Planning Commission - Regular Meeting

Now, some people have

Okay. Sure. Yep. It is. Is it? Okay. Good. 7 o'clock. We are going to call our meeting to order and start to flag. United States of America to the republic for which it stands. One nation under God, indivisible with liberty and justice for all.

All righty. Now we go on to review and approve the February 23rd, 2026 agenda. Don't think we need any have any additions or anything that needs to be taken out. So with you guys, I need a motion. I need a second. I move we accept the agenda for Monday, February 23rd, 2026 as written. I'll second it. Thank you. Who seconded it? Okay, I thought so.

Now we have to approve the January 26, 2026 regular planning commission meeting minutes. should have gotten to your packet you went through find any problems or discrepancies errors anything not I will need a motion and I will need a second I move those we accept the regular meeting minutes from Monday January 26 2026 as written All in favor?

I oppose. None. Motion carries. Okay. At this point in the meeting, we open up the citizens comments. We have any other time you I'm talking to you. Um I'm you're going to address this later on, so I'm sure. But uh if anybody has any other questions or concerns, you're more than welcome to address us at this point. All right. I will close the traffic participation administrator's report. Mars not a lot happened.

Okay. All right. Uh any questions for Mariano in the report you guys looked at? I see on the possible upcoming projects. Um the gas station down here. I know the warehouse commercial story. That's that's the barn at the corner. Uh there's been a lot of inquiries to see if they can uh put a storage for commercial equipment. The electrician promise to property just using

right. No, no, no. The one gas used to be. Yeah. But they have every time somebody inquires and they find out that there's possibly Right. They was definitely on the loss we can storage tank. Yes. So, okay. Thank you.

All right. All right. Let's go into old bills. Wings Academy review the site plan special use ST 206 or 2.6-001. Um, so Dan, if you want to kind of give us an overview here. Yes. It's okay. I'll try to go through my comments. I know there's a lot of material covering my report.

Okay. Go through all of it but not all summarized version I'll try to go through as I can but thank you everybody for letting us be back in radar review this project I know we're coming into this review after been planning commission and under the development by the applicant for over a year um but that being said I'll uh just point you to the comments we write at beginning on page I think it's 28 of your final package. Um, and follow along. I'll be going through my comments pretty quickly here.

Public site is Chelsea Green LLC and the applicant is Ben Griffith. Mr. Here tonight professional is group and the parcel of interest is on Lick Drive. It's parcel number. G0784004 drive and drive. So sites are being developed is zone R1A single family residential. Uh there is a small strip of light industrial in the front of the property which is really novel other than the proponest drive landscaping in that area. And so the primary zoning site is R1A. The land use is important in determining what reszoning decision should lead to and in this case the future use urban residential and high density residential and a reszoning is unnecessary here. The packet contains an aerial view zoning and future land use maps and our report also notes no flood plan or weapons APIs. The school project is a two-phase school which is 14,476 ft a playground with parking and outside septic system as well. The school will hold a maximum of 250 students and the applicant has been in discussions with since late 2024. first submitted preliminary stands for review by the planning commission. This review took place in February 2025 and then there was another review in April 2025 at which point the plans granted special land use which did not bring south. plans were reviewed at the preliminary level by the planning commission and by

the zoning board last year and we will discuss the uh zoning board his ro at the end of the comments. As far as the submittals you see with you in your packet, there were 20 sheets of combined civil plans, which are plans that show the existing conditions on the site, utilities, site layout, rating, storm water, and other landscaping, lighting, and preliminary architectural plans. They were first submitted on January 28th and then based initial cons. Uh they were resubmitted pretty quick turnaround on February 13th. The applicant was also supplied two letters dated February 2013 in response to comments by intelligent engineer and users are page 53 and 59 through the packet. So backing our comments in the packet the site is considered a private school which is consistent with the use definition of public and private elementary note with secondary school and zoning ordinance and is a special name use of a zoning. The discussion compliance begins on page 31 of your packet and then our report contains significant text copied directly to the zoning ordinance. So please excuse the length of our comments here. Starting with article seven that contains requirements for the submitts of the site plans. I'll just say broadly that the uh required submitts have been provided in terms of just the format of plans and the types of plans we're looking for. Um moving on, our report also contains a general section that speaks to the arrangement of the site and location of the building which is on page 33 of your packet. Um, we wanted to include this near the beginning of our comment because this overall discussion of where the building is placed uh sets the tone for no specific design adjustments related to site access and circulation. We mentioned that the applicant may seek adjustments to

account for adequate off street parking capacity um curbside drop off stacking space and driving aisles um that have adequate width to allow ample maneuvering. um minor changes to the layout of the building and u to the overall site layout can occur between this point and our final site plan stage per section 7.10 of the zoning ordinance which states that the approval of a preliminary site plan indicates the planning commission's acceptance of the general character of the proposed layout of buildings parking areas and other facilities and areas. Um so that would allow minor changes to occur between now and final set interview at the discretion of the planning commission. Um but moving back to specific comments dimensional requirements uh from article 4 and that's where you get your floor area setback and those kinds of requirements. Um the sites area of just over 12 acres only about 3% of that is covered by the ground floor area of the building. Um so there's a standard that says it can be no more than 10%. That is certainly met. Um, we also are looking for a minor detail um that speaks to the total floor area, not just the ground floor area. They may be the same. Um, you get a different total floor area if you had say a met or a second floor um where the floor area calculation kind of stacks up. So, we're just looking for verification of that um total floor area and see if it's the same as the ground floor area. Um, so that's a note that we on site plan. Um the site's front setback is over 400 ft and rear set back is over 500 ft. Um and side setbacks exceed the 10 ft minimum and all evictions. So there's no ordinance requirements for setbacks of 50 ft for front tension in the side and the rear respectively are met. Um the site's frontage of 66 feet is non-compliant with the required 150 ft under the zoning ordinance. But as you

know uh the planning commission that issue has been addressed via a request to the ZBA for relief under section 12.2 of the zoning ordinance which requires CPA approval for uses other than single family residences on lots of less than 150 ft of width. And so there's been a a case that's already been reviewed by the zone board of appeals and I'll get more into their role near the end of this report. That's what was needed. that you might recall from the April 2025 review, there's a comment about having the intelligent attorney verify that the site is buildable based on this frontage compliance. The way that that is handled is through the ZBA process. It is buildable essentially ZBA grants an approval using um a nonprofit use that's on nonconform. So that's being handled through the ZBA. Bradley has a meeting about the township of attorney. Although there are some correspondences from the town of that I understand last year that uh moving into road and access requirements. The site has access to Lick Drive. One thing to note is that the site is adjacent to the landlocked residential parcel at 13480 Lick Drive. Uh and that requires access via an easement to Lick Drive from that home. With this site's construction, the homeowner's informal access route across the next parcel to the west will be replaced with use of L Avenue's proposed driveway. Um, and we just recommend that the easement this event should be a recorded document. It should also have maintenance terms for both property owners just to make sure there's no confusion as to how the direct gets plowed. you know, that's part of the ongoing operation of the school of course, which is something that should be negotiated between the homeowner and the school as necessary. Moving into screening, um they're kind of lumping in the comments on screening,

outdoor gatherings, and intersection visibility are the next comments in your packet. Um there are no screening fences or walls proposed on the site. Uh we note that the site has temporary gathering vents outdoors. will be subject to section 5.46.2 of the zoning ordinance. And we also know that the site appears to meet the intersection visibility requirements of sections 510.07. Landscaping is generally a big topic in any site plan review. I'm sure one of the leaders here in L Township. Um but it certainly is a a source of quite a few comments in this report. So I'll try to go through them. The uh landscaping comments are on pages 36 to 32 of your packet and I'll try to summarize them. I'll try to summarize the gaps or clear efficiencies in my comments here rather than going through every item that's been addressed. Um in terms of clarity of information that's being presented any preserved existing vegetation on the site would be a benefit for uh buffering sites impacts from the inducing land uses. There is some tree cover on the site, some existing vegetation and the existing conditions drawing on the site plan that shows that um sheet L1 which is the first sheet of the landscaping drawings. It's the landscaping plan shows that tree line. Um we would recommend that that also shows what is actually being preserved shows currently over top of development. So that can just be adjusted to show here's our area of impact. We're cutting out the trees that that were actually supposedly third site to to remove and just show that on the plans. Additionally, she elevated that some existing tree cover will be removed to allow the planting of 12 evergreen trees um or a portion of the 12 trees that are north of the parking lot. Um if there is

good tree cover there, we recommend leaving that existing vegetation in place for clearing it and planting new trees. So there's a recommendation here um that the proposed 12 trees in the existing tree line should be moved to the west um adjacent to the other proposed element trees. Um additionally the proposed uh feature parking area shown on sheet three of the site plan set uh looks like it'll conflict with those plantings and we just want to make sure there's a landscaping plan that shows how that would be addressed. So that's another comment in the report. The site is not proposed to use an irrigation system. Uh the applicant has added a note to sheet L1 indicating that watering will be achieved through hose bibs and so hoses for the landscaping beds. Section C 6.2.4.Coning ordinance states that the applicant shall demonstrate to the planning commission that adequate provisions have been made to supply water to landscape areas. So the planning commission will have to verify whether they concur those methods um in lie of uh you know underground irrigation system will be adequate to supply water on site. Um and from a recommendation the plan recommendation standpoint that's completely perview of planning commission and uh moving on to requirements for splitting between land uses listed in section 6.2.5 of the zoning. These requirements coincide with the condition uh from special land use approval last April that required additional screening along the west end of the site. Um and there's also residential zoning on the north and east end of the site. So our comments address those things under section 625 of zoning ordinance. The screening may be a wall, a burm or an hemade spoon containing 7 foot spruce fur or pine trees planted 10 to 15 feet on center in two staggered rows 10 ft apart and harbors no more than 5 ft apart and staggered rows with an option

to plant them equivalent screen at the discretion of the planning commission. Um that that screen also is supposed to be um 10 ft from the lot lines except where your underground utilities interfere. Um, and I want to mention uh well, I'll mention a couple more things about landscaping and then I'll get into where the planning commission's role is to uh accept modifications to those requirements. As far as what the applicant proposes, a double row of green uh great green giant arbors have been added up slope to the screen to screen the school from the west at an elevation of 68 ft higher than the western property line and double row evergreens has been added to the north end of the parking as I mentioned a minute ago. Um and then there's also sheet L3 has been a depiction screening. Um additionally mentioned earlier we uh recommend an adjustment to the parking the screening by the parking so that it's shifted so the other things don't exist vegetation. Um but I want to mention that the planning commission should review all of this um because wherever there is a gap in the strict requirements of section 6.2.5eb um any modification where there is not a consistent planting of these ever grains along all R1A lot lines um 10 ft from the lot line uh should be addressed. the planning commission can accept a modification of those requirements. Um but then prior to final site plan the zoning ordinance essentially says the board has to approve that kind of a modification. So that would have to be something that goes to the board for um the zoning ordinance phrases it that the board can allow commission to modify landscaping requirements. Um so that's just something to note

landscaping. Um, moving on to parking lot landscaping. The landscaping requirements are met around the parking lot under terms of the zoning ordinance, noting that the requirements are important to the number of parking spaces and those landscaping requirements may change if additional parking is installed. Um, moving on to green belts, which is describing the landscaping along the site's frontage. Um, there's a requirement under section 627 of all plantings. It's a little tricky the way it's worded. This is um fairly common language in zoning ordinances, but it's not um all that intuitive. You have to take your frontage and divide it into segments of 30 ft. And so there's a pure proportionate landscaping requirement for every segment of 30 ft. Because they have 66 feet of frontage, they actually have three of those segments. Um so there's a slight miscalculation where um one additional tree and four additional shrubs are required based on slight calculation there formula that was used by the applicant a more pure division instead of using those 30 foot segments. So just a minor landscaping division in the front there in terms of requirements for trash can screening and landscaping requirements based on the foundations of the principal building. Those are both met being proposed here. Uh we're moving on to lighting and um the way the access drive and the parking are laid out to the existing house at 13480 over drive. Um and one thing that can happen when that occurs especially close proximity is the potential layer to affect your property about the building that's closest to the property line is actually the garage there's still going to be potential for that layering back. So, um, this kind of complements some of the other landscaping requirements where we want

to make sure that there's adequate screening, um, along those residential property lines, uh, to ensure that the lighting is mitigated. And so, just take a look at the proposed there and verify that the planning commission is comfortable with that. Of course, there has to be a gap left open open for that propert. The site's lighting is lar and just as kind of redundant condition. These are items on zone ordinance. Um, and they may be addressed. I didn't catch maybe all of the details in the latest submitted to metric plan but just the lighting shall only use on glare directed white lighting has to use full cut off shades which directs the light toward the ground that has to use fixtures that are parallel to the ground and no wall pack lighting will be used. Um additionally the light poles will not cannot exceed 16 ft in height. Um notes describing any illumination for any proposed sign should be provided if any such illumination is proposed on the city any sign proposes so far. Um management will be deferred to the township engineer and his wind company and drain commissioner in so far as they have to be involved. Um so we'll defer comments on storm water management. Uh, as I mentioned, there's no proposed signs, but if there are, um, it will have to be ins ordinance. And then here's the other big topic, uh, parking, loading, site access, and circulation. I know this was part of a significant part of the review previously. Um, I'll try to focus the comments here tonight on this. Um, but these, uh, requirements are covered in article 11 of the zoning

ordinance. um and they begin on page 46 of tonight. So I'll go over the items where there are deficiencies or areas where further consideration should be given. Um the first is the required number of off parking spaces. The proposed section satisfies the minimum required number of spaces based on the anticipated employees and enrolled students. Um just want to mention that these standards stem from likely a general generalized minimum parking requirement for schools. In many cases, schools would have busing pedestrian routes to school or available on street or off-site parking, you know, in some cases. Um, and so that being said, uh, I would recommend being uh, permissive in the allowable maximum number of parking spaces and encourage the ability to install additional spaces if necessary. By the zoning ordinance, the applicant proposes 42 spaces only 35 required. So they've met the minimum. Um and they've also shown deferred parking area with 25 spaces that will require two of the existing spaces to be removed. So that's a net addition of 23 spaces. Um so that deferred or future parking area is tapped into later. Um you know they have a um net let's see 67 packet two for 65 and that's significant more than 35 required under section four. Um that being said, the planning commission should review and approve the request of modifications um for the proposed 42 spaces and that addition three spaces. Uh that deferred or future parking area will also be subject to applicable landscaping screening, lighting and storm water requirements. Um and so to the extent those details can be provided at this time that would

be benefit and a landscape can be in place that covers those items as well in the future. The second circulation related item is pertaining to the standards for ingress and egress specific specifically the section 1154 of the zoning ordinance. That standard reads that adequate ingress and egress to the parking lot by means are limited and clearly defined drives provided for all vehicles. Um and again in the absence of busing and pedestrian traffic to the site um site access and circulation into and out of the parking areas and into the dropout area on the site is critical for functioning of this. Um therefore site accommodates substantial space for student drop off stacking that does not conflict with the ability to maneuver into and out of target spaces and also allows for students to exit and enter vehicles adjacent to the building. Additionally, offreen parking spaces should not conflict with the point of ingress and egress for the property owner 480 drive if at all possible. Um the applicant has proposed a 24 foot wide outside driveway for two to for two-way traffic into and out of the site along with dimensions running along the driveway um to the point of drop off and pick up adjacent to the proposed building. There's quite a bit of stacking capacity along that driveway. Um they show that 920 ft of distance is provided um and allows stacking capacity of approximately 46 vehicles and um the applicant also states that you some some high school students may park at the site and some out member students will park and walk their students into the building. So that will cut down some of the queuing and um to kind of those comments with a little bit of

you know quite of those comments. Um we have to acknowledge despite those findings there is uh the potential for some conflicts between parking spaces and stacking lanes and um there is limited dedicated drop off that's immediately adjacent to the building that is not also kind of conflicted to a small degree with the parking spaces. Um, so there's only about 80 feet along the northeast corner of the building where vehicles can park alongside the curb and not move in the middle of the driving a house. That is a concern that I recommend the planning commission talk about and um and request some modifications for to improve that situation before final site review. Um, I'd recommend just some general points to be considered that a longer 15 foot wide dedicated lane drop off stacking long that the maintenance there should be considered. Uh, making sure that there's strategically placed oneway directional signage around the circular area to make sure that there's smooth direction of traffic. Um shifting off street parking spaces is necessary um especially regarding where they can click with the exit of the owner of the property to the east and uh listing the number of estimated stacking spaces on the site minor detail. Um so those are all things that I've recommend the planning commission talk about um related to pedestrian access. Um the site has a lot of curb sidewalks around the perimeter of the building. I would also recommend that there are strict crosswalk areas. I I recommend them number two just based on the number of parking spaces so that there's a clear passageway for people especially considering there are children using the school between the parking spaces and the school entry. Um but that can be something that makes sense lay out site. I don't just recommen

um and That I believe covers the um parking comments. Uh so there's just a parking and stacking circulation. Um there's just some things to consider that I would recommend to the planning commission in your packet. Uh I'll move on to the special land use approval uh that was granted. Um one thing we want to do is just kind of audit make sure that the plans are still consistent with the terms of the special land use approval that the planning commission granted last April. And so I'll run through those items one by one. Um the first one and maybe the most open-ended one is that the school uh well it's been addressed I should been addressed by the applicant but there may be room for some on this first one but the school must provide a staggered start times for different grades. The submitted site plan indicates different start times sorted by the K through five 6 through 8th and 9th through 12 grade ranges. Um I recommend that the planning commission asked the applicant if there is the ability to additionally stagger within the K through five grades. Uh just as one example, you may have a kindergarten that starts a few minutes before the grade one through five and done in different ways. Um but just to again alleviate some of the pressure on that staffing situation and drop off. Um but the planning commission should review that and consider the proposed stagger times. Um and those times are listed on sheet 31. They uh uh list the uh stagger times as well as they mention that the school will be staggered in relation to the other schools. Um they mentioned a start time of 8:13 and an end time of 3:30 p.m. Um title two on sheet three addresses another condition of approval from the special land use which is that hours of operation are limited from 8 to 5 Monday

through Saturday. Um although three note three up to 15 special activities per year may take place outside of regular business hours. And site note uh site note four option three states that the maximum number of students is limited to 250 it's limited in 250 and that's representative um when last the last section of my report or our report mentioned the CBA's role of review mentioned the CBA had a role to grant a approval based on the fact that the site has a non-component width and ZBA held public hearing last August and granted an approval. Procedurally, the zoning ordinance mentions that the ZBA still must grant approval following the receipt of the approved preliminary site plan from the planning commission. Um, and that's something just proceed. We'll have to get this back to the ZBA prior to final site plan approval just um so that they have a clean copy of the approved preliminary site plan and they can vote to authorize that. get that correct procedure or the correct stage stage in the procedure. So that's something that will have to be addressed before final site plan approval considering um I'll leave it at that. That's something that the ZBA will have to do. Um so that being said, we recommend that the planning commission may approve approve with conditions or deny preliminary set plan based on the zoning ordinance regulations. If the preliminary set plan approval was granted, this plan again will move forward to A the applicant will also be able to immediately seek um final approval of their request following ZA's final approval um to instruct use um with

they'll have to supply the plans and subs. Um if the planning commission tonight is inclined to additionally approve the site plan uh re we recommend that they do so with a motion that adopts the conditions as stated in our report and I've handed out a supplemental hand that just a packet we have so much content in the packet just a single handout sheet you can look at to refer those recommended conditions and again to summarize um those include including a figure for the total floor area on the site plan minor corrections to site notes indicating a required rear side guard set back of 10 ft including maintenance terms from property owners uh in the access easement that temporary gatherings outside the building hours must comply with section 5462 and zoning ordinance um to show the boundary of existing vegetation that will be preserved on sheet one uh relocating the evergreen trees where necessary to preserve existing vegetation. reconciling the plantings with the proposed future park member area including one or more one more deciduous equilibrium tree and four more shrubs in the front yard. Um that the proposed lighting shall lose only on glare corrected white lighting full cut off shades with fixtures that are parallel to the ground wall pack lighting and light that exceed 16 ft in height being prohibited. Um notes describing the improvement is both signs and provided if any is proposed. Uh that the deferred parking area if it's constructed in the future applicable landscaping, screening, lighting and storm water requirements will apply to that area. A number of estimated stacking spaces should be provided. Um that at least two straight crosswalk area has aid safe navigation to parking spaces that the applicant should comply with all

requirements of the touch of engineer and the county excuse me county commission. Um, got my acronyms mixed up there. And then I bold in some items at the bottom that I would re I assume that most of those above comments are fairly straightforward here at the bottom are more discussion. Um, that they should review and approve or request modifications to spaces and that addition spaces. Uh but there should be a statement that um any other any other requirements regarding the design of the parking lot, drop off lane, drive or beers, please make those tonight so that they have some guidance for final set review. Um that planning commission should review the proposed staggering by grade and determine if this is acceptable. That they should review the proposed watering method and determine if it is acceptable. that they should review proposed spreading vegetation especially along the west and east ends of the site including the east end and any modifications required landscaping consistent the consistent application of evergreen along all lot lines right 10 ft from the lot if there's a modification to that pointer waver by the time approval by the board so that should be addressed four or five site that's occurring. Uh so with that that was quite it discussion but hopefully as we return ask if you have any questions

any questions there are approval use of the land or something where they yes that is the same request proceed is supposed to make the final decision on that very essentially the same so if gives you guys the preliminary the last time when we had our submission admittedly you know because we didn't get preliminary we didn't have we didn't have a good originally approved we had something missing so basically like you said we asked the TVA would approve the according of our site plan as you know that's

okay question did you want to address any of these things with us

um I every time this committee or Dan Pauliano anybody's expressing question to us, we'd have to run a list of them. We have 39 questions and we have 39 answers to each one of those questions with excruciating detail. So, preemptively the question, I guess, you know, you guys always seem to be concerned about stat and I understand that concern. I get it. So, a year or two ago, and I can provide you copies of this if you'd like it. I wrote down every uh private school in Washington County and what their stacking capacity is and what their parking capacity is compared to their maximum enrollment. Okay. So uh an example would be that the average Washington County stature is 1% of the cars that would be required for that maximum capacity of students. Give you an example. Wash Christian has a maximum capacity of 600 children and stacking capacity of 200 ft. that amounts to 10 cars or 2% of their of their students. Our proposal to you is is that 15% at maximum capacity of 250 kids. Roughly speaking, we're tenfold times to average of every other school in Washington County within our staffing capacity. It's dramatic our difference but it's more than that. The distance from the

site the drop off um as mentioned would pull quarter some odd feet. We average drop off time of 11 seconds per student across the street. Literally I stood there with stopwatches doing this. Um in a three-lane drop off zone which is what the proposal you have before you students would be unloaded and in approximately 45 seconds. At full capacity, it would take 8 to nine minutes if every student of the 250 showed up at exactly the same time to unload all the I don't think that proposes a major convenience for uh Miss Lucas who lives next door at the 13480. I don't see the address wrong at the next door residential house. She's fully supported. We finally have got in contact with her. reached out several times to her uh to try to engage her in some discussions about hey this driveway might be changing. Um uh we've spoke to her son-in-law who kind of helps her handle affair. She's quite elderly. Um so those discussions are ongoing but we don't anticipate any trouble at all and that she's quite happy. Um, so I guess just ultimately I feel like the stacking I like I don't know what would how we could do that for a better life. That's a pretty small inconvenience uh for anyone and that she wouldn't even be inconvenience that long because of course all she'd have to do is wait for one car to stop and let her go across and exit. I I just don't see it as major convenience on the other machine.

Okay. Um, I would add the parking spaces. Uh, we did the exact same calculation for parking spaces. And roughly speaking, the average Christian school has enough parking spaces for 23% of the maximum number of students at we are at 20 uh we are at 60% with what you see drawn and uh with phase one with phase two adding and the supplemental parking if needed we would still be at 27% as high as any other Christian school in the community. So, you know, we feel like it is adequate parking um without press about it. Paul specifically told us to do 35 spots where we had more. Now, the questioning was 35 I do 35's too little. Um we tried to meet that requirement. Now, there were too little. And I kind of go, you know what? I think we put together a plan that is reasonable, we think is reasonable based on what we are actually using. And I also think just in case we're wrong, we got a spare parking lot to back we can have,

you know, or or if we need more for the Christmas play, we need more parking. So the parking and stacking issue I thought I would address by the way but I have all 39 of them. So any qu you know if you want to ask a question that's already been asked dive in. I have got detail I got detailed answers. Okay. Didn't you do some changes after the first you address some of those on the plan? I thought you

I don't think Paul adds precisely. Oh yeah. Yeah, we did that as well. So Paul like gave us 13 things and we addressed those and then he came up with a handful more and uh and then Dan came up with and I'll make it up but 35 uh and and we addressed 30 of them we wiped out and five of them we sort of disagreed with or we aren't sure how that would go. We do anticipate tweaking what we affectionately call the lollipop the driveway.

Um we anticipate tweaking that between now and the final. Um uh because we want to maximize the child safety and the right now you have to drive past the front door to the first drop off zone and I don't believe parents will do that. I believe they're going to stop at the door and so I'm going to want to move the drop off zone to begin at the door. So the first drop off spot is at the door because I just think it's human nature. Um and I just don't want to have a teacher out there every day and say pull up one more spot. No, you can drop off here. I just feel like that's for the next 15 years a lifetime of torture. So, um, you know, so we anticipate some tweaking of that and whatnot, but approximately this shape and approximately this size and approximately this many parking spaces in approximately these locations. Anybody with questions

regarding the start? So I see you estimate 170 elementary max number. Yes. Do you have any feel for what it would be for three versus the sixth grade? Um no no I do. Um so it's uh uh 100ish elementary and 60 would be like roughly speaking 160 calculation for the number of cars per student.

Uh so we anticip because we would be a sibling kind of a rival scenario. We expect that three cars what it is right now is the three cars have four and a half students. So I rounded that down to four, but I you know when you start getting up to 250 kids, we're going to get more there.

You're still going to have a lot more staggering than any Let me kind of address that. So we wrote out a detailed calculation of how we would calculate whether we should when we should do stagger times and and wrote out a kind of explanation. This how they'll figure this out and change it every single year but I don't recall which one so forgive me for this detail. Either you guys requested specifically the exact times or Dan did somebody said we have to put the exact times. So we literally made it up um to to give you the exact time. But in this detailed print out I have how we would calculate that because Chelsea changes its times every single year because the state requires them to educate for a certain number of minutes. We have no such requirement. So we can just find our place in the middle of that and stagger our times. And we're going to be quite flexible about our start to stop times to make sure we can adequately cover our material and that we learn in between whatever their start stop times are. So we've given you specific times, right?

But I wouldn't expect those to be realistic assessments of what's going to happen or even Yeah. Yeah. Exactly. It'll vary a little. 15 minutes. I think the main thing is the stel figure out their own times. Yeah. Yeah. They should us going that way. Your package coming the other way. I don't think I don't think any of these things are going to be issues. You know, I don't know that we'll ever get to this building like you know. So the point is we'll adjust it if it becomes an issue,

right? Yeah. Our biggest factor is see if kids probably we explored a shared driveway with the business alloy industry next door, right?

And and they didn't want it. They were like we do not want the liability of having children on with semis with us. And I said, I think I agree, but county road commission has indicated they really wanted us to have one shared driveway. And I just went back and said, "No, we won't do that." Um, so similarly, we've explored many other uh designs, one that Dan gave us, but it's also several others that Atwell had that we have um of how a parking lot drop off zone could go. But the worry we have is that as you go into the lollipop, for lack of a better way of saying this, as you're going into the lollipop and you're late, your kids's late for school and the drop off zone's right over there, the temptation is let the kid out and run across the cross track. So, we're going to do everything we can to separate those.

Okay, speaking of that, you Okay. Um, any questions, needs, concerns? I know I mean Elizabeth is sick and I told her to send me anything. Her only comment, she had a couple comments, is that you may want to consider fencing the play area. Yeah. Um, so that is that's that has come up as a as a question or concern, but I suspect you guys have a different image in your head of the play area than we do.

Okay. So, we expect it to be a little more of an open and natural play area, not a slide and swing set of a foot of wood chips. And so, reason I say that is I mean that's sort of part of the philosophy of of the kids taking sticks and building a fort out there or whatever they're playing as kids. That's the goal of that. So, we're trying to get them to use the natural environment to do that in.

Um, that's not to say we won't have anything. I think there might be something, right, but a very small area. And um um you know, additionally, it was always supervised. Um so that's that's not really our concern for that. And we didn't want to put a fence around the retention pond. We expect the retention pond to always be dry. And if the kids go out and get money, we expect that to happen. You know, we're hoping that happens in the same way. I mean, obviously safety is our highest priority. So, if there was any reason to put up a fence or anything to make it safe, that would be our highest priority. But we put fences,

but I don't think we don't think it is because it's different. and Mariano. Yeah. If at some point they decide the new defense that's would be like a minor site plan amendment that they would just come in we're discussing I know we've done it in the past something that was not right right but What we don't want to do is have to come back and go to our own.

No, minor stuff like that. Yeah. I again, we're open to putting up a fence if we had to for safety. Right. Right.

We don't see one right now as it stands. And that entire side of the property is sand as is evidenced by all the septic site. So we just don't think even though we'll shift parking lot water and all the property water over to that area, it's going to so it's it's not going to be like new harvest property which is kind of play. Um the other comment she made, she's questioning the Arbor Day because they are deer favorite. They're zero. They're deer favorites. Oh, dear favorites. Yeah. So, you know, I don't know what you I mean, you know,

we find like again our goal is to disturb as little as possible of every tree, trouble, or bush that's currently on that property. And so to the extent that you make us put up a certain type of thing, a certain hype or whatever, we will um we our intention was to do none of that to not add or delete is our goal is to leave and be. And so, um, you know, we have a a a donor supporter, whatever you want to say, who has a tree moving service. So, he said, "Let me know. I'll move anything around." And so, if we anyhow have like, "Oh, we have to clear this area for a parking lot or whatever." Right. Okay. No problem. But, we're going to literally try to take every shrub and tree he can find and just move it out in nearby um because we want it to look Right.

We're not trying to have a manicure flower beds and things like that. Skyline out there. Yeah. The skyline has a whole woods on its back side of it on its property that where where the salamanders that were in such great dispute when that skyline was been built. Came up. I wanted their school mascot for the salamanders. I just want that on the I thought the best got to be better than a river. Yeah,

I do have a question about landscaping. Where did all of these kind of requirements come from? Because there is so much there. Um they were from our zoning orders. It was never mentioned originally. Yeah. And and a lot of it is protection of like surrounding properties, things like that. Um, but the majority, like I said, the majority was built into our me, but I don't think anything has changed from

I'm going to try to landscape within whatever your rules will let me do in a way that continues to allow Ally Alloy to turn around a little bit because he's got a semi turnaround. He uses art property a lot, a lot to semi turn around so we can back up. it, you know, I've talked his name's Carl. I talked to Carl several times about it and he's he's you know, we talked about a shared driveway and he'd still get to have a turnaround or not. And and and we just both came to the idea that it's a terrible idea and I said, "Well, I'll try to limit the landscaping that goes real close in that particular area." Like maybe we'll bend it or a little bit so that you know,

so trunk doesn't run over. Yes. So the truck doesn't run over ruining whatever I planted. and you still have a reasonable way for a semi to get out of your into and out of your property. Like, you know, we're not we're not trying to be jerks about anything. We're trying to reach out to Miss Lucas and to Carl and right, you know, make sure everybody is on board with this or whatever we can be reasonably done,

you know. And so if you see the landscape plan and it has a little bend in the driveways landscaping, you'll know why it's for the bumper of the semi. um irrigation system other than when something if if you're planting all this stuff and it dies then unfortunately you're going to have to Yeah. So, and you know, I you know, I mean, I hope that we don't plant things that can't just live there, right? And with the amount of normal rainfall and okay, when you first plant things, you have to water them a little bit or whatever, get them started, but um you know, school's not in session in the summer,

right?

So, if our grass turns brown on the circle of the lollipop, I'm not sure who can see that or care. Um, and you know, we'd have to winterize it every year, which is the majority of time weren't there. So, my point would be, yeah, something dies, we're able to replace it, but um we don't really intend to put things that need sprinkler systems, and most schools don't have sprinkler systems. They have sprinkler systems for their recreation fields, but they don't have sprinkler systems on most of their other properties. So, it's a little bit of an unreasonable request. Yeah. I Yeah. As long as you realize it,

we'll replace it. We promise. Breeding stuff dies. You got to put it back in. Yes. Um, so there won't be anything going on in the summertime, I suspect. I mean, there might have like a couple of houses and Yeah. I mean, we could have like a an open house where new parents come in for an orientation day or something like that. But generally speaking, the intention is that no, the school will be closing somewhere in a more traditional school. Okay. Um, signs. Is there going to be a sign or not? No.

Um, you guys have funny rules about signs. We have a funny shaped piece of property that needs putting up a sign. No signs. We've got a long driveway. We uh um uh this is a joke. Okay. Don't take it.

I uh uh Jade said, "We want a long My wife said, "We want a long drive. The kids can color with with dog." And I said, "That'll be great." I don't And I said, "Wait, let's let him color. Let's just paint Let him We'll paint the driveway." Oh, that would be They could paint. This is Wing Academy on the driveway. It's that long. And then that way anybody who's pulling up, they don't need a sign. They go, "Oh, I think that driveway is the one we're looking at." I'm sure we'll have something on the building that says, you know, No, we won't. We will not have anything on the building and it will not be lit. We will not have any sighting on the building and it will not be lit.

I promise. Cuz it's on the building and it's a big deal. We don't have anything on the building and it's not a secret school. It's a secret school. You have to know the handshake. You got to put a neon sign up there, right? Right. Maybe we could and we even couldn't even do colored lights because we were thinking maybe we just do all the outdoor lights in red or something, you know, the red light district or something silly. But no, no, we're not. There's no It's fine. like it doesn't pardon me

one thing we need to find way to identify the address some sort of sticker at the at the monument like a stick with the number on it can find oh there we'll put a the resial zoning district. Yep, that's right.

There are talked about buying our amendments or extra permits that do something signs. No, just just again just like the zoning for the fence where the fence in

right the you know we talked about but we don't have it on the plan we don't really think we would do it right up at the entrance way to the property putting up like pillars on either side of the driveway type of thing. I don't know if that can be called signage by you guys or whatever, but I mean that's as far as we've ever gotten with any kind of discussion and we thought it looked on the plan and we went never mind. Yeah. If you were going to do that, it would have to be shown. Yeah. So, or later.

So far, so far it's still this is correct as of this. All righty. Um I think I think the 42 spaces and the net addition of the 23 spaces that was beat to death the last time in April when we talked about this um because it's more than the zoning requires

um you have that additional parking so that as of you expand you're taking care of so I don't think that's going to be a you know I think we should stay with what we've got here with 42 spaces and that additional 42 at least That's my opinion. Um, like I say, as we drop that as we adjust that drop off zone and the lollipop a little bit, maybe four to three spaces or but it's about this and I think Elizabeth said maybe even just have it like one way. Is it one way? It is one way. Okay. Okay. Okay. Because she was concerned about the the

I don't recall if in our latest revision we had the one sign on there, but I request about adding. I just I I it might be on your print out and if it's not on your print out, it's in the words already to put a one-way sign at the beginning of the circle. Um and maybe make it even into a little bit of a teardrop so that kind of everybody knows go to the right and again it's encouraging people to not stop and run their kid off there to run across.

Okay. And like you know she had said it should be a one way which I think it is. It just didn't show up on final um it is just single building now. did with screaming was that acceptable?

So the biggest thing with the screening is you can accomplish that through a wall or what you see here on this site there's a proposal that no walls and no right there's a thought was a wall or whatever you didn't know.

Yep. Actually there's a small section of B to the south but otherwise they're proposing to have greens which is consistent with that part of the zoning ordinance but the zoning ordinance under section 625 broadly it requires that that screen is installed. It's a it's a specific partner for the row of evergreens that's installed around the entire perimeter of the site that's adjacent to residential zoning um along the lot line or 10 ft from the lot line unless there's modification by planning. I think that that would be appropriate in this case. I don't know having continuous streaming around the 12 property

is necessary or appropriate. So that's the planning commission would have to formally wave that and the u this is something that saw a little later in the process. I just pulled it up so I got the language right. But um what it says is the planning commission may wave or modify that requirement that that screens are entire shared property owning. Um may waver modify those requirements with the permission of the township board can be shown that no good purpose will be served. the waiver or modification would either be various neighborhood or contrary to zone or this section of zone ordinance and so technically if you modify the requirements there's a screen around the entire

it does have to get a board also okay that rock okay okay good

just to be clear that there's probably maybe a or so between the pool buildings, parking lots and so forth and the north residential line. There's hundreds of feet and there is actually a barrier of landscape and fence barrier that's completely on our property that some of the residents think it's and uh and and I'll say 20 or so feet of back to the power lines and is their real property line and you can see by their fences that they recognize that is but they're also less on the back of their property that um so they It's no big deal. They don't grasp exist and none of that matter. Like my point is there is two tree lines add hundreds of feet to the north,

right? It seems like that would be a little absurd to then add a third layer of landscaping that just seems like a cross. You guys indicated you wanted landscaping to the west. Mhm. There are no properties or home or no homes or anything on that side. Nate does own that property. He didn't want, you know, so you guys getting my point is it's fine, but again, we are hundreds of people, right?

There aren't any cars on that side. And so I will if you make it, but I'd love it if we would be a little more frugal on that side of things. I I get screening against the resident that's right up and the businesses are already screened. So that piece is done. Okay. Yeah. I mean, like you said, even looking at the plan from the circular drive to the back of the property is just hundreds and hundreds of be silly to put a bunch of the size of the piece of property next to

on the west. Oh, on the west. No, no, I think we keep the west. You know what I'm saying? saying right now there's nothing. Right. Right. Right. Right. Okay. Come to you to develop it. You have to tell whatever they're Wouldn't it be addressed in zoning if they requested that?

Yeah. However you guys want to handle that, like we'll put up as many trees of whatever kind you want. We don't think that you're kind of I don't think it's very necessary. I don't I think we're landscaping for the year right there. I don't think anyone has ever

fine if there's a fine. So, but I I I agree we do have to do some screening for those person that in the house and I agreed that stuff that's already there commercial is industrial stuffed behind that.

So, they're they're kind of there already. I think commissioners submitted on page 27.

Okay. I think I got a little confidence. I don't know.

There we go. There we go. I see. I see. So, this is coming in off of Lick. Right. Right. We have trees up here because this is her hives. The trees here. This is the full bar and this is where the parking starts.

Okay. So the parking point headlights will be pointed towards the back portion of her property behind her pull bar only on the 15 days that we have headlights the cars being there at night and you know during the day people wouldn't have headlights very normal to be able to do none right so it it it seemed to us to be a kind of nonissue in terms of you know we're not going these tires up here are not going to shine their lights on their hearts

this is res but this is this is our property where I'm saying here's the we're not building back there that's just going to remain natural right these are the only these These are the single family res.

Yes. And because this is the water retention. So the entirety of our area is in this area. Doesn't it also go down somewhere? Um the property generally is highest. Okay. And then it's kind of and then kind of slopes down kind of this way. Okay. There's no

this this I should say I'm not your survey the granite company and then that kind of this one you're talking about that you want us to put a barrier up here line up here and um and that's that's fine um you know how far you want to know the whole distance are these trees

yeah these are these are trees this is trying to meet the requirement of the last one here okay where you wanted visual bases to the west and we went Okay, here's an idea of how we could meet your requirement. We can we have a septic field. Right. Right. Right. Okay. And you know and the water retention pond

is here. It's again the water, right? Except these And that's going to block all of the building here. It's kind of return to more, right? I mean, they can do it. We can put it here. You know, we can do it right against the property line if I don't know. We guess it. I'm looking at the the real picture here.

There's a lot of degrees. Looks like everything's all streamed, right? is they said Russian church that the adjacent property only give us

which I think you know might need money someday might have to sell that chunk Right. But you know when he sells I can get something. I do not want the next guy. I don't know. It's entirely I mean really this is the retention pond. You're not going to have anybody there. Right. You got double row of these are the arings. Y is that correct? And these are double writings. And like I say those can be moved under the property line. Uhhuh.

If we wanted to and then we just modify our current version of the septic field. But um quite frankly to do that requires more earth moving work which is the expense uh because we've already got the drain field or whatever that's called retention pond in the lowest part right naturally flowing there already and we're just trying to make it flow there. You do? You do? Well, I'm thinking what we're going to need then is we're going to have to go to the board and we would say, you know, not entire property lines needs to be

clean. Yeah. due to the you know size and like the way the the other people are thrown. So, but then that would have to get the board to decide to agree with it. Yeah. The board and this is a little give you permission to it very I picture this being a very simple recommendation recommendation by myself.

Okay. myself on behalf of indicating planning landscaping properties and configuration relationships and other properties are satisfied.

Right. Right. Right. That said, that being said, if you're looking for any sign that you think

I mean I mean I can understand these just to you know to divide. I can understand that because there's no one over here and you know that gives some protection to that west property but how big is that it's about another 10 and is it parallel.

Okay. Yeah, that's exactly what our interest is. I'm not trying to put anything down. and he wanted to retain that specifically so that it wouldn't be um uh developed is what he's okay is it because he doesn't he he he also owns that his home was there now he won't I think the next point he won't always be there right right you know but the new person is going to be buying the property they'll see what's there deciding they want trees or that's enough or they don't like that or don't buy the property know some of these problems from right I agree

but you know we can put right on like we started with those streets right on the western one right and then realize that that would cause modifications to the septic field as we drew it and the drain area and we but it can be done it's just going to cost us more money moving it so we tried it this because we thought but kind of like the natural kind of feeling of the property too. I think it's a really student.

Are we modifications to the submission heard anything that we're saying? No, I I don't hear anything discussed through I don't think we would have I don't see for me personally I don't see any additional

screen we pretty much approve or request modifications to 42 sites. 42 spaces in that addition 22. I think we all agree with what's required. So that's not something that we need to change. Okay. the line of the parking lot that could be a problem. Well, not the parking lot, the drop off the, you know, with the

like I say, I suspect we'll tweak that, but generally a lollipop with a parking lot to the north and and the drop off zone, first drop off zone, parking space at the door so that the parents pull out to that naturally. Okay. uh we can put four drop off spaces in it but at an 8 minute timing I don't think that's necessary or reasonable and that doesn't take into account anything we've talked about with the staggered timing that's assuming every student shows up at maximum capacity at the same time and I just we're so far over the stacking I don't think we'll have any congestion problem

at least not for 10 years or so well not until we you know come back to you for 500 kids or whatever, you know, you know, but none of us will be here. So, no, I don't think so. You know, did you see something? No, I didn't. I miss a question. To me, it sound like we're they're working with what we want. Yeah. So the motion to approve is approve as submitted and minor tweaks to um like adding them.

Do we need to make a motion for the varants from the the board for the screening? Yes. Yeah. Need we need the board to let us we need two, right? You need one for that for board approval, one for varian screening and then a motion for preliminary. Right. Right. So the preliminary site plan was there anything we need to change or

I think that's a good idea. Makes it neat. I don't know a discrete motion but it certainly hurt to have a separate motion. speak and that is something that was um the language of the modification was clearly expression indicating that plan is comfortable with this plan from the perimeter landscaping requirements and having that separate Good idea. Articulate that.

Okay. Right. All the other right there. Correct. Correct. Right. That'll be between now and the final we have road commission's input to to see out. Uh it might be that the grade commission has opinion about something that I have to change to um and the zoning board approval now and then we hope in April or May to backward you with a final plan. Yes. Tweak Lollipop Drive going off move landscaping if you want it moved. Um

and and but this is kind of where we're headed with it. Um, you know, we have small tweaking with the architect as well on the floor plan, but they're all relatively minor. The general size shapes both of those project, you know, the road commission, the fire authority things. Yeah. We would require those for the final site plan and during building we'll also be the state of Michigan fire marshall because it's a school.

Ah okay. And so we have an additional requirement that's going to be be met. At least that's what we well they've actually come over to u the church for stuff. So they have changed part of their breast access. Is there was there something in that you noticed something um you got a written agreement with the lady for her? We have a written agreement,

but we don't have a maintenance agreement. We have a written agreement with that's on her title and and we can beat that and that's been filed. Yeah, she's not landlocked. She actually has the driveway. We're going to work on the road. Okay. We don't have a maintenance agreement with her, but that's because she agreed to sign. Yeah. Okay. And that should be for the final.

Right. Right. We're we're working on whether or not we'll get the maintenance worked out. Um but I I I will tell you while I understand why it's a good idea to do that. Um, you know, if she's required to maintain hers and I'm required to maintain mine, um, I feel like that's a legal requirement here. So, I I don't know that um I don't know that her and I need an is what I'm trying to say. Yeah. But we follow one. I know you guys you guys want one, but we keep kind of going really because it's going to say you take care of your property and we'll take care of ours, right?

You know, and well, you know, and and and it makes everybody feel better. We're working on it, but she's a skittish old woman who feels like we're, you know, first worried about this man showing up in a suit trying to scam her like and then came over. That's what we did. That's exactly what we did. We sent Tammy over and we're like, well, like she'll answer the door. Yeah. I mean, well, yeah, like you said, you'll maintain your driveway because you want people to get back to the school. But yeah. Yeah. And so, so my point is we are going to try to pursue that. I don't have control over that. So, making it a requirement of a final

I, you know, is something you're asking me to do that is beyond my control. I can't make her sign a maintenance agreement. No. No. So, I can provide that I will maintain my driveway and snow removal and whatever for her access. I can provide you with me stating that, but I can't make her signing agreement. So, I I when you say these things like, "Oh, we're going to require you to make this agreement for your final." And I'm like, "I'm not sure I can do that." You know, I can't make her, hey, lady, your name on your brains on the dotted line. Let's go. I can't do that. Hey, nice. She's a nice lady. She's great. She's nice. Her son's gonna take it. We think it's all gonna work out.

All right. I'm 99.9% sure. Okay. Well, and just if it's if it's written in the thing that you agreed to take care of the whole, which you should anyways, but you know, at least we have something. Um,

what's the sub this? Yes. February 16th

and with um and all the recommendations from the plan regarding question all that stuff. So we have the health department themselves I think already. Yeah we do. I mean we have an approval from them. I don't know. I think that should be there.

Okay. February 13th, February 16th. are this the prints dated February 16th include all the responses to Dan and Adam. Oh no. Um it should contain Adam's request. So yeah, we submitted by the by the deadline at the end of January and then there was a turnaround of a week or two. So uh Dan's letter was the 13th. Yeah. and our um some 16th.

So the the 16th is the most recent version that everyone's working 13th at the latest.

Okay. Yeah. So then they incorporated sub Yeah, I guess we we Adam's Adam's report was the 10th responded the 13th and then everything was submitted at the 16th. Yeah, there are the 13th. Um our report was attempt to quickly review that turn around. My report was 16 and may have missed some of that trans It was the best night.

Yeah. The report you gave tonight was the six CC after our third. Yes. So personal engineers first also I was just looking through all and I was just looking through all those things and there was minor correction needed. Those were correct. Those are all So there's some minor things that are still

and now we have should there be something in there for the temporary gathering? That's a it's if you adopt my recommendations it's it's redundant they have to do that. Right. Right. Right. like you had like a school festival who just come in tell us you're going to have it more than 150 people right yeah I think the temporary gather section 546 the recommendation is just that those have to comply with what's in in section 546 okay

so what you're trying to say is is that we're going to have a gathering outside of our normal hours and normal school year, right? Normal the Monday through Saturday thing we submitted that's going to be more than 150 people. You want us to notify you? Yes. And it's it's just stating you're going to contact.

Yeah, that's right. that you guys have Russian church when they have their they have to come down and get it tapered again. So that would be the only reason we would have to come in. Yeah. At this point we can't I don't imagine us doing that but make sure I got all here.

So the only information. Okay. All right. All right. How would Ron's going to make the motion. We should make the motion accepting the final sight plan with

I mean we'll take I don't want to with all these things at the Yeah, that's bold at a time basically everything you accept know

the commission understands minor changes they'll have to address by sitement planning commission has accepted the staging as proposed. Planning committee has accepted irrigation of watering method as proposed and the pling committee has also accepted the screening as proposed. Acceptance of screening.

We got the two strike crosswalk here. So the request for two strike we plan I put one on. There's one on there. Okay. Uh Dan had requested recommended two and um and we feel like one is adequate. So, um, we're trying to, you know, you were asking too, we were looking at kind of think we we're trying to not encourage kids to go across that traffic, just,

you know, so even with the the idea that like there's no protection from a stripe on the road like so we we really don't want kids going across their kind of area. Um so you know I don't want to opportunity to you accept that

that's a good explanation. Are you good? Uh, let me see what

lighting your lighting. I don't think there's I think we have the lighting plan. I don't think we've had any modifications to it. You know there was some modificating dance so we modified those. Okay. Yeah. Now the new plan is I think this would be this would be on your final I thought landscaping wasn't final. So

yeah. Yeah. easier. Make a motion that we as planning commission approve the preliminary site plan special use SP 2026-00001 site plan dated February 16th acceptance of the recommendation on the second hand out dated 223 2026 for parking. start times. Landscape plan screening screen

if you're willing to enterain single spread across the single cross. They went straight.

I support them. Both parts of it. Yeah. That's all just one motion. Okay. What about the board approval? Okay. So, drop that board. Okay. So, that one then who's seconding that one? Okay. So, it's the same. Okay. That's why. Okay. So, I just want to make clear. You're saying that one strike walk, all of those things you just listed, the crosswalk, the number of parking spaces, all of that you're saying are fine. Yes.

For preliminary we preliminary are fine. Not that we have to modify them any way that condition is there though we you accept but the but the landscape has to be screening screen. I just I heard it the opposite way. You said you you meant it and everybody else heard it the right way and I went wait a minute. I just was personal. The only the only other thing that might change is your configuration under your lollipop. The lollipop unless they move about 10 or 20.

Okay. Okay. Okay. So you can get So they start at the door. That's correct. So they start at the doors. Okay. Be sweet of all these lollipops. No every day they get one. Yeah. Yeah. Okay. So, we made the first motion, right? Yeah. And the first motion was to accept the final that's preliminary the preliminary site plan

with um recommendations from uh the second year 2023 2026 line of council planning handout. Okay. with a change of the one crosswalk change of one crosswalk and uh right

so that would be two big

then all right now we got to hold on okay so that was first you second it okay all in favor Now motion you did. Everybody didn't vote on their part. You two need your motions, but everybody didn't vote. Make a motion that we approve the primary site plan for 271 plan to allow various Western support. Well, can we just say there's already

on screen to the west and north, but that's already and the only really screening we're doing is going the lady stops, right? for all property.

Yes, I've got your motions in the second. I just don't have a vote for vote. Okay, so all heard that. Okay, good. So, we have a motion made, a second. All in favor? It has submitted this is an accept you know you're recommending then away from But I mean, you know, it's kind of obvious. I mean, it does scream to the west, the north.

Yeah. The only one would be on the top of the lollipop. Okay, as clear as mud, everybody. Wait a second. Wait a second. Okay.

We got Dan provided some stuff for the data center. Yes.

Yeah. understanding I'll basics of so on page 62 recommendation regarding mortgage amendments data center last month's is developing specific standards on use emphasis on protection of natural resources and studies is surrounding communities where the use will outline recommendations amendments only regulations to report out research items January. There are a couple minor typos in this this first packet kind of trails off. I apologize. I think what I just told you right now is clearer than what I put in the packet. First thing we go over is definitions. And we're really asking commission understands this definition and accepting of it. Um the definition we're proposing that data processing or computer center first of all split into a large scale and a small scale that break point is 10 acres of a development site. Uh but the large scale data center is the building a group of buildings on development site area 10 primarily for the storage manual

data system computer or telecommunications equipment and associated components related to data operations systems water supply waste water management and electrical power generation necessary to serve these operations and then the same definition to the small scale system or less. Um, so I'll be asking at the end of those definitions, but I'd like to also move into some specific recommended amendments to zoning ordinance in terms of where these uses are placed. Um, as we mentioned last month, this is more of an industrial use than a research use. And so we first recommend reassigning the use to the light industrial district. Um so our first proposed change is to add small data centers and permitted use by right in the district under section 4515 that would subject them to the preliminary and final September. There's zero of these controversial hypers scale data centers are close to that small business specific small site data site or less would be something process process the same way. Um but then we also recommend adding large data centers over 10 area as special in the district and subjecting them to those secondary requirements as well as to uh specific supplemental regulations. Um I'll get to those regulations here.

We also recommend sprinking data centers moving them from that district really should be more of an industrial use. Um if we do that we always there's always a kind of a related web of things that can come up in order amendment. you didn't know that the our other district has um computer the data processing I'm sorry data centers and computer processing centers um also was associated with um sales service and maintenance of electronic data processing equipment that's more of like retail use that we were tying more closely with the commercial zoning districts and we saw there's a um use permission for that that type use in village commercials and district. So we recommend just using that language of village commercial and taking anything related to data centers or sales out of the district.

Okay.

So that's the first big question is um is the planning commission supportive of those district assignments? Um and then if you are I have kind of a handout here where you can consider kind of a light of regulation and a high regulation approach to the I don't think one yet reference but uh looking at we starting out set of supplemental regulations in article five um what those regulations look like um starting with the minimum land area uh I I kind of stretching that out because now you have to put dimension these data centers they don't really move to sort I um you know put an artificial minimum land area for it and zoning basically what the district minimum is if over 10 acres and go into that large data center scale that requires a special land use. Um that being said for setbacks you could do something like the district minimum which is a 50 foot front yard setback 20 for the sides. Um, but if you want to go into a more of a tight regulation and more separation for those large data center sites, um, you might look at something like 150 ft for the building, 100 ft for the parking. And there's kind of a scale little drawing in your packet. There's a little image that goes in your room that kind of stuff like this space. the H66 U space from the neighborhood residences. Um, looking at screening and fencing, you can have whatever what the district minimum is. We just said you're allowed to have roughly 4T tall.

Um, you know, you can look at also requiring walls in other parts of the perimeter of the site. um screening. We we'll come back through these kind mark them up and let you know which point you want to take or maybe that's homework next chance to kind of digest and talk about them. Um, we also talk about the material screening whether you have a real partner decorative material in the front yard. U maybe not just split rail but decorative metal give them lighter standards and more rigorous standards with buffering and green belt. Same thing you can have district minimum of 50 feet in the front yard only or you may require that there's a 20 foot wide green belt on all sides all the way to 100 ft. Look at that 100 foot parking set back that we right up to parking lot where there's this open space along the entire perimeter of the site. looking at sensitive environmental features. Your one orbit that's already has the asension on flood planes where you can't build flood planes. Um and then there's also state and federal laws that relate to that. But you could also consider additional setbacks for weapons, additional setbacks for flood planes, pre- removal requirements where you actually have to my removal permit, right? So for these because they they do have a large imp looked at having um special requirements for the site's going to take down any trees by um keeping existing trees out just like my last cycle looking at. So there could be some special incentives or some carrots or sticks if you will or sensitive environment on the site. parking, you can look at a couple there's a couple different ways to look

at that. One could be kind of a basic one for each employee shift or you want to be more rigorous and um one for 3,000 square feet of gross floor area minimum otherwise one that one per 3,000 foot minimum could be a pretty ownorous parking requirement if you have a giant building. Those hypers scale data centers are supposed to be many acres and a lot of parking. So consider that carefully. I think we probably more inclined to have something based on the number of noise shift parking manageable not have too much pavement out there. Um with noise if noise is a concern have a separate general ordinance that refers to noise in chapter 26 of uh code ordinances. But with this use or other environmentally impactful uses, I think you have this very large scale removable section of the zone where you actually have a demonstrate that you are not exceeding 55 dB as received from the outer walling. So you have something like that. Air pollution, there's a section on air pollution. It's six ordinance as well as state and federal laws of course. Um so you can just leave it at that or you can have more rigorous standard that requires backup power equipment to minimize air emissions complying with specific EPA tier 4 emission standards annual testing the township which again those are a little bit redundant because if there are there are a permit for permit to release airborne emissions that's done at the federal level anywhere so they're going to have their own testing and reporting requirements. Um, so may not be necessary. Something to think about. Um, water usage. You can

go from having no special requirements here at the planning commission level to requiring that there's a water utilization report. Um, I have details on whether there's a closed loop or open system going on the water these places are growing. That's something that comes up a lot of the uh monitoring wells details for private systems. We suggest the last meeting brought up. Um getting into energy domaining again kind of the baseline would be you don't really need to require anything additional to what's already out there for energy demand. Uh but if you wanted to be more rigorous, you would say that you have to provide a reportable details on the annual anticipated electrical um details on the use of renewables to bring Indiana into the site. Um you know maybe these are good opportunities to partner large scale solar with these sites using a lot of electricity um getting electronic waste again referring to the hazardous waste requirements and zoning ordinance in section 65 Michigan and state law federal law excuse me for getting into a waste plan procedures for safe removal recycling disposal of material. Finally, one thing that you could have is also requirement agreement that it's essentially a recorded agreement kind of an extra layer of protection against requirements in addition to the approved site plan that you get projects. that may be helpful because you may have situations where it's performance based standards that don't really show up on a a site plan or a layout. It's more text that that permits the developer into doing certain things. So you might

require development that lock some of those things in. Um so that's kind of a major concern behind the regulating these light feeds or heavily um when you start to get into those large scale data centers. So things to think about there. um get back into the um what else we're looking at with this. We did we were asked to look into the legal issues. We we don't want to scrutinize our nearby too much. I know that Selena has been through quite a bit of back and forth and different legal status pending litigation. So some of these things um in this case data um wrote a pretty complex summary of all the cues that are happening. Um, I'll kind of summarize based on the case in there's a case in Texas involving a deed that the private property dispute that the municipality tried to be involved with and override the interest of the data center. Um, and so to take away from all these legal issues is one, you cannot have exclusionary zoning, which is what I'll spend the last few minutes of my discussion on. Um, and then the other The others are like carefully sequence your actions taken by boards and commissions so that you have the right sequence and a predictable process in place. You also want to make sure that each deciding body works within. Um so I think we're well on track to make sure all those things are accomplished. But the one that I think we need to talk about the most is the issue of exclusionary zoning and making sure there's a land use foundation for this use if it's found to be something needed in the area which um I certainly don't know enough at this

point to say that it is and I think that's not even something we need to address at this time. Um but if that if that case is made then there needs to be a process um to allow the So I have one more hand out this gradually what's going on but um just want to kind of show you the the chart process of what might happen if land like you had with solar utility scale solar

um in those cases those are land uses that we found with within existing zoning districts And um I think for those in the district are with something like a data center that's we're finding that would really only fit in industrial districts. And what you're faced with is that there's not a lot of property that that's light industrial. There's also not a lot available property planned um for light industrial and master planning. what this what this chart is showing you. Um you know see the graphic on the far left side of the page that's maybe overhead view of a large scale industrial development the darker spot is the building the lighter gray parking so that might be a 100 acre you know 100 acre large development site. Um now saying what you have available in the township um you first want to go through a process of zoning from place. So what a perspective developer have wants to look at is there be available as property zone or plan for that land use. Um, so say you're looking at a string of adjacent parcels, half half the area you're looking at or the north half parcel is a compatible zoning, but then you have parcels adjacent to it that are incompatible like the yellow might stand for residential. Um, but then you look at your future land use map, some of what's incompatibly zone is planned is more addressable, right? And in that case, that portion of the property uh is consistent with what you want to zone to. So the people land use map relates to the zoning map or the desired zone map. And in that case, that portion of

the property, there's no problem recommending a reszoning to bring that into your land use map. Where you're going to run into trouble is if you have a portion of land that's income planned, incompatibly zoned, and is not compatibly accounted for the future land use map or reszoning to that zoning that in place for this use. Um the section 1435B of the zoning ordinance um and this mirrors state law states that the reszoning should only be done if it achieves consistency with the goals policies and future land use map of master plan. And so what we're showing here on the top graphic is that it's been you really don't want a scenario where you have limited land available for say a large format industrial use. Um and you kind of forced through a reszoning request and somehow that ends up in reszoning where there's a area of land that's resone that underlying that was a portion of land that's planned for residential or commercial or something else. So just as a a good planning practice and you not want to do that. So the way that you route that through correctly is to have the ability to change the future land use map and that's what the bottom graphic is showing. Um and in this kind of a process the community will be given a chance to evaluate whether new and emerging land uses are necessary for regional quality of life or economic vitality and the master plan can be updated to contemplate those appropriate districts and geographic coverages of land use an amendment to the future land use map. So what you're seeing on that bottom graphic is before you get into this conversation of resing get into the foundational conversation master plan amendment and that's um often done through what's called sub area plan amendment and there's a specific area of

the community that there's focus on and revisiting some land use ideas. Um, but if somebody comes to the door and says, "Hey, we we are a hyperskll data center and we need to be here in L Township." The first question you ask is why why does there why is there a regional need or what's the um there needs to be a case where there economic need. you aren't going to be in um you aren't going to be in a problematic spot if you simply don't have land available for land use and there's no reasonable statement that you need the landing sphere but if there is a developer comes in case and you don't have on map that's where it be a problem so that's a long way of saying what we recommend is that there's at least a way for an applicant to do that. Um, and that being a way for there to be an application for an amendment to the master plan. Um, now that's a little scary because in planning we're always taught I was trying to train planning commissions and folks who make decisions. You don't want to have a specific development interest dictate your master plan. You don't want industry to determine the future of township, right? Um but in this case what we're describing is not necessarily that it's that they can open the door to a conversation where the planning commission facilitates and administers a conversation about okay let's take in some economic studies let's see if there's really in the region and if there is and if we we really could be in trouble you know accommodating just like the conversations about other land uses over the years high density residential all those kinds of um and we could be in trouble if we don't have to master planes. So long story short, what we recommend is

that there's at least a mechanism for the township to take in a what we call um independent party or interested party um application with a township administered process for lease map or master plan amendment. There's an example in the back of your reports that have those. I realize I had links in the actual word document for those that translate. We can certainly give you examples. There's examples of some ordinances that that state a process for the planning commission to receive or to receive a master request. um and there's processes for um there's an application with a fee that um you know acknowledges that that can happen. um you know you as the planning commission if you decide it's time to update your master plan there's not going to be somebody from the outside paying a fee for you to do that right

but in many communities and what we're recommending here is there probably should be a way for um somebody to do that so that if the time comes and in industry like data centers or who knows it might be something else if they come in and say you know there's a regional need for this you need to account for this or give us a chance present case. Let us start processing applying to master plan and the fees that would go along with that would be fees that would cover the cost of the public hearings and very long should be a long process for that. Um, so I think what you're seeing looking up some of the other communities is maybe they have a little maybe there's some communities where they have a lot of they didn't realize the scale of some of these developments. And that that's one thing that's happening in some areas in some of the rural communities where there's not a lot of investment when they run into this exclusionary zoning issue where um there's no clear path for enough zone property to make the use for it in example that they um they didn't have enough land zone for that and that tripped up the process resulted in um some steps that led to an incent. and now there has to be a huge data center there. It's a very short way of saying what happened there. But the way you might prevent that line is by allowing a mechanism to master plan if there's a person that comes in and says, "Hey, we need 200 acre data center because that's going to be necessary to make cars work in two years or whatever the case may be to have these all throughout Michigan for whatever reason." Um and so how do we apply to show that to you as we present our study and validity restate future land use map so that when we zoning it's done lawfully consistent with future

land use map. So that's what we'd recommend is a maybe it's an adjustment to the schedule or recommendation board that goes with these other supplemental zoning ordinance recommendations to adopt a process for master once they're resoning they come in to say there's a demonstrated need for this and we don't want to we want to show you why that would be a separate

Yep. they would start over that whole process of a indust of course that would be something that would be very public and all the right all the public outcry that's being handled kind of in the development review step really should be handled in the master plan step so this kind of presents an opportunity to do that because that's where you really want the public involved in these conversations that foundational planning step before we Oh, really?

This last week has freedom. the same law firm asking our dat And I told him against okay that's all I wanted to know.

Wow. Just just tell the power. Okay. So, got two handouts that we just gave us. Y um Elizabeth had sent something in on notes on stuff like that. So, I can give that to you. Okay. Um but I think it's probably a good idea that I send both of these over

those emails. So I think I haven't let me see I haven't I did just make one little notification on mine but I could wipe that out and send a little bit since she has everything we have. Yeah. So I think it's something we should talk about but give us a chance to read and kind of absorb what she told us. So Yep. That's fair. Okay. Does that make sense to you guys to just kind of table this or whatever we're doing, you know, to send her the whole food pages, right? Everything he handed us out today. People were watching, but she got bored.

Yeah. She off they got tired. She dropped off like right when we started this. She's like, "Are you guys going to hurry up and get done with that other Nobody's watching us. Nobody's watching." Yeah. What's your breakfast? Oh yeah, getting chilly. So, um, so good. So, why don't we do that? We will talk about this next month. Uh, and maybe have a little bit more insight as to what we'll give you with Jessie because that kind of gives you an idea. That's great.

Yeah. She's pretty good on stuff like that. Um, so then I needed at this point. It's just a work session type thing or discussion. Let's put it on next month's agenda as discussion. Yeah. And if you're comfortable with this and also has been said as well, hopefully next month you get a good idea. I think the light industrial district designation if you want to start to think about

um picking kind of from the light column or the heavy column on regulations and hopefully next meeting this next one then we'll have an actual set of draft amendments. Exactly. public one that kind of makes sense to me scale um that should define them by buildings rather than Yeah, that's a good you know that small scale look at all the small scale general Yes.

Yep. You certainly could do that. Now, um I don't know if there would ever be a case at the time where there's a data center industrial part where it's, you know, maybe you have a lot of small buildings that aggravate to big impacts and that's something you want to watch out for. But yeah, I generally see just larger building issues. So, right and that's a simpler pretty simple.

All righty.

Okay. Now, we go in discussions next time. Okay. Activities. Um, yeah. fire $200,000. So made a motion to have look ating the consent. Oh, okay. In the meantime, that's all the money that they're supposed to pay us in May. Yeah, we the office lease. We passed the recycling resolution five years at $35 a year to do it every five years. And the cemetery people, they wanted their special.

Yeah. I mean, the cemetery, you're going to have to have public hearing. Somebody somebody Is it a private cemetery or what? Yeah, it's kind of what it's for their family or there's like 16, right? Yeah. And we don't want another cemetery to own. We're asking another cemeter. Yes. So make sure any questions from Nette. church in Fletcher until

there

up on the hill. Oh, it should be well drained. That's all sand up there. Nice view.

Okay. our kind of meeting for grant regional advisory last January maybe got another one from this meeting or not a snowstorm.

Um, let me see. That's it. Thanks, Barl. Uh, correspondence. I do have a letter from city of Chelsea. They formally adopted this master plan. Um there's also some planning and zoning classes that are available in March. If anyone is interested, let me know and we can see that planning voting essential and things like that. What's October? online.

One is online via Zoom. Making renewables at a building your community's leadership pipeline. Yes, these are all MTA. You want me to give this to office?

Okay. Anybody wants to learn March 31st Wi-Fi power planning is only essential probably most viable to all of us and the very lodge and frankly marching 18 March 25th is Zoom. So we could do that. Is that

Johnny? Yes. Yes. Okay. He probably doesn't want us to be tired. Yes. I will give this to uh Vicki. All right. Final public comment. tell you guys about the joint plans, but you didn't add it to the agenda. I didn't add it to the agenda, but I think we need to.

So, I'm on the joint uh planning commission Elizabeth Mike and Courtney and u one meeting in January, set up all the bylaws and all that. We got a meeting this week on Wednesday to set up set up a master plan after moving forward by pretty much sketch right now until you get everything set up and then how people know you.

What's that? Like someone wants someone like a big Oh, yeah. Once you guys start, then we should put it in. Have you got that committee before?

Yeah. Yeah. Somebody get added to our committee before. J M LC and the other one supervisor. Okay.

Okay. Okay. So JMA to school. So on this I'm curious on this jointing committee does that over. Okay. I got a question for you guys on the plan. Um I got a meeting coming up and it is from Sharon Township Trip. I think it's six township. What they have has created a um land preservation group

and we are invited to go to be a part of it and if anybody would like to attend those meetings would be nice um or at least be an alternate and if you think about it um let me know more when I this just came up just introduced to it. Okay. And so I think it's something we need as as a whole region. Yeah. Region Russian, right?

Um to be a part of it. So if anybody wants nothing in favor's final public comment about 3 very difficult.

You should have

agenda. We got to listen. But that