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residential developments; and
<br /> c. Provide individual property owners with a framework within which they can development
<br /> independently, but in an orderly manner which is harmonious with a comprehensive land use plan
<br /> for the study area.
<br /> Therefore, in order to facilitate orderly developments within the NSSP, developments need to
<br /> be proposed in a manner consistent with the NSSP based on its land use plan, allowable
<br /> density, and number of residential lots, rather than amending the NSSP to accommodate a
<br /> proposed development inconsistent with the plan. For this reason, staff does not support
<br /> changing the NSSP land use for the proposed development.
<br /> Despite this recommendation, staff acknowledges the Planning Commission's prior work
<br /> session discussion, which indicated support for allowing three lots along Sycamore Creek
<br /> Road, in addition to (at least) the existing single-family home. The rationale to support that
<br /> concept include that:
<br /> 1. The topography of the site creates a natural separation between the northern portion of
<br /> the site from the southern portion;
<br /> 2. The 3-lot design fronting Sycamore Creek Way follows the design and lotting pattern of
<br /> the existing neighborhood;
<br /> 3. Utilities to accommodate new homes are readily available; and
<br /> 4. The increase in units, if approved, would remain within the total buildout capacity of the
<br /> North Sycamore Specific Plan.
<br /> Rezoning
<br /> The applicant is proposing to rezone the northern approximately 1.01-acre portion of the site to
<br /> Planned Unit Development— Medium Density Residential (PUD-MDR) District and the
<br /> southern approximately 2.27-acre portion of the site would retain the PUD-A zoning. The gross
<br /> density for MDR is 3.5 units per acre. The proposed PUD-MDR portion of the site would
<br /> generate a density of 3 units per acre, less than 3.5 units per acre; thus, meeting the PUD-
<br /> MDR zoning category of the NSSP.
<br /> As the purpose of the zoning category change is to accommodate the proposed development,
<br /> staff would not support this proposed amendment in order to gain additional residential lots, for
<br /> similar reasons as cited above.
<br /> Access onto Sycamore Creek Way
<br /> The NSSP allotted a total of three residential lots on the project site but did not specify or allow
<br /> access for new lots created to gain access from Sycamore Road. However, recognizing that
<br /> Sycamore Creek Way has now been constructed, and provides easy and logical access to this
<br /> side of the property, staff could support the amendment to allow for such access.
<br /> Trail Realignment
<br /> As shown in Figure 7 on page 12 of this report, the proposed realignment would continue to
<br /> provide a logical connection between the existing trail terminus and Sycamore Road, could
<br /> have fewer environmental impacts to the creek, and would reduce potential conflicts between
<br /> trail users and private property owners. As mentioned earlier in the report, the proposed
<br /> PUD-135, P19-0030, P19-0031 and Vesting Tentative Map 8528 Planning Commission
<br /> 990 Sycamore Road
<br /> 14 of 23
<br />n
<br /> 990 Sycamore Road
<br /> 13 of 23
<br /> versus MDR; the requested number of lots, lot dimensions, and so on are not affected either
<br /> way.
<br /> PUD-135, P19-0030, P19-0031 and Vesting Tentative Map 8528 Planning Commission
<br /> 990 Sycamore Road
<br /> 9 of 23
<br /> than the number of residential lots/homes permitted by the
<br /> PUD-135, P19-0030, P19-0031 and Vesting Tentative Map 8528 Planning Commission
<br /> 990 Sycamore Road
<br /> 7 of 23
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