ORD 2210 - Laserfiche WebLink

Ordinance 2210 Page 3 of 7 2. Whether the plan is consistent with the City's General Plan and any applicable specific plan: The Project site has a General Plan Land Use designation of"Low Density Residential" on the General Plan Map. However, the General Plan Land Use Element indicates that General Plan Land Uses, densities and street alignments that are within specific plan areas are only conceptually shown on the General Plan Map while the Specific Plan provides additional detail. Therefore, the proposed development will need to conform to the Land Use Designation and density indicated by the NSSP. The NSSP Land Use Designation for the site is PUD-Agriculture, which allows a maximum density of 1.0 dwelling unit per acre. The proposal would change to the land use designation of an approximately 1.01-acre northern portion of the site from PUD-Agriculture to PUD-Medium Density Residential. The PUD-Medium Density Residential land use category allows a maximum density of 3.5 dwelling units per acre. The proposed density of the PUD-Medium Density Residential portion of the site would be 3.0 dwelling units per acre. The remaining 2.27-acre southern portion of the site would retain the PUD-Agriculture land use designation and would have two dwelling units, resulting in a density of 0.88 dwelling units per acre. With the proposed amendments to the NSSP, the City Council finds the proposed density conforms to the NSSP land use designations. The City Council concluded the specific plan amendment to increase the density for this site is acceptable because: 1. The topography of the site creates a natural separation between the northern portion of the site from the southern portion; 2. The three-lot design fronting Sycamore Creek Way follows the design and lotting pattern of the existing neighborhood; 3. Utilities to accommodate the new homes are readily available; 4. The increase in units would remain within the total buildout capacity of the North Sycamore Specific Plan; and 5. Conditions of Approval specify that no further subdivision of the property will be allowed. The City Council concludes the specific plan amendments pertaining to trail realignment, supported by the Bicycle, Pedestrian and Trails Committee (BPTC) and Parks and Recreation Commission, and rezone of the northern approximately one- acre portion of the site from PUD-A to PUD-MDR are appropriate. 3. Whether the plan is compatible with previously developed properties in the vicinity and the natural, topographic features of the site: The existing neighborhoods include a mixture of one-and-two-story residences with a variety of architectural styles. The City Council finds that the design criteria listed in the Design Guidelines would require future homes to be constructed in a style and manner compatible with the land use pattern in the neighborhood and previously developed properties in the vicinity. The photo simulations of a future home on the new lot fronting Sycamore Road demonstrates its compatibility with the existing neighborhood. The proposed pad elevations are compatible with the existing lots in the vicinity and the development standards and design guidelines would ensure the future homes are sited to minimize impacts on surrounding neighbors to the extent feasible and are designed to reduce their mass and not overpower the site. The Project has been designed around mature trees on the project site which will be