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approximately 112,000 square feet of predominately retail uses including a grocery store tenant to anchor the site and a relatively small amount of office space. The project proposes a total of 5 single-story buildings oriented around a parking lot containing approximately 570 spaces. Motor vehicles and bicycles would primarily gain access through a driveway situated at the northwestern corner of the site along Stoneridge Drive, with pedestrian access coming from sidewalks along both Stoneridge and El Charro. Emergency vehicle access is currently proposed along the southeastern corner of the site at El Charro Road, although the exact location of that access is still subject to an agreement between Vulcan Materials and the property owner. Mr. Weinstein shared several photos depicting the basic site plan and access points. He noted that the ingress point includes 2 straight entry lanes as well as a left-turn pocket upon entering the site. Egress includes a total of 3 exit lanes, 2 of those dedicated to left-hand turns onto westbound Stoneridge Drive. Internal pedestrian circulation is comprised of sidewalks adjacent to the structures and a walkway extending through the parking lot and connecting the northern and southern ends of the center. He also noted an entry feature and fairly expansive building setback along El Charro Road. Architectural design elements are generally traditional with some carefully integrated modern elements that include a variety of materials with an emphasis on brick. He reviewed the conceptual landscape plan, which staff worked with the applicant team on to ensure a palette that is both drought tolerant and capable of withstanding the elevated mineral concentrations found in recycled water. These points are reinforced in the new conditions of approval provided to the City Council in a memo issued today. As part of the overall landscape design, the applicant is required to contribute funding to the design and construction of a feature intended to mark the northeast entry into Pleasanton, similar but not identical to the entry feature on the opposite side of El Charro Road. Mr. Weinstein noted a similarity between the design of this center and the Pleasanton Gateway project, which is one of the city's most successful retail centers and incorporates high-quality architecture and well designed open spaces. Building area, floor area ratio and parking are very similar between the two projects. While parking and access point congestion can be an issue at Pleasanton Gateway, this particular project is located in a completely different context being much further from the downtown and major job centers. While staff believes it will be less prone to the lunchtime period congestion often seen at Pleasanton Gateway, they have sought to address the potential issue with a higher parking ratio, additional exit lanes and turn pockets to facilitate vehicle access into and out of the site. The Planning Commission reviewed the project at both a work session on October 22, 2014 and a public hearing on February 11, 2015. At the work session, the Commission requested more variation in architectural materials and less stucco, which is reflected in the current project design. The Commission also asked the applicant to lengthen the entry drive into the site and to redesign the sidewalk and landscaping along the east of the site to provide pedestrians more of a buffer on El Charro Road. At its February hearing, the Commission unanimously recommended project approval but added certain restrictions on barber/beauty shops to foster the diversity if businesses within the center. Staff also provided a supplemental memo outlining several cleanup items and additional conditions of approval. These include a slight adjustment to the square footage of permitted and conditionally permitted barber shops and medical office uses, ensuring that trash enclosures can accommodate organic waste, that the landscape plan accounts for the specific planting needs related to recycled water, and ensuring that the view from the community park located to the south is adequately screened. The latter includes tree plantings and a set of performance standards to ensure the trees are of an appropriate height and are adequately irrigated until large enough to screen the view. Mr. Weinstein summarized, stating that the proposed project has long been envisioned in the Staples Ranch Specific Plan. Staff believes the project is designed to be successful and similar to the Pleasanton Gateway project, with accommodations made to ease circulation and parking issues. Staff City Council Minutes Page 3 of 6 March 3, 2015