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Grading and Drainage The lot is relatively flat and the applicants' are proposing to generally maintain the existing grades on the property. Staff finds the proposed grading to be acceptable. With respect to drainage, the applicants are proposing seven bioswales in the planter areas along the north and west sides ofthe parish center building that would filter contaminants from some of the roof drainage before entering the arroyos and, ultimately, the bay. Vegetative bioswales is a type of stormwater runoff measure strongly supported by the Regional Water Quality Control Board and local agencies like Pleasanton implementing the urban clean water runoff program. However, staff notes that the proposed bioswales are small in size and are not consistent with engineering sizing standards for bioswales. Furthermore, several of the proposed bioswales have been located in the proposed walkways on the west side of the building. Staff also believes that some of the western parking lot area should drain to the bioswales, if feasible. A recommended condition of approval has been included to address these issues. Landscaping Staff feels that the proposed landscape plan contains sufficient landscape area around the perimeter of the building and along the street frontages and includes an adequate variety of plant species. However, staff does believe that the landscape plan should be modified in a few areas: I) replace the Chinese hackberry street trees along Rheem Drive frontage with an evergreen species as requested by a neighbor; 2) install tall-growing evergreen shrubs in the existing planter area along the southern property line adjacent to 4483 and 4485 Bowen St. where there currently are a few bare dirt areas; 3) add another African sumac tree in the planter at the south end of the building where there is a gap between the proposed trees; and 4) eliminate the proposed groundcover within the Stoneridge Drive planter between the sidewalk and street as there is currently healthy groundcover in this planter area. A neighbor in the Stoneridge Orchard neighborhood requested that the Stoneridge Drive median between the church's Stoneridge Drive driveway and Kamp Drive be fully landscaped (only approximately 90 feet of its 785-foot length is currently landscaped) by the church as part of this project. Landscaping of this median is not currently funded as a future project in the City's capital improvement program. In addition, no previous development in the area was required to fund the landscaping of this median. With respect to the church's current application, staff notes that it is not uncommon for a developer to be required to install median landscaping along its project frontage. However, given that the proposed parish center would be located at the western end of the church site, there does not appear to be a nexus to require the church to landscape the median as part of this phase of its master plan. PDR-561/PV-158 Planning Commission Page 19