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Exclusion of these sites would reduce overall capacity by 343 units, leaving a remaining total capacity of 4,503 units among the other 24 sites — this would bring the total capacity of new sites needed slightly below the recommended 50 percent buffer (212 units less than the buffer). PLANNING COMMISSION DISCUSSION AND DIRECTION The following section provides potential discussion topics and questions the Planning Commission may wish to discuss. The discussion areas will allow the Planning Commission to provide direction to the staff regarding any initial changes or clarifications to the initial sites, and refinements or modifications to the draft inventory to be addressed before the list is brought back in December for additional discussion and recommendation to the City Council. As noted, at the December meeting, staff will also present the input received from the Housing Commission at their November 18th meeting, and from the public at the community workshop planned for December 1St The topics focus both on the preliminary assumptions developed by staff for each site, as well as the sites themselves. A. Sites Caoacitv Buffer Since the sites selection process will entail a progressive narrowing of the inventory list and since the affordability assumptions for moderate and above -moderate units relatively flexible, it is recommended that a broader inventory of sites be identified, with a total capacity of around 50 percent more units than the identified gap (i.e. approximately 4,715 units). Staff believes that providing a broader, rather than narrower, range of sites will provide City Council with flexibility to adjust the list as the project moves through various stages of review. Discussion Question: 1. Does the Planning Commission agree with staff's recommended 50 percent buffer (for the initial sites inventory to be considered in the CEQA review? [If the Commission wished to modify or reduce the initial buffer, staff would not recommend it be less than 30 percent.] B. Densitv Ranges As discussed previously, the sites inventory will reflect a range of densities for different sites. Staff identified the following density ranges for each of the prospective sites in the inventory, and allocated them to each site based factors like site size, location, and potential compatibility with surrounding neighborhoods and uses: • Low Density: Between 2 and 7 du/ac. • Low/Medium Density: Between 8 and 14 du/ac • Medium Density: Between 15 and 25 du/ac • High Density: 30 du/ac and greater High -Density Sites: Staff has identified three sites (Site # 2: Stoneridge Shopping Center; Site # 11: Old Santa Rita Area, and Site # 9: Metro 580), for consideration of density up to 60 du/ac based on their proximity to transit and high employment areas as well their lack of directly adjacent existing residential development. The other 11 high density sites would allow for development up to 30 du/ac. Housing Element Update Planning Commission 16 of 19