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Pleasanton Comprehensive Development Impact Fee Nexus Study October 2024 <br /> <br />28 <br /> <br />Primary Sources <br />To estimate the fee, EPS relied on numerous sources of data, including the following: <br /> JobsEQ, which is a software tool that compiles industry and wage occupation data for <br />2023 from a variety of sources, including U.S. Census Bureau, Bureau of Labor <br />Statistics, Bureau of Economic Analysis, National Center of Education Statistics, and <br />others. <br /> State Department of Housing and Community Development (HCD) annual income <br />limits for Alameda County, 2024 (Appendix Table C-1) <br /> U.S. Census Bureau American Community Survey (ACS) 5-Year Estimates (2018- <br />2022) <br />In addition, EPS sought input from City of Pleasanton staff regarding affordability levels <br />and recently developed affordable housing projects. Data from recent Pleasanton <br />developments and land transactions were combined with information collected from <br />various market-rate and affordable housing developers to estimate appropriate <br />development cost assumptions for use in Pleasanton. These and other data sources are <br />identified on the tables provided throughout this report. <br />Land Use Categories <br />The linkage fee program uses the same land use categories as the Capital Facilities and <br />Transportation fees. While most land use categories are unique to a particular type of <br />building, others may be interchangeable as tenants often shift between building types <br />(e.g., businesses located in industrial space moving to office space). The commercial land <br />uses analyzed in this study, along with a description of the types of businesses that often <br />locate in each category, are presented in Appendix Table D-1. In general, each land <br />use category is intended to be associated with a particular type of building or land use, to <br />which the fees can be applied. This analysis bases its employment projections on North <br />American Industry Classification System (NAICS) codes associated with the most typical <br />tenants for each land use category. <br />Estimates of New Worker Households <br />The following section details the methodology for estimating the distribution of household <br />income levels for new worker households in the city, and the number of these households <br />that will be generated by new development in each commercial land use category. <br />Occupational Category and Wage Distribution <br />The first step in determining the number of new worker households requiring affordable <br />residential units is to associate each land use type with occupational categories and the <br />wage distribution within those categories. This estimate included the following analytical <br />steps: <br /> EPS used JobsEQ to calculate the proportion of occupations likely to be <br />represented under each land use category in the Oakland-Fremont-Berkeley <br />Page 324 of 658