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• The building designs provide significant articulation and variation of building heights, volumes, and massing. • The buildings are designed with detailing on all sides, and with design details and elements that create pedestrian interest. Colors and materials for the project are depicted on the color renderings and material palette included in Exhibit B. Since individual tenants have not been established for the development, the applicant has requested that adjustments to the overall site layout and elevations be permitted to meet individual tenant needs subject to the review and approval of the Community Development Director, provided such changes are determined to be consistent with overall colors, materials, and design palette as presented to the Planning Commission. In addition, the applicant has provided general guidelines that future storefront improvements would need to follow that are included in Exhibit F and referenced in Condition 8. Overall, staff finds the colors and materials to be acceptable. In addition, as conditioned, all heating, ventilation, and air conditioning (HVAC) equipment will be located within the buildings' roof-equipment wells. Landscape Design An arborist report was prepared for the proposed project which specifies the species, size, health, and value of the existing trees on the site that exceed six inches in diameter. The arborist report (included in Exhibit B) indicates there are a total of 159 trees on-site. Of the 159 trees on-site, 43 trees qualify as heritage trees. Based on the project proposal, the applicant is requesting to remove a total of 137 trees (41 heritage trees) mostly planted between 1989 and 1995 with the Nordstrom and Sears additions. The majority of the trees will be removed to accommodate demolition of the existing site and new site improvements. The landscaping plans provided as part of Exhibit B include a preliminary planting plan that incorporates both evergreen and deciduous tree species. Various types of shrubs and groundcover are located within bioretention areas and parking lot planter islands. Substantial landscape areas are also provided along Stoneridge Mall Road as well as within the interior courtyard areas, creating a center plaza area between the retail and grocery/cinema buildings. As conditioned, the proposed plan would incorporate plant species with low watering requirements that would complement the streetscape and proposed buildings. The proposed project's landscape treatments would also be designed to require relatively low maintenance and comply with the State of California's Model Water Efficient Landscape Ordinance. A condition has been included that requires the landscaping along Stoneridge Mall Road and the entry drives to be clearly identified on the permit plans, and that it be consistent in overall appearance and spacing with nearby areas. Overall, staff believes that the proposed plant species, quantities, and sizes are adequate and appropriate. Traffic and Off-/On-Site Circulation Program 1.1 and Program 2.7, respectively, of the Circulation Element of the 2005 — 2025 Pleasanton General Plan state: • Program 1 .1: "Require new developments to pay their fair share of planned roadway improvement costs." P18-0340, Stoneridge Shopping Center Planning Commission 12 of 17 erim, the applicant will leave the existing Stoneridge Mall Road street section as-is and create an interim 20-foot landscape area between the existing curb and the new sidewalk as shown in Figure 5. The applicant will be required to dedicate the land or provide public easements over the land in the future, when the additional Stoneridge Mall Road improvements move forward. The new pedestrian sidewalk and planter strip along the inner part of Stoneridge Mall Road would serve as the protype for all future development within the inner loop of the Mall creating greater P18-0340, Stoneridge Shopping Center Planning Commission 8 of 17