|
18 of 19
<br />
<br />It is noted that comparing fees across jurisdictions can be challenging, because different
<br />communities charge different types of fees, and account for facilities differently within
<br />those fee categories. Several of the peer communities surveyed also charge fees on a
<br />per square foot basis, rather than a per unit basis. However, EPS made a best effort to
<br />equalize these factors in order to provide an “apples to apples” comparison. To further
<br />provide a consistent analysis and take account of the full burden of fees charged by
<br />each jurisdiction, EPS looked not just at local impact fees, affordable housing fees, and
<br />connection fees, but also fees charged by regional and other non-City agencies.
<br />
<br />Residential: For single family developments, Pleasanton’s total fee burden, including
<br />local, regional, and outside agency fees, is approximately $228,800 per unit; this is
<br />comparable to Livermore ($231,600), but substantially above San Ramon ($157,000).
<br />Dublin and Danville have higher fees than Pleasanton in this category, particularly with
<br />respect to affordable housing fees, suggesting Pleasanton is discounting these fees for
<br />single family to some degree. It is noted that Pleasanton, Dublin, and Livermore’s fees
<br />all include a high proportion of regional fees. In a secondary analysis that isolates local
<br />fees only, Pleasanton’s local fees are slightly lower than Livermore’s, but above Dublin
<br />and San Ramon. Danville, Fremont, and Walnut Creek all have local fees on the lower
<br />end of the range among the peer cities.
<br />
<br />The picture is somewhat different for multi-family development. While Pleasanton’s fees
<br />are relatively comparable to Dublin and Livermore (although, Livermore’s are higher
<br />than Pleasanton), Pleasanton (and Dublin and Livermore) charges fees at rates
<br />considerably higher than Danville, Fremont, San Ramon, or Walnut Creek. The largest
<br />proportion of Pleasanton, Dublin and Livermore’s fees is the cost to meet inclusionary
<br />housing requirements. Isolating local fees, Livermore charges the most for multi-family
<br />development, followed by Pleasanton and then San Ramon; Walnut Creek and Fremont
<br />charge somewhat lower rates, and Danville the least of all the peer cities.
<br />
<br />As a further data point, because of the substantial difference between jurisdictions for
<br />multi-family fee rates, EPS provided a comparison of the total fee burden (local and
<br />regional fees) as a “percentage of value” for multi-family projects. This metric helps to
<br />provide a benchmark across jurisdictions that considers how much units may sell for in
<br />their specific local markets. In this analysis, Pleasanton’s multi-family fees represent
<br />approximately 20% of the value of a unit when it’s sold, with Livermore (32%) and San
<br />Ramon (23%) having higher fees as a percentage of value. Walnut Creek (10%),
<br />Danville (5%) and Fremont (14%) have lower fees as a percentage of value, suggesting
<br />that these communities will prove to be more attractive locations for multi-family
<br />development.
<br />
<br />Commercial: For commercial development, Pleasanton’s fees per 1,000 square feet of
<br />office development are approximately $48,900, which is on a par with Livermore
<br />($49,700) and San Ramon ($43,900). Dublin ($27,600), Danville ($25,200), and
<br />Fremont ($15,900) are approximately half, or less, than Pleasanton’s fees.
<br />
<br />Inclusionary Rates and Programs: For reference, Pleasanton’s current inclusionary
<br />rates and programs, compared to those of other jurisdictions, are summarized in
<br />Attachment 2, Figures 8 and 9. For ownership projects, Pleasanton’s 20% inclusionary
|