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Exhibit A: Recommended Findings of Fact Page 5 of 8 PLN21-0005: 2824 Halcyon Drive project would be below thresholds of significance and project-specific impacts relative to traffic hazards, emergency access, pedestrian and bicycle circulation, and transit capacity would not exceed or differ from those identified in the General Plan EIR. In addition, the project would not result in new specific effects that were not addressed in the General Plan EIR, and no new mitigation measures would be required. The project will connect the existing Elderberry Way and Muscari Court and will make a through street which will have adequate capacity to safely and reasonably accommodate the traffic generated by the development. In addition, there are AC Transit bus stops such as Route 28 located near the intersection of Halcyon Drive and Oleander Street, Route 35 located near the intersection of Halcyon Drive and Hesperian Boulevard. These routes are within half a mile from the project. Bay Fair BART Station is located within one mile from the project. Several AC transit routes run through Bay Fair BART Station such as Routes 40, 97, 10, 93, 35, and 28. There are adequate public facilities in the area to serve this residential development. There is adequate public service to the proposed subdivision, including but not limited to gas and electric, the water district, the sanitary district, solid waste disposal and recyclable materials collection services, cable television, schools, and police and fire protection. The project will contribute both physical improvements and development impact fees to the community. 5. The Planned Development Project Plan will provide superior urban design in comparison with the development under the base district zoning regulations. The site planning for the Planned Development allows for adequate front yard, side and corner side yard and rear yard setbacks, attached garage parking and driveway parking that maximize the concept of single-family homeownership. The heights, lot coverages, and floor area ratios of the single-family houses do not exceed the maximum allowed in the Residential Single-Family zoning district. In addition, the design of the project contains architectural patterns and elements that contribute to the character of the Planned Development, including the use of colors, exterior materials, and landscaping for the areas contiguous to the street and through the project site. The overall design and features included within Planned Development enhances the development’s long- term livability and value retention in this new residential development. 6. The Planned Development Project includes adequate provisions for utilities, services, and emergency vehicle access; and that public service demands will not exceed the capacity of the existing and planned systems. There is adequate public service provided to the proposed subdivision, including but not limited to electric, water, waste disposal, and police and fire services. The Engineering and Transportation Department and Fire Department have found the access to the site to be safe for vehicular, pedestrian and emergency vehicle access. The project will contribute both physical improvements and development impact fees to the community. Site Plan Review Findings