EPS provides rigorous analysis and insightful solutions to address complex challenges in real estate development, land use policy, and local government finance. We are motivated by the role our work can play in shaping places where people live and we strive to create high-quality urban environments that advance the principles of diversity, resiliency, and shared prosperity.
EPS offers a wealth of experience, robust technical expertise, and the ability to offer insightful solutions to address the challenges and opportunities of urban development.
Mountain House, located in unincorporated San Joaquin County, is a planned community formed in 1994. Over the past 30 years, the Community has grown to a population of nearly 25,000 residents with 6,000 households and over 800 local jobs. In the March 2024 Primary Election, over 90 percent of voters approved the incorporation of the Community, paving the way for it to become the first city in California in over a decade.
In the early years of visioning, planning, and establishment of the Mountain House Community, EPS served as the key economic advisor to the County. EPS played an important role in the development of Mountain House's Specific Plans and associated infrastructure financing strategies, including the impact fee structure, bond financing, and special taxes.
In 2023, the County re-engaged EPS to assess the implications of the Community's longstanding jobs-housing policy, which required a nearly 1-to-1 ratio of jobs to housing established in the initial Mountain House General Plan. Prompted by a desire to have a “numerical balance within the community between jobs and housing over time,” the original Master Plan created a Jobs-Housing Program (Program) which set a jobs-to-housing ratio (JHR) goal of 0.99. Land was therefore set aside for non-residential uses and the development of jobs accommodating real estate development.
Upon reviewing previous studies, conducting a thorough assessment of the market potential for job-generating land uses, and considering both work-from-home and online shopping trends, EPS determined that the current “traditional” 0.99 jobs-housing ratio was likely unachievable. Instead, EPS recommended adjusting the ratio to 0.76 which included two components: on-site workers and work-from-home workers. The Board of Supervisors approved EPS's recommendation in March 2024, signaling a shift in land use policies. This revised ratio will be adopted into the next General Plan update, reflecting the evolving community as it progresses towards incorporation as a City later this year.
EPS Vice President Luke Foelsch presented a case study of an interactive, citywide, spatially-based fiscal impact analysis modeling tool at the American Planning Association’s National Planning Conference in April 2024.
The case study described how the tool, which integrates EPS’ fiscal impact analysis methodology into an interactive, 3D, web-based mapping software platform, was built for the City of Fresno to allow City staff to evaluate the fiscal implications of specific projects, area plans, or zoning categories (e.g., residential, commercial, office, etc.), differentiated by location in the city. Presenting along with an Esri subconsultant and a key City staff stakeholder, Mr. Foelsch explained the underlying logic and framework of the tool and gave examples of findings to help inform policymakers in the City of Fresno. Armed with the ability for City staff to run fiscal impact modeling in-house, Fresno is better able to understand the fiscal implications of various land use policies.
A recording of the session can be viewed by subscribers to American Planning Association’s online learning subscription service “Passport,” and the presentation slides can be viewed here.
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