|
• A preliminary arborist report was prepared by HortScience in March 2018. The report
<br /> surveyed 22 trees; 15 qualify as heritage-sized trees as defined by the Pleasanton
<br /> Municipal Code. Although several of the trees have potential to be affected by the
<br /> project, including grading on Lots 1 and 2, installation of retaining walls on lots 3-5, the
<br /> report concludes that all 22 trees can be preserved.
<br /> • A Geotechnical Study and Fault review was prepared in October 2007 for the project
<br /> site. Based on the result of field studies, the report found the site to be suitable for
<br /> residential development, and provides a series of recommendations with respect to
<br /> project design and construction. Again, given the age of the study, staff would require
<br /> this report to be updated and peer reviewed to ensure that its conclusions remain valid,
<br /> and that a project would be able to meet the most recent building code standards for
<br /> seismic safety and other concerns.
<br /> Public Amenities/Benefits
<br /> If approved, the amendment would confer additional land value to the property owner, allowing
<br /> for the creation, sale, and/or development of five single family lots, as opposed to the three
<br /> currently allowed. However, the project does not currently propose any additional public
<br /> amenities or benefits to the City, beyond the provision of a 4-foot trail easement. (The entire
<br /> project, or the three proposed lots taking access on Sycamore Creek Way, could also be
<br /> required to annex into the North Sycamore Maintenance Association, which supports the costs
<br /> to maintain existing amenities such as the entry area landscaping, trail and creek corridor.)
<br /> With that, the Planning Commission may wish to consider and/or recommend whether the
<br /> project should provide additional public benefits, commensurate with the size of the project, but
<br /> nonetheless above those required for a three-lot subdivision. Concepts could include trail or
<br /> offsite open space improvements, or enhancements to Sycamore Creek, on or off the project
<br /> site.
<br /> CONCLUSION AND DISCUSSION TOPICS
<br /> As discussed above, there are important factors weighing both for and against the proposed
<br /> NSSP amendment and density increase. There is some logic, as the applicant suggests, to
<br /> allowing the now-established development pattern along Sycamore Creek Way to continue
<br /> onto this property. However, in and of itself, amending the Specific Plan is a significant
<br /> request, not least because granting the amendment may encourage or be seen as setting
<br /> precedent for other similar requests. And, as noted, staff has concerns that the proposed three
<br /> lots on the northern one acre of the property may exceed the allowable density range of the
<br /> NSSP PUD-LDR district, unless an alternative interpretation can be made through the PUD
<br /> process.
<br /> With the above considerations in mind, the following questions are where staff would find the
<br /> Commission's input most helpful. Please also see Exhibit A.
<br /> A. Would the Planning Commission support the requested NSSP amendments
<br /> including the following:
<br /> • Amending the land use designation for a one-acre portion of the site, from PUD-
<br /> A to PUD-LDR, to allow the site to be developed with five lots instead of three;
<br /> • Amending the NSSP text to allow one of the PUD-A lots to be less than an acre
<br /> in size, so the creek can be located within one of the two PUD-A parcels;
<br /> P18-0075, 990 Sycamore Road Planning Commission
<br /> 15 of 16
<br /> standards.
<br /> P18-0075, 990 Sycamore Road Planning Commission
<br /> 14 of 16
<br /> 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
<br /> 11of16
<br /> 'Y a 0421 0 0 �I ,�� r •u"' - 36.
<br /> ,`a yy�� n2+a /'�. oM 'le' k� W, k
<br /> 3S 94 '@ g 'via
<br /> R T3
<br /> 1:5,300
<br /> 0 0.05 0.1 mi PUD-89-06-08M, Gabriela Marks, 4210 Rosewood Drive Planning Division _
<br /> January 7 2020 `( �� ""���
<br /> 0 330 660 Feet I Y
<br /> I , I I
<br />
|