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3. The site is physically suitable for the density of the development. The site is physically suitable for the density of the development. The proposed subdivision is designated in the General Plan land use map as Very Low Density Residential, which allows a maximum density of up to 2.7 dwelling units per gross acre. The project site's topography within the developable portion is not significantly sloped, the design of the subdivision will generally follow the grade of the site and will not require excessive grading to yield the number of lots proposed. Both the General Plan and the applicable zoning of the property allow development with this density. In addition, the Planned Residential Development Ordinance allows a maximum density for property in the R-E, Estate Residential district to not exceed 3 dwelling units per net acre. As indicated in the analysis in this staff report, the project proposes a density of 3 dwelling units per net acre, and the project site is physically suitable for the density of development. 4. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife. The design of the subdivision and proposed improvements is not likely to cause substantial environmental damage or injure fish or wildlife or their habitat. The developable portions of the site do not contain any biological resources including fish or wildlife, and based on the Initial Study that has been prepared for the project, there are no environmental factors that cannot be mitigated to a level of less than significant. S. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision or the type of improvements are not likely to cause serious public health problems. The proposed project would accommodate a single- family residential subdivision, and is not likely to cause any serious public health problems as the project is designed with improvements that meets all City and State building and fire codes, no offensive emissions or odors will be associated with the development, and the ambient noise will not affect residential properties because all noise will be mitigated to a level of less than significant. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The project will improve pedestrian access in the immediate vicinity by constructing a public sidewalk on Texas Street and on the interior streets. The project will also construct an extension of the Santa Ana River 4 I:\Resolutions\Res 8500-8599\8516 TUC Redland Texas St LLC .docx-ms