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Policy 23. To make 13 percent of all future housing units available to lower-income households. The state and federal governments have housing programs aimed at providing housing for lower-income households. Programs run the gamut Prom construction of new subsidized housing to provision of rent subsidies for existing housing. The success of these programs in Pleasanton depends on the city's assistance. For example, the high cost of land in Pleasanton, when combined with the high con struction costs of multiple units, makes it unlikely that new subsidized development would occur without local assistance. By the same token, the same high costs make rentals of new multiple units in Pleasanton too costly to be eligible for the federal govern- ment's current rent supplement programo On top of these difficulties, the lack of sewerage capacity upon demand hinders the granting of new subsidized housing projects in Pleasanton and tends to increase the costs of multiple development. Pleasanton can take steps to off3et these drawbacks; for instance, the city could ensure sewerage capa- city for subsidized housing, could lower the costs of new construc- tion by reducing fees or engaging in "land banking" to reduce the cost of land or could ensure that certain units within new multiple developments are priced loca enough to be eligible for rent subsidy programs. Federal and state programs change and Pleasanton should be prepared to adapt its programs to the resources available to .-t t. Policy 24: To encourage lower--income housing prograis finai7c:ed by the federal and state governments. -15-