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Discussion of Recommended Chan2:es to the - Housin2: Supplv The recommended changes to the - housing supply, while significant, are not impossible to achieve between now and the year 2010. The changes will increase the flexlbility of the existing housing supply, which will help to minimize any changes that may be needed beyond 2010. Detached Single-Family Homes - Up to $115.000 (Starter Homes) Recommendations: Remove up to 25 substandard units. Maintain at least 2,412 existing units as affordable single-family homes. There is no need to build any additional units in this price range. As noted earlier, - has a large supply of housing in this price range, considerably more than Census demand numbers would say are needed, particularly in view of forecasted decreases in the first-time homebuyer age group by 2010. However, many ofthe units in this price range have features that make them attractive to people who might actually be able to afford more expensive housing. They are well-maintained and in well-maintained neighborhoods with services available and easy access to employment. Many of the homes are one-story umts that can be used by empty-nesters and older people, who might otherwise sell their single-family homes and move into other housing types. Over time, many of these units have held their value and shown increases which indicate that they may not remain in this price category into the next century. It is important that a large share of this supply of affordable housing units be preserved as a resource, now and into the future. At least 2,412 of the existing affordable homes should remain affordable to households at 80 percent of median income or less. This is particularly important since some of these units may have to take the place of affordable rental units or attached housing units that could otherwise meet the needs of both the youngest and oldest population groups in -. As is the case in almost any community, - will have a few homes that will not remain serviceable into the future. They will need repairs that cost more than the value of the homes, or will have to be cleared to make way for other types of development, or will have to be demolished for other reasons. Based on recent city actions, including establishment of a TIP district of older housing units, it is estimated that several homes per year will be in this category and will be removed rrom the city's housing supply. Because of the ample supply of affordable single-family homes already available, these demolished homes will not need to be replaced with similar homes, but may be able to make way for other housing types that will be needed in the community. However, if the number of homes demolished exceeds 55, a shortage of single-family housing, relative to the 2010 needs, could occur in the community, unless the demolished units are replaced with new single-family homes. 19