Planning Commission - Regular Meeting

Call the meeting to order with the pledge of allegiance. Begin with I aliance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Thank you. Uh the third item on the agenda, review and approval of the April 27th, 2020 six agenda. 7 27 27 27. I move we approve the agenda for April 27th, 2026 as um proposed.

Four. All in favor?

I opposed. None. Motion carries. Now, we have to approve the March 23rd, 2026 regular planning commission meeting minutes. Um, you all should have gotten a copy of that. Uh, if you have any errors that need to be changed, any omissions, any misspellings, anything that we need to deal with. Now, I'll need a motion. I move we accept the uh planning commission's regular commission meetings for March 23rd, 2026 as written.

Thank you. All in favor? I opposed. None. Motion carried.

At this point in the meeting, we open it up to the citizens comments. Um, if you're here for the public hearing for the uh Edwards, that will come when we deal with that. That will be later. But at this point, it's anything else you want to talk to us about. If you have concerns, problems, um, we'll open up the floor to anybody at this point. Okay. All right. Then I'm going to close the citizens comments and participation. We will move into the zoning administrators report. Mariano, you all should have a copy of the reports for March. Uh clearly their mark for us. We have quite a few applications. only one uh violation written and looked into uh and then just uh notes on the meetings that we're having now and projects that are coming up in the next couple months.

Pardon me. I'm sorry I didn't hear that. Just meetings that are coming up. Okay. And applications for Okay.

Okay. All right. All right. Um, any questions for Mariano? Nope. Okay, we'll move on to the next. Um, we are going into old business. We have been working on a data center ordinance for the township. Um our our planner has put together a comprehensive document that has a lot of um where we should look at where we're going to have make some definitions for the ordinance. We're going to have to change some um change some wording for like commercial uh data center versus computer sales computer center selling um or or fixing. So and I think there was some issues as regarding the number the restrictions that if because it is going to be a special use we can have so many restrictions that we can make it more palatable to the township. Um you all should have gotten the packet. Any question? I mean Dan kind of want to go over a little bit just kind of Yes. Thank you. Sure. To oversimplify um the issue, data centers are part of the use of permitted zoning or in research and office zoning district and have been for a while.

Thank you. um some of the issues that could come with the hypers scale data centers of um so what we're looking at with the zone ordinance amendment set of zoning ordinance amendments is to propose some definitions and clarify some things regarding data centers distinguish especially those data centers um since our last meeting we've had now three three other discussions about this issue so um I can kind of drill down some specifics we left off with in March. Um the comments in our packet regarding this are on page 8 following along in the packet. Um in March we gathered some comments when we address these will hopefully provide a comprehensive set of ordinance amendments. Um the first topic we uh discussed in March was to distinguish small scale from large scale data centers based on building core area. We initially had kind of distinction based on that acreage of the parcel. Um but having it based on building area is going to be easier to enforce from zoning administration standpoint and from just terms in terms of distinguishing these these building scale. And so we uh we did agree the plan commission gave direction that uh in no case should any data center be permitted use by right. Um, every one of them should have a public hearing through the special use permit process, whether they're large scale or small scale. Um, so we uh distinguish large from small at a size of 50,000 square feet. Um, I don't have an example of a community name off the top of my head, but I've seen one other community at least in Michigan do that distinction between large and small, but just to to draw a visual for you to understand what that looks like in your packet. um on pages 8 and n there are some visual

examples of some sites that you consider around that 50,000 foot threshold. Um, five images in here. There is a uh two I'm just going to rattle them off here, but if you're familiar with any of them, we tried to find some in the area county. Um, the 242 community church in S Township, uh, about 51,000 ft. Um, there's a warehouse, flexible tent space at 7852nd Street in Dexter, up to the same size. Uh the bushes in um Dexter is roughly the same size. It's about 49,800 square ft. Uh here in Lima Township, there's a hilltop greenhouse and farms. Um oddly enough, the the greenhouse portion, kind of the transparent windows portion of that complex. Those green houses are about 80 feet in total. So give you an idea of what that looks like. The last example we had was from Chelsea. The hatch stamping a manufacturing site Chelsea. So from the outside these look like fairly navigable small mediumsiz warehouse or maybe mediumiz box retail store. So that would be the distinction where we start finding this. Um you know of course they all have a public hearing. They all have to go through the special use process. Um, but it's at that point where the ones that are smaller will have a a less sprinkled set of regulations and the ones that are larger. And that's what I'll get into from here to talk about what some of those regulations would be. Um, before I get into that, just to go in the sequence of the packet. We also uh put together a map that has the locations of the combined flood planes, wetlands, and county owner or recreation parcels um on page 11 of the packet. And

uh so that's a map that shows you kind of where you could expect that if if you're the developer, a prospective developer of a large scale data center, um you know, I'm sure that you're looking for places that you don't have those kinds of barriers um to site usability. And so these would in all likely be places that that you wouldn't see u being targeted for hyperscale data centers. We don't know for sure, but just to give you an idea of what some of those environmental sense are um in it's I guess all these cases whether it's flood planes or wetlands and you have zoning ordinance restrictions against building those areas or restrictions with legal um or if it's the preserve parcels those are publicly owned parcels um there are going to be some barriers that that prevent you from being able to pursue this kind of use on those sites at least at a large scale. So just to give you an idea, I think um since mentioned that putting that map together, it's a good idea. You move down um later in your packet uh starting on page 14, we get into some of the specific updates that the planning commission asked us to look at and enter into set of amendments. The first one and we were kind of um debating this debating it but having an open-ended discussion about the closed loop cooling system requirement. Um the first thing we do here is to define what a closed loop cooling system is and there's kind of a generic definition. Um we you know I think as these ordinances get developed a lot of communities are working on definitions from different legal resources. We've certainly done that. and looked at some examples. And so a lot of this language overlaps with examples that we've seen. Um there's a definition for the closed loop going system in here which is you need to have

a definition in order to link back to a term you use later in the zoning. This is just simply laying out what that would look like. It's a sealed system where uh coolant circulates continuously absorbing heat from the source and then transfers that heat through the heat exchanger for removal without uh coolant ever being exposed to the environment. Um which that that would apply to water coolant coming in and circulating uh inside of inside of closing environment. Um, we also have um on on pages 14 and 15 of your packet, we have the same amendments we looked at previously with adding the data centers to the light industrial district as special name uses, removing them from the research office district and then applying some of the terminology about uh computer repair that was associated with it into the village commercial district. You have more like retail commercial stores Then we get into this what are called the supplementary regulations which apply to specific special land uses. Um many special land uses have a set of specific requirements as we'll see with the the cemetery tonight. It's much simpler set of departments but uh special use requirements nonetheless. Um for data centers we've established some initial requirements under the supplementary regulations. Um the first one that I'll highlight is on page 15. we talk about the land area um for the small scale 50,000 foot and under these would be um we recommend they adhere to the minimum zoning district requirement of 1 acre and and surely they'll likely be larger if it's 50,000t building. Um but then you get into larger scale and that's where we can have a conversation about um scaling up the size of the building um or the size of the site

based on the size of the building. You might have a a ratio of acreage based on the size of the building. For example, each fraction of um let's say 10,000 square ft um of building area. You might add an acre of land requirement, something along that those lines and we can look at developing that further. Or you might say based on the setbacks and um you know requirements for managing storm water on the site there's going to have to be a certain amount of open space based on a building of a certain size and sometimes the acreage of the site doesn't matter that much and in fact you might save some land for other uses or preservation purposes if you if you don't have a minimum acreage in there. So it's kind of a philosophical discussion. One item I ask you to look at as a planning condition is if you want a minimum acreage requirement for the large sites. Um, moving on to setbacks. On page 15, we have some uh specific setback requirements. Again, for the small sites, you might have the basic setback that's used in the zoning ordinance um for the light industrial zoning district. And then for the larger sites, uh looking at this 150 foot setback from lot lines to the building and 100 foot set back to the parking area. Um, fencing and screening is another item that we can have some flexibility on. There may be no specific fencing and screening requirement as long as you adhere to the other fencing requirements in the zoning ordinance. Uh, or you may have decorative fencing requirements. Maybe it's a 6ft tall metal um, decorative metal maybe a black or decorative metal fencing that would apply to a property like this or perhaps a brick screening wall. Um, we really haven't gone into the fencing and and uh wall requirements yet, but those are things that would be reasonable to ask for at least along the front of the property. Um, buffering and green belts, we recommend um again for the smaller

sites adhering to the basic requirements, but for the larger sites, um, you might look at a 100 foot wide green belt maintained around the perimeter of the property in which there's a burm um at a 3:1 uh rise. Uh, so basically a you have a a burn that rises at a rate of three feet for every three feet wide for every one foot tall. So, um to get up to that six foot height minimum that we recommend would be at least 18 ft on on both sides of the outside and then a 10ft kind of shelf minimum wage on the top where you plant trees. Um just to give some additional buffering and and spatial protection to neighboring properties there. Uh moving on to noise which is subsection G on page 16. We talked about changing the requirement from being based on the receiving building on a site nearby to being based on the receiving property line. And so the requirement here would be to keep it at measurement of no higher than 55 dB as measured at the nearest residentially or agriculturally zoned property line. Um and that's a pretty enforceable standard that you could use a sound study to um evaluate what the anticipated impacts are before you consider an approval project. Uh cooling methods again um to preserve the uh this is a new requirement again we added subsection J on page 16 would be to preserve the availability of nearby portable water supply and to maintain the integrity of various surface and groundwater resources. any data processing or computer center that proposes to use water cooling must do so primarily through a closed loop system or recycled water system. Um and then we could add something, this isn't in the packet, but we could add something that says if the a more efficient water usage um method is presented by the applicant, the planning commission and the board have a

discretion to approve an alternate. Um if you'd like us to include something like that, we can include something like that. Um, and then another couple of items here moving down toward the bottom of the the list of of u components of this supplementary regulations. um the set of supplementary regulations, the decommissioning plan, there would be this kind of language that we borrowed or um over overlapped with a lot of from another example, but um looking at decommissioning and having some requirements for how the applicant shall include a decommissioning plan in their project that shows the anticipated life of the data processing center, the manner in which it's decommissioned, the actions that will be taken to resto restore the site, removal of the equipment, the estimated cost of decommissioning, the method for ensuring the owner and operator will have sufficient funds available to decommission later. Um, and then there's also a requirement in here that automatic decommissioning could kick in if um there is no operation at the data processing or computer center for more than one year. Um, then there would have to be decommission that sets in motion. So, all new aspects to think about there in addition to the other requirements that you see on page 16, well, actually page 14 through 17, which we um reviewed previously. Um, I guess the last thing I'll say is that, you know, kind of zooming back out, you and the planning commission are really only obligated to allow uses or approve uses through site review that are permitted in the underlying zoning district. Um and the township is really only obligated to engage in bringing a different zoning district to a parcel to make the um make a use available on that parcel through resoning if the resoning gels with the future land use map of the master plan.

And so that brings us back to um kind of the fundamental issue here. There's very limited acreage in Lima Township on which it's zoned appropriately to allow all these things to kick in that we're describing here, especially for at least for large data center sites. Um and so another exercise that um that we're starting with this process is to um not make the conditions for a hyperscale data center with this set of zoning ordinance amendments in terms of setting aside a future land use map amendment or reszoning a bunch of property. We're not recommending any of that occurs right now, but what we are recommending is that there's at least a mechanism in the zoning ordinance to um bring in those discussions and allow study of areas um based on uh somebody demonstrating that there's a regional need and that environmental impacts will be satisfied and all those kind of high level planning goals um through a master plan amendment. um and that that sets the township up to not um fall into an issue of exclusionary zoning. So, there's um some some adjustments to the amendments section of the zoning ordinance that will allow um kind of a very specific process for kind of outside initiated master plan or future land use map amendment. um that allows the planning commission to bring in studies and allow people to make their case for kind of restarting the master planning process to um make room for large sites whether they're data centers or other uses. Um but just so that you have a means to recommend that to people so that there's not kind of a a no with no way to appeal more or less. So that's the the final aspect of this set of amendments is to have some specific language around amending the future land use map of the master plan. So with that we um we have some questions that could probably be answered with some additional discussion

from the planning commission but otherwise we're happy to continue preparing this for an eventual uh public hearing. um you know coinciding with uh there's a moratorum that's going to be expiring here in a couple of months and we could probably get this close to finalization um around that time frame. So I'm happy to we're happy to answer any questions that you might have at this point and facilitate any discussion you want to have. Okay,

questioning fencing. What are pros and cons about um well screening versus fencing? I mean, do is it better to have a visual barrier or do you want to be able to see what's going on in there?

Yeah, I I'm sure the proprietors in these places want to have a lot of security, but that can be done through means other than just walling them off. And I think that generally it's a best practice to shed some daylight on places to the best extent you can with uh maybe transparent fencing and landscaping um often serves the community better than having walls um even for large impactful sites. side. Now, if there's a need for a wall as a um as a sound barrier, if the sound study comes back and says that there would be a need to provide sound mitigation, that's certainly something we could allow for make make room for in the zoning ordinance. Um but primarily, uh it seems that the best approach for sites like this is typically put more of a decorative fencing around the perimeter and landscaping.

Okay. Yeah. And it does seem like they're going to want fencing anyway for security, right?

Um so that's fine. Um just a a and well on page 16 letter J. Can we take out the word primarily? Seems like a loophole. Yeah, I think that's a good recommendation to be clear. Um, along with that, would there be an interest in having a a way for a alternate water usage plan to be presented? I don't know what that looks like. I think so. Yeah.

Yeah. And that could be graywater uh recycling. Maybe some of it would be not technically um closed loop, but there may be some other ways that um manufacturers might recycle water that perhaps this isn't contemplating. So I think it's a good idea to strike primarily and then have something that says an alternative water usage plan would be proposed if that makes sense.

And then I just had a question about the decommissioning. Um how does that work with the financing like the bond and letter of credit? Like if they have a letter of credit and we grant them the zoning, they build their thing and everything. Does the letter of credit can that be like withdrawn later and us not know about it or is it something that's created and continues? I'm not sure I'm asking that. I think you know what I mean. Yeah. Well, um, the letter of credit would typically have the municipality assigned on it so that there's a it's connected to L Township. Um,

so we're kind of the beneficiary sort of thing. Yeah, I'm trying to think of examples. um whether it's a performance bond or a letter of credit u it's something that there would have to be typically the financial institution would file that with the municipality um so that I want to come back with a better answer on that um so that we know that that's a something that can't be received yeah I'd just like to understand how that works like if they the company folds and goes away does the money go to the township and then the township is responsible for um administering that and yeah

yeah that is the ultimate goal. Um yes we'll come back with some more research on that to make sure there's um sound returns on that. I'm not sure if there's anywhere else in the zoning ordinance we really get into um financial shies like that. We'll try to be consistent and make sure that what we write is legally defensible for sure. Okay. That's all I had. All you had. Anybody else?

Um the only thing I said I agree with you on um Jay that if there's a more efficient water system that becomes a you know that is brand new. Yeah, brand new. Um that is better then we could maybe add something in there that if if that comes about then you know. And then the other thing is on uh monitoring wells for if it's a well septic piece of property. Do we one want to have a definition for what a monitoring well is and and just I mean just as long as it's noted in there that if it is well and septic that there may be what do we say go provide details for monitoring wells.

Yes. Yeah. Yeah, I think having a definition is a good idea. Um, yeah, we added some language in here that I didn't go over today. Um, subsection K, uh, there is a statement that, uh, trying to I'll read the last sentence because it's short. If the private private well water supply method is proposed, provide details for monitoring wells. So it's a very simple statement but there's a that's in the section about water usage. Um we also mentioned having water utilization report that's submitted with the application that shows intake volume water sources etc. So

um yes that that um details for monitoring walls they do a lot of latitude planning commission has to ask for you want to ask right but I think we should have a definition. All right. Um, the only other thing, let me see if there's anything else notes here. Okay. So, are we good with not saying the large scale um acreage amount for that? They are kind of um they be applicable as each tied to the size of the building. We good with that? Okay. All right. Then um and I think the minimum in light industrial is 1 acre. Is that correct? Yeah,

it is. Y let me see. I think that's it. And again, they're they're both going to be special uses. So, we do have some leeway. We didn't talk about for the large ones. I think I don't think we talked about um specifying a minimum minimum acreage acreage. Right. Right. Yeah. Right. So, we're just going to leave it. I don't know. But it was Are we Yeah. What do we say? Well, just let the block coverage ratio and all that kind of stuff, right? black coverage ratio and and maybe um limited

equivalent to the size of the building maybe or if the building gets too huge, would you want more acreage? Well, you made the good point. I mean, we could require more a larger ratio of land to building size, but then it's also taking more land off out of other uses. Mhm. So we would be left with just letting it be determined by setbacks and lot coverage ratios and everything. Okay. So I mean that's the question. Is everybody comfortable with that? Right. Right. Right.

I would offer two I didn't see this. We talked about open space requirements. Um, you know, if you if you wanted to, you could keep it so that there's no minimum acreage requirement, but you could also have a requirement that states you need to maintain 25% of the site as open space or or something along those lines. We looked at some examples of what other communities have done for that. Of course, again, that makes us might be polluting the site, but it also ensures that that's um in a way that preserves natural resources, right? Helpful given all the environmental impacts.

Yeah. If you could get some examples of that. Yeah. Yeah, that might be good because it looks like the setback for the large one would be say 15 150 ft from all lot lines. So, Well, what if they wanted to put some kind of power generation system? I mean, there's different requirements for setbacks on those. That's a good point. Um because we said specifically building and parking setbacks,

power accessory substation or something along those lines. It would be um just the default unless we make something specific for those. So if we wanted to, we could recommend that there's a 150 foot set back from buildings or accessory substations or similar power generation facilities, those kinds of things.

Yeah, that that makes sense. Okay, anybody else? Any other comments? If not, I think we kind of giving you a little bit more direction and maybe we can I know we can't have a uh cannot have a public hearing for our next meeting because of Memorial Day and we're a week early. So, it would be June when we would have the public hearing for this if and that gives you a couple months to get get it kind of dialed in. Mhm. So

yeah, if we could try to get a revision done for the May meeting, um possibly at least an interim update and then have the hearing in June if that schedule still works. Yep. Yep. Okay. Does that sound good to everybody? Yep. All right. Thank you, Dan. All right. Now, we're going to the new business, Edward Cemetery. Um, we'll start with and I don't know. Is there an extra survey for people to look at if they're here to talk about? You need to um Oh, really? Yeah. Yeah. I put an extra copy survey that lets people know what they're talking about.

Yeah. I just have one extra. I thought we were going to get big ones brought. Did you bring some big ones, Mariano? No. Oh, you can use mine, too. Yeah, you can use mine. Just get As long as I get it back, I'm good. No, let him use mine. I I'll have him use mine and then my other spare. Okay. Okay. That way you can keep an eye. You know, you know what we're talking about. Okay. I guess what we'll do is um first what I'd like to do is before the public hearing I'd like is the applicant here?

Okay. What I'd like you to do is say what you're planning on doing and then we'll open it up to the public for their comments and concerns questions. And if you have a question or concern, you got to address us, not them. So, okay. All right. So you can just kind of tell us what you're planning on doing.

Well, just a simple 16 sight family cemetery with a simple fence around it. We've got a nice clear spot away from anyone else's view on our property. Um we picked out so far. It's visible in that survey you guys have in your packets. Um I don't know how many personal details you want to know. That's about all as far as factual business details. Um okay. All right. Then I and now we we'll open up for the public hearing. Do you want Dan do his review? Well, yeah, Dan, I guess you could do your review. Or you think we should do the public hearing first?

I guess if if my review it might help u clear up some details maybe. All right, why don't we do that? Do your review and then you guys get

Sorry. Sorry everybody waiting. Um, thank you everybody for letting us comment on this request. Um, the applicant's materials in your packet start on page 22. I think that some of those materials I did not um cover my report, but I do want to mention the applicant uh submitted responses to the special land use criteria from section 334 of the zone or which I refer to as well and they provided their own answers to the um the criteria and uh I just encourage you to look at those um because they they give a lot of personal detail in the background that um this report does not necessarily get into. Um so I just want to mention that they've submitted materials. Um of course our report starts around page 34 and I'll get into my comments here. Um as mentioned I think this is a request for a a private cemetery. uh private cemetery is a permitted special need use in the RR rural residential zoning district which is this parcel zoning uh under the line of zoning ordinance. Um the parcel is zone rural residential. It's also master plan for a one one to 5 acre parcels which uh aligns with that zoning. There are no flood zones or wetlands that appear on public uh publicly available mapping on the site. Um the submitts that were provided include uh six sheets uh sealed by a surveyor. There's a vicinity sketch uh parcel boundary cemetery survey cemetery details and two sheets of legal descriptions. Um this is a special land use and because uh special land uses require site plan review under the zoning ordinance um all requirements under article 7 of the zoning ordinance were reviewed with this report and so we're

obligated to kind of call all them out. I know this is a long report um pretty simple site we work through findings on all these requirements. Um some of these standards are not applicable to a site of this nature. It's not a um it's not a site that has any paving or or very detailed design um features and so some of the requirements don't apply but some do. I'll just summarize the ones that um would apply from article 7 that don't appear to be provided so far. Um the first one is relating to uh topographic information. If the surveyor um can provide some elevation data, some grading information proposed or existing contours, I assume the topography is not going to change very much. Um that would be something we look for on the plans. Um simple request is to have the name, address, and phone number of the property owner um and the uh applicant on the actual site plan drawings. I know the surveyor's information was on those drawings, but having owners on there as well would be required under article 7. We also would look for um the proposed there's a section that pertains to proposed streets and driveways. Um within that section, what appears to be missing that should be provided is the propos proposed surface type and width of the access driveway. Uh there's an easement that's provided. I didn't see the the surface materials um for the the width of the driveway. So, those details should be added. Um moving down to some other standard information, just adding notes pertaining to the existing zoning of the site and the surrounding sites. Uh we're looking for required yard setbacks and that can just be a list um coming from article 4 of the zoning ordinance. There can be a list of what the setback requirements are. Uh, and then landscaping strips is something that the zoning ordinance calls out in

article 7 here. There's a more specific section that pertains to landscaping that I'll go in greater detail on a little bit later so we can talk about that then. Um, it appears there are no buildings and I mentioned that a couple times in the report, but I just wanted to verify there would be no elevated structures. Is that correct? Headstones. Okay. Um and um we also mentioned in this section the last thing is just uh means of water providing water if there's any well water that available for irrigation or for um you know watering uh watering bases or anything of that nature. So just giving some details on supposed watering methods. Um and moving into the supplementary regulations for cemeteries under section 512 of the zoning ordinance. Um I'll again just go over what was not provided or what's not available from the plans. Um you know setbacks are not a concern. They they uh meet all I will say the planning how this is written the planning commission um she'll be re reviewing the proposed setbacks to make sure that they're appropriate u based on the existing planned neighboring land uses. Um the site is over 100 feet from any lot line and it's very um apparently low impact use and setbacks appear to be adequate from a planning perspective. Um that's ultimately up to the planning commission. Um there should be no building located closer than 100 ft of the property line and there are no buildings. Um getting to what's what's not met here. There needs to be adequate what calls off streetet waiting space provided for funeral processions. the no vehicle stands or waits in a dedicated driveway. Um there is significant uh access driveway length that is provided but we would ask that the applicant just show where they anticipate having the

off streetet waiting space designated on the site and um along with that uh you know an estimate of the ant anticipated highest number of vehicles on the site. Um, you know, it's kind of a thing you don't want to have to think about too much or estimate, but we do want to have some perspective of um how many vehicles will be on the site at once. Um, we also mentioned um that there's a public road access. This is a parcel that's got two narrow access points to the public roads on Sci Church Road along the north edge of the site and then um more specifically on Fletcher Road where the driver will be entering the roadway. There is a proposed easement uh and we have other comments regarding the easement. Um we would ask ultimately that whatever easement is provided is recorded um with the Washington County Register of Deeds and then provided to the township within 45 days of recording. um give or take that can be up to what the sometimes the timing of those things takes longer or shorter. So that can be up to the township to determine. Um we also recommend the uh documentation of perpetual care and maintenance is provided with the easement or the easement agreement. Um so there's demonstration of perpetual care on that property. Um getting into the location and site arrangement. Again, this is a partial the actual parcel on which the cemetery plot is proposed is uh officially landlocked. There's zero frontage and so they would have to use the parcel to it which I call parcel one in the site step plan report at 2071 South Fletcher Road. There's a home on that parcel and then the parcel the cemetery will be on is landlocked. Um it appears that there are solid lines on the survey drawings showing that the cemetery is further divided from that parcel. Um I would recommend against any site that has a true real property um

that's divided out there because that will run into frontage limits and issues with the land division act. So in in its place that should be a recorded easement rather than a new divided parcel. Um and that would alleviate a lot of concerns. Um although not all. I will I'll mention some more further down here. Um I uh I mentioned in the report um that this is a parcel that because it's landmocked it's um it's has to use the property in front of it and it's essentially a zero frontage parcel which under section 12.2 to the zoning ordinance. Any lot that's been created that has zero frontage or non-conforming frontage is required to be seen as a non-conforming lot on which you can only build a single family home or an accessory um building that's customarily incidental to the home. So, picture a shed or an accessory building with a home. Um the zoning ordinance does not capture private cemeteries under that terminology. And so we run into the issue with this parcel um that you you can't build a new use like a private private cemetery on a parcel of that nature um unless you get approval from the board of zoning appeals. And so this review ultimately um has to get back to the zoning board of appeals. It's interchangeable DZA, ZBA, whatever you want to call whatever it's officially called. I think it's the ZBA. um they'll have to go to the ZVA for approval. Um per section 12.2 paragraph 3 um basically says to build anything like we had a couple months ago with a different project other than a single family home, you have to get approval from the ZBA. So

um the complicating news with that is that there has to be an application to the ZBA. Basically has to go through the the dimensional variance type of review. Um, I will say that just glancing at some of the criteria that's been addressed with the special land use application, um, probably some of that can translate to a zoning board of appeals application as well, but ultimately that's a separate application that has to go to the CDA. Um, and that's the most significant issue. It's um, really comes down to the configuration of the land, making sure that there's no new splits and based on the fact that this is a landlock parcel that it goes through the appropriate review process. Um, moving to the rest of my comments, there are no concerns with uh any other dimensional requirements of the property. Um, there's no concerns about height um of any buildings. Of course, there's no density because there's no dwelling units here. um the width of the parcel is sufficient for the use that's required in terms of the the width of the the parcel once you get into the parcel even though the official um technical width of the parcel is determined by its frontage which there is zero width as we discussed um on page 42 of the packet uh there's some discussion of landscaping um I will say that under anything that requires site plan review all of the landscaping standards or those zoning ordinance apply um but only the specific requirements. Um I I go through these one by one. Um some of the zoning ordinance landscaping requirements are based on parcels that have parking lots or required parking areas. There is no minimum required parking lot for a cemetery. And so essentially that's a non-applicable requirement. There's no required landscaping based on parking. Um there's no frontage and so there's no required landscaping based on the frontage or green belt of the site. Uh there's no buildings and that alleviates

um two aspects of landscaping that would typically apply where you have to do perimeter landscaping around a building and also there's an requirement of screening between buildings and residential uses and in this case there's no building on this site. Um so officially you go through the list and there are no specific landscaping requirements. However, the planning commission may recommend specific landscaping as a condition of their special land use approval to make sure this use coheres with the the neighboring properties and blends in well. Um and that's the discretion of the planning commission. One thing I will mention related to that going back to the arrangement of the site um this is a the way it's drawn up you'll see that the access ement on their middles. It kind of goes across that um the flag portion of their property at 2071 South Fletcher. Um but then it crosses over part of that property kind of on an angle. And one recommendation I would have um fully understanding there's not an intent for the the home site that would be changing hands or changing families, but there is always the chance that that will occur. So my recommendation would be to make the easement flush with the property line so that um if ever there is a split between the the use of the private sanitary one family and whoever's living in the house that there's a kind of a a clean separation there and that there's no need to kind of cross over the easement or share that part of the property more than is necessary. Um that's a little bit nit nitpicky, but it just would clean up a potential access concern in the future if there is ever a split where the family is no longer associated with um the frontage parcel. Uh so that's just one recommendation. I I kind of put a little graphic in the packet that shows having that ease flush with property line, maybe widened out a little bit so that there is room to plant some trees or have uh some some greenway separating that house. Um, and that's really the discretion of the

planning commission if they want to adopt that as a condition of approval. Um, and uh up to the applicant how they would plan that unless the planning commission has specific requirements that they impose on that. Um, my report also includes special land use findings on page 44. Uh, because this is a special land use and zoning ordinance. Um, I will try to summarize these as best possible. Um the first is that the uh special land use will be harmonious and in accordance with the general objectives of the township master plan. Um the the cemetery will be anticipated to bring low levels of traffic to the site. There will be use that's compatible with preservation of low inensity land use that's typical of the agricultural zoning districts. So um it appears that that standard doesn't matter. Um the use has to be designed, constructed, operated and maintained so as to be harmonious and appropriate in appearance with the existing or intended character of the area. Um again this is a small site 2288 ft of total uh cemetery plot space um on over 9 acres of land that's presumed to be largely open space. So again harmonious it will be anticip anticipated to be harmonious with its surroundings. Um it's also not anticipated to be hazardous or disturbing to existing and nearby uses uh which is one of the criteria we have to look at um in section C. Um so long as the appropriate approvals are um received from the county health department. I believe that standard has been met um that the use is compatible with existing and adjacent uses of land um and will promote the use of land in a socially and economically desirable manner. Uh the proposed use will have minimal impact on the adjacent properties and will allow the subject site and adjacent properties to develop in whatever manner they choose in a in a socially and economically desirable manner. Essentially

uh whether the site will be served adequately by public water uh private public or private water and waste treatment services. Again, um pending any information on irrigation or water for races, um there's really anticipated to be very minimal public utility component to this. Um that the use will not create excessive public uh public costs and will not significantly decrease property values of surrounding properties. Um that one again this is a preserving open space and will involve no development that will cause detrimental impacts to neighboring properties that will reduce property values that you can anticipate. Um last two here the second last is that they will meet the requirements and standards of the zoning ordinance and other applicable law standards and requirements or regulations. Um those will be met subject to the conditions of this report. Um and then finally that this will be harmonious with the natural environment and more unique natural features and again this is a small disturbed area in a larger site that'll be mostly open space. So we believe that criteria criterion has been met and so we think there's adequate justification for the special land use approval in this report pending um any action by the ZBA on uh the um the variance aspect of it or the the ZBA's review aspect of it and then pending preliminary and final site plan review. Um that being said, I we think that this use could be um conditionally approved for special end use and um potentially for preliminary site plan understanding that there would have to be significant more details that come back with the final site plan review. um the procedural aspect of that. If this if and when this goes to the ZBA, the ZVA needs to have a preliminary site plan approval in hand that they can reference if they're going to approve that part of it. So, it's kind of a back and forth process. Um but

the planning commission could um uh grant preliminary site plan approval and special land use approval today um pending ZDA approval and pending site plan final site approval at a later date. um subject to the conditions I've mentioned uh throughout my statements here um which I believe I have stated throughout my other comments here. I don't um I can certainly help walk through those again if you'd like as we're writing a motion but I won't repeat them now. I think okay summarize everything so far. So happy to answer any questions turn it over back to the planning commission and the public.

Okay. All right. What we can do now is open up the public hearing to the people that want to talk. Uh haven't, you know, want to express something about this. Um if you stand up, say state your name and your address for the record and we'll whoever wants to go first. Jim Brley. Uh I own property right there on the corner. Right. So I'm on

Yeah. My question is, and I guess you know it's legal to have a family cemetery, is there going to be any cost to their township? The reason I asked that, I mean, I don't think any township and ours included are not running with all kinds of money. So if if all it's one thing if the township has to pay something that's only going to benefit you, you know, and and the other question I have is is there something in there, maybe I missed it, how the actual burial sites um uh are I mean is it the same as what it would be in another else, you know, I mean, is it going to be in a casket? Is it going to be a mold or whatever? You know, I mean, that's a couple of concerns that that I have.

Okay. All right. Um, I have some questions unless you need to answer his. No, I mean basically what we'll go over I know there's something in in the um in the review that talks about uh perpetual maintenance and that they will take care of it and it will not go back to the township. I think it was something like that. Yeah. Yeah. Yeah. So that would be the only thing that you know one question it should be it's their responsibility. Um and then you know if they default on that then we go after them. So

Right. And they were talking about the the specifications of getting to and from. Right. Right. Yeah. Cuz it's I I think the thing off of Fletcher is pretty narrow. Is it 66? Is it I believe it's only 25 ft. 25 ft. And it's only 25 off of side of church too. Isn't that correct? Yeah. Yeah. So, are they going to be required to build a separate driveway to that plus their home driveway or um the way it looks like on the plan comes out? It comes off the home driveway. Yes. The home driveway. Now, they might need to to you know,

well, it' be an ement fortifi. Yeah, it' be an e easement for the cemetery. Right. Right. even though it's a personal drive, it would be an easement, right, for there to get to the cemetery. So, be an easement to get back there. And then, as he had um Dan had said, maybe you want to from the driveway portion of the site go down, put a little down to go into where the uh burial sites will be. Okay, Richard, if you don't mind, I don't want to stand. So, that's fine. Take off. No. Um,

several questions, but I'm going to go back partly to what Mr. First had to say. Sadly, you guys are gone. I'm going way down the road. No one from the family is available to maintain the cemetery. What happens at that point? they they have to set aside money in the beginning for for upkeep and and stuff, you know, 25, 50, 75 years down the road. Mhm. Um, how is that handled? I'm not sure. Is there is like bonds are there bonds that are put for something like that or not? Or didn't say it goes with the property, the responsibility goes with the property owner.

Goes with the property owner. Yeah. Yes. Okay. And there was that question. Who owns parel two? Who owns parallel two? Um, it looks like she Jeffrey Spencer. It's your father. Yeah. So, I'm in Edwards now cuz I'm married, but I see Spencer was my father and he passed away in 2021. Okay. Inherited and you've got the property above that. You've got the house above that. Okay. That's great. And we're planning to change that name out of or the parcel out of his name to our name to your name. Okay. All right. Okay. That that helps. Whoops.

Because I was going to say I know Jeff's not here, but if it was in a state or an LLC or something, right? Just in terms of clarification there. Um, the other question that I have, if you'll look at your certified survey, uh, we have the property just to the north on Sio Church and we border along the other ement, which is fine, but you have us looking like we own all the way to the far right. David and Barb Miller own that property. It was formed by Crafts. They're not listed here as a owner. It's like you have us all the way across that. Oh, I see. I see. They probably should have notified. I don't know if you notified them or not. I don't know. I guess once I can tell

you. Oh, you didn't. Not because you don't live with you don't live within 300. Yeah, they do say 300 ft. It's 300. It's to live within but the person generally we would notify you. Okay. Got so so I believe that you need to get a correct survey done certified surveyor. Yeah. You missed the house cuz he didn't put that down. Yeah, you're right. And we'll let them know. But I think they officially should get something from the township. I I doubt there's any issues, but it's something

they Yeah, they should have. I agree. Maybe because I don't know why that didn't show up. H I don't know. Yeah, because you have our names going further to the east than we own. Right. Right. Like over over where that 260 is. Correct. Gotcha. I do have the list of people. Correct. If you follow the north south line that comes along partial too, you'll continue straight to Saturn Church. What was it? What was their names again? Dave and Barb Miller. Dave and Barb Miller. Let me see here. She's got a list of the people that she had not. Yes, I did send a a notice out to Dave and Barb Miller. Okay. Okay. There. Yeah. Good. And who else were we questioning?

That's it. Oh, okay. Well, Tim Brisk is quering, but Yeah, I know. But he's not within the 300 ft. Yeah. Yeah. You're too far down the road. You're too far. It's too far down the road. Too far. Okay. Um, any other just in this the same vein? Cuz I caught something he said, but I wasn't sure. So, down the road, cemeteries in place, everything's fine, right? Can they split off partial two and have other homes built up there? Do they have some odd restrictions for that? It depends on when when was the original parcel. How big was the original parcel for your dad? Yeah, it's it's landlocked.

Um he's always had it in those two parcels. All right. Yeah. So, um I think because it's landlocked and it's because it's got only like 25 ft to one. You going to make it into one parcel or are you going to keep them two? Um, we'd like to pursue getting a combined. So then it would become one parcel instead of two, but with the 25T easement, they wouldn't be able to subdivide that property anyhow. No, I don't think they'd be able to divide it with the 256 foot wide easement. Right. Right. To be able to put multiple homes on them.

And the only other thing they could do is, and this is why, it has to go to the ZBA. Anytime you you try to use something different than uh a non-conforming lot can be used as a residential home. That's it. So anytime you would try to put like four or five residential homes that would have used that would not be allowable unless they went to the ZBA and the ZBA. Yeah. So, if I'm understanding what you just said, 20 years from now, if they chose with another sibling to let them build a house, that's not going to be an option for them. Um,

I don't I mean to to split the land off and put another house on it. I'm not sure. Is that the question? Is it a primary use? It would be a primary use, but could they split it off? I'm not even sure you could split it off to be honest with you. Let me word it different. Could they, you know, build a second home and subleasase it to whomever? It doesn't have to be a family. Yeah. I'm really, you know, not really highly worried, but just I caught I thought he said that the property could not be split again or could not be used as a building site. I'm just trying to clarify that

and I think and you know I think because neither one of the accesses are 66 ft wide right they got since they got a second access that might that might change it I don't know if they if they got the access off the sire church in addition to the access off of uh Fletcher they're still it's still not 66 ft wide I thought you just need to access Well, why is there two? Is that what you're asking? No. No. He thought

you can only put one house on a parcel if you don't have more than if you don't have 66 foot wide. You need two way traffic. All I'm saying is there's two access points to the property. One's off of Fletcher and then there's another easement off of side. I think when the house was originally built or going to be, he wasn't sure to build it. Yeah. Which he was going to use. And if you see the layout, he picked the much safer direction. I know. I looked down early. Is it? Oh, okay. So, nobody might even be able to get back there from the one side. That's not That's not even the most sane direction.

Okay. Um, you know, I don't, like I said, parcel two and we've got parcel one. I think I think it was the two. One parcel is believe 9 acres that has our home on it and the other one is 72 years old. Doesn't it the sizes are correct? I may have back apologies. The homes on the 3 acre. Yes. And then the larger parcel where you have the the cemeteries on the 9 acres.

I always thought we had 13. So that Yeah. Okay. Okay. All right. Um in on the question about future build. Mhm.

Um I did look at Google Earth or on our parcel map. I can't remember which, but you have to zoom out. Um, the only I think all all parcels around you have home sites on them and they're they're there's no way to get to Fletcher Road or side of Church Road in a way that you can develop anything more than what's there right now, but to the south potentially someday there could that there's a larger farm property. I forget the name of the road to the south, but conceivably somebody could build a road through that and then subdivide that. That's pretty um pretty hypothetical. Um right in terms of these two parcels, I think there was a good hypothetical that was raised.

You under the zoning ordinance can build up to one single family home and it's accessory building on any non-conforming parcel that would include the the complete landlock parcel, right? technically and they could gain access through an ement either the one that's existing out to Fletcher Road or up to Style Church Road through that other there's a there's a strip of access there but there's no driveway. So

um that other par could have a home on it someday in theory but it's virtually possible the way the land is configured now that any other any further approval could occur. You couldn't build a subdivision or a second back there because there's no room for 66 foot wide private roads right away for example to get through there anywhere. So yeah, just a another little bit perspective. Okay. All right. Is that Yep. Clear as mud. Okay. Truth. I live just south of this farm. Okay. Truth. Is it truthale? Okay.

Truth. And I have one question I guess where the driveway currently goes up now and the proposed easement will go up to the site location. Mhm. Is that going are they going to be required to put in an access road to get there or just provide a easement for future use? H to the cemetery. Yes. The way it was written, it was going to be grass off once off of your drive, right? Yeah. It's going to be a grass drive getting to the cemetery. Okay.

And then I think you did make it, Dan, you did say something about making an easement to the cemetery. So, it would be an easement. It wouldn't be a road, but it would be an improved easement or is it just um healed like it is now? I think it's it well the way this is drawn it's just feel as it is now. Yeah. But it says that in the grass

there is um there's no requirement I'm looking here um in the specific standards for cemeteries although we do want to have the information on what the surface material is on the site plan. Um in section 5.12 for cemeteries um you have to show uh that there will be direct ingress and egress from a paved public road which means you have to have the easement connect all the way to Fletcher Road. In this case there needs to be an easement for ingress and egress from the public road to the land on which the cemetery is located and that easement must be recorded. Um and there of course we talked about the provisions for perpetual care and maintenance of the cemetery property which would include everything encompassed in that easement up to the cemetery. Um but there is no specific standard or requirement for what the road paving material is that I'm aware of unless

Okay. So I guess it could address one one way of saying it could be unpaved. Um that brings up the question. Okay. So it's there's no specific does the the guy that's going to dig the or the cemetery or the I don't think Johnny going to drive by disrespect but I don't think Johnny's going to drive up there with his car cuz that driveway is very very narrow and the brush and everything else. I just I didn't know if cemetery people have certain, you know, requirements. Mhm.

You know, even if you had to take a backhole up there and that kind of stuff, you know. Mhm. That was leading to my question of how are you going to get there? Right. Right. Right. If you recall, when this cemetery down here was not being cared for, my father was buried there. We had a rainstorm. Johnny Mitchell put the cast in the back of a Suburban.

If it needs to be done, it'll get done. That's probably not an issue. If I can just say something to you, we've spoken to the funeral director at the home about that because it is pretty rural, rough land. And he said, "As long as you've got the paperwork and everything, you can strap it to a trailer if you'd like and Okay. Okay. Well, where my parents are buried down in Oh, well, it's off of it's in the country down towards Blissfield and it's just grass drive. The the cemeteries in the middle of the field, so and they make it, which is fine, right?

No, I just it's not odd to have especially the older seven, right, to have a grass driver, right? And I and they're like 16 sight uh burial plots. Is that correct? Yes. And they're like 10 by No. 10 by 10 by four. Yes. I have I question. This is more out of curiosity than anything else because we're very far away from your property line is. Mhm.

Um what type of burials is it going to be vaulted? Is it going to be um green? I think at state health department state. Yeah. The state would tell them. Well, I mean I'm not oppo I mean opposed either way, right? I just my concern is with the amount of wildlife that seems to be up in that direction, you know, I just And the depth of the of some of the reading I was doing, you know, the depths are different. Right. Right. It's not six feet anymore. It's not 6,

but I but I think the um I I I know the state regulates a lot of that. And I don't we didn't get is there something from We didn't get anything from the state or anything. Yeah. Yeah. Yeah. So, uh, anybody else any questions? All right. Did we answer your questions? Yeah, kind of. I don't want to come back and fight the township. Right. Right. And that's what that's definitely what we don't want to.

We've already got several township cemeteries that we have to deal with. Yeah, sure. Right.

Okay. All right. Well, then I will close the public hearing unless there's any other comments. All right. Now, we can discuss this. Um, okay. So, you guys questions, concerns? I mean, I think as long as we have the state regulations that you adhere to, um, I think it sounds to me like it's going to be a very natural cemetery, so there's not going to be paved roads or anything like that. Um, yeah, I don't. And it's kind of like a little small parcel, a small acreage area within a 9 acre parcel. And I don't think any nobody out there can see that area from where you are. But you know,

you can barely see barely see it. Probably if you walked to the back of our property. Yeah. Yeah. If you went way back. Yeah. Okay. Cuz Yeah. I think you would be the closest according to my survey here. The property the 9.9 is that currently farmed or just grown up or just grown up? Yeah. We have several mobile fields, but that's all. Okay. It's It's backed by forest, so really only people can see. Oh, okay. And you're going to keep all the trees and all that jazz. Okay. Good. Good. Okay. Dear sounds like Yeah. Yeah.

The deer will be visiting a lot. Yes. Questions? Anybody else? concern. So the way I'm sure perpetual is taken care of. Yeah. As long as it's there is an agreement for perpetual maintenance. Yes. Even if it changes hands or something like that that it be becomes a responsibility of the new buyer and it's clearly stated to that buyer that they are responsible. Yes.

Okay. Um, so I guess what we need to do, there's several things on the plan that need to be dealt with. Um, but for them to go to the ZBA, we would have to approve the preliminary site plan with all the conditions that need to be dealt with. Is that correct? As well as the special use. As well as the special use. We can approve the special use and then conditions. You can Yeah. Yeah. Okay.

Yeah, you could um postpone action on the special use, but if you're feeling ready to um there's no reason you can't. You can do both a special use and a preliminary site interview today. What the ZBA would need to review the case would be a approved or conditionally approved preliminary site plan. I don't think the uh the special use can come now or can be later. Okay. And then um the final site plan will come before us. Yes. For the final approval with all the changes made and things like that. Yes. That would be right after the ZVA. Okay.

Okay. All righty. So, what do you guys want to do? I don't see any need for any landscaping or anything. It's already done. It's kind of done. Green. Um, so I'm willing I'm ready to make a motion to approve the special use permit number where is it? It's not on there. Uh, 26001

one. Um, with the conditions that the site plan is corrected to include the emissions noted on the planners report. And um they the applicant obtains approval from ZBA for the um site limitations and they get the health department approval and I yeah I guess a separate motion for the for the site plan. Yeah, let's let's do the special use first. I'll support that. Support. All in favor?

Opposed? None. Motion carried. Now we need to do the site plan preliminary.

All right. So I will move on this first. I will make the motion lost her words. What? No. Him. Yeah. Elizabeth is better at the words. No, you don't know cuz nobody thinks that you don't ever do it. We have Howard went for the adjournment. He always That's all good. All right. So, I I move that we give um preliminary site plan approval. Okay. To application I don't know 20261.

Yep. um conditioned upon the applicant put correcting the site plan to include the information that was missing as noted on the planners report. Is that everybody good? Well, I need a second. H is that was that you? Did you mention the ZVA on that? No, I did not because it's a preliminary site plan approval. Oh. Yeah. Okay. I'll support. All in favor? I oppose. None. Motion carried. Okay.

All right. So, you've got some work to do getting your site plan the final to us and then um and again, like I said, we'll we'll check the final and and if there's anything on the final we need to change, we can change it. That's a question too. As far as burial goes, I assume I need the final final approval before that can occur. Um I think so. I think so. Yeah. Just to be safe.

Yeah, I I assume so. We The only thing I wanted to say ask that for is that uh he passed back in November and we've been paying storage fees for him for that long already and we'll be paying them now for I think you said two more months until the next meeting. Yeah, in June, right? So, well, if there was any way to do that, that's the only reason I wanted to ask. But if you can get something to us for the May meeting, it'll be the the 18th of May cuz we're a week early because you got to do the ZBA. But you got to do the ZBA. That That's going to be the problem. Okay. Well, that won't happen until Pardon me. The

ZBA normally Thursday, like two days, 3 days from now. Oh, okay. But you could do it in Well, the end of the month on Tuesday. Is that what you're talking about? Last Thursday. The last Thursday. Oh, wow.

Suggestions. A special ZBA meeting. Yeah, you can do a special ZBA meeting. Uh, you'd have to do that right now. Yeah. I don't know. How long does the ZVA notice have to be? Is it like us 15 days? Yeah, 15 days. Well, that ain't going to happen. Well, appreciate it. Sorry. All right. At least you know it's approved and you know you know there's an end in near so

okay let me see where am I as much as Thank you. All right we will move on to committee reports township board activities minute. What did you guys do? We had a few things on we was a There was an overage in the wolf account way back when doing the wolf property the planning. There's quite a bit still owed but we're the township's taking responsibility for it and saying it's for the 425 agreement from planning. Okay.

So we're going to close that one out. to get agree on road agreement and we're putting out 350,000 this year for roads. Yeah,

um as far as let's see, we did approve the landscaping waiver for the gas station. Good. do that. And I did mention at at the recycling to them about their no decision at this point for No, I told him he needed to probably speak with the people there. Okay. Okay. Uh Thornton Farms, that's still with both attorneys. All right.

There's been no decision yet. And actually, Bill um found out that Sykes Drive and Wood Drive should be kept up now that we shouldn't have to worry about it as far as for our road agreement. That it's something that both of those roads should have been kept up without us having to put money towards it. The county should have maintained it. Gotcha. Why is that? There's something to do with the um with the state and because they're along the highway, both of them. Mhm.

They're service guys, right? They're service drives. I agree. They need upkeeping cuz they really need up. They never have had it. It's always been up to us if we want to do anything. Well, good. That's good. I'm glad commission. How do we get the state to pony up some money to do it? He's working on it. Yeah, he did find that out though. Good for him. Yeah. Anything else? That's it. Any questions for Nette? Thank you, Nette. Move on to the supervisor's report. Just ran out of here.

He had something come up, so that's fine. Uh let's just move the joint um planning for Silvin and Lima. Okay. We did sign on the intent to plan. We did that a couple of months ago. Mhm.

Uh we will have a public hearing on use for that property. That just for everybody's knowledge, it's the property just south of uh 94 between Fair Road and 52. It's about 28 acres. There's a 425 agreement between Wimma and Silven Township on that that property. Uh so Elizabeth and I are on the joint planning commission for that property. So we will be holding a public hearing on you know ideas for special use I guess. Oh okay.

Interesting. All right. I think we're going to try to the master plan for it'll refer to the limema master plan and the uh silver master plan so that we're not doing so be a whole complete master plan. It'll be like stuff specific to that site and then okay for the all the background information and all that administration that goes into the master plan it's it's going to refer to the other. So at this point there's nothing going on with that. Yeah. And then anybody that would come in for like something the development would have to go to you guys. Yeah.

Even though there's no plan yet, but it's under right under that 425 in place, right? Cuz that's Yeah, cuz it's a joint. Yeah. Okay. All right. Makes sense. I had no correspondence. Final public comment. Anybody any questions, comments? Thank you for coming. And noward Howard, hit it. I'm over your journey. Second.

Can Okay. All in favor? I They do. You do it so fast I can't keep up.