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groundcover; and drought - tolerant fescue blend lawn. New trees, shrubs, lawn, and groundcover will replace the older juniper and agapanthus shrubs within the City right -of -way planter along Valley Avenue. Staff feels that the proposed landscape plan is attractive, contains sufficient landscape area around the perimeter of the building and along the street frontage, and includes an adequate number of plants. However, staff does believe that the landscape plan should be modified in a few areas: 1) add small shrubs or groundcover in the narrow planter areas along the side of parking space nos. 5 and 9; 2) replace the proposed liquidambar street trees in the City right -of- way along the Valley Avenue frontage with Chinese hackberry trees as specified in the City's Master Street Tree Plan; and 3) include a few more shrub species in the plant list to add additional variety and interest. A condition of approval addresses this item. A condition also requires that the precise location of the shrub and groundcover species be indicated on the final landscape plan submitted for issuance of a building permit. The final landscape plan would be subject to final review and approval by the Planning Director. V. PUBLIC NOTICE Notice of the proposed project was mailed to the surrounding property owners and tenants within 1,000 feet of the subject property. At the writing of this report, staff received an email from Mr. Michael Magnano, 5813 Corte Mente, indicating concerns with late -night traffic, noise, and possibly "trouble" if a fast -food establishment or convenience store would locate in the building. He also expressed concern that traffic from a fast -food operation would increase safety concerns when school children cross the Hopyard Road /Valley Avenue intersection in the morning and afternoon. In a second email, Mr. Magnano indicated that he had no concerns with the Peet's Coffee use. An email was also sent by Mr. Dick Borchers, 5824 Corte Mente, requesting that whatever is built at the site be a benefit to the community and not be an eyesore. VI. PUD CONSIDERATIONS The Zoning Ordinance of the Municipal Code sets forth purposes of the Planned Unit Development District and "considerations" to be addressed in reviewing a PUD development plan. 1. Whether the plan is in the best interests of the public health, safety, and general welfare: The project would include the installation of private utility systems to serve the commercial building. Adequate storm drain, sanitary sewer, and water service utilities are present in the area surrounding the development and are sufficient to serve the new building. All on -site infrastructure would be installed by the project developer with connections to municipal systems in order to serve the site. As conditioned, drive aisles Page - 8