San Ramon City Council
March 10, 2026

8 SECTION I II

LEGAL REQUIREMENTS TO JUSTIFY

DEVELOPMENT IMPACT FEES
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A.4 Determine How There is a Reasonable Relationship Between the Need for the Public Facility and the Type of Development Project Upon Which the Fee is Imposed (Impact Relationship) [Government Code Section 66001(A)(4)]
As previously stated, all new development within the City, irrespective of location, contributes to the direct and cumulative impacts of development on public facilities creating the need for new facilities to accommodate growth. Without future development, none of the facilities on the Needs Lists would be necessary. For certain other facilities, the costs have been allocated to both existing and new development based on their level of benefit.

For the reasons presented herein, there is a reasonable relationship between the need for the public facilities included on the Needs List and all new development within the City.

A.5 The Relationship Between the Amount of the Fee and the Cost of the Public Facilities Attributable to the Development Upon Which the Fee is Imposed (“Rough Proportionality” Relationship) [Government Code Section 66001(A)]
As set forth above, all new development in the City impacts public facilities.

Moreover, each individual development project and its related increase in population and/or employment, along with the cumulative impacts of all development in the City, will a dversely impact existing facilities. Thus, imposition of the Fee to finance the facilities on the Needs Lists is an efficient, practical, and equitable method of permitting development to proceed in a responsible manner.

New development impacts facilities directly and cumulatively. In fact, without any future development, the acquisition, construction, and/or installation of many of the facilities on the Needs Lists would not be necessary as existing City facilities are adequate. Even new development located adjacent to existing facilities will utilize and benefit from facilities in the Needs List.

The proposed fee amounts are roughly proportional to the impact s resulting from new development based on the analysis in Section VI . Thus, there is a reasonable relationship between the amount of the Fee and the cost of the facilities.

Identifying these items will enable DIFs to meet the nexus and rough proportionality requirements established by previous court cases. These findings are discussed in the nexus test for each proposed Fee element as presented in Section VI . Current State financing and fee assessment requirements only allow new development to pay for its fair share of new facilities’ costs. Any current deficiencies resulting from the needs of existing development must be funded through other sources.

Ther efore, a key element to establish legal DIFs is to determine what share of the benefit or cost of a particular improvement can be equitably assigned to existing

9 SECTION I II

LEGAL REQUIREMENTS TO JUSTIFY

DEVELOPMENT IMPACT FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
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development, even if that improvement has not yet been constructed. By removing this factor, the true impact of new development can be assessed, and equitable fees can be assigned.

B AB 602
The Fees included herein were circumscribed by the requirements of AB 602, which was approved by the California State Legislature and signed by Governor Newsom in 2021.

Among the significant impacts of AB 602 are the following:

On or after January 1, 2022, fee justification studies must identify the existing LOS for each public facility, identify the proposed new LOS, and (if the proposed new LOS is greater than the existing LOS) include an explanation of why the new LOS is necessary.

For housing development projects, Nexus Studies adopted after July 1, 2022, must calculate the amount of fees based on the square footage of proposed units of the development, unless the local agency demonstrates that another metric is more appropriate. T he bill would require that a “local agency that calculated fees proportionally to the square footage of the proposed units be deemed to have used a valid method to establish a reasonable relationship between the fee charged and the burden posed by developm ent.” This would also apply to multi -family residences.

The bill also requires the Department of Housing and Community Development (“HCD”), on or before January 1, 2024, to create a Nexus Study template that may be used by local jurisdictions to calculate their fees. The bill requires that the template includes a method of calculating the feasibility of housing being built with a given fee level. The template must be completed by 2024. Local jurisdictions will have the option (it will not be required) to use the HCD template.

The bill authorizes any member of the public, including an applicant for a development project, to submit evidence that the city, county, or other local agency had failed to comply with the Mitigation Fee Act. The bill requires the legislative body of the city, county, or other local agency to consider any timely submitted evidence and authorize the legislative body to change or adjust the proposed fee or fee increase, as specified.

If a Nexus Study supports the increase of an existing fee, the local agency shall review the assumption of the Nexus Study supporting the original fee and evaluate the amount of the fees collected under the original fee.

Large jurisdictions (county population greater than 250,000) and cities within those counties must adopt a Capital Improvement Plan (“CIP”) as part of the Nexus Study.

Nexus Studies shall be updated at least every 8 years from the period beginning January 1, 2023.

10 SECTION I II

LEGAL REQUIREMENTS TO JUSTIFY

DEVELOPMENT IMPACT FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
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Importantly, AB 602 does not apply to (i) water and sewer connection and capacity charges, (ii) school fees, and (iii) Mello -Roos or other taxes. These other fees, taxes, and charges are subject to their own statutory accountability measures.

11 SECTION IV

DEMOGRAPHICS
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DEMOGRAPHICS
To determine the facilities needed to serve new development and establish fee amounts to fund such facilities, DTA has researched and reviewed material containing information about future land use development within the City through 20 40 . For the purpose of this Fee S tudy, DTA categorized developable residential land uses as single -family , multi -family and mobile homes residences. Developable non -residential land uses within the City are categorized as hotel , commercial /retail, office , industrial, and institutional/other and are summarized in detail in the following section.

Elements from a number of sources including demographics numbers from the California Department of Finance, US Census, the City’s 2040 General Plan and Environmental Impact Report (EIR) and total square footage generated by the CoStar Real Estate Software Platform (“CoStar”) were used as estimates for the number of housing units and non -residential building square feet to be built within the City. California law requires that a General Plan “cover the territory within the boundaries of an adopted City , as well as any land outside its boundaries which in the planning agency’s judgement bears relation to its planning.” In addition, information from the 2040 General Plan and estimates produced by DTA were used to project the additional land use s resulting from new developments . Notably, DTA utilize d metrics (e.g., average household size , square footage, etc.) that standardized existing demographics with the projections found in the General Plan. Future residents and employees will create additional demand for facilities that existing public facilities cannot adequately service. In order to accommodate new development in an orderly manner, while maintaining the current quality of life in the City, the facilities on the Facility Needs List ( presented throughout Section V I and in the Appendix ), as reviewed and approved by the City staff , will need to be constructed.

For those facilities that are needed to mitigate demand from new development, facility costs have been allocated to new development only. In those instances when it has been determined that the new facilities will serve both existing and new development, facility costs have been allocated based on proportionate benefit [see the Equivalent Dwelling Unit (“EDU”) discussion in Section V. The EDU concepts will be defined in detail in the Methodology section of this report.

Table 1 , presented below provides a summary of the land uses covered in this Fee Study.

As previously indicated, the Fee Study will determine Fees for five (5) specific land use categories; residential , hotel, commercial /retail, office, industrial and institutional/other .

Notably, t he table shown below is meant to provide an example of typical land uses found in each category and is not intended to be a comprehensive list of all the City’s potential land uses .

12 SECTION IV

DEMOGRAPHICS
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Table 1: Summary of Land Use Categories
Land Use Classification Fee
Study Definition
Residential
Single - Family
One unit detached : Single -family homes that are not attached to any other housing unit; and
One unit attached: Single -family homes that are attached to other housing units by a wall (aka firewall) extending from the ground to the roof, such as duplexes, row houses, or townhouses.

Multi - Family
Two or more units attached : Residential buildings containing units built one on top of another and those built side -by -side that do not have a ground -to-roof wall (e.g., firewall) and or have common facilities, (i.e., attic, basement, heating plant, plumbing, etc.

Mobile Homes
A movable dwelling that is 8 feet or more wide and 40 feet or more long, designed to be towed on its own chassis, with transportation gear integral to the unit when it leaves the factory, and does not require a permanent foundation. (US Census Definition).

Accessory Dwelling Units (“ADU s”)
For the purpose of determining the Fees due, any “second unit” or “accessory dwelling unit” (as determined pursuant to Section 65852.23 of the Government Code) shall be considered a separate residential unit and shall be subject to this fee.

Hotel Includes hotels, motels, spas and resorts
Commercial/Retail
Includes , but is not limited to , buildings used as the following:

Retail;
Service -oriented business activities, wineries/vineyards, and car washes; Department stores, discount stores, furniture/appliance outlets, home improvement centers, and shopping centers;
Industrial Park Center
Entertainment centers; and
Grocery stores and storage facilities.

Office
Includes , but is not limited to , buildings used as the following:

Business/professional office s, general office buildings Medical/dental offices , office parks, research parks, and business parks; and Institutional/Other
Include s but is not limited to buildings used as the following:

Professional urgent care and private hospitals and rehabilitation centers; Private schools, trade and vocational schools, and veteran’s organizations; and Rehabilitation centers, assisted living, and memory care facilities, houses of worship.

Demographic data provided by the Nielsen Company (a leading information, measurement, and data analytics company), the California Department of Finance, the City’s 2040 General Plan, and the US Census Bureau, were used to estimate the existing number of housing units and population in the City . Notably, DTA utilized metrics (e.g., average household size , square footage, etc. ) that standardized existing demographics with DTA’s projections.

According to the information provided by the California Department of Finance, the US Census Bureau, the City’s 2040 Geneal Plan and the Nielsen Company, there are currently 83,391 existing residents residing in 31,904 housing units in the City. The residential

13 SECTION IV

DEMOGRAPHICS
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
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persons -per-unit figure of 2 .61 was also derived from the 2025 data published by the California Department of Finance and the 2040 General Plan . Specifically, the 2. 61 residents per unit estimate for the City includes units in the City are currently vacant. As a result, this figure is lower than the calculated Department of Finance residents per unit figure, which includes only occupied housing units. Table 2 , presented below , summarizes the existing demographics for the City’s residential land uses.

Table 2: Estimated Existing Residential Development 1
Residential Land Use Existing
Residents Existing Housing Units Residents per Unit
Residential 83,391 31,904 2.61
Total 83,391 31,904 2.61
Note :

1. Numbers may not sum due to rounding.

A Existing Non -Residential Land Use s
The existing non -residential square footage was compiled and estimated using the City’s 2040 General Plan and the CoStar Real Estate Software Platform. In addition , the employees per square foot for non -residential land uses was based on information published in Nielsen Company Employment Profiles by NAICS Codes 202 5. The North American Industry Classification System ( “NAICS ”) is the standard used by Federal statistical agencies in classifying business establishments for the purpose of collecting, analyzing, and publishing statistical data related to the U.S. business economy . T he number of non -residential building square footage presented below in Table 3 is consider ed “existing non -residential development”.

As shown in the table below , the City has approximately 14,039,436 total square feet of existing non -residential development; including 3,633,936 square feet of commercial/retail, 9,860 ,722 square feet of office, 544,779 square feet of institutional/other and 1,147 hotel rooms.

Per the Nielsen Company’s Employment Profiles (202 5), the City has 37,562 employees in these non -residential sectors, specifical ly 1,721 hotel employees, 11,479 commercial employees, 23,000 office employees, and 1,362 institutional employees. T hese numbers were based on existing employee data and existing square footage data, generating employees -per-thousand -square -foot factors (“EPSFs”) of 1.50 for Hotel, 3.16 for Commercial/Retail, 2.33 for Office, and 2.50 for Institutional/Other . These EPSF numbers are presented in detail in Appendix A .

14 SECTION IV

DEMOGRAPHICS
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Table 3: Estimated Existing Non -Residential Development Non -Residential Land
Use
Existing
Employees
Existing Building
Square Feet
Existing Hotel
Rooms
Employees per
Square Feet
Hotel 1,721 1,147 1.50
Commercial/Retail 11,479 3,633,936 3.16
Office 23,000 9,860,722 2.33
Institutional/Other 1,362 544,779 2.50
Total 37,562 14,039,437 1,147 N/A
B Future Residential Land Uses (2040)
Using the population projections based on the City’s 20 40 General Plan and discussions with City staff , DTA determined that the City is expected to grow by 11,812 residential units by the end of the 2040 build -out period in this Study. The projected residential growth used over the build -out period to generate the number of residents and future housing units are shown below. As indicated in Table 4 , over the 15 - year build -out period, this is a compounded residential unit annual growth rate (CAGR) of 2.12%.

Table 4: Estimated Residential Development over Build -Out Period 1 Residential Land Use Future
Residents Future Housing Units Residents per Unit
Residential 30,874 11,812 2.61
Total 30,874 11,812 2.61
Note s:

1. Numbers may not sum due to rounding.

2. Residents per unit are expected to remain the same over the build -out period.

To comply with AB 602 , DTA worked with City staff to determine the average square footage for both single -family and multi -family residences. Using building permit information and 5- year projections provided by the City , DTA calculated that the combined average residential square foot unit was 1,332 square feet across single -family and multi -family residences . This includes living space and excludes garages and patios) Based on the total anticipated future residential development of 11,812 units , this results in a total of 15,733,584 Sq. Ft. of future residential development, as shown in the table below .

15 SECTION IV

DEMOGRAPHICS
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Table 5: Estimated Residential Development Sq. Ft.

Category Total
Total Residential Units 11,812
Average Sq. Ft. per Unit 1 1,332
Total Residential Sq. Ft. 15,733,584
Note :

1. Average Sq. Ft is a weighted average between single -family and multi -family units.

C Fu ture Non -Residential Land Uses through 204 0
According to the City’s 2040 General Plan, the City will see an increase of 2,500,000 square feet of non -residential development , including 186 additional hotel rooms and 2,313,999 square feet of non -residential development. For the purpose of this Fee Study calculation , This is presented in Table 6 below for each of the non -residential land use categories.

Table 6: Estimated Non - Residential Development in the Year 2040 1 Non - Residential Land
Use
Future
Employees
Future Building
Square Feet
Future Hotel
Rooms
Employees per
Square Feet
Hotel 1 279 186 1.50
Commercial/Retail 2,241 732,576 3.16
Office 3,482 1,493,014 2.33
Institutional/Other 221 88,409 2.50
Total 6,223 2,313,999 186 NA
Note :

1. For commercial square footage purposes, hotel rooms are calculated to be 1,000 per square foot per room .

So, 186 hotel rooms x 1,000 square feet per hotel room is 186,000 square feet of commercial development .

Total non -residential square footage totals 2,314,000 square feet + 186,000 hotel square feet = 2,500,000 non -residential square feet per the 2040 General Plan.

2. Numbers may not sum due to rounding.

16 SECTION V

METHODOLOGY USED TO

CALCULATE FEES
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METHODOLOGY USED TO CALCULAT E FEES
There are several accepted methodologies used in calculating fees, but they are all based on determining the cost of needed improvements and assigning those costs equitably to various types of development. In determining a reasonable nexus for each specific type of public facility, DTA utilized the methodologies described below, depending upon the data and information available from the City and its current infrastructure policies.

A Standards -Based Fee Methodology
The methodology used to establish the DIFs outlined in this Study for Childcare Services, Parks (Land), Parks (Development), and Open Space are based on “standards,” where costs are based on the existing LOS . This Standards -Based Methodology establishes a generic unit cost for capacity which is then applied to each land use per the existing LOS. The LOS is based on the existing number of applicable units, such as square feet of building space or acres of lan d or per resident for each facility . This standard is not based on cost but rather on a standard of service. The Standards -Based Methodology ensures that City facilities are appropriately developed and sized so that future residents and employees do not c ause a reduced LOS by unduly burdening the infrastructure system, thus leading to decay and deterioration. This methodology offers several advantages, including not needing to know the cost of a specific facility, how much capacity or service is provided by the current system , or having to commit to a specific size of the facility.

B Plan -Based Fee Methodology
Another methodology used to establish the DIFs outline d in this Study for Art and is based on a “plan,” such as a Master Plan of Facilities, Capital Improvement Plan, or General Plan.

These Facility Plans generally identify a finite set of facilities needed by the public agency and are developed according to assessments of facility needs prepared by staff and/or outside consultants and adopted by the public agency’s legislative body. In this Study, the Plan -based methodology is used to calculate the Art fe e. Using this plan -based approach, specific costs can be projected and assigned to all land uses planned, often with a specific time period in mind that reflects new development projections. By using population , units , and residential and non -residential square footage numbers, it is possible to assign a cost allocation percentage for both new and existing development. In preparing an impact fee analysis, facilities costs attributed to future development can then be allocated to each land use class in proportion to the demand caused by each type of development.

C Capacity -Based Fee Methodology
Another method of fee assessment used is based on the “capacity” of a service or system, such as a water tank , a sewer plant , or a storm drain. This kind of fee is not dependent on a particular land use plan (i.e., amount or intensity) but rather is based on a rate or cost per unit of capacity that can be applied to any type of development, as long as the system has adequate capacity. This fee is useful when the costs of the facility or system are unknown at the outset . However, it requires that the capa city used by a particular land use type be measurable or estimable and the information available . Capacity -based Fees are assessed

17 SECTION V

METHODOLOGY USED TO

CALCULATE FEES
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based on the demand rate per unit. Although this methodology is not used to calculate any of the fees generated in this Study, the description is provided so that the City understands the various methodologies available for calculating fees.

D Summary of Fee Methodology
In this Fee Study, the Standards -based LOS methodology based on a City facilities Needs List used to generate fees for Child Care Services, Parks (Land), Parks (Development), Open Space, and a Plan -based methodology is used to generate the fee for Art. This is summarized in Table 7 below.

T able 7: Fee Methodology Summary (by Fee Category Type) Fee Category Methodology Basis of Methodology
Child Care Services LOS Existing Standard
Parks (Land) LOS Existing Standard
Parks (Development) LOS Existing Standard
Open Space LOS Existing Standard
Art Plan - Based Needs List
For Fee calculations using a Plan -Based approach, the City provided DTA with a list of Future Facilities to be included in the Fee Study (“the Needs List”). For the purposes of the City’s DIF program, the Needs List is intended to be the official public d ocument identifying the facilities eligible to be financed as a whole or in part, through the imposition of a DIF on new development within the City. The Needs List is organized by facility element (or type) and includes cost information, as outlined in T able 8 below.

Table 8: Description of Needs List Cost Section s
Column Title Contents Source
Total Cost for Facility The total estimated facility value , including engineering, design, construction, land acquisition, and equipment (as applicable). City Offsetting Revenues to
New and Existing
Development
Share of total offsetting revenues allocated to new and existing development. City
Net Cost to City The difference between the total cost and the offsetting revenues (column 1 plus column 2). Calculated by DTA
Percent of Cost
Allocated to New
Development
Net cost allocated to new development based on new
development’s share of facilities.

Calculated by DTA
and the City
Net Cost Allocated to
New Development
The net cost to the City is multiplied by the percentage of the allocated cost for new development. Calculated by DTA
Policy Background or
Objective Identifies the policy source or rationale for facility need. City General Plan, CIP, City Staff

18 SECTION V

METHODOLOGY USED TO

CALCULATE FEES
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The facilities included on the Needs List for each Fee (presented in Appendix B ) are provided by the City and reflect either the City’s goals of maintaining and improving a specific area, or they are part of a more formal policy document, such as a General Plan, Master Plan, Capital Improvement Plan, or other official policy or document etc. Specific estimated facility costs are provided by the City and used as a basis for determining the allocation of revenues between new and existing development. DTA su rveyed City staff and comparable development s on the required facilities needed to serve new development as a starting point for its fee calculations.

E Allocation of Benefit
E.1 Equivalent Dwelling Units {“ EDUs ”)
The methodologies employed in this Fee Study use EDUs as the method of identifying and quantifying benefits of certain facilities . This ensures that an equitable portion of the total facilities costs is allocated to future growth, based on the proportion of need generated by that growth. An EDU is a measurement unit that standardizes different types of development based on their anticipated demand for a specific service (e.g., general service, police, fire, water, sewer, traffic generation). It is not necessa rily equal to one physical residential unit. The primary function of an EDU is to create a fair and consistent method for calculating impact fees across various land uses, such as single -family residences , multi -family residences , commercial buildings, or industrial properties.

First, a baseline is established. A typical single -family home is often designated as

1.0 EDU for certain services, and this is the baseline for the EDU calculation. Other development types are assigned factors based on their expected impact relative to the baseline. For example, a commercial property's EDU might be calculated based on its square footage, and a multi -family apartment unit might be a fraction of a singl e-family home's impact, depending on the specific infrastructure being funded.

The speci fic EDU calculations for each land use in this study are presented mathematically for each fee category in Appendix A.

E.1.i Residential Example
For example, if the cost per EDU is determined to be $1,000 for a given fee category (such as Police, Fire, library, etc.), the single -family residential DIF is generated by multiplying 1 EDU x $1,000 generating a single -family residential fee of $1,000 per unit. This calculation is the same for each residential land use. Below, the multi - family EDU was calculated to be 0.75 and the mobile home is 0.65. A t able presenting the residential fee calculation for the three residential land uses is presented below .

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METHODOLOGY USED TO

CALCULATE FEES
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Table 9: Residential EDU Calculation (Example)
Land Use EDU s Cost per EDU Fee per Unit
[a] [b] [c] = [a] * [b]
Single - Family 1.00 $1,000 $1,000
Multi - Family 0.75 $1,000 $750
Mobile Home 0.65 $1,000 $650
E.1.ii Non -Residential Example
The methodology is the same for non -residential development , as the cost per EDU will be the same . For example, the non -residential fees are calculated by multiplying the same c ost per EDU of $1,000 by the EDUs for each non -residential land use. A table presenting the non -residential calculation for four non -residential residential land uses is presented below.

Table 10 : Non -Residential EDU Calculation (Example)
Land Use EDU s Cost per EDU Fee per 1,000 Sq. Ft.
[a] [b] [c] = [a] * [B}
Commercial Retail 0.68 $1,000 $680
Office 1.04 $1,000 $1,040
Industrial 0.68 $1,000 $680
Institutional 0.48 $1,000 $480
The above calculations are used for each of the fee categories in this Study.

F Persons Served
For many of the facilities considered in this Fee Study, service population (or Persons Served) will be used to allocate benefits among fee categories. For the purposes of this Fee Study, the Persons Served calculations are based on the number of residents per dwelling unit (i.e., persons per household) and the number of employees per 1,000 Sq. Ft. generated by each land use class. Notably, the Persons Served (or service population) is determined for Child Care Services, and Art are based on the following:

For Child Care Services, and Art , the calculation of the number of Persons Served is based on residents, plus 50% of employees. Similar to public safety, this service population estimate accounts for the fact that generally, residents would have access to facilities for 16 hours per day and employees have access to facilities for 8 hours per day. However, unlike public safety, DTA assumes that the impact of visitors to non -residential land uses on park and trail facilities is negligible .

Finally, for Parks (Land), Parks (Development) , and Open Space, the calculation of the number of Persons Served is based on residents only.

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METHODOLOGY USED TO

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Table 11: Basis of Allocation (by Fee Category Type)
Fee Category Basis of Allocation of EDU Factor
Child C are Services Persons Served (Residents, Employees) Parks (Land) Acres per 1,000 Residents
Parks (Development) Acres per 1,000 Residents
Open Space Acres per 1,000 Residents
Art Persons Served (Residents, Employees)
Table 12: EDU s
Facility Type Basis (Persson s
Served) Methodology Existing 1 Projected 1 Total 1
Child Care Services (Residents,
Employees) EDU 39,353 13,0 45 52, 398
Parks (Land) (Residents) EBU 31,904 11,812 43,716
Parks (Development) Persons Served
(Residents) EDU 31,904 11,812 43,716
Open Space (Residents) EDU 31,904 11,812 43,716
Art (Residents,
Employees) EDU 39,353 13,0 45 52, 398
Note :

1. EDUs presented above are a function of persons served, residential units , hotel rooms and square footage and the calculations are presented in detail in the EDUs presented in Appendix A.

The following sections present the reasonable relationship of benefit, impact, and proportionality tests for each fee element (i.e., Child Care Services, Parks (Land), Parks (Development), Open Space, and Art , as well as the analysis undertaken to apportion costs for each type of facility. More detailed fee calculation worksheets for each type of facility are included in Appendix A.

G Calculation of Land Costs
To determine the fair and accurate land acquisition cost s used in the calculations presented in the following sections , DTA utilized the CoStar Real Estate Software Platform and created a comparable land inventory of 11 undeveloped properties ranging from 0. 73 acres to 11.74 acres in the City. Each of the properties in the inventory were sold between 2019 and 202 3, and an average of their sales price was generated. (It was determined that sales price was a more accurate measure of land value than current l and asking price) The land inventory produced 11 properties, meeting the proper criteria. Based on this inventory, DTA used an average of $ 2,365,619 per acre as an estimated cost of land acquisition. In addition, the City provided DTA with a cost per acre of $12,259 for Open Space to be used in the Open Space calculation.

21 SECTION VI

CALCULATION OF FEES
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CALCULATION OF FEES
A Child Care DIFs
A.1 Child Care Nexus Requirement AB 1600)
The Child Care Facilities element includes those facilities used by the City to maintain Child Care services . The fees collected from new development will be used to provide school age childcare on school sites owned by the San Ramon Valley Unified School District. In addition to two Community Centers, t he city currently has two middle schools and 12 elementary schools providing Child C are servi ces. All new development within the City contributes to the direct and cumulative impacts of development on Chi ld Care facilities and creates the need for new facilities to accommodate growth. The facilities and equipment used to provide these services will have to be purchased or replaced to meet this increased demand. Thus, a reasonable relationship exists between the need for Child Care Facilities and impact of residential and non -residential development.

Table 13 below illustrates how the Child Care Fee will meet the requirements of AB 1600 with regard to use of the fee, type of development funded or partially funded by the fee revenue, reasonable relationship to the need for facilities, and proportionality requirements.

22 SECTION VI

CALCULATION OF FEES
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Table 13: Child Care Element
AB 1600 Code
Section Description Justification
66001(a)(1) Identify the purpose of the Fee.

Provide a revenue source that will provide funds to
construct or expand /enhance Child Care facilities that will mitigate the impacts of new residential and non -
residential development on City’s Administration
facilities.
66001(a)(2) Identify the use to which the Fee
is to be put.

Expansion or enhancement of new Child Care
facilities, remodel/refurbishment of existing facilities, property and equipment and expansion of Child Care
items such as play areas, furniture, computer
equipment, books, and other necessities.
66001(a)(3)
Demonstrate how there is a
reasonable relationship between
the Fee’s use and the type of
development project on which
the Fee is imposed.

New residential and non -residential development in
the City will generate additional residents and
employees, thus increasing the need for Child Care
facilities . The expansion or enhancement of
equipment, or purchase of vehicles, buildings and
facilities used to provide these services will have to be expanded, constructed, or purchased to meet this
increased demand and maintain the current LOS to
the City.
66001(a)(4)
Demonstrate how there is a
reasonable relationship between
the need for the public facilities
and the type of development
project on which the Fee is
imposed.

Additional residents and employees from new
development will impact demand for Child Care space
and collection items. New facility space will need to
be expanded or acquired/constructed and existing
facility space will need to be remodeled/refurbished
and new equipment purchased . If Child Care facilities
are not constructed, expanded or enhanced, then
overall general services provided to the residents and
employees in the City will suffer.
66001(b)
Demonstrate how there is a
reasonable relationship between
the amount of the Fee and type
of public facility.

The Child Care fee is based on the cost to expand or
enhance facilities and purchase new property . T he fee is based on providing new materials at the same levels
of service provided to existing residents and
employees.

Table 14 below identifies the current inventory for City Child Care . Notably, all furniture, fixtures, and equipment have been consolidated into one (1) integrated unit that includes all department equipment, such as furniture modules and other equipment, to simplify the representation of the data .

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Table 14: Child Care Inventory as of 202 5
Facility Quantity
Building (Square Feet) 23,322
Land (Acres) 0
Vehicles (Number of Vehicles) 0
Furniture, Fixtures, and Equipment (Integrated Unit) 1
A.2 Calculation Methodology
The Child Care Fee was calculated using the Standards -Based Methodology discussed in Section V . For future development to receive the same LOS as exists today, the City will need to acquire or construct additional public building f acilities , vehicles, and equipment . Assuming the City’s growth through 2040 , the City will need to acquire or construct additional infrastructure and purchase equipment in order to continue to maintain the existing LOS.

A.3 LOS
As stated earlier in Section III, in September of 2021 the Governor of California signed AB 602 which provides new statewide requirements for local jurisdictions seeking to impose DIFs on development projects. Among these new requirements is that when applicable, a Nexus study shall identify the existing LOS for each public facility, identify the proposed new LOS , and include an explanation of why the new LOS is necessary. The LOS used to calculate the Child Care Fees in this section is the existing LOS as defined as the relationship between the replacement cost of Child Care facilities (as describ ed in this section) and the City’s existing EDUs as discussed in Section IV. The current LOS is calculated by dividing the total inventory of a facility type, as noted above, by the existing number of EDUs within the City. As indicated below, the existing LOS for every 1,000 EDUs is 59 3 square feet of building space.

The same LOS methodology applies to land, vehicles and integrated equipment and is presented below in Table 15.

Table 15: Child Care Current LOS as of 202 5
Facility Type Facility Units per
1,000 EDUs
Buildings (Square Feet) 59 3
Land (Acres) 0.000
Vehicles (Number of Vehicles) 0.000
Furniture, Fixtures, and Equipment (Integrated Unit) 0.025

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The facility units generated in the table above are used to determine future Child Care buildings and equipment , etc., funded by new development in 2040 and are presented below in Table 16. The mathematics behind these calculations are presented in detail in Appendix A .

Table 16: Future Child Care Facility Units in 2040
Facility Type
Number of Facility
Units Funded by
New Development
Buildings (Square Feet) 7,739
Land (Acres) 0.000
Vehicles (Number of Vehicles) 0.000
Furniture, Fixtures, and Equipment (Integrated Unit) 0.332 Notably, it’s important to note that acquisition , enhancements, and expansion costs are dependent on the real estate market at the time of development. Location, demand for land, encumbrances, comparable acquisitions, and construction costs are a few of the many variables that play into appraisals and negotiations. Each facility will ha ve its own location and improvement requirements . However , DTA was able to determine general cost estimates, on a per square foot basis, for Child Care facilities , based on historical and current data available and input from the City .

These cost estimates were then applied to the future facility units.

Table 17: Child Care Total Costs in 2040 1
Facility Type
Facility Units
Funded by New
Development
Cost Per
Unit
Total Facility Cost
for Future
Development
Buildings (Square Feet) 7,739 $700 $5,417,602
Land (Acres) 0.0000 $0 $0
Vehicles (Number) 0.0000 $0 $0
Equipment (Integrated Unit) 0.3318 $41,545 $13,787
Less: Offsetting Revenue $371,308
Equals: Total Facilities Cost $5,060,081
Total Future EDUs 13,059
Cost per E DU $387
Note :

1. Numbers may not sum due to rounding.

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CALCULATION OF FEES
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A.4 Offsetting Revenues
When calculating DIFs, it is important to consider any offsetting revenue in the City Child Care calculations total, as any existing account balance or other offsetting revenue funds must be subtracted from the fac ilities cost total. Currently, there is $371,308 that must be subtracted from fee revenue.

A.5 Child Care Fee Calculations
Once the total future facility cost has been determined, the maximum calculated fee for each land use category can be generated. This is done by dividing the total future facility cost by the projected Child Care EDUs to generate a per EDU rate, which equals $387 per EDU as shown above . As discussed in Section II I, per the directive of AB 602, for housing development projects, nexus studies adopted after July 1, 2022, will no longer be on a per unit basis, but will be calculated based on square footage of proposed units of the development, unless the local agency demonstrates that another metric is more appropriate .

The Residential Fee per Sq. Ft . was determined by first multiplying the cost per EDU of $387 by the total number of projected residential EDUs ( 11,812), resulting in the total amount funded from residential property of $4,576, 830 . This result was then divided by the total anticipated residential square feet of 15,733,584 to generate the Fee per square foot of $ 0.29 . Details of this calculation are shown in the table below.

Table 18: Residential Child Care Costs Financed by Fee s Summary per Land Use Category 1 Land Use Type EDUs per Unit Number of
Projected Units Calculation Total EDUs
Residential 1.00 11,812 11,812
Total EDUs [a] 11,812
Total Cost per EDU [b] $387
Total Fees [c] = [a] x [b] $4,576,830
Total Residential Sq. Ft. [d] 15,733,584
Total Cost per Residential Sq. Ft. [e] = [c]/[d] $0 .29 Note :

1. Numbers may not sum due to rounding.

Similarly, t he Non -residential Fee per 1,000 Sq. Ft. was determined by multiplying the cost per EDU of $387 by the total number of non -residential EDUs applicable with each land use type. The table below summarizes the fee amounts per room and per 1,000 Sq. Ft. and the total cost financed by Fees imposed on non -residential land uses.

26 SECTION VI

CALCULATION OF FEES
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Table 19: Non -Residential Child Care Costs Financed by Fee Summary per Land Use Category 1 Land Type
EDUs per Room/
1,000 Non -Res.

Sq. Ft.

Cost per EDU
Fee per Room. /
1,000 Non -Res Sq.

Ft.
a x b = ax/1,000
Hotel 1 0.52 $387 $200.13
Commercial Retail 0.60 $387 $0.23
Office 0.45 $387 $0.17
Institutional /Other 0.48 $387 $0.19
Note :

1. Hotel Fee is calculated by multiplying the EDU s x cost per EDU.

A.6 Proposed Fees
A summary of the proposed Child Care Fees is presented below in Table 20 . The Fees recommended within this Fee Study reflect the maximum justifiable Fee level that may be imposed on new residential and non -residential development by the City under the statutory requirements of Government Code Section 66000 et. seq .

Table 20 : Child Care Fee Summary
Land Use Calculated Fees
Residential (Per Sq. Ft.) $0.29
Hotel (Per Room) $200 .13
Commercial /Retail (Per Sq. Ft.) $0.23
Office (Per Sq. Ft.) $0.17
Institutional/Other (Per Sq. Ft. ) $0.19
A.7 DIF Annual Cost Escalation Recommendations
The fees recommended within this Fee Study reflect the maximum justifiable fee level that may be imposed on new development under the statutory requirements of Government Code Section 66000 et. seq . As the DIFs proposed in this Fee Study are based on Facilities costs in 202 5 dollars, it is appropriate for the City to apply an annual escalator to these fee levels to account for inflation in acquisition and construction costs. DTA further recommends that, after adoption, the above Fees be reviewed each year and include a provision for an annual adjustment based upon the California Construction Cost Index (“CCCI”). This construction cost index is based upon the Building Cost Index (“BCI”) cost indices average as produced by Engineering News -Record (“ENR”).

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B Park s (Land) DIFs
B.1 Park s Land Fees (Nexus Requirement AB 1600)
The parks land fees will serve the residents of San Ramon by providing facilities for park land while enhancing the community’s appeal and quality of life. The Fee Study includes a component for the development of new park land to serve new residential development for the C ity through 2040. Covered in this fee category is park land. In maintaining the overall quality of life for residents, excellent park and recreation programs are important for the well -being of a city's community. Not only do parks make the community more attractive to residents (providing a stronger market base for local busine sses), but they can also directly influence a city's ability to enhance its fiscal base by attracting commercial and industrial businesses. As noted in Section IV , the fee analysis for Parks will be limited to City Residents and will exclude other non -residential development .

Table 21 below illustrates how the Park land Fee will meet the requirements of AB 1600 with regard to use of the Fee, type of development funded or partially funded by the Fee revenue, reasonable relationship to the need for facilities, and proportionality requirements.

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Table 21: Park Land Facilities
Description Justification
Identify the purpose of the Fee.

Provide a revenue source that will provide funds to acquire land for parks and expand/enhance Land and trail facilities, that will mitigate the impact of new residential development on the City’s park land.

Identify the use to which the Fee is to
be put.

Acquisition and enhancement/expansion of land for parks, and the further development of existing park land.

Demonstrate how there is a
reasonable relationship between the
Fee’s use and the type of
development project on which the
Fee is imposed.

New residential development in the City will generate
additional residents, thereby increasing the need for park land . Park land used to provide these services will have to be expanded or acquire d to meet this increased demand and maintain the same LOS to the City.

Demonstrate how there is a
reasonable relationship between the
need for the public facilities and the
type of development project on
which the Fee is imposed.

The additional residents from development will impact
demand for parks land . New enhanced parks land is needed to mitigate the impact of the additional residents. If
additional park land is not expanded or acquired , then the LOS will decline and the overall quality of life for residents in the City would suffer.

Demonstrate how there is a
reasonable relationship between the
amount of the Fee and the cost of the
public facility.

The park land fee is based on the cost of providing park land to the City. The fee is based on the cost of providing new park land at the same levels as provided to existing
residents.

B.2 Calculation Methodology
Park Land DIFs in this study is calculated utilizing the "Standards -Based" LOS methodology introduced in Section V. Per the City of San Ramon , the Parks standard objective is 4.91 acres per 1,000 residents. C urrently the City has 396.4 total acres of usable Park Land as shown in the Park Land Summary presented below in Table 22 .

In an effort to maintain consistency with City’s proposed park standard, the proposed Parks fee in this Study is calculated at 4.71 acres per 1,000 residents .

Table 22 : San Ramon Park Land Inventory Summary 1
Park Land Categories Acres
Community 139.1
Facility/Specialized Rec Area 1.8
Neighborhood 116.2
Specialized Rec Area/Facility 7.8
Specialty Park 61.4
School Park 92.6
Total Acres 418.9
Note :

1. Source : City of San Ramon .

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The methodology of this Fee Study involves calculating the park facilities demand generated by each residential unit. Non -residential development is not included in this calculation. Using the City’s stated residents per unit standard objective of 4.91 acres per 1,000 residents and employing the concept of an EDU, DTA links the demand for park facilities (per residential dwelling unit for each land use type) to the acreage of park land needed to be developed and improved to satisfy this level of demand. B y adding the specified acreage of parks facilities based on the demand resulting from new development, the City can maintain the LOS requirements of its Future Park Standard.

To determine a fair and accurate land acquisition cost, DTA utilized the CoStar Real Estate Software Platform and created a comparable land inventory of 11 undeveloped properties ranging from 0. 50 acres to 12.0 acres in and around the City.

Each of the properties in the inventory were sold between 20 19 and 2023 and an average of their sales price was determined. It was determined that recent sales price s were a more accurate measure of value tha n the current asking price. Based on this inventory, DTA use d an average of $ 2,365,619 per acre as an estimated cost of land acquisition.

Table 23 : San Ramon Park Land Acquisition Summary
Park Land Categories Total Costs
Land Acquisition $2,365,619
Total Costs $2,365,619
Once the costs were calculated, DTA then proceeded to allocate the costs according to the total demand generated by new residential development . Total Park facilities demand for residential land development is given by the E DUs multiplied by the projected number of dwelling units through 20 40.

B.3 LOS
As stated in Section III, in September of 2021 the Governor of California signed AB 602, which provides new Statewide requirements for local jurisdictions seeking to impose DIFs on development projects. Among these new requirements is that, when applicabl e, a Nexus Study shall identify the existing LOS for each public facility, identify the proposed new LOS, and include an explanation of why the new LOS is necessary. The LOS used to calculate the Park Land Fee in this section is the LOS, defined as the re lationship between the cost of park facilities (as described in this section) and the City’s existing EDUs as discussed in Section V.

The standards -based LOS ensures that City facilities are appropriately developed and sized so that future residents do not cause a reduced LOS by unduly burdening the infrastructure system, thus leading to decay and deterioration. This methodology provide s several advantages, including not needing to know the size or cost of a specific facility. Another advantage of this methodology is that it does not involve

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the planning of any future facilities . This methodology assigns 100% of the Fees to new development and allows the City to apply the Fee revenue to any Fee - eligible project .

As stated , the City currently has 418.9 acres of parks and in an effort to maintain consistency with the City objective, the proposed park fees are calculated at 4.91 acres per 1,000 residents , per City Ordinance. .

B.4 Calculations and Assumptions
The park facilities demand (i.e., EDU) is based on the projected population growth resulting from new development. As shown in the table below, new development is anticipated to add 11,812 new dwelling units to the City. In addition, according to Department of Finance for the State of California, DTA assumes that the average residential per unit size in the City is 2.61 people . As indicated below in Table 24 below, multiplying the number of projected residential units by the average household size for each land use category yields a total anticipated population increase of 30 (i.e., total E DUs).

Table 24 : Total Park Land Population Created by New Development 1 Land Use Categories Av erage Residents per
Unit Residential Units Total Population (EDUs)
Residential 2.61 11,812 30,874
Total 11,812 30,874
Note :

1. Numbers may not sum due to rounding.

Per the City Ordinance , the park ratio of 4.91 acres per 1,000 residents, i.e., 0.0 491 acres per resident, which the City intends to use as its park standard for future development (“Future Park Standard”) is used to satisfy the demand created by new development. As stated in the Demographics section of this report and in the table above , the new development will serve an additional 30,874 residents. Therefore, as presented below in Table 25, the City requires a total of 151.6 additional acres to maintain the desired LOS .

Table 25 : Total Acres to Meet Future Park Land Standard 1 Land Use
Categories
Total Population
EBUs Park Standard per Resident 2
Total Acres
Required
[a] [b] [c] = [a] x [b]
Residential 30,874 0.0049 151.6
Total 151. 6
Note s:

1. Numbers may not sum due to rounding.

2. 4.91 acres/1,000 residents = 0.00 491.

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B.5 Park and Recreation Fee Calculation
After determining that the City requires a total of 151.6 acres of new park land to meet the desired Park Standard and satisfy the demand created by new development, DTA proceeded to calculate the amount of funding needed to pay for the required acreage and development of new facilities. Table 26 below presents the total costs of new park land (i.e., acquisition costs which total $356,080,924 in projected expenditures necessary to meet the desired Park Standard for new development .

Table 26 : Financing Required to Meet Future Park Land Standards 1 Facility Type Number of
Acres Required Cost per Acre Total Facilities Cost
Park Land Development Facilities 151.6 $2,365,619 $358,607,367 Less: Offsetting Revenues $2,526,443
Net Cost of Facilities $356,080,924
Note :

1. Numbers may not sum due to rounding .

B.6 Offsetting Revenue
When calculating DIFs, it is important to consider any offsetting revenue in the City Parkland fac ilities calculations total, as any existing account balance or other offsetting revenue funds must be subtracted from the fac ilities cost total. The City currently has $2, 526,443 in its Park Land account which must be subtracted from total Costs .

B.7 Park Land Fee Calculations
It’s important to note that 100% of the park land costs will be allocated to new development as such facilities would satisfy the desired park standard and do not reflect any unmet needs or deficiencies pertaining to existing development. An advantage of this methodology as stated in Section V is that it does not involve the planning of any future facilities. This methodology assigns 100% of the fees to new development and allows the City to apply the fee revenue to any project necessary to satisfy future development. As shown below in Table 27 below , the cost per EDU of $ 30,146 is calculated by dividing the Total Allocated to New Development by Projected EBUs. This calculation is presented in detail in Appendix A.

Table 27: Park Land Cost per EDU
Cost Allocation Cost per EDU Calculation
Allocation to New Development 100%
Total Allocated to New Development $356,080,924
Projected EDUs 11,812
Cost Per EDU $30,146

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CALCULATION OF FEES
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B.8 Proposed Fees
As discussed in Section III, per the directive of AB 602, for housing development projects, Nexus studies adopted after July 1, 2022, will no longer be on a per unit basis, but will be calculated based on the square footage of proposed units of the development, unless the local agency demonstrates that another metric is more appropriate .

To determine the Park Land Fee per Sq. Ft., the cost allocated to new development $356,080,924 was divided by the total anticipated residential square feet ( 12,720,023 ) and resulted in a maximum supportable fee under the statutory requirements of Government Code Section 66000 et. seq . for Park Land of $ 22.6 3 per square foot .

Details of this calculation are shown in the tables below.

Table 28 : Park Land DIF Summary (Maximum Supportable Fees) Land Use Type EDUs per Unit Projected Units Calculation Total EDU s Residential 1.00 11,812 11,812
Total Residential 11,812 [a] 11,812
Total Cost per EDU [b] $30,146
Total Fees [c]=[a]x[b] $356,080,924
Total Residential Sq. Ft. [d] 15,733,584
Total Cost per Residential Sq. Fr. [e]=[c]/[d] $22.6 3
Table 29 : Parks Land Costs Calculated Fee
Land Use Calculated Fees
Residential (Per Sq. Ft.) $22.6 3
B.9 DIF Annual Cost Escalation Recommendations
The fees recommended within this Fee Study reflect the maximum justifiable fee level that may be imposed on new residential development. As the DIFs proposed in this Fee Study are based on Future Facilities costs in 2025 dollars, it is appropriate for the City to apply an annual escalator to these fee levels to account for inflation in acquisition and construction costs. DTA recommends that, after adoption, the fee should be reviewed each year and adjusted by the CCI. The recommended CCI is based upon th e BCI average produced by ENR.

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C Park and Recreation Facilities Development DIFs
C.1 Park s and Recreation Facilities Development Fees (Nexus Requirement AB 1600)
The Park and Recreation Facilities Development fee will serve the residents of San Ramon by providing facilities for recreation while enhancing the community’s appeal and quality of life. The Fee Study includes a component for the development of new park development facilities to serve new residential development for the City through 2040. Covered in this fee category are park development improvements, as well as enhancements to park s and recreation facilities . Development and facilities include recreational equipment such as baseball fields, picnic equipment, playgrounds, athletic fields, an d additional buildings , property and equipment. In maintaining the overall quality of life for residents, excellent park and recreation programs are important for the well -being of a city's community. Not only do parks make the community more attractive to residents (providing a stronger market base for local businesses), but they can also directly influence a city's ability to enhance its fiscal base by attracting commercial and industrial businesses. As noted in Section IV, the fee analysis for Park dev elopment will be limited to City Residents and will exclude other non -residential development.

Table 30 below illustrates how the Park and Recreation Development Fee will meet the requirements of AB 1600 with regard to use of the Fee, type of development funded or partially funded by the Fee revenue, reasonable relationship to the need for facilities, and proportionality requirements.

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Table 30 : Park and Recreation Facilities Development Facilities Description Justification
Identify the purpose of the Fee.

Provide a revenue source that will provide funds to acquire property and equipment for parks and expand/enhance Park development facilities that will mitigate the impact of new residential development on the City’s development facilities.

Identify the use to which the Fee is to
be put.

Acquisition and enhancement/expansion development for
parks, and the further development of existing park
development .

Demonstrate how there is a
reasonable relationship between the
Fee’s use and the development
project on which the Fee is imposed.

New residential development in the City will generate
additional residents, thereby increasing the need for park development facilities . Park development facilities used to provide these services will have to be expanded or acquired to meet this increased demand and maintain the same LOS as the City.

Demonstrate how there is a
reasonable relationship between the
need for the public facilities and the
development project on which the
Fee is imposed.

The additional residents from new development will impact demand for parks development . New enhanced parks
development is needed to mitigate the impact of the
additional residents. If additional park development is not expanded or acquired , then the LOS will decline and the overall quality of life for residents in the City would suffer.

Demonstrate how there is a
reasonable relationship between the
amount of the Fee and the cost of the
public facility.

The park development fee is based on the cost of providing park development to the City. The fee is based on the cost of providing new park development facilities at the same levels as provided to existing residents.

C.2 Calculation Methodology
Park and Recreation Development DIFs in this study is calculated utilizing the "Standards -Based" LOS methodology introduced in Section V. Per the City of San Ramon , the Parks standard objective is 4. 91 acres per 1,000 residents. C urrently the City has 396.4 total acres of usable Park Land as shown in the Park Land Categories Summary presented below in Table 31. In an effort to maintain consistency with City’s proposed park standard, the proposed Parks Development fee in this Study is calculated at 4. 91 acres per 1,000 residents .

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Table 31: San Ramon Park and Recreation Facilities Development Inventory Summary 1, Park Land Categories Acres
Community 139.1
Facility/Specialized Rec Area 1.8
Neighborhood 116.2
Specialized Rec Area/Facility 7.8
Specialty Park 61.4
School Park 92.6
Total Acres 418.9
Note :

1. Source : City of Santa Maria .

The methodology of this Fee Study involves calculating the park facilities demand generated by each residential unit. Non -residential development is not included in this calculation. Using the City’s stated residents per unit standard objective of 4.91 acres per 1,000 residents and employing the concept of an EDU, DTA links the demand for park development facilities (per residential dwelling unit for each land use type) to the acreage of park land needed to be developed and improved to satisfy this level o f demand. By adding the specified acreage of parks facilities based on the demand resulting from new development, the City can maintain the LOS requirements of its Future Park Standard.

To determine the fair and accurate cost of park and recreation development, DTA used the current value of buildings, property and equipment, and vehicles at the City’s existing parks. An inven tory of the park’s buildings, property and equipment and vehicles was generated . The total based on this inventory was divided by the number of park acres . Using this information, DTA used an average of $ 157,265 per acre as an estimated cost of park development . This is presented in Table 3 2 below and described in detail in Appendix B .

Table 32 : San Ramon Park and Recreation Facilities Development Summary Park Land Categories Total Costs 1
Park Development $148,818
Total Costs $148,818
Note :

1. Total development costs per acre is the total dollar value of buildings, property and equipment and vehicles divided by the number of park acres. Presented in detail in Appendix B.

Once the costs were calculated, DTA then proceeded to allocate the costs according to the total demand generated by new residential development . Total Park and Recreation development facilities demand for residential land development is given by the E DUs multiplied by the projected number of dwelling units through 20 40.

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C.3 LOS
As stated in Section III, in September of 2021 the Governor of California signed AB 602, which provides new Statewide requirements for local jurisdictions seeking to impose DIFs on development projects. Among these new requirements is that, when applicabl e, a Nexus Study shall identify the existing LOS for each public facility, identify the proposed new LOS, and include an explanation of why the new LOS is necessary. The LOS used to calculate the Parks Fee in this section is the existing LOS, defined as t he relationship between the cost of park facilities (as described in this section) and the City’s existing EDUs as discussed in Section V.

The standards -based LOS ensures that City facilities are appropriately developed and sized so that future residents do not cause a reduced LOS by unduly burdening the infrastructure system, thus leading to decay and deterioration. This methodology provide s several advantages, including not needing to know the size or cost of a specific facility. Another advantage of this methodology is that it does not involve the planning of any future facilities . This methodology assigns 100% of the Fees to new develop ment and allows the City to apply the Fee revenue to any Fee - eligible project .

As stated , the City currently has 418.9 acres of parks and in an effort to maintain consistency with the City objective, the proposed park fees are calculated at 4.91 acres per 1,000 residents .

C.4 Calculations and Assumptions
The park facilities demand (i.e., EDU) is based on the projected population growth resulting from new development. As shown in the table below, new development is anticipated to add 11,812 new dwelling units to the City. In addition, according to Department of Finance for the State of California, DTA assumes that the average residential household size in the City is 2.61 people . As indicated below in Table 33 below, multiplying the number of projected residential units by the average household size for each land use category yields a total anticipated population increase of 26,698 (i.e., total E DUs).

Table 33: Total Park and Recreation Facilities Development Facilities Created by New Development 1
Land Use Categories Av erage Residents per
Unit Residential Units Total Population (EDUs)
Residential 2.61 11,812 30,874
Total 11,812 30,874
Note :

1. Numbers may not sum due to rounding.

37 SECTION VI

CALCULATION OF FEES
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The City ’s park ratio of 4.91 acres per 1,000 residents, i.e., 0.0 491 acres per resident, which the City intends to use as its park standard for future development (“Future Park Standard”) and is used to satisfy the demand created by new development. As stated in the Demographics section of this report and in the table above , the new development will serve an additional 30,874 residents. Therefore, as presented below in Table 34, the City requires a total of 151.6 additional acres to maintain the desired LOS .

Table 34 : Total Acres to Meet Future Park and Recreation Facilities Development Standard 1 Land Use
Categories
Total Population
EBUs Park Standard per Resident 2
Total Acres
Required
[a] [b] [c] = [a] x [b]
Residential 30,874 0.0049 151.6
Total 151. 6
Note s:

1. Numbers may not sum due to rounding .

2. 4.91 acres/1,000 residents = 0.004 91.

C.5 Park and Recreation Facilities DIF Calculation
After determining that the City requires a total of 151.6 acres of new park and recreation facilities to meet the desired Park Standard and satisfy the demand created by new development, DTA proceeded to calculate the amount of funding needed to pay for the required acreage and development of new facilities. Table 35 below presents the total costs of new park land (i.e., acquisition costs which equal approximately $ 21,821,773 in projected expenditures necessary to meet the desired Park Standard for new development .

Table 35 : Financing Required to Meet Future Park and Recreation FAcilties Development Standards 1
Facility Type Number of
Acres Required Cost per Acre 2 Total Facilities Cost
Park s and Recreation Facilities 151.6 $148,818 $22,559,451 Less: Offsetting Revenues $737,678
Net Cost of Facilities $21,821,773
Note :

1. Due to rounding, totals may not sum.

C.6 Offsetting Revenue
When calculating DIFs, it is important to consider any offsetting revenue in the City Administration fac ilities calculations total, as any existing account balance or other offsetting revenue funds must be subtracted from the fac ilities cost total. The City currently has $ 737,678 in its Park Development account which must be subtracted from total Costs .

38 SECTION VI

CALCULATION OF FEES
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DRAFT Development Impact Fee Study
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C.7 Park Development Fee Calculations
It’s important to note that 100% of the park land costs will be allocated to new development as such facilities would satisfy the desired Park standard and do not reflect any unmet needs or deficiencies pertaining to existing development. An advantage of this methodology as stated in Section V is that it does not involve the planning of any future facilities. This methodology assigns 100% of the fees to new development and allows the City to apply the fee revenue to any project necessary to satisfy future development. As shown below in Table 36 below , the cost per EDU of $ 1,847 and is calculated by dividing the Total Allocated to New Development by Projected EBUs. This calculation is presented in detail in Appendix A.

Table 36 : Park and Recreation Facilities Development Cost per EDU Cost Allocation Cost per EDU Calculation
Allocation to New Development 100%
Total Allocated to New Development $21,821,773
Projected EDUs 11,812
Cost Per EDU $1,847
C.8 Proposed Fees
As discussed in Section III, per the directive of AB 602, for housing development projects, nexus studies adopted after July 1, 2022, will no longer be on a per unit basis, but will be calculated based on the square footage of proposed units of the development, unless the local agency demonstrates that another metric is more appropriate .

To determine the Park Land Fee per Sq. Ft., the cost allocated to new development $21,821,773 was divided by the total anticipated residential square feet (15,770,880) and resulted in a maximum fee for Park and Recreation under the statutory requirements of Government Code Section 66000 et. seq . of $ 1.39 per square foot .

Details of this calculation are shown in the tables below.

Table 37: Parks and Recreation Facilities Development DIF Summary (Maximum Supportable Fees)
Land Use Type EDUs per Unit Projected Units Calculation Total EDU s Residential 1.00 11,812 11,812
Total Residential 11,812 [a] 11,812
Total Cost per EDU [b] $1,847
Total Fees [c]=[a]x[b] $21,821,773
Total Residential Sq. Ft. [d] 15,733,584
Total Cost per Residential Sq. Fr. [e]=[c]/[d] $1.39

39 SECTION VI

CALCULATION OF FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
www.FinanceDTA.com
Table 38 : Parks and Recreation Development Calculated Fee Land Use Calculated Fees 1
Residential (Per Sq. Ft.) $1.39
Note :

1. This per square foot fee does not distinguish between subdivision and non - subdivision housing.

C.9 DIF Annual Cost Escalation Recommendations
The fees recommended within this Fee Study reflect the maximum justifiable fee level that may be imposed on new residential development. As the DIFs proposed in this Fee Study are based on Future Facilities costs in 2025 dollars, it is appropriate for the City to apply an annual escalator to these fee levels to account for inflation in acquisition and construction costs. DTA recommends that, after adoption, the fee should be reviewed each year and adjusted by the CCI. The recommended CCI is based upon the BCI average produced by ENR.

40 SECTION VI

CALCULATION OF FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
www.FinanceDTA.com
D Open Space DIFs
D.1 Open Space Fees (Nexus Requirement AB 1600)
The Open Space fee will serve the residents of San Ramon by providing Open Space land area for the residents of the City. Preserving open space is important for a variety of reasons and collecting impact fees allows a community to mitigate the effects of development on open space and invest in acquiring or improving existing open space. Open spaces provide essential natural h abitats for certain species of wildlife and plants. Native wildlife and plants depend on undisturbed land for food, shelter, and protection, and by mitigating the loss of these lands through DIFs , local governments can protect critical wildlife habitat . Open Space fee revenue cover s the cost of acquiring new open space and any cost associated with having to construct or install infrastructure for the use of open space. Additionally, funds can be used for acquiring real property or other rights of ways for the development of open space, designing and constructing improvements . As with the previous Park Land and Park Development fees, the fee analysis for Open Space will be limited to City Residents and will exclude other non -residential development.

Table 39 below illustrates how the Open Space Fee will meet the requirements of AB 1600 with regard to use of the Fee, type of development funded or partially funded by the Fee revenue, reasonable relationship to the need for facilities, and proportionality requirements.

41 SECTION VI

CALCULATION OF FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
www.FinanceDTA.com
Table 39 : Open Space Facilities
Description Justification
Identify the purpose of the Fee.

Provide a revenue source that will provide funds to acquire property and equipment open space land , that will mitigate the impact of new residential development on the City’s development facilities.

Identify the use to which the Fee is to
be put.

Acquisition and enhancement/expansion development for
open space land , and the further development of existing open space land area .

Demonstrate how there is a
reasonable relationship between the
Fee’s use and the type of
development project on which the
Fee is imposed.

New residential development in the City will generate
additional residents, thereby increasing the need open space land areas. Open space land is used to provide these
services and will have to be expanded or acquired to meet this increased demand and maintain the same LOS to the
City.

Demonstrate how there is a
reasonable relationship between the
need for the public facilities and the
type of development project on
which the Fee is imposed.

The additional residents from open space land will impact the demand for parks development . New enhanced parks
development is needed to mitigate the impact of the
additional residents. If additional park development is not expanded or acquired , then the LOS will decline and the overall quality of life for residents in the City would suffer.

Demonstrate how there is a
reasonable relationship between the
amount of the Fee and the cost of the
public facility.

The park development fee is based on the cost of providing park development to the City. The fee is based on the cost of providing new park development facilities at the same levels as provided to existing residents.

D.2 Calculation Methodology
Open Space DIFs in this study is calculated utilizing the "Standards -Based" LOS methodology introduced in Section V. Per the City of San Ramon , the Open Space standard objective is 0.05 acres per 1,000 residents. C urrently the City has 4,285 total acres of usable Park Land as shown in the Park Land Summary presented below in Table 40 . In an effort to maintain consistency with City’s proposed Open Space standard , the proposed Open Space fee in this Study is calculated at 0.05 acres per 1,000 residents .

Table 40 : San Ramon Open Space Inventory Summary 1,
Open Space Total Acres
Current Preserved Acres 4,285
Total Acres 4,285
Note :

1. Source : City of San Ramon .

42 SECTION VI

CALCULATION OF FEES
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DRAFT Development Impact Fee Study
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The methodology of this Fee Study involves calculating the open space demand generated by each residential unit. Non -residential development is not included in this calculation. Using the City’s stated residents per unit standard objective of 0.05 acres per 1,000 residents and employing the concept of an EDU, DTA links the demand for open space (per residential dwelling unit for each land use type) to the acreage of open space needed to satisfy this level of demand. By adding the specified acreage of open space based on the demand resulting from new development, the City can maintain the LOS requirements of its open space s tandard.

Using cost estimates provided by the City of City of San Ramon, DTA used an average of $ 12,259 per acre as an estimated cost of open space .

Table 41: San Ramon Open Space Land Summary
Land Acquisition Costs Total Cost per Acre
Current Preserved Aces $12,259
Total Costs $12,259
Once the costs were calculated, DTA then proceeded to allocate the costs according to the total demand generated by new residential development . Open Space demand for residential land development is given by the E DUs multiplied by the projected number of dwelling units through 20 40.

D.3 LOS
As stated in Section III, in September of 2021 the Governor of California signed AB 602, which provides new Statewide requirements for local jurisdictions seeking to impose DIFs on development projects. Among these new requirements is that, when applicabl e, a Nexus Study shall identify the existing LOS for each public facility, identify the proposed new LOS, and include an explanation of why the new LOS is necessary. The LOS used to calculate the Parks Fee in this section is the existing LOS, defined as t he relationship between the cost of park facilities (as described in this section) and the City’s existing EDUs as discussed in Section V.

The standards -based LOS ensures that City facilities are appropriately developed and sized so that future residents do not cause a reduced LOS by unduly burdening the infrastructure system, thus leading to decay and deterioration. This methodology provide s several advantages, including not needing to know the size or cost of a specific facility. Another advantage of this methodology is that it does not involve the planning of any future facilities . This methodology assigns 100% of the Fees to new develop ment and allows the City to apply the Fee revenue to any Fee - eligible project .

As stated , the City currently has 4,285 acres of open space and in an effort to maintain consistency with the City objective, the proposed open space fees are calculated at 0.05 acres per 1,000 residents .

43 SECTION VI

CALCULATION OF FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
www.FinanceDTA.com
D.4 Calculations and Assumptions
The Open Space facilities demand (i.e., EDU) is based on the projected population growth resulting from new development. As shown in the table below, new development is anticipated to add 11,812 new dwelling units to the City. In addition, per the Department of Finance for the State of California and the City’s General Plan , DTA assumes that the average residential household size in the City is 2.61 people .

As indicated below in Table 42 below, multiplying the number of projected residential units by the average household size for each land use category yields a total anticipated population increase of 30,874 (i.e., total E DUs).

Table 42 : Total Open Space Created by New Development 1 Land Use Categories Av erage Residents per
Unit
Projected Residential
Units
Total Population
(EDUs)
Residential 2.61 11,812 30,874
Total 11,812 30, 874
Note :

1. Numbers may not sum due to rounding.

The City ’s desired Open Space ratio of 0.05 acres per resident, which the City intends to use as its open space standard for future development (“ Open Space Standard”) and is used to satisfy the demand created by new development. As stated in the Demographics section of this report and in the table above , the new development will serve an additional 30,874 residents. Therefore, as presented below in Table 43, the City requires a total of 1,544 additional acres to maintain the desired LOS .

Table 43 : Total Acres to Meet Future Open Space Standard 1 Land Use
Categories
Total Population
EBUs Park Standard per Resident 2
Total Acres
Required
[a] [b] [c] = [a] x [b]
Residential 30,874 0.050000 1,544
Total 1,544
Note :

1. Numbers may not sum due to rounding.

D.5 Open Space Fee Calculation
After determining that the City requires a total of 1,544 acres of new open space to meet the desired open space standard and satisfy the demand created by new development, DTA proceeded to calculate the amount of funding needed to pay for the additional required acreage. Table 44 below presents the total costs of open space land (i.e., acquisition costs which equal approximately $ 18,610,680 in projected expenditures necessary to meet the desired open space s tandard for new development .

44 SECTION VI

CALCULATION OF FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
www.FinanceDTA.com
Table 44 : Financing Required to Meet Future Open Space Standards 1 Facility Type Number of Acres
Required Cost per Acre 2
Facilities Cost
Open Space Facilities 1,544 $12,259 $18,924,218
Less: Offsetting Revenues $313,538
Net Cost of Facilities $18,610,680
Note :

1. Numbers may not sum due to rounding .

D.6 Offsetting Revenue
When calculating DIFs, it is important to consider any offsetting revenue in the City Administration fac ilities calculations total, as any existing account balance or other offsetting revenue funds must be subtracted from the fac ilities cost total. The City currently has $ 313,538 in its Open Spaces account which must be subtracted from total Costs .

D.7 Open Space Fee Calculations
It’s important to note that 100% of the open space costs will be allocated to new development as such facilities would satisfy the desired Open Space standard and do not reflect any unmet needs or deficiencies pertaining to existing development.

An advantage of this methodology as stated in Section V is that it does not involve the planning of any future facilities. This methodology assigns 100% of the fees to new development and allows the City to apply the fee revenue to any project necessary to satisfy future development. As shown below in Table 45 below , the cost per EDU of $ 1,576 is calculated by dividing the Total Allocated to New Development by Projected EBUs. This calculation is presented in detail in Appendix A.

Table 45 : Open Space Cost per EDU
Cost Allocation Cost per EDU Calculation
Allocation to New Development 100%
Total Allocated to New Development $18,610,680
Projected EDUs 11,812
Cost Per EDU $1,576
D.8 Proposed Fees
As discussed in Section III, per the directive of AB 602, for housing development projects, nexus studies adopted after July 1, 2022, will no longer be on a per unit basis, but will be calculated based on the square footage of proposed units of the development, unless the local agency demonstrates that another metric is more appropriate .

45 SECTION VI

CALCULATION OF FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
www.FinanceDTA.com
To determine the Open Space Fee per Sq. Ft., the cost allocated to new development of $16,610,680 was divided by the total anticipated residential square feet (15,733,584 ) and resulted in a maximum fee under the statutory requirements of Government Code Section 66000 et. seq . for Open Space of $ 1.18 per square foot .

Details of this calculation are shown in the tables below.

Table 46 : Open Space DIF Summary (Maximum Supportable Fees) Land Use Type EDUs per Unit Projected Units Calculation Total EDU s Residential 1.00 11,812 11,812
Total Residential 11,812 a 11,812
Total Cost per EDU [b] $1,576
Total Fees [c]=[a]x[b] $18,610,680
Total Residential Sq. Ft. [d] 15,733,584
Total Cost per Residential Sq. Fr. [e]=[c]/[d] $1.18
Table 47: Open Space Calculated Fees
Land Use Calculated Fees
Residential (Per Sq. Ft.) $1.18
D.9 DIF Annual Cost Escalation Recommendations
The fees recommended within this Fee Study reflect the maximum justifiable fee level that may be imposed on new residential development. As the DIFs proposed in this Fee Study are based on Future Facilities costs in 2025 dollars, it is appropriate for the City to apply an annual escalator to these fee levels to account for inflation in acquisition and construction costs. DTA recommends that, after adoption, the fee should be reviewed each year and adjusted by the CCI. The recommended CCI is based upon the BCI average produced by ENR.

46 SECTION VI

CALCULATION OF FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
www.FinanceDTA.com
E Art DIF
E.1 Art Fees (Nexus Requirement AB 1600)
The Art Fee is imposed on new development projects to fund public art efforts. The fee is designed to generate funds for public art and projects within the C ity . It is imposed on landowners developing property for residential or non -residential uses and is based on the principle of a "rational nexus," meaning there's a connection between the new development and the need for art facilities. The proposed DIF discussed in this section, if adopted, would be imposed, collected, and spent on the acquisition of land, construction, and expansion of existing City facilities to accommodate new growth. The fees collected from new development will be used exclusively for Art Department purposes. All new development within the C ity contributes to the direct and cumula tive impact of development on Art facilities and creates the need for new facilities to accommodate growth.

The Art element includes the facilities necessary to provide basic Art and services and facilities services throughout the City . Generally accepted eligible works of art include sculptures, murals or portable paintings, photography, earthworks, fiber - works, waterworks, neon, glass, mosaics, furnishings or fixtures, including but not limited to gates, railings, streetlights or seating, if created by artists as unique elements , and artistic or aesthetic elements of the overall architecture or landscape design if created by a professional artist or a design team that includes a professional visual artist.

Table 48 below illustrates how the Art Fee will meet the requirements of AB 1600 with regard to use of the Fee, type of development funded or partially funded by the Fee revenue, reasonable relationship to the need for facilities, and proportionality requirements.

47 SECTION VI

CALCULATION OF FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
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Table 48 : Art Element
Description Justification
Identify the purpose of the Fee.

Provide a revenue source that will provide funds to acquire art and beautiful projects that will mitigate the impact of new residential development to the City’s development
facilities.

Identify the use to which the Fee is to
be put.

Acquisition and enhancement/expansion and development
of el igible Art projects.

Demonstrate how there is a
reasonable relationship between the
Fee’s use and the type of
development project on which the
Fee is imposed.

New residential development in the City will generate
additional residents, thereby increasing the need for art projects . Art iss ued to provide these services will have to be expanded or acquired to meet this increased demand and
maintain the same LOS to the City.

Demonstrate how there is a
reasonable relationship between the
need for the public facilities and the
type of development project on
which the Fee is imposed.

The additional residents will impact demand for art projects in the City. New enhanced and expanded arts development is needed to mitigate the impact of the additional residents.

If additional arts development is not expanded or acquired , then the LOS will decline and the overall quality of life for residents in the City would suffer.

Demonstrate how there is a
reasonable relationship between the
amount of the Fee and the cost of the
public facility.

The art fee is based on the cost of art development to the City. The fee is based on the cost of providing new art facilities (provided by the City) at the same levels as provided to existing residents.

The following table presents the proposed Art projects to be funded as a whole or in part with the fees collected for Art Department facilities. The costs of facilities are based on estimates provided by the City and are presented in detail in Appendix B.

48 SECTION VI

CALCULATION OF FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
www.FinanceDTA.com
Table 49 : Art Facilities List and Costs
Art Facilities Projects List Facility Costs
Eagle at Memorial Park $90,000
Monument Sign at Dougherty Station Community Art Center $40,000 Murals @ Dougherty Station Community Art Center $20,000 Public Art in front of City Hall $100,000
Public Art in front of San Ramon Community Center $100,000 Dougherty Valley performing Arts center $75,000
Alcosta Senior & Community Center $75,000
Amador Rancho Community Center $75,000
San Ramon Olympic Pool $75,000
Dogherty Valley Aquatic Center $75,000
Rancho Phase 2 $75,000
Sunrise Ridge $75,000
Crow Canyon Gardens $100,000
Forest Home Farm $100,000
Arlington Park $60,000
Bellingham Square $60,000
Boone Acres $60,000
Centennial Park $60,000
Coyote Crossing $60,000
Creekside Park $60,000
East Branch Park $60,000
Hidden Valley Park $60,000
Inverness Park $60,000
Mill Creek Hollow $60,000
Old Ranch Park $60,000
Piccadilly Square $60,000
Ramona Park $60,000
Red Willow Park $60,000
Richard Fahey Village Green $60,000
Valley View Park $60,000
Subtotal $2,035,000
Offsetting Revenue $0
Total $2,035,000
E.2 Offsetting Revenues
In calculating DIFs , it is important to consider any offsetting revenue in the Art Facilities calculation total, as any existing account balance or other offsetting funds must be subtracted from the facilities cost total. As this is a new DIF to the City , there are no current offsetting revenues.

49 SECTION VI

CALCULATION OF FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
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E.3 Calculation Methodology
The facilities costs for the Art fee category were provided by the C ity ’s Capital Improvements Plan and the City and are calculated for residential and non - residential development. Each land use classification was assigned an EDU factor which was derived from the number of Persons Served, which is defined as the persons per household.

According to the C ity , it has been determined that these facilities are needed to serve new development. Currently, these facilities are generally operating at an appropriate and acceptable LOS. T herefore, the costs of facilities have been allocated to new development and existing development based on their expected usage at build -out.

Consequently, given the information provided by the City and using the Plan -based fee approach, DTA has determined that 75.08 % of the costs will be allocated to existing development and 24.92 % of the costs will be allocated to new development.

Table 50 : Art Facilities Cost Allocation Summary
Development Type EDUs Percentage
Allocated
Facility Cost
Allocation
Existing Development 39,353 75.08% $1,527,952
New Development 13,059 24.92% $507,048
Total 52,412 100.00% $2,035,000
As illustrated in Table 50 above and in Appendix A at the end of this report, the total number of EDUs calculated for both residential and non -residential development equals 52,412 (Total EDUs), with 39,353 (Existing EDUs) assigned to existing development and 13,059 (New EDUs) assigned to new development. In order to calculate the cost allocation percentage of new development shown in the table above, the number of EDUs assigned to new development is divided by the overall total number of EDUs and is illustrated with the following equation:

New EDUs/Total EDUs = 24.92 %. As shown in the table above , 24.92 % of the $2,035,000 in total facilities costs $ 507,048 . So, $ 507,048 in total Art costs would be covered by impact fees on new development.

Table 51 presented below summarizes the cost per EDU, which is generated by dividing the cost to new development of $ 507,048 by the number of projected EDUs that will be generated by new development. When accounting for the projected 13,059 EDUs in the City , the cost per EDU totals $ 39.00 as shown in the table below.

The cost per EDU of $ 39.00 was then applied to the various land uses to determine the proposed DIFs .

50 SECTION VI

CALCULATION OF FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
www.FinanceDTA.com
Table 51: Cost per EDU
Number of Projected EDUs Cost to New
Development Cost per EDU
13,059 $507,048 $39.0 0
E.4 Art Facilities Fee Calculation
Once the total future facilities cost has been determined, the maximum calculated supportable fee for each land use category can be generated. This is done by dividing the total future facility costs by the projected Art Facilities EDUs to generate a per EDU rate, which equals $ 39.0 0 per EDU as shown in Table 51 above . A s discussed in Section V, residential fees and non -residential fees are both presented on a per square foot basis, while hotels fees are per room.

The Residential Fee per Sq. Ft. was determined by first multiplying the cost per EDU of $ 39.00 by the total number of residential EDUs ( 11,812), resulting in the total amount funded from residential property of $ 458,624 . This result was then divided by the total anticipated residential square footage over the build -out period of 15,733,584 to generate the Residential Fee per square foot of $0. 03. Details of this calculation are shown in the table below and presented in detail in Appendix A.

Table 52 : Art Facilities Costs Financed by Fees Summary per Residential Land Use Category 1 Land Type EDUs per
Unit Number of Projected Units Conversion Formula Total EDUs Residential 1.00 11,812 11,812
Total Residential 11,812 a 11,812
Total cost per EDU b $39
Total Costs Financed by Fees c = a * b $458, 624
Total Residential Sq. Ft. d 15,733,584
Total cost per Residential Sq. Ft. e = c/d $0.03
Note :

1. Numbers may not sum due to rounding.

Similarly, the non -residential Fee per sq. ft. was determined by multiplying the cost per EDU of $ 39 by the total number of non -residential EDUs applicable with each land use type. The table below summarizes the non -residential Fee amounts per Room and per square foo t.

51 SECTION VI

CALCULATION OF FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
www.FinanceDTA.com
Table 53 : Art Facilities Costs Financed by Fees Summary per Non -Residential Land Use Category 1
Land Type
EDUs per
Room /1,000 Non -
Res. Sq. Ft.

Cost per EDU
Fee per
Room /1,000 Non -
Res Sq. Ft.
a x b = ax/1,000
Hotel 0.52 $39 20.05
Commercial Retail 0.60 $39 0.02
Office 0.45 $39 0.02
Institutional /Other 0.48 $39 0.02
Note :

1. Hotel Fee is calculated by multiplying the EDUs x cost per EDU.

E.5 Proposed Fees
A summary of the proposed Art fees is presented in Table s 54 and 55 below. The fees recommended within this Fee Study reflect the maximum justifiable fee level that may be imposed on new residential and non -residential development that may be imposed by the City under the state law (S.C. Code of Law 6 - 1- 910, et. seq.) Table 54 : Art DIF Costs Financed by Fees
Land Type Sq. Ft/1,000 Sq. Ft. Units/Sq. Ft. Costs Financed by Fees
Residential $0.03 11,812 $458,624
Hotels $20.05 186 $3,730
Commercial /Retail $23.46 732,576 $17,188
Office $17.32 1,493,014 $25,865
Institutional /Other $18.57 88,409 $1,642
Total $507,084
Table 55 : Art DIF Summary (Maximum Supportable Fees)
Land Use Fees
Residential (pe r Sq. Ft.) $0.03
Hotel (per room) $20.05
Commercial /Retail (per Sq. Ft. ) $0.02
Office (per Sq. Ft. ) $0.02
Institutional/Other (per Sq. Ft. ) $0.0 3

52 SECTION VI

CALCULATION OF FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
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E.6 DIF Annual Cost Escalation Recommendations
The fees recommended within this Fee Study reflect the maximum justifiable fee level that may be imposed on new residential development. As the DIFs proposed in this Fee Study are based on Future Facilities costs in 202 5 dollars, it is appropriate for the C ity to apply an annual escalator to these fee levels to account for inflation in acquisition and construction costs. DTA recommends that, after adoption, the fee should be reviewed each year and adjusted by the CCI. The recommended construction cost in dex is based on the BCI average produced by ENR.

53 SECTION VII

SUMMARY OF FEES
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
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SUMMARY OF FEES
The total proposed fee amounts to finance new development’s share of the costs of new facilities are summarized below.

Table 56 : DIF Summary (Maximum Allowable Fees)
Land Use Child Care Parks (Land) Parks
(Development)
Open
Spaces Art
Residential (Per Sq. Ft.) $0.29 $22.63 $1.39 $1.18 $0.03 Hotel (Per Room) $200.13 $20.05
Commercial/Retail (Per Sf. Ft.) $0.23 $0.02
Office (Per Sq. Ft) $0.17 $0.02
Institutional/Other (Per Sq Ft.) $0.19 $0.03
Notes :

1. Residential fees are presented on square footage of floor space to comply with AB 602; they include single -family, multi -family, and mobile homes.

2. Hotel Fees include hotels, motels, spas, and resorts, and are presented on a per -room basis.

3. Non -Residential fees are per square foot .

54 SECTION VIII

IMPLEMENTATION OF FEE

SCHEDULE
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IMPLEMENTATION OF FEE SCHEDULE
At the time the City imposes an impact fee, Government Code 66020 requires a written statement of the amount of the fee and a written notice of a 90 -day period during which the imposition of the fee can be protested. Prior to the enactment of Section 66020, a developer could not challenge the validity of fees imposed on a residential development without refusing to pay them. Under these circumstances, developers were required to pay disputed fees before they could be challenged. Section 66020 was drafted to correct that prob lem.

The various subparts of Section 66020 allow for a procedure that permits a developer to pay the fees under protest, obtain the relevant building permit, and then proceed with the project while pursuing an action to challenge the fees. If the action is successful, the fees will be refunded with interest. However, failure to protest imposition of the fee during the allowed period may deprive the fee payer of the right to any subsequent legal challenges.

Any challenges to be filed must be submitted within 90 days of enactment. The subsequent sections provide specific guidelines in implementing DIFs.

A The Collection of DIFs
According to Government Code Section 66007, any local agency that imposes any fees or charges on a residential development for the construction of public improvements or facilities shall not require the payment of those fees or charges, notwithstanding any other provision of law, unti l the date of the final inspection, or the date the Certificate of Occupancy is issued, whichever occurs first.

However, utility service fees may be collected at the time an application for utility service is received. If the residential development contains more than one dwelling, the local agency may determine whether the fees or charges shall be paid on a pro rata basis for each dwelling when (i) it receives its final inspection or Certificate of Occupancy , (ii) on a pro rata basis when a certain percentage of the dwellings have received their final inspection or Certificate of Occupancy, or (iii) on a lump sum basis when the first dwelling in the development receives its final inspection or Certificate of Occupancy , whichever of the three occur first.

An exception allows DIFs to be collected at an earlier time if they are used to reimburse the agency for expenditures previously made or for public improvements or facilities for which money has already been appropriated. If any fee or charge specified is not fully paid prior to the issuance of a building permit for construction, the local agency issuing the building permit may require the property owner, or lessee if the lessee’s interest appears of record, as a condition of issuance of the building permi t, to execute a contract to pay the fee or charge, or applicable portion.

Statutory restrictions in place for residential development at the time at which fees may be collected do not apply to non -residential development. In cases where the fees are not collected upon the issuance of building permits, Sections 6607(c)(1) and (2 ) provide that the

55 SECTION VIII

IMPLEMENTATION OF FEE

SCHEDULE
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
www.FinanceDTA.com
City may require the property owner of a non -residential development to execute a contract to pay the fee and subsequently record that contract as a lien against the property owner.

In addition, pursuant to Government Code Section 65852.2(f), ADUs are exempt from incurring impact fees from local agencies, special districts, and water corporations if such a unit is less than 750 square feet. If an ADU is 750 square feet or larger, impact fees shall be charged proportionately in relation to the square footage of the ADU to the square footage of the primary dwelling unit. Furthermore, the water capital improvem ent fee, water supply fee, and sewer capital improvement fee shall not be appli cable to any ADU created within the existing space of a single -family residence or accessory structure, including, but not limited to, a studio, pool house, or other similar structure. Please note that for the purposes of this Fee Study, future ADUs are i ncluded in the build -out projections, but some of these units may not be required to pay an impact fee. As a result, the City may not collect the full amount of costs as shown in the Needs Lists included herein.

B The Assignment and Expenditure of Fee Revenue
According to Section 66006, if a local agency requires the payment of a fee specified in connection with the approval of a development project, the local agency receiving the fee shall deposit it with the other fees for the improvement to be funded in a separate capital facilities account or fund in a manner to avoid any commingling of the fees with other revenues and funds of the local agency, except for temporary investments, and expend those fees solely for the purpose for which the fee was collec ted.

Any interest income earned in the capital facilities account or fund shall also be deposited in that account or fund and shall be expended only for the purpose for which the fee was originally collected. Common practice is to maintain separate funds or accounts for impact fee revenues by facility category (i.e. , streets, park improvements, but not for individual projects ). DTA recommends the continuation of that approach.

Common practice is to maintain separate funds or accounts for impact fee revenues by facility category (i.e. , streets, park improvements, but not for individual projects ). DTA recommends continuing that approach.

DIF revenue should not be spent on any infrastructure, property or equipment needed to mitigate an existing deficiency.

C Exemptions, Reductions , and Waivers
If a project has characteristics that indicate its impact on a particular public facility or infrastructure system will be significantly and permanently smaller than the average impact used to calculate impact fees in this study, the fees should be reduced accordingly. The City may decide to voluntarily waive or reduce the fees that would otherwise apply to a project to promote goals such as affordable housing or economic development. However, the implementation of this policy may not result in increased costs for other development projects and is allowed only if such costs are offset by other revenue sources.

56 SECTION VIII

IMPLEMENTATION OF FEE

SCHEDULE
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
www.FinanceDTA.com
D Developer Improvement Credits
If the City maintain s a policy that requires a developer, as a condition of project approval, to construct facilities for which impact fees have been or will be charged , the impact fee imposed on that development project for that type of facility must be adjusted to reflect a credit for such dedication or construction. Furthermore, the impact fee imposed on that development project for that type of facility must be adjusted to reflect a credit for the cost of the facilities or improvements constructed by t he developer. If circumstances allow a developer to dedicate land, buildings, or other valuable considerations in lieu of paying fees, the City maintains the discretion to accept or reject such offers and may negotiate the terms under which an offer would be accepted.

E Existing Development Credit
If a project involves replacement, redevelopment , or intensification of previously existing development, impact fees should be applied only to the portion of the project that represents a net increase in demand for relevant facilities, applying the measure of demand used in this study to calculate that particular fee. Since residential service demand is typically estimated based on demand per dwelling unit, an addition to a single -family dwelling unit would not normally be subject to an impact fee if it d oes not increase the number of dwelling units in the structure. In any project that results in a net increase in the number of dwelling units, the added units would normally be subjected to impact fees. A similar analysis can be applied to non -residential development using a measure of demand on which impact fees are based.

F Annual Reporting and Accounting of Fees
AB 1600 requires that both general law and charter cities account for every fee that they collect under its terms. Funds collected for each capital facility or service shall be deposited in separate accounts and not commingled with any other funds for other impact fees. While funds are accru ed for individual capital facilities, the City must keep track of each fund and provide an annual report. Section 66006 requires that for each separate account or fund established, the local agency shall , within 180 d ays after the last day of each fiscal year, make available to the public the following information for the fiscal year:

1. A brief description of the type of fee in the account or fund ;

2. The amount of the fee ;

3. The beginning and ending balance of the account or fund ;

4. The amount of the fees collected, and the interest earned ;

5. An identification of each public improvement on which fees were expended and the amount of the expenditure on each improvement, including the total percentage of the cost of the public improvement that was funded with fees ;

6. An identification of an approximate date by which the construction of the public

57 SECTION VIII

IMPLEMENTATION OF FEE

SCHEDULE
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
www.FinanceDTA.com
improvement will commence if the local agency determines that sufficient funds have been collected to complete financing on an incomplete public improvement, as identified in Paragraph (2) of Subdivision (a) of Section 66001, and the public improvement rem ains incomplete ;

7. A description of each interfund transfer or loan made from the account or fund, including the public improvement on which the transferred or loaned fees will be expended, and, in the case of an interfund loan, the date on which the loan will be repaid and the rate of interest that the account or fund will receive on the loan ; and

8. The amount of refunds made pursuant to Subdivision (e) of Section 66001 and any allocations pursuant to Subdivision (f) of Section 66001.

The City must review the information made available at the next regularly scheduled public meeting no less than 15 days after this information is made available to the public. Notice of the time and place of the meeting, including the address where this information may be reviewed, shall be mailed at least 15 days prior to the meeting to any interested party who files a written request with the local agency for mailed notice of the meeting.

G Refunding Policy
Under the Mitigation Fee Act, Govt. Code §66000 et seq., each DIF must be deposited in a separate capital facilities account and may be expended only for the purposes for which it was collected. For all unexpended fees, the agency must make findings every 5 years that:

1. Identify the purpose to which the fee will be put ;

2. Demonstrate a reasonable relationship between the unexpended balance and the purpose for which the fee was charged;

3. Ascertain the sources and funding for any as - yet-incomplete public improvements; and

4. Designate the approximate date the agency expects the funding for uncompleted improvements to be deposited in the account [§66001(d)(1) ]. The Act provides that “if the findings are not made as required by [the Act], the local agency shall refund the money in the account” to the current owners of the properties for which the fees were paid [§66001(d)(2) ].

Failure to make the findings specified in the Mitigation Fee Act requires a refund of all unexpe nd ed DIFs . When sufficient funds have been collected to complete financing of the public improvements contained in the CIP, the public agency shall identify "an approximate date by which the construction of the public improvement will be commenced" within 180 days of collect ing of the required funds (Gov. Code §66001(e) ]. Failure to comply with this requirement also mandates the return of the collected funds, a s stated above.

In addition, pursuant to Government Code Section 65852.2(f), ADUs are exempt from incurring impact fees from local agencies, special districts, and water corporations if such a

58 SECTION VIII

IMPLEMENTATION OF FEE

SCHEDULE
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
www.FinanceDTA.com
unit is less than 750 square feet. If an ADU is 750 square feet or larger, impact fees shall be charged proportionately in relation to the square footage of the ADU to the square footage of the primary dwelling unit. Furthermore, as mentioned earlier, t he water capital improvement fee , water supply fee, and sewer fee shall not be applicable to any accessory dwelling unit created within the existing space of a single -family residence or accessory structure, including, but not limited to, a studio, pool house , or other similar structure .

This report does not address, nor has DTA been asked to determine, whether any current or proposed DIFs are valid under the U.S. Constitution’s Fifth Amendment Takings Clause.

In Sheetz v. County of El Dorado (2024) ___U.S.___, the U.S. Supreme Court held that its decisions in Nollan v. California Coastal Comm’n (1987) 483 U.S. 825 and Dolan v. City of Tigard (1994) 512 U.S. 374 apply to legislatively imposed conditions on land -use permits.

However, the Supreme Court left it to the California appellate co urt on remand to address the validity of the traffic impact fee at issue in the case and determine how to apply Nollan/Dolan in this context. DTA cannot predict how courts will resolve such issues in the future and is providing no services or guarantees of any kind concerning the validity of any impact fees under the U.S. Constitution’s Fifth Amendment Takings Clause.

H Annual Update of the Capital Improvement Plan (“ CIP ”) It is common for jurisdictions to prepare a CIP in conjunction with a fee program. In fact, AB 1600 encourages the use of a CIP to assist in scheduling and implementing services and improvements funded through impact fees (Gov. Code §66002) . A good CIP establishes a schedule of improvements necessary to accommodate the projected growth. The CIP must indicate the approximate size, location, time of availability, and estimated costs of all improvements to be financed through fees [Gov. Code §66002(a) ]. In order to create a usable CIP, a municipality must have an accurate understanding of its current service baseline and its projected growth. This requires an understanding of when, where, and how growth may occur within the area . The more information collected about future growth, the more comprehensive and accurate the CIP will be. A CIP can also help a municipality determine when new public improvements or the expansion of existing public improvements are needed in relation to the timing of new development.

If the public agency adopts a CIP, it must be updated annually [Gov. Code §66002(b)]. 10 days’ published notice is provided pursuant to Government Code §65090 and is also provided to any city or county that may be significantly affected by the CIP. If a CIP is adopted and is used as a basis for identifying the use of impact fees, the CIP must be adopted and updated annually by a resolution of the governing body at a public hearing. In the absence of a CIP, an alternative is to identify improvements in ot her public documents, such as General Plans, land studies, and other documents .

59 SECTION VIII

IMPLEMENTATION OF FEE

SCHEDULE
City of San Ramon January 26.2026
DRAFT Development Impact Fee Study
www.FinanceDTA.com
I Administration Costs of Fee Implementation
The cost of implementing the DIFs is not included in the fees themselves and must be determined by the City . To recover the periodic costs of updating the fees studies, implementing the program, ongoing staff costs, managing the updates , and preparing 5- year updates, an administration fee may be added to the Fees calculated in this Fee Study.

DTA recommends that these fee expenses be handled administratively and pass the costs on to user fees charged to applicants for processing fee applications. The cal culation of the administrative cost for each fee in this study is presented in each respective fee section and in the Executive Summary .

J Indexing of DIFs
The DIFs presented in this report are based on current facility costs provided by the City and should be adjusted annually to account for inflation. The purpose of the adjustment is to account for future escalation in costs for land , equipment, vehicles, and construction.

DTA recommends that after adoption, the fee should be reviewed each year and adjusted by a reliable index such as the ENR BCI generally used as the primary basis for indexing construction costs. Ordinarily, land costs make up a significant portion of the costs covered by the fees and do not lend themselves to traditional cost indexes. As suc h, land costs should be adjusted to changes in local land prices.

K Updating the Fee Study
As stated in Section III, AB 602 was signed into law in September of 2021 by the Governor of California , and it provides new Statewide requirements for local jurisdictions seeking to impose DIFs on development projects. Among these requirements is that Nexus Studies shall be updated at least every 8 years as of January 1, 2023. However, 5 years is a good time period for Fee updates , particularly because the required 5 - Year findings (see above) can be approved at that same time. In some instances, fees ma y remain valid for a longer period of time if the City ’s land use and facility plans do not change . A dynamic , growing municipality facing significant changes in land use would do itself a disservice if it maintained the current fee structure for too long without a fee study to update the current rates.

L Administering a Fee Program
Creating and administering an impact fee program can be a labor -intensive process that requires considerable preparation and training should not be undertaken more often than necessary. A well -planned fee program can generate sufficient funds to allow the City to mitigate impacts created by future development adequately .

The Fees generated in this report are tied to specific facility improvements and cost estimates provided by the City . The fees must be expended accordingly and must be able to withstand any challenges , demonstrating that the funds have been properly directed in accordance with the proper AB 1600 guidelines.

APPENDIX A
City of San Ramon
DRAFT Development Impact Fee Justification Study

FEE DERIVATION

WORKSHEETS

Existing DU Calculation
Service Factor (Residents and Employees)
[a] [b]
[c] = [a] +
50% x [b]
[d] = [c] /[f], or
[d] = [c] / ([f] / 1,000) [e] = [d] / 3.52 [f] [g] = [e] x [f] Hotel Guests Persons Served per Unit/ EDUs per Unit/ Number of Units/ Number of Number of Number of per Room/ per Room/ Number of Rooms/ Total Land Use Type Residents [1] Employees [2] Persons Served [3] per 1,000 Non-Res. SF per 1,000 Non-Res. SF Non-Res. SF Number of EDUs Residential 83,391 0 83,391 2.61 1.00 31,904 31,904
Hotel 688 1,721 1,548 1.35 0.52 1,147 592
Commercial / Retail 0 11,479 5,740 1.58 0.60 3,633,936 2,196 Office 0 23,000 11,500 1.17 0.45 9,860,722 4,400
Industrial 0 0 0 0.00 0.00 0 0
Institutional / Other 0 1,362 681 1.25 0.48 544,779 261 Total 84,079 37,562 102,860 NA NA NA 39,353
Projected New DU Calculation
Service Factor (Future Residents and Employees)
Residents per Unit/
Hotel Guests Persons Served per Room/ EDUs per Unit/ Number of Units/ Number of Number of Number of Persons Served per per Room/ Number of Rooms/ Total Land Use Type Residents Employees Persons Served 1,000 Non-Res. SF per 1,000 Non-Res. SF Non-Res. SF [4] Number of EDUs Residential 30,874 0 30,874 2.61 1.00 11,812 11,812
Hotel 112 279 251 1.35 0.52 186 96
Commercial / Retail 0 2,241 1,157 1.58 0.60 732,576 443 Office 0 3,482 1,741 1.17 0.45 1,493,014 666
Industrial 0 0 0 0.00 0.00 0 0
Institutional / Other 0 221 111 1.25 0.48 88,409 42
Total 30,986 6,223 34,134 NA NA NA 13,059
Buildout DU Calculation
Service Factor (Future Residents and Employees)
Residents per Unit/
Hotel Guests Persons Served per Room/ EDUs per Unit/ Number of Units/ Number of Number of Number of Persons Served per per Room/ Number of Rooms/ Total Land Use Type Residents Employees Persons Served 1,000 Non-Res. SF per 1,000 Non-Res. SF Non-Res. SF Number of EDUs Residential 114,265 0 114,265 2.61 1.00 43,716 43,716
Hotel 800 2,000 1,800 1.35 0.52 1,333 688
Commercial / Retail 0 13,720 6,897 1.58 0.60 4,366,512 2,639 Office 0 26,482 13,241 1.17 0.45 11,353,735 5,066
Industrial 0 0 0 0.00 0.00 0 0
Institutional / Other 0 1,583 792 1.25 0.48 633,188 303 Total 115,065 43,785 136,994 NA NA NA 52,412
[1] Source: California Department of Finance, E-5 City/County Population and Housing Estimates (1/1/25).

San Ramon 2040 General Plan
Hotel guests based on a 60% occupancy rate for the existing hotel rooms in the City. [2] Source: Nielsen Companies, EmploymentProfiles | Employment by NAICS Codes (2025). [3] Persons served equals residents, plus 50% of employees. [4] Residential and non-residential projections based on San Ramon 2040 General Plan APPENDIX A-1

SAN RAMON, CALIFORNIA
EQUIVALENT DWELLING UNIT ("EDU") ASSUMPTIONS - CHILD CARE - ART

Existing DU Calculation
Service Factor (Residents and Employees)
[a] [b] = [a] [c] = [b] /[e] [d] = [c] / 3.50 [e] [f] = [d] x [e] Persons Served per Unit/ EDUs per Unit/ Number of Units/ Number of Number of per Room/ per Room/ Number of Rooms/ Total Land Use Type Residents [1] Persons Served [2] per 1,000 Non-Res. SF per 1,000 Non-Res. SF Non-Res. SF Number of EDUs Residential 83,391 83,391 2.61 1.00 31,904 31,904
Total 83,391 83,391 NA NA NA 31,904
Projected New DU Calculation
Service Factor (Future Residents and Employees)
Residents per Unit/
Persons Served per Room/ EDUs per Unit/ Number of Units/ Number of Number of Persons Served per per Room/ Number of Rooms/ Total Land Use Type Residents Persons Served 1,000 Non-Res. SF per 1,000 Non-Res. SF Non-Res. SF [3] Number of EDUs Residential 30,874 30,874 2.61 1.00 11,812 11,812
Total 30,874 30,874 NA NA NA 11,812
Buildout DU Calculation
Service Factor (Future Residents and Employees)
Residents per Unit/
Persons Served per Room/ EDUs per Unit/ Number of Units/ Number of Number of Persons Served per per Room/ Number of Rooms/ Total Land Use Type Residents Persons Served 1,000 Non-Res. SF per 1,000 Non-Res. SF Non-Res. SF Number of EDUs Residential 114,265 114,265 2.61 1.00 43,716 43,716
Total 114,265 114,265 NA NA NA 43,716
[1] Source: California Department of Finance, E-5 City/County Population and Housing Estimates (1/1/25).

San Ramon 2040 General Plan
Hotel guests based on a 60% occupancy rate for the existing hotel rooms in the City. [2] Source: Nielsen Companies, EmploymentProfiles | Employment by NAICS Codes (2025). [3] Residential projections based on San Ramon 2040 General Plan APPENDIX A-1

SAN RAMON, CALIFORNIA
EQUIVALENT DWELLING UNIT ("EDU") ASSUMPTIONS - PARK LAND - PARK and RECREATION

I. Inventory of Existing City Administration Facilities Facility Facility Units Quantity
Buildings Square Feet 23,322
Land Acres -
Vehicles Vehicle -
Equipment Integrated Unit 1
II. Existing Facility Standard [a] [b] [c] = [a] / ([b] / 1,000) Existing Facility Units per
Facility Type [3] Facility Units Quantity EDUs 1,000 EDUs Buildings Square Feet 23,322 39,353 593
Land Acres 0.0 39,353 0.000
Vehicles Vehicle 0 39,353 0.000
Equipment Integrated Unit 1 39,353 0.025
III. Future Facility Standard [a] [b] [c] = [a] x [b]
Facility Units Future Facilities Units Funded
Facility Type Facility Units per 1,000 EDUs EDUs by New Development Buildings Square Feet 593 13,059 7,739
Land Acres 0.000 13,059 -
Vehicles Vehicle 0.000 13,059 -
Equipment Integrated Unit 0.025 13,059 0.332
VI. City Administration Summary Cost Data [a] [b] [c] = [a] x [b] [d] = [c] / 13059 Facility Units Funded Total Facility Cost for Cost
Facility Type Facility Units by Future Development Cost Per Unit Future Development per EDU Buildings Square Feet 7,739 $700 $5,417,602 $414.85
Land Acres - $0 $0 $0.00
Vehicles Vehicle - $0 $0 $0.00
Equipment Integrated Unit 0.332 $41,545 $13,787 $1.06
Offsetting Revenue $371,308 $28.43
Total NA NA $5,060,081 $387
V. City Administration Residential Fee Calculation
Land Use Type EDUs per Unit No. of Projected Units Total EDUs Residential 1.00 11,812 11,812
[a] 11,812
[b] $387
[c] = [a] x [b] $4,576,830
[d] 15,733,584
[e] = [c] / [d] $0.29
VI. City Administration Non-Residential Fee Calculation EDU's per Room/ Fee per Room / Rooms / Costs Financed
Land Type 1,000 Non-Res. Sq. Ft.per 1,000 Non-Res Sq. Ft. Non-Res. Sq. Ft. by Fees [a] [b] = [a] x 387 [c] [d] = ([c] / 1,000) x [b]
Hotel 0.52 $200 186 $37,224
Commercial Retail 0.60 $234 732,576 $171,523
Office 0.45 $173 1,493,014 $258,122
Institutional / Other 0.48 $185 88,409 $16,383
Total NA NA NA $483,251
VII. City Administration Fee Calculation Summary
Res. Fee per Sq. Ft./
per Room / Projected Res. Sq. Ft./ Costs Financed
Land Type per 1,000 Non‑Res Sq. Ft. Rooms/Non-Res. Sq. Ft. by Fees Residential $0.29 15,733,584 $4,576,830
Hotel $200 186 $37,224
Commercial Retail $234 732,576 $171,523
Office $173 1,493,014 $258,122
Institutional / Other $185 88,409 $16,383
Total NA NA $5,060,081
VII Land Use Fees
Residential (Per Sq. Ft.) $0.29
Hotel (Per Room) $200
Commercial Retail (Per Sq. Ft.) $0.23
Office (Per Sq. Ft.) $0.17
Institutional / Other (Per Sq. Ft.) $0.19
Total Residential Sq. Ft.

Total Fee per Residential Sq. Ft.

APPENDIX A-1

SAN RAMON, CALIFORNIA

CHILD CARE FEE CALCULATION
Total Residential EDUs
Total cost per EDU
Total Fees

I. Inventory of Existing Park Facilities
Facility Facility Units Quantity
Parks Acres 418.86
II. Existing Facility Standard [a] [b] [c] = [a] / ([b] / 1,000) Existing Facility Units per
Facility Type Facility Units Quantity EDUs 1,000 EDUs
Parks Acres 418.86 31,904 13.129
III. Targeted Standard [a] [b] [c] = [a] x [b]
Acres per Residents per Facility Units per
Facility Type 1,000 Residents EDU 1,000 EDUs
Parks 4.91 2.61 12.834
IV. Future Facility Standard [a] [b] [c] = [a] x [b]
Facility Units Future Facilities Units Funded
Facility Type Facility Units per 1,000 EDUs * EDUs by New Development Parks Acres 12.834 11,812 151.591
* Utilizing Targeted Standard per City's General Plan.

V. Summary Cost Data [a] [b] [c] = [a] x [b] [d] = [c] / 11812 Facility Units Funded Total Facility Cost for Cost
Facility Type Facility Units by Future Development Cost Per Unit Future Development per EDU Parks Acres 151.591 $2,365,619 $358,607,367 $30,360
Offsetting Revenue $2,526,443 $214
Total $356,080,924 $30,146
VI. Residential Fee Calculation
Land Type EDUs per Unit No. of Projected Units TOTAL EDUs Residential 1.00 11,812 11,812
[a] 11,812
[b] $30,146
[c] = [a] x [b] $356,080,924
[d] 15,733,584
[e] = [c] / [d] $22.63
VII. Fee Calculation Summary
Res. Fee per Sq. Ft./
per Room / Projected Res. Sq. Ft./ Costs Financed
Land Type per 1,000 Non‑Res Sq. Ft. Rooms/Non-Res. Sq. Ft. by Fees Residential $22.63 15,733,584 $356,080,924
Total NA NA $356,080,924
VIII Land Use Fees
Residential (per Sq. Ft) $22.63
Total Residential Sq. Ft.

Total Fee per Residential Sq. Ft.

APPENDIX A-1

SAN RAMON, CALIFORNIA

PARKS LAND FEE
Total Residential
Total cost per EDU
Total Fees

I. Inventory of Existing Park Facilities
Facility Facility Units Quantity
Parks Acres 418.86
II. Existing Facility Standard [a] [b] [c] = [a] / ([b] / 1,000) Existing Facility Units per
Facility Type Facility Units Quantity EDUs 1,000 EDUs
Parks Acres 418.86 31,904 13.129
III. Targeted Standard [a] [b] [c] = [a] x [b]
Acres per Residents per Facility Units per
Facility Type 1,000 Residents EDU 1,000 EDUs
Parks 4.91 2.61 12.834
IV. Future Facility Standard [a] [b] [c] = [a] x [b]
Facility Units Future Facilities Units Funded
Facility Type Facility Units per 1,000 EDUs * EDUs by New Development Parks Acres 12.834 11,812 151.591
* Utilizing Targeted Standard per City's General Plan.

V. Summary Cost Data [a] [b] [c] = [a] x [b] [d] = [c] / 11812 Facility Units Funded Total Facility Cost for Cost
Facility Type Facility Units by Future Development Cost Per Unit Future Development per EDU Parks Acres 151.591 $148,818 $22,559,451 $1,910
Offsetting Revenue $737,678 $62
Total $21,821,773 $1,847
VI. Residential Fee Calculation
Land Type EDUs per Unit No. of Projected Units TOTAL EDUs Residential 1.00 11,812 11,812
[a] 11,812
[b] $1,847
[c] = [a] x [b] $21,821,773
[d] 15,733,584
[e] = [c] / [d] $1.39
VII. Fee Calculation Summary
Res. Fee per Sq. Ft./
per Room / Projected Res. Sq. Ft./ Costs Financed
Land Type per 1,000 Non‑Res Sq. Ft. Rooms/Non-Res. Sq. Ft. by Fees Residential $1.39 15,733,584 $21,821,773
Total NA NA $21,821,773
Land Use Fees
Residential (per Sq. Ft.) $1.39
Total Residential Sq. Ft.

Total Fee per Residential Sq. Ft.

APPENDIX A-1

SAN RAMON, CALIFORNIA

PARKS DEVELOPMENT
Total Residential
Total cost per EDU
Total Fees

Table 1
Service Population Residents Service Population
Existing (2024) 83,391 83,391
New Development (2025 - 2040) 30,874 30,874
Total 2025 114,265 114,265
Table 2
Average Household Size Assumption
All Residential 2.61
Table 3
Assumptions
Current Preserved open Space (acres) 4,285
Current Population 83,391
Open Space Acres per Resident 0.05
Land Cost (per acre) $12,259
Table 4
Open Space Acreage to Serve New Residents
New Residents (2025 - 2040) 30,874
Current Open Space acres per Resident 0.05
Additional Open Space to serve new Residents 1543.70
Land Acquisition Cost per Acre $12,259
Total Open Space Investment Required New Residents $18,924,218 Cost per new Resident $613
Table 5
Category Acres Cost Per Acre Facility Costs
[a] [b] c = [a] x [b]
Open Space 1544 $12,259 $18,924,218
Offsetting Revenues [d] $313,538
Total [e] = [c] - [d] $18,610,680
No. of Projected Square Feet [f] 15,733,584
Cost Per Square Feet [g] = [e] / [f] $1.18
Table 6
Land Use Fees
Residential (per Sq. Ft.) $1.18
APPENDIX A-1

SAN RAMON, CALIFORNIA

OPEN SPACE

I. Existing EDU Calculation
Residents per Unit/
Number of Persons Served per EDUs per Unit/ Number of Units/ Total Land Use Type Persons Served 1,000 Non-Res. SF per 1,000 Non-Res. SF Non-Res. SF Number of EDUs Residential 83,391 2.61 1.00 31,904 31,904
Hotels 1,548 1.35 0.52 1,147 592
Commercial Retail 5,740 1.58 0.60 3,633,936 2,196
Office 11,500 1.17 0.45 9,860,722 4,400
Institutional / Other 681 1.25 0.48 544,779 261
Total 102,860 39,353
II. Projected EDU Calculation
Residents per Unit/
Number of Persons Served per EDUs per Unit/ Number of Units/ Total Land Use Type Persons Served 1,000 Non-Res. SF per 1,000 Non-Res. SF Non-Res. SF Number of EDUs Residential 30,874 2.61 1.00 11,812 11,812
Hotels 251 1.35 0.52 186 96
Commercial Retail 1,157 1.58 0.60 732,576 443
Office 1,741 1.17 0.45 1,493,014 666
Institutional / Other 111 1.25 0.48 88,409 42
Total 34,134 13,059
III.Art Facilties Facilities Costs
Facility Facility Cost
Art Facilities 2,035,000 $
Offsetting Revenues - $
Total Facilities Cost 2,035,000 $
IV. Allocation of New Development to New and Existing Facilities Development EDU's Percentage of Cost
Allocated
Percentage of Cost
Allocated
Existing Development 39,353 75.08% 1,527,952 $
New Development 13,059 24.92% 507,048 $
100.00% 2,035,000 52,412 $
`
V. Allocation of New Development
Facility
Number of
Projected EDUs Cost to New Development Cost per EDU
Municipal Facilities 13,059 507,048 $ 39 $
VI. Developer Fee per Unit Will not show in Appendix
Land Use Type EDU's per Unit Fee Per Unit Units/ Sq. Ft. Costs Financed by DIF Residential 1.00 $39 11,812 $458,624
Hotels 0.52 $20 186 $3,730
Commercial Retail 0.60 $23 732,576 $17,188
Office 0.45 $17 1,493,014 $25,865
Institutional / Other 0.48 $19 88,409 $1,642
Total $507,048
VI. Calculated Fee
Land Use Type Sq. Ft/ 1,000 Sq. Ft. Units/ Sq. Ft. Costs Financed by DIF
Residential $0.03 11,812 $458,624
Hotels $20.05 186 $3,730
Commercial Retail $23.46 732,576 $17,188
Office $17.32 1,493,014 $25,865
Institutional / Other $18.57 88,409 $1,642
Total $507,048
VI. Calculated Fee per Sq. Ft.

Land Use Fees
Residential (per Sq. Ft.) $0.03
Hotel (per room) $20.05
Commercial Retail (per Sq. Ft.) $0.02
Office (Per Sq. Ft.) $0.02
Institutional / Other (per Sq. Ft.) $0.02

APPENDIX A

SAN RAMON, CALIFORNIA

ART FEE CALCULATION

APPENDIX B
City of Ramon
DRAFT Development Impact Fee Justification Study

INVENTORY AND

FACILITIES NEEDS
LIST

APPENDIX B-1

SAN RAMON, CALIFORNIA

CHILD CARE FEE
Buildings Address (Sq. Ft.) Unit Cost / Sq. Ft. Value
Pine Valley Teen Center (school district land) 3000 Pine Valley Rd. 500 $700 $350,000 Iron Horse Teen Center (SD Land 12601 Alcosta Blvd. 413 $700 $289,100 Dougherty Station Community Arts Center 805 $700 $563,500 San Ramon Community Center 12501 Alcosta Blvd. 540 $700 $378,000 Elementary School Child Care (11 schools) [1] 21,064 $700 $14,744,950 23,322 $16,325,550
Land Address (Acres) Cost / Acre Value

0.00 Childcare Equipment & Property Total Cost
24 cu. Ft Refrigerator/Freezer (1), Microwave (1), Electric Grill (1) $1,200.00 Iron Horse Teen Center
50" TV (1), Blu Ray Player (1) and JBL Bluetooth speakers (2), TV mount (1) $650.00 Iron Horse Teen Center
Mobile Folding Versatile Storage container - Clam 3 Shelf (1) $750.00 Iron Horse Teen Center High Back Bean Bag Chairs Jumbo Size (8) ($100/ea) $800.00 Iron Horse Teen Center Mitylite 6ft Foldable Banquet Tables (6) ($200/ea) $1,200.00 Iron Horse Teen Center MB Furniture 3 Seater Black Sofa (1) $1,400.00 Iron Horse Teen Center MityLite Black Swift Set Chairs (23) ($75/ea) $1,725.00 Iron Horse Teen Center Area Rug 5x7 (2) and Floor Mats 3x6 (1) $250.00 Iron Horse Teen Center Portable Metal Storgage Cabinets 48" (3) ($650/ea) $1,950.00 Iron Horse Teen Center Laptops (4) and accessories - USB cables $1,200.00 Iron Horse Teen Center Printer $250.00 Iron Horse Teen Center
Art Supplies - paint, glue, markers, pipe cleaners,
clay,iron,etc… $400.00 Iron Horse Teen Center
Office Supplies - Extension Cords, whiteboard, pens,
scissors pencils, stapler, paper,etc… $300.00 Iron Horse Teen Center Sports supplies - dodgeball, tennis racquets, kickball, basketball , volleyball, etc… $400.00 Iron Horse Teen Center Books - Classroom textbooks and reading books $250.00 Iron Horse Teen Center Games and accessories- Cards, board games, Wii system
and games, etc… $600.00 Iron Horse Teen Center
Cleaning Supplies - i.e. hand sanitizer, cleaning
wipes,swifer, commercial vaccuum(1) and garbage cans $900.00 Iron Horse Teen Center Plastic Storage Bins (8) $160.00 Iron Horse Teen Center First Aid supplies- Band Aid and ice packs and Fire
Extingusher (1) $75.00 Iron Horse Teen Center
Portable Walkie Talkies (4) $200.00 Iron Horse Teen Center TV stand with 2 shelf $75.00 Iron Horse Teen Center
Indoor/Outdoor 27" pillow (set of 4) $350.00 Iron Horse Teen Center Wall Mounted Dry Erase Board 36"x 60" $160.00 Iron Horse Teen Center Apple Ipad and accessories… Case, screen protector $500.00 Iron Horse Teen Center Samsung Cellphone and accessories: Case $400.00 Iron Horse Teen Center 24 cu ft Refrigerator/Freezer (1), Microwave (1), Electric Grill (1) $1,200.00 Pine Valley Teen Center
50" TV (1), Blu Ray Player (1) and Bluetooth Speakers(1) $600.00 Pine Valley Teen Center Mobile Folding Versatile Storage container- Clam 3 Shelf (2) ($750/ea) $1,500.00 Pine Valley Teen Center
High Back Bean Bag Chairs Jumbo Size (3) ($100/ea) $300.00 Pine Valley Teen Center Mitylite 6ft Foldable Banquet Tables (6) ($200/ea) $1,200.00 Pine Valley Teen Center MB Furniture Black Love Seat (1) $1,000.00 Pine Valley Teen Center MB Furniture 3 Seater Black Sofa (1) $1,400.00 Pine Valley Teen Center MityLite Black Swift Set Chairs (20) ($75/ea) $1,500.00 Pine Valley Teen Center Office Supplies - Extension Cords, portable whiteboard, pens, pencils,paper,etc… $350.00 Pine Valley Teen Center Projector and Cloth Screen $350.00 Pine Valley Teen Center 4 Shelf wood garage cabinets 65" (2) ($200/ea) $400.00 Pine Valley Teen Center Wooden 5 shelf bookcase (2) ($75/ea) $150.00 Pine Valley Teen Center Walkie Talkies (4) $200.00 Pine Valley Teen Center
Games and accessories- Cards, board games, Wii system
and games, etc… $500.00 Pine Valley Teen Center
TV stand with 2 shelf $100.00 Pine Valley Teen Center

Parks and Buildings Address Type (Acres )
PCS
Recommended
Acres* (Cost / Acre ) Value
Athan Downs Montevido Drive & Davona Drive Community 20.00 20.00 $2,365,619 $47,312,382 Sunrise Ridge Park 7500 Faria Preserve ParkwayCommunity 12.00 12.70 $2,365,619 $30,043,362 Central Park / San Ramon Community Center 12501 Alcosta Blvd Community / Facility 40.80 45.00 $2,365,619 $106,452,859 Rancho San Ramon Community Park / Amador Rancho Center 1998 Rancho Park Loop Road Community / Facility 22.89 22.89 $2,365,619 $54,149,021 Memorial & Dog Park Bollinger Canyon Road / San Ramon Valley Blvd. Community / Speciality Park 16.30 16.00 $2,365,619 $37,849,905 City Walk Lakes 22.50 22.50 $2,365,619 $53,226,429
Dougherty Station Community Arts Center/Front Row Theater 17011 Bollinger Canyon Road Facility / Specialized Rec Area 1.78 $2,365,619 $4,210,802 Amarante Park Rowan Drive / Gatekeeper Road Neighborhood 2.32 2.32 $2,365,619 $5,488,236 Arlington Park 3735 Knights Bridge Way Neighborhood 4.10 4.10 $2,365,619 $9,699,038 Bellingham Square Park 1281 Bellingham Square Neighborhood 4.00 4.06 $2,365,619 $9,604,413 Boone Acres Davona Drive at Pine Valley Road Neighborhood 6.00 5.47 $2,365,619 $12,939,936 Centennial Park Westside Drive Neighborhood 5.25 5.25 $2,365,619 $12,419,500 Compass Point Park 545 Balmoral Court Neighborhood 1.40 1.40 $2,365,619 $3,311,867 Country Faire Park Montevido Drive & Alcosta Blvd Neighborhood 0.18 0.25 $2,365,619 $591,405 Coyote Crossing 3495 Rosincress Dr. Neighborhood 11.73 11.73 $2,365,619 $27,748,712 Creekside Park 1343 S. Wedgewood Road Neighborhood 5.97 5.97 $2,365,619 $14,122,746 East Branch Park 2704 Pipers Brook Ct. Neighborhood 5.07 5.07 $2,365,619 $11,993,689 Fire Truck Park 2070 Arlington Way Neighborhood 1.10 1.15 $2,365,619 $2,720,462 Hidden Crest Park Asterbell Dr. Neighborhood 2.34 2.07 $2,365,619 $4,896,832 Hidden Valley Park 10907 Albion Rd. Neighborhood 4.00 4.54 $2,365,619 $10,739,911 Hummingbird Playground Goldenbay Ave/Bayberry View Lane Neighborhood 0.40 0.50 $2,365,619 $1,182,810 Inverness Park Broadmoor Dr./Ascot Dr. Neighborhood 5.83 5.83 $2,365,619 $13,791,559 Limerick Park 2833 Bethany Rd. Neighborhood 2.76 2.76 $2,365,619 $6,529,109 Mill Creek Hollow 2100 Deerwood Dr. Neighborhood 4.00 3.52 $2,365,619 $8,326,979 Monarch Park 8502 N. Monarch Rd. Neighborhood 6.34 6.34 $2,365,619 $14,998,025 Mosaic Park Cypress Rd. Neighborhood 1.61 1.61 $2,365,619 $3,808,647 Old Ranch Park 1000 Vista Monte Dr. Neighborhood 6.73 6.73 $2,365,619 $15,920,616 Piccadilly Square 2503 Piccadilly Circle Neighborhood 4.14 4.14 $2,365,619 $9,793,663 Ramona Park 6330 Murdock Way Neighborhood 4.08 4.08 $2,365,619 $9,651,726 Red Willow Park 190 Red Willow Rd. Neighborhood 4.94 4.94 $2,365,619 $11,686,158 Richard Fahey Village Green Park 9540 Village Pkwy. Neighborhood 4.35 4.35 $2,365,619 $10,290,443 Sherwood Park 5389 Sherwood Way Neighborhood 1.49 1.49 $2,365,619 $3,524,772 Six Pillars Park 12219 Windemere Pkwy. Neighborhood 2.74 2.74 $2,365,619 $6,481,796 Souyen Park 1548 Watermill Rd. Neighborhood 2.40 2.40 $2,365,619 $5,677,486 Valley View Park Monarch Rd./Star Jasmine Dr. Neighborhood 10.01 10.01 $2,365,619 $23,679,847 Windy Hills Park Ustilago Dr. Neighborhood 1.36 1.36 $2,365,619 $3,217,242 Alcosta Senior & Community Center Park & Gardens 9300 Alcosta Blvd Specialized Rec Area / Facility 6.25 7.83 $2,365,619 $18,522,797 Bark & Ride Park Stoneleaf Road at Bollinger Canyon Road Specialty Park 6.88 6.68 $2,365,619 $15,802,335 Crow Canyon Gardens 1.5 Park Place Specialty Park 7.46 9.66 $2,365,619 $22,851,880 Del Mar Dog Park Del Mar Dr./ Pine Valley Rd.Specialty Park 1.21 1.21 $2,365,619 $2,862,399 Forest Home Farms Historic Park 19953 San Ramon Valley Blvd. Specialty Park 14.50 $2,365,619 $34,301,477 San Ramon Sports Park 5261 Sherwood Way Specialty Park 14.80 14.80 $2,365,619 $35,011,162 Summit View Trail Park Old Ranch Rd. Specialty Park 13.49 13.49 $2,365,619 $31,912,201 Tassajara Ridge Staging Area Windemere Pkwy. Specialty Park 1.03 1.03 $2,365,619 $2,436,588 Sub-total Acres 302.25 326.25
Joint Use Facilties (Available for Use after School Hours/ **Can be used during school hours) **California High School Tennis Courts & Track 9900 Broadmoor Drive School Park / Specialized Rec Area 5.00 7.00 $2,365,619 $16,559,334 Bollinger Canyon Elementary School Park 2300 Talavera Drive School Park 4.50 3.36 $2,365,619 $7,948,480 Bella Vista Elementary School Park 1050 Trumpet Vine Lane School Park 7.40 2.61 $2,365,619 $6,174,266 Country Club School Park 7534 Blue Fox Way School Park 7.11 7.11 $2,365,619 $16,819,552 Coyote Creek School Park 8700 N. Gale Ridge Dr. School Park 5.25 5.25 $2,365,619 $12,419,500 **Dougherty Valley High School Tennis Courts 10550 Albion Rd. School Park / Specialized Rec Area 2.95 1.32 $2,365,619 $3,122,617 Gale Ranch Middle School Park 6400 Main Branch Rd. School Park 15.00 6.52 $2,365,619 $15,423,836 Golden View Elementary School Parl 5025 Canyon Crest Dr. School Park 4.00 4.96 $2,365,619 $11,733,471 Hidden Hills Elementary School Park 12995 Harcourt Way School Park 2.96 2.96 $2,365,619 $7,002,232 Iron Horse Middle School Park / Community Gym 12601 Alcosta Blvd School Park / Specialized Rec Area 10.00 0.85 $2,365,619 $2,010,776 Live Oak Elementary School Park 551 Sherwood Way School Park 1.50 1.50 $2,365,619 $3,548,429 Montevideo Elementary School Park 13000 Broadmoor Dr. School Park 3.68 3.68 $2,365,619 $8,705,478 Neil Armstrong Elementary School Park 2849 Calais Dr. School Park 4.17 4.17 $2,365,619 $9,864,632 Pine Valley Midle School Park/Community Gym 3000 Pine Valley Rd. School Park / Specialized Rec Area 9.35 9.35 $2,365,619 $22,118,538 Quail Run Elementary School Park 400 Goldenbay Ave. School Park 6.49 6.49 $2,365,619 $15,352,868 Twin Creeks Elementary School Park 2785 Marsh Dr. School Park 3.66 3.66 $2,365,619 $8,658,166 Walt Disney Elementary School Park 3250 Pine Valley Rd. School Park 4.72 4.72 $2,365,619 $11,165,722 Windemere Ranch School Park 11611 East Branch Pkwy. School Park 9.00 9.00 $2,365,619 $21,290,572 **San Ramon Olympic Pool & Aquatic Center 9900 Broadmoor Drive School Park / Specialized Rec Area 6.00 $2,365,619 $14,193,715 **Dougherty Valley Aquatic Center 10550 Albion Rd. School Park / Specialized Rec Area 2.10 $2,365,619 $4,967,800 Sub-total Acres 106.74 92.61 $990,863,210
Total Park Acres 418.86
Vehicles
Make Model Year Replacement Cost
GMC SIERRA 1500 2011 $67,531
CHEVROLET COLORADO 2021 $43,744
CHEVROLET SILVERADO 2500HD 2023 $102,504
FORD F450 2007 $78,487
FORD F250 2017 $78,286
GMC 2500 2021 $93,478
FORD F550 2017 $154,847
FORD F650 2016 $175,864
APPENDIX B-1

SAN RAMON, CALIFORNIA
PARKS

GMC SIERRA 2500HD 2018 $83,054
GMC SIERRA 2500HD 2018 $80,635
GMC SIERRA 2500HD 2018 $80,635
CHEVROLET 2500 2020 $90,755
GMC 1500 2022 $96,881
CHEVROLET 2500 2020 $90,755
CHEVROLET 2500 2020 $88,112
GMC C4500 2008 $97,620
CHEVROLET COLORADO 2021 $57,721
CHEVROLET COLORADO 2021 $59,453
CHEVROLET 1500 2022 $101,504
FORD F450 2000 $120,000
GMC C4500 2009 $106,927
GMC SIERRA 1500 2011 $51,984
CHEVROLET 1500 2022 $102,024
GMC SIERRA 2500HD 2013 $67,531
GMC SIERRA 2500HD 2013 $67,531
CHEVROLET SILVERADO 2500HD 2014 $73,792
CHEVROLET SILVERADO 2500HD 2014 $69,556
CHEVROLET SILVERADO 2500HD 2014 $71,643
CHEVROLET SILVERADO 2500HD 2014 $69,556
FORD F150 XL 2014 $41,250
FORD F150 XL 2014 $71,643
FORD F150 XL 2014 $69,556
FORD F150 XL 2014 $69,556
FORD F150 XL 2014 $71,643
FORD F250 XL 2015 $71,643
FORD F250 XL 2015 $71,643
FORD TRANSIT 150 2017 $55,289
FORD F350 2013 $143,286
FORD F450 2013 $162,298
39 Total $3,350,217
Propert and Equipment
Parks Units Cost per Unit Total costs
Alcosta Senior & Community Center Park & Gardens
Picnic Tables 12 $4,000 $48,000
BBQ 3 $700 $2,100
Bocce Ball 3 $75,000 $225,000
Restrooms 3 $150,000 $450,000
Horseshoe pits $0
Gazebo 1 $25,000 $25,000
Community Gardens 1 $0
Shuffle Puck $0
Gazebo / Shade / Structure 1 $25,000 $25,000
Parking 39 $10,000 $390,000
Amarante Park
Benches 4 $750 $3,000
Parking ( Assume 50 spaces ) 11 $10,000 $110,000
Arlington Park
Picnic Tables 15 $4,000 $60,000
BBQ 2 $700 $1,400
Baseball / Soft Ball Fields 1 $150,000 $150,000
Soccer Fields 1 $150,000 $150,000
Restrooms 1 $150,000 $150,000
Play Ground 1 $75,000 $75,000
Parking (Assumes 5 spaces per acre) 21 $10,000 $210,000 Athan Downs
Picnic Tables 21 $4,000 $84,000
BBQ 3 $700 $2,100
Soccer Fields 4 $150,000 $600,000
Lighted Tennis Courts 4 $150,000 $600,000
Sand Volleyball Court 1 $100,000 $100,000
Restrooms 1 $150,000 $150,000
Basket Ball Court (Half) 1 $90,000 $90,000
Parking 100 $10,000 $1,000,000
Bark and Ride
Small Dog Enclosure 1 $350,000 $350,000
Large Dog Enclosre 1 $500,000 $500,000
Water Stations 1 $150,000 $150,000
Parking 33 $10,000 $330,000
Bella Vista Elementary School
Basket Ball Court (Half) 1 $90,000 $90,000
Baseball / Soft Ball Fields 1 $150,000 $150,000
Soccer Fields 1 $150,000 $150,000
Restrooms 2 $150,000 $300,000
Play Ground 1 $75,000 $75,000
Parking ( Assume 50 spaces ) 13 $10,000 $130,000
$0
Bellingham Square Park $0
Picnic Tables 6 $4,000 $24,000

BBQ 1 $700 $700
Sand Volleyball Court 1 $100,000 $100,000
Restroom 1 $150,000 $150,000
Playground 1 $75,000 $75,000
Gazebo / Shade / Structure 1 $25,000 $25,000
Parking ( Assume 50 spaces ) 20 $10,000 $200,000
Bollinger Canyon Elementary School
Baseball / Soft Ball Fields 2 $150,000 $300,000
Soccer Fields 2 $150,000 $300,000
Playground 1 $75,000 $75,000
Parking ( Assume 50 spaces ) 17 $10,000 $170,000
Boone Acres
Picnic Tables 5 $4,000 $20,000
BBQ 5 $700 $3,500
Sand Volleyball Court 1 $100,000 $100,000
Restroom 1 $150,000 $150,000
Parking ( Assume 50 spaces ) 27 $10,000 $270,000
California High School Tennis Courts & Track
Lighted Tennis Courts 3 $150,000 $450,000
Tennis Courts 3 $100,000 $300,000
Parking ( Assume 50 spaces ) 35 $10,000 $350,000
Centennial Park
Picnic Tables 9 $4,000 $36,000
BBQ 5 $700 $3,500
Restrooms 1 $150,000 $150,000
Playground 1 $0
Parking ( Assume 50 spaces ) 26 $10,000 $260,000
$0
Central Park $0
Picnic Tables 21 $4,000 $84,000
BBQ 7 $700 $4,900
Baseball / Soft Ball Fields 5 $150,000 $750,000
Soccer Fields 5 $150,000 $750,000
Lighted Tennis Courts 2 $150,000 $300,000
Pickleball Courts 4 $100,000 $400,000
Sand Volleyball Court 2 $75,000 $150,000
Basket Ball Court (Half) 1 $90,000 $90,000
Parking ( Assume 50 spaces ) 225 $10,000 $2,250,000
Compass Point Park
Picnic Tables 3 $4,000 $12,000
BBQ 1 $700 $700
Playground 1 $75,000 $75,000
Parking ( Assume 50 spaces ) 7 $10,000 $70,000
Country Club School Park
Picnic Tables 5 $4,000 $20,000
Baseball / Soft Ball Fields 5 $150,000 $750,000
Soccer Fields 1 $150,000 $150,000
Volleyball Courts (Hard Surface) 2 $100,000 $200,000
Playground 1 $75,000 $75,000
Parking ( Assume 50 spaces ) 36 $10,000 $360,000
Country Faire Park
Playground 1 $75,000 $75,000
Parking ( Assume 50 spaces ) 10 $10,000 $100,000
Coyote Creek School Park
Picnic Tables 5 $4,000 $20,000
Baseball / Soft Ball Fields 1 $150,000 $150,000
Soccer Fields 1 $150,000 $150,000
Volleyball Courts (Hard Surface) 2 $100,000 $200,000
Playground 1 $75,000 $75,000
Parking ( Assume 50 spaces ) 26 $10,000 $260,000
Coyote Crossing
Picnic Tables 6 $4,000 $24,000
BBQ 2 $700 $1,400
Baseball / Soft Ball Fields 1 $150,000 $150,000
Soccer Fields 1 $150,000 $150,000
Tennis Courts 1 $100,000 $100,000
Basket Ball Court 1 $180,000 $180,000
Restrooms 1 $150,000 $150,000
Playground 1 $75,000 $75,000
Parking 58 $10,000 $580,000
Creekside Park
Picnic Tables 12 $4,000 $48,000
BBQ 4 $700 $2,800
Soccer Fields 1 $150,000 $150,000
Restrooms 1 $150,000 $150,000
Playground 1 $75,000 $75,000
Parking 29 $10,000 $290,000

Crow Canyon Gardens
Picnic Tables 14 $4,000 $56,000
Portable Restrooms 5 $7,500 $37,500
Parking 48 $10,000 $480,000
Del Mar Dog Park
Picnic Tables 1 $4,000 $4,000
Gazebo / Shade / Structure 1 $25,000 $25,000
Parking 6 $10,000 $60,000
Doughtery Valley High School Tennis Courts
Tennis Courts (Lighted) 8 $150,000 $1,200,000
Parking 6 $10,000 $60,000
East Branch Park
Picnic Tables 7 $4,000 $28,000
BBQ 1 $700 $700
Baseball / Soft Ball Fields 1 $150,000 $150,000
Soccer Fields 1 $150,000 $150,000
Basket Ball Court (Half) 1 $90,000 $90,000
Restrooms 1 $150,000 $150,000
Playground 1 $75,000 $75,000
Gazebo / Shade / Structure 2 $25,000 $50,000
Parking 25 $10,000 $250,000
Fire Truck Park
Picnic Tables 3 $4,000 $12,000
BBQ 1 $700 $700
Playground 1 $75,000 $75,000
Parking 6 $10,000 $60,000
Gale Ranch Middle School Park
Baseball / Soft Ball Fields 2 $150,000 $300,000
Soccer Fields 2 $150,000 $300,000
Basket Ball Court 5 $180,000 $900,000
Cricket Field 1 $250,000 $250,000
Restrooms 1 $150,000 $150,000
Parking 32 $10,000 $320,000
Goldern View Elementary School Park
Baseball / Soft Ball Fields 1 $150,000 $150,000
Soccer Fields 1 $150,000 $150,000
Basket Ball Court 2 $180,000 $360,000
Playground 1 $75,000 $75,000
Parking 25 $10,000 $250,000
Hidden Crest Park
Picnic Tables 9 $4,000 $36,000
BBQ 3 $700 $2,100
Playground 1 $75,000 $75,000
Gazebo / Shade / Structure 1 $25,000 $25,000
Parking 10 $10,000 $100,000
Hidden Hills Elementary School Park
Picnic Tables 6 $4,000 $24,000
BBQ 2 $700 $1,400
Baseball / Soft Ball Fields 1 $150,000 $150,000
Soccer Fields 1 $150,000 $150,000
Basket Ball Court 3 $180,000 $540,000
Playground 1 $75,000 $75,000
Gazebo / Shade / Structure 1 $25,000 $25,000
Parking 15 $10,000 $150,000
Hidden Valley Park
Picnic Tables 10 $4,000 $40,000
Baseball / Soft Ball Fields 1 $150,000 $150,000
Soccer Fields 1 $150,000 $150,000
Restrooms 1 $150,000 $150,000
Playground 1 $75,000 $75,000
Gazebo / Shade / Structure 2 $25,000 $50,000
Parking 23 $10,000 $230,000
Hummingbird Playground
Playground 1 $75,000 $75,000
Parking 3 $10,000 $30,000
Iverness Park
Playground 1 $75,000 $75,000
Parking 29 $10,000 $290,000
Iron Hourse Middel School Park / Community Gym
Restrooms 1 $150,000 $150,000
Parking 4 $10,000 $40,000
Limerick Park
Picnic Tables 11 $4,000 $44,000
BBQ 2 $700 $1,400
Backetball Court (Half) 1 $90,000 $90,000
Gazebo / Shade / Structure 1 $25,000 $25,000
Parking 14 $10,000 $140,000
Live Oak Elementary Park
Soccer Fields 1 $100,000 $100,000
Parking 8 $10,000 $80,000
Memorial and Dog Park
Picnic Tables 11 $4,000 $44,000
BBQ 3 $700 $2,100

Baseball / Soft Ball Fields 1 $150,000 $150,000
Soccer Fields 2 $150,000 $300,000
Restrooms 1 $150,000 $150,000
Playground 1 $75,000 $75,000
Gazebo / Shade / Structure 3 $25,000 $75,000
Parking 80 $10,000 $800,000
Mill Creek Hollow
Picnic Tables 5 $4,000 $20,000
BBQ 1 $700 $700
Restrooms 1 $150,000 $150,000
Playground 1 $75,000 $75,000
Parking 18 $10,000 $180,000
17 Monarch Park
Picnic Tables 10 $4,000 $40,000
BBQ 3 $700 $2,100
Gazebo / Shade / Structure 1 $25,000 $25,000
Parking 32 $10,000 $320,000
Motevideo Elementary School Park
Baseball / Soft Ball Fields 1 $150,000 $150,000
Soccer Fields 1 $150,000 $150,000
Basketball Court 4 $180,000 $720,000
Restrooms 1 $150,000 $150,000
Playground 1 $75,000 $75,000
Parking 18 $10,000 $180,000
Mosaic Park
Picnic Tables 6 $4,000 $24,000
BBQ 2 $700 $1,400
Playground 1 $75,000 $75,000
Gazebo / Shade / Structure 1 $25,000 $25,000
Parking 8 $10,000 $80,000
Neil Armstrong Elementary School Park
Picnic Tables 5 $4,000 $20,000
Baseball / Soft Ball Fields 2 $150,000 $300,000
Soccer Fields 2 $150,000 $300,000
Basketball Court 3 $180,000 $540,000
Playground 1 $75,000 $75,000
Parking 21 $10,000 $210,000
Oak Ranch Park
Picnic Tables 5 $4,000 $20,000
BBQ 2 $700 $1,400
Tee Ball Backstop 1 $10,000 $10,000
Basketball Court 1 $180,000 $180,000
Playground 1 $75,000 $75,000
Restrooms 1 $150,000 $150,000
Gazebo / Shade / Structure 1 $25,000 $25,000
Parking 34 $10,000 $340,000
Picadilly Square
Picnic Tables 6 $4,000 $24,000
BBQ 2 $700 $1,400
Tee Ball Backstop 1 $10,000 $10,000
Playground 1 $75,000 $75,000
Restrooms 1 $150,000 $150,000
Gazebo / Shade / Structure 1 $25,000 $25,000
Parking 21 $10,000 $210,000
Pine Valley Middel School Park Community Gym
Baseball / Soft Ball Fields 2 $150,000 $300,000
Soccer Fields 2 $150,000 $300,000
Pickleball Courts 10 $100,000 $1,000,000
Basketball Court 5 $180,000 $900,000
Parking 47 $10,000 $470,000
Qual Run Elementary School
Baseball / Soft Ball Fields 2 $150,000 $300,000
Soccer Fields 2 $150,000 $300,000
Basketball Court 3 $180,000 $540,000
Cricket Field 1 $250,000 $250,000
Playground 1 $75,000 $75,000
Parking 33 $10,000 $330,000
Ramona Park
Picnic Tables 10 $4,000 $40,000
BBQ 5 $700 $3,500
Bocce Ball 2 $75,000 $150,000
Playground 1 $75,000 $75,000
Restrooms 1 $150,000 $150,000
Parking 21 $10,000 $210,000
Center
Picnic Tables 12 $4,000 $48,000
Baseball / Soft Ball Fields 2 $150,000 $300,000
Soccer Fields 1 $150,000 $150,000
Tennis Courts (Lighted) 2 $150,000 $300,000
Playground 1 $75,000 $75,000
Restrooms 1 $150,000 $150,000

Gazebo / Shade / Structure 4 $25,000 $100,000
Parking 50 $10,000 $500,000
Red Willow Park
Picnic Tables 3 $4,000 $12,000
BBQ 1 $700 $700
Baseball / Soft Ball Fields 1 $150,000 $150,000
Playground 1 $75,000 $75,000
Restrooms 1 $150,000 $150,000
Parking 25 $10,000 $250,000
Richard Farlet Village Green Park
Picnic Tables 9 $4,000 $36,000
BBQ 1 $700 $700
Baseball / Soft Ball Fields 1 $150,000 $150,000
Soccer Fields 1 $150,000 $150,000
Playground 1 $75,000 $75,000
Restrooms 1 $150,000 $150,000
Parking 22 $10,000 $220,000
San Ramon Sports Park
Picnic Tables 20 $4,000 $80,000
BBQ 2 $700 $1,400
Baseball / Soft Ball Fields 2 $150,000 $300,000
Soccer Fields 1 $150,000 $150,000
Basketball Court 2 $180,000 $360,000
Playground 1 $75,000 $75,000
Restrooms 1 $150,000 $150,000
Gazebo / Shade / Structure 1 $25,000 $25,000
Parking 74 $10,000 $740,000
Sherwood Park
Picnic Tables 5 $4,000 $20,000
Playground 1 $75,000 $75,000
Restrooms 1 $150,000 $150,000
Gazebo / Shade / Structure 1 $25,000 $25,000
Parking 8 $10,000 $80,000
Six Pillers Park
Picnic Tables 4 $4,000 $16,000
BBQ 2 $700 $1,400
Basketball Court (Half ) 1 $90,000 $90,000
Playground 1 $75,000 $75,000
Restrooms 1 $150,000 $150,000
Parking 12 $10,000 $120,000
Souyen Park
Picnic Tables 5 $4,000 $20,000
BBQ 1 $700 $700
Tennis Court (No Lights) 1 $100,000 $100,000
Bocce Ball 2 $75,000 $150,000
Playground 1 $75,000 $75,000
Restrooms 1 $150,000 $150,000
Gazebo / Shade / Structure 3 $25,000 $75,000
Parking 12 $10,000 $120,000
Sunrise Ridge Park
Picnic Tables 11 $4,000 $44,000
BBQ 1 $700 $700
Soccer Fields (Synthetic) 1 $250,000 $250,000
Baseball / Soft Ball Fields (Synthetic) 1 $250,000 $250,000 Tennis Court (Lighted) 1 $150,000 $150,000
Basketball Court 1 $180,000 $180,000
Bocce Ball 2 $75,000 $150,000
Playground 1 $75,000 $75,000
Restrooms 1 $150,000 $150,000
Gazebo / Shade / Structure 3 $25,000 $75,000
Parking 63 $10,000 $630,000
Tassajara Ridge Staging Area
Restrooms 1 $150,000 $150,000
Gazebo / Shade / Structure 1 $25,000 $25,000
Parking 5 $10,000 $50,000
Twin Oaks Elementary School Park
Picnic Tables 3 $4,000 $12,000
BBQ 1 $700 $700
Baseball / Soft Ball Fields 1 $150,000 $150,000
Soccer Fields 1 $150,000 $150,000
Basketball Court 2 $180,000 $360,000
Playground 1 $75,000 $75,000
Parking 18 $10,000 $180,000
Valleyview Park
Picnic Tables 6 $4,000 $24,000
BBQ 1 $700 $700
Baseball / Soft Ball Fields 1 $150,000 $150,000
Tennis Court (No Lights) 1 $150,000 $150,000
Basketball Court 3 $180,000 $540,000
Playground 1 $75,000 $75,000

Restrooms 1 $150,000 $150,000
Parking 50 $10,000 $500,000
Windemere Ranch School Park
Baseball / Soft Ball Fields 2 $150,000 $300,000
Soccer Fields 1 $150,000 $150,000
Basketball Court 6 $180,000 $1,080,000
Bocce Ball 1 $75,000 $75,000
Restrooms 1 $150,000 $150,000
Parking 45 $10,000 $450,000
Windy Hills Park
Playground 1 $75,000 $75,000
Parking 7 $10,000 $70,000
San Ramon Olympic Pool and Acquatic Center
Picnic Tables 20 $4,000 $80,000
Restrooms 1 $150,000 $150,000
Gazebo / Shade / Structure 6 $25,000 $150,000
Parking 30 $10,000 $300,000
50 meter pool 1 $500,000 $500,000
25 Yard PoolPool 1 $250,000 $250,000
Water Slide 1 $20,000 $20,000
Diving Board 1 $15,000 $15,000
Doughtery Valley Acquatic Center
Picnic Tables 14 $4,000 $56,000
Restrooms 1 $150,000 $150,000
Gazebo / Shade / Structure 2 $25,000 $50,000
Parking 11 $10,000 $110,000
50 meter pool 1 $500,000 $500,000
Diving Board 1 $15,000 $500,000
Forest Homes Historic Park
Restrooms 1 $150,000 $150,000
Parking 72 $10,000 $720,000
Total $58,983,500

SAN RAMON, CALIFORNIA

ART AND BEAUTIFICATION
Planned Art Projects in the City Cost
Eagle at Memorial Park $90,000
Monument Sign at Dougherty Station Community Art Center $40,000.00 Murals @ Dougherty Station Community Art Center $20,000.00 Public Art in front of City Hall $100,000.00
Public Art in front of San Ramon Community Center $100,000.00 Dougherty Valley performing Arts center $75,000.00
Alcosta Senior & Community Center $75,000.00
Amador Rancho Community Center $75,000.00
San Ramon Olympic Pool $75,000.00
Dogherty Valley Aquatic Center $75,000.00
Rancho Phase 2 $75,000.00
Sunrise Ridge $75,000.00
Crow Canyon Gardens $100,000.00
Forest Home Farm $100,000.00
Arlington Park $60,000.00
Bellingham Square $60,000.00
Boone Acres $60,000.00
Centenial Park $60,000.00
Coyote Crossing $60,000.00
Creekside Park $60,000.00
East Branch Park $60,000.00
Hidden Valey Park $60,000.00
Inverness Park $60,000.00
Mill Creek Hollow $60,000.00
Old Ranch Park $60,000.00
Piccadilly Square $60,000.00
Ramona Park $60,000.00
Red Willow Park $60,000.00
Richard Fahey Village Green $60,000.00
Valley View Park $60,000.00
Total $2,035,000

Books - Classroom textbooks and reading books $250.00 Pine Valley Teen Center Sports Supplies - dodgeball, tennis racquets, kickball, basketball , ping pong, volleyball, etc… $400.00 Pine Valley Teen Center Plastic 3 Drawer Storage Cart (2) and 5 Drawer Storage Cart (2) $100.00 Pine Valley Teen Center
Wall Mounted Dry Erase Boards 6x4' $200.00 Pine Valley Teen Center Commercial Electric Floor Fan $75.00 Pine Valley Teen Center Plastic Storage Bins (8) $160.00 Pine Valley Teen Center First Aid supplies- Band Aid and ice packs and Fire
Extingusher (1) $75.00 Pine Valley Teen Center
12x12 Grey carpet (2) ($150/ea) $300.00 Pine Valley Teen Center Laptops (2) and Accessories - USB cables $600.00 Pine Valley Teen Center Laptop computer table (2) ($75/ea) $150.00 Pine Valley Teen Center Printer $300.00 Pine Valley Teen Center
Apple Ipad and accessories… Case, screen protector $500.00 Pine Valley Teen Center Samsung Cellphone and accessories: Case $400.00 Pine Valley Teen Center 2 ct, 30 x 72 Inch Collaborative Table $840.00 Dougherty Station Community Arts Center 20 ct. 12 Inch Preschool Chairs $1,100.00 Dougherty Station Community Arts Center 2 ct. Mobile Storage Units $1,300.00 Dougherty Station Community Arts Center 2 ct. 4 Section Classroom Seat Locker (Coat Cubbies) $1,000.00 Dougherty Station Community Arts Center 1 ct. Kids Flush back Pick a Book Stand $300.00 Dougherty Station Community Arts Center 1 ct. Cushioned Reading Bench (Originally from DSL) $300.00 Dougherty Station Community Arts Center 30 ct. 12 Inch Preschool Chairs $1,600.00 San Ramon Community Center 7 ct, 30 x 72 Inch Collaborative Table $3,000.00 San Ramon Community Center 1 ct. Mobile Storage Units $700.00 Storage
2 ct. 4 Section Classroom Seat Locker (Coat Cubbies) $1,000.00 Storage $41,545

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AFFORDABLE HOUSING

LINKAGE FEE

NON-RESIDENTIAL

JUSTIFICATION STUDY

CITY OF SAN RAMON
Report Date: February 11, 2026

ATTACHMENT D

www.FinanceDTA.com 18201 Von Karman Avenue, Suite 220
Irvine, CA 92612

CITY OF SAN RAMON

AFFORDABLE HOUSING LINKAGE FEE

NON-RESIDENTIAL

JUSTIFICATION STUDY
Prepared for:

City of San Ramon
7000 Bollinger Canyon Rd., San Ramon CA 94583

TABLE

OF CONTENTS

SECTION PAGE
I EXECUTIVE SUMMARY ............................................ 1 A Linkage Fee Summary ................................................... 1 B Annual Escalation Factors ............................................ 2 II INTRODUCTION ...................................................... 3 A Overview of Methodology ............................................ 3

III LEGAL FRAMEWORK TO JUSTIFY
DEVELOPMENT IMPACT FEES .............................. 4

IV LAND USE AND DEMOGRAPHIC ASSUMPTIONS
.................................................................................... 9 A Land Use Definitions and Employment
Densities ........................................................................... 9 B Worker Household ....................................................... 10 C Industry Sectors ............................................................ 11 D Income Distribution of Worker Households .......... 13 E Worker Households by Income Level ...................... 17

V AFFORDABILITY GAP AND LINKAGE FEE
CALCULATION ...................................................... 18 A Affordability Gap ........................................................... 18 B Fee Calculation.............................................................. 19 VI FEE IMPLEMENTATION ....................................... 21 A Administering a Fee Program .................................... 21 B Indexing the Linkage Fee ............................................ 21 C Phase-In Schedule for Fee .......................................... 21 D Waivers, Exemptions, and Refunds
Overview ......................................................................... 21

1 SECTION I

EXECUTIVE SUMMARY

City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
www.FinanceDTA.com

I EXECUTIVE SUMMARY
In order to adequately plan for new development and quantify the need for affordable housing and related costs associated with the direct and cumulative impacts of new development, DTA was retained by the City of San Ramon (the “City”) to prepare this non-residential nexus analysis (the “Fee Study”) and accompanying report for the City to establish a basis for a proposed nonresidential linkage fee (the “Linkage Fee”). The proposed fee would be levied on new nonresidential development within the City to mitigate the impact of such development on the demand for affordable housing for the local workforce. The purpose of the Fee Study is to provide a legally defensible analysis of the “nexus” between new non-residential development projects, the additional employment generated, the resulting new worker households and their income distributions, and ultimately an estimate of those households that will need affordable housing. Importantly, the analysis examines the cost of delivering housing for households earning up to 120% of the Area Median Income (“AMI”) and evaluates the maximum feasible fee per square foot for new non-residential development required to support such housing.

A Linkage Fee Summary
The Fee Study establishes a connection between new non-residential land uses and the introduction of new workers, whose presence generates additional demand for housing.

Given that a portion of these workers may belong to lower-income households, a share of the resulting housing demand must be met through affordable housing options. The analysis begins by categorizing non-residential land uses into five distinct types:
commercial, hotel, office, industrial, and institutional. The precise definitions of these categories shall be determined by City staff on a case-by-case basis, in accordance with the City’s Zoning Ordinance. The subsequent analysis proceeds with the following calculations:

Employee generation numbers per 1,000 square feet for each non-residential category were determined.

Occupational and income information for each occupation was used to determine the distribution of jobs within each such occupation, with particular focus on the jobs with compensation levels addressed in the analysis.

New jobs are adjusted to new households, using area specific demographic information on the number of workers per household.

The number of Extremely Low, Very Low-, Low-, and Moderate-Income households generated by the new development is calculated, and coefficients of households per square foot of building area are generated.

The number of lower income households per square foot is multiplied by the “Affordability Gap”, or the cost of delivering housing units affordable to these income groups, to generate the maximum Linkage Fee for the non-residential land uses.

The resulting fees are summarized in Table ES-1 below. This table presents the maximum legally justifiable fees as determined by the Fee Study. These totals reflect the maximum

2 SECTION I

EXECUTIVE SUMMARY

City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
www.FinanceDTA.com
impact fees that may be assessed on new non-residential construction to address its contribution to affordable housing needs. They are not proposed fee levels; they represent only the upper limits identified through this analysis.

Table ES-1: Linkage Fee Summary
Land Use Type Maximum Justifiable
Fee (Per Sq. Ft.)
Commercial $308.63
Hotel $148.61
Office $383.74
Industrial $164.98
Institutional $286.26
B Annual Escalation Factors
The cost estimates for the Linkage Fee calculated in this Fee Study are stated in 2025 dollars.

DTA further recommends that, after adoption, the above fees be reviewed each year and adjusted based upon the changes in the Engineering News-Record (”ENR”) California Construction Cost Index (“CCCI”). This construction cost index is based on the Building Cost Index (“BCI”) averages for San Francisco and Los Angeles as reported by Engineering News-Record.

3 SECTION II

INTRODUCTION
City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
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II INTRODUCTION
A Overview of Methodology
This Fee Study is based on the premise that new non-residential land uses generate new employment for workers who will have a range of household incomes. Given the high cost of housing, many of these new workers will be unable to afford market-rate housing, resulting in significant financial strain. Consequently, the increase in lower-income worker households without access to affordable housing is considered a direct impact of new nonresidential development. To address this, the proposed mitigation fee (the “Linkage Fee”) is intended to generate revenue that supports the development of housing affordable to these new lower-income households.

This section provides an overview of the Fee Study. Each step is summarized below and discussed in more detail in the following sections:

Section III: Legal Framework
This section provides a detailed discussion on the legal framework utilized to justify the imposition and collection of the fee.

Section IV: Land Use and Demographic Assumptions
The Fee Study analyzes five key non-residential land use categories that represent the majority of anticipated future employment-generating uses in the City. For each land use type defined, the Fee Study calculates average employment density to estimate the number of workers per 100,000 square feet. Recognizing that most households include more than one worker, the study converts employment figures into worker households to determine the total number of workers generated by each land use. It then identifies the occupations likely to occupy each of the five nonresidential land uses and, based on these occupations, constructs the expected household income distribution for each type. Finally, the Fee Study estimates the distribution of new worker households by income level by applying the income profiles to the total household counts.

Section V: Financing Gap per Affordable Unit & Maximum Legal Fee Calculation This section evaluates the economic viability of constructing a market-rate dwelling unit versus a dwelling unit with rents affordable to a Moderate-Income or LowIncome Household to determine the affordability gap. This gap is then applied to the total housing need by income level to calculate the maximum legal fee.

Section VI: Fee Implementation
This section presents policy recommendations for implementation, administration, and other considerations.

4 SECTION III

LEGAL FRAMEWORK TO JUSTIFY

DEVELOPMENT IMPACT FEES
City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
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III LEGAL FRAMEWORK TO JUSTIFY DEVELOPMENT IMPACT FEES
The imposition of impact fees is one authorized method of financing the facilities necessary to mitigate the impact of new development, including affordable housing. A fee is “a monetary exaction, other than a tax or special assessment, which is charged by a local agency to the applicant in connection with approval of a development project for the purpose of defraying all or a portion of the cost of public facilities related to the development project...” (California Government Code, Section 66000).

A fee may be levied for each type of capital improvement required for new development, with the payment of the fee typically occurring prior to the beginning of construction of a dwelling unit or non-residential building. Fees are often levied at final map recordation, upon the issuance of a Certificate of Occupancy, or more commonly, at building permit issuance.

AB 1600, which created Section 66000 et seq. of the Government Code, was enacted by the State of California in 1987. In 2006, Government Code Section 66001 was amended to clarify that a fee cannot include costs attributable to existing deficiencies, but it can fund costs used to maintain the existing Level of Service (“LOS”) or meet an adopted LOS consistent with the General Plan.

Section 66000 et seq. of the Government Code thus requires that all public agencies satisfy the following requirements when establishing, increasing, or imposing a fee as a condition of new development:

1. Identify the purpose of the fee [Government Code Section 66001(a)(1)];

2. Ascertain the use to which the fee will be put [Government Code Section 66001(a)(2)];

3. Determine that there is a reasonable relationship between the fee’s use and the type of development on which the fee is to be imposed [Government Code Section 66001(a)(3)];

4. Establish how there is a reasonable relationship between the need for the public facility and the type of development project on which the fee is to be imposed [Government Code Section 66001(a)(4)]; and

5. Discuss how there is a reasonable relationship between the amount of the fee and the cost of the public facility or portion of the public facility attributable to the development on which the fee is imposed [Government Code Section 66001(b)].

Presented below are the legal requirements as they relate to the calculation and imposition of the proposed fees addressed by this Fee Study.

5 SECTION III

LEGAL FRAMEWORK TO JUSTIFY

DEVELOPMENT IMPACT FEES
City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
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A PURPOSE OF THE FEE [GOVERNMENT CODE SECTION 66001(A)(1)] New development within the City will increase the number of residents and employees.

These future residents and employees will create an additional demand for new or expanded affordable housing that the existing housing stock cannot accommodate. To accommodate non-residential development in an orderly manner without adversely affecting the City’s current quality of life, additional affordable housing will need to be constructed.

It is the projected direct and cumulative effect of non-residential development that has required the preparation of this Fee Study. Each newly developed parcel will increase the need for affordable housing, and, as such, the proposed fee will be charged to all future development, irrespective of location, within the City. Importantly, many of the employees associated with any non-residential development in the City may live in affordable housing.

Additionally, the availability of jobs throughout the City has a growth-inducing impact, in that it enhances the City’s reputation as a great place to live and work, thereby attracting new non-residential development that might otherwise have been constructed elsewhere.

As a result, all such development projects in the City contribute to the cumulative need for new affordable housing. The fee, when collected, will be placed in a dedicated fund that will be used solely for the design, acquisition, and construction of affordable housing and other appropriate related costs to mitigate the direct and cumulative impacts of new nonresidential development within the City.

The discussion in this subsection of the Fee Study sets forth the purpose of the development impact fee as required by Section 66001(a)(1) of the California Government Code.

B THE USE TO WHICH THE FEE IS TO BE PUT [GOVERNMENT CODE SECTION 66001(A)(2)]
The fee collected will provide revenue to the City to facilitate the design, acquisition, and construction of affordable housing, and related costs necessary to mitigate the direct and cumulative demand for such housing resulting from new non-residential development in the City. By directly funding these costs, the fee will enhance the quality of life for existing and future City residents and employees and protect the health, safety, and welfare.

6 SECTION III

LEGAL FRAMEWORK TO JUSTIFY

DEVELOPMENT IMPACT FEES
City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
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C THERE IS A REASONABLE RELATIONSHIP BETWEEN THE FEE’S USE AND THE TYPE

OF DEVELOPMENT PROJECT UPON WHICH THE FEE IS IMPOSED (BENEFIT RELATIONSHIP) [GOVERNMENT CODE SECTION 66001(A)(3)]
As discussed in Section A above, it is the projected direct and cumulative effect of future development that has prompted the preparation of this Fee Study. All new non-residential development within the City, irrespective of location, contributes to the direct and cumulative impacts of development on affordable housing demand and creates the need for more such housing to accommodate growth. The derivation of fee amounts for non-residential development is explained in detail in Sections IV and V of this Fee Study. These fees will be expended exclusively for the design, acquisition, and construction of new affordable housing, as that is the purpose for which this development impact fee is being collected. As previously stated, all new non-residential developments create either a direct impact or contribute to the cumulative impact on affordable housing.

For the foregoing reasons, there is a reasonable relationship between the design, acquisition, and construction of affordable housing and new development as required under Section 66001(a)(3) of the Mitigation Fee Act.

D DETERMINE HOW THERE IS A REASONABLE RELATIONSHIP BETWEEN THE NEED

FOR THE PUBLIC FACILITY AND THE TYPE OF DEVELOPMENT PROJECT UPON WHICH THE FEE IS IMPOSED (IMPACT RELATIONSHIP) [GOVERNMENT CODE SECTION 66001(A)(4)]
As previously stated, new non-residential development within the City, irrespective of location, contributes to the direct and cumulative impacts of development on affordable housing demand and creates the need for new affordable housing to accommodate growth.

Moreover, the affordable housing needs identified in Section V are a function of the projected number of residents in the City and do not reflect any unmet needs in existing development.

For the reasons presented herein and in Section V, there is a reasonable relationship between the need for affordable housing and all new development within the City.

E THERE IS A REASONABLE RELATIONSHIP BETWEEN THE AMOUNT OF THE FEE AND

THE COST OF THE PUBLIC FACILITIES ATTRIBUTABLE TO THE DEVELOPMENT UPON WHICH THE FEE IS IMPOSED (“ROUGH PROPORTIONALITY” RELATIONSHIP) [GOVERNMENT CODE 66001(B)]
As set forth above, all new non-residential development in the City impacts existing housing needs. Each individual non-residential development project, along with its induced employment effects, and its related increase in employment, along with the cumulative impacts of all development in the City, will adversely impact the need for housing. Thus, imposing a fee to finance new affordable housing is an efficient, practical, and equitable means of ensuring that development proceeds responsibly.

New non-residential development impacts affordable housing needs directly and

7 SECTION III

LEGAL FRAMEWORK TO JUSTIFY

DEVELOPMENT IMPACT FEES
City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
www.FinanceDTA.com
cumulatively. The addition of new businesses necessitates an increase in residents. A certain number of these new residents will require affordable housing. The proposed fee amounts are roughly proportional to the impacts resulting from new development based on the analyses contained in Section V. Thus, there is a reasonable relationship between the amount of the fee and the cost of subsidizing the necessary housing.

F RECENT LEGISLATIVE DEVELOPMENTS
In September 2021, the Governor of California signed Assembly Bill (“AB”) 602, which provides new statewide requirements for local jurisdictions seeking to impose development impact fees on development projects. As stated earlier, the Mitigation Fee Act, AB 1600, establishes specific requirements that local officials must follow in establishing, increasing, or imposing development fees. Specifically, local officials must conduct a “nexus study” to demonstrate a “reasonable relationship” between the fees and the affordable housing to be funded by the fees, and the development project on which the fees are assessed. AB 602 is designed to provide additional guidance on how local agencies comply with their impact fee obligations, which will affect the methodology choice that DTA will use to calculate the fees. Key portions of the bill affecting future DIF calculations are summarized below.

On or after January 1, 2022, fee justification studies must identify the existing LOS for each public facility, identify the proposed new LOS, and (if the proposed new LOS is greater than the existing LOS) include an explanation of why the new LOS is necessary.

For housing development projects, nexus studies adopted after July 1, 2022, must calculate the amount of fees based on the square footage of proposed residential units of the development, unless the local agency demonstrates that another metric is more appropriate. The bill would require that a “local agency that calculated fees proportionally to the square footage of the proposed units be deemed to have used a valid method to establish a reasonable relationship between the fee charged and the burden posed by development.” This would also apply to multi-family residences.

The bill also requires HCD, on or before January 1, 2024, to create an impact fee nexus study template that may be used by local jurisdictions to calculate their fees.

The bill requires that the template includes a method of calculating the feasibility of housing being built with a given fee level. The template must be completed by 2024, and local jurisdictions will have the option (it will not be required) to use the HCD template.

The bill authorizes any member of the public, including an applicant for a development project, to submit evidence that the city, county, or other local agency had failed to comply with the Mitigation Fee Act. The bill requires the legislative body of the city, county, or other local agency to consider any timely submitted evidence and authorize the legislative body to change or adjust the proposed fee or fee increase, as specified.

8 SECTION III

LEGAL FRAMEWORK TO JUSTIFY

DEVELOPMENT IMPACT FEES
City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
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If a nexus study supports the increase of an existing fee, the local agency shall review the assumption of the nexus study supporting the original fee and evaluate the amount of the fees collected under the original fee.

Large jurisdictions (county population greater than 250,000) and cities within those counties must adopt a capital improvement plan as part of the nexus study.

Nexus studies shall be updated at least every 8 years from the period beginning January 1, 2023.

Notably, AB 602 does not apply to (i) water and sewer connection and capacity charges, (ii) school fees or Quimby fees for park impacts, and (iii) Mello-Roos Programs or other special taxes. These other fees, taxes, and charges are subject to their own statutory accountability measures.

9 SECTION IV

LAND USE AND DEMOGRAPHICS
City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
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IV LAND USE AND DEMOGRAPHIC ASSUMPTIONS
A Land Use Definitions and Employment Densities
Table 1, presented below, provides a summary of the land uses covered in this Fee Study.

As previously indicated, the Fee Study will determine the Linkage Fee for five (5) land use categories: commercial, hotel, office, industrial, and institutional. Importantly, the table shown below is meant to provide an example of typical land uses found in each category and is not intended to be a comprehensive list of all the City’s potential land uses.

Table 1: Summary of Land Use Categories
Land Use Classification Fee
Study Definition
Commercial
Includes, but is not limited to, buildings used for the following:

Retail;
Service-oriented business activities, wineries/vineyards, and car washes; Department stores, discount stores, furniture/appliance outlets, home improvement centers;
Shopping centers and entertainment centers
Subregional and regional shopping centers;
Grocery stores and storage facilities.

Hotel Hotels, motels, spas, and resorts
Office
Includes, but is not limited to, buildings used for the following:

Business/professional offices;
Medical/dental offices;
Office park, research park, business park; and
General office buildings.

Industrial
Includes, but is not limited to, buildings used for the following:

Light manufacturing, warehouse/distribution, and logistics wholesaling; Wholesale and warehouse retail;
Food processing;
Industrial park; and
Industrial/light industrial.

Institutional
Include, but is not limited to, buildings used as the following:

Professional urgent care, private hospitals and rehabilitation centers; Private schools, trade and vocational schools, and veteran organizations; Rehabilitation centers, assisted living, and memory care facilities; and Churches, temples, mosques, and synagogues.

The existing non-residential square footage was compiled and estimated using the CoStar Real Estate Software Platform. In addition, the employees per square foot for nonresidential land uses was based on information published in Nielsen Company Employment Profiles by NAICS Codes 2025. The North American Industry Classification System (“NAICS”) is the standard used by Federal statistical agencies in classifying business establishments for the purpose of collecting, analyzing, and publishing statistical data related to the U.S.

10 SECTION IV

LAND USE AND DEMOGRAPHICS
City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
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business economy.

As reflected in Table 2 below, the City has approximately 15.4 million total square feet of existing non-residential development, including approximately 3.3 million square feet of commercial, 1.1 million square feet of hotel, 9.2 million square feet of office, 1.2 million square feet of industrial, and 0.5 million square feet of institutional.

Per the Nielsen Company’s Employment Profiles (2025), the City has 60,088 employees in these non-residential sectors, specifically 12,638 commercial employees, 511 hotel employees, 28,126 office employees, 16,140 industrial employees, and 2,673 institutional employees.

Table 2a: Estimated Existing Non-Residential Development Non-Residential Land Use Existing Building
Square Feet Existing Employees Employees per
1,000 Square Feet
Commercial 3,271,305 12,638 3.86
Hotel 1,147,000 511 0.45
Office 9,200,000 28,126 3.06
Industrial 1,240,236 16,140 13.01
Institutional 544,779 2,673 4.91
Total 15,403,320 60,088 NA
Notably, the “Employees per Square Foot” shown in the last column of the table above is a critical variable in the calculation of the Linkage Fee. Given the significant variance from normal ranges, particularly as it relates to the “Industrial”, DTA concluded that it would be more prudent to utilize more standard assumptions for the above land uses to capture the likely impact of a typical development within each such land use. The table below summarizes the assumptions utilized for this analysis.

Table 2b: Estimated Existing Non-Residential Development Non-Residential Land Use Square Feet per
Employee
Employees per
1,000 Square Feet
Commercial 450 2.22
Hotel 1000 1.00
Office 300 3.33
Industrial 800 1.25
Institutional 400 2.50
Total NA NA
B Worker Household
Since most households include more than one worker, the Fee Study groups the employees generated by each land use into households to determine the total number of worker households generated by each land use type. According to the US Census American Community Survey, as of 2024 the City had 43,814 workers living in households and 29,693

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households, averaging approximately 1.48 workers per household with workers. Therefore, the Fee Study estimates the number of employee households that each land use generates by dividing the total number of workers by 1.48. The resulting estimated number of households per 100,000 square feet is shown below.

Table 3: Estimated Households per 100,000 Square Feet
Non-Residential Land Use Employees per
1,000 Square Feet
Total Employees
(100KSF Bldg.)
Total Households
(1.48 Employees /
Household)
Commercial 2.22 222 150
Hotel 1.00 100 68
Office 3.33 333 225
Industrial 1.25 125 84
Institutional 2.50 250 169
Total NA 1,031 696
C Industry Sectors
As a first step in identifying affordable housing needs, the analysis evaluates the likely industry sectors for each of the five non-residential land uses.

These industry sectors are determined based on the North American Industry Classification System (“NAICS”), which assigns numerical codes to each industry sector. NAICS codes group all industries into 22 major industry categories. The table below provides a percentage breakdown of occupations associated with each land use.

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Table 4: Percentage Breakdown of Occupations by Land Use Industries by NAICS Code Commercial Office Hotel Industrial Institutional Management Occupations (11-0000) 4% 10% 6% 8% 5%
Business and Financial Operations Occupations (13-0000) 1% 12% 2% 6% 3% Computer and Mathematical Occupations (15-0000) 0% 11% 0% 1% 1% Architecture and Engineering Occupations (17-0000) 0% 2% 0% 7% 0% Life, Physical, and Social Science Occupations (19-0000) 0% 1% 0% 4% 1% Community and Social Service Occupations (21-0000) 0% 0% 0% 0% 5% Legal Occupations (23-0000) 0% 2% 0% 0% 0%
Educational Instruction and Library Occupations (25-0000) 0% 0% 0% 0% 2% Arts, Design, Entertainment, Sports, and Media Occupations (27-0000) 1% 4% 0% 0% 1% Healthcare Practitioners and Technical Occupations (29-0000) 2% 4% 0% 0% 40% Healthcare Support Occupations (31-0000) 0% 2% 1% 0% 21% Protective Service Occupations (33-0000) 1% 4% 2% 0% 1% Food Preparation and Serving Related Occupations (35-0000) 9% 1% 23% 0% 4% Building and Grounds Cleaning and Maintenance Occupations (37-0000) 1% 8% 27% 0% 3% Personal Care and Service Occupations (39-0000) 2% 1% 6% 0% 2% Sales and Related Occupations (41-0000) 53% 8% 3% 2% 0% Office and Administrative Support Occupations (43-0000) 6% 17% 19% 6% 9% Farming, Fishing, and Forestry Occupations (45-0000) 0% 0% 0% 0% 0% Construction and Extraction Occupations (47-0000) 0% 1% 0% 7% 0% Installation, Maintenance, and Repair Occupations (49-0000) 4% 4% 6% 8% 1% Production Occupations (51-0000) 1% 3% 3% 39% 0%
Transportation and Material Moving Occupations (53-0000) 13% 5% 1% 10% 1% Total 100% 100% 100% 100% 100%
Based on the percentage allocations in Table 4, the anticipated number of households by occupation is shown in the table below.

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Table 5: Number of Households by Occupation and Land Use Industries by NAICS Code Commercial Office Hotel Industrial Institutional Management Occupations (11-0000) 6 23 4 7 8
Business and Financial Operations Occupations (13-0000) 2 28 1 5 5 Computer and Mathematical Occupations (15-0000) 0 24 0 1 2 Architecture and Engineering Occupations (17-0000) 0 5 0 6 0 Life, Physical, and Social Science Occupations (19-0000) 0 2 0 3 1 Community and Social Service Occupations (21-0000) 0 1 0 0 8 Legal Occupations (23-0000) 0 4 0 0 0
Educational Instruction and Library Occupations (25-0000) 0 1 0 0 3 Arts, Design, Entertainment, Sports, and Media Occupations (27-0000) 2 9 0 0 1
Healthcare Practitioners and Technical Occupations (29-0000) 3 8 0 0 67 Healthcare Support Occupations (31-0000) 0 5 0 0 36
Protective Service Occupations (33-0000) 1 8 2 0 1
Food Preparation and Serving Related Occupations (35-0000) 13 1 16 0 7 Building and Grounds Cleaning and Maintenance Occupations (37-0000) 2 18 18 0 6
Personal Care and Service Occupations (39-0000) 4 2 4 0 4 Sales and Related Occupations (41-0000) 79 17 2 2 0
Office and Administrative Support Occupations (43-0000) 10 38 13 5 16 Farming, Fishing, and Forestry Occupations (45-0000) 0 0 0 0 0 Construction and Extraction Occupations (47-0000) 0 3 0 6 0 Installation, Maintenance, and Repair Occupations (49-0000) 6 9 4 7 2 Production Occupations (51-0000) 2 6 2 33 1
Transportation and Material Moving Occupations (53-0000) 20 12 1 8 1 Total 150 225 68 84 169
D Income Distribution of Worker Households
The occupational data by household, determined above, provides a framework for estimating household income. DTA utilized the Bureau of Labor Statistics Employment Occupation Statistics that provides earnings data by occupation and includes a distribution of earnings by occupation. Notably, because the City would likely draw employees from areas larger than the City’s boundaries, the analysis was based on data for the San Francisco-Oakland-Fremont Metropolitan Statistical Area (the “MSA”).

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Table 6: Wage Distribution by Occupation
Wages by Occupation
(San Francisco-Oakland-Fremont MSA)
10th
percentile
wage
25th
percentile
wage
Median
Wage
75th
percentile
wage
90th
percentile
wage
99th
percentile
wage
Management Occupations (11-0000) $79,640 $119,570 $174,140 $234,900 $303,875 $393,133 Business and Financial Operations Occupations (13-0000) $62,200 $81,470 $110,180 $156,260 $203,650 $256,140 Computer and Mathematical Occupations (15-0000) $82,580 $124,400 $165,760 $204,670 $226,490 $301,479 Architecture and Engineering Occupations (17-0000) $76,940 $98,830 $130,940 $169,220 $212,440 $261,843 Life, Physical, and Social Science Occupations (19-0000) $63,280 $84,510 $126,190 $165,260 $204,860 $268,887 Community and Social Service Occupations (21-0000) $46,850 $55,900 $72,290 $104,450 $133,290 $166,774 Legal Occupations (23-0000) $61,010 $93,170 $156,870 $231,960 $338,861 $446,274 Educational Instruction and Library Occupations (25-0000) $43,320 $50,220 $73,410 $102,530 $136,120 $176,278 Arts, Design, Entertainment, Sports, and Media
Occupations (27-0000) $44,330 $60,730 $91,680 $128,910 $176,470 $225,922 Healthcare Practitioners and Technical Occupations (29- 0000) $61,250 $91,030 $137,270 $197,250 $232,310 $337,644 Healthcare Support Occupations (31-0000) $35,120 $35,870 $36,740 $48,520 $69,260 $66,952 Protective Service Occupations (33-0000) $41,520 $45,160 $56,490 $108,780 $139,410 $188,279 Food Preparation and Serving Related Occupations (35-
0000) $35,940 $37,720 $42,100 $47,690 $59,760 $63,581
Building and Grounds Cleaning and Maintenance
Occupations (37-0000) $38,090 $39,880 $45,760 $60,030 $73,880 $86,684 Personal Care and Service Occupations (39-0000) $35,960 $38,240 $43,390 $55,590 $74,630 $80,446 Sales and Related Occupations (41-0000) $37,660 $40,160 $50,110 $85,030 $147,490 $152,009 Office and Administrative Support Occupations (43-0000) $42,800 $48,480 $61,090 $77,730 $98,550 $117,606 Farming, Fishing, and Forestry Occupations (45-0000) $38,970 $42,420 $47,440 $58,890 $76,480 $82,409 Construction and Extraction Occupations (47-0000) $49,490 $61,210 $79,000 $109,000 $138,820 $171,694 Installation, Maintenance, and Repair Occupations (49-
0000) $46,100 $57,210 $74,870 $96,730 $125,890 $148,094 Production Occupations (51-0000) $39,060 $45,130 $52,330 $68,260 $95,610 $101,053 Transportation and Material Moving Occupations (53-
0000) $38,500 $43,410 $49,310 $63,480 $86,370 $95,687
Notably, DTA also incorporated the household income limits for extremely low-, very low-, low-, and moderate-income households. Based on the 2025 HUD guidelines for multifamily tax subsidy projects, assuming a 3-person household, the Area Median Income (“AMI”) for Contra Costa County is $143,800 per household. From this data, other income levels, specifically, extremely low (30%), very low (50%), low (75%), and moderate (100%), were determined.

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Table 7: Income Categories – Contra Costa County
Income Category Household Income
(3-Person Household)
Median Income $143,800
Extremely Low (30%) $43,200
Very Low (50%) $71,900
Low (80%) $112,550
Moderate (120%) $172,600
Data from Table 6 and Table 7 were then used to generate the percentage of households within each income category, as shown in the table below.

Table 8: Income Categories across Occupation
Income Categories by Occupation
(San Francisco-Oakland-Fremont MSA) 30% AMI 50% AMI 80% AMI 100% AMI 120% AMI Above 120% AMI Total Management Occupations (11-0000) 0.432% 0.288% 1.138% 1.021% 1.050% 4.043% 7.97% Business and Financial Operations Occupations (13-0000) 0.420% 0.643% 2.127% 0.946% 0.722% 1.203% 6.06% Computer and Mathematical Occupations (15-0000) 0.069% 0.046% 0.170% 0.198% 0.232% 0.599% 1.31% Architecture and Engineering Occupations (17-0000) 0.350% 0.233% 1.765% 1.297% 1.109% 1.489% 6.24% Life, Physical, and Social Science Occupations (19-0000) 0.220% 0.299% 0.878% 0.579% 0.532% 0.717% 3.23% Community and Social Service Occupations (21-0000) 0.011% 0.049% 0.038% 0.015% 0.009% 0.000% 0.12% Legal Occupations (23-0000) 0.009% 0.010% 0.022% 0.014% 0.012% 0.054% 0.12% Educational Instruction and Library Occupations (25-
0000) 0.006% 0.023% 0.019% 0.007% 0.004% 0.001% 0.06%
Arts, Design, Entertainment, Sports, and Media
Occupations (27-0000) 0.035% 0.086% 0.112% 0.050% 0.032% 0.040% 0.35% Healthcare Practitioners and Technical Occupations (29- 0000) 0.086% 0.102% 0.277% 0.181% 0.147% 0.433% 1.23%
Healthcare Support Occupations (31-0000) 0.354% 0.203% 0.000% 0.000% 0.000% 0.000% 0.56% Protective Service Occupations (33-0000) 0.068% 0.165% 0.084% 0.052% 0.022% 0.016% 0.41% Food Preparation and Serving Related Occupations (35-
0000) 0.657% 0.545% 0.000% 0.000% 0.000% 0.000% 1.20%
Building and Grounds Cleaning and Maintenance
Occupations (37-0000) 0.287% 0.361% 0.090% 0.000% 0.000% 0.000% 0.74% Personal Care and Service Occupations (39-0000) 0.151% 0.121% 0.038% 0.000% 0.000% 0.000% 0.31% Sales and Related Occupations (41-0000) 2.026% 2.065% 1.036% 0.431% 0.679% 0.000% 6.24% Office and Administrative Support Occupations (43-0000) 0.733% 3.725% 2.123% 0.149% 0.000% 0.000% 6.73% Farming, Fishing, and Forestry Occupations (45-0000) 0.012% 0.024% 0.006% 0.000% 0.000% 0.000% 0.04% Construction and Extraction Occupations (47-0000) 0.526% 1.890% 2.295% 0.804% 0.521% 0.000% 6.04% Installation, Maintenance, and Repair Occupations (49-
0000) 0.687% 2.673% 2.834% 0.942% 0.201% 0.000% 7.34%
Production Occupations (51-0000) 6.840% 19.364% 7.835% 0.000% 0.000% 0.000% 34.06% Transportation and Material Moving Occupations (53-
0000) 2.332% 5.436% 1.880% 0.000% 0.000% 0.000% 9.65%
Total` 16.31% 38.37% 24.77% 6.68% 5.27% 8.59% 100%

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The data in the table above provides an allocation of employees across occupations and income levels. However, to generate estimated employee counts by occupation, the data were realigned to each occupation as shown in Table 9, to determine the percentage of workers in each occupation that fall within each income level.

Table 9: Distribution of Occupation for Workers by Income Categories Income Categories by Occupation 30%
AMI
50%
AMI
80%
AMI
100%
AMI
120%
AMI
Above
120% AMI Total
Management Occupations (11-0000) 5.42% 3.61% 14.27% 12.80% 13.18% 50.72% 100% Business and Financial Operations Occupations (13-0000) 6.94% 10.61% 35.09% 15.60% 11.92% 19.84% 100% Computer and Mathematical Occupations (15-0000) 5.22% 3.48% 12.94% 15.08% 17.64% 45.63% 100% Architecture and Engineering Occupations (17-0000) 5.61% 3.74% 28.28% 20.78% 17.76% 23.84% 100% Life, Physical, and Social Science Occupations (19-0000) 6.82% 9.27% 27.22% 17.96% 16.50% 22.23% 100% Community and Social Service Occupations (21-0000) 9.21% 40.20% 31.10% 12.32% 7.18% 0.00% 100% Legal Occupations (23-0000) 7.07% 8.01% 18.50% 11.29% 10.35% 44.78% 100% Educational Instruction and Library Occupations (25-0000) 9.96% 38.41% 32.21% 11.13% 6.45% 1.83% 100% Arts, Design, Entertainment, Sports, and Media Occupations (27-0000) 9.73% 24.29% 31.66% 14.01% 9.07% 11.23% 100% Healthcare Practitioners and Technical Occupations (29-0000) 7.04% 8.32% 22.62% 14.74% 11.99% 35.29% 100% Healthcare Support Occupations (31-0000) 63.58% 36.42% 0.00% 0.00% 0.00% 0.00% 100% Protective Service Occupations (33-0000) 16.68% 40.69% 20.70% 12.74% 5.30% 3.89% 100% Food Preparation and Serving Related Occupations (35-0000) 54.65% 45.35% 0.00% 0.00% 0.00% 0.00% 100% Building and Grounds Cleaning and Maintenance Occupations (37- 0000) 38.86% 49.00% 12.14% 0.00% 0.00% 0.00% 100%
Personal Care and Service Occupations (39-0000) 48.79% 39.06% 12.15% 0.00% 0.00% 0.00% 100% Sales and Related Occupations (41-0000) 32.49% 33.11% 16.61% 6.91% 10.89% 0.00% 100% Office and Administrative Support Occupations (43-0000) 10.90% 55.34% 31.55% 2.21% 0.00% 0.00% 100% Farming, Fishing, and Forestry Occupations (45-0000) 28.59% 57.51% 13.91% 0.00% 0.00% 0.00% 100% Construction and Extraction Occupations (47-0000) 8.72% 31.31% 38.02% 13.33% 8.64% 0.00% 100% Installation, Maintenance, and Repair Occupations (49-0000) 9.36% 36.44% 38.62% 12.84% 2.74% 0.00% 100% Production Occupations (51-0000) 20.08% 56.91% 23.00% 0.00% 0.00% 0.00% 100% Transportation and Material Moving Occupations (53-0000) 24.18% 56.34% 19.48% 0.00% 0.00% 0.00% 100%

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E Worker Households by Income Level
The table below summarizes worker households for each land use. This data was derived from the distribution of occupations by land use from Table 6, and the distribution of occupations for workers by income category from Table 9.

Table 10: Distribution of Worker Households by Land Use (100K Sq. Ft. Building) Land Use
(100K SF Building) 30% AMI 50% AMI 80% AMI 100% AMI 120% AMI Above 120% AMI Total Commercial 43 56 27 8 10 5 150
Hotel 22 30 11 2 1 3 68
Office 35 66 52 20 17 36 225
Industrial 13 33 22 6 4 7 84
Institutional 40 43 30 14 11 30 169
Total` 153 227 141 51 44 80 696

18 SECTION V

AFFORDABILITY GAP AND

LINKAGE FEE CALCULATION
City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
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V AFFORDABILITY GAP AND LINKAGE FEE CALCULATION
A Affordability Gap
The next step in the Fee Study is to calculate the cost to house the extremely low-, very low- , low-, and moderate-income households by determining the per unit “financing gap” that a developer would encounter when constructing a for-rent project. In other words, the cost to house a lower-income household is the difference between the value of a for-rent affordable unit and the cost to develop that unit. Notably, Low Income tax credit financing is assumed for the below-30% AMI, 30-50% AMI households, 50-80% AMI household, and 80-100% AMI households.

Firstly, the current market-rate rent in the City for a new two-bedroom apartment is approximately $2,850. According to the 2025 HUD guidelines for multifamily tax subsidy projects, rather than pay market-rate rents, a below 30% AMI household could afford $1,079 per month, a 30-50% AMI household could afford $1,798 per month, a 50-80% AMI household could afford $2,878 per month, and an 80-100% AMI household could afford $3,596 per month.

Table 11: Monthly Rental Estimates
Building Type Monthly Rent
per Unit 1
Market Rate Unit $2,850
Below 30% AMI – Affordable Unit $1,079
30-50% AMI – Affordable Unit $1,798
50-80% AMI – Affordable Unit $2,878
80-100% AMI – Affordable Unit $3,596
Notes:

1. Market-rate rents were sourced from Zillow listings for the City as of November 2025. Affordable rents were obtained from the U.S. Department of Housing and Urban Development Multifamily Tax Subsidy Rents for Contra Costa County.

Utilizing the rental incomes above, the estimated valuation for units applicable to each income tier was determined based on the Net Operating Income (“NOI”) (i.e., rental income less operating expenses and vacancy) and a cap rate for for-rent developments. Notably, assumed vacancy rates and the cap rates were based on current market snapshots from CoStar Property. DTA also assumed Low-Income Housing Tax Credits (“LIHTCs”), in the form of 4% Tax Credit Financing, would be available as a partial subsidy for developing rental units for households below 30% AMI. Finally, the actual development cost for these rental units was estimated using data from recent LIHTC applications for projects in the City.

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AFFORDABILITY GAP AND

LINKAGE FEE CALCULATION
City of San Ramon February 17, 2026
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Table 12: Affordability Gap – For-Rent
Development Category
For Rent
Product
Affordable
30 AMI
For Rent
Product
Affordable
50 AMI
For Rent
Product
Affordable
80 AMI
For Rent
Product
Affordable
100 AMI
Rental Limits $1,079 $1,798 $2,878 $3,596
Gross Annual Rent $12,948 $21,576 $34,536 $43,152
Less: Vacancies ($583) ($971) ($1,554) ($1,942)
Less: Operating Expenses ($5,500) ($5,500) ($5,500) ($5,500) Projected Net Revenue $6,865 $15,105 $27,482 $35,710
Cap Rate 4.90% 4.90% 4.90% 4.90%
Estimated Valuation $140,109 $308,267 $560,855 $728,779 Direct Construction Costs ($543,100) ($543,100) ($543,100) ($543,100) Tax Credits 4% N/A N/A N/A
Eligible Basis (75%) $407,325 $407,325 $407,325 $0
Tax Credit Financing $162,930 $0 $0 $0
Net Construction Cost ($380,170) ($543,100) ($543,100) ($543,100) Affordability Gap ($240,061) ($234,833) $0 $0
B Fee Calculation
To determine the Linkage Fee, the financing gap per affordable unit for each income level is applied to the total housing need for that income level within each non-residential land use. The result is the “maximum fee” because it is directly derived from the nexus analysis described above (i.e., new non-residential development generating new jobs, creating new worker households, and a cost to provide new affordable rental housing units to these same households).

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AFFORDABILITY GAP AND

LINKAGE FEE CALCULATION
City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
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Table 13: Maximum Justifiable Fees
Land Use
(100K SF Building) 30% AMI 50% AMI 80% AMI 100% AMI 120% AMI Above 120% AMI Total Commercial 43 56 27 8 10 5 150
Hotel 22 30 11 2 1 3 68
Office 35 66 52 20 17 36 225
Industrial 13 33 22 6 4 7 84
Institutional 40 43 30 14 11 30 169
Total 153 227 141 51 44 80 696

Affordability Gap $240,061 $234,833 $231,719 $127,149 NA NA NA

Commercial $103.90 $131.78 $62.15 $10.79 $0.00 $0.00 $308.63 Hotel $51.54 $69.44 $25.12 $2.51 $0.00 $0.00 $148.61
Office $84.47 $154.26 $119.44 $25.56 $0.00 $0.00 $383.74 Industrial $30.24 $77.31 $50.23 $7.20 $0.00 $0.00 $164.98 Institutional $97.07 $101.32 $69.61 $18.31 $0.00 $0.00 $286.26 The totals represent the ceiling for impact fees on new non-residential development to mitigate its effect on affordable housing demand. These figures are not recommendations; they indicate only the maximums determined by this analysis.

21 SECTION VI

FEE IMPLEMENTATION

City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
www.FinanceDTA.com

VI FEE IMPLEMENTATION
A Administering a Fee Program
Implementing a fee program requires significant planning and training; therefore, it should be conducted efficiently and frequently. A well-designed program can generate sufficient funds to offset development impacts, while a poorly structured one risks underfunding and reliance on the General Fund—or overcharging, which could lead to legal challenges or refund obligations.

All involved staff—across accounting, budgeting, and project management—must understand the distinction between linkage fees and other types of fees, along with the rules governing how fee revenues can be used. The fees proposed in this report are tied to a specific purpose and must be spent accordingly.

B Indexing the Linkage Fee
The fees presented in this Fee Study are based on current construction costs and should be adjusted annually to account for inflation, as construction costs ultimately impact the cost of providing or subsidizing affordable housing. Therefore, DTA recommends that after adoption, the fee be reviewed annually and adjusted using a reliable index such as the ENR BCI, which is generally used as the primary basis for indexing construction costs.

C Phase-In Schedule for Fee
A key component of adopting this Fee will be the effective date on which the Fee becomes active. One approach adopted by cities is to set a future effective date and/or waive fees for current projects that are in the development pipeline. Other approaches include a phasedin period of 1-2 years, during which the fee is set at 50% for the first year of applicability, rising to 100% after a 12-months.

D Waivers, Exemptions, and Refunds Overview
The California Government Code permits impact fee exemptions for certain land uses at the discretion of local jurisdictions. Such fee exemptions are a policy matter that should be based on the consideration of the greater public good provided by this specific use being exempted from the impact fee. The following are considerations regarding waivers, exemptions, or refunds.

Affordable housing: Most cities waive fees for projects that are 100% affordable housing;
Alternatives to Fees: Many cities allow developers to provide housing units or donate land instead of paying fees;
Public Projects: Fees are typically waived for publicly-owned developments; Special Land Uses: Some cities offer waivers for non-profit buildings, religious institutions, educational facilities (both public and private), and similar land uses;

22 SECTION VI

FEE IMPLEMENTATION

City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
www.FinanceDTA.com
Small Buildings: Certain cities exempt smaller buildings from fees, for example, commercial buildings under 25,000 square feet;
Policy-Driven Reductions: To support broader policy goals, many cities reduce or exempt fees for specific types of development.

23 City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
www.FinanceDTA.com

APPENDIX A
City of San Ramon
Affordable Housing Linkage Fee Justification Study

FEE CALCULATION

Appendix A
City of San Ramon
Affordable Housing Analysis
Fee Calculation
City Land Use/ Demographics
Unit Type
Number of
Building
Square Feet
Employees per
1,000 Sq. Ft.

Employees
per
Household
Commercial 3,271,305 2.22 1.48
Hotel 1,147,000 1.00 1.48
Office 9,200,000 3.33 1.48
Industrial 1,240,236 1.25 1.48
Institutional 544,779 2.50 1.48
Total 15,403,320 NA NA
Employees and Households per 100,000 Sq. Ft.

Unit Type
Employees per
1,000 Sq. Ft.

Total
Employees
Households
per 1,000 Sq.

Ft.

Commercial 2.22 222 150
Hotel 1.00 100 68
Office 3.33 333 225
Industrial 1.25 125 84
Institutional 2.50 250 169
Total NA 1,031 696
Appendix A - Page 1

Appendix A
City of San Ramon
Affordable Housing Analysis
Fee Calculation
Distribution of New Worker Households by Income per 100,000 Sq. Ft. Non-Residential Development 30% AMI 50% AMI 80% AMI 100% AMI 120% AMIAbove 120% AMI Unit Type
30% Area
Median
Income
50% Area
Median
Income
80% Area
Median
Income
100% Area
Median
Income
120% Area
Median
Income
Above 120%
Area Median
Income Total
Commercial 43 56 27 8 10 5 150
Hotel 21 30 11 2 1 3 68
Office 35 66 52 20 17 36 225
Industrial 13 33 22 6 4 7 84
Institutional 40 43 30 14 11 30 169
Total 153 227 141 51 44 80 696
Distribution of New Worker Households by Income
Unit Type
30% Area
Median
Income
50% Area
Median
Income
80% Area
Median
Income
100% Area
Median
Income
120% Area
Median
Income
Above 120%
Area Median
Income Total
Commercial 28.83% 37.37% 17.86% 5.65% 6.99% 3.30% 100%
Hotel 31.78% 43.76% 16.05% 2.92% 1.73% 3.76% 100%
Office 15.62% 29.17% 22.89% 8.93% 7.54% 15.85% 100%
Industrial 14.91% 38.98% 25.67% 6.70% 5.06% 8.67% 100%
Institutional 23.92% 25.54% 17.78% 8.52% 6.61% 17.62% 100% Appendix A - Page 2

Appendix A
City of San Ramon
Affordable Housing Analysis
Fee Calculation
Worker Households Generated per Sq. Ft. Non-Residential Development Unit Type
30% Area
Median
Income
50% Area
Median
Income
80% Area
Median
Income
100% Area
Median
Income
120% Area
Median
Income
Above 120%
Area Median
Income Total
Commercial 0.00043 0.00056 0.00027 0.00008 0.00010 0.00005 0.00150 Hotel 0.00021 0.00030 0.00011 0.00002 0.00001 0.00003 0.00068 Office 0.00035 0.00066 0.00052 0.00020 0.00017 0.00036 0.00225 Industrial 0.00013 0.00033 0.00022 0.00006 0.00004 0.00007 0.00084 Institutional 0.00040 0.00043 0.00030 0.00014 0.00011 0.00030 0.00169 Fee per Sq. Ft of Non-Residential Development
Unit Type Basis
30% Area
Median Income
50% Area
Median
Income
80% Area
Median
Income
100% Area
Median
Income
Maximum
Justifiable
Fee
Affordability Gap -
For Rent $240,061 $234,833 $0 $0
Affordability Gap -
For Sale $0.00 $0.00 $231,718.81 $127,148.52
Commercial Per Sq. Ft. $103.90 $131.78 $62.15 $10.79 $308.63 Hotel Per Sq. Ft. $51.54 $69.44 $25.12 $2.51 $148.61
Office Per Sq. Ft. $84.47 $154.26 $119.44 $25.56 $383.74 Industrial Per Sq. Ft. $30.24 $77.31 $50.23 $7.20 $164.98 Institutional Per Sq. Ft. $97.01 $101.32 $69.61 $18.31 $286.26 Appendix A - Page 3

24 City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
www.FinanceDTA.com

APPENDIX B
City of San Ramon
Affordable Housing Linkage Fee Justification Study

OCCUPATIONAL

STATISTICS

Appendix B
City of San Ramon
Affordable Housing Analysis
Occupational Statistics
Occupations (SOC Codes) Commercial Office Hotel Industrial Institutional Management Occupations (11-0000) 4% 10% 6% 8% 5%
Business and Financial Operations Occupations (13-0000) 1% 12% 2% 6% 3% Computer and Mathematical Occupations (15-0000) 0% 11% 0% 1% 1% Architecture and Engineering Occupations (17-0000) 0% 2% 0% 7% 0% Life, Physical, and Social Science Occupations (19-0000) 0% 1% 0% 4% 1% Community and Social Service Occupations (21-0000) 0% 0% 0% 0% 5% Legal Occupations (23-0000) 0% 2% 0% 0% 0%
Educational Instruction and Library Occupations (25-0000) 0% 0% 0% 0% 2% Arts, Design, Entertainment, Sports, and Media Occupations (27-0000) 1% 4% 0% 0% 1% Healthcare Practitioners and Technical Occupations (29-0000) 2% 4% 0% 0% 40% Healthcare Support Occupations (31-0000) 0% 2% 1% 0% 21% Protective Service Occupations (33-0000) 1% 4% 2% 0% 1% Food Preparation and Serving Related Occupations (35-0000) 9% 1% 23% 0% 4% Building and Grounds Cleaning and Maintenance Occupations (37-0000) 1% 8% 27% 0% 3% Personal Care and Service Occupations (39-0000) 2% 1% 6% 0% 2% Sales and Related Occupations (41-0000) 53% 8% 3% 2% 0% Office and Administrative Support Occupations (43-0000) 6% 17% 19% 6% 9% Farming, Fishing, and Forestry Occupations (45-0000) 0% 0% 0% 0% 0% Construction and Extraction Occupations (47-0000) 0% 1% 0% 7% 0% Installation, Maintenance, and Repair Occupations (49-0000) 4% 4% 6% 8% 1% Production Occupations (51-0000) 1% 3% 3% 39% 0%
Transportation and Material Moving Occupations (53-0000) 13% 5% 1% 10% 1% Total 100% 100% 100% 100% 100%
Occupation Distribution by Land Use
Appendix B - Page 1

Appendix B
City of San Ramon
Affordable Housing Analysis
Occupational Statistics
Occupations (SOC Codes) Commercial Office Hotel Industrial Institutional Management Occupations (11-0000) 6 23 4 7 8
Business and Financial Operations Occupations (13-0000) 2 28 1 5 5 Computer and Mathematical Occupations (15-0000) 0 24 0 1 2 Architecture and Engineering Occupations (17-0000) 0 5 0 6 0 Life, Physical, and Social Science Occupations (19-0000) 0 2 0 3 1 Community and Social Service Occupations (21-0000) 0 1 0 0 8 Legal Occupations (23-0000) 0 4 0 0 0
Educational Instruction and Library Occupations (25-0000) 0 1 0 0 3 Arts, Design, Entertainment, Sports, and Media Occupations (27-0000) 2 9 0 0 1 Healthcare Practitioners and Technical Occupations (29-0000) 3 8 0 0 67 Healthcare Support Occupations (31-0000) 0 5 0 0 36
Protective Service Occupations (33-0000) 1 8 2 0 1
Food Preparation and Serving Related Occupations (35-0000) 13 1 16 0 7 Building and Grounds Cleaning and Maintenance Occupations (37-0000) 2 18 18 0 6 Personal Care and Service Occupations (39-0000) 4 2 4 0 4 Sales and Related Occupations (41-0000) 79 17 2 2 0
Office and Administrative Support Occupations (43-0000) 10 38 13 5 16 Farming, Fishing, and Forestry Occupations (45-0000) 0 0 0 0 0 Construction and Extraction Occupations (47-0000) 0 3 0 6 0 Installation, Maintenance, and Repair Occupations (49-0000) 6 9 4 7 2 Production Occupations (51-0000) 2 6 2 33 1
Transportation and Material Moving Occupations (53-0000) 20 12 1 8 1 Total 150 225 68 84 169
Households by Occupation & Land Use
Appendix B - Page 2

Appendix B
City of San Ramon
Affordable Housing Analysis
Occupational Statistics
30% AMI 50% AMI 80% AMI 100% AMI 120% AMIAbove 120% AMI 100% AMI Occupations (SOC Codes)
30% Area
Median
Income
50% Area
Median
Income
80% Area
Median
Income
100% Area
Median
Income
120% Area
Median
Income
Above 120%
Area Median
Income
Management Occupations (11-0000) 5.42% 3.61% 14.27% 12.80% 13.18% 50.72% Business and Financial Operations Occupations (13-0000) 6.94% 10.61% 35.09% 15.60% 11.92% 19.84% Computer and Mathematical Occupations (15-0000) 5.22% 3.48% 12.94% 15.08% 17.64% 45.63% Architecture and Engineering Occupations (17-0000) 5.61% 3.74% 28.28% 20.78% 17.76% 23.84% Life, Physical, and Social Science Occupations (19-0000) 6.82% 9.27% 27.22% 17.96% 16.50% 22.23% Community and Social Service Occupations (21-0000) 9.21% 40.20% 31.10% 12.32% 7.18% 0.00% Legal Occupations (23-0000) 7.07% 8.01% 18.50% 11.29% 10.35% 44.78% Educational Instruction and Library Occupations (25-0000) 9.96% 38.41% 32.21% 11.13% 6.45% 1.83% Arts, Design, Entertainment, Sports, and Media Occupations (27-0000) 9.73% 24.29% 31.66% 14.01% 9.07% 11.23% Healthcare Practitioners and Technical Occupations (29-0000) 7.04% 8.32% 22.62% 14.74% 11.99% 35.29% Healthcare Support Occupations (31-0000) 63.58% 36.42% 0.00% 0.00% 0.00% 0.00% Protective Service Occupations (33-0000) 16.68% 40.69% 20.70% 12.74% 5.30% 3.89% Food Preparation and Serving Related Occupations (35-0000) 54.65% 45.35% 0.00% 0.00% 0.00% 0.00% Building and Grounds Cleaning and Maintenance Occupations (37-0000) 38.86% 49.00% 12.14% 0.00% 0.00% 0.00% Personal Care and Service Occupations (39-0000) 48.79% 39.06% 12.15% 0.00% 0.00% 0.00% Sales and Related Occupations (41-0000) 32.49% 33.11% 16.61% 6.91% 10.89% 0.00% Office and Administrative Support Occupations (43-0000) 10.90% 55.34% 31.55% 2.21% 0.00% 0.00% Farming, Fishing, and Forestry Occupations (45-0000) 28.59% 57.51% 13.91% 0.00% 0.00% 0.00% Construction and Extraction Occupations (47-0000) 8.72% 31.31% 38.02% 13.33% 8.64% 0.00% Installation, Maintenance, and Repair Occupations (49-0000) 9.36% 36.44% 38.62% 12.84% 2.74% 0.00% Production Occupations (51-0000) 20.08% 56.91% 23.00% 0.00% 0.00% 0.00% Transportation and Material Moving Occupations (53-0000) 24.18% 56.34% 19.48% 0.00% 0.00% 0.00% Total NA NA NA NA NA NA
Distribution of Occupations for Households by Income Level Appendix B - Page 3

Appendix B
City of San Ramon
Affordable Housing Analysis
Occupational Statistics
Occupations (SOC Codes) Commercial Office Hotel Industrial Institutional Management Occupations (11-0000) 0.329 1.246 0.227 0.382 0.428 Business and Financial Operations Occupations (13-0000) 0.118 1.913 0.094 0.378 0.324 Computer and Mathematical Occupations (15-0000) 0.019 1.252 0.007 0.052 0.081 Architecture and Engineering Occupations (17-0000) 0.003 0.300 0.000 0.336 0.007 Life, Physical, and Social Science Occupations (19-0000) 0.001 0.144 0.000 0.211 0.075 Community and Social Service Occupations (21-0000) 0.001 0.087 0.000 0.000 0.768 Legal Occupations (23-0000) 0.000 0.271 0.000 0.006 0.004 Educational Instruction and Library Occupations (25-0000) 0.021 0.091 0.007 0.000 0.289 Arts, Design, Entertainment, Sports, and Media Occupations (27-0000) 0.156 0.876 0.020 0.016 0.094 Healthcare Practitioners and Technical Occupations (29-0000) 0.226 0.565 0.000 0.006 4.711 Healthcare Support Occupations (31-0000) 0.179 3.191 0.215 0.000 23.048 Protective Service Occupations (33-0000) 0.133 1.339 0.259 0.041 0.219 Food Preparation and Serving Related Occupations (35-0000) 7.005 0.775 8.502 0.146 3.791 Building and Grounds Cleaning and Maintenance Occupations (37-0000) 0.600 6.923 7.070 0.074 2.293 Personal Care and Service Occupations (39-0000) 1.789 1.016 2.112 0.003 1.834 Sales and Related Occupations (41-0000) 25.735 5.670 0.593 0.654 0.114 Office and Administrative Support Occupations (43-0000) 1.048 4.087 1.408 0.582 1.723 Farming, Fishing, and Forestry Occupations (45-0000) 0.037 0.057 0.019 0.009 0.003 Construction and Extraction Occupations (47-0000) 0.023 0.272 0.018 0.505 0.021 Installation, Maintenance, and Repair Occupations (49-0000) 0.607 0.862 0.386 0.620 0.202 Production Occupations (51-0000) 0.430 1.258 0.353 6.585 0.128 Transportation and Material Moving Occupations (53-0000) 4.822 2.993 0.180 1.991 0.256 Total 43.282 35.189 21.470 12.597 40.412
30% AMI Households by Occupation & Land Use
Appendix B - Page 4

Appendix B
City of San Ramon
Affordable Housing Analysis
Occupational Statistics
Occupations (SOC Codes) Commercial Office Hotel Industrial Institutional Management Occupations (11-0000) 0.219 0.830 0.151 0.255 0.286 Business and Financial Operations Occupations (13-0000) 0.181 2.928 0.144 0.578 0.495 Computer and Mathematical Occupations (15-0000) 0.013 0.834 0.005 0.035 0.054 Architecture and Engineering Occupations (17-0000) 0.002 0.200 0.000 0.224 0.004 Life, Physical, and Social Science Occupations (19-0000) 0.002 0.196 0.000 0.286 0.102 Community and Social Service Occupations (21-0000) 0.006 0.382 0.000 0.000 3.353 Legal Occupations (23-0000) 0.000 0.307 0.000 0.006 0.004 Educational Instruction and Library Occupations (25-0000) 0.080 0.350 0.026 0.000 1.116 Arts, Design, Entertainment, Sports, and Media Occupations (27-0000) 0.388 2.187 0.049 0.040 0.236 Healthcare Practitioners and Technical Occupations (29-0000) 0.267 0.667 0.000 0.007 5.565 Healthcare Support Occupations (31-0000) 0.102 1.828 0.123 0.000 13.201 Protective Service Occupations (33-0000) 0.326 3.268 0.633 0.099 0.533 Food Preparation and Serving Related Occupations (35-0000) 5.812 0.643 7.055 0.121 3.145 Building and Grounds Cleaning and Maintenance Occupations (37-0000) 0.756 8.729 8.914 0.093 2.891 Personal Care and Service Occupations (39-0000) 1.433 0.813 1.691 0.002 1.469 Sales and Related Occupations (41-0000) 26.231 5.779 0.605 0.667 0.116 Office and Administrative Support Occupations (43-0000) 5.322 20.756 7.149 2.957 8.749 Farming, Fishing, and Forestry Occupations (45-0000) 0.075 0.115 0.039 0.018 0.006 Construction and Extraction Occupations (47-0000) 0.082 0.977 0.064 1.815 0.074 Installation, Maintenance, and Repair Occupations (49-0000) 2.363 3.358 1.503 2.415 0.786 Production Occupations (51-0000) 1.220 3.565 1.001 18.663 0.364 Transportation and Material Moving Occupations (53-0000) 11.237 6.976 0.419 4.641 0.596 Total 56.115 65.689 29.571 32.923 43.146
50% AMI Households by Occupation & Land Use
Appendix B - Page 5

Appendix B
City of San Ramon
Affordable Housing Analysis
Occupational Statistics
Occupations (SOC Codes) Commercial Office Hotel Industrial Institutional Management Occupations (11-0000) 0.867 3.281 0.598 1.007 1.129 Business and Financial Operations Occupations (13-0000) 0.598 9.680 0.475 1.911 1.637 Computer and Mathematical Occupations (15-0000) 0.048 3.099 0.017 0.130 0.202 Architecture and Engineering Occupations (17-0000) 0.014 1.512 0.000 1.694 0.033 Life, Physical, and Social Science Occupations (19-0000) 0.005 0.576 0.000 0.841 0.300 Community and Social Service Occupations (21-0000) 0.005 0.295 0.000 0.000 2.595 Legal Occupations (23-0000) 0.001 0.710 0.000 0.015 0.010 Educational Instruction and Library Occupations (25-0000) 0.067 0.293 0.022 0.000 0.936 Arts, Design, Entertainment, Sports, and Media Occupations (27-0000) 0.506 2.851 0.064 0.052 0.307 Healthcare Practitioners and Technical Occupations (29-0000) 0.725 1.814 0.000 0.018 15.126 Healthcare Support Occupations (31-0000) 0.000 0.000 0.000 0.000 0.000 Protective Service Occupations (33-0000) 0.166 1.662 0.322 0.050 0.271 Food Preparation and Serving Related Occupations (35-0000) 0.000 0.000 0.000 0.000 0.000 Building and Grounds Cleaning and Maintenance Occupations (37-0000) 0.187 2.164 2.210 0.023 0.717 Personal Care and Service Occupations (39-0000) 0.446 0.253 0.526 0.001 0.457 Sales and Related Occupations (41-0000) 13.156 2.898 0.303 0.334 0.058 Office and Administrative Support Occupations (43-0000) 3.034 11.832 4.075 1.686 4.987 Farming, Fishing, and Forestry Occupations (45-0000) 0.018 0.028 0.009 0.004 0.001 Construction and Extraction Occupations (47-0000) 0.099 1.186 0.077 2.204 0.090 Installation, Maintenance, and Repair Occupations (49-0000) 2.504 3.559 1.593 2.560 0.834 Production Occupations (51-0000) 0.493 1.441 0.405 7.543 0.147 Transportation and Material Moving Occupations (53-0000) 3.886 2.412 0.145 1.605 0.206 Total 26.823 51.546 10.842 21.679 30.041
80% AMI Households by Occupation & Land Use
Appendix B - Page 6

Appendix B
City of San Ramon
Affordable Housing Analysis
Occupational Statistics
Occupations (SOC Codes) Commercial Office Hotel Industrial Institutional Management Occupations (11-0000) 0.778 2.944 0.537 0.903 1.013 Business and Financial Operations Occupations (13-0000) 0.266 4.305 0.211 0.850 0.728 Computer and Mathematical Occupations (15-0000) 0.056 3.614 0.020 0.151 0.235 Architecture and Engineering Occupations (17-0000) 0.010 1.111 0.000 1.245 0.024 Life, Physical, and Social Science Occupations (19-0000) 0.003 0.380 0.000 0.555 0.198 Community and Social Service Occupations (21-0000) 0.002 0.117 0.000 0.000 1.027 Legal Occupations (23-0000) 0.000 0.433 0.000 0.009 0.006 Educational Instruction and Library Occupations (25-0000) 0.023 0.101 0.008 0.000 0.323 Arts, Design, Entertainment, Sports, and Media Occupations (27-0000) 0.224 1.261 0.028 0.023 0.136 Healthcare Practitioners and Technical Occupations (29-0000) 0.473 1.182 0.000 0.012 9.858 Healthcare Support Occupations (31-0000) 0.000 0.000 0.000 0.000 0.000 Protective Service Occupations (33-0000) 0.102 1.023 0.198 0.031 0.167 Food Preparation and Serving Related Occupations (35-0000) 0.000 0.000 0.000 0.000 0.000 Building and Grounds Cleaning and Maintenance Occupations (37-0000) 0.000 0.000 0.000 0.000 0.000 Personal Care and Service Occupations (39-0000) 0.000 0.000 0.000 0.000 0.000 Sales and Related Occupations (41-0000) 5.471 1.205 0.126 0.139 0.024 Office and Administrative Support Occupations (43-0000) 0.213 0.829 0.286 0.118 0.350 Farming, Fishing, and Forestry Occupations (45-0000) 0.000 0.000 0.000 0.000 0.000 Construction and Extraction Occupations (47-0000) 0.035 0.416 0.027 0.773 0.032 Installation, Maintenance, and Repair Occupations (49-0000) 0.833 1.183 0.530 0.851 0.277 Production Occupations (51-0000) 0.000 0.000 0.000 0.000 0.000 Transportation and Material Moving Occupations (53-0000) 0.000 0.000 0.000 0.000 0.000 Total 8.488 20.105 1.971 5.660 14.398
100% AMI Households by Occupation & Land Use
Appendix B - Page 7

Appendix B
City of San Ramon
Affordable Housing Analysis
Occupational Statistics
Occupations (SOC Codes) Commercial Office Hotel Industrial Institutional Management Occupations (11-0000) 0.800 3.030 0.553 0.930 1.042 Business and Financial Operations Occupations (13-0000) 0.203 3.288 0.161 0.649 0.556 Computer and Mathematical Occupations (15-0000) 0.066 4.227 0.024 0.177 0.275 Architecture and Engineering Occupations (17-0000) 0.009 0.949 0.000 1.064 0.021 Life, Physical, and Social Science Occupations (19-0000) 0.003 0.349 0.000 0.510 0.182 Community and Social Service Occupations (21-0000) 0.001 0.068 0.000 0.000 0.599 Legal Occupations (23-0000) 0.000 0.397 0.000 0.008 0.006 Educational Instruction and Library Occupations (25-0000) 0.013 0.059 0.004 0.000 0.187 Arts, Design, Entertainment, Sports, and Media Occupations (27-0000) 0.145 0.817 0.018 0.015 0.088 Healthcare Practitioners and Technical Occupations (29-0000) 0.384 0.961 0.000 0.010 8.017 Healthcare Support Occupations (31-0000) 0.000 0.000 0.000 0.000 0.000 Protective Service Occupations (33-0000) 0.042 0.425 0.082 0.013 0.069 Food Preparation and Serving Related Occupations (35-0000) 0.000 0.000 0.000 0.000 0.000 Building and Grounds Cleaning and Maintenance Occupations (37-0000) 0.000 0.000 0.000 0.000 0.000 Personal Care and Service Occupations (39-0000) 0.000 0.000 0.000 0.000 0.000 Sales and Related Occupations (41-0000) 8.624 1.900 0.199 0.219 0.038 Office and Administrative Support Occupations (43-0000) 0.000 0.000 0.000 0.000 0.000 Farming, Fishing, and Forestry Occupations (45-0000) 0.000 0.000 0.000 0.000 0.000 Construction and Extraction Occupations (47-0000) 0.023 0.269 0.018 0.501 0.020 Installation, Maintenance, and Repair Occupations (49-0000) 0.178 0.253 0.113 0.182 0.059 Production Occupations (51-0000) 0.000 0.000 0.000 0.000 0.000 Transportation and Material Moving Occupations (53-0000) 0.000 0.000 0.000 0.000 0.000 Total 10.491 16.993 1.172 4.277 11.159
120% AMI Households by Occupation & Land Use
Appendix B - Page 8

Appendix B
City of San Ramon
Affordable Housing Analysis
Occupational Statistics
Occupations (SOC Codes) Commercial Office Hotel Industrial Institutional Management Occupations (11-0000) 3.081 11.664 2.127 3.579 4.012 Business and Financial Operations Occupations (13-0000) 0.338 5.474 0.268 1.081 0.925 Computer and Mathematical Occupations (15-0000) 0.170 10.933 0.062 0.457 0.711 Architecture and Engineering Occupations (17-0000) 0.012 1.274 0.000 1.428 0.028 Life, Physical, and Social Science Occupations (19-0000) 0.004 0.471 0.000 0.687 0.245 Community and Social Service Occupations (21-0000) 0.000 0.000 0.000 0.000 0.000 Legal Occupations (23-0000) 0.002 1.717 0.000 0.035 0.024 Educational Instruction and Library Occupations (25-0000) 0.004 0.017 0.001 0.000 0.053 Arts, Design, Entertainment, Sports, and Media Occupations (27-0000) 0.180 1.011 0.023 0.019 0.109 Healthcare Practitioners and Technical Occupations (29-0000) 1.131 2.830 0.000 0.029 23.603 Healthcare Support Occupations (31-0000) 0.000 0.000 0.000 0.000 0.000 Protective Service Occupations (33-0000) 0.031 0.313 0.061 0.009 0.051 Food Preparation and Serving Related Occupations (35-0000) 0.000 0.000 0.000 0.000 0.000 Building and Grounds Cleaning and Maintenance Occupations (37-0000) 0.000 0.000 0.000 0.000 0.000 Personal Care and Service Occupations (39-0000) 0.000 0.000 0.000 0.000 0.000 Sales and Related Occupations (41-0000) 0.000 0.000 0.000 0.000 0.000 Office and Administrative Support Occupations (43-0000) 0.000 0.000 0.000 0.000 0.000 Farming, Fishing, and Forestry Occupations (45-0000) 0.000 0.000 0.000 0.000 0.000 Construction and Extraction Occupations (47-0000) 0.000 0.000 0.000 0.000 0.000 Installation, Maintenance, and Repair Occupations (49-0000) 0.000 0.000 0.000 0.000 0.000 Production Occupations (51-0000) 0.000 0.000 0.000 0.000 0.000 Transportation and Material Moving Occupations (53-0000) 0.000 0.000 0.000 0.000 0.000 Total 4.952 35.704 2.542 7.324 29.761
Above 120% AMI Households by Occupation & Land Use
Appendix B - Page 9

25 City of San Ramon February 17, 2026
Affordable HousingLinkage Fee Justification Study
www.FinanceDTA.com

APPENDIX C
City of San Ramon
Affordable Housing Linkage Fee Justification Study

AFFORDABILITY GAP

ANALYSIS

Appendix C
City of San Ramon
Affordable Housing Gap Analysis
Development Category or Development Description
For Rent Product
Affordable 30
AMI
For Rent Product
Affordable 50
AMI
For Rent Product
Affordable 80
AMI
For Rent Product
Affordable 100
AMI
Units 1 [a] 1 1 1 1
Unit Size 1,100 [b] 1,100 1,100 1,100 1,100
Rentable Sq. Ft. [c] = [a] x [b] 1,100 1,100 1,100 1,100 Rental Assumptions
Monthly Rental (Per Unit) [1] [d] $1,079 $1,798 $2,878 $3,596 Monthly Rental (Per Sq. Ft.) [e] = [d] / [b] $0.98 $1.63 $2.62 $3.27 Revenue Assumptions
Gross Annual Revenue [f] = [c] x [e] $12,948 $21,576 $34,536 $43,152 Less: Vacancies [2] 4.50% ($583) ($971) ($1,554) ($1,942) Less: Operating Costs [3] $5,500.00 per Unit per Year ($5,500) ($5,500) ($5,500) ($5,500) Net Annual Revenue [g] $6,865 $15,105 $27,482 $35,710
Valuation Assumptions
Assumed Cap Rate [2] 4.90% [h] 4.90% 4.90% 4.90% 4.90%
Estimated Valuation [i] = [g] / [h] $140,109 $308,267 $560,855 $728,779 Estimated Development Cost [j] $405,000 $405,000 $405,000 $405,000 Tax Credit Financing
Eligible Basis 75% [k] = [j] x 75% $303,750 $303,750 $303,750 $0 Tax Credit [l] 4% 0% 0%
Estimated Tax Credit Financing [m] = [k] x [l] x 10 $121,500 $0 $0 $0 Affordability Gap [n] = [i] - [j] - [m] $143,391 $96,733 $0 $0 [1] Market rates based on listings of apartment rentals in the City. Rentals for 80% AMI, 50% AMI, and 30% AMI, are based on the State HUD limits effective April 1, 2025 (see Appendix C), for a 2 bedroom unit.
[2] Source: CoStar Property - Multi-Family Summary, City of San Ramon.

Assumptions
Appendix C - Page 1

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Public Finance
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RESIDENTIAL AFFORDABLE

HOUSING IN-LIEU FEE

JUSTIFICATION STUDY

CITY OF SAN RAMON
Report Date: February 17, 2026

ATTACHMENT E

www.FinanceDTA.com 18201 Von Karman Avenue, Suite 220
Irvine, CA 92612

CITY OF SAN RAMON

RESIDENTIAL AFFORDABLE HOUSING IN-LIEU FEE

JUSTIFICATION STUDY
Prepared for:

City of San Ramon
7000 Bollinger Canyon Rd., San Ramon CA 94583

TABLE

OF CONTENTS

SECTION PAGE
I EXECUTIVE SUMMARY ............................................ 1 A In-Lieu Fee Summary ..................................................... 1 B Annual Escalation Factors ............................................ 2 II INTRODUCTION ...................................................... 3 A Overview of Methodology ............................................ 3

III LEGAL FRAMEWORK TO JUSTIFY
DEVELOPMENT IMPACT FEES .............................. 4

IV LAND USE AND DEMOGRAPHIC ASSUMPTIONS
.................................................................................... 9 A Land Use Definitions and Employment
Densities ........................................................................... 9 B Worker Household ....................................................... 11 C Industry Sectors ............................................................ 11 D Income Distribution of Worker Households .......... 13 E Worker Households by Income Level ...................... 17

V AFFORDABILITY GAP AND IN-LIEU FEE
CALCULATION ...................................................... 18 A Affordability Gap ........................................................... 18 B Fee Calculation.............................................................. 19 VI FEE IMPLEMENTATION ....................................... 22 A Administering a Fee Program ................................... 22 B Indexing the In-Lieu Fee ............................................ 22 C Phase-In Schedule for Fee ......................................... 22 D Waivers, Exemptions, and Refunds
Overview ........................................................................ 22

1 SECTION I

EXECUTIVE SUMMARY

City of San Ramon February 17, 2026
Affordable housing In-Lieu Fee Justification Study
www.FinanceDTA.com

I EXECUTIVE SUMMARY
In order to adequately plan for new development and quantify the need for affordable housing and related costs associated with the direct and cumulative impacts of new development, DTA was retained by the City of San Ramon (the “City”) to prepare this residential nexus analysis (the “Fee Study”) and accompanying report for the City to establish a basis for a proposed residential In-Lieu fee (the “In-Lieu Fee”). The proposed fee would be levied on new residential development within the City to mitigate the impact of such development on the demand for affordable housing for the local workforce. The purpose of the Fee Study is to provide a legally defensible analysis of the “nexus” between new residential development projects, the additional employment generated as a result of residential spending, the resulting new worker households and their income distributions, and ultimately an estimate of those households that will need affordable housing. Importantly, the analysis examines the cost of delivering housing for households earning up to 120% of the Area Median Income (“AMI”) and evaluates the maximum feasible fee per unit for residential development, which is required to support the provision of such housing.

A In-Lieu Fee Summary
The Fee Study establishes a connection among new residential land uses, increased spending that results in the introduction of new workers, and the housing demand generated by those new workers. Given that a portion of these workers may belong to lower-income households, a share of the resulting housing demand must be met through affordable housing options. The analysis begins by categorizing residential land uses into four distinct types: Single Family Detached, Townhome, Condominium, and Apartment.

These categories are not exhaustive but serve as prototypes for determining the potential impacts on the City and for guiding the City’s affordable housing goals and objectives. The subsequent analysis proceeds with the following calculations:

The average sales prices for each residential land use type are determined.

Anticipated average income levels for each residential land use type are estimated based on the anticipated mortgage and other home payments required for each of the residential land use types.

Household spending in the City is estimated based on the income level and the data published by the Consumer Expenditure Survey.

Employee generation numbers based on household expenditure for each residential category are determined using data from IMPLAN.

Occupational and income information for each occupation is used to determine the distribution of jobs within each such occupation, with particular focus on the jobs with compensation levels addressed in the analysis.

New jobs are adjusted to new households, using area-specific demographic information on the number of workers per household.

2 SECTION I

EXECUTIVE SUMMARY

City of San Ramon February 17, 2026
Affordable housing In-Lieu Fee Justification Study
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The number of Extremely Low, Very Low-, Low-, and Moderate-Income households generated by the new development is calculated, and coefficients of households per square foot of building area are generated.

The number of lower income households per square foot is multiplied by the “Affordability Gap”, or the cost of delivering housing units affordable to these income groups, to generate the maximum In-Lieu Fee for the residential land uses.

The resulting fees are summarized in Table ES-1 below. This table presents the maximum legally justifiable fees as determined by the Fee Study. These totals reflect the maximum impact fees that may be assessed on new residential construction to address its contribution to affordable housing needs. They are not proposed fee levels; they represent only the upper limits identified through this analysis.

Table ES-1: In-Lieu Fee Summary
Land Use Type Maximum Justifiable
Fee (Per Unit)
Maximum Justifiable
Fee (Per Sq. Ft.)
Single Family
Detached $97,404 $31.42
Townhome $69,164 $37.39
Condominium $57,702 $48.09
Apartment $41,194 $45.77
B Annual Escalation Factors
The cost estimates for the In-Lieu Fee calculated in this Fee Study are stated in 2025 dollars.

DTA further recommends that, after adoption, the above fees be reviewed each year and adjusted based upon the changes in the Engineering News-Record (”ENR”) California Construction Cost Index (“CCCI”). This construction cost index is based on the Building Cost Index (“BCI”) averages for San Francisco and Los Angeles, as reported by Engineering News-Record.

3 SECTION II

INTRODUCTION
City of San Ramon February 17, 2026
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II INTRODUCTION
A Overview of Methodology
The Fee Study is based on the premise that new residential land uses generate additional economic activity through consumer spending, which in turn creates new employment for workers with a range of household incomes. Given the high cost of housing, many of these new workers will be unable to afford market-rate housing without experiencing significant financial strain. Consequently, the increase in households of lower-income workers without access to affordable housing is considered a direct impact of new residential development.

To address this, the proposed mitigation fee (the “In-Lieu Fee” or “In-Lieu Fee”) is intended to generate revenue that supports the development of housing affordable to these new lower-income households.

This section provides an overview of the Fee Study. Each step is summarized below and discussed in more detail in the following sections:

Section III: Legal Framework
This section provides a detailed discussion on the legal framework utilized to justify the imposition and collection of the fee.

Section IV: Land Use and Demographic Assumptions
The Fee Study analyzes four residential land use categories that represent key prototypes of anticipated future development in the City. For each land use type defined, the Fee Study calculates the average sales price and, in turn, estimates the household income, the average household spending in the City, and the resulting job creation. Recognizing that most households include more than one worker, the study converts employment figures into worker households to determine the total number of workers generated by each land use. Finally, the Fee Study estimates the distribution of new worker households by income level by applying the income profiles to the total household counts.

Section V: Financing Gap per Affordable Unit & Maximum Legal Fee Calculation This section evaluates the economic viability of constructing a market-rate dwelling unit versus a dwelling unit with rents affordable to a Moderate-Income or LowIncome Household to determine the affordability gap. This gap is then applied to the total housing need by income level to calculate the maximum legal fee.

Section VI: Fee Implementation
This section presents policy recommendations for implementation, administration, and other considerations.

4 SECTION III

LEGAL FRAMEWORK TO JUSTIFY

DEVELOPMENT IMPACT FEES
City of San Ramon February 17, 2026
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III LEGAL FRAMEWORK TO JUSTIFY DEVELOPMENT IMPACT FEES
The imposition of impact fees is an authorized method of financing the facilities necessary to mitigate the impact of new development, including affordable housing. A fee is “a monetary exaction, other than a tax or special assessment, which is charged by a local agency to the applicant in connection with approval of a development project for the purpose of defraying all or a portion of the cost of public facilities related to the development project...” (California Government Code, Section 66000).

A fee may be levied for each type of capital improvement required for new development, with the payment of the fee typically occurring prior to the beginning of construction of a dwelling unit or non-residential building. Fees are often levied at final map recordation, upon the issuance of a Certificate of Occupancy, or more commonly, at building permit issuance.

AB 1600, which created Section 66000 et seq. of the Government Code, was enacted by the State of California in 1987. In 2006, Government Code Section 66001 was amended to clarify that a fee cannot include costs attributable to existing deficiencies, but it can fund costs used to maintain the existing Level of Service (“LOS”) or meet an adopted LOS consistent with the General Plan.

Section 66000 et seq. of the Government Code requires that all public agencies satisfy the following requirements when establishing, increasing, or imposing a fee as a condition of new development:

1. Identify the purpose of the fee [Government Code Section 66001(a)(1)];

2. Ascertain the use to which the fee will be put [Government Code Section 66001(a)(2)];

3. Determine that there is a reasonable relationship between the fee’s use and type of development on which the fee is to be imposed [Government Code Section 66001(a)(3)];

4. Establish how there is a reasonable relationship between the need for the public facility and the type of development project on which the fee is to be imposed [Government Code Section 66001(a)(4)]; and

5. Discuss how there is a reasonable relationship between the amount of the fee and the cost of the public facility or portion of the public facility attributable to the development on which the fee is imposed [Government Code Section 66001(b)].

Presented below are the legal requirements as they relate to the calculation and imposition of the proposed fees addressed by this Fee Study.

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LEGAL FRAMEWORK TO JUSTIFY

DEVELOPMENT IMPACT FEES
City of San Ramon February 17, 2026
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A PURPOSE OF THE FEE [GOVERNMENT CODE SECTION 66001(A)(1)] New development within the City will increase the number of residents and employees.

These future residents and employees will create an additional demand for new or expanded affordable housing that the existing housing stock cannot accommodate. To accommodate residential development in an orderly manner without adversely affecting the City's current quality of life, additional affordable housing will need to be constructed.

It is the projected direct and cumulative effect of residential development that has required the preparation of this Fee Study. Each newly developed parcel will increase the need for new affordable housing; accordingly, the proposed fee will be charged to all future development, irrespective of location, within the City. Importantly, many employees associated with any additional residential development in the City may reside in affordable housing. Additionally, the availability of jobs throughout the City has a growth-inducing impact, in that it enhances the City’s reputation as a great place to live and work, thereby attracting new residential development that might otherwise have been constructed elsewhere. As a result, all such development projects in the City contribute to the cumulative need for new affordable housing. The fee, when collected, will be placed in a dedicated fund used solely for the design, acquisition, and construction of affordable housing, as well as other related costs, to mitigate the direct and cumulative impacts of new residential development within the City.

The discussion in this subsection of the Fee Study sets forth the purpose of the development impact fee as required by Section 66001(a)(1) of the California Government Code.

B THE USE TO WHICH THE FEE IS TO BE PUT [GOVERNMENT CODE SECTION 66001(A)(2)]
The fee collected will provide revenue to the City to facilitate the design, acquisition, and construction of affordable housing, and related costs necessary to mitigate the direct and cumulative demand for such housing resulting from new residential development in the City. By directly funding these costs, the fee will enhance the quality of life for existing and future City residents and employees and protect their health, safety, and welfare.

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DEVELOPMENT IMPACT FEES
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C THERE IS A REASONABLE RELATIONSHIP BETWEEN THE FEE’S USE AND THE TYPE

OF DEVELOPMENT PROJECT UPON WHICH THE FEE IS IMPOSED (BENEFIT RELATIONSHIP) [GOVERNMENT CODE SECTION 66001(A)(3)]
As discussed in Section A above, it is the projected direct and cumulative effect of future development that has prompted the preparation of this Fee Study. All new residential development within the City, irrespective of location, contributes to the direct and cumulative impacts of development on affordable housing demand and creates the need for more such housing to accommodate growth. The derivation of fee amounts for residential development is explained in detail in Sections IV and V of this Fee Study. These fees will be expended exclusively for the design, acquisition, and construction of new affordable housing, as that is the purpose for which this development impact fee is being collected. As previously stated, all new residential developments create either a direct impact or contribute to the cumulative impact on affordable housing.

For the foregoing reasons, there is a reasonable relationship between the design, acquisition, and construction of affordable housing and new development as required under Section 66001(a)(3) of the Mitigation Fee Act.

D DETERMINE HOW THERE IS A REASONABLE RELATIONSHIP BETWEEN THE NEED

FOR THE PUBLIC FACILITY AND THE TYPE OF DEVELOPMENT PROJECT UPON WHICH THE FEE IS IMPOSED (IMPACT RELATIONSHIP) [GOVERNMENT CODE SECTION 66001(A)(4)]
As previously stated, new residential development within the City, irrespective of location, contributes to the direct and cumulative impacts of development on affordable housing demand and creates the need for new affordable housing to accommodate growth.

Moreover, the affordable housing needs identified in Section V are a function of the projected number of residents in the City and do not reflect any unmet needs in existing development.

For the reasons presented herein and in Section V, there is a reasonable relationship between the need for affordable housing and all new development within the City.

E THERE IS A REASONABLE RELATIONSHIP BETWEEN THE AMOUNT OF THE FEE AND

THE COST OF THE PUBLIC FACILITIES ATTRIBUTABLE TO THE DEVELOPMENT UPON WHICH THE FEE IS IMPOSED (“ROUGH PROPORTIONALITY” RELATIONSHIP) [GOVERNMENT CODE 66001(B)]
As set forth above, all new residential development in the City impacts existing housing needs. Each individual residential development project, along with its induced employment effects, and the cumulative impacts of all development in the City will adversely affect the need for housing. Thus, imposing a fee to finance new affordable housing is an efficient, practical, and equitable means of ensuring that development proceeds responsibly.

New residential development impacts affordable housing needs directly and cumulatively.

The addition of new residents creates spending on existing and new businesses, creating

7 SECTION III

LEGAL FRAMEWORK TO JUSTIFY

DEVELOPMENT IMPACT FEES
City of San Ramon February 17, 2026
Affordable housing In-Lieu Fee Justification Study
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additional jobs, and a certain number of these new employees will require affordable housing. The proposed fee amounts are roughly proportional to the impacts resulting from new development based on the analyses contained in Section V. Thus, there is a reasonable relationship between the amount of the fee and cost of subsidizing the necessary housing.

F RECENT LEGISLATIVE DEVELOPMENTS
In September 2021, the Governor of California signed Assembly Bill (“AB”) 602 which provides new statewide requirements for local jurisdictions seeking to impose development impact fees on development projects. As stated earlier, the Mitigation Fee Act, AB 1600, establishes specific requirements that local officials must follow in establishing, increasing, or imposing development fees. Specifically, local officials must conduct a “nexus study” to demonstrate a “reasonable relationship” between the fees and the affordable housing to be funded by the fees, and the development project on which the fees are assessed. AB 602 is designed to provide additional guidance on how local agencies comply with their impact fee obligations, which will affect the methodology choice that DTA will use to calculate the fees. Key portions of the bill affecting future DIF calculations are summarized below.

On or after January 1, 2022, fee justification studies must identify the existing LOS for each public facility, identify the proposed new LOS, and (if the proposed new LOS is greater than the existing LOS) include an explanation of why the new LOS is necessary.

For housing development projects, nexus studies adopted after July 1, 2022, must calculate the amount of fees based on the square footage of proposed residential units of the development, unless the local agency demonstrates that another metric is more appropriate. The bill would require that a “local agency that calculated fees proportionally to the square footage of the proposed units be deemed to have used a valid method to establish a reasonable relationship between the fee charged and the burden posed by development.” This would also apply to multi-family residences.

The bill also requires HCD, on or before January 1, 2024, to create an impact fee nexus study template that may be used by local jurisdictions to calculate their fees.

The bill requires that the template includes a method for calculating the feasibility of housing construction at a specified fee level. The template must be completed by 2024, and local jurisdictions will have the option (it will not be required) to use the HCD template.

The bill authorizes any member of the public, including an applicant for a development project, to submit evidence that the city, county, or other local agency had failed to comply with the Mitigation Fee Act. The bill requires the legislative body of the city, county, or other local agency to consider any timely submitted evidence and authorize the legislative body to change or adjust the proposed fee or fee increase, as specified.

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LEGAL FRAMEWORK TO JUSTIFY

DEVELOPMENT IMPACT FEES
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If a Nexus study supports the increase of an existing fee, the local agency shall review the assumption of the Nexus study supporting the original fee and evaluate the amount of the fees collected under the original fee.

Large jurisdictions (county population greater than 250,000) and cities within those counties must adopt a capital improvement plan as part of the nexus study.

Nexus studies shall be updated at least every 8 years from the period beginning January 1, 2023.

Notably, AB 602 does not apply to (i) water and sewer connection and capacity charges, (ii) school fees or Quimby fees for park impacts, and (iii) Mello-Roos Programs or other special taxes. These other fees, taxes, and charges are subject to their own statutory accountability measures.

9 SECTION IV

LAND USE AND DEMOGRAPHICS
City of San Ramon February 17, 2026
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IV LAND USE AND DEMOGRAPHIC ASSUMPTIONS
A Land Use Definitions and Employment Densities
As previously indicated, the purpose of the Fee Study is to determine the In-Lieu Fee for four (4) land use categories: Single Family Detached, Townhome, Condominium, and Apartment.

As a first step, the existing sales prices and monthly rentals were estimated from recent Zillow listings and are summarized in the table below.

Table 1: Residential Development Parameters
Residential Land Use Average Unit Size Average Sales
Price
Average Monthly
Rent
Single Family Detached 3,100 $1,650,000 NA
Townhome 1,850 $875,000 NA
Condominium 1,200 $650,000 NA
Apartment 900 NA $2,850
Next, using the valuations above, the average income required to own or rent residential property in each land-use category was estimated. Notably, the analysis assumes a 3-to-1 gross income-to-housing expense ratio, meaning housing costs represent approximately 33% of gross income. Based on this assumption, housing expenses were calculated using a 20% down payment and a 30-year fixed-rate mortgage at 5.00% interest. Additional costs— including insurance, HOA dues, property taxes, and other expenses—were estimated at

2.00% of the projected sales price for each residential land use. The resulting summary of household spending and income levels for each category is provided in the table below.

Table 2: Household Income Assumptions
Residential Land Use Single Family
Detached Townhome Condominium Apartment
Projected Sales Price $1,650,000 $875,000 $650,000 NA
Average Mortgage
(20% Down-Payment) $1,320,000 $700,000 $520,000 NA
Annual Mortgage
(Mortgage Assumptions 5%
Rate, 30-Yr Term)
$85,033 $45,093 $33,498 $34,200 [1]
Annual Insurance
(For Sale: 2% of Sales Price) $33,000 $17,500 $13,000 $0 Total Housing Payments $118,033 $62,593 $46,498 $34,200 Average Household Income
(3-to-1 Income to Housing
Payment Ratio)
$354,098 $187,779 $139,493 $102,600
[1] For Apartments, the amount represents the annual rental payments, assuming a monthly payment of $2,850.

After estimating average household income for each residential land use, data from the

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LAND USE AND DEMOGRAPHICS
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Consumer Expenditure Survey were used to calculate average non-housing spending within the City. The survey organizes spending by income bracket and 15 major categories, including Food at Home, Food Away from Home, Alcoholic Beverages, Apparel, and Transportation. For each of these spending categories, DTA estimated the percentage of that spending occurring in the City. For example, DTA estimated that 100% of Food at Home would occur in the City, whereas only 50% of Food Away from Home would occur in the same local area. Based on these assumptions, estimated local expenditures are summarized below. To maintain precision, per-unit annual expenditures were converted to totals based on 100 units, as shown in the table.

Table 3: Estimated Annual Expenditure
Residential Land Use Single Family
Detached Townhome Condominium Apartment
Average Household Income $354,098 $187,779 $139,493 $102,600 Expenditures (as a % of
Disposable Income) 23.61% 33.24% 37.78% 37.78%
Total Annual Expenditure
(Per Unit) $83,617 $62,412 $52,697 $38,760
Total Annual Expenditure
(100-Unit Development) $8,361,692 $6,241,246 $5,269,693 $3,875,968 The additional expenditure by residents, as shown above, is expected to generate jobs, particularly in sectors such as restaurants and retail, which are closely linked to household spending. In order to estimate these employment impacts by industry sector, the analysis utilized IMPLAN, a widely recognized economic modeling tool that models economic impacts using input-output accounting, tracking how changes in final demand ripple through supply chains. The tool estimates effects across more than 400 industry sectors on output, employment, and income, using regional datasets. More specifically, the IMPLAN model was used to allocate household spending across industry sectors, using data from the Consumer Expenditure Survey, to estimate the number of jobs created by increased demand for goods and services from new households (hereafter referred to as “Induced Economic Impacts”). The table below summarizes the estimated job generation for each residential land use.

Table 4: Estimated Number of Jobs Generated
Residential Land Use Total Expenditure
(100-Unit Project)
Induced Jobs per
Household
Total Jobs
Generated per
100-Unit Project
Single Family Detached $8,361,692 0.75 75.36
Townhome $6,241,246 0.53 53.20
Condominium $5,269,693 0.44 44.39
Apartment $3,875,968 0.32 31.79

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LAND USE AND DEMOGRAPHICS
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B Worker Household
Since most households include more than one worker, the Fee Study groups employees generated by each land use into households to determine the total number of worker households generated by each land use type. According to the US Census American Community Survey, as of 2024, the City had 43,814 workers living in households and 29,693 households, averaging approximately 1.48 workers per household. Therefore, the Fee Study estimates the number of employee households generated by each land use by dividing the total number of workers by 1.48. The resulting estimated number of households per 100 units is shown below.

Table 5: Estimated Households per 100 Unit Project
Residential Land Use
Total Jobs
Generated per
100-Unit Project
Employees per
Household
Total Households
(1.48 Employees /
Household)
Single Family Detached 75.36 1.48 50.92
Townhome 53.20 1.48 35.95
Condominium 44.39 1.48 29.99
Apartment 31.79 1.48 21.48
Total 204.74 NA 138.34
C Industry Sectors
The employees generated above will likely be engaged in a wide range of occupations.

Therefore, the goal of the Fee Study is to estimate the distribution of these new jobs created by residential spending and determine the likely industry sectors associated with such jobs for each of the residential land uses.

These industry sectors are determined based on the North American Industry Classification System (“NAICS”), which assigns numerical codes to each industry sector. NAICS codes group all industries into 22 major industry categories. The table below provides a percentage breakdown of occupations associated with each land use.

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Table 6: Percentage Breakdown of Occupations by Land Use Industries by NAICS Code Single Family Detached Condominium Townhome Apartment Management Occupations (11-0000) 8% 8% 8% 8%
Business and Financial Operations Occupations (13-0000) 8% 7% 7% 7% Computer and Mathematical Occupations (15-0000) 3% 3% 3% 3% Architecture and Engineering Occupations (17-0000) 1% 1% 1% 1% Life, Physical, and Social Science Occupations (19-0000) 0% 0% 0% 0% Community and Social Service Occupations (21-0000) 2% 2% 2% 2% Legal Occupations (23-0000) 0% 0% 0% 0%
Educational Instruction and Library Occupations (25-0000) 4% 3% 3% 3% Arts, Design, Entertainment, Sports, and Media Occupations (27-0000) 2% 2% 2% 2% Healthcare Practitioners and Technical Occupations (29-0000) 8% 7% 7% 8% Healthcare Support Occupations (31-0000) 7% 7% 7% 7%
Protective Service Occupations (33-0000) 1% 1% 1% 1%
Food Preparation and Serving Related Occupations (35-0000) 12% 13% 13% 13% Building and Grounds Cleaning and Maintenance Occupations (37-0000) 4% 4% 4% 3% Personal Care and Service Occupations (39-0000) 4% 4% 4% 4% Sales and Related Occupations (41-0000) 8% 8% 8% 8%
Office and Administrative Support Occupations (43-0000) 14% 14% 14% 14% Farming, Fishing, and Forestry Occupations (45-0000) 0% 0% 0% 0% Construction and Extraction Occupations (47-0000) 1% 1% 1% 1% Installation, Maintenance, and Repair Occupations (49-0000) 4% 5% 5% 4% Production Occupations (51-0000) 2% 2% 2% 2%
Transportation and Material Moving Occupations (53-0000) 6% 7% 7% 7% Total 100% 100% 100% 100%
Based on the percentage allocations in Table 6, the anticipated number of households by occupation is shown in the table below.

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Table 7: Number of Households by Occupation and Land Use Industries by NAICS Code Single Family Detached Condominium Townhome Apartment Management Occupations (11-0000) 4 2 3 2
Business and Financial Operations Occupations (13-0000) 4 2 3 2 Computer and Mathematical Occupations (15-0000) 2 1 1 1 Architecture and Engineering Occupations (17-0000) 0 0 0 0 Life, Physical, and Social Science Occupations (19-0000) 0 0 0 0 Community and Social Service Occupations (21-0000) 1 1 1 1 Legal Occupations (23-0000) 0 0 0 0
Educational Instruction and Library Occupations (25-0000) 2 1 1 1 Arts, Design, Entertainment, Sports, and Media Occupations (27-0000) 1 1 1 0
Healthcare Practitioners and Technical Occupations (29-0000) 4 2 3 2 Healthcare Support Occupations (31-0000) 3 2 2 2
Protective Service Occupations (33-0000) 0 0 0 0
Food Preparation and Serving Related Occupations (35-0000) 6 4 5 3 Building and Grounds Cleaning and Maintenance Occupations (37-0000) 2 1 1 1
Personal Care and Service Occupations (39-0000) 2 1 2 1 Sales and Related Occupations (41-0000) 4 3 3 2
Office and Administrative Support Occupations (43-0000) 7 4 5 3 Farming, Fishing, and Forestry Occupations (45-0000) 0 0 0 0 Construction and Extraction Occupations (47-0000) 1 0 0 0 Installation, Maintenance, and Repair Occupations (49-0000) 2 1 2 1 Production Occupations (51-0000) 1 1 1 0
Transportation and Material Moving Occupations (53-0000) 3 2 3 1 Total 51 30 36 21
D Income Distribution of Worker Households
The occupational data by household, determined above, provides a framework for estimating household income. DTA utilized the Bureau of Labor Statistics Employment Occupation Statistics that provides earnings data by occupation and includes a distribution of earnings by occupation. Notably, because the City would likely draw employees from areas beyond its boundaries, the analysis was based on data for the San Francisco-OaklandFremont Metropolitan Statistical Area (the “MSA”).

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Table 8: Wage Distribution by Occupation
Wages by Occupation
(San Francisco-Oakland-Fremont MSA)
10th
percentile
wage
25th
percentile
wage
Median
Wage
75th
percentile
wage
90th
percentile
wage
99th
percentile
wage
Management Occupations (11-0000) $79,640 $119,570 $174,140 $234,900 $303,875 $393,133 Business and Financial Operations Occupations (13-0000) $62,200 $81,470 $110,180 $156,260 $203,650 $256,140 Computer and Mathematical Occupations (15-0000) $82,580 $124,400 $165,760 $204,670 $226,490 $301,479 Architecture and Engineering Occupations (17-0000) $76,940 $98,830 $130,940 $169,220 $212,440 $261,843 Life, Physical, and Social Science Occupations (19-0000) $63,280 $84,510 $126,190 $165,260 $204,860 $268,887 Community and Social Service Occupations (21-0000) $46,850 $55,900 $72,290 $104,450 $133,290 $166,774 Legal Occupations (23-0000) $61,010 $93,170 $156,870 $231,960 $338,861 $446,274 Educational Instruction and Library Occupations (25-0000) $43,320 $50,220 $73,410 $102,530 $136,120 $176,278 Arts, Design, Entertainment, Sports, and Media
Occupations (27-0000) $44,330 $60,730 $91,680 $128,910 $176,470 $225,922 Healthcare Practitioners and Technical Occupations (29- 0000) $61,250 $91,030 $137,270 $197,250 $232,310 $337,644 Healthcare Support Occupations (31-0000) $35,120 $35,870 $36,740 $48,520 $69,260 $66,952 Protective Service Occupations (33-0000) $41,520 $45,160 $56,490 $108,780 $139,410 $188,279 Food Preparation and Serving Related Occupations (35-
0000) $35,940 $37,720 $42,100 $47,690 $59,760 $63,581
Building and Grounds Cleaning and Maintenance
Occupations (37-0000) $38,090 $39,880 $45,760 $60,030 $73,880 $86,684 Personal Care and Service Occupations (39-0000) $35,960 $38,240 $43,390 $55,590 $74,630 $80,446 Sales and Related Occupations (41-0000) $37,660 $40,160 $50,110 $85,030 $147,490 $152,009 Office and Administrative Support Occupations (43-0000) $42,800 $48,480 $61,090 $77,730 $98,550 $117,606 Farming, Fishing, and Forestry Occupations (45-0000) $38,970 $42,420 $47,440 $58,890 $76,480 $82,409 Construction and Extraction Occupations (47-0000) $49,490 $61,210 $79,000 $109,000 $138,820 $171,694 Installation, Maintenance, and Repair Occupations (49-
0000) $46,100 $57,210 $74,870 $96,730 $125,890 $148,094 Production Occupations (51-0000) $39,060 $45,130 $52,330 $68,260 $95,610 $101,053 Transportation and Material Moving Occupations (53-
0000) $38,500 $43,410 $49,310 $63,480 $86,370 $95,687
Notably, DTA also incorporated the household income limits for extremely low-, very low-, low-, and moderate-income households. Based on the 2025 HUD guidelines for multifamily tax subsidy projects, assuming a 3-person household, the Area Median Income (“AMI”) for Contra Costa County is $143,900 per household. From this data, other income levels, specifically, extremely low (30%), very low (50%), low (75%), and moderate (100%), were determined.

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Table 9: Income Categories – Contra Costa County
Income Category Household Income
(3-Person Household)
Median Income $143,800
Extremely Low (30%) $43,200
Very Low (50%) $71,900
Low (80%) $112,550
Moderate (120%) $172,600
Data from Tables 8 and 9 were then used to generate the percentage of households within each income category, as shown in the table below.

Table 10: Income Categories across Occupation
Income Categories by Occupation
(San Francisco-Oakland-Fremont MSA) 30% AMI 50% AMI 80% AMI 100% AMI 120% AMI Above 120% AMI Total Management Occupations (11-0000) 0.432% 0.288% 1.138% 1.021% 1.050% 4.043% 7.97% Business and Financial Operations Occupations (13-0000) 0.420% 0.643% 2.127% 0.946% 0.722% 1.203% 6.06% Computer and Mathematical Occupations (15-0000) 0.069% 0.046% 0.170% 0.198% 0.232% 0.599% 1.31% Architecture and Engineering Occupations (17-0000) 0.350% 0.233% 1.765% 1.297% 1.109% 1.489% 6.24% Life, Physical, and Social Science Occupations (19-0000) 0.220% 0.299% 0.878% 0.579% 0.532% 0.717% 3.23% Community and Social Service Occupations (21-0000) 0.011% 0.049% 0.038% 0.015% 0.009% 0.000% 0.12% Legal Occupations (23-0000) 0.009% 0.010% 0.022% 0.014% 0.012% 0.054% 0.12% Educational Instruction and Library Occupations (25-
0000) 0.006% 0.023% 0.019% 0.007% 0.004% 0.001% 0.06%
Arts, Design, Entertainment, Sports, and Media
Occupations (27-0000) 0.035% 0.086% 0.112% 0.050% 0.032% 0.040% 0.35% Healthcare Practitioners and Technical Occupations (29- 0000) 0.086% 0.102% 0.277% 0.181% 0.147% 0.433% 1.23%
Healthcare Support Occupations (31-0000) 0.354% 0.203% 0.000% 0.000% 0.000% 0.000% 0.56% Protective Service Occupations (33-0000) 0.068% 0.165% 0.084% 0.052% 0.022% 0.016% 0.41% Food Preparation and Serving Related Occupations (35-
0000) 0.657% 0.545% 0.000% 0.000% 0.000% 0.000% 1.20%
Building and Grounds Cleaning and Maintenance
Occupations (37-0000) 0.287% 0.361% 0.090% 0.000% 0.000% 0.000% 0.74% Personal Care and Service Occupations (39-0000) 0.151% 0.121% 0.038% 0.000% 0.000% 0.000% 0.31% Sales and Related Occupations (41-0000) 2.026% 2.065% 1.036% 0.431% 0.679% 0.000% 6.24% Office and Administrative Support Occupations (43-0000) 0.733% 3.725% 2.123% 0.149% 0.000% 0.000% 6.73% Farming, Fishing, and Forestry Occupations (45-0000) 0.012% 0.024% 0.006% 0.000% 0.000% 0.000% 0.04% Construction and Extraction Occupations (47-0000) 0.526% 1.890% 2.295% 0.804% 0.521% 0.000% 6.04% Installation, Maintenance, and Repair Occupations (49-
0000) 0.687% 2.673% 2.834% 0.942% 0.201% 0.000% 7.34%
Production Occupations (51-0000) 6.840% 19.364% 7.835% 0.000% 0.000% 0.000% 34.06% Transportation and Material Moving Occupations (53-
0000) 2.332% 5.436% 1.880% 0.000% 0.000% 0.000% 9.65%
Total` 16.31% 38.37% 24.77% 6.68% 5.27% 8.59% 100%

16 SECTION IV

LAND USE AND DEMOGRAPHICS
City of San Ramon February 17, 2026
Affordable housing In-Lieu Fee Justification Study
www.FinanceDTA.com
The data in the table above provides an allocation of employees across occupations and income levels. However, to generate estimated employee counts by occupation, the data were realigned to each occupation, as shown in Table 11, to determine the percentage of workers in each occupation who fall within each income level.

Table 11: Distribution of Occupation for Workers by Income Categories Income Categories by Occupation 30%
AMI
50%
AMI
80%
AMI
100%
AMI
120%
AMI
Above
120% AMI Total
Management Occupations (11-0000) 5.42% 3.61% 14.27% 12.80% 13.18% 50.72% 100% Business and Financial Operations Occupations (13-0000) 6.94% 10.61% 35.09% 15.60% 11.92% 19.84% 100% Computer and Mathematical Occupations (15-0000) 5.22% 3.48% 12.94% 15.08% 17.64% 45.63% 100% Architecture and Engineering Occupations (17-0000) 5.61% 3.74% 28.28% 20.78% 17.76% 23.84% 100% Life, Physical, and Social Science Occupations (19-0000) 6.82% 9.27% 27.22% 17.96% 16.50% 22.23% 100% Community and Social Service Occupations (21-0000) 9.21% 40.20% 31.10% 12.32% 7.18% 0.00% 100% Legal Occupations (23-0000) 7.07% 8.01% 18.50% 11.29% 10.35% 44.78% 100% Educational Instruction and Library Occupations (25-0000) 9.96% 38.41% 32.21% 11.13% 6.45% 1.83% 100% Arts, Design, Entertainment, Sports, and Media Occupations (27-0000) 9.73% 24.29% 31.66% 14.01% 9.07% 11.23% 100% Healthcare Practitioners and Technical Occupations (29-0000) 7.04% 8.32% 22.62% 14.74% 11.99% 35.29% 100% Healthcare Support Occupations (31-0000) 63.58% 36.42% 0.00% 0.00% 0.00% 0.00% 100% Protective Service Occupations (33-0000) 16.68% 40.69% 20.70% 12.74% 5.30% 3.89% 100% Food Preparation and Serving Related Occupations (35-0000) 54.65% 45.35% 0.00% 0.00% 0.00% 0.00% 100% Building and Grounds Cleaning and Maintenance Occupations (37- 0000) 38.86% 49.00% 12.14% 0.00% 0.00% 0.00% 100%
Personal Care and Service Occupations (39-0000) 48.79% 39.06% 12.15% 0.00% 0.00% 0.00% 100% Sales and Related Occupations (41-0000) 32.49% 33.11% 16.61% 6.91% 10.89% 0.00% 100% Office and Administrative Support Occupations (43-0000) 10.90% 55.34% 31.55% 2.21% 0.00% 0.00% 100% Farming, Fishing, and Forestry Occupations (45-0000) 28.59% 57.51% 13.91% 0.00% 0.00% 0.00% 100% Construction and Extraction Occupations (47-0000) 8.72% 31.31% 38.02% 13.33% 8.64% 0.00% 100% Installation, Maintenance, and Repair Occupations (49-0000) 9.36% 36.44% 38.62% 12.84% 2.74% 0.00% 100% Production Occupations (51-0000) 20.08% 56.91% 23.00% 0.00% 0.00% 0.00% 100% Transportation and Material Moving Occupations (53-0000) 24.18% 56.34% 19.48% 0.00% 0.00% 0.00% 100%

17 SECTION IV

LAND USE AND DEMOGRAPHICS
City of San Ramon February 17, 2026
Affordable housing In-Lieu Fee Justification Study
www.FinanceDTA.com
E Worker Households by Income Level
The table below summarizes the worker households for each land use. This data was derived from the distribution of occupations by land use in Table 8 and from the distribution of occupations among workers by income category in Table 11.

Table 12: Distribution of Worker Households by Land Use (100-Unit Project) Land Use
(100-Unit Project) 30% AMI 50% AMI 80% AMI 100% AMI 120% AMI Above 120% AMI Total Single Family Detached 12.06 17.31 10.10 3.45 2.75 5.25 50.92 Townhome 8.75 12.35 6.98 2.36 1.89 3.62 35.95
Condominium 7.30 10.30 5.82 1.97 1.58 3.02 29.99
Apartment 5.21 7.33 4.17 1.42 1.14 2.20 21.48
Total` 33.32 47.29 27.07 9.21 7.36 14.10 138.34

18 SECTION V

AFFORDABILITY GAP AND IN-LIEU

FEE CALCULATION
City of San Ramon February 17, 2026
Affordable housing In-Lieu Fee Justification Study
www.FinanceDTA.com

V AFFORDABILITY GAP AND IN-LIEU FEE CALCULATION
A Affordability Gap
This section of the Fee Study calculates the cost to house the extremely low-, very low-, low-, and moderate-income households by determining the per unit “financing gap” that a developer would encounter when constructing a for-sale or for-rent project. In other words, the cost to house a lower-income household in a rental unit is the difference between the value of a for-rent affordable unit and the cost to develop that unit. Similarly, the cost to house a lower-income household in a for-sale unit would be the difference between the affordable purchase price for that lower income household and the market value of that unit. Notably, for purposes of this analysis, DTA applied the for-rent affordability gap to 30% AMI and 50% AMI, and the for-sale affordability gap to the 80% AMI and 100% AMI.

Firstly, for the rental affordability gap, the current market-rate rent in the City for a new two-bedroom apartment is approximately $2,850. According to the 2025 HUD guidelines for multifamily tax subsidy projects, rather than pay market-rate rents, a below 30% AMI household could afford $1,079 per month, a 30-50% AMI household could afford $1,798 per month, a 50-80% AMI household could afford $2,878 per month, and an 80-100% AMI household could afford $3,596 per month.

Table 13: Monthly Rental Estimates1
Building Type Monthly Rent
per Unit 1
Market Rate Unit $2,850
Below 30% AMI – Affordable Unit $1,079
30-50% AMI – Affordable Unit $1,798
50-80% AMI – Affordable Unit $2,878
80-100% AMI – Affordable Unit $3,596
Notes:

1. Market-rate rents were sourced from Zillow listings for the City as of November 2025. Affordable rents were obtained from the U.S. Department of Housing and Urban Development Multifamily Tax Subsidy Rents for Contra Costa County.

Utilizing the rental incomes above, the estimated valuation for units applicable to each income tier was determined based on the Net Operating Income (“NOI”) (i.e., rental income less operating expenses and vacancy) and a cap rate for for-rent developments. Notably, assumed vacancy rates and the cap rates were based on current market snapshots from CoStar Property. DTA also assumed that Low-Income Housing Tax Credits (“LIHTCs”), in the form of 4% Tax Credit Financing, would be available as a partial subsidy for developing rental units for households at or below 30% AMI. Finally, the actual development cost for these rental units was estimated using data from recent LIHTC applications for projects in the City.

19 SECTION V

AFFORDABILITY GAP AND IN-LIEU

FEE CALCULATION
City of San Ramon February 17, 2026
Affordable housing In-Lieu Fee Justification Study
www.FinanceDTA.com
Table 14a: Affordability Gap – For-Rent
Development Category
For Rent
Product
Affordable
30 AMI
For Rent
Product
Affordable
50 AMI
For Rent
Product
Affordable
80 AMI
For Rent
Product
Affordable
100 AMI
Rental Limits $1,079 $1,798 $2,878 $3,596
Gross Annual Rent $12,948 $21,576 $34,536 $43,152
Less: Vacancies ($583) ($971) ($1,554) ($1,942)
Less: Operating Expenses ($5,500) ($5,500) ($5,500) ($5,500) Projected Net Revenue $6,865 $15,105 $27,482 $35,710
Cap Rate 4.90% 4.90% 4.90% 4.90%
Estimated Valuation $140,109 $308,267 $560,855 $728,779 Direct Construction Costs ($543,100) ($543,100) ($543,100) ($543,100) Tax Credits 4% N/A N/A N/A
Eligible Basis (75%) $407,325 $0 $0 $0
Tax Credit Financing $162,930 $0 $0 $0
Net Construction Cost ($380,170) ($543,100) ($543,100) ($543,100) Affordability Gap ($240,061) ($234,833) $0 $0
For the for-sale affordability gap, the current market sale price for a condominium unit is approximately $650,000. According to the 2025 HUD guidelines for multifamily tax subsidy projects, the annual income limit for a below 30% AMI household is $43,170, $71,950 for a 30-50% AMI household, $115,120 for a 50-80% AMI household, and $143,900 for an 80-100% AMI household.

Using the income limits above, the home purchasing potential was determined for each income category. Notably, the analysis assumes a 3-to-1 gross income-to-housing expense ratio, meaning housing costs represent approximately 33% of gross income. Based on this assumption, purchase price was calculated using a 30-year fixed-rate mortgage at 5.50% interest. Additional costs—including insurance, HOA dues, property taxes, and other expenses—were estimated at 25% of the housing cost.

20 SECTION V

AFFORDABILITY GAP AND IN-LIEU

FEE CALCULATION
City of San Ramon February 17, 2026
Affordable housing In-Lieu Fee Justification Study
www.FinanceDTA.com
Table 14b: Affordability Gap – For-Sale
Development Category
For Rent
Product
Affordable
30 AMI
For Rent
Product
Affordable
50 AMI
For Rent
Product
Affordable
80 AMI
For Rent
Product
Affordable
100 AMI
Income Limits $43,170 $71,950 $115,120 $143,900
Household Payments (3-to-1) $14,390 $23,983 $38,373 $47,967 Annual Taxes and Insurance (25% of Income) $3,598 $5,996 $9,593 $11,992 Annual Mortgage Payment $10,793 $17,988 $28,780 $35,975

Home Purchase Potential
(5.5% Coupon/ 30 Yr Term) $156,855 $261,426 $418,281 $522,851 Average Sales Price (Condominium) $650,000 $650,000 $650,000 $650,000 Affordability Gap (Condominiums) [1] NA NA ($231,719) ($127,149) [1] Affordability Gap on For-Sale property only applies to 80% and 100% AMI levels, since other income levels were included in the For-Rent analysis. Additionally, affordability is only analyzed for condominium property as that is assumed to be land use with the lowest price point.

B Fee Calculation
To determine the In-Lieu Fee, the per-affordable-unit financing gap for each income level is applied to the total housing need for that income level within each residential land use.

The result is the “maximum fee” because it is directly derived from the nexus analysis described above (i.e., new residential development generating new jobs, creating new worker households, and a cost to provide new affordable rental housing units to these same households).

21 SECTION V

AFFORDABILITY GAP AND IN-LIEU

FEE CALCULATION
City of San Ramon February 17, 2026
Affordable housing In-Lieu Fee Justification Study
www.FinanceDTA.com
Table 15: Maximum Justifiable Fees
Land Use
(100-Unit Project) 30% AMI 50% AMI 80% AMI 100% AMI 120% AMI Above
120% AMI Total
Single Family Detached 12.06 17.31 10.10 3.45 2.75 5.25 50.92 Townhome 8.75 12.35 6.98 2.36 1.89 3.62 35.95
Condominium 7.30 10.30 5.82 1.97 1.58 3.02 29.99
Apartment 5.21 7.33 4.17 1.42 1.14 2.20 21.48
Total` 33.32 47.29 27.07 9.21 7.36 14.10 138.34

Affordability Gap $240,061.02 $234,833.06 $231,718.81 $127,148.52 NA NA NA

Single Family Detached $28,956.78 $40,660.39 $23,400,43 $4,386.10 $0.00 $0.00 $97,404 Townhome $20,998.98 $28,995.94 $16,165.45 $3,003.36 $0.00 $0.00 $69,164 Condominium $17,519,11 $24,190.85 $13,486.57 $2,505.65 $0.00 $0.00 $57,702 Apartment $12,506.30 $17,206.94 $9,668.94 $1,811.80 $0.00 $0.00 $41,194 The totals represent the ceiling for impact fees on new residential development to mitigate their effects on affordable housing demand. These figures are not recommendations; they indicate only the maximums determined by this analysis.

22 SECTION VI

FEE IMPLEMENTATION

City of San Ramon February 17, 2026
Affordable housing In-Lieu Fee Justification Study
www.FinanceDTA.com

VI FEE IMPLEMENTATION
A Administering a Fee Program
Implementing a fee program requires significant planning and training; therefore, it should be conducted efficiently and frequently. A well-designed program can generate sufficient funds to offset development impacts, while a poorly structured one risks underfunding and reliance on the General Fund—or overcharging, which could lead to legal challenges or refund obligations.

All involved staff—across accounting, budgeting, and project management—must understand the distinction between In-Lieu fees and other types of fees, along with the rules governing how fee revenues can be used. The fees proposed in this report are tied to a specific purpose and must be spent accordingly.

B Indexing the In-Lieu Fee
The fees presented in this Fee Study are based on current construction costs and should be adjusted annually to account for inflation, as construction costs ultimately impact the cost of providing or subsidizing affordable housing. Therefore, DTA recommends that, after adoption, the fee be reviewed annually and adjusted using a reliable index, such as the ENR BCI, which is generally used as the primary basis for indexing construction costs.

C Phase-In Schedule for Fee
A key component of adopting this Fee will be the effective date on which the Fee becomes active. One approach adopted by cities is to set a future effective date and/or waive fees for current projects that are in the development pipeline. Other approaches include a phasedin period of 1-2 years, during which the fee is set at 50% for the first year of applicability, rising to 100% after 12 months.

D Waivers, Exemptions, and Refunds Overview
The California Government Code permits impact fee exemptions for certain land uses at the discretion of local jurisdictions. Such fee exemptions are a policy matter that should be based on the consideration of the greater public good provided by this specific use being exempted from the impact fee. The following are considerations regarding waivers, exemptions, or refunds.

Affordable housing: Most cities waive fees for projects that are 100% affordable housing;
Alternatives to Fees: Many cities allow developers to provide housing units or donate land instead of paying fees;
Public Projects: Fees are typically waived for publicly-owned developments; Special Land Uses: Some cities offer waivers for non-profit buildings, religious institutions, educational facilities (both public and private), and similar land uses;