scheffler here tonight to present fieldstone representing ted tell her builders as ed said we had been here back in april planned approval so we're just back for final plan we've been working for the past couple months getting all the outstanding comments addressed the property is comprised mainly half of it is open field the other half is wooded and the property slopes down were from a high point in the ne north corner northern corner of the property down the eastern corridor to the two along the route road to a low point along the bob road as ed said what we're proposing for the site is twenty six lots ranging in size from a half acre and it tees into drover drive at the top of the hill drive has two dead ends at one to the northern property one of the southern property so that when those properties do develop they can't connect to drive or drive  if your remember last time we were here in april there was some concerns about people driving along drove or drive and going on to the other properties so we have three conversations with the residents with staff we've gone headed added berms to the northern end as well as the southern end and in addition to the berm on the northern end we've also added five evergreen trees to prevent any cars from accessing the property to the north is that was a concern that property owner we do have two point zero one acres of open space it's into open spaces the first here and the second is a long sad it would drive in terms of storms or storm water management all of the impervious surface with the driveways as well as the rooftop drains are collected in a storm source system which is out there shown here in blue all that water will be conveyed to a detention pond at the entrance to the site ultimately that water will be discharged to the existing line that runs along the about road there's an existing line that's fifteen inches its size will be upgrading that t eighteen inch line during construction there will be a diversion channels as well as in nassau to keep anyone from going across onto the properties along the about road here  providing the township with a copy of that and the sanitary line is outlined in red and would just be connecting to the existing line along the about road we are in the process of getting our planning module approvals which is another condition of approval with landscaping will be providing landscaping around the detention facility as well as landscaping along the streets as required by the ordinance and we will be  installing a farm buffer on the northern side highlighted here in the dark green last time we were grading pretty close to the property line we stuck that back to be eight feet off the property line there are two trees before that were discussed  will be preserving those the one will be through the open space the other one will be through the farmer for a mix of deciduous never trees and shrubs and that's just highlighting the five evergreens that will be placing at the end of the road so with that i'll take any questions that you have that have said we've addressed most of the conditions ten steps latter everything else we believe we can take care of no modifications for this one location downtown gallery drive to move the key to this location and there they bought two pieces of property the property to the south is where we are adding will display area employee parking in storm order me and in landscaping came gales from geragos and associates is here to tonight to show you what it is that they're doing with their new display area and this is the planning commission prove on the site plan doesn't go to council and staff recommending approval with four conditions i listed in my report in the i'm going to whole the whole site plan we the building itself were actually planning on who will become regular so we're going to redo that building as well as are pressure building a little bit but the idea is to brief a city make bring a little more up to date need to standards is key as we're going to be adding the service drive on the other side of the building to the back part of the property again using it in a much better form than to the prior owners have done in here making an asphalt level which really is really pretty difficult to walk on right now on there is an idea of maybe putting a building on the back side of the property me for additional detail work and in preparatory stuff like maybe on the back side of the asphalt an area  it's already want to kind of slopes up the hill a little bit on the asphalt didn't it become scrafton what was it it was a secondary lot they had purchased some twelve years ago and it just sort of ended up the way it was consulting firms to help us update hard zoning ordinance in subdivision ordinance to bring it into compliance with our plan piers twenty twenty twenty two complainers i want to add in some additional language that the consultants need to anticipate it will have a high in the public involvement and participation and may need to take that into consideration when they're coming up with their number get good response and have a tough time to keep we want to work with in this world once we get into this this will create you know right now we're meeting right now basically and our workshop in town and frankly we're there basically with our solicitor told us was that the court the supreme court decision said that you can't drill in residential areas it's  industrial zones and we have a very limited amount of that on the western side of