propose to move the planning commission recommendation on the comprehensive plan to the last item on our agenda and to start with whole business for the final plan through be plan number four lights that are being developed in the township today that don't have public sewers have to be a minimum of one acres of the lot for one and for zero two or both over any they did complete the soil testing and  is permitted under a zoning regulations so given the fact that the per testing is done planning staff is now ready to recommend the planning commission that we move this plan on to council with a favorable recommendation subject to the four conditions listed in my report and adding a fifty year that they should be existing inlet in pipeline mer longview dr hears will even drive this is kate said this is the kelso property this is the cantu property it was a remnant piece of property from the de haven de haven heights plan of lots that was reported back in the fifty's there is a remnant horse over here that nobody owns and nobody was paying taxes on so mr cowles mr mrs kelso purchased it and what this subdivision does is incorporates this part of the remnant parcel into the kelso property and incorporates this part of the remnant parcel into the canto for no new laws are being created just a simple re and so i believe it when we purchased it then washington county found that parcel the remnant parcel and it went up for sale our neighbor then bought it because he wanted to make sure that no one else wanted and we just want to clean up the  way that this would be an issue would be come into play as if there were further subdivision of law won so we recommend condition one and we want to point out the so planning south recommends approval with i have those ten conditions and we want to add two more number eleven would be the e p a approved there were current sewage facility module to the final i'm just going to jump in your little bit to clarify it's on our plates on the agenda for recommendation of counsel for the subdivision in modification the modification is strictly for when if this work gets created in this line gets incorporated in lot one loses its front to john i v lane leaving lot one with only a forty foot wide right of way to just about our subdivision in land  created i think the right of way with requirement at the time township subdivision regulations was forty feet right now it's changed right now it's fifty so you know if we come up against a case in the upon the the setback requirements for the roadway because i know when i bought this property that was my intention to always have that opportunity to utilize it for way and develop it and expand if i wanted to and i'm trying to not say i want to do it today is from what i'm saying but i don't want to be seven feet from the ready way and is seventy five percent complete the garage does not pose a problem at this time i wish if the road is ever paved and taken over by the township it may be a problem so the indication right there is that the it was roebling on the south side of the applicants one is ever improved and taken over by the township the township has a right to order the garage removed should it interfere with construction of the street storm drainage or utilities  one shown current out the payment of land to meet the minimum fifty foot right of way now if you are my neighbor on either side if you will from right here where you want this property here we need one of you guys or you ladies wasn't sure what there was i don't think more should follow is here with me this evening and i'm sure she has a couple things to say more she's with her chairman but i just want to give you the gist of this and how this thing is has materialized over the over time i  never even mentioned or addressed in the application for the building permit in one nine hundred eighty eight obviously that point in time they didn't see it as a problem because it was always should have been intended in been used as a roadway to right away at that point in room twenty four foot wide in the forty four why there's no question about it you definitely do know that there's utilities in one of the shoreline runs the shore line runs down through the through the right away right now  the traffic coming up this little word and up on just trying to make broker compromise here because if you're going to put you know i guess you could put ten watts potentially maybe on that much i don't know  that this should be considered a flat lot as the zoning board sent back saying that they didn't even think that that variance was necessary for the fifty feet and i believe that it should be considered a flag law because of the prior hundred eighty eight decision where they knew about the forty feet they knew about the garage and they approved it as a future forty foot street and they even had a name for it the gardener lane so based on that i think it's already grandfathered in that there was approval for that area and and mr bryant our shouldn't bear the burden of developing and into fifty for it and again as he said from his point of lot on he's you consider it that it's necessary to modify the plan or that it is needed a variance is needed there is an undue hardship because you're requiring him to get permission and or buy out these neighbors who may not want to sell to him could increase the price extremely because they know that it's required in this plan that he needs that land and i think that it's not practical and it would be impossible for him to that and you may or may not know that i believe that the township in the past has approved the forty foot right away is and from you know that line property line forward in the new development permitted the the process deal with it when when you subdivide it but it's not locking you in legally it's just saying that you know we want to have that discussion then when you're going to subdivide well let's say that that he comes back when every wants to develop it and the property owners won't sell it down and then and then you make your case with your right you get forty foot and you bring your cons winning you have the same more human you have now and technically we're not for shinya we're in there's nothing it's forcing you that you have to give fifty people were saying prefer just come out all together and then when if there's an issue about it in the future then we would address it in the future but i don't think there should be a requirement that he has to attain that and if it is required then i would have to go back to the township and say ok die you just for that reason subdivide without restriction he could bring a public road to make it recommendation at that time so we're here for our second public meeting the n p c to acquire least one so we're going to i'm planning commission came in recommend the plan b adopted as drafted or recommend plan to council with specific revisions discussions surveys open house sessions scenario workshops where the community got together waste what they thought about the community as it exists today and what the invasion did to be in the process which under the m p c requires extensive review more public hearings and public meetings to provides an opportunity for residents of the community the landowners planning commission members council to be very comfortable with vellum and regulations that are doing to be needed to be put in place in order to make this future lan from one of the steering committee members who is actually a member of council he came up to the meeting we had in the twenty's he said you know he thinks he's uncomfortable we thinks we need more  based code would have to go through those public earrings and workshops and before we got any foreign based code language to make these town centers these mixed use the activity centers  other me to serious that this comprehensive plan he's proposing will be multiple meetings public hearings discussions a lot of input from of multiple people before we adopt any exciting opportunity here to come up with the land use pattern that we think and are confident in saying that will lessen the burden on infrastructure it have the effect of reducing the impact on the school district with creating these mixed you mixed residential districts and allowing for different types of units to be built for empty nesters young professionals that's going to lessen burden on the school district  a big part of this plan is the conservation zoning you see in the yellow here it's going to allow development to happen in a way that preserves our rural character if you allow development to occur without taking away development rights in a environment environmentally sensitive way so you know with all that being said staff very comfortable after our thorough review in reading of this document that we're confident comfortable recommending to the planning commission them we forward this on to ok how do you take what is shown in here from the standpoint of meeting some of the issues of concern about the quality of the construction of the buildings and and the design of subdivisions and implementing that in the plan  but that's the whole purpose of the second step is developing the subdivision and zoning ordinances with the proper tools and requirements to do that either by specific conditions or as a conditional for some needed modification that i view as somewhat minor from what we're doing one of things it's not in this document that that the commission and the committee viewed as a committee and they reviewed in detail was all  more of a benefit overall to towns that because in those type of development we're talking about a lot of potential housing for seniors are going to be nesters those provide even a better tax base for the school district because it doesn't involve additional students if you look at a lot of work plans that we have developed recently such as wayne commons and and  housing some of the cost or type laws are what they would like to see i don't you know frankly i think those was have come out very well and they showed it to hold up from a financial standpoint but you know this is this is all part of the overall plan and one of the things developers and private landowners to help get why it would like to see in places like the town center i remember one when we were doing the intersection project here and valley grove mcmurry town center was we need to be also seeking developers are willing to come in and and work with the township to get with it itchy so i think from that perspective that the other plan is just trying to be proactive and you know as a guiding what we would like but and i also read the letter from the of the environmental which which i think is good latter but i think there's a lot of things this this plan a commission did and council did over the past ten to fifteen years that were good under the also get some relief as far as dedicating greater open space and such as the family he said would only owning two forms parts of tracks parts of simmons parts of the mouth made his lucy show up i've been a resident of peter's township for twenty six twenty seven years and member of the steering committee delighted to be a member of the steering committee as it gave us our chance to give back something to peter's township a township we've loved and enjoyed for so many years this plan isn't a plan that's intended from the steering committee perspective to go around any commission to go around council or to prevent council from denying anything it's a plan that's home sites with respect to empty nesters smaller size what's mauler size homes higher quality smaller sized farms not something that one would find distasteful is certainly what the plan is engendering to see the plan pulls together a number of different factors in and you'll see how it complements and i hope you've seen how it compliments that the environmental issues as well as a living issues as well as the activity center issues we've heard from a number of residents about the lack of activities within peter's township i recently read an article in the package where a resident of peter's township recently entertainment for kids and in peter's township that we could in that mission we've heard that from a number of various residents and a number of people on the steering committee as well looking again at the environmental issues at the saving of land at the saving earthmoving with the with the types of construction that's been recommended is considerable the savings in money the increase in property value is is obvious when you go through the play when you look at the examples of home sites like this that have been built not only in our area but other areas so i just want to say i don't want this to be perceived as a plan that's intending to go around someone or fo r a plan that's intended to make up for things that perhaps someone feels were not done properly in the past it is not that it is a plan that has taken the comments of our constituents many constituents from builders to residents and has tried to put together in a fashion that accommodates those constituents interests play and that reflects the future of peter's township for however long that takes maybe twenty twenty two maybe beyond people some people express some concerns are going to quality of housing perhaps that you know maybe develop i've proposed as part of our discussions during the planning process i've proposed that we have  create that vision and have a process and perhaps people that will oversee this to make sure dead wood we try to realize over time will be realized based on you know money touring certain progress  of get to this point within the framework of our current means and what i do for a living is i work with developers and we're looking at pieces of land understand we sketch out markers and we're throwing sketch paper everywhere i can con to look at simmons former writer current framework of zoning to get to that plan or something like that would be extraordinarily difficult in the conceptual phase just because there's no framework there to get to something like  this of course if we were over you know infinite possibilities we may end up something like this but in a normal process of development you're not thinking that outside the box  variances some modifications maybe some rezoning but to introduce a completely new concept i think would be surely difficult from a developer standpoint and that's just my personal opinion so i think that this offers and also incentivizes draws developers into this way of thinking that peter township would entertain something like this and whether or not we believe it's the right thing for the township or not that's we can have the discussion but i think that having this possibility within the framework of the zoning weren't certainly draws attention to this type of development so i think it's a very if we believe this is the direction i should if we believe this is something that we we think we should have to and that's that's another issue as well agreed and i think we can go over the multitude of information finances school districts conservation environmental mean there's a multitude of information there that we could spend hours and weeks and is we go through this process of look if you were to say we need to listen to what was said at these meetings because the number means i was that there was a lot of people there was a lot of energy a lot of good information and was it was being put out there and i think you know would be a shame for us not to listen to that and not you know be stuck in that same box we've been looking at the last ten years in a lot of that i'm here in the discussions that you know half acre lot this that listen there was a lot of good information i think is planned was done very professional throughout the whole process and it's been a you know a loan process but done fairly well i thought but there is a lot of good good information and again i've been impressed with the input from the community that were these needs it wasn't one or two people there was twenty thirty forty people that were given constant information you know the input into that process  the one thing i guess at the last meeting about the the form based code i guess i was a little taken aback but after walking through this i mean we are talking about a few specific locations to to use that for me it's not like we're talking about throwing a word inside the same worries information across we're saying in certain areas where we want to kind of steer things in the end product of how to use that you know in the town center and water dam that would be a good process to use in the morning read about it agree and i think work consultant that we used must have not enough experience with that that they're saying look what i'm here this is what you guys need to look at so i do think that's something that we ought to look at but don't be scared of it it's not like we changing you know or our entire process there is a lot of action items on there for the short term so you know phone reset it's you know there's there's a lot of things to follow districts consume any lane that wasn't already zoned residential with every it seems to me almost every single not every single just about good look at all these yellow but that are in about well now there's areas that are very good here there's there are some that are undeveloped that are still young the majority of the yellow is on the eastern side of the township where there's lots of wonderful old land and that's where the forms  comprehensive plan as drafted