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PROJECT DESCRIPTION The applicant proposes to subdivide the parcel into two approximately 43,560 square - foot parcels, construct an approximately 3,937 -square -foot, single -story single-family residence with an attached approximately 876 -square -foot garage on Parcel A and an approximately 4,549 -square -foot, single -story single-family residence with an attached approximately 522 -square -foot garage on Parcel B, as shown in Attachment 2a, Exhibit B- Project Plans. The proposed homes will be set back 30 feet from the front property line and maintain generous setbacks (minimum 15 feet side and over 200 feet rear) on the remaining sides. The proposed residences will use complementary colors and materials including stucco siding, stone accents, and slate and terracotta roofing materials, which can be further reviewed in the attached Project Plans, Exhibit B. The two homes incorporate distinct architectural ornamentation including chimney, venting and door features to further distinguish the two homes (see Figure 3 below; and Attachment 2a, Exhibit 13 - Project Plans). Figure 3: Proposed Front (north) elevation Pacel B Pacel A While 23 trees, including 13 heritage trees, are proposed for removal to accommodate the new homes, garages and site improvements, the applicant has made an effort to retain most heritage trees on site; with this project 24 heritage trees would remain on site. Staff finds given the extensive planting plan, including approximately 14 replacement 24 -gallon live oaks to be planted, and payment of in -lieu fees, the proposed tree removal has been adequately mitigated and is acceptable. The proposed landscaping will plant new trees that will be in better health and condition than the trees proposed to be removed, soften the mass of the proposed houses, and provide a landscape buffer screening of the proposed residences from Sycamore Road, as seen in the attached plans, Attachment 2a (Exhibit B- Project Plans). DISCUSSION The project's proposed land uses conform to the NSSP's PUD -Agriculture Land Use Designation for the project site. A detailed analysis and discussion of the proposed project including discussion of consistency with the NSSP and zoning, site design, building design, landscaping, fencing, and geotechnical review is included in the attached Planning Commission agenda report, Attachment 2. Page 4 of 6