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access to common amenities, and similar, though not necessarily identical, private amenities as the market-rate units. 2. Use of ADUs or JADUs to Satisfy Inclusionary Requirements: ADUs and JADUs are an increasingly popular feature of developments. Although they do provide housing opportunities, staff recommends they explicitly not be allowed to count toward meeting a project’s inclusionary requirements. There are significant practical challenges in managing and monitoring ADU affordability when each unit is being leased by a separate private property owner (e.g., that owner would be responsible for tasks such as determining income-qualification, setting the affordable rent, and so on); more significantly, the City may have limited ability to enforce a requirement for a single-family homeowner to rent or lease the ADU to an income-eligible household or individual, meaning there is no guarantee the unit will provide the intended affordable housing opportunity. 3. Size of Inclusionary Units: As noted above, the existing IZO permits the inclusionary units to be smaller than the market-rate units but provides no parameters for what is acceptable as a minimum size unit. Staff recommends establishing a series of minimums based on tenure and bedroom count. Initial recommendations are below, and are adjusted slightly from the standards as were incorporated in the Housing Element Sites Objective Design Standards, based on input from the City’s urban design consultant, Van Meter Williams Pollack (VMWP), who has expertise in architectural design and development of affordable housing projects, including tax-credit eligible developments: o For ownership units, the living area of the inclusionary units may be up to 50% smaller than the size of the average market rate unit in the project. o For rental units the living area of each unit shall be as follows: (1) a studio shall be at least 450 square feet; (2) a one-bedroom unit shall be at least 600 square feet; (3) a two-bedroom unit shall be at least 750 square feet; (4) a three-bedroom unit shall be at least 1,100 square feet; and (5) for units with more than three bedrooms an additional 200 square feet for each additional bedroom. Alternative Compliance The existing IZO includes various methods by which an applicant can comply with the Ordinance. While staff believes these methods generally provide an appropriate menu of options, staff recommends they be fine-tuned in the updated IZO: Off-Site Projects: The terms specified in the existing IZO are appropriate, addressing aspects such as meeting the overall affordability requirements; however, staff recommends more specific language be included that off-site projects provide at least the same, or better affordability than an on-site proposal. Dedication of Land: Staff recommends modest changes to this section, to provide a method for valuation of the land to be dedicated, and to ensure that it has equivalent or greater value than the cost of providing the on-site units. Page 15 of 40