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the proposed Lot 1, the resulting lot size would be approximately 40,457 square feet (or 0.93
<br /> acre), still below one-acre size.
<br /> Site Development Standards
<br /> The NSSP provides a set of development standards for PUD-MDR zoning district. Table 3
<br /> provides a comparison of the standards required by NSSP and those proposed, which would
<br /> generally follow those of the R-1-20,000 zoning district.
<br /> Table 3: Development Standard Comparisons
<br /> NSSP's PUD-MDR District Proposed
<br /> Setbacks (Minimum)
<br /> Front Yard 25' 25'
<br /> Side Yard 5' on one side 5' on one side;
<br /> 30' both sides combined 30' both sides combined
<br /> Rear Yard 25' 25'
<br /> Height(Maximum) 30' 30'
<br /> FAR(Maximum) Not specified 30%
<br /> The NSSP does not specify how height is measured. As proposed, the building height would
<br /> be measured from the lowest finished grade adjacent to an exterior wall of the structure to the
<br /> peak of the roof, and the FAR calculation would include garage area in excess of 600 square
<br /> feet and all enclosed accessory structures.
<br /> As shown in Table 3, the proposed development standards for the PUD-MDR lots are
<br /> consistent with the NSSP.
<br /> The NSSP does not provide specific development standards for lots in the PUD-A zoning
<br /> district. As the proposed PUD-A lots are irregularly shaped, a building envelope is therefore
<br /> proposed for each of the PUD-A lots, rather than listing minimum setbacks. Each envelope
<br /> provides a boundary within which development of the primary residential buildings and all
<br /> accessory structures could take place without impacting the creek or the trail. As proposed,
<br /> landscape and hardscape may be installed outside the building envelope on each lot, except
<br /> within the defined creek setback area. The proposed building envelopes are included in the
<br /> design guidelines attached as Exhibit B.
<br /> Given the large size of the PUD-A lots, a maximum allowable building area is placed on each,
<br /> and they are as follows:
<br /> Lot 1: Maximum building area shall not exceed 7,500 square feet for all enclosed structures
<br /> including all garage space.
<br /> Lot 5: Maximum building area shall not exceed 8,500 square feet for all enclosed
<br /> structures including all garage space.
<br /> Additionally, the height of buildings allowed on the PUD-A lots would reflect the same 30-foot
<br /> maximum height as the PUD-MDR lots, and use the same height measurement.
<br /> Design Guidelines
<br /> The new homes would be custom homes constructed by individual homeowners after the lots
<br /> are sold. Design guidelines detailing the development standards and design criteria are
<br /> proposed for construction of the future homes and related development on Lots 1-4 and for
<br /> remodeling and expansion of the existing home on Lot 5 (or demolition of the existing home
<br /> PUD-135, P19-0030, P19-0031 and Vesting Tentative Map 8528 Planning Commission
<br /> 990 Sycamore Road
<br /> 17 of 23
<br />ear 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
<br /> 16 of 23
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