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io3 "Cluster" Plans In addition, there will be situations where expanding affordable and life-cycle housing opportunities within the borders of a community may be impractical or impossible. In some communities there may be physical limitations leaving little or no land left for residential • development. In others marketplace realities, such as prohibitive land costs, may effectively make the development of additional affordable housing impossible. There will be other situations where cities have historically functioned as a larger cluster of communities beyond their own borders-- particularly smaller cities with similar development patterns and common places of commercial and social activity. These communities may find it more appropriate to propose to meet housing goals in a broader, collaborative effort. These and other situations may be particularly appropriate for the development of a joint action plan for a"cluster" of communities as permitted by the LCA Cities participating in the LCA may decide for themselves whether they want to collaborate with neighboring communities in preparing a joint plan to achieve the housing goals of the collaborating cities. Just as in individual city action plans, cluster plans should set fortfi the housing assistance, rehabilitation and development programs that may be used by the cooperating communities, and the actions regarding local official controls to be undertaken by each of the members of the cluster. Implementation Actions Implementation efforts to achieve affordable and life-cycle housing goals may differ significantly from city to city. A community's level of urbanization and development may indicate an approach to housing issues that is different from that of its neighbor. The implementation actions proposed by one community may not be applicable or appropriate for another community. For example, the housing activities of a fully developed, first ring suburb may differ greatly from the residential • subdivision development in developing area communities. Such factors as the current housing situation in the city or cluster and future housing needs as suggested by the age and household composition of its population and its household and employment forecasts, the age and condition of the housing stock, and the amount of land available for residential development, should all be considered in developing the action plan The housing action plan should address the kinds of implementation tools and programs set forth below and the general time frame in which their efforts will be undertaken. The plan should identify, as best as possible, the number of households to be assisted, or housing units to be produced or rehabilitated through the various programs and activities to be employed by the community. To the degree possible, the plan should identify the income levels of the households to be assisted through the city's efforts, e.g., the number of households or percent of assistance to be directed to households of very low income- 30 percent of median, low income - 50 percent of median, and moderate income - 80 percent of median income. Where possible, it should identify efforts that will be targeted specifically toward the elderly, families, homeowners and renters. Below are examples of programs and local efforts in which communities may participate to further their affordable and life-cycle housing objectives. These are the kinds of efforts that should be in a community's LCA housing action plan: Housing Assistance Programs An action plan to implement the community's LCA goals should indicate the housing assistance programs to be used by and in the community, and the best estimate of how • many households will be helped by such programs each year or over the period of years covered by the action plan. 2