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7.A. - Page 296 Section 4. Archifectural Permi� AP2411-43: The Plan�ing Commission finds that: a. 5ufficient variety in the design of the structure and grounds fo a�oid manotony in the external appearance of the project: The d�sign of the canopy extension and landscaping would be consistent with fhe design of the existing canapy in that it would be an extensian of the 2007-appra�ed architectural design of the existing cannpy. b. Size and design of the structur� shalf be in proportion to the building site and there is bafance and unity among its external feat�res sa as to present a harmonious appearance: The design of the canapy structure is in proportion #o the exis#ing canopy structure in tl�at it will �e extended proportianally so as to cover the gas station expansion. The signage on the canopy w�ll be designed to provide an external harmonious appearance. c. Extent to which the structure conforms to the general cF�aracter of other structures �n tF�e project vicinity insofar as the character can be ascer�ained and is found #a be architecturally �leasing: The canopy extension will conforr� to the design and aesthetics of the existing canopy structure so as to match the architectural style of the existing canopy. d. Extent to which excessive arr�amentation is used and the extent to which temporary and second-hand materials, or materials which are imitative of ather materials, are to be used: Excessi�e ornamentation will not be used; all exterior materials of the canopy extension will match the materials of the existing canapy. The landscaping and parking lot improvements wilf also match fhe design and ornamentation of the existing landscaping and parking Int design. e. Exter�t to which natural features, including trees, shrubs, creeks, and rocks, and the naturaf grade of the site are to be retair�ed: There are a total of 271 trees currentfy on-site. The expansion of the gas station will require #he removal of fewer fhan �6 trees. A revised landscape pla� will be su�mitted along with the re�ised sfte plan to ensure proper distribution of fandscap� materials. E�en with tha reductian of 16 on-site trees the project site would contain a minimum of 255 trees, which far exceeds the �49 trees required by ti�e City's Zoning Ordinance. f. Accessibifity of off-st�-eet parking areas and the relation of parking areas with respect to tra�Fic on adjacent streets: The applicant will be required to submit a revised site pla� for the 16-pump gas station demanstrating that the project modificatiar�s would not resul# in decrease of #he existing 745 an-site parking spaces. g. Reserva#ion of landscap�ng areas for the purposes af sepa�-ating or screening service and storage areas from the street and ATTYIRES0.2793 PC U5�PERMI7 MODIFICATION AND A NEW ARGHITECTURAL PERMIT FOR COSTCO REV:10-19-12 VR Page 4 of 9D