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Pleasanton Development Impact Fee Nexus Study Draft Report 07/12/18 Table 5 Pleasanton Population, Employment and Service Population Projections * Projected Total at Growth Land Use Existing Growth (2) Buildout at Buildout Population 75,916 10,505 86,421 12.2% Employment (1) 51,976 18,728 70,704 26.5% Service Population (2) 110,220 22,865 133,085 17.2% *Reflects a land use categories for which the DIF is contemplated. (1) Excludes visitors from hotels. (2) Estimated by adding total residential population and 67%of total employment. Sources: City of Pleasanton and Economic&Planning Systems.Inc. Land Use Density Assumptions In addition to the demographic calculations described above, the DIF also utilizes assumptions related to population and employment densities by land use type. Specifically, DIF improvement cost estimates per capita or per job are converted to fee rates per unit or square foot based on average persons per household and square foot per employee factors. For household size and employment density assumptions, the analysis relies on the previously completed Fiscal Impact Analysis of the General Plan Updated completed for the City by EPS. During completion of this analysis, EPS has worked closely with City staff to establish appropriate household size and employment density assumptions that rely on a blend of General Plan and U.S. Census data, among other sources. The residential land use density assumptions utilized in this Report are summarized in Table 3. As shown, single-family units have a higher average number of persons per unit than multifamily units. Table 3 also shows assumptions for employee densities per 1,000 square feet of building space for various nonresidential uses. Impact fees for nonresidential uses will vary consistent with these differences in employee generation. Specifically, uses that generate more workers per 1,000 square feet will pay a relatively higher fee. Cost Allocation by Land Use For each of the fee categories, the fee is calculated in two steps. First, the fair share cost allocated to new development is further allocated between various residential and non-residential uses based on the relative demand for services generated by residents and employees as shown on Table 6. Given the citywide demand for most capital facilities being driven by both residential and nonresidential growth, the cost allocation is based on relative service population growth of residents and employees, respectively. Specifically, only transportation cost has a different allocation among land uses due to its methodology being based on trip rates rather than service population estimates. This methodology is further described in Appendix A. Second, a per-unit or per-square foot cost is determined by dividing new cost allocated to each use by the respective share of new growth projected within this category. The costs are calculated on Table 7. Economic&Planning Systems, Inc. 8 P..\151000s\151111PleasanfonFeekReport\151111_FeeNexus_071218.docx