Rocklin City Council
April 28, 2026

DRAFT
410
TECHNICAL REPORT 2 - APPENDIX A - TABLE 1
PROTOTYPE 1: LOW DENSITY DETACHED

SALES PRICE TO INCOME RATIO

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Prototype 1
Low Density Detached
Sales Price $382 /SF 3,400 SF 1 $1,300,000 1
Mortgage Payment
Downpayment @ 20% 20% 2 $260,000
Loan Amount $1,040,000
Interest Rate 6.68% 3
Term of Mortgage 30 years
Annual Mortgage Payment $6,700 /month $80,400
Other Costs
Property Taxes 1.28% of sales price 4 $16,600
HOA Dues $113 per month 5 $1,356
Utilities $465 per month 6 $5,580
Homeowner Insurance 0.12% of sales price 7 $1,600
Total Annual Housing Cost $8,800 /month $105,536
% of Income Spent on Hsg 35% 8
Annual Household Income Required $302,000
Sales Price to Income Ratio 4.3
Notes
(1) Based on KMA Market Survey.
(5) HOA dues estimated based on newer units in Rocklin. (2) Reflects the median down payment for home purchase loans in zip codes corresponding to Rocklin during the fourth quarter of 2024 based on data from Freddie Mac.
(3) Average interest rate derived from Freddie Mac Primary Mortgage Market Survey weekly average 30-year mortgage rate from August 2024 to August 2025 for 30-year fixed rate mortgage.
(8) Ratio is consistent with Fannie Mae mortgage underwriting eligibility criteria which establishes a debt to income threshold of 36% above which tighter credit standards apply. A debt to income ratio of up to 45% is permitted for borrowers meeting specified credit criteria. Ratio is also consistent with HUD standards for relating income to housing costs for ownership units. Freddie Mac data on new purchase loans originated in zip codes starting with 956** for the 4th Quarter of 2024 indicates an average debt to income ratio of 40%; however, most households have other forms of debt such as credit cards, student loans, and auto loans that are included as part of this ratio and the ratio considering housing costs only would be lower.
(6) Based on Utility Allowances published by the Placer County Housing Authority. (4) Property tax rate is inclusive of ad valorem taxes and applicable voter approved rates, fixed charges, and assessments. (7) Estimate based on a sampling of insurance estimates for Rocklin homes.

Prepared by: Keyser Marston Associates, Inc;
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DRAFT
411
TECHNICAL REPORT 2 - APPENDIX A - TABLE 2
PROTOTYPE 2: MEDIUM DENSITY DETACHED

SALES PRICE TO INCOME RATIO

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Prototype 2
Medium Density Detached
Sales Price $380 /SF 2,500 SF 1 $950,000 1
Mortgage Payment
Downpayment @ 20% 20% 2 $190,000
Loan Amount $760,000
Interest Rate 6.68% 3
Term of Mortgage 30 years
Annual Mortgage Payment $4,900 /month $58,700
Other Costs
Property Taxes 1.28% of sales price 4 $12,200
HOA Dues $94 per month 5 $1,128
Utilities $425 per month 6 $5,100
Homeowner Insurance 0.12% of sales price 7 $1,100
Total Annual Housing Cost $6,500 /month $78,228
% of Income Spent on Hsg 35% 8
Annual Household Income Required $224,000
Sales Price to Income Ratio 4.2
Notes
(1) Based on KMA Market Survey.
(5) HOA dues estimated based on newer units in Rocklin. (3) Average interest rate derived from Freddie Mac Primary Mortgage Market Survey weekly average 30-year mortgage rate from August 2024 to August 2025 for 30-year fixed rate mortgage.
(2) Reflects the median down payment for home purchase loans in zip codes corresponding to Rocklin during the fourth quarter of 2024 based on data from Freddie Mac.
(8) Ratio is consistent with Fannie Mae mortgage underwriting eligibility criteria which establishes a debt to income threshold of 36% above which tighter credit standards apply. A debt to income ratio of up to 45% is permitted for borrowers meeting specified credit criteria. Ratio is also consistent with HUD standards for relating income to housing costs for ownership units. Freddie Mac data on new purchase loans originated in zip codes starting with 956** for the 4th Quarter of 2024 indicates an average debt to income ratio of 40%; however, most households have other forms of debt such as credit cards, student loans, and auto loans that are included as part of this ratio and the ratio considering housing costs only would be lower.
(6) Based on Utility Allowances published by the Placer County Housing Authority. (4) Property tax rate is inclusive of ad valorem taxes and applicable voter approved rates, fixed charges, and assessments. (7) Estimate based on a sampling of insurance estimates for Rocklin homes.

Prepared by: Keyser Marston Associates, Inc.
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DRAFT
412
TECHNICAL REPORT 2 - APPENDIX A - TABLE 3
PROTOTYPE 3: MEDIUM HIGH DENSITY DETACHED

SALES PRICE TO INCOME RATIO

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Prototype 3
Medium High Density
Detached
Sales Price $375 /SF 1,800 SF 1 $675,000 1
Mortgage Payment
Downpayment @ 20% 20% 2 $135,000
Loan Amount $540,000
Interest Rate 6.68% 3
Term of Mortgage 30 years
Annual Mortgage Payment $3,500 /month $41,700
Other Costs
Property Taxes 1.28% of sales price 4 $8,600
HOA Dues $75 per month 5 $900
Utilities $380 per month 6 $4,560
Homeowner Insurance 0.12% of sales price 7 $800
Total Annual Housing Cost $4,700 /month $56,560
% of Income Spent on Hsg 35% 8
Annual Household Income Required $162,000
Sales Price to Income Ratio 4.2
Notes
(1) Based on KMA Market Survey.
(5) HOA dues estimated based on newer units in Rocklin. (2) Reflects the median down payment for home purchase loans in zip codes corresponding to Rocklin during the fourth quarter of 2024 based on data from Freddie Mac.
(3) Average interest rate derived from Freddie Mac Primary Mortgage Market Survey weekly average 30-year mortgage rate from August 2024 to August 2025 for 30-year fixed rate mortgage.
(8) Ratio is consistent with Fannie Mae mortgage underwriting eligibility criteria which establishes a debt to income threshold of 36% above which tighter credit standards apply. A debt to income ratio of up to 45% is permitted for borrowers meeting specified credit criteria. Ratio is also consistent with HUD standards for relating income to housing costs for ownership units. Freddie Mac data on new purchase loans originated in zip codes starting with 956** for the 4th Quarter of 2024 indicates an average debt to income ratio of 40%; however, most households have other forms of debt such as credit cards, student loans, and auto loans that are included as part of this ratio and the ratio considering housing costs only would be lower.
(4) Property tax rate is inclusive of ad valorem taxes and applicable voter approved rates, fixed charges, and assessments. (6) Based on Utility Allowances published by the Placer County Housing Authority. (7) Estimate based on a sampling of insurance estimates for Rocklin homes.

Prepared by: Keyser Marston Associates, Inc.
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DRAFT 413
TECHNICAL REPORT 2 - APPENDIX A - TABLE 4
PROTOTYPE 4: SINGLE FAMILY ATTACHED

SALES PRICE TO INCOME RATIO

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Prototype 4
Single Family Attached
Sales Price $344 /SF 1,600 SF 1 $550,000 1
Mortgage Payment
Downpayment @ 20% 20% 2 $110,000
Loan Amount $440,000
Interest Rate 6.68% 3
Term of Mortgage 30 years
Annual Mortgage Payment $2,800 /month $34,000
Other Costs
Property Taxes 1.28% of sales price 4 $7,000
HOA Dues $220 per month 5 $2,640
Utilities $280 per month 6 $3,360
Homeowner Insurance 0.12% of sales price 7 $700
Total Annual Housing Cost $4,000 /month $47,700
% of Income Spent on Hsg 35% 8
Annual Household Income Required $136,000
Sales Price to Income Ratio 4.0
Notes
(1) Based on KMA Market Survey.
(5) HOA dues estimated based on newer units in Rocklin. (2) Reflects the median down payment for home purchase loans in zip codes corresponding to Rocklin during the fourth quarter of 2024 based on data from Freddie Mac.
(3) Average interest rate derived from Freddie Mac Primary Mortgage Market Survey weekly average 30-year mortgage rate from August 2024 to August 2025 for 30-year fixed rate mortgage.
(8) Ratio is consistent with Fannie Mae mortgage underwriting eligibility criteria which establishes a debt to income threshold of 36% above which tighter credit standards apply. A debt to income ratio of up to 45% is permitted for borrowers meeting specified credit criteria. Ratio is also consistent with HUD standards for relating income to housing costs for ownership units. Freddie Mac data on new purchase loans originated in zip codes starting with 956** for the 4th Quarter of 2024 indicates an average debt to income ratio of 40%; however, most households have other forms of debt such as credit cards, student loans, and auto loans that are included as part of this ratio and the ratio considering housing costs only would be lower.
(6) Based on Utility Allowances published by the Placer County Housing Authority. (4) Property tax rate is inclusive of ad valorem taxes and applicable voter approved rates, fixed charges, and assessments. (7) Estimate based on a sampling of insurance estimates for Rocklin homes.

Prepared by: Keyser Marston Associates, Inc.
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DRAFT
414
TECHNICAL REPORT 2 - APPENDIX A - TABLE 5
PROTOTYPE 5: APARTMENTS

RENT TO INCOME RATIO

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Prototype 5
Apartments
Market Rent Unit Size
Monthly 975 SF 1 $2,750 1
Utilities $126 2
Monthly housing cost $2,876
Annual housing cost $34,512
% of Income Spent on Rent 30% 3
Annual Household Income Required $115,000
Annual Rent to Income Ratio 3.3
Notes
(1) Based on the results of the market survey. Represents rent levels applicable to new units. (2) Based on the Utility Allowances published by the Placer County Housing Authority. (3) While landlords may permit rental payments to represent a slightly higher share of total income, 30% represents an average. This relationship is established in the California Health and Safety Code and used throughout housing policy to relate income to affordable rental housing costs.

Prepared by: Keyser Marston Associates, Inc.
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DRAFT 415
TECHNICAL REPORT 2 - APPENDIX A - TABLE 6
INCOME AVAILABLE FOR EXPENDITURES1

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Prototype 1 Prototype 2 Prototype 3 Prototype 4 Prototype 5 Gross Income 100% 100% 100% 100% 100%
Less:

Federal Income Taxes 2 16.4% 16.4% 11.4% 11.4% 11.1%
State Income Taxes 3 6.0% 5.4% 3.8% 3.3% 3.3%
FICA Tax Rate 4 7.65% 7.65% 7.65% 7.65% 7.65%
Savings & other deductions 5 12% 8% 8% 8% 8%
Percent of Income Available 58% 63% 69% 70% 70%
for Expenditures 6
[Input to IMPLAN model]
Notes:
(1)
(2)
(3)
(4)
(5)
(6)
For Social Security and Medicare. Social Security taxes estimated based upon the current ceiling on applicability of Social Security taxes of $176,100 (ceiling applies per earner not per household) and the average number of earners per household.

Household savings including retirement accounts like 401k / IRA and other deductions such as interest costs on credit cards, auto loans, etc, necessary to determine the amount of income available for expenditures. The 8% rate used in the analysis is based on a 20 year average computed from U.S. Bureau of Economic Analysis data, specifically the National Income and Product Accounts, Table 2.1 "Personal Income and Its Disposition." Households earning more than $225,000 are assumed to save a higher percentage of their income, based on savings rates for the last 20 years from data published by the National Bureau of Economic Research, "Wealth Inequality in the United Deductions from gross income to arrive at the income available for expenditures are consistent with the way the IMPLAN model and National Income and Product Accounts (NIPA) defines income available for personal consumption expenditures. Income taxes, contributions to Social Security and Medicare, and savings are deducted; however, property taxes and sales taxes are not. Housing costs are not deducted as part of the adjustment because they are addressed separately as expenditures within the IMPLAN model.

Gross income after deduction of taxes and savings. Income available for expenditures is the input to the IMPLAN model which is used to estimate the resulting employment impacts. Housing costs are not deducted as part of this adjustment step because they are addressed separately as expenditures within the IMPLAN model.

Reflects average tax rates (as opposed to marginal) based on U.S. Internal Revenue Services, Tax Statistics, Tables 1.2 and 2.1 for 2022.

Homeowners are assumed to itemize deductions. Tax rates reflect averages for applicable income range.

Average tax rate estimated by KMA based on marginal rates per the California Franchise Tax Board and ratios of taxable income to gross income estimated based on U.S. Internal Revenue Service data.

Low Density
Detached
Medium Density
Detached
Medium High
Density Detached
Single Family
Attached Apartments
Prepared by: Keyser Marston Associates, Inc.
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DRAFT 416
TECHNICAL REPORT 2 - APPENDIX A - TABLE 7
FOR SALE PROTOTYPES: SALES PRICE TO INCOME SUMMARY

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Total Per
Per Unit Per Sq.Ft. 100 Units
PROTOTYPE 1: LOW DENSITY DETACHED
Building Sq.Ft. (excludes garage) 3,400 340,000
Sales Price $1,300,000 $382 $130,000,000
Sales Price to Income Ratio 4.3 4.3
Gross Household Income $302,000 $30,200,000
Income Available for Expenditure1
58% of gross $175,200 $17,520,000
PROTOTYPE 2: MEDIUM DENSITY DETACHED
Building Sq.Ft. (excludes garage) 2,500 250,000
Sales Price $950,000 $380 $95,000,000
Sales Price to Income Ratio 4.2 4.2
Gross Household Income $224,000 $22,400,000
Income Available for Expenditure1
63% of gross $141,100 $14,110,000
PROTOTYPE 3: MEDIUM HIGH DENSITY DETACHED
Building Sq.Ft. (excludes garage) 1,800 180,000
Sales Price $675,000 $375 $67,500,000
Sales Price to Income Ratio 4.2 4.2
Gross Household Income $162,000 $16,200,000
Income Available for Expenditure1
69% of gross $111,800 $11,180,000
PROTOTYPE 4: SINGLE FAMILY ATTACHED
Building Sq.Ft. (excludes garage) 1,600 160,000
Sales Price $550,000 $344 $55,000,000
Sales Price to Income Ratio 4.0 4.0
Gross Household Income $136,000 $13,600,000
Income Available for Expenditure1
70% of gross $95,200 $9,520,000
Notes:

Source: See TECHNICAL REPORT 2 - Appendix A - Tables 1-4. (1) Represents net income available for expenditures after income tax, payroll taxes, and savings. See Technical Report 2 - Appendix A - Table 6 for derivation.

Prepared by: Keyser Marston Associates, Inc.
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DRAFT
417
TECHNICAL REPORT 2 - APPENDIX A - TABLE 8

NEW MARKET RATE RESIDENTIAL HOUSEHOLD SUMMARY

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Per Unit Per Sq.Ft. Total Per 100 Units
PROTOTYPE 5: APARTMENTS
Building Sq.Ft. 975 97,500
Rent
Monthly $2,750 $2.82 /SF $275,000
Monthly with Utilities $2,876
Annual with Utilities $34,512 $3,451,000
Rent to Income Ratio 3.3 3.3
Gross Household Income $115,000 $11,500,000
Income Available for Expenditure1
70% of gross $81,000 $8,050,000
Expenditures adjusted for vacancy2
5% vacancy $76,500 $7,650,000
Notes:

Source: Technical Report 2 - Appendix A - Table 5
(2) Allowance to account for standard operational vacancy. (1) Represents net income available for expenditures after income tax, payroll taxes, and savings. See Technical Report 2 - Appendix A - Table 6 for derivation.

Prepared by: Keyser Marston Associates, Inc.
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DRAFT 418
TECHNICAL REPORT 2 - APPENDIX A - TABLE 9

IMPLAN MODEL OUTPUT

EMPLOYMENT GENERATED BY HOUSEHOLD EXPENDITURES

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Jobs Generated by Industry
1 Household Expenditures $17,520,000 $14,110,000 $11,180,000 $9,520,000 $7,650,000 (100 Market Rate Units)
Per 100 Market Rate Units
Full-service restaurants 5.2 4.2 3.2 2.6 2.1 6%
Limited-service restaurants 4.1 3.3 3.5 3.0 2.4 6%
All other food and drinking places 2.0 1.6 1.3 1.1 0.8 2% Subtotal Restaurant 11.4 9.2 8.0 6.6 5.3 14%
Retail - Motor vehicle and parts dealers 1.3 1.0 1.0 0.8 0.6 2% Retail - Food and beverage stores 2.1 1.7 1.6 1.3 1.0 3% Retail - Health and personal care stores 1.1 0.9 0.8 0.7 0.5 1% Retail - Clothing and clothing accessories stores 1.2 1.0 0.9 0.7 0.6 2% Retail - Sporting goods, hobby, musical instrument and book stores 0.8 0.6 0.6 0.5 0.4 1% Retail - General merchandise stores 2.3 1.9 1.8 1.4 1.1 3% Retail - Miscellaneous store retailers 1.3 1.0 1.0 0.8 0.6 2% Subtotal Retail and Service 10.1 8.1 7.7 6.1 4.9 13%
Hospitals 3.7 3.0 2.2 2.5 2.0 5%
Nursing and community care facilities 0.6 0.5 0.6 1.2 1.0 1% Offices of physicians 2.0 1.6 1.6 1.1 0.9 2%
Offices of dentists 1.0 0.8 0.6 0.7 0.5 1%
Offices of other health practitioners 0.8 0.7 0.6 0.4 0.4 1% Outpatient care centers 1.0 0.8 0.7 0.5 0.4 1%
Subtotal Healthcare 9.1 7.3 6.4 6.4 5.2 12%
Automotive repair and maintenance, except car washes 1.4 1.2 1.0 0.9 0.7 2% Employment services 1.2 1.0 0.7 0.7 0.5 1%
Personal care services 2.5 2.0 1.7 1.3 1.1 3%
Fitness and recreational sports centers 1.0 0.8 0.5 0.4 0.3 1% Other amusement and recreation industries 1.7 1.4 0.8 0.6 0.5 2% Securities and commodity contracts intermediation and brokerage 2.0 1.7 0.7 0.6 0.5 2% Other financial investment activities 3.4 2.8 1.0 0.9 0.7 3% Insurance agencies, brokerages, and related activities 0.9 0.7 0.7 0.6 0.5 1% Legal services 1.0 0.8 0.6 0.5 0.4 1%
Couriers and messengers 1.3 1.1 0.9 0.7 0.6 2%
Accounting, tax preparation, bookkeeping, and payroll services 0.9 0.8 0.5 0.4 0.3 1% Management of companies and enterprises 0.9 0.7 0.6 0.5 0.4 1% Individual and family services 4.3 3.5 2.1 1.6 1.3 4%
Other personal services 0.9 0.7 0.6 0.5 0.4 1%
Private households 0.9 0.7 0.4 0.3 0.2 1%
Community food, housing, and other relief services, including rehabilita 0.9 0.7 0.4 0.3 0.3 1% Transit and ground passenger transportation 0.9 0.7 0.6 0.5 0.4 1% Religious organizations 1.9 1.5 1.0 0.8 0.6 2%
Other educational services 1.4 1.2 0.5 0.5 0.4 1%
Other local government enterprises 0.7 0.6 0.8 0.6 0.5 1% All Other 25.4 20.5 16.7 13.8 11.1 30%
Total Number of Jobs Generated 86.2 69.4 54.8 46.2 37.1 100% 1 % of Jobs
Estimated employment generated by expenditures of households within 100 prototypical market rate units for Industries representing more than 1% of total employment. Employment estimates are based on the IMPLAN Group's economic model, IMPLAN, for Placer County. Includes both full- and part-time jobs.

Low Density
Detached
Single Family
Attached
Medium Density
Detached
Medium High
Density Detached Apartments
Prepared by: Keyser Marston Associates, Inc.
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DRAFT 419
TECHNICAL REPORT 2 - APPENDIX A - TABLE 10

NET NEW HOUSEHOLDS AND OCCUPATION DISTRIBUTION

EMPLOYEE HOUSEHOLDS GENERATED

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Prototype 1 Prototype 2 Prototype 3 Prototype 4 Prototype 5 Step 1 - Employees 1

86.2 69.4 54.8 46.2 37.1
Step 2 - Adjustment for Changing Industries (10%) (2) 77.6 62.5 49.3 41.5 33.4 Step 3 - Adjustment for No. of Households (1.76) (3) 44.1 35.5 28.0 23.6 19.0 Step 4 - Occupation Distribution 4
Management Occupations 7.3% 7.3% 6.7% 6.7% 6.7%
Business and Financial Operations 7.9% 7.9% 6.4% 6.5% 6.5% Computer and Mathematical 2.4% 2.4% 2.2% 2.2% 2.2%
Architecture and Engineering 0.3% 0.3% 0.3% 0.3% 0.3%
Life, Physical, and Social Science 0.4% 0.4% 0.4% 0.4% 0.4% Community and Social Services 2.5% 2.5% 2.2% 2.1% 2.1%
Legal 1.0% 1.0% 1.0% 1.0% 1.0%
Education, Training, and Library 2.9% 2.9% 2.1% 1.9% 1.9% Arts, Design, Entertainment, Sports, and Media 1.4% 1.4% 1.3% 1.2% 1.2% Healthcare Practitioners and Technical 6.8% 6.8% 7.3% 8.0% 8.0% Healthcare Support 6.9% 6.9% 6.4% 7.0% 7.0%
Protective Service 1.2% 1.2% 1.5% 1.4% 1.4%
Food Preparation and Serving Related 13.9% 13.9% 15.4% 15.1% 15.1% Building and Grounds Cleaning and Maint. 3.3% 3.3% 2.9% 2.8% 2.8% Personal Care and Service 4.8% 4.8% 4.9% 4.5% 4.5%
Sales and Related 11.5% 11.5% 12.5% 12.0% 12.0%
Office and Administrative Support 11.8% 11.8% 11.5% 11.5% 11.5% Farming, Fishing, and Forestry 0.0% 0.0% 0.1% 0.0% 0.0% Construction and Extraction 0.7% 0.7% 0.8% 0.8% 0.8%
Installation, Maintenance, and Repair 3.5% 3.5% 3.7% 3.9% 3.9% Production 1.1% 1.1% 1.4% 1.4% 1.4%
Transportation and Material Moving 8.3% 8.3% 9.1% 9.1% 9.1% Totals 100.0% 100.0% 100.0% 100.0% 100.0%
Management Occupations 3.2 2.6 1.9 1.6 1.3
Business and Financial Operations 3.5 2.8 1.8 1.5 1.2
Computer and Mathematical 1.0 0.8 0.6 0.5 0.4
Architecture and Engineering 0.1 0.1 0.1 0.1 0.1
Life, Physical, and Social Science 0.2 0.2 0.1 0.1 0.1
Community and Social Services 1.1 0.9 0.6 0.5 0.4
Legal 0.4 0.4 0.3 0.2 0.2
Education, Training, and Library 1.3 1.0 0.6 0.5 0.4
Arts, Design, Entertainment, Sports, and Media 0.6 0.5 0.4 0.3 0.2 Healthcare Practitioners and Technical 3.0 2.4 2.0 1.9 1.5 Healthcare Support 3.0 2.4 1.8 1.7 1.3
Protective Service 0.5 0.4 0.4 0.3 0.3
Food Preparation and Serving Related 6.1 4.9 4.3 3.6 2.9 Building and Grounds Cleaning and Maint. 1.5 1.2 0.8 0.7 0.5 Personal Care and Service 2.1 1.7 1.4 1.1 0.9
Sales and Related 5.1 4.1 3.5 2.8 2.3
Office and Administrative Support 5.2 4.2 3.2 2.7 2.2
Farming, Fishing, and Forestry 0.0 0.0 0.0 0.0 0.0
Construction and Extraction 0.3 0.2 0.2 0.2 0.1
Installation, Maintenance, and Repair 1.6 1.3 1.0 0.9 0.7 Production 0.5 0.4 0.4 0.3 0.3
Transportation and Material Moving 3.7 3.0 2.6 2.1 1.7
Totals 44.1 35.5 28.0 23.6 19.0
Notes:
1 Estimated employment generated by expenditures of households within 100 prototypical market rate units from TECHNICAL REPORT 2 - APPENDIX A - TABLE 9. 2 3
4 See TECHNICAL REPORT 2 - Appendix B Tables 1 - 6 for additional information on Major Occupation Categories.

Single Family
Attached
Low Density
Detached
Medium Density
Detached
Medium High Density
Detached
Adjustment from number of workers to households using county average of 1.76 workers per worker household derived from the U.S. Census American Community Survey 2018 to 2022.

The 10% adjustment is based upon job losses in declining sectors of the local economy over the 20 year period from 2004 to 2023. “Downsized” workers from declining sectors are assumed to fill a portion of new jobs in sectors serving residents. 10% adjustment for the Sacramento-Roseville-Arden-Arcade MSA calculated as 25,000 jobs lost in declining sectors divided by 225,000 jobs gained in growing and stable sectors = 11% (rounded down to 10%).

Apartments
Prepared by: Keyser Marston Associates, Inc.
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DRAFT 420
TECHNICAL REPORT 2 - APPENDIX A - TABLE 11A
EXTREMELY LOW INCOME EMPLOYEE HOUSEHOLDS1 GENERATED

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Per 100 Market Rate Units
Prototype 1 Prototype 2 Prototype 3 Prototype 4 Prototype 5 Step 5 & 6 - Extremely Low Income Households (under 30% AMI) within Major Occupation Categories 2 Management 0.01 0.01 0.00 0.00 0.00 Business and Financial Operations 0.00 0.00 0.00 0.00 0.00 Computer and Mathematical - - - - - Architecture and Engineering - - - - - Life, Physical and Social Science - - - - - Community and Social Services 0.02 0.02 0.01 0.01 0.01 Legal - - - - - Education Training and Library 0.02 0.01 - - - Arts, Design, Entertainment, Sports, & Media - - - - - Healthcare Practitioners and Technical 0.00 0.00 0.00 0.00 0.00 Healthcare Support 0.02 0.01 0.01 0.01 0.01 Protective Service - - - - - Food Preparation and Serving Related 0.12 0.09 0.08 0.07 0.05 Building Grounds and Maintenance 0.03 0.02 0.02 0.01 0.01 Perso
nal Care and Service 0.06 0.05 0.04 0.03 0.02 Sales and Related 0.11 0.09 0.08 0.06 0.05 Office and Admin 0.06 0.05 0.04 0.03 0.02 Farm, Fishing, and Forestry - - - - - Construction and Extraction - - - - - Installation Maintenance and Repair 0.03 0.02 0.02 0.02 0.01 Production - - - - - Transportation and Material Moving 0.05 0.04 0.03 0.03 0. 02 ELI Households - Major Occupations 0.51 0.41 0.33 0.27 0.22 ELI Households1 - all other occupations 0.06 0.05 0.05 0.04 0.03 Total ELI Households1

0.57 0.46 0.39 0.31 0.25 (1) Includes households earning from zero through 30% of Placer County Area Median Income. (2) See TECHNICAL REPORT 2 - Appendix B - Tables 1 - 6 for additional information on Major Occupation Categories and estimated household incomes by household size.

Single
Family
Attached
Low
Density
Detached
Medium
Density
Detached
Medium High
Density
Detached Apartments
Prepared by: Keyser Marston Associates, Inc.
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DRAFT
421
TECHNICAL REPORT 2 - APPENDIX A - TABLE 11B
VERY LOW-INCOME EMPLOYEE HOUSEHOLDS1 GENERATED

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Per 100 Market Rate Units
Prototype 1 Prototype 2 Prototype 3 Prototype 4 Prototype 5 Step 5 & 6 - Very Low Income Households (30%-50% AMI) within Major Occupation Categories 2 Management 0.04 0.04 0.03 0.02 0.02 Business and Financial Operations 0.05 0.04 0.03 0.03 0.02 Computer and Mathematical 0.00 0.00 0.00 0.00 0.00 Architecture and Engineering - - - - - Life, Physical and Social Science - - - - - Community and Social Services 0.12 0.10 0.07 0.05 0.04 Legal - - - - - Education Training and Library 0.21 0.17 - - - Arts, Design, Entertainment, Sports, & Media - - - - - Healthcare Practitioners and Technical 0.03 0.02 0.02 0.02 0.01 Healthcare Support 0.88 0.71 0.50 0.46 0.37 Protective Service - - - - - Food Preparation and Serving Related 1.79 1.44 1.26 1.04 0.84 Building Grounds and Maintenance 0.34 0.27 0.19 0.16 0.13 Personal Care and Service 0.54 0.44 0.36 0.28 0.23 Sales and Related 1.17 0.94 0.85 0.68 0.55 Office and Admin 0.79 0.64 0.53 0.47 0.38 Farm, Fishing, and Forestry - - - - - Construction and Extraction - - - - - Installation Maintenance and Repair 0.16 0.12 0.10 0.09 0.07 Production - - - - - Transportation and Material Moving 0.83 0.66 0.58 0.49 0.39 Very Low Income Households - Major Occupations 6.95 5.60 4.51 3. 80 3.05
Very Low Income Households1 - all other occupations 0.86 0.69 0.70 0.56 0.45 Total Very Low Inc. Households1

7.81 6.29 5.21 4.36 3.50 (1) Includes households earning from 30% through 50% of Placer County Area Median Income. (2) See TECHNICAL REPORT 2 - Appendix B - Tables 1 - 6 for additional information on Major Occupation Categories and estimated household incomes by household size.

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DRAFT
422
TECHNICAL REPORT 2 - APPENDIX A - TABLE 11C
LOW-INCOME EMPLOYEE HOUSEHOLDS1 GENERATED

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Per 100 Market Rate Units
Prototype 1 Prototype 2 Prototype 3 Prototype 4 Prototype 5 Step 5 & 6 - Low Income Households (50%-80% AMI) within Major Occupation Categories 2 Management 0.27 0.22 0.17 0.14 0.11 Business and Financial Operations 0.44 0.35 0.25 0.22 0.17 Computer and Mathematical 0.04 0.03 0.03 0.02 0.02 Architecture and Engineering - - - - - Life, Physical and Social Science - - - - - Community and Social Services 0.25 0.20 0.14 0.11 0.09 Legal - - - - - Education Training and Library 0.27 0.22 - - - Arts, Design, Entertainment, Sports, & Media - - - - - Healthcare Practitioners and Technical 0.08 0.06 0.06 0.06 0.04 Healthcare Support 0.55 0.44 0.34 0.32 0.26 Protective Service - - - - - Food Preparation and Serving Related 1.26 1.02 0.89 0.73 0.59 Building Grounds and Maintenance 0.34 0.28 0.19 0.16 0.13 Personal Care and Service 0.52 0.42 0.34 0.27 0.22 Sales and Related 1.23 0.99 0.84 0.68 0.55 Office and Admin 1.43 1.15 0.89 0.74 0.59 Farm, Fishing, and Forestry - - - - - Construction and Extraction - - - - - Installation Maintenance and Repair 0.45 0.36 0.30 0.26 0.21 Production - - - - - Transportation and Material Moving 0.83 0.67 0.58 0.49 0.39 Low Households - Major Occupations 7.97 6.42 5. 02 4.20 3.37
Low Households1 - all other occupations 0.99 0.79 0.78 0.62 0.50 Low Inc. Households1

8.96 7.21 5.80 4.82 3.87 (1) Includes households earning from 50% through 80% of Placer County Area Median Income. (2) See TECHNICAL REPORT 2 - Appendix B - Tables 1 - 6 for additional information on Major Occupation Categories and estimated household incomes by household size.

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DRAFT 423
TECHNICAL REPORT 2 - APPENDIX A - TABLE 11D
MODERATE INCOME EMPLOYEE HOUSEHOLDS1 GENERATED

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Per 100 Market Rate Units
Prototype 1 Prototype 2 Prototype 3 Prototype 4 Prototype 5 Step 5 & 6 - Moderate (80%-120% AMI) Employee Households within Major Occupation Categories 2 Management 0.48 0.38 0.29 0.25 0.20 Business and Financial Operations 0.78 0.63 0.42 0.36 0.29 Computer and Mathematical 0.17 0.14 0.10 0.09 0.07 Architecture and Engineering - - - - - Life, Physical and Social Science - - - - - Community and Social Services 0.22 0.18 0.12 0.10 0.08 Legal - - - - - Education Training and Library 0.24 0.20 - - - Arts, Design, Entertainment, Sports, & Media - - - - - Healthcare Practitioners and Technical 0.25 0.20 0.18 0.17 0.13 Healthcare Support 0.55 0.44 0.33 0.30 0.24 Protective Service - - - - - Food Preparation and Serving Related 0.93 0.75 0.66 0.55 0.44 Building Grounds and Maintenance 0.23 0.19 0.13 0.10 0.08 Personal Care and Service 0.25 0.20 0.16 0.13 0.10 Sales and Related 0.69 0.55 0.47 0.38 0.31 Office and Admin 0.86 0.69 0.52 0.44 0.35 Farm, Fishing, and Forestry - - - - - Construction and Extraction - - - - - Installation Maintenance and Repair 0.29 0.23 0.19 0.17 0.13 Production - - - - - Transportation and Material Moving 0.67 0.54 0.47 0.40 0.32 Moderate Households - Major Occupations 6.62 5.33 4.03 3. 43 2.76
Moderate Households1 - all other occupations 0.82 0.66 0.63 0.51 0.41 Total Moderate Households (80% to 120% AMI)1

7.43 5.99 4.66 3.93 3.16 (1) Includes households earning from 80% through 120% of Placer County Area Median Income. (2) See TECHNICAL REPORT 2 - Appendix B - Tables 1 - 6 for additional information on Major Occupation Categories and estimated household incomes by household size.

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DRAFT
424
TECHNICAL REPORT 2 - APPENDIX A - TABLE 12

IMPACT ANALYSIS SUMMARY

EMPLOYEE HOUSEHOLDS GENERATED

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
RESIDENTIAL UNIT DEMAND IMPACTS - PER 100 MARKET RATE UNITS Prototype 1 Prototype 2 Prototype 3 Prototype 4 Prototype 5 Number of New Households1
Under 30% AMI 0.6 0.5 0.4 0.3 0.3
30% to 50% AMI 7.8 6.3 5.2 4.4 3.5
50% to 80% AMI 9.0 7.2 5.8 4.8 3.9
80% to 120% AMI 7.4 6.0 4.7 3.9 3.2
Subtotal through 120% AMI 24.8 20.0 16.1 13.4 10.8
Over 120% AMI 19.3 15.6 12.0 10.2 8.2
Total Employee Households 44.1 35.5 28.0 23.6 19.0
RESIDENTIAL UNIT DEMAND IMPACTS - PER EACH (1) MARKET RATE UNIT Prototype 1 Prototype 2 Prototype 3 Prototype 4 Prototype 5 Number of New Households1
Under 30% AMI 0.01 0.00 0.00 0.00 0.00
30% to 50% AMI 0.08 0.06 0.05 0.04 0.03
50% to 80% AMI 0.09 0.07 0.06 0.05 0.04
80% to 120% AMI 0.07 0.06 0.05 0.04 0.03
Subtotal through 120% AMI 0.25 0.20 0.16 0.13 0.11
Over 120% AMI 0.19 0.16 0.12 0.10 0.08
Total Employee Households 0.44 0.36 0.28 0.24 0.19
Notes
1 Households of retail, education, healthcare and other workers that serve residents of new market rate units.

AMI = Area Median Income
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DRAFT 425
TECHNICAL REPORT 2 - APPENDIX A - TABLE 13

INCLUSIONARY PERCENTAGE SUPPORTED

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Prototype 1 Prototype 2 Prototype 3 Prototype 4 Prototype 5 Affordable Unit Demand Per 100 Market Rate Units - Cumulative Through 30% OF MEDIAN INCOME 1 Units 0 Units 0 Units 0 Units 0 Units 50% OF MEDIAN INCOME 8 Units 7 Units 6 Units 5 Units 4 Units 80% OF MEDIAN INCOME 17 Units 14 Units 11 Units 9 Units 8 Units 120% OF MEDIAN INCOME 25 Units 20 Units 16 Units 13 Units 11 Units Inclusionary Percentage Sufficient to Mitigate Impacts 1 30% OF MEDIAN INCOME 0.6% 0.5% 0.4% 0.3% 0.3%
50% OF MEDIAN INCOME 7.2% 5.9% 4.9% 4.1% 3.4%
80% OF MEDIAN INCOME 7.0% 5.9% 4.9% 4.2% 3.5%
subtotal to 80% AMI 14.8% 12.3% 10.2% 8.7% 7.1%
120% OF MEDIAN INCOME 5.1% 4.4% 3.6% 3.2% 2.7%
Total (0-120% AMI) 19.9% 16.6% 13.8% 11.8% 9.7%
Notes:
1 Calculated by dividing the supported number of affordable units by the total number of market rate and affordable units (supported affordable units + 100 market rate units).

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DRAFT 426
TECHNICAL REPORT 2 - APPENDIX A - TABLE 14

SUPPORTED FEE / NEXUS SUMMARY

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA

TOTAL NEXUS COST PER MARKET RATE UNIT
Prototype 1 Prototype 2 Prototype 3 Prototype 4 Prototype 5 Household Income Level
Under 30% AMI $199,000
1 $1,100 $900 $800 $600 $500
30% to 50% AMI $121,000
1 $9,500 $7,600 $6,300 $5,300 $4,200
50% to 80% AMI $81,000
1 $7,300 $5,800 $4,700 $3,900 $3,100
80% to 120% AMI $89,900 $6,700 $5,400 $4,200 $3,500 $2,800 Total Supported Fee Per Unit $24,600 $19,700 $16,000 $13,300 $10,600 TOTAL NEXUS COST PER SQUARE FOOT 3
Prototype 1 Prototype 2 Prototype 3 Prototype 4 Prototype 5 Avg. Unit Size (SF) 3,400 SF 2,500 SF 1,800 SF 1,600 SF 975 SF Household Income Level
Under 30% AMI $0.30 $0.40 $0.40 $0.40 $0.50
30% to 50% AMI $2.80 $3.00 $3.50 $3.30 $4.30
50% to 80% AMI $2.10 $2.30 $2.60 $2.40 $3.20
80% to 120% AMI $2.00 $2.20 $2.30 $2.20 $2.90
Total Supported Fee Per Sq.Ft. $7.20 $7.90 $8.80 $8.30 $10.90 Notes:

Nexus Cost Per Market Rate Unit 2
Nexus Cost Per Square Foot3
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1 Assumes affordable rental units. Affordability gaps represent the remaining affordability gap after tax credit financing, except for moderate income. See affordability gap section for details. 2 Nexus cost per unit calculated by multiplying the affordable unit demand from TECHNICAL REPORT 2 - Appendix A - Table 12 by the affordability gap.

Affordability Gap
Per Unit
3 Nexus cost per square foot computed by dividing the nexus cost per unit from above by the average unit size.

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DRAFT
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APPENDIX B

OCCUPATION AND COMPENSATION TABLES

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CALIFORNIA
TECHNICAL REPORT 2

DRAFT
428
TECHNICAL REPORT 2 - APPENDIX B - TABLE 1
WORKER OCCUPATION DISTRIBUTION, 2024
SERVICES TO HOUSEHOLDS EARNING $100 - $150K, RESIDENT SERVICES

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Worker Occupation Distribution1
Major Occupations (2% or more)
Management Occupations 6.4%
Business and Financial Operations Occupations 6.2%
Computer and Mathematical Occupations 2.1%
Community and Social Service Occupations 2.0%
Healthcare Practitioners and Technical Occupations 7.6% Healthcare Support Occupations 6.7%
Food Preparation and Serving Related Occupations 14.3%
Building and Grounds Cleaning and Maintenance Occupations 2.7% Personal Care and Service Occupations 4.3%
Sales and Related Occupations 11.5%
Office and Administrative Support Occupations 11.0%
Installation, Maintenance, and Repair Occupations 3.7%
Transportation and Material Moving Occupations 8.6%

12.8%
INDUSTRY TOTAL 100.0%
1 Services to Households Earning
$100,000 to $150,000
All Other Worker Occupations - Services to Households Earning $100,000 to $150,000
Distribution of employment by industry is per the IMPLAN model and the distribution of occupational employment within those industries is based on the Bureau of Labor Statistics Occupational Employment Survey.

Source: Bureau of Labor Statistics, IMPLAN
Keyser Marston Associates, Inc.
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DRAFT
429
TECHNICAL REPORT 2 - APPENDIX B - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION, 2025
SERVICES TO HOUSEHOLDS EARNING $100,000 TO $150,000

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
% of Total
2025 Avg. One Two Three+ Occupation % of Total
Occupation 3 Compensation 1
Worker Workers Workers Group 2
Workers

Management Occupations
General and Operations Managers $143,200 $203,000 $223,000 $227,000 38.0% 2.4% Sales Managers $138,600 $197,000 $215,000 $220,000 5.1% 0.3% Computer and Information Systems Managers $182,100 $243,000 $265,000 $275,000 4.8% 0.3% Financial Managers $174,100 $232,000 $253,000 $263,000 9.8% 0.6% Food Service Managers $77,600 $126,000 $153,000 $170,000 4.0% 0.3% Medical and Health Services Managers $162,800 $217,000 $237,000 $246,000 6.7% 0.4% Property, Real Estate, and Community Association Managers $81,700 $127,000 $146,000 $157,000 6.7% 0.4% Managers, All Other $167,600 $223,000 $244,000 $253,000 4.0% 0.3% All Other Management Occupations $143,500 $204,000 $223,000 $227,000 20.9% 1.3% Weighted Mean Annual Wage $143,500 $201,000 $221,000 $228,000 100.0% 6.4% Business and Financial Operations Occupations
Claims Adjusters, Examiners, and Investigators $91,400 $142,000 $163,000 $176,000 4.0% 0.2% Human Resources Specialists $88,700 $138,000 $159,000 $170,000 7.3% 0.4% Project Management Specialists $121,800 $181,000 $203,000 $217,000 5.5% 0.3% Management Analysts $88,100 $137,000 $157,000 $169,000 6.2% 0.4% Training and Development Specialists $79,300 $129,000 $156,000 $173,000 4.3% 0.3% Market Research Analysts and Marketing Specialists $90,900 $141,000 $162,000 $175,000 7.5% 0.5% Business Operations Specialists, All Other $94,000 $146,000 $168,000 $181,000 7.5% 0.5% Accountants and Auditors $95,900 $149,000 $171,000 $184,000 15.2% 0.9% Financial and Investment Analysts $118,600 $176,000 $197,000 $211,000 7.2% 0.4% Personal Financial Advisors $149,700 $212,000 $233,000 $237,000 10.6% 0.7% All Other Business and Financial Operations Occupations $104,300 $155,000 $174,000 $186,000 24.8% 1.5% Weighted Mean Annual Wage $104,300 $157,000 $178,000 $190,000 100.0% 6.2% Computer and Mathematical Occupations
Computer Systems Analysts $122,800 $183,000 $204,000 $218,000 9.9% 0.2% Information Security Analysts $140,300 $199,000 $218,000 $222,000 4.3% 0.1% Computer User Support Specialists $101,700 $151,000 $169,000 $181,000 13.0% 0.3% Computer Network Architects $138,800 $197,000 $216,000 $220,000 4.2% 0.1% Network and Computer Systems Administrators $112,700 $168,000 $188,000 $201,000 6.2% 0.1% Software Developers $153,400 $204,000 $223,000 $231,000 29.7% 0.6% Software Quality Assurance Analysts and Testers $116,600 $173,000 $194,000 $207,000 3.6% 0.1% Computer Occupations, All Other $119,500 $178,000 $199,000 $213,000 6.4% 0.1% Data Scientists $111,500 $166,000 $186,000 $198,000 6.1% 0.1% All Other Computer and Mathematical Occupations $130,000 $185,000 $202,000 $206,000 16.7% 0.4% Weighted Mean Annual Wage $130,000 $184,000 $203,000 $212,000 100.0% 2.1% Household Income Estimate 4
Sources: U.S. Bureau of Labor Statistics, California Employment Development Department, IMPLAN Keyser Marston Associates, Inc.
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DRAFT
430
TECHNICAL REPORT 2 - APPENDIX B - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION, 2025
SERVICES TO HOUSEHOLDS EARNING $100,000 TO $150,000

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
% of Total
2025 Avg. One Two Three+ Occupation % of Total
Occupation 3 Compensation 1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Community and Social Service Occupations
Educational, Guidance, and Career Counselors and Advisors $100,500 $149,000 $167,000 $179,000 3.4% 0.1% Rehabilitation Counselors $48,900 $93,000 $112,000 $148,000 3.5% 0.1% Substance abuse, behavioral, and mental health counselors $81,000 $126,000 $145,000 $156,000 16.5% 0.3% Child, Family, and School Social Workers $70,200 $114,000 $138,000 $154,000 10.5% 0.2% Healthcare Social Workers $104,200 $155,000 $173,000 $185,000 7.2% 0.1% Mental Health and Substance Abuse Social Workers $87,000 $135,000 $156,000 $167,000 4.5% 0.1% Social and Human Service Assistants $57,700 $101,000 $124,000 $149,000 17.0% 0.3% Community and Social Service Specialists, All Other $74,300 $121,000 $146,000 $163,000 3.2% 0.1% Clergy $83,000 $129,000 $148,000 $160,000 12.1% 0.2%
Directors, Religious Activities and Education $69,200 $113,000 $136,000 $151,000 7.0% 0.1% Religious Workers, All Other $50,300 $88,000 $108,000 $130,000 4.3% 0.1% All Other Community and Social Service Occupations $74,600 $122,000 $147,000 $163,000 10.8% 0.2% Weighted Mean Annual Wage $74,600 $120,000 $141,000 $158,000 100.0% 2.0% Healthcare Practitioners and Technical Occupations
Pharmacists $172,600 $230,000 $251,000 $260,000 4.2% 0.3% Registered Nurses $167,500 $223,000 $243,000 $253,000 32.7% 2.5% Nurse Practitioners $173,400 $231,000 $252,000 $262,000 3.3% 0.3% Dental Hygienists $130,100 $185,000 $202,000 $206,000 3.9% 0.3% Pharmacy Technicians $60,400 $98,000 $119,000 $132,000 6.9% 0.5% Licensed Practical and Licensed Vocational Nurses $84,700 $132,000 $151,000 $163,000 6.7% 0.5% All Other Healthcare Practitioners and Technical Occupations $143,300 $203,000 $223,000 $227,000 42.2% 3.2% Weighted Mean Annual Wage $143,300 $199,000 $219,000 $226,000 100.0% 7.6% Healthcare Support Occupations
Home Health and Personal Care Aides $43,700 $83,000 $100,000 $132,000 51.8% 3.5% Nursing Assistants $49,700 $94,000 $114,000 $150,000 18.7% 1.2% Massage Therapists $57,700 $101,000 $124,000 $149,000 3.4% 0.2% Dental Assistants $59,900 $105,000 $128,000 $155,000 7.6% 0.5% Medical Assistants $63,100 $103,000 $124,000 $138,000 10.0% 0.7% All Other Healthcare Support Occupations $48,900 $93,000 $112,000 $148,000 8.6% 0.6% Weighted Mean Annual Wage $48,900 $90,000 $109,000 $140,000 100.0% 6.7% Sources: U.S. Bureau of Labor Statistics, California Employment Development Department, IMPLAN Keyser Marston Associates, Inc.
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DRAFT
431
TECHNICAL REPORT 2 - APPENDIX B - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION, 2025
SERVICES TO HOUSEHOLDS EARNING $100,000 TO $150,000

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
% of Total
2025 Avg. One Two Three+ Occupation % of Total
Occupation 3 Compensation 1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Food Preparation and Serving Related Occupations
Supervisors of Food Preparation and Serving Workers $51,200 $89,000 $110,000 $132,000 8.8% 1.3% Cooks, Fast Food $41,600 $79,000 $96,000 $126,000 5.1% 0.7% Cooks, Restaurant $44,700 $85,000 $103,000 $135,000 10.8% 1.5% Food Preparation Workers $41,100 $78,000 $94,000 $124,000 6.2% 0.9% Bartenders $44,500 $84,000 $102,000 $134,000 6.3% 0.9%
Fast Food and Counter Workers $41,600 $79,000 $96,000 $126,000 28.2% 4.0% Waiters and Waitresses $46,600 $88,000 $107,000 $141,000 16.8% 2.4% Dining Room and Cafeteria Attendants and Bartender Helpers $40,200 $76,000 $92,000 $121,000 3.5% 0.5% Dishwashers $38,900 $86,000 $104,000 $142,000 3.5% 0.5% Hosts and Hostesses, Restaurant, Lounge, and Coffee Shop $38,700 $85,000 $104,000 $141,000 3.1% 0.5% All Other Food Preparation and Serving Related Occupations $43,700 $83,000 $100,000 $132,000 7.7% 1.1% Weighted Mean Annual Wage $43,700 $83,000 $101,000 $132,000 100.0% 14.3% Building and Grounds Cleaning and Maintenance Occupations First-Line Supervisors of Housekeeping & Janitorial Workers $60,400 $98,000 $119,000 $132,000 3.2% 0.1% Janitors and Cleaners $44,300 $84,000 $102,000 $134,000 50.9% 1.4% Maids and Housekeeping Cleaners $46,400 $88,000 $107,000 $140,000 14.9% 0.4% Landscaping and Groundskeeping Workers $47,800 $90,000 $110,000 $144,000 22.9% 0.6% All Other Building and Grounds Cleaning and Maint. Occupation $46,100 $87,000 $106,000 $139,000 8.1% 0.2% Weighted Mean Annual Wage $46,100 $87,000 $105,000 $138,000 100.0% 2.7% Personal Care and Service Occupations
First-Line Supervisors of Personal Service Workers $53,800 $94,000 $115,000 $139,000 4.3% 0.2% Animal Caretakers $40,400 $76,000 $93,000 $122,000 10.7% 0.5% Amusement and Recreation Attendants $38,100 $84,000 $102,000 $139,000 5.5% 0.2% Hairdressers, Hairstylists, and Cosmetologists $43,600 $83,000 $100,000 $132,000 24.8% 1.1% Manicurists and Pedicurists $38,600 $85,000 $104,000 $141,000 13.4% 0.6% Skincare Specialists $43,500 $82,000 $100,000 $131,000 5.1% 0.2% Childcare Workers $40,600 $77,000 $93,000 $123,000 8.9% 0.4% Exercise Trainers and Group Fitness Instructors $61,400 $100,000 $121,000 $134,000 7.0% 0.3% Recreation Workers $42,600 $81,000 $98,000 $129,000 5.0% 0.2% All Other Personal Care and Service Occupations $43,700 $83,000 $100,000 $132,000 15.3% 0.7% Weighted Mean Annual Wage $43,700 $84,000 $101,000 $132,000 100.0% 4.3% Sources: U.S. Bureau of Labor Statistics, California Employment Development Department, IMPLAN Keyser Marston Associates, Inc.
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DRAFT
432
TECHNICAL REPORT 2 - APPENDIX B - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION, 2025
SERVICES TO HOUSEHOLDS EARNING $100,000 TO $150,000

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
% of Total
2025 Avg. One Two Three+ Occupation % of Total
Occupation 3 Compensation 1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Sales and Related Occupations
First-Line Supervisors of Retail Sales Workers $57,800 $101,000 $124,000 $149,000 9.5% 1.1% Cashiers $39,200 $86,000 $105,000 $143,000 24.7% 2.8%
Counter and Rental Clerks $48,400 $92,000 $111,000 $146,000 4.1% 0.5% Retail Salespersons $43,600 $83,000 $100,000 $132,000 36.0% 4.1% Insurance Sales Agents $97,500 $152,000 $174,000 $187,000 3.8% 0.4% Securities, Commodities, and Financial Services Sales $89,900 $140,000 $161,000 $173,000 5.5% 0.6% Sales Representatives $81,900 $127,000 $146,000 $157,000 5.1% 0.6% Sales Reps., Wholesale & Manuf., Except Tech. and Scientific $84,900 $132,000 $152,000 $163,000 3.1% 0.4% All Other Sales and Related Occupations $52,700 $92,000 $113,000 $136,000 8.1% 0.9% Weighted Mean Annual Wage $52,700 $96,000 $115,000 $144,000 100.0% 11.5% Office and Administrative Support Occupations
First-Line Supervisors of Office and Admin. Support Workers $80,400 $125,000 $144,000 $155,000 8.0% 0.9% Bookkeeping, Accounting, and Auditing Clerks $59,700 $104,000 $128,000 $154,000 8.4% 0.9% Customer Service Representatives $53,100 $93,000 $114,000 $137,000 16.5% 1.8% Receptionists and Information Clerks $47,900 $91,000 $110,000 $145,000 9.9% 1.1% Shipping, Receiving, and Inventory Clerks $48,500 $92,000 $111,000 $147,000 3.5% 0.4% Medical Secretaries and Administrative Assistants $57,500 $100,000 $123,000 $148,000 6.7% 0.7% Secretaries and Administrative Assistants $55,300 $97,000 $119,000 $143,000 9.3% 1.0% Office Clerks, General $53,300 $93,000 $114,000 $138,000 13.9% 1.5% All Other Office and Administrative Support Occupations $56,500 $99,000 $121,000 $146,000 23.8% 2.6% Weighted Mean Annual Wage $56,500 $99,000 $120,000 $145,000 100.0% 11.0% Installation, Maintenance, and Repair Occupations
Supervisors of Mechanics, Installers, and Repairers $96,300 $150,000 $172,000 $185,000 9.7% 0.4% Automotive Body and Related Repairers $69,700 $114,000 $137,000 $152,000 7.8% 0.3% Automotive Service Technicians and Mechanics $68,300 $111,000 $134,000 $149,000 23.4% 0.9% Bus and Truck Mechanics and Diesel Engine Specialists $72,000 $117,000 $142,000 $158,000 5.3% 0.2% Maintenance and Repair Workers, General $58,400 $102,000 $125,000 $151,000 27.8% 1.0% All Other Installation, Maintenance, and Repair Occupations $68,700 $112,000 $135,000 $150,000 25.9% 1.0% Weighted Mean Annual Wage $68,700 $113,000 $136,000 $154,000 100.0% 3.7% Sources: U.S. Bureau of Labor Statistics, California Employment Development Department, IMPLAN Keyser Marston Associates, Inc.
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433
TECHNICAL REPORT 2 - APPENDIX B - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION, 2025
SERVICES TO HOUSEHOLDS EARNING $100,000 TO $150,000

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
% of Total
2025 Avg. One Two Three+ Occupation % of Total
Occupation 3 Compensation 1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Transportation and Material Moving Occupations
Supervisors of Transportation and Material-Moving Workers $68,900 $112,000 $135,000 $151,000 4.6% 0.4% Driver/Sales Workers $55,000 $96,000 $118,000 $142,000 4.2% 0.4% Heavy and Tractor-Trailer Truck Drivers $62,400 $102,000 $123,000 $137,000 11.6% 1.0% Light Truck Drivers $51,800 $90,000 $111,000 $134,000 11.1% 1.0% Bus Drivers, School $59,800 $104,000 $128,000 $154,000 4.5% 0.4% Shuttle Drivers and Chauffeurs $43,100 $82,000 $99,000 $130,000 4.2% 0.4% Cleaners of Vehicles and Equipment $40,400 $76,000 $93,000 $122,000 6.0% 0.5% Laborers and Freight, Stock, and Material Movers, Hand $46,300 $88,000 $106,000 $140,000 17.0% 1.5% Stockers and Order Fillers $44,100 $83,000 $101,000 $133,000 22.7% 2.0% All Other Transportation and Material Moving Occupations $50,400 $88,000 $108,000 $130,000 14.2% 1.2% Weighted Mean Annual Wage $50,400 $90,000 $109,000 $136,000 100.0% 8.6%

87.2%
1 2
3 4 Household income estimated based average worker compensation and ratios between employee income and household income identified in Technical Report 2 - Appendix B - T The methodology utilized by the California Employment Development Department (EDD) assumes hourly paid employees are employed full-time. Annual compensation is calculated by EDD by multiplying hourly wages by 40 hours per work week by 52 weeks. Compensations are adjusted upward where necessary to reflect the State minimum wage of $16.50/hour effective January 1, 2026.

Occupation percentages are based on the 2024 National Industry - Specific Occupational Employment survey compiled by the Bureau of Labor Statistics. Wages are based on Occupational Employment Survey data applicable to Placer County as of 2024 and are adjusted by EDD to the first quarter of 2025.

Including occupations representing 3% or more of the major occupation group Sources: U.S. Bureau of Labor Statistics, California Employment Development Department, IMPLAN Keyser Marston Associates, Inc.
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434
TECHNICAL REPORT 2 - APPENDIX B - TABLE 3
WORKER OCCUPATION DISTRIBUTION, 2024
SERVICES TO HOUSEHOLDS EARNING $150K - $200K, RESIDENT SERVICES

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Worker Occupation Distribution1
Major Occupations (2% or more)
Management Occupations 6.4%
Business and Financial Operations Occupations 6.1%
Computer and Mathematical Occupations 2.1%
Community and Social Service Occupations 2.1%
Healthcare Practitioners and Technical Occupations 6.9% Healthcare Support Occupations 6.1%
Food Preparation and Serving Related Occupations 14.6%
Building and Grounds Cleaning and Maintenance Occupations 2.8% Personal Care and Service Occupations 4.6%
Sales and Related Occupations 11.9%
Office and Administrative Support Occupations 10.9%
Installation, Maintenance, and Repair Occupations 3.5%
Transportation and Material Moving Occupations 8.7%

13.5%
INDUSTRY TOTAL 100.0%
1 Services to Households Earning $150k -
$200k
All Other Worker Occupations - Services to Households Earning $150k - $200k
Distribution of employment by industry is per the IMPLAN model and the distribution of occupational employment within those industries is based on the Bureau of Labor Statistics Occupational Employment Survey.

Source: Bureau of Labor Statistics, IMPLAN
Keyser Marston Associates, Inc.
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435
TECHNICAL REPORT 2 - APPENDIX B - TABLE 4
AVERAGE ANNUAL WORKER COMPENSATION, 2025
SERVICES TO HOUSEHOLDS EARNING $150K - $200K

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
% of Total
2025 Avg. One Two Three+ Occupation % of Total
Occupation 3 Compensation 1
Worker Workers Workers Group 2
Workers

Management Occupations
General and Operations Managers $143,200 $203,000 $223,000 $227,000 38.8% 2.5% Sales Managers $138,600 $197,000 $215,000 $220,000 5.2% 0.3% Computer and Information Systems Managers $182,100 $243,000 $265,000 $275,000 4.7% 0.3% Financial Managers $174,100 $232,000 $253,000 $263,000 9.7% 0.6% Food Service Managers $77,600 $126,000 $153,000 $170,000 4.1% 0.3% Medical and Health Services Managers $162,800 $217,000 $237,000 $246,000 6.1% 0.4% Property, Real Estate, and Community Association Managers $81,700 $127,000 $146,000 $157,000 6.0% 0.4% Managers, All Other $167,600 $223,000 $244,000 $253,000 4.1% 0.3% All Other Management Occupations $143,700 $204,000 $223,000 $228,000 21.3% 1.4% Weighted Mean Annual Wage $143,700 $202,000 $222,000 $228,000 100.0% 6.4% Business and Financial Operations Occupations
Claims Adjusters, Examiners, and Investigators $91,400 $142,000 $163,000 $176,000 3.9% 0.2% Human Resources Specialists $88,700 $138,000 $159,000 $170,000 7.2% 0.4% Project Management Specialists $121,800 $181,000 $203,000 $217,000 5.5% 0.3% Management Analysts $88,100 $137,000 $157,000 $169,000 6.1% 0.4% Training and Development Specialists $79,300 $129,000 $156,000 $173,000 4.3% 0.3% Market Research Analysts and Marketing Specialists $90,900 $141,000 $162,000 $175,000 7.6% 0.5% Business Operations Specialists, All Other $94,000 $146,000 $168,000 $181,000 7.5% 0.5% Accountants and Auditors $95,900 $149,000 $171,000 $184,000 15.6% 1.0% Financial and Investment Analysts $118,600 $176,000 $197,000 $211,000 7.1% 0.4% Personal Financial Advisors $149,700 $212,000 $233,000 $237,000 10.5% 0.6% All Other Business and Financial Operations Occupations $104,200 $155,000 $173,000 $185,000 24.6% 1.5% Weighted Mean Annual Wage $104,200 $157,000 $178,000 $190,000 100.0% 6.1% Computer and Mathematical Occupations
Computer Systems Analysts $122,800 $183,000 $204,000 $218,000 9.7% 0.2% Information Security Analysts $140,300 $199,000 $218,000 $222,000 4.1% 0.1% Computer User Support Specialists $101,700 $151,000 $169,000 $181,000 13.1% 0.3% Computer Network Architects $138,800 $197,000 $216,000 $220,000 3.9% 0.1% Network and Computer Systems Administrators $112,700 $168,000 $188,000 $201,000 6.2% 0.1% Software Developers $153,400 $204,000 $223,000 $231,000 30.2% 0.6% Software Quality Assurance Analysts and Testers $116,600 $173,000 $194,000 $207,000 3.6% 0.1% Computer Occupations, All Other $119,500 $178,000 $199,000 $213,000 6.4% 0.1% Data Scientists $111,500 $166,000 $186,000 $198,000 6.1% 0.1% All Other Computer and Mathematical Occupations $130,100 $185,000 $202,000 $206,000 16.8% 0.3% Weighted Mean Annual Wage $130,100 $184,000 $203,000 $212,000 100.0% 2.1% Household Income Estimate 4
Sources: U.S. Bureau of Labor Statistics, California Employment Development Department, IMPLAN Keyser Marston Associates, Inc
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DRAFT
436
TECHNICAL REPORT 2 - APPENDIX B - TABLE 4
AVERAGE ANNUAL WORKER COMPENSATION, 2025
SERVICES TO HOUSEHOLDS EARNING $150K - $200K

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
% of Total
2025 Avg. One Two Three+ Occupation % of Total
Occupation 3 Compensation 1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Community and Social Service Occupations
Educational, Guidance, and Career Counselors and Advisors $100,500 $149,000 $167,000 $179,000 3.3% 0.1% Rehabilitation Counselors $48,900 $93,000 $112,000 $148,000 3.7% 0.1% Substance abuse, behavioral, and mental health counselors $81,000 $126,000 $145,000 $156,000 16.7% 0.4% Child, Family, and School Social Workers $70,200 $114,000 $138,000 $154,000 10.4% 0.2% Healthcare Social Workers $104,200 $155,000 $173,000 $185,000 6.0% 0.1% Mental Health and Substance Abuse Social Workers $87,000 $135,000 $156,000 $167,000 4.5% 0.1% Social and Human Service Assistants $57,700 $101,000 $124,000 $149,000 17.0% 0.4% Community and Social Service Specialists, All Other $74,300 $121,000 $146,000 $163,000 3.3% 0.1% Clergy $83,000 $129,000 $148,000 $160,000 12.4% 0.3%
Directors, Religious Activities and Education $69,200 $113,000 $136,000 $151,000 7.3% 0.2% Religious Workers, All Other $50,300 $88,000 $108,000 $130,000 4.5% 0.1% All Other Community and Social Service Occupations $74,100 $121,000 $146,000 $162,000 10.9% 0.2% Weighted Mean Annual Wage $74,100 $119,000 $141,000 $157,000 100.0% 2.1% Healthcare Practitioners and Technical Occupations
Pharmacists $172,600 $230,000 $251,000 $260,000 4.6% 0.3% Registered Nurses $167,500 $223,000 $243,000 $253,000 29.6% 2.0% Nurse Practitioners $173,400 $231,000 $252,000 $262,000 3.9% 0.3% Dental Hygienists $130,100 $185,000 $202,000 $206,000 3.4% 0.2% Pharmacy Technicians $60,400 $98,000 $119,000 $132,000 7.8% 0.5% Licensed Practical and Licensed Vocational Nurses $84,700 $132,000 $151,000 $163,000 5.3% 0.4% All Other Healthcare Practitioners and Technical Occupations $142,700 $203,000 $222,000 $226,000 45.3% 3.1% Weighted Mean Annual Wage $142,700 $199,000 $218,000 $226,000 100.0% 6.9% Healthcare Support Occupations
Home Health and Personal Care Aides $43,700 $83,000 $100,000 $132,000 56.0% 3.4% Nursing Assistants $49,700 $94,000 $114,000 $150,000 12.5% 0.8% Massage Therapists $57,700 $101,000 $124,000 $149,000 4.0% 0.2% Dental Assistants $59,900 $105,000 $128,000 $155,000 6.6% 0.4% Medical Assistants $63,100 $103,000 $124,000 $138,000 12.0% 0.7% All Other Healthcare Support Occupations $48,900 $93,000 $112,000 $148,000 9.0% 0.5% Weighted Mean Annual Wage $48,900 $90,000 $108,000 $139,000 100.0% 6.1% Sources: U.S. Bureau of Labor Statistics, California Employment Development Department, IMPLAN Keyser Marston Associates, Inc
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DRAFT
437
TECHNICAL REPORT 2 - APPENDIX B - TABLE 4
AVERAGE ANNUAL WORKER COMPENSATION, 2025
SERVICES TO HOUSEHOLDS EARNING $150K - $200K

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
% of Total
2025 Avg. One Two Three+ Occupation % of Total
Occupation 3 Compensation 1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Food Preparation and Serving Related Occupations
Supervisors of Food Preparation and Serving Workers $51,200 $89,000 $110,000 $132,000 8.8% 1.3% Cooks, Fast Food $41,600 $79,000 $96,000 $126,000 5.2% 0.8% Cooks, Restaurant $44,700 $85,000 $103,000 $135,000 10.9% 1.6% Food Preparation Workers $41,100 $78,000 $94,000 $124,000 6.2% 0.9% Bartenders $44,500 $84,000 $102,000 $134,000 6.4% 0.9%
Fast Food and Counter Workers $41,600 $79,000 $96,000 $126,000 28.6% 4.2% Waiters and Waitresses $46,600 $88,000 $107,000 $141,000 17.0% 2.5% Dining Room and Cafeteria Attendants and Bartender Helpers $40,200 $76,000 $92,000 $121,000 3.5% 0.5% Dishwashers $38,900 $86,000 $104,000 $142,000 3.5% 0.5% Hosts and Hostesses, Restaurant, Lounge, and Coffee Shop $38,700 $85,000 $104,000 $141,000 3.2% 0.5% All Other Food Preparation and Serving Related Occupations $43,700 $83,000 $100,000 $132,000 6.7% 1.0% Weighted Mean Annual Wage $43,700 $83,000 $101,000 $132,000 100.0% 14.6% Building and Grounds Cleaning and Maintenance Occupations First-Line Supervisors of Housekeeping & Janitorial Workers $60,400 $98,000 $119,000 $132,000 3.1% 0.1% Supervisors of Landscaping, Lawn, & Groundskeeping Workers $69,400 $113,000 $136,000 $152,000 3.2% 0.1% Janitors and Cleaners $44,300 $84,000 $102,000 $134,000 52.0% 1.4% Maids and Housekeeping Cleaners $46,400 $88,000 $107,000 $140,000 11.4% 0.3% Landscaping and Groundskeeping Workers $47,800 $90,000 $110,000 $144,000 24.6% 0.7% All Other Building and Grounds Cleaning and Maint. Occupations $46,800 $89,000 $107,000 $141,000 5.7% 0.2% Weighted Mean Annual Wage $46,800 $88,000 $106,000 $138,000 100.0% 2.8% Personal Care and Service Occupations
First-Line Supervisors of Personal Service Workers $53,800 $94,000 $115,000 $139,000 4.2% 0.2% Animal Caretakers $40,400 $76,000 $93,000 $122,000 10.8% 0.5% Amusement and Recreation Attendants $38,100 $84,000 $102,000 $139,000 5.7% 0.3% Hairdressers, Hairstylists, and Cosmetologists $43,600 $83,000 $100,000 $132,000 24.8% 1.1% Manicurists and Pedicurists $38,600 $85,000 $104,000 $141,000 13.4% 0.6% Skincare Specialists $43,500 $82,000 $100,000 $131,000 5.1% 0.2% Childcare Workers $40,600 $77,000 $93,000 $123,000 9.9% 0.5% Exercise Trainers and Group Fitness Instructors $61,400 $100,000 $121,000 $134,000 7.0% 0.3% Recreation Workers $42,600 $81,000 $98,000 $129,000 4.1% 0.2% All Other Personal Care and Service Occupations $43,600 $83,000 $100,000 $132,000 15.1% 0.7% Weighted Mean Annual Wage $43,600 $83,000 $101,000 $132,000 100.0% 4.6% Sales and Related Occupations
First-Line Supervisors of Retail Sales Workers $57,800 $101,000 $124,000 $149,000 9.7% 1.2% Cashiers $39,200 $86,000 $105,000 $143,000 25.0% 3.0%
Counter and Rental Clerks $48,400 $92,000 $111,000 $146,000 4.0% 0.5% Retail Salespersons $43,600 $83,000 $100,000 $132,000 36.8% 4.4% Insurance Sales Agents $97,500 $152,000 $174,000 $187,000 3.6% 0.4% Securities, Commodities, and Financial Services Sales $89,900 $140,000 $161,000 $173,000 5.1% 0.6% Sales Representatives $81,900 $127,000 $146,000 $157,000 5.1% 0.6% Sales Reps., Wholesale & Manuf., Except Tech. and Scientific $84,900 $132,000 $152,000 $163,000 3.0% 0.4% All Other Sales and Related Occupations $52,200 $91,000 $112,000 $135,000 7.7% 0.9% Weighted Mean Annual Wage $52,200 $96,000 $115,000 $143,000 100.0% 11.9% Sources: U.S. Bureau of Labor Statistics, California Employment Development Department, IMPLAN Keyser Marston Associates, Inc
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DRAFT
438
TECHNICAL REPORT 2 - APPENDIX B - TABLE 4
AVERAGE ANNUAL WORKER COMPENSATION, 2025
SERVICES TO HOUSEHOLDS EARNING $150K - $200K

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
% of Total
2025 Avg. One Two Three+ Occupation % of Total
Occupation 3 Compensation 1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Office and Administrative Support Occupations
First-Line Supervisors of Office and Admin. Support Workers $80,400 $125,000 $144,000 $155,000 8.0% 0.9% Bookkeeping, Accounting, and Auditing Clerks $59,700 $104,000 $128,000 $154,000 8.5% 0.9% Customer Service Representatives $53,100 $93,000 $114,000 $137,000 16.6% 1.8% Receptionists and Information Clerks $47,900 $91,000 $110,000 $145,000 10.1% 1.1% Medical Secretaries and Administrative Assistants $57,500 $100,000 $123,000 $148,000 6.5% 0.7% Secretaries and Administrative Assistants $55,300 $97,000 $119,000 $143,000 9.4% 1.0% Office Clerks, General $53,300 $93,000 $114,000 $138,000 13.9% 1.5% All Other Office and Administrative Support Occupations $56,900 $99,000 $122,000 $147,000 27.1% 3.0% Weighted Mean Annual Wage $56,900 $99,000 $120,000 $145,000 100.0% 10.9% Installation, Maintenance, and Repair Occupations
Supervisors of Mechanics, Installers, and Repairers $96,300 $150,000 $172,000 $185,000 9.6% 0.3% Automotive Body and Related Repairers $69,700 $114,000 $137,000 $152,000 7.2% 0.3% Automotive Service Technicians and Mechanics $68,300 $111,000 $134,000 $149,000 22.9% 0.8% Bus and Truck Mechanics and Diesel Engine Specialists $72,000 $117,000 $142,000 $158,000 5.4% 0.2% Maintenance and Repair Workers, General $58,400 $102,000 $125,000 $151,000 27.1% 1.0% All Other Installation, Maintenance, and Repair Occupations $68,700 $112,000 $135,000 $150,000 27.8% 1.0% Weighted Mean Annual Wage $68,700 $113,000 $136,000 $154,000 100.0% 3.5% Transportation and Material Moving Occupations
Supervisors of Transportation and Material-Moving Workers $68,900 $112,000 $135,000 $151,000 4.6% 0.4% Driver/Sales Workers $55,000 $96,000 $118,000 $142,000 4.3% 0.4% Heavy and Tractor-Trailer Truck Drivers $62,400 $102,000 $123,000 $137,000 11.7% 1.0% Light Truck Drivers $51,800 $90,000 $111,000 $134,000 11.1% 1.0% Bus Drivers, School $59,800 $104,000 $128,000 $154,000 4.1% 0.4% Shuttle Drivers and Chauffeurs $43,100 $82,000 $99,000 $130,000 3.9% 0.3% Cleaners of Vehicles and Equipment $40,400 $76,000 $93,000 $122,000 5.5% 0.5% Laborers and Freight, Stock, and Material Movers, Hand $46,300 $88,000 $106,000 $140,000 17.0% 1.5% Stockers and Order Fillers $44,100 $83,000 $101,000 $133,000 23.7% 2.1% All Other Transportation and Material Moving Occupations $50,400 $88,000 $108,000 $130,000 14.2% 1.2% Weighted Mean Annual Wage $50,400 $90,000 $109,000 $136,000 100.0% 8.7%

86.5%
1 2
3 Including occupations representing 3% or more of the major occupation group 4 Household income estimated based average worker compensation and ratios between employee income and household income identified in Technical Report 2 - Appendix B - Table 7 .

The methodology utilized by the California Employment Development Department (EDD) assumes hourly paid employees are employed full-time. Annual compensation is calculated by Occupation percentages are based on the 2024 National Industry - Specific Occupational Employment survey compiled by the Bureau of Labor Statistics. Wages are based on Occupational Employment Survey data applicable to Placer County as of 2024 and are adjusted by EDD to the first quarter of 2025.

Sources: U.S. Bureau of Labor Statistics, California Employment Development Department, IMPLAN Keyser Marston Associates, Inc
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DRAFT
439
TECHNICAL REPORT 2 - APPENDIX B - TABLE 5
WORKER OCCUPATION DISTRIBUTION, 2024
SERVICES TO HOUSEHOLDS EARNING $200K+, RESIDENT SERVICES

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
Worker Occupation Distribution1
Major Occupations (2% or more)
Management Occupations 6.9%
Business and Financial Operations Occupations 7.5%
Computer and Mathematical Occupations 2.2%
Community and Social Service Occupations 2.4%
Educational Instruction and Library Occupations 2.7%
Healthcare Practitioners and Technical Occupations 6.4% Healthcare Support Occupations 6.5%
Food Preparation and Serving Related Occupations 13.2%
Building and Grounds Cleaning and Maintenance Occupations 3.1% Personal Care and Service Occupations 4.5%
Sales and Related Occupations 10.9%
Office and Administrative Support Occupations 11.2%
Installation, Maintenance, and Repair Occupations 3.4%
Transportation and Material Moving Occupations 7.9%

11.0%
INDUSTRY TOTAL 100.0%
1 Services to Households Earning $200k+
All Other Worker Occupations - Services to Households Earning $200k+
Distribution of employment by industry is per the IMPLAN model and the distribution of occupational employment within those industries is based on the Bureau of Labor Statistics Occupational Employment Survey.

Source: Bureau of Labor Statistics, IMPLAN
Keyser Marston Associates, Inc.
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DRAFT
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TECHNICAL REPORT 2 - APPENDIX B - TABLE 6
AVERAGE ANNUAL WORKER COMPENSATION, 2025
SERVICES TO HOUSEHOLDS EARNING $200K+

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
% of Total
2025 Avg. One Two Three+ Occupation % of Total
Occupation 3 Compensation 1
Worker Workers Workers Group 2
Workers

Management Occupations
General and Operations Managers $143,200 $203,000 $223,000 $227,000 37.0% 2.6% Sales Managers $138,600 $197,000 $215,000 $220,000 5.1% 0.4% Computer and Information Systems Managers $182,100 $243,000 $265,000 $275,000 5.1% 0.4% Financial Managers $174,100 $232,000 $253,000 $263,000 11.8% 0.8% Food Service Managers $77,600 $126,000 $153,000 $170,000 3.5% 0.2% Medical and Health Services Managers $162,800 $217,000 $237,000 $246,000 5.3% 0.4% Property, Real Estate, and Community Association Managers $81,700 $127,000 $146,000 $157,000 6.3% 0.4% Managers, All Other $167,600 $223,000 $244,000 $253,000 4.1% 0.3% All Other Management Occupations $144,900 $206,000 $225,000 $230,000 21.9% 1.5% Weighted Mean Annual Wage $144,900 $203,000 $223,000 $230,000 100.0% 6.9% Business and Financial Operations Occupations
Human Resources Specialists $88,700 $138,000 $159,000 $170,000 6.3% 0.5% Project Management Specialists $121,800 $181,000 $203,000 $217,000 4.7% 0.4% Management Analysts $88,100 $137,000 $157,000 $169,000 5.7% 0.4% Training and Development Specialists $79,300 $129,000 $156,000 $173,000 3.7% 0.3% Market Research Analysts and Marketing Specialists $90,900 $141,000 $162,000 $175,000 6.8% 0.5% Business Operations Specialists, All Other $94,000 $146,000 $168,000 $181,000 6.8% 0.5% Accountants and Auditors $95,900 $149,000 $171,000 $184,000 14.6% 1.1% Financial and Investment Analysts $118,600 $176,000 $197,000 $211,000 9.4% 0.7% Personal Financial Advisors $149,700 $212,000 $233,000 $237,000 16.6% 1.2% All Other Business and Financial Operations Occupations $109,700 $163,000 $183,000 $195,000 25.3% 1.9% Weighted Mean Annual Wage $109,700 $164,000 $185,000 $197,000 100.0% 7.5% Computer and Mathematical Occupations
Computer Systems Analysts $122,800 $183,000 $204,000 $218,000 9.6% 0.2% Information Security Analysts $140,300 $199,000 $218,000 $222,000 4.2% 0.1% Computer User Support Specialists $101,700 $151,000 $169,000 $181,000 12.5% 0.3% Computer Network Architects $138,800 $197,000 $216,000 $220,000 3.9% 0.1% Network and Computer Systems Administrators $112,700 $168,000 $188,000 $201,000 6.2% 0.1% Software Developers $153,400 $204,000 $223,000 $231,000 30.7% 0.7% Software Quality Assurance Analysts and Testers $116,600 $173,000 $194,000 $207,000 3.4% 0.1% Computer Occupations, All Other $119,500 $178,000 $199,000 $213,000 6.5% 0.1% Data Scientists $111,500 $166,000 $186,000 $198,000 6.4% 0.1% All Other Computer and Mathematical Occupations $130,400 $185,000 $203,000 $207,000 16.5% 0.4% Weighted Mean Annual Wage $130,400 $184,000 $204,000 $213,000 100.0% 2.2% Household Income Estimate 4
Sources: U.S. Bureau of Labor Statistics, California Employment Development Department, IMPLAN Keyser Marston Associates, Inc.
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AVERAGE ANNUAL WORKER COMPENSATION, 2025
SERVICES TO HOUSEHOLDS EARNING $200K+

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
% of Total
2025 Avg. One Two Three+ Occupation % of Total
Occupation 3 Compensation 1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Community and Social Service Occupations
Educational, Guidance, and Career Counselors and Advisors $100,500 $149,000 $167,000 $179,000 4.3% 0.1% Rehabilitation Counselors $48,900 $93,000 $112,000 $148,000 3.9% 0.1% Substance abuse, behavioral, and mental health counselors $81,000 $126,000 $145,000 $156,000 15.0% 0.4% Child, Family, and School Social Workers $70,179 $114,000 $138,000 $154,000 10.5% 0.3% Healthcare Social Workers $104,200 $155,000 $173,000 $185,000 5.4% 0.1% Mental Health and Substance Abuse Social Workers $87,000 $135,000 $156,000 $167,000 4.0% 0.1% Social and Human Service Assistants $57,699 $101,000 $124,000 $149,000 17.5% 0.4% Community and Social Service Specialists, All Other $74,300 $121,000 $146,000 $163,000 3.4% 0.1% Clergy $83,000 $129,000 $148,000 $160,000 13.3% 0.3%
Directors, Religious Activities and Education $69,200 $113,000 $136,000 $151,000 7.9% 0.2% Religious Workers, All Other $50,300 $88,000 $108,000 $130,000 4.8% 0.1% All Other Community and Social Service Occupations $73,800 $120,000 $145,000 $161,000 9.9% 0.2% Weighted Mean Annual Wage $73,800 $107,000 $126,000 $141,000 100.0% 2.4% Educational Instruction and Library Occupations
Career/Technical Education Teachers, Postsecondary $89,000 $138,000 $159,000 $171,000 3.4% 0.1% Preschool Teachers, Except Special Education $45,800 $87,000 $105,000 $138,000 16.7% 0.5% Elementary School Teachers, Except Special Education $90,200 $140,000 $161,000 $173,000 6.4% 0.2% Secondary School Teachers $96,900 $151,000 $173,000 $186,000 5.0% 0.1% Self-Enrichment Teachers $54,300 $95,000 $116,000 $140,000 17.1% 0.5% Substitute Teachers, Short-Term $60,500 $99,000 $119,000 $132,000 3.5% 0.1% Tutors $49,000 $93,000 $113,000 $148,000 6.4% 0.2%
Instructional Coordinators $111,000 $165,000 $185,000 $197,000 3.3% 0.1% Teaching Assistants, Except Postsecondary* $45,300 $86,000 $104,000 $137,000 14.1% 0.4% All Other Educational Instruction and Library Occupations $60,400 $98,000 $119,000 $132,000 24.2% 0.7% Weighted Mean Annual Wage $60,400 $103,000 $123,000 $145,000 100.0% 2.7% Healthcare Practitioners and Technical Occupations
Pharmacists $172,600 $230,000 $251,000 $260,000 4.4% 0.3% Registered Nurses $167,500 $223,000 $243,000 $253,000 31.7% 2.0% Nurse Practitioners $173,400 $231,000 $252,000 $262,000 3.7% 0.2% Dental Hygienists $130,100 $185,000 $202,000 $206,000 3.7% 0.2% Pharmacy Technicians $60,400 $98,000 $119,000 $132,000 7.1% 0.5% Licensed Practical and Licensed Vocational Nurses $84,700 $132,000 $151,000 $163,000 4.9% 0.3% All Other Healthcare Practitioners and Technical Occupations $144,700 $205,000 $225,000 $229,000 44.6% 2.9% Weighted Mean Annual Wage $144,700 $201,000 $221,000 $228,000 100.0% 6.4% Healthcare Support Occupations
Home Health and Personal Care Aides $43,700 $83,000 $100,000 $132,000 63.1% 4.1% Nursing Assistants $49,700 $94,000 $114,000 $150,000 10.2% 0.7% Massage Therapists $57,700 $101,000 $124,000 $149,000 3.4% 0.2% Dental Assistants $59,900 $105,000 $128,000 $155,000 6.1% 0.4% Medical Assistants $63,100 $103,000 $124,000 $138,000 9.4% 0.6% All Other Healthcare Support Occupations $47,900 $91,000 $110,000 $145,000 7.7% 0.5% Weighted Mean Annual Wage $47,900 $82,000 $99,000 $126,000 100.0% 6.5% Sources: U.S. Bureau of Labor Statistics, California Employment Development Department, IMPLAN Keyser Marston Associates, Inc.
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AVERAGE ANNUAL WORKER COMPENSATION, 2025
SERVICES TO HOUSEHOLDS EARNING $200K+

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
% of Total
2025 Avg. One Two Three+ Occupation % of Total
Occupation 3 Compensation 1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Food Preparation and Serving Related Occupations
Supervisors of Food Preparation and Serving Workers $51,200 $89,000 $110,000 $132,000 8.8% 1.2% Cooks, Fast Food $41,600 $79,000 $96,000 $126,000 5.1% 0.7% Cooks, Restaurant $44,700 $85,000 $103,000 $135,000 10.9% 1.4% Food Preparation Workers $41,100 $78,000 $94,000 $124,000 6.1% 0.8% Bartenders $44,500 $84,000 $102,000 $134,000 6.8% 0.9%
Fast Food and Counter Workers $41,600 $79,000 $96,000 $126,000 28.2% 3.7% Waiters and Waitresses $46,600 $88,000 $107,000 $141,000 17.1% 2.3% Dining Room and Cafeteria Attendants and Bartender Helpers $40,200 $76,000 $92,000 $121,000 3.5% 0.5% Dishwashers $38,900 $86,000 $104,000 $142,000 3.5% 0.5% Hosts and Hostesses, Restaurant, Lounge, and Coffee Shop $38,700 $85,000 $104,000 $141,000 3.1% 0.4% All Other Food Preparation and Serving Related Occupations $43,700 $83,000 $100,000 $132,000 6.9% 0.9% Weighted Mean Annual Wage $43,700 $77,000 $94,000 $123,000 100.0% 13.2% Building and Grounds Cleaning and Maintenance Occupations First-Line Supervisors of Housekeeping & Janitorial Workers $60,400 $98,000 $119,000 $132,000 3.1% 0.1% Supervisors of Landscaping, Lawn, & Groundskeeping Workers $69,400 $113,000 $136,000 $152,000 3.4% 0.1% Janitors and Cleaners $44,300 $84,000 $102,000 $134,000 51.4% 1.6% Maids and Housekeeping Cleaners $46,400 $88,000 $107,000 $140,000 10.2% 0.3% Landscaping and Groundskeeping Workers $47,800 $90,000 $110,000 $144,000 26.1% 0.8% All Other Building and Grounds Cleaning and Maint. Occupation $46,900 $89,000 $108,000 $142,000 5.9% 0.2% Weighted Mean Annual Wage $46,900 $88,000 $107,000 $138,000 100.0% 3.1% Personal Care and Service Occupations
First-Line Supervisors of Personal Service Workers $53,800 $94,000 $115,000 $139,000 4.1% 0.2% Animal Caretakers $40,400 $76,000 $93,000 $122,000 10.0% 0.5% Amusement and Recreation Attendants $38,100 $84,000 $102,000 $139,000 7.2% 0.3% Hairdressers, Hairstylists, and Cosmetologists $43,600 $83,000 $100,000 $132,000 23.1% 1.0% Manicurists and Pedicurists $38,600 $85,000 $104,000 $141,000 12.5% 0.6% Skincare Specialists $43,500 $82,000 $100,000 $131,000 4.8% 0.2% Childcare Workers $40,600 $77,000 $93,000 $123,000 10.7% 0.5% Exercise Trainers and Group Fitness Instructors $61,400 $100,000 $121,000 $134,000 9.3% 0.4% Recreation Workers $42,600 $81,000 $98,000 $129,000 4.3% 0.2% All Other Personal Care and Service Occupations $44,000 $83,000 $101,000 $133,000 14.0% 0.6% Weighted Mean Annual Wage $44,000 $72,000 $88,000 $113,000 100.0% 4.5% Sales and Related Occupations
First-Line Supervisors of Retail Sales Workers $57,800 $101,000 $124,000 $149,000 8.9% 1.0% Cashiers $39,200 $86,000 $105,000 $143,000 23.1% 2.5%
Counter and Rental Clerks $48,400 $92,000 $111,000 $146,000 4.2% 0.5% Retail Salespersons $43,600 $83,000 $100,000 $132,000 33.7% 3.7% Insurance Sales Agents $97,500 $152,000 $174,000 $187,000 3.6% 0.4% Securities, Commodities, and Financial Services Sales $89,900 $140,000 $161,000 $173,000 10.3% 1.1% Sales Representatives $81,900 $127,000 $146,000 $157,000 5.3% 0.6% All Other Sales and Related Occupations $53,900 $94,000 $116,000 $139,000 11.0% 1.2% Weighted Mean Annual Wage $53,900 $87,000 $104,000 $130,000 100.0% 10.9% Sources: U.S. Bureau of Labor Statistics, California Employment Development Department, IMPLAN Keyser Marston Associates, Inc.
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TECHNICAL REPORT 2 - APPENDIX B - TABLE 6
AVERAGE ANNUAL WORKER COMPENSATION, 2025
SERVICES TO HOUSEHOLDS EARNING $200K+

RESIDENTIAL NEXUS ANALYSIS

ROCKLIN, CA
% of Total
2025 Avg. One Two Three+ Occupation % of Total
Occupation 3 Compensation 1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Office and Administrative Support Occupations
First-Line Supervisors of Office and Admin. Support Workers $80,400 $125,000 $144,000 $155,000 7.9% 0.9% Bookkeeping, Accounting, and Auditing Clerks $59,700 $104,000 $128,000 $154,000 8.6% 1.0% Customer Service Representatives $53,100 $93,000 $114,000 $137,000 16.1% 1.8% Receptionists and Information Clerks $47,900 $91,000 $110,000 $145,000 9.5% 1.1% Executive Secretaries and Executive Admin. Assistants $86,300 $134,000 $154,000 $166,000 3.7% 0.4% Medical Secretaries and Administrative Assistants $57,500 $100,000 $123,000 $148,000 5.7% 0.6% Secretaries and Administrative Assistants $55,300 $97,000 $119,000 $143,000 10.4% 1.2% Office Clerks, General $53,300 $93,000 $114,000 $138,000 14.7% 1.6% All Other Office and Administrative Support Occupations $58,300 $102,000 $125,000 $151,000 23.5% 2.6% Weighted Mean Annual Wage $58,300 $101,000 $122,000 $146,000 100.0% 11.2% Installation, Maintenance, and Repair Occupations
Supervisors of Mechanics, Installers, and Repairers $96,300 $150,000 $172,000 $185,000 9.7% 0.3% Automotive Body and Related Repairers $69,700 $114,000 $137,000 $152,000 7.2% 0.2% Automotive Service Technicians and Mechanics $68,300 $111,000 $134,000 $149,000 22.0% 0.7% Bus and Truck Mechanics and Diesel Engine Specialists $72,000 $117,000 $142,000 $158,000 5.3% 0.2% Maintenance and Repair Workers, General $58,400 $102,000 $125,000 $151,000 30.1% 1.0% All Other Installation, Maintenance, and Repair Occupations $68,300 $111,000 $134,000 $149,000 25.8% 0.9% Weighted Mean Annual Wage $68,300 $113,000 $136,000 $154,000 100.0% 3.4% Transportation and Material Moving Occupations
Supervisors of Transportation and Material-Moving Workers $68,900 $112,000 $135,000 $151,000 4.6% 0.4% Driver/Sales Workers $55,000 $96,000 $118,000 $142,000 4.0% 0.3% Heavy and Tractor-Trailer Truck Drivers $62,400 $102,000 $123,000 $137,000 11.8% 0.9% Light Truck Drivers $51,800 $90,000 $111,000 $134,000 11.4% 0.9% Bus Drivers, School $59,800 $104,000 $128,000 $154,000 4.5% 0.4% Shuttle Drivers and Chauffeurs $43,100 $82,000 $99,000 $130,000 4.2% 0.3% Cleaners of Vehicles and Equipment $40,400 $76,000 $93,000 $122,000 5.7% 0.5% Laborers and Freight, Stock, and Material Movers, Hand $46,300 $88,000 $106,000 $140,000 17.5% 1.4% Stockers and Order Fillers $44,100 $83,000 $101,000 $133,000 22.0% 1.7% All Other Transportation and Material Moving Occupations $50,400 $88,000 $108,000 $130,000 14.4% 1.1% Weighted Mean Annual Wage $50,400 $90,000 $110,000 $136,000 100.0% 7.9%

89.0%
1 2
3 Including occupations representing 3% or more of the major occupation group 4 Household income estimated based average worker compensation and ratios between employee income and household income identified in Technical Report 2 - Appendix B - Table 7 The methodology utilized by the California Employment Development Department (EDD) assumes hourly paid employees are employed full-time. Annual compensation is calculated by EDD by multiplying hourly wages by 40 hours per work week by 52 weeks. Compensations are adjusted upward where necessary to reflect the State minimum wage of $16.50/hour effective January 1, 2026.

Occupation percentages are based on the 2024 National Industry - Specific Occupational Employment survey compiled by the Bureau of Labor Statistics. Wages are based on Occupational Employment Survey data applicable to Placer County as of 2024 and are adjusted by EDD to the first quarter of 2025.

Sources: U.S. Bureau of Labor Statistics, California Employment Development Department, IMPLAN Keyser Marston Associates, Inc.
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TECHNICAL REPORT 2 - APPENDIX B - TABLE 7

RATIO OF HOUSEHOLD INCOME TO INDIVIDUAL WORKER INCOME

RESIDENTIAL NEXUS ANALYSIS

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RATIO OF HOUSEHOLD INCOME TO INDIVIDUAL WORKER INCOME
Income Range
($thousands) One Two Three or More
25-30 2.25 3.10 4.41
30-40 2.20 2.68 3.65
40-50 1.89 2.30 3.02
50-60 1.75 2.14 2.58
60-80 1.63 1.97 2.19
80-100 1.55 1.79 1.92
100-125 1.49 1.66 1.78
125-150 1.42 1.55 1.58
150-250 1.33 1.45 1.51
250+ 1.14 1.23 1.23
Number of Workers in Household
Source: KMA analysis of 2019 to 2023 American Community Survey Public Use Microdata Sample (PUMS) data for Sacramento Area.

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TECHNICAL REPORT 3: NON RESIDENTIAL NEXUS STUDY

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I. EXECUTIVE SUMMARY

The following report summarizes an analysis of the linkages between non-residential development in Rocklin and the demand for additional affordable housing. The analysis, which demonstrates support for a “Non-Residential Linkage Fee,” has been prepared by Keyser Marston Associates, Inc. (KMA) for the City of Rocklin (City) in accordance with a contractual agreement.

A. Non-ResidenƟal Nexus Study

The purpose of a nexus analysis is to quantify and document the linkages among the construction of new non-residential projects (e.g., retail/commercial, office, hotel/lodging, warehouse, light industrial, and research and development), the employees that work in them, and the increased demand for affordable housing. Since the jobs in these types of projects cover a range in compensation levels, and the households of the workers range in size, housing needs are generated at all affordability levels. This analysis quantifies the need for affordable housing created by each type of workplace building.

This analysis is conducted to meet the requirements imposed by several United States Supreme Court decisions, and by California Government Code Section 66000 et seq., which is sometimes referred to as “the Mitigation Fee Act.” These analyses are commonly referred to as linkage or nexus analyses.

B. Building Types and Affordability Levels

This analysis evaluates a cross section of non-residential development types that have occurred in Rocklin in recent years, and/or that may be built in the near-term future. For the purposes of the analysis, the following building types were identified:
 Retail / Commercial
 Office
 Hotel / Lodging
 Warehouse
 Light Industrial
 Research and Development (R&D)

The household income categories addressed in the analysis include: Extremely Low Income, Very Low Income, Low Income, and Moderate Income.

C. Maximum Nexus Costs

The following table identifies the maximum legally supportable nexus costs derived from the Non- Residential Nexus Study. These nexus costs represent the maximum legally supportable Non-Residential Linkage Fee amounts:

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Figure 47. Maximum Legally Supportable Non-ResidenƟal Linkage Fees Per Square Foot Retail / Commercial $72.50
Office $71.00
Hotel / Lodging $29.10
Warehouse $17.10
Light Industrial $28.80
Research and Development $28.20

However, it is important to note that these are not the fee amounts being recommended by KMA.

Please refer to the “Summary Report and Recommendations” prepared by KMA for linkage fee setting context materials and recommended Non-Residential Linkage Fee amounts.

II. INTRODUCTION AND OVERVIEW

Future non-residential development is anticipated to occur in Rocklin. This non-residential development supports additional jobs within Rocklin, which generates a need for additional housing accessible to all income levels.

Additionally, residential rents and sales prices have increased over the past several years in Rocklin. As rents and sales prices increase, it becomes more difficult to achieve the Regional Housing Needs Assessment (RHNA) goals for extremely low, very low, low and moderate income units.

Typically, outside affordable housing resources are utilized to assist in the development of affordable units. Historically, the State of California (State) and the Federal government have provided a multitude of financial resources available for affordable housing. However, the need for affordable housing continues to outpace the outside financial resources available to the City. As such, the City has been exploring the options for generating additional revenue to be utilized for the creation of additional affordable housing.

The purpose of this Non-Residential Nexus Study is to provide the City with a legal basis to levy Non- Residential Linkage Fees on non-residential development. It is a fundamental assumption that a Non- Residential Linkage Fee program would be one piece of the City’s comprehensive affordable housing program.

A. Benefits of Affordable Housing to Non-ResidenƟal Development

The primary objective for implementing a Non-Residential Linkage Fee on non-residential development is to increase the amount of affordable housing within Rocklin. This increase in affordable housing benefits non-residential development by strengthening the local jobs-housing balance, which benefits both employers and workers. With a larger and more diverse pool of Rocklin residents to draw upon, employers will have increased ability to fill job openings.

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A lack of local affordable housing can result in overcrowded living conditions, or workers that must endure long commutes. Both of these conditions affect a worker’s quality of life, which may ultimately force a worker to quit their job. Giving workers access to affordable housing opportunities close to their place of employment can result in greater workplace stability, and less worker turnover for the employer. It has been estimated that it can cost between 15% and 20% of a worker’s annual salary to replace that worker (costs of on-boarding, training, etc.). As such, limiting worker turnover with the development of affordable housing can produce meaningful cost savings for employers.

B. Analysis OrganizaƟon

The non-residential uses that are the subject of this analysis represent a cross section of typical non- residential development that has occurred in Rocklin in recent years and/or may be built in the near- term future. For the purposes of the analysis, the following building types were identified:
 Retail / Commercial
 Office
 Hotel / Lodging
 Warehouse
 Light Industrial
 Research and Development

The household income categories addressed in the analysis include: Extremely Low Income, Very Low Income, Low Income and Moderate Income.

C. Data Sources and QualificaƟons

The analyses in this report have been prepared using the best and most recent data available. Local and current data was used whenever possible. Sources such as the United States Census (Census), the American Community Survey of the Census (ACS), California Employment Development Department (EDD) and the United States Bureau of Labor Statistics (BLS) data were used extensively. Other sources and analyses are noted when used in the text and footnotes. The data sources and uses are those that provide a reasonable basis to support the nexus between jobs and housing.

While we believe all sources utilized are sufficiently accurate for the purposes of the analyses, we cannot guarantee their accuracy. KMA assumes no liability for information from these and other sources.

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III. THE NON-RESIDENTIAL NEXUS STUDY

A. The Nexus Concept

1. IntroducƟon
This section of the report outlines the nexus concept and some of the key issues surrounding the linking of new non-residential development to the demand for affordable residential units in Rocklin. The nexus analysis and discussion focus on the relationships among development growth, employment, income of workers and demand for affordable housing. The analysis connects the new construction of the types of buildings in which there are workers to the need for additional affordable housing. This connection is quantified both in terms of number of units, and the amount of subsidy assistance needed to make the units affordable.

2. The Legal Basis and Context
The first jobs-housing linkage programs were adopted in the cities of San Francisco and Boston in the mid-1980s. To support the linkage between non-residential development and the demand for affordable housing, the City of San Francisco commissioned an analysis to show the relationships, or what might now be characterized as an early version of a nexus analysis. Since that time there have been several court cases and California statutes that affect what local jurisdictions must demonstrate when imposing impact fees on development projects.

The most important United States Supreme Court cases are Nollan v. California Coastal Commission and Dolan v. City of Tigard (Oregon). The rulings on these cases, and others, help clarify what governments must find in the way of the nature of the relationship between the problem to be mitigated and the action contributing to the problem. Here, the problem is the shortage of affordable housing, and the action contributing to the problem is building workspaces that create more jobs and worker households needing affordable housing.

Following the Nollan decision in 1987, the California legislature enacted AB 1600, which requires local agencies proposing an impact fee on a development project to identify the purpose of the fee, the use of the fee, and to determine that there is a reasonable relationship between the fee’s use and the development project on which the fee is imposed. The local agency must also demonstrate that there is a reasonable relationship between the fee amount and the cost of mitigating the problem that the fee addresses. Studies by local governments designed to fulfill the requirements of AB 1600 are often referred to as “AB 1600” or “Nexus” studies. In 2021, the California legislature enacted Assembly Bill 602 (AB 602), which imposes additional requirements for impact fees and impact fee nexus studies completed after January 1, 2022.

One court case that involved housing linkage fees was Commercial Builders of Northern California v. City of Sacramento. The commercial builders of Sacramento sued the City of Sacramento following the City’s adoption of a housing linkage fee. Both the United States District Court and the Ninth Circuit Court of DRAFT
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Appeals upheld the City of Sacramento and rejected the builders’ petition. The United States Supreme Court denied a petition to hear the case, letting stand the lower court’s opinion.

Since the Sacramento case in 1991, there have been several additional court rulings reaffirming and clarifying the ability of California cities to adopt impact fees. Notable cases can be described as follows:

1. In 2004, in San Remo Hotel v. the City and County of San Francisco, the court upheld the impact fee levied by the City and County of San Francisco on the conversion of residence hotels to tourist hotels and other uses. The court found that a suitable nexus, or deleterious impact, had been demonstrated.

2. In 2009, in Building Industry Association of Central California v. the City of Patterson, the Court invalidated the City of Patterson’s fee because a valid nexus linking the impact of the proposed project to the fee had not been demonstrated.

3. In 2010, a court ruling upheld most of the impact fees levied by the City of Lemoore, in Southern California. Of particular note is the judges’ opinion that a “fee” may be “established for a broad class of projects by legislation of general applicability….the fact that specific construction plans are not in place does not render the fee unreasonable.” In other words, cities do not have to identify specific affordable housing projects to be constructed at the time of adoption of an impact fee.

4. In 2025, in Sheetz v. County of El Dorado, California’s Third District Court of Appeal found that the traffic impact mitigation (TIM) fee imposed by the County did not violate the Takings Clause.

In this case, the court found that the TIM fee satisfied both the Nollan test (essential nexus) and the Dolan test (rough proportionality).

In summary, the case law at this time appears to be fully supportive of the imposition of Non-Residential Linkage Fees.

3. The Nexus Methodology
An overview of the basic nexus concept and methodology is helpful to understand the discussion and concepts presented in this section. This overview consists of a quick “walk through” of the major steps of the analysis. The nexus analysis links new non-residential buildings with new workers in Rocklin; these workers demand additional housing in proximity to the jobs, a portion of which needs to be affordable to the workers in lower income households.

The methodology utilized in this analysis is a “micro” analysis that examines individual buildings. The micro nexus analysis readily lends itself to quantification that serves as a basis for the nexus cost, or the maximum fee amount for each building type.

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To illustrate the micro nexus analysis, very simply, we can walk through the major calculations of the analysis. We begin by assuming a prototypical building of a defined size, and then we make the following calculations:

1. We estimate the total number of employees working in the building based on average employment density data.

2. We use occupation and income information for typical job types in the building to calculate how many of those jobs pay compensation at the levels addressed in the nexus analysis. a. Compensation data is provided by EDD and is specific to the Sacramento-Roseville-Folsom Metropolitan Statistical Area (MSA) as of 2025.
b. Worker occupations by building type are derived from the 2024 Occupational Employment Survey (OES) prepared by the BLS.

3. We know from the Census that many workers are members of households where more than one person is employed, and there is also a range of household sizes. We use factors derived from the Census to translate the number of workers into households of various sizes represented in each income category.

4. Then, we calculate how many of the Extremely Low, Very Low, Low, and Moderate Income households are associated with the building and divide by the building size to arrive at coefficients of housing units per square foot of building area.

5. In the last step, we multiply the identified number of households times the cost of delivering housing units affordable to these income groups.

4. The RelaƟonship Between ConstrucƟon and Job Growth
Many factors underlie the reasons for employment growth in a given region; these factors are complex, interrelated, and often associated with forces at the national and international levels. The nexus argument does not make the case that the construction of new buildings is solely responsible for employment growth. However, new construction is uniquely important in the equation, first, as one of the factors contributing to growth, and second, as a unique and essential condition precedent to growth.

As to the first, construction itself encourages growth. When the state economy is growing, the areas that experience the most rapid growth are those where new construction activity is vigorous and acts as a vital industry. In regions such as Placer County, where multiple forces of growth exist, the development industry frequently serves as a proactive force inducing growth to occur, or to be attracted to specific areas, by providing new workspaces, particularly those of a speculative nature.

Second, the development of workplace buildings bears a direct relationship to job growth, because job growth does not occur in modern service economies without buildings to house new workers. Unlike other growth factors, new buildings play a unique role in that employment growth cannot occur without DRAFT
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them for a sustained period of time. Conversely, it is well established that the inability to construct new workplace buildings will constrain, or even halt, job growth.

5. Discount for Changing Industries
The local economy, like that of the United States as a whole, is constantly evolving. In the Sacramento- Roseville-Arden-Arcade MSA, over the past 20 years, employment in various sectors of the economy has declined. However, jobs lost over the last decade in these declining sectors were replaced by job growth in other industry sectors.

Long-term declines in employment experienced in some sectors of the economy mean that some of the jobs created in burgeoning industries are being filled by workers that have been displaced from another industry and who are presumed to already be housed locally. Recognizing that jobs added in the community are not necessarily net new jobs, this step in the analysis makes an adjustment to take these declines, changes and shifts within all sectors of the economy into account.

To assist in making the adjustment, KMA analyzed data published by the EDD annually for the Sacramento-Roseville-Arden-Arcade MSA for the 20 year period between 2004 and 2023. Over this period, approximately 24,900 jobs were lost in declining industry sectors while growing and stable industries added 225,400 jobs over the same period. The decline was largely focused in the manufacturing, information and finance sectors. The figures are used to establish the ratio between jobs lost in declining industries to jobs gained in growing and stable industries at 10%.18 In effect, this adjustment assumes that 10% of new jobs are filled by a worker downsized from a declining industry and who already lives locally.

The discount for changing industries represents a conservative assumption because many displaced workers may exit the workforce entirely by retiring. Development of new workspace buildings will typically occur only to the extent that there is positive net demand after re-occupancy of buildings vacated by businesses in declining sectors of the economy. To the extent buildings are reoccupied, the discount for changing industries is unnecessary because new buildings would represent net new growth in employment. The 10% adjustment is conservative in that it is mainly necessary to cover a special case in which buildings vacated by declining industries cannot be readily occupied by other uses due to their special purpose nature, because of obsolescence, or because they are torn down or converted to a residential use.

6. Other Factors and AssumpƟons
The “Addendum” (Section IV) at the end of this report provides a discussion of other specific nexus concepts that must also be considered. These factors include:

1. Addressing the housing needs of a new population versus the existing population;

2. Substitution factor, indirect employment and multiplier effects;

18 The 10% ratio is calculated as 24,900 jobs lost in declining sectors divided by 225,400 jobs gained in growing and stable sectors = 11% (rounded to 10%).

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3. Changes in labor force participation;

4. Commuting; and

5. Economic cycles.

B. Non-ResidenƟal Nexus Analysis

This section presents a summary of the analysis of the linkage between the six types of workplace buildings, and the estimated number of worker households in the income categories that will, on average, be employed within those buildings. This section should not be read or reproduced without the narrative presented in the previous sections of this study.

1. Analysis Approach and Framework
The analysis establishes the jobs-housing linkages for individual building types or land use activities. In turn, this is used to quantify the connection between employment growth in Rocklin and the resulting demand for affordable housing.

The analysis approach is to examine the employment associated with the development of workplace building prototypes. Then, through a series of linkage steps, the number of employees is converted to households and housing units by affordability level. The findings are expressed in terms of numbers of households related to building area. In the final step, we convert the number of households for an entire building to the number of households per square foot of building area. For ease of understanding, KMA conducts the analysis on 100,000 square foot building modules. The building size is used solely to facilitate understanding of the analysis by being able to avoid minute fractions.

The prototypes are meant to cover a wide variety of building types. Together, the six categories are designed to encompass most new non-residential buildings to be constructed by the private sector in Rocklin. The categories under analysis are:

1. The Retail/Commercial category includes retail, restaurants, dry cleaners, health clubs and other personal care and service uses that commonly occupy retail/commercial space.

2. The Office category is designed to represent the range of office tenants located in Rocklin, from small professional offices to larger corporate and medical offices.

3. The Hotel/Lodging category includes hotels, motels and extended stay hotels, if any.

4. The Warehouse category represents large structures primarily devoted to storage activities, typically with a small amount of office space.

5. The Light Industrial category encompasses a broad range of uses occupying industrial buildings as well as auto repair and service, and other uses of a semi-industrial character.

6. The Research and Development category covers facilities for scientific or medical research, product design, prototype production, development and testing.

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2. Household Income Limits
When workers form households, their income, either alone or in combination with other workers, produces the household income. In addition, of course, there may be children and/or other household members who are not employed. The nexus analysis estimates demand for affordable housing focusing on the following household income categories:
 Extremely Low Income
 Very Low Income
 Low Income
 Moderate Income

Household income criteria for these affordability categories are based on the Placer County area median income (Median) as published by the California Department of Housing and Community Development (HCD). The income categories presented in the following table are applied for most housing programs administered by HCD and by the United States Department of Housing and Urban Development (HUD).

For a four-person household, the maximum qualifying income levels for 2025 are:

Figure 48. Summary of Affordability Categories
Income Category Percent of Median
Income Range
(Four-Person Household)
Extremely Low Income 0% to 30% of Median $0 to $38,600
Very Low Income Above 30% to 50% of Median $38,601 to $64,300 Low Income Above 50% to 80% of Median $64,301 to $102,900 Moderate Income Above 80% to 120% of Median $102,901 to $144,950

3. Analysis Steps
The analysis is conducted using a model that KMA has developed for application in many jurisdictions for which the firm has conducted similar analyses. The model inputs are comprised of local data to the extent possible, and are fully documented.

Technical Report 3 - Appendix A – Table 1 summarizes the nexus analysis steps for the six building types.

Following is a description of each step in the analysis:

Step 1 – EsƟmate of Total New Employees

Technical Report 3 - Appendix A – Table 1 estimates the total number of employees who will work in the types of companies that occupy the building types being analyzed. This is done by dividing the building size by the average square feet of space provided to each employee. As the amount of space allocated to each employee is reduced, the supportable nexus cost is increased. The employment densities used in the analysis can be described as follows:
 Retail/Commercial at 500 square feet per employee. This employment density estimate reflects consideration of a range of sources including the Institute of Transportation Engineers (ITE) Trip DRAFT
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Generation Manual, restaurant employment densities derived from National Association of Restaurants data, and the City’s parking requirements for commercial/retail uses. The density range within this category is wide, with some types of retail such as restaurant space as much as five times as dense as other types such as furniture or building material supply stores. The estimate used is at the upper end of the range of sources considered and will tend to understate the number of employees relative to many types of retail.  Office at 300 square feet per employee. For the purposes of this figure, KMA reviewed employment density estimates from an Occupancy Benchmarking Guide published by Jones Lang LaSalle, the ITE Trip Generation Manual, as well as the City’s parking requirements for office uses. The 300 square foot per employee figure utilized by KMA in the nexus analysis is at the upper end of the ranges found in these sources.
 Hotel/Lodging at 1,200 square feet per employee. This estimate reflects limited-service hotel developments, and is likely at the upper end of the applicable range.  Warehouse at 2,000 square feet per employee. This reflects the primary activity in the building is assumed to be storage or logistics. A small amount of office or administrative space is assumed within warehouse structures. KMA consulted a number of sources to arrive at this estimate including: the ITE Trip Generation Manual, a Portland Metro Employment Density Study, the United States Department of Energy, and the City’s parking requirements.  Light Industrial at 1,000 square feet per employee. This represents an average density that covers flex space, and light industrial activities. KMA reviewed the ITE Trip Generation Manual and the City’s parking requirement for industrial uses.  Research and Development at 500 square feet per employee. KMA reviewed the City’s parking requirement for similar uses, as well as the ITE Trip Generation Manual

The density factors used in this analysis represent averages, and individual uses can be expected to be fairly divergent from the average from time to time. Specific projects may have more or fewer employees than the employment densities assumed in this analysis. In these instances, the City may wish to include a provision in the ordinance that provides a waiver or a custom impact fee to adjust for employment densities that vary greatly from the averages used in this analysis. That is, projects with much lower employment densities may be allowed to pay a lower impact fee, and projects with much greater employment densities may be required to pay a higher fee.

As discussed above, KMA conducted the analysis on 100,000 square foot prototype buildings. The prototypes facilitate the presentation of the nexus findings, as it allows us to count jobs and housing units in whole numbers that can be readily communicated and understood. At the conclusion of the analysis, the findings are divided by the 100,000 square foot building size to express the linkages per square foot, which are very small fractions of housing units.

The following table summarizes the employment estimates used in the nexus analysis:

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Figure 49. Employment EsƟmate for Prototypical 100,000 Square Foot Buildings Building Type
Employment
Density
Number of Employees
Retail / Commercial 500 200
Office 300 333
Hotel / Lodging 1,200 83
Warehouse 2,000 50
Light Industrial / Agricultural Processing 1,000 100
Research and Development 500 200

PotenƟal Impacts of Coronavirus Pandemic

This Non-Residential Nexus Study is being prepared as the region continues to adjust from the coronavirus pandemic, which could have implications regarding the density of employment in workplace buildings. Potential impacts can be separated into short-term (during the pandemic) and longer-term (post-pandemic). As the nexus analysis determines mitigation costs over the life of new buildings, long- term effects are pertinent while short-term or temporary changes in response to the pandemic would not warrant an adjustment.

The experience adapting to remote work during the coronavirus pandemic has led some businesses to plan for remote work as a larger part of their operations post-pandemic. A trend toward remote work would be expected to reduce demand for new non-residential buildings overall, but does not necessarily reduce the impacts of non-residential buildings that are built. Conversely, many employers, office employers in particular, have begun implementing return-to-work policies that require workers to return to working in physical buildings rather than remotely. For the purposes of this analysis, KMA has utilized conservative employment density estimates for each building type.

Step 2 – Adjustment for Changing Industries

This step is an adjustment to take into account any declines, changes and shifts within all sectors of the economy and to recognize that new space is not always 100% equivalent to net new employees. As discussed previously, a 10% adjustment is utilized to recognize the long-term shifts in employment occurring in the Rocklin region and the likelihood of continuing changes to the local economy.

For demolition of existing structures, KMA recommends that the City provide a credit or offset to the fee when demolition of existing structures occurs as part of a project. Typically, the Non-Residential Linkage Fee would only be charged against net new space added by a project.

The following table summarizes the net new jobs after adjusting for declining industries:

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Figure 50. Net New Jobs
Building Type

Number of
Employees
Net New Employees aŌer 10%
Declining Industries Adjustment
Retail / Commercial 200 180
Office 333 300
Hotel / Lodging 83 75
Warehouse 50 45
Light Industrial 100 90
Research and Development 200 180

Step 3 – Adjustment from Employees to Employee Households

This step, as shown in Technical Report 3 - Appendix A – Table 1, converts the number of employees to the number of employee households that will work at or in the building type being analyzed. This step recognizes that there is, on average, more than one worker per household, and thus the number of housing units in demand for new workers must be reduced to reflect this fact.

The workers per household characteristic provides the link between the number of employees and the number of households associated with the net new employees. Worker households are defined as those households with one or more persons with work-related income, including the self-employed, as reported in the 2018-2022 ACS. In other words, worker households are distinguished from total households in that the universe of worker households does not include elderly or other households in which members are retired or do not work for other reasons. Student households and unemployed households on public assistance are also excluded from the definition of worker households. If the overall average number of workers per household were used, it would have produced a greater demand for housing units.

The number of workers per household in a given geographic area is a function of household size, labor force participation rate and employment availability, as well as other factors. According to the 2018- 2022 ACS, the average number of workers per worker household in Placer County was 1.76.

The following table summarizes the number of housing units needed:

Figure 51. Number of Housing Units Needed
Building Type

Net New Jobs
(Figure 4)
Housing Units Needed
(1.76 workers per unit)
Retail / Commercial 180 102.4
Office 300 170.6
Hotel / Lodging 75 42.6
Warehouse 45 25.6
Light Industrial 90 51.2
Research and Development 180 102.4

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Step 4 – OccupaƟonal DistribuƟon of Employees

Estimating the occupational breakdown of employees is the first step to arriving at estimated income levels. The occupational make up of jobs by building type is estimated by combining two data sources:

BLS data on the distribution of occupations by industry category and data on employment by industry for Placer County from the Quarterly Census of Employment and Wages (QCEW). Industry categories are weighted to reflect the mix of employers in Placer County. The occupations that reflect the expected mix of activities in the new buildings are presented in Appendix 3 - Appendices B - G.

1. For Retail/Commercial buildings, a wide range of retail categories are included, as well as restaurants and personal services.

2. For Office buildings, the mix of industries reflects a wide range of financial, professional service, technology and medical offices.

3. The Hotel/Lodging category reflects the industry category for travel accommodations.

4. For warehouse buildings, the applicable industry category is warehouse and storage.

5. The Light Industrial category encompasses a range of light industrial, wholesale, and manufacturing.

6. The Research and Development category reflects the industry category for research and development in the physical, engineering and life sciences.

Step 4 estimates are presented in Technical Report 3 – Appendix A - Table 1 and Technical Report 3 – Appendices B – G. The following table summarizes the percentage distribution of jobs by occupation:

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Figure 52. Percent of Jobs by OccupaƟon

Retail /
Commercial Office
Hotel /
Lodging Warehouse
Light
Industrial
Research and
Development
Management OccupaƟons 4.1% 12.4% 6.1% 3.1% 8.1% 19.6%
Business and Financial 1.2% 15.9% 1.9% 2.6% 5.3% 12.5% Computer and MathemaƟcal 0.1% 8.0% 0.2% 0.8% 2.8% 14.8% Architecture and Engineering 0.0% 3.3% 0.0% 0.2% 3.6% 13.4% Sciences 0.0% 1.0% 0.0% 0.6% 0.4% 22.5%
Community & Social Services 0.0% 1.0% 0.0% 0.0% 0.0% 0.2% Legal 0.0% 3.6% 0.0% 0.0% 0.1% 0.5%
EducaƟon, and Library 0.4% 0.2% 0.1% 0.0% 0.0% 0.6%
Arts, Design, Entertainment 1.0% 1.6% 0.2% 0.2% 0.6% 1.1% Healthcare PracƟƟoners 0.4% 9.4% 0.0% 0.1% 0.2% 2.6%
Healthcare Support 0.4% 5.4% 0.5% 0.0% 0.0% 0.5%
ProtecƟve Service 0.7% 0.6% 1.6% 0.4% 0.1% 0.3%
Food Prep and Serving 43.9% 0.2% 24.2% 0.0% 1.5% 0.0%
Building and Grounds. 2.4% 1.3% 29.3% 0.9% 0.5% 0.2%
Personal Care and Service 10.7% 0.7% 3.5% 0.0% 0.0% 0.2% Sales and Related 14.9% 7.5% 2.5% 1.1% 9.3% 1.8%
Office and Admin Support 5.8% 22.5% 20.0% 11.2% 11.0% 5.7% Farming, Fishing, Forestry 0.1% 0.0% 0.0% 0.1% 0.2% 0.2% ConstrucƟon and ExtracƟon 0.1% 0.6% 0.2% 0.1% 0.9% 0.2% InstallaƟon, Maint. and Repair 4.2% 3.7% 6.0% 3.0% 17.5% 1.1% ProducƟon 1.5% 0.6% 2.8% 2.2% 22.8% 2.0%
TransportaƟon 8.0% 0.8% 1.0% 73.5% 15.1% 0.0%
Totals 100% 100% 100% 100% 100% 100%
Totals may not sum due to rounding.

To determine the distribution of worker households by occupation category, the percentage distribution of workers’ occupations identified in Figure 52 above is multiplied by the total number of worker households in Figure 51. The result is the distribution in the number of worker households by worker occupation category as shown in the table below:

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Figure 53. Number of Worker Households by Worker OccupaƟon Category

Retail /
Commercial Office
Hotel /
Lodging Warehouse
Light
Industrial
Research and
Development
Management OccupaƟons 4.2 21.1 2.6 0.8 4.1 20.1
Business and Financial 1.2 27.2 0.8 0.7 2.7 12.8
Computer and MathemaƟcal 0.1 13.7 0.1 0.2 1.4 15.1 Architecture and Engineering 0.0 5.6 0.0 0.1 1.8 13.7 Sciences 0.0 1.7 0.0 0.1 0.2 23.0
Community & Social Services 0.0 1.6 0.0 0.0 0.0 0.2 Legal 0.0 6.1 0.0 0.0 0.0 0.6
EducaƟon, and Library 0.4 0.3 0.0 0.0 0.0 0.6
Arts, Design, Entertainment 1.1 2.7 0.1 0.0 0.3 1.1 Healthcare PracƟƟoners 0.4 16.0 0.0 0.0 0.1 2.7
Healthcare Support 0.4 9.1 0.2 0.0 0.0 0.5
ProtecƟve Service 0.7 0.9 0.7 0.1 0.0 0.4
Food Prep and Serving 45.0 0.3 10.3 0.0 0.8 0.0
Building and Grounds. 2.5 2.2 12.5 0.2 0.3 0.2
Personal Care and Service 10.9 1.1 1.5 0.0 0.0 0.2 Sales and Related 15.3 12.8 1.1 0.3 4.8 1.8
Office and Admin Support 5.9 38.3 8.5 2.9 5.6 5.8
Farming, Fishing, Forestry 0.1 0.0 0.0 0.0 0.1 0.2 ConstrucƟon and ExtracƟon 0.1 1.0 0.1 0.0 0.5 0.2 InstallaƟon, Maint. and Repair 4.3 6.3 2.6 0.8 9.0 1.1 ProducƟon 1.5 1.1 1.2 0.6 11.7 2.1
TransportaƟon 8.2 1.4 0.4 18.8 7.7 0.0
Totals 102.4 170.6 42.6 25.6 51.2 102.4
Totals may not sum due to rounding.

Step 5 – EsƟmate Of Employee Household Income

In this step, occupations are translated to incomes based on recent Sacramento-Roseville-Folsom MSA wage and salary information published by EDD for the first quarter of 2025 for the occupations associated with each building type. This step in the analysis calculates the number of employee households that fall into each income category.

For each occupational category shown in Figure 52 and Figure 53, the OES data provides a distribution of specific occupations within the category. For example, within the Food Preparation and Serving Category, there are Supervisors, Cooks, Servers, Dishwashers, etc. Each of these individual categories has a different distribution of wages which was obtained from EDD and is specific to workers in the Sacramento-Roseville-Folsom MSA as of 2025. Worker compensations used in the analysis assume full- time employment (40 hours per week) based on EDD’s convention for reporting annual compensation.

Compensations are adjusted where applicable to reflect the current $16.50 per hour State minimum DRAFT
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wage for businesses with 26 or more employees, the State minimum wage for fast food workers of $20.00 per hour and State minimum wage limits for specific health care worker categories.

The following is a summary of the worker compensation levels for the top two occupation groups by building type. The percentages refer to the share of employment within the building in the occupation group. Technical Report 3 – Appendices B – G show the more detailed wage and salary information that were used as the income inputs to the model.

Figure 54. Placer County Worker Compensation by Building Type (2025) Building Type Major Occupation Group % of Employment
in Building
Average Annual Worker
Compensation19
Retail/
Commercial
Food Preparation and Serving 44% $43,700
Sales and Related Occupations 15% $45,500
Office Office and Administrative Support 23% $58,500
Business and Financial Operations 16% $95,400
Hotel /
Lodging
Building and Grounds Cleaning and Maintenance
Occupations
29% $47,400
Food Preparation and Serving 24% $45,300
Warehouse Transportation and Material Moving Occupations 74% $49,000 Office and Administrative Support 11% $55,200
Industrial Production Occupations 23% $55,900
Installation, Maintenance and Repair Occupations 18% $70,500 Research and
Development
Life, Physical and Social Science Operations 23% $106,700 Management Operations 20% $169,400
Source: California Employment Development Department, 2024 OccupaƟonal Employment StaƟsƟcs Survey, Wages First Quarter 2025

Employee income is then translated into an estimate of household income using ratios between individual employee income and household income derived from Census data. Ratios reflect an analysis of data for the workforce in the Sacramento Area with annual household incomes under $250,000.

Households with income of $250,000 or more are not included to avoid a disproportionate influence on averages by a small percentage of households with incomes well over levels addressed in this analysis.

19 Compensation is based on the full-time equivalent of 40 hours per week.

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Figure 55. Ratio of Household Income to Individual Worker Income Individual Worker Income One Worker Households Two Worker Households Three or More Workers $25,000 to $30,000 2.25 3.10 4.41
$30,000 to $40,000 2.20 2.68 3.65
$40,000 to $50,000 1.89 2.30 3.02
$50,000 to $60,000 1.75 2.14 2.58
$60,000 to $80,000 1.63 1.97 2.19
$80,000 to $100,000 1.55 1.79 1.92
$100,000 to $125,000 1.49 1.66 1.78
$125,000 to $150,000 1.42 1.55 1.58
$150,000 to $250,000 1.33 1.45 1.51
$250,000 and above 1.14

1.23 1.23
Source: KMA analysis of 2019 – 2023 American Community Survey PUMS data for the Sacramento Area A ratio of 1.0 in Figure 55 indicates that the household has no additional income beyond that of the individual worker. A ratio of 2.0 means that total household income is twice what the individual worker earns. With a two-earner household, a ratio of 2.0 indicates each worker in the household earns about the same amount. A ratio above 2.0 would indicate the other worker in the household earns more, on average, while a ratio less than 2.0 indicates the other worker earned less. The ratio between worker income and overall household income decreases as worker pay increases. This is because workers with higher pay are more likely to represent the largest source of household income.

The ratios adjust employee incomes upward even for households with only one worker. This is in consideration of non-wage/salary income sources such as child support, disability, social security income, investment income and others. Ratios for one-worker households at the lower end of the compensation range tend to be larger, an indication that these workers are more likely to derive a share of household income from non-employment sources such as social security.

Household income estimates for workers within each detailed occupation category are summarized in Appendix 3 – Appendix H. A separate estimate is provided for households with one, two, and three or more workers. Estimates are compared to HUD income criteria summarized in the following table to estimate the percent of worker households that would fall into each income category. This is done for each potential combination of household size and number of workers in the household.

Figure 56. 2025 Household Income Limits for Placer County Household Size (Persons)
Household Income Category 1 2 3 4 5 6 +
Extremely Low (Under 30% AMI) $27,050 $30,900 $34,750 $38,600 $41,700 $44,800 Very Low (30%-50% AMI) $45,050 $51,450 $57,900 $64,300 $69,450 $74,600 Low (50%-80% AMI) $72,050 $82,350 $92,650 $102,900 $111,150 $119,400 Moderate (80%-120% AMI) $101,450 $115,950 $130,450 $144,950 $156,550 $168,150

Median (100% of Median) $84,550 $96,650 $108,700 $120,800 $130,450 $140,150 Source: California Department of Housing and Community Development.

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At the end of Step 5, the nexus analysis has established the matrix indicaƟng the percentages of households that would qualify in each of the affordable income Ɵers for each occupaƟon category and each potenƟal combinaƟon of household size and number of workers in the household.

Step 6 – EsƟmate of Household Size DistribuƟon

In this step, household size distribution is estimated using 2018 – 2022 ACS data for Placer County. In addition to the distribution of household sizes, the data also accounts for a range in the number of workers in households of various sizes. The following table indicates the percentage distribution utilized in the analysis. Application of these percentage factors accounts for the following:

1. Households have a range in size and a range in number of workers.

2. Larger households generally have more workers than smaller households.

Figure 57. Percent of Households by Size and No. of Workers No. of Persons in
Household
No. of Workers in
Household
Percent of Total
Households
1 1 13.46%
2 1 15.97%
2 16.66%
3 1 7.44%
2 9.17%
3+ 3.47%
4 1 6.62%
2 9.73%
3+ 4.02%
5 1 3.02%
2 4.44%
3+ 1.84%
6 1 1.35%
2 1.99%
3+ 0.82%
Total 100%
Source: 2018-2022 American Community Survey for Placer County

The result of Step 6 is a distribution of working households by number of workers and household size.

Step 7 – EsƟmate of Households that meet HCD Size and Income Criteria

Step 7 calculates the number of employee households that fall into each income category for each size household. This calculation is based on combining the household income distribution (Step 5) with the worker household size distribution (Step 6) to arrive at a distribution of worker households by income category. These analyses are presented in Technical Report 3 – Appendix A – Tables 2A – 2D, and summarized in Technical Report 3 – Appendix A – Table 3.

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4. Housing Demand by Income Level
Technical Report 3 – Appendix A - Table 3 illustrates the results of the analysis for the four income categories and the seven prototypical buildings being analyzed in this study. The table presents the estimated number of households in each affordability category, the total number up to 120% of the Median, and the remaining households earning over 120% of Median.

Figure 58. Number of Households by Income Category Per 100,000 Square Feet of Building

Retail /
Commercial Office
Hotel /
Lodging Warehouse
Light
Industrial
Research and
Development

Extremely Low 2.1 1.4 0.9 0.3 0.7 0.3
Very Low Income 27.7 12.5 10.4 5.8 7.4 2.7
Low Income 24.1 30.7 11.0 6.0 12.0 10.2
Moderate Income 16.8 31.4 6.5 5.2 9.8 18.0
Subtotal 70.8 75.9 28.9 17.3 29.8 31.2
Above 120% AMI 31.6 94.7 13.8 8.3 21.4 71.2
Total 102.4 170.6 42.6 25.6 51.2 102.4
Totals may not sum due to rounding.

Technical Report 3 – Appendix A - Table 3 also presents the percentages of total new worker households that fall into each income category. As indicated, approximately 70% of Retail/Commercial, Hotel/Lodging, and Warehouse worker households earn less than 120% of the Median. In addition, approximately 60% of Light Industrial, 45% of Office and 30% of R&D worker households earn less than 120% of the Median.

Figure 59. Percentage of Households by Income Category

Retail /
Commercial Office
Hotel /
Lodging Warehouse
Light
Industrial
Research and
Development
Extremely Low 2.1% 0.8% 2.0% 1.3% 1.3% 0.3%
Very Low Income 27.0% 7.3% 24.5% 22.6% 14.5% 2.6%
Low Income 23.6% 18.0% 25.8% 23.3% 23.4% 9.9%
Moderate Income 16.4% 18.4% 15.3% 20.5% 19.1% 17.6%
Subtotal 69.2% 44.5% 67.7% 67.7% 58.3% 30.4%
Above 120% AMI 30.8% 55.5% 32.3% 32.3% 41.7% 69.6%
Total 100% 100% 100% 100% 100% 100%
Totals may not sum due to rounding.

5. Housing Demand by Square Foot Building Area
The analysis thus far has worked with 100,000 square foot prototypical buildings. In this step, the conclusions are translated to a per-square-foot level and expressed as coefficients. These coefficients state the portion of a household, or housing unit, by affordability level for which each square foot of building area is associated (see Technical Report 3 – Appendix A - Table 4).

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This is the summary of the affordable housing nexus analysis, or the linkage of buildings to employment growth to housing demand disaggregated by income level. We believe that our analysis provides a conservative approximation (understates at the low end) of the households by income and affordability levels associated with these building types.

Figure 60. New Worker Households Per Square Foot

Retail /
Commercial Office Hotel /
Lodging Warehouse Light
Industrial
Research and
Development
Extremely Low 0.0000214 0.0000139 0.0000087 0.0000033 0.0000066 0.0000029 Very Low Income 0.0002767 0.0001247 0.0001044 0.0000580 0.0000745 0.0000268 Low Income 0.0002415 0.0003069 0.0001100 0.0000597 0.0001195 0.0001018 Moderate Income 0.0001683 0.0003137 0.0000655 0.0000524 0.0000975 0.0001801 Total 0.0007078 0.0007592 0.0002886 0.0001733 0.0002981 0.0003115

C. Maximum Nexus Costs

This section takes the conclusions from the previous section on the number of households in the Extremely Low, Very Low, Low, and Moderate Income categories associated with each building type, and estimates the total cost of assistance required to make housing affordable. This section puts a cost on the units at each income level to produce the “total affordable housing nexus cost.”

1. Affordability Gap Analysis
A key component of the Non-Residential Nexus Study is the size of the gap between what households can afford and the cost of producing new housing in Rocklin; this is known as the “affordability gap.” The assumption is that Rocklin will assist in the development of affordable units at development cost levels based on similar development projects in the surrounding areas.

KMA conducted an affordability gap analysis, which is presented in Technical Report 4. The affordability gaps assume new rental units financed with tax-credit financing for Extremely Low, Very Low and Low income households, and new attached ownership units for Moderate Income units.

The resulting affordability gaps per affordable unit are presented in the following table:

Figure 61. Affordability Gaps
Extremely Low Income ($199,000)
Very Low Income ($121,000)
Low Income ($81,000)
Moderate Income ($89,900)

2. Total Affordable Housing Nexus Costs
Previous steps in the nexus analysis estimated the following:

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1. The number of Extremely Low, Very Low, Low and Moderate Income households that will be employed in each of the six types of buildings; and

2. The affordability gaps associated with providing housing at the various income levels.

The final step in the nexus analysis translates these factors into the estimated cost to fulfill the affordable housing demand created by the prototype developments (Technical Report 3 – Appendix A – Table 5). These results are then converted into the affordability gaps per square foot of building area for the new development of retail/commercial, office, hotel/lodging, warehouse, light industrial, and research and development uses. This is defined as the affordable housing nexus cost, which represents the maximum legally allowable Non-Residential Linkage Fee. Based on the results of the KMA analysis, the legally maximum fees for the six building types are as follows:

Figure 62. Maximum Legally Supportable Non-ResidenƟal Linkage Fees Per Square Foot Retail / Commercial $72.50
Office $71.00
Hotel / Lodging $29.10
Warehouse $17.10
Light Industrial $28.80
Research and Development $28.20

Total nexus and mitigation costs are driven by employment densities, the compensation level of jobs, and the cost of developing residential units. Higher employment densities contribute to higher nexus costs. These fee amounts represent the maximum amounts that can be charged under the nexus requirements imposed by the United States Supreme Court and the California Government Code. The totals are not recommended fee levels. Please refer to the “Summary Report and Recommendations” prepared by KMA for linkage fee setting context materials and recommended Non-Residential Linkage Fee amounts.

IV. ADDENDUM: FACTORS RELATING TO THE NEXUS CONCEPT

This Addendum provides a discussion of various specific factors and assumptions related to the nexus concept. This discussion supplements the overview provided in the previous sections of the report.

A. Addressing the Housing Needs of a New PopulaƟon versus the ExisƟng PopulaƟon

In August 2021, the City adopted the Sixth Cycle (2021-2029) Housing Element Update. Based on the Sixth Cycle Housing Element, the City’s Regional Housing Needs Assessment (RHNA) allocation is set at 3,543 very-low and low income units, which includes 3,062 units attributed to the Sixth Cycle Housing Element and 481 units of unaccommodated need from the 5th Cycle Housing Element (2013-2021).

Furthermore, the Sixth Cycle Housing Element notes that approximately 18% of renter households and 21% of owner households in Rocklin are cost burdened (more than 30% of household income is spent on housing expenses).

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This existing housing shortage, especially at the lowest income levels, is manifested in numerous ways, such as residents paying far more than the affordable rent set forth in federal and state guidelines, overcrowding, and other factors that are extensively documented by the Census and other reports.

However, it is important to understand that this nexus study does not address the housing needs of the existing population. Rather, the study focuses exclusively on documenting and quantifying the housing needs of new households where an employee works in a new workplace building.

Local analyses of housing conditions indicate that new housing affordable to lower income households is not being added to the supply in sufficient quantity to meet the needs of new employee households. If significant numbers of units were being added to the supply to accommodate the Extremely Low to Moderate Income groups, or if residential units in Rocklin were experiencing higher than typical long- term vacancy levels, particularly in affordable units, then the need for new units would be questionable.

B. SubsƟtuƟon Factor

Any given new workplace buildings in Rocklin may be occupied partly, or even perhaps totally, by employees relocating from elsewhere in the region. Buildings are often leased entirely to firms relocating from other buildings in the same jurisdiction. However, when a firm relocates to a new building from elsewhere in the region, a vacant space is created that will ultimately be occupied by another firm. In turn, that building may be filled with some combination of newcomers to the area and existing workers. Somewhere in the chain there are jobs new to the region. The net effect is that new buildings accommodate new employees, although not necessarily inside of the new buildings themselves.

C. Indirect Employment and MulƟplier Effects

The multiplier effect refers to the concept that the income generated by a new job recycles through the economy and results in additional jobs. The total number of jobs generated is broken down into three categories – direct, indirect and induced. In the case of the nexus analysis, the direct jobs are those located in the new workspace buildings that would be subject to the impact fee. Multiplier effects encompass indirect and induced employment. Indirect jobs are generated by suppliers to the businesses located in the new workspace buildings. Finally, induced jobs are generated by local spending on goods and services by the employees in the new businesses.

Multiplier effects vary by industry. Industries that draw heavily on a network of local suppliers tend to generate larger multiplier effects. Industries that are labor intensive also tend to have larger multiplier effects as a result of the induced effects of employee spending.

Theoretically, a non-residential nexus analysis could consider multiplier effects. However, the potential for double counting exists to the extent indirect and induced jobs are added in other new buildings in jurisdictions that have jobs-housing linkage fees. KMA chooses to omit the multiplier effects (the indirect and induced employment impacts) to avoid potential double counting.

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In addition, the non-residential nexus analysis addresses direct “inside” employment only. In the case of an office building, for example, direct employment covers the various managerial, professional and clerical people that work in the building; it does not include the security guards, the delivery services, the landscape maintenance workers, and many others that are associated with the normal functioning of an office building. By confining the analysis to the “inside” direct employees, the demand for affordable housing created by lower income workers associated with each type of building will be understated. This provides a more conservative perspective on the demand for affordable housing created by the development of new workplaces. If these factors were included, the maximum allowable Non-Residential Linkage Fee would be higher than the amount estimated in this report.

D. Changes in Labor Force ParƟcipaƟon

In the 1960s through the 1980s, there were significant increases in labor force participation, primarily among women. As a result, some of the new workers were entering the labor force and already had local housing. This acts to reduce the demand for housing associated with job growth. In earlier nexus analyses prepared by KMA, we would adjust the analysis to account for this factor. However, increases in participation rates by women have stabilized, and even declined slightly, while labor force participation rates for men have been on a downward trajectory since 1970. As such, an adjustment for increase in labor force participation is no longer warranted in a nexus analysis.

E. CommuƟng

Workers in Rocklin commute from locations throughout the region. Nexus analyses sometimes make a downward adjustment to reflect the fact that an assumed portion of housing needs will be satisfied by other jurisdictions. Such an adjustment is not required for nexus purposes; all housing demand generated by a project may be included in the nexus. No adjustment for commuting has been reflected in the study.

F. Economic Cycles

A nexus analysis of this nature is intended to support the imposition of a one-time fee that addresses the impacts generated over the 40+ year life of a project. Short-term conditions, such as a recession or a vigorous boom period, are not appropriate bases for estimating impacts over the life of a building. These cycles can produce impacts that are higher or lower on a temporary basis.

Development of new workspace buildings tends to be minimal during a recession and generally remains minimal until conditions improve or there is confidence that improved conditions are imminent. To the limited extent that new workspace buildings are built during a recession, housing impacts from these new buildings may not be fully experienced immediately. New buildings delivered during a recession can sometimes sit vacant for a period after completion. Even if new buildings are immediately occupied, the net absorption of space can still be zero or negative if other buildings are vacated in the process. Jobs DRAFT
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added may also be filled in part by unemployed or underemployed workers who are already housed locally.

As the economy recovers, firms will begin to expand and hire again, filling unoccupied space as unemployment is reduced. New space delivered during the recession sƟll adds to the total supply of employment space in the region. Though the jobs are not realized immediately, as the economy recovers and vacant space is filled, this new employment space absorbs or accommodates job growth. Although there may be a delay in Ɵme, the fundamental relaƟonship between new buildings, added jobs, and housing needs remains over the long term.

In contrast, during a vigorous economic boom period, conditions exist in which elevated impacts are experienced on a temporary basis. As an example, compression of employment densities can occur as firms add employees while making do with existing space. Compressed employment densities mean more jobs are added for a given amount of building area. Boom periods also tend to go hand-in-hand with rising development costs and increasing home prices. These factors can bring market rate housing out of reach for a larger percentage of the workforce and increase the cost of delivering affordable units.

G. ConservaƟve AssumpƟons

KMA employed many conservative assumptions in the estimation of the total affordable housing nexus costs. As a result, the total affordable housing nexus costs identified in this study are significantly lower than the amounts that would have been derived if less conservative assumptions had been applied.

These conservative assumptions can be summarized as follows:

1. The study only counts employees that are employed in the companies that occupy the new development. The development of new non-residential space will also generate indirect jobs from the suppliers to the businesses located in the new workspace buildings, and induced jobs related to the local spending on goods and services by the direct employees.

2. The annual incomes for workers used in this analysis reflect full-time employment based on the California Employment Development Department’s convention for reporting compensation information. Of course, many workers work less than full time; therefore, the annual compensation estimates used in the analysis are overstated, especially for retail/commercial uses, which tend to have a high number of part-time employees.

3. The conservative assumptions applied to the affordability gap analysis are:
a. The affordability gaps were estimated based on rents that are affordable to households at the top of each income range. If the mid-point of the income ranges had been used, the affordability gaps would have been larger, which would increase the resulting nexus costs. b. The affordability gap analysis for Extremely Low, Very Low and Low Income households includes Tax-Exempt Multifamily Bonds and 4% Tax Credit financing. The inclusion of these outside leveraging sources reduces the affordability gap that would need to be filled by the City.

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V. MITIGATION FEE ACT FINDINGS

This section provides findings language consistent with the requirements of the Mitigation Fee Act as set forth in Government Code § 66000 et seq.

1. Identify the purpose of the fee (66001(a)(1))

The purpose of the Non-Residential Linkage Fee is to fund construction of affordable housing to mitigate the increased demand for affordable housing from workers in newly developed workplace buildings.

2. Identify the use to which the fee is to be put (66001(a)(2))

Non-Residential Linkage Fees are used to increase the supply of housing affordable to qualifying Extremely Low, Very Low, Low and Moderate Income households earning from 0% through 120% of median income.

3. Determine how there is a reasonable relationship between the fee's use and the type of development project on which the fee is imposed (66001(a)(3))

The foregoing Non-Residential Nexus Study has demonstrated that there is a reasonable relationship between the use of the fee, which is to increase the supply of affordable housing in Rocklin, and the development of new non-residential buildings which increases the need for affordable housing.

Development of new non-residential buildings increases the number of jobs in Rocklin. A share of the new workers in these new jobs will have household incomes that qualify as Extremely Low, Very Low, Low and Moderate Income and result in an increased need for affordable housing. Therefore, the finding that there is a reasonable relationship between the fee’s use and the type of development project on which the fee is imposed can be made.

4. Determine how there is a reasonable relationship between the need for the public facility and the type of development project on which the fee is imposed (66001(a)(4))

The analysis has demonstrated that there is a reasonable relationship between the development of non- residential workspace buildings in Rocklin and the need for additional affordable units. Development of new workspace buildings accommodates additional jobs in Rocklin. Six different non-residential development types were analyzed (Retail/Commercial, Office, Warehouse, Hotel/Lodging, Light Industrial, and Research and Development). The number of jobs added in various types of new non- residential buildings is documented in Appendix A – Table 1. Based on household income levels for the new workers in these new jobs, a significant share of the need is for housing affordable to Extremely Low, Very Low, Low and Moderate Income levels. The Non-Residential Nexus Study concludes that for every 100,000 square feet of new Retail/Commercial space, 70.8 incremental affordable units are needed. Similarly, for Office, 75.9 affordable units are needed per 100,000 square feet of space developed, 28.9 for Hotel/Lodging, 17.3 for Warehouse, 29.8 for Light Industrial, and 31.2 for Research DRAFT
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and Development. Therefore, the finding that there is a reasonable relationship between the need for the public facility and the type of development project on which the fee is imposed can be made.

5. Determine how there is a reasonable relationship between the amount of the fee and the cost of the public facility or portion of the public facility attributable to the development on which the fee is imposed. (66001(b))

There is a reasonable relationship between the amount of the fee and the cost of the needed affordable housing attributable to the new non-residential development. The nexus analysis has quantified the increased need for affordable units in relation to each type of new non-residential use being developed and determined maximum fee levels based on the cost of providing the needed affordable housing.

Costs reflect the net subsidy required to produce the affordable units based on recent cost information for development of affordable housing in Rocklin. Non-Residential Linkage Fees do not exceed the cost of providing the affordable housing that is attributable to the new development. Therefore, the finding that there is a reasonable relationship between the amount of the fee and the cost of the public facility or portion of the public facility attributable to the development on which the fee is imposed can be made.

6. A fee shall not include the costs attributable to existing deficiencies in public facilities (66001(g))

The nexus analysis quantifies only the net new affordable housing needs generated by new non- residential development in Rocklin. Existing deficiencies with respect to housing conditions in Rocklin are not considered nor in any way included in the analysis.

VI. AB 602

The legislature enacted AB 602 in 2021, which went into effect on January 1, 2022. AB 602 imposed additional requirements related to impact fees and impact fee nexus studies. The pertinent provisions of AB 602 related to this nexus study are as follows:

1. When applicable, the nexus study shall identify the existing level of service for each public facility, identify the proposed new level of service, and include an explanation of why the new level of service is appropriate.

This provision requires that, “when applicable,” a level of service analysis should be prepared to impose impact fees for the development of “public facilities.” Per Government Code Section 66000(d), “public facilities” are defined as public improvements, public services and community amenities. Public facilities typically include assets such as roadways, storm drain systems, parks, trails, facilities, and City buildings.

These types of facilities typically have a measurable level of service such as the number of parks acres per resident, police calls per capita or residents per library.

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In contrast, this nexus study justifies the imposition of an impact fee on non-residential development for the purposes of increasing the City’s future supply of affordable housing. While affordable housing projects are often financed in part with public funds, they are typically privately-owned developments.

The users of the affordable housing are limited to residents that occupy each privately owned unit, and not members of the City’s service population at large as would be the case for public facilities such as parks and libraries. Thus, a level of service analysis is not a suitable methodology for evaluating affordable housing impact fees.

To our knowledge, the City is not intending to utilize the Non-Residential Linkage Fee revenue for the purposes of constructing publicly owned affordable housing. Since the City intends to use the impact fee revenue to subsidize privately-owned affordable housing projects this provision is not applicable to the Non-Residential Linkage Fee analyzed in this nexus study.

2. If a nexus study supports the increase of an existing fee, the local agency shall review the assumptions of the nexus study supporting the original fee and evaluate the amount of fees collected under the original fee.

The City does not have an existing Non-Residential Linkage Fee. As such, this provision is not applicable.

3. Unless a local agency makes specific findings under Government Code Section 66016.5(a)(5)(B), a nexus study adopted after July 1, 2022, shall calculate a fee imposed on a housing development project proportionately to the square footage of proposed unit of the development.

This provision is not applicable to fees imposed on non-residential development.

4. Large jurisdictions shall adopt a capital improvement plan as part of the nexus study.

Per Government Code Section 53559.1, Rocklin is classified as a large jurisdiction. The City completed a CIP for the six-year period of 2026-2031, which is posted on the City’s website. However, the current CIP does not include any proposed expenditures for affordable housing purposes. If the City imposes a Non- Residential Linkage Fee, KMA recommends that the City include revenue estimates and proposed affordable housing expenditures in the City’s CIP.

VII. COMMERCIAL LINKAGE FEES IN OTHER JURISIDICTIONS

KMA reviewed the affordable housing linkage fees imposed by other jurisdicƟons in the Sacramento / Placer County region. For the jurisdicƟons with housing linkage fees, the fees are in the $1.00 - $3.00 per square foot, generally. Roseville does not have a linkage fee, nor does the western part of Placer County.

See Technical Report 3 Appendix H more for detail.

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Appendices

Appendix A: Non-Residential Nexus Study Tables
Appendix B: Retail / Commercial Land Use Tables
Appendix C: Office Land Use Tables
Appendix D: Hotel / Lodging Land Use Tables
Appendix E: Warehouse Land Use Tables
Appendix F: Light Industrial Land Use Tables
Appendix G: Research and Development Land Use Tables
Appendix H: Worker Household Distribution
Appendix I: Summary of Non-Residential Affordable Housing Fee Programs

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TECHNICAL REPORT 3

APPENDIX A

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA

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TECHNICAL REPORT 3 - APPENDIX A - TABLE 1

NET NEW HOUSEHOLDS AND OCCUPATION DISTRIBUTION BY BUILDING TYPE

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
Per 100,000 SF of Building
Retail /
Commercial Office
Hotel /
Lodging Warehouse
Light
Industrial
Research and
Development
Step 1 - Estimate of Number of Employees
Employment Density (SF/Employee) 500 300 1,200 2,000 1,000 500 Number of Employees (100,000 SF Building) 200 333 83 50 100 200 180 300 75 45 90 180
Step 3 - Adjustment for Number of Households (1.76) 102.4 170.6 42.6 25.6 51.2 102.4 Step 4 - Percent of Jobs by Occupation (1)
Management Occupations 4.1% 12.4% 6.1% 3.1% 8.1% 19.6%
Business and Financial Operations 1.2% 15.9% 1.9% 2.6% 5.3% 12.5% Computer and Mathematical 0.1% 8.0% 0.2% 0.8% 2.8% 14.8% Architecture and Engineering 0.0% 3.3% 0.0% 0.2% 3.6% 13.4% Life, Physical, and Social Science 0.0% 1.0% 0.0% 0.6% 0.4% 22.5% Community and Social Services 0.0% 1.0% 0.0% 0.0% 0.0% 0.2% Legal 0.0% 3.6% 0.0% 0.0% 0.1% 0.5%
Education, Training, and Library 0.4% 0.2% 0.1% 0.0% 0.0% 0.6% Arts, Design, Entertainment, Sports, and Media 1.0% 1.6% 0.2% 0.2% 0.6% 1.1% Healthcare Practitioners and Technical 0.4% 9.4% 0.0% 0.1% 0.2% 2.6% Healthcare Support 0.4% 5.4% 0.5% 0.0% 0.0% 0.5%
Protective Service 0.7% 0.6% 1.6% 0.4% 0.1% 0.3%
Food Preparation and Serving Related 43.9% 0.2% 24.2% 0.0% 1.5% 0.0% Building and Grounds Cleaning and Maint. 2.4% 1.3% 29.3% 0.9% 0.5% 0.2% Personal Care and Service 10.7% 0.7% 3.5% 0.0% 0.0% 0.2% Sales and Related 14.9% 7.5% 2.5% 1.1% 9.3% 1.8%
Office and Administrative Support 5.8% 22.5% 20.0% 11.2% 11.0% 5.7% Farming, Fishing, and Forestry 0.1% 0.0% 0.0% 0.1% 0.2% 0.2% Construction and Extraction 0.1% 0.6% 0.2% 0.1% 0.9% 0.2% Installation, Maintenance, and Repair 4.2% 3.7% 6.0% 3.0% 17.5% 1.1% Production 1.5% 0.6% 2.8% 2.2% 22.8% 2.0%
Transportation and Material Moving 8.0% 0.8% 1.0% 73.5% 15.1% 0.0% Totals 100.0% 100.0% 100.0% 100.0% 100.0% 100.0%
Step 2 - Net New Employees after Declining
Industries Adjustment (10%)
Prepared by: Keyser Marston Associates, Inc.

Filename: \\file1\Sites\Berkeley\SFWP\18\18942\007\Rocklin_Non-Res Nexus_1 29 26; 1 Households; trb

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TECHNICAL REPORT 3 - APPENDIX A - TABLE 1

NET NEW HOUSEHOLDS AND OCCUPATION DISTRIBUTION BY BUILDING TYPE

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
Per 100,000 SF of Building
Retail /
Commercial Office
Hotel /
Lodging Warehouse
Light
Industrial
Research and
Development
TECHNICAL REPORT 3 - APPENDIX A - TABLE 1, PAGE 2
Step 4 - Number of Jobs by Occupation(1)
Management Occupations 4.2 21.1 2.6 0.8 4.1 20.1
Business and Financial Operations 1.2 27.2 0.8 0.7 2.7 12.8 Computer and Mathematical 0.1 13.7 0.1 0.2 1.4 15.1
Architecture and Engineering 0.0 5.6 0.0 0.1 1.8 13.7
Life, Physical, and Social Science 0.0 1.7 0.0 0.1 0.2 23.0 Community and Social Services 0.0 1.6 0.0 0.0 0.0 0.2
Legal 0.0 6.1 0.0 0.0 0.0 0.6
Education, Training, and Library 0.4 0.3 0.0 0.0 0.0 0.6 Arts, Design, Entertainment, Sports, and Media 1.1 2.7 0.1 0.0 0.3 1.1 Healthcare Practitioners and Technical 0.4 16.0 0.0 0.0 0.1 2.7 Healthcare Support 0.4 9.1 0.2 0.0 0.0 0.5
Protective Service 0.7 0.9 0.7 0.1 0.0 0.4
Food Preparation and Serving Related 45.0 0.3 10.3 0.0 0.8 0.0 Building and Grounds Cleaning and Maint. 2.5 2.2 12.5 0.2 0.3 0.2 Personal Care and Service 10.9 1.1 1.5 0.0 0.0 0.2
Sales and Related 15.3 12.8 1.1 0.3 4.8 1.8
Office and Administrative Support 5.9 38.3 8.5 2.9 5.6 5.8 Farming, Fishing, and Forestry 0.1 0.0 0.0 0.0 0.1 0.2
Construction and Extraction 0.1 1.0 0.1 0.0 0.5 0.2
Installation, Maintenance, and Repair 4.3 6.3 2.6 0.8 9.0 1.1 Production 1.5 1.1 1.2 0.6 11.7 2.1
Transportation and Material Moving 8.2 1.4 0.4 18.8 7.7 0.0 Totals 102.4 170.6 42.6 25.6 51.2 102.4
Notes:
(1) TECHNICAL REPORT 3 - Appendices B - G contain additional information regarding worker occupation categories.

Prepared by: Keyser Marston Associates, Inc.

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477
TECHNICAL REPORT 3 - APPENDIX A - TABLE 2A

ESTIMATE OF QUALIFYING HOUSEHOLDS - EXTREMELY LOW INCOME

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
Analysis for Households Earning up to 30% of Median
Retail /
Commercial Office
Hotel /
Lodging Warehouse
Light
Industrial
Research and
Development
Per 100,000 SF Building
Households Earning up to 30% of Median (Step 5, 6, & 7) (1) Management 0.02 0.09 0.01 - - - Business and Financial Operations - 0.05 - 0.00 0.00 0.01 Computer and Mathematical - - - - - - Architecture and Engineering - - - - 0.00 0.02 Life, Physical and Social Science - - - - - 0.14 Community and Social Services - - - - - - Legal - - - - - - Education Training and Library - - - - - - Arts, Design, Entertainment, Sports, and Media - - - - - - Healthcare Practitioners and Technical - 0.03 - - - 0.00 Healthcare Support - 0.24 - - - - Protective Service - - - - - - Food Preparation and Serving Related 0.89 - 0.35 - - - Building Grounds and Maintenance 0.05 - 0.21 - - - Personal Care and Service 0.36 - 0.04 - - - Sales and Related 0.40 0.34 0.03 - 0.11 - Office and Admin 0.08 0.46 0.11 0.02 0.06 0.06 Farm, Fishing, and Forestry - - - - - - Construction and Extraction - - - - - - Installation Maintenance and Repair 0.09 0.07 0.03

0.01 0.20 -
Production - - 0.03 0.01 0.12 0.02 Transportation and Material Moving 0.12 - - 0.27 0.14 - HH earning up to 30% of Median - major occupations 2.01 1.27 0.82 0.31 0.63 0.27 HH earning up to 30% of Median - all other occupations 0.13 0.12 0.05 0.01 0.03 0.02 Total Households Earning up to 30% of Median 2.1 1.4 0.9 0.3 0.7 0.3 Notes:
(1) TECHNICAL REPORT 3 - Appendices B - G contain additional information on worker occupation categories, compensation levels and estimated househ Prepared by: Keyser Marston Associates, Inc.

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478
TECHNICAL REPORT 3 - APPENDIX A - TABLE 2B

ESTIMATE OF QUALIFYING HOUSEHOLDS - VERY LOW INCOME

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
Analysis for Households Earning 30% to 50% of Median
Retail /
Commercial Office
Hotel /
Lodging Warehouse
Light
Industrial
Research and
Development
Per 100,000 SF Building
Households Earning 30% to 50% of Median (Step 5, 6, & 7) (1) Management 0.11 0.47 0.07 0.00 0.02 0.03 Business and Financial Operations - 0.58 - 0.03 0.07 0.25 Computer and Mathematical - 0.03 - - 0.00 0.01 Architecture and Engineering - 0.02 - - 0.03 0.14 Life, Physical and Social Science - - - - - 0.75 Community and Social Services - - - - - - Legal - 0.05 - - - - Education Training and Library - - - - - - Arts, Design, Entertainment, Sports, and Media - - - - - - Healthcare Practitioners and Technical - 0.29 - - - 0.07 Healthcare Support - 1.35 - - - - Protective Service - - - - - - Food Preparation and Serving Related 14.18 - 2.91 - - - Building Grounds and Maintenance 0.62 - 3.26 - - - Personal Care and Service 2.80 - 0.42 - - - Sales and Related 4.36 1.71 0.19 - 0.65 - Office and Admin 1.23 6.24 2.34 0.64 1.08 0.85 Farm, Fishing, and Forestry - - - - - - Construction and Extraction - - - - - - Installation Maintenance and Repair 0.52 0.69 0.31

0.08 0.90 -
Production - - 0.35 0.12 2.40 0.38 Transportation and Material Moving 2.20 - - 4.67 1.96 - HH earning 30% to 50% of Median - major occupations 26.02 11.42 9.85 5.54 7.11 2.49 HH earning 30% to 50% of Median - all other occupations 1.65 1.06 0.59 0.26 0.34 0.18 Total Households Earning 30% to 50% of Median 27.7 12.5 10.4 5.8 7.4 2.7 Notes:
(1) TECHNICAL REPORT 3 - Appendices B - G contain additional information on worker occupation categories, compensation levels and estimated househ Prepared by: Keyser Marston Associates, Inc.

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479
TECHNICAL REPORT 3 - APPENDIX A - TABLE 2C

ESTIMATE OF QUALIFYING HOUSEHOLDS - LOW INCOME

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
Analysis for Households Earning 50% to 80% of Median
Retail /
Commercial Office
Hotel /
Lodging Warehouse
Light
Industrial
Research and
Development
Per 100,000 SF Building
Households Earning 50% to 80% of Median (Step 5, 6, & 7) (1) Management 0.60 1.68 0.49 0.07 0.33 0.57 Business and Financial Operations - 4.84 - 0.13 0.49 2.17 Computer and Mathematical - 0.69 - - 0.08 0.57 Architecture and Engineering - 0.45 - - 0.16 0.96 Life, Physical and Social Science - - - - - 2.57 Community and Social Services - - - - - - Legal - 0.57 - - - - Education Training and Library - - - - - - Arts, Design, Entertainment, Sports, and Media - - - - - - Healthcare Practitioners and Technical - 0.67 - - - 0.38 Healthcare Support - 2.91 - - - - Protective Service - - - - - - Food Preparation and Serving Related 10.00 - 2.62 - - - Building Grounds and Maintenance 0.58 - 3.46 - - - Personal Care and Service 2.90 - 0.38 - - - Sales and Related 3.96 2.89 0.23 - 1.02 - Office and Admin 1.58 11.40 2.05 0.74 1.61 1.68 Farm, Fishing, and Forestry - - - - - - Construction and Extraction - - - - - - Installa
tion Maintenance and Repair 1.26 1.99 0.86 0.24 2.58 - Production - - 0.29 0.15 3.22 0.58 Transportation and Material Moving 1.83 - - 4.37 1.93 - HH earning 50% to 80% of Median - major occupations 22.71 28.09 10.38 5.70 11.41 9.48 HH earning 50% to 80% of Median - all other occupations 1.44 2.60 0.63 0.27 0.54 0.70 Total Households Earning 50% to 80% of Median 24.1 30.7 11.0 6.0 12.0 10.2 Notes:
(1) TECHNICAL REPORT 3 - Appendices B - G contain additional information on worker occupation categories, compensation levels and estimated househol Prepared by: Keyser Marston Associates, Inc.

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480
TECHNICAL REPORT 3 - APPENDIX A - TABLE 2D

ESTIMATE OF QUALIFYING HOUSEHOLDS - MODERATE INCOME

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
Analysis for Households Earning 80% to 120% of Median
Retail /
Commercial Office
Hotel /
Lodging Warehouse
Light
Industrial
Research and
Development
Per 100,000 SF Building
Households Earning 80% to 120% of Median (Step 5, 6, & 7) (1) Management 0.82 3.22 0.58 0.15 0.66 1.95 Business and Financial Operations - 7.18 - 0.17 0.70 3.17 Computer and Mathematical - 2.41 - - 0.26 2.48 Architecture and Engineering - 1.11 - - 0.39 2.63 Life, Physical and Social Science - - - - - 4.56 Community and Social Services - - - - - - Legal - 0.87 - - - - Education Training and Library - - - - - - Arts, Design, Entertainment, Sports, and Media - - - - - - Healthcare Practitioners and Technical - 1.57 - - - 0.52 Healthcare Support - 1.72 - - - - Protective Service - - - - - - Food Preparation and Serving Related 7.34 - 1.44 - - - Building Grounds and Maintenance 0.49 - 1.72 - - - Personal Care and Service 1.56 - 0.22 - - - Sales and Related 2.09 2.70 0.20 - 0.93 - Office and Admin 1.09 6.79 1.43 0.52 0.97 1.09 Farm, Fishing, and Forestry - - - - - - Construction and Extraction - - - - - -

Installation Maintenance and Repair 0.87 1.15 0.42 0.14 1.91 - Production - - 0.16 0.10 2.08 0.37 Transportation and Material Moving 1.59 - - 3.93 1.43 - HH earning 80% to 120% of Median - major occupations 15.83 28.72 6.17 5.00 9.31 16.76 HH earning 80% to 120% of Median - all other occupations 1.00 2.66 0.37 0.23 0.44 1.24 Total Households Earning 80% to 120% of Median 16.8 31.4 6.5 5.2 9.8 18.0 Notes:
(1) TECHNICAL REPORT 3 - Appendices B - G contain additional information on worker occupation categories, compensation levels and estimated household Prepared by: Keyser Marston Associates, Inc.

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481
TECHNICAL REPORT 3 - APPENDIX A - TABLE 3

WORKER HOUSEHOLDS BY AFFORDABILITY LEVEL

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
Per 100,000 S.F. Building
Retail /
Commercial Office
Hotel /
Lodging Warehouse
Light
Industrial
Research and
Development
NUMBER OF HOUSEHOLDS BY INCOME TIER (1)
Up to 30% Median Income 2.1 1.4 0.9 0.3 0.7 0.3
30% to 50% Median Income 27.7 12.5 10.4 5.8 7.4 2.7
50% to 80% Median Income 24.1 30.7 11.0 6.0 12.0 10.2
80% to 120% Median Income 16.8 31.4 6.5 5.2 9.8 18.0
Subtotal to 120% of Median 70.8 75.9 28.9 17.3 29.8 31.2 Above 120% of Median 31.6 94.7 13.8 8.3 21.4 71.2
Total New Worker Households 102.4 170.6 42.6 25.6 51.2 102.4

PERCENTAGE OF HOUSEHOLDS BY INCOME TIER
Up to 30% Median Income 2.1% 0.8% 2.0% 1.3% 1.3% 0.3%
30% to 50% Median Income 27.0% 7.3% 24.5% 22.6% 14.5% 2.6% 50% to 80% Median Income 23.6% 18.0% 25.8% 23.3% 23.4% 9.9% 80% to 120% Median Income 16.4% 18.4% 15.3% 20.5% 19.1% 17.6% Subtotal to 120% of Median 69.2% 44.5% 67.7% 67.7% 58.3% 30.4% Above 120% of Median 30.8% 55.5% 32.3% 32.3% 41.7% 69.6% Total 100% 100% 100% 100% 100% 100%
Notes:
(1) See TECHNICAL REPORT 3 - Appendices B - G for information regarding worker compensation levels and estimated household incomes.

Prepared by: Keyser Marston Associates, Inc.

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482
TECHNICAL REPORT 3 - APPENDIX A - TABLE 4
HOUSING DEMAND NEXUS FACTORS PER SQ.FT. OF BUILDING AREA

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
Retail /
Commercial Office
Hotel /
Lodging Warehouse
Light
Industrial
Research and
Development
Up to 30% Median Income 0.00002140 0.00001387 0.00000867 0.00000325 0.00000661 0.00000287 30% to 50% Median Income 0.00027668 0.00012474 0.00010442 0.00005796 0.00007446 0.00002677 50% to 80% Median Income 0.00024145 0.00030687 0.00011003 0.00005968 0.00011953 0.00010182 80% to 120% Median Income 0.00016830 0.00031372 0.00006546 0.00005237 0.00009753 0.00018008 Total 0.00070783 0.00075920 0.00028857 0.00017326 0.00029813 0.00031153 Notes:

Number of Housing Units per Square Foot of Building Area(1) (1)Calculated by dividing number of household in TECHNICAL REPORT 3 - Appendix A - Table 3 by 100,000 square feet to convert to households per square foot of building.

Prepared by: Keyser Marston Associates, Inc.

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483
TECHNICAL REPORT 3 - APPENDIX A - TABLE 5

TOTAL HOUSING NEXUS COST

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA

INCOME CATEGORY
Retail /
Commercial Office
Hotel /
Lodging Warehouse
Light
Industrial
Research and
Development
Up to 30% Median Income $199,000 $4.30 $2.80 $1.70 $0.60 $1.30 $0.60 30% to 50% Median Income $121,000 $33.50 $15.10 $12.60 $7.00 $9.00 $3.20 50% to 80% Median Income $81,000 $19.60 $24.90 $8.90 $4.80 $9.70 $8.20 80% to 120% Median Income $89,900 $15.10 $28.20 $5.90 $4.70 $8.80 $16.20 $72.50 $71.00 $29.10 $17.10 $28.80 $28.20
Notes:
2 Calculated by multiplying housing demand factors from TECHNICAL REPORT 3 - Appendix A - Table 4 by the affordability gap per unit estimated in TECHNICAL REPORT 4.

Affordability
Gap Per Unit 1
Nexus Cost Per Sq.Ft. of Building Area2
1 See TECHNICAL REPORT 4 for supporting analysis.

Total Mitigation Cost /
Maximum Supported Fee
Prepared by: Keyser Marston Associates, Inc.

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484
TECHNICAL REPORT 3

APPENDICES B - H

OCCUPATION AND COMPENSATION TABLES

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA

DRAFT
485
TECHNICAL REPORT 3 - APPENDIX B - TABLE 1
ESTIMATED WORKER OCCUPATION DISTRIBUTION, 2024

RETAIL/COMMERCIAL WORKERS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
Worker Occupation Distribution
Retail
Major Occupations (2% or more)
Management Occupations 4.1%
Food Preparation and Serving Related Occupations 43.9%
Building and Grounds Cleaning and Maintenance Occupations 2.4% Personal Care and Service Occupations 10.7%
Sales and Related Occupations 14.9%
Office and Administrative Support Occupations 5.8%
Installation, Maintenance, and Repair Occupations 4.2%
Transportation and Material Moving Occupations 8.0%

6.0%
TOTAL 100.0%
All Other Worker Occupations - Retail
Source: Bureau of Labor Statistics
Keyser Marston Associates, Inc.
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486
TECHNICAL REPORT 3 - APPENDIX B - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

RETAIL/COMMERCIAL WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation Retail
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers

Management Occupations
General and Operations Managers $143,200 $203,000 $223,000 $227,000 55.4% 2.3% Sales Managers $138,600 $197,000 $215,000 $220,000 8.6% 0.4% Financial Managers $174,100 $232,000 $253,000 $263,000 3.0% 0.1% Food Service Managers $77,600 $126,000 $153,000 $170,000 18.4% 0.8% Entertainment and Recreation Managers, Except Gambling $96,700 $150,000 $173,000 $186,000 4.3% 0.2% Other Management Occupations $128,100 $182,000 $199,000 $203,000 10.4% 0.4% Weighted Mean Annual Wage $128,100 $185,000 $206,000 $213,000 100.0% 4.1% Food Preparation and Serving Related Occupations
First-Line Supervisors of Food Preparation and Serving Workers $51,200 $89,000 $110,000 $132,000 8.8% 3.9% Cooks, Fast Food $41,600 $79,000 $96,000 $126,000 5.7% 2.5% Cooks, Restaurant $44,700 $85,000 $103,000 $135,000 11.9% 5.2% Food Preparation Workers $41,100 $78,000 $94,000 $124,000 5.9% 2.6% Bartenders $44,500 $84,000 $102,000 $134,000 4.7% 2.1%
Fast Food and Counter Workers $41,600 $79,000 $96,000 $126,000 29.6% 13.0% Waiters and Waitresses $46,600 $88,000 $107,000 $141,000 18.9% 8.3% Dining Room and Cafeteria Attendants and Bartender Helpers $40,200 $76,000 $92,000 $121,000 3.5% 1.5% Dishwashers $38,900 $86,000 $104,000 $142,000 3.5% 1.5% Hosts and Hostesses, Restaurant, Lounge, and Coffee Shop $38,700 $85,000 $104,000 $141,000 3.5% 1.5% Other Food Preparation and Serving Related Occupations $43,700 $83,000 $100,000 $132,000 4.0% 1.8% Weighted Mean Annual Wage $43,700 $83,000 $101,000 $132,000 100.0% 43.9% Building and Grounds Cleaning and Maintenance Occupations First-Line Supervisors of Landscaping, Lawn Service, and Groundskeeping Workers $69,400 $113,000 $136,000 $152,000 6.2% 0.1% Janitors and Cleaners, Except Maids and Housekeeping Cleaners $44,300 $84,000 $102,000 $134,000 34.0% 0.8% Maids and Housekeeping Cleaners $46,400 $88,000 $107,000 $140,000 4.6% 0.1% Landscaping and Groundskeeping Workers $47,800 $90,000 $110,000 $144,000 52.8% 1.3% Other Building and Grounds Cleaning and Maintenance Occupations $47,900 $91,000 $110,000 $145,000 2.5% 0.1% Weighted Mean Annual Wage $47,900 $89,000 $109,000 $141,000 100.0% 2.4% Personal Care and Service Occupations
First-Line Supervisors of Entertainment and Recreation Workers, Except Gambling Ser $55,900 $98,000 $120,000 $144,000 3.4% 0.4% First-Line Supervisors of Personal Service Workers $53,800 $94,000 $115,000 $139,000 2.7% 0.3% Animal Caretakers $40,400 $76,000 $93,000 $122,000 4.6% 0.5% Amusement and Recreation Attendants $38,100 $84,000 $102,000 $139,000 23.1% 2.5% Hairdressers, Hairstylists, and Cosmetologists $43,600 $83,000 $100,000 $132,000 15.3% 1.6% Manicurists and Pedicurists $38,600 $85,000 $104,000 $141,000 8.6% 0.9% Skincare Specialists $43,500 $82,000 $100,000 $131,000 3.1% 0.3% Childcare Workers $40,600 $77,000 $93,000 $123,000 3.6% 0.4% Exercise Trainers and Group Fitness Instructors $61,400 $100,000 $121,000 $134,000 25.3% 2.7% Recreation Workers $42,600 $81,000 $98,000 $129,000 3.3% 0.4% Other Personal Care and Service Occupations $47,100 $89,000 $108,000 $142,000 6.9% 0.7% Weighted Mean Annual Wage $47,100 $88,000 $107,000 $135,000 100.0% 10.7% Household Income Estimate 4
Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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487
TECHNICAL REPORT 3 - APPENDIX B - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

RETAIL/COMMERCIAL WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation Retail
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Sales and Related Occupations
First-Line Supervisors of Retail Sales Workers $57,800 $101,000 $124,000 $149,000 11.1% 1.7% Cashiers $39,200 $86,000 $105,000 $143,000 37.7% 5.6%
Counter and Rental Clerks $48,400 $92,000 $111,000 $146,000 6.5% 1.0% Parts Salespersons $49,100 $93,000 $113,000 $148,000 5.9% 0.9% Retail Salespersons $43,600 $83,000 $100,000 $132,000 32.8% 4.9% Sales Representatives of Services, Except Advertising, Insurance, Financial Services, an $81,900 $127,000 $146,000 $157,000 3.4% 0.5% Other Sales and Related Occupations $45,500 $86,000 $104,000 $138,000 2.6% 0.4% Weighted Mean Annual Wage $45,500 $89,000 $108,000 $141,000 100.0% 14.9% Office and Administrative Support Occupations
First-Line Supervisors of Office and Administrative Support Workers $80,400 $125,000 $144,000 $155,000 7.4% 0.4% Bookkeeping, Accounting, and Auditing Clerks $59,700 $104,000 $128,000 $154,000 9.9% 0.6% Customer Service Representatives $53,100 $93,000 $114,000 $137,000 25.3% 1.5% Receptionists and Information Clerks $47,900 $91,000 $110,000 $145,000 24.3% 1.4% Shipping, Receiving, and Inventory Clerks $48,500 $92,000 $111,000 $147,000 5.2% 0.3% Secretaries and Administrative Assistants, Except Legal, Medical, and Executive $55,300 $97,000 $119,000 $143,000 5.5% 0.3% Office Clerks, General $53,300 $93,000 $114,000 $138,000 14.2% 0.8% Other Office and Administrative Support Occupations $54,500 $95,000 $117,000 $141,000 8.1% 0.5% Weighted Mean Annual Wage $54,500 $96,000 $117,000 $143,000 100.0% 5.8% Installation, Maintenance, and Repair Occupations
First-Line Supervisors of Mechanics, Installers, and Repairers $96,300 $150,000 $172,000 $185,000 9.3% 0.4% Automotive Body and Related Repairers $69,700 $114,000 $137,000 $152,000 4.4% 0.2% Automotive Service Technicians and Mechanics $68,300 $111,000 $134,000 $149,000 45.5% 1.9% Bus and Truck Mechanics and Diesel Engine Specialists $72,000 $117,000 $142,000 $158,000 2.6% 0.1% Motorboat Mechanics and Service Technicians $58,900 $103,000 $126,000 $152,000 2.6% 0.1% Outdoor Power Equipment and Other Small Engine Mechanics $54,600 $95,000 $117,000 $141,000 3.4% 0.1% Recreational Vehicle Service Technicians $67,600 $110,000 $133,000 $148,000 2.1% 0.1% Tire Repairers and Changers $44,800 $85,000 $103,000 $135,000 6.1% 0.3% Maintenance and Repair Workers, General $58,400 $102,000 $125,000 $151,000 15.3% 0.6% Installation, Maintenance, and Repair Workers, All Other $57,200 $100,000 $123,000 $148,000 2.4% 0.1% Other Installation, Maintenance, and Repair Occupations $67,100 $109,000 $132,000 $147,000 6.3% 0.3% Weighted Mean Annual Wage $67,100 $111,000 $133,000 $152,000 100.0% 4.2% Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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488
TECHNICAL REPORT 3 - APPENDIX B - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

RETAIL/COMMERCIAL WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation Retail
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Transportation and Material Moving Occupations
First-Line Supervisors of Transportation and Material Moving Workers, Except Aircraf $68,900 $112,000 $135,000 $151,000 4.7% 0.4% Driver/Sales Workers $55,000 $96,000 $118,000 $142,000 10.5% 0.8% Heavy and Tractor-Trailer Truck Drivers $62,400 $102,000 $123,000 $137,000 3.1% 0.2% Light Truck Drivers $51,800 $90,000 $111,000 $134,000 7.0% 0.6% Shuttle Drivers and Chauffeurs $43,100 $82,000 $99,000 $130,000 2.4% 0.2% Parking Attendants $39,400 $87,000 $106,000 $144,000 5.1% 0.4% Automotive and Watercraft Service Attendants $42,800 $81,000 $98,000 $129,000 2.4% 0.2% Cleaners of Vehicles and Equipment $40,400 $76,000 $93,000 $122,000 8.7% 0.7% Laborers and Freight, Stock, and Material Movers, Hand $46,300 $88,000 $106,000 $140,000 9.7% 0.8% Packers and Packagers, Hand $40,700 $77,000 $93,000 $123,000 5.2% 0.4% Stockers and Order Fillers $44,100 $83,000 $101,000 $133,000 38.2% 3.0% Other Transportation and Material Moving Occupations $47,000 $89,000 $108,000 $142,000 3.3% 0.3% Weighted Mean Annual Wage $47,000 $87,000 $105,000 $135,000 100.0% 8.0%

94.0%
1 2
3 Including occupations representing 2% or more of the major occupation group. 4 The methodology utilized by the California Employment Development Department (EDD) assumes hourly paid employees are employed full-time. EDD data is adjusted by KMA to reflect the State minimum wage. Annual compensation is calculated by EDD by multiplying hourly wages by 40 hours per work week by 52 weeks.

Occupation percentages are based on the 2024 National Industry - Specific Occupational Employment Survey compiled by the Bureau of Labor Statistics. Wages are based on Occupational Employment Survey data applicable to Placer County as of 2024 and are adjusted by EDD to the first quarter of 2025.

Household income estimated based average worker compensation and ratios between employee income and household income identified in Technical Report 3 - Appendix H - Table 1.

Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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489
TECHNICAL REPORT 3 - APPENDIX C - TABLE 1
ESTIMATED WORKER OCCUPATION DISTRIBUTION, 2024

OFFICE WORKERS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
Worker Occupation Distribution
Office
Major Occupations (2% or more)
Management Occupations 12.4%
Business and Financial Operations Occupations 15.9%
Computer and Mathematical Occupations 8.0%
Architecture and Engineering Occupations 3.3%
Legal Occupations 3.6%
Healthcare Practitioners and Technical Occupations 9.4% Healthcare Support Occupations 5.4%
Sales and Related Occupations 7.5%
Office and Administrative Support Occupations 22.5%
Installation, Maintenance, and Repair Occupations 3.7%

8.5%
TOTAL 100.0%
All Other Worker Occupations - Office
Source: Bureau of Labor Statistics
Keyser Marston Associates, Inc.
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490
TECHNICAL REPORT 3 - APPENDIX C - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

OFFICE WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation Office
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers

Management Occupations
Chief Executives $188,200 $251,000 $274,000 $284,000 2.2% 0.3% General and Operations Managers $143,200 $203,000 $223,000 $227,000 28.1% 3.5% Marketing Managers $178,300 $238,000 $259,000 $269,000 4.8% 0.6% Sales Managers $138,600 $197,000 $215,000 $220,000 4.5% 0.6% Administrative Services Managers $105,200 $156,000 $175,000 $187,000 2.4% 0.3% Computer and Information Systems Managers $182,100 $243,000 $265,000 $275,000 8.5% 1.0% Financial Managers $174,100 $232,000 $253,000 $263,000 12.3% 1.5% Human Resources Managers $179,200 $239,000 $260,000 $270,000 2.3% 0.3% Architectural and Engineering Managers $197,200 $263,000 $287,000 $298,000 2.1% 0.3% Medical and Health Services Managers $162,800 $217,000 $237,000 $246,000 4.5% 0.6% Property, Real Estate, and Community Association Managers $81,700 $127,000 $146,000 $157,000 15.0% 1.9% Managers, All Other $167,600 $223,000 $244,000 $253,000 5.5% 0.7% Other Management Occupations $147,100 $209,000 $229,000 $233,000 7.8% 1.0% Weighted Mean Annual Wage $147,100 $204,000 $224,000 $232,000 100.0% 12.4% Business and Financial Operations Occupations
Claims Adjusters, Examiners, and Investigators $91,400 $142,000 $163,000 $176,000 5.1% 0.8% Compliance Officers $97,400 $151,000 $174,000 $187,000 2.5% 0.4% Human Resources Specialists $88,700 $138,000 $159,000 $170,000 6.2% 1.0% Project Management Specialists $121,800 $181,000 $203,000 $217,000 8.3% 1.3% Management Analysts $88,100 $137,000 $157,000 $169,000 10.7% 1.7% Training and Development Specialists $79,300 $129,000 $156,000 $173,000 2.7% 0.4% Market Research Analysts and Marketing Specialists $90,900 $141,000 $162,000 $175,000 8.8% 1.4% Business Operations Specialists, All Other $94,000 $146,000 $168,000 $181,000 7.6% 1.2% Accountants and Auditors $95,900 $149,000 $171,000 $184,000 21.3% 3.4% Financial and Investment Analysts $118,600 $176,000 $197,000 $211,000 3.4% 0.5% Insurance Underwriters $102,200 $152,000 $170,000 $182,000 2.2% 0.4% Loan Officers $90,900 $141,000 $162,000 $175,000 4.6% 0.7% Tax Preparers $63,700 $104,000 $125,000 $139,000 2.4% 0.4% Other Business and Financial Operations Occupations $95,400 $148,000 $171,000 $183,000 14.1% 2.2% Weighted Mean Annual Wage $95,400 $147,000 $169,000 $182,000 100.0% 15.9% Household Income Estimate 4
Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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491
TECHNICAL REPORT 3 - APPENDIX C - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

OFFICE WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation Office
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Computer and Mathematical Occupations
Computer Systems Analysts $122,800 $183,000 $204,000 $218,000 10.6% 0.9% Information Security Analysts $140,300 $199,000 $218,000 $222,000 4.4% 0.4% Computer Network Support Specialists $93,100 $145,000 $166,000 $179,000 2.6% 0.2% Computer User Support Specialists $101,700 $151,000 $169,000 $181,000 11.7% 0.9% Computer Network Architects $138,800 $197,000 $216,000 $220,000 3.9% 0.3% Network and Computer Systems Administrators $112,700 $168,000 $188,000 $201,000 5.6% 0.4% Computer Programmers $121,500 $181,000 $202,000 $216,000 2.0% 0.2% Software Developers $153,400 $204,000 $223,000 $231,000 32.7% 2.6% Software Quality Assurance Analysts and Testers $116,600 $173,000 $194,000 $207,000 4.1% 0.3% Computer Occupations, All Other $119,500 $178,000 $199,000 $213,000 7.0% 0.6% Operations Research Analysts $99,200 $154,000 $177,000 $191,000 2.1% 0.2% Data Scientists $111,500 $166,000 $186,000 $198,000 5.0% 0.4% Other Computer and Mathematical Occupations $129,400 $184,000 $201,000 $205,000 8.2% 0.7% Weighted Mean Annual Wage $129,400 $183,000 $203,000 $213,000 100.0% 8.0% Architecture and Engineering Occupations
Architects, Except Landscape and Naval $124,200 $185,000 $207,000 $221,000 10.4% 0.3% Surveyors $123,400 $184,000 $205,000 $220,000 4.3% 0.1% Civil Engineers $132,300 $188,000 $206,000 $210,000 22.0% 0.7% Computer Hardware Engineers $139,069 $197,000 $216,000 $220,000 2.2% 0.1% Electrical Engineers $139,100 $197,000 $216,000 $220,000 6.3% 0.2% Electronics Engineers, Except Computer $136,800 $194,000 $213,000 $217,000 2.3% 0.1% Industrial Engineers $123,800 $184,000 $206,000 $220,000 5.3% 0.2% Mechanical Engineers $121,400 $181,000 $202,000 $216,000 8.6% 0.3% Engineers, All Other $111,300 $166,000 $185,000 $198,000 3.6% 0.1% Architectural and Civil Drafters $79,000 $129,000 $155,000 $173,000 8.8% 0.3% Civil Engineering Technologists and Technicians $82,900 $129,000 $148,000 $159,000 3.3% 0.1% Surveying and Mapping Technicians $34,300 $75,000 $92,000 $125,000 4.1% 0.1% Other Architecture and Engineering Occupations $116,300 $173,000 $194,000 $207,000 18.7% 0.6% Weighted Mean Annual Wage $116,300 $172,000 $193,000 $204,000 100.0% 3.3% Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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492
TECHNICAL REPORT 3 - APPENDIX C - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

OFFICE WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation Office
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Legal Occupations
Lawyers $207,500 $276,000 $302,000 $313,000 58.7% 2.1%
Paralegals and Legal Assistants $78,600 $128,000 $155,000 $172,000 34.3% 1.2% Title Examiners, Abstractors, and Searchers $83,300 $130,000 $149,000 $160,000 4.5% 0.2% Other Legal Occupations $156,400 $208,000 $227,000 $236,000 2.4% 0.1% Weighted Mean Annual Wage $156,400 $217,000 $243,000 $256,000 100.0% 3.6% Healthcare Practitioners and Technical Occupations
Dentists, General $191,900 $256,000 $279,000 $290,000 7.5% 0.7% Physician Assistants $159,900 $213,000 $232,000 $241,000 2.8% 0.3% Physical Therapists $128,500 $182,000 $200,000 $204,000 3.7% 0.3% Veterinarians $176,300 $235,000 $256,000 $266,000 4.1% 0.4% Registered Nurses $167,500 $223,000 $243,000 $253,000 10.8% 1.0% Nurse Practitioners $173,400 $231,000 $252,000 $262,000 5.1% 0.5% Family Medicine Physicians $342,800 $392,000 $420,000 $422,000 2.4% 0.2% Physicians, All Other $352,600 $404,000 $432,000 $434,000 4.4% 0.4% Dental Hygienists $130,100 $185,000 $202,000 $206,000 15.2% 1.4% Veterinary Technologists and Technicians $60,400 $98,000 $119,000 $132,000 6.8% 0.6% Ophthalmic Medical Technicians $54,400 $95,000 $117,000 $140,000 2.2% 0.2% Licensed Practical and Licensed Vocational Nurses $84,700 $132,000 $151,000 $163,000 2.8% 0.3% Medical Records Specialists $78,200 $127,000 $154,000 $171,000 3.0% 0.3% Other Healthcare Practitioners and Technical Occupations $157,200 $209,000 $228,000 $237,000 29.2% 2.7% Weighted Mean Annual Wage $157,200 $210,000 $230,000 $239,000 100.0% 9.4% Healthcare Support Occupations
Physical Therapist Assistants $90,500 $141,000 $162,000 $174,000 3.4% 0.2% Physical Therapist Aides $39,200 $86,000 $105,000 $143,000 2.0% 0.1% Dental Assistants $59,900 $105,000 $128,000 $155,000 44.2% 2.4% Medical Assistants $63,100 $103,000 $124,000 $138,000 29.1% 1.6% Veterinary Assistants and Laboratory Animal Caretakers $50,200 $88,000 $108,000 $130,000 10.2% 0.5% Other Healthcare Support Occupations $60,500 $99,000 $119,000 $132,000 11.2% 0.6% Weighted Mean Annual Wage $60,500 $103,000 $124,000 $145,000 100.0% 5.4% Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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493
TECHNICAL REPORT 3 - APPENDIX C - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

OFFICE WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation Office
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Sales and Related Occupations
First-Line Supervisors of Non-Retail Sales Workers $95,200 $148,000 $170,000 $183,000 3.4% 0.3% Counter and Rental Clerks $48,400 $92,000 $111,000 $146,000 10.5% 0.8% Retail Salespersons $43,600 $83,000 $100,000 $132,000 2.3% 0.2% Insurance Sales Agents $97,500 $152,000 $174,000 $187,000 22.9% 1.7% Securities, Commodities, and Financial Services Sales Agents $89,900 $140,000 $161,000 $173,000 10.7% 0.8% Sales Representatives of Services, Except Advertising, Insurance, Fin $81,900 $127,000 $146,000 $157,000 17.5% 1.3% Sales Representatives, Wholesale and Manufacturing, Except Techn $84,900 $132,000 $152,000 $163,000 2.2% 0.2% Real Estate Brokers $74,630 $122,000 $147,000 $163,000 4.3% 0.3% Real Estate Sales Agents $74,600 $122,000 $147,000 $163,000 15.5% 1.2% Other Sales and Related Occupations $80,900 $126,000 $145,000 $156,000 10.7% 0.8% Weighted Mean Annual Wage $80,900 $129,000 $150,000 $166,000 100.0% 7.5% Office and Administrative Support Occupations
First-Line Supervisors of Office and Administrative Support Worker $80,400 $125,000 $144,000 $155,000 9.3% 2.1% Billing and Posting Clerks $58,400 $102,000 $125,000 $151,000 3.8% 0.9% Bookkeeping, Accounting, and Auditing Clerks $59,700 $104,000 $128,000 $154,000 9.4% 2.1% Tellers $49,800 $94,000 $114,000 $150,000 3.8% 0.9%
Customer Service Representatives $53,100 $93,000 $114,000 $137,000 16.0% 3.6% Loan Interviewers and Clerks $57,400 $100,000 $123,000 $148,000 2.0% 0.5% Receptionists and Information Clerks $47,900 $91,000 $110,000 $145,000 9.4% 2.1% Executive Secretaries and Executive Administrative Assistants $86,300 $134,000 $154,000 $166,000 2.5% 0.6% Legal Secretaries and Administrative Assistants $71,500 $117,000 $141,000 $156,000 2.4% 0.5% Medical Secretaries and Administrative Assistants $57,500 $100,000 $123,000 $148,000 8.2% 1.8% Secretaries and Administrative Assistants, Except Legal, Medical, an $55,300 $97,000 $119,000 $143,000 8.1% 1.8% Insurance Claims and Policy Processing Clerks $58,900 $103,000 $126,000 $152,000 3.3% 0.7% Office Clerks, General $53,300 $93,000 $114,000 $138,000 11.0% 2.5% Other Office and Administrative Support Occupations $58,500 $102,000 $125,000 $151,000 10.7% 2.4% Weighted Mean Annual Wage $58,500 $101,000 $123,000 $147,000 100.0% 22.5% Installation, Maintenance, and Repair Occupations
First-Line Supervisors of Mechanics, Installers, and Repairers $96,300 $150,000 $172,000 $185,000 12.1% 0.4% Telecommunications Equipment Installers and Repairers, Except Lin $78,400 $128,000 $154,000 $172,000 5.7% 0.2% Telecommunications Line Installers and Repairers $83,600 $130,000 $149,000 $161,000 3.0% 0.1% Maintenance and Repair Workers, General $58,400 $102,000 $125,000 $151,000 71.5% 2.6% Other Installation, Maintenance, and Repair Occupations $65,400 $107,000 $129,000 $143,000 7.8% 0.3% Weighted Mean Annual Wage $65,400 $111,000 $133,000 $156,000 100.0% 3.7%

91.5%
1 2
3 Including occupations representing 2% or more of the major occupation group. 4 Household income estimated based average worker compensation and ratios between employee income and household income identified in Technical Report 3 - Appendix H -

The methodology utilized by the California Employment Development Department (EDD) assumes hourly paid employees are employed full-time. EDD data is adjusted by KMA to reflect the State minimum wage. Annual compensation is calculated by EDD by multiplying hourly wages by 40 hours per work week by 52 weeks.

Occupation percentages are based on the 2024 National Industry - Specific Occupational Employment Survey compiled by the Bureau of Labor Statistics. Wages are based on Occupational Employment Survey data applicable to Placer County as of 2024 and are adjusted by EDD to the first quarter of 2025.

Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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DRAFT
494
TECHNICAL REPORT 3 - APPENDIX D - TABLE 1
ESTIMATED WORKER OCCUPATION DISTRIBUTION, 2024

HOTEL/LODGING WORKERS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
Worker Occupation Distribution
Hotel/Lodging
Major Occupations (2% or more)
Management Occupations 6.1%
Food Preparation and Serving Related Occupations 24.2%
Building and Grounds Cleaning and Maintenance Occupations 29.3% Personal Care and Service Occupations 3.5%
Sales and Related Occupations 2.5%
Office and Administrative Support Occupations 20.0%
Installation, Maintenance, and Repair Occupations 6.0%
Production Occupations 2.8%
All Other Worker Occupations - Hotel/Lodging 5.7%
TOTAL 100.0%
Source: Bureau of Labor Statistics
Keyser Marston Associates, Inc.
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495
TECHNICAL REPORT 3 - APPENDIX D - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

HOTEL/LODGING WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation Hotel/Lodging
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers

Management Occupations
General and Operations Managers $143,200 $203,000 $223,000 $227,000 23.9% 1.5% Sales Managers $138,600 $197,000 $215,000 $220,000 8.9% 0.5% Facilities Managers $113,000 $168,000 $188,000 $201,000 4.4% 0.3% Financial Managers $174,100 $232,000 $253,000 $263,000 4.3% 0.3% Human Resources Managers $179,200 $239,000 $260,000 $270,000 2.2% 0.1% Food Service Managers $77,600 $126,000 $153,000 $170,000 10.4% 0.6% Lodging Managers $78,200 $127,000 $154,000 $171,000 35.9% 2.2% Managers, All Other $167,600 $223,000 $244,000 $253,000 2.4% 0.1% Other Management Occupations $111,500 $166,000 $186,000 $198,000 7.6% 0.5% Weighted Mean Annual Wage $111,500 $165,000 $188,000 $200,000 100.0% 6.1% Food Preparation and Serving Related Occupations
Chefs and Head Cooks $70,500 $115,000 $139,000 $154,000 3.8% 0.9% First-Line Supervisors of Food Preparation and Serving Workers $51,200 $89,000 $110,000 $132,000 6.0% 1.5% Cooks, Restaurant $44,700 $85,000 $103,000 $135,000 15.1% 3.6% Food Preparation Workers $41,100 $78,000 $94,000 $124,000 3.4% 0.8% Bartenders $44,500 $84,000 $102,000 $134,000 9.7% 2.3%
Fast Food and Counter Workers $41,600 $79,000 $96,000 $126,000 3.1% 0.8% Waiters and Waitresses $46,600 $88,000 $107,000 $141,000 29.2% 7.1% Food Servers, Nonrestaurant $44,200 $84,000 $101,000 $134,000 4.4% 1.1% Dining Room and Cafeteria Attendants and Bartender Helpers $40,200 $76,000 $92,000 $121,000 12.1% 2.9% Dishwashers $38,900 $86,000 $104,000 $142,000 5.6% 1.4% Hosts and Hostesses, Restaurant, Lounge, and Coffee Shop $38,700 $85,000 $104,000 $141,000 4.0% 1.0% Other Food Preparation and Serving Related Occupations $45,300 $86,000 $104,000 $137,000 3.7% 0.9% Weighted Mean Annual Wage $45,300 $86,000 $104,000 $136,000 100.0% 24.2% Building and Grounds Cleaning and Maintenance Occupations First-Line Supervisors of Housekeeping and Janitorial Workers $60,400 $98,000 $119,000 $132,000 8.0% 2.3% Janitors and Cleaners, Except Maids and Housekeeping Cleaners $44,300 $84,000 $102,000 $134,000 5.2% 1.5% Maids and Housekeeping Cleaners $46,400 $88,000 $107,000 $140,000 84.3% 24.7% Other Building and Grounds Cleaning and Maintenance Occupations $47,400 $90,000 $109,000 $143,000 2.5% 0.7% Weighted Mean Annual Wage $47,400 $89,000 $108,000 $139,000 100.0% 29.3% Personal Care and Service Occupations
First-Line Supervisors of Entertainment and Recreation Workers, Except G $55,900 $98,000 $120,000 $144,000 3.9% 0.1% First-Line Supervisors of Personal Service Workers $53,800 $94,000 $115,000 $139,000 2.7% 0.1% Ushers, Lobby Attendants, and Ticket Takers $36,900 $81,000 $99,000 $135,000 4.1% 0.1% Amusement and Recreation Attendants $38,100 $84,000 $102,000 $139,000 22.4% 0.8% Locker Room, Coatroom, and Dressing Room Attendants $43,200 $82,000 $99,000 $131,000 3.7% 0.1% Skincare Specialists $43,500 $82,000 $100,000 $131,000 3.4% 0.1% Baggage Porters and Bellhops $40,500 $77,000 $93,000 $122,000 25.2% 0.9% Concierges $44,600 $84,000 $102,000 $135,000 12.4% 0.4% Exercise Trainers and Group Fitness Instructors $61,400 $100,000 $121,000 $134,000 4.3% 0.1% Recreation Workers $42,600 $81,000 $98,000 $129,000 6.5% 0.2% Personal Care and Service Workers, All Other $42,200 $80,000 $97,000 $128,000 4.2% 0.1% Other Personal Care and Service Occupations $42,700 $81,000 $98,000 $129,000 7.2% 0.2% Weighted Mean Annual Wage $42,700 $83,000 $101,000 $132,000 100.0% 3.5% Household Income Estimate 4
Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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496
TECHNICAL REPORT 3 - APPENDIX D - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

HOTEL/LODGING WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation Hotel/Lodging
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Sales and Related Occupations
First-Line Supervisors of Retail Sales Workers $57,800 $101,000 $124,000 $149,000 4.2% 0.1% First-Line Supervisors of Non-Retail Sales Workers $95,200 $148,000 $170,000 $183,000 3.0% 0.1% Cashiers $39,200 $86,000 $105,000 $143,000 15.2% 0.4%
Retail Salespersons $43,600 $83,000 $100,000 $132,000 11.8% 0.3% Travel Agents $53,000 $93,000 $114,000 $137,000 2.8% 0.1% Sales Representatives of Services, Except Advertising, Insurance, Financial $81,900 $127,000 $146,000 $157,000 58.8% 1.4% Other Sales and Related Occupations $68,900 $112,000 $135,000 $151,000 4.2% 0.1% Weighted Mean Annual Wage $68,900 $114,000 $133,000 $152,000 100.0% 2.5% Office and Administrative Support Occupations
First-Line Supervisors of Office and Administrative Support Workers $80,400 $125,000 $144,000 $155,000 11.1% 2.2% Bookkeeping, Accounting, and Auditing Clerks $59,700 $104,000 $128,000 $154,000 4.2% 0.8% Hotel, Motel, and Resort Desk Clerks $40,800 $77,000 $94,000 $123,000 74.2% 14.8% Other Office and Administrative Support Occupations $46,600 $88,000 $107,000 $141,000 10.5% 2.1% Weighted Mean Annual Wage $46,600 $85,000 $102,000 $130,000 100.0% 20.0% Installation, Maintenance, and Repair Occupations
First-Line Supervisors of Mechanics, Installers, and Repairers $96,300 $150,000 $172,000 $185,000 9.8% 0.6% Maintenance and Repair Workers, General $58,400 $102,000 $125,000 $151,000 87.1% 5.2% Other Installation, Maintenance, and Repair Occupations $62,200 $101,000 $122,000 $136,000 3.1% 0.2% Weighted Mean Annual Wage $62,200 $107,000 $130,000 $154,000 100.0% 6.0% Production Occupations
First-Line Supervisors of Production and Operating Workers $84,500 $131,000 $151,000 $162,000 2.9% 0.1% Bakers $43,800 $83,000 $101,000 $132,000 4.2% 0.1%
Laundry and Dry-Cleaning Workers $38,900 $86,000 $104,000 $142,000 82.6% 2.3% Stationary Engineers and Boiler Operators $86,600 $135,000 $155,000 $166,000 6.7% 0.2% Other Production Occupations $43,800 $83,000 $101,000 $132,000 3.5% 0.1% Weighted Mean Annual Wage $43,800 $90,000 $109,000 $143,000 100.0% 2.8%

94.3%
1 2
3 Including occupations representing 2% or more of the major occupation group. 4 The methodology utilized by the California Employment Development Department (EDD) assumes hourly paid employees are employed full-time. EDD data is adjusted by KMA to reflect the State minimum wage. Annual compensation is calculated by EDD by multiplying hourly wages by 40 hours per work week by 52 weeks.

Occupation percentages are based on the 2024 National Industry - Specific Occupational Employment Survey compiled by the Bureau of Labor Statistics. Wages are based on Occupational Employment Survey data applicable to Placer County as of 2024 and are adjusted by EDD to the first quarter of 2025.

Household income estimated based average worker compensation and ratios between employee income and household income identified in Technical Report 3 - Appendix H - Table 1.

Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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497
TECHNICAL REPORT 3 - APPENDIX E - TABLE 1
ESTIMATED WORKER OCCUPATION DISTRIBUTION, 2024

WAREHOUSE WORKERS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
Worker Occupation Distribution
Warehouse
Major Occupations (2% or more)
Management Occupations 3.1%
Business and Financial Operations Occupations 2.6%
Office and Administrative Support Occupations 11.2%
Installation, Maintenance, and Repair Occupations 3.0%
Production Occupations 2.2%
Transportation and Material Moving Occupations 73.5%
All Other Worker Occupations - Warehouse 4.5%
TOTAL 100.0%
Source: Bureau of Labor Statistics
Keyser Marston Associates, Inc.
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TECHNICAL REPORT 3 - APPENDIX E - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

WAREHOUSE WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation Warehouse
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers

Management Occupations
General and Operations Managers $143,200 $203,000 $223,000 $227,000 34.5% 1.1% Sales Managers $138,600 $197,000 $215,000 $220,000 4.3% 0.1% Facilities Managers $113,000 $168,000 $188,000 $201,000 3.9% 0.1% Computer and Information Systems Managers $182,100 $243,000 $265,000 $275,000 3.1% 0.1% Financial Managers $174,100 $232,000 $253,000 $263,000 2.3% 0.1% Transportation, Storage, and Distribution Managers $123,100 $183,000 $205,000 $219,000 34.8% 1.1% Human Resources Managers $179,200 $239,000 $260,000 $270,000 3.3% 0.1% Managers, All Other $167,600 $223,000 $244,000 $253,000 3.7% 0.1% Other Management Occupations $138,400 $196,000 $215,000 $219,000 10.0% 0.3% Weighted Mean Annual Wage $138,400 $198,000 $218,000 $227,000 100.0% 3.1% Business and Financial Operations Occupations
Buyers and Purchasing Agents $88,900 $138,000 $159,000 $171,000 7.3% 0.2% Human Resources Specialists $88,700 $138,000 $159,000 $170,000 15.3% 0.4% Logisticians $96,500 $150,000 $172,000 $185,000 15.7% 0.4% Project Management Specialists $121,800 $181,000 $203,000 $217,000 4.4% 0.1% Management Analysts $88,100 $137,000 $157,000 $169,000 4.0% 0.1% Training and Development Specialists $79,300 $129,000 $156,000 $173,000 21.8% 0.6% Market Research Analysts and Marketing Specialists $90,900 $141,000 $162,000 $175,000 5.0% 0.1% Business Operations Specialists, All Other $94,000 $146,000 $168,000 $181,000 14.8% 0.4% Accountants and Auditors $95,900 $149,000 $171,000 $184,000 6.5% 0.2% Other Business and Financial Operations Occupations $90,800 $141,000 $162,000 $175,000 5.1% 0.1% Weighted Mean Annual Wage $90,800 $142,000 $165,000 $178,000 100.0% 2.6% Office and Administrative Support Occupations
First-Line Supervisors of Office and Administrative Support Workers $80,400 $125,000 $144,000 $155,000 11.4% 1.3% Bookkeeping, Accounting, and Auditing Clerks $59,700 $104,000 $128,000 $154,000 2.2% 0.2% Customer Service Representatives $53,100 $93,000 $114,000 $137,000 9.9% 1.1% Order Clerks $52,500 $92,000 $113,000 $136,000 2.7% 0.3% Production, Planning, and Expediting Clerks $65,500 $107,000 $129,000 $143,000 6.7% 0.7% Shipping, Receiving, and Inventory Clerks $48,500 $92,000 $111,000 $147,000 42.7% 4.8% Weighers, Measurers, Checkers, and Samplers, Recordkeeping $48,500 $92,000 $111,000 $147,000 6.0% 0.7% Secretaries and Administrative Assistants, Except Legal, Medical, and Exe $55,300 $97,000 $119,000 $143,000 3.2% 0.4% Office Clerks, General $53,300 $93,000 $114,000 $138,000 6.2% 0.7% Other Office and Administrative Support Occupations $55,200 $96,000 $118,000 $143,000 9.1% 1.0% Weighted Mean Annual Wage $55,200 $98,000 $118,000 $145,000 100.0% 11.2% Household Income Estimate 4
Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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TECHNICAL REPORT 3 - APPENDIX E - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

WAREHOUSE WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation Warehouse
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Installation, Maintenance, and Repair Occupations
First-Line Supervisors of Mechanics, Installers, and Repairers $96,300 $150,000 $172,000 $185,000 9.7% 0.3% Electrical and Electronics Repairers, Commercial and Industrial Equipme $85,900 $134,000 $154,000 $165,000 4.2% 0.1% Bus and Truck Mechanics and Diesel Engine Specialists $72,000 $117,000 $142,000 $158,000 5.7% 0.2% Heating, Air Conditioning, and Refrigeration Mechanics and Installers $75,200 $123,000 $148,000 $165,000 2.1% 0.1% Industrial Machinery Mechanics $80,000 $124,000 $143,000 $154,000 5.6% 0.2% Maintenance Workers, Machinery $66,500 $108,000 $131,000 $145,000 3.8% 0.1% Maintenance and Repair Workers, General $58,400 $102,000 $125,000 $151,000 57.9% 1.7% Installation, Maintenance, and Repair Workers, All Other $57,200 $100,000 $123,000 $148,000 3.8% 0.1% Other Installation, Maintenance, and Repair Occupations $66,400 $108,000 $131,000 $145,000 7.1% 0.2% Weighted Mean Annual Wage $66,400 $111,000 $134,000 $155,000 100.0% 3.0% Production Occupations
First-Line Supervisors of Production and Operating Workers $84,500 $131,000 $151,000 $162,000 9.3% 0.2% Miscellaneous Assemblers and Fabricators $47,400 $90,000 $109,000 $143,000 12.7% 0.3% Sewing Machine Operators $42,700 $81,000 $98,000 $129,000 3.9% 0.1% Furniture Finishers $48,700 $92,000 $112,000 $147,000 2.4% 0.1% Inspectors, Testers, Sorters, Samplers, and Weighers $58,900 $103,000 $126,000 $152,000 38.1% 0.8% Packaging and Filling Machine Operators and Tenders $49,300 $93,000 $113,000 $149,000 11.0% 0.2% Helpers--Production Workers $47,300 $90,000 $109,000 $143,000 2.5% 0.1% Production Workers, All Other $43,500 $82,000 $100,000 $131,000 4.7% 0.1% Other Production Occupations $56,500 $99,000 $121,000 $146,000 15.3% 0.3% Weighted Mean Annual Wage $56,500 $100,000 $121,000 $148,000 100.0% 2.2% Transportation and Material Moving Occupations
First-Line Supervisors of Transportation and Material Moving Workers, E $68,900 $112,000 $135,000 $151,000 4.5% 3.3% Heavy and Tractor-Trailer Truck Drivers $62,400 $102,000 $123,000 $137,000 6.5% 4.8% Industrial Truck and Tractor Operators $52,700 $92,000 $113,000 $136,000 22.6% 16.6% Laborers and Freight, Stock, and Material Movers, Hand $46,300 $88,000 $106,000 $140,000 30.7% 22.5% Packers and Packagers, Hand $40,700 $77,000 $93,000 $123,000 5.1% 3.8% Stockers and Order Fillers $44,100 $83,000 $101,000 $133,000 28.1% 20.7% Other Transportation and Material Moving Occupations $49,000 $93,000 $113,000 $148,000 2.6% 1.9% Weighted Mean Annual Wage $49,000 $89,000 $108,000 $137,000 100.0% 73.5%

95.5%
1 2
3 Including occupations representing 2% or more of the major occupation group. 4 The methodology utilized by the California Employment Development Department (EDD) assumes hourly paid employees are employed full-time. EDD data is adjusted by KMA to reflect the State minimum wage. Annual compensation is calculated by EDD by multiplying hourly wages by 40 hours per work week by 52 Occupation percentages are based on the 2024 National Industry - Specific Occupational Employment Survey compiled by the Bureau of Labor Statistics. Wages are based on Occupational Employment Survey data applicable to Placer County as of 2024 and are adjusted by EDD to the first quarter of 2025.

Household income estimated based average worker compensation and ratios between employee income and household income identified in Technical Report 3 - Appendix H - Table 1.

Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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DRAFT
500
TECHNICAL REPORT 3 - APPENDIX F - TABLE 1
ESTIMATED WORKER OCCUPATION DISTRIBUTION, 2024

LIGHT INDUSTRIAL WORKERS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
Worker Occupation Distribution
Light Industrial
Major Occupations (2% or more)
Management Occupations 8.1%
Business and Financial Operations Occupations 5.3%
Computer and Mathematical Occupations 2.8%
Architecture and Engineering Occupations 3.6%
Sales and Related Occupations 9.3%
Office and Administrative Support Occupations 11.0%
Installation, Maintenance, and Repair Occupations 17.5% Production Occupations 22.8%
Transportation and Material Moving Occupations 15.1%
All Other Worker Occupations - Light Industrial 4.5%
TOTAL 100.0%
Source: Bureau of Labor Statistics
Keyser Marston Associates, Inc.
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DRAFT
501
TECHNICAL REPORT 3 - APPENDIX F - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

LIGHT INDUSTRIAL WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation Light Industrial
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers

Management Occupations
General and Operations Managers $143,200 $203,000 $223,000 $227,000 49.3% 4.0% Marketing Managers $178,300 $238,000 $259,000 $269,000 3.9% 0.3% Sales Managers $138,600 $197,000 $215,000 $220,000 10.3% 0.8% Computer and Information Systems Managers $182,100 $243,000 $265,000 $275,000 4.3% 0.3% Financial Managers $174,100 $232,000 $253,000 $263,000 4.2% 0.3% Industrial Production Managers $136,600 $194,000 $212,000 $216,000 7.8% 0.6% Transportation, Storage, and Distribution Managers $123,100 $183,000 $205,000 $219,000 3.3% 0.3% Architectural and Engineering Managers $197,200 $263,000 $287,000 $298,000 4.2% 0.3% Managers, All Other $167,600 $223,000 $244,000 $253,000 4.3% 0.4% Other Management Occupations $149,800 $213,000 $233,000 $237,000 8.4% 0.7% Weighted Mean Annual Wage $149,800 $210,000 $230,000 $235,000 100.0% 8.1% Business and Financial Operations Occupations
Buyers and Purchasing Agents $88,900 $138,000 $159,000 $171,000 14.7% 0.8% Compliance Officers $97,400 $151,000 $174,000 $187,000 2.7% 0.1% Cost Estimators $96,600 $150,000 $173,000 $186,000 11.8% 0.6% Human Resources Specialists $88,700 $138,000 $159,000 $170,000 7.3% 0.4% Logisticians $96,500 $150,000 $172,000 $185,000 5.3% 0.3% Project Management Specialists $121,800 $181,000 $203,000 $217,000 12.0% 0.6% Management Analysts $88,100 $137,000 $157,000 $169,000 3.1% 0.2% Training and Development Specialists $79,300 $129,000 $156,000 $173,000 5.3% 0.3% Market Research Analysts and Marketing Specialists $90,900 $141,000 $162,000 $175,000 10.9% 0.6% Business Operations Specialists, All Other $94,000 $146,000 $168,000 $181,000 8.3% 0.4% Accountants and Auditors $95,900 $149,000 $171,000 $184,000 14.1% 0.7% Other Business and Financial Operations Occupations $95,800 $149,000 $171,000 $184,000 4.3% 0.2% Weighted Mean Annual Wage $95,800 $148,000 $170,000 $183,000 100.0% 5.3% Computer and Mathematical Occupations
Computer Systems Analysts $122,800 $183,000 $204,000 $218,000 6.7% 0.2% Computer Network Support Specialists $93,100 $145,000 $166,000 $179,000 3.6% 0.1% Computer User Support Specialists $101,700 $151,000 $169,000 $181,000 21.7% 0.6% Computer Network Architects $138,800 $197,000 $216,000 $220,000 2.6% 0.1% Network and Computer Systems Administrators $112,700 $168,000 $188,000 $201,000 6.3% 0.2% Software Developers $153,400 $204,000 $223,000 $231,000 35.0% 1.0% Software Quality Assurance Analysts and Testers $116,600 $173,000 $194,000 $207,000 4.3% 0.1% Computer Occupations, All Other $119,500 $178,000 $199,000 $213,000 6.7% 0.2% Data Scientists $111,500 $166,000 $186,000 $198,000 2.7% 0.1% Other Computer and Mathematical Occupations $127,300 $181,000 $198,000 $202,000 10.5% 0.3% Weighted Mean Annual Wage $127,300 $180,000 $199,000 $209,000 100.0% 2.8% Household Income Estimate 4
Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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DRAFT
502
TECHNICAL REPORT 3 - APPENDIX F - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

LIGHT INDUSTRIAL WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation Light Industrial
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Architecture and Engineering Occupations
Bioengineers and Biomedical Engineers $118,100 $176,000 $197,000 $210,000 3.7% 0.1% Computer Hardware Engineers $139,069 $197,000 $216,000 $220,000 5.3% 0.2% Electrical Engineers $139,100 $197,000 $216,000 $220,000 7.5% 0.3% Electronics Engineers, Except Computer $136,800 $194,000 $213,000 $217,000 5.6% 0.2% Industrial Engineers $123,800 $184,000 $206,000 $220,000 29.5% 1.1% Mechanical Engineers $121,400 $181,000 $202,000 $216,000 14.2% 0.5% Engineers, All Other $111,300 $166,000 $185,000 $198,000 5.4% 0.2% Mechanical Drafters $84,600 $132,000 $151,000 $163,000 2.1% 0.1% Electrical and Electronic Engineering Technologists and Technicians $85,700 $133,000 $153,000 $165,000 5.4% 0.2% Industrial Engineering Technologists and Technicians $78,800 $128,000 $155,000 $172,000 6.9% 0.2% Mechanical Engineering Technologists and Technicians $81,800 $127,000 $146,000 $157,000 2.1% 0.1% Calibration Technologists and Technicians $34,300 $75,000 $92,000 $125,000 2.2% 0.1% Other Architecture and Engineering Occupations $115,600 $172,000 $192,000 $206,000 10.2% 0.4% Weighted Mean Annual Wage $115,600 $172,000 $193,000 $205,000 100.0% 3.6% Sales and Related Occupations
First-Line Supervisors of Retail Sales Workers $57,800 $101,000 $124,000 $149,000 2.2% 0.2% First-Line Supervisors of Non-Retail Sales Workers $95,200 $148,000 $170,000 $183,000 3.8% 0.4% Cashiers $39,200 $86,000 $105,000 $143,000 4.4% 0.4%
Counter and Rental Clerks $48,400 $92,000 $111,000 $146,000 7.8% 0.7% Parts Salespersons $49,100 $93,000 $113,000 $148,000 4.9% 0.5% Retail Salespersons $43,600 $83,000 $100,000 $132,000 6.2% 0.6% Sales Representatives of Services, Except Advertising, Insurance, Finan $81,900 $127,000 $146,000 $157,000 6.3% 0.6% Sales Representatives, Wholesale and Manufacturing, Technical and Sc $120,500 $179,000 $201,000 $214,000 11.4% 1.1% Sales Representatives, Wholesale and Manufacturing, Except Technica $84,900 $132,000 $152,000 $163,000 48.8% 4.5% Other Sales and Related Occupations $79,200 $129,000 $156,000 $173,000 4.4% 0.4% Weighted Mean Annual Wage $79,200 $127,000 $147,000 $164,000 100.0% 9.3% Office and Administrative Support Occupations
First-Line Supervisors of Office and Administrative Support Workers $80,400 $125,000 $144,000 $155,000 7.3% 0.8% Bookkeeping, Accounting, and Auditing Clerks $59,700 $104,000 $128,000 $154,000 12.5% 1.4% Customer Service Representatives $53,100 $93,000 $114,000 $137,000 17.2% 1.9% Receptionists and Information Clerks $47,900 $91,000 $110,000 $145,000 2.4% 0.3% Production, Planning, and Expediting Clerks $65,500 $107,000 $129,000 $143,000 5.4% 0.6% Shipping, Receiving, and Inventory Clerks $48,500 $92,000 $111,000 $147,000 14.5% 1.6% Secretaries and Administrative Assistants, Except Legal, Medical, and E $55,300 $97,000 $119,000 $143,000 9.5% 1.0% Office Clerks, General $53,300 $93,000 $114,000 $138,000 19.5% 2.1% Other Office and Administrative Support Occupations $56,400 $98,000 $121,000 $146,000 11.9% 1.3% Weighted Mean Annual Wage $56,400 $98,000 $120,000 $144,000 100.0% 11.0% Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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DRAFT
503
TECHNICAL REPORT 3 - APPENDIX F - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

LIGHT INDUSTRIAL WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation Light Industrial
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Installation, Maintenance, and Repair Occupations
First-Line Supervisors of Mechanics, Installers, and Repairers $96,300 $150,000 $172,000 $185,000 8.9% 1.6% Computer, Automated Teller, and Office Machine Repairers $50,800 $89,000 $109,000 $131,000 4.2% 0.7% Automotive Body and Related Repairers $69,700 $114,000 $137,000 $152,000 14.1% 2.5% Automotive Glass Installers and Repairers $51,200 $89,000 $110,000 $132,000 2.1% 0.4% Automotive Service Technicians and Mechanics $68,300 $111,000 $134,000 $149,000 30.9% 5.4% Bus and Truck Mechanics and Diesel Engine Specialists $72,000 $117,000 $142,000 $158,000 5.2% 0.9% Industrial Machinery Mechanics $80,000 $124,000 $143,000 $154,000 6.4% 1.1% Medical Equipment Repairers $78,600 $128,000 $155,000 $172,000 4.4% 0.8% Maintenance and Repair Workers, General $58,400 $102,000 $125,000 $151,000 5.4% 0.9% Helpers--Installation, Maintenance, and Repair Workers $43,600 $83,000 $100,000 $132,000 2.5% 0.4% Other Installation, Maintenance, and Repair Occupations $70,500 $115,000 $139,000 $154,000 15.9% 2.8% Weighted Mean Annual Wage $70,500 $115,000 $138,000 $154,000 100.0% 17.5% Production Occupations
First-Line Supervisors of Production and Operating Workers $84,500 $131,000 $151,000 $162,000 7.5% 1.7% Electrical, Electronic, and Electromechanical Assemblers, Except Coil W $50,400 $88,000 $108,000 $130,000 4.3% 1.0% Miscellaneous Assemblers and Fabricators $47,400 $90,000 $109,000 $143,000 18.0% 4.1% Bakers $43,800 $83,000 $101,000 $132,000 2.0% 0.5%
Food Batchmakers $44,200 $84,000 $101,000 $134,000 3.1% 0.7% Machinists $61,100 $100,000 $120,000 $134,000 5.0% 1.1% Welders, Cutters, Solderers, and Brazers $62,600 $102,000 $123,000 $137,000 3.1% 0.7% Cabinetmakers and Bench Carpenters $54,800 $96,000 $118,000 $142,000 2.6% 0.6% Inspectors, Testers, Sorters, Samplers, and Weighers $58,900 $103,000 $126,000 $152,000 7.1% 1.6% Dental Laboratory Technicians $58,500 $102,000 $125,000 $151,000 4.2% 1.0% Packaging and Filling Machine Operators and Tenders $49,300 $93,000 $113,000 $149,000 5.7% 1.3% Coating, Painting, and Spraying Machine Setters, Operators, and Tend $66,300 $108,000 $130,000 $145,000 4.2% 0.9% Computer Numerically Controlled Tool Operators $57,300 $100,000 $123,000 $148,000 3.0% 0.7% Production Workers, All Other $43,500 $82,000 $100,000 $131,000 2.1% 0.5% Other Production Occupations $55,900 $98,000 $120,000 $144,000 28.0% 6.4% Weighted Mean Annual Wage $55,900 $98,000 $119,000 $144,000 100.0% 22.8% Transportation and Material Moving Occupations
First-Line Supervisors of Transportation and Material Moving Workers $68,900 $112,000 $135,000 $151,000 7.5% 1.1% Heavy and Tractor-Trailer Truck Drivers $62,400 $102,000 $123,000 $137,000 9.6% 1.4% Light Truck Drivers $51,800 $90,000 $111,000 $134,000 7.2% 1.1% Automotive and Watercraft Service Attendants $42,800 $81,000 $98,000 $129,000 5.8% 0.9% Industrial Truck and Tractor Operators $52,700 $92,000 $113,000 $136,000 6.6% 1.0% Cleaners of Vehicles and Equipment $40,400 $76,000 $93,000 $122,000 23.3% 3.5% Laborers and Freight, Stock, and Material Movers, Hand $46,300 $88,000 $106,000 $140,000 23.1% 3.5% Packers and Packagers, Hand $40,700 $77,000 $93,000 $123,000 4.1% 0.6% Stockers and Order Fillers $44,100 $83,000 $101,000 $133,000 9.1% 1.4% Other Transportation and Material Moving Occupations $48,400 $92,000 $111,000 $146,000 3.9% 0.6% Weighted Mean Annual Wage $48,400 $88,000 $106,000 $134,000 100.0% 15.1%

95.5%
1 2
3 Including occupations representing 2% or more of the major occupation group. 4 The methodology utilized by the California Employment Development Department (EDD) assumes hourly paid employees are employed full-time. EDD data is adjusted by KMA to reflect the State minimum wage. Annual compensation is calculated by EDD by multiplying hourly wages by 40 hours per work week by 52 weeks.

Occupation percentages are based on the 2024 National Industry - Specific Occupational Employment Survey compiled by the Bureau of Labor Statistics. Wages are based on Occupational Employment Survey data applicable to Placer County as of 2024 and are adjusted by EDD to the first quarter of 2025.

Household income estimated based average worker compensation and ratios between employee income and household income identified in Technical Report 3 - Appendix H - Table 1.

Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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DRAFT
504
TECHNICAL REPORT 3 - APPENDIX G - TABLE 1
ESTIMATED WORKER OCCUPATION DISTRIBUTION, 2024

R&D WORKERS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
Worker Occupation Distribution
R&D
Major Occupations (2% or more)
Management Occupations 19.6%
Business and Financial Operations Occupations 12.5%
Computer and Mathematical Occupations 14.8%
Architecture and Engineering Occupations 13.4%
Life, Physical, and Social Science Occupations 22.5%
Healthcare Practitioners and Technical Occupations 2.6% Office and Administrative Support Occupations 5.7%
Production Occupations 2.0%
All Other Worker Occupations - R&D 6.9%
TOTAL 100.0%
Source: Bureau of Labor Statistics
Keyser Marston Associates, Inc.
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DRAFT
505
TECHNICAL REPORT 3 - APPENDIX G - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

R&D WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation R&D
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers

Management Occupations
Chief Executives $188,200 $251,000 $274,000 $284,000 3.0% 0.6% General and Operations Managers $143,200 $203,000 $223,000 $227,000 16.1% 3.2% Marketing Managers $178,300 $238,000 $259,000 $269,000 4.0% 0.8% Sales Managers $138,600 $197,000 $215,000 $220,000 2.9% 0.6% Computer and Information Systems Managers $182,100 $243,000 $265,000 $275,000 9.5% 1.9% Financial Managers $174,100 $232,000 $253,000 $263,000 4.9% 1.0% Industrial Production Managers $136,600 $194,000 $212,000 $216,000 2.5% 0.5% Human Resources Managers $179,200 $239,000 $260,000 $270,000 2.2% 0.4% Architectural and Engineering Managers $197,200 $263,000 $287,000 $298,000 8.1% 1.6% Medical and Health Services Managers $162,800 $217,000 $237,000 $246,000 4.9% 1.0% Natural Sciences Managers $176,200 $235,000 $256,000 $266,000 24.1% 4.7% Managers, All Other $167,600 $223,000 $244,000 $253,000 10.1% 2.0% Other Management Occupations $169,400 $226,000 $246,000 $256,000 7.7% 1.5% Weighted Mean Annual Wage $169,400 $229,000 $249,000 $258,000 100.0% 19.6% Business and Financial Operations Occupations
Buyers and Purchasing Agents $88,900 $138,000 $159,000 $171,000 6.1% 0.8% Compliance Officers $97,400 $151,000 $174,000 $187,000 8.2% 1.0% Human Resources Specialists $88,700 $138,000 $159,000 $170,000 8.2% 1.0% Logisticians $96,500 $150,000 $172,000 $185,000 5.0% 0.6% Project Management Specialists $121,800 $181,000 $203,000 $217,000 21.4% 2.7% Management Analysts $88,100 $137,000 $157,000 $169,000 7.6% 1.0% Training and Development Specialists $79,300 $129,000 $156,000 $173,000 3.3% 0.4% Market Research Analysts and Marketing Specialists $90,900 $141,000 $162,000 $175,000 5.8% 0.7% Business Operations Specialists, All Other $94,000 $146,000 $168,000 $181,000 15.0% 1.9% Accountants and Auditors $95,900 $149,000 $171,000 $184,000 11.2% 1.4% Financial and Investment Analysts $118,600 $176,000 $197,000 $211,000 3.6% 0.4% Other Business and Financial Operations Occupations $99,900 $155,000 $179,000 $192,000 4.5% 0.6% Weighted Mean Annual Wage $99,900 $153,000 $175,000 $188,000 100.0% 12.5% Computer and Mathematical Occupations
Computer Systems Analysts $122,800 $183,000 $204,000 $218,000 6.7% 1.0% Information Security Analysts $140,300 $199,000 $218,000 $222,000 5.5% 0.8% Computer and Information Research Scientists $181,600 $242,000 $264,000 $274,000 6.2% 0.9% Computer User Support Specialists $101,700 $151,000 $169,000 $181,000 4.0% 0.6% Computer Network Architects $138,800 $197,000 $216,000 $220,000 3.4% 0.5% Network and Computer Systems Administrators $112,700 $168,000 $188,000 $201,000 5.0% 0.7% Computer Programmers $121,500 $181,000 $202,000 $216,000 3.0% 0.4% Software Developers $153,400 $204,000 $223,000 $231,000 37.9% 5.6% Software Quality Assurance Analysts and Testers $116,600 $173,000 $194,000 $207,000 4.2% 0.6% Computer Occupations, All Other $119,500 $178,000 $199,000 $213,000 5.1% 0.8% Operations Research Analysts $99,200 $154,000 $177,000 $191,000 2.2% 0.3% Statisticians $114,400 $170,000 $190,000 $204,000 3.6% 0.5% Data Scientists $111,500 $166,000 $186,000 $198,000 9.0% 1.3% Other Computer and Mathematical Occupations $136,500 $194,000 $212,000 $216,000 4.3% 0.6% Weighted Mean Annual Wage $136,500 $191,000 $211,000 $221,000 100.0% 14.8% Household Income Estimate 4
Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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TECHNICAL REPORT 3 - APPENDIX G - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

R&D WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation R&D
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Architecture and Engineering Occupations
Aerospace Engineers $154,900 $206,000 $225,000 $234,000 6.0% 0.8% Bioengineers and Biomedical Engineers $118,100 $176,000 $197,000 $210,000 4.2% 0.6% Computer Hardware Engineers $139,069 $197,000 $216,000 $220,000 11.3% 1.5% Electrical Engineers $139,100 $197,000 $216,000 $220,000 9.0% 1.2% Electronics Engineers, Except Computer $136,800 $194,000 $213,000 $217,000 7.7% 1.0% Industrial Engineers $123,800 $184,000 $206,000 $220,000 11.6% 1.6% Mechanical Engineers $121,400 $181,000 $202,000 $216,000 15.6% 2.1% Nuclear Engineers $123,802 $184,000 $206,000 $220,000 2.9% 0.4% Engineers, All Other $111,300 $166,000 $185,000 $198,000 7.5% 1.0% Electrical and Electronic Engineering Technologists and Technicians $85,700 $133,000 $153,000 $165,000 3.3% 0.4% Industrial Engineering Technologists and Technicians $78,800 $128,000 $155,000 $172,000 3.0% 0.4% Mechanical Engineering Technologists and Technicians $81,800 $127,000 $146,000 $157,000 3.2% 0.4% Engineering Technologists and Technicians, Except Drafters, All Other $83,400 $130,000 $149,000 $160,000 4.3% 0.6% Other Architecture and Engineering Occupations $122,400 $182,000 $204,000 $218,000 10.4% 1.4% Weighted Mean Annual Wage $122,400 $179,000 $199,000 $210,000 100.0% 13.4% Life, Physical, and Social Science Occupations
Biochemists and Biophysicists $113,600 $169,000 $189,000 $202,000 10.3% 2.3% Microbiologists $122,300 $182,000 $204,000 $218,000 2.9% 0.7% Biological Scientists, All Other $101,300 $151,000 $169,000 $180,000 8.1% 1.8% Medical Scientists, Except Epidemiologists $136,800 $194,000 $213,000 $217,000 29.0% 6.5% Physicists $118,400 $176,000 $197,000 $211,000 5.1% 1.2% Chemists $94,000 $146,000 $168,000 $181,000 8.3% 1.9%
Biological Technicians $65,200 $106,000 $128,000 $143,000 13.8% 3.1% Chemical Technicians $65,300 $106,000 $128,000 $143,000 2.4% 0.5% Life, Physical, and Social Science Technicians, All Other $64,600 $105,000 $127,000 $141,000 5.3% 1.2% Other Life, Physical, and Social Science Occupations $106,700 $159,000 $178,000 $190,000 14.7% 3.3% Weighted Mean Annual Wage $106,700 $159,000 $179,000 $189,000 100.0% 22.5% Healthcare Practitioners and Technical Occupations
Physician Assistants $159,900 $213,000 $232,000 $241,000 2.2% 0.1% Registered Nurses $167,500 $223,000 $243,000 $253,000 16.4% 0.4% Nurse Practitioners $173,400 $231,000 $252,000 $262,000 3.8% 0.1% Physicians, All Other $352,600 $404,000 $432,000 $434,000 5.3% 0.1% Clinical Laboratory Technologists and Technicians $81,000 $126,000 $145,000 $156,000 40.3% 1.1% Veterinary Technologists and Technicians $60,400 $98,000 $119,000 $132,000 4.1% 0.1% Health Technologists and Technicians, All Other $70,900 $116,000 $139,000 $155,000 4.1% 0.1% Other Healthcare Practitioners and Technical Occupations $123,800 $184,000 $206,000 $220,000 23.7% 0.6% Weighted Mean Annual Wage $123,800 $175,000 $196,000 $207,000 100.0% 2.6% Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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TECHNICAL REPORT 3 - APPENDIX G - TABLE 2
AVERAGE ANNUAL WORKER COMPENSATION AND ESTIMATED HOUSEHOLD INCOME, 2025

R&D WORKER OCCUPATIONS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
2025 Avg. % of Total % of Total
Worker One Two Three+ Occupation R&D
Occupation 3 Compensation1
Worker Workers Workers Group 2
Workers
Household Income Estimate 4

Office and Administrative Support Occupations
First-Line Supervisors of Office and Administrative Support Workers $80,400 $125,000 $144,000 $155,000 7.9% 0.4% Bookkeeping, Accounting, and Auditing Clerks $59,700 $104,000 $128,000 $154,000 8.2% 0.5% Customer Service Representatives $53,100 $93,000 $114,000 $137,000 8.5% 0.5% Production, Planning, and Expediting Clerks $65,500 $107,000 $129,000 $143,000 6.4% 0.4% Shipping, Receiving, and Inventory Clerks $48,500 $92,000 $111,000 $147,000 4.4% 0.3% Executive Secretaries and Executive Administrative Assistants $86,300 $134,000 $154,000 $166,000 14.0% 0.8% Medical Secretaries and Administrative Assistants $57,500 $100,000 $123,000 $148,000 4.4% 0.2% Secretaries and Admin Assistants, (Exc. Legal, Medical, Executive) $55,300 $97,000 $119,000 $143,000 19.7% 1.1% Office Clerks, General $53,300 $93,000 $114,000 $138,000 15.1% 0.9% Other Office and Administrative Support Occupations $62,800 $102,000 $123,000 $137,000 11.4% 0.6% Weighted Mean Annual Wage $62,800 $105,000 $126,000 $147,000 100.0% 5.7% Production Occupations
First-Line Supervisors of Production and Operating Workers $84,500 $131,000 $151,000 $162,000 10.1% 0.2% Elec., Electronic, and Electromech. Assmblrs, (Exc. Coil Wndrs, Tprs, Fnshrs) $50,400 $88,000 $108,000 $130,000 8.6% 0.2% Miscellaneous Assemblers and Fabricators $47,400 $90,000 $109,000 $143,000 15.9% 0.3% Machinists $61,100 $100,000 $120,000 $134,000 4.7% 0.1% Nuclear Power Reactor Operators $57,054 $100,000 $122,000 $147,000 2.6% 0.1% Chemical Equipment Operators and Tenders $57,100 $100,000 $122,000 $147,000 3.1% 0.1% Mixing and Blending Machine Setters, Operators, and Tenders $74,300 $121,000 $146,000 $163,000 2.3% 0.0% Inspectors, Testers, Sorters, Samplers, and Weighers $58,900 $103,000 $126,000 $152,000 22.5% 0.5% Packaging and Filling Machine Operators and Tenders $49,300 $93,000 $113,000 $149,000 3.2% 0.1% Other Production Occupations $59,000 $103,000 $127,000 $152,000 27.1% 0.5% Weighted Mean Annual Wage $59,000 $102,000 $124,000 $149,000 100.0% 2.0%

93.1%
1 2
3 Including occupations representing 2% or more of the major occupation group. 4 The methodology utilized by the California Employment Development Department (EDD) assumes hourly paid employees are employed full-time. EDD data is adjusted by KMA to reflect the State minimum wage. Annual compensation is calculated by EDD by multiplying hourly wages by 40 hours per work week by 52 weeks.

Occupation percentages are based on the 2024 National Industry - Specific Occupational Employment Survey compiled by the Bureau of Labor Statistics. Wages are based on Occupational Employment Survey data applicable to Placer County as of 2024 and are adjusted by EDD to the first quarter of 2025.

Household income estimated based average worker compensation and ratios between employee income and household income identified in Technical Report 3 - Appendix H - Table 1.

Sources: U.S. Bureau of Labor Statistics, California Employment Development Department Keyser Marston Associates, Inc.
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TECHNICAL REPORT 3 - APPENDIX H - TABLE 1

RATIO OF HOUSEHOLD INCOME TO INDIVIDUAL WORKER INCOME

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA
Income Range
($thousands) One Two Three or More
25-30 2.25 3.10 4.41 30-40 2.20 2.68 3.65 40-50 1.89 2.30 3.02 50-60 1.75 2.14 2.58 60-80 1.63 1.97 2.19 80-100 1.55 1.79 1.92 100-125 1.49 1.66 1.78 125-150 1.42 1.55 1.58 150-250 1.33 1.45 1.51 250+ 1.14 1.23 1.23 Number of Workers in Household
Source: KMA analysis of 2019 to 2023 American Community Survey Public Use Microdata Sample (PUMS) data for Sacramento Area.

Keyser Marston Associates, Inc.

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TECHNICAL REPORT 3

APPENDIX I

SUMMARY OF NON-RESIDENTIAL AFFORDABLE HOUSING FEE PROGRAMS

NON-RESIDENTIAL NEXUS STUDY

ROCKLIN, CALIFORNIA

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1 SUMMARY OF NON-RESIDENTIAL AFFORDABLE HOUSING FEE PROGRAMS Jurisdiction
Yr. Adopted/
Updated Thresholds & Exemptions
Build Option/
Other Comments

SACRAMENTO AREA
City of Sacramento 1989 Office $3.33 No minimum threshold Population: 536,000 Hotel $3.18
Commercial $2.68
Manufacturing $2.08 Fees updated for 7/2024 - 7/2026.

Warehouse/Office $0.91
City of Folsom 2002 Office, Retail, Lt Industrial, $2.05 No minimum threshold Yes Population: 88,000 Hvy Industrial, and Manufacturing
Fee updated in 2024.

County of Sacramento 1990 Office $3.00 1,000 sf of new construction Population: 1,611,000 Hotel $3.00
R&D $2.00
Commercial $2.00
Manufacturing $1.00
Warehouse $1.00 Fees set in 2025.

City of Elk Grove 1989 Commercial/Retail $1.05 No minimum threshold Population: 183,000 Hotel $3.11
Manufacturing $1.19
Warehouse $1.28
Fees updated in 2025.

Citrus Heights 1989 Office $1.89 No minimum threshold
Population: 87,000 Updated 2022 Hotel $2. 28
Industrial (Inc. Flex and R&D) $1.62
Commercial/Retail $1.72
Rancho Cordova 1989 Office $0.97 No minimum threshold
Population: 84,000 Hotel $0.92
R&D $0.82
Commercial $0.77
Manufacturing $0.61
Warehouse $0.26
Placer County All Non-residential $2.73 No minimum threshold Population: 434,000 Sierra and Lake Tahoe area only
Fee updated in 2025.

Fee is adjusted annually based on
ENR construction cost index, ENR
20-City Index, year over year
increase in median home sales
price, CPI-U.

The municipal code section
references the Sacramento County
Ordinance. It does not appear the
fees have been updated by the
City since program inception.

ENR Building Cost Index 20-City
Average.

N/A
(inherited from
County when
incorporated)
warehouse, commercial in mixed use over residential,
governmental and institutional, childcare, churches.

Membership organizations (churches, non-profits, etc.), mini storage, car storage, marinas, car washes, private parking garages and agricultural uses exempt
Yes
Fee Level
(per Sq.Ft. unless otherwise noted)
Yes. Specifies No. of units per
SF
Provide new or rehab housing
affordable to very low income
households. Also, land
dedication.

N/A
N/A
State or federal property, mixed use/income w/50%+
residential and 20%+ low income, certain non-profits,
temporary buildings.

N/A
Note: This chart has been assembled to present an overview, and as a result, terms are simplified. The information is recent but not all data has been updated as of the date of this report. In some cases, fees are adjusted by an index (such as CPI) which may not be reflected. For use other than general comparison, please consult the code and staff of the jurisdiction.

Most recent
update, 2017
Most recent
update, 2013
Public property, select nonprofits, small child care centers, churches, mini storage, parking garages, private garages, private schools exempt.

Service uses operated by non-profits are exempt, vehicle storage, self service auto washes, agricultural buildings less Fee is adjusted annually based on
construction cost index
Up to 200,000 SF, 100% of fee; 200,000-250,000 SF,
75% of fee; 250,000-300,000 SF, 50% of fee;
300,000 and up, 25% of fee.

Fees updated 2024.

Fee is adjusted annually based on
construction cost index
2020
Most recent
update, 2021
Fee adjusted annually based on
blend of construction cost index,
McGraw Hill Consumer Index, local
home prices and rents.
(inherited from
County when
incorporated)
Outdoor dining areas
Prepared by: Keyser Marston Associates, Inc.

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TECHNICAL REPORT 4: AFFORDABILITY GAP ANALYSIS

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I. BACKGROUND

A key component of an impact analysis is the mitigation cost. In an affordable housing nexus analysis, the mitigation cost is the “affordability gap” – the financial gap between what lower income households can afford to pay and the cost of producing new affordable housing in Rocklin.

The affordability gap analysis identifies the financial assistance required to produce each unit of affordable housing that is needed to mitigate the affordable housing impacts of new development, using affordable housing impact fee funds. For Extremely Low (0% to 30% AMI), Very Low (30% to 50% AMI), and Low Income (50% to 80% AMI) units, the affordability gap analysis is based on the remaining financial gap after assistance available through Federal 4% Low Income Housing Tax Credits (4% Tax Credits). Moderate income units are assumed to be assisted in an affordable for sale unit. For Moderate Income units, the affordability gap is equal to the difference between the estimated sales prices of the attached townhome prototype and the restricted affordable sales price for 3-bedroom attached units.

II. CITY-ASSISTED AFFORDABLE UNIT PROTOTYPES

To estimate the affordability gap, there is a need to match the household of each income level with a unit type and size according to governmental regulations and City practices and policies. The prototype affordable unit should reflect a modest unit consistent with affordable developments that the City is likely to provide financial assistance to using affordable housing linkage fee funds. The focus is on affordable projects developed for families rather than projects consisting of primarily studios or single room occupancy units that would be too small to accommodate a typical-size worker household, given that the purpose of the linkage fee is to address affordable housing needs of workers and should reflect units that meet housing needs of the workforce more broadly.

A. Affordable Rental Units

For households earning up to 80% of AMI, the Low Income limit, KMA assumed that the City will use linkage fee funds to provide financial assistance for development of multi-family rental units averaging approximately 1.70 bedrooms per unit – consistent with recent affordable rental projects developed in Rocklin.

1. Development Costs
KMA prepared an esƟmate of total development costs for the affordable housing prototype unit described above (inclusive of land acquisiƟon costs, direct construcƟon costs, indirect costs of development and financing). The development cost esƟmate reflects the average for three mulƟ-family affordable rental projects developed in Rocklin using 4% Tax Credits.

1. The Steven

2. University Avenue Apartments

3. Pacific Street Apartments Four

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The development cost esƟmates for these projects are summarized in Technical Report 4 Table 1. The table also shows the development cost esƟmates for a fourth project that uƟlizes 9% Tax Credits. This project was not included in the average cost esƟmates, as the analysis does not assume this type of financing. KMA esƟmated land costs at $10 per square foot with an assumed density of 25 units to the acre.

Based on cost data for the three recent projects and land at $10 per square foot, the total development cost for the prototype affordable rental unit is esƟmated at $462,000. AddiƟonal detail is provided in Technical Report 4 Table 2.

2. Unit Values
For the Extremely Low, Very Low and Low Income rental units, unit values are based upon the funding sources assumed to be available for the project. Funding sources include tax-exempt permanent debt financing supported by the project’s net operaƟng income, a deferred developer fee, and equity generated by 4% Tax Credits. The highly compeƟƟve 9% federal tax credits are not assumed because of the limited number of projects that receive an allocaƟon of 9% tax credits in any given year. Other affordable housing subsidy sources awarded at the State and Federal level are also limited and difficult to obtain and therefore are not assumed in this analysis as available to offset the cost of miƟgaƟng the affordable housing impacts of new development. The esƟmated unit values are summarized in the following table.

Figure 63. Unit Values for Affordable Rental Units
Extremely Low Income (0% to 30% Median) $263,000
Very Low Income (Above 30% to 50% Median) $341,000
Low Income (Above 50% to 80% Median) $381,000

AddiƟonal detail on the calculaƟons can be found in Technical Report 4 Table 2.

B. Affordable For Sale Units

Tax credit financing for new affordable rental units is not available for households earning over 80% of AMI. For households earning between 80% of AMI and 120% of AMI, KMA assumed that the City will use linkage fee funds to provide financial assistance for new ownership units. The affordability gap is esƟmated using the difference between the market rate sales price of the 3-bedroom townhome aƩached prototype and the restricted affordable price for a 3-bedroom Moderate Income household, summarized below.

Figure 64. Affordability Gap for Moderate Income Households Market Sales Prices, New Townhome Unit (Technical Report 1 Table 3) $550,000 Moderate Income Affordable Price (Technical Report 1 Table 8) ($460,100) Affordability Gap, Moderate Income $89,900
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III. AFFORDABILITY GAPS

The affordability gap is the difference between the cost of developing the affordable units and the unit value based on the restricted affordable rent. The resulting affordability gaps are presented in the following table:

Figure 65. Affordability Gap Calculation
Development Cost Unit Value Affordability Gap
Extremely Low Income $462,000 $263,000 $199,000
Very Low Income $462,000 $341,000 $121,000
Low Income $462,000 $381,000 $81,000
Moderate Income $550,000 $460,100 $89,900

The affordability gaps provided above are utilized in both the residential and non-residential nexus studies as the mitigation cost necessary to provide affordable housing. They are also used in the Financial Feasibility analysis to estimate the cost to the City to provide units offsite.

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Technical Report 4 Table 1
Affordable Housing Developments in Rocklin
Inclusionary Housing Analysis
City of Rocklin, CA Draft
The Steven
University Avenue
Apartments
Pacific Street Apartments
Four
Pacific Street Apartments
Nine
Average, 4%
Projects Only
Type of Tax Credit 4% 4% 4% 9%
Tax Credit Application Year 2025 n/a 2025 2025
Address 4930 Rocklin Road Hwy 65 and Sunset
Boulevard
Pacific Street and Pine Street Pacific Street and Pine Street City Rocklin Rocklin Rocklin Rocklin
Developer USA Properties USA Properties Inc Community Housing Works Community Housing Works Number of Units 180 324 50 60 185
Density (Units/Acre) 25 26 119 24 56
Building Type 4-story buildings n/a 3-story buildings 3-story buildings Parking Spaces 224 uncovered spaces n/a 129 uncovered spaces 125 uncovered spaces Avg No. Bedrooms 1.36 2.03 1.68 1.93 1.70
Avg. Unit Size (SF) 619 926 868 789 804
Avg. Affordability Level 60% 59% 49% 49% 56%
Sources
Tax Credit Equity $178,014 $193,800 $184,400 $340,462 $185,404 Permanent Loan $99,250 $133,580 $123,140 $132,767 $118,657 Deferred Developer Fee $33,820 $38,232 $17,573 $41,667 $29,875 Other Sources $114,293 $85,590 $141,532 $77,892 $113,805 Total $425,377 $451,202 $466,644 $592,787 $448,000
Uses
Land (incl. Off-sites)1 $10,653 $1,710 $12,638 $82,986 $8,334 Direct Construction $252,672 $271,057 $262,142 $328,413 $261,957 Indirect Costs $67,284 $72,562 $95,810 $100,272 $78,552 Developer Fees $50,741 $54,019 $55,070 $41,667 $53,277
Financing $44,027 $51,853 $40,986 $39,449 $45,622
Total Cost $425,377 $451,201 $466,646 $592,787 $448,000

1. The Steven and University Avenue projects are on ground leases and the cost of land is not included in the pro forma.

Prepared by Keyser Marston Associates, Inc.
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Technical Report 4 Table 2
Tax Credit Financed Rental Unit Affordability Gap
Inclusionary Housing Analysis
City of Rocklin, CA
Extremely Low Very Low Low Income
I. Affordable Prototype
Tenure Rental
Average No. of Bedrooms 1.70 bedrooms
Density 25 dua
II. Development Costs [1] Per Unit
Land & Offsites $22,000
Direct Construction $262,000
Indirect Costs $79,000
Developer Fees $53,000
Financing $46,000
Total Development Costs $462,000
III. Supported Financing Per Unit Per Unit Per Unit
Affordable Rents
Average Number of Bedrooms 1.70 BR
Maximum TCAC Rent [2] $825 $1,375 $1,650
(Less) Utility Allowance [3] ($31) ($31) ($31)
Maximum Monthly Rent $793 $1,344 $1,619
Net Operating Income (NOI)
Gross Potential Income
Monthly $793 $1,344 $1,619
Annual $9,521 $16,124 $19,427
Other Income $150 $150 $150
(Less) Vacancy 5.0% ($484) ($814) ($979)
Effective Gross Income (EGI) $9,188 $15,460 $18,598
(Less) Operating Expenses ($5,400) ($5,400) ($5,400)
(Less) Property Taxes [4] $0 $0 $0
Net Operating Income (NOI) $3,788 $10,060 $13,198
Permanent Financing [5]
Permanent Loan (40 year amortization) 6.33% $48,000 $126,000 $166,000 Deferred Developer Fee $30,000 $30,000 $30,000
Tax Credit Equity $185,000 $185,000 $185,000
Total Sources $263,000 $341,000 $381,000
IV. Affordability Gap Per Unit Per Unit Per Unit
Supported Permanent Financing $263,000 $341,000 $381,000 (Less) Total Development Costs ($462,000) ($462,000) ($462,000) Affordability Gap ($199,000) ($121,000) ($81,000)
[1] Development costs estimated by KMA based on recent projects in Rocklin summarized in Technical Report 4 Table 1. Land cost assumes $10 per square foot of land area at 25 units to the acre.
[2] Maximum rents per Tax Credit Allocation Committee (TCAC) for projects utilizing Low Income Housing Tax Credits. [3] Based on average utility allowance from three recent tax credit applications in Rocklin. [4] Assumes tax exemption for non-profit general partner for units under 80% AMI. [5] Permanent loan estimate does not assume income from project based vouchers. Permanent loan assumptions, deferred developer fee, and tax credit equity are based on the average for three recent 4% projects in Rocklin. _________________________________________________________ Prepared by: Keyser Marston Associates
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