that that is not going to change the the overwhelming zoning in hash day residential you can see here in the town center we already have an existing mcmurry town centers  i'll start in the southeastern portion of peter's i talked you saw the existing zoning there this village residential district which is the hackett area papers that's not changing in terms of its boundary we are changing some of one neighborhood commercial that here is being proposed to be changed to mixed use activity just briefly i mentioned we have a there's jones drive here which is a combination of the hidden valley me in her neighborhood in hidden burg neighborhood there's an area that is currently seafood limited business district that's been proposed to be changed to any two mixed use activity t he stretch along valley road from just outside the town center just just outside of where washington financial bank is down to st petersburg center that area is currently zone occupied by saying benediction church is in the town center and your existing zoning this proposed new zoning district changes the st benedict's property to low density residential and up there there's a vacant piece of property and then there's an office building that area is currently zone c for under the new zoning ordinance and zoning now that area becomes mixed use activity to get me down here late too late green areas there's one in the whole place just about in an area here along the southern in churchill these are two areas that are currently zone for dash one a residential that are being proposed to be changed to rural residential now i'll go to detail on it so i just want to point out there are there are some just some district changes that it's so you understand when you're looking at the maps are one a which is a half acre single family residential conventional zoning district that that's going under a name change that the area is pretty much  these two areas to these two districts this p r down here in the sea for those two destroyers no longer will be a district in township now point where those areas are but the boundaries are changing and in some of the development rules within the town center and changing and we'll talk about those c three business district is being replaced with a mixed use activity and a one area  only districts are overly complex on top of property that's currently zone residential we docked at those rule back in twenty sixteen and those have been incorporated into the new zoning ordinance there's some overlay districts that are out there the first one the donuts which crossroads overlay district that was part of our zoning ordinance existing that's being incorporated into the mixed use overlay mixed use district  o district airport overlay still stays in place that's just for the finleyville air order some development guidelines in that overlay district which is the extreme southeast corner of the township we are the as i said back in two thousand and sixteen cleaning commission council staff we adopted new zoning regulations the first one was on the list there is c or m or overlay districts in that came right out of conference  those see or in a more overlay districts allow for developers to bring more of or a variety of choice of homes in the township so that those rules of the already been incorporated into this proposed document three in wireless telecommunications cellular facilities there's been a lot of changes in the rules with respect to how you so rules for unconventional gas grooming that's the marcellus shale drilling and basically is it's a permitted use in industrial zoning district and that's not changing all those were things that we adopted in twenty fifteen in twenty sixteen have been incorporated into the proposed  a couple other highlights as you know pennsylvania has laws in place now allows for medical marijuana processing distribution in dispensary we have to provide for in our new earning ordinance so processing in distribution is supposed to be a used it's permitted in the industrial zoning district only in dispensary of medical marijuana will be along the route who are only in the seat to about earlier is that we wanted to make the warden in small user friendly and easier for residents and developers and engineers to use so in the front of the section section four hundred which is  n this table which is multiple pages in building ordinance lists every zoning district in every you can think you can look and see if a particular use is amy tricks that shows you each district residential nonresidential it tells you what the setbacks are in those districts what the glory ratios are what the building heigh big murray road this is where the middle school is now this is valley road getting to would be back to the changes in terms of the zoning  has been taking out of the town center and made l d low density residential with the m or mixed residential overlay we added a few properties town center and in we're creating zoning rules and limitations in floor area ratio rules and regulations that will help create the this type of environment in the town center we are trying to create a true central business district within the township we want this to become a place where folks can live in multifamily attached homes as well as  roof six pitch three and if you want to go to four stories in the town center you have to be at least three hundred more in terms of the project their projects site area you have to be one hundred  fifty feet from low density residential zoning and seventy five feet from probably from from properties that have the m r overlay for example that come into play for example there's a big piece of property at the intersection of friar and valley road so those setbacks that one fifty and seventy five will come into play on that particular property any other property in town center  you know we're creating rules and streetscapes that allow for on street parking we we are requiring that development in the town center buildings more forward to parking in the rear any which is what you see any true town center setbacks along interior local streets can be zero to five feet along major streets within the town center the setbacks are twenty suburban commercial area the slide here pictured here on the radio is more you know you see buildings more forward closer to the street parking hidden in the back so that that's the type of designing guidelines that are incorporated into this zoning not just for the town center here this is some of the character of wood that we're trying to create an intense town center we want restaurants w want folks to be able to come into the town center in and good restaurant in shop and also live with the town center next district is the mixed use activity call it allows for this type of development again creating a mix of the uses that would be allowed in this area would be a combination of residential multifamily attached  parking in the rear buildings more forward pedestrian friendly mixed use for raju uses that are being proposed to be allowed in and create a mix low density seventy five feet for many things in them or similar to the town center to get up to four stories and again that's a conditional use if you want to go four stories in and the on hundred a couple hundred acres here that was included in our mixed residential overlay back in twenty sixteen again down in this area peters there's a lot of homes being built i believe in this area for for folks that live in this area to get into commercial retail uses a restaurant a grocery store we have to go you know we have to dr drew thank tina we have to go to the town center here and there's a big this is village residential this is the hacking area peters this is an area of hackett that the area peters that has developed you know very like on a grid system the homes are old smaller l d we see that this area peters the village residential district in peter's has a lot of opportunity and a lot of potential to become a walkable nice area envisioned be developed in the hack it village residential district again that's this district over here the next district but is the village commercial district that's and that zoning district is currently in place of the nation neighborhood commercial district we're proposing to change it to village commercial and we've incorporated some rules in there that allow for a mix of uses we back in two thousand and seven implemented traffic impact on new developments are paying traffic impact these we've seen some improvements here in the last few years center churches become very valid broke in nineteen  will see see forward transition version under existing zoning rules ok it's a limited district it does not allow any retail it sits basically an office  specifics as it relates to a project that we are hoping to develop a valley brick road in for wayne so if i can just make a couple comments about some of the requirements and specifications in here that's where i'm coming from my first comment has to do we had setbacks and one of the comments and one of the requirements is that for consider perhaps even women in prayer away if part of that consideration in that we have a larger set back that we were planning for brady of reasons number one there's a whole world of trees there number two it puts us further away from the residential it's located further to the west and then number three we are contemplating a potential turning lane in that location that may help alleviate some of the traffic  allows the smaller the setback the more flexibility we have in playing the building so it's not a bad thing from our perspective we simply happen to be planning for it at this moment alone for lane to accommodate the items that we a which gets you that town center field i believe that we agree with that approach along bradbrook is that's the gateway we're going to be the first property in the town center by bringing that building to the street in that location we are beginning to define that is static that you're looking for in that field going on a friar lane we had a meeting seven months ago i believe and we presented this to the surrounding neighborhood knowing that it was going to be an impact and we wanted to be forthright with what we're proposing  through that discussion they had requested that we push the building back so one it was a question from neighbors to it was the consideration of a potential turn one and three it was preservation of trees there that would help to buffer from the adjacent residential now going in for our lane that's transitioning into a residential district so bad additional space i think is a different type of approach than if you're coming into the town center where you want those smaller setbacks so we can discuss we can discuss i think a different distance but holding us to twenty five feet max i think we're going to eventually push back and that would throw us into a variance it's additional time on that and i don't think it would be something that anybody would access around the building for fire one thing that we've done parking is going to be in the rear toward st benedict's and then we have an access to the underground parking on the right side which will be adjacent to morton's so we would have an access drive there that we place in the building you question couple of other items and maybe this is just my not having a clear understanding but there is a call for off street parking shall be angle access easements for its parking areas and access driveways guaranteeing access to a j c watts conceptually we're fine with that to the extent that we have an adjoining property make that comment and then finally and you and i just chatted about this little while ago to the ex maybe it's more definition than anything but as it relates to what counts as a story for a building if we have an underground parking garage that is below grade three sides of the building but due to topography if one of the  sides is showing reading to some degree as a facade and wanting to clarify that that doesn't count as a story i think it's covered in your definition thank you story those are my only comment i'd like to say that as a planning document this is very clear irrespective of a couple of clarifications i was looking for this really helps someone drill into really what the key features of the requirements are in any township maybe it's actually really helpful s phoenician i like to start out also by ackland your comments as as a planning document it's phenomenal incredible amount of work that jim put into the and they are to be commended for a first class ordinance proposed ordinance were in many many different locations and for you flip through this document in this document that document  this is one nice concise document so they are to be commended the township should also take great pride in the transparency of the whole process again and when developing many locations  you don't get the workshops you don't see the requests for input from residents and businesses so that the township should take great pride that this it's been a long process but it's been a successful process i'd like that are pictured for the mixed use activity center what you just look at the pictures and those units are bigger than twenty four units as we take this document and we explored it reviewed it with lamp planners six foot unit prohibits that by doing so you're not in not encouraging an underground parking in that district which we think would be a nice use of of the property so we would like to propose buildings to be built including underground  is i don't see there to be an issue in thirty six further away you get from far away and we think is better for the residents invisibility you know you've got to remember that the stores are measured from the front of the building so from the side and gallagher grow it's going to look like a pretty big building