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could benefit from exploring options of this kind as alternatives to new construction. This is a strong example of the importance of flexibility in the housing supply. How the Recommended Actions Will Affect the Total- Housing Supply Because there is a considerable amount of flexibility, as well as affordability, in the - housing supply, the changes needed to meet the needs ofthe population in 2010 are less than what will be needed in many other communities. No additional single-family homes will need to be built, although a few new move-up housing units on cleared or infilllots would be acceptable. Upgrading of almost half of the' existing supply of single-family homes is the preferred method for meeting the demand for move-up housing. It is also appropriate given the age of much of the existing housing supply, which was built in the 1950s and 1960s. Some of this upgrading may already be taking place, as indicated by recent MLS selling price data. The city may have to devise programs to encourage the modernizing and upgrading of additional units, however, if this goal is to be achieved. A major challenge in - will be to meet the need for both affordable and higher-cost rental housing. It is recommended that this be the top priority for use of vacant and redevelopment sites in the community. To meet the need for more affordable rental housing, rent subsidies are recommended rather than the much more costly new construction, unless scarce subsidy funds can be found for some of the needed units. The goal of 131 additional affordable rental units represents about 10 additional units per year between the present time and the year 2010. In addition to the rent subsidies, 421 new rental units will be needed, to make up for those used with the rent subsidies and to meet the need for additional market-rate rental units. These units are needed so that primarily empty-nesters and older people, but also some in the younger population groups, will have housing alternatives in -, rather than having to move to other communities. At 16 units per acre, about 26 acres may be needed to meet this goal. To further add to the flexibility in the - housing supply, and to meet the housing needs of empty-nesters and older people, as well as some young families, the city needs to increase its supply of attached ownership housing. About 99 units are needed. At 6 to 8 units per acre, about 12 to 16 acres may be needed to meet the attached housing goal. 23