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either propose development standards for future accessary structures on the new lots, which
<br /> will also be presented when the project returns.
<br /> 4. Diamond Court Access and Street Improvements
<br /> As noted, the project site is in the NSSP area, and is the second lot east of Sunol Boulevard.
<br /> The Circulation Goals of the NSSP encourage the construction of multimodal improvements.
<br /> Specifically, Design Guideline D8 on Page 54 of the NSSP states the following: "Safe and
<br /> convenient...sidewalk systems should be provided and maintained to encourage alternatives
<br /> to driving. This includes non-vehicular connections to...the Oak Hill shopping center on Sunol
<br /> Boulevard between Mission Drive and Junipero Street."
<br /> The current proposal shows a five-foot wide sidewalk abutting the edge of the project site
<br /> which does not extend westerly to Sunol Boulevard. In staff's view, to satisfy the circulation
<br /> goals of NSSP and provide a safer and more convenient circulation system for pedestrians,
<br /> the proposed sidewalk along the north side of Diamond Court should be extended to Sunol
<br /> Boulevard.
<br /> The extension is possible as the adjoining property at 6800 Sunol Boulevard has already
<br /> granted to the City a five-foot easement along the north side of Diamond Court. In staff's view,
<br /> this 5-foot easement to the City could be used to accommodate the sidewalk extension from
<br /> the project site to Sunol Boulevard.
<br /> Staff has discussed this item with the project design team who to this point has shown
<br /> reservations about including this improvement as part of their plans. Despite this, staff
<br /> continues to recommend the sidewalk extension should be part of the proposed development,
<br /> although it is noted the sidewalk extension may result in additional tree removal along the
<br /> Diamond Court frontage of 6088 Sunol Blvd and may therefore require agreements to be
<br /> reached between the two property owners as to how to address tree removal and replacement.
<br /> Discussion Question No. 4: Should the proposed project be required to extend the proposed
<br /> sidewalk on the north side of Diamond Court to Sunol Boulevard and the project applicant bear
<br /> the cost of construction and tree removal/replacement?
<br /> CONCLUSION AND DISCUSSION TOPICS
<br /> The proposed project meets the land use density of the General Plan and NSSP. With the
<br /> above discussion in areas of combined side yard setback, architectural styles, and street
<br /> improvements, the following questions are where staff would find the Commission's input most
<br /> helpful.
<br /> • Discussion Question No. 1: Would the Planning Commission concur the proposed
<br /> development is consistent with the General Plan and NSSP?
<br /> • Discussion Question No. 2: Would the Planning Commission consider allowing
<br /> flexibility in combined side yard setbacks and support the proposed development
<br /> standards?
<br /> • Discussion Questions 3: Would the Planning Commission find the proposed
<br /> architectural styles, building mass and house size be compatible and comparable with
<br /> the existing neighborhood therefore acceptable?
<br /> PUD-137, 375 Sycamore Road Planning Commission
<br /> 14 of 15
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