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Commissioner Narum inquired if all of the units need to be low- and very-low-income units. She noted that the City’s policy is that these types of housing be dispersed throughout the community. Mr. Dolan replied that there is some misconception regarding what would occur if a project were to develop. He stated that the State requires a zoning of a minimum of 30 units per acre but does not require all the units to be affordable. He added that the affordability component would be what is required by the City’s inclusionary ordinance. He noted that the City could consider a greater number to be a bigger benefit, but the framework is not for 100-percent affordability. He further noted that such a project requires millions of dollars of subsidy, which will not happen. Referring to the Negative Declaration and the school impact, Commissioner Narum inquired if the City had an idea of how many additional children the project expects to generate. Ms. Stern replied that during the General Plan analysis, staff had a conversation with the School District about all of the alternatives for the General Plan Land Use, one of which included putting 1,271 units in the Business Park. She stated that the District expressed concerns and wanted to decide for itself if it would need any additional facilities as a result of this. She added that in terms of what could be generated, staff received information from the school demographer on the different types of housing, and for multi-family housing at that density, it is relatively low, about 1/3 of what is generated in single-family homes on larger lots. Commissioner Narum inquired whether, if the school demographer were to say there are 1.2 children per average household in a high-density household versus 2.1 in a single-family home, there would be a process whereby the City might actually have to survey the existing environments in Valencia and other developments and indicate that it may be true based upon the origin of the demographic data, which is about 8-9 years old. She noted that the reality is that in today’s environment, there are families with two to three children in high-density housing. Ms. Stern stated that the School District demographic study is extensive, accurate, and conducted yearly. She noted that School officials meet with City staff about the number of units moving forward, and the District has generation surveys from developments in town. Mr. Dolan indicated that data is possibly gathered based on children going to school and where they live, which is accurate. Ms. Stern agreed. She added that the figure was about .4 children per higher-density household. Commissioner Narum stated that .4 children would be almost 400 children. She indicated that she had a problem with a “less than significant” impact. PLANNING COMMISSION MINUTES, September 23, 2009 Page 12 of 34