extinguished and then the wastes in stoke fix are reconfiguring his property lines giving the still fix what fourteen twenty more a lot area on their left side yard electronic variable message stuff is part of that ordinance that we adopted in twenty thirty township playing commissioning council was receptive to allowing digital signs along the  that's our staff recommendation is only hearing for a look from what the planning commission is thinking on this is there any reason that they would need this sign over a variable message so i think we've seen a few of these requests come across or agenda since we passed the electronic so it's ordinance i think it's important to kind of echo staff comments that we maintain that subdivision and land development regulations to complement make some of the things in there happen so over the next few months will be bring into play and you commission a series of zoning amendments that are all being triggered by the conference of play tonight we're talking about the conservation residential overlay district in the mixed residential overlay district and i'll show you a map here sure but what is guiding us in all these owning subdivision groups of men minces through throughout the conference a plan we came up with the seven guiding principle and the ones that we're going to focus on tonight are emphasizing housing choice and housing diversity staying forever green in building township character and identity throughout the comprehensive plan process which was a eighteen month process one of the things that we heard throughout that process was there's not enough housing choice in our community all the homes being built are you know very expensive homes on very large lots the proposal before you tonight is hopefully going to allow  know developers potential land developments to bring more choice in more diversity in the types of housing that is being built in peter's township at the same time the conservation residential district will allow land to develop yet at the same time preserving the water of the character of a particular piece of property by by the development regulations that we're proposing it creates that flexibility to allow you know roads to be built and lot be created but get it to same time protecting open space  creating the opportunity for more diverse housing we're allowing land to develop with less of a footprint less tree removal less earth work and hopefully with the development regulations that we put in place character these communities these developments that will potentially happen in a sea or overlay district or the next residential overlay district will have a little bit more character than some of the developments that we've allowed over the last twenty thirty just showing you how important throughout that complex process how important and we heard it loud and clear to the community wanted more choice in housing so again these two districts will hopefully create in what is being proposed is a overlay district the conservation residential will be an overlay and so with a mixed residential be an overlay so the current zoning on the property in some of these folks who are landowners that are put their properties being overlay the underlying zoning stays in place for all the development that currently is allowed under existing zoning and subdivision and when development regulations will still be there it'll be an option for them to use the underlying zoning for example of a developer wants to continue and build half acre you know large homes on large lot that opportunity is still there the  it doesn't hurt the value of their property actually it might increase the value this is our existing zoning map in the township because you can see this color here this tan colored that's you know ninety plus per cent of the township a zone single family residential half acre again that only allows one type of development what we're proposing to do with the  designing and subdivision ordinance of many before you tonight target the areas that are yellow here and i'll get to another map in the areas that are brown or the areas that we're targeting for mixed residential and again back to the guiding principles i can't emphasize it enough that we're we're trying to with these two new overlays where we're hitting we emphasize the housing choice staying green and building township character and identity these are some examples of different cards or variation residential developments in and around the country these are the types of development regulations that we're putting in  those pictures so on the left is traditional type of development this is war zoning ordinance and what we're proposing with the conservation residential overlay is allowing development to occur while preserving the majority property in open space this is an example of the potential way in which one of the properties that we have targeted for the overlay conservation residential overlay this is a potential way in which you can develop this is probably along just about the simplest forms currently owns currently forms the provisions regulations that are being proposed will allow the land to develop but at the same time still create areas where the forming could still happen there's provisions in the ordinance that this effectively say what can in what cannot happen in an open space in one of the things that we do allow in the proposed wouldn't allow it for example cement more came in wanted to develop and they used the conservation residential overlay zoning you could develop this way and then they could continue to form the open space other examples of conservation residential neighborhoods if you notice the homes are closer to the street they will be sidewalks on each side of the street don't be street trees those are all provisions built into the new orleans is fifteen twenty five foot maps with sidewalks planting strip industry this is what if a neighborhood would develop and use the conservation residential this is pretty right now under current zoning your density is one point two large you have to set aside point zero seven acres of open space for each new lot you create in the minimum lot sizes a half acre under the conservation residential overlay you have options you can if you want to use a density of two drilling units per acre you have to set aside at least twenty five percent is open space and under all the conservation residential options there is no minimum ah size it's whatever the developer thinks the market needs so option a's two duelling in its naked twenty five percent open space option b if they want to set aside twenty five or thirty percent open space you can go to two point five drilling units an acre set aside forty percent of open space and you can go to three drilling  also in any particular conservation residential development you can have different housing you can have single family homes you can have padding homes you can have town homes apartments or any type of conflict with the ordinance no no there is a maximum height and you need to tell you what that is i should i think it is conservation residential it is thirty thirty five in mixed residential it's forty five feet so that wouldn't  improve the connectivity throughout the township people want to walk places people want to don't have to drive everywhere so we want streets interconnected we want neighborhoods to connect to one another we want sidewalks to another example of a conservation residential neighborhood i don't know how big a piece of property is but you can see a large percentage of that property is still undeveloped permanently protected open space comes in once the laid out once that land is targeted designated as open space it can never ever be developed no surprise the permanent open space could be a follower and it can be there can be recreation feels it can if you just can't be made a lot so while we're talking about the uses very quickly who will own the open space three options could be you know all your different types of housing pop sions there's farming that's permitted there's a daycare center can happen within a neighborhood so in each of the due to two new districts there's a permitted use chart which lays out whether i permitted use whether it's permitted whether it's by use by special exception word condition use  days correct in change the first thing that they would come to the planning commission counsel with would be a master plan and as part of that master play and they would sure you face ok we're going to develop this many laws this segment of street in this phase and you plan it wish you counsel have the authority the ability to prove that but to answer your question they can't switch if they're  had with developers with landowners working now making sure that these numbers are actually known that actually work so these numbers have switched  process and all the numbers are fine tune in every thing else we will have a guidebook that will go into greater detail greater illustrations and explanations in much more which those of you who saw the earlier versions that was leaning towards that and we've now you know made it more bare bones at this particular point to get it into the works and never come back before will that come back before the   sidewalks again are required on both sides of the street and when you get into the we designate what you came in and what you cannot count is open space that's of clearly illustrated in the  provisions different types of open spaces what we're looking for in these neighborhoods we'd like to see some combinations of that park areas passive areas protected wooded areas so we're hoping that developers bring all those different types of open space types within a particular development in the in the provisions allow for that to happen more we have these series of different types of streetscapes we go from narrow to two boulevard this is a cross section of a street that could occur in either c or an m r development that has on street parking b field they they create parking areas off the street so they don't want to use the option of having parking on both sides of the street so there's a series of different streets scapes dials that the  are development regulations call for a twenty four foot wide street large setback so i think it encourages speeding i think that this type of neighborhood with things  residential neighborhoods look like to look a lot different than most of our neighborhoods in peter's township so that was a basic summary of conservation residential so that that covered the areas that are in yellow and we point out some of the properties that are you know that the whole just about road area is targeted for conservation residential the fruit before and the simi valley golf course conservation residential the mixed residential areas are scattered throughout there the brown areas and this is a little different overlays in an industry this is really focusing in on the guiding principle of providing diverse housing choice this is not a district where you know you don't have to set aside twenty five percent or thirty percent forty percent base if there's a maximum of ten percent of the development needs to be set aside to open space this district is more about creating a mix of housing from go ahead what do you think is neighborhood in pittsburgh somerset frick park this was one of the model neighborhoods that we looked at when creating or proposed mixed residential zoning gu i don't know of any a planning commission have been here but it's true it's pretty nice neighborhoods this is these are pictures in that neighborhood there's a mix from you know single family homes apartments you some areas where mixed residential will be close to in walkable distance to it there is an opportunity in the mixed residential to have soon determine if it's commercial or not but our continuum of care types of units could be in there or they may have you know in the house beauty shop or something like that but it's not open to the general public  thirty thirty acres and you know here's another thirty acre parcel here's a twenty acre parcel here is like a twenty acre parcel here you have doctors a holes in the we're talking mostly about truth those are minimum year you know they can come to us with you know one on fifteen acres or between fifty to fifty fifty come to us with so that's a quick summary of the provisions before the meeting several weeks ago we sent out a letter to all photos who own these properties  those or a minister the kurds are correct and then the reorganizational happen a later date once we have all pieces together yet we'll be putting the pieces of the puzzle together as you're not bringing this back through this would be harder stuff you know you  being designed using these conservation residential doctors the whole scheme hears looking at designs for property here i speak very we've met several times with the owner of this large parcel there's a number of this being approved now the plan peters one of the desired housing types mentioned in that is senior housing and so i've been in discussions about you know the and i'm fine with that i'm fine with that as long as that is applied fairly equally across parcels again i've held back actually submitting plans waiting to see you know exactly what gets approved now the reason i bring this up it's come to my attention through reading the on an act that at a prior planning commission meeting in another plan was actually presented for a three point seven acre parcel that's going to be it's within the town center zone where they're applying for a single building that has one hundred twenty eight units for memory care adult senior living and at least according to the looks like it was although not approved generally viewed favorably by the planning commissioners i just you know want to you know alert to say well you know if i've you know again bided my time and not necessarily submitted a plan for a large facility trying to work with the township it's just going to be perceived as unfair if that because someone else submitted their plan if they get their large unit approved and then i'm told well it's because they were twenty eight bed unit on that piece of land which again according to the original plan peters wasn't even designated for senior housing where it's mixed residential words it would be perceived as unfair to then restrict the mix residential which was originally targeted for senior housing say well you guys are only allowed to the sixty you know sixty unit thing if you're going to prove if you're in general favoring the concept of  resonators but what i'm saying is again if you look at the original plan peter's document they specifically targeted mixed residential for senior house was on that they did not it's actually on your interests a paid land use where you defined the different you know not in this detail but in the plan peter's document in the town center you don't designate that for you senior housing so i'm saying if in theory you guys like the idea of larger one hundred twenty eight bed units it would really be more appropriate in the mixed residential and less appropriate in the town center but so i'm saying so if if i'm just trying to get to what your frame of mind is if your frame of mind is you like that kind of residential is treated fairly i have no objection i'm just saying that if the town center which was never intended to senior living is somehow approved for a better senior living then you should apply the same rules to next presidential i don't  in this gentleman over here i think briefly last week and these are just questions but i live adjacent to rolling hills so it has a direct impact on me that no one of the comments that ed made earlier when when he had that the pictures of the houses and ponds in the green space was that they're hoping that developers comb and present projects similar to what we're seeing in the it looks great in the pictures look great but i'm hoping i'm hoping that there are more restrictions put in place than just we're hoping that this is what developers presented us because from my perspective and this is coming from conversations that i've had with horizon and different different developers in the community one of the conversations that i had and i'm aware that it  become part of land may be somehow brought into the school system which i think would be ideal but i've also heard that you know eight hundred apartment units and that that's what peter's needs and it's going to be geared more towards seniors and and you know immediately i'm white house mcmurry road going to handle that additional traffic and just for the community it's best and highest purpose is to put it put a high school there in additional parking and but in the event that doesn't happen is there you know with additional traffic when it's developed there will be additional traffic is there a plan to put in place sidewalks to the high school so that kids can walk up and down mcmurry road safely with that  now i'm really glad to hear that the developer i spoke with a mini was very clear eight hundred units mixed use you know like while that's that's that's a lot so you know my last question would be because i would think that it  you know it's going in but there's a lot of yellow on that mat have you given any thought to perhaps kind of rolling in down in in phases and seen seen what's brought before you just make everything i mean is there any the traditional half acre lot of elves coming in and some of these parks as well because the dead sea with a conservation reserve or maybe high enough that you have to put a sewer line extensions or traffic improvements or things that nature where you don't want to exceed a certain still enjoy all the different aspects of the township that we do every day and i like to echo that also say that having read having to read these every day this is one most comprehensive inflexible ordinance that allows us i think the townships and great ability to really drive and to your point certain to learn as we go along to be able to in hand the township in america we feel best and i think that's a great asset that we commit playing staff and again in we can amend it any time we this gets adopted and we see things that are not working right we can come in in just a man try to correct problems it's got to be one of the most comprehensive complicated it's you can't find anything you don't know what the rules are we're trying to put all the rules clearly in one spot it's very well done very well  like the diversity of it from you know we've been most of us could raised here for fifty years we see the same thing and and again the emphasis is on overlays and that gives us more options and and i don't mean the same in the negative way but and i don't please none of the property owners take this negatively but a lot of property that's not has not been the goal is probably a lot more challenging  i'm having these overlays and these new ideas allow for the properties to have a little bit more dimensional more dynamics and to be able to do some work for a property doesn't mean they have to or they want to and right and lastly and i put this on the record i'm a q and a period thinks this but i really love the idea of ours getting close to the roots again i haven't talked to anybody about it but i think that that is that's a stretch you know we haven't been we always say oh we don't want to be about lebanon but you know there's some there's some pluses to that you know and i also see it as a traffic calming device a little bit more niche neighborhood and we need a plan a commissioner on the traffic call me committee one to three meetings a year early in the morning and that's where we talk about where we're going to put potential features to slow traffic in old washington is our next street that we're working on it we just need someone to come from the plane you commission enjoying that committee and look at traffic calming our traffic engineer might my degree their school board in school district representations that you get who they are i think it's a do we have to limit any we're really struggling with that but we need your input here thing else no good kneejer