[00:00:04]
I'D[CALL TO ORDER]
LIKE TO CALL TO ORDER THIS MEETING OF THE, OF THE PROVIDENCE BOARD OF SUPERVISORS.THIS IS A SPECIAL MEETING TONIGHT TO HEAR, UH, THREE PUBLIC HEARINGS, TWO ON ZONING TEXT AMENDMENTS TO OUR ZONING ORDINANCE.
AND, UH, THE THIRD ONE IS A CONDITIONAL USE HEARING.
THIRD ONE, PLEASE RISE AS YOU'RE ABLE AND JOIN ME IN THE PLEDGE, PLEASE.
THE PLEDGE BELIEF IS TO FLAG THE UNITED STATES OF AMERICA AND TO THE REPUBLIC FOR WHICH IT STANDS, ONE NATION UNDER GOD, INDIVISIBLE, WITH LIBERTY AND JUSTICE LAW.
[MOTION TO APPROVE BOARD AGENDA]
A MOTION TO APPROVE TONIGHT'S AGENDA.I'LL MAKE A MOTION TO APPROVE TONIGHT'S AGENDA.
ALRIGHT, I HAVE A MOTION A SECOND.
ANYONE OPPOSED? THANK YOU VERY MUCH.
AND NOW IS THE OPPORTUNITY FOR PUBLIC COMMENT.
SO IF YOU WOULD LIKE TO MAKE PUBLIC COMMENT ON ANYTHING ON OUR AGENDA OR OTHER TOWNSHIP BUSINESS, PLEASE COME FORWARD TO THE PODIUM.
SPEAK INTO THE MICROPHONE AND GIVE US YOUR NAME, YOUR ADDRESS, AND TRY TO HOLD YOUR REMARKS TO THREE MINUTES PLEASE.
OKAY, I'M SORRY TO INTERRUPT, BUT SINCE WE'RE ONLY SCHEDULED FOR HEARINGS TONIGHT, THE COMMENTS THAT RELATE TO THE HEARING SHOULD BE WITHIN THE HEARING, SO THAT COMMENTS UP FRONT SHOULD ONLY BE FOR PEOPLE WHO HAVE ANYTHING TO SAY THAT'S NOT ON THE AGENDA.
SINCE EVERYTHING ELSE, IT'S A SERIES OF HEARINGS.
SO AFTER EACH HEARING, WE'LL UH, HAVE A PERIOD FROM BOTH COMMENTS.
SO IF, I'M SORRY, I MISUNDERSTOOD.
IF YOUR COMMENT IS ABOUT AN AGENDA ITEM TONIGHT, SAVE IT AND AFTER EACH HEARING WE WILL ALLOW THOSE COMMENTS.
BUT IF THERE'S ANYTHING ELSE YOU WOULD LIKE TO TALK TO THE COUNCIL ABOUT, PLEASE FEEL FREE.
[PUBLIC HEARING]
I'M GONNA LET YOU TAKE OVER THE MEETING AT THIS POINT.ALRIGHT, GOOD EVENING EVERYONE.
UH, THE FIRST HEARING THAT WE HAVE TONIGHT IS REQUIRED BY THE STATE MUNICIPALITY'S PLANNING CODE BECAUSE IT'S PROPOSING A CHANGE TO A ZONING ORDINANCE AND THEREFORE HEARING WITH PUBLIC COMMENT IS REQUIRED IN THIS PARTICULAR CASE.
FOR THE FIRST ONE, THERE ARE SOME PROPOSED CHANGES TO THE INTERCHANGE OFFICE SUPPORT ZONING DISTRICT, UH, TO FACILITATE, UM, SOME PRO, SOME A TYPE OF USE THAT THE APPLICANT CANNOT QUITE UTILIZE.
THE, THE CURRENT ORDINANCE, UH, TO ACCOMPLISH.
THE FIRST BOARD EXHIBIT FOR THE FIRST HEARING IS A COPY OF THE PUBLIC PROOF OF PUBLICATION WITH A COPY OF THE NOTICE INCLUDED AS BOARD EXHIBIT ONE AND BOARD EXHIBIT TWO IS A COPY OF THE ORDINANCE ITSELF, AND I'M JUST GOING TO READ IT TO THE RECORD, A PORTION OF THE HEADER OF THE ORDINANCE SO THAT THE PEOPLE WHO ARE PRESENT HAVE AT LEAST SOME IDEA, UH, WHAT IT IS THAT THIS IS ABOUT.
IT'S TO CHANGE THE ZONING ORDINANCE BY ADDING A DEFINITION FOR RESEARCH AND DEVELOPMENT AND TO CHANGE THE ACTUAL IO DISTRICT LANGUAGE TO ALLOW FOR A LABORATORY USE MANUFACTURER PACKAGING OF PHARMACEUTICALS AND HEALTHCARE PRODUCTS, AND A MANUFACTURER AND ASSEMBLY OF MEDICAL EQUIPMENT AND ROBOTICS.
THOSE ARE THE ROUGHLY THE PROPOSED CHANGES TO THE ORDINANCE.
AND SINCE THIS IS AN APPLICANT DRIVEN, UH, ZONING REQUEST CHANGE, I'LL TURN IT OVER TO THE APPLICANT'S ATTORNEY.
THANK, UH, I AM GEORGE ER AND I REPRESENT GLOBUS MEDICAL INC.
IN THEIR APPLICATION FOR A ZONING TEXT AMENDMENT.
WITH ME TONIGHT ARE DAVID PAUL, EXECUTIVE CHAIRMAN OF GLOBUS KELLY HULLER, GENERAL COUNSEL, AND PAUL EY FROM CB RE.
UH, MAY I PRESENT AN OFFER OF PROOF ON BEHALF OF GLOBUS? PLEASE? AT THE END OF MY PRESENTATION, MR. PAUL WILL ATTEST TO THE AC ACCURACY OF THE OFFER AND ANSWER ANY QUESTIONS.
GLOBUS WAS FOUNDED IN PHOENIXVILLE IN 2003 TO CREATE SOLUTIONS FOR PATIENTS WITH SPINAL PROBLEMS. SINCE THEN, IT HAS GROWN TO BE A PUBLICLY TRADED COMPANY THAT WORKS TO HELP PEOPLE WITH FRACTURES THROUGHOUT THE BODY, HIP, KNEE, SHOULDER, AND ANKLE PAIN, AND CRANIAL AND BRAIN ISSUES LIKE PARKINSON'S DISEASE, TUMORS AND EPILEPSY, AS WELL AS ISSUES RELATED TO BLEEDING.
GLOBUS WORLD HEADQUARTERS ARE IN AUDUBON, WHERE IT OCCUPIES THREE BUILDINGS.
IT ALSO HAS BUILDINGS IN LIMERICK AND THROUGHOUT THE US AND NEW JERSEY, CALIFORNIA, TEXAS, OHIO AND MASSACHUSETTS.
AROUND THE GLOBE, AROUND THE WORLD, GLOBUS HAS LOCATIONS IN JAPAN, THE NETHERLANDS, SWITZERLAND, AUSTRALIA, SINGAPORE, INDIA, THE UK, AND GERMANY, INCLUDING
[00:05:01]
SALES OFFICES IN OTHER COUNTRIES WITH 95% OF THEIR PRODUCTS MADE IN THE US.THEY WANT TO CONTINUE THEIR EXPANSION AND THEIR GOAL IS TO DO THAT IN THIS AREA OF PENNSYLVANIA WHERE THEY STARTED OVER THE NEXT THREE YEARS.
GLOBUS ANTICIPATES ADDING 200 TO 250 JOBS AT THE 200 400 CAMPUS DRIVE LOCATION.
THE CURRENT PARKING ARRANGEMENTS CAN ACCOMMODATE THESE JOBS, AND GLOBUS IS NOT REQUESTING ANY AMENDMENTS TO THE PARKING PROVISION OF THE IO TWO ZONING CODE.
HERE'S A SUMMARY OF THE REQUESTED AMENDMENT.
THERE WOULD BE A NEW DEFINITION OF RESEARCH AND DEVELOPMENT FACILITY ADDED TO THE DEFINITION SECTION OF THE ZONING CODE.
RESEARCH AND DEVELOPMENT FACILITY WOULD BE A FACILITY WHERE SCIENTIFIC, WHERE MEDICAL RESEARCH AND TESTING IS PERFORMED.
IN ORDER TO DEVELOP NEW PRODUCTS AND PROCESSES, THE USE MUST MINIMIZE HARMFUL OR UNPLEASANT EFFECTS SUCH AS NOISE, ODORS, FUMES, GLARE, VIBRATION, AND SMOKE, AND MUST COMPLY WITH ALL APPLICABLE FEDERAL, STATE, AND LOCAL REGULATIONS.
THEN WE WOULD, UM, WANT TO AMEND THE PURPOSE OF THE IO TWO DISTRICT TO SHOW THAT ITS USES ARE COMPATIBLE WITH THOSE IN, IN THE IO ONE DISTRICT.
THEN IN SUBSECTION 300 DASH FOUR FIVE OH ADD USES TO INCLUDE A LABORATORY AND THE MANUFACTURER AND PACKAGING OF PHARMACEUTICALS AND HEALTHCARE PRODUCTS.
BOTH OF THESE USES ARE CURRENTLY PERMITTED IN THE IO ONE DISTRICT AND THEN MANUFACTURER AND ASSEMBLY OF MEDICAL EQUIPMENT, ROBOTICS AND SCIENTIFIC EQUIPMENT, AND A RESEARCH AND DEVELOPMENT FACILITY.
GLOBUS PLANS TO RENOVATE THE INTERIOR OF THE BUILDINGS TO ACCOMMODATE ITS OPERATION AND DOES NOT PLAN ANY LAND DEVELOPMENT.
GLOBUS FOCUSES ON SAFETY FOR ITS EMPLOYEES AND THE SURROUNDING COMMUNITY AND THE RENOVATION WORK WILL INCORPORATE SYSTEMS TO SAFELY HANDLE THE MATERIALS THAT GLOBUS WILL USE IN ITS OPERATIONS WHERE NECESSARY LABORATORIES WILL BE EQUIPPED WITH AIR FILTRATION AND WATER FILTRATION EQUIPMENT.
THERE ALSO WILL BE AREAS FOR SAFE STORAGE OF CHEMICALS AND OTHER MATERIALS THAT COMPLY WITH ALL APPLICABLE REGULATIONS.
ANY HAZARDOUS AND MEDICAL WASTE WILL BE PICKED UP BY THEIR CURRENT PROVIDER.
ANY CHEMICALS USED IN THEIR LABS WILL BE PERIODICALLY REMOVED BY THEIR VENDOR REPUBLIC SERVICES AND ANY LIQUIDS WASTE THAT WILL GO DOWN THE DRAINS INTO THE SANITARY SEWER SYSTEM WILL BE NEUTRALIZED BEFORE DISPOSAL.
CLOVIS CURRENTLY USES SHARP MEDICAL WASTE SERVICES TO COLLECT AND DISPOSE OF ITS SHARP INSTRUMENTS THROUGHOUT THE RENOVATION PRO PROCESS.
GLOVIS WILL WORK WITH THE TOWNSHIP BUILDING INSPECTOR AND FIRE MARSHAL.
I HAVE ALSO SPOKEN WITH CHIEF BRISTOL ABOUT THE PROJECT CHEMICALS AND ANY FLAMMABLE MATERIALS WILL BE STORED PER FEDERAL AND STATE REGULATIONS IN TH INCLUDING 30 CFR 77.1103 AND OSHA REGULATION 1 9 2 6 0.15152 DEALING WITH THE STORAGE OF FLAMMABLE LIQUIDS.
THEY WILL ALSO DEVELOP AND PRO PRODUCE HEMOSTASIS PRODUCTS FOR ARRESTING UNCONTROLLED BLEEDING.
THE HEMOSTASIS PRODUCTS WILL HAVE APPLICATION FOR GENERAL MEDICAL USE AND SPECIFICALLY FOR USE BY THE ARMED FORCES FOLKS'.
INTENTION IS TO ALSO USE THE SPACE FOR ASSEMBLING AND MANUFACTURING ROBOTIC MEDICAL AND SCIENTIFIC EQUIPMENT.
THE PRELIMINARY PLANS ARE TO USE 25% OF THE CAMPUS DRIVE SPACE FOR LIGHT MEDICAL, PHARMACEUTICAL MANUFACTURING AND LABORATORIES, AND 75% FOR OFFICE SPACE.
THERE ARE CURRENTLY TENANTS IN 400 CAMPUS DRIVE AND THOSE TENANTS WILL CONTINUE GLOBES ESTIMATES THAT THEY'LL HAVE FEWER OF 10 VISITORS PER WEEK.
THEIR OWN VEHICLES THAT WILL GO BETWEEN CAMPUS DRIVE, LIMERICK AND AUDUBON WILL BE CARS, SUVS, AND IN INTRA OFFICE DELIVERY VANS.
MR. THANK YOU MR. OFFICER, IF YOU WANT FREE TO WITNESS US UP
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TO VERIFY.ARE YOU RIGHT HAND YOU SO SWEAR OR AFFIRM TESTIMONY ABOUT THE GIVEN PROCEEDING IS THE TRUTH, THE WHOLE TRUTH, NOTHING BUT THE TRUTH? YES.
DO AFFIRM YOU COULD STATE AND SPELL YOUR NAME PLEASE? DAVID.
YOU, MR. PAUL, YOU, UH, WERE IN THE ROOM WHILE THE SUMMATION OF YOUR TESTIMONY WAS PROVIDED BY MR. OFFICER, CORRECT? THAT'S CORRECT.
MR. DAVIS, WOULD YOU TESTIFY THE SAME WAY IF WE HAD GONE THROUGH THE TRADITIONAL QUESTION AND ANSWER FORMAT? YES.
YOU WOULD NOT AMEND ANY OF THE INFORMATION THAT HE GAVE TO THE BOARD? NO.
IS THERE ANYBODY, UH, IN THE POLL, MAY I EXCUSE, COULD I MAKE ONE, ONE REQUEST BEFORE WE END AND THAT IS, UM, AFTER MR. PAUL ANSWERS THE QUESTIONS AND THE BOARD DISCUSSES THE, UH, THE PROPOSAL THAT THE BOARD VOTES TO APPROVE THE TEXT AMENDMENT TONIGHT.
IS THERE ANYBODY IN THE AUDIENCE WHO HAS ANY QUESTIONS OF MR. PAUL OR OF MR. ELER REGARDING THE PROPOSED ORDINANCE CHANGE? LET THE RECORD REFLECT THAT NOBODY HAS INDICATED HAVING ANY QUESTIONS OR COMMENTS.
UH, BOARD MEMBERS, DO YOU HAVE ANY QUESTIONS OR COMMENTS FOR MR. ELER OR FOR MR. PAUL? OKAY, WELL IN THAT INSTANCE I'LL TURN IT BACK OVER TO MR. STARLING FOR A VOTE.
WELL, CAN I, CAN I ASK A QUESTION? THE OFFICE SPACE, YOU SAID IT'S, IT'S 75% OFFICE SPACE, WHERE DO THESE PEOPLE CURRENTLY WORK NOW WITH THEY WOULD BE, SOME OF THEM WORK IN UBON, BUT MOST OF THEM ARE GOING TO BE NEW EMPLOYEES.
I GUESS RIGHT NOW, UM, YOU'RE ONLY GONNA OCCUPY THE ONE, THE ONE BUILDING.
THE PLAN IS TO OCCUPY THE 200 BUILDING, THE 400 BUILDING ALREADY HAS TENANTS.
WOULD, WOULD YOU BE EXPANDING POTENTIALLY IN THE FUTURE? OVER TIME WE HOPE TO EXPAND AND TAKE OVER THAT TENANCY SO THE LAB SPACE COULD INCREASE POTENTIALLY, BUT STILL WILL BE WITHIN THE 25% FOR BOTH BUILDINGS IF THERE'S NO OTHER, IF WE APPROVE TONIGHT, WHAT IS YOUR TIMELINE TO COMPLETION? WE'RE HOPING TO CLOSE, UH, IN THE NEXT MONTH AND THEN IN ABOUT SIX MONTHS WE ARE HOPING TO DO THE RENOVATION SO WE CAN MOVE IN.
ALRIGHT, THERE'S NO OTHER QUESTIONS.
WE HAVE, UH, A MOTION ON OUR AGENDA HERE UNDER ITEM ONE, UH, TO ENACT ORDINANCE SIX 11.
IF SOMEONE WOULD LIKE TO MAKE THAT MOTION, I'LL MAKE A MOTION TO ENACT ORDINANCE SIX 11 APPROVING THE PROPOSED ZONING TEXT AMENDMENT FOR THE INTERCHANGE OFFICE SUPPORT ZONING DISTRICT IO DASH TWO AS PROPOSED BY GLOBUS MEDICAL 200 SLASH 400 CAMPUS DRIVE.
ALRIGHT, I HAVE A MOTION AND A SECOND.
AND OUR NEXT HEARING WILL BE ON A ZONING TAX AMENDMENT CHANGE TO CLARIFY THE USES IN AG RETAIN DISTRICT WITHIN OUR, AND ON THIS ONE, THE FIRST, UH, BOARD EXHIBIT WILL AGAIN BE THE PROOF OF PUBLICATION OF THE LEGAL ADVERTISEMENT FOR TONIGHT'S HEARING.
UH, BOARD EXHIBIT TWO IS A COPY OF A LETTER FROM THE MONTGOMERY COUNTY PLANNING COMMISSION BOARD.
EXHIBIT THREE IS A COPY OF THE ORDINANCE ITSELF, AND THEN I BELIEVE THE APPLICANT MAY HAVE, UH, ADDITIONAL EXHIBITS.
UH, I'M AN ATTORNEY FROM BLUEBELL, UH, WITH WHISTLER STEIN AND I'M HERE THIS EVENING, UH, WITH THE APPLICANT'S PRINCIPAL, UH, MR. LU GAMBONE, UH, HIS ASSOCIATE WHO'S AN AUTHORIZED REPRESENTATIVE.
UH, AND THAT IS LOGAN SCOTT AND OUR ENGINEER FROM WOODROW AND ASSOCIATES, TIM WOODROW.
UM, TONIGHT WE ARE GOING TO ASK YOU TO CONSIDER A TEXT AMENDMENT TO YOUR R ONE ORDINANCE TO ALLOW AGRI.
UM, WHAT THIS REALLY IS, IS A, UH, AN EFFORT, UH, TO MAKE MORE REGULAR WHAT CAN BE DONE IN BARNES AND OTHER LARGE BUILDINGS ON OLD AGRICULTURAL PROPERTIES.
THIS IS AN OLD AGRICULTURAL PROPERTY.
IT WAS ONCE MUCH LARGER, BUT IT CONTAINS HISTORICAL BUILDINGS INCLUDING A BARN AND A, UH, MULTI-STORY HOME.
BEST WAY TO PRESERVE, UH, AND KEEP HISTORICAL STRUCTURES WE BELIEVE AND TO ALLOW FOR THE HERITAGE TO CONTINUE THAT WAS ONCE PREVALENT IN THIS TOWNSHIP.
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ALLOW FOR OPEN SPACE IS TO HAVE THIS KIND OF AN ORDINANCE, UH, TEXT AMENDMENT THIS WAY CERTAINTY BE, CAN BE GIVEN TO THE OWNER OF THE PROPERTY WHO IS GOING TO SPEND A GREAT DEAL AMOUNT OF MONEY, UH, IN ORDER TO PRESERVE IT AND MAKE IT WHAT WE THINK IS A GEM, A WIN-WIN FOR THE COMMUNITY.UH, WITHOUT HAVING CERTAINTY BEING ABLE TO DO THAT, IT'S VERY DIFFICULT FOR ANY OWNER TO PRESERVE THIS KIND OF A PROPERTY.
UM, WE WANT TO, UH, HAVE TIM WOODROW EXPLAIN TO YOU A BIT ABOUT THE, UH, THE PLAN THAT IS PROPOSED, BECAUSE I THINK TO LOOK AT THIS TEXT AMENDMENT IN A VACUUM WITHOUT SOME BACKGROUND IS REALLY NOT, UH, FAIR TO THE RESIDENTS OR TO THE BOARD ITSELF.
UM, THE PROPERTY IS AS SET FORTH IN THE APPLICATION.
AND, UH, MR. BRESNAN, I THINK, UH, YOU'VE MADE THE APPLICATION ONE OF YOUR EXHIBITS WE'RE NOT, YOU KNOW, I ACTUALLY, I DID NOT, I ONLY MAKE THE ORDINANCE IN EXHIBITS, SO WE'LL MAKE YOUR FIRST EXHIBIT THE APPLICATION FINE, AND SO WE'LL JUST, UH, CALL THAT A ONE FOR APPLICANT ONE.
AND, UM, WITH RESPECT, AND I WILL GIVE THIS TO OUR COURT REPORTER, UM, WITH RESPECT TO A ONE, IT IDENTIFIES THE PROPERTY, UH, THE PARCEL NUMBER, THE BLOCK AND UNIT 12 ACRES, THE FACT THAT IT'S IN THE AGRICULTURAL DISTRICT, UH, THAT THE NEAREST CROSS STREET IS OLD STATE ROAD, UM, AND THAT, UH, THERE IS A BARN ON THE PROPERTY WHICH HAS BEEN USED HISTORICALLY FOR ANIMALS, UH, STORAGE OF GRAIN, UH, MILKING OF COWS AND SO FORTH.
AND, UM, WHAT I'D LIKE TO DO IS TO ASK MR. GAMBONE IF HE CAN TESTIFY, UH, THAT THIS IS A TRUE AND ACCURATE REPORT OF WHAT IS ON THE PROPERTY AND OF THE APPLICATION THAT'S BEEN MADE.
WOULD THIS BE COLLECTIVELY AP TWO THAT WOULD BE COLLECTIVELY APT TWO? YES.
SO APPLICATION TWO, WHICH MR. BRESNAN HAS JUST, UH, HANDED UP, UH, WE WILL ALSO GIVE A COPY OF THAT TO THE COURT REPORTER IS A SERIES OF, UH, PHOTOGRAPHS RENDITIONS REALLY, THAT GIVE A LITTLE COLOR TO WHAT IS, UH, WHAT WE WOULD LIKE TO BE DOING WITH RESPECT TO THE PROPERTY.
SO, UM, YOU HAVE TO BE SWORN IN AND STATE YOUR FULL NAME FOR THE RECORD.
LEWIS GABO, I SWEAR, AFFIRM THE TESTIMONY ABOUT THE GIVEN THIS PROCEEDING IS THE TRUTH, THE WHOLE TRUTH, AND NOTHING BUT THE TRUTH.
I'M GONNA SHOW YOU WHAT HAS BEEN MARKED AS APPLICANT ONE AND IT HAS THE INFORMATION SET FORTH IN THE APPLICATION FOR THIS TEXT AMENDMENT AND ASK YOU IF YOU'RE FAMILIAR WITH IT.
AND YOU AND I HAVE GONE OVER IT.
AND THE, UH, THE APPLICATION IS ACCURATE WITH RESPECT TO THE, UH, DEFINITIONS, THE ADDRESS, DIMENSIONS OF THE PROPERTY AND SO FORTH.
WITH RESPECT TO THE ORDINANCE, UH, I THINK UNLESS MR. BRESIN HAS A DIFFERENT WAY TO APPROACH THIS, IT WOULD BE BEST TO JUST, UH, GIVE A SYNOPSIS OF IT RATHER THAN, THAN READ IT.
IF THAT'S, UH, IF THAT'S AS A BURDEN.
SO REALLY WHAT THIS IS, IS A, A SPECIFIC CODIFICATION OF THINGS THAT ARE TO A CERTAIN DEGREE ALREADY PERMITTED.
UM, BUT THERE ARE IMPORTANT SPECIFIC MATTERS THAT ARE ADDRESSED HERE, UH, SUCH AS TO WHAT IS AGRI AND THE AGRI, UH, IS ALL WHAT IS IT FOR? AND IT'S MEANT TO FACILITATE THE PRESERVATION, UH, AND RENOVATION OF AGRICULTURAL BUILDINGS, WHICH IN THE PAST HAVE BEEN USED FOR AGRICULTURAL PURPOSES SUCH AS SHELTER, PERFORM, FARM ANIMALS, STORAGE, GRAIN FEED, PROCESSING OF MILK, UH, ET CETERA, ALL OF WHICH HAS BEEN DONE IN THIS PLACE.
UH, IT ALLOWS FOR THE PRESERVATION AND RENOVATION OF THOSE STRUCTURES AS LONG AS CERTAIN CONDITIONS ARE MET.
FIRST, THERE HAS TO BE AT LEAST 10 ACRES.
10 ACRES HAVE TO BE OWNED BY ONE ENTITY OR INDIVIDUAL, WHICH WE HAVE HERE AS HTC ASSOCIATES, 50% OF THE TRACT HAS TO BE DEVELOPABLE LAND AND IN THE PLAN FOR THE TRACT, THERE HAS TO BE AGRICULTURAL USE.
IT CAN BE, UH, GROWING FLOWERS FOR PEOPLE TO COME AND PAY FOR AND PICK.
SOME OF YOU ARE FAMILIAR WITH THESE PLACES AROUND MONTGOMERY COUNTY.
UH, ONE OF 'EM IS ON HICKORY ROAD.
IT'S VERY WELL KNOWN DOWN IN, UH,
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WHIT PAYNE NEAR THE INTERCHANGE.AND, UH, AGRICULTURAL EVENTS ARE HELD THERE, SOME PARTIES ARE HELD THERE, A LOT OF FLOWER PICKING AND SO FORTH.
IN ADDITION, UM, THIS 10 ACRES CAN BE USED FOR OTHER USES, SPECIAL EXCEPTIONS, RESIDENTIAL USES, BUT NOTHING ELSE.
UH, THERE HAS TO BE SCREENING, UH, BUFFERING APPROPRIATE MEASURES TO ENSURE ADVERSE IMPACTS ARE NOT HAD UPON THE NEIGHBORS.
UH, THERE HAS TO BE CERTAIN, UH, TRASH, UH, DUMPSTER, UH, TYPE OF ARRANGEMENT THAT WILL BE, UH, ENCLOSED AND NOT VISIBLE HOURS OF OPERATION ARE SET FORTH AND ARE LIMITED, UH, EVERY YEAR AT THE BEGINNING OF THE YEAR.
UH, WHOEVER, IF SOMEONE WERE TO BE GRANTED THIS OPPORTUNITY FOR CONDITIONAL USE, IF YOU WERE TO ALLOW THIS TEXT AMENDMENT, UH, THERE WOULD HAVE TO BE INFORMATION GIVEN AT THE VERY BEGINNING OF THE YEAR TO THE TOWNSHIP.
UH, THE TOWNSHIP WOULD HAVE TO BE AWARE OF PARKING LOCATIONS, LIFE SAFETY MEASURES, ACCESS EGRESS, INGRESS, UM, WHAT WOULD BE PERMITTED PRIVATE PARTIES AND, AND EVENTS THAT WOULD HAVE TO BE HELD WITHIN THE STRUCTURE.
IN OTHER WORDS, WITHIN THE BARN HERE, WE DON'T EXPECT THAT THERE'RE GONNA BE PEOPLE AND DONUT AND WANT YOU TO EXPECT THEY'RE GONNA BE PEOPLE ALL OVER THE PLACE OUTSIDE, UH, TRAMPOLINES AND SO FORTH.
IT'S INSIDE THE BARN STRUCTURE.
AND THERE WILL BE AGRICULTURAL THEMED PLAY AREAS.
BY THIS, I MEAN YOU'VE SEEN THEM, UM, AGAIN, WELL, EASTER EGG HUNTS JUST SAW 'EM ALL OVER THE PLACE IN THE COUNTY.
UH, IN THE FALL, MANY TIMES WE SEE CORN MAZES.
SOMETIMES THERE ARE EVENTS FOR CHILDREN AROUND HALLOWEEN, THAT KIND OF THING.
THERE CAN BE THE SALE OF AGRICULTURAL PRODUCT, FOR EXAMPLE, IF PEOPLE ARE PICKING FLOWERS OR IF THERE'S A VINEYARD THERE, WHICH IS VERY POSSIBLE.
UH, AND THERE CAN BE, UH, TEMPORARY VENDORS ON THE PROPERTY THAT IS FOR ALL INTENT AND PURPOSES, THE MEAT AND POTATOES IN THE, UH, IN THE ORDINANCE.
WITH RESPECT TO WHAT YOU HAVE IN FRONT OF YOU, I THINK IT WOULD BE HELPFUL, UH, TO PLEASE TAKE A LOOK AT THE BINDER, WHICH HAS BEEN MARKED A TWO.
AND, UH, IF YOU CAN HELP ME, JEFF, UH, THANK YOU.
I'D LIKE TO ASK TIM WOODROW, WHO IS OUR ENGINEER, WHO WHO HELPED FACILITATE THIS PLAN TO EXPLAIN WHAT WE HAVE, THE DIMENSIONS AND WHERE THINGS ARE.
SO SWEAR AFFIRM SAYS I'M ABOUT TO GIVE THIS PROCEEDING.
IS THE TRUTH, THE WHOLE TRUTH, AND NOTHING BUT THE TRUTH? I DO, YES.
UM, YOU'RE FAMILIAR WITH THE PROPERTY, WHICH IS, UH, SLIGHTLY OVER 12 ACRES, CORRECT? YES, THAT'S CORRECT.
AND YOU'VE WORKED ON IT WITH ALL OF US, AND YOU'VE ALSO HAD DISCUSSIONS WITH THE TOWNSHIP STAFF REGARDING THIS PROPERTY, IS THAT CORRECT? THAT IS CORRECT.
AND SO CAN YOU ORIENT US WITH RESPECT TO, UH, WHERE IT IS? WELL, YOU CAN SEE OLD STATE ROAD AND MENNONITE ROAD ON THE CORNER THERE, AND TELL US THE BUILDINGS THAT ARE MARKED IN LIGHT BROWN, WHAT ARE THEY CERTAINLY THE, THE LIGHT BROWN BUILDINGS ARE MEANT TO DESCRIBE TO THOSE ASSEMBLED THE THINGS THAT EXIST THERE TODAY, SO THAT YOU SHAPED BUILDING CLOSEST TO MENNONITE ROAD IS THE EXISTING BARN STRUCTURE, UM, AS YOU MAKE YOUR WAY JUST NORTH FROM THE BARN AND JUST TO THE NORTHWEST OF THE EXISTING POND IS THE EXISTING HOME.
UH, IT'S BEEN THERE FOR A LONG TIME THERE FOR SURE.
AND THEN JUST NORTH OF THAT IS THE, THE SHED KIND OF STORAGE AREA THAT ARE THE THREE PROPERTIES OR THREE STRUCTURES THAT EXIST ON THE LAND TODAY.
ALSO, THE BLUE AREA THAT IS MARKED ON THE RIGHT HAND CORNER, UH, I MEAN ON THE RIGHT HAND SIDE OF THE BARN, WHAT IS THAT EXISTING POND? AND THAT'S THERE TODAY.
AND, UH, SOMETIMES GET IT, IT GETS A LITTLE ALGAE COVERED AND SO FORTH IN THE SUMMER.
AND WE HAVE SOME PLANS FOR THAT IF THIS IS PERMITTED TO PREVENT THAT SO THAT IT WILL BE A CLEAR POND.
UH, PONDS OBVIOUSLY NEED A BIT OF MAINTENANCE IF IT DON'T GET ENOUGH WATER SUPPLY.
SO YEAH, I THINK AS PART OF THIS APPLICATION WE WOULD, UH, COMMIT TO HAVING A PALM MAINTENANCE PROGRAM PUT IN PLACE.
AND ON THE, AS YOU GO TO THE, UH, LOWER LEFT SIDE OF THIS PLAN, THERE'S A, UH, THERE'S A ANOTHER AREA THAT'S BLUISH WITH GREEN AND WHAT IS THAT INTENDED FOR? YEAH, MIKE, I GUESS THE OVERALL SITE PLAN, I, I GET HESITANT TO PRESENT A PLAN TOO OFTEN TO A BOARD TO SUGGEST THIS IS A FINAL SOLUTION.
THIS IS OBVIOUSLY A PROOF OF CONCEPT.
I THINK WE ARE ACKNOWLEDGING THAT IF WE WERE TO MOVE FORWARD WITH SOME KIND OF LAND DEVELOPMENT APPLICATION, UH, PURSUANT TO CONDITION USE APPROVAL, THERE ARE THINGS WE'VE GOT TO DEAL WITH.
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ACCESS BEING ANOTHER.STORMWATER MANAGEMENT IN TODAY'S WORLD IS ONE OF THE MOST DIFFICULT HURDLES TO JUMP.
UH, AND CERTAINLY BY THE INDICATION OF OUR STORMWATER BASIN AT THE CORNER OF OLD STATE ROAD AND MENNONITE ROAD, WE'RE, UH, ACKNOWLEDGING AN OBLIGATION TO DEAL WITH STORMWATER RUNOFF AND TREATMENT OF THAT, THAT RUNOFF.
SO THE, WHAT WE HAVE HERE REALLY IS A SKETCH PLAN, BUT IT GIVES SOME CONCEPT OF WHAT WOULD OR COULD HAPPEN IN THE EVENT THIS BOARD WERE TO DECIDE TO MAKE THE TEXT AMENDMENT AND THEN AFTER THAT ALLOW FOR THE CONDITIONAL USE.
IS THAT RIGHT? THAT IS CORRECT.
SO WHAT WE ALSO HAVE, UH, IS ANOTHER BASIN IN THE UPPER RIGHT HAND CORNER OF THE DEVELOPMENT AREA, IS THAT CORRECT? CORRECT.
AND THEN TO THE LEFT OF ALL OF THAT IS ABOUT SOMEWHAT OVER FOUR ACRES OF AREA THAT'S INTENDED TO BE OPEN AND USED FOR, UH, AGRICULTURAL PURPOSES OR OPEN SPACE, AND IT IS NOT PART OF WHAT IS INTENDED TO BE DEVELOPED, IS THAT RIGHT? THAT IS CORRECT.
THE, THE PLAN ILLUSTRATES, I GUESS AN ACKNOWLEDGEMENT THAT WE NEED TO PROVIDE SOME OPPORTUNITY FOR SOME OF THIS AGRICULTURAL PURPOSE.
UH, WE SET ASIDE THAT LAND NOT PLAN FOR THAT AREA, BUT SET ASIDE THAT AREA FOR, FOR FUTURE GREEN SPACE AND AGRICULTURAL TYPE USE IS CORRECT ALSO TO THE LEFT OF THE PLAN.
UH, IS AN AREA, ANOTHER AREA WHERE IT'S MARKED LAWN AREA, OPEN SPACE AND SO FORTH, AND UH, IS EXPLAIN IS THAT FOR THE SAME TYPE OF PURPOSE? IT IS INDEED, RIGHT.
THAT IS AN AREA THAT WOULD BE SEPARATE AND APART FROM ANY OF THE AGRICULTURAL ENTERTAINMENT TYPE USES THAT WE ARE FORESEEING AT THIS TIME.
AND IT IS OPEN SPACE AREA, UH, TO BE PRESERVED PRETTY MUCH AS IS.
AND, AND THERE COULD BE ON THAT AREA THINGS LIKE, UH, CORN MAZE, UH, OR EAST EGG HUNT OR FLOWER PICKING OR, UH, A FARMER STAND, IF THERE WERE THINGS THAT, THAT THAT IS CORRECT.
I GUESS I WAS INTENDING TO SAY WE DON'T FORESEE OURSELVES PUTTING PARKING ON THAT SIDE OF THE PROPERTY, RIGHT.
UH, SO NO REAL INTENSE, UM, USE OF THAT LAND, UH, A A MORE RURAL, MORE NATURAL USE IS WHAT WE ARE ENVISIONING WITH THIS SKETCH ANYWAY.
AND THE SKETCH ALSO ENVISIONS SUFFICIENT PARKING, UH, USING THE ORDINANCE, UM, REGULATIONS FOR THE USES THAT ARE INTENDED.
IS THAT RIGHT? THAT IS CORRECT.
AND, AND WE'VE DONE SOME WORK WITH MAKING SURE THAT THERE WOULD BE SUFFICIENT NUMBER OF PARKING SPACES TO ADEQUATELY ADDRESS THE ORDINANCE ORDINANCE REQUIREMENTS FOR THOSE USES, IS THAT RIGHT? YES.
OBVIOUSLY, TOWN CHIEF STAFF WOULD NEED TO REVIEW OUR PLANS AND OUR CALCULATIONS TO CONFIRM, UH, THAT WE HAVE SUFFICIENT SPACES, BUT WE BELIEVE WE ARE MEETING THE INTENT OF THE ORDINANCE WITH THE SKETCH WE ARE PROPOSING.
NOW, UM, IF YOU, IF WE CAN, I WANT TO, UH, I TAKE A LOOK AT APPLICANT'S EXHIBIT TWO, UH, AND THAT IS THE, UM, THAT IS THE BINDER, WHAT WE HAVE IN APPLICANT.
EXHIBIT TWO IS ANOTHER RENDERING, UH, OF THIS PROPERTY, WHICH IS, UH, SOMEWHAT IN KEEPING OR, OR NOT SOMEWHAT IT IS IN KEEPING WITH A SKETCH PLAN THAT YOU'VE DEVELOPED, BUT IT SHOWS, UH, CERTAIN AREAS THAT MAY OR MAY NOT BE DEVELOPED.
LET'S GO BACK TO THE OTHER ONE, JEFF, REAL QUICK.
IN ORDER TO BE COMPLETELY TRANSPARENT AND NOT TO BE, UM, IN ANY WAY HIDING ANYTHING WE'VE SHOWN ON THIS PLAN, WHAT MAY BE RE UH, REQUESTED WITH RESPECT TO A SPECIAL EXCEPTION FOR PICKLEBALL COURTS.
THAT'S NOT WHY WE'RE HERE TONIGHT.
IT'S NOT PART OF THE TEXT AMENDMENT, BUT IN ALL FAIRNESS, WE WANT THE BOARD TO KNOW THAT IT IS LIKELY WE WILL COME IN AND ASK FOR THAT.
SO WE WANTED TO SHOW IT ON THE PLAN JUST SO THAT WE WOULD BE TRANSPARENT.
THAT'S NOT WHY WE'RE HERE, THOUGH.
SO WE'LL GO BACK TO, UM, THE, THE NEXT, UH, RENDERING.
SO THIS ACTUALLY SHOWS WHAT WOULD BE THERE IF THE PICKLEBALL COURTS WERE IN, BUT IT ALSO SHOWS A RENDERING OF WHAT THIS WILL LOOK LIKE, UH, IN TERMS OF THE PARKING AREAS, THE GREEN SPACE THAT YOU'RE SEEING, UH, BOTH ON THE RIGHT AND THE LEFT.
IS THAT CORRECT? THAT IS CORRECT.
THE NEXT, UH, RENDERING IS OF THE EXTERIOR OF THE BARN AND WHAT WE, UH, MY CLIENTS INTEND TO DO WITH IT, SO THAT IT LOOKS LIKE, UM, THE NEXT SLIDE, UH, IF I CAN, JEFF.
SO, I MEAN, IT'S PRETTY NEAT BARN.
I, I'VE BEEN ON THIS PROPERTY HALF A DOZEN TIMES.
I KNOW IT WELL, AND IT COULD BE
[00:30:01]
GORGEOUS, AND THAT'S WHAT WE, UH, MY CLIENTS ARE INTENDING TO DO TO PRESERVE IT.UM, THE NEXT SLIDE IS WHAT THE INSIDE OF THE BARN WOULD LOOK LIKE.
UM, AGAIN, THE RENOVATION WOULD ALLOW FOR, IN MY OPINION, THE, FOR THE, FOR THE PROPERTY OWNER AND THE COMMUNITY, UH, FOR EVENTS TO BE HELD.
UM, THE NEXT RENDERING IS OF THE MULTIFAMILY, UM, MULTI STRUCTURE, NOT MULTIFAMILY, I MEAN, I'M SORRY, SINGLE FAMILY MULTI-STORY.
FORGIVE ME, MULTI-STORY S STRUCTURE.
SO, UM, ARE YOU, YOU ARE FAMILIAR WITH THE SKETCHES THAT WE'RE SHOWING, AND YOU'VE DISCUSSED THIS, UH, WITH THE CLIENTS, AM I CORRECT? YOU ARE CORRECT.
I THINK THIS ILLUSTRATION GIVES SOME SENSE OF, UM, HT TC ASSOCIATES COMMITMENT TO PRESERVING THE EXISTING HOME ON THE PROPERTY, UH, RENOVATING THAT HOME.
SO THAT DOES HAVE A FUTURE AND VIABLE PURPOSE.
OH, I WOULD LIKE, UH, JUST TO TAKE A COUPLE MORE MINUTES OF YOUR TIME, IF I CAN, TO ASK, UM, LOGAN SCOTT, WHO HAS BEEN ONE OF THE DESIGNERS OF THIS, UH, PROJECT, TO, UH, GIVE SOME COLOR WITH RESPECT TO THE USES THAT ARE INTENDED, STARTING WITH THE FIRST, UH, PLAN ITSELF.
UM, JEFF, THE, SO LOGAN, YOU, YOU HAVE TO BE SWORN, YOUR RIGHT HAND.
DO YOU SOLEMNLY SWEAR OR AFFIRM TESTIMONY, TESTIMONY YOU'RE ABOUT TO GIVE IN THIS PROCEEDING? IS THE TRUTH, THE WHOLE TRUTH, AND NOTHING BUT THE TRUTH? I DO.
CAN YOU JUST SPELL YOUR FULL NAME? L-O-G-A-N-S-T-O-T AS A MICROPHONE.
L-O-G-A-N-S-T-O-T-T-S-T-O-T-T.
SO LOGAN, YOU, UM, ARE AN ASSOCIATE OF MR. GAMBONE, IS THAT RIGHT? YES.
AND YOU'VE BEEN ACTIVE IN CONNECTION WITH PULLING TOGETHER WHAT WE'RE SHOWING THE BOARD THIS EVENING, IS THAT RIGHT? YES.
AND, UM, YOU HEARD MY TESTIMONY OR MY STATEMENTS WITH RESPECT TO THE PROPOSED USES OF THE PROPERTY.
UH, WOULD YOU VERIFY THAT WHAT I'VE SAID IS ACCURATE? IT IS ACCURATE.
NOW WE'RE LOOKING AT THE FIRST, UH, RENDERING IN APPLICANT EXHIBIT TWO, WHICH IS THE SITE PLAN.
EXPLAIN TO US, UM, WHERE YOU, THE BARN IS AT THE BOTTOM, IS THAT CORRECT? CORRECT.
PARKING IS TO THE LEFT OF THE BARN? YES.
AND, UH, THEN ABOVE THE PARKING IS, UH, THE AREA OF GREEN SPACE WHERE AGRICULTURAL USES CAN BE DONE CORRECT.
TO THE RIGHT OF THE BARN IS THE POND THAT EXISTS, THAT WE HAVE INDICATED THAT WE WILL, UH, IF, IF ANY, UH, OF, OF THE APPLICATIONS ARE GRANTED, WE'LL MAKE SURE THAT THAT POND IS APPROPRIATELY MAINTAINED.
SO IT BECOMES A, A MUCH PRETTIER AREA, IS THAT RIGHT? CORRECT.
ABOVE THAT ARE, UH, SOME, UH, PRO PROPOSED POSSIBLE, UH, COURTS, IS THAT RIGHT? YES.
AND, UH, THE HOME, UH, YOU CAN SEE THAT'S JUST ABOVE THE POND.
CAN YOU TELL US WHAT THAT IS INTENDED TO BE USED FOR? THAT IS PROPOSED TO HOLD WEDDING PARTIES, UM, TO JUST MAKE THE OVERALL EXPERIENCE, UH, BETTER FOR THESE PEOPLE THAT COME INTO TOWN OR THAT UTILIZE THE BARN STRUCTURE.
WILL PEOPLE WHO COME INTO TOWN BE ABLE TO STAY IN THAT STRUCTURE? YES.
AND IT, IT WILL BE RENOVATED, UH, UP TO CODE SO THAT THAT'S POSSIBLE.
IT WON'T BE RENTED OUT AS ROOMS, IS THAT RIGHT? CORRECT.
NOW WITH RESPECT TO THE THE BARN FACILITY, UM, IF YOU CAN GO TO THE NEXT SLIDE FOR US PLEASE.
WHAT IS PROPOSED FOR THE, UH, THE BARN? WHAT IS, WHAT ARE WE LOOKING AT IN TERMS OF THE EXTERIOR? YOU'RE LOOKING AT, UM, BEAUTIFUL WOOD AND STONE CLADDING, UH, GOING FOR A REALLY TIMELESS LOOK HERE, UM, NOT JUST A TREND.
AND YOU'RE SEEING A COURTYARD IN THE CENTER.
UH, WE HAVE 3,600 SQUARE FEET ROUGHLY, UM, ON THE SECOND FLOOR, AND THEN 3,600 SQUARE FEET ON THE FIRST FLOOR OVER THERE ON THE LEFT.
UM, WE HAVE A BREEZE BITE IN BETWEEN.
AND THEN YOU HAVE MORE SPACE OVER TO THE RIGHT, UM, ROUGHLY ANOTHER, I WANNA SAY, 2,500 SQUARE FEET OR SO.
SO ALTOGETHER THERE'S, UH, AS WE SET FORTH IN THE APPLICATION, THERE'S ABOUT ROUGHLY 9,000 SQUARE FEET OF USABLE SPACE THAT EXISTS ON THE PROPERTY NOW.
AND THIS IS, UH, YOUR VISION AND MR. GAMBON'S VISION FOR THE EXTERIOR RENOVATION, IS THAT RIGHT? YES.
NOW WE GO TO THE NEXT SLIDE IF WE CAN, JEFF.
THIS IS THE INSIDE OF THE BANK BARN UPSTAIRS, ROUGHLY 3,600 SQUARE FEET.
UM, AND THIS IS JUST RENDERED AS IF IT WAS SET UP FOR A WEDDING.
UH, IT ACTUALLY KIND OF LOOKS LIKE THIS RIGHT NOW, MINUS SOME OF THE BEAUTIFUL WINDOWS.
UM, SO OBVIOUSLY THE INTENTION TO BRING IT UP TO CODE.
SO WHEN WE'RE LOOKING AT THIS, UH, THESE, UH,
[00:35:01]
I GREW UP WITH SOME PENNSYLVANIA DUTCH PEOPLE.THEY CALL 'EM, UH, HAMMER BEAMS. BUT THESE, UH, THESE HAMMER BEAMS ARE THERE, IS THAT RIGHT? CORRECT.
THE BEAUTIFUL STRUCTURE THAT RUNS DOWN FROM THE HAMMER BEAMS ON THE SLANT TO THE BOTTOM.
UM, UH, THESE ARE THE SUPPORTS FOR THE HAMMER BEAMS. THEY'RE THERE AS WELL.
SO THIS IS SOMETHING THAT CAN BE LEFT IN PLACE AND PRESERVED AS IT IS? YES.
IT ALMOST LOOKS LIKE A WORK OF ART, WHOEVER BUILT THIS.
OH, UM, TELL US A LITTLE BIT ABOUT THE, UH, THE NEXT SLIDE IF I CAN.
SO THE HOUSE HERE IS JUST SHOWN, UM, WITH DIFFERENT CLADDING.
IT'S SIDING, I THINK RIGHT NOW IT'S STUCCO.
UM, AND THERE IS, IT'S RENDERED WITH AN ADDITION OVER TO THE LEFT, UM, ON THE FARMHOUSE.
AND THIS IS LIKE, LIKE I JUST SAID AGAIN, TWO HOUSE GUESTS FROM OUT OF TOWN OVERNIGHT, UM, FOR OUR EVENTS.
AND THE ENTIRE STRUCTURE IS TO BE RECLAD.
AND YOU INTEND TO DO SOMETHING AS NICE AS YOU'VE JUST SHOWN ON THE BARN FOR THE INTERIOR OF THIS FOR GUESTS? YES.
THAT'S THE WORD I WAS STRUGGLING WITH.
SO, UM, IF, UH, IF THIS BOARD DETERMINES THAT IT'S APPROPRIATE TO ALLOW FOR THE TEXT AMENDMENT, THEN YOU UNDERSTAND, AND MR. GAMBONE UNDERSTANDS WE WOULD HAVE TO COME BACK FOR A CONDITIONAL USE.
SO TO SHOW THE BOARD THAT IF WE WERE PERMITTED, UH, IF THE ZONING TEXT AMENDMENT WERE ALLOWED AND WE WERE PERMITTED TO CONDITIONAL USE, ALL OF THIS WOULD BE DONE TO THE CODE OF THE TOWNSHIP.
SO, UM, I APPRECIATE YOU ALLOWING ME TO DO THIS IN THIS WAY.
I THINK NOW I WOULD LIKE TO ASK IF, UH, THE BOARD HAS ANY QUESTIONS, FIRST OF OUR ENGINEER AND THEN OF ME AND THEN OF, UH, LOGAN.
UM, LET'S CHECK IN WITH THE PUBLIC FIRST BECAUSE SOMETIMES THEIR QUESTIONS HELP HELP THE BOARD DECIDE WHAT THEIR QUESTIONS ARE.
UM, MEMBERS OF THE PUBLIC, UH, THIS IS A PUBLIC HEARING WHICH THE PUBLIC IS, UH, ENTITLED TO BE HEARD REGARDING THE ORDINANCE.
I DID WANNA MAKE ONE COMMENT TO SOMETHING THAT MR. CLEMENT, UH, ALLUDED TO.
UH, EXPERIENCE TELLS ME FROM REPRESENTING DIFFERENT MUNICIPALITIES THAT THERE'S AT LEAST ONE PERSON OUT THERE THAT'S CONCERNED ABOUT PICKLEBALL.
UM, IF I'M WRONG, I'LL GIVE SOMEBODY A DOLLAR.
UM, THIS, THIS APPLICATION, THIS ORDINANCE DOES NOT PER SE ALLOW PICKLE PICKLEBALL, BUT IT DOES FACILITATE THE OWNER DEVELOPING THE PROPERTY IN A WAY THAT HE COULD THEN COME UNDER A DIFFERENT ZONING ORDINANCE TO REQUEST PICKLEBALL.
SO THE REASON WHY I'M SAYING THAT IS THERE WOULD BE A WHOLE OTHER ZONING HEARING IN THE FUTURE SOLELY ON THAT ISSUE, AT WHICH TIME ANYBODY WHO DOES HAVE THAT CONCERN WOULD COME STRAIGHT AT IT BECAUSE THE ISSUE WOULD BE PICKLEBALL.
THIS ORDINANCE IS NOT A PICKLEBALL ORDINANCE, BUT THE APPLICANT DID CANDIDLY ALLOW THAT WITHOUT THIS CHANGE, THEY CAN'T MOVE ON TO EVEN GET TO A POINT TO ASK FOR THE PICKLEBALL.
SO IT'S A TWO STEP, TWO STEP THING.
I JUST WANTED TO BE CLEAR ABOUT THAT BEFORE ANYBODY OFFERED ANY OF THEIR COMMENTS.
SO, HAVING SAID THAT, IS THERE ANYBODY IN THE PUBLIC WHO WISHES TO MAKE COMMENT THIS EVENING? SURE.
MAY I BRING THEM UP TO YOU ALL? WELL, YEAH, THERE'S NOT ACTUALLY PARTIES TO A ZONING TEXT AMENDMENT.
UM, IF YOU HAVE THINGS THAT YOU WANT TO THE BOARD TO LOOK AT, THAT'S OKAY, BUT THEY'RE NOT REALLY, YOU KNOW, ADMITTED AS YOUR, THE ONLY PERSON ADMITTING EXHIBITS IS THE APPLICANT TONIGHT FOR THIS TYPE OF HEARING.
BUT IF THERE'S SOMETHING YOU WANT THE SUPERVISORS TO SEE AND YOU HAVE COPIES TO DISTRIBUTE, THAT'S OKAY.
UM, THIS DOES INCLUDE OUR NEIGHBORHOOD PETITION.
I'M REPRESENTING OUR NEIGHBORHOOD.
WE HAVE 149 NEIGHBORS WHO ARE AGAINST THIS, UH, AGRI ZONING CHANGE.
UM, SO I WOULD LIKE TO, UM, PASS OUT THE PETITION AND SOME MR. CORRECT.
IF YOU GIVE IT TO ME, I'LL HAND IT OUT FOR YOU.
[00:40:19]
YEAH, I, LET ME, UM, I WANT GO MAKE A QUICK COPY.DO YOU WANNA PROVIDE SOME COMMENTS WHILE HE MAKES THAT COPY? UH, SURE.
AGAIN, MY NAME IS NANCY CROCKETT.
I RESIDE AT 1 36 FOX RUN DRIVE DIRECTLY ADJACENT TO THE PROPOSED AGRI SITE.
I'M HERE TO STAND AGAINST THE PROPOSED ZONING CHANGE FOR AGRI OR A SMALL RURAL RESIDENTIAL NEIGHBORHOOD IN UPPER PROVIDENCE TOWNSHIP.
AND AGAIN, I'M REPRESENTING THE 149 NEIGHBORS, UM, WHO COULD MAKE IT OUT TONIGHT.
SOME HAVE AND MANY OF WHOM HAVE COME TO THE PREVIOUS, UH, PLANNING COMMISSION MEETINGS AND THE ZONING BOARD MEETING.
UM, IN THE PACKET I HAVE PROVIDED, ATTACHED YOU'LL FIND EXHIBIT A, WHICH IS OUR FOX RUN NEIGHBORHOOD PETITION, OPPOSING THE ZONING CHANGE FOR THE AGRI RETAIN, UM, 5 92 MENNONITE ROAD IS AT THE CENTER OF OUR NEIGHBORHOOD, AND I WOULD DEARLY CALL IT OUR MOTHER AS THE LAND OF OUR NEIGHBORING HOMES WERE PART OF THIS ONCE THRIVING FARM.
UH, HOWEVER, THERE IS NO LONGER FARMING OR AGRICULTURAL ACTIVITY OCCURRING ON THE SMALL TRACT OF LAND THAT WAS ONCE HELD AS THE FARMER'S RESIDENCE.
AS A MATTER OF FACT, WHEN THE NEW OWNER TOOK OVER AND DID ACQUIRE SOME EMUS, THE EMUS ESCAPED AND WOUND UP ON ROOF 4 22 CAUSING TRAFFIC ISSUES, WHICH I'M ASSUMING HAPPENED DUE TO, UH, INADEQUATE FENCING FOR THE ANIMALS.
UM, I HAVE NOT SEEN ANY ATTEMPTS AT AGRICULTURE ACTIVITY SINCE THAT TIME.
IT NOW LOOKS AS THOUGH THE PROPERTY IS BEING USED AS A DUMP FOR A TREE SERVICE BUSINESS, AND THAT IS ON EXHIBIT B.
YOU CAN SEE A PHOTO OF THAT, UM, IN ACCORDANCE WITH OUR PETITION AGAINST TAINMENT ZONING CHANGE, WHICH IS EXHIBIT A.
THE NEIGHBORS ARE CONCERNED ABOUT, ONE, THE IMPACT ON OUR NEIGHBORHOOD'S RURAL RESIDENTIAL CHARACTER TWO, TRAFFIC AND SAFETY ON OUR SMALL RURAL RESIDENTIAL BACK ROADS.
THE TRAFFIC IMPACT ALONE MAKES THIS UNSUSTAINABLE.
MENNONITE ROAD IS A NARROW TWO LANE ROAD WITHOUT SIDEWALKS ON BOTH SIDES.
UM, ADDING EVENT TRAFFIC WILL CREATE DANGEROUS CONDITIONS FOR NEIGHBORING FAMILIES.
OUR ROADS WERE NOT DESIGNED TO HANDLE THE AMOUNT OF TRAFFIC THAT WOULD BE COMING TO OUR NEIGHBORHOOD TO PATRONIZE THIS MULTI-BUSINESS PROPERTY.
UM, AGAIN, AN EVENT VENUE, WHICH IS, UH, SET FOR 200, UM, PATRONS.
UM, IN ADDITION TO ACCESS OUR NEIGHBORHOOD WALKING PATH, WE NEED TO WALK PAST THE PROPERTY IN QUESTION, WHICH WOULD CREATE SAFETY HAZARDS TO OUR RESIDENTS DURING BUSINESS HOURS.
ONCE THIS PRECEDENT IS SET, OUR COMMUNITY LOSES CONTROL.
IF ONE FORM BECOMES AN EVENT VENUE, OTHERS WILL FOLLOW ERODING OUR RURAL RESIDENTIAL CHARACTER PERMANENTLY.
NOISE, LIGHT AND AIR POLLUTION.
NUMBER THREE, AND THE ENVIRONMENTAL IMPACT OF SEA.
SEE THE NOISE CONTROL PROJECT BY THE LAS ITS FOUNDATION EDITION, UH, I'M SORRY, FOUNDATION ADDRESSING HEALTH CONCERNS FROM PICKLEBALL NOISE.
BUT THERE WOULD ALSO BE NOISE FROM OTHER EVENTS AND HAPPENINGS ON THIS PROPERTY, YOU KNOW, DUE TO THE MULTI BUSINESSES.
YOU'RE, YOU'RE CERTAINLY PERMITTED TO OFFER COMMENT, WHICH SHOULD GENERALLY LIMIT TO THREE MINUTES.
I KNOW YOU'RE SPEAKING ON BEHALF OF MOORE.
SO I WANTED TO MAKE SURE YOU WEREN'T ABOUT TO TAKE US THROUGH ALL THE PAGES OF THIS.
I'M NOT IF THE COVERING LETTER I THINK IS OKAY.
THIS IS, THIS IS ADDITIONAL INFORMATION.
SO WE HAVE, UH, THE, THE HEALTH STUDY.
UM, IN ADDITION, OUR NEIGHBORHOOD HAS ALREADY SUFFERED LIGHT POLLUTION FROM ONE BLINDING LIKE THE OWNERS ERECTED ON THE BARN PREVIOUSLY.
AND I ANTICIPATE THE MULTIPLE BUSINESSES PROPOSED WILL REQUIRE MUCH MORE LIGHTING.
NUMBER FOUR, STRAIN ON LOCAL RESOURCES.
THERE MAY BE INCREASED DEMANDS ON LOCAL EMERGENCY SERVICES SUCH AS POLICE AND FIRE DEPARTMENTS AND EMT SERVICES.
UM, A BIG ONE FOR US IS NUMBER FIVE, LOSS OF PROPERTY VALUES AND INCREASED LIABILITY.
SEE EXHIBIT E, WHICH ARE ARTICLES FROM THE NATIONAL ASSOCIATION OF REALTORS, REALTOR MAGAZINE, MEDIA REALTOR.COM, THE NEW YORK TIMES AND HOUSE.
[00:45:01]
POTENTIAL PROPERTY VALUE LOSSES OF UP TO 20% FROM THE STATED ACTIVITIES.UH, NUMBER SIX, INCONSISTENCY WITH CURRENT ZONING LAWS.
AGRI IS A COMMERCIAL ACTIVITY THAT BELONGS IN PROPERLY ZONED DISTRICTS.
AND SEVEN, LACK OF COMMUNITY SUPPORT.
THIS ZONING CHANGE WILL ALSO NEGATIVELY IMPACT THE STARFIELD NEIGHBORHOOD.
AND I WAS UNABLE TO NOTIFY THEM OF THESE IMPENDING CHANGES DUE TO TIME CONSTRAINTS.
UH, THE ZONING CHANGE WOULD OPEN THE DOOR TO THE POSSIBILITY FOR ALL SORTS OF ENTERTAINMENT ACTIVITIES AND NEIGHBORS DON'T BLINK BECAUSE THEY CAN SLIP THESE SPECIAL TEXT AMENDMENTS THROUGH UNDER THE RADAR BEFORE ANYONE KNOWS WHAT HAPPENED.
ALTHOUGH PENNSYLVANIA CODE DEFINES AGRI AS FARM RELATED TOURISM OR FARM RELATED ENTERTAINMENT ACTIVITIES, WHICH ARE PERMITTED OR AUTHORIZED BY LANDOWNER AND RETURN FOR A FEE ON AGRICULTURAL LAND FOR RECREATIONAL EDUCATIONAL PURPOSES, INCLUDING CORN, MAZES, HAYS, FARM TOURS AND HAY RIDES, C EXHIBIT F TOWNSHIPS ACROSS THE COUNTRY ARE MAKING THEIR OWN DEFINITIONS AS TO WHAT AG IS.
C EXHIBITS G FOR INSTANCE, IN THE RECORDS INCLUDED WITH THIS CURRENT APPLICATION FOR ZONING CHANGE, THERE ARE MULTIPLE DEFINITIONS FOR AGRI, SUCH AS THE ONES, UH, IN EXHIBIT G FROM AN UNKNOWN TOWNSHIP STATING AGRI INCLUDES BUT IS NOT LIMITED TO AGRICULTURAL, SEASONAL FAIRES FESTIVALS, CHILDREN'S ACTIVITIES, CORN AND CROP MACES, PETTING ZOOS, HAUNTED ACTIVITIES, COMPANY PICNICS, WEDDINGS, LAWN GAMES, HOT AIR BALLOON RIDES, BOUNCE PILLOWS, BOUNCY BALL, PICKLEBALL TESTS.
AGAIN, IF YOU COULD SORT OF TIGHTEN IT UP.
SO IT GOES ON AND ON AND ON AND ON AND ON.
AND THIS I FOUND IN THE APPLICANT'S FILE, UM, OF EVERYTHING, DISTILLERIES, WINERIES, BREWERIES, YOU KNOW, UH, ANYTHING BASICALLY UNDER THE ENTERTAINMENT CATEGORY CAN BE LUMPED IN TO THE AGRI ZONING ORDINANCE CHANGE.
UM, ALL THEY HAVE TO DO IS COME BACK AND ASK, SLIPPED THAT UNDER THE RADAR AND IT'S PASSED WITHOUT THE NEIGHBOR'S KNOWLEDGE OF IT.
UH, EXCUSE ME MA'AM, THAT'S THE THIRD TIME YOU'VE MADE A REMARK THAT IMPLIES THAT THERE'S SOME KIND OF SLIPPING UNDER THE DOOR.
WE DO ALL OF THESE DECISIONS IN PUBLIC MEETINGS.
OKAY, I'M AWARE, BUT, UM, THAT LEGAL NOTICE THAT WENT OUT, YOU MEAN THAT IN THE PAPER? THE LEGAL NOTICE FOR THIS ORDINANCE CHANGE THAT WENT OUT IN THE PUBLIC NEWSPAPER THAT REALLY NOBODY GETS ANYMORE.
YOU CAN ONLY ACCESS THIS ONLINE.
DID NOT EVEN MESS, DID NOT EVEN MENTION 5 92 MENNONITE ROAD.
YOU KNOW, YOU HAVE TO REALLY PAY ATTENTION TO FIND OUT WHAT'S GOING ON AND WHEN IT'S GOING ON.
OKAY, ANOTHER THING I WANNA POINT OUT, THIS PETITION THAT YOU SUBMITTED IS NOT A PROPER PETITION.
FIRST OF ALL, IT DOES NOT HAVE SIGNATURES ON IT, JUST A LIST OF NAMES.
AND JUST LOOKING AT THE, THE POSTAL CODES ON HERE, THESE ARE NOT ALL RESIDENTS.
WELL CHANGE.ORG, THE APP WHERE THE PETITION WAS CREATED, IT READS, FOR INSTANCE, I'M IN UPPER PROVIDENCE TO BE PRESENTED.
I'M IN UPPER PROVIDENCE, BUT IT READ MY LOCATION AS REUTERS FOR.
SO IT'S READING YOUR LOCATION AND PUTTING THE LOCATION IN FOR YOU.
WELL, TO BE A PROPER PETITION, IT NEEDS TO HAVE A STATEMENT AT THE TOP OF EXACTLY WHAT PEOPLE ARE PETITIONING FOR.
AND THEN THERE SIGNATURES AND THEIR STREET ADDRESSES.
SO I JUST WANT YOU TO KNOW THIS IS NOT A PROPER PETITION AND I WOULD APPRECIATE IT IF YOU WRAP IT UP.
YOU DON'T WANT THIS TO HAPPEN.
UM, SO AGAIN, I WOULD SAY AG RETAINMENT IS ACTUALLY COMMERCIAL DEVELOPMENT AND DISGUISE AND CLOSING.
I RESPECTFULLY REQUEST THIS COMMITTEE DENY THE REQUEST FOR A ZONING ORDINANCE CHANGE, ALLOWING FOR ENTERTAINMENT.
THIS PROJECT WOULD NEGATIVELY AFFECT THE QUALITY OF LIFE, PROPERTY VALUES AND SAFETY OF OUR NEIGHBORHOOD.
AG RETAINMENT AND OR TOURISM DOLLARS SHOULD NOT COME AT THE COST OF RESIDENCE.
THE ADDED STRAIN, ROADS, TRASH AND EMERGENCY SERVICES WILL COST TAXPAYERS MORE THAN THE REVENUE GENERATED BED BREAKFAST OR FARM STAY, OR BETTER FITS THEY'RE LOW IMPACT.
AND I HOPE YOU'LL TAKE THESE CONCERNS INTO ACCOUNT AND EXPLORE ALTERNATIVE SOLUTIONS THAT BENEFIT THE ENTIRE COMMUNITY WITHOUT DISPROPORTIONATELY BURNING THE RESIDENTS OF FOX RUN WHO WILL BE NEGATIVELY IMPACTED BY THIS PROJECT.
IS THERE ANYONE ELSE IN THE AUDIENCE WHO HAS COMMENTS? AND I WOULD ASK YOU IF YOU'RE MEMBERS OF THAT PETITION AND YOU THINK THAT SHE HAS AC ACCURATELY, UH, STATED YOUR VIEWPOINT, THEN PLEASE TRY TO KEEP IT THAT MUCH SHORTER.
[00:50:01]
I'LL TAKE MY THREE MINUTES.YOUR NAME, UH, ROBERT SGA 1 21.
I'LL TAKE MY THREE MINUTES IF YOU DON'T MIND.
THIS HAS THE POTENTIAL, I NEED YOUR NA LAST NAME AND SPELL IT.
BUT BEYOND THAT IS WHAT I WAS TALKING MR. UH, GAMBON'S LAWYER IS, IS QUITE THE, THE SALESMAN, I MUST TELL YOU, HE PAINTS THIS AS A PICTURE, AS A QUIET QUAINT, UH, WE'RE ELDERLY COUPLE IS GONNA COME AND PICK FLOWERS AND PLACE THEIR QUARTER IN, UH, IN A BASKET AND, AND WALK AWAY.
THIS IS GOING TO BE A LOUD, RAUCOUS FRATERNITY PARTY EVERY SINGLE WEEKEND.
THAT'S A GORGEOUS INSIDE THAT THEY HAVE.
AND THAT IS GOING TO ATTRACT A LOT OF DRINKING, A LOT OF WEDDINGS, A LOT OF LOUD MUSIC.
AND WE LEARNED TONIGHT THEY'RE BUILDING A HOTEL ON THE PROPERTY.
LOOK, AT THE END OF THE DAY, I'M NOT GONNA REPEAT EVERYTHING BUT IS NOT COMPATIBLE WITH RESIDENTIAL AREAS.
AND I WANT TO SAY A COUPLE OF REASONS.
UH, THERE ARE FESTIVALS, WEDDING CONCERTS, COMMERCIAL IN NATURE.
I'M NOT GONNA REPEAT EVERYTHING THAT MY NEIGHBOR SAID, BUT I DO WANNA SAY SOME REAL EXAMPLES FROM PENNSYLVANIA AND AROUND THE AREA.
WEBSTER COUNTY AND WEBSTER TOWNSHIP, A COUPLE BEGAN HOSTING WEDDING RECEPTIONS IN A BARN IN THEIR RESIDENTIAL PROPERTY.
THE TOWNSHIP INITIALLY ALLOWED THIS AS AN ACCESSORY USE.
HOWEVER, AS EVENTS BECAME MORE FREQUENT AND LARGER IN SCALE, CONCERNS AROSE OVER NOISE, TRAFFIC AND THE PRIMARY USE OF PROPERTY SHIFTING FROM RESIDENTIAL TO COMMERCIAL.
THE TOWNSHIP IN THEIR WISDOM ULTIMATELY DETERMINED THAT THE WEDDING BARN WAS NO LONGER AN ACCESSORY USE, BUT HAD BECOME PRINCIPAL USE VIOLATING ZONING RESTRICTIONS.
THE COURT UPHELD THIS DECISION EMPHASIZING THAT INTENSITY AND NATURE, WHICH IS GOING TO BE THIS VERY LOUD, VERY LOCUS RAUCOUS SLEEPOVER PARTIES WITH DRINKING IN A RESIDENTIAL AREA.
AND THEY DENIED THE, THE, UH, I'M SORRY.
AND BESIDE THE INTENSITY OF THE NATURE OF THE EVENTS WERE INCOMPATIBLE WITH THE RESIDENTIAL ZONING RESTRICTIONS.
AND THAT IS EXACTLY WHAT WE HAVE HERE.
THIS IS COMPLETELY INCOMPATIBLE WITH THE QUIET RESIDENTIAL AREA.
NOW THERE'S, I DON'T KNOW HOW MUCH TIME I HAVE, I'LL CITE A COUPLE OTHERS.
ESSY BOROUGH IS ZONING ORDINANCES.
EMPHASIZE RETAINING THE LOW DENSITY RESIDENTIAL CHARACTER OF NEIGHBORHOODS.
THE R ONE A AND R ONE B RESIDENTIAL DISTRICTS AIM TO EXCLUDE ACTIVITIES INCOMPATIBLE WITH RESIDENTIAL DEVELOPMENT, FOCUSING ON PRESERVING NATURAL RESOURCE RESOURCES AND LIMITING IMPERVIOUS SERVICES.
INTRODUCING AGRI BUSINESSES CAN CONFLICT WITH THESE OBJECTIVES, INCREASING TRAFFIC, NOISE AND COMMERCIAL.
NOW LOOK, YOU CAN GO OUT TO CHAT GPT, YOU CAN LIST DOZENS OF THESE REAL EXAMPLES WHERE THIS IS A NIGHTMARE.
IT'S GONNA BE A NIGHTMARE FOR THE RESIDENTS.
IT'S GONNA BRING LAWSUITS, YOU'RE GONNA HAVE DRUNK PEOPLE, YOU'RE ON DRINKING AND DRIVING.
AND I URGE YOU TO DENY THIS REQUEST.
ANYBODY ELSE? YOUR NAME AND SPELL IT PLEASE.
I HAD A COUPLE OF QUESTIONS THAT I I WANTED TO ASK.
UM, WE, I WAS UNDER THE IMPRESSION THAT NEIGHBORS WOULD GET A LETTER.
THERE WERE A, WE HAD A LOT MORE NEIGHBORS THAT CAME TO THE LAST MEETING.
UM, AND MY QUICK POLL, NOBODY GOT A LETTER.
WAS IT JUST IN THE NEWSPAPER? AND IS THAT ALL THAT'S REQUIRED? UH, THAT IS, THERE ARE DIFFERENT REQUIREMENTS FOR DIFFERENT TYPES OF ACTIONS UNDER THE MUNICIPALITY'S PLANNING CODE.
BUT THE NOTICE THAT WAS SENT MEETS THE NOTICE REQUIREMENT OF THE MUNICIPALITY'S PLANNING CODE.
THERE'S DISTINCTIONS BETWEEN WHETHER YOU'RE CHANGING THE TEXT OF AN ORDINANCE VERSUS A MAP CHANGE WHERE EVERYBODY IN THE DISTRICT IS GONNA BE UNDER A DIFFERENT ZONING.
THERE ARE REQUIREMENTS FOR CONDITIONAL INSPECTION EXCEPTION HEARINGS, WHICH THIS IS NOT, BUT THIS WAS, UH, THE NOTICE THAT WAS GIVEN OF TONIGHT IS LEGAL AND IMPARTIAL RESPONSE TO SOMEBODY ELSE WHO MENTIONED IT.
UH, THE TOWNSHIP IS ALWAYS BOUND TO OBLIGATE WHAT THE LAW REQUIRES SO THAT WE'RE NOT PLAYING FAVORITES AND WHO GETS NOTICES UNDER DIFFERENT CIRCUMSTANCES.
WE DO WHAT THE LAW TELLS US TO DO.
AND THAT KEEPS US OUT OF TROUBLE.
NOW, IS THERE A VALID ARGUMENT THAT THE PRESS IS, WORKS HARD TO MAKE SURE THAT LEGAL ADS HAVE TO GO IN NEWSPAPERS BECAUSE A LOT OF MONEY GETS PAID TO THEM FOR THAT? YES, THERE IS A LOBBY TO THAT.
MAKE SURE THAT THAT IS THE CASE.
SHOULD IT BE ABLE TO BE POSTED ON THE WEBSITE AND HAVE THAT CONSTITUTE VALID NOTICE? MANY REASONABLE MINDS WOULD SAY YES, BUT THAT'S JUST NOT WHAT THE LAW TELLS US RIGHT NOW.
[00:55:01]
THE LAW, WE DO POST IT TO THE WEBSITE, JUST SO YOU KNOW, WE ABOVE AND BEYOND WE DO POST IT TO THE WEBSITE.I THINK IF, JUST AS A THOUGHT, UM, FOR PRACTICALITY PURPOSES, IF YOU, IF YOU WANT, YOU MAY NOT WANT TO KNOW WHAT THE PUBLIC HAS TO SAY, BUT IF YOU DO, UM, YOU MIGHT WANNA CONSIDER A DIFFERENT WAY BECAUSE NOBODY'S GETTING THE PAPER.
AND SO IT ENDS UP BEING WORD OF MOUTH.
AND THERE ARE SOME PEOPLE WHO WANTED TO BE HERE TONIGHT.
BUT, UM, BUT I HAVE RESPECT THAT THE LAW WAS FOLLOWED AND I APPRECIATE YES.
AS WE ALSO POSTED ON THE WEBSITE AND, AND THE WEBSITE.
SO PUT IN THE NEWSLETTER AS WELL.
UM, NO, BUT IT IS ON, IT HAS BEEN ON ALL OF THE AGENDAS, PLANNING COMMISSION AGENDAS, BOARD AGENDAS, UM, I'VE TALKED ABOUT IT THE LAST THREE PLANNING COMMISSION MEETINGS WHEN IT'S GOING, EXCUSE ME, WHEN IT'S GOING TO BE.
SO I ADMIT LIKE, JOE, WE'RE LIMITED BY WHAT WE HAVE TO DO BY LAW, BUT I'M, I UNDERSTAND EVERY OTHER OPPORTUNITY I HAVE TO PUT IT OUT THERE.
UM, I WANTED TO KNOW TWO THINGS WITH THIS.
UM, WHAT IS THREE THINGS? WHAT IS THE LIGHTING SITUATION? HAS THERE BEEN A, A SOUND STUDY LIKE AN AN OFFICIAL, NOT JUST A GOOGLE SOUND STUDY? AND I WANTED TO KNOW ON THIS RENDERING, WHERE IS FOX RUN DRIVE, BECAUSE THAT'S WHERE I LIVE AND THERE ARE NOT THAT MANY TREES ON THAT YOU SEE ON THIS PICTURE BE BETWEEN THE CURRENT PROPERTY AND THE HOUSES.
MR. CLEMENT, WHO, WHO CAN BEST ANSWER THOSE QUESTIONS? I'LL, I'LL, I'LL TAKE A SHOT AT IT.
UM, NUMBER ONE, UH, EVEN THOUGH THIS IS NOT A, UM, WHAT'S CALLED A CONDITIONAL USE HEARING AND AN APPLICATION FOR THIS ACTUAL USE, UH, IN ORDER TO PREPARE FOR THAT AND QUESTIONS LIKE YOURS, WE HAVE DONE, UH, STUDIES FOR LIGHTING, UH, TO MAKE SURE THAT THE LIGHTING WILL STAY ON THE PROPERTY AND MEET THE ORDINANCE.
AND IF THIS BOARD DETERMINES IN ITS WISDOM TO ALLOW FOR THE THE TEXT AMENDMENT, THEN YES WE WILL PRESENT THAT AT THE APPLICATION.
SO YOU WILL SEE THAT THERE'LL BE AN ACTUAL LIGHTING STUDY AND IT'LL BE PRESENTED AND THE TOWNSHIP HAS A LIGHTING CONSULTANT WHO WILL REVIEW IT.
NUMBER TWO, YOU ASKED ABOUT THE NOISE STUDY.
WE'VE ALSO DONE THAT BECAUSE WE DON'T WANT TO BE STUPID ABOUT THIS AND SPEND A LOT OF MONEY PREPARING AND COMING TO THIS BOARD, WASTING YOUR TIME AND THEIRS WITHOUT HAVING DONE THAT.
SO WE'VE DONE IT AND IF THIS BOARD ALLOWS, WE WILL PRESENT THAT STUDY AS WELL.
UM, AND THERE, THERE ARE THINGS THAT ARE DONE ALL OVER THE UNITED STATES WITH RESPECT TO THESE TYPES OF OPERATIONS, WHICH SCREEN THE NOISE, UH, AND INCLUDING SCREENING, UH, WHICH WE HAVE DETERMINED AND WE'LL SHOW YOU IF WE'RE ALLOWED TO.
AND THE THIRD QUESTION IS WHERE YOU ARE WITH RESPECT TO THIS PLAN.
I BELIEVE, AND I BELIEVE, AND CORRECT ME IF I'M WRONG, LOGAN, THAT YOU ARE, YOU ARE ABOVE THE, THE TOP OF THE PLAN HERE.
AND WHAT IS PLANNED FOR THAT TOP OF THE PLAN IS A THICK SCREENING OF EVERGREEN'S AND UH, AND NOISE BUFFER.
I'M HOPING I SHOULD HAVE ADDED WHEN I EXPLAINED ABOUT THERE BEING A SUBSEQUENT ZONING HEARING FOR PICKLEBALL.
THERE'S ALSO OTHER HEARINGS FOR THE ACTUAL DEVELOPMENT OF THE SITE.
SO THERE'S ZONING WHICH TELLS YOU HOW YOU CAN USE YOUR LAND AND THAT'S WHAT WE'RE HERE ABOUT.
AND THERE'S LAND DEVELOPMENT WHICH TELLS YOU HOW YOU BUILD THE THINGS ON THE LAND THAT ZONING SAYS YOU'RE ALLOWED TO BUILD.
SO THE PLAN HAS TO GO THROUGH A THREE STEP PROCESS JUST AS A LAND DEVELOPMENT PLAN.
AND WE'RE, THAT'S NOT NORMALLY AN APPLICANT FOR ZONING DOESN'T HAVE A FULL PLAN BECAUSE THEY WANT TO KNOW FIRST IF THE ZONING GETS APPROVED THEN THEY'LL PREPARE IT, HAVE THE ENGINEER PREPARE THE FULLY ENGINEERED PLAN AND THEN YOU WOULD BE ABLE TO SEE THE DETAILS OF LIGHTING AND THE CONCERNS THAT YOU EXPRESSED.
SO THERE WILL BE MULTIPLE FURTHER HEARINGS IF THE BOARD MAKES THE ORDINANCE CHANGE.
UM, THE LAST THING THAT I WOULD LIKE TO SAY IS THERE ARE HOMES AND NEIGHBORHOODS SURROUNDING THIS PROPERTY.
UM, AND I WOULD AGREE THAT I DON'T THINK THIS PLAN IS COMPATIBLE WITH HOW WITH A RESIDENTIAL AREA AND WE LIVE HERE AND IT'S VERY QUIET.
WE'D REALLY LIKE TO KEEP IT THAT WAY.
OH, I'M SORRY I DIDN'T SEE YOU THERE, SIR.
YOUR NAME? MY NAME'S MICHAEL HASLER.
AND I REALLY DON'T HAVE A LOT TO SAY, BUT I SEE ON YOUR MAP, OLD STATE ROAD, WHAT'S THAT GONNA LOOK LIKE ONCE THIS PLACE OPENS? ARE YOU GONNA PUT STREET LIGHTS ON THAT TOO? UH, LIKE THE ROADS CAN'T HANDLE THIS TYPE OF AN OPERATION GOING ON AND BE HONESTLY JUDGING WHAT'S
[01:00:01]
STORED ON THE PROPERTY NOW AND THE CONDITION OF THE PROPERTY SINCE IT WAS SOLD.I HAVE NO CONFIDENCE THAT THIS PROPERTY WILL BE MAINTAINED UH, SUFFICIENTLY.
UM, BOARD MEMBERS, DO YOU HAVE ANY QUESTIONS OF THE WITNESSES WHO TESTIFIED? UM, YEAH, I HAVE, I HAVE A COUPLE QUESTIONS.
UM, WHAT, WHAT IS THE SIZE OF THE VENUE? HOW MANY PEOPLE WOULD IN FORM? THAT'S ALL BASED ON CODE.
BUT ROUGHLY TOO MUCH PEOPLE MAX.
AND THEN, SO JUST MY QUESTION I GUESS TO YOU ON THE SOLICITOR OR JEFF, IF THIS, UM, IF WE PASS THIS TONIGHT, WHAT DOES THIS GIVE THEM PERMISSION TO DO WITHOUT ANY OTHER BOARD APPROVAL? NOTHING.
AND THEN, UM, THERE ARE OTHER PLACES IN UPPER PROVIDENCE THAT ARE ALSO IMPACTED BY THIS CHANGE, RIGHT? YES.
AND ARE THEY, ARE THEY ON BOARD WITH THE UH, I HAVE NOT RECEIVED ANY FEEDBACK FROM THE PROPERTY ON OLD STATE AND I'M SORRY, TOWNSHIP LINE AND THE NORTHERN BORDER THAT I'M FORGETTING THE STREET NAME OF, I HAVE SPOKEN TO MRS. ARADER.
SHE HAS GONE THROUGH THE ZONING WITH ME.
SHE ACTUALLY ADDED A FEW THINGS TO IT THAT THEY DO ON THEIR SITE OR THEY'RE PLANNING TO DO ON THEIR SITE.
A LOT OF WHAT THIS ALSO DOES IS IT FORMALIZES WHAT THEY'RE DOING ON THEIR SITE AS AN EXISTING NON-CONFORMITY AT THIS POINT.
SO, UM, SHE ADDED A FEW THINGS THAT I DON'T KNOW IF THEY'RE GOING TO BE DOING THEM OR NOT, BUT WITH THE UH, THE, THE CHILDREN'S THEMED UM, UM, PLAY STRUCTURES AND THINGS LIKE THAT, THAT WAS SOMETHING THAT SHE ADDED INTO IT.
AND FOR A RAIDERS FARM WE INCLUDED SEASONAL RETAIL BECAUSE AS YOU KNOW, THEY DO THAT NOW.
UM, WHICH SOMEWHAT LIMITS THEM TO WHAT THEY CAN DO, WHETHER THEY'RE EXPANDING IT OR WANNA MODERNIZE IT OR BRING IT UP TO CODE.
THIS SORT OF PUTS THEM INTO THE PATH TO MAKE THAT A CONFORMING SITE.
AND THAT WOULD AFFECT RENTERS AS WELL? IT SOMEWHAT, UM, THEY DON'T REALLY HAVE AGRI THERE.
THEY SORT OF FALL UNDER THE FARM STAND REGULATIONS, WHICH IS A LITTLE BIT SEPARATE.
WE ALLOW FARM STANDS BUT UM, THERE'S SOME STATE REGULATIONS FOR FARM STANDS THAT ZACH AND I HAVE TALKED ABOUT THAT DON'T APPLY WITH THIS AGRI IT, IT'S A SEPARATE AND ABOVE AND BEYOND STATE MANDATE FOR FARM STANDS.
SO WE JUST LET RENTER DO WHAT RENTER'S DOING AND THEN OKAY.
IF WE PASS IT TO, THEY CAN'T DO ANYTHING ELSE UNTIL THEY COME BEFORE US A FEW DIFFERENT TIMES.
'CAUSE THERE'S PICKLEBALL OVER, THERE'S A SEPARATE THING.
PICKLEBALL WOULD BE, ANOTHER WOULD BE ZONING DEPENDING ON SPECIAL WOULD BE A SPECIAL EXCEPTION I THINK IT IS.
THAT WOULD GO TO THE ZONING HEARING BOARD.
AND THEN THERE WOULD BE THE, UM, LAND DEVELOPMENT APPLICATION THROUGH THE NORMAL PROCESS.
AND TECHNICALLY THOSE ARE FILED, THE CONDITIONAL USE FOR THIS AND THE TENTATIVE SCHEDULE ARE FILED.
WE'RE NOT RUNNING THEM TOGETHER AT THIS POINT.
WE WANTED TO MAKE SURE, THEY WANTED TO MAKE SURE THAT THE ZONING TEXT AMENDMENT WENT FORWARD AND THEN ONCE, IF THAT PASSES, WE WILL MOVE THAT THE OTHER APPLICATIONS FORWARD WITH THE CONDITIONAL USE END OF SCHEDULE.
I MEAN ALL THE THINGS THAT WERE BROUGHT UP, OF COURSE IS ON MY LIST OF LIKE TRAFFIC AND THE ROAD AND LIKE IMPROVEMENTS AND HOW DOES THAT EVEN WORK? EVERYTHING YOU'VE SEEN HERE IS WHAT THEY PUT IN THE CONDITIONAL USE APPLICATION.
DOES IT NEED SOME WORK? YES, IT DOES.
AND I THINK MR. CLEMENT KNOWS THAT.
BUT WE'RE NOT APPRO THAT TODAY.
NO, WE'RE NOT TALKING ABOUT THAT.
WE'RE NOT COVERED THAT, THAT WILL GIVE YOU TIME TO TALK ABOUT THE TRAFFIC AND THE NOISE AND SOUND AND THE LIGHTING AND ALL OF THAT STUFF.
AND, AND YOU WROTE IT WAS IN DESIGN AND YES.
ROAD IMPROVEMENTS AND ALCOHOL AND LIGHTS AND ALL OF THAT WOULD BE DISCUSSED SEPARATE.
LIKE THIS IS NOT PART OF THAT? NO, THIS IS NOT PART OF THAT.
THAT IS, THAT IS PART OF THAT WOULD BE PART OF THE CONDITIONAL USE HEARING.
AND THEN WHAT IS THIS CURRENT ZONE? IT'S R ONE.
SO HOW MANY HOUSES COULD THEY PUT HERE IF THEY WANTED TO? RIGHT NOW, IF YOU LOOK AT THE, AT THE MAP IN FRONT OF YOU, THE THREE, YOU SEE HOW THE, ON THE LEFT, ON OLD STATE ROAD, THERE'S THREE SEPARATE PARCELS THERE FOR THREE DIVIDED AREAS.
TECHNICALLY THOSE ARE HOUSE LOTS.
THEY COULD BRING A HOUSE PLAN IN TOMORROW AND A BUILDING PLAN AND WE WOULD, WE WOULD HAVE TO APPROVE IT.
IT WOULD HAVE TO BE BUILT ASSUMING IT MET CODE AND STORMWATER AND ALL THAT OTHER STUFF.
UM, THE PARCEL TO THE LEFT, I'M SORRY, TO THE RIGHT THAT THAT'S THE OPEN AREA WITH WHAT LOOKS LIKE A LOOK LIKE ALMOST A HORSE FARM.
THEY COULD BUILD HOUSES THERE THAT WOULD HAVE TO GO THROUGH A LAND DEVELOPMENT PROCESS.
MY GUESS IS IT IS FOUR OR FIVE ACRES.
THEY COULD PROBABLY GET FOUR OR FIVE HOMES ON THERE, DEPENDING ON THE CONFIGURATION OF IT.
SO WE'RE TALKING ABOUT THREE, JUST THIS, THREE ON ONE SIDE, FOUR ON ANOTHER.
[01:05:01]
THREE DIFFERENT LANDOWNERS WE'RE TALKING, THERE'S JUST THREE THAT THIS PERTAINS TO.NO, NO, THIS IS ALL OWNED BY HI GET THAT.
I MEAN, OH YES, THE PROPER E 1, 2, 3, 4 RENTERS.
THE, THE PIECE OFF OF OLD, OFF OF TOWNSHIP LINE, THE VERY NORTH PART OF THE TOWNSHIP THAT IS A WORKING FARM AND THEY HAVE A FARM STAND THERE AND THEN THE, UM, A RAIDER FARM AND IT DOESN'T LOOK LIKE GOT ANOTHER PARKING, WHICH I HATE TO SAY BECAUSE I DON'T KNOW MORE, UM, IMPERVIOUS SERVICES.
BUT FOR 200 PEOPLE IT DOESN'T LIKE THERE'S ENOUGH FOR CAN I ASK A QUESTION? UM, I, I KNOW YOU GUYS DIDN'T HAVE TO SHOW US THIS WHOLE RENDERING, AND I APPRECIATE THE OPENNESS OF BRINGING ALL THIS FORWARD NOW.
SO, UH, NO ONE FEELS LIKE WE'RE DOING ANYTHING UNDER THE DOOR.
UM, IN THE TOP LEFT HAND CORNER OF YOUR SKETCH HERE, UH, WHAT ARE THOSE? THE, THE BOXES IN THAT BROWN AREA, IS THAT GARDENS OR FLOWER? YEAH, THOSE ARE LIKE COMMUNITY GARDEN BOXES OR YOU KNOW, YOU COULD HAVE A FLOWER CUTTING OPERATIONS JUST TO SHOW THAT THERE'S GONNA BE SOME SORT OF AGRICULTURAL OPERATION IN THAT AREA.
AND THE THREE STORMWATER BASINS THAT YOU SHOW ON THE PROPERTY ALL HAVE PLANTING.
SO THOSE ARE GONNA BE LIKE RAIN GARDENS, CORRECT? YEAH, OBVIOUSLY THEY'RE NOT DESIGNED AT THIS POINT, BUT THEY WOULD HAVE TO MEET THE CURRENT STANDARDS FOR THE N-P-D-E-S PERMIT FOR WATER QUALITY WILL VOLUME AND, AND THEN RATE CONTROL.
SO THEY WILL BE DESIGNED, IF WE GET TO SOME POINT FOR, I LIKELY IS MUCH BETTER THAN JUST THE BIG EMPTY BASE AND NO MOWING, HOPEFULLY.
UH, AND I THINK YOU'VE ALREADY INDICATED THAT ALL OF THE EXISTING STRUCTURES WILL HAVE TO BE BROUGHT UP TO CODE, OBVIOUSLY FOR PUBLIC USE IS OBVIOUSLY ANYTHING NEW, SO, ALRIGHT.
UM, AND THEN I GUESS THE HOUSE THAT I GUESS PEOPLE WHO ARE IN THE WEDDING CAN STAY THERE.
IS THAT, HOW MANY PEOPLE WOULD THAT POTENTIALLY HOLD OR? PROBABLY, PROBABLY LIKE SEVEN BEDROOMS. THAT'S LIKE WHITE HOUSE.
SO YOU'RE THINKING IT WOULD BE FOR THE WEDDING SIX? IT'S A, IT'S A SEVEN BEDROOM FARM HOUSE RIGHT NOW, SO, YEAH.
AND, AND I WOULD ADD ALSO THAT IN ADDITION TO WHAT, UH, JEFF POINTED OUT WITH RESPECT TO THE CONSTRUCT, IF THIS WERE SUBDIVIDED AND THE, WE WOULD ANTICIPATE THAT THE BARN AND THE HOUSE THAT'S THERE WOULD REMAIN ALONG WITH THE OUT STRUCTURES IN ADDITION TO THOSE OTHER HOMES.
SO WE'RE TRYING NOT TO DO THAT IS WHAT WE'RE TRYING NOT TO DO IF WE CHANGE THIS AND NO, HOW, HOW THIS WILL JUST, JEFF, I'M SORRY, JEFF, PAY ATTENTION.
WE WERE TRYING TO HEAR WHAT THE SIRENS ARE FOR
UM, IF WE, IF WE APPROVE THE ORDINANCE TONIGHT, THEN THE, THERE'S NO LONGER R ONE, THEY'RE HOUSES? NO, NO, IT IS STILL R ONE.
THIS IS PROPOSED AS A, AS A REVISION, AS AN ADDITION TO THE R ONE.
SO YOU STILL BUILD HOUSES ON IT THEN, OR LIKE WOULD IT? NO, IF, IF YOU'RE PUTTING THIS USE ON THERE, YOU CAN'T PUT THE HOUSES ON THERE.
SO, I MEAN, YOU CAN ONLY DEVELOP AS ONE.
I JUST, IT'S NICE TO TAKE AWAY OPTIONS FOR MORE HOUSING BECAUSE WE CONSEQUENTLY GET COMPLAINTS ABOUT HOW WE'RE, WELL, I THINK, I THINK IF I GET IT RIGHT, WE, WE WOULD BE ADDING TO THE R ONE YES.
BUT THEN IF THIS PLAN CAME TO CONDITIONAL USE THROUGH THAT PROCESS, THEN HOUSES COULDN'T BE BUILT BECAUSE WE'D GIVE IT THIS USE.
THEY WOULD HAVE TO GO BACK THROUGH THE WHOLE PROCESS AGAIN.
THANK YOU TO, TO PUT HOUSES ON IT.
UH, JEFF, I HAVE THE, I'M LOOKING AT THE, UH, COMMENTS FROM THE MONTGOMERY COUNTY PLANNING COMMISSION AND I THINK WE'VE ADDRESSED MOST OF THE THINGS IN HERE, BUT I HAVE ITEM INTENT, UH, TALKS ABOUT IF, UH, PARCEL IS REDUCED IN SIZE.
AND I BELIEVE WE DEALT WITH THAT ALREADY, THAT THAT WILL NOT BE POSSIBLE IF THEY DEVELOP THIS, THAT THEY WILL NEED TO KEEP IT 12 ACRES OR YEAH, IF THEY WERE TO SUBDIVIDE OFF PIECES THAT WOULD INVALIDATE, THEY MEAN THEY WOULD MAKE IT AN EXISTING, THEY WOULD MAKE A NONCONFORMING USE THERE AND THROUGH THE PROCESS OF SUBDIVISION, YOU CAN'T CREATE A NONCONFORMING PROPERTY.
WELL, THEY TALK ABOUT 10 ACRES HERE, BUT I I DON'T THINK THAT ANY OF IT CAN BE SUBDIVIDED AFTER THE DEVELOPMENT.
SO ARE YOU SAYING BILL, THAT IT WOULD BE ALL 12, IT WOULDN'T JUST BE THE 10 IN THIS USE, RIGHT? IT'S ALL 12? YES.
I GUESS YOUR POINT WOULD BE DON'T TAKE TWO ACRES AND THEY HAVE SOME OTHER COMMENTS HERE THAT I WOULD, THAT WILL BE ADDRESSED LATER IN THE PROCESS ABOUT OPERATION HOURS? YES.
AND THEN ONE OF THE OLD HOME, IT DOESN'T LOOK ANYTHING LIKE THAT.
NOW, WOULD YOU RENOVATE THE INSIDE AND HOW OLD IS THE HOUSE? ACTUALLY, THE HOUSE IS FROM THE LATE 18 HUNDREDS AND IT WOULD BE A FULL RENOVATION.
LIKE I SAID, IT'S, IT'S GONNA NEED TO HAVE MODERN AMENITIES AND BE BROUGHT UP
[01:10:01]
TO THIS DAY AND AGE.MS. SCOTT IS THE, UM, INTENTION OF THIS PICKLE BALL TO BE MEMBERSHIP BASED? YES, MEMBERSHIP BASED.
SO, SO THERE WOULD BE A CONTROL OF HOW MANY PEOPLE COULD BE USING IT.
HOW WOULD YOU, HOW WOULD YOU, AND I KNOW WE'RE PUTTING THE CART WAY BEFORE THE HORSE HERE, BUT HOW WOULD YOU CONTROL USE OF NON-CONFORMING USE OF IT? SO IN OTHER WORDS, NON-MEMBERS SHOWING UP, SECURITY
SO THAT'S ALL PART OF THE BUSINESS PLAN OF IT.
AND THEN THE, THE HORSE AREA ON THE RIGHT, IS THE BARN THERE, WILL THE HORSES STAY IN THAT OR, OR WOULD THE HORSES KIND OF COME AND GO FOR EVENTS OR THE HORSES WOULD STAY IN THERE.
AND DOES THE, DOES THIS, CAN THE HORSES STAY IN THERE UNDER R ONE? THE HORSES CAN STAY IN THERE NOW.
I MEAN, HE COULD HAVE HORSES THERE NOW.
HE DID HAVE EMO AT ONE POINT IN TIME.
HEMO, UM, THERE AT ONE POINT IN TIME.
UM, HE DOES NOT HAVE THEM ANYMORE.
HOW MANY PICKLE WALLS ARE UNDER THE ROOF? HOW MANY PICKLEBALL COURTS WOULD BE? SO WE PROPOSED SIX INDOOR COURTS, UM, TO THE RIGHT OF THAT PROPOSED INDOOR FACILITY JUST TO TALK ABOUT IT.
UH, THAT WAS AN EXISTING TENNIS COURT THAT HAS ALREADY BEEN CONVERTED INTO FOUR PICKLEBALL COURTS.
UM, AND WE HAVE DONE TWO SOUND STUDIES.
UH, I HAD ONE COMPLETED AND SOME FOLKS ON FOX RUN SAID THAT IT WAS A LITTLE TOO OPTIMISTIC.
SO I HAD A SECOND SOUND REPORT DONE BY, UM, SPENDARIAN WILLIS, ONE OF THE, UH, ONE OF THE CONSULTANTS THAT LED THE, UM, WOMEN ON FOX RUN ACTUALLY RECOMMENDED.
SO I HAVE TWO SOUND STUDIES TEED UP.
THOSE FOUR ADDITIONAL COURTS ARE POSITIONED THOUGHTFULLY BETWEEN THE PROPOSED INDOOR FACILITY AND THE BARN JUST ABOUT IN THE CENTER OF THE 12 ACRES.
THERE'S SOMEONE WHO SEEMS TO BE DYING TO SPEAK
CAN I JUST ASK A QUESTION? YOUR NAME? UH, SHANNON HETRICK.
CAN YOU SPELL IT? H-E-T-R-I-C-K.
SO I ALSO LIVE ON FOX RUN RIGHT BEHIND THOSE, THE TREES.
THERE'S NOT THAT MUCH SPACE, BUT BY THE TREES.
UM, I WANTED TO ASK ABOUT THE PARKING.
SO IF YOU'RE SAYING THAT THERE WOULD BE ABOUT 200 PEOPLE OR SO AT THE FACILITY, LET'S SAY IT'S FOR A WEDDING, USUALLY COUPLES WILL COME, MAYBE NOT CARPOOLING.
SO THAT'S ABOUT A HUNDRED CARS.
SO IF THERE'S 200 PEOPLE ATTENDING THE WEDDING, AND LET'S SAY THAT IT'S ALL MOSTLY COUPLES THAT GO, THAT'S ABOUT A HUNDRED CARS, I'M LOOKING AT THAT PARKING LOT DOESN'T SEEM LIKE IT WOULD FIT A HUNDRED CARS.
YOU CANNOT PARK ON MENNONITE OR OLD STATE.
THERE'S JUST NOT SPACE FOR THAT.
SO WOULD THEY BE PARKING ON FOX RUN AND WALKING OVER? SO HE'S, THAT'S A, THAT'S A GREAT, A FAIR QUESTION.
AND SO WHAT WE HAVE TO DO IS, THIS IS JUST A RENDERING SO IT DOESN'T SHOW THERE'S SOME SHADOWS AND PARKING ABOVE THE BARN STRUCTURE THAT IS DIFFICULT TO SEE AND PARKING TO THE LEFT.
AND WHAT WE'VE DONE IS TRY TO, UH, UH, NUMBER THE SPACE, HAVE ENOUGH SPACES TO MEET WITH THE ORDINANCE WITH RESPECT TO WHAT THE ORDINANCE REQUIRES.
IF THERE WERE TO BE AN EVENT, ALLOWING 200 PEOPLE, THERE'S A, UH, UH, TRAFFIC, UH, IT'S CALLED AN IT MANUAL AND, UH, IT'S THE INTERNATIONAL TRAFFIC REPORTS MANUAL THAT THE TOWNSHIP USES.
AND WE WOULD HAVE TO GO THROUGH THE TOWNSHIP ENGINEER AT AN NEXT HEARING IF WE'RE ALLOWED TO GO THAT FAR AND ANSWER THE QUESTIONS THAT YOU POSED, WHICH ARE GOOD ONES.
BUT YES, WE THINK WE HAVE ENOUGH PARKING, UH, FOR THIS PROPOSAL.
WE'RE LOOKING AT THE, WE'RE LOOKING AT THE MAP RIGHT NOW ON THE, THAT ONE IT LOOKS LIKE IT'S CLOSE TO A HUNDRED IF YOU COUNT THE ONES ON THE FAR LEFT ABOVE THE STORMWATER.
AND DON'T COUNT THE ONES UP NEAR PICKLEBALL, BUT YOU ONLY COUNT THE ONES ABOVE THE BARN.
UM, AND I JUST DON'T, DON'T REMEMBER EXACTLY, BUT WE, WE TALKED WITH THE STAFF ABOUT WHAT IS REQUIRED AND THEN TIM'S OFFICE, UM, YEAH, UH, WE HAVEN'T EVALUATED THIS PLAN AT ALL, REALLY.
I MEAN, WE'VE HAD IT IN-HOUSE NOW FOR 16 WEEKS AND, AND I THINK I'VE DONE SOME COMPARISON TO THE ZONING.
WE HAVEN'T GOTTEN REALLY THAT LEVEL YET.
YEAH, I, I, AGAIN, I WOULD CAUTION THE BOARD NOT TO PAY TOO MUCH ATTENTION TO THE PLAN.
THOSE KIND OF DETAILS AND SPECIFICS ARE REALLY IMPORTANT.
AND THEY WILL COME, UH, WITH THE CONDITIONAL
[01:15:01]
USE HEARING AND APPLICATION.WE, WE NEED TO ANSWER ALL THOSE TRAFFIC AND CIRCULATION PATTERN AND QUANTITY OF SPACE QUESTIONS.
UM, AGAIN, THIS PLAN IS JUST TO ILLUSTRATE WHAT WE'RE THINKING ABOUT, BUT NOT TO PRESENT AS TESTIMONY, UH, FOR PARKING STANDARDS AND THOSE TYPES OF REQUIREMENTS.
IS THERE ANY KNOWN STORM WATER ISSUES ON THE PROPERTY TODAY AS FAR AS RUNOFF OR CHALLENGES IN THE AREA? YEAH, TOM, I AM NOT AWARE OF ANYTHING, BUT CERTAINLY WE'LL DEFER TO THE TOWNSHIP PUBLIC WORKS GUYS, WHAT THEY KNOW.
UH, CERTAINLY WATER COMES DOWN FROM, UH, FOX RIDGE.
IT KIND OF GATHERS IN A, IN A DEFINED SWALE THAT RUNS FROM PAGE TOP RIGHT TO THE POND, THE POND THAT DISCHARGES UNDER MENNONITE ROAD AND MAKES ITS WAY IN A MORE FORMALIZED STRAIN, NOT TO 4 22, BUT CERTAINLY AS WE, UH, START TO DEVELOP A LAND DEVELOPMENT PLAN, IF WE GET TO THAT POINT, UH, WE TYPICALLY GRAB THE CATCH ENGINEER, PUBLIC WORKS DIRECTOR, TAKE A LITTLE WALK AND MAKE SURE WE UNDERSTAND CONDITIONS THAT WE NEED TO ADDRESS.
AND SO DRAINAGE ON, UM, UH, OLD STATE DRAINAGE ON MENNONITE WOULD ALL BE PART OF THAT CONVERSATION.
AND IS THERE A PUBLIC SEWER ON THE PROPERTY TODAY? THERE'S, YEAH, I, UH, MIDNIGHT ROAD THERE IS, YES.
ANY OTHER QUESTIONS? I ATTENDED A WEDDING AT A VENUE VERY SIMILAR TO THIS IN, UH, IN, UH, CARROLL COUNTY, MARYLAND LAST FALL.
AND ONE, THIS IS JUST SOMETHING TO THINK ABOUT.
THEY USED BUSES FROM THE HOTEL WHERE EVERYONE WAS STAYING FROM OUT OF TOWN FRAME YES.
AND THEN THAT ALSO ALLOWED THEM TO KEEP TO THE HOURS THEY WERE ALLOWED AT, AT 11 O'CLOCK AND EVERYBODY CLEARED OUT AND WENT BACK TO THE HOTEL.
BUT ANYWAY, THAT'S, UH, THIS MIGHT BE A LITTLE DIFFERENT, BUT IN ANY EVENT, YOU'VE SHOWN US WAY MORE THAN YOU, YOU WERE REQUIRED TO AT THIS STEP.
UM, IF THERE'S NO MORE QUESTIONS FROM THE BOARD, I'LL ENTERTAIN A MOTION.
AND WE'RE LOOKING AT THE MOTION ON, ON THE BACK OF THE PAGE THERE, RIGHT AT THE TOP OF OREGON, SIX TWO.
I'LL MAKE A MOTION TO ENACT ORDINANCE 6 1 2 APPROVING THE PROPOSED ZONING TEXT AMENDMENT WITHIN THE RESIDENTIAL AGRICULTURAL ZONING DISTRICT R ONE TO ALLOW FOR AGRI USES AS PROPOSED BY HTC ASSOCIATES, LLC 5 92 MENNONITE ROAD.
ALRIGHT, I HAVE A MOTION AND A SECOND.
ANYONE OPPOSED? ALRIGHT, THANK YOU.
AND OUR THIRD HEARING TONIGHT IS CONDITIONAL USE HEARING FROM PROPOSED CELL TOWER AT 1 0 1 STATION AVENUE IN THE M TWO MANUFACTURING INDUSTRIAL ZONING DISTRICT.
UM, BOARD MEMBERS WE'RE SWITCHING OUR HATS NOW, UM, FROM LEGISLATIVE TO JUDICIAL.
THE CONDITIONAL USE HEARING IS A HEARING WHERE THE APPLICANT IS ENTITLED TO THE RELIEF THEY SEEK IF THEY PROVE THAT THEY MEET THE CONDITIONS THAT ARE IN THE ORDINANCE.
AND THAT IS SOMETHING THAT FOR YOU TO DECIDE WHETHER THEY MADE THE CONDITIONS, UH, WHEN THEY CONCLUDE THE CASE, YOU'RE FREE TO DELIBERATE PRIVATELY 'CAUSE IT'S QUASI-JUDICIAL, UNLIKE THE ORDINANCE ONES THAT HAVE TO BE PURELY PUBLIC DISCUSSIONS.
SO IF YOU GET TO THAT POINT AND YOU DO WANT TO DISCUSS IT PRIVATELY, JUST RECALL THAT YOU DO HAVE THAT LUXURY IN THIS CASE.
IF YOU HAVE ANY CONCERNS THAT YOU WISH TO PRIVATELY DISCUSS, THIS IS A, AN APPLICATION FOR THE PLACEMENT OF A, UH, TOWER FACILITY, UM, UNDER THE TELECOMMUNICATIONS ACT.
BUT UNDER, UNDER THAT ACT, THEY STILL HAVE TO, IN MOST WAYS COMPLY WITH LOCAL ZONING ORDINANCES.
AND SO THEY'RE, THEY ARE HERE TO SHOW THAT THEY MEET THE CRITERIA, UH, THAT ARE SET FORTH IN THE ZONING ORDINANCE.
UH, AND THIS IS A LOCATION DOWN AT THE REGIONAL SEWER AUTHORITY.
I THINK BILL MENTIONED THAT LAST, UH, LAST NIGHT.
UM, THE BOARD'S EXHIBITS ARE, UH, BOARD EXHIBIT ONE IS A COPY OF THE, UM, AFFIDAVIT POSTING, UH, SHOWING THAT TONIGHT WAS PROPERLY ADVERTISED.
AND BOARD EXHIBIT TWO IS A COPY OF THE AFFIDAVIT, UH, THAT THE PROPERTY WAS POSTED.
BOARD EXHIBIT THREE IS A COPY OF THE LEGAL NOTICE ITSELF THAT WAS PLACED IN THE NEWSPAPER AND BOARD.
EXHIBIT FOUR IS A PHOTOGRAPH SHOWING THE POSTING OF THE SUBJECT PROPERTY.
AND WITH THAT, I WILL TURN IT OVER TO APPLICANT'S COUNSEL.
I'M FROM THE LAW FIRM, OBERMEYER REDMOND, MAXWELL HIPPEL, UH, HERE ON BEHALF OF RISE UP TOWERS, LLC.
UH, UNFORTUNATELY, THE REPRESENTATIVE FROM RISE UP TOWERS GOT STUCK, UH, UH, ON A FLIGHT THAT GOT DELAYED, COULD NOT MAKE IT TONIGHT.
HE AUTHORIZED ME TO SPEAK ON BEHALF OF THE APPLICANT.
UH, I CAN GIVE THE BACKGROUND THINGS LIKE THAT IF YOU WANT ME TO SWER SWEAR MY, YOU KNOW, MAN AS WELL TO
[01:20:01]
GIVE STATEMENTS.UM, UH, MR. PRESIDENT, I JUST, MY, UH, PRESENTATION TONIGHT WILL BE GUIDED AS TO WHETHER THERE IS OPPOSITION, YOU KNOW, IN THE AUDIENCE, CERTAIN PARTY STATUS OR THINGS LIKE THAT.
COULD I, IS THERE, UNDERSTOOD.
IS THERE ANYBODY HERE IN THE AUDIENCE WHO, UH, OPPOSES THE APPLICATION AND THERE DOES NOT APPEAR TO BE ANYBODY WHO DOES.
SO IF THAT WANTED YOU TO GO WITH EITHER, UH, YOU KNOW, OFFERS OR, OR, OR OTHERWISE SUMMARIZED, THEN SURE.
YEAH, IT'S, IT'S A, IT'S A VERY STRAIGHTFORWARD APPLICATION.
I, I SENT THE PLAN AHEAD OF TIME.
I WAS WONDERING IF WE COULD PUT IT UP ON THE SCREEN AS WELL.
UM, SO I HAVE WITH ME TONIGHT, UH, ANDREW PETERSON, UH, HE'S OUR RADIO FREQUENCY ENGINEER.
AND, UH, HE CAN TESTIFY OR VERIFY WHAT I'VE SAID ABOUT THE NEED FOR THE TOWER.
UH, UH, AND I'LL EXPLAIN THE BACKGROUND OF THE PROJECT TO YOU AND HOW, UH, WE CAME, UH, TO WANT TO SITUATE A CELL TOWER HERE.
UM, AND I HAVE MATTHEW ROBERT, HE'S FROM, UH, COLLIER'S ENGINEER.
HE DIDN'T DESIGN THE PLAN, BUT HE'S OUR, UH, GUY WHO GETS OUT AND TESTIFIES.
WHAT'S MATTHEW'S LAST NAME? UH, ROBERT.
AND YOUR ANDERSON'S LAST NAME? SPELLING.
AND MATT, GO, I, COULD YOU JUST POINT OUT WHERE THE, WHERE THE TOWER IS ON THIS DRAWING? YEAH, PLEASE JUST KIND OF EXPLAIN A LITTLE BIT.
SO IT, LET ME, LEMME JUST BACK UP JUST A SECOND.
AND I KNOW YOU GUYS, I SAW, YOU KNOW, I SAW THE TOWER.
I'VE BEEN HERE BEFORE AND SAW THE TOWER OUTSIDE, SO I KNOW THE TOWNSHIP'S FAMILIAR WITH THE, THE, THE KIND OF THE, WHAT'S WHAT'S HAPPENING HERE.
RISE UP TOWERS IS A COMPANY THAT STARTED THREE YEARS AGO.
IT'S THE SECOND ITERATION OF A COMPANY THAT A GUY NAMED NICK POLAND RAN, UH, 10 YEARS AGO WHERE HE BUILT ABOUT 15 CELL TOWERS.
AND THREE YEARS AGO HE DECIDED, UH, WITH THE WAY THAT THE INTERNET WAS GOING AND CELL USAGE, THAT WE WERE GONNA NEED MORE TOWERS.
UM, SO WE STARTED RISE UP TOWERS.
UH, SINCE THEN WE'VE STARTED TO SPECIALIZE IN, UM, UH, TWO THINGS MAINLY, UH, ONE, AND THIS WAS HIS BUSINESS PRACTICE BEFORE.
WE ALWAYS SEEK OUT GOVERNMENT LAND.
UH, SO IF WE SEE A NEED, WE LOOK FOR A MUNICIPALITY, WE LOOK FOR A SEWER TREATMENT PLANT, SOMETHING LIKE THAT.
ONE, IT'S, UH, IT FACILITATES A, AN APPROVAL PROCESS.
YOU KNOW, WHEN GOVERNMENT IS INVOLVED USUALLY, AND GOVERNMENT'S GETTING A FINANCIAL BENEFIT, YOU KNOW, FROM THE TOWER AS THEY, THEY ARE IN THIS CASE.
UM, AND SECOND, THEY'RE USUALLY PLACES KIND OF OUT OF THE WAY, LIKE SIR TREATMENT PLANTS WHERE NOBODY CARES, RIGHT? SO YOU'RE IN AN EMPTY ROOM SOMETIMES.
SO, UH, THAT'S RISE UP SPECIALTY.
WE'VE BEEN DOING A LOT OF THESE, UH, RELOCATIONS IN THIS INSTANCE.
THERE'S A BUILDING, UH, THAT'S PART OF THE 4 22, UH, BUSINESS CENTER THAT HAS, UH, IS IT TWO THREE STORY FACILITY THAT HAS ANTENNAS ON THE ROOF.
UH, WE HAVE HEARD THROUGH CONTRACTORS, WE HAVE HEARD THROUGH CARRIERS, UH, THAT THE STATE OF THE BUILDING IS DILAPIDATED, THAT IT IS POTENTIALLY A PROBLEM FOR THEIR TECHNICIANS, AND THAT IF THEY HAD A SOLUTION, UH, NEARBY, THEY WOULD STRONGLY CONSIDER MOVING THEIR ANTENNAS OFF THE ROOF.
AND SO WE GET OUT AHEAD OF THIS STUFF.
WE'VE JUST DONE ONE, THERE WAS AN OLD SMOKE STACK, UH, THE FELLS NAP, THE SMOKESTACK, THEY MADE SOAP, UH, THE SMOKESTACKS FALLING DOWN.
WE ARE, WE'RE ABLE TO PICK UP A PIECE OF LAND IN COAL WIND BURROW IN DELAWARE COUNTY.
AND THE CARRIERS ARE MOVING OFF THE SMOKESTACK.
WE THINK THAT ONCE WE GET THE ZONING APPROVAL, UH, FOR IT, UM, WE WILL THEN, UH, BE ABLE TO, UH, YOU KNOW, KIND OF CONVINCE THE CARRIERS TO COME TO A SAFER, BETTER SPOT ON THE TOWER THAT ALLOWS THEM THE ABILITY TO MAINTAIN THEIR TOWER REGULARLY, BUT ALSO UPGRADE THE TOWER TO BEST, YOU KNOW, TO, TO GIVE THE BEST COVERAGE TO THE COMMUNITY.
UM, SO, OKAY, WHERE IS THE TOWER? SO WE'RE LOOKING AT PAGE TWO OF THE PLAN, I THINK, AND THE, THE, UH, STATION ROAD IS TO THE RIGHT.
UM, I DON'T HAVE, DO YOU HAVE A POINTER? I HAVE A POINTER.
NOW I JUST HAVE TO FIGURE OUT THAT THE, UH, ORANGE BUT THE ORANGE BUTTON.
SO, UH, SO WE'RE FAMILIAR WITH, UH, THE LOWER PERKIOMEN REGIONAL SEWER, UH, AUTHORITY IS THE LANDLORD IN THIS CASE.
I BROUGHT A COPY, I'LL ADMIT IT AS APPLICANT'S EXHIBIT A ONE.
UH, THE GROUND LEASE OUTTA CURIOSITY PAYS 40% OF THE GROSS REVENUE OF THE TOWER.
[01:25:01]
UP, UM, IN THIS CASE, WE'RE GONNA TALK ABOUT T-MOBILE SINCE RISE UP WORKS HAND IN HAND WITH T-MOBILE, WHO HAS A SORT OF NATIONAL PUSH TO MOVE OFF OF SMOKESTACKS WATER TANKS, THINGS LIKE THAT.UM, SO IN, IN THIS CASE, YOU, THE, THE REGIONAL SEWER AUTHORITY, THEIR, UH, LAND IS LOCATED, UH, AROUND THE PERIMETER.
AND YOU'LL SEE THAT I'M, I'M, UH, TAKING, FOLLOWING THE DOTTED LINE AROUND.
AND THEY ACTUALLY OWN, UH, THIS, UH, LAND BEYOND THE DOTTED LINE BETWEEN HERE.
AND IT'S THE SCHULL RIVER, RIGHT ON THAT SIDE.
THE SCHULL AND THE SCHULL RIVER AND THE TRAIL.
SO THEY'RE FENCED IN AREA, GOES IN A TRIANGULAR SHAPE.
THIS IS STATION AVENUE, UH, THAT COMES OFF.
AND THE PLAN IS TO CREATE A DRIVEWAY OFF STATION AVENUE AND TUCK THE CELL TOWER RIGHT HERE BEHIND, UH, SOME SCRUB BRUSH AND TREES.
UH, WE'RE GONNA HAVE TO GO FOR, WE'RE, WE'RE, WE'RE RIGHT IN THE FLOODPLAIN, RIGHT ON THE EDGE OF THE FLOODPLAIN.
SO IF THE BOARD GRANTS THIS CONDITIONAL USE TONIGHT, WE'RE GONNA HAVE TO VISIT THE ZONING HEARING BOARD FOR A QUICK VARIANCE, HOPEFULLY ON THE FLOODPLAIN.
UM, IF THEY, UH, IF MATT WERE TESTIFYING TONIGHT, HE WOULD TESTIFY AND HE'S GONNA TESTIFY IN FRONT OF THE ZONING HEARING BOARD.
THERE'S ABSOLUTELY NO PROBLEM BUILDING IN THE FLOOD PLAIN.
IT'S ALSO ONE OF THE KIND OF USES THAT YOU WANT.
UM, SINCE THERE'S VERY LITTLE TO NO IMPERVIOUS SURFACE WHATSOEVER, UH, THE COMPOUND, WHICH IS, IT SAYS IN 2,500 SQUARE FEET, WE TRY TO LIMIT IT AND GET IT AS SMALL AS POSSIBLE.
IN THIS CASE, IT'S 1,680 SQUARE FEET.
CAN WE SWITCH TO THE NEXT, UH, THE NEXT, YEAH, SO THAT SHOWS YOU THE, THE COMPOUND.
IT'S BECAUSE OF THE, THE THE, WE WANTED TO SORT OF STAY AS MUCH FAR OUT OF THE FLOOD PLATE AS POSSIBLE.
WE CHOSE TO DO, YOU KNOW, A RECTANGULAR, A LONGER SHAPE COMPOUND.
I DON'T REMEMBER WHAT YOURS IS OUT THERE WHEN I LOOKED AT IT, BUT YOU GET THE POINT.
UM, EVENTUALLY THE TOWER, UH, CROSS YOUR FINGERS, WE'D HOPE FOR FOUR MAJOR CARRIERS.
AT AND T T-MOBILE DISH, WHO'S TRADING UNDER THE NAME BOOST WIRELESS AND VERIZON.
UM, IN THIS CASE IT IS T-MOBILE.
AND ANDY, WHO IS THE OTHER CARRIER ON THE ROOF, I WANNA SAY AT AND T, AT, I SAY AT AND T.
UH, WE'RE WORKING RIGHT NOW WITH, UH, T-MOBILE ANDY, UH, PREPARED, UH, RADIO FREQUENCY, UH, MAPS, IF WE COULD SWITCH TO THOSE THAT WOULD SHOW VARIOUS THINGS.
IT SHOWS, UM, WHAT THE, THE, THE AREA IS.
THIS IS EXISTING RELIABLE COVERAGE.
UM, AND THEN THERE'S SOME BETTER PICTURES LATER, I'LL SHOW YOU.
BUT THAT YOU SH YOU SEE ALL THE WHITE, THAT JUST DISAPPEARS WHEN YOU TAKE AWAY THE, THE, THE RELIABLE COVERAGE.
AND, UH, AS WE'VE WORKED WITH T-MOBILE AND OTHER CARRIERS ON THESE THINGS, THAT CAN HAPPEN.
PEOPLE GO IN, NOT THAT THEY'RE GONNA DO IT, PEOPLE GO IN AND THEY STEAL THE COPPER, THEY SHUT THE THING DOWN, ALL OF A SUDDEN THE POWER GOES OUT AND YOU ARE WITHOUT COVERAGE FOR A REGION.
YOU KNOW, WE ARE WITHOUT 9 1 1, YOU'RE WITHOUT, YOU KNOW, RELIABLE SERVICE.
SO CAN WE GO TO THE NEXT SLIDE? SO, UH, THIS IS THE PROPOSED CHANGE.
AND REMIND ME THE PURPLE ANDY IS THE COVERAGE THAT WE PICK UP WITH THE TOWER.
AND THAT'S GONNA BE AT 175 FEET, UH, WITH A FIVE FOOT, UH, UH, LIGHTNING ROD, WHICH IS REQUIRED UP TOP.
AND THAT'S, UM, YOU KNOW, UH, ABLE TO BOTH, UH, COVER THE EXISTING COVERAGE WELL, BUT ALSO PICK UP AND, AND, AND CREATE BETTER COVERAGE FOR PEOPLE.
UM, AS AN ASIDE, UH, RISE UP TOWERS WILL, UH, ALL YOU HAVE TO DO IS DELIVER IT TO THE SITE, UH, WILL HANG, UH, ON OUR ANTENNA, ANY PUBLIC ANTENNA, 9 1 1 SYSTEM, UTILITY SYSTEM, UH, ANYTHING YOU WANNA DO RENT FREE AND FOR FREE.
WE'LL PUT IT UP, UH, FOR YOU WHEN WE'RE CONSTRUCTING THE TOWER OR WHEN WE COME BACK TO DO SOMETHING ELSE.
WE'LL, WE'LL PUT YOUR ANTENNAS UP IF YOU HAVE ANY, UH, NEED FOR THAT.
UM, THE UTILITY MAY, UH, SORRY, THE UTILITY, THE, UM, THE, UH, AUTHORITY MAY, MAY REQUIRE THAT.
SO IT'S PRETTY STRAIGHTFORWARD.
THE PLANNING COMMISSION GAVE ME A LETTER TODAY THAT I WAS ALREADY OUTTA THE OFFICE.
I DIDN'T HAVE A CHANCE TO PRINT IT, BUT IT SAID BASICALLY WE SUPPORT IT, NO PROBLEM.
UM, YOU KNOW, IT MAY CREATE A REDEVELOPMENT OPPORTUNITY AT THE BUILDING IF WE CAN GET THE ANTENNAS OFF, BUT WE HAVE NO CONTACT WITH THE LANDLORD WHATSOEVER.
YOU KNOW, WE HAVE NO KNOWLEDGE.
WE JUST TRY TO WORK WITH THE CARRIERS JUST TO CONVINCE THEM THAT WE'VE GOT A BETTER OPPORTUNITY FOR THEM.
UM, FOR NOW AND IN THE FUTURE.
MIKE, COULD YOU REFERENCE THE ORDINANCE AS IT PERTAINS
[01:30:01]
TO THE CONDITIONS THAT YOU HAVE TO MEET, SINCE I'M THE ONE WHO HAS TO DRAFT A DECISION ON THIS, AND I WANT YOU TO DO SOME OF MY WORK FOR ME.DO YOU WANT ME TO DO, DO YOU WANT ME TO PUT FINES AND FACT TOGETHER FOR YOU? NO.
I WOULD NEVER DO THAT TO, OKAY.
I'M CERTAINLY NOT THE YEAR OF MY RETIREMENT.
I MEAN, WE, I COULD JUST GET MY OUTLINE THAT I PREPARED, UH, FOR THESE GUYS OUT.
UM, AND TO THE EXTENT OF THE LACK OF EXPRESS CRITERIA, JUST GENERAL HEALTH, SAFETY, WELFARE.
I, I KNOW THE ONE THING YOU AND I HAD DISCUSSED ON THE PHONE YEAH.
IF YOU WANT TO JUST BRIEFLY MENTION IT, WAS HOW THESE TOWERS FALL NOW WHEN, IF THEY DO FALL, BECAUSE THE CONCERN WOULD BE THAT IT WOULD FALL OVER ONTO THE ROADWAY SIDE.
WE, WE ARE COMPLIANT WITH THE SETBACKS.
THAT THAT IS SOMETHING THAT WE WON'T BE GOING FOR VARIANCE APPROVAL FOR.
BUT FOR, THANK YOU, JOE, FOR, UH, THEY CRUMPLE, THEY DON'T FALL.
SO THEY DON'T FALL LIKE A TREE LIKE TIMBER.
THEY, THEY, THEY'RE BUILT IN PIECES AND THEY'RE CONSTRUCTED TO BEND LIKE A STRAW.
UM, THEY ALSO, I, EVERYONE, I SAY ONLY KNOWS OF ONE THAT FAILED AND THAT WAS THE FORT WASHINGTON TORNADO WHERE YOU HAD WINDS OF 250 MILES AN HOUR.
AND LITERALLY, I MEAN, I'VE BEEN ASKING PEOPLE WHO HAVE BEEN IN THE BUSINESS WAY LONGER THAN ME, 30 YEARS, 35 YEARS, THEY DON'T FAIL.
YOU KNOW, IT TAKES A, AN INCREDIBLE, UH, EVENT LIKE THAT TO, TO CREATE, YOU KNOW, THE KIND OF WHATEVER, UH, POWER THAT WOULD, WOULD, WOULD FILL A TOWER.
UM, CAN I ASK A QUESTION REAL QUICK? SURE.
THERE'S A FREESTANDING STRUCTURE, NO G WIRES, RIGHT? MONOPOLE, NO GUIDE WIRES, UH, COMES IN, YOU KNOW, IN PIECES IS ASSEMBLED BASICALLY IN 60 DAYS.
THERE'S TWO DIFFERENT FOUNDATION METHODS.
WE HAVEN'T DONE OUR GEOTECHNICAL ANALYSIS YET, BUT WE WILL.
UM, IT'S EITHER A PEER AND PAD OR A CASEON, RIGHT? CORRECT.
I'M GETTING, I AM GETTING THE TECHNICAL STUFF DOWN HERE,
SO, UH, THEY CAN EXPLAIN THOUGH WHAT IT, WHAT IT IS, BUT IT'LL DEPEND ON THE SOIL CONDITIONS AND THAT THAT'LL, YOU KNOW, WE'LL BE, UM, A STRUCTURALLY SOUND.
WE'LL PASS ALL THE STRUCTURAL REQUIREMENTS.
UM, WE'LL MEET, UH, F UH, ANDY BROUGHT REPORTS THAT WE CAN PUT IN.
UH, THERE WILL BE NO, UH, INTERFERENCE WITH ANY EXISTING ANTENNAS.
AND ANDY WILL TELL YOU, YOU KNOW, THE PHONE IN YOUR POCKET, IT'S PROBABLY EMITTING ABOUT THE SAME, YOU KNOW, LEVEL.
'CAUSE IT'S ALL THE WAY UP TO THE AIR.
IT DOESN'T GET TO THE GROUND TO BOTHER ANYBODY OR CAUSE ANY HEALTH PROBLEMS. UM, UH, VISUALLY, YOU KNOW, I KNOW THERE IS A, OR IT'S ALLUDES TO STEALTHING AND STUFF.
IT, IT'S AN INDUSTRIAL AREA, YOU KNOW, WITH LARGE TANKS AND, UH, UTILITY TANKS, HOLDING TANKS, WHATEVER, TREATMENT FACILITIES, BARBED WIRE, IT'S NOT, IT'S GONNA BLEND RIGHT IN WITH THE SURROUNDING, YOU KNOW, PLUS WE TRY TO TUCK IT BACK WITH THE TREES.
UM, WE MEET, UH, UH, THE SUBJECT PARCEL'S, 20 POINT 89 ACRES.
UH, WE WILL MEET ALL ICE AND WIND LOADS.
UH, THERE'S NO SIGNAGE REQUIRED, NO LIGHTING REQUIRED.
UH, ANDY HAS AN FAA ANALYSIS THAT SAYS THE FAA HAS NO PROBLEM WITH IT FROM A AIRPORT PERSPECTIVE, UM, WHICH ALSO LENDS TO THE FACT THAT IT WON'T BE LIT.
UM, WHAT ABOUT FLOODING? LIKE WE HAD IDA A FEW YEARS BACK.
OH, IT WAS A, UH, THE STORM THAT CAME THROUGH AND IT HAD BEEN, I DON'T KNOW HOW IT AFFECTED THAT AREA.
DO YOU REMEMBER JEFF? I'M SURE IT WOULD'VE AFFECTED THE TOWER.
HAD IT BEEN THERE, THERE WAS SOME WATER THAT CAME UP INTO THAT PARKING LOT.
I DON'T THINK IT WAS SIGNIFICANT ENOUGH TO DAMAGE IT, OR I, I CAN'T SPEAK TO THAT 'CAUSE I, I DON'T UNDERSTAND THEIR EQUIPMENT.
BUT, UM, I THINK WITH GENERAL FLOOD PROOFING STANDARDS CONSTRUCTION, I THINK THAT THEY WOULD GENERALLY BE OKAY.
THERE IS SOME FLOOD PROOFING REQUIREMENTS WITHIN THE ORDINANCE.
WE HAVEN'T TALKED ABOUT THEIR ZONING, UM, THERE VARIANCE AT THIS POINT.
BUT MY HOPE IS THAT THEY WOULD USE THE FLOOD PROOFING STANDARDS IN THERE FOR WHAT EQUIPMENT THEY HAVE BEYOND THE MONO POLE TO, TO RAISE THAT UP A LITTLE BIT.
WE'RE, WE'RE IN FLOODPLAINS IN A FEW OF OUR PROJECTS NOW, AND THEY JUST ELEVATE THE, THE, UM, EQUIPMENT CASES, YOU KNOW, THEY'RE ELEVATED OFF THE GROUND SEVERAL FEET.
SO, YOU KNOW, ABOVE THE HIGHEST FLOOD HAZARD LEVEL, I'M MAKING THAT UP.
I DON'T KNOW WHAT IT'S CALLED, BUT YOU KNOW, IT'S CALLED FREEBOARD.
AND WE'RE A LITTLE STRICTER THAN MOST THANK YOU
[01:35:01]
KNOW.AND THAT'S, AND THAT'S, AND THAT'S WHAT IT WOULD BE.
AND THE FLOOD, IF A FLOODING ITSELF WON'T DAMAGE THE TOWER AT ALL.
JEFF, COULD YOU GO BACK TO THE ONE DRAWING, THE ONE THAT SHOWED THE TOWER AND THE FOUR POTENTIAL? OKAY.
UM, SO IT LOOKS LIKE YOU'RE ALL FENCED IN HERE.
WHAT IS THAT? LIKE A SIX FOOT HIGH, SEVEN FOOT HIGH FENCE, AND THEN SOME TYPE OF, UH, WIRE ON TOP TOO.
DO YOU WANT TO GO TO THE LAST, UM, THE ELEVATION AND THEN, UM, MATT, REMIND ME WHAT THE HEIGHT OF THAT FENCE IS.
IT'S PROPOSED TO BE EIGHT FEET TALL.
SO IT WOULD BE SIMILAR TO THE FENCE BECAUSE YOU'RE OUTSIDE OF THE FENCE, IT LOOKS LIKE, OF THE, THE AUTHORITY.
SO YOU'LL HAVE TO DO YOUR OWN FENCING.
YOU'RE GONNA PUT IT IN YOUR OWN DRIVEWAY.
AND, UH, SO YOU WON'T NEED TO GO THROUGH THE PLAN TO ACCESS YOURS AND THEY WON'T NEED TO COME.
SECURITY PURPOSES AND THINGS LIKE THAT.
YOU KNOW, WE, IT'S, IT'S A, YEAH, YEAH.
IT'S A, A SECURE PUBLIC, UH, UTILITY AT THIS POINT.
SO YES, THAT'S THE, IS THAT CURB CUT THERE? CURRENTLY? I, THERE IS A CURB, THERE IS A CURB CUT THERE CURRENTLY.
WHERE THEY'RE PROPOSING THIS, THAT WAS BROUGHT FROM THE PLANNING COMMISSION.
I, I WOULDN'T KNOW IT OTHERWISE.
DO YOU PAY THE SEWER AUTHORITY TO RENT THE PROPERTY OR TO THE TOWNSHIP? WELL, THE LAND IS OWNED BY THE SEWER AUTHORITY.
WE, WE LEASE DIRECTLY WITH THEM.
AND THAT'S NOT A TOWNSHIP AUTHORITY, THAT'S A REGIONAL AUTHORITY.
SO IT'S NOT EVEN I WILL, BUT THEY, THEY SET OUR SEWER RATES.
I, I I WILL ADD, AND I SORRY TO BE INFORMAL, BUT IF YOU, THE TOWNSHIP HAS ANY PROPERTY YOU WOULD LIKE US TO LOOK AT, I'M NOT KIDDING.
WE LOOK AT PROPERTY ALL THE TIME AND THERE ARE A LOT MORE TOWERS NEEDED.
NOT BECAUSE NOT ONLY ARE YOU DEALING WITH COVERAGE LIKE YOU USED TO, YOU KNOW, IN THE NINETIES, BUT YOU'RE DEALING WITH CAPACITY, YOU KNOW.
AND SO IF YOU HAVE ANY KNOWN GAPS, IF YOU HAVE ANY SALT SHEDS OUT THERE YOU WANT US TO LOOK AT, WE'LL BE HAPPY TO LOOK AT IT.
COULD WE, UH, SWEAR THOSE TWO JUST TO CONFIRM THE ACCURACY OF THE SUMMARY? YEAH, SURE.
DO YOU SOLEMNLY SWEAR AFFIRM TESTIMONY? TESTIMONY ABOUT TO GIVE PROCEEDING IS THE TRUTH, THE WHOLE TRUTH, NOTHING BUT THE TRUTH? YES.
YOU'RE HERE WHEN, UM, WHEN I WAS SPEAKING, RIGHT? YES.
AND YOU HEARD, UH, WHAT I SAID.
AND DID YOU AGREE WITH EVERYTHING? YES.
UM, ANYTHING YOU'D LIKE TO ADD? NO.
YOU WOULD'VE ANSWERED HAPPY, YOU WOULD'VE ANSWERED THE SAME WAY IN A QUESTION AND ANSWER FORMAT, CORRECT? I WILL.
WE HAVE, WE DID HAVE SOME EXHIBITS, UM, THAT, THAT I CAN PROVIDE MR. BRES WITH A LIST.
BUT, UH, THEY WERE THREE RE THE THREE REPORTS THAT I REFERENCED, THE EMISSIONS, UH, REPORT, FAA REPORT, A NON INTERFERENCE REPORT, ALSO OUR PLAN.
SO YOU HAD THE, THE GROUND LEASE WAS YOUR APPLICANT ONE? APPLICANT ONE.
AND WHILE WE'RE GO, UH, WE SHOULD PROBABLY MARK THE APPLICATION, WHICH I NOTICED WASN'T MARKED SO WE'LL.
UM, AND THEN WE'LL MARK THE PLAN THAT'S UP ON THE SCREEN.
UH, I THINK IT WAS A MARCH 11TH REVISION DATE AS EXHIBIT THREE.
PREPARED BY EDGE, UH, FIBER AND WIRELESS UHHUH
UM, AND THEN THREE REPORTS PREPARED BY, IS IT DBH? D? B-M-D-B-M-D-B-M ENGINEERING AND UH, HAS A FOUR.
LET'S JUST, LET'S JUST, UH, WE COULD PROBABLY MARK THEM ALL IN ONE EACH.
MARK 'EM ALL UNDER ONE EXHIBIT.
THE NAME OF THE ENGINEER, YOU MIGHT BE DBM ENGINEERING PC.
ELECTROMAGNETIC EXPOSURE, INTERFERENCE ANALYSIS, AND FAA NOTICE CRITERIA.
WE'LL MARK THE, UH, THE PROPAGATION STUDY MAX.
UM, DOES ANYONE HAVE ANY OTHER QUESTIONS? IF NOT, I'LL ENTERTAIN A MOTION.
MOTION WE'RE LOOKING FOR IS THE, UH, ONE UNDER ITEM THREE JUST ABOVE THE WORD.
UM, I'D LIKE TO MAKE A MOTION TO APPROVE ADDITIONAL USE
[01:40:01]
THE PROPOSED CELL TOWER IN THE MANUFACTURING INDUSTRIAL ZONING DISTRICT M TWO AT 1 0 1 STATION AVENUE A SECOND.THAT ALRIGHT, I HAVE A MOTION AND A SECOND.
AND UH, I WILL ENTERTAIN A MOTION TO ADJOURN.
I'LL MAKE A MOTION FOR ADJOURN.