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Commissioner Allen then asked and confirmed with the pool house and shed, it would increase to 5,700 square feet. She then referenced the streetscape simulation presented by the applicant at the January 22, 2020 Workshop and inquired whether that simulation was included in the meeting packet materials and what the square footage was shown in the previous simulation. Ms. Soo then displayed the site plan with the square footage from the January 22, 2020 Workshop, which showed a smaller house, just over 2,100 square feet, which also included an attached garage and a 400-square-foot ADU unit, totaling 4,231 square feet; she stated the previous materials showed a smaller house than in the version presented tonight. Referencing the previous site plan, Commissioner Allen clarified the revised plan would need to allow an 800-square-foot ADU unit to meet legal requirements. Ms. Soo confirmed. Commissioner Brown referenced a letter received from Bill Lincoln expressing his support while inquiring whether the three properties facing Sycamore Creek Way would be included in the Sycamore Heights Homeowners Association (HOA). He recalled the prior advice to the Planning Commission indicating that could not be required and requested staff's input. Assistant City Attorney Julie Harryman referenced the email received and stated after recent internal discussion, the City could condition the three lots be required to join the HOA but only if the HOA chose to allow them to join; further stating due to Covenants, Conditions and Restrictions (CC&Rs) and other costs involved, the HOA may not want to allow the lots to be included. She advised if the Commission was interested in adding that as a condition, staff would need time to develop the appropriate language for City Council approval. Chair Ritter asked and confirmed this topic was discussed during a previous workshop in 2019. Community Development Director Ellen Clark explained inclusion in the HOA was previously discussed, and per Ms. Harryman's earlier explanation, the HOA would have an opportunity to invite these lots to join the subdivision, but the City could not compel the HOA to accept the lots. Chair Ritter referenced the public comment received expressing concern regarding traffic and confirmed only one of the newly constructed lots would access Sycamore Road. He inquired whether there were any other traffic concerns that would result from the proposed project. Ms. Clark confirmed one newly constructed lot, in addition to the existing lots, would access Sycamore Road; three lots would access Sycamore Creek Way. She stated there were no traffic concerns resulting from the proposed project. THE PUBLIC HEARING WAS OPENED Applicant Alaina Stewart provided a presentation explaining the increased setback on the west side; reduced floor area ratio; creek inclusion in Lot 1; maintenance of the trail in perpetuity; and donation of $100,000 for trail and bicycle improvements. She addressed the email from Ms. Boggs regarding access from Sycamore Road. She noted approvals for increased density on Sycamore Road and explained the proposed project was for 1.5 dwelling units per acre. She stated the project complied with the North Sycamore Specific Plan (NSSP) and would fit with the surrounding neighborhood. Planning Commission Minutes Page 3 of 8 May 27, 2020