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to support, rather than deny the application, this requirement would be included as a condition of approval. Stormwater and Drainage The project would collect and convey all stormwater originating from the development to the City's storm drain systems. The lots fronting Sycamore Creek Way would be connected to the City's storm drain system in Sycamore Creek Way and the lots fronting Sycamore Road would be connected to the City's storm drain system in Sycamore Road. Although the project would not substantially alter the existing drainage pattern, it would increase the amount of impervious area on the site. The applicant proposes a stormwater bioretention area on each lot to manage, slow down, and treat stormwater runoff before it enters the City's storm drain system. As a result, the proposed development would not substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site. Sycamore Creek Sycamore Creek bisects the existing parcel in an east-west direction. The NSSP requires all new development adjacent to the creek to be set back from the toe of the slope by a minimum suitable distance as recommended by a geotechnical engineer and/or certified engineering geologist. The proposed plan shows the project geotechnical engineer's recommended 30-foot setback from the toe of the slope on either side of the creek and complies with this NSSP requirement. The setback was peer reviewed by the City's geotechnical engineering who concurred that it was acceptable. The proposed Lot 5 contains the segment of the creek; thus, the owner(s) of Lot 5 should be responsible for maintenance of the creek. Additionally, the Engineering Department has identified the need for a 60-foot wide public access easement and storm drain easement centered on the creek centerline, matching the existing 60-foot wide easement in the Bridle Creek development to the west. This easement is for storm drain purposes with the right to construct and maintain said easement if the property owner of Lot 5 fails to maintain it to the satisfaction of the City Engineer. When such situation occurs, the City will perform the maintenance at the cost of the property owner of Lot 5. Should the Planning Commission opt to support, rather than deny the application, a condition of approval would address this item. In order to determine whether the proposed project would affect the water flow in Sycamore Creek, hydrology studies were prepared by LandTech, Inc. The studies found that the proposed development would result in a slight increase in surface water flow into Sycamore Creek, but the increase is not considered to be significant and would not result in substantial erosion or siltation on- or off-site. The hydrology studies were peer reviewed by Engeo, Inc., acting as the City's geotechnical peer review consultant. Engeo concurred with the analysis and conclusions in the hydrology studies. The hydrology studies and peer review reports are included with Exhibit B. Biological and Tree Assessments There are a number of mature trees on the property site including native valley oak, sycamore, and California black walnut trees; these are generally located in the southern portion of the site and adjacent to the creek. Non-native trees including eucalyptus, acacia and other non-native species, are also located on site, and a variety of shrubs, grasses, and groundcover surround the existing home. All existing trees are proposed to be retained. PUD-135, P19-0030, P19-0031 and Vesting Tentative Map 8528 Planning Commission 990 Sycamore Road 20 of 23 �r -) NILW� 1� Ply (7) ,3 •" r �� t ', " r 4,, ./;:'!7*. .'/ i 5 tui' "Pi,,, ryp ( ot, S'L,, i .g,, 1i, I .+� s1. i� 'Y a 0421 0 0 �I ,�� r •u"' - 36. ,`a yy�� n2+a /'�. oM 'le' k� W, k 3S 94 '@ g 'via R T3 1:5,300 0 0.05 0.1 mi PUD-89-06-08M, Gabriela Marks, 4210 Rosewood Drive Planning Division _ January 7 2020 `( �� ""�� 0 330 660 Feet I Y I , I I