outlook and remedy fiscal impacts of higher density residential uses. Location, is a very important factor affecting fiscal impacts. Infill development, both residential and commercial typically provides more advantageous fiscal outcomes due to lower public service costs relative to outlying areas. A a result, locations in compact development settings, such as downtown or close to the BART stations, may reduce potential fiscal shortfalls from higher density residential uses. 7. New growth should be evaluated holistically with fiscal considerations balanced against other policy objectives. The City's growth policy should balance a mix of related uses rather than treating them as distinct or independent items. Fiscal benefits of specific land uses typically vary by site-specific and locational attributes. Long-term policy decisions should consider balancing fiscal issues against the City's other objectives, such as economic development, provision of adequate affordable housing for the local workforce, and maintaining a high quality of life. 8. The City's long-term fiscal health will be more determined by the existing developed areas than by new growth. New growth will comprise less than 25 percent of the City's development at buildout. As a result, the City's fiscal health will be more affected by the performance of existing development and established areas within the City. CONCLUSION The completion of the fiscal analysis has been a Council priority since the adoption of the General Plan in 2009. It was delayed until the adoption of the Housing Element in 2012. The analysis provides a true quantitative look at the fiscal impacts on the General Fund of growth as designated in the City's General Plan and Housing Element through buildout of the City. According to the analysis, the proposed land use mix supports the City's efforts to sustain and enhance service levels to the community through buildout of the City. Page 3 of 4