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Bradford Whitaker _ Zoning Administrator Page 8 size (capacity), and extent of those facilities, nor does it address area-wide requirements for stormwater drainage. 421 Appellant's proposal to adjust the setback of the Project to conform to Zon. Ord. Section 4.9a., does not obviate the necessity for the other variances requested, nor does it address the overriding need for an EIR. 43. The granting of entitlements for development of the lots designated 3733 and 3737 does not vitiate the necessity for preparation of an EIR for any further development on Laurel Way, the determination thereof being within the discretion of this Council. 44. The estimated cost of an EIR addressing the foregoing concerns suggests that sharing thereof among owners of undeveloped lots on Laurel Way should be investigated and pursued, and that, to the extent public benefit may be derived therefrom, some City contribution may be appropriate. CONCLUSIONS 1. The application for variances should be, and hereby is, denied, and the decision of the Zoning Administrator is hereby affirmed. 2. The requirement that an EIR be prepared for any future development on Laurel Way should be, and is hereby, reaffirmed. 3. Appellant and owners of undeveloped lots on Laurel Way should investigate and pursue methods of jointly financing such an EIR, and are hereby encouraged to do so. To the extent municipal benefit may be dedved from such an EIR, and subject to approval of this Council, some City contribution to the preparation thereof may be made. 4. The provisions of paragraphs 1 and 2 of these conclusions are final and are not contingent upon the provisions of paragraph 3. Dated: ,1996 CITY OF REDWOOD CITY, a municipal corporation By' Mayor ATTEST: City Clerk (SEAL)