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PUD-149, 544 Sycamore Rd. Planning Commission 2 of 8 site within a planned unit development district until all provisions of Chapter 18.68 have been completed, which includes a development plan. As such, the project requires PUD development plan approval. As conditioned, staff finds the proposed development standards would be consistent with the objectives of the General Plan and zoning district. The Planning Commission may recommend approval, approval with conditions, or denial of the application to the City Council. BACKGROUND Specific Plan As noted, the subject lot at 544 Sycamore Road is located within the North Sycamore Specific Plan (NSSP) area, identified as parcel 12. The City Council adopted the NSSP in June of 1992. In September of 1992, the NSSP area was pre-zoned with several PUD designations, but without a PUD development plan for any portion of the NSSP. The NSSP area was annexed to the City in June of 1993. 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 uses both within and adjacent to the NSSP area as well as allow agricultural uses on the lots. The designation is further intended to maintain adequate light, air, privacy, and separation between dwellings and requires specific landscape, fencing, lighting, and other design requirements unique to the district. The NSSP requires a minimum parcel size of one acre for the PUD-A land use designation. Site and Area Description The subject lot is located on the north side of Sycamore Road, just off Sycamore Creek Way, as seen in Figure 1. Consistent with the NSSP Land Use Designation, the lot has a Low Density Residential General Plan Land Use Designation. With the exception of the lot south of Sycamore Road zoned PUD-A/MDR (Planned Unit Development – Agricultural/Medium-Density Residential), all of the surrounding lots adjacent to the subject lot and along Sycamore Road are primarily zoned PUD-A or PUD-LDR/A (Planned Unit Development – Low-Density Residential/Agricultural). The existing houses in the neighborhood are both one- and two-story and sited with ample front yard setbacks from Sycamore Road. The subject approximately 43,484-square-foot (approximately .99-acre) lot is generally flat with very little topography change across the lot and significant vegetation in the form of mature trees around and on the lot, primarily on the western and northern borders. The property contains an existing approximately 2,350-square-foot single-story house, an approximately 525-square-foot attached garage, and one approximately 1,800-square-foot barn, as seen in Figures 2 and 3 respectively.