3_Exhibits A & C-G - Laserfiche WebLink

In addition, the General Plan Land Use Policy concerning holding capacity states: Policy 11: Residential density is determined by the General Plan density range or applicable specific plan as outlined below: Residential projects proposed for land designated as Low- and Medium-Density Residential should propose densities generally consistent with the average densities assumed for buildout of the General Plan, as shown in Table 2-3. Low- and Medium-Density projects which propose densities greater than the average shown in Table 2-3 should be zoned PUD and contain sufficient public amenities to justify the higher density. Examples of amenities which might qualify a project for density bonus include the provision of affordable housing; and dedication and/or improvement of parkland, open space, and/or trails beyond the standard requirements. The proposal currently does not include any amenities to justify a density greater than the average density of 1.0 du/acre. North Sycamore Specific Plan Land Use Designations: The NSSP land use designation for the site is PUD-A, which allows for a maximum of one dwelling unit per acre, or up to three units on the 3.28-acre site. In addition, the NSSP's discussion of Minimum Parcel Size, this site is one of thirteen where the Minimum Lot Size is also listed as one (1) acre. (See NSSP pg. 29.) As shown in Table 1, the proposed Specific Plan Amendment would change the land use designation of the northern, approximately one acre portion of the site to PUD-LDR. Per the NSSP, "Development within [the PUD-LDR]district is generally intended to conform with the provisions and permitted uses contained in the R-1 One Family Residential District of the...Municipal Code, with a minimum parcel size of 12,000 square feet on flat land and 15,000 square feet on sloping land and land which is located south of the east-west collector or adjacent to the northern plan border(gross density of 2 units per acre)." (NSSP, page 30). The NSSP also lists and describes the allowable land uses in the PUD-LDR district which include "low density residential at a density of 0-2 units/gross acre." The portion of the site proposed for re-designation is 1.01 acres, resulting in an equivalent density of 3.0 dwelling units per acre, and which is above the allowable density range for the NSSP PUD-LDR district. The PUD process may allow for some flexibility in how conformance to the NSSP required density is calculated (for example, by averaging across the entire property, developed as a single PUD). Otherwise, alternative proposals such as reducing the number of lots from 5 to 4, or designating the entire property PUD-LDR to resolve this apparent conflict may be necessary. NSSP Buildout: Although not intended as a development standard or "cap" the NSSP includes a calculation of the maximum number of new residential units expected to develop in the Specific Plan area based on available land and allowable development intensities. The PUD- LDR district encompasses Bridle Creek and Sycamore Heights subdivisions, and some other P18-0075, 990 Sycamore Road Planning Commission 9 of 16 wed than the number of residential lots/homes permitted by the NSSP. Although no formal vote was taken, in discussion, the majority of the Commission was supportive of the potential NSSP amendment and allowing some additional development on P18-0075, 990 Sycamore Road Planning Commission 6 of 16 be recommended for approval, subject to the necessary conditions of approval. PUD-135, P19-0030, P19-0031 and Vesting Tentative Map 8528 Planning Commission 990 Sycamore Road 21 of 23 .+� 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