for discussion just one correction on the transcript page twenty six line twenty one twenty two they refer to a tower on the street his name i don't recognize i didn't know if it was correct line twenty one and twenty two our meeting or anyone in the audience can speak for up to five minutes on a non agenda item is there anyone in the audience that would like to speak as to a not agenda not john i am sir i want to say your name where you the same for scrubby weeds there for three or four years now so that witch which intersect the new intersection the new intersection along and been there or it's it was not they haven't really landscape that  courtney do you plan to develop that building like you did the other miners then you're graeme plant it's a you're the only reason actually we started purchase that one first and in the process we kept looking at the other two thousand and two commitment to hear township visit been completed with the bridge being done so five bridges three and a half miles of trail and four point one million dollars later we finally got it done probably a little bit later than was promise which is really the most active part of the drop in starting right now and a project that is started in order to connect the beginning of the trail to coreopsis proper and really the only other headline is we're planning to  build a twenty four my fourteen equipment storage shed at the brush run road trailhead which i understand from mr pitts and i we have to move it from where we anticipated putting it because it's too close to the road but i don't think that's an issue it's a tough walk in second here and just so that everyone knows what this is something we view on the road where we just had so i think councils all aware of the situation enter into an agreement that provides landscaping satisfactory to the township to bring it back because the landscape the pyramid they're showing here basically ends around here so this is our property here quire within i'd like mr chairman i'd like to make a motion to authorize the manager to enter into an agreement with peers township sanitary authority on behalf of the township for use of the  evening and to discuss with you a project that we would like to build here in peter's township i'm going to try to keep this to twelve plus minutes i've got a fair amount of ground to cover but i want to be respectful of your calendar for the evening an outline for you give you some background as to who we are why we're interested in peter's township what we're interested in creating here as well as the path forward that we would like to pursue the water senior living we are a developer owner and operator of senior housing communities were based in minneapolis where we've been in existence now for about fifteen years we have a total of ten properties that we've created there as well as in the rochester community not too far from a clinic we are environments include a mixture of independent living as well as personal care assistant care services inclusive of memory care we are focused on the whole person in that our goal is to try to reduce health care costs for people that are in our communities and promote longer lived in more robust and thriving opportunities for people to enjoy later years in their lives we lead with hospitality and service family support with tailored care personal care options as the need arises we are a monthly rental model we are private pay in that respect and so we don't have a high entrance fee there is no minimum no long term contracts and so this provides flexibility and choice for people that are interested in living in this type of food environment here's an example of some of the properties that we've created throughout the twin cities in the last five years as well as an example of one that we are currently working on also here in the pittsburgh market in marshall township this is a rendering that we've created actually my colleague john hunsaker is in marshall township this evening addressing a similar body why pittsburgh and why peters township we've had good success in the twin cities and we have concluded that we could take our that we may have success elsewhere in the country and we looked at a number of the top markets throughout the united states and pittsburgh based on our criteria popped up her top peters township is also very much a part of that in that it is a premium market with a strong sense of place in the pride of residence of for those people who live here it's very similar to some of the communities in which we've built throughout the twin cities there is a significant aging population here in pittsburgh as well as in peter's growing at a rate that's faster than the underlying population itself so these are the demographic trends that are in play and we seek to serve that the communities are attractive for both seniors and adult children and their families and grandchildren and we find in our experience that seniors would like to remain in the community in which they raise their families and in many instances it's a challenge to create those types of options for them there are a few existing options here in the area and those that are are in existence are full or have a waiting list so we believe that there is an opportunity for us to create additional opportunities for people to live in this fashion it creates lifecycle housing it is  allows for people to move out of existing homes but again stay within their community but probably one of the most important reasons why we're interested in this in this community as well as this site is that it is adjacent to the town center we like the interactivity that comes with being adjacent to a town center concept like you have here in peter's so that we can promote interaction between those in the property in the businesses in the services that are in the immediate area we find that that's part of the vibrancy of a community in that we get people out an active and engaged in where they live so we have found a site in peter township it's the three point seven acre site located fire lane in valley brick road just to give you some context as to where it is across from williamsburg commons adjacent to st ann's as well as the macquarie town center where there's high schoolers and starbucks it's as i mentioned we like the site because of its adjacency to the mcmurry town center but we also like its inner connectivity with the south hills region large mcmurry road valley brick road around nineteen so there is good movement through the area and so we believe that we will be able to serve a fairly broad population trot this area we like and appreciate many of the goals that are a take elated in that plan including the the goal of creating expanded housing choices which would promote more lifecycle housing development into town center there is a statement allowing higher densities to the extent that those can help add to the public benefit of more people in that location the comprehensive plan also has a goal of accommodating senior residents which is very much part of the expanded housing choices but creating more opportunity for people to transition out of their homes is something that we think is very beneficial our concept for this site  is a roughly one hundred twenty six unit community all in one self contained property it would include a mixture of independent housing of approximately seventy eight units as well as personal care and memory care of about forty eight units all the apartments would have their own private bathroom and all of the intended living apartments would be fully self contained do it with full kitchens washers and driers some even would have dens and balconies these are all private rooms for individuals and their spouses there is no shared occupants here sir so there is no in visioning of a nursing home facility like you might think of in other parts of the community in fact we really strive not to have an institutional feel about our properties but to be more light in life really and vibrant and very much on the cutting edge of where we believe senior housing is going and finally to round out the the amenities in the property we would have a restaurant as well as a cafe private dining rooms and other programming spaces that help support the life of the community we believe our project will help activate the town center by again bringing people to this particular location we like the interactivity and the potential connection with patrons and residents who who may tend to church but also to have connectivity to the grocery store the starbucks etc we also very much like arrowhead trail across the way because we think that that fits in nicely with the active community that were in beijing we would have and create as part of this project talk about connectivity but we would have sidewalks that would connect on the road to the town center and any other way that we can create that connectivity we have created and it would be i'm describing here is an original plan we've had several meetings along the way since we first introduced ourselves to the planning commission  last october but we've had several meetings with mr sukh and mr sebas tree about our plan and this is the generalized footprint of the building that we envision for this location it included a four storey section on the western portion of the building adjacent to friar lane is that's more kin more aligned for the independent living side of the of the community and then on the eastern side the majority of that was a is designed as a three story building we like the southerly exposure of this property so you can see between the two legs of the building we would have in this particular instance a courtyard which captures a great amount of the sunlight that's coming in from the south and that would have a connection to our restaurant area at the suggestion of ministers of estrie industries soup we hosted  neighborhood meeting the folks at st ann's were kind enough to allow us to host a meeting where we had about twenty five neighbors show up we presented our plan and we cleaned a lot of feedback from them as a result of that and the feedback that we got  they were concerned about the project size there was also concerned about traffic as well as a potential loss of trees in that particular area but underlying all of that there was a generalized feeling that didn't but we like the plan  so we took all of that feedback and we created a more formalized footprint for the property now we don't have a rendering of what this would look like quite yet we're we're not to that point but we took the footprint or the information that we gleaned from that meeting and we revised our plan and so the revised plan as you see here has a number of things that we've adapted as a result of that meeting number one we flipped the building we put the four stories more on the east  so that we could minimize the impact on neighbors to the west so we'd have four stories east to it the pretty majority of the balance the building on the west being at three stores we moved the entrance to the parking garage we would have an underground parking garage that would serve our more independent clientele in the property our original entrance was on the west side of the building immediately offer for wind we move that to the east we also moved our service entrance to the east away from her away and away from the the residence on the west said just to clarify sorry to interrupt yes you're saying it would commit off a valley park that instead of the prior fire line excuse me ok i'm sorry because i was a little confused when you we would have our main access to the property here remains but we also actually added a second entrance here so that we could get traffic our own internal residents to come in through this in we are aware that they are and we have studied that and we are aware that that's the issue that we're going to ultimately need to either contend with or resolved the risk profile that comes with it one of the other things that we did in hi the most important thing that we've done so far as we move the building thirty feet to the east we were originally had up to the setback line here on the east excuse me on the west and we moved it to the east and that's created a series of opportunities that we think are beneficial number one it creates the potential for us to add a turn like now one of the things that we heard in our neighborhood meeting is that there's a concern about traffic in that particular area we understand that that sneak system condition that is of great concern to folks and so we've tried to incorporate some planning that might help alleviate that so the idea of adding an extra lane here with rare require a significant amount of interaction with penn dot washington county as well as the township but we want to create that opportunity because what that might do for us would create a dedicated rate turn in lane heading north off of valley park which would also allow for a dedicated left turn lane off for lane for eastbound valley broke and by doing that we can allow traffic to free up more easily to travel these are planning initiatives that we don't really like to study in more detail but we think by moving the building in that fashion we create that opportunity in addition to saving a number of trees that are along for lines we've we've tried to bake in if you will input from the neighbors come up with something more productive we find that the the turning movement that we envision back here is very similar to the turning movements in the arrangement founded the mcmurry town center shops just immediately to the east we believe we would add a very positive community impact here by creating a transitional use from the residential development to the west and the commercial activity at the town center some of the other highlights here we've talked about turning  the housing stock bringing people of the town center senior housing is a quality neighborhood for communities and for town center locations like this we would be improving the tax base this type of project would cost roughly thirty million dollars to build so we take our say due diligence very seriously and we would be creating have full time approximately sixty full time jobs that would be shifted over time or our  community is staffed on a twenty four seven basis it's also a low traffic generator and we've actually and this is difficult to see so i will pass out documentation to you afterwards here but we studied traffic  as a relates to other uses that are currently allowed under the town zoning category convenience stores daycare offices and mixed use development and the traffic that we would generate is anywhere from fifty to eighty percent less that might then might be found in other uses that are currently prescribed are allowed under the existing zoning so we said today we have not made a formal application to the staff for consideration planning commission as well as that there at the council under the existing as zoning our plan does not adhere to the codes  as outlined but as we understand the the township is undertaking the rezoning of a series of its areas nec to the centers in order to bring the underlying zoning to be more in line in supporting the goals of the conference a plan in that why our plan does it here to the goals of the comprehensive plan so with the with the zoning regulations being  updated to implement the comprehensive plan in light of these anticipated amendments it appeared to us that requesting variances at this time would be untimely and somewhat counterproductive  to the extent that the the goal of the update to this owning ordinances would be to create more flexible regulations and incorporate such things as form based design criteria it seems to us that  this would be a process that we would like to be an active participant in so that we can meet the new regulations as well as achieve our goals while at the same time enabling the township to realize its vision of a somewhat of the timeline is unknown we know it's a lot of work but from what we can understand there is not a prescribed time line for that to occur in our purchase agreement for this property has a finite timeline so we are in somewhat the conundrum of of working within the constraints of a purchase agreement and timelines outlined there with a resigning process that doesn't have a defined timeline we know that the conservation residential district we understand those owning amendments are currently underway with the other districts to be followed in a more comprehensive fashion i believe in near their cumulative a factor of their cumulative consideration following this c r don't think district each district will likely require a fair amount of their of its own specific review based on the unique circumstances and conditions of those owning districts yet it's unclear again to us as to how long that might take but our project meets many of the population and with low traffic impact we haven't as i mentioned we haven't gone through the rendering stage at this point in coming up with a design but it would have a residential a static and again would act as a transitional buffer between that residences to the west in the commercial activity to the east so we think this is not a two ninety to bring elements of the comprehensive plan to life and  further understand that the town center portion of the zoning amendment is currently underway our request would be for the council to continue its work on that and to review that zoning amendment process separately from the others which would be beneficial from our perspective in that it would allow us to handicap our timing on a go forward basis and be able to marshal our resources and energy within a defined timeframe relatively speaking of a process that again we would like to participate in so for my her quest is to ask that you separately craft that rezoning amendment separate from the others and to create an opportunity whereby we could actively participate in that so that we can all usually achieve our goals thank you very much for your time i to see something there more on the mcmurry tonnesen a retail's apartment type of a complex but your presentations were all well done and well presented and i do think it a my big concern mike is you know between yars now in the evening of you know four thirty to six the traffic has really really gotten bad i mean you know all the way past mallard mallard the far side of mallard lane so that's not an issue i don't see you have been a lot of traffic as you said so  screen i had a question though you said there were ninety seven independent living approximately seventy i think we've got seventy eight independent living units i'm place that's basically a condominium now these are all running these are not owned correct and is there any discussion about a any connectivity through st benedict's or into the town center itself with a road we have not while creating the best possible public safety features as well if i can just add one comment relative to size i know that the comprehensive plan is in visioning senior housing within the mac town center we happen to be picking a location that i think had more of a mixed use concept to it senior housing in today's world requires a certain scale of size in order to support the amenities that are being required in the marketplace by residents that choose to live in communities like this such as the restaurant the other programming that happened at cetera so to make the economics work  if if if it wasn't us and it was somebody else they would likely have the exact same thought process don't want to you know highrise there there's you know buildings could look like a lot of things and i think that it's very significant that this building looks like something  vested interest in making sure that it happens that way so we're interested in it but i guess from your perspective you want you want to kind of fast forward to the zone even changes for the  in an ideal world yes what is your finite timeline we have been under contract on this site since last september and we have  we're going to get there for beginning of july and gradually taking over the responsibilities while you know learning all particulars it's or understanding that you've come to agreement yes yes we're recommending that he be hired at a rate of eighty five thousand five hundred dollars and start off with two weeks vacation asked for a motion i just want to say that i thought all of the candidates were outstanding and i think each offered a different set of capabilities and you know work skills that it timeline and decide which projects go first you know i think that michelle deserves some credit for working through this with a passion and associates it was a bit of a protracted process and i think the plan  seems to cover all the issues that we've addressed excel i would just ask that one of the concerns i had the this is a draft report said the have some time to review and make corrections to some of the spelling and grammatical errors that i would have expected a clear product if this would have been a final product accompanying job descriptions creates job descriptions for part time position reference library and ministry of assistant system children's library and technical services leading the system and the largest group is the i think that they cling to everything i've read they seem to follow the general plan and they fall under the library once fall under the other job descriptions that were full time proved earlier so i'll make a motion to approve a resolution at three the traffic and the environment and you will explain to them that we can't stop that while correct but also became such a nuisance i think we shout a name tributary peters creek that previously had just a small portion of the bottom of it mapped as floodplain area in the one nine hundred seventy nine maps and in the new two thousand and fifteen maps the whole tributary shown with a flood plain associated with an effects several properties down a long corridor or so i called the flood plain coordinator state spoke with him about it he gave me some insight i actually dug up a piece of correspondence from fema that they sent us back in two thousand march two thousand and fifteen that had a listing of the previous lo letter of map amendments that were approved in peter's township and it turns out that there was a letter map amendment the proof for one of the seven bauer hill road which was one of the people that were making the inquiry to  it's fairly recent they stated that they had new knowledge on what but at the end of the day the correspondence from fema said that here's the previous wylma that was appr but it's now being superseded by the new two thousand and fifteen maps in the explanation that they gave for no finding the slow mo was that a new hydrologic could hydraulic analysis had been done on this tribute theory that you know i mean somebody explain the process to the owners that you know you can anybody has the right to file a loan with thema it's fairly cheap it's fairly quick to give you an answer and they can they can go that route but fema then may respond with well give us your give us your engineering study that proves it's round it's going to be an uphill battle because it was just done it's not like it was done in you know one nine hundred sixty this was this was just a couple years ago we know it was actually done  know you can always approach it in just kind of applied as an application is an online application that they can do and they can kind of just see off or it goes in until it gets to the point where you feel it's going to border council member would like to place on the