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Draft Housing Element December 14, 2022 9 of 21 This unit mix will help to secure more units suitable for larger households and families (typically the most difficult to secure), while still leaving close to half of units as smaller 1-BR and studio units for smaller households. Affordability Mix: The IZO currently does not specify the desired affordable housing mix in terms of income levels, and past practice has been to negotiate this with developers through the Affordable Housing Agreement. With the new emphasis in State law on objective standards, the City has less ability to negotiate this. Since it will likely take some time to complete the updates to the IZO, staff recommends the Objective Design Standards for Housing Element sites include a target income mix for affordable rental units, as follows: • A minimum of 25 percent of units at no more than 50-percent AMI (“Very Low- Income Units); • A minimum of 25 percent of units at no more than 60-percent AMI (Low-Income Units); and • No more than 50 percent of units at no more than 80-percent AMI (reflecting the low end of the Moderate-Income range (80-120-percent AMI). For ownership units, staff recommends unit prices be set at no more than 120-percent AMI, which is a Moderate-Income range within which most households will be able to qualify for a first mortgage. Staff believes this mix would secure more units in the hardest to reach very low-income categories, as well as allowing for a balance that will be economically viable for developers and allow for a proportion of units to meet moderate income “workforce” and middle-income housing goals. However, with the update of the IZO there will be the opportunity to study the appropriate affordability mix in more detail and amend it if needed; but, in the interim, ensure any projects that move forward are held to a high standard for affordability. Site Selection The City’s existing zoning (i.e., residential development capacity that exists currently within Pleasanton’s residential and mixed-use zoning districts) and “pipeline” of entitled projects is estimated to accommodate approximately 2,792 housing units; this number includes 93 ADUs that are assumed will be built during the Housing Element period. This estimated capacity reflects a shortfall of 3,173 units when compared to the total RHNA allocation (total of 5,965 units). Thus, a total of up to 24 additional sites have been identified which may be considered for future rezoning to allow housing . This list was initially longer, though has been reduced throughout the process. Area 3 (Donlon) was the most recent removal, though is still reflected in some of the analysis documents, including the CEQA Environmental Impact Report, due to the timing of when the decision was made to remove the site from the list . As noted, currently, the sites inventory includes 24 sites (Exhibit E) which represents a surplus of units above the required RHNA, particularly in the very low/low-income category (generally derived from sites identified for density above 30 dwelling