Tulsa Metropolitan Area Planning Commission
An Amendment to Clarify
Wednesday, April 26, 2000
1:30 p.m.
Francis Campbell City
Council Room
Plaza Level, Tulsa Civic
Center
Members Present Members
Absent Staff Present Others Present
Boyle Beach Jackere, Legal
Carnes Bruce Counsel
Collins Dunlap
Harmon Huntsinger
Hill Matthews
Horner Stump
Jackson
Ledford
Midget
Pace
Westervelt
The notice and agenda of said meeting were posted in the Reception Area of the INCOG offices on Monday, April 24, 2000 at 11:00 a.m., posted in the Office of the City Clerk at 10:52 a.m., as well as in the office of the County Clerk at 10:50 a.m.
After declaring a quorum present, Chair Westervelt called the meeting to order at 1:30 p.m.
Minutes:
Approval of the
minutes of April 5, 2000 Meeting No. 2235
On MOTION of BOYLE the TMAPC voted 10-0-0 (Boyle, Carnes, Collins, Harmon, Hill, Horner, Jackson, Ledford, Pace, Westervelt “aye”; no “nays”; none “abstaining”; Midget “absent“) to APPROVE the minutes of the meeting of April 12, 2000 Meeting No. 2235.
Minutes:
Approval of the
minutes of April 12, 2000 Meeting No. 2236
On MOTION of BOYLE the TMAPC voted 9-0-1 (Boyle, Carnes, Collins, Harmon, Hill, Jackson, Ledford, Pace, Westervelt “aye”; no “nays”; Horner “abstaining”; Midget “absent“) to APPROVE the minutes of the meeting of April 12, 2000 Meeting No. 2236.
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CONTINUED ITEMS:
Application No.:
Z-6757/691-A RS-1
to RS-2
Applicant: John Sayre (PD-6)
(CD-9)
Location: South of southwest
corner of East 47th Street South and South Gary Avenue
TMAPC Comments:
Mr. Westervelt stated that staff indicated that this application would need to be re-advertised. He indicated that May 11th would be the new deadline for the applicant to submit his information in order to hear this application on June 21, 2000 at 1:30 p.m.
The applicant
indicated his agreement with staff’s recommendation.
There were no interested parties wishing to speak.
TMAPC Action; 10
members present:
On MOTION of BOYLE, the TMAPC voted 10-0-0 (Boyle, Carnes, Collins, Harmon, Hill, Horner, Jackson, Ledford, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Midget "absent") to CONTINUE Z-6757/PUD-591-A to June 21, 2000 at 1:30 p.m.
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Application No.: Z-6759 RS-1
to RS-3
Applicant: Larry W. Jenkins (PD-18)
(CD-8)
Location: Northwest corner of East 93rd
Street South and South Darlington
TMAPC Comments:
Mr. Westervelt stated that this application will need to be re-advertised and staff recommends May 17, 2000 for the new hearing date.
There were no interested parties wishing to speak.
TMAPC Action; 10
members present:
On MOTION of BOYLE, the TMAPC voted 10-0-0 (Boyle, Carnes, Collins, Harmon, Hill, Horner, Jackson, Ledford, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Midget "absent") to CONTINUE Z-6759 to May 17, 2000 at 1:30 p.m.
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Consider rescheduling the Public Hearing regarding the Maple Ridge HP Zoning proposal
TMAPC Comments:
Mr. Westervelt stated that this item was originally scheduled for May 24, 2000. He explained that he would be out of town and requests that this item be rescheduled for June 7, 2000 in order to attend the public hearing. He commented that there are no apparent financing deadlines or construction scheduling problems.
Mr. Westervelt reported that the TMAPC received a letter (Exhibit C-1) from Sally Davies requesting that this item not be continued.
Interested Parties
Comments:
Sally Davies, Chairperson for Historic Preservation Zoning, Maple Ridge Association, stated that she was relieved to have the original date set for May 24, 2000. She indicated that she couldn’t attend a meeting in the first part of June 2000, due to personal business. She commented that her inability, as the Chairman and the one presenting the proposed zoning, takes precedence over Mr. Westervelt’s inability to attend the public hearing. She explained that there are eleven Planning Commissioners and he does not necessarily need to be present for the hearing as long as there is a quorum. She commented that she does definitely need to be present for the hearing because there is no one else who can fill her shoes in her absence.
TMAPC Comments:
Mr. Boyle asked Ms. Davies if there was a later date in June that would be convenient for her. In response, Ms. Davies stated that there is a problem with setting another date into the summer. Ms. Davies indicated that it makes it difficult to get adequate support with the residents on vacation. Ms. Davies stated that there are numerous homes for sale in the neighborhood, and she would have to go back to the properties when they are sold and explain the proposal. Ms. Davies stated that it would be better for her and the neighborhood to have the hearing on May 24, 2000.
Mr. Boyle stated that he understands that Ms. Davies is essential to the presentation of the HP zoning request. He explained that he was hoping to find a date that Ms. Davies, as well as Mr. Westervelt, can attend later in June.
Ms. Davies stated that by the time she would be able to attend the meeting in June, then Beth Fisher would not be able to participate. Ms. Davies commented that if this application were pushed to later in the summer, then eventually there would be a date she could attend, but it is a great disadvantage to the neighborhood’s position.
Mr. Westervelt asked Ms. Davies if she would prefer that the Planning Commission vote on the request to reschedule to see if the Planning Commission’s pleasure is to continue this item to June 7th, or if she would prefer to confer with her constituents to suggest a date that would work for all them. Ms. Davies stated that she would prefer for the Planning Commission to vote today because she would like to have the hearing on May 24th. Mr. Westervelt stated that he understands that Ms. Davies would like to have the hearing on May 24th, but if that is the only date she indicates and the Planning Commission votes to continue this item, it will be June 7th, which is a date she has already indicated that she cannot attend. Mr. Westervelt stated that he would prefer to pick a date that would permit Ms. Davies to attend the hearing. Mr. Westervelt asked Ms. Davies to supply a date on which she could attend the public hearing in June or later. Mr. Westervelt reiterated that the Planning Commission would like to reschedule the hearing to a date certain that all parties can be in attendance. Ms. Davies reiterated that she does not know a date that she or Ms. Fisher can both attend and would prefer to have the hearing remain set for May 24th, 2000.
After a lengthy discussion it was recommended that this item be heard in its regular order, to allow Ms. Davies and Ms. Fisher time to decide on a date that they can both can be in attendance for the rescheduled hearing.
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REPORTS:
Committee Reports:
Rules and Regulations Committee
Mr. Boyle reported that there would be a worksession immediately following the TMAPC meeting today in Room 1102 to consider Oakview Estates/Timberlane RE zoning.
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Director’s Report:
Ms. Matthews stated there are three subdivisions and one ordinance change on the City Council agenda for Thursday, April 27, 2000.
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SUBDIVISIONS
LOT-SPLITS FOR WAIVER OF SUBDIVISION REGULATIONS:
L-19020 – Tyann Development (3214) (PD-15) (County)
7202 North 117th East Avenue
Staff Recommendation:
Mr. Beach stated that the applicant has applied to split a 100’ strip of land off the back of two lots and attach it to a larger parcel. Rather than using a septic system on Tracts 1 and 2, the applicant will be installing an alternative system, which requires waiver from the Subdivision Regulations. Therefore, the applicant is asking for a waiver of Subdivision Regulation 6.5.4.(e) requiring a passing soil percolation test.
Mr. Beach stated that staff believes this lot-split would not have an adverse effect on the surrounding properties and would therefore recommend APPROVAL of the waiver of Subdivision Regulations and of the lot-split.
There were no interested parties wishing to speak.
TMAPC Comments:
Mr. Westervelt asked Mr. Beach if the TMAPC has adopted the changes in the Subdivision Regulations to eliminate the need for waiver of the Subdivision Regulations regarding alternative septic systems. In response, Mr. Beach stated that the changes have not been adopted at this time. Mr. Beach explained that staff is waiting for feedback from the City of Tulsa’s Public Works Department.
Mr. Beach stated that he couldn’t answer what type of alternative system this application will be installing. He explained that the Department of Environmental Quality has jurisdiction over all types of on site sewer disposal systems. He indicated that the DEQ would permit several different types as long as the lot size meets their minimum requirements.
There were no interested parties wishing to speak.
TMAPC Action; 10 members present:
On MOTION of CARNES, the TMAPC voted 10-0-0 (Boyle, Carnes, Collins, Harmon, Hill, Horner, Jackson, Ledford, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Midget "absent") to APPROVE the waiver of Subdivision Regulations and of the lot-split as recommended by staff.
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L-19056 - Town of Skiatook (2023) (PD-13) (County)
Northeast corner SH-20 and North Lewis
Staff Recommendation:
The applicant has applied to split a three-acre tract out of a 160-acre tract. Both tracts meet the zoning requirements for AG zoning; however, Tract 1 will be used as an electricity substation for the Town of Skiatook and will not require a sewer system. Therefore, the applicant is asking for a waiver of Subdivision Regulation 6.5.4.(e) requiring a passing soil percolation test.
Staff believes this lot-split would not have an adverse effect on the surrounding properties and would therefore recommend APPROVAL of the waiver of Subdivision Regulations and of the lot-split.
There were no interested parties wishing to speak.
TMAPC Action; 10 members present:
On MOTION of HORNER, the TMAPC voted 10-0-0 (Boyle, Carnes, Collins, Harmon, Hill, Horner, Jackson, Ledford, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Midget "absent") to APPROVE the waiver of Subdivision Regulations and the lot-split as recommended by staff.
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PRELIMINARY PLAT:
Northwest corner of
76th Street North and North Yale Avenue
The site is bounded on the north by unplatted property, on the east by Yale Avenue, on the south by 76th Street North and on the west by Hwy 75. It is bisected east to west by GRDA and PSO easements and includes a gas pipeline easement in the northwest corner.
A residence is present on the site. Residences are also present to the north and northeast and to the south across 76th Street North. The parcel to the east across Yale is vacant.
The high point of the site occurs along the eastern boundary in the area of the midpoint. The site drops away to the west in a generally fan-like configuration; drainage will be to the west and north with some to the south.
The Whirlpool plant is across 76th Street to the southeast.
The site is zoned AG and is surrounded to the north, east and south by AG parcels. The parcel to the southeast is zoned IM.
Yale Avenue and 76th Street North are secondary arterials on the Major Street and Highway Plan. The plat does not specifically indicate the area to be dedicated, although it appears that the 76th Street North ROW is expanded. Six (6) access points are indicated off of Yale Avenue to the east. Access is prohibited off of 76th Street North.
SANITARY SEWER:
WATER:
A Rural Water District #3 easement is present along the eastern property line.
STORM DRAIN:
Reserves A and B in the southwest and west parts of the site are intended to be dedicated to the City for drainage purposes.
UTILITIES:
GRDA and PSO easements run through the central portion of the property with a gas pipeline easement in the northwest corner of the site. A 17.5’ utility easement is located along the south, west and north boundaries.
A 50’ ONG easement is located along the eastern boundary.
Staff provides the following comments from the TAC meeting.
1. Streets/access:
· Future change in zoning/use along 76th Street North needing access will require change in access.
·
Raines,
County: No comment
2. Sewer:
Staff recommends approval of the preliminary plat subject to the following:
Waivers of Subdivision Regulations:
1. None needed.
Special Conditions:
1. Easements to satisfaction of utility providers as noted above.
2. A 6” water line extension to satisfaction of County Engineer.
Standard Conditions:
1. Utility easements shall meet the approval of the utilities. Coordinate with Subsurface Committee if underground plant is planned. Show additional easements as required. Existing easements shall be tied to or related to property line and/or lot lines.
2. Water and sanitary sewer plans shall be approved by the County Engineer prior to release of final plat. (Include language for W/S facilities in covenants.)
3. Pavement or landscape repair within restricted water line, sewer line, or utility easements as a result of water or sewer line or other utility repairs due to breaks and failures, shall be borne by the owner(s) of the lot(s).
4. Any request for creation of a Sewer Improvement District shall be submitted to the County Engineer prior to release of final plat.
5. Paving and/or drainage plans (as required) shall be approved by the County Engineer.
6. Any request for a Privately Financed Public Improvement (PFPI) shall be submitted to the County Engineer.
7. A topo map shall be submitted for review by TAC (Subdivision Regulations). (Submit with drainage plans as directed.)
8. Street names shall be approved by the County Engineer and shown on plat.
9. All curve data, including corner radii, shall be shown on final plat as applicable.
10. Bearings, or true N/S, etc., shall be shown on perimeter of land being platted or other bearings as directed by the County Engineer.
11. All adjacent streets, intersections and/or widths thereof shall be shown on plat.
12. It is recommended that the developer coordinate with the County Engineer during the early stages of street construction concerning the ordering, purchase and installation of street marker signs. (Advisory, not a condition for plat release.)
13. It is recommended that the applicant and/or his engineer or developer coordinate with the Tulsa City/County Health Department for solid waste disposal, particularly during the construction phase and/or clearing of the project. Burning of solid waste is prohibited.
14. The method of sewage disposal and plans therefor shall be approved by the City/County Health Department.
15. The owner(s) shall provide the following information on sewage disposal system if it is to be privately operated on each lot: type, size and general location. (This information to be included in restrictive covenants on plat.)
16. All lots, streets, building lines, easements, etc., shall be completely dimensioned.
17. The key or location map shall be complete.
18. A Corporation Commission letter, Certificate of Non-Development, or other records as may be on file, shall be provided concerning any oil and/or gas wells before plat is released. (A building line shall be shown on plat on any wells not officially plugged. If plugged, provide plugging records.)
19. A "Letter of Assurance" regarding installation of improvements shall be provided prior to release of final plat. (Including documents required under 3.6.5 Subdivision Regulations.)
20. Applicant is advised of his responsibility to contact the U.S. Army Corps of Engineers regarding Section 404 of the Clean Waters Act.
21. If the owner is a Limited Liability Corporation (L.L.C.), a letter from an attorney stating that the L.L.C. is properly organized to do business in Oklahoma is required.
22. All other Subdivision Regulations shall be met prior to release of final plat.
There were no interested parties wishing to speak.
TMAPC Action; 10 members present:
On MOTION of BOYLE, the TMAPC voted 10-0-0 (Boyle, Carnes, Collins, Harmon, Hill, Horner, Jackson, Ledford, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; Midget "absent") to APPROVE the preliminary plat for Cornerstone Freewill Baptist Church subject to special conditions and standard conditions as recommended by staff.
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Mr. Midget in at 1:50 p.m.
DARLINGTON WEST 2nd
ADDITION (PD-18) (CD-8)
The following
background information was provided at the December
2, 1999 TAC meeting.
The site is in a developed area, located at the northwest corner of 93rd Street and Darlington. Additions are located to the west and east (across Darlington) with lots in the half-acre range to the south (across 93rd) and north. The area north of the northwest portion of the addition appears to include two storage structures and is largely vacant. Information on the plat indicates that the vacant area will become a second phase in the future.
The site is located in the RS-1 District as is the area to the south. The areas to the east and west are in the RS-3 District.
STREETS:
The site is bounded on the east by Darlington Avenue and on the south by East 93rd Street South. The Major Street and Highway Plan appears to indicate 93rd Street as a residential collector.
The plat proposes a 50’ wide north/south street running from 93rd Street to the northern property line.
Water is present in 93rd Street and along the eastern boundary of South Darlington.
Sanitary sewer is present along the north side of 93rd Street.
Drainage information is not included on the plat at this time.
A 15-foot utility easement is indicated at the southern and eastern boundaries.
Staff provides the following comments from
the TAC meeting.
1. Streets/access:
·
Somdecerff, streets: indicated that book and page references would be
required for radius returns and that street dedication would be required in the
covenants.
2.
Sewer:
Staff recommends approval of the preliminary plat subject to the following:
Waivers of
Subdivision Regulations:
1. None needed.
Special Conditions:
1. Standard covenants shall be provided for sewer and water as provided above.
2. Covenants shall provide for street dedication; references provided for dedication of intersection radius areas.
Standard Conditions:
1. Utility easements shall meet the approval of the utilities. Coordinate with Subsurface Committee if underground plant is planned. Show additional easements as required. Existing easements shall be tied to or related to property line and/or lot lines.
2. Water and sanitary sewer plans shall be approved by the Public Works Department prior to release of final plat. (Include language for W/S facilities in covenants.)
3. Pavement or landscape repair within restricted water line, sewer line, or utility easements as a result of water or sewer line or other utility repairs due to breaks and failures, shall be borne by the owner(s) of the lot(s).
4. Any request for creation of a Sewer Improvement District shall be submitted to the Public Works Department prior to release of final plat.
5. Paving and/or drainage plans (as required) shall be approved by the Public Works Department.
6. Any request for a Privately Financed Public Improvement (PFPI) shall be submitted to the Public Works Department.
7. A topo map shall be submitted for review by TAC (Subdivision Regulations). (Submit with drainage plans as directed.)
8. Street names shall be approved by the Public Works Department and shown on plat.
9. All curve data, including corner radii, shall be shown on final plat as applicable.
10. Bearings, or true N/S, etc., shall be shown on perimeter of land being platted or other bearings as directed by the Public Works Department.
11. All adjacent streets, intersections and/or widths thereof shall be shown on plat.
12. It is recommended that the developer coordinate with the Public Works Department during the early stages of street construction concerning the ordering, purchase and installation of street marker signs. (Advisory, not a condition for plat release.)
13. It is recommended that the applicant and/or his engineer or developer coordinate with the Tulsa City/County Health Department for solid waste disposal, particularly during the construction phase and/or clearing of the project. Burning of solid waste is prohibited.
14. The method of sewage disposal and plans therefor shall be approved by the City/County Health Department. [Percolation tests (if applicable) are required prior to preliminary approval of plat.]
15. The owner(s) shall provide the following information on sewage disposal system if it is to be privately operated on each lot: type, size and general location. (This information to be included in restrictive covenants on plat.)
16. All lots, streets, building lines, easements, etc., shall be completely dimensioned.
17. The key or location map shall be complete.
18. A Corporation Commission letter, Certificate of Non-Development, or other records as may be on file, shall be provided concerning any oil and/or gas wells before plat is released. (A building line shall be shown on plat on any wells not officially plugged. If plugged, provide plugging records.)
19. A "Letter of Assurance" regarding installation of improvements shall be provided prior to release of final plat. (Including documents required under 3.6.5 Subdivision Regulations.)
20. Applicant is advised of his responsibility to contact the U.S. Army Corps of Engineers regarding Section 404 of the Clean Waters Act.
21. If the owner is a Limited Liability Corporation (L.L.C.), a letter from an attorney stating that the L.L.C. is properly organized to do business in Oklahoma is required.
22. All other Subdivision Regulations shall be met prior to release of final plat.
There were no interested parties wishing to speak.
TMAPC Action; 11 members present:
On MOTION of BOYLE, the TMAPC voted 11-0-0 (Boyle, Carnes, Collins, Harmon, Hill, Horner, Jackson, Ledford, Midget, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; none "absent") to APPROVE the preliminary plat for Darlington West 2nd Addition, subject to special conditions and standard conditions as recommended by staff.
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HILLCREST AMENDED (PD-4)
(CD-4)
West side of Lewis between East 4th and 5th Streets
South
Staff Recommendation:
The following
background information was provided at the April 4, 2000 TAC meeting.
The site includes portions of Blocks 1, 2 and 3 of the Hillcrest Addition and Blocks 1 and 2 of the Hillcrest Ridge Addition. It bounded on the east by Lewis Avenue and on the west by existing homes. Fourth Street, Fourth Place and Fifth Street terminate in cul-de-sacs just to the west of Lewis.
Eight lots are being created from an area that previously included portions of 15 lots.
The subject site is zoned RS-4 with RS-4 zoning to the west. The areas to the north and south carry a CS designation, with the area across Lewis to the east being a combination of CS, OH and CH.
The eight individual lots will be accessed off of Fourth Street, Fourth Place or Fifth Street. These streets have been physically cut off from Lewis and are accessed from Gillette Avenue to the west.
The plat indicates 10’ of ROW to be dedicated along the west side of Lewis.
The plat shows existing 2’ easements along the rear lot lines.
A 12" line is present along the east side of Lewis. The atlas shows two inch line in the residential streets.
Staff does not have storm drain information at this time.
Staff provides the following
comments from the TAC meeting.
UTILITIES:
1. Streets/access:
· Somdecerff, streets: indicated that a Limits of No Access should be included along the Lewis frontage. All right-of-way dedications should be referenced or labeled as being dedicated by this plat.
2. Sewer:
Staff recommends approval of the preliminary plat subject to the following:
Waivers of Subdivision Regulations:
1. None needed.
Special Conditions:
1. Additional easements will be required as noted above.
2. Sanitary sewer line abandonment must be through written request.
3. Access from Lewis will be prohibited.
4. Street dedications should be clearly noted/referenced.
Standard Conditions:
1. Utility easements shall meet the approval of the utilities. Coordinate with Subsurface Committee if underground plant is planned. Show additional easements as required. Existing easements shall be tied to or related to property line and/or lot lines.
2. Water and sanitary sewer plans shall be approved by the Public Works Department prior to release of final plat. (Include language for W/S facilities in covenants.)
6. Pavement or landscape repair within restricted water line, sewer line, or utility easements as a result of water or sewer line or other utility repairs due to breaks and failures, shall be borne by the owner(s) of the lot(s).
7. Any request for creation of a Sewer Improvement District shall be submitted to the Public Works Department prior to release of final plat.
8. Paving and/or drainage plans (as required) shall be approved by the Public Works Department.
9. Any request for a Privately Financed Public Improvement (PFPI) shall be submitted to the Public Works Department.
10. A topo map shall be submitted for review by TAC (Subdivision Regulations). (Submit with drainage plans as directed.)
11. Street names shall be approved by the Public Works Department and shown on plat.
12. All curve data, including corner radii, shall be shown on final plat as applicable.
13. Bearings, or true N/S, etc., shall be shown on perimeter of land being platted or other bearings as directed by the Public Works Department.
14. All adjacent streets, intersections and/or widths thereof shall be shown on plat.
15. It is recommended that the developer coordinate with the Public Works Department during the early stages of street construction concerning the ordering, purchase and installation of street marker signs. (Advisory, not a condition for plat release.)
16. It is recommended that the applicant and/or his engineer or developer coordinate with the Tulsa City/County Health Department for solid waste disposal, particularly during the construction phase and/or clearing of the project. Burning of solid waste is prohibited.
17. The method of sewage disposal and plans therefor shall be approved by the City/County Health Department. [Percolation tests (if applicable) are required prior to preliminary approval of plat.]
18. The owner(s) shall provide the following information on sewage disposal system if it is to be privately operated on each lot: type, size and general location. (This information to be included in restrictive covenants on plat.)
19. All lots, streets, building lines, easements, etc., shall be completely dimensioned.
20. The key or location map shall be complete.
21. A Corporation Commission letter, Certificate of Non-Development, or other records as may be on file, shall be provided concerning any oil and/or gas wells before plat is released. (A building line shall be shown on plat on any wells not officially plugged. If plugged, provide plugging records.)
22. A "Letter of Assurance" regarding installation of improvements shall be provided prior to release of final plat. (Including documents required under 3.6.5 Subdivision Regulations.)
23. Applicant is advised to of his responsibility to contact the U.S. Army Corps of Engineers regarding Section 404 of the Clean Waters Act.
24. If the owner is a Limited Liability Corporation (L.L.C.), a letter from an attorney stating that the L.L.C. is properly organized to do business in Oklahoma is required.
25. All other Subdivision Regulations shall be met prior to release of final plat.
There were no interested parties wishing to speak.
TMAPC Action; 11 members present:
On MOTION of CARNES, the TMAPC voted 11-0-0 (Boyle, Carnes, Collins, Harmon, Hill, Horner, Jackson, Ledford, Midget, Pace, Westervelt "aye"; no "nays"; none ”abstaining"; none "absent") to APPROVE the preliminary plat for Hillcrest Amended, subject to special conditions and standard conditions as recommended by staff.
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North and west of
the northwest corner of Peoria Avenue and 8th Street
The following
background information was provided at the April 4, 2000 TAC meeting.
The subject parcel is located north and west of the northwest corner of Peoria and 8th; several parcels at the corner are not a part of the project. Centennial (Central) Park bounds the site on the north. The Cherokee Expressway is across Madison Avenue to the west. The cemetery is across 8th Street to the south. The site was previously developed with single-family structures which have since been removed.
The project lies within PUD 629, which is divided into two development areas (A and B) and allows a mix of residential densities as well as commercial and office use.
The project is bounded by Peoria on the east, 8th Street on the south and Madison Avenue on the east. The project includes three access points into the residential area off of 8th Street, with one off of Madison. Access to the parking for the