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fountains, litter receptacles, bicycle racks, street trees and tree <br />grates. <br />The plans shall be evaluated per the design criteria listed in Section <br />22.030 of the Zoning Code using review process IIA. <br />If the proposal is phased, conceptual plans must be submitted for the <br />entire site prior to issuance of the first Building Permit. Detailed <br />plans must be submitted for the specific phase prior to issuance of <br />Building Permits for that phase. <br />The conceptual and detailed plans must incorporate the following <br />design features: <br />Licht and Glare and Shadow <br />1. To reduce glare and light and shadow impacts, the building must <br />be constructed per the conceptual design reviewed in the EIS, <br />including building massing in two separate towers, modulation <br />with terraces, an articulated roof top on the North Tower, and <br />a curved facade along the west facade of the tower. In <br />addition, low reflective glass, recessed windows with pre -cast <br />concrete sills, and masonry building elements must be used for <br />the professional office building and north tower. <br />However, the Planning Director may approve an alternative <br />treatment provided the Applicant submits an analysis showing <br />the impacts of the alternative will be less than or equal to <br />the proposal reviewed in the EIS. <br />3. Canopies must be provided along the entire frontage of the <br />retail and office building to provide weather protection and <br />reduce glare impact. In addition, weather protection must be <br />provided at the entrance to the theater and in the alley <br />pedestrian arcade. <br />Signs <br />1. All signs on the site must be in conformance with the <br />requirements of Sign Category C per Section 22 and Section 36 <br />of the Zoning Code. <br />2. Prior to issuance of Building Permits for the theater, a <br />Comprehensive Design Plan permit must be reviewed and approved <br />by the Planning Director for the theater signs per Section <br />36.210 of the Zoning Code (Review Process II.B). <br />Landscaping <br />1. Street tree: must be provided along the Colby Avenue, Everett <br />Avenue, Wetmore Avenue, and California Street frontages of the <br />7 <br />