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concessions and ticket booth structures, has been designed to match the school building in material and color. The landscaping plan for the site is extensive and serves several functions. Decorative landscaping is provided along Butternut Ridge Road and the fagade of the building. Both the middle school and high school courtyards will be landscaped. Additional ornamental landscaping and decorative pavement is shown at the entrance of the performing arts center and in the transition area between the school and stadium facility. Screening is provided in a variety of ways including a 6-foot high board on board fence and a combination of trees and shrubs where the parking and drives are closest to residential properties. Additional vegetation is proposed along the internal roads and paths to the south of Roots ditch and within the conservation easement area along the ditch. Existing vegetation will be maintained where feasible to help provide a natural screen. In regards to lighting, the applicant is proposing two basic types. The first type is meant to illuminate parking axeas and drives and building entrances; the second type is stadium lighting which will be sporadically used. The Planning and Design Commission has some discretion to approve lighting of outdoor recreation areas that, due to the nature and purpose of the lighting, would otherwise not conform to our parking area requirements. Roadway changes impact the area along Butternut Ridge Road from Revere Drive to the western drive of the school complex and also Dover Center Road. A third lane will be added on Dover Center at the DoverButternut intersection heading south. Additionally a left turn lane will be added to Butternut Ridge heading westbound at the Dover signal. School zone signage will be installed along Butternut with a signalized crosswalk between the school campus and the library. A fully detailed sign package will be required for the final phase of Planning and Design Commission and Council review. Ms. Wenger recommended that the Planning and Design Commission incorporate all conditions of approval for Phase 1 and 2 by reference into any motion for approval of Phase 3. 1VIr. DiFranco stated that storm water storage volume would be increased along Roots Ditch. A conservation easement will be created, protecting the ditch for eternity. He recommended that the pavement composition of the road widening portions match what is existing, asphalt over concrete base, and to include resurfacing of Butternut Ridge Road between stations 5+50 and 9+50, due to construction traffic and reconfiguring the pavement markings. Ms. Nader asked how the applicant will address the above ground storage tank in the Phase 1 environmental assessment. There is an existing oil tank by the bus garage that will be relocated to the other side of the bus garage. Ms. Nader stated in the Phase 1 assessment, there are wetlands identified on the property and she wondered if the applicant applied for a permit with the Army Corp of Engineers. Ms. Pavlovic stated that a permit has not been applied for but they will for the area identified by the soccer fields. The wetland area by the west portion of the facility will be looked at. Ms. Pavlovic stated that all ballfields will be accessible with a hard surfaced path that goes to the fields. Ms. Nader believed the layout is well thought out and she liked the courtyards. Ms. Wenger stated that irrigation is not required since this project is not