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for each land use. EPS will summarize the fees by improvement type and land use for the City's review. Task 4.2: Affordable Housing Fee Update Affordable housing fees require a distinct technical approach from the AB1600 nexus described above. EPS has already completed the nexus analysis for commercial linkage and inclusionary housing in lieu fees in 2013 and will update the key inputs to this analysis as part of this task. Specifically, EPS will update the following affordable housing nexus assumptions: • Development cost (construction, land, fees, required financial returns, etc.), • Prices at which the units are affordable to income-qualified households (very low, low, median, and moderate income). • Compensation estimates of future employees for several nonresidential land use types (retail, office, industrial, tourist accommodations). Following these technical updates and further consultation with City staff, EPS will make adjustments to the affordable housing fee methodology as appropriate. The updates will inform the maximum justifiable fee for the City's Commercial Linkage as well as the Housing In-Lieu fee. Task 4.3 Sewer and Water Fee Update The EPS Team will update and refine the recently competed water and sewer fee studies based on updated cost, growth, and facility needs assessment. The budget estimate provided in Chapter 3 assumes that the basic fee structure and facility requirements will closely correspond to these earlier studies. Cost and facility demand factors will be updated to account for revised growth projections and other considerations, as appropriate. To the extent that City staff is seeking a comprehensive update of the facility needs and costs, additional budget may be required. Task 4.4: Transportation Fee Existing Deficiencies The first step in the nexus analysis process will be to determine the locations of existing deficiencies in the City's transportation network, so that those deficiencies can be accounted for in the fee calculations. The 2010 fee study identified four intersections with deficient operations. However, based on more recent studies, most if not all of these four locations are not currently deficient per the City's standards. We recommend updating the existing deficiency analysis using data and analysis of the existing condition of the City's transportation system drawn from recent planning studies, such as the Johnson Drive Economic Development Zone study, or from traffic data that the City collects on a regular basis from their loop detectors, and/or from the loaded Synchro networks that the City maintains. This scope of work does not anticipate collecting new traffic data, although that could be added to the scope later if desired. Existing deficiencies may also be identified in the bicycle or pedestrian systems, by identifying gaps in those networks and/or locations where the current facilities do not meet the City's design standards. The magnitude of each deficiency will be calculated and used to discount the cost of that particular improvement in the fee calculations. 91Page