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it wants. He stated that just because it is in an ordinance does not mean it is ever going to happen, because if it is not viable, the developer will not do the project. Mr. Dolan stated that one other part of the dialogue about updating the IZO is exploring better options for the use of the fee. He stated that there is the whole other theory to build up the City's war chest and then subsidize an individual project. He noted that this is a theme that the Commission has heard from Ms. Dennis and some of her colleagues that the City has an option to actually subsidize a non - profit where every single unit in the place is affordable, and which would provide more units and can efficiently provide the service that people need. He indicated that the Council in the past has chosen not to do that very often and has been hesitant to do that because it feels that the various incomes should be distributed throughout the community so it is more blended and not so obvious who lives where. He stated that there are some efficiencies in the other model and that the Council will be confronted with that policy discussion as the City moves forward with that implementing program to the Housing Element. Commissioner Balch commented that the City can then shut off the spigot for eight years at this point, except for the 87 units, but that obviously will not happen because the City will not grind to a halt. He inquired how much of this vacant and under - utilized would realistically come to fruition. Mr. Dolan replied that he has to stand in front of HCD and say that it is all possible. Ms. Wallis stated that staff did analyze each of the vacant and under - utilized properties and looked at their realistic capacity. She pointed out that there are sites with higher densities whose capacities were lowered because of topography, landslide, or hillside issues. Chair O'Connor inquired what the split is between the vacant and under - utilized units. Ms. Wallis replied that she did not know, but that the inventory provided does have vacancy status and indicates whether the site is vacant or has a structure on it. Chair O'Connor stated that he would expect the underutilized would be much slower to come to fruition because it usually is some kind of a remodel or a tear down and a rebuild, and that usually goes slower than a vacant piece of property. Mr. Dolan replied that that is not necessarily the case. He noted that the City has vacant sites that are still sitting there. Ms. Wallis stated that typically, properties remain vacant because they have substantial environmental issues to be overcome due to the City's topography. She noted that if a vacant site were easily developable, it would already have been developed. She added that in this sense, the underutilized sites would move more quickly than the vacant sites. PLANNING COMMISSION MINUTES, June 25, 2014 Page 13 of 29