Planning Commission - Regular Meeting

Department. Call the climate plan meeting to order.

I pledge to the flag, United States of America to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all.

I'll be right back. I don't need Okay, now we need approval of the March 23rd, 2026 agenda. I'm going to approve the Monday, March 23rd, 2026 agenda as submitted. Second.

All in favor? I opposed. The motion carried. Approval of the February 23rd, 2026 regular planning commission meeting minutes. You should have a copy of those of your packet. Any errors, emissions, corrections? No. Okay. All right. I need a motion and a second. I move to approve the February 23rd, 2026. Regular planning commission.

All right. All in favor? I opposed? None. Motion carries. Uh, citizens comments. I I'm assuming you guys are for with the gas station. So, we will deal with that in a little bit. But if there's anything else you would like us to know, you're more than welcome to tell us at this point. If not, we will be talking in a little bit. We are happy to be. Okay. Good. Well, thank you. Let me tell you. All right. Sincere coffee. All right. So, I was expecting some pillows to sit on, but that's

all right. No. Yeah. Over there. We're good. No uh public comment at this point. All right, we'll close that. Uh zoning administrator's report. Mariano, we only had three uh permit applications that were good. Uh no new homes right now but we are having quite a few uh virtual use and site time of use that you guys have and otherwise no violations uh for the last month more paperwork.

Okay. Any questions for Mariano? Good. All right. Thanks, Mariana. Next, um the old business progress on the data center. Um back at Marer, Dan and Dana gave us a nice package with some information. Um can you kind of just give us a quick overview and what we would need to think about really? Yes,

we'll make it quick. Um thank you thank you Christian for having us speak on this again. Uh at our meeting in February, we discussed the interest in getting ahead of uh some potential challenges with data centers and that the zoning ordinance is legally prepared for any scenario involving data centers including smaller what are called enterprise data centers as well as the hypers scale data centers and those hypers scale data centers being the ones that seem to be really aggressively expanding nowadays. Uh, and so your zoning ordinance does have definitions for data centers. Um, I shouldn't say definitions, it has a listing of where those would be permitted. And that's common in andes that this is not a new use. It's been around for a while, but typically the the past applications of this use are smaller, more specific to businesses, enterprise data centers. Um, so we're looking ways to carve out language specific to the larger ones. Um we really just built on the packet that we put together for the February meeting here. Um we have uh some good comments from one of the planning commissioners about uh some items to consider that were added in this month. I believe we just bolded the text. Um you can see throughout this document u where some text was changed from last month. We we previously started drafting kind of sections of the zoning ordinance um showing additions in blue and revisions in red. And then in comparison with what we did uh there for February, we also added a bold text indicating some proposed changes. Feedback we received one would be that we're going to distinguish data centers by the building size rather than the site size. Um the good suggestion makes it easier to enforce and um draw align when you're regulating these uses and we um we're

continuing to look at the correct districts for these um light industrial seems to be more appropriate than research office which is the historic use that that um allowed for data centers. And then there are a set of standards I'd still have you refer um as we work through this to your handout we called handout number two in this packet. I think we might end up number one in the last packet, but it gives kind of a range of standards we looked at before um what we call lightly regulated to heavily regulated. Um when we start getting into regulating based on the building size or um using the building size to determine when you have to give an extra threshold of approval through a special land use permit. um doing that rather than basing it on the size of the property, then you have this issue of how how how large must the property be to hold use. And so a light lighter regulation would call for maybe just the district minimum of one acre industrial district or smaller up to 300 acres minimum for very large sites. Um the same theme throughout all these standards. You have setbacks, screening that you consider that you can consider in terms of height and material buffering and green belts. And there's a little graphic that shows you what a a 200 foot um green belt might look like. I'm sorry, 100 foot um green belt and setback might look like um and 150 ft for the building. So that's what that graphic shows you on page four of the RMO and um down to sensitive features. The township has flood planes, wetlands, forest cover. Um you can go kind of light regulation and just stick with what you have in zoning ordinance currently in terms of protecting those features. Um which you're protecting 6.11 of your zoning ordinance has prohibitions in the flood plane or restrictions in the flood plane. You can go above and beyond that

if you call for prohibition within what's called sensitive environmental and agricultural lands. Um I think we put a little map there's a map of what the concept of that might look like. We look at um page six of your report with four little um images right next to one another. I'm not sure if that's actually the accurate page six but it looks like this four little pictures. So if you put those features together, your wetlands, your flood zones, uh speeds, which there aren't too many really, but those would be sensitive features. And then preserve farmlands, which would be those protected under public act 116, but um or those set aside under public act 116 as far properties from the township of assessor um which would be periodically updated. Um, so you might have a concept like that where you you combine all those things and all those areas are no go zones for certain impactful land uses like these large data centers and maybe other uses. Um, the only thing with this just to keep in mind is uh how that maintains uh currency, how you update it regularly because we change um properties that are NPA 116 change. So it might be something you have to periodically update what you call that zone. Um but just something that you could consider having a kind of an open district if you will to restrict highintensity land uses like this. And um there there's other standards you might look at um with storage of materials. Um there's already section in the zoning ordinance for that. So we could talk about if there's other things you want to do beyond that. Um section same with vibration. Um there's section 6.4 that speaks to vibration. 6.3 speaks to air pollution. Um we can get more specific and more heavily regulated and talk about specific standards for certain equipment that might be on the

site. Um water usage um you know energy demand we could have no special requirements or there could be requirements for reporting. Um the impact on those features similar with hazardous materials electric interference. There are some broad standards in your building ordinance that change to those things, but we might have other standards we could look at as well who might give us some guidance if there's other things you want us to look at for those. Um, I I think I skipped over parking, which probably the more reasonable approach, especially if it's a huge building with few um relatively few employees. A lot of these hypers scale data centers are known to have a relatively small number of employees per how large the buildings are. So you might go with a employee based standard rather than a uh building size based standard for the parking area. So that you don't have a huge parking lot with no need to have all the spaces there. Um looking at decommissioning if these know if you think about these in terms of infrastructure rather than as buildings that may stay around forever. Um you know there's a chance these buildings would be removed and decommissioned someday. Um, I have not found any specific decommissioning standards, but if you want us to look into that more closely, we can certainly look into that. Um, and then, uh, formalizing commitments. Again, this is an item where your zoning ordinance doesn't have anything specific for most uses, but you could have something like a requirement for development agreement. Um, that's just an extra layer of sign written commitment to what they're doing to protect the site or protect um, neighborhood land uses from the impact of the site. Um and then of course the other part of this is the procedural part. Um how does this go about getting reviewed or approved? Right now you only have I think it was something like 30 some odd acres of undeveloped plant industrial plant. So that itself

is kind of a limiter um but to be extra cautious with the issue of um you know if you have inadequate acreage for a specific land use that can trigger concern about exclusionary zoning. So, how do you protect against that? Well, you might have somebody um kind of come in and say they want to reszone and you're kind of in a spot where your future land use map doesn't have property that would correlate with the reszoning and under the planning enabling act that's not something you want to have. So, you want to get ahead of that and offer a way for there to be discussions about changing your future land use path which is really a fundamental master planning discussion. So, um I think our recommendation is the output of this process is not to say L Township needs to get into a whole master plan update just to accommodate these huge data centers right now, but at least have some language in the domains that allow somebody to ask you to start looking at update to the master plan, which would be it's called a future land use map amendment or master plan amendment. So adding some language into your zoning ordinance that allows for somebody to come in and apply for at least a study um to change the master plan to maybe expand the lands available for industrial or high impact uses not just data centers for along with that you have a lot of leverage and the public has a lot of leverage to say we won't even look at this unless they're just like they show this regionally necessary use

something that the township needs for economic vitality etc. So there's some language put together in a draft form for you to look at in this packet. And if you want, we can take your feedback um after the meeting here today. Uh and then leading toward the April meeting um we can look at some further refinements through all of this or um we start talking about scheduling public hearing planning.

Okay. All right. Um I guess what I've been seeing is the major um issues that could cause us problem would be exclusionary zoning. That's would be it. And so right now we only have 30 acres. So we need something a possibility or a a way to add additional acreage if one comes in. And that would be like reszoning the part parcel or you know updating master plan to say that would be a future area that would possibly might adjust. Um and I see that you're put like you're saying uh so give direction specific changes proposed to sections 2.2 4.5. A lot of those are the uses. Is that right?

Uh the 2.2 Two would be adding definitions. That's the definition section. Article references are in the uh light industrial districts. Um and research office district to take data centers out of that district. Right. Right. Right. And then article five would be where you have this very specific set of standards for data centers. Um currently we recommend only the large ones go through that special process supplemental regulations. Right.

Okay. Um, okay. Well, I was going to make a comment. I the one that suggested that about looking at an overlay of the and my thoughts with that were more I wasn't going to like put it in the zoning as a restriction. And I just was curious to see if we looked at our township, what areas, what three 400 areas areas were there that weren't didn't have significant wetlands or creeks running through them and stuff like that. I was just curious to see if you were just looking at the township where the areas, you know, would possibly be a building of that size.

Yeah, that's a good idea. Um, one thing I'll do if I could is I'll try to connect with the township assessor to get the role of um, 1116 parcels. I assume either they or the treasurer might have that. Um, and then we can add that later maybe but that would be probably yeah curious put a map like that together. Um certainly the other three layers, steep slopes, flood planes, wet ones, that's all readily available for that because like you said, a lot of the land has got like a lot of the farm land that's vacant has got

So you wouldn't want to that could be an issue with runoff and all that. So well, they need to they need to dump their Well, that's another question I got. Can we require that they not have an open loop system? Cooling system. Is that reasonable? Um, we require close or something.

I guess I don't I'll have to look at that. I don't It sounds right. You can certainly regulate other aspects of land use. Um the only thing that's giving me pause is because that's a utility usage question that sometimes falls under the jurisdiction of the in the case of public water might fall under the the jurisdiction of water authority or Chelsea or if it's well it may fall under the jurisdiction of DEQ or the county health department. Um so I'm not sure if rules, especially when we start talking about these enemies that have a higher level of governments than the township. Um, you know, if they would preempt the township, money would be very looked into that. I know closed loops versus open loops are big point of discussion and contention with a lot of data. So, seems like some communities are addressing that. I think there

Yeah, if you could look into that. Yeah. Um big thing about 115 is that contracting out. Yeah. But the PDR and final ranch protection. Okay.

Yeah. I was wondering about if chooses temporary protection temporary.

Okay, that's good to know. I'll see if I could pull up the information. Um, I'm not sure who at the township would have a PDR properties file that somebody conser the city. Oh, okay. Recorded. Yeah.

Yeah. Um any anything we want him to said? um you know definitions you need to see like village commercial you said that's where you want the computing stores like stores right and we take off take I think there was something about office something village commercial but yeah take that we want to make it more retail Yes, I think. Yeah, it would go in that definition. Right. Right. Right.

Yes. LinkedIn like smaller computer repair with the computing and processing centers. Computer repair we'd see as more of a adjacent to retail. Right. Yeah. Okay. in any the 50,000 square foot or the you know 50,000 square foot building is that kind of a standard or

I can look at more um concrete examples I uh it probably would have been a good idea to put a couple of sample sites at I'll do that maybe next time to show what some of the building sizes are maybe from like a Google Street View if I can find nearby buildings that that general size. Um I mentioned 50,000 square feet. I I happen to know one um smaller scale data center. I think that the neighborhood that's near it with that it's pretty low impact data center that it's just under 50,000 square feet. So I think that's where that threshold dose is kind of arbitrary in that sense

a site that I'm not personally familiar with some more examples people are drawing distinction between small and large okay um any question you guys I have a couple more go ahead and we could I could just email you about it we don't have to talk about it now but I'm just curious about the leisure trail thing that kind of seems random and it also seems like the setbacks were pretty small. So that just seemed odd.

Yeah, I I saw a comment maybe once you know my words cross I saw that came from the something that was in a list I thought was recommended edits but I could be wrong. Yeah, those kinds of trails often have their easements and yeah, two feet is I think that was the we had very small. Yeah. So, we could probably just remove that. So let's get into you know not that familiar with the trail system around here but if you have a cross jurisdictional trail that's already on property it's going to have it own

data center probably where they are anyway um the noise readings it seems like those should just be at the property line not at the wall of another building that I' hadn't seen seen anything like that before. Yeah. Um then they'd have to go into the property,

I think. And this was from a different part of the um the uh L Township code of ordinances. There is a noise ordinance that Oh, I think it was it's actually not in the noise ordinance. It's from the utility scale um solar facilities. I think that's that language is used in in one of those sections. Um, and it it can make some sense if they look think about uh maybe an undeveloped residential parcel um maybe doesn't meet the same protections as a parcel with a building on it. So, you're kind of drawing that that setback based on existing buildings. Um, but if I were the property owner, I might want to build a house there. You know what I mean?

Yeah, that's certainly a standard a lot of people use just from property. It's very portable. So yeah, that makes sense. We can change it to primary just for anybody who's on the board the MBA. I got an email from them today and they're offering in the next month zoom meetings and web for data center information for grounds. Okay. You can just pull up MTA's website. Yeah. Monthly education.

Okay. All right. And now the large scale would be a special unit. Is that correct? Yes. So that we have leeway to to add additional caveats to protect Yeah. Yep. That's right. small scale is permitted. Is that correct? Yeah. As of right now being permitted by why we have it special both of

great question up to the up to the planning commission. I think just in terms of scale smaller the building and site the less impactful it's likely to be but it does make it simpler if you want to have them all be regulated the same way. One thing is the the size of the setback requirements may be a little bit disproportionate if you have a more of a traditional you want to call it that um enterprise data set maybe a 30 maybe say the size of aart um the 150 foot set back to the building might be a little excessive for some of the smaller sites but might be available I don't know. It just gives us a little bit more, you know, say what they do. Any reason why you wouldn't want to other than like you said a little bit over?

Yeah. within planning commission's perview if you want to have that um that's it'll just provide some extra protection for any data center and that would actually if we did that I would probably recommend just having a single definition we're no longer discerning between large and small buildings and that's how many communities have it anyways just a single definition for data centers

yeah would if there was the data center in the community um or did people were expecting to apply premise of what's already been in the zoning ordinance. Now you're increasing um the requirements for a smaller data center but get a sense there's a lot of pressure surrounding that or a lot of concern about that and certainly in your special use. Okay. What do you guys think? Yeah. I mean, those were my questions. Oh, you mean about special? Yes. Yeah.

I guess I don't feel strongly. It might be better to have it simpler, but um you know the that's a good point about setbacks and I don't know if there might be other things like that that would be ownorous on a small. Yeah. Um, you could still have the two definitions and have them both be special uses too, I suppose. Yeah. Set bags for the smaller, right? Yeah. Yeah. I mean, you know, put different setbacks for the smaller one. Yeah. But still making special use, right? Right. Seemed like it should be a special use. I think so. Just keep it the way it special instead of peritted.

Right. Right. keep keep you know with different yeah definition and

right right okay that's I would think that probably be the best um any other comments I mean you guys we can look over all this stuff we can look at the um sections that he said that Dan referenced direction on the specific changes to the proposed sections 2.2 4.5 14 4.5 um so I guess what I would have you guys do if um let's add over if there's something like you said you can give send Dan an email and anybody can send Dan an email that wants I'll give I'll give his address or email address

if you have questions once you read Just a little bit and go a little bit more detail. Okay. Good. Yep. All right. Let's go on to new business. Zone marketplace gas station edition 5 says road SP 20262. Um, I think what I'll have you do is Dan will put tell us what's going on and then you'll tell us what you are proposing. Got it. Okay.

I did bring one large set of the plans with me, but I'm not sure if anybody needs to reference.

Yeah. Okay. Well, I will get into the report for this request applicants here tonight. Um, this is a request for five South Western Road for uh, 2,678T additioning 2443 ft of retail business that is accessory to an automobile service station. Uh, islands with six pumps for regular fueling and six islands with six pumps for diesel fueling. Although, as they mentioned in their plans, they're replacing um some pumps that currently may be. I'm not sure if they're all there. Maybe some of them are not currently there. Um but the the islands are currently in place. So, it's more kind of a a feature addition or a structure addition. Um they also propose some parking, circulation, landscape improvements as well as resurfacing the areas um excluding the area around the diesel fueling. um they won't be resurfacing that part of the site, but most of the other parts of the site they will

the property is zone DC commercial district. Um and it's also a portion of South Fletcher Drive that falls within what's called the freeway overlay district under section 5.18 of the zoning. In addition to the zone for general commercial, it's also a site master plan for general commercial and there appear to be no blood zone or weapons on the site. That's some of the background. Um you have in the packet that was provided I believe it's 14 sheets. U some of those are architectural, many of them are civil sheets and provide provide a comprehensive look at what's being built. Um the site contains two uses primarily um the gas station which would be considered an automobile repair and service station um would be the prim principal use. I presume it's spring in house value on the site. Um, and that is a special land use. However, there is no addition or significant change to the gas station component of the site. So, this is not being reviewed as a new special land use request.

Um, it's also got a convenience store that is common place with gas station. accessories convenience store which would be considered a permit for use on that site. Um we note that there is no proposed long-term or overnight truck parking um and that there is no proposed drive-thru facility and I mentioned that those would be two very impactful uses that sometimes associated with gas stations um the drive-through facility being something that would require special use in itself and uh long-term car parking not permitted on site. So we just know that those two uses are not proposed and they would not be permitted on the property. Um there is a lot of detail in my report. So it's okay with the planning commission. I will just go through some areas. I'll summarize everything about specific detail the areas that are not

too high. Yeah.

And so in terms of submitts all the required submitts have been provided in terms of location mapic information owner and applicant information site designer information the location of buildings open spaces streets and parking and scale and north arrow. Um the um did not provide the existing zone zoning classification of um the adjacent property. Um but what's uh what's saying in this section is actually that the width of the landscape this is a minor detail width of landscape strips is not provided and must be added to sheet two and L1 and ground floor coverage is not provided and should be listed although it's a single story building we don't do that coverage requirements Um further down in section 771L there should be a listing of the adjacent um zoning on the adjacent properties and that should be provided on sheet one or two. Moving down to supplementary regulations for automobile repair and service stations. As mentioned this does not require new review um doesn't require public hearing or old special late use approval. However, um consistent with the requirements for this land use, other than supplementary regulations that apply to the special land use under article five, there are some requirements we need to go over. Um the first one is that the um the sidewalks should be separated from parking or circulation areas by curbs, wheel stops or traffic islands. Um the portion of the property used for vehicular traffic shall be separated from landscaped areas by a curb. Um there are some elevations on the grading plan sheet that show

top of block I guess TW elevations and bottom elevations. Um it's unclear separations provided in some areas where there's a sidewalk elevated above the parking lot. It should be adequate elevation. The zoning ordinance doesn't specify often that's five or six inches and in some places it looks like it may be a little lower but just to clarify that there is that separation there um that retail to add to the site plan. Um now pavement is the site is going to be paved primarily. There are no hoists that are being proposed here. So that part is notable. Uh driveway width is a section that gets a lot of attention in our report. Um all this there's also some some standards in a different section that overlap with this. So I'll try to brief on this one. But driveways are proposed to have a minimum or maximum 30 foot width which is consistent section 5.7D. Um except that in one instance there's um what we would consider justifiable non-conforming condition. Um the space by the diesel pumps, there's six pumps in a row with a very very long driveway. Um but that is an existing non-conforming condition and as mentioned that part of the site will not be disturbed other than the replacement of um some lapidated fuel and pumps. Our recommendation generally unless you're talking about changes to the building um the the purpose of a site review in a non-conforming site like this is to bring applicable sites applicable portions of the site into conformity with current zoning standards. Um but there's a certain level of reasonleness where there's an existing portion of the site that will not be disturbed at all or changed. Um and in this case to bring the driveway adjacent to the diesel pumps down to the 30 foot maximum width

we think would be unreasonable that it would require really taking out that whole section of the site and reconfiguring it right at least have the diesel pumps and possibly putting them somewhere else. So at this time we don't recommend any changes to um that driveway so long as there's no paving or other improvements in that area. Um but that will be one area where there's maintenance of a non-conforming condition. In the other instance is the driveways are being proposed to be reduced in width to 30 ft. Okay.

Driveways should have a 90 degree angle of street intersections and that condition is being met. There is a required distance from property lines of 20 ft and that is being met and then the driveways are being modified. uh driveway southwest of the site is about 147 from the south property line. Um the other one I comment is that the distance between curb cuts should be a minimum of 40 ft and um I'm going to place this in with another set of comments. Um because this site is in the freeway overlay district and there's some other requirements pertaining to how many driveways you could have on one frontage on Flector Drive. Um that comment will somewhat resolve itself with this section because uh we'll see that the applicant um is going to be requested to remove one of those two driveway. So there won't be a 40 separate line through there on the north end of the site where there's the existing long driveway next to or wide driveway next to the northwest driveway. Um there does seem to be a um substandard separation between the two and we recommend remedying this to the greatest extent possible. And we'll show in our other comments that there's a recommendation to either restrict that directly to write in or write out or both right in right out which would also address some of the issues with separation. Um so I'll defer that comment to a little bit later. Um, we get into driveway radius requirements. Um, the driveways that you see on site and half radi range from 7 to 15 ft when they're being altered and there needs to be a 25 foot radius for driveways for regular vehicles and 30 ft for sunlight traffic is expected. Um, so that's a condition that needs to be addressed and it may be reevaluated with the change.

um driveways being in harmony with internal circulation. Again, generally that's something that's being met, but also needs to be re-evaluated with the change in driveway design looking toward the final site plan.

Um I there's an inquiry here about the sharing of driveways at the bottom of page 98 in our report. Um the adjacent business to the east has a driveway easement that allows for access. Um the applicant should clarify whether there's a shared parking agreement that goes with that as well. And so we will ask for that and looking into page 11 of 28. Um, again, I mentioned that um I I'm sorry, I missed a couple things here, but um radius might have had one page. I apologize. So, uh with the driveway spacing uh and this being in that uh three-way overlay zone, yeah, now at the bottom of the pan, I apologize. has went back to 10. Um the two driveways on Fletcher Road are problematic. They need to be um spaced. If that road is 55 miles an hour, which I can't verify. I know there's a curve there, but I don't see any other posted speed limits. So maybe less than 55, but it be 55 275 ft apart for any driveway in that stretch of road under the freeway overlay zone. Um and these driveways are about 40 ft apart. So we recommended that they remove driveways road to address that. Um that's what the little graphic is. Um and that is also addressed in the the comment of the number of driveways per parcel maximum of one two-way driveway openings pair of oneway driveway openings. Um on a particular site Jason public road and the relevant public road for the

freeway overlays on is Fletcher Road. Of course, there's two driveways on the north side of the road as well. So, we recommend addressing both sides of the road, but especially road bying that one driveway. Moving down to um some more of the standard requirements. Uh the minimum lot area requirement is one acre. This is a 1.47 acre site and that we're not counting the rightway and 2.19 acres with the rightway included. Um I'll go through the setbacks just in terms of what is not met all the all the lot width ground for cover floor area ratio and height requirements are met with regarding setback there are some non-conforming conditions with the canopies being 10.1 ft from the road in terms of zero uh canopy and 17 for the regular cooling canopy. Um there is no proposed change to the location of these canopies and so that's something that's um left alone and the proposed convenient store is 46 ft from the nearest front lot. So that is met um for the proposed modified building. Uh rear and side setbacks are also met. Um the site has adequate access to public road. So that's requirement is met. Um getting into screening devices at the bottom of page 12 or 28 top 13 and 28. Um there is no proposed fencing. Um so there's no requirements regarding the material or height of fencing that we talked about. There's also no concern currently with any visibility at intersections. Uh getting into landscaping, there are some deficiencies under section 6.2 which is we start talking about that at the bottom of page 13. Um the first one is justformational item. We need to see the existing and

proposed contours on site. Um and this is a sensible standard. It's not that big of a deal on a site that's not having any major drainage changes, but that can help you understand what landscaping helps with screening when you show the proposed topography on the landscaping plan. So he'll continue to show those topographic contours of a landscaping plan. Um basic details and maintenance and uh detail requirements about landscaping are addressed. So move past a lot of your commentary in this report on landscaping material standards and maintenance. Um, at the bottom of page 16, we talk about uh, well, I should say before the very bottom, we talked about screening between languages in section 6.25. Um, near the bottom of page 16 because this parcel although it is adjacent to appears to be a residential home to the south, it is a zoned site. So there's no standard for screen between um zoning but there is some other there are some other landscal so with the parking lot there's a requirement that based on the 23 proposed spaces um that independent of other requirements have to be provided um there's a I'll kind of say this all in bulk convention where there's some deficiencies Um the uh separate landscaping areas should be provided on the perimeter of the parking lot. Um and there also is a requirement that where um there's conflicting land use uh you need to go back to the screening requirements for screening between land uses. So while the parcel of the south is not um residential zone, it does appear to have a single family residence on it. And we do have to impose those

screening requirements. And so that's where there's a requirement for a row of double row of 7 foot tall spruce or 5 foot I'm sorry for arborite trees. They're larger like spruce or large evergreens. They can be 10 to 15 feet apart. 5 ft apart. Um, and so those should be installed to the south in addition to those four acquired elements for landscaping. Um, there are four of the sites 15 proposed planted trees that are listed as being provided for parking lot landscaping. And um while there is some landscaping existing between the parking lot and the neighboring residents in the south, there's no overall planted burn for double row of green screening that I just mentioned. Um and the planning commission would have to recommend a waiver which the township board would have approval for for that that portion of landscaping to be waved. Um well there is some landscaping proposed is meant to satisfy green belt requirements and does not account for parking lot screening from road rights and required under section 626B2. So that was provided and some of that is a summary but you can see where that that particular standard I just mentioned kicks in where there's any parking that's visible from the road. We see a graphic on the 19 report that shows um you know what parts of the park cannot be visible to our roadway and that's where that screening has to apply. Um and so additionally green belt is just referring to the space that's adjacent to the frontage and it's 66 ft of frontage there's what we call 20 whole and one partial or fractional

segments of 30 feet. So that would be 31 I'm sorry 21 um required plantings to account for that or if you use ornamental trees the number jumps up a little bit and that jumps up to least 20 ft of spacing between the plantings and that would be 31 trees required. So um that's 21 shade trees or 31 ornamental trees and then 126 deciduous or evergreen shrubs and those are those requirements are not met. Additionally the last bit of landscaping required is based on the building's perimeter there's 9.4 four segments of 30 ft based on the total perimeter of 282 ft. So there be nine trees and 56 required for that. And so that summarizes that there is a lot of landscaping commentary that's all the landscaping comments that we have. Moving down to lighting. Um there is some wall pack lighting that will have to be removed. Um, and we'll want to see the actual lot lining drawn on the metric plan because that's one that's limit. Um, additionally there calculation for illumination between two and three lights as well as a maximum light total height. I did not see that item list in the system. Um, And so those plants have been provided. There's some just standard conditions of approval regarding fire hazards, safety. Um those are notes that we just recommended copy right after the site plan. Um moving into storm water

management. Now at the bottom of page 22, the storm water management will be reviewed by commission and or the township engineer if there's no site storm water retention system. So those all the as well as the positive grading drainage away from the building elevated in a way that it's not going to cause hazard. Um, getting into signage now at the bottom of 2030 closer to here. There are no significant sign details. There's some renderings of the building and canopy or you'll need to see some clarity. Um, on one item which is that there's a note indicating monument sign near the northwest corner of the property that appears to be a full sign. Um so that should be collected corrected and clarified and also make sure that that's not encroaching on the right of way and basically that sign will have to be brought in compliance with article ordinance for signage. Moving into parking parking access and official uh page 25 here there is a set of discrete requirements for different aspects of this site. So they don't really layer on top of one another. um they have to be handled separately and one is that there's a required one space per pump. Um there are currently 11 provided and the other is that there needs to be one per employee for a total of two and one for each 100 square ft of for devoted to retail for a total of 30 for the applicant population. So there need to be 12 pump spaces and 32 other spaces and 11 pump spaces and 23 other spaces. Um this is where I would encourage the to provide some materials to support there's a request for a waiver um in the case that they present information that you know people who park at the pumps are going to use the

store and you don't necessarily need to have all 32 spaces there because of course if all these spaces are installed on the site that's just more um landscaping and screening and all those things which is not a bad thing but if parking is not necessary then that encourage the applicant to present that planning commission work gives you an opportunity to see if there's a reason for concern. It's a very high traffic store. Um that brings out all of the issues. I have a section here at the end that refers to the non-conforming condition of the site. Um essential where there's impacts to the site or if there were impacts to the canopy that are not performing. We're trying to bring this up to compliance but in case we're not going to drastically alter the site any changes at this time to that portion of the site. Um so that being said the summary of conditions is at the end of my report here starting on page 27. um very quickly go through those and I would recommend in your motion if you support these you can indicate that as a kind of a sweeping statement or you have specific items that you want to address or direct maybe just address those as as deductions from this list because it's pretty long but the conditions are recommend commission may um move forward with approval of preliminary Definitely. Um, so long as there's no long-term or overnight truck parking, no drive-thru facilities, that the width of landscaping strips is shown on the site plan, that the ground floor coverage is shown on the site plan that says ground floor. The proposed or the adjacent partial ID numbers and um zoning information is shown on the site plan.

Actually, ID numbers are shown. The zoning information shown um that the confirmation that the sidewalk is fully elevated above the adjacent parking spaces that the uh modified driveway on the north edge of the site is proposed to be separated from the adjacent driveway. Um that there are restrictions on this driveway to a right in or right out configuration or right in right out subject to approval by the road commission. I know the applicant will have some more say on that. Um, I didn't mention my comments, but we recommend expanding the brick dumpster enclosure to also enclose the recycling bins. Uh, that there should the applicant should clarify there's a shared parking agreement with the neighboring business to the east. Um, that there I'm jumping up one, but there are driveways that are modified to have a radius of 25 ft from regular traffic and 30 ft where sunlight is anticipated. Um, that if the work permission allows the full service on road to include arrows delinating inbound and lanes that one drive on sites removed requirements um that existing contour should be shown on the landscaping plan that the applicant should propose a landscaping screen treatment either a wall b or double row of evergreens just south of the parking area. Um that the additional screening additional landscaping to screen parking areas from the public road rights of way is provided that 20 additional trees and 65 shrubs are planted in the property's green belt for section 627. Um that nine additional trees and 56 shrubs by the building are provided. Uh that wallpack lighting is removed. Front lot lines are added to

the phototric plan and that 0.2 foot candle limit is shown in the front lot line. That light bulbs are shown in the photometric plan not exceeding 16 feet in height with the average illumination between two and three lights should be listed that certain notes regarding fire hazard safety sign location sign illumination and safety signs are added to the site plan that the township of engineer would use the storm water drainage design that the site plans must directed to verify that there's an existing freestanding pole sign and that this sign meets ordinance requirements. um that there's a um that the planning commission must reviewing labor site uh for deficiency nine parking spaces for the off street parking spaces and then additionally one unit parking space and um there is also a dimensional issue that the parking spaces are 9 by 18 and they need to be 10 by 20. conditions and then a clear voting zone with 14 foot minimum clearance site shall be shelter and above all that I will also mention I have one follow conversation with the applicant who address the driveways on the west side of the site. Um well the overall move is to bring things in more compliance with zoning ordinance requirements. Um, I believe they may present a request to have the single driveway across from the freeway exit be um full service, but it's still a little bit wider than the third under the zoning ordinance so that it can accommodate inbound and two-way outbound movements. It's currently 69 ft wide and doing that would bring it to somewhere between 35 boarding feet. So that would be a little higher than the 33 required under the current mortgage but it's a move. So just be

aware that might try to bring that portion of the site there should make their best efforts to bring

so I'm available to answer any questions. I know there's a lot on there first review a lot of detail over but answering questions commission can uh recommend additional approval to have all these things cleaned up and address for final size or course the options or deny applications but comfortable making recommendations that commission questions from Dan. That's a lot of conditions.

Did you actually visit the site? I have not been to the site with a I'm just thinking about the 55 miles an hour. Yeah, I know. If if you come around that curve at 55 miles an hour, you're not going to be on those brothers. It depends if they're leaving.

I got a question. Um I'm just curious about this. Maybe get an answer. Would the recycling bins so put walls up or something? Um there for that or is that um no? Uh well the ordinance requires that there's screening around any waste recept two different sections that speak to that and then it lumps in the recycling bin. The recycling bins are not theirs. So they're not ours. They're well

just move them then plant trees or anything. The recommendation would have been to make sure that wall that's going to close the dumpster also closes them so it would just be made bigger. But um that's really the applicant may also I I promote recycling but if they may also have the option there really people throw all kind of stuff we have to pick them up myself have a lot of problem cleaning up I know so they're they're a nuisance really for us Right.

The big the big like where people have the house. That's all that's like where your septic fields are and stuff like that. So, you're not really going to want to put too much stuff. No. You know, the tree requires excessive. Yeah. Exactly. My favorite spacy plant. That's a lot of trees and shrubs for an acre and a half. Yeah. I just told him I think they want us to build a forest. I I think if he actually went to the site, he would see things a little different than what he's Well, no. I understand. I understand he's reading the ordinance,

but a lot of that stuff is not going to work at that site. With that site? Yeah. wings. Yeah, that's the same thing like wing. Yeah,

when you look.

Right. Right. Correct. Yeah. Yeah. I mean, you might some landscaping, but I'm not sure. But again, this this is something you'd have to get a waiver and then we would say it's okay with us and then if it has to go to the board, the board would have to make sure that's enough for that. That's the waiver commission. Um certainly as within their purview I think I had my report uh for the part that would be affecting that septic field especially um right

the screening under 625 I think the planning commission had the authority to offer a way that it's not necessary and um I guess I recommend the planning commission um make any statements that you can about uh whatever level of flexibility you see in areas that you think might not be able to meet the landscaping requirements if you see justification for it. There may be some areas I know that the portion where you have the double road next to the site to the south or the burn that may be something or I know that's something that certainly question there are supposed to increase in our area But there's valid concern there about vision.

Right. Right. So maybe something where you clify landscaping out front yard ordance. Yeah. Yeah. Okay. So Okay. Okay, your turn. Okay. Good evening. Uh, my name is Shliff. I'm with the onlord group from the civil and the surveyor on the project. Okay. This is Ronnie J. He's the owner of his own marketplace. All right.

Thanks for having us tonight. We appreciate it. Uh, Dan and Mariano have been super helpful. We had our preapp meeting with them. Then we got this review and Dan met with us last week after the review to kind of talk us through these conditions. Okay. So we knew kind of from our preapp that we were going to have a little bit of a list because of how the existing site currently sits. So we wanted to have this preliminary meeting and not just jump into final site plan because we wanted to be able to have this conversation and kind of stay on the same page with a lot of things that Dan mentioned. Um I guess we could start with landscaping. Okay.

Uh we did provide a landscape plan. Uh the landscape plan that we provided uh I believe Um because we showed trucks and planting and trees of that sort. Um we had I think 14 different trees proposed between like maple and local that the ordinance. Okay. Um one thing that Dan mentioned was parking and I think parking and landscaping a lot of times those obviously go hand. So, uh, Ronnie has a few gas stations. Actually, last year we completed one in the city of South Land,

um, on Pontiac Trail. And so, we've kind of gone through this. I know it's a different community, but, um, somewhat in a similar circumstance. And we found that, you know, doing those some of these ordinances, uh, similar to how yours would be, it accounts for parking, but you almost kind of double park where obviously all of us are accustomed to when you go to a gas station, you park at the pump, you get fuel, and you're not going to back your car out, go in a parking spot, and then go inside. I risk it. Do you really? I don't do these cars want to use the phone. Yeah, that's what I do. But they're very considerate. You're one of the few. More often than not, people don't. I agree.

So, a lot of people will park at the pump and they'll wait while they're fueling or some people will leave the pump, which obviously is a no no. But, well, it's also very in our business, people don't stay long in their gas station. They just go in and out. Right. They're not shopping for a whole week. Exactly. So, I think a parking waiver is something that we'll probably work towards and getting a feedback from what seems appropriate. We intentionally with this plan showed what we thought was potentially the maximizing the parking.

Um, since this uh we've had a meeting with Dan kind of about these approaches and we can get into that. Um, but I think there's opportunity here to maybe take a step back on some of this proposed parking to kind of maybe a happy middle ground. Uh, that will give us opportunity to provide more landscaping. Uh, we do think that being able to conform fully with what the ordinance reads is going to be difficult obviously with Dan Bradings. Um and with kind of the existing layout of the site, the way the building sits really pigeon holes you in opportunity to provide landscape islands and foundation planting. So uh we tried our best to accommodate that. Um but if there is uh relief in some way for parking, it gives us more opportunity to provide landscaping. So that's our thought. We're we want to conform as best we can with both them. We just know that it's going to be tricky to hit the standard, you know, to top. So, um that's kind of one item and then kind of in turn with that these approaches. Um in our call with Dan last week, we thought it was important to talk about this uh because we wanted to put something on the plan that was an attempt at improving upon what's existing

and get feedback from Dan. And when we did that, we agree with Dan that the uh the northerly approach is where there's the diesel to west there's one smaller growth. We are going to limit that approach to right in right out. So you won't get people turning left right into that 90 degree. We're going to make those people come right towards like the downtown building across. Okay. So we'll restrict that entrance. We'll use paint and signage and make sure it's clear as day like don't take them out. Right.

Um and then when you right when you come off the highway there currently it's like a wide almost 70 foot approach right and a smaller approach to the north of that. We are going to reduce that southerntherly approach and we're going to close the northern rout. So you only have one approach right when you come off the highway ramp that will be the only approach over the property. So currently there's two. One is very wide. There's only going to be one and it's going to be less than even the wider one. So like Dan had mentioned, we currently show a 30-foot approach. We'd like to work with the township and the county to possibly provide something a little wider, maybe 40 feet, which would still be a 30 from what's there. Um, but what that would be is you would have like one lane in that would be like 16 ft wide, which would accommodate those semi-truckss,

right?

And then leaving you would have a left arrow and a right arrow. Those lanes are typically about 12 ft wide. So in total, you'd have about 40 ft. uh we're not against you know conforming and trying to get to a 30 but it's just another conversation that the final site would just like to discuss and that we see that payroll they make a lot more sense of you know based on what's there in the reduction that would grow maybe some of these things talked about uh regarding recycling we did mention today in our meeting that our intention was to remove the recycling and the donation bins but we also weren't aware that the township was so active with these. Um, so if it's something where I know Dana mentioned wall, I mean maybe there's opportunity where we could do if it's something the township is really wanting to remain. I know the owner said it's can be a little bit of a mess. Um, but it it just having those there, our thought and intention was if we remove them, we could do more landscaping,

right?

Because they are large. Um, and then we're going to do an actual like 12 by 12 dumpster enclosure where it will be walled in and will be dumpster. So that does um so maybe that recycling can be a conversation as to how critical for the township. Um like Dan had mentioned the canopies are remaining but they're going to get a facelift. So, the structure of the canopy does not change, but you'll see new signage. Uh, columns will be, you know, more aesthetically pleasing. The pumps, all the pumps are going to be updated. Same location, the islands, nothing changes, but it's going to be more of like the typical new tech like the modern design. Um, the fuel tanks are going to be removed and replaced uh with again modern technology. There is about I think five abandoned banks under

Wow. Yeah. It's in a very old site. So all that needs to be cleaned up. Yes. And we work with Musta and the state knows about it. So that's what we're going to clean up. The site's been being continually monitored over the past what couple years. Well, I bought the site maybe four years now. The plan was always to redevelop it. So we've been working with the state and bus has been coming in and making sure that you know they always check in every three months or so every month not sure.

Um additionally by providing just that one approach when you come out the highway there's currently when you come around that 90 that kind of grassy that's going to be extended southernly. So you're going to get a lot more grass separation between the pavement where the canopy uh front of the building is where the rock comes

and the fur road. So you'll have more of a island there. One thing we talked to Dan about in our meeting this past week was maybe there's opportunity for some landscaping there that is going to be encroaching in the county right away. A lot of times that can be a no. Um, but because of the rarity of the road where it is at this 90 degree, the visibility of it being tucked back really might not inhibit the typical traveler or like a shrub route type planting. Yeah. So, exactly like 30 inches or lower.

Exactly. So, we're going to we will engage with conversation with the county. I don't know for something we'll get before final site plan, but it could be something where we get approved with a recommendation of some sort with a condition and that's us depending on what the county says, right? So, we will make sure that we get to do that. Um there was a comment about uh Dana mentioned sidewalk and parking up against the building doing like an integral walk where you'll have a six inch limb so your car will overhang you know foot or two wider sidewalk step up just like typical. Um and then handicap spaces will have ramps and okay

easy accessibility to the building. Um other than that uh it is a building addition. Um the additional square footage is more sea store. There will be a lease space available inside of the uh structure. Um which could be these are like more like carry out type of consumer. So maybe like chicken place or there used to be a subway. Yes. Exactly. Something like that. Something where there's not Yeah. So there's not really seating. It's more of like order had made to order food but it's well there might be a few seats for people waiting to pick up their food or it's not

it's not a dining no so we don't expect that consuming part no drivethrus or anything like that yeah okay um other than that uh do you have any additional questions I feel those were kind of some of the points that they talked about and uh but yeah Okay. Um, yeah, because I see on your SL landscape plan, you got trees u by the recycling bin and that would kind of, you know, separate the the residential home.

Yeah. And you had mentioned where those that garbage is between the garbage and the home is the ex existing drain. Right. Right. So, you can't really do much there. So that does create a nice buffer that is not going to change. There is uh between Styvers uh the gas station and the home to the south there is this easement area that's for drain and I believe that's where Styver is. We've worked with the county kind of through this process. The gas station used to be there. I think the field kind of went belly up and they had to relocate. So there is still that easement there that my understanding is still operating but they have somewhat of a new system period. Yeah.

Right. Yeah. That's a good point. So another thing that was brought up there with divers is an existing easement uh between the properties and I can read the verbiage that Dan kind of alluded to. It's drafted as an ingress ingress easement. So basically um Cyberus and the gas station have this agreement to use that driveway east of the diesel. Okay. And we can look into the verbage if that includes parking any store and we have no problem coordinating with the owner and they they've had conversations in the past and we get along just fine.

So it sounds like they might be looking to make some updates to their property too and right now that we can use this kind of goes forward with their future transitions too. So that's definitely something we can engage with the neighbor and have a conversation about that. Okay. All right. Um the chair comment about landscaping

um I was able to look up the uh different aspects of landscaping just to maybe provide some piece of mind on that or clarity. Um the planning commission does have within within its purview uh to grant relief on the screening between the site of the adjacent residential land use to the south where a burn wall or double head to that that outsaving there. So you have the authority to recommend a waiver. um board actually asked to give you permission that waiver something recommend to the board

right

on the um green belt aspect that is the area where uh the site in its current configuration as you pointed out there are some pretty significant limits the whole purpose of the green belt ordinance is for a new site if you have 35 foot setback you should add it based on the frontage to to the greatest possible and based on a one over 30 foot ratio. In this case, there are some pretty significant limits in that area. So, we might just recommend that the applicant works with staff and consultants to determine what the maximum reasonable configuration is based on spacing and relative layout in the front belt area. frontage. That's that would require totally reconfiguring the whole site to make more frontage essentially,

right? So we the planning commission is completely correct on that. It works with us to make sure the landscaping and the frontage is maximized. Um and then the other two that um I think do apply to their land parking lot landscape requirements based on the perimeter of the building foundation. Those two may be a little more set. Okay.

Green belt and the adjacent land use screening flexibility. The uh perimeter of the building and the parking lot. I don't think

I see. Okay. Okay. And then I mean all the approvals for the county and all that road commission, all the environmental Yeah. All those will be required for final fire. Um, so what do you guys say? I think you should take out that willow. Done.

Get a nice another little tree in there. There you go. Yeah. Um, no, go ahead.

I'll make a motion to sh um I think it's a pretty good plan. Um, I don't see him being able to meet the landscape requirements, which there's not the space or the need for that. I need like putting woods up there. So, I think we should work with them on the landscape

on the landscaping to give them some leeway. Um, as far as with the driveways and that, I think they got a good plan for it. I think you were talking about what you wanted Dan or what you were suggesting with the drivers, correct? Yep. Definitely moving toward compiance moving closer to compiance. Yes. But when you have in that you need space, right? You can't turn them on. Okay, Kevin, any comments? Listen, comments,

just just want to make sure. So, the u the island that comes around the curve, you're getting rid of that one driveway. It's going to go all the way down to the I guess the most southern drive. That's correct. Yeah, I brought a little sketch of that attending and I can share it through all that. But that is correct. Is there any other in the landscape where it's at?

Right. Right. When it comes to last game, we'll work with this, you know, the township. I mean, we just built the place in same exact square footage, the 5,500 square foot on Pontiac Trail and we gave the city as much landscaping as they they property needed. I mean, we don't have a problem with landscaping. Right. Right. We want, you know, we want the site to look nice and landscape makes it look better. Right. Right. I have no problem with that. Do you have any issues with the lighting part of the ordinance? No, we can return.

Pardon me. Yeah. If the traffic allows the parking spaces to be counted as parking spaces for the station, the parking spaces on the bus as real parking, we would have no problem. meet the the requirement and I own four stations in every city. How's that parking space as parking for for the you know for the business? Right. Do you have any plans for the diesel pumps or Yeah. We're going to clean them up with brand new pumps, new canopy. Okay.

Well, it's not a new canopy. We replace the canopy. I know. I mean the pumps are shut down right now because the tanks are so bad we can't get any I mean the whole site is is bad but we knew that when we bought it but I didn't know that to what extent it was okay we should be happy just see I do have a meeting with the recycling on Wednesday and I'll bring it might release our spaces unless unless you guys can talk and actually say okay

we can talk and see but you know the problem is even if we close it people just yeah just just toss everything over and I mean it's in the beginning it was really bad and we just I mean I don't operate the station my son is my operating partner and he always says dad I don't know what to do with this recycling because every time if I go there and I yell at him. I say, "Why the place look so bad?" So, don't blame me. Blame the recycling bins. And shame on them using them. Leave it there. Yeah. That like decency. And they don't just throw recycling stuff. They'll throw stuff. Oh, I'm sure.

They just want to get rid of We have to We have to We my staff has to go out there, break some of these items down to put them in our own dumpsters because they're just throwing everything that they want to get rid of where the trash company won't pick up, right? They don't know what I mean. Even people that are doing remodeling, remodeling their homes, we'll see toilets, we'll see something to allow recycling to be there. I would think it would be up towel. Yeah.

Cameras. Cameras. Yeah. I mean, we've had cameras where people throw garbage in our own dumpsters and they don't know. How do you find them? You know, I mean, is it call the police and say, "Hey, this guy threw a bag of garbage in my dumpster. We might have a customer that I thought was one of my customers and they'll never come back."

It's better than dumping it out in our fields. But they had a reasonable helpful it would contain it and it wouldn't be unsightly and also stuff blows all over if I live in the house. It drove me nuts and stuff all over so it would you know help pay for it. It would help. Yeah. Yeah. the mini houses.

No, that's what they're planning to do.

Um, okay. I I looking at it I mean just it seems like enough parking that technical assessment. Believe me if this parks are full all the time I will retire in 5 years. Yeah like 10 by 20 that could be yes

um and more landscaping it. Would it be possible to somehow see um you know Dan said there's a lot of things in the ordinance that we don't have the authority to w what that would mean because I think everybody's flexible doing yeah as much as we can right I don't know how much

I think on the big ticket items especially the existing site um you know site landscaping, parking, not parking, but those kind of things. There's some flexibility built into the fact that it's nonforming sites and really just focusing on the things that are construction things you can get ordinance for. But a big big item is parking and landscaping. Fortunately, some of the planning you can you can recommend and approve a waiver without going to the zoning fields. also recommend modifications to the landscape adjacent to the house.

Right. But you said the green belt and the parking no the parking in the building perimeter last year. But we can't do anything. The uh the parking lot I would say actually also the the green belt in the parking lot and the building landscape apartments would apply. Um but with the green belt you're stuck with

there's just no to do it. You really can't unless you fundamentally change the site and rebuild it which will do. So I I would say you do have the ability to wave back. The only one that I think is still rigid is the requirement for planting trees based on the building perimeter for trees based on the parking lot area which I think and then there's something that have strong requirements but those don't have to be in the parking area in the building perimeter. I think there's flexibility.

What are your thoughts? I guess it's the northwest space is the one where the regular pumps are. So, we're not really modifying that canopy or that little sidewalk in front of the building, but we are obviously adding on to like the the southwest and the east southeast corner. We can look at trying to provide some foundation type plantings in those areas. So, maybe there be a little building. Um, but that would just require kind of like you noted maybe a little conversation or flexibility on parking. We might lose one parking space, one parking space to provide that. trees on the building, right?

But we can we could provide like foundation plant things and those striped islands we could convert to actual landscape islands and provide a tree in that. Yeah. So that sounds good. We could do something like that. Yeah. Just like Dan had mentioned uh where we're modifying the site, there's areas where we have flexibility and some not as much. Right. And I and I think we just said that, you know, we had to add some trees. They don't have to be right there as long as they're on the side. They don't have to be like, but that would be nice if they could put something along the building because right now it's kind of a concrete, right?

I mean, well, in the back behind that proposed building in the back, it would be all new. So, mostly I mean I think to the souththeast it's less important because you've got tree right right there. But on the southwest base, right, which have something Okay. All right. Yeah, that's the thing. I mean, you're limited at this point, but we're working with what we have, right? With the site and, you know, you know, I wanted to look nice, so it's a big investment. I want to look, right?

Oh, yeah. It's a huge investment. It's a very big investment. So, and you're cleaning up the tight that ganks in. Yeah. And then I'm wondering how you're going to train us to not turn left in there. I'll do it. I'll send it. Yeah. There you go. Been here forever. I've never seen a wreck there ever. No, we've been there and I don't see I like to come from this way and turn left and then my I get out of my truck and I'm right there by the door as opposed to have to walk around

does the same except for that trunk. Well, that way forever. So, I'm thinking is is there something you can do about the drain field or whatever causes your bathrooms to not work? Well, that's a little that's all in your all new plumbing. Everything is going to be red. There you go. That'll make your neighbors next door. They'll go there now. And we used to go there. We come in and get my coffee and now it's Oh, Styver. There's no coffee. There's no coffee.

People get highway. They got to go. Yeah. July snipers. Yeah. Or June or July first. Basically, they're going to shut my system with the credit card. The pumps will not be taking any credit cards. No credit cards can be processed. That's why time is of the essence that I move quickly because we're going to shut the place down. Right. Okay. And if I can't get this going, I'm really just gonna Right. Right. shut it down or just fix what I got and just keep it as a half

halfass. Well, driveways are a little bit pavement and everything with the tanks and everything is under the state, right? So, um we have two choices. We can just along it or we can approve with the conditions that they have written on this the uh review. This is preliminary.

Preliminary. Yeah. So once this gets done then and then we're also going to have to check about landscaping waivers and stuff like that because we can we can say yeah we we we agree with that but the board has to make the final.

Okay. Good thing you got that tape. Okay.

Um, all right. So, wait. I guess I guess what I need to do is what someone needs to do is make a motion to approve with conditions. approves this deliberate condition for for final site plan at the end when everything's done include the waiver. Yeah. Want to add that

for the parking and for the landing, right? I mean, it's not that much small.

You know, I like to put this way put that to adopt the recommended conditions as stated. the addition that you would like to recommend a waiver from adjacent land use landscaping requirements and uh you'd like to advise the applicant to try to work with staff to comply with pre-built landscaping requirements as best as possible and for the parking you could state that as one overall recommendation program parking requirements with I think one additional be one less space by 20.

Yes. Oh yes. So kind of two landscaping waivers and one modified parking. We didn't talk about the loading zone at all. Is the loading zone a problem? No, we were thinking about putting it on the back side of the building. That's just kind of right now. It's just pavement and it's very spacious, right? So, it's not like a lot of room behind the door. Yeah. Yeah. It would be for delivery. So, obviously it'll be vacant, right? Right. Yeah. So many

anybody?

I'll make a motion, but you got to be patient. Okay. Um, I move that we approve the preliminary site plan application whatever 26002 002 already. um with the recommendations included in the planners report dated um March 16th plan review um with the family that the applicant um work out with staff the enclosure for the recycling um and work out a waiver for the adjacent property screening and work with staff to develop green belt um landscaping and waving the parking requirements.

I'll support that. That sound great. Okay, we got a motion made. support. All in favor? Opposed? None. Motion car. Thank you. We'll be back soon. Yeah. When is the next meeting? I can bring a heater.

Yes. Yeah. And you get to work with Dan and Mar. Thank you everybody. Thank you. Yeah, you do. Sorry.

Anyways, Please activity.

Okay. Township board activities. The next Oh, okay. So, we had a budget hearing at our last meeting. Yeah. You get a raise. No, we all got a raise. Oh, no. We all got it. And did you know that you were put in as alternate? Yeah, they asked me and I for the joint. Okay, good. We also addressed the wing landscaping. I still don't think they have enough, but you guys did.

Yeah. Um, the conservation went okay there. Okay. Contact He didn't fight too much. Oh, good. Well, he only worked about three months out of the month. He's good though. So, I think that's really we didn't have anybody out there. Is it the second? The second Monday.

I think it's a late one. Yeah. You have a lot of public.

Okay. or writing kind of a for some bridges out there same thing trying to get money authority But that's the new mayor. Townships better. So that's good.

Yeah. And then just the normal everyday fun activity being a supervisor. Okay. Uh the joint municipal uh area planning commission Jan.

Okay. Absolutely. Correspondence. I didn't have anything final public comment. Nope. No, wait. You can't beat all in favor. Get warm. Okay. All right. Thank you guys.