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amendments to the IZO would be to specify a specific mix of unit sizes (by number of bedrooms) and affordability levels. In the interest of establishing the bedroom mix and affordability requirements with the Housing Element adoption, the draft ODS for the Housing Sites3 includes a bedroom mix and affordability requirements for the IZO units. Bedroom Mix for IZO units: • Minimum of 10-percent of IZO units to be three-bedroom; • 45-percent of IZO units to be two-bedroom; and • The remainder of the IZO units to be one-bedroom or studio, except that no more than 10-percent of IZO units may be studios. This bedroom mix for IZO units will help to secure more IZO units suitable for larger households and families (typically the most difficult to secure), while still leaving close to half of the IZO units as smaller one-bedroom and studio IZO units for smaller households. Under the IZO, new multi-family projects must provide at least 15-percent of the project's dwelling units at levels affordable to very low- and low-income households. Of that 15-percent or more IZO units, affordability levels are proposed to be attributed in a specific mix. Affordability Mix for Rental IZO Units: • A minimum of 25-percent of IZO units at no more than 50-percent AMI (Very Low-Income Units); • A minimum of 25-percent of IZO units at no more than 60-percent AMI (Low-Income Units); and • No more than 50-percent of IZO units at no more than 80-percent AMI (reflecting the low end of the Moderate-Income range (80-120-percent AMI). For ownership IZO units, staff recommends IZO 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, updating the IZO there will provide an 3 The ODS for R-M, C-C, and M-U Districts do not include this same requirement. Projects in these districts would need to meet the requirements of the IZO, but the unit size and affordability levels would be on a project-by-project basis. This is because many of the projects anticipated in these zoning districts would not be subject to the IZO (i.e., the IZO applies to new multifamily residential projects of 15 units or more, where at least 15 percent of the project's dwelling units shall be affordable to very low, and/or low income households). If the IZO were to apply, the bedroom-mix and affordability levels would need to be custom-tailored to account for the lack of"economies of scale." Page 4 of 8