there's two simple subdivision were churchill planned number four first amendment final plan on cortland drive it's a lot mind shift in ribeye site and jordan taxes down there at valley we're going the wrong way we played a commission would make a recommendation this this plane all go to counsel at some point the future conditions two three four in five have been addressed to make a motion the only remaining condition would be condition number parking becomes an issue we have sound meters we would take noise readings we will know the residual background noise levels prior to them starting and then once the thing becomes operational and dogs are they're in noise becomes a problem we go out with our sound meters and check it if it's over or norway's levels then we would require that some sort of action be taken by  seeds sown levels go up to do some sort of noise attenuation i'm thinking something on the wall some sort of sound barrier or assumed i did not say we we would prevent those dogs from going outside they'd have to your necessary permits from the conservation district providing the township with a copy of the recording easement to extend this across the property to the south the required analysis we do have a drainage way that does flow along the east compound boundary line right along through here and as i mentioned the existing pond located right along through here with the spring house as part of war review the site there's been no  standard along through here also then create a loop road along to your once again it's a secondary public street for azalea drive and within the middle part of the plan will be a traffic calming green area so she did around the loop between say twenty four to thirty five feet in elevation difference between the bottom in through here for these town homes and the homes in the basement homes along through this section mail see through the townhomes t with this twenty four feet will be a twenty four feet for the minimum walk with the minimum front yard is fifteen feet off the road right away will be as we've fifteen feet off of our proposed right away roads where you are to be twenty feet for the m breakdown of open space versus law it's what we're proposing as far as open space and i just want to predicate on some key points give you a little bit of a refresher and then answer any question you have the way out has remained largely same we've just proceeding with preliminary engineering with protecting this part of the open space plan so that we use jumping into the site plan there are fifty five single family detached units proposed we are permitted two point five per acre under code as long as we provide thirty percent open space there is thirty percent open space provided taking out constrain land and potential ponder not counting that were provided open space with a permitted two point five density we are at two point one this is just about road this own the site is going to have access to both locations just about road this will require and we have applied for that and we are getting comments back from them now a portion be a mounting in front to help hide that from just about just in terms of open space there is open space around the perimeter of the development as i stated before there's a wooded area  protecting all that is passive open space however if you can see in the red there is a trail system that will throughout the development of what we're trying to do is target empty nesters at all fifty five so we see this is a big amount to be bought for the community providing that trail additionally would provide a community gathering space at a central point within the development we're thinking a covered shelter in landscaping that would also be the location o severe right now what we are proposing is widening the shoulder at the entrance drive similar to what tuscany is not so that's what we're proposing to do if there's if there's storm water issues this development should  development there's been multiple beatings out on site between township staff and the development group i'm not sure that that resolution has come i think that the temporary ditches have been installed to try and help alleviate some of that but the property is the corner where the center of the road down to just about road is all downhill so the notion that you're going to move storm water small area once it's vegetated there should not be significant amount of water runoff from the back yard in the center of the site one on the southern portion of the site and then another on the northern portion of the site we are looking at a or one a zoning district few minutes and show the elevations of proposed units we are proposing a road access from thompson ville road it climbs the site and comes to an intersection and that follows around the development and comes back and so it was in on itself we have two storm water ponds that we are going to propose one is located here and the other is located here we've got sidewalks throughout the development the sidewalks are on both sides of the road except for when we come to our stream crossings in our stream crossing to treat crossings which would be permeating through the conservation district one here and want to hear our open space requirements for the site are seven point six acres required space is labeled here with these green outlines we've got open space along essentially the perimeter on the eastern side of the property extends here there is a form location we did receive a letter from the school district indicating that there would be a bus stop location here and that is provided on the plan and then we have a this location there is a cluster box for the postal service and that will be a pull off there is a underground detention facility planned here and that will be within the open space and that has been eliminated out of that open space calculation as well in terms of maintenance it will be a public street we did meet with planning staff in april to discuss the preliminary playing prior to i know there's concerns with some of the streets in the locust beacon area but with the help of our township bench near our traffic engineer the township is committed to going in that area and if there are never had a problem never had a problem with the police we never had the problem of emergency and any kind of emergency vehicles coming down there we do have schmall roads there they're actually not even what you're saying twenty feet i like to  see them again because you're pretty bad ok it's a narrow road up and down my street up and down the back of locust drive and these people are here and there were a few of them a matter of fact there's probably ten did that make it tonight they're really against that we're being the idea is you're trying to create a road which nobody wants nobody wants because it's private it's small they put the storm drains are so close to each other that's a joke down there ok i know you and you're trying to agree with this person you're trying to build on we have a private road everyone is consul right here if they were living in that area and they would be fine with me they would want this heavy congested traffic where this has been a probable that's why i bought that commissioner and find out if they agree with me i just want to understand one of these guys would you like somebody have in sixty someone homes a road it's been the nicest road you could ever imagine i bought for what that room for privacy you know are you go we have a new development that comps adjacent to an existing neighborhood in we we have the same discussion every i will tell you your fears it's been our experience that it doesn't become because of problems in this experience it can also cause a problem you know downstream so connect in are connected to communities is something that is beneficial not only to this community but also we can get behind it i understand your apprehensions and i would agree that if the down before i make my way up there because going up that's hell i can't stop on the top of the hill or else i won't make it out in coming down as well i will make sure there's nobody coming down so i don't run into them this would give you an have a connection but it would be in the eyes of the township if that connection if it's going to can connect to this theory because we cannot service is the area from inside peter's we have to leave peter's be that is existing vegetation and that will not be up portion of the individual's wants so that will be maintained and preserved as in its existing condition and it will be maintained by kind of or areas on the outside considering the fact that we do have the open space requirements so the location it's rude is has been going if we start pushing it up the hill gate it basically pushes the development off the site on the top so we have maximized that that area trying to preserve and maintain open space and we have a gas line easement that we are not allowed gas that is actually a condition of the township talked to it's not it's not going to be there it was it's going to be revised as part of the final main development set and there's going to be an access way to the to the stormwater pawns elsewhere that would not be on the final plan and then water drainage is or is right now when it rains very heavily on the property the water drains through the runoff from the properties prior to it getting to the to the it basically the top of the slope before it comes to your site is essentially we have to collect that water and take it to the stormwater pawn in order to my name is david looney i live a twenty thirty eight locust drive i've lived there for twenty four years i find this very interesting that you did damage control because you didn't speak to the residents but you did go and get a bunch of people write letters about an area that they don't live in very interesting first of all i am part of the township you're not the township  represent us so you're not representing me you're representing yourselves in firms and everything great and i appreciate the jobs that you have to do but i think the comments of the residents of the residence should should bear some weight in this organization and this group in apparently doesn't so we're telling you it's bad we told you why it's bad the traffic is going to be horrendous there's a child with special needs that creates special traffic conditions when he boards or gets in his band whatever the residents know that everybody's very very aware of that we've got folks flying through there to avoid the traffic on nineteen or murray road or whatever they're not going to that so you're what you're basically doing with all this new talk about we're going to have the engineers solve a bunch of problems you're solving problems you're creating create problems so you then go ahead and solve that seems like it's a good way to to keep people busy but it's not the best way to run a community so what i'm saying is let's listen to the residents and let's take into consideration that the people here are saying that this man away connection is absolutely absurd it's bad it will be bad for the neighborhood so if the commission came here all the economists from all the folks who sat here for for an hour and a half before the even got the subject and stayed to discuss these things i think they ought to be taken into more consideration than a bunch of letters from services that have been provided and nobody had a problem with them for the twenty four years there so we've got this great concern all of a sudden to head off the president's comments do that why would you create additional activity that doesn't need to be doesn't need to take place if you solve it here in the solution is this manner way that action is not good so find another solution do what the residents want you to do not what you want to do as a government group because you know better than the residents thank you surely curtis about heard about for most people here and i have some questions regards the access that you got these letters for from all the people that township would love to have access to you still going to have ha road because you have a player in city road that you can't get to know your city road about the park access that peters township has to go outside the township to get to it it's still something that you're stuck with  run and you might be able to fix that but that's something you're going to have to just priests are going to struggle with that if as it happens and we haven't had that struggle in terms of peter's police being able to service us we haven't had that issue of maybe you've heard something different but you know i don't think that anything expressed to us certainly jim has never expressed that to us so just keep it anyways hayes road you're never going to be able to fix that one it least three four times a year you can't go down you have to get out of your car and walk down in a january february ice you cannot go down otherwise you're off the road that's not going to change  and my ice neighborhood i recognize if you're empty nester you want that kind of setting but it doesn't have to be sixty homes and if we're going to get a lot of traffic thirty homes would be a lot less traffic than sixty  that would be something to consider and i'll leave you this my last point segues from that comment just because you can put sixty homes in and i recognize the amount of money that they're going to put in they have to certainly get a return on what they're in mean is but greed drives so much shit in our society now and it doesn't have to include every development that peters here it doesn't have to always be to the very end because you want to make this much money as you want what they want to do is open a retail store for home furnishings and home decor they felt that the look at that house would be perfect for what they want to do they do want to twenty six by twenty six foot addition onto it you know they could have easily gone to a greenfield site and pretty much been able to go through things probably without any variances but i believe that this is a good idea they believe it is essentially urban infill repurpose in an existing property we are however being judged by the new t c zoning ordinance so we're sort of trying to comply to the maximum and i understand what the t c concept is you want to have more of a friendly work closed type of a development that's more you know people can very walk very easily from one place to the other which is generally the opposite of yard setbacks you have minimal that are much greater than if we were to try to meet that minute twenty five feet we have to build a new an addition it's much greater than e were looking to request a variance in the maximum front yard setback from twenty five feet to fifty feet and that would be fifty feet to the new proposed addition which is twenty six point twenty six if we were trying to meet if we had to meet the the twenty five foot now we're into a fifty foot which is way more than is needed and is way more than frankly the budget for foot maximum we would on the on the north side which is down page were about seventy feet we need to is need so the same concept