i want to add a few things as paul said this ordinance has been being worked on for many years and i want to point out in the audience brandy rozelle a with macin engineering that was a company that the township going to start with this in the cover of the pennsylvania municipalities planning because it's the state laws that give local governments sort of a get the guidelines to implement and i want to say that what's being proposed before the audience here tonight complies with the requirements in the m p c it sets some guidelines for us to follow and even some language zoning be generally consistent with the comprehensive land use planning so paul mentioned briefly that in december of two thousand and thirteen we adopted our comprehensive land  plan and that's a whole process in it in the self but that's a that's a process that the community went through we looked at the strengths and weaknesses of the community how we were growing our infrastructure and that was a two plus year process and implementing it in adopting the conference a plane so the work that has been done since then is trying to bring our new zoning ordinance and zoning map into some objectives that we set as we began to write the zoning ordinance we wanted to this is this is a copy of the zoning board you see it's it's four hundred plus pages when you look at  ordinances they're hard to understand they're you know you want to try to do something in the community and in you have to go down into the zoning ordinance and try to decipher what's in there our goal was to make it user friendly and clear  concise and and create create rules and regulations that that folks can simply understand developers can understand residents can understand so that the it was very important for as we move forward through his zoning writing process to make sure that it was fairly easy to use this is our existing township zoning that but i'll just give you this is our border with upper st clair and beth apart this is the route ninety cord or heading south this is the water dam area this is the mcmurry town center where we are now this is the center of the township and down here has been as you can see i want you to look at the zoning on this map and and the reason why i put this slide up is is that what is being proposed is not a major change to what exists today the majority of peter's township is zone for residential uses and such as such as the venetian area some zoning changes occurring in the town center some changes along hidden valley road in the southern part of route nineteen an area or this slide in here just to let you know that some zoning districts that we have today are just simply changing the name for example the top one here the majority of peters is currently zoned our dash when a single family cluster multifamily residential those those existing zoning districts will stay in place even the or three village residential were changing to it to just the simple name change guidelines on parking in the building activation and you know it i mean you can have blank facades there are some architectural guidelines within the town center  setbacks in a town center would be twenty feet minimum twenty five foot maps and that's adjacent to east mcmurry road or valley brick road the two main roads in the town center the examples of vision that this word and sees for the town center clickers not work back to the map the next area that we want to go to is the mixed use activity areas again these maps are hard to read i think the handouts show more one would be the southern part of the route one thousand corridor all the way down to and past water dam road and in the area between up to the dots of the crossroads shopping center could is being proposed to be rezoned from c three to m a one make use activity one along east mcmurry road in the area where we already have existing commercial facilities for rally i care is in it is one of the uses down there that's being proposed to be rezoned from c one neighborhood commercial to mixed use activity along hidden valley as you leave route one thousand go past the park and  bob evans back there there's properties that zoned currently see for transitional commercial the new zoning being proposed there is mixed use activities center too as well as there's a property at the intersection of valley brick road and be bout it's approximately six acres that is been sitting there quite some time vacant that's being proposed for m a two in the area this is a another rendering right out of the comprehensive plan for in this is the southern end of the route one thousand corridor this is water dam road this would be a galley rowed over here this is of an example of the types of development that can occur using the new proposed rules in the mixed use activity center next slide again in both one and may two mixed use is allowed mixed use meaning you can have a combination of uses from retail office restaurant to rez multifamily residential again pedestrian friendly parking buildings up forward close to the streets in the back and they won that's the southern end of route one thousand water dam area you can do up to three stories and there's an opportunity as well an m a one to go up to four stories using the same criteria that we developed for the town center next slide again in the m a one you can go up to four stories using the conditional use process and i can explain that if there's questions on that you can go up to four stories again if you're one hundred fifty feet plus from a residential low density zoning area and seventy five feet from an m r in the m a next slide in the m a two districts those are those areas are nice but mary on hidden valley on thompson bilby bout valley brook and be about you can go up two stories max next li the next area i think we're going to is the village the mission area the area in purple here is being proposed to be village mixed use that's that's a piece of property now that is currently zoned residential and this is a proposed change to a mixed use district again with the same general principles buildings up close more mix of uses from residential to commercial to retail  and again this area of peters is an area where a lot of the housing and new housing that's coming into peters is happening in that southern portion of peter's and throughout the comprehensive plan process folks that live in that area wanted to to have some services down in that area so this new village mixed use district will provide that next slide in the village mixed use you can go match two stories we're trying to keep the character in that area the same and not allow allowing buildings to get too large and be out of character with what exists there today setbacks twenty foot minimum twenty five foot max sidewalks this is an example of the type of character that the zoning rules will create for that village mixed used strip along  that i hit the highlights there's lots of information in this is earning or nits but what i presented to you tonight was the major changes were actual changes are occurring so thank you very much and we can open up to questions that i have a list of people who have pre was my client property was previously zoning residential it would be zoned residential under the proposed order at the time of the workshop meeting two years ago my client had suggested that the consider extending the next activities own from the crossroads commercial zone to his lot which is one life pass the bar and then extend the zone on the other side of murray road up to the school district property line i don't know that had anything to do with it but all that was done except for my client's property  of my client that his property being included in the mix activity two zone the logic being if you if your home is next to a far station you wonder stand it's not an ideal situation for residential zoning it is a logical extension of them exacted he's on to include his property in that in that area the use of it for  commercial you won't have to be his concern with three am our signal fire stations a lot of public activity and a fairly unattractive storage lot in the back of the fire station disappoint in question i have this regard to the town center along you know just existing businesses along here one of them that i notice that is not included in the town center so result of that we've been watching and participating in the workshops and attending meetings and we've been very appreciative of the thoroughness and the transparency with which mr zucker and staff  very clear and from a developers perspective to have a document that is that thorough and well laid out is extremely helpful so faithful for that with its adoption we are looking forward to making an application for a price for our project and with the approval of that hopefully we look forward to becoming a part of the community for many years to come so thank you very much you are welcome sprawl or just you know an overabundance of too much development and there's always going to be some development but i kind of track them after before that's a get added world residential here in a couple areas but i think you know with if we're going to keep that because i'll tell you right now i talk to because i don't think we get to a perspective on outsiders looking to possibly come in and three on three to three separate occasions without you kind of want to get away a little bit you have it it has to be that feeling of you have a little bit the suburban what you want but yet you also still have the relaxation of like this open form playing field and i like that it's trying to preserve to want to preserve the character and i didn't ask he told me that you know and i'm thinking that's why i want that's why i want to be here in a separate case i have someone else who's from south yet they want to move here because they didn't like how how they i guess kind of scarred the landscape with too too much of that cookie cutter type of development and on the third occasion another guy that  some work with mentioned more or less the same thing and i guess what can we do to prepare for sort of new development we can do to counteract to keep the character it seems like on this map over time it's inevitable it's going to be before you know i think you might sort of start to kind of counteract the urban or suburban sprawl to be able to have that because you want to grow but also be able to preserve the characters down just as well well just so you know that it might not be readily apparent from the presentation on tiriel a large part of some of these what i'm going to say is more residentially zoned areas was too you're right that you know they're there they're going to be different types of housing permitted whether that is going to happen or not depends completely upon the market but in ny and i'm sure mr so can i can add to this but my recollection and my understanding is that that we have put into place recognizing what you just raised that you know peter's contract was a great place because of more openness in the work world that we're sort of came up with with a process where high rather then you know some rather than a developer come in and put in you know their maximum density of walks and give us for lack of a better word not the most ideal property to keep as green space that a lot of these districts we've made work for lack of a better word compact and show as to preserve the great over all of the green space without it being developed so you know where whereas you might have  you know a larger parcel that you know would have been cut up into half acre you know single family homes which i think are still permitted in all these districts i think the focus now is on well we're going to give you more density we're going to give you a more cough packed thumbprints speak but that everything else is going to remain the same so you know they'll be more trees more truck paths more trails that  of having to grade level out half acre lots and what we've been getting out of that effort are extremely steep the yards aren't usable and it's not the desirable character of seeing everything that i think a lot of people moved to this community for being preserved so we've taken some of the vision of allowing homes to be constructed closer together with the concept of being able to continue to preserve meadow feel woods that becomes common to several homes instead of spreading to seven several miles out speak but you have to understand where your zoning is literally our backyard like literally our backyard that's really play all the time you know there's not many of us there to here and our neighbor mike you know the historical society down the road so i guess i don't know if there's any way that can happen we know we don't own the the buildings and you know no one could really answer the questions because you are not quite there yet as far as planning is concerned but when you talk about later parking lots behind to make it look cute and if the parking lot behind seem like they're going to we came out here for a reason it is wonderful for walking and sidewalks and all that great stuff i grew up there but if i wanted stay there whatever we came out here for a reason we came out here for the space and we look on her back window and see   fulwood line right now that obviously doesn't belong to us but you know if there was some way to kind of preserve a little oasis we have there i think it would be a lot more happy with what's going on which this kind of feel very backed into a i mean obviously he can promise the buffer yeah but i mean like but i think the buffer would be dependent upon the the type of project that would be proposed if a plane came in and of you would get notice that there was a plan and that was being considered by the planning commission you know commission and by and then we do all by cotswolds so you would be afforded a lot of import but it's just like i mean  you know it what we're doing here today it's just like you know like comments i made a few weeks ago about you know the part you know new part of it everybody thinks that you know obama question you know tomorrow there's to be you know all of this stuff going to be about i mean that's really not the case i mean i think over the last several years i mean i remember when i first going to console me we were building like maybe one hundred houses a year maybe more than that at the in the last few years have been less than a hundred way to fifty and that is a good point frank is that this is only the next twenty years you could live there for that period of time  is that it's just being so you could have been put there will be if in fact something ever happened there you would get notice and could come in and before anybody made any hard fast solutions now to stuff i think it's very current zoning its own mixed residential overlay it was zone p or d which is a mix sort of thing and that's not changing if you're talking about the big three hundred plus acres behind that that's being center basically closer to finish a road and then everything behind it's going to be on you with the difference being i mean what would could be there under the new ordinance that could be there i mean just i know there's probably a billion things that we understand their level my concern is i don't wonder stand how you guys can just present this and say we want to change you marshall the residential i don't think that's right whatsoever nobody up there pays my mortgage or the next step when i understand that if it doesn't give you the right to take it from residential to commercial where i can have a bar restaurant starbucks hundred feet from my property  was you can't do that that's not what what what everybody else was and this gentleman moved out here for that purpose not having those businesses and homes stat i don't want to be ten feet looking at my bedroom window at a home next  that's my question the other question i have and she talked about the height of the four story and you say flatly refuse fifty one feet and it's just i would rather see something that says you can't have the peak higher than this because you don't have a limit right now i hear stories because that particular piece of property has some very severe grading issues basically you have about thirty feet coming off of the about road and then you have a steep cliff and then you have  across the stream across the buffer it would appear to be four stories from the back of the two story parking but if you're on the deed outside it's only going to look to stores and that's really the only way you can actually fit anything there so  i guess my question is are you talking independent just a free standing part preceding role would parking within the basement of the building would that count as a parking structure that's not allowed or with that he left off the top of my head without baer mark there two fifty five king richard actually this piece of property that this gentleman was just talking about is what i want to talk about my daughter who lives on the road right behind she just put in addition on  house the property that now has between old water damage and nineteen was zoned for one except for about two hundred feet from the road they proposed putting in a say luckily we didn't get that so we went from the shop and say to a some kind of the boat or the post office and they said don't worry we're only going to have like two hundred of those little white trucks here and they're going to deliver only one that would have been really nice but we didn't get what we have is all right but it is not what we plow we were buying or any of our neighbors thought we were buying and here we go again people bought in this township and you're listening to them for open areas why we think we have to develop it's because you want to get more taxes in this at the idea don't get taxes don't build the roads keep i hard make it what people are moving to peter r other neighborhoods in development of papers developed in the woodland protection and that zoning district staying the same so there are residential i mean term mix is it permitted to approve i mean yeah i'm confused as to if you if there's woodland protect is it protected is it does that mean you can't build in it or for example what used to be a big you very large plot of land and they entered into an agreement with the township to save part of that as woodland protected and they developed the rest and then the owners of that land came in and while it to develop and then to have fifty percent of of that lot became the with and protect it is there a possibility that that's going to happen to the other woodland protected areas  nconventional drilling and i'm trying to get caught up on how things have transpired but are we it's permitted only in the industrial district and so i mean can you please tell me if there are still the minimum requirement of acreage and what that is in order to get permission to drill wells drilling unconventional drilling is only a conditional use in the industrial zoning before there was like you had to have twenty consecutive acres it was forty eight and it was forty and then is it still forty it is not it's just conditional light industrial zoning district only i don't know that there's a just wanted to speak to angie as she's still here and hike side kind of the same spot you guys were where i buy a property that overlooked with them protected and through the negotiations and it took a lot of neighborhood meetings and meetings with the town council but we finally came to an agreement and we accepted that progress is progress and that there is going to be changes to our township and so the best you can hope for i think is what you're doing is speaking out and requesting that popper's zone we ended up with someone tossed out the words fifteen feet for god's sake i don't know but that's what it and that being with the promise of having some trees and like the other gentleman said a few trees are planted half of them died no maintenance so i think we need if we're going to offer some consolation or protection to current residents i think we would all feel better if we had a lot of faith that what is promised is delivered because i have yet to to feel comfortable about it but i also wanted to see on the upside there is a positive to a lot of that the changes i'm seeing here we need a larger tax base in commercial property seems to be giving this is like in support of what you're doing right now i see a vision of having more opportunities for commercial businesses and more taxes and certainly if i were living on the venetia side and i wanted to have more convenient place to get gas and milk in the middle of you might i would want that close to me i wouldn't want it in my backyard but i just wanted to tell you that we ended up having the most beautiful view of the golf course the hillside disappeared the trees disappeared it was agony watching trees because being cut down but there was a there's a bright side there's a silver lining to every cloud so just wanted to speak you want over the first fifteen minutes i was in here but i looked through the information he had online and the proposed buildings and the concepts drawing so if if you live in a hundred year old house that doesn't look like what you're propose for the zoning are are they to be kept there are are any of our properties going to be ok the other question i had was you said the residents were saying that they wanted to have more convenience on this end of  the township are those township residents present or who are the people that are that are doing that do we are they meeting to have they road to reduce traffic there needs to be some goods and services in the eastern part of town but it's going to increase the the traffic and that in the areas where they're proposing for people that are living there any any time new development happens there can be increased traffic but there's going to be the opportunity for home be built around their folks to be able to walk to the areas that would like to create down school that it's that person something logical i understand that say but i also move to the nation for the same reason that a lot of people did years ago and and i live right on the most likely be a corner you know in a residential slash commercial neighborhood do you live in peter township do you live in one of the proposed areas that's going to be proposed that's and i'm just asking who is sick who is asking collectively who's asking these if it's just the township is it no it's this is an ongoing process where we've had public meetings we've had input from experts we've got input from the community and they've come up with an identified various areas that would benefit whatever that's it's been an ongoing thing it's not like you know where we decided we're going to do this and you know we're talking about the finish area already the only change that is o change or be about invalid growth that my father mentioned my main concerns are involving the infrastructure of that property and god love someone for buying it but what is purchased is literally broken in half by the creek which is wetlands i would assume and marsh then there's a cliff and a tiny piece of property at the top  on a separate note would be a nightmare thinking about putting school buses through a traffic circle in that area where there is not enough space as it is is ridiculous but that's are even extremely congested area  business there were people are going to be trying to come in and out and they're going to put a traffic circle there how is that going to work them which are saying we're familiar with the property and i think that you know you're you're guy was all part of the comprehensive planning process so who make that piece of the property there's lots of other things that could be mailed one specifically picked anything done through a comprehensive one day be changed to low density residential half acre minimum just like the majority of the half acre minimum guaranteed half acre minimum but that's the underlying overlay allow for a mixed residential overlay hi i'm randy carnegie and i live on mcmurray her mood and my question is a couple things where the town center is up around where we're at right now obviously most of us mcmurray people know coming from allegheny county through peters is more like a pro fare so you know all that commuting traffic in the morning commuting traffic in the evening you know gets pretty congested and it's obviously increased the noise twenty years or so since i've been here so i'm wondering what are your plans are you planning to expand the civic mary to accommodate to make it safer for people i don't you know like for and like how it will affect the frontage of properties along that road i mean this is all things that you're looking at down the route the zoning being changed because obviously i'm thinking like when you go through mount lebanon for example you know that one section where it's almost like a town center there where there's all that and people living there there's residential there's apartments and and it's huge traffic and it's quite i miss seeing that happening with  being like god which in some respects is good but yet what's the plan to try to help direct redirect traffic so that you're not having that thoroughfare affect him where people just really aren't interested in going to town center they still want to  traffic overall if the structure of the township was considered as this ordinance and as the comprehensive plan with a d