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HomeMy WebLinkAboutMinutes - 2/22/1993 - Zoning Board of Appeals ZONING BOARD OF APPEALS FEBRUARY 22, 1993 CITY OF MCHENRY IN THE MATTER OF THE APPLICATION OF ) THE AMERICAN NATIONAL BANK AND ) Z-357 �.,. TRUST COMPANY OF CHICAGO, A NATIONAL) AMERICAN NATIONAL BANK BANKING ASSOCIATION, AS TRUSTEE ) INLAND LAND MANAGEMENT UNDER THE PROVISIONS OF A TRUST ) KING PROPERTY AGREEMENT DATED THE 15TH OF APRIL, ) 1991, AND KNOWN AS TRUST N0. ) 113739-09 FOR AMENDMENT TO THE ) ZONING ORDINANCE TO THE CITY OF ) MCHFNRY, MCHENRY COUNTY, ILLINOIS. ) REPORT OF THE ZONING BOARD OF APPEALS TO THE CITY COUNCIL, CITY OF MCHENRY, ILLINOIS A hearing on the above-captioned petition was held on January 18, 1993, and was recessed to this date. Chairman Semrow called the hearing to order at 7:42 p.m. The following persons were in attendance: 1. Zoning Board Members: Richard Adamson, Randy Christensen, Wayn� Dixon, Emil Kleemann, Harry Semrow, John Swierk, Donna Tobeck. Absent: None. 2. Attorney for the Zoning Board: Bernard V. Narusis. r 3. Recording Secretary: Kathleen Kunzer. 4. Director of Building & Zoning: John A. Lobaito. � � 5. Petitioner: Inland Land Management represented by Matthew Fiascone; 2901 Butterfield Road, Oakbrook Illinois 60521. 6. Attorney for Petitioner: Diamond LeSueur Roth and Assoc. represented by John Roth, 3431 West Elm Street McHenry Illinois 60050. 7. City Council Members: Alderman Dennis Adams, Alderman Randy Patterson. 8. Court Reporter: Cheryl Barone. 9. Objectors: 1. Martin Stoffel , 4014 W. McCullom Lake Rd McHenry 2. Albert Jasin, 4024 W. McCullom Lake Rd McHenry 3. Ray Pausback, 3906 W. Prestwick St McHenry 4. Arnie Snow, 3904 W. Prestwick St McHenry 5. Mick Hodges, 4106 W. McCullom Lake Rd McHenry 6. Nancy Hodges, 4106 W. McCullom Lake Rd McHenry 7. Patricia Laycock, 4014 W. Prestwick St McHenry 8. Chester Okrasinski , 3816 W. Prestwick St McHenry 9. Judy Gertz, 1718 Leonard Ave McHenry 10. Pam Payton, 1720 Leonard Ave McHenry 11. Michelle Bala, 1714 Leonard Ave McHenry 12. Walter Amstadt, 1707 Leonard Ave McHenry 13. Scott Wilson, 1706 Leonard Ave McHenry � 14. Chris Dixon, 4012 W. Prestwick St McHenry 15. Rory Mattioli , 4011 W. Prestwick St McHenry 16. Sue Mattioli , 4011 W. Prestwick St McHenry 17. Denise Pausback, 3906 W. Prestwick St McHenry 18. Gregory Bates, 4002 W. Prestwick St McHenry Page 2 ZBA-Inland/King 2/22/93 19. Ed Rous , 1814 N. Oak Dr McHenry 20. Barbara Rous, 1814 N. Oak Dr McHenry `- 21. Diana Mantzoros, 1904 N. Oak Dr McHenry 22. Gary Hurst, 4020 W. Orleans St McHenry 23. Jim Homolka, 4010 Prestwick St McHenry 24. Lina Homolka, 4010 Prestwick St McHenry 25. Rob Farrar, 1710 Donovan St McHenry 26. Jeff Miller, 4015 Prestwick St McHenry 27. Kim Miller, 4015 Prestwick St McHenry 28. Art Hecht, 4010 W. Orleans St McHenry 29. Ruth Jasin, 4024 W. McCullom Lake Rd McHenry 30. Robert Bala, 1714 N. Leonard Ave McHenry 31. Nadine Winters, 1619 Leonard Ave McHenry 32. Frank Estis, 1615 Leonard Ave McHenry 33. Judy Van Ooyen, 3914 Prestwick St McHenry 34. Ilene Snow, 3904 Prestwick St McHenry 35. William Baird, 5202 Winding Creek Dr McHenry 36. Kelly Baird, 5202 Winding Creek Dr McHenry 37. Bill Stephens, 1705 Ryan McHenry 38. Teresa Gilliam, 4006 Prestwick St McHenry 39. William Payton, 1720 Leonard Ave McHenry 40. Julie Bergener, 1715 Donovan St McHenry 41. Kenny Bergener, 1715 Donovan St McHenry 42. Jeanne Wiesbrock, 1711 Leonard Ave McHenry 43. Keith A. Wiesbrock, 1711 Leonard Ave McHenry 44. Charles Brummond, 1719 Donovan St McHenry 45. A1 Willhoit, 3813 Prestwick St McHenry `-- 46. Nancy Willhoit, 3813 Prestwick St McHenry 47. Patrick Gertz, 1718 Leonard Ave McHenry 48. Victor Santi , 1707 Donovan St McHenry 49. Kathy Hecht, 4010 W. Orleans St McHenry 50. Sally Ramsay, 4002 W. Orleans St McHenry 51. Steve Nowaczek, 1704 Donovan St McHenry 52. Patrick Ramsay, 4002 W. Orleans St McHenry 53. Mike J. Raye, 4006 W. Orleans St McHenry. NOTICE OF PUBLICATION Notice was published in the Northwest Herald on December 30, 1992 and the Publisher' s Certificate of Publication is on file in the City Clerk's office. An Affidavit certifying that all abutting property owners of record were notified of the proceedings is on file in the City Clerk's office. An Affidavit of beneficial ownership of the trust is on file in the City Clerk' s office. LOCATION OF THE SUBJECT PROPERTY The subject property is located on the south side of McCullom Lake Road, north of Prestwick Street, East of Petersen Park with 1093 of frontage along McCullom Lake Road. The subject property is comprised of approximately 56 acres. SUN�IARY The Petitic�ner has filed a Second Amended Petition with the office of the City Clerk and �is now requesting that the subject property be reclassified from A-1 County Agricultural upon annexation to the following zoning districts: RS-2 � Medium Density Single Family Residential District; RM-2 High Density Multi-Family Residentiai District; RM-1 Low Density Mu1ti=Family Residential District; RA-1 Attached Residential District; 0-1 Local Office District. Page 3 ZBA-Inland/King 2/22/93 TESTIMONY Chairman Seinrow reminded Robert Grossman and Matthew Fiascone that they were � sworn in as witnesses on January 18, 1993 and they are still under oath. Attorney Roth indicated that the Petitioner had complied with the requests of the Zoning Boar� at the initial hearing regarding this Petition. All requested information has been provided to the Board for review prior to tonight' s recessed hearing. Grossman said that the net acreage for the multi-family districts would be as follows: RM-2 5.87 acres 14 dwelling units/acre maximum RM-1 6.71 acres 9 dwelling units/acre maximum RA-1 3.61 acres 6 dwelling units/acre maximum Total 16.19 acres 164 dwelling units maximum It was pointed out that the projected mix for the number of bedrooms per multi- family dwelling unit as shown on the planning memo from Mr. Grossman is not definite at this time. Until there is a known developer for this project, it is unknown what type of buildings would be constructed and how many bedrooms would be contained in each dwelling unit. QUESTIONS OF THE PETITIONER BY MEMBERS OF THE BOARD ------------------------------------------ Christensen asked if the multi-family units would be apartments or condominiums. Roth said the Petitioner went on record on January 18, 1993 stating that all multi-family units would be individually owned as opposed to leased by tenants. �' Chairman Semrow asked if the Petitioner was willing to agree to lock in the maximum number of units shown on the planning memo and the mix with regard to the number of bedrooms in each dwelling unit (see memo attached) . Roth said the Petitioner agreed to maximums of 14 dwelling units per acre in the RM-2 District, 9 dwelling units per acre in the RM-1 District and 6 dwelling units per acre in the RA-1 District. However, the Petitioner would not be willing to lock into the number of bedrooms per unit indicated on the memo as no developer for the project has been determined at this time. Swierk asked if density was calculated using detention areas, roads, etc. as a part of the land mass. Lobaito said detention areas are used but areas containing public improvements would not be used in determining those calculations. Tobeck said the planning memo refers to average lot size in the RS-2 District of 10,500; this would not be in compliance with the zoning ordinance which requires minimum 10,890 square feet. Roth said the Petitioner would comply with ordinance requirements. QUESTIONS OF THE PETITIONER BY THE OBJECTORS Jud�Gertz_ Will the office district exit only onto McCullom Lake Road or will traffic also travel through the residential district from the office area? Grossman said traffic could also use the Oak Street connector. Traffic is permitted t�� travel on any platted street. Gertz said the Comprehensive Plan indicates tfiat office parks should exit onto arterial streets only. Roth said `.. what is beir�g presented at this hearing is a concept plan only and is subject to change once there is a developer for the site. When there is a developer and the subject pro�erty is in the process of being platted, there will be meetings before the f'lan Commission and the City Council which will be of public record. The plan being presented is not a Final Plat for this site. The function of the Board is to determine if the proposed land use is the highest and best use for the subject property. Page 4 ZBA-Inland/King 2/22/93 Chairman Semrow asked if the Oak Street connector has been platted at this time. Roth said i; has not. � Judy Gertz: The Comprehensive Plan indicates that multi-family residential districts siould be clustered around major centers of activity. The proposed multi-famil•� is in the midst of a residential area, how can this be appropriate? How does this fit into the City's Comprehensive Plan? Grossman said the proposed plan represf�nts a good use for this property. Gertz asked how can this proposal be put for:h when there has been no traffic impact study provided by the Petitioner. Grossman said no traffic impact study is required at this point in the proceedings. Gertz asked who would put in a traffic light if one were required? `�emrow instructed Ms. Gertz to limit her questions to the testimony which has been presented this evening. Gertz asked what type of detention facility would be used. Grossman said that has not been determined at this time, but that it would be maintained by the developer. In the alternative, it could be mai ntai ned by the Ci ty but the cost for mai ntenance woul d be born by the developer and/or the residents of this development. Gertz asked who owns the land north of the Donovan Street stub. Grossman said the entire parcel is owned by Inland Land Management. Gertz said she had documentation which indicated that the City Council was not in favor of driveways accessing onto Leonard Avenue extended. Grossman said he does not know anything about such a document. Semrow said this would be a planning issue which would properly be addressed to the Plan Commission. Teresa Gilliam: Gilliam said she does not know why this project is before this Board as there is no clear plan about the way in which it will be developed. Gilliam asked if these would be apartments or condominiums. Grossman said there � would be no rental units (apartments) . Gilliam asked how many single family residences there would be. Grossman said 66 are being proposed. Gilliam said there would be 164 multi-family units plus 66 houses for a total of 230 new households. Where would all of the children from this project attend school? Roth said that would not be a zoning issue. Gre�or,� Bates: Bates asked if there is a developer for this project. Fiascone said there is not at this time. Bates asked if it might not be better to come before this Board with a specific plan. Semrow said this is a land use matter before this Board and not the plan of the project; that would be reviewed when this matter comes before the Plan Commission. Bates asked if the Petitioner would consic�er amending the Petition to request that the entire parcel be zoned single family. Fiascone said the Petitioner is requesting what is before the Board at this hearing and would not consider amending the Petition at this time. Swierk asked if the entire parcel is one lot. Could the Board grant multiple zonings to ��ne lot? Narusis said this type of thing is done customarily. Edward_Rous: If the Oak Street connector does not go in over the railroad tracks, would the proposed configuration of the project be affected. Grossman said it would not. Walter Amst�tdt: Regarding the connection to Leonard Avenue or ponovan Street in the Mill CrEek Subdivision from the proposed single family district: If Leonard Avenue becor�es a connector street, how will this match up to Leonard Avenue now, which is a minor street? Grossman said the two would be connected. �-- Nanc,y Willhoit: At what point would the Petitioner present impact studies regarding tr�affic, schools, etc. Semrow said that would be done when this matter is presented to the City Council . Chairman Ser�row recessed the hearing at 8:45 p.m. the hearing reconvened at 8:53 p.m. with all members of the Board still in attendance. Page 5 ZBA-Inland/King 2/22/93 TESTIMONY Chairman Semrow swore in the following witness for the Petitioner: �, 1) John B. Spenader, representing Cemcon, 1N131 County Farm Road, Winfield, I1 60190. Attorney Roth said that the purpose for Mr. Spenader being present for this hearing is to address concerns regarding the drainage/detention issue which was brought up at the first hearing with regard to this Petition. Spenader said he toured the site and studied the information which was provided to him regarding the soils report/analysis. Spenader indicated that there are no special flooding or drainage problems with the subject property. QUESTIONS OF THE WITNESS BY MEMBERS OF THE BOARD ---------------------------------------- Swierk asked when the site was toured. Spenader said he visited the site in early February. Swierk asked if this was a good time to visit the site to determine if there is a drainage problem. Spenader said it was not; there is no good time. Swierk asked what was the average depth of the water table at the location of the soil borings. Spenader said it was in the area of 5-7 feet. Swierk asked what type of detention facility would be implemented for the sitP. Spenader said that is not known at this time; however, the maximum flow from the facility would be .14 cfs as per Baxter & Woodman's recommendation. Swierk asked how the City can resolve the flooding which occurs at the southwestern portion of the subject property. Spenader said the water table would have to be lowered in that area and the north/south flow would be intercepted and detained. Chairman Semrow asked Spenader to define "surface depressional wetness" , a term which was used in his report to the Petitioner. Spenader said that term refers � to standing water on site. Semrow asked Spenader if he had discussed the existing agricultural drain tile system with the previous property owner, Tom King. Spenader said that King confirmed that there is an agricultural drain tile system in place on the property. Semrow asked if that system would survive the proposed development of the property. Spenader said it would not. Roth said the purpose of the Subdivision Control Ordinance is to manage storm water drainage. Spenader said that is correct. Semrow asked if the number of soil borings which were done on the subject property was enough to give an accurate picture of the type of soils found on this land. Spenader said for zoning purposes there were enough borings done on the property. Christensen said the soils report indicates that 13 borings were done on the property; however, the report shows only 8 were completed on the subject property. What happened to the results of the other 5 borings. Fiascone said those were completed on the Cunat portion of the King property. Christensen asked why there were not more soil borings done on the southwestern portion of the property where there has been a problem with standing water. Spenader said he had nothing to do with determining the locations of the borings. Kleemann asked if there would be a drainage problem once the agricultural drain tile system has been disturbed due to the proposed development of the property. Spenader said the existence of the drain tile system indicates that there was a drainage problem with this property at one time. There would not be a drainage problem after development of the property, however, because a detention facility would be used to curb the rate of flow of surface water run-off. �-- Chairman Semrow asked what affect will re-grading of the subject property have upon the water table level . Spenader said it would affect the water table. Swierk asked the approximate size of the detention facility. Spenader said it would be approximately 10% of the total site. Page 6 ZBA-Inland/King 2/22/93 Chairman SE�mrow asked if there would potentially be a problem with water in basements. The average depth of a basement is 7 feet and the average water table � depth has been indicated to be 5-7 feet. Spenader said basements would be possible on most lots. Christensen asked the depth of the agricultural drain tiles. Spenader said it would be approximately 30 inches. QUESTIONS OF THE WITNESS BY THE OBJECTORS ---------------------------------- Martin Stoffel : Stoffel said he had concerns regarding the drainage down stream from the north of the subject property, through his property (he lives on McCullom Lake Road) . What will happen to all of the surrounding properties if these drain tiles are removed. Stoffel indicated that there is a drainage path through the subject property which extends approximately 40 feet in width. The area within this path is non-farmable because it is always full of standing water. Stoffel said the 0-1 Office District would act as a buffer between his property and the City Park where there is continuous activity from morning until late at night throughout the warmer months. Christensen asked Stoffel if there is a culvert under McCullom Lake Road at a point where this path is located. Stoffel said there is. Chris Dixon: Dixon asked if there were 8 soil borings done on the subject property. Spenader said that is correct. Dixon asked if the properties to the west and south of the subject property have a higher saturation rate than the subject property. Fiascone said that is correct. Dixon asked how many borings were done on the southwestern portion of the site. Spenader said there were 4 � done in the southern portion. Dixon asked the average depth of the water table in that location. Spenader said it ranged from 6' to 13' . Dixon asked if in the tour of the property, Mr. Spenader noted that the southwestern portion was the lowest portion of the property. Why were there no borings done in this exact location. Spenader said the boring sites were randomly chosen. Dixon asked if there would be basements put in for this development. If so, some soils would be removed which would have been otherwise used for saturation of surface water run-off. Spenader said the soil quantity remains constant, although the elevation znd grade would change somewhat. Dixon asked what would the affect be of ground water pressure at 6' . Spenader said the actual floor elevations of basements would be 5 1/2 - 6' below the existing grade. Chairman Semrow asked when the water table is the highest. Spenader said generally that would be in March. Charles Brummond: Brummond asked if there would be additional water flowing into the creek when this site is developed. Spenader said the project would most likely decrease the amount of flow and the rate of flow into the creek. spenader said the Subdivision Control Ordinance (SCO) would address this issue. Patrick Ge��tz: Gertz asked if the ground water management system would drain into the creek. Does Mill Creek Subdivision also drain into the creek? Spenader said that is correct. Gertz asked what would be the affect of the additional drainage from the proposed development on the creek. Would it overflow its banks? S�enader said this would be addressed by the Plan Commission and the SCO. Gert:� said it would be impossible to reduce the water table in this area �— because of all of this additional flow to the creek and ultimately to the lake which is not that far removed from this property. Gertz said the surface water has to go <<omewhere, where will it go? Will the proposed detention facility be adequate? Roth said it will have to be. The Petitioner has to meet the standards ��f the SCO. Page 7 ZBA-Inland/King 2/22/93 Art Hecht: Hecht said that if one were to walk through Mill Creek Subdivision during las�� summer's drought, there were sump pumps running on the lots adjacent L. to the sub;iect property. How can something like this happen whereby sump pumps have to be running when the City is in a drought? There is a drainage problem with this ��roperty. Semrow said that questions cannot be answered without more informatio� which would not be forthcoming at this hearing. Arnie Snow: Snow asked if there is any anticipation of a hydrological study to see if ther�e would be any impact from this development upon abutting properties. Roth said that would be addressed at the annexation hearing relative to this property. Jud�r Gertz_ Gertz asked if the Objectors could have a copy of a detailed topographi�al map of the project as was presented at the last meeting. Semrow said there is not topographical map in possession of the Board. Gertz asked the Petitioner why he refused to purchase the Cunat portion of the King farm and yet proceeded with purchase of the subject portion of that farm. Fiascone said the soils report was favorable for this portion of the property even though it was not favorable for the Cunat's property. Ed Rous: Rous asked if in light of the soil borings and existing drain tile system, would that affect the amount of area that would be used for a detention facility. Would this affect the proposed zoning request for this property? Semrow said this would not affect the zoning request. Martin Stoffel : Stoffel asked how deep would the detention facility be. Spenader said it could be anywhere from 3' to 13' in depth. � Chris Dixon: Dixon asked if detention ponds have to be protected/fenced by City code. Narusis said the ordinance does not require it. Teresa Gilliam: Gilliam asked if the developer was known at this time; who has spoken to the City in preliminary negotiations? Fiascone said Inland has been negotiating with the City; there is no developer at this time. Gre�or�_Bates: BAtes asked if it would be possible that the analysis of the property m�y have been different if it were conducted at a different time during the year. Spenader said he did not select the boring sites. Spenader said that his evaluation of the property would have been basically the same no matter what time during the year the property had been visited. Bates asked what percentage of the evaluation of the property was from site visitation and what percentage was from research. Spenader said 70% research, 30% site visitation. Albert Jasin: Jasin asked Spenader is he was aware that the subj�ct property was swamp land at one time. Spenader said he does not know if that is true. William_Payton: Payton asked if 10% of the subject property would be used for detention. Semrow said that was already discussed. Semrow said the size, depth and amount of area for the detention facility would be addressed at a later date. Payton asked if the detention area would be included in the amount of acreage which woul � be considered buildable. Narusis said the density could be addressed by the City Council and could be subject to negotiation. `' Chairman �emrow recessed the hearing at 10:15 p.m. The hearing reconvened at 10:18 p.m. with all members of the Board still in attendance. Swierk asked Spenader how much time he has spent on the research of this project. Spenader said approximately 12 hours. Page 8 ZBA-Inland/King 2/22/93 ChristensEn asked Spenader what would happen to the ground water coming into this site from the north. Spenader said it would have to be released from this \-- property �t a decreased rate of flow or equal rate of flow to that which is on site at tre present time. Wayne Dixcn asked why there was no buffer on the eastern portion of the proposed plan betwEen the RM-1 and the RS-2. Why did the RA-1 District not extend across the proposed street and provide a complete buffer. Grossman said that the street could pro� ide a natural buffer in this area. ADJOURNMENT Motion by Dixon, seconded by Tobeck to recess this hearing to Monday, March 29, 1993 at 7:30 p.m. in the Council Chambers of the Municipal Center. Voting Aye: Adamson, Christensen, Dixon, Kleemann, Semrow, Swierk, Tobeck. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Moti on car•ri ed 7-0. This hearing was recessed at 10:25 p.m. Respectfully submitted, '' r' � �� / �� v �-GNi�'U i `7'"%� Z�L � Harry Se ow, Chairman Zoning oard of Appeals c: Agenda, Zoning Board of Appeals (7) , Plan Commission (7) , City Administrator, Director of Building & Zoning, PW Administration, City Engineers, Aldermen Reference Copy, Petitioner, Objectors (37) , B & Z Zoning File, Landmark Commission Chairman, Northwest Herald, City Clerk File Copy. DOC.ZBAMIN.357 � ASSOCIATF;D PLANNERS, 774 REGINA COURT, WOODSTOCK ILLINOIS 60098-2389 Robert D. Grossman, AICP (815) 337-0098 � February 8 , 1993 PLANNING MEMORANDUM To: City of McHenry (Council, Boards and Commissions) From: Associated Planners, Robert D. Grossman Subject: McCullom Lake Road Site - East of Petersen Park Several months ago we had a planning conference with the City Council concerning the property in question. At that time concern was voiced concerning traffic patterns from McCullom Lake Road and McHenry Market P1ace Shopping Center. ' This initial review brought f_orth concerns for the traffic pattern our proposed development would have, particularly with regard to the Orleans Neighborhood. Suggestions were made to link Industrial and Oak Drives with our proposed development, thereby lessening through traffic to the east on Orleans Street. This revised plan is shown on Exhibit C. � In the intervening months we have prepared a sketch which illustrates how these neighborhoods may be linked together. We feel this will permit access to all residential, industrial and commercial uses while having the least negative impact on any one neighborhood. This connecting streets plan is shown on Exhibit D. As a part of the Zoning Board of Appeals review of the subject property, we were asked to confirm the following: 1. Al1 residential lots in the RS-2 Single Family Zoning District will meet the new land area requirement of 10, 500 square feet. Our minimum lot size is 80' x 135' which has a minimum area of 10, 800 sq. ft. 2 . The correct Office Zoning Classification is O-1: Local Office District, which would lend itself to development as a Profe:>sional Office Center, which might contain rental or condominium office spaces. 3 . There will be three Multiple Family Zoning Districts, each having less density from north to south to blend densit:ies gradually into the Single Family Neighborhood to the south. From north to south these proposed Zoning � Distri.cts would be as follows: RM-2 . RM-1 and RA-1 with the following densities in each district: Page - 1 MULTIPLE FAMILY RESIDENTIAL AREAS �"" Gross Net F:M-2 6. 35 ac. = 276, 606 sq. ft. less road - 20, 800 sq. ft. 255, 806 sq. ft. = 5 . 87 ac. FtM-1 7 . 61 ac. = 331, 491 sq. ft. less street - 39, 000 sq. ft. 292 , 491 sq. ft. = 6 . 71 ac.� RA-1 5. 10 ac. = 222, 156 sq. ft. less streets - 64 , 000 sq. ft. 157 , 656 sq. ft. = 3 . 61 ac. Total 19 . 06 ac. 16 . 91 ac. PROPOSED MIX OF All DWELLING UNITS Zoning Dwelling Lot Area Total District Type Per DU Dwellings Sq. Ft. (Sq. Ft) `-- RM-2 1 Bdrm. 1, 815 8 14,520 2 Bdrnt. 3 , 111 70 217 ,770 3 Bdnn. 4 , 356 4 17, 424 Sub Total 84 249, 714 RM-1 2 Bdrm. 3 , 630 40 145, 200 3 Bdrm. 5, 445 26 141, 570 Sub Total 66 286, 770 RA-1 2 Bdrm. 4 , 850 8 38, 800 3 Bdrm. 7, 250 16 116, 000 Sub Total 24 154, 800 `Potal Multiple Family Dwellings 172 DU This housing mix is intended to provide a mixture of dwelLing units in three different building types. One, two and three bedroom apartments are proposed in the Garden Apartment Buildings. Two and three bedroom dwelling units would be found the garden apartments, town homes and duplex �. dwellings. Page - 2