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may earn an income that would be at or above the Moderate or Above-Moderate Area Median
<br /> Income (AMI), but yet cannot afford to purchase or rent housing in Pleasanton.
<br /> The Planning Commission and Housing Commission both commented on a statistic cited in
<br /> the Housing Element Background Report, that only 8 percent of local workers reside in
<br /> Pleasanton; and only 15 percent of local residents work within the city. The observation was
<br /> made that providing more workforce housing opportunities could reduce commuting, with
<br /> related benefits to traffic congestion and GHG emissions.2
<br /> While the first category is a critical component of Pleasanton's housing need, the Housing
<br /> Element will include a range of programs and strategies aimed at increasing the supply of
<br /> lower-income housing more generally; the very-low and low-income categories (though still
<br /> underfunded/undersupplied), tend to be the income levels most often targeted in state and
<br /> federal grant and funding programs, and through inclusionary housing.
<br /> The second category then, is the suggested focus of this policy discussion, and particularly the
<br /> need to provide more housing opportunities for the "workforce," referred to in the context of
<br /> housing that is affordable to workers making wages that are above what is considered
<br /> low-income (so as to not qualify for affordable, subsidized housing), but not enough to qualify
<br /> for market-rate housing.
<br /> For context regarding wages in Pleasanton, Figure 1 is based on the pre-approved data
<br /> package for the Housing Element (the empirical data is from the American Community Survey
<br /> (ACS), 2019 5-year Estimates). The wages in Figure 1 can be compared to the median
<br /> household income in Pleasanton of$156,400 (ACS, 2019 5-year Estimates), and an average
<br /> annual wage of$96,000 (Payscale.com).
<br /> Figure 1: Wages for Jobs in Pleasanton (ACS, 2019 5-year Estimates)
<br /> 30,000
<br /> 45%, 26,877
<br /> 25,000
<br /> c
<br /> .0 20,000
<br /> co
<br /> 0
<br /> n°_ 15,000
<br /> 19%, 11,601
<br /> 10,000 16%, 9,304
<br /> - 12%,7,331
<br /> 8%,4,837
<br /> 5,000
<br /> 1111 111
<br /> 0 ,
<br /> Less than$9,999 $10,000 to$24,999$25,000 to$49,999$50,000 to$74,999 $75,000 or more
<br /> 2 Jobs in Pleasanton
<br /> 2 Although Pleasanton has relatively large in-flows and outflows of people commuting to and from jobs, these
<br /> levels are relatively comparable with many cities in our immediate region (e.g. San Ramon, Walnut Creek). These
<br /> rates are slightly better than those in Dublin (approximately 4.7 percent of Dublin residents work in Dublin), and
<br /> somewhat worse than Livermore (20 percent of Livermore residents also work in Livermore).
<br /> Housing Element Update, P21-0751 Planning Commission
<br /> 3 of 10
<br /><br /> Housing Commission, some common themes have emerged, including: (1) ensuring that
<br /> Pleasanton is able to provide housing options for those who work in Pleasanton, in jobs at a
<br /> variety of wage levels, including those who perform lower-wage jobs essential to the local
<br /> economy but either cannot find or afford housing here; and (2) the needs of households who
<br /> 1 The California State Department of Finance, as of May 2021, estimates single-family detached units to be
<br /> comprise 60.5 percent of Pleasanton's housing stock; it also estimates population density at 2.85 persons per
<br /> household.
<br /> Housing Element Update, P21-0751 Planning Commission
<br /> 2 of 10
<br />viating from a strict or literal interpretation and enforcement of PMC
<br /> Section 18.88.050 should not be required.
<br />first finding can be made.
<br /> P21-0715/P22-0126, Lighthouse Baptist School Planning Commission
<br /> 9 of 13
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