centers people felt they wanted a destination where they go shopping where there was a main street or activity center where they could get out walk shop eat and socialize the center guiding principle was to emphasize housing choice and character so they want to try and find ways that they can preserve that as well as find a balance between preserving the care in the we have as well as continue to develop them grow before the principal was building the township character  the next is goals and goals are set up the whole achieve that vision so if you look at the vision statement just to figure out some things current activity knows it is one of the statements in a vision so one of the goals that we discussed is promoting promoting unique activity centers and possibly redeveloping murray town center as a buyer for the community civic social and business activity so the goals are which focuses more on kind of residential concepts and as i knew the were some things people were talking about were trying to preserve the rural character as well as increase housing her city now her relations don't really wan which is exist in the community today we could find ways we could maybe put some attach mauled by family units smaller patio homes cottage homes at the same time as single family laws were just potentially shrinking the lot size the new estate lot of element that's coming in across under construction now so this is further down just to go yes now one of the key things with these these areas landis is that while we're showing specific sites these are meant to be the stress that something has been stressed in many of the conversations is that if we do a lot of different types of units and density that the architectural character has to be a high quality that's been stressed consistently so we're looking at recommendations to think you go think long term too is the traffic improvements that are going to be required i mean if you're going to have that much traffic coming off of just about road i mean don't you think the intersection of just about and  e knew that's a long term plan to upgrade some of those intersections especially the intersection now thomas and mcmurray that was on our plan but one we had actually ever put a light there you know our traffic impact these help us subsidize us and lets us get prepared and go to pendleton team up on a partnership because all the improvements traffic improvements most of the traffic improvements are on state know i agree we have to work with and not we go to them and say hey we're going to contribute money that raises higher up on their priority list because right now we've got barely broken one thousand under construction we one of the biggest conversations has been the activity business and people wish they had better destination to go for shopping for dining for nightlife for social interaction and raw eighteen really isn't the character people can go park and walk around and enjoy some pictures for that would be something like this where you have the build of the roads are lined with the buildings they're street trees there and the environment quality of the community so we're going to talk more about these areas lands on the twenty fifth get into a little more detail in the reasoning behind the waiter laid out but that was just a brief brief summary of what's been going maybe to talk about the recommendations to get your guys input on what the committee's been doing today so that we can iron out if there's issues and some of the recommendations some of the earnings we can talk about together as you please so that it makes the where we want to new rows new trails new sign was for sidewalks that should be connected that i think we are going to be more consistent to when we have developments come through that if we're going  and process will have a lot of impact in terms of making sure that we force this because sometimes we have different developments where people come and sort of objects specific things because of many different reason and sometimes to have  and we discussed his development proposal it's a twenty acre piece of property on just about road cross from tuscany who talked about the fact that we're in the midst of our top three it's a coin and these are some of the ideas at the site that you were just looking at i think was going on here this site would be the on the eastern side of just about road just to the north i believe that is tonight a route yes right now it's about twenty acres in size which means that we have a permitted density i believe of twenty four units as you can see this is mostly cleared there is a small wood line i guess it would be along the eastern side of the site and there's a water source that goes on the side but looks like at some point there's a route that was put up in here and this was used that excavate to get some fill material or something like that in assessing the the  just about road itself you know it gets relatively steep to get up into the property or to get up into the site on top of the beloved when this falls off along the eastern side of the green you see here would be the edge  mature wood line and then it's hard to see on the slide there is a fifty foot strain buffer that we also have been here it's in light blue take a look at it as a conventional ends up resulting in just under fifteen acres of disturbance it's about one hundred fifteen hundred twenty thousand cubic yards of earthmoving but the fifty foot setback does put is a couple constraints one is when it gets up here into the narrow portion of the site in order to accommodate a future road extension it does get a little bit confining and you can see that on the site creating planning this for your plants that are sort of confined in a that's the earthwork disturbance line to be this line correct and you can see it on the proposed green planet you have but that would be the limit of clearing the green or be the existing seed see that the wood line is going to be removed  on the second option we looked at and it doesn't change a whole lot you can see a slight change if you look at the brutally limited disturbance what we did is we kept the identical street s in this section of the plan a lot more desirable because there's a lot more buildable area when you get into the pinch points and it eliminates any possibility of approaching in the water course and also maximizes the amount of have would be a hybrid and we ran into sort of the situation before here peters that you know there may be areas that would justify a reduced front setback from fifty to thirty five there may be some other areas that you know we may want to keep fifty seven for this particular layout we maintained a fifty foot setback for the main road coming into the site because if you recall from the first aerial it's formerly already cleared anyway you know so all it does here is result in a little bit more disturbance of you know open field area but it does you know proposed disturbance down to just about road and then we proposed a thirty five foot doing s for the road that would actually come up into the site with the future extension so what that does it gives us the ability to to preserve what we needed to preserve in the sensitive area but it gives you the look of the fifty for moving one from a from a first entrance into the development so this this we feel if we had a command with a proposal and development we would prefer you know from a you know compliance standpoint to come in with something like this is opposed to conventional fifty because we think it does result in some benefit in the way of preserving some environmentally sensitive areas it does result in reduction earthwork of about ten percent and a small  reduction limited disturbance in addition to that we also looked at ok what happens if we just threw sort of the current zoning ordinance out you know what would we come up with you know what we sort of looked at is when you when you look at the overall site you know what would you identify as an optimal area that you would develop and obviously what you want to do is not develop on any of the steep slopes and not develop in any of the environmentally sensitive areas so what we did here is what you see in yellow is in some of these slopes up in here we're actually manmade if you look at the initial plan with the earthwork like there's a road that comes up over the hill here that so we came up with is a road that would access in a similar manner to where that existing access comes up over the whole now that was used the access road coming into the site is proposed only twelve percent green is opposed to a ten percent grade so we do slightly increase the road grade twelve percent in a lot of other minister polities is acceptable for a local rude that's sort of what we picked twelve we thought fifteen to be a little bit pushing it but prefer the twelve percent road and then we came up into the sweet spot of the site and virtually just spread out and tried to develop the top portion of the site while preserving you know all the natural environmental resources we did propose a twenty five foot front set back line and loop of fifty and we proposed a reduced side yard setbacks with a minimum of an eighty foot wide lot and there are some hundred foot wide lots here so it was the mix lots eighty foot dual hundred foot we maintained a perimeter open space that actually exceeds fifty percent of the site so we tried to develop inside the site and preserve the entire perimeter and preserve the sort of the road frontage the streetscape along just the block removed so that that would be maintained as it presently is well you know creating a network of open space around the perimeter of the site we also talked about the developer who went with this sort of plan we would intend to probably provide some internal sidewalks as well as now that we have open space around the entire perimeter some sort of a walking trail network to where somebody is walking their dog you know you could walk from internal sidewalks to maybe it is even or some sort of amenity in the front and actually walk through the woods and come back to you know sort of working through the process now we don't want to get too far into any sort of ideas or putting any sort of a substantial effort into this without getting you know a little bit of input from the township able to sell these lots for the same praise to the be able to sell a you know half acre hundred foot wide lot so there would be some you know necessity to increasing density would that would be you know i honestly couldn't tell y think the you have a developer a developer here who is committed to providing at the top quality him and he would intend to do that here probably go back a little bit from the type of home would be in the hundred foot wide lot but move ahead with the development if we would get feedback from the township and say hey you know we would it would only cause you a minor delay and we could potentially look at something like this i'm sure that he would be definitely interested in center i don't know i don't know feel what market he's looking for up i know he does not want to do an attached type brought here i did have it's almost like you're going to do this this to me is not necessarily i think i'd rather see if you're going to get we're talking about downsizing and maybe areas and different types of housing i'm not sure this gets us there this just gets a little smaller than what we have you fall off if you go i mean this would still be given the character of the way they do it oprah i'm guessing it probably be four to six hundred maybe you know be a little bit little bit lower skilled but you know what i don't want to do because what i want to get out of this sort of informal discussion is so what are your thoughts on the feedback and then if you you know want to say this approach is something that you may not want to look at right at this point but also want to go back to that the fifteen t proposing a larger diameter called us think that would accommodate bigger vehicles with sort of an interior island that could be sort of amenity to the plan i think with this sort of walk we probably put some amenities probably at the entrance and maybe it was as the intersection as well as providing a larger we've done some larger teardrops that seemed to work pretty well before we you know again we sort of put this together is a word to get some  you're looking at a footprint of probably forty feet you know forty feet by fifty feet would still be pretty big you're probably looking at anywhere from the opportunities that probably four thousand three to four thousand square foot range steering committee look we have a developer this year grading seem a real wife real deal right but what we would like to hear from the plane commission is this is something is this type of development on this particular property something that the plan foot wide lots and here they're going from one hundred to the minimum going to be eight he said that the home may be and if you look at your setbacks on a conventional development your home still can't be all that wide because you have you know side yard setbacks in your lines of the homes are going to be they're going to be a little bit scaled back but they're not going to be significant the ability to push in closer to the street is here to create more of a neighborhood like feel once you get up on top  but you know i think it's part of this we came up with a very similar catalogue to what you know there ok these are the standards that we would like to see implemented as part of the conditions of approval here but we do you know here we could do with that with the site but unfortunately he's not here but any intention was the skill but i like the idea of the hundred foot wide looking at the population here to see that we're not trying to whitewash we're not trying to reach zero or goals on one development that this goal here that we're accomplishing on flexible design guidelines is preserving o you he's going to get the value you can get on with his those larger homes why why would he put smaller homes in or they can tend to put smaller homes on this slate than he would put one hundred foot wide conventional optical out there's no question about that but i still just a m just looking sort of globally is you're probably looking at thirty one families with two to three kids more kids in the school rather than maybe just going back to the twentieth and twenty families in the office but we met with the developer today we looked at he looked at three large tracks only and that he's looking at developing in you know