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<br />Pebblebrook access and suggested that there could be access through Louis Drive. <br />A letter from Mr. and Mrs. Wright who are concerned about the access to the <br />Vista which is the closest to Butternut and the Vista Homes themselves. A letter <br />from Councilwoman Saringer who had been advised by Mr. Bower that there was a <br />conflict between the Multi-family codes and the Cluster District. Mr. Bower <br />explained that multi-family was defined as 3 or more units, and by definition, <br />he believes that the cluster District which allows up to 3 lmi.ts could be <br />confused with multi-family, and suggested that multi-family could be defined as <br />4 or more Lmits. A letter from Mr. Conway pointed out several concerns. " The <br />units designated as the "Vista Homes" are not attached strictly by wall but are <br />stacked (1136.03f)." Mr. Bower responded that in one instance they are attached <br />by a ceiling and the other by the walls. Mr.. Gorris stated that the intent of <br />the ordinance was that they be attached by walls, not stacked, and he believed <br />that these should be considered apartments or multi-family, he is concerned that <br />this might get into types of structures that were not anticipated for cluster <br />homes. Mr. Bower believed that this section of the code gives the Commission the <br />discretion to recommend this to Council if they believe this is a quality <br />development, and if it complies with the intent of the ordinance, in this case, <br />to preserve the golf course. He reiterated the statement that if they destroyed <br />the golf course, they could build the same nunber.of single family homes, but <br />without being able to attach the Vista homes in this way, they would not be able <br />to reach the number of homes required to bring this plan together. He maintains <br />that, if this property ha.d been sold to other developers, the golf course would <br />have been destroyed and a single family subdivision would have been created. He <br />clarified that there are 52 Vista Homes, all of which are triplex, for a total <br />of 156 units. Mr. Conway had also noted that "The golf course which is <br />designated in the development acreage is not imder common ownership, nor are the <br />accessory building serving this golf course (1136.06b)." Mr. Gorris explained <br />that this is in conflict with the Zoning Code. Mr. Bower again stated that he <br />and his brother did intend to own North Olmsted Golf Course after View Point was <br />developed and this would be separate awnership, but there are alternatives: the <br />land could be divided so that the area outside the fairways could be considered <br />open land and an easement could be given to the golf course to use the rough <br />areas, thus complying to the code; the easier way would be to divide the golf <br />course from the residential area and the Commission would have the discretionary <br />powers to grant approval that way since they would be complying with the intent <br />of the code. Another point questioned by the Building Commissioner was "Various <br />areas throughout the "Vista" and "Golf Homes" do not maintain the 25' setback <br />from the rear of the structures to .the common boundary lines (1136.06b)." and <br />also "The Vista Homes" do not meet the main floor area required for a single <br />family in an "A" district (1136.05e). In conclusion he stated "Due to the fact <br />that this is the first time the Planning Commission has reviewed a cluster <br />development, I would like to remind the members of Section 1136.13 which stated <br />that if they find the regulations or standards of the zoning code not to be <br />applicable because of tmusua.l conditions of the development area or the na.ture <br />and quality of the proposed design it may recomend to council that adjustment <br />be made." Mr. Conway clarified that the minimm square footage should be 1,500 <br />square feet. Mr. Gorris also read a copy of a letter from Service Director Ralph <br />Bohlmann to Mr. Bower requesting that he address several issues: supply a <br />traffic impact study showing current traffic volumes at the Canterbury Road and <br />Butternut Ridge intersection, and projected volumes that will be generated; the <br />proximity of the Vista Homes drive to the above intersection and the possibility <br />of relocating this drive (suggesting two possible locations); requesting that <br />they present the Level of Service (using the Highway Capacity Manual procedures) <br />of the two access drives anto Canterbury and also at the Canterbury Road and <br />3