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Mr. Swift replied affirmatively. This plan reflects that the applicant is trying to match the neighborhood in terms of average lot size. That would not be a requirement if this is zoned R-1-6500. Every lot could be 6500 sq. ft. under that zoning designation. The setbacks are also larger on this project because the lots are larger than the minimums that would be permissible under R- 1-6500. Mr. Tarver declared the public hearing open on the application. Fred Bates, 9781 Blue Larkspur Lane, stated he was a principal with the New Cities Development Group. There are three main issues: 1) the land planning issue for the General Plan amendment; 2) the PUD, including the land swap; and 3) the growth management reservation. General Plan Steering Committee has recommended that medium density projects, not considered special, should have only a density between 2-4 dwelling units per acre. The proposed project density is 4.5 dwelling units to the acre. This is, however, consistent with the existing General Plan. Second, lots along Corte Margarita could be reconfigured to produce a minimum lot size of 6700 sq. ft. The Planning Commission approved the project with the R-1-6500 standards. The average lot size is in excess of 6500 sq. ft., which is large or larger than the adjacent homes. R-1-6500 sideyard setbacks are five feet on one side and twelve feet combined. The project as recommended by the Planning Commission consists of sideyard setbacks that are ten feet on one side and twenty feet combined. He urged Council to follow the Planning Commission's recommendation on this. He continued, in Plan 1 the length of the garage parking spaces exceeds the minimum and New Cities proposes to widen the garage to meet the minimum width. In Plans 3 and 4, the homes have three car garages that greatly exceed the minimum required but they do not meet the twenty by twenty outside constructed measurement by one-two square feet. A change, however, would disturb the integrity of the house design. Under the PUD proposed zoning, these garages would be allowed. He urged Council to modify the Planning Commission's condition #6 and require modification only to Plan 1 and accept Plans 3 and 4 as submitted. The plan proposes eight of Plan 1 homes as single-story units. This will be 25 % of the overall mix. All corner lots are single story units. On Hansen Drive, two of the four units will be single-story. On Black Avenue, two of the eight units will be single story. He stated that the overall number of single-story units have been increased to nine. Mr. Bates asked that Council uphold the Planning Commission's condition requiring that one more single story unit be added to Black Avenue. He stated that he supported the Planning Commission's decision on the land swap. He proposed any of the four model homes be allowed on any one lot. Mr. Bates urged Council to join the Planning Commission and approve a floor area ratio of 40% or more. Mr. Bates added that the last issue is the growth management reservation. The School District has requested that the purchase price for the land be paid off as soon as possible. New Cities has agreed to accelerate the payment and pay it off as soon as it gets growth management 10/17/95 -9-