limited to seventeen thousand square feet are you maintaining that seventeen thousand square foot storage or you've gone beyond that now we're still ok well if you would rearrange that seventeen thousand square feet to be the same depth as your current parking area and then paved that that would get you taken care of for now and then you can work on doing your deal for the rest of it i understand that it's a difficult thing for you you  purchased that property and it's up to you to you know abide by the rules of the township you have had a grace period in word operate and try to put it deal together but it's time to move forward with that and yeah there's going to suggesting a a time to come back with a preliminary kind of a plan and these are you sure it shows some progress in one one direction or another but if it's six months from today or on the northern side adjacent road there is primarily commercial and office development there is a residential home located here so i'll get into it in the explanation of site plan but what we're trying to do is to limit the impacts to the adjacent neighbors and specifically the residential home so with that i'd like to bring up and introduce my coach who is the owner and he'll give an explanation of what he's trying to achieve with the restaurant  community oriented bicycle the business my background i've worked for ten years for quaker steak and live so i basically call this quakers they can move with instead of cars o t b stands for over the bar which is a cycling term for when you wreck your bike and fly over years but i'm not your typical south side bar have had a proclamation from the city of pittsburgh from councilman bruce kraus for my community oriented business philosophy we we promote active to get the city on board we've gotten new really numerous accolades for by being a bicycle friendly employer nationally from league of merican bicyclists globally from my pittsburgh like a lot i came across the north part of the house i'm not sure you're familiar with that location as my second restaurant i worked diligently to convince the county government to give me the opportunity to form a public private partnership to open a business within one of their buildings and frankly the north for both houses one of the buildings in allegheny county it's a beautiful stone building the slate roof i feel very honored to be there and i work  tirelessly with true pittsburgh donating to them and supporting them so that they can maintain and build trails in the park without any kind of first foundation so that they can continue to do the things that they do for the park it in the reason to give you all this background talk your ears off about i could talk about a t v all day that's my passion but it shows you that the county would not enter into a public private partnership if i was your typical south side bar we're not a bar we don't do two dollars an hour lights we don't do shots on discounted prices we focus on food good food for little food family friendly fun environment we serve our kids meals on for his piece of kids going wrong player and when they leave and we want to be a destination on the addition to the community of peters island down here in her st clair so i'm really excited to have something closer to home that i can be a part of and help chance the really not just business but recreation opportunity obviously barton historic building landscape architect by profession i don't practice anymore because i've become very busy with the restaurants but i'm really into history and architecture and being that we have to be on the south side of the t v at the north intersection actually break free here and it was torn down when they expanded the road and i thought that would bring some neat character and history so i've invasion some pictures and things like that around the restaurant that would reflect on that history a little bit and so not just you know this would be anything that looks like a strip mall type of building opening something with some historic character that's attractive that can again be that destination not just another business in your ok all right so this site is as i said nine point six acres in size the major goal when designing this was to minimize the impact on the dissing site conditions and also adjacent property so as you enter the si brick road you come into two parking areas that has ninety two parking spaces which is the minimum for the size restaurant that we have which is five thousand seven hundred square feet in size there will be connection to arrowhead  trail one goal here was the placement of the building so we tried to place it just for east and as close to valley brook as possible for a couple reasons first we place it close to valley group road because there is the existing floodplain we don't want that building located the second moving it to the east we want to place it across the street from the commercial office uses those are more complimentary we want to try and slide as far away as we could from that existing residential use to minimize the impact there so that distance that separation provides a buffer in addition there would be a landscape buffer along valley road that would minimize the visual impact the parking area so we're really here for the placement of the building and the parking appealing architectural character and the way that you do that through material changes through articulations through accent so that you can make the building dynamic and visually interesting so instead of creating just a flat facade along the twenty five foot front set back we wanted to create a dynamic with the covered porch and an entrance vestibule to really focus on that entrance so to do so we have this area this is the view from valley brick road to the front facade this would be the area that would be encroaching into that twenty five foot front step back now the reason we're as i said we're pushing this so close is that floodplain so you can see we're right adjacent to it so we  we could create a flat but we think that it's a better fit for the community to create that interesting architecture and have some thoughtful thoughtful architecture installed in this location me if i'm wrong the code does permit parking areas paving within the floodplain but it doesn't permit phil if you think if parking and paving is permitted there cutting show operations have to occur the code also states that parking impaired paving areas are not considered a disturbance of the floodplain so what we're here for because that section of the code says that you can't place fill that's why we're asking for the varian design into that to see the impacts of the grading on that floodplain and what that dime is created net no net increase in the floodplain other than an area right here below the top of the slope where we filling the parking area around two inches anything else upstream or abruptly four hundred feet would be zero increase so the intent of the ordinance we believe is that it's to allow parking and paving there but you don't want to create any negative impacts on adjacent properties so with that h and h study we're showing that the only increase is a small area on our site and there's no negative impact downstream or upstream properties so with that we believe that this variance is the minimum that will for relief so that we can fit the parking that's necessary for the size of the building that we're proposing additionally i should like to note for the record is that another reason we're filling in this location is that we have to put our stormwater management elevation so our stormwater management facility is going to be located in the parking area here now if we were to place a lower that parking area we'd be below our stormwater management facility wouldn't be able to get the water back so we are lifting that parking area to make sure we have positive drainage back to that facility factor there that we can adequately light for a vehicle or traffic so what we're proposing is that we have a maximum height of a pole of fifteen feet only like the areas that are needed and we'll make sure to direct those lights and shield them downward typically when you go through plan approval within peter's township the planning commission is conditioned that after construction if there's any issues with lighting you reserve the right to come back and make adjustments as necessary we'd be open to that so with that that concludes kind of the over no no because the site what we're willing to do is install landscaping along here but the mounds going to be difficult because the site does slope downward already so to create that amount along here could prove difficult with filling in that location and then having our elevations for the parking area so we're willing to work with staff to put in deciduous trees or strawbs something that will help buffer the parking area but also leave some visibility towards the building we think it's going to coming from the parking lot to gather as they go into this this is inside would be the main dining room and we've put in windows that are a little bit large the what you might find in your house but had that kind of scale with the moments and so forth to break that down there's a fireplace on the inside that's being expressed on the outside this inside room and you'll see that some other views of it is kind of a separate dining and restaurant and then outdoors we're going to be developing a patio as the first floor sort of steps down to the site so that there can be outdoor dining and then eventually maybe some outdoor other activities this is the back of the building facing the trail this is another porch area on the inside of the building with dining this is the other side of this space the separate dining room and then some of the ideas that we're looking at for the outdoor dining not surprisingly this is where the kitchen is  brings it back to look like an old grist mill and this will be a new grist mill that will be here on the side of the building and visible as you enter the building from the parking lot and also from the road and then this is the far end facing the east with the outdoor dining space probably two different levels as the site steps down and then some of the areas that were opening up to bring a lot of light into the dining room that's all we have one that  any questions on the look at the building outside you think as you mentioned before we're looking at a combination of wood siding and cultured stone to have it meet the ground gracefully you have a little bit more  one of the things that we typically see with restaurants is the nastiness of the mechanical and everything on the route that that feature sherry calls it a mechanical penthouse that is provided t with the plant in general you know as i was told new times this was a flood zone area and nothing would be built there so i'm not saying i'm against this i'm just saying my house literally and there's no plans for development in there when we questions i'm concerned of course about the lighting in the mornings how you can keep people down there just  on our side i don't know where that occurs but there are there will be no impact to that channel