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2 <br />3 <br />4 <br />5 <br />6 <br />7 <br />8 <br />9 <br />10 <br />11 <br />12 <br />13 <br />14 <br />15 <br />16 <br />17 <br />18 <br />19 <br />20 <br />21 <br />22 <br />23 <br />24 <br />25 <br />26 <br />27 <br />28 <br />conditions of approval, together with the widening of Agua Mansa Road and the installation <br />of the traffic signal at Driveway #3, the project is not anticipated to create safety hazards. The <br />provisions of on -site vehicular parking which consists of 271 passenger parking spaces (269 <br />required) and 123 truck trailer parking spaces, will not create safety hazards as the parking <br />layout conforms to required aisle width and parking space dimensions. <br />2. The bulk, location and height proposed will not be detrimental or injurious to other <br />development in the neighborhood or result in the loss of or damage to unique natural or <br />topographic features of the site that are important to the environmental quality of life for <br />the citizens of Colton, and the Project is feasible in a manner that will avoid such <br />detrimental or injurious results or such loss or damage. <br />The project is consistent with the development standards for the M-2 zone which are <br />specifically designed to ensure development within the M-2 zone will not be detrimental or <br />injurious to other development in the neighborhood or result in the loss of or damage to unique <br />natural or topographic features of the site. These standards include setbacks, screening <br />requirements, landscaping, and height and floor area ratios. The site is currently vacant and <br />surrounded by industrial uses. As designed, the project will not be detrimental or injurious to <br />the surrounding area including the two adjacent residential units. Extensive environmental <br />analysis conducted for the project concludes that the project will not have detrimental effects <br />to the surrounding environment related to noise, air quality and traffic impacts. The site does <br />not contain unique or topographic features that are important to the environmental quality of <br />life for the citizens of Colton. <br />3. The provisions for on -site landscaping provide adequate protection to neighboring <br />properties from detrimental features of the proposed Project that could be avoided by <br />adequate landscaping. <br />The project exceeds the minimum required landscaping standards for projects within the M- <br />2 zone. Code requires 15 percent of the site to be landscaped and the project provides 17.4 <br />percent landscaping. Under current Code, the project, must provide 90 trees consisting of 23 <br />(36 inch box trees), 22 (24 inch box trees) and 45 (15 gallon trees). The project provides a <br />total of 132 trees including 32 (36 inch box) trees and 67 (24 in box) trees. The project will <br />also provide landscaping along the entire frontage of Agua Mansa Road. Although the <br />surrounding uses are industrial except for two nonconforming residential houses, the amount <br />of landscaping, which exceeds the minimum required by Code, will provide adequate <br />protection to neighboring properties and provide an aesthetically pleasant street frontage with <br />the lush landscaping. <br />4. The provisions for exterior lighting are adequate for human safety and will not diminish <br />the value and/or usability of adjacent property. <br />The proposed project is required to meet all lighting standards and requirements of the City <br />of Colton for all proposed exterior lighting along with the provisions of appropriate screening <br />