3_Exhibits A & C-G - Laserfiche WebLink

would be required to be stated as part of the formal PUD application. Other standards, such as minimum yard areas would also need to be defined in the PUD. It should also be noted that the Engineering Department has identified the need to dedicate a minimum 60' 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. This may constrain the placement of homes and/or accessory buildings in the ultimate development plan. Irrespective of the easement, the property owner would remain responsible for maintenance of the creek. The conceptual aerial site plan shows a detached garage for Lot 1, which would be accessed from Dale Way. If the garage faces Dale Way, staff believes it should be set back at least 25 feet from easterly edge of Dale Way to allow parking in the driveway without encroaching into Dale Way. Floor Area Ratio: The NSSP does not have a maximum FAR requirement for either PUD-LDR or PUD-A. The applicant proposes a maximum 40% for PUD-LDR (i.e. Lots 3-5), and 27% maximum FAR for Lot 1 and 24% maximum FAR for Lot 2. As shown in Table 6, this would allow for building square footage ranging approximately 5,887 square feet on Lot 4 to approximately 15,618 square feet on Lot 2, based on proposed lot sizes. Table 6: FAR and Maximum Floor Area ' Lot No. Lot Size (sq. ft.) FAR Maximum Floor Area 1 33, 602 27% 9,072 sq. ft. 2 65,074 24% 15,618 sq. ft. 3 14,899 5,960 sq. ft. 4 14,718 40% 5,887 sq. ft. 5 14,764 5,906 sq. ft. In evaluating the proposed maximum FARs and their compatibility with the surrounding residential developments, staff reviewed the Sycamore Heights development (PUD-LDR) and the nine PUD-A lots in the Bridle Creek development along the north side of Sycamore Road. The Sycamore Heights development limits the majority of the development to a maximum of 30% FAR; a few lots were permitted a slightly higher FAR of 33% at initial construction. Staff believes Lots 3-5 should have a maximum FAR of 30%, matching the maximum FAR for most of the lots at Sycamore Heights. Similarly, staff believes that Lots 1-2 should have the same FARs as the Bridle Creek's PUD-A lots, which is 20% excluding up to 600 sq. ft. of garage floor area. The FAR calculation for Lot 2 should be based on the site area excluding the non-developable creek area. Trail Alignment and Design: The NSSP indicates a multi-use trail extending from the east-west collector along the alignment of Sycamore Creek to Minnie Street (connecting to trails to the east). The NSSP does not include design standards for the creek, but Figure VI-1 in the Specific Plan (see Exhibit E) shows a conceptual design for improvements along Sycamore Creek, including a 12 wide "multi-use all weather accessway." As noted above, the applicant proposes a realigned, 4-foot wide trail. It is staff's recommendation that the proposed trail be modified to match the existing trail that it would be connected to in width and material. P18-0075, 990 Sycamore Road Planning Commission 13 of 16 requirements for development in the PUD-LDR land use, and for the PUD-A district, references the PMC Agricultural (A) Zoning District. 3 Existing lots in the Sycamore Heights development on the south side of Sycamore Creek Way vary from 12,975 sq. ft. (941 Sycamore Creek Way) to 19,237 sq. ft. (1071 Sycamore Creek Way). Across from the project site on the north side of Sycamore Creek Way, existing lots range from 15,033 sq. ft. (5769 Hanifen Way)to 20,313 sq. ft. (1008 Sycamore Creek Way). P18-0075, 990 Sycamore Road Planning Commission 11of16 '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