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and she would be inclined to downzone it but not take the residential off the table entirely; she believes that is a decent compromise for that site. Commissioner Pearce stated that Pleasanton is the City of Planned Progress; the City did a heck of a job with the last Housing Element Task Force, and if the City does not need any additional units, she is not inclined to add them above what it already has, which is a considerable number. She pointed out that the City has a lot of projects with planning approval capacity that it can work with to accommodate what is obviously a desperate need for workforce housing, and while recognizing that need, she thinks there is some capacity to do that in the next RHNA cycle. She then asked staff if they want additional discussion regarding programs and policies. Mr. Dolan replied that he is not sure if staff has provided the Commission with enough information to react just yet, but staff would welcome anything that the Commissioners have that jumps out at them and want staff to know, in addition to the areas that have already been identified with the assistance of the City consultant and from some of the input that staff has received that will get extra scrutiny on. Commissioner Pearce stated that she has a couple of things off the top. She indicated that she was around for the condominium conversion discussions a long time ago, and she remembers feeling like all of a sudden people, wanted to do condo conversions and the City was not prepared for it. She noted that it ended up not happening, and the City was able to pull back, but what it looks like here is that the City will consider modifying its condo conversion policies when those favorable market conditions exist. She wondered if it could be considered ahead of that because she recalls how quickly it jumped out at staff the last time. Commissioner Pearce stated that the other thing that she has been muttering about for a while, and she does not know if the Housing Element is the right place to start as this is sort of a chicken - and -egg situation, is if it is time to consider the Inclusionary Zoning Ordinance (IZO) in general. She noted that the City has had this long- standing policy of just having this IZO or scattering housing, and over the years she has heard from developers, from housing advocates, from for - profit developers, and from non - profit developers that this is not an effective way to get low- income people the services they need to rise out of their income situation. She indicated that she appreciates that this IZO has worked for the City for a while, but she is wondering if there is an opportunity with this next Housing Element to have that conversation again because she believes it has been a while since that was done with regard to City policy. Mr. Dolan replied that he wanted to tell the Commission that staff was sort of compelled, because the letters have been submitted, to at least go through an analysis of all sites. He indicated that, at a minimum, with the more detail staff would provide, the Commission would rate them all compared to the same criteria that were used in the last Housing Element update. He noted that it is going to be different because very few of these sites are actually high- density; it is a whole different type of development as opposed to the last time when everything that was being considered was 30 units per PLANNING COMMISSION MINUTES, April 23, 2014 Page 24 of 27