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affordable housing through new development. The IZO requires that any new single-family residential development of 15 units or more must provide at least 20% of its units at a below- market sales price (or at least 15% of the total units for multi-family developments). Developers must seek the approval of the City Council in order to utilize an alternative, such as payment of a fee in lieu of constructing the affordable housing. In 1994, the California Coalition for Rural Housing (CCRH) conducted the first statewide survey on inclusionary housing and found that 12% of statewide jurisdictions had an inclusionary program. In 2003, CCRH and Non-Profit Housing Association of Northern California (NPH) collaboratively conducted a follow-up survey, which revealed that the number of jurisdictions with inclusionary housing had jumped to 20%. The 2003 survey generated interest in obtaining more precise production data on the types of housing built and the income levels served. In 2006, a new study was launched to determine the growth in inclusionary programs statewide, and provide a detailed snapshot of the housing that is being produced by these programs. Affordable Housing by Choice—Trends in California Inclusionary Programs (NPH, 2007) is the most recent survey of inclusionary ordinances statewide. The study looked at housing produced through inclusionary programs from January 1999 through June 2006 and found that: (1) Nearly one-third of California jurisdictions now have Inclusionary Programs. (2) More than 80,000 Californians have housing through Inclusionary Programs. (3) Most Inclusionary housing is integrated within market-rate developments. (4) Inclusionary housing provides shelter for those most in need—nearly three-quarters of the housing produced through Inclusionary Programs is affordable to people with some of the lowest incomes. These findings shed new light on the popular perception that inclusionary policies create ownership units mostly for moderate-income families. (5) Lower-Income Households are best served through partnerships—When market-rate developers work with affordable housing developers to meet their inclusionary requirement, the units are more likely to serve lower-income households. Joint ventures play a particularly important role in developing units for households most ii need. One- third of all the housing built through Inclusionary Programs resulted from such partnerships. City of Pleasanton Housing Element BACKGROUND—February 2012 102