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protection. Because the project site is along Cordilleras Creek, a protected <br />watercourse, all creek protection measures within Section 32.12 apply. <br /> <br />The proposed eight-lot Project application removes all existing structures and <br />impervious surfaces on the project site (20,222 square feet in total), except for the <br />existing retaining walls along the top of bank and downslope from the top of bank. The <br />Project proposes eight new homes (21,218 square feet of roof area) and a minimal <br />amount of impervious ground cover (800 square feet) for a total of 22,018 square feet of <br />impervious coverage. This constitutes an increase of 1,796 square feet of over existing <br />site conditions, but moves all homes and impervious ground cover out of the 25’ creek <br />protection setback area. <br /> <br />Minor grading would occur within 25’ of the top of bank due to the removal of the <br />existing structures and impervious surfaces. This grading would not negatively affect <br />the stability of the creek bank or water quality. As the removal of all existing structures <br />within the 25’ creek protection setback area was anticipated as part of the original <br />project, it was analyzed and mitigated within the certified EIR. <br /> <br />The project would incorporate an on-site storm drainage system, including surface <br />swales, bioretention trenches and pervious surfaces (driveways, roadway and guest <br />parking areas.) The system would filter and treat storm drainage on-site, and convey <br />the discharged water to Finger Avenue which feeds into the City’s storm drain system at <br />El Camino Real. Conveyance discharge rates and duration will match the pre-project <br />rates. <br /> <br />The Project application does not include any portion of the proposed residential <br />structures or impervious ground cover within the 25’ creek protection setback area, but <br />does include fencing along the side and rear lot lines of Lots 1-4 which would be within <br />the creek protection setback area. Because fencing fits within the definition of a <br />structure, which is “anything constructed or erected, the use of which requires location <br />on or in the ground, or attachment to something having location on the ground”, a Use <br />Permit is required to allow the proposed fencing within the creek protection setback. <br /> <br />Use Permit approval must be based on the required findings per Zoning Ordinance <br />Sections 32.12.F.3 (as follows) and 42.3.B (further below.) <br /> <br />1. The development will not disturb riparian vegetation. <br /> <br />The proposed Project entails the removal of approximately 5,573 square feet of <br />existing structures and other impervious coverage from within the 25’ creek <br />protection setback area, with new and replacement fencing proposed to be <br />8.B. - Page 6