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4. Whether grading takes into account environmental characteristics and is designed in keeping with the best engineering practices to avoid erosion, slides, or flooding to have as minimal an effect upon the environment as possible. The site topography is generally flat. Grading for the proposed project would be limited to that required for preparation of the convenience market and carwash additions. Erosion control and dust suppression measures will be documented in the building permit plans and will be administered by the City's Building and Public Works Division. The site is not located within an Alquist-Priolo Earthquake Fault Zone. The flood hazard maps of the Federal Emergency Management Agency (FEMA) indicate that the subject property is not located within a 100-year flood zone. Therefore, staff believes that this finding can be made. 5. Whether streets, buildings, and other manmade structures have been designed and located in such manner to complement the natural terrain and landscape: The project site is in a developed area of the City and would not involve the extension of any new public streets. The building and parking areas are located in an area of the site where the grades are not steep. The proposed building will be compatible in size and scale with surrounding structures. The trees that are currently on site, except for three, will be retained. Conditions of approval would require the applicant to mitigate the loss of the two existing heritage-sized trees by making a payment for the trees' appraised value into the City's Urban Forestry Fund. Therefore, staff believes that this finding can be made. 6. Whether adequate public safety measures have been incorporated into the design of the plan: The project site currently provides adequate access for police, fire, and other emergency vehicles. The new convenience market and carwash building would be equipped with automatic fire suppression systems (sprinklers). Structures would be required to meet the requirements of the California Building Code, Fire Code, other applicable City codes, and State of California energy and accessibility requirements. Site specific soils analyses would be conducted in conjunction with the building permit review. Therefore, staff believes that the plan has been designed to incorporate adequate public safety measures. 7. Whether the plan conforms to the purposes of the PUD District The proposed PUD development plan conforms to the purposes of the PUD district. One of these purposes is to ensure that the desires of the developer and the community are understood and approved prior to commencement of construction. Staff believes that the proposed project implements the purposes of the PUD ordinance by providing a building that is well-designed and sited on the subject property. In addition the project fulfills the desires of the applicant, and meets the City's General Plan goals and policies. PUD-102/P14-0014 Planning Commission Page 23 of 26