professionals and are on about six point nine four acres of land and this is located on july street in while they are and so your role here today commissioners is to review the plan development step two and step three so for plan development usually they come in step one and that the larger away land area with all the zoning used is laid out and things like that and then as they start to come in and fill in those spaces they'll come in for a step two and a step two as noted in your staff report is usually the preliminary plan of the development showing drainage and any streets and utilities and landscaping and where the buildings and structures are going to go and then after we get approval we usually do it step three we're just going to go ahead and do them together because the applicant is ready to pursue them together and step three is usually more detailed instructions level plan this project is not going to trigger an m one review as the valuation is under the five hundred thousand dollars limit so it will still have to apply for an estimate permit it's just that it will get approved minister which we do every day  couple of other landscaping sheds those have since been removed what this photo does show is that the property has been altered previously and i want to note that in the area that we're talking about back in the area here again just for reference this is highway one right here is our project area this is a blow up and i apologize for the quality of it but this is the area that we're talking about in question here don't be to o three acre portion but we're talking about point nine acres right here just to familiarize you with the property site here this is the frontage of the property along the live on right here you can see improved sidewalk her interest just want to point out that there's a thick layer of landscaping along the road here kind of consistent with the design guidelines this is a view from a stop sign looking towards intersection here stop sign here landscaping just one more photo that's basically the information related to the property and some photos as i said jack going to talk a little bit right now about the design and his  the recession years now i've come back and i've listened to what people in the area really desired and shrank the project down considerably the construction is much smaller and  it's basically a project premature resort i've gone through this with lay a community association and the end is the provide back of the house sort of things for the resort had kind of back of house uses for them for some time and i want to see this project go in and clean it up organize to and finalize it into something that fit of the testimony as well and now we'll take questions from the commissioners that at this planning commission we don't have things come in at four hundred ninety five thousand dollars to the sub sub then a certain thing we could times have changed we might need to raise that amount so that people don't fall in this category you know it's just it's just not good to have and i haven't had anything really being built at less than a hundred dollars per square foot so it's this one here three sixty six i'm like that's less than a hundred dollars per square foot what we did to stay within that budget is it's a shell and is in truth and should it not be that your permits pretty much automatically denied so we take at face value when people give us their contracting numbers larger projects the ones that are as one we do route out for i guess when as commissioner robinson said you know i mean when we have something come in for a hater for ninety five or whatever the numbers are i believe that in the sherline management ordinance it actually does state that the department has that ability or right to do that so i think that when we're close it would just be good practice to go ahead and route it over to public works and say you know what are these numbers right or not and even if it's just a stamp that's fine or just a  letter something like that but i just think that it's something that we should do a good practice the other part to as i look at you know i've talked about here before and i don't get and i'm going to get a little bit off track is when we go in these steps to stay under threshold i think that that's just something that we may need to address to say like the paper subdivisions and then falls underneath that and then they come back for something else and then they come back or something else where you know there's a certain segmentation that's happening to keep people under thresholds and that might be a commissioner castro there were just some minor changes namely there was the car wash on the site plan that was originally planned for that was taken out and i think there's a minor correction on the square footage and so what you know before you represent the most current updated what are the socio economic benefits for the project that you have before us area and and really kind of traffic off the road and keep things more centralized sort of the whatever needs to get done gets done within the resort their i have to rental car companies call me and you know the hotels are really no longer afford to have their cars are within the poll's because of the occupancy they run so one of the times anybody so i can't tell you exactly what the scope of such a business would be it would involve less traffic being within the area if somebody from the grand while a decided they needed didn't find any material and so they issued and no effect letter for the moving forward on this particular project but in terms of answering your question and there was no mr hale i just have more question knowing about when it began the development that's going on there now and the amount of traffic and with the trucks everything there i just wanted to know approximate you have any idea when you would be looking to start this project when you get to get the permitting assuming assuming a successful review and approval i would think robin this is a new need that we have and i actually service the building right next to them and as the hotels are remodelling one after another and improving the experience for  and hopefully the plane department will help keep some areas for that overflow because every single resource is going to go into this problem as we go on forever as we look for to clean try to build a park in the parking lots vertically like some  so the need there among comfortable with with the process but you know you don't hate the player you hate the game so i think that the kid is following the rules and getting his thing done under the rules i think a as a department is if we could maybe have a sheet of what the s one threshold of five hundred thousand of what it includes electrical and all those other things are do is stop being you know it's more about checks and balances and so you have a threshold that the applicants have to try to stay under then they've got to go back and then they have to you know hopefully they got all the all the electrician and the drywall isn't all that included but if they can't build order after that a commission deliberated on the subject application for the state special permit and the conditions permit and acted to be public testimony will be closed chicago would you like to see being put into the form of order that has been submitted to you so we think that language is more appropriate for the order and what is medicaid and just what you understand that this may be coming back in january  and then i think she has a slightly different language about not substantially different than the the general public we hope that was me we believe that this more closely tracks the case law and the statute they believe the other does it's really your call pick one or the other doesn't make you sound like so if you've already viewed the transcript as provide as part of your packet i think it's clear what the commission decided at the time they decided to deny that addition intervene in the language itself you know one of vs the other it comes down to a matter of semantics from the standpoint of what looking at this is being denied one way or the other they do determine that they didn't have the station as of right and that they didn't have a title to mrs intervention so that therefore the petition was denied and i think the proposed order reflects that so really what you are here to do is ratify a decision made by to help on this however because of the cultural importance of this area i don't feel that pano the project at that location and just to clarify i think as she got to explain the matter is going to be coming back before you and right now we're just talking about the decision to intervene and then you're lying issues are still out there so testimony that we take you know we take we wait their testimony we had an equal opportunity as everybody else and so it's just intervention but it's not stopping the the the home owners themselves as coming out individual year for your first meeting on january ninth you're going to have three public hearings item one is mr gary group on behalf of catholic that will be heard later say any other questions or discussion because i'm from it's been another year and it has been my pleasure to work with this commission