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Mayor Thorne opened the public hearing. Terry Townsend, architect representing the applicant, asked that the Council deny the appeal and uphold all previous approvals of the application. He reviewed the existing site structures, noting that the home and garage were constructed in 1993 with an addition for an office, bathroom and garage extension in 2007. The garage and parking amenities are accessed via Amber Drive, a private drive at the intersection of Sycamore Road and Pioneer Trail Place that is shared with the 3 single family homes located to the south. In addition to the one parking spot required for the second unit, the project offers a 20 foot driveway that could accommodate 2 guest parking spaces for the unit. When combined with space for 3 vehicles in front of the existing garage and 4 vehicles in the swing drive, the site can accommodate up to 12 additional vehicles and far exceeds the minimum requirements for a single family lot. He stated that while the basis of appeal has varied with each appeal, 2 themes seem to remain constant — the location of the access off of Pioneer Trails Place and construction traffic and parking. The appellant has proposed moving the structure closer to Sycamore Road and providing access there, extending the swing driveway across the vineyard to provide access to the second unit, and/or requesting a variance for an additional driveway access off of Sycamore Road. However, these options do not account for the required setbacks, variance approvals, preservation of open space, the increase in impervious surfaces, or the continuity of the existing vineyard. At its proposed location, the second unit sits 20 feet off the nearest property line which exceeds the side yard setbacks of the 3 individual lots located to the south. The appellant has also objected to construction traffic on Pioneer Trails Place, citing parking concerns and stating that the street is not adequately designed to support the traffic. The applicant has proposed to make the swing drive and driveway of the existing garage available for the parking of small pickup trucks, with a gravel base on the proposed driveway for offloading materials. Additional parking can be accommodated on dirt areas around the site. Pioneer Trails Place is built to city standards, designed to support a broad range of vehicles including heavy trucks and emergency vehicles, and was in place during construction of and improvements to the 3 single family homes to the south of the project site. Mr. Townsend stated that moving the location of the proposed unit makes little practical sense and compromises the intent of the North Sycamore Specific Plan. Councilmember Olson asked and Mr. Townsend confirmed that the applicant has purchased another home in the Callippe area. He asked if it is also true that the applicant intends to reside there. Cynthia Rocha, applicant, explained that the Callippe home is one of over 60 investment homes owned by her and her husband. While they currently reside at 547 Sycamore Road, they may ultimately choose to reside elsewhere. She acknowledged the condition requiring that the property owner reside in one of two units but said she also understood that it was possible to rent the entire property to one family. Mayor Thorne noted that that appellant was not present and closed the public hearing. Vice Mayor Brown thanked Mr. Townsend for his presentation and expressed regret that the appellant was not present to speak on their behalf. She said she felt the project provided sufficient parking and she could support the Planning Commission's approval. Councilmember Pentin said he is always disappointed to see situations where neighbors are pitted against one another and is always hopeful that a resolution can be reached before escalating to this point. He also expressed disappointment that the appellant chose to pursue it as far as he has and then decline to be present for the hearing, which results in a waste of time for staff, the applicant and the Council. He said he could easily support a project that has already been approved by the Zoning Administrator and unanimously supported by the Planning Commission. City Council Minutes Page 12 of 13 May 5,2015