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P22-0969, Stoneridge Mall Framework Planning Commission 2 of 6 scenarios to be further developed in the Stoneridge Mall Framework, and the allocation of housing at Stoneridge Mall. The feedback provided at this joint meeting has been incorporated into a Draft Stoneridge Mall Framework Components, which is now being provided to for the Planning Commission for its review and recommendation. The use of the term “Framework Components” is to recognize that additional work will be needed to refine and complete all the necessary planning for Stoneridge Mall; the components included here are intended to establish guidance for that planning effort and to address certain topics that must be resolved for the purposes of adopting the 2023-2031 (6th Cycle) Housing Element. In that respect, a key element of the Framework Components is the allocation of housing units between the Stoneridge Mall parcels to correspond to the 2023-2031 Housing Element, which is a separate item on the agenda for this Planning Commission meeting and scheduled for review and adoption by City Council on January 26, 2023. BACKGROUND The Stoneridge Mall Framework is intended to provide guidance on the type, location, and configuration of desired land uses, circulation, and key placemaking features at the Stoneridge Mall. As directed by City Council at its November 15, 2022, meeting, the schedule for adoption of the Housing Element has been adjusted to occur no later than January 31, 2023, and with that has adjusted the schedule for the Framework, to allow for key inputs with respect to distribution of housing at the mall, to dovetail with the Housing Element. For additional background, please refer to the December 15, 2022, Joint Planning Commission and City Council agenda report, attached to this report as Exhibit C. At the request of Stoneridge Mall ownership representatives during the Joint Planning Commission and City Council meeting on December 15, 2022, the Planning Commission and City Council directed staff to allow more time for the Stoneridge Mall ownership representatives to come to an agreement regarding allocation of housing units between the Stoneridge Mall parcels to be reflected in the 2023-2031 (6th Cycle) Housing Element. Alongside this direction, other feedback provided at the December 15 meeting includes: • Density Bonus: State law establishes a sliding scale for density bonuses generally ranging from ten-percent up to 50-percent, and one or more incentives or concessions, depending on the number of affordable units and the levels of affordability. The Draft 2023-2031 (6th Cycle) Housing Element reviewed by the Planning Commission and City Council in December 2022 contemplates between 900 and 1,440 units at Stoneridge Mall over approximately 18 of the total approximately 75 acres, with a density range of between 50 to 80 dwelling units per acre (du/ac). Some members of Planning Commission and City Council thought that the maximum number of units (i.e., 1,440 units) should allow for additional units pursuant to density bonus law, while others thought the upper limit of the range should be adjusted to be lower (and potentially increased upon future conversations with property owners and negotiations among property owners), such that the total number of units, inclusive of density bonuses would be no more than (or close to) 1,440 units. The preliminary traffic analysis indicated potential for increased congestion with development of more than 1,440 units, which was of concern to some; others commented that the number of units contemplated for purposes of the Housing Element be increased to the maximum possible, after weighing constraints such as traffic and circulation impacts, due to the