3A Public Hearing 2010 0503 - Laserfiche WebLink

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fashion. Bio-swales are generally laid out between rows of parking spaces and along the edges of the internal streets to treat the run-off from those areas. In areas where there was not enough linear space to create a swale, but there was an opportunity to create a vegetated area, bio - retention has been designed. For a small portion of the site where the programmatic or physical constraints did not allow for either of these approaches, tree -filters or below grade cartridge filters have been provided. Staff Analysis Staff supports approval of the Planned Development Project for Phase 1 of the Medical Center, including site approval of the site design concepts, architecture and landscape subject to staff's recommended Conditions of Approval (see EXHIBIT E: Conditions of Approval) as: 1) providing superior urban design in comparison with the more traditional development under the base Community Commercial district zoning regulations; 2) the Project includes adequate provisions for utilities, services, and emergency vehicle access; and 3) public service demands will not exceed the capacity of existing and planned systems, as indicated in the EIR. 4) Site plan elements (including building placement, size and location of landscape areas, parking facilities, and the placement of service areas) provide a harmonious and orderly development that is compatible with its surroundings. Parking, loading, storage and service areas are appropriately screened by building placement, orientation walls, and/or landscaping. 5) The buildings have adequate articulation, with appropriate window placement, use of detailing, and changes in building planes to provide visual interest. The exterior materials, finishes, detailing, and warm colors are compatible with and/or superior to those of surrounding structures. Visually incompatible elements such as roof -mounted utilities are fully screened from public view. 6) The landscaping complements the architectural design, with an appropriate balance of trees, shrubs, and living ground covers, and provides adequate screening and shading of parking lots and driveways. They also meet minimum requirements for Bay Friendly Landscape. 7) Detail features such as signs, fences and lighting for buildings, parking lots, and driveways are visually consistent with the architectural and landscape design and minimize off-site glare. Planning Commission Staff Report April 22, 2010 Kaiser Permanente San Leandro Medical Center and Mixed Use Retail Development Project Page 23 of 28