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clarify whether Pleasanton has the ability to <br /> accommodate its remaining regional share need if <br /> all annexations do not occur. <br /> <br />3. Ana~ze potential and actual nongovemmen~l constrain~ upon be <br /> maintenance, improvemen~ or development of housing for all income leve~, <br /> inclu~ng be availabili~ of financing, be price of ~nd, and be current cost <br /> of co~tmction (Section 65583(a) (5)). <br /> <br /> The element does not include a description and analysis' <br /> of nongovernmental constraints. The following <br /> information was contained in Appendix C of supplement <br /> to the adopted housing element, but not included in the <br /> current draft element: <br /> <br /> · The analysis of the availability of financing <br /> should consider whether financing is generally <br /> available in Pleasanton. <br /> <br /> · The analysis of land costs could include an <br /> estimate of the average per unit cost of land, or <br /> the range of per-unit costs for land in single- <br /> family and multifamily zoned areas. <br /> <br /> · The construction cost analysis for the Pleasanton <br /> area should focus on cost to the developer; <br /> including land, fees, materials, labor, and <br /> financing for single-family and multifamily units. <br /> <br />4. Ana~ze be ~ecial homing nee~ of be elderS, farmworke~ and persons and <br /> families in need of eme~en~ she~er (Section 65583(a)(6)). <br /> <br /> The special needs analysis should be revised to include <br /> updated census data on elderly households by tenure and <br /> farmworker households. This information has been sent <br /> to Mr. Rasmussen by facsimile transmission. <br /> <br /> The element (Table IV-9) states that Census data <br /> indicates the City has only one homeless person. In <br /> our opinion, because the Census count of the homeless <br /> occurred on only one night, this source is not <br /> indicative of the presence (or absence) of this special <br /> needs group during the remainder of the year. In <br /> addition, serious reservations concerning limitations <br /> in the Census procedure have been expressed by the <br /> Governmental Accounting Office (GAO) in their <br /> publication, 1990 Census Limitations in Methods and <br /> Procedures to Include the Homeless. The GAO concluded <br /> that S-Night results "... cannot be used to construct a <br /> <br /> 5 <br /> <br /> <br />