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09/21/2015 ATTY/RESO.3134/CC RESO APPROVING PLANNED DEVELOPMENT – FINGER RESO. # 15445 REV: 09‐17‐15 VR MUFF # 613 Page 5 of 29 Section 3. Top of Bank: The City Council finds that: (a) Section 2.2 of the City’s Zoning Ordinance defines the Top of Bank as: The line where a distinct change in grade between the ravine of a creek or waterway and the surrounding topography is apparent. Where the top of banks are not distinguishable, the top of banks shall be as determined by the Engineering and Construction Division based on the adjacent slopes and/or the extent of riparian vegetation. (b) Upon review of the Applicant’s proposed top of bank location, the Kamman/Friends’ proposed top of bank location, and a site visit to physically observe the creek and top of bank, the City of Redwood City agrees with and has accepted the Kamman/Friends’ top of bank location as being accurate, for the reasons set forth in the letter issued by the City of Redwood City, dated October 2, 2014. (c) The letter issued by the City of Redwood City, dated October 2, 2014 shall constitute the City’s final determination of the accurate location of the top of bank of Cordilleras Creek. Section 4. Planned Development PD2008-06: The City Council finds that: (a) The eight lot residential development, subject to the conditions of approval listed below, would be consistent with, conform to the intent of, and would appropriately implement Zoning Ordinance Article 46 (Planned Development) because: 1. It closely reflects the character of the surrounding neighborhood; 2. It would promote the most functional and aesthetic relationships between building structures, open space and parking areas, particularly between the proposed development and existing adjacent homes; 3. It would incorporate the highest quality architectural solutions, building materials and landscaping concepts; and 4. It would incorporate stormwater treatment provisions in site planning, including a minimum 25 feet of vegetated pervious area between any proposed buildings and impervious surfaces and the top of bank of Cordilleras Creek. (b) While the project site is an irregularly shaped parcel (refer to Finger Project EIR Figure 1.0-3), an eight lot subdivision design and associated building placement would provide an environment of physical and functional desirability in harmony with the character of the surrounding neighborhood. The two smallest residential parcels would front directly onto Finger Avenue and would be similarly sized to the adjacent (5,000 - 6,000 square foot) neighboring parcels. In order to provide a consistent