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rezoned to residential because there are a lot more of commercially zoned districts. He indicated that the City is not taking single-family residential districts and proposing that it be rezoned to high density. He added that the traffic generation from residential projects is significantly different than from commercial projects. Mr. Dolan used Site 7 as an example. He stated that the approved office project on the remaining site is 588,781 square feet, which would generate 6,482 daily trips when built, which is a fairly significant amount of traffic. He noted that this project has been approved and can be built; and if a building permit application were received, staff would begin processing the application. Mr. Dolan continued that if Site 7 were rezoned to residential and 30 units per acre were built on 10 acres with an additional 88 single-family homes similar to what is built at the KB Homes neighborhood across the way, the total output of would be 2,884 average daily trips, a significant drop in traffic from the 6,482. He noted that this is a theme that applies to many of the sites, and he indicated that education needs to continue that this is the actual case. Commissioner Pentin requested confirmation that the selected sites must be presented to the State in a way that they are buildable by a developer. Mr. Dolan replied that the State reviews the sites and would not approve any site on the list that they do not believe is buildable. He stated that some of the sites have buildings on them but staff was able to provide good information that this will not work out as well since interest from the property owner indicates that he wants to move in a different direction, which is compelling. He noted that the City is not limited to only vacant land, although there would certainly be no argument from the State if the land is vacant. Commissioner Pentin inquired what the worst case scenario would be if the City approves a certain amount of acreage in meeting what it thinks are the housing numbers and the State does not approve it. Mr. Dolan replied that the City would then have some choices to make. He indicated that the City will have a chance to respond to the comments and may want to convince the State that the sites are legitimate, or other sites could be selected off of the list, or the City could ultimately run the risk of not having a certified Housing Element, which would subject the City to lawsuits similar to what the City just lost. He added that if the State certifies the Housing Element, it is presumed that Housing Element meets the requirements of State law. noted that one or two of the presenters came in with what looked like some compelling information that they already have higher-density housing. He noted that with the sites being identified now, it could very well be that there are some lots near Site 7 that look like fairly large parcels. He inquired how actually building out on all the 15 sites listed would change the distribution of the high density. PLANNING COMMISSION REGULAR MINUTES, April 27, 2011 Page 22 of 40