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2 <br /> <br />As this is an amended application following the court decision, the Planning <br />Commission will review the amended Planned Development Permit and Vesting <br />Tentative Map applications, as well as the new Use Permit application, and provide a <br />recommendation to the City Council. The current project under review will rely upon the <br />previously certified EIR and subsequent Addendum No. 1, dated March 2015, for <br />consideration of possible impacts as required by the California Environmental Quality <br />Act. <br /> <br />PROJECT DESCRIPTION AND ANALYSIS <br />The project site is bounded by Cordilleras Creek and the Redwood City/City of San <br />Carlos city boundary to the northwest and Finger Avenue to the southeast. The site is <br />zoned R-1 and is surrounded by similarly zoned residential properties. <br /> <br />The project boundary has an irregular shape, but is generally level and currently <br />contains six dwelling units: three single-family homes and three subordinate cottage- <br />type dwelling units. The project proposes the removal of all existing buildings, a lot <br />merger to create a single lot, and subdivision to create nine residential lots plus a <br />remainder parcel for the private roadway. While the project site is irregularly shaped <br />(refer to Finger Project EIR, Figure 1.0-3), the smallest lots (Lots 7 and 8 at 6,000 s.f. <br />each) would be sited directly along Finger Avenue in order to be compatible with the <br />existing streetscape condition in the neighborhood. Furthermore, the proposed homes <br />on Lots 7 and 8 would be oriented to face Finger Avenue to ensure visual continuity <br />along the length of the street. The remaining seven lots and homes will be tucked <br />deeper into the site and will be accessed from the proposed one-way private roadway. <br />None of the homes create a visual impact from the Finger Avenue vantage point. <br /> <br />All nine residential lots would comply with the R-1 required minimum lot area of 6,000 <br />s.f. as well as the 40% maximum lot coverage. Compliance with these development <br />standards will help to ensure compatibility with the surrounding R-1 zoned properties. <br /> <br />The project site contains 44 mature trees, including 26 native trees such as coast live <br />oak, valley oak, bay, redwood and elderberry trees. The project preserves 34 of the <br />site’s existing trees; 10 trees are proposed for removal (8 living and 2 dead) and four <br />trees will be relocated on-site. In addition, the Applicant proposes to plant 52 new <br />replacement trees to give the site a vegetated aesthetic appeal. The Applicant would <br />also install new street trees and planter strips to match the existing Finger Avenue <br />streetscape. Interior landscaping and fencing would be installed between the project site <br />and adjacent properties, including the historic Finger Farmhouse. <br /> <br />Project Consistency with General Plan and Zoning Ordinance (Articles 5 and 30) <br />Besides meeting the design criteria for a Planned Development Permit (Article 46) the <br />project also meets the General Plan Low Density Residential land use designation and <br />R-1 single-family residential standards as follows: <br /> <br />· Density – 5.3 units/acre (9 units/1.69 acres) proposed where up to 7 units/acre <br />are allowed. <br />(Density is calculated using the gross land area of the site, including land that lies <br />within the creek channel and the private roadway. The project site is 1.69 acres <br />8.B. - Page 95