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Chair O'Connor stated that he does not know where those units would fall under, but <br />they are in there somewhere within the range of 80 to 85 at that density. <br />Mr. Dolan replied that the only units that the City would be able to count in anything but <br />above - market would be whatever the City has in an inclusionary housing agreement, <br />because 12 units per acre would probably be looking at a townhouse, possibly a <br />detached townhouse, there would have to be some dialogue on the height because <br />there will be a lot of pressure to make those three -story units: the lot will probably be <br />less than 3,000 square feet, almost the entire first floor will be garage, and then it would <br />be difficult to put everything else in. <br />Chair O'Connor noted that the building can go up to 35 feet in height. <br />Mr. Dolan agreed, but there would be a concern about getting a funky roof design trying <br />to fit underneath the housing. He added that it is something staff can work through but <br />that he is not sure staff is prepared to discuss that tonight. <br />Chair O'Connor inquired where those units would then be listed under <br />Mr. Dolan replied that the units would be priced at above - market rates except for <br />whatever staff is able to negotiate in an affordable housing agreement. <br />Chair O'Connor noted that the City does have some shortage in Above - Market units, <br />even though the City is not fighting to get to that number. <br />Mr. Dolan confirmed that was correct. He added that the City is using the left -over units <br />under the other category. <br />Commissioner Ritter asked Chair O'Connor if he is suggesting that this be left in the <br />Housing Element with the knowledge that there might be an option to take it out later. <br />Chair O'Connor said no. <br />Mr. Dolan stated that staff's recommendation is to be conservative. He indicated that <br />Commissioner Allen is asking him to make a risk assessment, and he stated that he <br />does not really feel comfortable with doing that. He reiterated that staff has a <br />recommendation, and if there is a risk to be taken, he does not really know the answer. <br />Commissioner Allen presented a worst -case scenario where HCD does not approve the <br />inventory and the City is 500 units short. She inquired about what the City does next, <br />whether the City needs to regroup and look for new inventory again where everything <br />would be on the table to look at fresh and come up with a new report. <br />PLANNING COMMISSION MINUTES, August 13, 2014 Page 27 of 32 <br />