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FISCAL IMPACT The project is expected to generate revenues to cover its costs of service as increases in property taxes would be used to provide services, such as police and fire required for the increased demand. The applicant will also be required to pay development impact fees (e.g., capital facility fee, traffic fees, water/sewer connections, etc.) to offset the cost of City facilities and infrastructure necessitated by the development. BACKGROUND The subject lot at 535 Sycamore Road is located within the North Sycamore Specific Plan (NSSP) area. Within the NSSP, the subject lot has a land use designation of Planned Unit Development Agricultural (PUD -A). The intent of the PUD -A land use designation is to allow residential development on larger lots with buffers from existing rural residential as well as to maintain adequate light, air, privacy, and separation between dwellings. Per this designation, development of the site requires approval of a PUD development plan, which is subject to Planning Commission and City Council approval. See the Planning Commission agenda report, Attachment 2, for additional background information. SITE AND AREA DESCRIPTION The subject lot is located on the south side of Sycamore Road, just off of Sycamore Creek Way, as seen in Figure 1. Most of the neighboring lots are zoned PUD -A or PUD- LDR/A and the existing houses in the neighborhood are both one- and two-story and sited with large setbacks. The subject 87,121 -square -foot (approximately 2 -acre) lot is generally flat with very little topography change across the lot and significant vegetation around and on the lot, primarily on the eastern border. The property contains an approximately 921 -square -foot single -story house, a 456 -square -foot detached garage and two barns totaling 3,443 square feet, as seen in Figure 2. Page 2 of 6