well right design of our access off of just about the alignment of the roadway which included various traffic calming devices through it and the locks and configuration of the lot some cells is identical to what we have primarily been doing since we've been here since the preliminary plan is doing the final engineering working out the construction drawing so the road profile gets perfected to have the appropriate vertical curves and also then working with the to the permitting process for this stream crossing it's called the joint permit because we'll need a joint proven from the corps of engineers in the d e p t because of the size of the stream crossing here a nd the impacts associated to the stream enter the lachlan's in addition to that we've come back and what is probably new would be the farm buffering when we were here before  predominately plant we had around the perimeter a continuous row of shrubbery and trees per the code in preparation of the final plans they discovered that the ordinance gave us credit for existing trees not only just within the buffer but through the entire site went live through that we determined that all of the existing trees that are being preserved primarily along the drainage ways here and here were the areas th hadn't been farmed so they were areas where we had large trees growing and because it's weapons and streams we weren't going to be impacting it either so we had a larger number of preservation trees that therefore allowed us to say we don't need to plant a single tree in the perimeter buffer discussions and what we would have to plant shrubbery discussions with the staff it seems like that maybe there needs to be a refreshment trashing of that look at that and so we did that and said let's do a combination of us look at the what the expense how much you would spend for all those shrubs that you would go around and then do a combination of shrubs and trees and because this site is unique that it has a very large frontage is in some places really exceptionally large frontage is on a per watt basis is that you really don't need to buffer the whole thing if that house is here maybe that's where the buffer a needs to occur on a portion of the site where we have the one acre and to slightly over one acre lots where we have a more traditional density and then maybe then we need to have that continuous buffer in there so that's what we're showing here is that where we have the larger frontage is and less dense on the areas that we would concentrate our planting in those areas and in the areas where we have the others we have this now we have that in detail so if we can go through the next series  slide thank you that's right that's fine please well this is just about road and villa drive and this shows the landscaping that would be installed by the developer of as part of his required areas desire to have a nice entry to the plant and in addition to that if we have scroll up just down the slope it thank you he developed the hamlet and he liked that series of pillars so we've used that same style slightly different configuration but that same stone pillars with wrought iron fencing to identify our frontage along there next we've got a series of slides here that show you those specific areas if we start with lat three and four were anticipating that the crossing of the shared driveway to go over the wet ones the house for would be here house three would be here and so that would be the buffer in that you would have for those two l next at the end of the call the sack we have ten and eleven and again house and house is anticipated there and that would be the buffering what we did is we looked at the size of the house and said you know a normal big house in peter's wouldn't want to have at least two hundred some odd feet of buffering and so that's sort of what we were targeting next we then looked at the area where we have the smaller more traditional lots and again so we you see we feed that up and it became a continuous row of shrubbery deciduous trees and evergreen trees next if we scroll down is very difficult in the drawings that you've near the circles that you're colored circles you're looking at we're primarily the trees because the scale we wanted to show you that how we were looking at this this would be the evergreen trees that would be massed in there and then you'd have deciduous trees and then around the base of the deciduous trees we'd work in trouble with that so it is a three fold if you would three layers of planting shrubbery the evergreens to give us the perm you know the year round and as evergreens are more vertical and then working with the trees a deciduous trees which will become more of a balloon chait to the ultimate growth so that's what we're looking at next the plants that we're looking at this is  plant list of maples and of x and evergreens that we would suggest be in there the individual planting will be done by the home builder themselves just like the street trees would be installed by the home builder it's this planting but we're guaranteeing by this is that here is the quantity of trees that homeowner will be obligated to to plant next that brings us back to the overall plan that's  sorry it would be a homeowner's association because we have two areas of open space at the entrance we have a detention facility here and at the far western early end we have a detention facility here so there would be n h l way for that in addition we have the traffic calming islands that are located along the street and the a t o way would be responsible for that in addition they  it's its intent was to give the farmers protection from the new people coming in but i wouldn't and one of the things i sort of didn't like about it and were able to overcome with this is that it almost created a enclosure such that you didn't get to look out and see i mean one of the really the beauties of peter's township is to be able to look out and beyond so what we tried to find here is sort of this compromise between areas where buffering and privacy would be important and areas where views would be open or not and a possibility so when we look at the house being here and here that's where we would buffer but a house here would have the ability to view through corridors and look out onto it so that we sort of bring that mix to it it's also in tears that they do that because the homeowner will be responsible for the buffer that if the builder on this block the homeowner decides to build back here that buffer would shift with them so the buffer is meant to be moved accordingly with where the house is positioned if the homeowner feels like they need additional buffer and then of course they have the freedom with which to add additional buffering and landscaping of tanks right some of them because of of where the weapons are and everything else that it wasn't possible to have a centralized location where everybody is training to so for example you have maybe lots in this area that through their natural runoff will go down to here and then it would bypass this facility so in those those locks that it's not possible to direct their roof water their driveway water into the storm sewer system to take to the to detention facilities in each of those lots would have their own on lot tanks if you would for sumps for purposes of coal controlling their stormwater would be part of the recording plan also will be part of the co mile so i think that all the work that we've gone through to get to this point we've got a good quality plan work we're excited about desire but that those probably the longest permit will be the joint permit followed by then the up and up permit we meet their criteria it's the foresight guess and so we're not concerned about that it's really just sort of going through the process but since i was involved with the only we want our back now back when we when you when you comprehensive comprehensive land use plan when i was a i was there and involved with that and i my family was one of the ones that really pushed for the buffers of the bumper areas and i'm just reading from your ordinance ordinances buffer to minimize potential physical and or visual conflicts between uses buffer areas s provided in certain situations buffer areas shall be required in conjunction with development of any large as defined in table six and buffer areas and adjoining a farm it supposed to be a buffer area a which is high and low level completely totally disagree with that and i will be forming there for the rest of my life the dust the sprays everything we need a buffer zone around the entire thing i'm asking for that please area there will be conflicts we have a lot of experience with this on in the colony manner they have a buffer zone it has been a godsend it's wonderful that people still look at our farms it's been a still have a beautiful view of our farm i didn't know i was proud to supply a beautiful view for anybody but they still have a beautiful view of our farm this is the first of element that's down hill from our farming  never received an answer of a pretty simple question in my opinion the stores are going to go one the other side just by road near there i'm glad this development happened this is going to this only does good for the land my land value in hopefully prevent potential customers but the sewers is going to go going to cross just about road on the high side of the road on down and come back down to critical level past our farm  and it is not deep enough and as far as i know vague enough to handle any upstream more upstream things my brother if he wants to go into it which i thought he had to tie into the sort of the one of the rolls if the sewer comes within one hundred fifty feet of a house you have to tie and while i still don't know how they're getting around that but he'll have to pump  into the dome house will have to pump into it it just doesn't seem to make any sense that they're not i mean they can put it wherever wherever you guys think it's the best place to put it put it there but why wouldn't it be deep enough and adequate enough for everything else upstream i'm very confused i asked them in a letter never got an answer because this is it's a construction issue because the construction issue as much as it is a cost issue  first of all we don't have an easement to this immense property so the only route that we could take would be to go across the street and come up on the easterly side of just about to this point and then it there we could cross back over into our property there segments of that that we are putting in that will be twenty some odd feet deep so the forcing has to go even deeper would not have been practical it also the thirty does not like to go any deeper than that so the fact that we're not deep existing manhole on the westerly side of just about we're going to cross over just about and then come down just about on the easterly side and come in back up here on the last really side of just about the s property does have access to that manhole and they can today go connect into that sewer and come right down and serve that in addition when we do build this sewer we have provided sanitary easement come between not three four ten eleven and through lot twelve to serve this portion of the segment property so a significant portion of it will be served by the sewer that we're putting in and it is to handle that to future acidy so again that portion of the simmons property here that if it needs to go into the sewer has access and has fronted right there on the sanitary sewer so  we haven't done anything to block them but on the other hand the salmons have never in earlier discussions have not freely given us an easement they said we could have an easement that would come at considerable expense by buying it through their property  you know to just serve one on one development they made all of those people on including that they try to assess us also date to bring the main up there you know the whole thing following the cricket right up to our property line i mean that's th already normally operates and i just don't understand why we're there bending the rules at this point it really doesn't make sense core bending the rules i just think we're looking at an all engineering alternative to take it a different direction yes if we would come up the creek we certainly would conveniently serve this immense property but by taking the route that we have now we've conveniently that through the creek get up the creek sanitary sewer at any time they could apply for it and put it in one less thing and there's a piece of property between tuscany and simmons farm that's not owned by simmons and i've heard the is corrected that the geodesic pharmacy air dome is here and here's where the creek is and we could go around but by problem is if we go around now we're so high that we would have to pump eighteen and we couldn't be able to snout were that simple it's not following the bricks not following the lowest point symbols or fifty if you'll recall and and i wouldn't argue at all with the point that he is making is that because we're not coming up the creek we're not surveyed the full watershed to the south of us however as part of the preliminary plan we have approval and as shown on the final we are granting a sanitary sewer easement along the creek so when somebody wants to put that and that easement will be in place and ready to go so to the extent that we can help and we've done it we've done as much as we ca consolidation subdivision and site plans approval family made the point but it's very important to note that when the south goes on does asking is to keep that zoning aligned in line with the existing zoning to the north that see to is not extending back any further than what it would exist to the so it's not extending back further toward the name like that seems to use already to the north i think that's important if they were going all the way back up to here that would be a different ballgame is back in the residence it's such the time back in here here you can see the existing zoning their existing site and how how we're bumping it back to be consistent with that line right there the commercials district today and looking to purchase the additional one point nine four acres of property and that's the area that we would like to rezone to see to and as was stated we're taking it no further back than what was  what the current c t line is today a portion of the forest lawn garden property has previously been rezoned that little sliver right and there was rezoned a few years ago to see  to in anticipation of their building a i think a chapel in that area the aerial photograph again shows the south wales hanta site as it is today shows the forest lawn property and shows the mausole had not made it part of their immediate plans so that's why we had discussions that have now put under agreement the one point nine four acres here which would allow us to expand and the one comment i would like to maybe add to what emily had said was that the current dealership is located here without buildings here and here we would be taking down all of those and replacing them with a new  state of the art honda facility we would do it has a two level facility the front of the site would be at grade with route nineteen at the basement level the lower level was where we would have service and employee parking emily brightly described it is employee parking but also because of the service so the access to the service will come back and down and here we really don't anticipate that the public will be coming back into this space there will be a new check in facility so someone coming in will pull in directly into the check and facility their vehicle be checked in and from there it will be either spotted off to the side or spotted down below and brought into the service building and then brought back up and checked out so the public really will never be back into this space so as the activity in that space will be limited to service and employee parking only at the front street level area where we would we have display of new and used vehicles and point that out because that's the area is where you would have lighting of the vehicles that are there for display the area in the back would only have a limited amount of lighting in that area solely for security and access for the employees during business hours  there might be a lower level of lighting that would occur in this area off business hours just for general security but again it's it's not going to be a typical parking auto dealership parking lighting in the back of it in addition the dealerships not just this one but dinner ships have sort of a notorious record of using loudspeakers outside three years  ago that complaint was placed to this dealership they toned down the outside speakers and since then we've had no complaint we would look at that same situation there's no reason that outside speakers in the back area here all of the service will occur within within the building itself so we really don't think that that will introduce any new or any new or additional noises to the neighborhood with this increased size and facility in this area we understand that we will be coming once if granted the rezoning we would be coming back for a full site plan of approval at that time we'll be prepared to show you the  architecture on the building exactly how it's all going to flow and we're we're in the process of doing some of that design work right now with the honda architects and i think everything that we're going to be doing we just refine it make it that much more attractive so we're really looking forward us the opportunity to really utilize this space better to make one other point this dealership has recently purchased and received approval to do off site storage of new vehicles in cecil township space was not available here or at the site nor in peter's to allow us to do that so we will have and a new offsite facility so that we don't have to jam if you would a whole bunch of new cars when they're delivered in here they can be delivered to this site and then moved off site for storage so that again we can have a really high quality space here even though we can maintain a high volume dealership that we think it's a good thing and hopefully will follow the staff recommendation for recommending the rezoning of the property the radius of affected property owners so we live in the neighborhood a lot of families and we spend a lot of time outdoors i'm not in favor of owning change to commercial purposes along from the existing uses in that area and secondly there is a noise problem and it has continued we speak or announcements any time of day and this is only going to worsen the situation  and seeing a building there encroaching upon the neighborhood it's getting closer to where the homes now enjoy the quiet relatively quiet so their neighborhood really there's a lot of concerns in this neighborhood with the gas drilling ordinance the force on guard and have the possibility of doing gas drilling there so the neighborhood is very very it would be a significant intrusion back into the neighborhood it can't help where we live we deal with it but you know when the agora deal run out there was promises  like this and to add more lights to the area my deck overlooks that area and it's it's a nice view at the moment but i cannot and if this were to occur look anywhere in my property and not see the commercial building so it does would come back significantly the buffer zone or the trees that you can see in the upper corner looks like they'll be taken out i don't know if it's to come down below that grade there's a step right that those trees that were pointed in the right there are not on our property and therefore won't be coming down there's about a third though it appears right some of this right here is ours and that would be cleared as part of it is this your house right here that's correct to the area immediately around your house here those trees are not part of the work that's being above that great so i don't know i don't support rezoning from or want a residential to the commercial problems we face is art brut nineteen commercial quarter so shallow when we have an opportunity to increase that debt without negatively impacting residents i don't see any problems it's going to improve a the usability of a commercial property whether it was for a dealership for for a another commercial use that the more depth the more flexibility and you have a designing site and like i said if they were encroaching and going with a further back then from a planning standpoint then that would we would not be in favor because they're keeping it in line and not going further back than the current depth and i see it as a positive residential single family neighborhood but when they're when there are opportunities to do that and this is a classic case of where it is reasonable to do that it only improves  the quarter one of one of the things that i think points when you look at the overall zoning map you'll see that the pinch point that we have on our property is one of the narrowest point of the sea to zoning district and if you also look you'll see that the c two zone industry is irregular in shape and that it isn't a matter of say let's go back two hundred feet let's go back five hundred feet it was really let's go back to what a reasonable doubt that is consistent with ownership the reason this law and takes the way that it does and the reason this has historically done the way it is because that's where the ownership line was so not that just because we're buying it it should become zoning but it is somewhat consistent that that where you have the ownership the zoning follows does the ownership and the depths that we're looking at here are consistent with depths that you would find in many other places along the sea to district and i that gets comment that we're not going deeper now also is consistent an interesting to talk about the alighting cyber because we've just completed a new dealership up in the cranberry area and we went by to look at it at night and we could see that the new lighting standards really hold the lighting because they're down lights they're cut off lights and the old days of the general pollution of light is really different with the new modern modern facilities that you have  you are correct that will we will be on to a much higher standard than what there is today it's the dealership is here facing one thousand the north side of the building would be the check in so vehicles we checked in near by the employees are driven down the back and access into the what called the basement the lower level and from there service would be here in this lower level and service parking and employed parking would be in the back and greg norman right now during the wintertime from november to february we're open from seven thirty in the morning till eight o'clock and the remaining eight months the eruv until nine o'clock so we do closed service does close at six o'clock and four o'clock on saturdays so visual retreats should be pretty big part of the dealership actually shuts down ok thank you  to thank you very much forums we also target as we said specific terms that we believe are very well known in the field and will be good for the community at this point since we so major since we've published we've probably had end of the pricey but you've got a lot of them i guess components to the proposal and i think you need to try to break them down and i was just explaining by manners and some of staffing hours and try to come up with  that may be totally different from now what you're asking for one based on the information sitting here what i would recommend you go through outline what you're requesting  least give you a range so when you start getting numbers in you'll see that either one this firm is way off base and they don't they're nowhere near what we're looking at which is i think it'll help me a lot trying to deal with these price in like a sense in you maybe some  do you think it's going to take that many manners and it will help educate him pull together quicker and i think get a better product  work when you get down to this many hours versus not many hours you going to look at the products they did before for a comprehensive plan your process with and what not and what you're going to use we have sometimes you c