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review process. No project has ever been denied due to the failure to negotiate an Affordable Housing Agreement that has been acceptable to both the City and the applicant. Commercial, office, and industrial development are also required either to construct affordable units or pay an in -lieu fee. Residential projects of fewer than 15 units are required to pay an in - lieu affordable housing fee. In 2018, the City prepared nexus studies to help determine appropriate amounts to charge for the lower income housing (in -lieu) fee. The analysis evaluated the maximum fee for residential (for -sale and for -rent development) and non-residential development and assisted the City with the establishment of updated in -lieu fees (see Permit and Development Fees for a discussion of City fees). Pleasanton's inclusionary requirements help to achieve the City's affordable housing goals by increasing the production of residential units affordable to households of very low, low, and moderate income either through construction of units or by providing funds for affordable housing. Another purpose of the requirement is to ensure that the remaining developable land in Pleasanton is utilized in a manner consistent with the City's housing policies and community's needs. Inclusionary Housing Analysis The City's IZO has been in effect for over 20 years. During this time, housing costs in Pleasanton have increased, consistent with trends in Alameda County (see Housing Needs Assessment Figures A-40 and A-43). However, the cost of housing is higher in Pleasanton compared to Alameda County overall. The difference in housing cost is affected by many factors including scarcity of developable land, high scoring schools, abundant services and recreational opportunities, high quality infrastructure, easy accessibility to major employment centers, and desirable location and setting, which have likely been primary factors driving housing prices in Pleasanton. The rate of housing production in Pleasanton has exceeded housing growth in Alameda County as a whole. Since the adoption of inclusionary zoning in 2000, the total amount of housing in Pleasanton has grown by almost 19 percent, while total housing growth in Alameda County grew by approximately 13 percent. This suggests that there were no significant adverse impacts on housing production as a result of the inclusionary housing requirements in Pleasanton. Additionally, over the last Housing Element Cycle (5th Cycle), from 2015 through 2020, permits were issued for a total of 1,310 above moderate units, 45 moderate income units, 78 low-income units, and 230 very low-income units. This is an average of 277 residential unit permits per year and exceeded the overall 5th Cycle Regional Housing Needs Allocation (RHNA), with the surplus being in the above moderate -income category. Pleasanton has performed similarly or better than comparable jurisdictions in making progress toward the City's lower income RHNA. C-22 I City of Pleasanton Housing Constraints