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The 2 bed/2bath configuration is relatively modest and therefore unlikely to be used by a family size that would be expected to generate a large amount of traffic. Following initial approval of the project by the Zoning Administrator in February, the Connor family filed an appeal which went before the Planning Commission. The Commission denied the appeal although did add a condition of approval related to construction vehicle parking on the site. Greg Hirata then appealed the Commission's decision citing the issues of project location, traffic and parking. Mr. Weinstein stated that staff recognizes the concerns of residents on Pioneer Trails Place but seeks to balance these with the policy direction of the North Sycamore Specific Plan which seeks to maintain an open space buffer along Sycamore Road. Staff ultimately feels that the proposed location of the project is appropriate and helps to preserve the character of the area as seen from Sycamore Road. Additionally, the project meets all physical regulations for the zoning district including size, setback, floor area ratio and building height. The appellant also raised concerns related to operational traffic on Pioneer Trails Place during the construction period. While staff believes that the construction traffic related to such a modest project will not result in substantial wear and tear on the roadway. However, to ensure this the Commission added a condition of approval prohibiting construction vehicles from parking on Amber Lane or Pioneer Trails Place except for very brief periods of loading and unloading. With regards to parking, staff feels that the occupants of this relatively small home will possess 1 or possibly 2 vehicles and are not likely to substantially contribute to traffic in the neighborhood. Staff also recently spoke with the project architect to determine the potential for additional parking on site, which may address the appellant's concern. Mr. Weinstein reviewed the key requirements of the second unit ordinance, which range from requiring that the second unit have dedicated parking, the owner of the property reside in one of the two units and that the second unit comply with the regulations for building development. The proposed project, including conditions of approval, would comply with all requirements. He stressed that the requirements for second units are relatively few because both the city and state have policies supporting the development of second units and limiting their review primarily to compliance with physical development standards. From the planning perspective, second units help to increase the supply of affordable housing while maintaining the sort of look and feel of single family residential neighborhoods. Mr. Weinstein stated that staff urged the Council to deny the appeal based on the project's thoughtful design, architectural consistency with existing buildings on the site conformance with all zoning regulations and the North Sycamore Specific Plan and it being a permitted use. Vice Mayor Brown asked Mr. Weinstein to demonstrate where construction vehicles would be allowed to park. Mr. Weinstein gestured toward the site map, explaining that the condition of approval recommended by the Planning Commission allows only for very short term use of Pioneer Trails Place. Outside of loading and unloading, construction vehicles may park in the applicant's circular driveway off of Sycamore Road or potentially off of the hammerhead driveway and on the site. Vice Mayor Brown asked whether the potential for increased parking on site would be through an expansion of the hammerhead driveway or a repositioning of the second unit. Mr. Weinstein explained that by shifting the proposed garage marginally to the west, the site could accommodate one additional space to the north of the parking space contained in the driveway. Councilmember Narum asked and Mr. Weinstein confirmed that no parking is allowed on Pioneer Trails Place or in the hammerhead. City Council Minutes Page 11 of 13 May 5, 2015