CONVENTIONAL CUL-DE-SAC DEVELOPMENT (RD-4)
A conventional cul-de-sac development at four homes per acre (RD-4) would be worse for the environment because of more impervious surface and more damage to native oak trees. It would also have a potentially smaller setback for the neighbors on Timber Court.
Assumptions: We have prepared a typical RD-4 development exhibit for a conventional cul-de-sac development which shows the potential placement of new homes. We used 2900 s.f. for the home size because that is the median home size for Brentwood Estates, a current development in Orangevale. Their home sizes range from 2400 s.f. to 3400 s.f. We showed 3 car garages, consistent with Brentwood Estates. We also assumed that owners might want to add swimming pools and sheds or outbuildings.
Impervious surface: The amount of impervious surface is shown in the Impervious Surface Comparison for a typical RD-4 vs. Sycamore Village. A conventional RD-4 development could actually result in 65% more impervious surface. The resulting runoff could be managed with appropriate drainage plans. Nevertheless, the comparison demonstrates the dramatic land use economy of the Sycamore Village proposal.
More damage to native oak trees: The RD-4 development exhibit shows the impact on native and other trees. Trees that will be removed are marked with an “X.” Oak trees are shown with a green dripline circle, even if they will be removed. Non native trees are shown with a black circle. It is obvious that nearly all of the oak trees have significant dripline encroachment, even if they are not shown with an X. Many of these trees have dripline encroachment more than 50% and clearly will not survive. This includes the largest oak on the property, tree 59, with a trunk diameter of 24.5 inches. It is shown on lot 8, and it will be heavily impacted by the cul de sac, the driveway, and the private drive that surround it on three sides. Similar analyses can be made for other large oak trees on the drawing.
Smaller setback from Timber Court neighbors: Concern has been expressed about the 20 foot setback of our homes from our neighbors to the west on Timber Court. Those two neighbors have homes that are within 8 feet of the property lines. According to the RD-4 zoning code, new homes could be built with their side yards within 5 feet of the property line, regardless of whether they are one story or two story. In contrast, Sycamore Village homes are set back 20 feet from the western property line, and extensive plantings of screening trees are proposed.
Summary: In summary, the environmental impacts of a conventional RD-4 cul-de-sac development are substantially worse in relation to drainage/runoff and the protection and preservation of native oak trees. It is also less desirable for neighboring properties.
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