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Summary of the Fiscal Impact of Counting Assisted Living Units Towards the Cites Housing Cap Table 12 presents the findings of the fiscal impact to the City's General Fund on an annual basis and the reduction in the City's (and other agencies') development impact fees if 396 additional CLC units were counted toward the City's housing cap: Summa Table 12 of Fiscal Im acts Range of Reduction Minimum Maximum Annual Reduction in Net Revenues Per Year $ 101,000 $ 194,000 One-Time Development Fees City $ 6,539,148 $ 11,485,584 Pleasanton Unified School District $ 1,083,456 $ 11,947,320 Other Agencies $ 12.402,324 $ 15,094,332 Total $ 20,024,928 $ 38,527,236 8. Conclusion The twin purposes of the Save Pleasanton's Hills & Housing Cap initiative broadly reflect similar hillside protection and growth limit interests that have previously been adopted by Pleasanton voters (e.g., Measure F, the Housing Cap, and Urban Growth Boundaries). However, reading the Initiative exposes areas where additional clarification is needed to implement its provisions, such as how to determine if a slope is 25% or greater. While the General Plan, Specific Plans, and Municipal Code include regulations and policies which address hillside development regulation and growth control provisions, there remain gaps between the Initiative and existing practice which the City Council will need to consider carefully in the future. This includes defining key terms of the Initiative, such as "ridgeline", "slope" and "structure"; as well as developing regulations for calculating floor area ratio /home size, managing grading, measuring slope, establishing developable areas on parcels, and clarifying exemptions. Additionally, interpretation will also be needed regarding the application of the Initiative's definition of housing unit to assisted living facilities and extended stay hotels. Clarification could occur through subsequent development of an implementing ordinance. The subsequent development of an ordinance would be important for such clarification and interpretation of the Initiative's language in terms of whether and where housing units can be built, as well as whether and where the roads and infrastructure that provides access and services to such homes can be built. For example, the fate of the Happy Valley Bypass Road would have to be addressed in the context of the Initiative and subsequent implementing ordinances. 38