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John Jermanis - 4 - November 10, 1998 3. That the proposed use will comply with the provisions of this code, including any specific condition required for the proposed use in the district in which it would be located. The proposed use is a convenience store and is compatible with the commercial uses allowed in a CC district 4. That the proposed use will not create adverse impacts on traffic or create demands exceeding the capacity of public services and facilities which cannot be mitigated. The site will have seven parking spaces at the north and south portions of the site, in addition to eight spaces in the pumping area. This meets the parking requirements for service stations and convenience stores. Minimal additional traffic will be generated by the conversion, as most of the convenience store customers are expected to be individuals who are filling their gas tanks. The conversion of the service bays to a convenience store will not create demands exceeding the capacity of public services and facilities which cannot be mitigated. Findings per Zoning Code Section 3-1018 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 project allows for adequate vehicular circulation and parking. The design of the project contains site improvements that contribute to the character of the existing structure, such as coordinating the exterior material with the existing building, adding a new landscaping planter and refarbishing existing planters. The removal of garage doors facing Hesperian Boulevard will improve the appearance of the site. 2. 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 existing or planned systems. The site's use of utilities and service will not change substantially with the change in use. Reducing the number of driveways from four to two will not adversely impact emergency vehicle access. El