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industry, this zoning provides the flexibility for future programming of this site to respond to future economic conditions. The development of retail uses on the project site would be compatible with this zoning district. 2) The addition of the PD overlay allows for the development of the hospital and medical center uses, and provides flexibility for the future programming of the mixed-use retail development portion of the project site to include either residential dwelling units or a hotel as part of a mixed-use project site. 3) Although it is likely that future residential development would be designed in such a manner as to be compatible with surrounding commercial and industrial land uses, the mixed-use retail development would undergo subsequent environmental review to ensure that any potential land use conflicts are adequately mitigated. PLANNED DEVELOPMENT PROJECT / SITE PLAN REVIEW The City of San Leandro Zoning Code (Article 10) provides a mechanism, through a Planned Development (PD) zoning overlay, for considering projects that include a mix of land uses provided that such land uses can be made compatible by applying careful and imaginative treatments to the interrelationships of uses and activities. Under the City's PD overlay zone, a land use type that is otherwise only permitted with a conditional use permit can instead be processed as a Planned Development. Hospitals and mixed-use residential uses such as proposed under the Project are generally only allowed in the Commercial Community zoning district subject to approval of a Conditional Use Permit. However, the Planned Development Overlay (if approved) can be used as a form of conditional use permit. One of the objectives of the Planned Development overlay is to ensure that orderly and thorough planning will result in high-quality urban design. A Planned Development project must be accompanied by a number of submittal materials that demonstrate these urban design qualities, including the following: • the width of the existing and proposed right-of-way for each adjacent street, including sidewalks, and vehicular and pedestrian circulation systems; • location and height of screen walls or fences; • designation of areas to be reserved or dedicated for public purposes including but not limited to streets; • provisions for conserving non-renewable energy resources, including but not limited to the use of solar energy; • plant materials, initial planting size and irrigation systems; • provisions for parking, loading, and access • area and building lighting (including color, intensity and visibility from adjacent public streets and residential areas); Planning Commission Staff Report April 22, 2010 Kaiser Permanente San Leandro Medical Center and Mixed Use Retail Development Project Page 18 of 28