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HomeMy WebLinkAbout Minutes PC 07-15-97CARMEL/CLAY PLAN CONVVHSSION JULY 15, 1997 The regularly scheduled meeting of the Carmel/Clay Plan Commission was called to order by the President at approximately 7:00 PM in the Council Chambers of City Hall, One Civic Square, Carmel, Indiana on July 15, 1997. Members present were as follows: James Bolander; David Cremeans; Jay Dorman; Dick Klar; Alan Klineman; Barry Krauss; Norma Meighen; James T. OrNeal, Sr.; Pat Rice; Sam Rinker, Rick Sharp; Luci Snyder, Paul Spranger, and H.K. "Tom" Thompson. Director Steve Engelking; Terry Jones; and Mark Monroe were in attendance representing the Department of Community Services. Counsel John R Molitor was also present. The minutes of the June 17, 1997 meeting were approved as submitted. F. Legal Counsel Report John Molitor reported that the City Council passed the Ordinance regulating Telecommunications Towers which had been recommended for approval by the Plan Commission. Mark Monroe reported that the Ordinance on Frontage Place and Alleyways had also been passed by the City Council. G. Reports, Announcements and Department Concerns Mark Monroe reported that the following Agenda Items had been tabled: lh., Penn Mark Plaza•, 1i. under Old Business, landscape plan for Penn Mark and Meridian Mark Office Complex. Item 2i., Saddle Creek Development Repiat, is requested by the petitioner to be tabled and sent to Committee on August 5 for further review. A revised plan is expected to be submitted on Saddle Creek Development. Alan Klineman questioned re -noticing Saddle Creek for public hearing; John Molitor responded that it was in the Commission's preroggative to re -open the public hearing at such time as the matter comes back to the full Commission. Tom Thompson announced the appointment of a Task Force to prepare the revision of the Open Space Ordinance for writing and presentation to the Plan Commission and subsequently, to the City Council. The Task Force will be chaired by Jay Dorman and consist of Dave Cremeans, Sam Rincker, Luci Snyder, Ron Carter, and Chris White. c:\minutes\pc\1997.jul ti Jay Dorman referred to a document stating a brief overview and objectives of the Task Force in connection with the revision of the Residential Open Space Ordinance. Issues of likely confrontation and background on the recommendations from the consultant, Randall Arendt, will be examined as well as the existing Ordinance. The meetings of the Task Force will be open to all members of the Plan Commission as well as members of the public --a schedule of the meetings will be announced at a later date H. Public Hearing: 2h. Commission to consider Docket No. 29-97 P.P., a Primary Plat application for Tom Grannan. Petitioner seeks approval to plat 59 lots on 40 acres. The site is located on the south side of 141 st Street, between Spring nill Road and Ditch Road. The site is zoned S- 1 /Residence. Filed by Tom Grannan Mark Fisk of Ter Horst, Lamson & Fisk, 2629 Waterfront Parkway E. Drive, Indianapolis appeared before the Commission representing the petitioner. The parcel is currently zoned S-1 residential and positioned between Buckhom, Cheswick Place to the south and west, Kingsborough on the opposite side of 141 st Street , and Ponds West to the north. The owner's intent is to develop the parcel in a comparable single family neighborhood with the existing, surrounding neighborhoods. The northern one-third of the property which fronts 141st Street is heavily wooded, and the remaining property is surrounded by a fence row with mature trees. The mature trees will be preserved and the natural habitat will be maintained. A 20 foot deep common area will be installed along 141st Street behind the 40 foot one-half right-of-way. Also decorative Fencing and additional landscaping will blend with the mature trees and will maintain the natural setting. A detention pond is planned for the central portion of the northern half of the parcel, the vegetation will be selected to establish the pond, control erosion, and promote natural habitat for the wildlife ?. sidewalk will be installed along the south frontage on 141st Street which will connect into the existing sidewalk at Buckhorn and the future sidewalk to the west. Sidewalks are also provided on both sides of all interior streets and connecting to the adjacent neighborhoods including the sidewalk to the south in Cheswick Place which leads to the existing pedestrian path to the Smoky Row Elementary School. Plans are currently under development with Buckhorn to jointly provide a neighborhood pool and recreation facility to be located in Buckhorn and used by both neighborhoods. Members of the public were irrvited to speak in favor of the proposed development; none appeared. Members of the public were invited to speak in opposition to the proposed c:\minutesipc11997 jul development; the following appeared: Janice Sorenson, 910 Twelve Oaks, Carmel 46032, Cheswick Place appeared before the Commission as a representative of Cheswick Place and Buckhorn. Ms. Sorenson submitted a petition with 39 signatures in opposition to the proposed development. The main concern is a lack of entrance to Hyde Park from 141 st Street which will increase traffic and reduce safety of children who walk to Smoky Row Elementary School. Additional construction traffic will also reduce safety and emergency vehicles cannot readily access the site. .-11so a matter of concern is the price and quality of construction of the homes in Hyde Park and the effect of the proposed development on existing, neighboring property values. Mark Shaw, 926 Twelve Oaks, Carmel, expressed concern that he did not receive notice of the hearing and was only aware through a neighbor. If notice requirements had not been met, Mr. Shaw would like the matter to be tabled to allow time for him to better understand the issues. Mr. Shaw purchased his property on June 13, 1997. Beverly Leddy, 13830 Berringer Lane, Buckhorn Subdivision, stated that she had not had an opportunity to sign the petition, but wanted to go on record as being in agreement with the previous speakers as far as increased traffic which would change the character of her subdivision. The public hearing was then closed. Mr. Fisk responded that a traffic study had been conducted which indicated no adverse impact from the additional 59 homesites proposed. The subject site was originally submitted as Cheswick Place Section 5. The decision not to have an entrance off 141st Street was a choice made for the benefit of seclusion and not to disrupt the mature trees on 141st Street. The petitioner intends to maintain all construction traffic and access through 141st Street, through the driveway of the existing farmhouse. Mr. Fisk stated that the petitioner has aligned Hyde Park's covenants with the adjacent communities and the intent is to have similar homesites to Buckhorn and Cheswick Place. Comments regarding emergency vehicle access are not felt to be justified. Notice was sent according to the current tax listing of adjacent landowners. Mark Monroe reported that the Department is currently working with the petitioner on the extent of the tree preservation and landscape plan as well as working to satisfy concerns raised at the Technical Advisory Committee several months ago. The Department is recommending that the proposed project proceed to the Subdivision Committee which will meet .august 5. Docket No. 29-97 P.P., a Primary Plat application for Tom Grannon was referred to the Subdivision Committee which will meet at 7 00 PM August 5 in the Caucus Rooms of City Hall. 3h. Commission to consider Docket No. 43-97 PP/SP, a Primary and Secondary Plat application for Mike Keen. Petitioner seeks approval to plat and construct 3 lots on .58 c:\minutes',p6l997 jui 4 acres. The site is located at the northeast corner of 1st Street Northwest and 3rd Avenue Nortwest. The site is zoned R-4fResidence. Filed by Mike Keen. Mike Keen, 5004 Wintergreen Lane, Carmel, appeared before the Commission requesting approval to construct three duplex townehomes on 58 acres in Old Towne Carmel. The current zoning is R-4 which allows for apartment buildings. The proposed development includes six living units, each to be a three bedroom with a loft or four bedrooms, 2 1/2 baths, two car garage, consisting of approximately 2400 square feet. A sidewalk will be installed on frontage on both Third Avenue and First Street The petitioner stated that he had met with City Engir:eer Kate Boyle and Dick Hill, John Duffy and Paul Pace in the Utilities department, and with Mark Monroe in the Department of Community Services in order to address concerns. Members of the public were invited to speak in favor of the proposed project; none appeared. Members of the public were invited to speak in remonstrance to the proposed project, the following appeared: Dennis Moon, 121 Third Avenue North West, Carmel voiced concern regarding utilities, more particularly, Mr. Moon's electric and water lines cross the subject property and the water meter is located on the subject site. Phil Hinshaw, 320 West Main Street, Carmel stated that he owns the property directly across the street from the proposed development and is opposed to the proposed construction. Mr Hinshaw felt that a previous development (Heritage Square) exploited the neighborhood and Mr. Keen's proposed development would do the same. It was Mr. Hinshaw's feeling that multiple housing is not needed in this particular area and he invited the Commission to visit the proposed site before a vote is taken on the petition. Mr. Hinshaw felt that the loss of greenspace would destroy a neighborhood that has been in existence more than 80 years; the property owners have worked very hard to preserve their neighborhood and Mr. Hinshaw felt that Mr. Keen's development would encroach on the existing neighborhood. Mr. Keen responded that Mr. Moon's utility has been taken into consideration and a utility easement is being created to resolve the situation; a new water main is being installed. Mr. Keen was sympathetic to Mr. Iiinshaw's position, however Mr. Keen stated that the proposed development is not maximizing the zoning and the development will be done tastefully and will not detract trom the neighborhood. Mark Monroe reported that the Department is recommending approval of the proposed development; all outstanding concerns of the Technical Advisory Committee have been addressed. The property is zoned R— /Residence which allows single family housing, two family housing and c:lminutes+.pc11997 jul inLvi uc�C-Gf multi -family housing with Special Use approval through the Board of Zoning Appeals. Rick Sharp moved to suspend the rules in order to consider Docket No. 43-97 PP/SP, seconded by James Bolander; the vote was 4 in favor, 8 opposed, MOTION DENIED. Docket No. 43-97 PP/SP, a Primary and Secondary Plat application for Mike Keen was referred to Subdivision Committee which will meet August 5 in the Caucus Rooms of City Hail at 7:00 PM. I. Old Business: li. Docket No. 20-97 DP Amend, ADLS amend, TABLED BY PETITIONER 2i. Docket No. 12-97 PP Amend., Saddle Creek Development, TABLED BY PETITIONER, (to be reviewed at Subdivision Committee August 5, 1997 ) 3i. Commission to consider Docket No. 27-97 P.P., a Primary Plat application for Paul Shoopman. Petitioner seeks approval to plat 279 lots on 153 acres. The site is located south of 121st Street and north of 116th Street, just east of the intersection of 116th Street and Michigan Road. The site is zoned S-1/Residence. NOTE: Rick Sharp abstained from discussion and voting on Docket No. 27-97 P.P., a primary plat application for Paul Shoopman. Bill Stober, attorney at law, 8555 North River Road, Indianapolis appeared before the Commission representing the petitioner, Paul Shoopman, and the Eagle Ridge Subdivision. The plat has been reduced by one lot and will consist of single family, detached, individually owned, conventional construction homes. Mr. Stober reported that the plat has been redesigned in two respects: the entrance into the subdivision has been shifted to the west so as to alleviate any part of the deceleration lane being in front of the "cutout" property owned by Mr. Biggs; a recreation and common area has now been provided within the subdivision at the 116th Street entrance, immediately west of the entrance and the lake has now been set aside as recreation/ common area. Mr. Stober reported that the major concern expressed at the Subdivision Committee in June was a traffic concern, however, this was not felt to be an issue by the petitioner. Mr. Stober referred to a Traffic Impact Analysis Report prepared by Steve Fehtibach of A&F Engineering which demonstrated that the level of service is more than adequate and fully consistent with the approvals that have been granted by the Commission previously. The A&F Traffic Impact Analysis is the only analysis that has been presented to the Commission that has been prepared and submitted m conformity with the Plan Commission's guidelines for traffic impact studies and c:\minutes\pc\ 1997 jul d was done exactly as all earlier studies done by A& F Engineering. Mr. Stober stated that the Traffic Impact Analysis had been presented to the County Highway Department who had requested certain improvements of Mr. Shoopman, Mr. Shoopman has agreed to do everything that the County Highway Department has asked and has even gone beyond those requested. David Cremeans, chairman of the Subdivsiion Committee, reported that the Committee had decided to hear additional public input. The number one concern voiced was health, safety, and welfare of the residents in the area of the proposed development. The Committee had voted not to approve the development. Since Committee meeting, a letter had been received from the Boone County Sheriffs Department which further verified the committee's concerns regarding health, safety, and welfare at intersections of U.S. 421 and 116th Street and 121st Street. One of the Boone County Commissioners spoke of a major concern with 121 st Street and it enters Boone County and asked that the Carmel Plan Commission reject the petitioner's request. There were also concerns expressed regarding proper passing blisters being able to be obtained --apparently a letter is on file with the Department from Gene Baker stating that the property in question had been in his family for 100 years and he had no interest or desire in selling any part of his land. The Committee felt that the proposed development was not one that is in the best interest, especially health, safety, and welfare, of Carmel -Clay residents. Mark Monroe reported that the Department is recommending approval of the project as re- submitted, and that it meets all the applicable zoning and subdivision regulations at the time the project was filed and docketed. Tom Thompson commented that a letter had been received from the Boone County Sheriff expressing professional concern about the traffic issues surrounding the development. Ken Campbell of the Sheriff s Department had requested to be allowed to speak. Jay Dorman moved to allow Ken Campbell an opportunity to speak, seconded by Dick Klar. There were additional comments from other members of the Plan Commission. The Commission voted 11 in favor, Tim Bolander and Jun ONeal opposed, to allow Ken Campbell to address the Commission. Ken Campbell, Captain with the Boone County Sheriffs Department, relayed the following remarks from Sheriff Hudson. At the direction of the County Commissioners, the matter of traffic accidents on Michigan Road (U.S. 421) between the area of State Road 334 and 121st Street were reconstructed over the last 5 years. Included in the study was Coventry Ridge and Clarkston Subdivisions, Willow Road and O'Neal Avenue. The Indiana Dept. of Transportation was contacted for the most current traffic count statistics, however, those figures were unavailable when the report was compiled. The Boone County Sheriffs Department views the issue as one of health, safety and welfare. Mr. Campbell reported that there had been a significant increase in overall traffic accidents in the subject area within the last 5 years; the six month total for this year alone almost totals the 1996 total for the immediate area. The most current statistics available from INDOT is 1991. At 121st Street and Michigan Road in 1991, there were 9, 840 cars per day traveling through the area Since that time, there has been a significant in accidents; c-\minutes\pc\ 1997 jut there is three times the total number of the first six months of 1997 overall in 1993 two years after the traffic count from LNDOT. Common sense would dictate that with an increase in the traffic flow, the number of accidents will also increase. .as currently set up with the traffic coming out of the Eagle Ridge Subdivision onto 1 16th Street and 121st Street, the next thoroughfare is Shelborne Road, but it is not a major thoroughfare --the next major thoroughfare is in Boone County which is N ichigan Road. The traffic coming from the Eagle Ridge 2', 8 single family dwellings will spill out into Boone County and increase the traffic flow; the intersection of 121 st Street and U.S. 421 is a grave concern because it is a dangerous intersection. Ken Campbell recommended that the Commissioners drive the indicated intersection for an idea of the poor visibility at this particular intersection --even with acceleration and deceleration lanes. In Boone County, 46% of the households maintain two cars; 24% have three cars. The numbers at these intersections will increase substantially when Hamilton County is added in. Ken Campbell asked that the Plan Commission please consider Boone County's concerns and stated that the Sheriffs Department did not approve of the subdivision as currently planned, since it would be a detriment to the citizens of the area. Pat Rice asked if any recommendations had been made to deal with the safety issue and what the responsibility of the Plan Commissioners is in terms of health, safety and welfare issues in making a decision on this development. Mark 'Monroe spoke to the safety concerns. There have been a number of roadway improvements committed to by the developer above and beyond any improvements to be done by the State Highway Dept. on Michigan Road and/or the Boone County government within their jurisdiction. The passing blisters can be accomplished one of two ways: either by the developer purchasing the property from the adjacent land owner or the County government condemning the property — the developer is committed to pursuing either purchasing the property and/or working with the Hamilton County government on condemning the property. Alan Klineman commented that he had always heard that the County government did not use its power of condemnation in order to obtain passing blisters. Mark Monroe responded that there have been a few instances where condemnation has occurred, not in Clay Township, but in other parts of the County eminent domain has been used to acquire property. The developer has committed to reimburse the government for any condemnation costs incurred in acquiring the property In response to questions from Tom Thompson, Bill Stober stated that in the formal written commitment executed by the petitioner, he has agreed to install the passing blisters and do everything within his power which is either to purchase at fair value on the private market or to reimburse the governmental agency for any costs involved in acquiring the real estate. The ordinance states that the'passing blister must be installed if the right-of-way is available; however the petitioner cannot commit to something beyond his power to do. c:\minutes\pc� 1997 jul 9 Tom Thompson stated that the Commission had listened to the public's concerns on this particular petition via public hearing, two committee meetings, and this evening's meeting. There has been no input som the School regarding this subdivision and there does not appear to be a problem as far as the school is concerned. :mother concern mentioned was potential flooding, especially along Long Branch Creek. There are drainage laws in effect that require developers to control the storm outflow from their property to no greater than it would be normally. The high density does remain a concern --in fact the Plan Commission and City Council recently upgraded the S-1 density ordinance for this area west of Springer ll Road to assure continuation of the lower building densities that have been necessitated previously in the area because of the large lots required for the septic system; however, this particular petition was filed and submitted before that ordinance took effect, and the sewers are now available. The traffic safety and congestion remain a concern. The petitioner has agreed to every road improvement requested by the Hamilton County Highway Department. Tom Thompson proposed making any approval by the Plan Commission conditional upon the developer's agreement to provide their fair share of the Hamilton County Highway Department's required improvements for traffic safety, and also pass a resolution to the Hamilton County Highway Dept, requesting that they work with the Boone County Highway Dept. to assure that all road improvements necessary to ensure safety are in place at the time of development of this particular subdivision. -Alan Klineman commented that while he was in agreement with Tom Thompson's comments, he felt that the people surrounding this plot had some reason to believe that Mr. Shoopman was creating an estate atmosphere by the installation of a magnificent layout with mounding, shrubbery and trees The idea that some day the property might be subdivided and developed was something that cannot be anticipated. One can anticipate that a vacant piece of ground might be developed. In the last few years, Mr. Shoopman has been upgrading his parcel and creating an atmosphere that was very enjoyable for him as well as his neighbors, and then to slip "under the wire" as S-I is coming along and go for a subdivision as tiled —it is very bothersome. fir Klineman felt that there was some reliance on the part of the neighbors and he was hopeful that the situation would be reconsidered. Jay Dorman commented that he had voted to approve the petition: it was ' -Mr. Dorman's opinion that the petitioner had done everything requested by the governing and reviewing agencies and also his opinion that the traffic from the proposed development will certainly have a higher impact on the immediate area because of its proximity to vfchigan Road --however the traffic in the area will continue to increase because of other developments in the area, especially cross -county traffic not specifically generated from the proposed development. Jay Dorman moved for approval of Docket No. 27-97 PP, conditioned upon the receipt of a positive review from the Hamilton Counry Sheriff from the comments made by the Boone County Sheriff, Mr. Hudson, concern Boone County's safety issues in the immediate area, and if the Hamilton County Sheriff still believes that the health, safety and welfare of the area is not jeopardized by this development, :he issue would be resolved within 90 days; if not_ the petitioner c: vmnutesipc11997 jui would return to the Commission with a request for a variance for passing blisters and this Commission take action to either approve or deny that particular variance, seconded by Dick Klar. Luci Snyder asked if there were any comments from the Sheriff at the time the development went through Technical Advisory Committee. Mark Monroe responded that the plans were submitted to the Hamilton County Sheriffs office and exact comments would have to be researched. Typically, the Sheriffs office does not attend Technical Advisory, but comments are submitted by letter. Jim Bolander requested that the matter be Tabled to allow for the review of the components contained in Jay Dorman's motion. Dick Klar withdrew his second, Jay Dorman removed his motion. Tim Bolander then moved to Table Docket No. 27-97 PP to allow for additional inputiconcems from the Hamilton County Sheriff in support of his position, and also to research the passing blister acquisition, and that a time limit of 30 days be imposed until the next Plan Commission meeting, seconded by Dick Klar. Mr. Stober responded that in addressing the questions of the passing blister, the time constraint imposed for the petitioner to somehow demonstrate his ability to acquire the property is inconsistent with the entire road commitment that the petitioner has made to the Hamilton County Highway Dept. in that it is triggered by the development of the property and not by the present time. Mr. Stober stated that there is no question of a traffic situation on Michigan Road and that is what is being addressed by INDOT, particularly at 121st and Michigan Road. The intersection at 116th and Michigan will be undergoing improvements; the Sheriffs representative is referring to 121st Street. The Subdivision is a long way from development at 121st Street; development will commence at 116th Street and there is a period a years before there is access onto 121st Street. Mr. Stober also commented that he was troubled by comments made by Man Klineman. The vote on Jim Bolander's motion to table was i 1 in favor, Jim ONeal and Norma Meighen opposed, Rick Sharp abstaining. Docket No. 27-97 PP TAJ3LED for 30 days, until the next meeting. I NEW BUSINESS: lj. Commission to consider Docket No. 48-97 ADLS Amend., an amended Architectural Design Lighting Landscaping, and Signage application for Ameritech Wireless Services. Petitioner seeks approval to attach antennas to an existing office building. The site is zoned B-!/Business. (The petitioner will also be appearing before the Carmel/Clay Board of Zoning Appeals for Use Variance approval.) Filed by Matt Price of McHale Cook and Welch. c `minutes\pc11997 jul 10 Matt Price, attorney with McHale Cook and Welch, 320 :North Meridian Street, Suite 1100, Indianapolis appeared before the Commission representing Ameritech Wireless Communications, Inc. also in attendance was Brian Wilson, project manager for Ameritech Wireless Communications in Indiana with an office in Indianapolis. Mr. Price stated that with the passage of the new ordinance, Ameritech Wireless Communications had received notice by letter from the Department that they are now a permitted use under the new zoning ordinance; hence, the Use Variance application will be withdrawn. Mr. Price gave a brief overview of the project. The site is subject to the U.S. 31 Overlay Zone requirements. The system will consist of antennae attachments to the parapet wall and inside the mechanical penthouse which is a structure on top of the Hewlett Packard building. In order for Ameritech's PCS system to function, sites must be located within cells. Ameritech's system has been designed so that no towers will have to be built within the City of Carmel. The only two sites within the City of Carmel are an amennae to be placed on the water tower which has already been approved, and the Hewlett Packard Building. It is believed that the visual impact of these antennae attachments is virtually negligible, and approval is being requested as submitted. Mark Monroe reported that the Department is recommending approval as submitted. Dave Cremeans asked if it were possible to share the facilities with a competitor such as Sprint. Mr. Price responded that it depends on how their system is designed, but it is possible to share locations. Dick Klar moved for the approval of Docket No. 48-97 ADLS Amend, for Ameritech Wireless Services, seconded by Paul Spranger. The vote was 12 in favor, none opposed, Luci Snyder, no vote, MOTION APPROVED. 2j. Commission to consider Docket No. 56.97 ADLS, an Architectural Desist, Lighting, Landscaping, and Signage application for REI Investments. Petitioner seeks approval to construct a 120,000 square foot office budding and a 22,000 square foot office building on 10 acres. The site is located on the west side of Illinois Street within the Meridian at 465 Office Complex. The site is zoned B-3Business and B-1Business. (The petitioner .vill also be appearing before the CarmeUClay Board of Zoning Appeals for Special Use approval.) Filed by Phil Nicely of Bose McKinney and Evans. Phil Nicely, 8888 Keystone Crossing appeared before the Commission representing the petitioner. ADLS approval is being requested for the construction of two office buildings; one a three story, 120,000 square foot building, the other a two story, 22,000 square foot building. Bob Olson, engineer for the development, and Kevin Foster, landscape architect, were also in attendance. c:\minutes`,pc,,1997 jul The property is zoned three different categories: one small portion is zoned B-6; the middle section is zoned B-3; and the section to the south is zoned B-1. The proposed office uses are all permitted uses within the zoning classification, however the B-3 zoning does require a Special Use before the Board of Zoning Appeals. In 1985, the entire property was zoned to be a development of an office business complex. A covenant was made at the time of zoning to develop the property as an office business, and that all buildings would come back before the Commission 'or ADLS approval. The petitioner has appeared before Technical Advisory and believes all concerns to be addressed. The petitioner has met with the neighbors as well. Bob Olson explained the construction materials of the buildings which will be precast panels, buff color, with blue/grey type glass with aluminum frames. On the larger building, the HVAC will be located on the roof, screened with a parapet wall. There will be one transformer on the site itself - The larger building will contain a dock area and a recessed area for a trash compactor. The petitioner has invited the neighbors to a meeting to make them aware of the proposed development. The neighbors requested more pine trees along the property line for a more dense appearance and buffer; REI is willing to comply. The two story building setback requirement was smaller and neighbors requested plant material between the fence and the parking area; the petitioner will comply and a revised landscape plan is on file with the Department. There are two signs on the property indicating the two buildings. The bottom portion will be a precast panel, the upper portion will be green. Jay Dorman asked if there were any concerns expressed regarding the illumination of the parking area and how that was to be addressed, Mr. Olson responded that the light fixtures would be of the same type of fixture as those in existence, however the first row of lighting along the residences is reduced from a 30 to a'_5 foot pole. The petitioner will comply with the requirements of a one -tenth foot candle. Along the property tine is an 8 foot masonry fence as well as an 8 foot wooden tence, together with high plant material will provide an adequate buffer. Jay Dorman was complimentary of the sensitivity shown to the neighbors by the petitioner. Parking lot requirements: less than 500; 625 are provided. Mark Monroe reported that the Department is recommending that the project be referred to the Special Study Committee on August 5 The Department has been working with the petitioner on landscaping, parking, and curb cuts, there are some outstanding TAC issues at this time Alan Klineman asked that the petitioner compute the land area that the smaller building is to be built on before Committee date. Also..Alan questioned the dimension of the parking area and the c \minutesipc, l 997 jul 12 additional parking provided. More particulars were requested on the landscape plan with regard to the trees on site at the present time. Docket No. 56-97 ADLS, for REI Investments, was referred to Special Study Committee which will meet August 5 in the Caucus Rooms of City Hall. There being no further business to come before the Commission, the meeting was adjourned at 9:35 PM. H.K. 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