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Thus, staff concludes that the proposed development plan is consistent with the City's General Plan and Vineyard Avenue Corridor Specific Plan, and staff believes that this finding can be made. 3. Whether the plan is compatible with previously developed properties in the vicinity and the natural, topographic features of the site: Surrounding properties include undeveloped/open space properties and large lot properties with single-family residences and outbuildings. As conditioned, staff believes that the proposed residential lots and proposed structures would be compatible with the surrounding uses. The proposed building envelopes and limited amount of future additions and accessory structures will minimize the future structures' impacts on neighboring properties. Future structures over 10-feet in height will also be subject to the City's design review process to ensure compatibility with adjacent uses. Therefore, staff feels that the PUD development 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. Graded areas have been minimized to the extent feasible to preserve the natural topography of the site and reduce tree removal. In addition, rounded landform grading techniques are used to achieve a natural transition between graded areas and existing terrain. Parallel retaining walls have been used in order to minimize large cut slopes and tree removal. Erosion control and dust suppression measures will be documented in the improvement plans and will be administered by the City's Building and Public Works Departments. According to the United States Federal Emergency Management Agency Flood Hazard maps, no portion of the site is located in a flood hazard zone. Therefore, staff believes that this finding can be made. 5. Whether streets and buildings have been designed and located to complement the natural terrain and landscape: A new private road would generally follow the alignment of an existing paved road on the site. The road would be cut into the hillside to reduce visibility and utilize retaining walls to reduce impacts on the existing trees. Although staff generally tries to obtain a stepped home on a hillside lot, in some cases, stepping a home on a hillside can make it more visible. Grading down the existing knoll as proposed would help reduce views of PUD-32 Page - 23 - November 14, 2007