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commercial buildings, a soundwall, and existing and proposed landscaping. The proposed building would be separated from the closest residences to the south by two public thoroughfares, a soundwall, and existing and proposed landscaping. Therefore, impacts on adjacent residential properties would be limited. The proposed development would require limited grading for the construction of the building and other site improvements. Therefore, staff feels that the plan is compatible with the previously developed properties and the natural, topographic features of the site, and staff believes that this finding can be made. 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 is relatively flat, although there is a slight slope up from Valley Avenue. The applicants would lower the grades along the project frontage by a foot or two to better match the building finished floor elevation to the adjacent street grades. Other minor grading will create proper drainage for the parking lot, bioswales, and planting areas. Grading conducted on the site will be subject to engineering and building standards. The property is not located in an Alquist- Priolo Study Zone. Vegetated bioswales would be utilized to filter roof and parking lot contaminants before entering the arroyos and, ultimately, the bay. 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 Departments. 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. Since the site was previously developed, there is no natural terrain on the property. The building would be 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 commercial and residential structures. Existing trees have been saved and incorporated into the plan. New landscaping has been installed to mitigate the loss of existing landscaping. Therefore, staff believes that this finding can be made. Page - 10