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As discussed above, the NSSP specifies, in greater detail, a land use and circulation plan
<br /> intended to be in conformance with the General Plan. The project proposes to amend the
<br /> NSSP to achieve more units and density than is currently allocated to the property under the
<br /> Specific Plan. Given this inherent lack of conformance to the NSSP and General Plan, staff
<br /> concludes that the above Municipal Code objectives would not be met.
<br /> Lot Size and Dimensions: Table 2 provides a comparison of the conformance of the project
<br /> and/or proposed development standards, with applicable standards identified in the NSSP.
<br /> Key aspects of this conformance are discussed in more detail below. Note that the analysis
<br /> generally focuses on the proposed land use designations and standards and the project's
<br /> conformance to them (i.e. comparing the proposed PUD-MDR parcels, to the PUD-MDR
<br /> standards), rather than a comparison between the requirements of the (current) PUD-A
<br /> designation and the proposed PUD-MDR parcels. However, this information can be surmised
<br /> from the tables provided.
<br /> Table 2: Development Standards
<br /> PUD-A PUD-MDR
<br /> Required Proposed Required Proposed
<br /> Lot 1 Lot 5 Lot 2 Lot 3 Lot 4
<br /> 34,539 sf 64,141 sf
<br /> Lot Size 1 acre (0.79 (1.47 8,000 sf 14,891 sf 14,766 sf 14,617 sf
<br /> acres) acres)
<br /> Lot Approx. Approx.
<br /> Width 300' 210' 250' Varies Approx. Approx. Approx.
<br /> (min.) (average) (average) 117' 106' 107'
<br /> Lot Not Approx. Approx. Approx. Approx. Approx.
<br /> Depth Specified 145' 180' Varies 136' 141' 131'
<br /> (min.) (average) (average)
<br /> The proposal includes three PUD-MDR lots located in the northern 1.01-acre portion of the
<br /> site. The NSSP requires a minimum 8,000-square-foot minimum lot area for residential lots in
<br /> this designation. The PUD-MDR lots fronting Sycamore Creek Way would have lot size
<br /> ranging from 14,617 square feet to 14,891 square feet. This is significantly larger than the
<br /> minimum lot size but comparable in size with the existing lots in the area. Additionally, the
<br /> proposed PUD-MDR lots would have an average lot width of approximately 112 feet and an
<br /> average lot depth of approximately of 135 feet deep, also comparable to the dimensions of the
<br /> adjacent lots in the Sycamore Heights neighborhood.
<br /> The two proposed PUD-A lots are located in the southern 2.27-acre portion of the site. Per the
<br /> NSSP, a minimum one-acre lot size is required. As proposed, Lot 1 would be less than one
<br /> acre in size (34,539 square feet, or 0.79 acres) and Lot 5 would be 64,141 square feet,
<br /> approximately 1.47 acres in size. The applicant is proposing Lot 1 to be less than one acre in
<br /> size in order to place the entire creek on Lot 5. At the work session, staff supported this
<br /> configuration of the parcels which provides clear responsibility for ownership and maintenance
<br /> of the creek. Staff believed, and continues to believe, there is merit to retaining clear
<br /> ownership of the creek, and thus supports the specific plan amendment to allow Lot 1 to be
<br /> less than one acre in size. The Planning Commission concurred with staff's position.
<br /> Staff notes, the segment of Sycamore Creek on the project site is approximately 6,008 square
<br /> feet (creek bank to creek bank) in area. Even if the entire segment of the creek were placed on
<br /> PUD-135, P19-0030, P19-0031 and Vesting Tentative Map 8528 Planning Commission
<br /> 990 Sycamore Road
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