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(Tri -Valley Inn) and Area 18 (Valley Plaza) are also both proximate and contribute traffic volumes at the Santa Rita Road at Valley Avenue intersection. However, their existing commercial development would be removed/reduced as part of the development of these housing sites and, therefore, the proposed development does not increase the number of trips on the roadway network. • Area 2 (Stoneridge Shopping Center): this site was evaluated with 1,440 units which adds 806 trips to the PM roadway network. These trips increase delay to Stoneridge Drive at Stoneridge Mall Road. The model shows trips avoiding this intersection as well as avoiding Canyon Way, as drivers detour to avoid congestion. As a result, there is an increase in trips shown on Springdale Avenue. Deodar Way and Laurel Creek Way remain uncongested roadways both to and from Stoneridge Mall Road. Similar to the East Pleasanton Specific Plan, the Stoneridge Mall Road impact could be lessened by a change in the development assumptions at the Stoneridge mall. The traffic model assumes that both Nordstrom and Sears return to operation and that the mall expands in the future to include an additional 353,000 square feet of future retail; these retail assumptions also contribute to the future congestion. The City is currently undertaking the Stoneridge Mall Framework which will include an evaluation of existing and future commercial uses at the mall and could result in revised land use assumptions (and related amendments to the existing regulatory agreements related to the mall) to reduce total commercial development, which could help offset the impact of the new housing development. The Level of Service Assessment is being provided to the City Council to provide detail that may be used to help narrow the rezone site list. Objective Design Standards and Affordability Mix Draft Housing Element Program 4.2 calls for the City to develop Objective Design Standards (ODS), and Program 2.1 states that the City will undertake various updates to the Inclusionary Zoning Ordinance (IZO), including adopting a target mix of both unit sizes and affordability. City staff has been working to develop the ODS, and recommends they be adopted at the same time the Housing Element is adopted. A separate agenda item was provided to the Planning Commission on December 14 and will be provided to City Council on December 20, to present the draft ODS. In addition to development and design standards, the ODS includes a recommended unit size and affordability mix.- Bedroom ix: Bedroom Mix: Minimum of 10 -percent of units to be Three -Bedroom; 45 -percent of units to be Two -Bedroom, and the remainder of the units to be One -Bedroom or Studio, except that no more than 10 -percent of units may be Studios. 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 50 -percent of units as smaller One -Bedroom and Studio units for smaller households. Page 8 of 21