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Table C-4
<br /> Surface Parking Condo Residual Land Value
<br /> East Pleasanton Specific Plan Infrastructure Feasibility Analysis; EPS#121090
<br /> Item Assumption Per Unit Total(per acre)
<br /> DEVELOPMENT PROGRAM
<br /> Units
<br /> 23
<br /> Gross Area 1,200 sq.ft.per unit 27,600 sq.ft.
<br /> Efficiency Ratio 85%
<br /> Net Area 23,460 sq.ft.
<br /> Parking Ratio(spaces per unit) 2.0
<br /> REVENUE ASSUMPTIONS
<br /> Sale Price $440,000 per unit $440,000 $10,120,000
<br /> Options(net above costs) 1.0% $4,400 $101,200
<br /> (less)Cost of Sale 3.0% ($13,200) f$303 6001
<br /> Total Revenue $431,200 $9,917,600
<br /> DEVELOPMENT COSTS
<br /> Direct Costs
<br /> Building Construction Cost(1) $140 /GLA sq.ft. $168,000 $3,864,000
<br /> Site Improvement Cost $15.0 /land sq.ft. $28,409 $653,400
<br /> Parking Construction Cost $3,500 per space $7,000 $161.000
<br /> Total Direct Costs $203,409 $4,678,400
<br /> Indirect Costs
<br /> Impact Fees
<br /> Water $5,401 per unit $5,401 $124,223
<br /> Wastewater $9,807 per unit $9,807 $225,561
<br /> Public Facilities $2,736 per unit $2,736 $62,928
<br /> Traffic Development $3,125 per unit $3,125 $71,875
<br /> Tri-Valley Transportation Committee Fee $1,450 per unit $1,450 $33,350
<br /> Impervious Surface $1,610 per unit $1,610 $37,026
<br /> In-lieu Park Dedication Fee $7,969 per unit $7,969 $183,287
<br /> GIS Fee $4 per unit $4 $87
<br /> School Impact Fee $8,088 per unit $8,088 $186,024
<br /> Other Indirect Costs(2) 20,0% of direct costs $40,682 $935,680
<br /> Total Indirect Costs 39.8% of direct costs $80,871 $1,860,041
<br /> Subtotal,Direct and Indirect Costs $284,280 $6,538,441
<br /> Contingency(%of direct and indirect costs) 5.0% of direct and indirect costs $14,214 $326,922
<br /> Developer Return(%of direct and indirect costs) 14.0% of direct and indirect costs $39,799 $915,382
<br /> Total Costs $338,293 $7,780,745
<br /> RESIDUAL LAND VALUE $93,000 $2,137,000
<br /> (1)Includes building permits.
<br /> (2)Include architecture 8 engineering,financing,and G 8 A costs.
<br /> Source:Economic 8 Planning Systems,Inc.
<br /> Economic 3.Fanning Systems,Inc 7251013 P11210001121090Ea5Feasanrono&allnhasimru,a FeasibliitylFeasibility Cats 722.13.xlsx
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