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Item 6DCITY OF SOUTHLAI<,-E Department of Planning & Development Services ��:adrill 0=:»ll:aI November 25, 2013 PROJECT: Preliminary Plat for Gateway Lakes EXECUTIVE SUMMARY: The applicant Four Peaks-RM, Inc. is requesting approval of a Preliminary Plat for the development of forty (39) residential lots, three (3) open space lots and one (1) commercial lot on approximately 25.6 acres located at 700, 890, 1000 and 1030 N. Kimball Avenue and 2000 E. Kirkwood Boulevard. SPIN Neighborhood #4 DETAILS: Four Peaks-RM, Inc. is requesting approval of a Preliminary Plat for the development of forty (39) residential lots, three (3) open space lots and one (1) commercial lot on approximately 25.6 acres. This preliminary plat as proposed is consistent with the Zoning Change and Development Plan that is being processed concurrently under Planning Case ZA13-084 in addition to also a Land Use Plan Amendment under Planning Case CP13-005. Variances There are two variances being requested to the subdivision ordinance for this development. 1) Residential Lot Width — Section 8.01(E) of the City's Subdivision ordinance requires lots to have a minimum lot width of 125 feet at the rear property line when adjacent to any property shown on the approved City Land Use Plan to be designated for lots of one acre or larger in size. The applicant is requesting down to a 84-foot minimum lot width along the street labeled Gateway Lakes Drive. 2) Buffer Lots - Section 8.01(G) of the City's Subdivision ordinance requires lots adjacent to platted property zoned SF-1 or RE to be a minimum 30,000 square feet in size. ACTION NEEDED: 1) Conduct Public Hearing 2) Consider Preliminary Plat Approval Request ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information — Link to PowerPoint Presentation (D) Plat Review Summary No. 2, dated October 11, 2013 (E) Surrounding Property Owners Map and Responses (F) Full Size Plans (for Commissioners and Council members only) STAFF CONTACT: Ken Baker (817) 748-8067 Daniel Cortez (817) 748-8070 Case No. ZA13-088 BACKGROUND INFORMATION OWNER: Gateway Church, Burton & Virginia Patterson APPLICANT: Four Peaks-RM, Inc. PROPERTY SITUATION: 700, 890, 1000 and 1030 N. Kimball Ave. and 2000 E. Kirkwood Blvd. LEGAL DESCRIPTION: Lot 1, Block 3, Gateway Church — 114 Campus, Tract 2A4, T. Mahan Survey, Abstract No. 1049 and a portion of Lot 1 and all of Lot 2, Hanna Addition LAND USE CATEGORY: Mixed Use, Low Density Residential and Medium Density Residential CURRENT ZONING: AG — Agriculture District / NR-PUD - Non -Residential Planned Unit Development District PROPOSED ZONING: TZD — Transition Zoning District HISTORY: - A Plat was approved by City Council on April 15, 1986 for the Hanna Addition under Planning Case ZA86-009. - On June 17, 1997 the City Council approved zoning for "NR-PUD" Non - Residential Planned Unit Development District and a Concept Plan. - On August 21, 2007 the City Council approved a Zoning Change and Concept Plan for Gateway Church — SH 114 Campus under Planning Case ZA05-112. CITIZEN INPUT: A SPIN meeting was held for this project on February 11, 2013. A copy of the report for this meeting can be found under Attachment `C' of this staff report. SOUTHLAKE 2030: Consolidated Land Use Plan The Southlake 2030 Future Land Use Plan designates these properties as Mixed Use, Low Density and Medium Density Residential. The applicant has also filed an application for a Land Use Plan Amendment under Planning Case CP13-005 from Low Density and Medium Density Residential on a small portion of the development, approximately two acres in size, to Mixed Use for the purpose of being consistent with the rest of the 22 acres. Mixed Use is defined as a range of activities being permitted, the diverse natural features, and the varying proximity to thoroughfares of areas in the Mixed Use category necessitates comprehensively planned and coordinated development. New development must be compatible with and not intrusive to existing development. Further, special attention should be placed on the design and transition between different uses. Case No. Attachment A ZA13-088 Page 1 Typically, the Mixed Use designation is intended for medium- to higher - intensity office buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance -free, wholly enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if designed to be compatible with adjacent uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, Low Density Residential, Medium Density Residential, Retail Commercial, and Office Commercial categories previously discussed. The development as proposed appears to be consistent with the intent of the mixed use land use designation at this location. Master Thoroughfare Plan The Master Thoroughfare Plan recommends N. Kimball Avenue to be an 88-foot, 4-lane, divided arterial roadway. Recent improvements to N. Kimball Avenue have met this ultimate build out at this section. Kirkwood Boulevard is recommended to be a 100-foot, 4-lane, divided arterial roadway. This segment of Kirkwood Boulevard is currently only two -lanes and a recommendation has been made for the City to conduct a study (Tier 3) at this intersection as more development occurs in the Southlake 2030 Mobility Master Plan. Pathways Master Plan The Pathways Master Plan recommends an 8-foot sidewalk along Kirkwood Boulevard and less than an 8-foot sidewalk along N. Kimball Avenue. The applicant has indicated on the pedestrian access plan that these sidewalks will be installed if approved along their portion of right-of-way frontage. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The proposed overall development which includes is bisected by a wetlands area and has one roadway with 18 residential lots and 1 commercial lot taking access onto N. Kimball Avenue and 22 residential lots taking access onto E. Kirkwood Boulevard. KimballN. 24hr (between E. Kirkwood Boulevard North Bound (6,486) . E. Highland Street) South Bound (5,415) AM Peak AM (360) 11:30 AM —12:30 PM Peak AM (616) 7:15 — 8:15 AM PM Peak PM (616) 5:00 — 6:00 PM Peak PM (430) 5:30 — 6:30 PM Kirkwood :. 0: 24hr Blessed Way & N. West Bound (526) Kimball(between East Bound (863) AM Peak AM (134) 7:45 — 8:45 AM Peak AM (175) 7:45 — 8:45 AM PM Peak PM (102) 6:15 — 7:15 PM Peak PM (182) 8:30 — 9:30 PM * Based on the 2013 City of Southlake Traffic Count Report Traffic Impact Case No. Attachment A ZA13-088 Page 2 OUT OUT Single -Family Detached 40 382 8 23 26 15 Housing * Vehicle Trips Per Day * AM -In, AM -Out, PM -In and PM -Out are peak hour generators on a weekday * Based on the ITE: Trip Generation Manual, 7rh Edition TREE PRESERVATION: There is less that 38% tree cover on this site. The "TZD" zoning district does not require the applicant to preserve any minimum amount of trees but rather makes their tree preservation plan subject to City Council's approval. UTILITIES: Water The site has access to an existing 12- inch water line along Kirkwood Boulevard. Sewer The site has access to an existing 18-inch sanitary sewer with easement line that goes through this development and across N. Kimball Avenue. PLANNING & ZONING COMMISSION ACTION: October 17, 2013; Tabled (5-0) to the next regularly scheduled Planning & Zoning Commission meeting scheduled on November 7, 2013. November 7, 2013; Approved (5-1) subject to the Plat Review Summary No. 2, dated October 11, 2013 and the staff report dated November 1, 2013 also granting the requested variances for residential lot width and buffer lots. STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated October 11, 2013. WCommunity DevelopmentWEMO12013 Cases1088 - PP - Gateway LakeslStaff Report Case No. Attachment A ZA13-088 Page 3 Case No. ZA13-088 Vicinity Map Gateway Lakes ZA13-088 Preliminary Plat v W G 0 500 1,000 2,000 Feet s Attachment B Page 1 Plans and Support Information Proposed Preliminary Plat i. IL y_Ja i I I z' 'F ICI ga: VBWEH H MOU----- — — — — m c —-------- � Qxn \ y `�$ n m w :sE �6@:,3;�,Hr• E- fi §:�@tl saki y= s6 �: � F"; sE x � q' �; g,a gl fit pie{y -: $s^�� •;%� $fi3 `j°�"€aa_.Q €�; {. €g €� �� igxE €.€ f € E° €� � � €E,. ��� {+a =$'sE i •Fy b$8^1 :-i: :' s g;y�"psi ;!a`j Ve 95 V-V5 �e 6$9 €fig ag x6Nx aR Case No. Attachment C ZA13-088 Page 1 Color Illustrative Development Plan � Q Q Ol � M � O � � Vl Z XQ Q� w _ � � � U Z o ¢ w Q zo � a- � } Q I-- N O N~ 0 z O 2' � ~¢ W w U Z O o� O Qj ¢ w LLj o L � 2' � Z Z (n W U U Q O O_ 0 0 � J w z U)d � ¢ Q d cn N L W Q O (n � w� N N UI Z a CC j D Q Z U a � o z w � � O O � d 0 a W > cn � Z O Q w ¢ CC Case No. Attachment C ZA13-088 Page 2 Case No. Attachment C ZA13-088 Page 2 USOUTHLAKE CASE NO. PROJECT NAME: SPIN DISTRICT: MEETING DATE: MEETING LOCATION SPIN MEETING REPORT N/A — Formal application pending pending SPIN # 4 February 11, 2013; 6:00 PM 1400 Main Street, Southlake, TX Training Rooms 3A — 3B TOTAL ATTENDANCE: Thirteen (13) • SPIN REPRESENTATIVE(S) PRESENT: Lou Hillman # 4 • APPLICANT(S) PRESENTING: Tom Matthews and David Davis • STAFF PRESENT: Lorrie Fletcher, Planner I STAFF CONTACT: Lorrie Fletcher, Planner I: (817)748-8069 or IfletcherCalci.southlake.tx.us EXECUTIVE SUMMARY Property Situation • The property is located at 2000 East Kirkwood Boulevard; east of new Carroll Middle School at the northwest corner of Kimball and Kirkwood. The property is currently a portion of the Gateway Church Planned Unit Development District. Development Details • Proposing 32 lots on approximately 21.35 acres; approximately 1.5 units per acre • Proposed development will be removed from existing Planned Unit Development and create a new Residential Planned Unit Development • Large number of existing waterways on the property, resulting in smaller lot sizes • Proposal to include zoning change and plat revision Presented at SPIN: Case No. Attachment C ZA13-088 Page 3 QUESTIONS/CONCERNS Patterson's Pond residents are concerned about water flow and keeping the water amenity. We will not increase flow over what exists today o We will not have an impact o We agree the water is an attractive amenity • We are concerned about traffic; would like to see a light at Kimball. • Will there be residential there on the corner at the intersection? No, that is planned for open space. The residential is planned to the west. SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general responses made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council. Case No. Attachment C ZA13-088 Page 4 PLAT PLAN REVIEW SUMMARY Case No.: ZA13-088 Review No.: Two Project Name: Preliminary Plat for Gateway Lakes APPLICANT: Four Peaks-RM, Inc. Tom Matthews 2600 E. Southlake Blvd., Ste. 120-323 Southlake, TX 76092 Phone: (214) 676-3434 Fax: Date of Review: 10/11/2013 SURVEYOR: G&A Consultants, LLC Randi Rivera 111 Hillside Dr. Lewisville, TX 75057 Phone: (972) 436-9712 Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/10/2013 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT THE APPROPRIATE STAFF MEMBER. Planning Review Daniel Cortez, AICP Principal Planner P: (817) 748-8070 E: dcorteza-ci.southlake.tx.us 1. Place the City case number ZA13-088 in the lower right-hand corner of the plat. 2. Correct the title of the plat to be a Preliminary Plat. Plat Revision is labeled on the title. 3. All lots must comply with the underlying district regulations. As proposed approval of this plat is subject to the approval of appropriate change of zoning. An application for a change in zoning to 'TZD' is being processed concurrently with this application. 4. The following changes are needed with regard to the legal description: a. Correct the distance on the first call along the western boundary adjacent to the Carroll ISD No. 7 Addition. The legal description is inconsistent with the face of the plat. b. Correct the distance on the third call (125.85' shown on plat face) along the eastern boundary. The legal description is inconsistent with the face of the plat. C. Correct the bearing on the thirteenth call shown as S 00'49'36" E in the legal description and S 00'49'31" E on the face of the plat. d. Be sure all bearings and distances are consistent in the legal description with the face of the plat along the Kirkwood Boulevard right-of-way. 5. The following changes are needed regarding the proposed lotting: a. Provide a minimum lot width of 125' on all lots abutting property that is currently zoned or platted residential or has an approved Low Density Residential designation according to the City Land Use Map. This will also affect the development plan being proposed. b. Provide a minimum 30,000 sq. ft. lot area on all lots adjacent to platted property zoned SF-1A. This will also affect the development plan being proposed. c. A Variance has been requested to both of the requirements noted above. Fire Department Review Case No. Attachment D ZA13-088 Page 1 Kelly Clements Assistant Fire Marshal P: (817) 748-8233 E: kclementsa-ci.southlake.tx.us GENERAL COMMENTS: Subdivision street names to be approved by city prior to final plat. Submit proposed names and alternate names as soon as possible. (Some proposed street names are currently in use) Automatic fire sprinkler system will be required for residences over 6,000 square feet. (per 2009 I.F.C. Sec. 903.3.1.3 as amended) Submit plans to Reed Fire Protection, 14135 Midway Road, Suite G260, Addison, Texas 75001. Phone 214-638-7599. FIRE LANE COMMENTS: Fire apparatus access needs to be designed and maintained to support the imposed loads of fire apparatus (minimum of 80,000 Ibs GVW). Fire access roads must be at least 31 ft. back of curb to back of curb. (Standard street width) Fire lanes require minimum 30 ft. inside turn radius and minimum 54 ft. outside turn radius. Cul-de-Sacs must have 30 ft. inside turn radius and 50 foot radius, (100 foot diameter) for approved turnaround. FIRE HYDRANT COMMENTS: Hydrants required at maximum spacing for R-3 and U Occupancies is 400 feet for subdivisions with un-sprinkled homes and 600 feet for subdivisions that are completely sprinkled. (Hydrants spaced incorrectly on Gateway Lakes Drive) Hydrants are required at intersecting streets and at intermediate locations between as prescribed above, measured as the hose would be laid. (Add fire hydrant at entrance into subdivision on North Kimball Avenue, not labeled on plans) Public Works/Engineering Review Steven Anderson, P.E., CFM Civil Engineer P: (817) 748-8101 E: sanderson(aD-ci.southlake.tx.us GENERAL COMMENTS: 1. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15' minimum and located on one lot — not centered on the property line. 2. Please provide a traffic impact analysis. Constructing Kirkwood Boulevard to full width may be required with this project. DRAINAGE COMMENTS: 1. Ensure there are no adverse impacts upstream or downstream with this development. SEWER COMMENTS: 1. Is it possible to re -align the sewer so that it does not bisect the park property? Case No. Attachment D ZA13-088 Page 2 INFORMATIONAL COMMENTS: Submit 4 copies of the civil construction plans (22" X 34" full size sheets) and a completed Construction Plan Checklist as part of the first submittal for review directly to the Public Works Administration Department. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City's website. A ROW permit shall be obtained from the Public Works Operations Department (817) 748-8082 to connect to the City's sewer, water or storm sewer system. A Developer's Agreement will be required for this development and may need to be approved by the City Council prior to any construction of public infrastructure. Construction plans for these improvements must be acceptable to Public Works prior to placing the Developer's Agreement on the City Council agenda for consideration. A separate bond will be required for the Maintenance Bond and bound only unto the City of Southlake for a period of two years for all development projects. The Maintenance Bond cannot be tied to the Performance and Payment Bond in any way. Any hazardous waste being discharged must be pretreated Ordinance No. 836. Informational Comments It appears this property lies within the 65 'LDN D/FW Regional Airport Overlay Zone, requiring construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance No. 479. Additionally, the Avigation Easement and Release shown in Appendix 3 of the Subdivision Ordinance No. 483 should be executed on subsequent Plats to be filed in the County Plat Records. A Developers Agreement is required prior to construction of any public infrastructure. The Developer's Agreement for this addition should consider streets, drainage, park dedication requirements and fees, off -site sewer extensions, off -site drainage and utility easements and impact fees. Denotes Informational Comment Case No. Attachment D ZA13-088 Page 3 SURROUNDING PROPERTY OWNERS MAP & RESPONSES Gateway Lakes �-LHI��LH����� 1501 1749 1901 7911 1961 7"F 2149 1971 1112 1108 1104 1111 2215 00 oa 01 05 09 13 690 2212 2200 7204 2208 P T 5 Y 1 2205 2209 2213 1800 4 E KIRKVVOOD BLVD a Y N Z � 08 580 22 2204 w 2200 E KIRKWOOD BLVD w a 0 ° 2208 0 0 09 1. Carroll ISD SP1 1800 E KIRKWOOD BLVD 24.43 NR 2• Stewart, Charlie III & Linda S SF20A 1112 SHADY LN 0.48 NR 3• Chowdhury, Faroque Alam SF20A 2200 YEARGAIN CT 0.50 O 4• Daniel, Billy W Etux Vickie L SF20A 2204 YEARGAIN CT 0.46 NR 5. Datta, Falguni Etux Goutan SF20A 2205 YEARGAIN CT 0.47 NR 6. Woomer, Scott Etux Rayeann SF20A 2201 YEARGAIN CT 0.46 NR 7. Gateway Church NRPUD 700 BLESSED WAY 82.01 NR 8• Gateway Church NRPUD 701 BLESSED WAY 34.29 NR 9• Gateway Church NRPUD 2000 E KIRKWOOD BLVD 20.94 NR 10. Gateway Church NRPUD 700 N KIMBALL AVE 3.66 NR 11. Gateway Church NRPUD 1200 E SH 114 6.78 NR 12• Gateway Church NRPUD 1301 E KIRKWOOD BLVD 0.23 NR 13. Gateway Church NRPUD 1501 E HIGHLAND ST 22.52 NR 14. Patterson, B H Etux Virginia AG 1030 N KIMBALL AVE 1.73 NR 15. Patterson, Burton H Etux Virg AG 1000 N KIMBALL AVE 1.36 NR 16. Cook, Steven E Etux Katherine SF1-A 1981 E HIGHLAND ST 1.32 F 17. Hardin, Roger D Etux Ann C SF1-A 1991 E HIGHLAND ST 1.41 NR 18. Huning, Eric Etux Mary J& SF1-A IL 2145 E HIGHLAND STdjjgkL_O 19. Gildenblatt, Tom & Phyllis G SF20A 2200 PATTERSON WAY 0.47 NR 20• Gildenblatt, Tom Etux Phyllis SF20A 2204 PATTERSON WAY 0.47 NR 21• Shehadeh, lyad H SF20A 2201 PATTERSON WAY 0.57 NR 22• Tuttle, Larry N Etux Suzanne P SF20A 801 N KIMBALL AVE 1.02 NR 23• Fazal, Arif & Ripika Madan-Faz SF20A 2200 STILL WATER CT 1.09 NR 24• Transport Workers Union, #513 01 759 N KIMBALL AVE 1.95 NR 25. Hillman, Luther L AG 603 N KIMBALL AVE 3.71 NR Case No. Attachment E ZA13-088 Page 1 26• Carter, Linda H Etux Jerry G AG 1971 E HIGHLAND ST 1.84 NR 27• Stegall, Molly Etvir Henry E AG 890 N KIMBALL AVE 1.50 NR 28• Patterson, Burton Etux Virgini AG 2149 E HIGHLAND ST 6.06 NR 29• Huning, Eric Etux Mary AG 2055 E HIGHLAND ST 0.13 NR 30. Williams, Xavier D Etux Tina AG 2009 E HIGHLAND ST 2.03 NR 31. Huning, Eric A Etux Mary AG 2015 E HIGHLAND ST 0.81 NR 32• Vision Southlake Dev Llc SP1 600 N KIMBALL AVE 9.96 NR 33. Vision Southlake Dev Llc NRPUD 640 N KIMBALL AVE 0.04 NR 34. Vision Southlake Dev Llc NRPUD 650 N KIMBALL AVE 0.73 NR 35. 1 Vision Southlake Dev Llc NRPUD 660 N KIMBALL AVE 0.24 NR F: In Favor Notices Sent: Responses Received: O: Opposed To Thirty -Five (35) Three (3) U: Undecided NR: No Response • The Cooks (Cook, Steven E Etux Katherine) initially sent a response form in opposition to the applicant's development but have since voiced their support of the project during the Public Hearing at the Planning & Zoning Commission meeting held on October 17, 2013, Case No. ZA13-088 Attachment E Page 2 Notification Response Form ZA13-088 Meeting Date: October 17, 2013 at 6.30 PM Cook, Steven E Etux Katherine 1981 E Highland St Southiake Tx, 76092 21345 1 1 R PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so noted above, are hereby in favor of oppose�to undecided about (circle or underline one) the proposed Preliminary Plat referenced above. Space for comments regarding your position: ,- �' D P 0. 13( /1-7 U 7` 2� 06 r7 E �_v c' tr— Signature: hl"'' 2 Date: /©///-2 .Additional Signature: Date: /o I Printed Name(s): 6`fr-uer� E C_ux /e Y� Must be property owner(s) whose name(s) are printed at top. OthenNise contact the Planning Department. One form per property. Phone Number (optional) Case No. Attachment E ZA13-088 Page 3 Notification Response Form ZA13 088 Meeting Dole; October 17, 2013 at 6:30 PM Chowdhury, Faroque Alam 2200 Yeargain Gt Southlake Tx, 76092 13204 1 5 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, PAX OR HAND DELIVERY .. _..._ .. BFFORF-THE.S-T T.OF--t--HE-SCHEla L.IED-PUBLIC._ki.EMING- - ,_ Being the owner(s) of the property so noted above, are hereby in favor of opposed to undecided about (circle or underline one) the proposed Preliminary Plat referenced above. Space for comments regarding your position: Signature: Additional Signature: Printed Names): _SHaxl J� , C yomw-� Kiel be property owners) whose rame(s) are printed at tap_ C?the�rxise cardact the Phone Dumber (optional): 9 ( `Z -- 3 1 D m M55- Case No. ZA13-088 Date: 1 3 Date: one form per pmperty_ Attachment E Page 4 Notification Response Form ZA13-088 Meeting Date: October 17, 2013 at 6:30 PM Huning, Eric Etux Mary 2145 E Highland St Southlake Tx, 76092 A1049 2E PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so noted above, are hereby in favor of opposed to undecided about (circle or underline one) the proposed Preliminary Plat referenced above. Space for comments regarding your position: 1 Signature: Additional Signature: Printed Name(s): Must be property owner(s) whose Phone Number (optional): at Date: ►� ►� Date: 1. c contact the Planning Department. One form per property. Case No. Attachment E ZA13-088 Page 5 I. Lot sizes are too small; adjoining land is 5F-1A, and these lots are less than 1 acre. It is an abrupt change, not the transition that it should be. 2. The lots are too close to flood -prone environmentally sensitive land. Although recent droughts camouflage the swampy nature of that land, extreme amounts of fill will be necessary to lift these homes, and they are so close to ponds that erosion of fill will ruin the existing natural environment. 3. Houses will be so tightly packed together an raised ground that our properties will no longer drain properly. A large amount of water drains downhill to the southeast (almost 120,000 square feet of surface area on our lot at 2145 E Highland), There needs to be more room between the houses for drainage. 4. Lots do not have enough street frontage For adequate residential parking. 5. Low -quality lots in close proximity to natural ponds with potential for mosquito -borne disease will not attract residents with a long-term ownership view. 6. Current plan does not meet the city's zoning purpose stated in Section 1 of "lessen congestion in the streets" and "prevent the overcrowding of land" and "avoid undue concentration of population". Instead it seems to have been designed to meet the bare minimum of TZD requirements, and not the spirit of them. Case No. Attachment E ZA13-088 Page 6