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Following an evaluation of traffic through a Vehicle Miles Travelled (VMT) study conducted in March 2021, the proposed project is not expected to cause a significant VMT impact. The corresponding threshold to consider a location to have low VMT, 15 percent below the countywide average, is 16.5. The TAZ containing the project location generates 12.74 VMT per capita, which is below this threshold. Halcyon Drive has adequate capacity to safely and reasonably accommodate the traffic generated by the development. 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 and rear yard setbacks and attached garage parking while accommodating a bioretention basin that will add to the aesthetics of the community and creating a street that would result in enhanced fire safety access over existing conditions. 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. Green features of the project include EV-charging ready wiring in garages and solar panels for all units. The overall design and features included within Planned Development enhances the development’s long-term livability and value retention in this new residential development. While completing the neighborhood, the project provides higher quality urban design and increases the City’s supply of available housing. 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, cable TV, and police and fire services. Through the Tentative Map process, 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.