After further tweaking, planner Frank Fish presented the latest Public Use "P" District proposal, which entails deleting the "P" District entirely and adding the CO-5 and R-T Districts, amending the CO-4 District and defining open space and townhouse, during a May 20 public hearing at the Garden City Middle School. Mayor Barbara Miller said the board expects to vote on the issue at the June 3 board meeting.

Fish, of Buckhurst Fish & Jacquemart, Inc. (BFJ), explained the proposed local law's text to residents. The R-T (Residential-Townhouse) District would allow for 8,000 square foot single-family detached homes (approximately 90 if a developer chose to only build single-family detached) or 6,000 square foot single-family attached homes or townhouses (approximately 140-150 if a developer chose to only build single-family attached).

It's important to note that a developer may choose to have a combination of both. "It must be understood that when the district is created and allows for more than one use, it's entirely possible that the property could be divided and could have multiple ownership," Building Superintendent Mike Filippon said. Although that may not be the case, Filippon wanted residents to be aware of that possibility.

Multi-family dwellings could be erected by special permit approval of the board of trustees and will be subject to numerous conditions. Particularly, the dwellings must be in compliance with R-M District regulations, except that 4,000 square feet of total plot area devoted to such use is required per unit. Moreover, the dwellings (approximately 35) may only be located on the narrow strip of land west of County Seat Drive (where the county garages currently stand behind the Sears parking garage).

A Cedar Place resident told Fish the multi-family option seemed like an afterthought. "That's not the case at all," Fish responded. "Originally, the P-Zone Committee suggested the multi-family option for the entire 25-acre site. Now it will just be allowed in the 3.3 acres via a special permit."

Another text change suggested replacing the property east of Franklin Avenue with a CO-5 Zone. Originally, we mapped all the property - both the northern and southern parts - as the CO-5 Zone," Fish explained. "We've now divided it into two zones. The CO-5 Zone would be north of South Road and south of South Road would be the newly created R-T Zone, a modification trustees decided to make."

The R-T Zone would affect 21.4 acres of property west of County Seat Drive and also the approximate 3.3 acres to the west of County Seat Drive. "This proposal has been modified over time," Fish explained. "The multi-family proposal is no longer an option - it will be by special permit only."

In computing the plot area to determine the Floor Area Ratio (FAR) in the R-T District, no private street, roadway or driveway, which gives access to the plot or over which other property owners in the general area have rights of way shall be included in the total plot area. All streets, roadways or driveways, whether public or private, must have a minimum right of way of at least 50 feet, unless otherwise approved by the board of trustees.

Fish further stated that he believes the narrow strip (west of County Seat Drive) is just not feasible for single-family detached or attached. "I don't think a developer would want to build single-family on such a small parcel of land," Fish, speaking from a planner's standpoint, admitted.

Another text change defined open space: a "land area open to the air not occupied by any structures and landscaped or left in its natural state. Open space shall not include walkways, driveways, parking lots or parking structures except the landscaped top of a below-grade parking structure." Above-grade parking garages are not permitted under the village's current code. This prohibition will remain the same.

The new text also defined townhouse: "a single-family dwelling unit, constructed in a group of two or more attached units in which each unit extends from foundation to roof and with open space on at least two sides."

If trustees approve the proposed law June 3, it shall take effect immediately.