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1976-01-21 - Plan Commission - Minutes WORKSHOP SESSION BUFFALO GROVE PLAN COMMISSION Marquardt/Brosio January 21, 1976 Chairman Genrich called the meeting to order at 7:45 p.m. , January 21, 1976, in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Goldspiel Mr. Jacobs Commissioners Absent: Mr. Kandel Also Present: Mr. Jack Whisler, Brian Properties, Inc. Mr. James Ray, Architect Mr. Dennis Hetler, Attorney Mr. George R. Miller, President, Bank of Buffalo Mr. Raymond Brosio, Developer Grove Mr. Ralph Swanson, Appearance Commission Mr. John Marienthal, Trustee Mr. William Whited, Administrative Assistant At the January 7th meeting of the Plan Commission the developer was asked to present additional design ideas at this meeting. Mr. Ray presented three alternative design plans for the Plan Commission's consideration. These alternatives are listed as Exhibit No. 109-13 in the Plan Commission files. Mr. Ray stated that the first alternative was the best and Mr. Brosio stated that he preferred it also. Commissioner Keister stated that with all three plans you still get the same linear effect. Commissioner Goldspiel stated that he preferred the first alternative. He was not present at the January 7 meeting but from reading the minutes he was concerned about the possibility of a strip center but felt differently upon seeing the plans. Commissioner Harris stated that it still will look like a strip center. He asked if they could turn the hardware store sideways and put in some green area and give up some more parking. Mr. Ray stated that there would not be the proper exposure for retailing. Mr. Whisler added that it would be much easier for him to lease the stores with frontage on the road. There are two owners involved and they both want frontage. 1 Plan Commission Page 2 January 21, 1976 Commissioner Mendenhall suggested that they alter the physical shape of the center and bring the front forward to create somewhat of a patio effect. The majority of the commissioners felt that incorporating this suggestion in the first alternative design would be an acceptable solution. Commissioner Goldspiel asked that some concern be shown regarding the rear elevation because someone may want to build behind the center someday. Mr. Hetler stated that Mr. Ray has met with Mr. Seaberg relative to engineering and traffic aspects. He presented a letter from the Bank of Buffalo Grove stating that there is a tentative agreement between the bank and the proposed shopping center regarding the use of the bank's driveway. Mr. Miller stated that he would like a traffic study done to be sure they will not be creating a traffic hazard. The Public Hearing on this matter will be held on February llth. Respectfully submitted, nda Isonhart Recording Secretary APPROVED: i v ` Carl Genrich Plan Commission Chairman PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Bank of Buffalo Grove/Poppin Fresh Pies January 21, 1976 Chairman Carl Genrich called the meeting to order at 8:20 p.m. , January 21, 1976, in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Goldspiel Mr. Jacobs Commissioners Absent: Mr. Kandel Also Present: Mr. James Herbst, Poppin Fresh Pies Mr. George Miller, Bank of Buffalo Grove Mr. David Potter, Bank of Buffalo Grove Mr. George Brotzman, Engineer for Pillsbury Mr. John Malawski, Resident Mr. John Marienthal, Trustee Mr. Arnold Seaberg, Village Engineer Mr. William Whited, Administrative Assistant Mr. Robert Bogart, Trustee Chairman Genrich read the Public Notice published in the Buffalo Grove Herald on December 19, 1975. He stated the purpose of the meeting is to allow the developer to officially present his proposal to the Plan Commission and to provide the public its right to observe and be apprised of the work of the Village Plan Commission. Chairman Genrich asked those present in this regard to identify themselves. Mr. James Herbst introduced himself as the Real Estate Manager for Pillsbury. He also introduced Mr. David Potter from the Bank of Buffalo Grove, Mr. George Miller from the Bank of Buffalo Grove and Mr. George Brotzman, Engineer for Pillsbury. Chairman Genrich swore them in as witnesses and requested them to begin their presentation. Mr. Herbst stated that Pillsbury proposed to build a Poppin Fresh `./ Pie Restaurant on the corner of Dundee Road and Ellen Drive. The Bank of Buffalo Urove owns the entire parcel and it is the entire parcel that they want to annex into the Village of Buffalo Grove. The Poppin Fresh Pie parcel is 150'x300' . The entire parcel is 1+00'x300' . Mr. Herbst stated that Poppin Fresh is a limited menu, full-service restaurant. There will be one delivery made a day from Elk Grove Village. They will also serve soup, salad and sandwiches. Mr. Herbst Plan Commission - Page 2 January 21, 1976 distributed copies of placemats used by the restaurant which list the variety of pies served. He also showed a photograph of their restaurant in Westmont which is similar to the one they would like to build in Buffalo Grove. Poppin Fresh Pies is owned by Pillsbury and is a company operation, not a franchise. They hire their own personnel. Mr. Herbst stated that the building is a California style with a quarry tile roof and brick all around. It is 4,000 square feet. The building has more landscaping than their competitors put around their's. The final investment in the project will be $750,000. Mr. Potter presented the Plan Commission with copies of the Plat of Subdivision (Exhibit #1015-7) and Plat of Annexation (Exhibit #1015-8) which is referred to as Exhibit A in the draft of the annexation agreement which is Exhibit #1015-9 in the Plan Commission files. He stated that the bank is retaining 250' across the front of the parcel and 300' deep. They are looking for a buyer for this. They met with the Village Engineer regarding the drainage, ingress and egress and came up with several alternatives with regard to drainage. They have requested one curb cut on Dundee and one on old Buffalo Grove Road. The location of the building on the property would probably be on the west side because of drainage. This is still tentative. Commissioner Keister stated that he feels hesitant about approving a plan without knowing what will be developed on the rest of the parcel. Commissioner Harris stated that he was under the impression that the Plan Commission was going to get a plan of development for the entire parcel. He added that taking a large parcel and breaking it up into smaller parcels is not in the Village's best interest. Mr. Miller stated that he thought it was agreed that it was impossible for them to come up with a definite plan without a buyer. They originally had three lots but instead broke the parcel into two. Chairman Genrich read from the minutes of the December 10 meeting at which tentative agreement was reached that if they would agree to design parameters and also agree to bring a plan in when they did get a buyer, the Plan Commission would work with them. Commissioner Shields stated that the bank has been very cooperative. He thinks what the Plan Commission wants to be certain about is that there is agreement with regard to curb cuts and that we have as much tied up as possible. Commissioner Goldspiel stated that this area is shown as commercial in the Village Master Plan and he has no objection to approving annexation and zoning for a business with the kind of controls outlined. However, he feels it would better to have a document that can be referred to as a legal document. Chairman Genrich stated that there is such a document but Mr. Potter had stated Plan Commission Page 3 January 21, 1976 that it would be a week before it is ready. It is a finalized drawing and is referred to as Exhibit B in the annexation agreement draft. The Plan Commission would have this before a final decision is made. Commissioner Mendenhall stated that once the Plan Commission approves Poppin Fresh Pies there would only be room for another free-standing pH � P' to W=`t �'�an next to it. He would rather put a bigger building on the entire parcel. Mr. Miller stated that there would not necessarily Y have to be another restaurant on the remainder of the parcel. A small office building could be put on it. In response to a question from the public , Mr. Herbst stated that two residences would be affected by this development. Mr. Marienthal asked if there was any way they could put in just one curb cut between Poppin Fresh and the remaining parcel on Dundee Road. Mr. Herbst stated that it would affect parking and also create congestion. Mr. Marienthal stated that because the bank's parcel does have a drainage problem they will be limited to the size of building that can be put on the remaining parcel. He added that he would like to see the entire 400'x300' parcel developed as one lot. Mr. Seaberg stated that one entranceway would be better but two would be acceptable. Also, there is a drainage problem on the east end and they will be limited to the development of that piece. Mr. John Malawski stated that he lives behind the Poppin Fresh parcel on Ellen Drive and if the land is elevated for a parking lot it will present drainage problems for the residents south of it. Mr. Seaberg stated that the Metropolitan Sanitary District requires any development to provide for any additional run off. Legally, the natural flow cannot be restricted. Mr. Herbst stated that their engineer would oversee the project and they would be responsible if anything should happen. Mr. Malawski stated that at the present time Ellen Drive is a traffic problem. It is difficult to get onto Dundee Road as it is without more traffic being added to it. Mr. Herbst stated that this is why they want the curb cut onto Dundee Road from their parcel. Mrs. Barbara Floyd, 923 Greenridge, asked that the Plan Commission keep in mind that the Village has a number of restaurants now. Commissioner Jacobs asked that the Village Board be alerted to any controls that may be built into the annexation agreement over the vacant property. He added that he also would like to see the entire site developed but it is difficult to find buyers for a large tract of property today. Chairman Genrich asked Mr. Miller if they would be agreeable to including in the annexation agreement a stipulation that they submit development plans to the Village prior to developing. Mr. Miller stated that they would be agreeable to this. Plan Commission Page 4 January 21, 1976 Mr. Bogart asked if it would be possible to make the entrance on Dundee Road one way. Mr. Herbst stated that this would create a problem on Ellen Drive. The Bank of Buffalo Grove and Poppin Fresh Pies will come back before the Plan Commission on February 4. The Public Hearing before the Village Board will be held on February 16. The Public Hearing adjourned at 9:10 p.m. Respectfully submitted, ' da Isonhart Recording Secretary APPROVED: Carl Genrich Plan Commission Chairman I '� - I _ REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Miller/Schwartz January 21, 1976 Chairman Carl Genrich called the meeting to order at 11:45 p.m. , January 21, 1976, in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Goldspiel Mr. Jacobs Commissioners Absent: Mr. Kandel Also Present: Mr. Joseph Ash, Attorney Mr. Roger Leistico, Engineer Mr. Edward Schwartz, Developer Mr. Jerome Soltan, Architect Mr. John Marienthal, Trustee Mr. William Whited, Administrative Assistant Commissioner Mendenhall made a motion that the Plan Commission recommend that the Village Board deny Plan B and Mr. Schwartz's request for rezoning of the five acres for commercial. Commissioner Goldspiel seconded the motion and it carried unanimously. Commissioner Harris suggested that the developer reconsider Plan C and take into consideration some of the suggestions heard tonight, particularly with regard to building height. He asked if the single-family homes were included in the original development plan brought to the Village Board. Mr. Whited stated that he would check on this. Chairman Genrich asked Mr. Ash if they could come back before the Plan Commission before the Public Hearing before the Board. Mr. Ash stated that he did not want to delay the Public Hearing. It was decided that they would come back to the Plan Commission on February 4. Commissioner Goldspiel stated that in the letters he received from the residents, the angles and side lines of the buildings were also mentioned. He added that the issue of the well site should be settled. The meeting adjourned at 12:00 a.m. Respectfully ubmitted, APPROVED: i da Isonhart Recording Secretary arl Genrich Plan Commission Chairman PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Miller/Schwartz January 21, 1976 Chairman Carl Genrich called the meeting to order at 9:20 p.m. , January 21, 1976, in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Goldspiel Mr. Jacobs Commissioners Absent: Mr. Kandel Also Present: Mr. Joseph Ash, Attorney Mr. Roger Leistico, Engineer Mr. Edward Schwartz, Developer Mr. Jerome Soltan, Architect Mr. Robert Bogart, Trustee Mr. John Marienthal, Trustee Mrs. Clariee Rech, Trustee Mr. Stan Crosland, Park District Mr. Arnold Seabert, Village Engineer Mr. William Whited, Administrative Assistant Chairman Genrich read the Public Notice published in the Buffalo Grove Herald on December 19, 1975. He stated the purpose of the meeting is to allow the developer to officially present his proposal to the Plan Commission and to provide the public its right to observe and be apprised of the work of the Village Plan Commission. Chairman Genrich askedthose present in this regard to identify themselves. Mr. Joseph Ash introduced himself as attorney for Mr. Schwartz. He also introduced as witnesses Mr. Jerome Soltan, architect, Mr. Roger Leistico, engineer and Mr. Edward Schwartz, developer. Chairman Genrich swore them in as witnesses and requested them to begin their presentation. Mr. Ash stated that the property consists of approximately 16 acres located on the south side of Dundee Road, just east of old Arlington Heights Road and is currently known as Mill Creek Apartments, Phase II. The parcel is currently zoned as a PUD and the petitioner is requesting a change of the said plan to one of two alternatives: 1. 216 multi-family units (12 buildings of 18 units each) with 5 acres commercial, or 2. 325 multi-family units (18 buildings of 18 units each) Plan Commission Page 2 January 21, 1976 The concept of the multi-family plan is a series of six unit modules in groups of three. It is the intention that these will be sold in modules of six to an individual owner who will live in one of the apartments and rent out the other five. This will attract older people who do not want to maintain their own home. Through the sale of their single family residence they will have adequate funds for a 15% to 25% down payment. Financing will be available through a local savings and loan institution. Mr. Ash added that they felt this type of arrangement would attract someone interested in upkeep. The entire project is maintained through a homeowners' association with each six-unit building getting one vote with regard to operation of the association. With regard to the commercial, Mr. Ash stated that the developer feels that the property is better suited for commercial development because of the topography. If the commercial is approved the developer would be willing to come back for approval of use. Mr. Ash presented the following exhibits: #1. Plat of survey with legal description (#176-7 in Plan Commission files) #2. Preliminary commitment for title insurance (#176-8 in Plan Commission files) #3. Certified copy of Trust Agreement (#176-9 in Plan Commission files) #4. Option agreement (#176-10 in Plan Commission files) #5. Letter informing Mr. Schwartz of transfer of title (#176-11 in Plan Commission files) #6. Plan showing configuration of the property #7. Site plan B showing commercial (#176-12 in Plan Commission files) #8. Site plan C without commercial (#176-13 in Plan Commission files) #9. Drawing of floor plan of typical apartment #10. Building elevation (#176-1 in Plan Commission files) #11. Engineering plan of Site plan B (#176-14 in Plan Commission files) I Li Mr. Schwartz stated that he is a real estate developer with offices at 2459 West Peterson in Chicago. He has been in the developing and building business over 20 years and has been building in the northwest area of Cook County for most of those 20 years. He is primarily a residential developer and has built single family, townhouses, three- story, elevator buildings, etc. In response to a question from Mr. Ash, Mr. Schwartz stated that if the Board granted his request he would develop on this property and has retained Mr. Soltan as architect and Mr. Leistico of Applied Engineering as engineer. J Plan Commission page 3 January 21, 1976 Mr. Soltan stated he has offices at 7247 North Western in Chicago. He made reference to petitioner's exhibit #6 and stated the property in question is from old Arlington Heights Road on the west through to Dundee Road on the north and is the second phase of what was Mill Creek Apartments. Mill Creek has been developed to the south of the property. At the north is Grand Spaulding Dodge and to the east are single-family residential homes. Across Dundee Road is the Happ Farm which is undeveloped land. Mr. Soltan stated that in reference to petitioner's exhibit #7, known as site plan B, the buildings are staggered and not flat in front. They are clustered around landscaped parking areas. A 27' road has been provided from old Arlington Heights Road to Dundee Road. The exit comes out at an existing left-hand turn bay unto Dundee Road. They propose to construct it in accordance with all Village regulations for a public street providing a 40' right-of-way. They would not continue the commercial to single-family homes and will be using the multi-family as a buffer between the commercial and single-family homes. Mr. Soltan then showed petitioner's exhibit #8, known as site plan C. This is the plan they seek approval for if the Board should not approve the commercial. This plan is identical to site plan B in so far as the residential of plan B is concerned. The only change is in the area shown as commercial. On plan C that area has six additional 18-unit buildings clustered around parking areas. In the plan without commercial there is 53% green area and in the plan with commercial there is 49% green area. The allowable floor area in both cases is 1.5 maximum. They are building .45 in plan C and .48 in plan B. Petitioner's exhibit #9 showed what a typical two-bedroom unit would be like. It would include a foyer with a large guest closet, kitchen, dining area (8x83) , living room (12x19) , single bath, linen closet, and two bedrooms (10x14 and 10x11). There will be five of these two- bedroom units in each building and the sixth unit will be one bedroom so there will be room for a laundry room, furnace and other utilities. Mr. Soltan then presented petitioner's exhibit #10 which showed the building elevation. The buildings would be designed in a contemporary vein of brick construction with balconies off the living room and dining room of each unit. The face of the balconies would receive a wood treatment to give a rustic character. There would be a mansard roof over the entrances. Mr. Leistico, a design engineer with Applied Engineering Company in Arlington Heights, presented petitioner's exhibit #11, an engineering plan of site plan B. He stated that there is an existing sewer on the south side of Dundee Road, from the east side of Grand Spaulding Dodge over to old Arlington Heights Road and it drains south to the Metropolitan Sanitary District. It is deep enough to serve this site and is of sufficient capacity. The sewer was put in by Miller prior to starting his project. There is an existing water main behind the single-family homes. Also, there is an existing water stub near Grand Spaulding Dodge which eventually should be tied together with the other water main. — ---_J Plan Commission Page 4 January 21, 1976 Mr. Leistico stated that the blue line on the plan shows the proposed water main, the green line shows the proposed storm drainage and the red shcws the proposed sanitary sewer. The area through the existing creek is what they are proposing for a retention basin but at this point this is a temporary function. The improvements on Dundee Road and new Arlington Heights Road has all the storm drainage improvements in it and there is now approximately 33 acres tributary to this site from the west. There is also a 54" storm sewer on Dundee Road. Mr. Seaberg informed Mr. Leistico that one requirement would be for them to put a swale over the top of a bypass pipe that they are putting in on the west side of the commercial area. Mr. Crosland from the Park District stated that the following are items which still have to be settled with Miller: 1. There are no trees in the parkway and school area. 2. The actual slope that descends into the retention basin was never graded off to the proper pitch and brought to Village specifications. 3. The basin proper was not brought to the proper size or grade elevations to allow standing water to move off to the drainage ditch. Mr. Crosland added that he thinks Mr. Settanni would suggest that until these original agreements have been fulfilled, the contract purchaser is perhaps contracting a financial liability in fulfilling Miller's agreements. Chairman Genrich asked Mr. Seaberg to check on the tree and grading problems. Chairman Genrich stated that he and the commissioners had received letters from some residents concerning this project. Letters were received from Mr. Roger K. Hess, 995 Crofton Lane, Mr. & Mrs. Jay Kaplan, 1054 Crofton Lane, Mr. & Mrs. B. Personius, 1000 Crofton Lane, Mr. G. R. Reid, 990 Crofton Lane, Mrs. Larry Maricle, Mr. & Mrs. Arthur Weiner, 1037 Crofton Lane, Mr. Dennis Finch, 673 Aspen Drive, Mrs. R. M. Dobrich, 701 Wyngate Lane, Leonard Male, 995 Greenridge Road, Mr. & Mrs. H. Kramer, 982 Alden Lane, and Mrs. Barbara Floyd, 923 Greenridge Rd. The letterwriters were all opposed to rezoning for commercial and/or three-story apartment buildings in lieu of two-story. Their concern for lack of sufficient park land was also expressed. In response to a question from Commissioner Mendenhall, Mr. Soltan stated that the apartment buildings would be 30 feet from the property lines. Commissioner Mendenhall stated that he felt three-story buildings would be detrimental to homeowners who expected two-story buildings when they purchased their homes. It was also his opinion that more imagination should have been used regarding the design of the plan. He added that he saw no need for more commercial on Dundee Road and until the problems with the Park District are solved, he could not consider voting for this plan. Plan Commission Page 5 January 21, 1976 Commissioner Goldspiel asked Mr. Crosland if Miller had donated the required land to the Park District. Mr. Crosland stated that at this point the land donation has been met. Mrs. Rech, Village Trustee, stated that there is definitely a lack of proper park land in Mill Creek but after the annexation agreement is signed it is very difficult to do anything. The homeowners petitioned for a park area in 1973 and Miller offered a compromise proposal. In return for commercial on Dundee Road and additional height of apartment buildings ( same amount of density) he would give them additional park land. The homeowners felt that they would rather go ahead with two-story apartments and the Board turned the compromise proposal down by a 4-2 vote. Commissioner Goldspiel said that according to letters he received from some of the residents, they were under the impression that this is a three and one-half story project. He asked what the height of the buildings is. Mr. Soltan stated that it is a three-story project. The ground floor is at grade level which is about one foot above the pavement. The total height would be approximately 27i feet to the top of the roof. It will be built on either a slab or over a crawl space. Commissioner Goldspiel asked if the ownership of the well site had been resolved. At a previous meeting Mr. Schwartz had said they wanted to talk to the Village about the possibility of buying this site from them. Mr. Seaberg stated that they do not want to give up the property at this time. Commissioner Goldspiel asked Mr. Leistico how they are going to deal with the creek. He replied that they will have to put in an underground bypass pipe. There was discussion concerning the zoning of this property at the present time. Chairman Genrich stated he had talked with Mr. Raysa, the Village Attorney, concerning this and according to him this property would fall under the original R-9 code because that is what was in effect at the time the annexation agreement was signed. Mrs. Betty Reid, 990 Crofton Lane, stated that she lived in Mill Creek two or three years ago when they were trying to get more park land. At the time they gave up the idea because they were not willing to have higher apartment buildings in order to get a park. Their feelings have not changed and they still do not want buildings higher than two-story. They do not want commercial either. Mrs. Reid asked if they intended to grade down the area. Her lot backs up to this property and at the present time the topography is higher than the homes. Mr. Leistico stated that there is a lot of dirt swale on the property that must be removed. It will be level with the surrounding single-family homes. Mrs. Reid asked about the possibility of putting in townhouses instead. Mr. Ash stated that it is a question of financing and marketing. Mrs. Joy Orlowsky, 971 Crofton Lane, stated that everyone agrees that Mill Creek does not have enough park land for the amount of children there are in Mill Creek now. If this plan is approved there will be 260 children if everyone in the proposed apartments has one child. She added that the school is already overcrowded. Mr. Whited stated that Plan Commission Page 6 January 21, 1976 according to the school district there would only be an additional 13 children in Kindergarten through Grade 5, 7 in Grades 6 through 8 and 6 in high school. Commissioner Jacobs stated that the site has already been approved for 272 units and that the Plan Commission is not being given the choice between vacant land and this project. They are being given the choice of alternatives of 272 units versus the plan presented tonight. Commissioner Mendenhall stated that two-bedroom units generate very few children. The figure quoted by the school district is probably larger than the actual figure will be. Mr. Richard Heller, 1097 Mill Creek Drive, asked if there were originally two or four-story apartment buildings submitted by Miller. Mr. Whited replied that in 1968 they were approved for four and two-story. In 1972 they lowered the density from 540 to 488 and in that plan they eliminated the four-story and substituted two-story. Mr. Heller asked if the 271 foot height given was to the high point of the building. Mr. Soltan stated that the canopies of the balconies would be a couple of feet over that point so it would actually be 29i feet. Commissioner Shields stated that he would have a very difficult time considering commercial when the Plan Commission has been trying to discourage. more commercial along Dundee Road. Commissioner Harris asked how they planned to transfer ownership when a person buys a six-unit building attached to another six-unit building. Mr. Ash replied there would be a deed to the six-unit building including the property in front and behind. The balance will be owned by the homeowners' association. Commissioner Harris asked Mr. Ash if they planned to dedicate the street. Mr. Ash stated that if the Village will accept dedication they would like to. Commissioner Harris stated that Mr. Ash had stated that the owners would live in the building. He asked if Mr. Ash could guarantee this. Mr. Robert Golin, 915 Greenridge, stated that he is a realtor and disagrees that most of the units are owned by someone who is living in them. Most of the time they are sold to investors. Mr. Ash stated that in his experience approximately 75% live in them. Mr. Golin stated that if the commercial were to be developed it would drastically affect the resale value of the property in the area. He also stated that something should be done regarding the park situation. Commissioner Harris stated that he feels it is improper to require this developer to give up some of the 16 acres for park property. You cannot require him to donate land Miller should have donated. Commissioner Keister stated that with many different owners he thinks it would be difficult for the inspector to keep things current and up to date in regards to keeping everything in good working order. Mr. Ash stated that in several situations like this they have made the village Plan Commission Page 7 January 21, 1976 a non-dues-paying member of the association which gives them the right to enforce maintenance of the common areas. In this way the village would have an element of control in the event the common areas were not maintained. Commissioner Keister stated that the Master Plan states that this is an area that the Village does not want commercial in and he agrees with that. He added that he understands the residents' concern about three- story buildings as opposed to two-story and asked if it would be possible to consider as an alternative putting two-story buildings on the section that borders the single-family homes. Mr. Ash replied that a Master Plan is created as a guide for steady growth of a village and it is meant to change as the market dictates. He added, with regard to the question of possibly putting in two-story units, it would destroy part of the concept of a unified area. Commissioner Jacobs stated that the major points touched on tonight are varied ownership, density problem, commercial use, and the height problem. His opinion regarding these points is that there is no real height problem, if the Master Plan does not call for commercial in that area it should not be rezoned, without commercial the density would be higher and he thinks it would be too many units, and he does not believe this type of ownership can work. Mr. Ash stated that the question is whether the Village wants this area developed with this kind of plan or wait and see what happens to it. They are willing to commit to building and design approval and also will check into the building height between single-family and commercial. Mr. David Wittenbrock, 1066 Crofton Lane, stated that he is strongly opposed to commercial development. It will increase the traffic and there is quite a bit of pedestrian traffic in this area. Mr. Richard Smith, 965 Greenridge, asked why they wanted this type of ownership. Mr. Schwartz stated that he could not get the kind of financing an individual can get. stated that Mrs. Barbara_ Floyd, 923 Greenridge, t a she did not feel this Y � II! development was the best use of this property or in the best interest P P P Y of the area. Mrs. David Peradotti, 1272 Mill Creek Drive, stated that Mr. Schwartz has not brought the topography of the Frenchmen's Cove area down to what it is supposed to be and would it be the same with the Mill Creek area. Mr. Ash replied that according to the engineer the height of the ground is comparable to the single-family homes. Mr. Katz, 808 Thornton, asked if they could include a park in their plan. Mr. Schwartz stated that the price Mr. Miller is asking for the land does not allow a park to be put in here. If approval were given subject to the condition that Miller meet certain requirements, then he could take them back to Mr. Miller. Plan Commission Page 8 January 21, 1976 Discussion followed concerning the lack of park space in the Mill Creek area and who could be contacted in this regard. The Public Hearing adjourned at 11:1+5 p.m. Respectfully submitted, L- da Isonhart Recording Secretary APPROVED: Carl Genrich Plan Commission Chairman