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fountains, litter receptacles, bicycle racks, street trees and tree <br /> grates. <br /> The plans shall be evaluated per the desiqn criteria listed in Section <br /> 22.030 of the 2oning Code usinq 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 Buildinq Permit. Detailed <br /> plans must be submitted for the specific phase prior to issuance of <br /> Buildinq Permits for that phase. <br /> The conceptual and detailed plans must incorporate the following <br /> desiqn features: <br /> Liqht and Glere and shadow <br /> 1. To reduce glare and light and shadow impacts, the buildinq must <br /> be constructed per the conceptual desiqn reviewed in the EIs, <br /> includinq buildinq massing in two separate towers, modulation <br /> with terraces, an erticulated roof top on the North Tower, and <br /> a curved facade alonq the west facade of the tower. In <br /> nddition, low reflective qlass, recessed windowa with pre-cast <br /> concrete sills, and masonry buildinq elements must be used for <br /> the professional office building and north tower. <br /> However, the Planninq Director may approve an alternative <br /> treatment provided the Applicant submits an analysis ahowinq <br /> the impacts of the aiternptive wili be less thnn or equal to <br /> the proposal reviewed in the EIS. <br /> 3. Canopiea must be provided alonq the entire frontaqe of the <br /> retail and office buildinq to provide weather protection and <br /> reduce qlr�e impact. In addition, weather protection must be <br /> provided at the entrance to the theater and in the alley <br /> pedestrian arcade. <br /> Siqns <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 2oninq Code. <br /> 2. Prior to issuance of Buildinq Permits for the theater, a <br /> Comprehensive Desiqn Plen permit must bEi reviewed and approved <br /> by the Planninq Director for the theater siqns per Section <br /> 36.210 of the Zoninq Code (Review process II,g) , <br /> Landscapinq <br /> 1. Street trees must be provided alonq the Colby Avenue, Everett <br /> l�venue, Wetmore Avenue, and California Street frontaqes of the <br /> 7 <br />