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Table 3: Required and Proposed Lot Dimensions
<br /> PUD-A PUD-LDR
<br /> Required Proposed Required Proposed
<br /> Lot 1 Lot 2 Lot 3 Lot 4 Lot 5
<br /> Lot Size 1 acre 33,602 sf 65,074 sf 12,000 or 14,899 sf 14,718 sf ' 14,764 sf
<br /> (0.77 acres) (1.49 acres) 15,000 sf
<br /> Lot Width 300 feet Approx. 107' Approx.393' 100' Approx.117' Approx.106' Approx.107'
<br /> (min.)
<br /> Lot Depth Not Approx.169' Approx.193'
<br /> (min.) Specified (average) (average) 125' Approx.136' Approx.141' Approx.131'
<br /> Lot Size
<br /> As shown in Table 3, the proposed PUD-LDR lots would range from 14,718 square feet to
<br /> 14,899 square feet. Required minimum parcel size for the NSSP PUD-LDR designation is
<br /> either 12,000 square feet or 15,000 square feet. The larger 15,000 square feet lot size is
<br /> required by the Specific Plan for parcels located "south of the east-west collector" and as
<br /> shown in the NSSP Land Use Diagram, included as Exhibit C. Note that the ultimate circulation
<br /> of the NSSP differs from that envisioned in the circulation plan, with Sycamore Creek Way
<br /> following somewhat of a hybrid between the alignment of the "east-west" collector and a
<br /> second "north-south" connector, meaning that an interpretation of the NSSP with regard to
<br /> minimum lot size for this parcel must be made.
<br /> In staff's view, it is reasonable to apply the 15,000 square foot minimum lot requirement, which
<br /> is closer to the larger parcel size required for the current PUD-A land use designation; is more
<br /> consistent with the character of the majority of properties adjacent to and across Sycamore
<br /> Creek Way from the Bringhurst property3; and appears consistent with the intent and mapping
<br /> of the NSSP. While the deviation from the standard is not substantial, staff would recommend
<br /> that proposed lot lines be adjusted so that all of the lots are at least 15,000 square feet in size.
<br /> For the PUD-A lots (Lots 1 and 2), per the NSSP, a minimum one-acre lot size is required. As
<br /> proposed, Lot 1 would be less than one acre in size (33,602 square feet, or 0.77 acres) and
<br /> Lot 2 would be 65,074 square feet, just under 1.5 acres in size. In the previous preliminary
<br /> application, staff had recommended that the lot lines be configured to include the entire creek
<br /> on one or other of the two properties so as to clearly assign responsibility for ownership and
<br /> maintenance of the creek. As proposed, the entire creek would be located on Lot 2, the parcel
<br /> with the existing residence. Staff believes there is merit to retaining clear ownership of the
<br /> creek, and thus potentially to provide some flexibility (consistent with the intent of the PUD
<br /> process) in the lot configuration; however, the Planning Commission should consider this in
<br /> light of the entire proposal. Since the NSSP requires a minimum one-acre lot size, it would also
<br /> be necessary to amend the Specific Plan to allow for this deviation.
<br /> Other Development Standards
<br /> Tables 4 and 5 provide a comparison of the proposed project to standards of the NSSP for the
<br /> PUD-A lots, and PUD-LDR lots, respectively. The NSSP provides general site, yard, height
<br /> and setback requirements for development in the PUD-LDR land use, and for the PUD-A
<br /> district, references the PMC Agricultural (A) Zoning District.
<br /> 3 Existing lots in the Sycamore Heights development on the south side of Sycamore Creek Way vary from 12,975
<br /> sq. ft. (941 Sycamore Creek Way) to 19,237 sq. ft. (1071 Sycamore Creek Way). Across from the project site on
<br /> the north side of Sycamore Creek Way, existing lots range from 15,033 sq. ft. (5769 Hanifen Way)to 20,313 sq.
<br /> ft. (1008 Sycamore Creek Way).
<br /> P18-0075, 990 Sycamore Road Planning Commission
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