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PUD-97-12, New Cities Development Group
<br /> Application for PUD development plan approval for 55 new single-family residential lots
<br /> and the retention of one existing single-family home on an approximately 34.7-acre site
<br /> located at 970 and 986 Sycamore Road in the North Sycamore Specific Plan area. Zoning
<br /> for the property is PUD (Planned Unit Development) - LDR (Low Density Residential)
<br /> District.
<br />
<br />Heidi Kline, Associate Planner, referenced the staff report dated May 12, 1999, and highlighted key
<br />areas contained in the report including background information, project description, previous planning
<br />commission actions, project density, Contour Grading, Open Space Buffer and Single-Story Homes on
<br />Lots 35, 36 and 41, Northeast Creek, Geotechnical concerns, Floor Area Ratio (FAR), lot size, drainage,
<br />project traffic, development standards, landscaping and fencing plan, tree report update, streets and
<br />utilities, school impacts, and growth management. Ms. Kline noted that Condition No. 6 in the staff
<br />report should be amended to read, "home height should be kept to 20 feet or less as a condition." In
<br />conclusion, staffs recommendation is that the Commission recommend to the City Council approval of
<br />Case PUD-97-12, and find that the proposed PUD development plan, as conditioned, is consistent with
<br />the General Plan and the North Sycamore Specific Plan; make the PUD findings as listed in this staff
<br />report; recommend that the project be treated as a major project for growth management purposes; and,
<br />recommend approval of the project subject to the conditions listed in Exhibit "B". Ms. Kline provided
<br />the Commission with a photo montage of the development.
<br />
<br />Discussion ensued relating to whether a visual analysis has been performed of the revised project, the
<br />amenity that the developer is providing in exchange for the density bonus above the mid-point of the
<br />General Plan range, the infrastructure that the developer is providing as an amenity, the dollar amount of
<br />amenity, possible signalization in the area of Sunol Boulevard and Sycamore, mitigation efforts for
<br />removal of heritage trees, and the landscaping plan.
<br />
<br />PUBLIC HEARING WAS OPENED
<br />
<br />Fred Bates, New Cities Development, noted that the project has been redesigned a number of times to
<br />incorporate the input received from staff, neighbors, the Commission, and the City Council. He noted
<br />concurrence with staffs recommendation to combine lots 34 and 35 and that staff and engineers have
<br />addressed concerns relating to those lots. He stated that the amenity would include an intersection,
<br />water tanks, oversized road, and water and sewer capacity that would benefit the area, not just New
<br />Cities Development. He noted that twenty percent of the project's land is in open space which is a
<br />consideration for density bonuses, and that the project originally aimed for 69 lots. He stated that New
<br />Cities has provided for tree replacement for any trees removed and that adequate trees have been
<br />provided in open space.
<br />
<br />Ken Czaja, 1141 Lund Ranch Road, commended staff for their work on the project; however, he noted
<br />that the project is still unacceptable due to the high density of project. He stated that the amenity does
<br />not justify the additional density. He appreciates the buffer but feels that more lots should be eliminated
<br />on the knoll since they will be visible and would like a greenbelt corridor next to the Lund property and
<br />through the middle of this development. He expressed support with the consolidation of lots 34 and 35
<br />
<br />PLANNING COMMISSION MiNUTES Page 3 May 12, 1999
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