plan by resolution but will not act on it this evening the specific date is dependent on the extent of any changes to the proposed play and product sceptic council in audience comments there will be a presentation explaining the proposed comprehensive plan by the consultant and township staff i also wish to extend councils appreciation to the comprehensive steering committee for all their efforts in the preparation of at all one of the conditions or recommendations with it was that there should be either some individual or group to sign to monitor and promote the implementation like to run through a pretty precise and taishan to give you in the audience some background on the process that we've gone through and the findings and highlight some of the recommendations if i can through this has been about a fourteen month process that weighed out at the beginning of the project the red circle indicates that we're at the adoption stage we did have two meetings with the planning commission and has indicated earlier the planning commission has unanimously recommended approval in adoption of the plan so actually we're  that schedule shows august so we're about two weeks behind but quite pleased with with how the process went one of the keystones of the interviews with a number of key individuals and representatives of various groups in the community we did small group discussions with focus groups the developers engineers residents business owners it seems they have a mind of its own there we also did an opinion survey and actually had over eight hundred people in the community respond to the questionnaire and provide important to us so  total a good number of people and groups in the community have been involved in the process some of the things we heard are very positive and should be no surprise to anyone  township is a great place to live it's family oriented great schools the trails are real asset the rural identity is something that people care a great deal about the location  schools and low taxes were all tributes that almost everyone that we spoke to and certainly in the survey results spoke highly of  on the other side of the ledger again probably no surprise to most of you some of the things that people thought needed improvement more of a sense of community making the community more walkable varied housing options the high cost of housing and traffic congestion especially along route nineteen  or what that used to be the need for usable open space the minimum lot sizes and setbacks was was cited as a concern by a number of people town center identity was one that i found kind of interesting because from day one i assumed this was the town setter but in a number of the groups we talked to individuals either didn't know there was a town center or thought it was  lack of activities for teens transit service and a concern that most of the business activity in the township is located along route nineteen on the west end of the township which requires that if people want to shop in peters township those that live on the stand have a long way to drive in and have some congestion to  negotiate one of the major activities of the process that i know most of you are involved in is the scenario planning and we brought the community together over a three day period to help us answer a number of questions about the community how big do we want to be what do we want to be how do we pay for it grow things like that and two things came out of th scenario planning one was a set of guiding principles that evolved from the various groups that attended and those became really the foundation for much of what came later in the plan promoting uni unique activity centers emphasize enough housing choice and diversity stain forever green building the township character and identity increasing transportation choice and walkability enhanced in the municipal advantage and excelling in education and talents services so those really were became foundations of the plan and really evolved from the the public input throughout the process but in particular at the scenario workshop as a result of the scenario  exercises two main scenarios emerged from the process one was a a mixed use scenario the other was a continuing trend scenario but even the continuing trend in other words status quo keep doing things the way we've been doing even that scenario identified a need for more mixed use development and more housing the majority of the groups that participated dead goal with  more of a mixed use a scenario but after examining those two we were concerned that neither really was fiscally sustainable and in spite of all of the the guiding principles which both scenarios mapped to one extent or another we felt it wasn't responsible to develop a plan that couldn't be fiscally sustained so we looked at a couple of other scenarios one being sort of a combination of the others and that's the hybrid scenario which we use then as the foundation for the future when you use recommendations because that scenario not only addressed to a great extent the guiding principles but also demonstrated that that  pattern could be fiscally sustainable in other words it will not cost more than it it generates as as growth occurs we developed a vision statement for the plan and this was something that was crafted again in concert with the public input and with the steering committee the vision statement really of assizes two things that we want to keep doing the things we're doing well things like the n b a a living environment great schools efficient services proactive government and significant open space those are things that we have now we don't want to lose them we want to make sure that those are emphasized and continued as we move forward but then also recognizing that there are some things that do need to be improved on and those will help to maintain peter's townships competitive advantage things like increased housing choices expanded employment opportunities activity nodes walkable neighborhoods and improved connectivity from the bijan then we drafted a number of goals and followed the guiding principles so under the guiding principle of unique activity entertainment district to one route nineteen for housing choice and diversity three goals expanding the housing choice allowing higher densities and accommodating specifically senior residents who may forever green we set a goal of preserving at least fifteen percent open space in the community and we set another goal to ensure that whatever open space we do have is  buyable open space and that's not to say that every bit of open space cast they have a ball diamond or tennis court or soccer field on it but should be visible should provide environmental benefits if not active recreational benefits so that rather than developer taking in leftover pieces of land that can't be developed and calling those open space and showing them is green on a plan that the open space really be meaningful and in some cases maybe that open space is up in front of a long the main roads so that it adds to a perception of the major gateways especially along route nineteen retaining the balance between rural and suburban lifestyles which we have now and actively engage in his store preservation with transportation and walkability connecting schools parks and other facilities both with bike ways sidewalks pathways trails to really make the community more walkable i think in may many cases people think of certain areas of the township as walkable but in general i think the perception is that we are not a walkable community and in this school is intended to address that improve traffic efficiency and safety along route nineteen and at other major intersections expand transit service to keep locations and promote a complete streets policy in conjunction with new and expanded roadways and during the course of our project as part of the scenario building exercise we talked about complete streets and that's a concept that many communities are embracing now recognizing that streets need to function for more than just moving traffic that they need to accommodate by express trillions and even trans this will advantage attract high wage employment promote the terra chips reputation for its schools quality of life progressive government and other attributes and continue the townships proactive efforts to maintain roads improve parks and upgrade facilities that do enhanced the quality of life and i think on on that last one that is something that the township has done a very good job of and the purpose of this school is essentially to say let's not rest on our laurels growth will come we don't want to get behind the eight ball and play catch up we need to stay out ahead of the growth curve and excel it education services maintain continued high standards and qualifications for both employees and elected and appointed officials stablish a strong working partnership with the school district coordinate the needs and infrastructure improvements so as part of the planning process one of the things we wanted to do was identify some specific locations within the township where we could take a closer look at the future way and use plan is sort of a thirty thousand foot view of the township but we recognize that we have some for lack of a better term issue areas where character areas that represent conditions both developed and undeveloped in the township and we wanted to come up with some ideas for how those areas might be improved and how those concepts could have possible application to other similar areas in the township so it's sort of test cases if you will one of the ones we looked at  the out of the four areas three of them are essentially our redevelopment areas and as we discussed which areas to focus on with the steering committee it was suggested that in addition to areas that were already developed let's pick an area that hasn't been developed but is likely to be developed and show how that might happen consistent with the goal of preserving rural character and so on so we picked the simmons farm and developed this scenario showing  basically a cluster subdivision mostly single family there are some attached units shown as well but a t v in a rough way the same density that could be achieved if the site were just bulldozed and divided into watts but by clustering preserving the the character of the property maybe even allowing some farming  continue in that property it's just another option there so that's an example that again not only might be a political to the simmons pond but to other properties in the eastern third of the township as those property owners start thinking about development and how to do it then another area we looked at was this area of town center came up with a couple concepts there for improving what we have making it more walkable even expanding the area a little to the north to provide some  housing possibly senior citizen home scene or continue move care kind of development that would relate to the town center providing some  and we took another stab at it with the second alternative the first one main we assume some parking structures underground using the existing grades the second option is mainly surface parking to serve the civic buildings and the commercial and office buildings then we looked at the water damage area now obviously this area is primarily developed now but looking at how it might be redeveloped in the future introducing buildings why the road rather than setback with parking out in front  residential offices little improved circulation system obviously something that won't necessarily happen overnight it's going to take the right developer it's going t some vision might not even happen in this location but i think again the idea was to illustrate using a concrete example of what might be done even elsewhere along route nineteen and then donaldson's crossroads similar scenario we've got existing development but by intensifying higher density housing some mixed use development proving on the circulation what might happen they're taking better advantage of the proximity to the water so on and then the future way and use map and in many communities when they think of the comprehensive plan this is what they think of the future way and use map what should go where where should the low density residential the apartments the commercial the industrial go but really the future way and use map is just a graphic illustration of the implementation of all the goals and the recommendations so the meat of the plan really is those guiding principles the vision the goals and the  recommendations and it's all translated graphically into future way and use the bright yellow areas are conservation residential the brown are mixed residential obviously route nineteen stays pretty much as is with the exception of a couple mixed use nodes so overall the plan is not a drastic departure from the development pattern we have now in the township as we said have said in the plan half to two thirds of of the township is pretty well developed that di is key asked what we really focused on in terms of new development was the eastern third and some of the infill properties scattered around the western half so by way of explanation the categories on the future way and use map are parks and open space i think pretty self explanatory rural residential recommending a density of one unit per acre retaining the openness and the natural features primarily single family homes and hobby farms than conservation residential which we illustrated on the simmons property low density plus cre preserving open space still retaining rural character possibly allowing mixed presidential it doesn't all have to be single family could be a mix of single family homes duplexes what have you but still retain a fairly low density character and then low density residential which is the predominant pattern we have now half acre of watts traditional subdivisions and and development so that we're not foreseen all traffic from a development one street two to one connector or arterial that they have options we can disperse the pattern against single family homes for the predominant way and use and there may be other uses like parks and schools and things of that nature then we get into mixed residential a new concept for peters township an overall density of six units per acre we'd like to emphasize what we call a gene in place in other words sort of a continuum of care where we might have living so that we develop an entire community or an entire village around the concept of senior living again allowing very residential types and then some other uses that are compatible as well could be doctors offices and things of that nature and then we give it to mixed use neighborhood which is still predominantly a residential use but has the potential of introducing some neighborhood kinds of commercial to serve the the residential little higher density units per acre again varying types of residential really small scale commercial nodes gas station pharmacy maybe some small offices generally within a neighborhood and an designed to oriented large scale commercial shopping centers strip centers larger scale buildings and then the town center making this more of a civic office service space and introducing some residential here to make it more vibrant more active creating public activity spaces where you can hold  introducing office restaurant entertainment residential all within one compact area higher density twelve units per acre and very walkable and vibrant  then light industrial and want to recognize that there are there are limited opportunities in peter's township where industrial and employment areas are really well suited but there are some and we do want to provide for those we would recommend a campus setting where the image is very presentable and respects the character of the township and is focused on light industrial research and processing kinds of activities so implementation so how do we make all this stuff happen while the plan contains recommendations those recommendations are divided into five different categories zoning construction improvements promotion and coordination land acquisition and recruitment and i haven't listed all of the recommendation but i wanted to pull out a few just to highlight some wonders only in i think the major thing that i can't emphasize enough that the comprehensive plan is not a zoning plan it's a land use planning it's a future direction for how development should occur where lane uses should go but in order for that plan to be implemented zoning needs to follow the the comprehensive plan really is the foundation for years only in words and as part of this project we went through and get a thorough audit of your current zoning regulations and what we found is in most cases you don't have the zoning tools right now that you need to implement a lot of the recommendations we've made the density the mixed use activity centers those things just can't happen under the current zoning ordinance so one of the primary recommendations is to rewrite your zoning ordinance as part of that where we've talked about form based districts and will give you a little more explanation on that in a minute but form based is different than traditional zoning where traditional zoning segregates land uses residential here commercial here industrial here form based encourages uses to be mixed where the uses are compatible and it's more concerned about the form in the scale and the mass of development than the way and use segregation and poor areas like this town center  activity centers at donaldson's crossroads and water dam for bass code would work very well because you basically set out a blueprint of how you want the area to look and then the proposals are incentive in the plane unit development district and in some of the other districts in the ordinance and incentives are key we want to use the incentive approach with developers saying ok this is what we're trying to achieve this is our vision and if you will help us get there then we'll provide whatever added densities greater lot coverage reduce parking in higher buildings whatever we as a group would decide are appropriate incentives to stimulate the kind of development that that you're trying to encourage allow increased density in some serve the businesses and not only does that add cost to the development but it adds storm water runoff it adds heat factors it takes away from greenery so that's certainly something to look at and then simplify and incentivize conservation design you have conservation design in the kurds own ordinance but it really is cumbersome it doesn't work well and i think by revising that and again form codes create a predictable public realm by controlling physical form primarily with a western focus on lane use through city or county regulations public realm is the streetscape basically the road the sidewalk the property that is not part of the development site but under former base codes that's an important part of the development as well it's not just what's happening on the developers property but what's happening for it as well differences between traditional zoning and form based as i've already said traditional is primarily used space for base he emphasizes use traditional zoning is divided up into districts whereas for is focused more on neighborhoods and streets and traditional zoning emphasize individual uses of property we have rigid use of watts a lot sizes building placement and again with forward base emphasis is on building relationships and fitting buildings to its use and surroundings traditional zoning segregates uses form based mixes uses traditional creates a uniformity in neighborhoods where as form based celebrates diversity of neighborhoods with traditional we have limited ability to affect change we have limited design standards and we have fairly rather than setbacks we often have build two lines and if you recall one of the both the sketches for water damage and donaldson's crossroads we showed the buildings up near the street rather than set back with parking up front in a forward base code you might say buildings cannot be set back more than five feet from the right of way or the sidewalk at  what have you rather than we want a forty foot setback with parking on the front so that's a big difference some of the benefits of poor base code it's used to maintain improve and transform the advantages are create certainty of development because you know what the code is prescribing the developer knows going in it speeds the approval process in many communities because the form base code is so definitive on what has to be done the approvals can be handled by staff rather than going to planning commission named or council that's a matter of local preference but that's one advantage with a form base code in terms of minimizing the time that it takes to get a project to prove it shifts episodes from zoning some of the other recommendations for for me code for the private property the buildings in it specifies mass in height relative to the street for example in some communities where they're trying to achieve a certain character they may say buildings have to be a minimum of two stories or three stories rather than sort of  jagged pattern along the street again if it's up to the community but that's an example of what might be done to build two lines promoting high quality design defining iconic features that you want preserved or incorporated into a development providing for better transition to surroundings and then getting into the public realm the public realm then becomes defined by the buildings that harmonizes the autos and pedestrians it's and creates an engaging streetscape provides for buried and inviting public spaces public spaces might be one of those things where you attach incentives for a project where you say ok if you give us a plaza or green space or an activity area we'll do this give you more density or what have   again that's a comment we heard frequently that we've got this great trail but most of the businesses along the trail can't act can't be accessed from the trail don't relate well to the trail so pay more attention to that riding gateway signs and landscaping in the sidewalk preparing a sidewalk planning constructing sidewalk segments using the official thorny that you have in pennsylvania to identify where new roads and pathways should go in the future so that when development comes in those areas those sites improving the appearance of township property and constructing public spaces and then under promotion and coordination on conducting more activities and festivals township  for township moline such activities with the business community or civic organizations maintaining and improving relations with the school district creating public private partnerships for funding again something we talked a lot about that this plan by no means can be successful if we rely solely on peters township for implementation it really is going to take efforts by the private sector as well as the public sector and by public sector again more than just the township but it will take a proactive leadership effort to develop those public private partnerships and get people on board to move in the right direction educating people about the benefits for conservation easements i've had some experience with this in the community where i live where it isn't necessary to acquire land preserve it is open space but you may want to identify areas that are important and work with those property owners on the advantages of putting in an open space easement or conservation easement on the property and identifying the tax benefits and other potential financial benefits that can be accrued as a  paralleling the the trail prioritize the properties for conservation again use the official map authority to identify park open space trail and trail recruiting mixed use developers to come to peter's township provide tax incentives for research and medical employers target developers and businesses identified in the pla specifically with mention health care and research kinds of activities as well as entertainment and that very quick nutshell is a summary of the way and i think it's there's a lot of great points and they're demanding that jumped out to me was the mixed residential zoning aspects and for the reason of that i think it really addresses two groups that are currently being left out in the township the first major but i think would be mainly your retirees empty nesters in the downsize there's there's not a whole lot of options for them in regards to housing if they want to downsize within the township there's a few areas you can go t primarily these individuals must get forced out of the township and they want to downsize because there's not a lot of options on the local wal realtor with keller williams and i have people all the time asking me you know why are there more options for me if i want as an example of the book the path to your homes now have really taken off there's only seven months left and we have three contracts over there and another spec that just sold they're going pretty quickly and after those slots are gone there's going to be that void you good evening terry bove phoenicia i'm proud to be a new resident of this community and i have like to tell you i've watched with great interest the past fourteen months the process that input that you have just done so the group is to be commended for that i am a residential developer have been for the past twenty years and at present i'm looking at a couple of development opportunities in this township and they are not conventional halfacre single family lives so i have great interest and and i am a big proponent in diversification of housing types and the couple of the main tenants in the comprehensive plan and the conservation subdivision and the mixed use residential and in mixed use will have a significant are looking at and talking with the property owners when we would not be looking at those as typical single family we density that's correct thank you thank you hearing a couple weeks ago and the recent discussion and some recommendations in the planning council was interest was concerned about where we went to the higher density residential developments and there being a a tendency for the to be more cookie cutter developments in the the pushback was or the recommendation for suggestion was that if we are allowing builders to go to these smaller lots higher density that one of the the trade offs amateur thirty two years ago because we love the rural aspect of the community we knew there were no sidewalks on street our and we bought it anyways so we're not looking to develop peters township into looking like communities around us if you want to live in a community that was totally developed you could move to mount lebanon we like peter's township well the way it is the way it's become it's very developed according to our standards and our street and them are friends and neighbors like in the traffic they're now surrenders the thoughts of making more developments and bringing in more people is just absurd the schools are already for this is the roads are f sanitary authorities for i just blows my mind that they're even talking about building all these mixed use facilities that would bring in tons of people into a very small area where which is already crowded the township doesn't need more people the schools are great the town center could be developed it seems to me that businesses come into a center if they think they're going to make a mean starbucks built there because they thought it would be a good place to build we didn't have to ask them you know i say we need a mix used to sell it he said would you please build a coffee shop here that's the way the free enterprise system works you see a place that you think you can make money somebody is going to build something there and i don't think the township is opposed to granting variances if somebody wants to build a nursing home or you know this facilities where you can move from one stage to the next somewhere in the township that they wouldn't be granted that if it's on simmons road or whatever road i think the township has been very agreeable to granting variances you know if something isn't differently than what somebody wants to build something that saw it think it's a great place to live and i love it thank you thank you to anyone else from this third of the room anybody in the middle with the first development i did which is called silence and back in the late eighty's and subsequently after that and after that development decided to move into some of the other mixed use of residential housing typeset and that some of which types will not put strain on public finance particularly school districts finances i don't think there's there's too many communities in a word that you could point to that have four setbacks were set in force and setbacks back that meander so you have much more of an interesting streetscape and you would under a conventional situation now i can appreciate your comment about being cautious about allowing other type of different types of housing stock in the in the community you're not used to but i would offer you this quality in this sort of tagline in my company quality starts with design ok you can take something you can take a conventional single family home and make it an attractive you can take the multifamily home and make it very very attractive depending upon the architecture so i think one of the other residents comments about trying to control that i think is it would be would be good advice for the for the cow the you know you want to do is take a look at what is the architecture going to look like and pay attention to that because i think my experience has been there's too much emphasis on zoning and not enough emphasis on what it what is it what is it going to look like what's the final product going to look like so that you have some or someone says to you know may not have been a possibility without the use of a form based zoning and more flexible zoning from the beginning to give it a developer an opportunity to produce some some some housing type that normally isn't here and now i  i would get excited about and i'm hoping to i'm hoping to touchup provides who are opportunities for for the types of houses that we were we would need because you remember housing demands a function of age as you move through time your needs are going to change and that's that's just by default and it's ideally i think it's your job to make sure that you know these demands are going to be met who long term so i think again public finance is critical to bet so that means all this is a windfall to the school district as well as power of the school district so you know i think these are the kind of opportunities there are out there and the time should be still remain and it's really up to this this of council has an objection to these visions and i'm sure that you know that plan that you just put up there would be you know tastefully done and it would look good i think would his concern is  is over is that we need to keep some control over the product absolutely whether through showing or or through conditional use so that you know somebody doesn't take your vision put put you know all the burned out attractive product or or product that we don't feels appropriate or feel for the township or sam's absolutely nothing like what you just pitch there i mean if you know i could speak for myself i would not have a problem with something i mean i have a general feel for a word is but if you were to you know the picture that was up there if you were that's ok you don't need to put it back up you know if you were to try to develop it in that manner what would be what would be your challenges to to with lots of kids which are coming close to that were professional real stages we work for coldwell banker real state services and do about seventy percent of our business in the township ri has over thirty two years in the business and i have over too big and not too small in patio homes seem to fit that bill the best they're not cumbersome with all the maintenance that goes along with the larger homes you know like one for living with an attached garage first floor  master maybe two bedrooms up or two bedrooms down to accommodate your children your grandchildren a patio home was really fit that bill the market demand is this young man back you're mentioned is constantly increasing for this dwelling as the baby boom generation are seriously considering giving the right sized and once again it means not too big and too small but something right now middle  constantly looking for our selves and our clients for this type of housing and we find ourselves searching out of township to accommodate this demand primarily nor should many cans desperately i've learned terminology this evening it's called aging in place i've never been my son is in place but that's my new word anyway i want to say that we have been very successful  this type of housing for instance think about preston work i mean really isn't that just a beautiful development that just so gone in a matter of a couple years and it's starting to turn over we have the villas and the hidden  clients and we have a lot of people within the township that want to stay here we have a lot of people that are coming in from allegheny county and we don't have enough housing to provide even showed them so it would like to see if we can six homes lately that sat languished on the market for a good long time and now that the market seems of turnaround where people can sell their house those are being snapped up and people are literally coming coming by asking yes we're going to start to build the one because we're already at rest of moving in so that type of development and obviously it's been reemphasized here is something that we're giving the opportunity that this plant will give the opportunity to but one thing also needs to be mentioned is that this this plan doesn't override either the planning commission or the council so that again mr lew says ideas of making sure that this gets built in a proper fashion is echoed again but it's not overturned that this that the council and planning commission will still be able to will be the ruling body on what happens here so that we can keep that high quality of house that people are coming to look for inadequate and i see almost no comment in here about transportation and the comments a few she or well you know we have to work with the state it talks about one i would hope that somewhere maybe in the you have reached to this we would see some additional comment about how we see transportation we recognize the developments going to occur on the east end of the township you know but how do you get from the east end of the township to the west into the township it's pretty difficult right now we've i don't know that you did a number of projections on population in the nation and you know i again it would be nice to have some of that information included in here so we could you know rather than just looking at the projected thirty two thousand people that you know that we assume are going to be here and to build out this plan school population estimate under this scenario a table was given in here that indicated how many school children are generated per type of development but it doesn't really say ok sure if we did of this in dad to do whatever and over what period of time and i think something like that is kind of critical when we consider what we're doing also you know if that projection of schoolchildren indicated the need for an additional school or an expansion of a school or see nothing on here that indicates where that might occur that would be useful information it's there's a number of indications that say well we should widen certain streets you know that's probably possible in some areas some of the newer areas or rights away or fifty feet but in older ears that can be a problem when we talk about full service to reach those who are more than what we have right now adding sidewalks in some areas would probably be possible because we have enough for a way in other areas it's going to be difficult and i think that the where it's difficult and where it might be possible you know would be a good indicator here the tax impact of this plan is a concern too to everybody and i know you you indicated that you looked at the hybrid plan as being a financially sustainable or fiscally sustainable one i don't see any numbers and you know again for us to deal with the budget it would be nice to  we're going to do something to it you know you're stuck with our money as opposed to somebody else's be we talk about recruiting developers we have a number of developers that you know have worked in this area for quite some time and some off and on some pretty steadily you reach a new recruit developers developers come where they see the opportunity to make a profit you know we don't we don't have for sewer so that's ok we need to hear from the school district on what their choice may be on the nation i think when you're trying to set up something that you talk to them but that's an important piece of information  every time we have a budget session here you talk about the police and fire coverage of this township you know one of the problems that we have with the fire is that you know we have fire houses on the west end of the t p number two fire houses and manned full time if we had a fire on that end of the township which would be an increasing likelihood with more development you know what would be the response time you know do we need be handled good with what we have and as far as the fiscal sustainability i'd really like to see some real some real estate tax known version of what we're talking about one thing that that i talked about in a couple of the sessions that we had it was accessible housing accessible housing as opposed to aging in places is housing was successful but people with disabilities  what this implies is that we are assured a barrier a wish and through to the house you don't have to go up the steps you don't have to go over you know sills that the houses themselves would be you know accommodating to people with wonderful idea i think mr garner's concept of you know for that piece of property would be you know would be really great i think that other people who've been in here with other ideas would be there would be wonderful one and it's our with some out of the box thinking some some rather areas that could require some mixed use that we don't really have right now it seems like we have you know the right nineteen court or which john morphs into its own kind of suburban ism and we don't really ever have the kind of place where you can congregate as as as a community in one century occasions and i think some of these areas that you posed the do do kind of function in the sense of community where people could be attracted to one particular area and it's worked so well water other areas that of i've been to many we've talked about the feast in m a columbus you know kind of thing so i do through appreciate the fact that you guys did take an effort to try to come up with some out of box thinking so but i think that's a positive we we do or do not do i i'm not so concerned about the police and far aspect because you know we do we know how many how many current that we have here i mean hunter i mean it's not like it's going to happen overnight and all the sudden you know the majority of the remainder of the townships going to get developed and we're going to be you know under the gun i think that will be able to from council members found you know traffic is always a big well you know but but on the other hand i mean if you're going to have a development you know i would assume that if you had  development like the one that we had up on the screen where they're all you know you're probably only going to get two people living there i mean there's going to be children some in the trips got to be last and if you did a whole residential neighborhood with a family and five cars and was thirty six thousand so we're not talking a big difference in population from what we would have under our current zoning one of the things the growth scenario does and i think we need to have a way to better articulate that in what we  when it looked at the financial aspects it took it took into consideration all the expected revenues that would come in based on the different types of developments and also what do think that you know there's a lot of potential here in the cory town center area but we are i would think that the township would need to take a proactive role and in helping guide how that that would develop and working with developers and trying to work out in a public private partnership possibly getting funding through main street type grants from the  township here for for thirty seven years and one things i've heard every time we do a competent plant is people say there's no sense of place we don't have a downtown set that we can you know we can feel at home that in and we have the potential  here you know with all that we need the facilities we have really the you know the public facilities and with some i think you know active involvement by the township working with the property owners and developers we can get something that could address a lot of