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A private driveway is proposed to come off of Sycamore Road. It would provide access to all four lots, and it would also be used for emergency vehicle access and certain utilities to serve the dwellings. No parking is allowed in the private driveway or on Sycamore Road. A three-car garage is proposed for each home. Three parking spaces could be accommodated in each driveway area. In addition, additional parking area is available on Lots 1 and 4 outside the private driveway. A bio-retention area would be located in the front of the proposed Lot 4 for stormwater treatment. As the city's stormwater system is located on Sycamore Road, the property owner of Lot 6 has agreed to grant a 10-foot wide private storm drain easement to the proposed development. This private storm drain easement would be located between the westerly property line. An arborist report was submitted assessing the existing trees on the subject site. The report surveyed a total of 39 trees, 34 trees on site and five trees on the adjoining property to the east. The report recommends the removal of 16 trees located on the subject site. Among them, five are heritage-sized trees. The arborist's report is attached as Attachment 2. The applicant intends to construct all homes and install all front yard landscaping. Complete building elevations and landscape/irrigation plans are submitted as part of the PUD development plan (please refer to Attachment 2). Staff notes that the front portion of Parcel 6 with the existing residence is not part of this PUD development plan. Please refer to the attached Planning Commission staff report, dated November 28, 2012 and the proposed plans for additional project information. NORTH SYCAMORE SPECIFIC PLAN CONFORMANCE The NSSP's Low Density Residential land use designation allows a density of 0-2 units/gross acre. With the proposed four lots on a 2.23-acre site, the proposed density is 1 .67 unit/acre and meets the required NSSP density range of 0-2 units/gross acre. The NSSP allocated a total of five residential homes on Parcels 6 and 7. With the retention of the existing home on the front portion of Parcel 6 and the proposed four residential homes on Parcel 7, it meets the allotted number of homes or Parcels 6 and 7. If the PUD is approved, no other residential units, other than second units, could be added to these lots or the lot with the existing home. PLANNING COMMISSION ACTION The Planning Commission held a public hearing on November 28, 2012 to review the subject application. Detailed information on this meeting is provided in the attached Planning Commission minutes (draft). The adjoining property owners to the east, the Greenes, spoke at the hearing expressed concerns regarding privacy, views to the Page 3 of 6