Our Mission

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.

Our Expertise

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.

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Our Projects

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Check out our News and Insight

Jul 10
EPS expertise helps Dublin update their Inclusionary Zoning Ordinance and Commercial Linkage Fees
Rosanna Ren

In 2002, the City of Dublin adopted inclusionary zoning requirements to ensure affordable housing would be built in the city as development expanded. Over time, rising home prices and construction costs created feasibility challenges and moved in-lieu fees out of sync with inclusionary requirements. To address this, the City hired EPS to conduct a feasibility study and recommend updates, including adjustments to in-lieu fees, and a nexus study to update commercial linkage fees for non-residential development.

EPS modeled prototypes of recent Dublin developments to test various inclusionary requirements and in-lieu fees. Interviews with housing staff in other Tri-Valley jurisdictions helped establish appropriate recommendations. The study revealed significant differences in feasibility between single-family and multifamily developments, with the former able to absorb more inclusionary subsidies due to higher demand and profit margins. The findings and recommended changes, of reducing the inclusionary percentage to 10% for multifamily developments and increasing it to 15% for single-family developments combined with a 60% must-build requirement, allow for the construction of inclusionary units without compromising feasibility. The ordinance also lowered the minimum project threshold to 10 units, established a 55-year deed restriction on affordable units, and stipulated that in-lieu fees be charged on a per-market-rate square foot basis.

For commercial linkage fees, EPS modeled maximum nexus-based fees for various land use categories and compared them with peer jurisdictions. The City maintained current fee levels for most categories, combining Office and R&D into a single fee. The Dublin City Council adopted the updated requirements and fees in June 2024, ensuring the inclusionary zoning and commercial linkage fee programs remain viable and effective.

Jun 20
EPS Helps Kick-off Riverside General Plan Update
Julie Cooper

EPS joined over 30 City staff and a multi-disciplinary consultant team lead by WSP to kick off Riverside’s 2045 General Plan Update on June 12th. According to the City’s Project Manager Matthew Taylor, the update will result in a “blueprint for the long-term future of physical growth and development of the City” and will serve as the “basis for land-use decision-making used by policy makers” over the next two decades.

EPS’s role will include an overview of existing economic and market conditions, analysis of the fiscal impacts of the General Plan’s land use plan, and the development of a new Economic Development and Innovation Element. EPS staff looks forward to supporting the City of Riverside, the 12th largest municipality in California and a long-time client, as part of the WSP team working to advance this important effort.

News and Insights
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