corresponding infrastructure let me cloud i want it clearly state that we believe we have maintained a good relationship with the r and r and t park team and they have been informative over the years we testified to you just six months ago on the same proposal which you concluded at the following july first meeting were going on with six conditions so we expected it would then move on to the council but instead it reappears in this committee in a very format so we have again as we asked before where are the roads in these six months has there been any progress on transportation concerns is the county going to build them a taxpayer expense do we expect to develop or will what is unacceptable is just to continue to approve south maui development and during transportation concerns we also ask after years of waiting we are with the south maui transportation study it is our understanding and is that council awaiting a required budget amendment can we get this heard how can you continue to proceed with land use changes without this information lack of planning for much of our area has left us with an unplanned community albert einstein tells us quote you can't solve a problem by the same thinking that created examine the current community plan before proceeding to change it on page eleven quote there is need to lessen dependence on automobiles through efficient land use distributions bicycle and  paths separate from the oil to be separate from the automobile traffic would provide an effective alternative to the automobile mass transit and public transportation must also be considered having sidewalks and bicycle paths within the park mean little if they do not connect safely to ones outside it front page seventeen quote upon adoption of this plan and we all know when it was adopted allow no further development unless infrastructure public facilities and services needed to service new development are available prior to the concurrent or concurrent with the impacts of the new development this is been mostly ignored this century this is the community plan that the council approved what is the purpose of the complete cake a committee a key a mechanic community point and if we simply ignore portions of it and then change our other portions to facilitate development why do we have the plan we cannot support these changes until we can you can at least see the south maui transportation plan malo and  regle will be followed by todd lawson is evident that the r and t park provides a place for that to happen and has the potential to extend that capability within the bounds of this community plan and zoning update the master plan concept incorporates a variety of work space choices for knowledge industry workers along with amenities and housing close enough to walk or bike to this trend is playing out in many other places and the update will allow the park to remain competitive and attractive to today's knowledge industry worker and companies that's the plans for the park will afford the opportunity for those who choose to live work play and even educate their children within the boundaries of the r and t part the integrative nature of this proposal is due to the institution of a forward looking form base code within the ordinance a significant number of the employees in the park are from hawaii and the typical wage of park workers in diversified industries is well above average many of those workers are common enough who have come home and found jobs in the park this includes companies like the pacific disaster center and pacific defense solutions a business area of integrity applications incorporated in fact the lead executive for pacific defense solutions is a comma the prospects for business development on maui would be enhanced with  renewed and revitalized aren t park master plan that creates an inviting home for entrepreneurs and startup companies bringing their technical skills and business accurate i cannot emphasize enough that is important to have a flexible plan that would allow for continued economic development and growth for years to come by being an attractive location for diversified industry to make their home therefore i believe it is important not to place unreasonable conditions on the project that will slow the and as a small business owner some air representing myself today state for the record i'm in favor of the proposed changes by the my research and technology partners and as i stated for over twenty plus years i've been working towards growing the t sector on maui and i've always had the hope that within my lifetime we would see a thriving economic driver from the i t sector and it's creates good paying career opportunities for residents and younger generations as well as attracting are a minute to come the time is critical now for the county to act in passing the proposal out for other conditions and developments have been at this a long time and i know for a few of the key elements needed first sustained ecosystem that we currently lack is included in the revised plan for the park we need to create an environment that works together with the community to improve occupational educational and quality of life conditions the current plan developed over twenty years ago does not address any of these conditions properly it was developed with the large businesses and corporate parks of the eighty's in mind which is not conducive to the market here on maui and it does not address what is needed to grow and the ability to live within close walking distance to work parks and amenities that are attracted to people i'd like to address and just a few arguments that i've been reading about in the paper  people talk about unabated growth and been in the tech park for quite some time over twenty years and we've seen four new buildings built i don't see a huge amount of growth from this new proposal but it does create and allow  referred to earlier the drainage there are several draining drainage and catchment systems designed within the park by a competent and the traffic one of the goals of the revision the park is to create a live work and play environment that decreases the need for driving and facilities walking and biking to work education and recreational activities the car park plan is designed to have employees drive in from other parts of the island which is far worse than the proposed plan i can't help but think that those opposing this plan of not taking the time to go through it to see the planning and detail put into plans well thought out and addresses potential impacts and creates the foundation for a sustained ecosystem final gentleman signed up to testify as rory frampton mr front and will be testifying on behalf of or good afternoon mr chairman on rory frampton my client is hollow ranch i do various long range planning efforts for them i'm here to speak in favor of passing this measure out this project revamping of this project has been around for a long time i heard talk about revamping this code and the planning just trick for the m r t p my research and technology park back in the late ninety's they put a lot of effort in the mid two thousand is to late two thousand and towards revamping the plan the previous two speakers really i think spoke to what's going on in terms of trying to make this a better project district in a better zoning ordinance the process that they've gone through to get to this point has been very extensive as you know they did a final environmental assessment that was accepted by the land use commission back in two thousand and thirteen there was hearings before the land commission there were hearings in front of the planning commission and the hearings before the spotty and i think this project has been thoroughly vetted there's twenty nine conditions that are attached to it why we're here today is really more of a housekeeping measure there's four parcels that are going to be excluded from the new zoning and retain the existing zoning to those properties already fully developed a drainage basin and now your research technology center you can see why those properties would just want to keep their existing zoning the other two properties or one combined object it's nearing the construction phase i can also understand why that project would just want to keep the zoning that they have in place that they're getting their permits for so it's really just to keep those two for parcels out and the rest of the project remains the same it's again it's it's a project that's incorporated very progressive planning design planning and design standards as well as ways to handle drainage i did want to make one comment on drainage i've seen a suggestion that perhaps they should put an offsite basin malka of the project as part of the drainage plan and they're talking about a project that was designed twenty or thirty years ago the way that project was designed they put them out base in up up above so that they could capture water reduce the volume of water and that would allow for more volume to be discharged below down on the areas it that old way of dealing with drainage did not deal with does not address the quality of water coming off the property but the plan that you have today with the multiple drainage basins at the bottom of the project allows you to capture the water and treat the water so that you're not only mitigating the volume of water coming off the property but you're mitigating the quality of water coming off the property and that's a lot more progressive and that's really more in keeping with all the the latest and greatest practices for handling drainage water so like to applaud the project team i'd like to just the project team for doing a great job and hope the council can pass this measure out today good afternoon chair and members my name is jordan heart of chris hardin partners on the land use planning consultant for this project we're here today to discuss a small but necessary step in this process that is the reduction of the scale of the project size by approximately fifteen june of two thousand and ten when we filed a petition for district boundary many of the state lands commission in april nineteenth of two thousand and thirteen the final e i a s was accepted by the land use commission and then in october of two thousand and thirteen the commissions accepted our district boundary amendment or approved the disgruntlement and twenty three comprehensive conditions were applied to the project at that time that includes traffic and drainage mitigation fast forward to november of two thousand unforseen circumstances that happened within the county we were unable to make it to council in that time frame but we've been at it for some time and then in july of this year the land use commission or the land use committee review this project and recommended approval unanimously with an additional six conditions so there are a total of twenty nine conditions and i believe that those conditions do address all impacts of the project is is is responsible for but this also represents five years in six months a process and that includes public hearings public notifications and thorough disk the project to the things i would like to touch on are traffic mitigation and drainage and in order to do that i think it just be best to read directly out of the state lands commission decision in order conditions regarding storm water mitigation storm water management drainage the petitioner shelters construct drainage improvements to accommodate the development of the petition area in accordance with the requirements of the department of public works the petitioner shall design construct and maintain storm water and drainage systems improvements in compliance with applicable federal state and county laws and rules to the extent feasible the petitioners shell implement best management practices and incorporate low impact of element practices must submit a traffic impact assessment court for review and approval by the state department of transportation and enter into a memorandum of understanding or a memorandum of agreement the same goes for the department of public works there is no memorandum of agreement but they must review and approve our traffic impact assessment port in that context i would say that this project does a comedy drainage and traffic improvement significantly as well as a series of other impacts thank you very much and you could  said there's has not been or is not going to be for the traffic very good day or will be there is currently an updated traffic impact assessment report that was submitted to the state department transportation i believe in may of two thousand and fifteen that's currently remains under review by the state department of transportation as soon as it is a accepted by the state department transportation there will be a memorandum of agreement it's executed with the city and with the county i believe that we don't have a condition to work execute majority of the people buying the homes are out of state buyers they're not really from here and so there is a big affordable housing crisis and i believe there's well over a thousand units that is owed to the county alone so i personally would like to see those housing be addressed and the people be taking care of and i think i think that that's something that that you the counseling really needs to take serious because it will it will impact traffic and  i'm just here as one of those average citizens telling you take care of the people some low income housing out there and finish the affordable housing before any changes be made in so many m in the existing high tech park didn't sign off on the unilateral agreement that they were asked to sign off on and i think we need to ask ourselves why my feeling is that they're probably concerned about some of the traffic impacts some of the drainage impacts and they had questions about that and that they probably were concerned with the short timeline that they were asked to sign off on this thing with without having the chance to actually really investigate it i have a few suggestions that would make the project better i think execution of the plan is really important so  traffic they promised the aren t park project promise that there would be no traffic impacts if the north south collector road were completed by two thousand and fourteen and we would like to see that be one of the conditions  if it's not complete everyone unself be affected similarly we had a suggestion with regard to drainage i think all we have to do is go out to the monist subdivision  area to know that standard requirements b m p's are not always effective with our current enforcement or lack thereof we can have impacts that definitely affect the reef the environment offshore and our tourism depends on clean water and fish people love to look at fish on the reef my final suggestion is that there be some phasing in this project that really ties the development of the housing with the other types of development commercial development in in the in the projects so that the promised internal traffic capture will actually occur on oahu there's a development called couple a otherwise known the second city and what they did out there is they did all the housing in all of it but mostly it was all housing first so now you have all the people who are living there it's basically a giant bedroom community and so to me it would make more sense if say they could do one hundred twenty homes or two hundred homes or something and a certain amount of commercial space would have to be filled up first before granted more housing doable check with the client or the application applicant i do like that idea we'll see what we can what we can do working with them on your testimony talk about the kind of didn't you talked about that the high tech oh yeah the existing hi tech part didn't sign off on the and you gave us some ideas as to why did you talk to them about that or those just your i did not talk to the board themselves so so those are just as likely as my guests i mean ok mr chair vice chair members of the committee i'd like to take this opportunity to go into a little bit more detail on why from our perspective we're back here before you today after agreement and turned it in with the signature of the developer and all the arkle ranch on which reads like a co developer on the project essentially at that time it would always been our assumption that we as the developer going forward be held responsible for all conditions of the development was the county the way that i understand this unilateral agreement is that it's an agreement that we're going to live up to the conditions of development we always plan to take that on ourselves the county  clarified to us that corporation council that is said that they were going to require all landowners to sign off that wish to participate in a zone and they didn't say that they were required to sign off on it but if they wanted to continue with there's a there's a chance out of sixteen that we may have somebody who doesn't want to sign this new agreement that is put to them what happens if that's the case and at that time the opinion was was given to say well it's going to be a reduction  the project site if somebody doesn't sign then you know we'll continue it's a small change a small percentage change is not going to be an issue so we went out and we proceeded to get thirteen of those sixteen landowners to sign on this unilateral agreement brought it back and you know i don't know i'm not pointing fingers here it's nobody's fault it's just that they required us to come back to committee to get that review debt reduction size on it three parcels are you know describe if i have the time here one is that my research and technology center ok we did we did approach staff they had their executive director had signed off on the project like the idea of it but the issue with that is that they have to have a long drawn out approval process for getting this thing out reviewed and signed we never anticipated having them signing any kind of a unilateral agreement but you know things change we presented it to them it was like this is required by the county we we have a we have to keep things moving you know other testifiers have described how long this project's been caught up in the process you know time is of the essence for us so they they are not participating they've already been built out later on they can come back and do a change in zon her chair and members of the committee and she sculled them with the now economic development board thank you first of all for the opportunity to testify on the ordinance before you i just want to take us back to the origins of the park a little bit here and to why the park was originally developed so in one thousand nine hundred one our economy was driven by agriculture and tourism which we embrace but left us vulnerable as an economy to forces out of our control so seventy leaders came together in one thousand nine hundred one to look at new options for our economy and new careers for our residents careers that could support a quality of life however each of us defines that they saw high tech as a promising solution from our county's economy and for a stronger future for our residents especially our children so i mean he was created in one thousand nine hundred two and charged with pursuing high tech for a future with several local partners we set to work on the development of a place a locus for technology activities and technology expertise on the island we also saw this momentous task as building a community this community would be primarily about tech related activity but supported by amenities so important to the life of those investing their lives in these careers restaurants fitness centers health services etc it was and still is the park was instill it is a bold deliberate action by our community and the public and private sectors that came together to get it done i joined in one thousand eight before so i'm really going to date myself here i witnessed and participated in the painstaking and meticulous effort invested a year after year or the ten year development entitlement process of the park i saw the extensive research to understand the best practices and strategies of the hundred eighty s and how the park partners adapted what they learned to the conditions and environment on maui the process included working with the county council through numerous milestones to create the revolutionary aren t park ordinance with the original vision in mind i fast forward to day the park is a community emphasis continues to be on research and development activities or as we over the years we have brought thousands of our students from into the park and they leave inspired by the progress and full of hope for their future and there are thousands more reasons behind them to keep the momentum going the date of the park's master plan is an important necessary step in sustaining the park's vibrancy the update of the master plan has come again as a result of extensive research of what makes sense of understanding what companies and entrepreneurs are looking for today enmities only work with companies their leaders and for nerds and similar tech communities today confirms the where we were presented with the architectural drawings for a nineteen million dollar building at the bar i worked at the park as c e o studios back in the early nineties and there was such great promise for that park and it was interesting to hear today from some of the experts that update of the plan needs to happen in order for that dream to ruby realized today but this facility will have a six hundred twenty five students will have thirty classrooms it will have five i think five commercial tenets it's one of those perfect kind of situations where i was really inspired when i saw the architectural drawings of what that building is going to look like and also it serves a huge need to educate our keiki heading into the future so if these changes are not made to this building isn't going to get built and i think it's going to the consideration and i just filled out the paperwork for it good afternoon to the council members and again good afternoon chair my name is genes are oh i am the c e o of south maui learning ohana and as our board member without those new standards in place we cannot create a building that would be economically feasible and these aren't big changes these are a little less set back so that all the students are gathered behind the building instead of split between the front in the back and we need a little bit more of a consideration so we could get more square footage under a roof these are valuable essential elements to our building but they are different than the current  standards established in the park so we do need these changes to go forward with this project i'm also a little concerned about trying to anticipate the phasing of  development every time we try and anticipate what the what the economy is going to do we're kind of second guessing like natural forces and by that i mean if the urgency is for housing and affordable housing we need the affordable housing i hate to see affordable housing stand by while we fill up x amount of small commercial space and i wonder how we would figure out what that percentage and ratio should be so i would be really cautious about trying to go against the natural force of economic pressure so that's another indication one of the evolutions of the tech park is that the original plan was great created a community but it was sort of dependent on people coming from the mainland bringing their businesses here in creating a a workforce for a new industry what's beautiful about this current  really is a local mal we raise it in the project this is for local businesspeople to either start a business or expand the business it's for local housing it is really something is to creating a local community with the talent of our local citizens and i really support this project and thank you for listening to me  testify or saying about building all the housing and then no more none of the other things that would the people would go to and that's the concern in the phasing  what did you mean by economic pressures and cetera because it seems reasonable to say ok you build so many and then when the when you build up the commercial just to make sure so you don't have a bedroom community that's excellent but the economic pressure is that right now there seems to be a severe shortage of housing in this development is going to have a significant number of affordable houses or affordable rentals so i think that my dictate where we should apply our efforts but the important thing i think to recognise is let's say we go forward with the housing first we're not bringing people we're not bringing new people  these people are already living two three four families her house they're already consuming the water their cars are already on the road i don't think we need to imagine that there's going to be five thousand people waiting to move into the tech park as soon as this is change they're already in the hay looking for a place to stretch out so i really think that if we had to build the housing first or some housing development it's not going to impact as much as people might think because these people are already here  other outside forces litigation i have many reasons why i would not be in favor of something of that nature especially when we're talking affordable rentals and affordable purchase units so that  so there's got to be a point where we've got to eat worrying about what's there and help those who need the most help is affordable workforce housing but i have to agree with you councilman and i would like to just comment that  really appreciate the support this council has given to public education in the form of key a charter school as moral citizens of mali yes it's your responsibility but as the legal citizens of  members the committee will today will continue the discussion of this item previously discussed at the medium's of june seventeenth twenty fifteen and july first twenty fifteen as noted the correspondence due to december second tw the applicant's representatives are here to do and are prepared to explain why you are making this request at the appropriate time i'd like to draw the members attention to a trench middle from the department of corporation cultural to december fifteenth twenty fifty thank you chair as we heard from the applicants and owners representatives as well as some of the current occupants of the park the changes between the previous version that came out of the committee and what's being considered thank you mr chair so essentially three free land owners wanted to be removed from this unilateral agreement and nothing else has changed other than the size of the project than it was before correct so mister archer like to talk to the at least mr perkins to talk about what's going on with those  your service chair i'm steve perkins on the project manager for the my research in technology park so one of your the folks that want to pull out of that was the r t park testimony they were supportive of the change and initially had their executive director sign off several years ago to participate as a money process the issue came when we came back to them with a unilateral agreement at no time in the process maybe it was from our own ignorance we did not anticipate having all these other owners have to sign a unilateral agreement we thought it would just be the developer we were corrected on that and we kept went back and said here's the agreement here's the conditions that the county gave us they didn't say they didn't want to sign it what they thought what they told us was is that we will have to have this signed by the department allana natural resources we don't know how long this is going to take they weren't able to provide any kind of schedule for signing it it was an open ended thing and again time is of the essence for this project and we needed to get moving forward so that's the story with that parcel and i'm happy to explain on the other two as well  is there i know you would have to go through a big hassle to get those guys and get a them to sign it quickly is there way to get a letter from them to say hey we're ok with the project we just don't want to sign the letter with something like that because there's been allegations that they didn't like it because there's going to be too much traffic or a few other things that yeah i can tell you that my discussions with them and i had several of them prior to these this meeting in attempts to move the process along that there was never any discussion the traffic never came up the conditions of development neighbor came up the drainage never came up that's you know that's speculation by some of the testifiers that you know i will assert that those issues never came up it was the time line you know they they know who knows how long it would take to get a deal in are to sign off on this review and sign or if they would sign off on it we you know we gave them we extended the timeline for them to be able to review they were not interested in expediting we offered to go to elected officials at the state level and see if there was ways that we could assist with getting this in and that was not something that there was an apparent interest interest was not expressed i really would like to get back on track and started dressing the conditions of development get the project moving again ok that one of the concerns i had would you be the person to ask talk about the low impact design requirement and also possible phasing would that be you or mr hart i can talk about phasing ok that we're not able to entertain that thought i think that that would be very difficult for the project to absorb any kind of phasing plan it's like i want to testify or said when one's on the rise another might be falling down we need to have the the flexibility to develop in multiple different sectors across the development it would it would be a real issue for our marketing or sales financing you know employee don't consider such a condition well let's look at it at another in another way say you did all of the housing that is required just by default anybody who moved into that housing other than maybe the few folks that are that are working you know are into the center now or the p c c just by default they have to leave the project in order to go to where they work and therefore when you get the other commercial in there they'll be no place for the people who want to work there to live in the park so i just want to see how that would pencil out well there's there's between four and five hundred people that work in the park you know currently working there you know and as you develop a residential community there's the way that the master plan is structured a you know once we're out of here and we're able to market this project we have or is only we're going to you know pursue a more aggressive sales and marketing campaign and you could see that you see a little jump in housing that you see a bigger jump in a bigger project that's not housing but we've got to have the flexibility in order to address all market sectors without any kind of artificial  government imposed phasing plan so and you know the reason why i bring that up is because it was brought up and it does make a little bit of say it's to make sure that the stuff that is sold is so the people are going to be working there is much as you can control you really can't control that because that's against the u s constitution but if you're saying that you have a marketing plan and there's five for five hundred people working in the are in t park now i'm assuming that means you marketing plan is going to go towards those guys first right it's always been our intent to design the housing component of it and it's in our design guidelines and so forth for the workers that we contemplated having in the are in t park there's no gated communities there there's no resort style housing there's no mansion type acreage allowed there there at the i'll tell you what there is though is there's zoning available for multifamily apartment there's zoning in there for low income  housing there's zoning in there for housing for the elderly i mean there's a lot of civic uses that are allowed in certain portions that to you know the feeling is if we want to have housing and in many ways in close proximity to employment the sizes that employment might be from a small shop where they have the desire to to live near where they work or it might be a large campus employer but that housing in amenities or a catalyst for the commercial and we you i mean there's an opportunity that many of them i would normal and i know some of them very personally because i could spend time up there with any d p and there's a large number of would just love that opportunity to buy and have that ability to stay right there and not to have to drive out of there for five hundred employees right now most of them drive to the area right now that's correct so this traffic mitigation isn't that big a deal because you get full four hundred driving in we could probably get to a three hundred that will live down to a three hundred that driving in and out of that area just initially and probably a lot more when you look at everything and i think the whole design was a self sustainable community of the our amenities that are needed for people to just live their bike to bike to their shop show a bike to their store or walk to the store that was the whole concept am i correct that's the vision i mean that was  with all that master plan and that was going to be what ike i phrased earlier as the model for others to look at and for others to build in mali county this would be the poster for us to design future communities would be self sustaining and not on our highways is that correct that would be correct thank you thank you joe the for your question thank you chair and i'm just trying to find a i guess before and after of the project what's being cut out what's existing and then what you folks are proposing to cut out and i'm just trying to find out if what mr hart sent us shows that there are somewhere do we have some type of so do you have that and place or is that being put together and will we have some sort of acceptance from the the state lang use or the so called departments that will sign off and that is this something that we would be able to take a look at and i ask this because of the concerns of the transportation or a memorandum of agreement but we do have a our updated traffic and assessment report that was submitted to them for review as well as that with the state land use commission approval and anticipating county approval lands commission approval is tasked with approving the roadway improvements not the highway improvements but the roadway improvements as well as being supportive or of our overall t i a our so the county administration would be reviewing that document as well  and then annually the applicant would be updating both the state lines commission in the council on the status of those things the other item is storm water treatment so part of our conditions of approval is that we develop the project in compliance with the representations that have been made to the state lands commission as well as to the my county council as this project is represented from the beginning that we are proposing to do low impact of element measures for stormwater management that my county is in the process of adopting standards for that purpose and this project is is open to implementing those those design standards into the project as well and the design guidelines for the project express that and that is also part of the representations that have been made to the state lands commission  and they would verify the planning department i would verify and they would monitor that we're executing the project as we represented and so if there was any sort of indication in our end or annual reports or doing very very great at this point in time i do and i also think that the department of planning has has stated on several occasions that that combining land uses in this way is really the  and it looks like one of them is a retention basin so how does that play i think that's a part to this entire project because of making up the three parcels that are being excluded it's not like any runoff from those three you know would take less than the need for this retention base and it's still in a pretty large build out portion of this project so why are you folks taking out if i could clarify that that site is currently developed as a retention basin and it will remain as a retention basin so it was it was actually open space in our project prior but now that it's not being part of our change and zoning out it will remain developed as a retention base and as it is currently my understanding it's a requirement of development of the pilani village development that's m my guess is this just isn't adding and so the other two parcels that are side by side that are being excluded are building a building i could address those so so basically there's the retention basin which is already developed as retention there is the state owned parcel which is already developed as technology offices and the state owned building is already included in the existing development for the my recently in technology park in our development caps as part of our state land use commission approval so the proposal for the regency parcels is that the applicant will monitor them and as those are developed the development of those parcels will be subtracted from the overall commercial development square footage for the project area so in that way there is actually no change in the total square footage of development of the project even though those just for clarity on the change in zoning excuse me flip pages there is a land zoning map and i can tell you the parcel numbers are parcel number zero zero four and parcel zero four zero ok and i guess due to this subtraction overall you will be going back to land and we don't believe is that necessary this would be a non substantive change to the project is a reduction in scale of development and there is no reduction in the proposed mitigation measures for the project so we'll still perform on all of the mitigation measures that are being proposed but we will be developing less of a project with the last sentence in your hand out there on top of that you heard mr perkins i got to see where we where are you reading  that they have to sign off you have to sign off on their drainage and i know you've gone to the same locations that the group of us have gone to to take a look at that kind of design are you encouraging and do you have any kind of leverage over this group to do as much as that is feasible our current drainage rules will be covered  in our review by our engineering division staff through our development services administration we do have rules as they relate to storm water quality so that also gets reviewed you look at best management practices there's different different triggers for you and this project with definitely qualify for that storm water quality review over the for the past few years you know we've gone through a lot of  different issues as they relate to star modern review with respect to storm water quality so we've been changing our processes they've been encouraging than donors to the impact development or design  to talk about low impact design and we constantly have staff getting educated on the subject matter as well i think we have a really good relationship with the planning department with that respect so it definitely i mean through our m s four program we're looking for things like that we're encouraging those kinds of elements thank you the other question i had is chair i did have one thing to add in the decision and order one of the sentences state that the petitioner sat shall submit to the state and updated to a r and petitioner shall obtain acceptance of the projects are from the d o t and shall execute them away prior to final subdivision approval of lots intended for above ground construction for the petition area and so forth so i think you know listening to the discussion while i was in the gallery i think what may be one of the questions is what's the trigger for this and when do you read finish up your review well i think there's that trigger a final subdivision approval for the lots so it's going to be an ongoing and ongoing process for our department as well as the state in reviewing the applicants t i a a are also wanted to make note of our condition in the i believe this is their one of the conditions of zoning one of the six is that the mali aren t partners l l c in the property owner shall provide their pro rata share of traffic improvements as determined by the project's traffic impact assessment we are currently waiting for a budget amendment for additional funding to support the traffic study so i believe you know that's currently with the budget committee at this point so on u future i think each year and thank you department for being here ms you mention i see condition number two in relation to the pro rata share of traffic improvements is that how are you a and forth between the parties involved we do have to complete review of their their t i a are and then next is to pretty much agree on all the improvements that are planned out for a key here and once we and mr yaga and how have we imposed this condition on other projects and have been able to successfully collect do you have an example off the top of your head perhaps for  as as far as enforcement of those percentages i believe they've been in force ok but you don't have any concrete   already existing so there isn't any greater impact so i'm glad that the members see this and are willing to reiterate our decision that we made several weeks months ago address almost all of those concerns and like anything else you know i've said this before and i'll say it again this could be really the poster child of what development could be in this county in the future she self sustaining communities like we grew up with camps you know an idea we grew up in camps we didn't have all those fancy herbs but everything was day we never left the camp we had everything available to us and we had a sense of a neighborhood we had a sense a community i think that's what's really lacking in a lot of these areas now because you don't stay here you have to go out for everything you need pretty much other than come home take a shower have dinner do your homework and whatever and watch  more more of these types of projects coming forward especially when it comes to workforce affordable housing for those who live here and those who live within the area also because i don't think too many people are going to buy a unit or rent a unit down there that works in