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Given the high number of units in the City's RHNA, the Planning Commission may want to consider recommending additional sites that may be appropriate for zoning for greater than 30 du/ac — this could accommodate more units on fewer site or provide an opportunity to better encourage blended densities that would mix different building densities across Housing Element sites. [Note that, conservatively, the initial inventory assumes all high density sites, regardless of the maximum end of the range, would generate a capacity equivalent to 30 du/ac.; staff would seek to work with HCD to allow for a higher minimum capacity to be assumed for sites zoned up to 60 du/ac.] Low -Medium and Medium Density Sites. Nine sites have been identified for development between 8-14 du/ac or 15-25 du/ac, densities that would allow for a range of attached and detached housing types, ranging from small -lot single family detached housing, to townhomes and apartments. On larger sites (e.g. Kiewitt) these ranges could allow for a blend of unit types. Low Density Sites: Five sites, Site # 1: Lester; Site #3: PUSD-Donlon; Site #22: Merritt, Site #26: St. Augustine, and Site #27: PUSD-Vineyard, are identified as low-density housing sites, likely comprising traditional detached, single-family units. (For Lester and Merritt proposed density ranges reflect the actual proposals being brought forward by the applicants for these properties); Site #3: PUSD-Donlon, and Site #26: St. Augustine are identified based on typical R-1-65 zoning and Site #27: PUSD-Vineyard is based on rural density residential with a maximum 2 du/ac. Discussion Questions.- 2. uestions. 2. For the high density sites, does the Planning Commission support the inclusion of higher density ranges up to 60 DUA for the three sites noted? 3. For the medium and low -medium density sites, should any of the density ranges be adjusted up or down (generally, for a specific category), or should any sites be allocated to different density categories from those shown? C. Affordabilitv Assumptions As discussed previously in the report, while lower-income units can only be counted in the inventory on higher -density sites (zoned at or above 30 du/ac), there is more flexibility in where moderate and (particularly) above -moderate units are counted in the inventory. An analysis of capacity of the higher -density sites indicates there is more than sufficient capacity to address the City's lower-income RHNA, and not enough sites initially identified to accommodate the entirety of the moderate- and above -moderate RHNA, meaning, as the sites list is currently formulated, it would be necessary to account for a portion of the City's Moderate - and Above -Moderate RHNA on high density sites. Among the 27 sites, approximately 75 percent of the total capacity is allocated to high-density sites, with 25 percent on medium- and low- density sites. While the City could take the approach of trying to accommodate all of the additional capacity needed to meet the "gap" on high density sites, a more balanced approach, including sites at various densities may be appropriate. It would broaden the options available to the City in composing the final inventory (creating "building blocks" and sites of different sizes, scale, locations and affordability), and allowing more balanced distribution of sites across the city. A range of densities will also support a range Housing Element Update Planning Commission 17 of 19