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Ordinance No. 2290 Page 3 of 34 buildings have been sited to minimize impacts on surrounding neighbors to the extent feasible and have been designed to reduce their perceived mass. New landscaping would be installed throughout the site to enhance off-site views and the PUD development plan is compatible with the previously developed properties in the area and downtown. The project would include construction of residences towards the northern portion of the project, near the undevelopable area of the project site. The proposed lots adjacent to the undevelopable area would be set back 20 feet from the top of the existing bank and there would be no modifications to the bed, bank, or the Arroyo del Valle as a result of this development. 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. There is a gradual slope to the south and a relatively steep downward slope leading to the Arroyo del Valle Stream bed to the north. Grading is proposed in areas on the relatively flat portion of the site to maintain residential structure heights similar to adjacent residential properties when creating flat pad lots, in addition to grading for bio-retention areas, a parking lot, and the hammerhead street. Grading for building pads is expected to reach six and a half feet below the surface and excavations for utility lines and stormwater infrastructure would reach as much as nine feet below the surface. Grading would likely result in approximately 4,200 cubic yards of material being exported from the site. The Arroyo del Valle stream is north of the project site. Development would not include modifications to the bed, bank or channel of Arroyo del Valle. Erosion control and dust suppression measures would be documented in the building and improvement plans and will be administered by the City’s Building and Engineering Divisions. City building code requirements would ensure that building foundations, on-site driveways, and parking areas are constructed on properly prepared surfaces. The proposed development would provide adequate drainage to prevent flooding. Parking lot and roof drainage would drain into landscaped bioretention areas that would filter contaminants before entering the arroyo and, ultimately, the bay. The proposed project site is not located within an Alquist-Priolo Earthquake Fault Zone. A portion of the project site is within a designated flood zone, the northern area adjacent to Arroyo del Valle, though as conditioned, development would ensure conservation of the Arroyo Del Valle through design and best management practices. There is no proposed development or grading within 20 feet of the top of a watercourse bank, which would minimize risks associated with flood hazards and redirection of flood flows. 5. Whether streets and buildings have been designed and located to complement the natural terrain and landscape: The Property is in a developed area of the City and would not involve the extension of any new public streets (the new street is private). The new development would be located on the more level areas of the proposed project site, and as described in Finding 3, the grading has been designed to integrate the development into the terrain. The proposed residences would be compatible in size and scale with surrounding structures. New landscaping including large box- sized trees would be installed to mitigate the loss of the existing landscaping and trees. 6. Whether adequate public safety measures have been incorporated into the design of the plan: The public improvements associated with the Project would be consistent with City design standards. The existing driveway entrance is located and configured to provide adequate line-of-sight viewing distance for vehicles and to facilitate efficient ingress/egress to and from the Page 18 of 350