[00:00:54]
          OUTSIDE OF SAYING SHE'S. OKAY. AND RUNNING AROUND,
SO I APOLOGIZE. 
          YOU ARE READY TO DO. I HAVE QUORUM, RIGHT? I THINK WE CAN. 
          I THINK WE'RE GOING TO GIVE IT A FEW. MINUTES. 
          I KNOW. WHEN I LOOK AT THE MAP I WAS LIKE, CAN WE AGREE THAT THIS IS WITHIN OUR
JURISDICTION? 06:15 SHREWSBURY TEXTED ME, JUST LEAVING WORK,
MAYBE A FEW MINUTES. 
          I DON'T KNOW HOW MANY. I DIDN'T SEE IT ON THE PHONE MAP AND ALL THAT,
BUT I LOOKED AT IT TOO. 
          I COULDN'T GET MY OTHER. YEAH, BUT. THAT WAS MY THING,
I WAS LIKE, LISTEN. 
          YEAH. SO LADIES AND GENTLEMEN, WE HAVE, WE DO HAVE QUORUM,
BUT WE ARE GOING TO GIVE IT ABOUT FIVE MORE MINUTES FOR AT LEAST ONE OTHER BOARD MEMBER TO ARRIVE. SO, I WAS 28. OKAY. 
          WHAT'S TIM TITLE NOW? WHAT'S TIM'S TITLE NOW? HE'S DIRECTOR OF SOMETHING, RIGHT? YEAH, HE'S. HE'S PLANNING DIRECTOR. 
          PLANNING DIRECTOR. IS TIM PLANNING DIRECTOR? OKAY,
OKAY. 
          YEAH, I DIDN'T KNOW. I KNEW IT WAS PLANNING. YEAH. 
          THAT'S OFFICIAL. 
          WELL, I WAS GETTING ON AN INTERVIEW A LITTLE WHILE AGO,
AND MY COMPUTER WAS LIKE, OH, YOU NEED TO DO A SECURITY UPDATE, YOU NEED. AND I'M TRYING TO GET ON TEAMS. AND IT WAS LIKE,
YOU NEED TO YOU NEED TO DO TEAMS TAKE THREE MINUTES. 
          IT STARTED MINUTE AND I'M LIKE. OH, THOSE ARE LIKE SPONTANEOUS. 
          SO, YEAH. 
          HELLO.SOMEWHERE. NOPE, YOU DON'T NEED TO DO ANYTHING WITH. MY OLD JUDGE SAW ME HOLDING A GAVEL. 
          HE WOULD PROBABLY HOLD ME IN CONTEMPT. THAT'S ALL WE NEED. 
          OKAY, JUST BECAUSE. JEFF, IF I NEVER HAD USED THE GAVEL,
NOR SHOULD YOU. 
          SHOULD. I THINK THAT YOU NEED TO TAKE A SELFIE WITH THAT. 
          TEXT IT TO HIM. YOU SAID THE HONORABLE. THE HONORABLE DEEPAK. 
          THANKS. BE ENTERTAINING IF NOTHING ELSE. I'M STILL SHOCKED HE'S A JUDGE STILL. 
          I THOUGHT, YOU KNOW. HE'S AN INTERESTING CHARACTER. 
          I DID NOT LIKE THE LAW. HE LIKED EQUITY A LOT. 
          YEAH. OH, IT'S ACTUALLY ACTIVE. OH, DID YOU NEED A KEYBOARD? 
          [00:05:04]
BECAUSE THERE'S. IT GOT A TRACKPAD ON THERE. OH,
IS THAT ONE ACTIVE? YEAH, I'LL TAKE THAT ONE. I MUCH PREFER THIS ONE. 
          THANK YOU. I JUST STARED AT IT FOR THE LAST 15 MINUTES. 
          I THOUGHT THEY TOOK IT AWAY BECAUSE WE HAVE THREE DIFFERENT KEYBOARDS AND THREE DIFFERENT
MICS IN THIS ROOM. SORRY ABOUT THAT. 
          NO, IT'S OKAY. HOLD ON, I'M ASKING FOR THIS ONE. 
          YOU SAID YOU TOOK IT TO A WEDDING. I DID NOT HEAR THAT. 
          SO YEAH, WE'LL GO WITH THIS. AND THE CELL PHONE NUMBER. 
          YEAH, YEAH. OKAY. OKAY. YEAH. 
          YEAH, YEAH. WE'LL SEE. I KNOW. 
          HE'S ALL RIGHT. YEAH. YEAH. CORRECT. YEAH. I'M VERY PERMISSIVE. WELL, NO, I DON'T WANT TO GET. NAHUM. 
          NAHUM. YEAH, THAT'S HOW I KNEW. I WOULD GET IT RIGHT AT SOME POINT. 
          WHAT IS THE ORIGIN OF THAT? IT'S A BOOK IN THE BIBLE. 
          IT'S, YEAH. MY PATERNAL GRANDFATHER WAS A SEPHARDIC JEW,
OR WAS I SHOULD SAY. 
          OH, I NEVER DID HAVE AN ANSWER. I DON'T THINK WE KNOW HOW TO PRONOUNCE IT EITHER. 
          IT'S MORE OFTEN A FIRST NAME THAN A LAST NAME. 
          I GOT SWITCHED AT SOME POINT. I, AT SOME POINT. 
          FIRST NAME IS. OKAY. I DON'T KNOW HIM. 
          I WILL CALL IT AT THIS POINT. OKAY. READY? YEAH. 
          YEP. THANK YOU EVERYBODY. I WILL CALL THE FEBRUARY 23RD,
2026 MERIDIAN TOWNSHIP PLANNING COMMISSION MEETING TO 
          [1. CALL MEETING TO ORDER]
ORDER. AND WE WILL START WITH ROLL CALL AND WE'LL HAVE COMMISSIONER MCCONNELL? PRESENT. COMMISSIONER SNYDER? PRESENT? VICE CHAIR MCCURTIS? PRESENT. COMMISSIONER BROOKS? PRESENT. AND COMMISSIONER NAHUM? PRESENT. THANK YOU. AND WE WILL NOTE COMMISSIONER,
THE CHAIR IS HERE, AND WE'LL NOTE COMMISSIONER SHREWSBURY IS ON HER WAY. 
          AT THIS POINT, THAT IS AT ITEMS 1 AND 2 ON THE AGENDA,
WE WILL MOVE TO SECTION 3, PUBLIC REMARKS. 
          ANYTHING THAT'S NOT AGENDA RELATED. WE CAN MOVE PAST. 
          WELL GIVE THEM A CHANCE, JUST MENTION ANYTHING. 
          SO IT IS MY FIRST TIME RUNNING A MEETING AS CHAIR WHERE THERE ARE PEOPLE IN THE CROWD. 
          SO FOR ANY MISTAKES PLEASE GIVE ME A LITTLE BIT OF GRACE. 
          SO AT THIS POINT I CAN OPEN FOR PUBLIC REMARKS AT 6:37. 
          ARE THERE ANY PUBLIC REMARKS? OKAY. HEARING NONE,
WE CAN MOVE ON TO ITEM 4 ON THE AGENDA AND THAT IS APPROVAL OF THE AGENDA. 
          [4. APPROVAL OF AGENDA ]
ANYBODY HAVE ANY ADDITIONS, DELETIONS OR AMENDMENTS TO THE AGENDA? I MOVE TO APPROVE THE
AGENDA. 
          SECOND. MOVED BY COMMISSIONER MCCONNELL. SECONDED BY VICE CHAIR MCCURTIS. 
          IS THAT A ROLL CALL VOTE OR JUST A VOICE VOTE? IT'S A VOICE VOTE. VOICE VOTE. ALL IN FAVOR? AYE. 
          AYE. OPPOSED? THE AGENDA IS APPROVED. NEXT, WE HAVE APPROVAL OF THE MINUTES FROM THE
FEBRUARY 9TH, 
          [5. APPROVAL OF MINUTES  ]
2026 MEETING. I WAS ABSENT, SO THANK YOU, VICE CHAIR CURTIS,
FOR SHARING THAT DAY FOR ME. 
          ARE THERE ANY CHANGES TO THE MINUTES FROM THE FEBRUARY 9TH,
2026 MEETING? I MOVE TO APPROVE THE MINUTES FROM PREVIOUS MEETING. 
          MOVED BY COMMISSIONER SNYDER. SECOND. SECOND BY VICE CHAIRMAN MCCURTIS. ALL IN FAVOR? AYE.
AYE. 
          ANY OPPOSED? THE MINUTES ARE APPROVED. WE WILL NOTE THAT COMMISSIONER SHREWSBURY IS HERE. 
          AND AT THIS POINT WE HAVE ITEM NUMBER 6, WHICH IS COMMUNICATIONS. 
          THERE ARE NO THERE ARE NO LISTINGS UNDER COMMUNICATIONS. 
          AND AT THIS TIME I'LL MOVE TO PUBLIC HEARINGS NOTING THERE IS REZ NO. 
          [7.A. REZ #26004 – Capstone ]
26004. CAPSTONE. AND I SEE PLANNING COMMISSIONER SCHMITT WILL BE LEADING THIS DISCUSSION
TODAY. 
          THANK YOU, CHAIR, AND MEMBERS OF THE PLANNING COMMISSION. 
          SO THIS IS A PROJECT THAT I'VE ACTUALLY BEEN A PART OF SINCE I STARTED HERE ORIGINALLY. 
          YOU MAY RECALL THIS WAS THE PROPOSED SITE FOR A SENIOR HOUSING FACILITY. 
          [00:10:01]
THAT DEAL FELL THROUGH LARGELY DUE TO THE AFTER EFFECTS OF COVID. 
          AS IT WAS APPROVED JUST BEFORE THE PANDEMIC AND NEVER REALLY GOT ITS FOOTING AFTER THAT. 
          AND SO AFTER SEVERAL YEARS THE LANDOWNERS, THE DEVELOPMENT COMPANY,
APPROACHED THE TOWNSHIP ALONG WITH THE DEVELOPER OF THE PREVIOUS STUDENT HOUSING IN THE AREA, CAPSTONE COMMUNITIES,
ABOUT THE POTENTIAL TO EXTEND THE SUCCESSFUL PROJECTS THAT THEY ALREADY HAVE ON HAND BOULEVARD TO THE EAST. STAFF'S FIRST COMMENT WAS,
GREAT IDEA, BUT WE NEED YOU TO GO TALK TO THE NEIGHBORHOOD AND TAKE THEIR TEMPERATURE. AND I WILL DEFER TO THE DEVELOPER AND THE LANDOWNER AS TO HOW THOSE
CONVERSATIONS WENT. 
          BUT AS YOU'LL SEE IN SOME OF THE CONDITIONS AND SOME OF THE DISCUSSION,
THERE WAS GOOD CONVERSATION WITH THE NEIGHBORHOOD AND THE NEIGHBORHOOD'S REPRESENTATIVES ABOUT HOW TO DEVELOP THE REMAINDER OF THIS LAND. 
          SO THE REQUEST FOR YOU THIS EVENING IS A REZONING OF TWO PROPERTIES AT THE END OF HANNAH
BOULEVARD FROM THEIR EXISTING ZONING, WHICH IS AS YOU CAN SEE ON THE SCREEN HERE, THE SOUTHERN PORTION IS ZONED PO,
WHICH IS PROFESSIONAL OFFICE, ALSO SUBJECT TO A CONDITIONAL REZONING AGREEMENT THAT PREVIOUSLY REQUIRED THAT IT BE PART
OF AN PUD THAT COVERED THE ENTIRETY OF THE SORT OF THE HANNA FARMS AREA. 
          SO AS THE HANNAH FARMS PROPERTY DEVELOPED BACKWARDS,
SO FROM HAGEDORN BACK. 
          IT WAS ALL REALLY SUBJECT TO OVER THE YEARS TO ALLOW THOSE RESIDENTIAL UNITS IN THE REAR. 
          SO IT'S SPREAD OVER THE TOP. ESSENTIALLY, WHAT WE'RE DOING HERE IS THE LAST PIECE OF IT OF
IT IT'S GOING TO HAVE ITS OWN STANDALONE SET OF STANDARDS, WHICH I'LL GET INTO IN HERE IN JUST A SECOND. 
          SO SOUTHERN PIECES ON PO, THE REMAINDER IS ZONED RAA,
WHICH IS THE AREA BETWEEN THE PO AND THE NEIGHBORHOOD TO THE EAST. 
          SO THE REQUEST IN FRONT OF YOU IS TO REZONE FROM THOSE TWO TO ALREADY MULTIFAMILY UP TO A
MAXIMUM OF EIGHT DWELLING UNITS PER ACRE, SUBJECT TO A CONDITIONAL REZONING AGREEMENT. THAT'S THE KEY HERE. 
          THESE ARE THE ITEMS THAT HAVE BEEN DISCUSSED EXTENSIVELY WITH THE NEIGHBORHOOD,
AND THIS IS WHAT THE APPLICANT IS PROPOSING. 
          AS A REMINDER, THIS IS NOT SORT OF A NEGOTIATION PIECE WITH THE PLANNING COMMISSION AND
THE APPLICANT. 
          IT IS ACCEPT CONDITIONS OR SHARE YOUR CONCERNS WITH THE CONDITIONS. 
          AND IF THE APPLICANT CHOOSES TO MAKE A CHANGE,
THEY CAN DO SO. 
          BUT THIS IS THE APPLICATION IN FRONT OF YOU. SO THIS IS WHAT YOU'RE REVIEWING. 
          THE, THAT, SO THE FOUR CONDITIONS BEING PROPOSED ARE FIRST AND FOREMOST THAT A PUD IS THEN
SUBMITTED TO FURTHER CONTROL THE DEVELOPMENT OF THE LAND BECAUSE THERE ARE CERTAIN CONDITIONS THAT NEED TO BE PLACED ON THE ACTUAL DEVELOPMENT THAT AREN'T A PART OF THE
REZONING, SUCH AS BUILDING HEIGHT, SUCH AS SETBACKS, THINGS LIKE THAT. 
          WE'RE, THE PROPOSING LIMIT THE NUMBER OF UNITS ON THE PROPERTY TO NO MORE THAN 270. 
          AS YOU'LL SEE IN THE PRESENTATION, THEY'RE BELOW THAT CURRENTLY BECAUSE THE WAY THEY LOOK
AT THINGS IS BY BED. 
          THE WAY WE LOOK AT THINGS IS BY UNIT. THAT'S OUR DENSITY CALCULATION. 
          THEY WOULD PRESERVE APPROXIMATELY 38 ACRES OF OPEN SPACE ON THE PROPERTY IN EXISTING
FLOODPLAIN, WETLAND AND UPLAND. TO BE CLEAR, IT'S NOT ALL WETLAND AND FLOODPLAIN BEING PRESERVED. 
          THERE IS A SUBSTANTIAL AMOUNT OF UPLAND THAT'S ALSO BEING PRESERVED. 
          AND THAT 248FT FROM THE EDGE OF THE NEIGHBORHOOD INTO THEIR PROPERTY WOULD BE RETAINED IN
PERPETUITY IN A NATURAL BUFFER ZONE. 
          WE WOULD EXPECT THAT THIS WOULD EVENTUALLY FALL UNDER A CONSERVATION EASEMENT IN THE LONG
TERM. 
          BUT THAT TO BE DETERMINED HOW THAT WHAT THAT MECHANISM IS IN THE LONG RUN. 
          AND SO JUST BRIEFLY, THE CURRENT FUTURE LAND USE MAP FOR THE PROPERTY ANTICIPATES SINGLE FAMILY RESIDENTIAL ON THE PROPERTY BECAUSE AT THE TIME WE HAD A PROJECT
THAT WAS VIABLE IT WAS ANTICIPATED THAT IT WAS GOING TO BE AN ENDEAVOR WHICH THAT TYPE OF DEVELOPMENT FALLS UNDER THE SINGLE FAMILY ZONING. 
          SO THAT PREDICATES WHAT WE SEE HERE. CERTAINLY THAT IS A CHANGE,
THE ZONING WOULD BE NOT IN COMPLIANCE WITH THE FUTURE LAND USE MAP AT THIS TIME, BUT THAT IS WHY THEY'RE OFFERING THE CONDITIONS TO SORT
OF CONTROL THE DEVELOPMENT AND LIMIT THE IMPACT ON THE NEIGHBORHOOD. 
          A COUPLE OTHER THINGS I WANT TO POINT OUT. AT THIS TIME,
THERE IS LITTLE TO NO WETLAND IMPACT ON THE WETLANDS ON THE SITE. 
          WE STILL DO NEED TO GET INTO THE NUTS AND BOLTS OF THAT ONCE WE GET FURTHER INTO THE
DETAILS, BUT CURRENT PLANS ARE NOT TO IMPACT ANY OF THE MAJOR WETLANDS ON THE SITE. 
          SECONDLY, I WANT TO TALK ABOUT TRAFFIC BRIEFLY,
BECAUSE THAT'S PROBABLY THE MOST IMPORTANT THING IN THE GRAND SCHEME OF THINGS. 
          AND I'M TRYING TO THINK OF THE BEST WAY TO SHOW THIS. SO THERE IS CURRENTLY THERE ARE CURRENTLY MULTIPLE STUB STREETS THAT GO INTO THIS PROPERTY. 
          FIRST AND FOREMOST, IT'S RIGHT HERE, ISN'T IT? 
          [00:15:03]
YEAH, IT'S RIGHT HERE. THERE IS A SUBSTRATE COMING FROM THE RESIDENTIAL NEIGHBORHOOD INTO
THE PROPERTY. 
          ADDITIONALLY, IF YOU SLIDE OVER, THERE IS A CONNECTION POINT INTO THE EXISTING HANNAH
DEVELOPMENT AND OBVIOUSLY HANA BOULEVARD STUBS INTO THE PROPERTY. 
          AS PART OF THIS PROPOSAL NO CONNECTION TO THE NEIGHBORHOOD WOULD BE MADE. 
          IT WAS MADE ABUNDANTLY CLEAR TO US THAT THAT WAS AN IMPORTANT POINT FOR THE NEIGHBORHOOD
AND THEIR REPRESENTATIVES. 
          AND SO THIS DEVELOPMENT IS, THE WAY THEY'RE LAYING THIS OUT CONCEPTUALLY. 
          AND WHAT THEY'RE COMMITTING TO WITH THE LIMITATION ON THE 248FT OF UNDISTURBED LAND IS NOT
MAKING THAT CONNECTION. 
          THAT WAS ESSENTIALLY A NONSTARTER WITH THE NEIGHBORHOOD. AND SO THAT'S WHERE THEY'VE
DESIGNED FROM. SO I WILL NOT GET INTO THE TOO DEEP INTO THE WEEDS HERE BECAUSE MOST OF THE SITE PLAN RELATED STUFF IS GOING TO COME OUT WITH PUD. 
          BUT I WILL POINT OUT THAT THIS IS THE ROUGH CONCEPT OF THE PLAN THAT THEY'RE PROPOSING AT
THIS POINT. 
          WHAT WE WOULD EXPECT AT THIS POINT IS SHOULD THE REZONING TO MULTIPLE FAMILIES,
SUBJECT TO THE FOUR CONDITIONS, BE APPROVED, BUT THEN A PUD WOULD BE SUBMITTED ESSENTIALLY IMMEDIATELY THEREAFTER,
WHERE WE WOULD GET INTO MUCH MORE OF THE NUTS AND BOLTS OF THE LAYOUT AND THE PARKING AND THE DRAINAGE AND THINGS LIKE THAT. WE'RE STILL VERY MUCH AT THE CONCEPT LEVEL HERE. 
          BUT ROUGHLY THIS IS THE LAYOUT OF THE NORTHERN PIECE,
BUILDINGS THAT ARE VERY SIMILAR TO THE EXISTING HANNAH BUILDINGS TO THE WEST, AND THEN A SERIES OF SMALL SINGLE FAMILY AND DUPLEX BUILDINGS THAT SORT OF STEP DOWN
TOWARDS THAT NATURAL BUFFER THEN, WHICH IS UNDISTURBED TO THE NEIGHBORHOOD. AND THEN ON THE SOUTHERN END,
THERE IS A SINGLE BUILDING BY ITSELF ON THE OTHER SIDE OF THE WETLAND, FOUR STORIES TALL, SET BACK FROM THAT RESIDENTIAL AREA AND PUSHED UP TOWARDS THE ROAD,
ESSENTIALLY IN LINE WITH, IT'S ACTUALLY CLOSER THAN THE OFFICE BUILDINGS TO THE ROAD. 
          SO THOSE ARE THE THOSE SPECIFIC SETBACKS AND PARKING NUMBERS AND THINGS LIKE THAT. 
          WE WILL GET INTO THAT WITH THE PUD. SO AT THIS POINT,
WHAT IS IN FRONT OF YOU IS THAT CHANGE OF ZONING FROM PO AND RAA TO RD WITH THOSE FOUR CONDITIONS. I REALLY AM GOING TO TURN IT OVER TO THE APPLICANT AND OFFER TO ANSWER ANY QUESTIONS THAT THE PLANNING
COMMISSION MAY HAVE AT THIS TIME. I JUST WANTED TO GIVE YOU THE BACKGROUND AND WE'LL DEFER AT THIS POINT. QUESTIONS FOR ANY COMMISSIONERS FOR DIRECTOR SCHMITT? I'LL NOTE THAT I HAVE A COUPLE, BUT FIRST. DIRECTOR SCHMITT,
FROM A TIMEFRAME PERSPECTIVE, THIS CANNOT BE APPROVED AT THIS MEETING, RIGHT? THIS WOULD AT LEAST TAKE TWO MEETINGS, CORRECT? CORRECT. AS A GENERAL RULE, REZONING IS PUBLIC HEARING AT THE PLANNING COMMISSION
DECISION. 
          AND THEN IT GOES TO THE BOARD WHERE IT'S INTRODUCED. 
          IT'S DISCUSSED, INTRODUCED AND APPROVED. SO JUST GEOGRAPHICALLY,
IT WAS INTERESTING TO ME THAT WE HAVE JURISDICTION OVER THIS PARTICULAR AREA. 
          WE ARE. HOW ABOUT THIS. WE'RE CONFIDENT THAT THIS IS WITHIN THE JURISDICTION OF THE
MERIDIAN TOWNSHIP PLANNING COMMISSION? ABSOLUTELY. HAGEDORN IS YOUR GENERAL RULE IN THIS AREA. 
          AS YOU GET NORTH AND SOUTH, IT GETS A LITTLE WEIRD. BUT IN THIS THIS STRETCH BETWEEN MOUNT
HOPE AND GRAND RIVER, WITH THREE NOTABLE EXCEPTIONS, IT IS WITHIN THE TOWNSHIP. 
          THE NOTE ABOUT THE NO CONNECTION TO THE SUBDIVISION THAT WOULD BE HANDLED IN THE FOLLOW UP
PUD, WHERE THAT WOULD BE SPELLED OUT BECAUSE IT'S NOT IN THE MEMO. CORRECT,
SO AT THIS POINT, YOU KNOW, WHAT WE'RE RELYING ON IS THE FACT THAT THEY HAVE A NO DEVELOPMENT ZONE PROPOSED FOR THAT AREA, NOT TO BE DISTURBED. 
          AS PART OF THE PUD THEN WE'D GET INTO THE NUTS AND BOLTS OF HOW WE'RE GOING TO ENFORCE
THAT. 
          IT'S GOING TO BE A CONSERVATION EASEMENT. THERE'S NOT GOING TO BE A STREET CONNECTION.
THERE'S NOT, I DON'T THINK THERE IS A UTILITY CONNECTION, ALTHOUGH THAT IS SOMETHING THEY'RE GOING TO WANT TO CONFIRM BEFORE WE GET TO PUD,
BECAUSE THAT'S COME UP ON PROJECTS BEFORE. SO THOSE DETAILS, SHOULD THIS ROUGH CONCEPT MOVE FORWARD, WILL BE HAMMERED OUT. 
          INCLUDED IN THE PUD. CORRECT. VICE CHAIR MCCURTIS. 
          I JUST WANTED TO BE CLEAR THAT THE NEIGHBORHOOD TO THE. 
          WHAT IS IT? THE EAST. TO THE EAST. IS THAT INDIAN HILLS? IT IS INDIAN LAKES. INDIAN LAKES? YES. IT'S INDIAN LAKES THEN. 
          INDIAN HILLS IS AFTER THAT. CORRECT. YES. OKAY. 
          I ALWAYS HAVE TO THINK TO MAKE SURE I GOT THEM IN THE RIGHT ORDER. AND THERE'S NO ACCESS
ROADS BECAUSE THAT'S ALL. 
          THAT'S A NO DEVELOPMENT ZONE. YEAH. SO CORRECT THAT STUB STREET THERE OFF OF MOHICAN I
BELIEVE IT'S TECHNICALLY [INAUDIBLE], WOULD NEVER CONNECT THROUGH THEN IT WOULD BE A STREET IN PERPETUITY THAT WOULDN'T GO
ANYWHERE. 
          SO WHERE'S THE ACCESS POINTS FOR THIS NEW DEVELOPMENT? WHERE WOULD. YEAH, SO THIS PROPERTY WOULD CONNECT. 
          [00:20:06]
SORRY. I LOST MY MOUSE ALL OF A SUDDEN. THERE IT IS. I WOULD CONNECT INTO HANNAH
BOULEVARD. 
          HANNAH BOULEVARD. RIGHT HERE. SO THAT'S THE MAIN POINT OF CONNECTION. 
          OBVIOUSLY, THE BUILDING TO THE SOUTH WOULD COME OFF OF ILE PARKWAY WHERE IT TURNS THERE. 
          AND THE SECONDARY POINT OF ACCESS ACTUALLY WAS SORT OF ANTICIPATED WITH THE LAST PHASE OF
HANNAH. 
          THERE IS AN EXISTING EMERGENCY ACCESS THAT WILL BE ENHANCED AS PART OF THIS FOR THE FIRE
DEPARTMENT ACCESS. 
          AND THAT WAS MY FOLLOW UP, MY NEXT QUESTION,
IS THAT ENOUGH ACCESS WHEN IT COMES TO EMERGENCY SERVICES? I KNOW WE HAVE THE EMERGENCY ACCESS ROAD ONLY,
BUT WHAT ABOUT THE TWO OTHER? I MEAN, IS THAT ENOUGH? YEAH. AS A GENERAL RULE,
I WON'T SPEAK SPECIFICALLY TO THE FIRE MARSHAL, BUT HE HAS SEEN THIS PLAN AND HASN'T. OKAY. YOU KNOW,
HE WANTS THE FIRE CONNECTION ACCESS IMPROVED A LITTLE BIT THERE ON THE NORTH END, BUT ALTHOUGH HE DID GO AND LOOK AT IT IN THE WINTER,
SO HE'S, YOU KNOW, A LITTLE SKEPTICAL. 
          BUT HE WILL, THAT'S ONE OF THE DETAILS THAT HE'LL BE LOOKING AT DURING THE PD IS,
OKAY, WHAT'S THE BEST WAY TO GET SECONDARY ACCESS THROUGH THE EXISTING NETWORK THAT WE HAVE IN PLACE? THANK YOU. THANK YOU. OTHER QUESTIONS? I HAVE A FEW. COMMISSIONER BROOKS. DIRECTOR SCHMITT. 
          DURING YOUR INTRO, YOU MENTIONED UNIT VERSUS BED,
SO HOW DO WE DEFINE THAT? OUR ORDINANCE IS SET UP AS BY UNITS, RIGHT? BUT FROM A DEVELOPMENT PERSON,
IT'S A UNIT, RIGHT? IS SLEEPING QUARTERS, DINING QUARTERS, BATHING QUARTERS,
DINING, TECHNICALLY IT'S COOKING, SORRY. SLEEPING. COOKING. BATHING. RIGHT. THAT IS A UNIT. 
          OKAY. TYPICALLY, A STUDENT HOUSING PROJECTS,
WHAT YOU SEE IS THEY LEASE IT BY BED. 
          SO THEY LOOK AT IT MORE IN THAT DIRECTION. FROM OUR PERSPECTIVE WE'RE MORE CONCERNED ABOUT
THE UNIT COMP. 
          THAT'S HOW OUR ENTIRE ORDINANCE IS SET UP. IT'S HOW EVERYTHING IN THE TOWNSHIP'S LOOKED AT
IS BY UNIT COUNT. 
          OKAY. SO A UNIT IS A BED, SLEEPING AND COOKING AND THEN. 
          SLEEPING, COOKING, BATHING. OH, SLEEPING, COOKING,
BATHING, SORRRY. 
          SLEEPING, COOKING, BATHING, BED AND SLEEPING ARE THE SAME THINGS. AND THEN THE,
ON THE FLIP SIDE, THEN THEY'RE SAYING THAT BEDS ARE THE WAY THAT THEY'RE CALCULATING THIS. 
          YEAH. AND I'LL DEFER TO THEM AS TO HOW WHY STUDENT HOUSING DEVELOPERS DO IT THAT WAY. 
          BUT THAT'S PRETTY COMMON IN THE INDUSTRY THAT WE HAVE TO SHARE LANGUAGE WHEN WE TALK ABOUT
THIS KIND OF THING. 
          SO THOUGH WHEN WE DID OUR 270 UNIT STIPULATION HERE. 
          HOW IS THAT CONVERTED THEN? SO RIGHT NOW THEY'RE PROPOSING A SERIES OF BEDS. 
          FOUR BEDROOMS, THREE BEDROOMS. THE COTTAGE STYLE UNITS,
RIGHT. 
          THEY ALL HAVE A DIFFERENT NUMBER OF BEDS WITHIN THEM,
ADDING UP SOMEWHERE AROUND 800 TOTAL BEDS. 
          BUT I CAN'T COMPARE THAT TO ANYTHING FOR YOU,
BECAUSE THAT'S NOT HOW WE GENERALLY LOOK AT THINGS. 
          WE DO YIELD BASED OFF OF UNITS. AND I KNOW THAT THESE,
I KNOW THAT SOME OF THE QUESTIONS YOU CAN ANSWER AND SOME YOU CAN'T. SO THEN DOES THE 800 BED DOES THAT WAS THAT WHAT WAS USED FOR
THE PARKING OR NOT PARKING THE TRAFFIC CALCULATION. 
          SO THEIR TRAFFIC STUDY IS BASED OFF OF THE, I BELIEVE IT'S BASED OFF OF UNITS BECAUSE IT'S A YIELD. 
          JUST FLIPPING TO IT REAL QUICK. YEAH, THEY YIELD IT BASED OFF OF NUMBER OF UNITS. AND OBVIOUSLY ALL THE TRAFFIC'S GOING OUT HANNAH BOULEVARD. 
          AND SO THEY HAVE DONE IT AS, YEAH, TOTAL NUMBER OF UNITS. 
          THEY DID A BLEND OF SORT OF THE DETACHED TO ACCOUNT FOR SORT OF THE COTTAGES,
LOW RISE AND MID-RISE UNITS. 
          TOTAL OF RIGHT ABOUT 270 ISH UNITS ACCOUNTED FOR IN THE TRAFFIC STUDY. 
          OKAY, THANK YOU. ON THE, I HAVE A QUESTION ON A DIFFERENT TOPIC. 
          FOR THE, AS YOU WERE DESCRIBING HOW THE DEVELOPMENT HAS BEEN WORKING BACKWARDS FROM
HAGEDORN, ARE ANY OF THE ORDINANCES OR POLICIES OR AGREEMENTS THAT WE HAVE IN THOSE OTHER AREAS,
DO THOSE 
          [00:25:09]
TRANSFER OVER TO THIS PROPERTY? NO, AND THAT'S WHY STAFF SPECIFICALLY RECOMMENDED THIS
APPROACH, RIGHT. ONE OF THE THINGS THAT WAS GOING TO COMPLICATE DEVELOPMENT ON THE SITE WAS THAT WE
CHANGED THE MUP OF ORDINANCE IN 2022 TO PROHIBIT THIS TYPE OF MIXED-USE PROJECT, RIGHT. 
          THE BOARD AT THE TIME DID NOT WANT TO SEE ANOTHER LATERAL MIXED-USE PROJECT,
AND SO THAT WAS TAKEN OUT OF THE ORDINANCE. 
          AND SO FUNCTIONALLY TO DO THIS PROJECT IT NEEDS TO GET REZONED TO ALLOW FOR A USE. 
          AND THEN THEY CAN APPLY FOR A PUD WHICH WILL CONTROL THE DEVELOPMENT ON THE SITE AND LIMIT
IT. 
          BUT IT WILL NOT HAVE A NEGATIVE IMPACT ON THE OTHER PROPERTIES. 
          OKAY, LAST QUESTION FOR RIGHT NOW. FOR THE, SO IT SAYS HERE THAT THE CONDITIONS, IF I CAN GET BACK TO THE FRONT. SO THE, FOR CONDITIONS,
LIKE PUD TO BE SUBMITTED IN A SPECIFIC TIME FRAME, LIMITS THE NUMBER OF UNITS, HOW IS THAT ATTACHED TO THE REZONING? SO WHEN WE DO A CONDITIONAL REZONING A COUPLE OF THINGS HAPPEN. 
          FIRST AND FOREMOST, YOUR RESOLUTION OF APPROVAL,
SHOULD YOU CHOOSE TO MAKE THAT WILL AND SHOULD THE BOARD EVENTUALLY CHOOSE TO DO IT, WILL BE APPROVE. REZONING FROM PO AND RAA TO RD,
SUBJECT TO THE CONDITIONS WILL BE INCLUDED SPECIFICALLY IN THE REZONING. BUT ALSO I WILL POINT OUT ON THE ZONING MAP HOW WE TRACK IT. 
          YOU'LL NOTE THAT THERE'S A STAR NEXT TO THAT ONE,
AND THERE'S A STAR NEXT TO THAT ONE, AND THERE'S A STAR NEXT TO ONE OF THESE UP HERE THAT I CAN'T SEE RIGHT NOW. THERE SHOULD BE ONE RIGHT THERE. THERE'S ONE DOWN HERE ON JOLLY
ROAD, RIGHT THERE AND RIGHT THERE. SO THAT'S HOW IT'S INTERNALLY NOTED TO THE PUBLIC. 
          HEY, THERE'S A SET OF CONDITIONS ON THIS PROPERTY THAT NEED TO BE FOLLOWED,
RIGHT? SO IF USING ELEVATION AS AN EXAMPLE, IF THE FOURTH PHASE OF ELEVATION SOMEHOW GOT SOLD,
NEW DEVELOPER WANTED TO COME IN, THEY WOULD KNOW. OKAY, THERE'S A SERIES OF THINGS THAT WE HAVE TO FOLLOW TO DEVELOP ON
THIS SITE. 
          AND THAT'S NOTED IN THE LEGEND ON THE MAP. OKAY,
SO ONCE WE IF WE PASS THE RESOLUTION TO APPROVE THIS, THEN IT WOULD GO TO THE BOARD AND THIS WOULD BECOME PART OF THE ACTUAL ORDINANCE THAT
GOVERNS THIS PROPERTY, CORRECT? CORRECT. WHETHER OR NOT IT TRANSFERS HANDS. 
          CORRECT. CONDITIONAL REZONING AS A GENERAL RULE RUNS WITH THE LAND. 
          THERE IS A REVERTER CLAUSE IN THE STATE ENABLING LEGISLATION THAT WE CAN,
IF WE CHOOSE TO, SOMETIME IN THE FUTURE, DO. BUT I'VE ONLY HAD TO DO THAT ONCE IN MY CAREER,
IT NEVER COMES UP. 
          OKAY. ALL RIGHT. THANK YOU. COMMISSIONER MCCONNELL. 
          YEAH. SO IF I UNDERSTAND THE APPLICATION RIGHT NOW BEFORE US IS FOR REZONING,
AND THAT'S PREDICATED ON THE EXPECTATION THAT THERE WILL BE AN APPLICATION FOR A MIXED USE PLANNED UNIT DEVELOPMENT OR A PLANNED UNIT DEVELOPMENT. 
          A PLANNED UNIT DEVELOPMENT. YES. A PUD AT THAT POINT. 
          IN THE MEANTIME THE PROPERTY WOULD THEN BE REZONED AND WHAT COULD BE BUILT ON IT WERE
SOMETHING TO GO HAYWIRE WITH THE PUD APPLICATION. TECHNICALLY NOTHING, BECAUSE THEY WOULD BE NOT IN COMPLIANCE WITH THE
CONDITIONS OF THE REZONING IF A PUD APPLICATION HAD NOT BEEN APPROVED. 
          SO THEY WOULD, IF FOR SOME REASON THE PUD GOT SIDEWAYS. 
          AT A CERTAIN DEADLINE, AT A CERTAIN POINT, THE REZONING WOULD NO LONGER BE. 
          AT THAT POINT, THEN WE'D BE TALKING ABOUT IT. WE'D GO BACK TO THAT REVERTER CLAUSE. YES.
THANK YOU. 
          OTHERS? RIGHT. THANK YOU, DIRECTOR SCHMITT. THANK YOU. 
          SIR, IF YOU WOULD STATE YOUR NAME FOR THE RECORD. GOOD EVENING. MY NAME IS MARK KLAUS. I'M
HERE ON BEHALF OF EYDE LAND HOLDINGS, THE CURRENT OWNER OF THE PROPERTY. I APPRECIATE THE OPPORTUNITY TO BE BEFORE YOU AGAIN. 
          WE NEVER MAKE THEM EASY FOR YOU, SO HOPEFULLY THIS ONE WILL TURN OUT TO BE A LITTLE EASIER
THAN THE LAST TIME I STOOD BEFORE YOU. 
          THE CONDITIONAL REZONING. AND I THINK IT'S VERY IMPORTANT THAT YOU RECOGNIZE THOSE
CONDITIONS. 
          [00:30:03]
THEY'RE INTENDED TO BE THERE, INCLUDING THE PUD THAT WAS BROUGHT UP A MOMENT AGO AND THE
NUMBER OF UNITS BEING LIMITED. 
          THE ACREAGE BEING SET ASIDE WITHIN THE CONSERVATION AREA OR CONSERVATION EASEMENT,
AS WELL AS THAT BUFFER ZONE ALONG THE SIDE OR THE BACK OF THE PROPERTY. 
          THOSE ARE ALL VERY IMPORTANT ISSUES TO US, TO THE NEIGHBORS AND TO THE DEVELOPER OF THE
PROPERTY. 
          THIS WHOLE PROCESS HAS BEEN GOING ON BEFORE IT CAME TO YOU FOR WELL OVER A YEAR. 
          IT'S ONE THAT WE'VE WORKED ON CLOSELY WITH CAPSTONE. 
          AND ONCE THEY COMPLETED THEIR NORMAL DUE DILIGENCE,
WHEN ONE GOES TO BUY A LARGE PARCEL OF LAND WE DID HAVE CONVERSATIONS WITH THE TOWNSHIP STAFF, AS TIM MENTIONED. AND THE DECISION WITH,
WITH HIS RECOMMENDATION. 
          BUT ALSO, QUITE HONESTLY, IT WAS ONE THAT WE WERE PLANNING ON DOING ANYWAY. 
          WE REACHED OUT TO THE HOMEOWNERS ASSOCIATION OF INDIAN LAKE ESTATES AND REQUESTED A
MEETING WITH SOME OF THEIR BOARD REPRESENTATIVES. 
          IT JUST SO HAPPENED THAT JOE PROVANO, WHO IS ONE OF THE MEMBERS OF THE BOARD,
HAD CONTACTED ME ON A TOPIC UNRELATED TO THIS PROJECT. 
          IT WASN'T ONE WE HAD EVEN TALKED TO HIM ABOUT BEFORE. 
          AND I SAID THANK YOU FOR CALLING BECAUSE I WAS GOING TO CALL YOU. 
          AND THE CONCEPT OF SITTING DOWN WITH A GROUP FROM THEIR BOARD WAS SET UP,
AND WE HAD OUR FIRST MEETING WITH THEM ON JUNE 10TH OF LAST YEAR. SO WHAT ABOUT SEVEN MONTHS AGO. 
          THE CAPSTONE TEAM, JIM, WHO'S HERE TODAY, JIM BEATTY. 
          JOHN ATKIN, AND THEIR ARCHITECT CAME IN, FLEW IN FOR THE MEETING. 
          AND WE MET WITH JOE WITH SUE WEBSTER AND NED WALKER,
ALL MEMBERS OF THAT COMMUNITY, AND HAD A VERY OPEN COLLABORATIVE, CORDIAL DISCUSSION ABOUT THE PROPERTY. 
          WE WERE UP FRONT WITH THE MEMBERS FROM THE HOMEOWNER'S ASSOCIATION LETTING THEM KNOW THAT
CAPSTONE'S PURPOSE AND LOOKING AT THIS PROPERTY WAS TO DO STUDENT HOUSING. WE DIDN'T WANT THERE TO BE A CONFUSION ON THAT TOPIC. 
          AND AND THEY WERE OPEN TO HEARING ABOUT THAT. 
          THEY SHARED CONCERNS THAT THEY HAD. AND CAPSTONE,
QUITE HONESTLY, CAME WITH A BIG PIECE OF PAPER WITH NOTHING ON IT YET AND CAME TO LISTEN AND TO HEAR THE CONCERNS OF THE NEIGHBORHOOD. 
          JOE PIROVANO PROVIDED US FOUR KEY PRINCIPLES. 
          AND THOSE AREN'T THE WORDS HE USED. AND IN MY LIFE I CAN'T REMEMBER EXACTLY WHAT IT WAS,
BUT THESE WERE THE FOUR ITEMS THAT WERE OF OF SIGNIFICANT IMPORTANCE IN HIS MIND TO HIS COMMUNITY. ONE WAS CONNECTIVITY. THE SECOND ONE WAS LAND PRESERVATION. 
          THE THIRD ONE WAS SURFACE WATER MANAGEMENT. AND THE FOURTH ITEM WAS COMPATIBILITY. 
          I THINK THOSE ARE ALL IMPORTANT ITEMS. WE RECOGNIZE THOSE. 
          THE ARCHITECT THAT WAS THERE WITH CAPSTONE TOOK COPIOUS NOTES,
MUCH BETTER THAN I DID, QUITE HONESTLY. 
          OBVIOUSLY I DIDN'T REMEMBER WHAT HE CALLED THEM,
EXCEPT THE KEY PRINCIPLES NOW. BUT THE PLAN STARTED THERE. 
          THERE WERE NUMEROUS MEETINGS. THERE WERE NUMEROUS PLANS PUT TOGETHER AND OVER A PERIOD OF
SEVERAL MONTHS, THE PLAN THAT YOU SEE WAS UP ON THE SCREEN EARLIER IS WHAT WAS DISCUSSED AND SHOWN
AGAIN TO THE HOMEOWNERS ASSOCIATION BOARD. WE, AND I'M SAY WE,
CAPSTONE, THEIR ARCHITECT, AND I CERTAINLY WORKED CLOSELY WITH THEM AND WITH THE ASSOCIATION BOARD RECOGNIZE THOSE ISSUES. 
          WE HEARD THEIR CONCERN ABOUT CONNECTIVITY. THE STREET PATTERN THAT IS EXISTING IN THE
SUBDIVISION CURRENTLY DOES HAVE THAT STUB STREET, AND THE INTENTION OF THAT WAS FOR A CONNECTION. 
          BUT WE UNDERSTOOD THAT IS NOT WHAT THE HOMEOWNERS WANTED. 
          THERE WAS A DISCUSSION OF POSSIBLE PEDESTRIAN CONNECTION. 
          THERE WAS AN IDEA OF EMERGENCY CONNECTION. THOSE WERE NOT SUPPORTED BY THE NEIGHBORHOOD. 
          [00:35:01]
AND WE LOOKED AT THAT AS A MAJOR ISSUE FOR THEM AND DEVELOPED THE PROPERTY WITHOUT THAT,
SO THAT THE CONNECTION WOULD BE THROUGH A PREVIOUSLY NEGOTIATED ACCESS EASEMENT THROUGH THE
LODGES, WHICH IS THE, IF WHEN THEY SHOWED YOU THAT OTHER CONNECTION THAT GOES THROUGH A LODGE
AREA, THERE'S ALREADY AN EASEMENT IN PLACE FOR THAT,
THAT WAS DONE TEN PLUS YEARS AGO FOR EMERGENCY CONNECTION ACCESS POINT, SO THAT IS ALREADY IN PLACE. 
          AND THAT WAS HOW THE, THAT CONNECTIVITY ISSUE WAS DIRECTED AND HANDLED WITH THE
NEIGHBORHOOD ASSOCIATION. 
          LAND PRESERVATION WAS IMPORTANT TO THEM. THERE'S ALREADY AN AGREEMENT BETWEEN THE FAMILY
AND THE TOWNSHIP NOT TO DEVELOP PORTIONS OF THIS SITE, BUT THOSE WERE MAINLY DEALING WITH FLOOD PLAIN AREAS,
DEALING WITH PROPERTY NEAR THE RED CEDAR RIVER AND TO THE SOUTH END OF THE PARCEL WHERE THERE IS SOME FLOODPLAIN ALSO. 
          WHAT'S NOT INCLUDED IN THAT AGREEMENT AND WHICH WOULD BE INCLUDED IN THE NEW CONSERVATION
EASEMENT, WOULD BE THAT 248-FOOT BUFFER STRIP. THAT TIM POINTED OUT TO YOU DURING HIS PRESENTATION. 
          SO THAT PART OF IT AND THE LAND TO THE NORTH AND TO THE SOUTH OF IT,
TOTALING ABOUT 38 ACRES OF THE TOTAL OF 69 ACRES ON THE SITE, WOULD BECOME PART OF A, I THINK WHAT WE'VE TALKED ABOUT IS TO MAKE IT A TRUE CONSERVATION
EASEMENT AND TRY TO WRAP IN THE PROPERTY THAT IS NOW UNDER THIS NO AGREEMENT NOT TO BUILD ON IT, BUT TO ACTUALLY MAKE IT A CONSERVATION EASEMENT NOW FOR
THE ENTIRE 38 ACRE PARCEL. 
          SO THAT WAS HOW WE DIRECTED AND HOW WE WORKED WITH THAT LAND PRESERVATION COMPONENT OF OUR
DISCUSSIONS WITH THE HOMEOWNER'S ASSOCIATION. 
          THAT ALSO REALLY, NOT ONLY ARE WE LOOKING AT A CONNECTION THROUGH THE LODGES,
BUT THAT LAND PRESERVATION ALSO WAS MEANT TO GIVE THE NEIGHBORHOOD ANOTHER SET OF BASES TO NOT CONNECT THAT STUB STREET AGAIN. 
          SO NOT ONLY IS THERE ANOTHER ACCESS POINT ALREADY THROUGH THE LODGES,
BUT WITH THE CONSERVATION EASEMENT AND THAT BUFFER AREA, THE ABILITY TO CONNECT TO THAT EVER IN THE FUTURE WOULD BE TAKEN OFF THE TABLE. 
          SO THAT WAS AN IMPORTANT PART FROM OUR STANDPOINT,
TO BE ABLE TO ASSURE THE NEIGHBORS THAT SOMETHING WOULD NEVER HAPPEN AT THAT LOCATION. 
          THE NEXT ITEM WAS THAT SURFACE WATER MANAGEMENT. 
          STORM DRAINAGE HAS BEEN A CONCERN FOR THE NEIGHBORHOOD FOR AS LONG AS I'VE COME TO THE
TOWNSHIP FOR THE LAST 40, ALMOST 41 YEARS. EVERY TIME WE'VE HAD THE CONVERSATION,
WE APPRECIATE THE FACT THAT THE RED CEDAR RIVER IS THERE AND THAT THEY'VE HAD A HISTORY OF SOME ISSUES AND WATER ISSUES. WE WANT TO WORK WITH THEM. 
          NOT ONLY WILL ANY OF THE DRAINAGE ISSUES THE CIVIL ENGINEERING HAVE TO GO THROUGH TOWNSHIP
REVIEW, BUT OF COURSE, THE INGHAM COUNTY DRAIN COMMISSION. 
          BUT WE'VE ALSO HAD CONVERSATION WITH THEIR BOARD THAT WE WOULD INVITE THEM TO HAVE A SEAT
AT THE TABLE WITH US WHEN WE WORK THROUGH THE PLANS. KEBS ENGINEERING, GREG PETRU WAS HERE TODAY FROM KEBS. 
          HE WILL BE THE CIVIL ENGINEER WORKING ON THE PLAN AND CERTAINLY A REPRESENTATIVE,
OR IF THEY WANT TO HAVE MORE THAN ONE PERSON COME OR IF THEY WANT TO HIRE AN EXPERT TO COME AND HELP THEM, WHATEVER THEY WOULD LIKE. THEY WILL BE WELCOME TO THAT TABLE AND SIT
WITH US AND UNDERSTAND. 
          AS MUCH AS A LAYPERSON CAN UNDERSTAND HOW THAT DRAINAGE WILL WORK AND UNDERSTAND THE BASIS
OF IT, AND CAN OVER CAN CERTAINLY SEE THE PLANS AND WORK WITH US. 
          WE WANT THEM TO BE A PART OF THAT, TO GIVE THEM THAT COMFORT LEVEL. 
          THE LAST ISSUE WAS THE COMPATIBILITY AND THE WAY WE WORKED WITH THEM TO ADDRESS THAT
ISSUE. 
          A COUPLE THINGS. ONE WAS THAT BUFFER, THAT 248FT. 
          IT'S CERTAINLY A VERY LARGE AREA THAT IS NOT GOING TO BE DEVELOPED. 
          THAT WILL BE LEFT AS NATURAL AS IT CAN BE. THERE WILL BE SOME GRADING TO GET THE UP TO
THAT 248 FOOT SPOT SO THAT THE THE PARCEL CAN BE DEVELOPED, BUT THE INTENTION IS TO LEAVE IT AS MUCH AS NATURAL AS WE POSSIBLY CAN. 
          THERE WILL ALSO BE A FENCE, AS YOU'LL SEE ON THE PLAN,
AND I'M SURE JOHN OR JIM WILL GO OVER THAT WITH YOU LATER ON. 
          AND TO PROVIDE ADDITIONAL SCREENING. BUT EVEN MORE IMPORTANT THAN THAT IS THE WAY THE SITE
IS DEVELOPED. 
          WHEN THEY SHOW YOU THE PLAN AND YOU'LL SEE THAT THE VISUAL OF THAT PLAN IS FROM LOOKING AT
IT, FROM THE HOMES THAT ARE CURRENTLY IN INDIAN LAKE ESTATES,
AND THEY'RE LOOKING OVER A 248 FOOT BUFFER AREA. 
          [00:40:04]
AND THEN THE FIRST THING THAT IS THERE IS GOING TO BE THE FENCE AND THEN THE PLANTINGS
ALONG THAT FENCE. 
          AND THEN THERE ARE ONE AND TWO STORY BUILDINGS,
THE COTTAGES THAT ARE SINGLE FAMILY DUPLEX STYLE COTTAGES. 
          THAT WILL BE THE FIRST THING THAT THEY WILL SEE FROM THEIR PERSPECTIVE FROM THE
SUBDIVISION AFTER THAT IS WHEN THEY GRADUATE TO THE THREE STORY BUILDINGS AND LARGER BEYOND THAT POINT. BUT IT'S INTENDED TO BE THE VISUAL PART OF WHAT THEY WILL SEE IN THE
FUTURE. 
          SO WE SEE THAT AS A COMPATIBILITY PORTION OF THEIR CONCERN. 
          WE WE'RE VERY HAPPY TO HAVE WORKED WITH THEM AND TO PROVIDE THIS INFORMATION AND WE THINK
WE IT WAS IT WAS REWARDING, QUITE HONESTLY, FOR MYSELF TO BE ABLE TO WORK WITH THEM AND TO BE ABLE TO COME UP WITH A
CONCEPT THAT WE, I THINK WE ALL FELT COMFORTABLE WITH. THE LAST ISSUE I'LL TOUCH ON THEN I'M GOING TO GIVE
THIS OVER TO THE PEOPLE FROM CAPSTONE. 
          IS THAT FUTURE LAND USE CONCERN. APPRECIATE THE FACT THAT THE,
THIS SITE IS CURRENTLY IN THE SINGLE-FAMILY CATEGORY. AND AS TIM HAD MENTIONED,
THE PROJECT THAT WE HAD BEFORE THE TOWNSHIP MOST RECENTLY WAS FOR SENIOR HOUSING, THE PROJECT, IT DID COLLAPSE DURING COVID. THE JUST DIDN'T MOVE FORWARD. 
          IT JUST DIDN'T WASN'T FINALIZED. WE DID ENGAGE AGAIN OR REENGAGE WITH THE GROUP. 
          AND IT DOESN'T ECONOMICALLY WORK FOR THEM. THE OVERALL THE NEED FOR SENIOR HOUSING DOES
EXIST. 
          HOWEVER, THE TYPE OF HOUSING PART OF IT WAS A CONTINUUM OF CARE. 
          FOR THOSE OF YOU, I DON'T THINK ANY OF YOU WERE ON THE PLANNING COMMISSION AT THE TIME
WHEN WE DID THIS. BUT THERE IS A NEW ORDINANCE, ACTUALLY, THAT WAS DEVELOPED FOR THAT PROJECT. 
          BUT THAT TYPE OF USE, THE DEVELOPERS OF THAT FEEL THAT THEY NEED EXPOSURE,
THEY NEED TO BE ON A MAIN ROAD. 
          THEY NEED TO BE WHERE PEOPLE WILL SEE IT. IT'S NOT TO ME,
IT SOUNDED LIKE A GOOD IDEA TO BE TUCKED BACK AWAY FROM THINGS, BUT TO THEM, THEY WANTED IT HIGHLY VISIBLE. AND SO THE SITE REALLY WASN'T RIGHT FOR THAT. 
          THE WAY THIS PROPERTY IS BEING DEVELOPED NOW,
RATHER THAN MAKING IT A PART OF INDIAN LAKE ESTATES BY USING THE CONNECTIVITY OF THAT STUB STREET, IT IS BEING COMPLETELY FOCUSED AWAY FROM INDIAN LAKE ESTATES AND BEING COMPLETELY
FOCUSED TOWARDS HAGEDORN, TOWARDS THE OTHER STUDENT HOUSING,
TOWARDS THE RETAIL, TOWARDS THE MEDICAL CENTER. 
          AND IT'S ACTUALLY BECOMING PART OF THAT DEVELOPMENT RATHER THAN PART OF INDIAN LAKE
ESTATES OR THE SINGLE-FAMILY DEVELOPMENT TO THE EAST. 
          AND SO WE SEE THE COMPATIBILITY OF THAT GROUP AND THE DEVELOPMENT STANDARDS OF THAT TO BE
MORE IMPORTANT THAN THE, AND ADDRESSING THE CONCERNS OF THE NEIGHBORHOOD WITH THE CONNECTIVITY
TO BE MORE IMPORTANT THAN CONNECTING TO THAT SUBDIVISION OR TO MAKING IT PART OF A SINGLE-FAMILY DEVELOPED AREA. 
          SO I WILL END AT THAT. I WILL BE AVAILABLE TO ANSWER QUESTIONS THAT YOU HAVE AS YOU GO
THROUGH THIS. 
          AND I APPRECIATE THE OPPORTUNITY. AND I DON'T KNOW IF JOHN WILL GO THROUGH HIS SLIDE
PRESENTATION. 
          THANK YOU. THANKS. JOHN ATKINS ON BEHALF OF CAPSTONE COMMUNITIES,
12 SPRING STREET, BIRMINGHAM, ALABAMA. AND WE APPRECIATE THAT, MARK. AND I'LL TRY TO BE FAIRLY BRIEF,
WALK YOU THROUGH THE SLIDES REAL QUICKLY AND HOPEFULLY NOT BE TOO REPETITIVE SINCE MARK AND TIM HAVE ALREADY DONE SUCH A GREAT JOB. FIRST,
I WANT TO START WITH KIND OF EXPLAINING WHO CAPSTONE IS. 
          CAPSTONE WE DEVELOPED STUDENT HOUSING ALL THE WAY ACROSS THE COUNTRY,
EVERYWHERE FROM OREGON TO NEW HAMPSHIRE TO FLORIDA AND ALL PARTS IN BETWEEN. 
          AND IN FACT, WE'VE ALREADY DEVELOPED TWO SITES ON THE HANNAH FARMS LOCATION ALREADY,
THE LODGES OF EAST LANSING AND HANNAH LOFTS. 
          WE ALSO DEVELOPED MULTIFAMILY ALL OVER THE US AS WELL. 
          WE DEVELOPED WHAT WE CALL BUILD FOR RENT, WHICH IS BASICALLY INDIVIDUAL COTTAGES THAT ARE
THEN RENTED OUT TO, ON A MULTIFAMILY BASIS. WE ALSO DEVELOPED MIXED USE DEVELOPMENTS THAT HAVE RETAIL ON THE
GROUND FLOOR. 
          SO WE HAVE A WE'VE DONE A LOT IN THE PAST 36 YEARS OR SO AS WE'VE GROWN THE COMPANY. 
          SO ON THIS PARTICULAR DEVELOPMENT, WE'RE REALLY BRINGING THE TEAM BACK TOGETHER AGAIN TO
DEVELOP BOTH THE LODGES AND HANNAH, THE SAME ARCHITECTURAL TEAM WITH THE CAT THAT WE'VE BEEN WORKING WITH SINCE 2008,
KEBS ON THEIR ENGINEERING FIRM. 
          WE'RE ALSO WORKING WITH WOLVERINE CONSTRUCTION LOCALLY,
AND WE ALSO HAVE OUR OWN INTERNAL CONSTRUCTION COMPANY AS WELL, WORKING WITH WOLVERINE. AND WE ALSO HAVE OUR OWN MANAGEMENT COMPANY,
CAPSTONE PROPERTIES. 
          SO WHY DO WE FEEL LIKE THIS IS A GOOD TIME FOR STUDENT HOUSING RIGHT NOW IN THIS
PARTICULAR LOCATION? 
          [00:45:01]
WELL, THE FIRST THING WE LOOK AT IS THE OVERALL MARKET,
AND WE LOOK AT THE NUMBER OF FULL TIME ENROLLMENT. 
          WE LOOK AT THE NUMBER OF ON CAMPUS BEDS AND THE NUMBER OF PURPOSE BUILT STUDENT HOUSING. 
          WE REALLY JUDGE HOW MUCH WHAT IS THE OVERALL DEMAND OF THE MARKETPLACE. 
          AND BASED ON THOSE STATISTICS, WE ALSO WE DO A COUPLE OF THINGS. 
          ONE, WE HAVE AN INTERNAL MARKET STUDY THAT WE DO. 
          WE ALSO HIRED EXTERNAL FIRM TO A COMPANY TO TELL US,
OKAY, IS THIS A GOOD TIME FOR STUDENT HOUSING IN THIS PARTICULAR MARKET? WHAT WE REALLY LOOK TO MORE THAN ANYTHING. SO THE OVERALL MARKET LOOKS GOOD,
BUT WE ALSO WANT TO LOOK AT THE SUBMARKET. 
          HOW HAVE THE TWO SITES HANDLE LOSS AND THE LIVES OF EAST LANSING PERFORMED WITHIN THE
SUBMARKET? AND WHEN IT COMES TO THOSE TWO DEVELOPMENTS,
THEY'VE DONE EXCEPTIONALLY WELL. 
          IN FACT, THE THREE THINGS WE REALLY LOOK TO IS,
WHERE'S THE BASE RENT? HOW MUCH HAVE RENTS GROWN IN THOSE AREAS? AND WHAT'S THE CURRENT VACANCY? AND BOTH OF THOSE ARE SITTING IN THE WELL NORTH OF 95% OCCUPANCY RIGHT NOW. 
          WE'VE SEEN TREMENDOUS RENT GROWTH IN BOTH OF THOSE AREAS OF EAST LANSING,
POSTED ABOUT 12% OVER THE LAST THREE YEARS. 
          HANNAH LOFTS, WE JUST TALKED MET WITH THE MANAGER TODAY,
AND SHE ECHOED THAT SAME SENTIMENT THAT THERE IS REAL RENT GROWTH. 
          SO WE BELIEVE THAT THE ECONOMIC FUNDAMENTALS EXIST WITHIN THE MARKET. 
          THEN WE ALSO. BUT THE FIRST QUESTION WE ALWAYS GET ASKED,
WELL, WHAT ABOUT HOW DO YOU MANAGE THESE PROPERTIES AND WHAT DOES THAT LOOK LIKE? WELL, WE'VE BEEN DOING THIS FOR A WHILE. WE STARTED THE ORIGINAL CAPSTONE COMPANY STARTED IN
1990. 
          THE, THE FOUNDER OF THAT, WHEN HE PASSED THE REINS OVER TO THE NEXT GENERATION BACK IN
2012 AND CARRIED ON THE CAPSTONE NAME FROM THAT POINT FORWARD. 
          WE'VE BEEN DOING THIS FOR ABOUT 36 YEARS, AND OUR MANAGEMENT COMPANY HAS AS WELL. SO,
BUT THE KEY TO SUCCESSFULLY MANAGING ANY STUDENT PROPERTY IS STANDARD IN THE INDUSTRY. 
          EVERYONE DOES IT AND THAT IS MAKING SURE YOU HAVE ADEQUATE STAFF ON HAND. 
          THAT MEANS FULL FIVE FULL TIME STAFF. WHICH IS A LITTLE DIFFERENT THAN THE MARKET RATE
WORLD, WE WANT TO MAKE SURE THAT WE ADEQUATELY MANAGE THESE PROPERTIES,
AND WE DESIGN THEM IN THAT FASHION IS VERY IMPORTANT AND ESTABLISHING EXPECTATIONS. 
          WE UNDERSTAND A LOT OF THESE STUDENTS ARE LIVING AWAY FROM HOME,
OBVIOUSLY, FOR THE FIRST TIME, WE WANT TO MAKE SURE WE ESTABLISH A, THAT WE HAVE GOOD MANAGEMENT ON SITE. 
          SO WHAT IS OUR VISION? AND I'LL DO MY BEST AGAIN,
NOT TO REPEAT WHAT WE'VE WHAT'S ALREADY BEEN SAID, BUT REALLY WANT YOU TO REALLY WANT TO TRY TO LAY OUT FOR YOU WHAT OUR VISION IS FOR THE
SITE AND WHAT WE'VE WORKED THROUGH WITH THE WITH THE NEIGHBORHOOD. 
          SO NUMBER ONE, I'M GOING TO KIND OF BREAK THIS DOWN INTO TWO AREAS,
THE NORTH SIDE OF THE SITE AND THE SOUTH SIDE. 
          THE NORTH SIDE IS DUE EAST FROM THE LODGES OF EAST LANSING,
IMMEDIATELY ADJACENT TO IT AND THE SOUTH SIDE OF THE SITE OVER THERE IS REALLY MORE AKIN TO THE HANNAH LOFTS AREA. SO TAKING THE NORTH SIDE FIRST AND MARK HAS GONE THROUGH THIS. 
          TIM HAS DONE A GREAT JOB, SO I WON'T SPEND TOO MUCH TIME ON THIS SLIDE,
BUT THESE WERE THE CONCERNS THAT WE HEARD FROM THE NEIGHBORHOOD. NUMBER ONE, WANTING TO MAKE SURE THAT WE HAVE THAT 248 FOOT BUFFER NEXT TO THE BETWEEN US AND THE
NEIGHBORHOOD, THE, WE ALSO WANT TO MAKE SURE WE'RE PRESERVING THE WETLANDS TO THE NORTH AND THE SOUTH,
MAKING SURE THAT WE ARE CONSISTENT WITH THE NEIGHBORHOOD NEXT DOOR. 
          AND SO WHAT WE'VE REALLY TRIED TO DO THERE IS BREAK THIS INTO THREE ZONES. 
          SO IF YOU LOOK AT THE ZONE ALL THE WAY TO THE CLOSEST TO THE NEIGHBORHOOD,
WE'RE CREATING THAT 248 FOOT WIDE BUFFER BETWEEN. 
          SO THAT REALLY IT'S ALMOST A NATURAL ZONE IN THERE. 
          AND IT HELPS FOR WILDLIFE AND WILDLIFE MOVING UP AND DOWN THAT ZONE. 
          THEN NEXT TO THAT WE ACTUALLY CREATED A SECOND ZONE. 
          THAT'S ONLY ONE AND TWO STORIES. AND I SHOULD SAY THAT THE PICTURES YOU'RE SEEING ON THE
RIGHT HAND SIDE GIVE YOU A SENSE OF THE SCALE OF WHAT WE'RE THINKING FOR EACH. 
          AND THEN THE PICTURE ON THE LEFT IS A CLUBHOUSE,
WHICH WE PUT ALL THE WAY ON THE FAR EAST SIDE OF THE SITE AS WELL. 
          AND SO WE'RE STEPPING DOWN THE SCALE, AND MAYBE IF I GO BACK ONE SLIDE,
IF YOU SEE UP AT THE TOP, THAT'S A TO SCALE PICTURE ACROSS A CROSS SECTION OF IT. 
          SO YOU CAN SEE ON THE FAR RIGHT IS THE IS A TWO STORY HOUSE OF THE NEIGHBORS. 
          THEN YOU CAN SEE THE TREES. THERE IS THE BUFFER ZONE. 
          THEN YOU SEE THE FIRST COTTAGES THAT WE HAVE THERE TO THE LEFT,
AND THEN FINALLY THE THREE STORY BUILDING. 
          SO WE'RE STEPPING AWAY FROM THE NEIGHBORHOOD TRYING TO CREATE THAT BUFFER ZONE. 
          BUT I ALSO WANT TO SHARE WITH YOU A LITTLE BIT ABOUT EXACTLY THE UNITS. 
          NOW, ON THE FIRST TIME THAT WE ACTUALLY PRESENTED WHICH HARD TO BELIEVE,
BUT IT WAS 18 YEARS AGO WHEN WE CAME BEFORE THE PLANNING COMMISSION, WHEN WE DEVELOPED THE LODGES OF EAST LANSING,
AND WE SPENT A LOT OF TIME TRYING TO EXPLAIN THIS BUILDING, BECAUSE WE'RE ACTUALLY REALLY PROUD OF IT. AND WE DON'T HAVE TO DO THAT TODAY,
BECAUSE YOU CAN ACTUALLY DRIVE THROUGH THE NEIGHBORHOOD AND SEE EXACTLY HOW IT FUNCTIONS. 
          BUT THE REAL IDEA BEHIND THIS IS THIS IS A SINGLE LOADED CORRIDOR BUILDING. 
          WHY THAT'S SO IMPORTANT IN THIS PARTICULAR LOCATION IS WE CAN HIDE THE PARKING INTERIOR TO
IT. 
          SO YOU CAN SEE HERE IN ALL THE UNITS, LOOK OUTSIDE FROM IT. 
          BUT MOVING ON FROM THE LODGES THE NEXT, ALONG WITH THE LODGES,
WE'RE THINKING ABOUT PUTTING SOME TOWNHOUSES THAT ARE THREE STORY IN CONJUNCTION TO COMPLEMENT THOSE LODGE BUILDINGS AS WELL. WE BUILT SOME OF THESE TOWNHOMES IN THE IN
HANNAH LOFTS. 
          YOU'LL SEE THAT'S A FOUR STORY. WE ACTUALLY PUT A FLAT ON TOP,
BUT THE FIRST THREE STORIES ARE TOWNHOMES. 
          BUT REALLY IN THE BUFFER AREA WITH THE NEIGHBORHOOD IS WHERE WE'RE PUTTING THE COTTAGES IN
THAT ONE TWO STORY ZONE THAT I SHOWED ON THE PREVIOUS SLIDE. 
          [00:50:06]
SO THE IDEA HERE IS THESE WOULD BE ONE, ONE AND A HALF,
TWO STORY UNITS. 
          THESE IS WHAT THE ARCHITECTURE PICTURES LOOK LIKE. BUT YOU KNOW ARCHITECTS ALWAYS MAKE
PICTURES LOOK PRETTY. 
          THIS IS WHAT THEY ACTUALLY LOOK LIKE IN REAL WORLD. 
          AND SO YOU CAN SEE WE'VE ACTUALLY DESIGNED WE'VE PUT THEM IN DIFFERENT PLACES LIKE THE ONE
DOWN IN THE BOTTOM RIGHT IS EITHER SAN MARCOS, TEXAS OR IN TEMPE, ARIZONA. WE BUILT WE BUILT THEM IN BOTH LOCATIONS. 
          YOU CAN SEE MORE OF A SOUTHWEST LOOK HERE. WE WOULD PROBABLY GO MORE FOR MORE OF THE
COTTAGE STYLE THAT YOU SEE ON THE TOP SIDE, WITH THE GABLE AND SOME OF THE ARCHITECTURAL DETAILS ASSOCIATED WITH IT. 
          YOU CAN SEE THE SCALE THERE WHERE WE BLEND THEM IN WITH TWO STORY BUILDINGS. 
          AND THESE ARE THE TWO STORY COTTAGES, TYPICALLY THREE BEDROOM,
THREE BATH COTTAGES. 
          AND WHAT WE LOVE ABOUT THEM IS HAVING THOSE DOUBLE PORCHES ASSOCIATED WITH THEM. SO YOU
GET A SENSE OF THOSE. 
          SO THESE ARE THE UNITS THAT WE'RE CONSIDERING FOR THE NORTH SIDE OF THE PROPERTY. 
          AND YOU CAN SEE THE INTERIOR FINISHES FROM A STUDENT PERSPECTIVE,
EXACTLY THE SAME THAT WE DO IN OUR MARKET RATE, WHICH ARE HIGH END CLASS A MARKET RATE APARTMENT COMPLEXES. 
          SO WE USE QUARTZ OR GRANITE ON THE COUNTERTOPS AND HIGH END FINISHES THROUGHOUT. 
          THERE'S NO DIFFERENT THAN IF YOU'RE RENTING IT AT 35 YEARS OLD,
OR IF YOU'RE RENTING AT 18 YEARS OLD. 
          IT'S THE SAME INTERIOR FINISHES ASSOCIATED WITH IT. 
          THE CLUBHOUSE, WE ALWAYS HAVE A COMPLIMENT OF WE WANT TO MAKE SURE WE HAVE A GYM,
COMPUTER AREAS LOUNGING AREAS. 
          AND THEN THIS IS THE ONE YOU SEE ON THE BOTTOM RIGHT IS ACTUALLY WHAT WE BUILT IN DURHAM,
NEW HAMPSHIRE, AND A SMALLER SIZE POOL THAT WE CAN HEAT YEAR ROUND. WE DID THE SAME THING AT HANNAH LOFTS
AND THE SAME THING AT THE LODGES OF EAST LANSING, SO WE CAN USE IT YEAR ROUND. ON THE SOUTH SIDE THIS BUILDING, THIS IS ONE THAT WE'LL DESIGN AND WE'LL GET MORE INTO THE DESIGN
ASPECT OF IT. 
          THIS MATCHES THE HEIGHT OF HANNAH LOFTS, WHICH IS FOUR STORIES,
HAS AN INTERIOR CORRIDOR ASSOCIATED WITH IT THAT'S HEATED AND COOLED. 
          AND YOU SEE THE U-SHAPE THERE AND THE, AND THIS WE'RE STILL IN CONCEPTUAL. 
          SO THE PLANNING COMMISSION HAS ANY FEEDBACK OR THE NEIGHBORHOOD HAS ANY FEEDBACK ABOUT
WHAT YOU KNOW FROM A CONCEPTUAL ARCHITECTURAL STANDPOINT. 
          WE CAN THIS IS ALL THREE OF THESE COME FROM OUR ARCHITECT IN TERMS OF EXAMPLES OF FOUR
STORY TYPE BUILDINGS. 
          YOU SEE THE NORTH ONES A LITTLE BIT MORE MODERN AND A LITTLE BIT MORE TRADITIONAL SCALE ON
THE ON SOME OF THE OTHERS. 
          THE UNITS THEMSELVES, TYPICALLY THIS IS IN THE FOUR-STORY BUILDING,
TYPICALLY WITH STUDENT HOUSING. 
          THERE'S SOME QUESTIONS ABOUT BED VERSUS UNIT,
JUST TO ADDRESS THAT REAL BRIEFLY. 
          THE, WHEN WE LEASE STUDENT HOUSING, WE'RE LEASING ON A PER BED BASIS. 
          AND THE REASON FOR THAT IS OBVIOUS. THE STUDENTS ARE COMING IN ONE AT A TIME. 
          AND SO THEREFORE THEY WANT THEY DON'T WANT TO IF ONE OF THEIR ROOMMATES HAPPENS TO LEAVE
OR TRANSFER, WE CAN ENSURE THAT THAT LEASE ONLY APPLIES TO THEM AND THEIR BEDROOM AND THEIR BATHROOM. 
          BUT FROM A DESIGN PERSPECTIVE, THE ONLY DIFFERENCE BETWEEN MARKET RATE AND THIS IS THAT
IT'S BED BATH PARITY, TYPICALLY IN STUDENT HOUSING, SO THAT YOU'RE RELEASING A BEDROOM,
A BATHROOM, A CLOSET FOR YOURSELF. 
          SOMETIMES IN OUR THREE BEDROOMS IN MARKET RATE WILL DO A THREE BEDROOM,
TWO BATH OR THREE BEDROOM, TWO AND A HALF. BUT A LOT OF TIMES WE'LL DO BED BATH PARITY EVEN IN MARKET RATE HOUSING. 
          IT WAS TOUCHED ON BRIEFLY BEFORE BY THE TRAFFIC STUDY. WE WERE VERY PLEASED TO SEE THAT IT
HAD VERY LITTLE IMPACT ON THE OVERALL TRAFFIC COUNTS ASSOCIATED WITH THE DEVELOPMENT, WHAT WE'RE CONSIDERING. AND THEN, OF COURSE,
WE DO KNOW WE'VE HEARD THIS CONSISTENTLY FROM THE NEIGHBORHOOD ABOUT STORMWATER. 
          WE UNDERSTAND THE CONCERNS. WE WANT TO WORK WITH THE NEIGHBORHOOD,
OBVIOUSLY, AND BE COMPLETELY TRANSPARENT AS WE GET INTO DESIGN WITH REGARD TO THE TO STORMWATER. AND OBVIOUSLY I'M HAPPY TO ANSWER ANY QUESTIONS YOU MIGHT HAVE,
BUT I DO WANT TO SAY, TRULY, HOW MUCH WE APPRECIATE THE COOPERATION OF THE NEIGHBORHOOD,
THE THE WILLINGNESS TO MEET WITH US, THE NUMEROUS MEETINGS THAT WE'VE HAD WITH THE NEIGHBORHOOD AND THE OPENNESS THEY'VE BEEN
TO HELPING US WORK WITH THEM IN ORDER TO DESIGN SOMETHING THAT WILL COMPLIMENT THE NEIGHBORHOOD AND AND REALLY SINCERELY APPRECIATE EVERYTHING THAT HAS GONE IN TO THIS
POINT. 
          AND WE LOOK FORWARD TO TAKING THAT SPIRIT OF COOPERATION TO THE NEXT LEVEL AS WE GET
FURTHER INTO DESIGN AND REALLY LOOK FORWARD TO HEARING MORE INPUT EVEN THIS EVENING. 
          THANK YOU, AND HAPPY TO ANSWER ANY QUESTIONS. 
          ANY QUESTION? COMMISSIONER MCCONNELL. YEAH, THANKS FOR THE PRESENTATION. 
          ONE. QUICK QUESTION. I KNOW THAT IN THE CURRENT LOFTS AND LODGES. 
          THE RESIDENTS ARE SERVED. CAMPUS RESIDENTS ARE SERVED BY A BUS SERVICE. 
          CORRECT. AND I'M CURIOUS IF YOU CAN SAY SOMETHING ABOUT HOW WELL THAT'S WORKING,
WHETHER THAT SERVICE WOULD ALSO BE AVAILABLE WITHIN THE COMMUNITY. 
          WE JUST TALKED TO THE MANAGERS TODAY ABOUT THAT,
ACTUALLY. IT SEEMS TO BE WORKING WELL, AND WE WOULD CERTAINLY INTRODUCE THE SAME TIME. 
          WE'RE PLANNING FOR THE SAME TYPE OF SERVICE TO SERVE THIS AS WELL. 
          WE'LL HAVE TO TALK WITH. THEY ACTUALLY HAVE TWO DIFFERENT BUS SERVICES NOW,
TWO DIFFERENT COMPANIES THAT ARE PROVIDING ONE PROVIDING FOR THE LODGES AND THE OTHER ONES PROVIDING FOR HANNAH LOFTS. IT USED TO BE THEY WERE COMBINED,
THEY DECIDED TO SEPARATE THAT, AND WE WOULD LOOK TO EITHER COOPERATE IN SOME FUNCTION OR WE WOULD LOOK TO USE ONE OF
THOSE INDEPENDENTLY. 
          BUT CERTAINLY TRANSIT IS A HUGE ASPECT TO THE DEVELOPMENT WHEN WE PLAN AND TO BUDGET FOR
AND PROVIDE. 
          [00:55:06]
OKAY. COMMISSIONER MCCURTIS. I KNOW STUDENT HOUSING,
BUT WHAT IS THE RUNNING MARKET IN TERMS OF COST FOR THESE DIFFERENT APARTMENTS OR COTTAGES? THE RENTS TO THE STUDENTS? YES. RIGHT. SURE. WELL,
RIGHT NOW THE BOTH THE LODGES AND HANNAH ARE LEASING THEIR FOUR BEDROOMS FOR AROUND 1000 TO 1100 PER BEDROOM. AND THEN OF COURSE, IT STEPS UP FROM THERE AS,
THE AS, YOU GET FEWER BEDROOMS PER UNIT, THEN THE RENT INCREASES APPROPRIATELY. SO LIKE YOU SAID,
1100 PER BEDROOM. 
          PER BEDROOM, THAT'S CORRECT. OKAY. THANK YOU. 
          COMMISSIONER SHREWSBURY. I HAVE A QUESTION ABOUT THE PLANNED COTTAGES. 
          AND I KNOW YOUR INTENT IS TO DO A STEP DOWN TO BUFFER TO THE NEIGHBORHOOD,
WHICH I THINK IS ADMIRABLE AND I HOPE HELPS ANSWER THEIR QUESTIONS. 
          HAVING HAD A RECENT PROPOSAL THAT WE WERE LOOKING AT DIFFERENT FROM THIS IN THAT STUDENT
HOUSING, BUT THEY WERE TRYING TO PUT A NEIGHBORHOOD ADJACENT TO A RESIDENTIAL NEIGHBORHOOD,
AND THERE WAS A LOT OF CONCERN. 
          VERY, VERY DIFFERENT, VERY, VERY DIFFERENT THING. BUT I JUST WONDER WHO IS THE MARKET FOR
THOSE COTTAGES? IS THAT ALSO STUDENTS? IS THAT SOMETHING ELSE? BECAUSE IT FEELS LIKE TO THEM IT MIGHT BE GREAT FOR THE EXISTING NEIGHBORS. 
          IT MIGHT NOT BE SO GREAT FOR THOSE PEOPLE IN THOSE UNITS. 
          IF THEY'RE MORE OF A FAMILY TYPE PERSON AND THEY'RE RIGHT ADJACENT TO A GIANT STUDENT
HOUSING COMPLEX. 
          THAT'S A GREAT QUESTION. SO I SHOULD HAVE BEEN CLEAR IN THE PRESENTATION. 
          EVEN THOSE COTTAGES ARE RENTED ON A PER BEDROOM BASIS TO STUDENTS. 
          SO EVEN THOUGH THEY'RE ONE AND TWO STORY. AND WE'VE ACTUALLY DEVELOPED,
I THINK IT'S MORE THAN 20 COTTAGE STUDENT COMMUNITIES ACROSS THE COUNTRY. AND THEY'RE VERY POPULAR WITH STUDENTS. 
          SO WE'VE ACTUALLY SEEN THAT IT'S BEEN A BEEN A GREAT AMENITY FOR THEM AS WELL. 
          AND NOT ISSUES WITH SORT OF YOUNG STUDENTS VERSUS MORE MATURE STUDENTS. 
          AND NO, IT'S REALLY BEEN SEEN AS AN AMENITY. THEY'RE OBVIOUSLY PRICED APPROPRIATELY. 
          BUT THOSE ARE DEFINITELY A POSITIVE FOR THE STUDENTS TOO. 
          OKAY. AND THEN THIS IS JUST A QUESTION OF CURIOSITY,
ARE THESE UNITS TYPICALLY RENTED AS FURNISHED APARTMENTS OR ARE THEY UNFURNISHED? STUDENTS BRING THEIR OWN. IT'S A GREAT QUESTION TOO. SO A LOT OF TIMES WE'LL FURNISH THE
LIVING ROOMS. MAKES IT EASY. SO YOU HAVE A, YOU KNOW, A LARGE SECTIONAL SOFA,
AND WE'LL FURNISH THOSE AND THEN LET THE STUDENTS FURNISH THE BEDROOMS. BUT IT REALLY KIND OF DEPENDS ON THE SITE. OKAY. 
          THANK YOU. YEP. SO, A COUPLE FOR ME. IT SOUNDS LIKE THERE WAS MULTIPLE MEETINGS WITH THE
HOA BECAUSE I HEARD THERE WAS A JUNE DATE, BUT THEN THERE WAS OTHER MEETINGS. CORRECT. OKAY. OH,
I WROTE A NOTE. 
          SO THE OUR RD ZONING, IS THAT CONSISTENT WITH THE OTHER TWO PROPERTIES THAT CAPSTONE OWNS
OR MANAGES IN AND AROUND THAT AREA? SO I'LL HAVE TO, I THINK THOSE WERE DEVELOPED UNDER A NEW PUD,
BUT I'LL HAVE TO I'LL HAVE TO DEFER. 
          OKAY. SORRY, DIRECTOR SCHMITT, I DO NOT APOLOGIZE. 
          I WAS PREPARED TO GET BACK UP AFTER THE PUBLIC HEARING THAT,
THE OTHER PROPERTIES ARE DEVELOPED UNDER AN PUD. 
          SO IT WAS THIS SORT OF VERTICAL OR HORIZONTAL PUD. 
          SO YOU CAN SEE THAT. I LOST MY MOUSE AGAIN. THERE IT IS. 
          SO PART OF IT'S OWN PO. PART OF ITS OWN. THAT'S ACTUALLY NOT IN IT. 
          PART OF IT'S ACTUALLY, I THINK IT'S ALL PO, AND THEN THE OTHER RD IS LIKE THE CORNER OF
IT, MAYBE BUT IT'S ALL THE PUD COVERING THAT WHOLE AREA. 
          AND THEN I HAD A QUESTION. YOU USED THE TERM RENT GROWTH. 
          CORRECT. THAT I ASSUME IS NOT EQUIVALENT TO DEMAND. 
          IS THAT THE INCREASING COST OF RENT OVER TIME OR WHAT IS THE MEASUREMENT THERE? NO, SO WHAT WE LOOK FOR IS, IS THE RENT GOING UP? TO THE STANDARD RENTAL RATE INCREASE USUALLY YEAR OVER YEAR IS GOING TO BE SOMEWHERE IN
THE TWO 3%. 
          THAT'S GOING TO BE SORT OF THE, WE KNOW IT'S A GOOD HEALTHY ECONOMY IF WE'RE SEEING THE
RENTS INCREASE BY THAT AMOUNT EVERY YEAR. 
          WHEN WE SEE RENTS THAT EXCEED THAT, THEN IT TELLS US THERE'S A LACK OF SUPPLY,
THAT THERE'S MORE PEOPLE THAT WANT TO LIVE THERE, AND IT'S DRIVING THOSE RENTS HIGHER, THE STEEPER CURVE UP. 
          AND THAT TELLS US THAT THERE'S ACTUALLY ADEQUATE DEMAND FOR THE PROPERTY. 
          OKAY. AND SO YOU ARE NOT SEEING THIS, YOU ARE SEEING SLOW GROWTH. 
          NO, WE'RE SEEING THIS. WE'RE SEEING LODGES. LIKE I SAID,
IT'S LIKE WELL HANNAH QUOTED LIKE 12% LODGES RIGHT NOW ACCORDING TO THIS DATA WAS ABOUT 
          [01:00:01]
12% AS WELL. SO WE'RE SEEING SIGNIFICANT GROWTH IN THOSE THOSE RENTAL RATES IN THOSE TWO
PROPERTIES. 
          WITH THAT, JUST AS AN INDICATOR OF PEOPLE REALLY WANT TO LIVE THERE. 
          THIS IS A THIS IS A PLACE WHERE STUDENTS REALLY WANT TO LIVE. THERE'S ADEQUATE DEMAND.
COMMISSIONER MCCONNELL. 
          I MIGHT HAVE A SECOND SMALL BITE AT THE APPLE. 
          CAN WE GO BACK TO THE PRESENTATION FOR A SECOND? YOU ARE SHOWING A MAP OF THE PROJECT, AND THEN YOU BROUGHT US BACK TO ONE THAT HAD A CROSS
SECTION AT THE TOP. 
          I WANTED TO THANK YOU FOR DOING THAT BECAUSE THAT WAS REALLY HELPFUL. OH,
SURE. THERE IT WAS. 
          RIGHT THERE. YEP. VERY TOP. I APOLOGIZE FOR BEING SO SMALL,
BUT. NO, THAT'S FINE, I COULD, I, IT'S A REALLY GOOD ILLUSTRATION. SO JOAN, AS A NATURAL BUFFER,
PRETTY MATURE TREES, TALLER THAN A TWO-STORY BUILDING, I UNDERSTAND. RIGHT. IT'S CURRENTLY NOT WOODED. 
          IT IS. MOST OF IT, ALONG THE EDGES AND SOME,
SOME BITS AND PIECES. 
          SO I'M ASSUMING THAT THAT MEANS YOU'RE PLANNING ON SOMETHING TO PROPAGATE THE SORT OF TREE
COVER THAT YOU'RE ILLUSTRATING. 
          SORT OF. THERE IT IS. THERE IS SOME TREES IN THAT AREA. 
          AND OUR INTENT WOULD BE TO LEAVE IT NATURAL AND TO LEAVE IT NOW,
IF THERE WAS DESIRE ON THE PART OF THE NEIGHBORHOOD TO INCREASE THE AMOUNT OF TREES OR PLANT TREES IN THOSE AREAS, THAT'S SOMETHING WE WOULD CERTAINLY CONSIDER. THANK YOU. 
          I HAVE A COUPLE QUESTIONS. COMMISSIONER BROOKS. THANK YOU FOR YOUR PRESENTATION AND TAKING
THE TIME TO WORK WITH RESIDENTS AND UNDERSTAND WHAT THEY'RE HOPING FOR. I THINK THAT'S A GOOD FIRST STEP. FOR YOUR UNIT VERSUS BED,
YOU MENTIONED. 
          SO BED AND BATH PER UNIT IS HOW, IS THE ROUGH COMPARISON? SO THERE'S A BED AND BATH FOR YOUR ROOM? CORRECT. 
          FOR YOUR BEDS, I SUPPOSE. SO DOES THAT MEAN IT'S ONE BED PER ONE BATHROOM OR IS IT ONE BED
PER SHARED BATHROOM? WHAT DOES THAT MEAN? SO TYPICALLY WE DEAL IN BED BATH PARITY,
WHICH MEANS THAT EVERY BEDROOM WILL HAVE ITS OWN BATHROOM AND ITS OWN CLOSET. AND SO LITERALLY WHEN YOU RENT YOUR BEDROOM,
YOU WILL HAVE A KEY THAT GOES JUST TO THAT BEDROOM. 
          YOU'LL HAVE A KEY THAT GETS YOU INTO THE UNIT. 
          SO IT HAS AND IT'S NO DIFFERENT THAN ANY OTHER UNIT. 
          LIKE IF IT'S A THREE-BEDROOM UNIT, JUST LIKE YOU WOULD WITH MULTIFAMILY,
A THREE-BEDROOM UNIT IS GOING TO HAVE THREE BEDROOMS AND A LIVING ROOM AND A KITCHEN AND A COMMON AREA AND A PORCH ASSOCIATED WITH IT. NO DIFFERENT. 
          THE DIFFERENCE IS THAT WHEN WE JUST RENT THEM WITH A MARKET RATE UNIT,
YOU GET ONE KEY TO THE UNIT BECAUSE YOU'VE RENTED THE WHOLE THING AND STUDENT HOUSING. 
          YOU GET TWO KEYS, ONE KEY GETS YOU INTO THE UNIT,
AND THE SECOND KEY GETS YOU INTO THE BEDROOM IN YOUR OWN PRIVATE BATHROOM. 
          OKAY. THE UNITS THEMSELVES REALLY DON'T. IT'S NOT A DIFFERENCE IN TERMS OF THE OVERALL. 
          YOU STILL HAVE THE SAME ONE BED, TWO BED, THREE BED AND FOUR-BEDROOM UNITS. 
          I THINK I CAN SHOW THERE. YEAH. SO THIS IS A GOOD EXAMPLE HERE. 
          THIS IS A ON THE LODGES. THESE ARE A TYPICAL FLOOR PLANS IN THE LODGES. 
          SO HERE YOU HAVE A FOUR-BEDROOM FOUR BATH. THIS IS THE BATHROOM,
BEDROOM, BEDROOM, BATHROOM. 
          AND THIS IS THE LIVING KITCHEN AREA. SO EVERY ONE OF THE FOUR RESIDENTS WOULD HAVE A KEY
THAT GETS THEM INTO THE COMMON LIVING AREA HERE. 
          AND EVERY, THEN YOU WOULD HAVE A SECOND KEY THAT WOULD GET YOU INTO YOUR INDIVIDUAL
BEDROOM THAT YOU'VE RENTED AND YOUR OTHER ROOMMATES DON'T HAVE ACCESS TO. 
          AND THEN THE SAME WITH THE ONE BEDROOM. ONE BEDROOM IS DIFFERENT BECAUSE OBVIOUSLY YOU
ONLY HAVE ONE PERSON LIVING THERE. SO THEY ENTER HERE TWO BEDROOM, SAME THING. TWO BEDROOMS HERE, LIVING ROOM, KITCHEN,
THREE BEDROOM LIVING ROOM, KITCHEN AND 123 BEDROOMS. SO HOW MANY? SO IS IT 800 BED BATH PAIRINGS? CORRECT. 
          SO 824 I THINK IS THE NUMBER RIGHT NOW. AND THAT CONSISTS OF. 
          SO THIS ONE UNIT CONSISTS OF FOUR BEDROOMS IN THAT 824 COUNT. 
          SO FOR THE TRIP ESTIMATOR AND THE THAT'S COMING IN AND OUT OF THIS AREA,
DOES THAT ACCOUNT FOR 800 VEHICLES WITHIN THE SPACE. THEN ALL OF THIS INFORMATION,
WE CERTAINLY GET DIRECT ANSWERS TO THAT QUESTION FROM THE FROM THE ACTUAL FOLKS THAT DID THE STUDY, BUT WE PROVIDED THEM ALL THE INFORMATION WITH REGARD TO THE USE,
THE BEDS, THE UNITS, ALL OF THAT INFORMATION TO GO INTO THEIR CALCULATIONS TO PRODUCE THE TRIP CALCULATOR. 
          [01:05:02]
SO I KNOW, BUT I WANT TO I'M CURIOUS NOW THOUGH. 
          SO WHAT'S IS THAT 820 NUMBER A COMPARABLE UNIT TO WHAT WE USE IN OUR CALCULATIONS. FOR THE PURPOSES OF THE TRAFFIC? YEAH, FOR THE TRAFFIC STUDY. I'LL HAVE TO GET YOU AN ANSWER ON THAT. 
          AND I CAN CERTAINLY DO THAT FROM THE TRAFFIC FOLKS AS WELL. I KNOW THAT THEY LOOK AT THE
INTENSITY OF THE USE BASED ON THE STUDENT HOUSING. 
          THEY'RE WELL AWARE OF THE USES THAT WE PROVIDE,
AND THEY'RE WELL AWARE OF WHAT IT IS THAT WE DESIGNED AND THE COUNTS THAT WE PROVIDE THEM. 
          BUT IN TERMS OF THE SPECIFICS ABOUT THE TRIP GENERATION AND HOW THAT COMES TO BE,
THAT'S IN THE, I HAVE TO HAVE THEM ANSWER THAT QUESTION FOR YOU. 
          OKAY. ALL RIGHT. I'M CURIOUS ABOUT THE SO DURING YOUR PRESENTATION,
YOU MENTIONED RENT GROWTH AND THAT HAD BEEN GROWING REASONABLY WELL. IS THAT,
I'M JUST CURIOUS WHAT THE INTENTION WAS AROUND THAT. 
          HOW DO WE USE THAT INFORMATION TO JUDGE THE MARKET? YEAH. WHY IS IT A GOOD THING FOR US TO KNOW THAT RENTS ARE GOING UP? IT SHOWS THAT THERE'S A LOT OF DEMAND FOR THIS PARTICULAR AREA,
AND THEREFORE THAT HOUSING IS THERE'S A UNDERSUPPLY. 
          THERE'S DEMAND IS OUTSTRIPPING SUPPLY. SO THEREFORE WE WANT TO ADD TO THE SUPPLY IN ORDER
TO CAPTURE THAT DEMAND THAT IS OUTSTRIPPING THE CURRENT SUPPLY. WOULD THAT POTENTIALLY, SO IF WE HAD THE SUPPLY,
WHAT WOULD BE THE EFFECTS ON THE COST OF RENTAL UNITS IN THIS AREA? THE COST OF RENTAL UNITS PRESUMABLY WOULD NOT BE AS
HIGH OF A SLOPE OF INCREASE. SO YOU WOULD SEE MORE OF THAT TRADITIONAL 3%. 
          IT'S WHEN WE SEE THAT INCREASING RENTS, WE KNOW THAT THERE IS THERE'S MORE DEMAND THAN
THERE IS SUPPLY. 
          YOU INCREASE SUPPLY, IT BECOMES MORE IN LINE WITH DEMAND. 
          AND YOU WOULD SEE MORE. YOU'D SEE THAT THAT THAT TREND LINE MORE STABLE. 
          OKAY, I KNOW, I'M JUMPING AROUND HERE. I'M JUST READING THROUGH MY NOTES AS THE QUESTIONS
HAVE COME UP. 
          SO ONE OF THE THINGS THAT IT SAYS IN THE CONDITIONAL REZONING IS A SPECIFIC TIME FRAME
THAT YOU ALL WOULD APPLY FOR A PUD. WHAT DOES A SPECIFIC TIME FRAME MEAN FOR YOUR APPLICATION? SO WE WOULD BE WILLING TO SUBMIT WITHIN A TIME FRAME THAT THE BOARD FINDS APPROPRIATE. 
          OUR INTENT WOULD BE, IS TO IMMEDIATELY APPLY AS SOON AS THE AS SOON AS WE GOT THROUGH THE
FIRST PROCESS OF THE REZONE. 
          OKAY. ALL RIGHT. THAT SEEMS LIKE SUCH AN ODD CONDITION TO ME. LIKE WHAT IF YOU SELL THE PROPERTY,
THEN WHAT HAPPENS TO THAT CONDITION? BECAUSE THE CONDITION STAYS WITH THE ZONE, RIGHT? SOUNDS LIKE A DIRECTOR SCHMITT QUESTION. YEAH. 
          I MEAN, I THINK. I THINK THE INTENT, AS I SHARED PREVIOUSLY,
WAS THAT, YOU KNOW, THERE'S LIMITATION BEING DEVELOPED THROUGH THE CONDITIONAL REZONING AS TO WHAT CAN GO ON THE SITE. 
          AND THEN THE PUD GIVES US FURTHER CONTROL AS TO HOW THE PROPERTY IS DEVELOPED. 
          AND SO THE INTENTION IS CLEARLY TO ADDRESS THE CONCERNS OF THE NEIGHBORHOOD THROUGH THE
PUD PROCESS, BECAUSE I'M NOT GOING TO. WE CAN'T ADDRESS THEM ALL THROUGH THE REZONING PROCESS. 
          RIGHT. RIGHT. SO THIS IS, YOU KNOW, ANOTHER SET OF TEETH INTO THE PROPERTY TO MAKE SURE
THAT WE ARE MEETING WHAT PEOPLE ARE EXPECTING OUT OF THIS DEVELOPMENT. 
          CANDIDLY, AND I WOULD SAY THIS, IF I WAS TURNING AROUND,
FACING JOHN, DOESN'T MATTER IF THEY'RE THERE OR NOT. 
          THE POINT IS THIS IS THE, THIS IS SORT OF THE EXPECTATION HERE TO FINISH THIS,
WHETHER IT'S CAPSTONE OR WHETHER IT'S SOMEONE ELSE, THAT THIS IS THE DIRECTION IT'S GOING. BECAUSE OTHERWISE,
YOU KNOW, YOU HAVE A BUNCH OF UNKNOWNS THAT ARE GOING TO HANG OUT THERE AS UNKNOWNS UNTIL THE END OF TIME. THIS WAY WE'RE CONTROLLING IT. 
          AND IF FOR SOME REASON IT FALLS APART, WE RETAIN CONTROL BECAUSE IT'S EITHER STILL A
CONDITION OR WE REVOKE IT BECAUSE THEY HAVEN'T MET THE CONDITION. 
          YEAH, I APPRECIATE THAT. AND THAT'S WHY I'M ASKING QUESTIONS ABOUT THIS SPECIFIC TIME
FRAME IS BECAUSE IT COULD BE ANY TIME FRAME. IF I MAY, WE'RE REALLY PUTTING HANDCUFFS ON OURSELVES. 
          I MEAN, IT'S REALLY WHAT WE'RE, WE ARE IN AN EFFORT TO ASSURE THE NEIGHBORS AND THE WORK
THAT WE'VE DONE 
          [01:10:08]
TOGETHER TO EVERYONE BE COMFORTABLE WITH THIS AND FOR THE TOWNSHIP ITSELF TO KNOW WHAT'S
GOING TO HAPPEN ON THAT PROJECT. 
          IT'S AND IN FACT, I THINK WE TALKED ABOUT IF WE CAN GET THE PUD STARTED EVEN DURING THE
REZONING, BUT IT WASN'T AN OPTION. IT NEEDS TO BE COMPLETED. 
          SO IT'S I MEAN, I THINK THE CONDITION WOULD BE THAT WE COULD DO IT WITHIN SIX,
YOU KNOW, APPLY FOR IT WITHIN SIX MONTHS, TWO MONTHS, WHATEVER. I MEAN, WE JUST HAVE TO WORK WITH THE STAFF TO FIGURE OUT HOW
QUICKLY WE CAN DO THAT AND HAVE THAT INFORMATION AVAILABLE FOR YOU. 
          AND IT'S AND IT'S TO ASSURE YOU, AS THE PLANNING COMMISSION,
THE TOWNSHIP BOARD, BUT PROBABLY EVEN MORE IMPORTANTLY, THE RESIDENTS, THAT THIS IS WHAT'S GOING TO HAPPEN. 
          WE DO NOT WANT ANYONE TO FEEL AS THOUGH THE PROJECT IS GOING TO CHANGE SOMEHOW AS WE GO
FORWARD. 
          THE CONDITIONS OF GOING UNDER THE PUD OR THE PUD,
THE SETBACKS FROM THE PROPERTY, THE LACK OF CONNECTION TO THAT SUB STREET AND THAT BUFFER AREA ARE ALL VERY IMPORTANT. 
          AND WE WANT TO MAKE SURE THAT WE'RE, WE'RE HOLDING OURSELVES TO THOSE CONDITIONS THAT. 
          THANK YOU. ALL RIGHT. THANK YOU. COMMISSIONER BROOKS,
ANY MORE? I'LL PAUSE FOR NOW. COMMISSIONER MCCONNELL. THANK YOU. 
          IT SEEMS LIKE THE NEXT STEP AFTER THE REZONING IS THEN THE CREATION OF AN APPLICATION FOR
A PUD. 
          YES, SIR. AND OBVIOUSLY THERE'S A WHOLE BUNCH OF ENGINEERING AND ARCHITECTURE AND NUMBER
CRUNCHING AND OTHER STUFF GOES ON. 
          AND HOPEFULLY THERE'S ALSO ANOTHER ROUND OR TWO OR SO OF CONSULTATION WITH THE KEY
STAKEHOLDERS. 
          SO IT FEELS TO ME LIKE THAT MIGHT BE A LIMITING FACTOR IN THAT TIME FRAME. 
          IF WE SAY WE WANT IT WITHIN TWO WEEKS, IT DOESN'T REALLY GIVE YOU A CHANCE TO PROPERLY
DEVELOP A PROPOSAL AND GO AND CONSULT WITH FOLKS. 
          SIX YEARS FEELS LIKE A LONG TIME TO ME, BUT IT'D BE INTERESTING IF WE CAN SOMEHOW,
I DON'T KNOW, IN A PUBLIC HEARING CONTEXT, HEAR FROM THOSE STAKEHOLDERS ABOUT WHAT SOUNDS LIKE A
REASONABLE TIME FRAME FOR THEM. 
          AND MAYBE WE DON'T HAVE TO DO THAT TONIGHT. SO THAT WAS MY THOUGHT. 
          COMMISSIONER SHREWSBURY. I WAS GOING TO SAY,
I THINK THERE MAY BE PEOPLE HERE WHO WANT TO SPEAK, AND I KNOW THAT'S PART NEXT STEP IN OUR PUBLIC HEARING PROCESS, BUT THAT MAY HELP US DECIDE IF WE HAVE MORE QUESTIONS. 
          I'M CURIOUS. I'VE HEARD GREAT WORK ABOUT CONSULTATION. 
          I'D LIKE TO HEAR IT FROM THEM AS WELL. I JUST HAVE ONE KNUCKLEBALL BECAUSE I SHARE MAYBE A
PASSIVE INTEREST IN ECONOMICS, BUT AS RENTS GO, LIKE I MEAN. SO I'LL PUT IT FROM A PERSONAL PERSPECTIVE,
I'M LOOKING TO PUT MONEY AWAY TO SEND MY KIDS TO COLLEGE. 
          AND AS RENTS CONTINUE TO GO LIKE THIS, I DON'T NECESSARILY FIND THAT A GREAT THING. HAVE
YOU EVER SEEN RENTS RECEDE? BECAUSE MICHIGAN IS AN AGING STATE. I DON'T WANT TO ARGUE WITH YOUR DATA. YOU PROBABLY
HAVE A MICHIGAN'S AN AGING STATE, AND WE'RE SEEING FEWER AND FEWER KIDS GOING TO COLLEGE. 
          I DON'T KNOW IF THAT'S IMPACTING MSU AS MUCH BECAUSE IT IS AN ATTRACTION. BUT ALL THAT TO
SAY, LIKE AT SOME POINT THE RENT IS TOO DAMN HIGH,
RIGHT. 
          AND HAVE YOU EVER SEEN THAT NUMBER AND DOES IT EXIST? AND WHAT HAPPENS IN THE EVENT THAT THE RENT DOES GET THAT HIGH? WELL IT DOES. 
          THERE IS A FUNCTION OF WHAT INDIVIDUALS CAN AFFORD AT SOME POINT,
AND THEN THEY BEGIN LOOKING AT OTHER PLACES. 
          AND, YOU KNOW, PARENTS COULD BUY SINGLE FAMILY HOMES IF THE RENT GETS TOO HIGH. 
          AND ALL OF A SUDDEN THOSE ECONOMICS BEGIN TO WORK IN FAVOR OF THE PARENTS. 
          THEY SAY, WELL, I'M JUST GOING TO GO BUY SINGLE FAMILY HOMES IN THE NEIGHBORHOOD BECAUSE
IT'S LESS EXPENSIVE. 
          AND I'M GOING TO FIND THREE OTHER PEOPLE THAT WANT TO LIVE IN THOSE NEIGHBORHOODS. AND
THAT MAY BE ONE WAY TO RELIEVE THE SUPPLY PROBLEM, WHICH IS EFFECTIVELY WHAT IT IS. THE RENT IS JUST SIMPLY A FUNCTION OF SUPPLY. 
          THERE'S UNDERSUPPLY. THEN THERE'S GOING TO BE RENTS ARE GOING TO CONTINUE TO GO
COMMISSIONER SNYDER. IF I COULD JUST INTERJECT, YOU HAD A WONDERFUL SLIDE WITH THE SUPPLY AND DEMAND WITH THE DORMS. COULD YOU MAYBE PULL THAT BACK UP, BECAUSE THERE HAS BEEN A LOT OF CONVERSATION ABOUT THE
RENT AND I FELT THAT THAT REALLY ADDRESSED IT. 
          THE AGING INFRASTRUCTURE OF THE DORMS, THE FACT THAT STUDENTS MAYBE AREN'T WANTING TO LIVE
IN THEM BECAUSE THEY ARE REALLY SMALL AND VERY DATED. 
          THAT'S CONTRIBUTING TO THE DESIRE TO LIVE OFF CAMPUS AND THE ABILITY FOR DEVELOPERS TO
CHARGE HIGHER RENT. 
          OTHERS? I WOULD JUST PROPOSE IF WE ARE GOING TO GO INTO THE PUBLIC COMMENT,
CAN WE TAKE A BRIEF FIVE MINUTE BREAK? 
          [01:15:01]
ANY OBJECTIONS TO A FIVE MINUTE BREAK? WE WILL RECESS UNTIL 7:50. 
          THANK YOU. YEAH, IT WAS LIKE. I KNOW. I'M TESTING. 
          I'M TESTING. I GOTTA GO. ALL RIGHT, LADIES AND GENTLEMEN,
IT'S 7:50. 
          NO, NO. WE WILL CALL THE FEBRUARY 23RD PLANNING COMMISSION MEETING BACK TO ORDER. 
          WE'RE NOT PAYING IT AGAIN. THAT WAS FROM I THINK. 
          I THINK I BROKE IT. YOU MIGHT HAVE TO TAKE THAT OUT OF MY. 
          I HAD IT FOR TWO YEARS AND I NEVER. OH WELL YOU KNOW HERE. 
          OH, NO. NO. ALL RIGHT. I WILL CALL THE MEETING BACK TO ORDER HERE AT 7:51. 
          I BELIEVE WE HAVE COMPLETED INITIAL THE PRESENTATIONS AROUND ITEM 7 ON THE AGENDA. 
          AND AT THIS POINT, I BELIEVE WE WOULD OPEN IT UP FOR PUBLIC COMMENT UNDER AGENDA ITEM
NUMBER 7, UNLESS THERE ARE ANY FURTHER QUESTIONS FROM THE BOARD. OKAY. 
          IN THIS CASE, WE WILL START PUBLIC COMMENT. AHEAD OF TIME. 
          I WILL APOLOGIZE FOR BUTCHERING ANYBODY'S NAMES. I WILL DO MY BEST. 
          I'VE BEEN READING THESE AHEAD OF TIME TO TRY TO GET IT,
BUT THE FIRST SPEAKER, LINDA STOBER-HUMBERT. 
          JUST. DO THAT AND THEN WHEN THEY'RE DONE, HIT THE REPEAT BUTTON. 
          RIGHT. RIGHT. RIGHT. OKAY. IN A FEW MINUTES. AND JUST AS A PRECURSOR FOR THE PUBLIC THIS
IS PUBLIC COMMENT, THE PLANNING COMMISSION GOES INTO WHAT YOU MAY WANT TO CALL A LISTENING STAGE. 
          AS A GENERAL PRACTICE, WE DON'T RESPOND TO QUESTIONS. WE ARE HERE TO LISTEN FOR PUBLIC
COMMENT IN RELATION TO THIS PARTICULAR ITEM. AND YOU WILL HAVE THREE MINUTES. 
          VICE CHAIR MCCURTIS HAS TAKEN CONTROL OF THIS,
AND I WISH HIM BEST OF LUCK. 
          THIS IS. IS IT HUMBERT? HUMBERT. MRS. HUMBERT,
YOU HAVE THREE MINUTES. 
          HOW LONG? THREE MINUTES. I HAVE LIVED IN INDIAN LAKES FOR ALMOST 30 YEARS. 
          AND I'M SORRY I MISSED A STEP. COULD YOU SAY YOUR NAME AND ALSO YOUR ADDRESS? OH, LINDA STOBER-HUMBERT. 4835 MOHICAN LANE. THANK YOU. 
          I HAVE LIVED IN INDIAN LAKES FOR ALMOST 30 YEARS. 
          I SHARE A PROPERTY WITH THE ILES. THIS IS A TWO PAGE,
FOUR PAGE NOTICE THAT I GOT FROM MERIDIAN TOWNSHIP IN OCTOBER OF 2022. YOU CAN SEE THE BRIGHT RED AND WHITE HEADLINE IMPORTANT
NOTICE. 
          AND FURTHER DOWN, ATTENTION RESIDENTS NEAR OR ADJACENT TO WETLAND. 
          THIS NOTICE CLEARLY INFORMS US OF ALL THE DO'S AND DO NOT'S WHILE LIVING IN THE WETLANDS. 
          ON THE DO NOT SIDE IS DO NOT REMOVE STUMPS OR ROOTS. 
          DO NOT USE PESTICIDES. AND DO NOT DUMP YARD WASTE. 
          THERE'S PRETTY MUCH ONLY ONE THING ON THE DO LIST THAT IS TO PLANT NATIVE VEGETATION AND
REMOVE INVASIVE SPECIES. 
          WHEN WE BOUGHT OUR HOUSE, THERE WERE MANY BIG TREES IN THE BACK OF IT. 
          BUT OVER THE YEARS, WE SAW THE SEASONAL OVERFLOW OF WATER FROM THE RIVER INCREASED AND
STAYED LONGER. 
          IT CAUSED THE WATER TABLE TO RISE AND THE TREES DROWNED. 
          WE TRIED TO PLANT WATER LOVING TREES, BUT THEY NEVER SURVIVED EITHER. 
          IT SEEMS IT WAS EASY TO DESTROY NATURE'S BALANCE,
BUT NOT EASY TO REPLICATE IT. 
          THE OTHER DUES REFER ME TO THE STEWARDSHIP COORDINATOR AND ALSO THE PLANNING DEPARTMENT. 
          WE CAN SEE THE RESULTS OF THE PLANNING DONE IN THE PAST. 
          I'M HERE TO POINT OUT THAT THE CALCULATIONS WERE WRONG. 
          THE WETLAND IS NOW OVERFLOWING. WE DEALT WITH LOSING A PART OF OUR PROPERTY AND CUTTING
OUR TREES AND MANY OTHER THINGS. BUT THERE IS A GOOD CHANCE THAT THE OVERFLOW OF WATER FROM
ANOTHER HUGE APARTMENT COMPLEX WILL COME FOR OUR HOUSES. 
          THIS NOTICE FROM MERIDIAN TOWNSHIP ALSO EXPLAINS HOW VALUABLE WETLANDS ARE. 
          [01:20:01]
IT EXPLAINS THE CRITICAL WORK THE WETLANDS DO AND HOW THEY BENEFIT OUR ECOSYSTEM. 
          THE TOWNSHIP SAYS THIS LAND IS SO SENSITIVE I CANNOT PUT MY GRASS CLIPPINGS OR LEAVES IN
IT, WHICH IS MY BACKYARD. BUT AT THE SAME TIME, THEY ARE CONTEMPLATING ALLOWING ANOTHER HUGE APARTMENT COMPLEX TO BE BUILT ON THE PROPERTY NEXT TO ME,
WHICH I WANT TO ADD IS SLIGHTLY UPHILL. 
          MA'AM, THAT'S YOUR THREE MINUTES. THANK YOU. AND FOR ALL THE SPEAKERS,
I'LL NOTE THAT YOU MAY HEAR A BEEP HERE. 
          THAT IS A 30 SECOND WARNING. I CAN. OKAY. THANK YOU. 
          ALL RIGHTY. ALL RIGHT. NEXT UP WE HAVE FRAN JOZEFOWICZ. 
          JOZEFOWICZ. JOZEFOWICZ, I APOLOGIZE. AND THAT IS J O Z E F O W I C Z,
FOR THE RECORD. 
          CORRECT. AND I LIVE AT 4840 MOHICAN LANE. AND LINDA IS A NEIGHBOR. 
          AND I HAVE LIVED 33 YEARS IN MY HOME IN INDIAN LAKES. 
          AND I HAVE SEEN WHAT HAS HAPPENED. THE WATER THAT COMES UP IN MY BACKYARD IS NOW THIS DEEP
ACROSS MY WHOLE BACKYARD. ANYTIME IT'S FLOODED AND I HAVE A LARGE LOT. 
          IT USED TO HAVE A SMALL LITTLE BIT OF WATER THAT WOULD GO DOWN. 
          IT NEVER GOT WIDER THAN THIS, AND IT GOT MASSIVELY WORSE AFTER THE LAST DEVELOPMENT. 
          SO MY CONCERN IS ABOUT THE WATER AND THE FACT THAT THERE HAS TO BE A COORDINATION WITH THE
COUNTY BECAUSE THEY'RE NOT DOING STUFF, THEY'RE NOT TAKING CARE OF IT. AND I THINK THAT AS A MUNICIPALITY WE NEED TO REALLY
DIALOG WITH THEM. 
          THEY TALKED ABOUT FIXING A DRAIN THAT IS ON SARANAC AVENUE,
SARANAC ROAD THAT'S ON MY DRIVEWAY SIDE, THAT THAT WAS BROKE AND THEY WERE GOING TO FIX IT. 
          AND WHEN I CALLED THEM, THEY SAID, NOPE, WE'RE NOT DOING ANYTHING. WE NEVER SAID THAT AT
THESE MEETINGS TEN YEARS AGO. 
          SO I REALLY URGE THAT WE THINK ABOUT THE FACT THAT WE HAVE SOME CONTROL HERE,
BUT WE HAVE TO HOLD THE COUNTY ALSO TO WHAT'S GOING ON. I ALSO HAVE CONCERN, THAT'S MY BIGGEST ONE. 
          I'M GLAD TO HEAR THAT THIS, THE CONNECTOR WILL STAY CLOSED BECAUSE WE HAVE NO SIDEWALKS. 
          WE'RE A VERY SMALL DEVELOPMENT, AND MANY CHILDREN PLAY IN THE STREET BECAUSE THERE IS NO
EXIT AND IT IS SAFE. 
          SO THAT IS SOMETHING THAT I HOLD VERY DEAR, THAT THAT STAY THAT WAY. 
          SO THANK YOU. THANK YOU. NEXT WE'LL GO WITH DR. 
          BEN JOZEFOWICZ. J O Z F O W I C Z. 
          AND I LIVE AT 4840 MOHICAN LANE AS WELL AS MY WIFE. 
          OKAY. I MOSTLY HAVE QUESTIONS MOSTLY DIRECTED AT THESE GENTLEMEN HERE. 
          BUT IN THE LETTER WE GOT FROM YOU GUYS IT DESCRIBES THE SINGLE FAMILY RESIDENCE AS LOW DENSITY. HOW WOULD YOU CHARACTERIZE THIS ENTIRE DEVELOPMENT? WHAT KIND OF DENSITY WOULD THAT BE? I MEAN, IS THERE A NUMBER THAT GOES WITH THAT OR WHAT? SORRY. CAN I DIRECT QUESTIONS TO. WELL, ANYBODY WHO CAN ANSWER THAT. 
          I WOULD ASSUME THESE GUYS. I MEAN, DO THEY KNOW WHAT DENSITY MEANS OF HOUSING? YES. WE COULD THEY MAY ANSWER QUESTIONS AFTER,
SIR. 
          OKAY. NOW YOU'RE TALKING ABOUT 66 ACRES AND YOU'RE TALKING ABOUT A MAXIMUM OF 270 DWELLINGS PER ACRE. IS THAT CORRECT? NO. THANK YOU. THAT'S WHAT YOU GUYS HAD ON YOUR DATA. 
          IS IT CORRECT OR IS IT NOT CORRECT, SIR? THIS IS PUBLIC COMMENT AGAIN. 
          THEY CAN ANSWER QUESTIONS AFTER. OKAY. 
          WHAT SPECIFIC BENEFITS DO YOU THINK WOULD ACCRUE TO OUR NEIGHBORHOOD WITH THIS DEVELOPMENT
BEING PUT UP? 
          [01:25:01]
AND I CAN'T ANSWER QUESTIONS YOU CAN'T ANSWER. 
          OKAY. I WOULD LIKE THAT QUESTION ANSWERED. WHAT BENEFITS DOES OUR NEIGHBORHOOD SEE FROM
THIS DEVELOPMENT? OKAY. AND WHAT DRAWBACKS DO THEY FORESEE WITH THIS DEVELOPMENT TO OUR NEIGHBORHOOD? AND I'M JUST WONDERING IF THEY WOULD BE OPEN TO A HOLD HARMLESS CLAUSE. 
          IN ORDER TO PROTECT US FROM ANY RISKS THAT WE MIGHT EXPERIENCE BECAUSE OF THIS
DEVELOPMENT. 
          ALSO, I HAVE A QUESTION. DO YOU HAVE TO BE A STUDENT TO BE A RENTER? AND DO YOU HAVE TO BE A RESIDENT TO BE A RENTER IN YOUR DEVELOPMENTS? THAT'S IT. THANK YOU. THANK YOU SIR. NEXT UP WE HAVE CAROL CHAPMAN. 
          ALL RIGHT. I'VE LIVED IN THE SUBDIVISION FOR 51 YEARS. 
          CAN YOU GIVE US YOUR NAME AND ADDRESS, PLEASE? YES. 
          4825 MOHICAN LANE AND I WOULD INVITE ANYONE TO WRITE THAT ADDRESS DOWN. 
          AND I WOULD BE VERY THRILLED IF YOU CAME OVER TO MY HOUSE,
BECAUSE I TAKE YOU RIGHT OUT ON MY SCREEN PORCH, AND YOU COULD TAKE A LOOK AT THE FREE STANDING WATER IN THE BACKYARD THAT I HAVE,
AND ALSO AT THE THREE STORY BUILDING THAT IS PROPOSED TO PUT RIGHT BEHIND MY HOUSE. AND THEN I AM TOLD,
WELL, YOU'RE GOING TO HAVE A SIX FOOT FENCE. 
          BUT MY CONCERN IS THE THREE STORY BUILDING. AND AS I LOOK AT IT FROM SELLING REAL ESTATE
GOING INTO MANY OF THE HOUSES IN MY SUBDIVISION, I SEE EVIDENCE OF WATER IN THEIR BASEMENTS. 
          I'VE HAD TWO TIMES I'VE HAD A FLOOD IN MY BASEMENT COMING UP FROM THE BASEMENT FLOOR WITH
MAJOR CRACKS. 
          I'VE SEEN MANY WALLS IN OUR SUBDIVISION THAT ARE BOWED AND HAVE CRACKS,
AND IT'S ALL BECAUSE OF WATER. 
          AND SO SOMEHOW THIS WATER HAS TO BE RETAINED WITH THIS,
ALL THIS NEW CONSTRUCTION GOING ON. 
          AND WHAT I THINK IS A VERY EASY SOLUTION TO IT. 
          AND IT'S CALLED RETENTION PONDS. THE WATER HAS TO HAVE SOMEPLACE TO GO. 
          AND WE'RE TALKING ABOUT GOING FROM A HIGH LEVEL BEHIND MY HOUSE TO A MUCH LOWER LEVEL. 
          SO AS YOU KNOW, WATER TRAVELS THAT WAY AND IT'S GOT TO BE STOPPED. 
          AND THIS IS GOING TO FURTHER BE A FURTHER PROBLEM FOR US WITH THIS CONSTRUCTION GOING ON. 
          SO THAT'S MY POINT, I ONLY HAVE THE TWO POINTS AND ONE IS THE WATER. 
          AND I ALSO HAVE THE RED CEDAR RIVER PRETTY CLOSE TO WHERE I LIVE. 
          AND MY SIDE STREET GOES INTO TOWN ON A TRAIL THAT WE'D LIKE TO SEE HAVE THAT CLOSED
BECAUSE PEOPLE USE THE WALKWAY THERE TO ENJOY THE DEER, THE LITTLE WOODLAND CREATURES. 
          IT'S JUST A VERY FAVORITE PLACE FOR PEOPLE TO WALK WITH THEIR DOGS. 
          AND NOW, OF COURSE, THAT WILL BE DESTROYED BECAUSE OF THE ALL OF THE BUILDING THAT'S GOING
ON. 
          AND I UNDERSTAND THAT YOU DO WHAT YOU HAVE TO DO,
BUT THERE'S ALSO SOME WAY OF CURBING THE WATER. 
          AND THAT'S ALL I HEAR OVER AND OVER. AND A LOT OF PEOPLE HERE ARE CONCERNED ABOUT MORE
WATER. 
          AND IT EASILY SOLVED. AND I HAD BEEN IN THIS VERY ROOM 50 YEARS AGO,
OR MAYBE 45, WHEN THEY WERE PUTTING THE MAC IN THE ICE ARENA IN AND ASKED FOR RETENTION PONDS. 
          IT WAS NEVER DONE. AND SO EVENTUALLY ALL THIS WATER HAS GOTTEN BUILT UP BECAUSE OF THE
AMOUNT OF BUILDING AND IT'S JUST FLOWING INTO OUR YARDS. YOUR THREE MINUTES ARE UP. 
          AND THE RETENTION PONDS. MY TIME IS UP. MA'AM,
YOUR TIME IS UP. 
          THAT WENT FAST. PUBLIC SPEAKING WILL DO THAT. 
          AND I'M GOING TO SIT DOWN AS SOON AS I SAY ABOUT FOUR WORDS. 
          MASTER PLAN. WHEN WE BOUGHT, WE WERE TOLD THAT WE WOULD BE HAVING THAT CONSTRUCTION BEHIND
OUR HOUSE. 
          THAT WAS GOING TO BE IN TERMS OF HOUSING WHERE PEOPLE LIVE AND THAT MAC IN THE ICE ARENA
AND SO FORTH. 
          SO THAT'S MY SAY SO. AND I THINK WHAT I'VE SAID THAT A LOT OF PEOPLE IN THE SUBDIVISION
WOULD CERTAINLY AGREE WITH. 
          [01:30:06]
THANK YOU FOR LISTENING. DON'T FORGET. COME ON OVER TO MY HOUSE. 
          OKAY. THANK YOU MA'AM. NEXT WE HAVE DAVID SKULL. 
          IF YOU WOULD, SIR. NAME AND ADDRESS FOR THE RECORD. SURE. 
          THANK YOU VERY MUCH, DAVID. SKULL. 4845 MOHICAN LANE. 
          I'LL TRY TO DO THIS IN 2.5 MINUTES AND YIELD MY TIME TO CAROL. 
          SO I HEARD IT SAID IN ONE OF THE PRESENTATIONS THAT THIS BUFFER ZONE WOULD PROVIDE A
WILDLIFE CORRIDOR. 
          WELL, THIS AREA IS AN EXTREMELY IMPORTANT WILDLIFE CORRIDOR. 
          ALREADY I'VE SEEN A NUMBER OF DIFFERENT SPECIES THERE THAT ARE VERY UNUSUAL. 
          I'VE NOT SEEN EXCEPT ONE AN ENDANGERED SPECIES,
BUT THERE IS IT DOES PROVIDE A HABITAT FOR MIGRATORY BALD EAGLES. 
          AND THERE ARE A NUMBER OF OTHER KIND OF SPECIES THAT ARE THERE. 
          ONCE THIS IS PUT IN PLACE, THAT WILL BE GONE. 
          AND I THINK WE SHOULD JUST FACE THAT. SO IT'S IMPORTANT THAT WE MAKE SURE THAT AS THESE
PLANS GO FORWARD, THAT THEY DON'T CHANGE. ALL RIGHT. AND THAT THESE AMENITIES ARE KEPT. 
          I WOULD ENCOURAGE THE DEVELOPERS TO THINK ABOUT DOING SOME ENRICHMENT PLANTING WITH NATIVE
SPECIES IN THIS SO-CALLED BUFFER ZONE. 
          IT'S SOMETHING THAT MODERN FORESTERS DO. I KNOW THOSE THAT,
THAT, THAT AREA QUITE WELL. 
          AND IT IS SECONDARY GROWTH. AND IT COULD USE SOME ENRICHMENT PLANTING WITH NATIVE SPECIES. 
          I'M VERY CONCERNED THAT THESE CONSERVATION EASEMENTS ARE RESPECTED AND KEPT,
EVEN IF THE PROPERTY IS SOLD RIGHT AWAY OR IN THE FUTURE. 
          AND I WANT TO COMMENT THAT I'VE DONE A STUDY,
AN ENVIRONMENTAL STUDY FOR FOR THE LAST TIME THAT WE HAD DEVELOPERS, AND I'M HAPPY TO SHARE THAT AGAIN FOR THIS CASE. 
          AND THEN LASTLY, THIS IS THE LARGEST, SECOND,
LARGEST IMPERVIOUS SURFACE IN THE IN THE TOWNSHIP. 
          THIS AREA JUST IN THE I DEVELOPMENT. AND THERE IS A LOT OF RUNOFF THAT THAT NEEDS TO BE
MITIGATED AND ABATED. 
          AND SO I WOULD ENCOURAGE THAT THERE BE A REALLY GOOD STUDY DONE TO REALLY LOOK AT THE
RUNOFF CONDITIONS NOW AND AFTER THE PROPERTY IS DEVELOPED. I'D ALSO NOT, PERHAPS NOT REMIND,
BUT REMIND MYSELF THAT I BELIEVE AN ENVIRONMENTAL STUDY IS GOING TO BE REQUIRED, AND I WOULD ENCOURAGE THAT TO BE DONE. AND I THINK YOU'LL FIND SOME INTERESTING THINGS. 
          SO THANK YOU FOR THAT. THANK YOU SIR. AND THE LAST CARD I HAVE TONIGHT IS JOE PAVONA. 
          SOUNDS LIKE HE MIGHT HAVE SOME OTHERS MIGHT HAVE OTHERS. 
          WE HAVE ANOTHER SPEAKER. SO I'M JOE PAVONA AND I RESIDE AT 4726 ARAPAHOE TRAIL IN THE INDIAN LAKES ESTATES NEIGHBORHOOD HERE IN OKEMOS. 
          AND MR. CHAIR AND FELLOW COMMISSIONERS I'M HERE REPRESENTING THE INDIAN LAKES ESTATES
HOMEOWNERS ASSOCIATION BOARD OF DIRECTORS AND CURRENTLY SERVE AS THE IMMEDIATE PAST PRESIDENT AND THE DIRECTOR OF PUBLIC
AFFAIRS AND GOVERNMENT AFFAIRS. 
          OUR PRESIDENT, NED WALKER, WOULD BE HERE WITH ME,
BUT HE'S CURRENTLY TRAVELING AND OUT OF THE COUNTRY. 
          I'M HERE TO ISSUE A BRIEF STATEMENT REGARDING THE REZONING REQUEST BY CAPSTONE COLLEGIATE
COMMUNITIES. 
          THAT IS BEFORE YOU THIS EVENING. THIS REQUEST REPRESENTS THE FIRST STEP IN A PROCESS
LEADING TO A PLANNED UNIT DEVELOPMENT. 
          FOR OVER 50 YEARS, OUR NEIGHBORHOOD HAS BEEN VIGILANT RECOGNIZING THE DEVELOPMENT OF THIS
LAND WOULD HAVE A SIGNIFICANT IMPACT ON THE QUALITY OF LIFE OF OUR HOMEOWNERS. THE SITE OF THIS DEVELOPMENT NOT ONLY DIRECTLY ABUTS
INDIAN LAKES ESTATES, BUT SERVES AS AN ECOLOGICAL CORRIDOR FOR PLANT AND ANIMAL LIFE HERE IN MERIDIAN TOWNSHIP. 
          THEREFORE, WE HAVE ALL TRIED TO ADDRESS THIS MATTER WITH THE DECORUM. 
          AN ISSUE OF THIS MAGNITUDE DESERVES. AS YOU KNOW,
CAPSTONES REQUEST IS PART OF A LARGER PLAN, AND THAT PLAN INCLUDES CERTAIN FEATURES AND CONDITIONS THAT ARE EXTREMELY IMPORTANT TO OUR
NEIGHBORHOOD. 
          THESE DESIGN FEATURES AND CONDITIONS REPRESENT MANY MONTHS OF COLLABORATION WITH THE
LANDOWNER REPRESENTATIVES NATHANIEL IDE AND MARK KLAUS, JIM BEATTY AND JOHN AIKEN, AND THE CAPSTONE TEAM,
AS WELL AS MERIDIAN TOWNSHIP OFFICIALS TIM DEMPSEY AND TIM SCHMITT AND THEIR 
          [01:35:05]
ENTIRE GROUP. ASSUMING THESE ITEMS CONTINUE TO BE REFLECTED IN THE PLAN AS IT WORKS ITS
WAY TO THE FINAL APPROVAL. OUR INDIAN LAKES ESTATES HOMEOWNERS ASSOCIATION BOARD OF DIRECTORS
DOES NOT OPPOSE THE REQUEST REQUESTED REZONING. IN CLOSING, I WANT TO THANK ALL OF THOSE PREVIOUSLY MENTIONED FOR THEIR SUPPORT
AND COOPERATION THROUGH THE MANY MEETINGS, PHONE CALLS AND MESSAGING THAT TOOK PLACE OVER THE BETTER PART OF THE LAST YEAR. 
          AS AN HOA BOARD, WE HAVE REMAINED COMMITTED TO REPRESENTING THE BEST INTERESTS OF OUR
MEMBERSHIP WHILE AT THE SAME TIME RESPECTING THE RIGHTS OF THE LANDOWNER, THE DEVELOPER AND THE ROLE OUR LOCAL UNIT OF
GOVERNMENT, MERIDIAN TOWNSHIP PLAYS. HOPEFULLY, WE ARE HEADED TOWARD A SOLUTION THAT REFLECTS THE TIME
AND EFFORT THAT HAS BEEN DEDICATED IN DESIGNING THE PLAN AND ULTIMATELY BENEFITS ALL PARTIES. 
          THANK YOU FOR THE OPPORTUNITY TO COMMENT. THANK YOU SIR. 
          WE HAVE ONE MORE AND IF YOU WOULD JUST MAYBE I LOST YOUR CARD,
BUT FILL OUT A CARD ON THE WAY AND WE'LL GET YOU ON THE RECORD. 
          YOU CAN SPEAK AND THEN FILL IT OUT. I REMEMBER I DID LISTEN WHEN YOU WERE A CHAIR. 
          I REMEMBER A COUPLE THINGS HERE AND THERE. SORRY I COULDN'T GIVE UP CONTROL. 
          GOOD EVENING. GAVEL OVER THERE. THANK YOU. GOOD EVENING. 
          MY NAME IS ANDREA CIOCCA. I LIVE AT 4820 MOHICAN LANE. 
          I MY HOUSE IS DIRECTLY ACROSS FROM THE STUB STREET. 
          I HAVE TWO BOYS, AGES TEN AND SEVEN YEARS OLD. 
          I MOVED INTO THE HOUSE. TWO WEEKS BEFORE I GAVE BIRTH TO MY SON. 
          THAT IS TURNING EIGHT SOON. SO ABOUT ALMOST EIGHT YEARS. 
          MY FAMILY CHOSE TO LIVE IN OKEMOS BECAUSE IT PROMOTES ITSELF AS A FAMILY FRIENDLY
COMMUNITY THAT VALUES THAT VALUE MATTERS DEEPLY TO US. 
          WE DIDN'T JUST CHOOSE A HOUSE, WE CHOSE A NEIGHBORHOOD WHERE CHILDREN CAN SAFELY GROW UP,
BUILD FRIENDSHIPS, AND EXPERIENCE THE KIND OF CHILDHOOD MANY OF US REMEMBER. 
          THINK BACK TO WHEN YOU WERE A CHILD. YOU WENT OUTSIDE FROM DUSK UNTIL THE STREETLIGHTS
CAME ON. 
          YOU RODE BIKES THROUGH THE NEIGHBORHOOD, PLAYED TAG,
BUILT FORTS, AND EXPLORED WITHOUT CONSTANTLY WORRYING OR LOOKING OVER YOUR SHOULDER. 
          THAT'S THE KIND OF NEIGHBORHOOD OUR KIDS ARE EXPERIENCING RIGHT NOW,
AND IT'S SOMETHING TRULY SPECIAL IN OUR NEIGHBORHOOD. 
          THE KIDS ALL PLAY TOGETHER. THEY ARE OUTSIDE OFF THEIR ELECTRONICS,
RIDING BIKES, RUNNING THROUGH THE YARD, ENJOYING THE WOODED TRAIL THAT MAKES OUR AREA SO UNIQUE. 
          NOT MANY NEIGHBORHOODS HAVE THAT NATURAL SPACE. 
          IT'S ONE OF THE FEATURES THAT MAKE MAKES OUR COMMUNITY SPECIAL,
AND ONE OF THE REASONS WE FEEL SO FORTUNATE TO LIVE THERE. 
          WE KNOW OUR NEIGHBORS. WE LOOK OUT FOR EACH OTHER. 
          THERE IS A LEVEL OF TRUST AND FAMILIARITY THAT ALLOWS US TO FEEL SAFE LETTING OUR CHILDREN
PLAY OUTDOORS. 
          THAT SENSE OF COMMUNITY WHERE EVERYONE KNOWS ONE ANOTHER AND IS KIND AND FRIENDLY,
IS WHAT MAKES THIS NEIGHBORHOOD FEEL LIKE HOME. 
          INTRODUCING. LARGE APARTMENT. COMPLEX. DUPLEX. 
          DUPLEX. HOMES THAT BRING IN HIGH VOLUME OF RESIDENTS FROM OUTSIDE OUR ESTABLISHMENT. 
          ESTABLISHED NEIGHBORHOOD CHANGES. THAT DYNAMIC. 
          INCREASED TRAFFIC. UNFAMILIAR FACES AND MORE FOOT TRAFFIC THROUGH OUR QUIET STREETS. 
          NATURALLY RAISE CONCERNS FOR PARENTS. WHEN THAT FEELING OF SAFETY SHIFTS,
SO DOES OUR WILLINGNESS TO ALLOW OUR CHILDREN THE FREEDOM TO BE OUTSIDE IF WE NO LONGER FEEL CONFIDENT ABOUT THEIR SAFETY,
OUR KIDS WILL SPEND MORE TIME INDOORS. 
          AND THAT WOULD BE A LOSS NOT JUST FOR OUR FAMILIES,
BUT FOR THE COMMUNITY. 
          IDENTITY. OKEMOS SAYS IT VALUES. WE CHOSE OKEMOS FOR ITS SCHOOLS. 
          IT'S IT'S FAMILY ORIENTED CHARACTER AND IT'S SAFE. 
          LOW TRAFFIC NEIGHBORHOODS. I RESPECTFULLY ASK THAT AS DECISIONS ARE MADE,
YOU CONSIDER THE SAFETY AND WELL-BEING OF THE CHILDREN WHO ALREADY CALL THIS NEIGHBORHOOD HOME. THEIR ABILITY TO GROW UP SAFELY OUTDOORS SHOULD REMAIN A PRIORITY. 
          THANK YOU FOR YOUR TIME AND CONSIDERATION. THANK YOU MA'AM. 
          I SEE. WOULD YOU WOULD YOU CARE FOR A FEW MINUTES JUST TO ADDRESS SOME OF THE CONCERNS
THAT WE HEARD AND ANSWER SOME OF THE QUESTIONS? WE GOTTA CLOSE PUBLIC COMMENT, CLOSE THE PUBLIC HEARING. APOLOGIES. SO I WILL MOVE AT 815
TO CLOSE PUBLIC HEARING ON 2604. AND THEN WE CAN MOVE TO. THERE'S NOTHING UNDER UNFINISHED BUSINESS. 
          [01:40:02]
NOTHING UNDER OTHER BUSINESS. YOU CAN CONTINUE TO TALK ABOUT. 
          YEAH. YEAH, YEAH. OKAY. SO REOPEN. THEY'RE GOOD TO GO. 
          OKAY. GO AHEAD. JOHN. ON BEHALF OF CAPSTONE COMMUNITIES,
AGAIN, I JUST WANTED TO SAY VERY BRIEFLY, FIRST OF ALL, HOW MUCH I APPRECIATE THE COMMENTS WE HEARD FROM THE NEIGHBORS AND A COUPLE
OF THINGS THAT I HEARD. 
          AND I'M SURE I DIDN'T CATCH ALL OF THEM. ONE,
WE HAVE COMPLETED AN ENVIRONMENTAL STUDY. 
          SECONDLY, WE'RE CERTAINLY OPEN TO ENRICHMENT,
PLANTING AND WORKING WITH THE NEIGHBORHOOD IN ORDER TO TO ACCOMPLISH THAT AND INCREASE THE BUFFER STORMWATER. WE UNDERSTAND THE CONCERNS OF THE NEIGHBORHOOD. 
          WE HAVE HEARD THAT CONSISTENTLY. JOE HAS MADE THAT ABSOLUTELY CLEAR,
TO BE TRANSPARENT AND WORK WITH THE NEIGHBORHOOD WITH REGARD TO STORMWATER CONCERNS. 
          AND WE CERTAINLY WILL DO THAT. DENSITY WAS A CONCERN AS WELL THAT I HEARD AND JUST TO BE
JUST AS A POINT OF CLARIFICATION, WE'RE WE'RE CONSIDERING 270 UNITS ACROSS THE 69 ACRES,
SO THAT EQUATES TO ABOUT 3.9 UNITS PER ACRE. 
          WE DEVELOPED ALL DIFFERENT SCALES AND ALL DIFFERENT DENSITIES ASSOCIATED WITH A SINGLE
FAMILY HOME. NEIGHBORHOOD IS IN THE 3 TO 6 UNITS PER ACRE. 
          TYPICALLY, OUR COTTAGE COMMUNITIES ARE AROUND 12 UNITS PER ACRE. 
          A THREE STORY WALK UP COMMUNITY. THAT SURFACE PARK IS ABOUT 22 UNITS PER ACRE. 
          THAT'S CONSIDERED LIKE MID-LEVEL DENSITY, HIGH DENSITY WITH GARAGES,
AND THAT SORT OF THING CAN GET UP TO HUNDREDS OF UNITS PER ACRE. 
          JUST JUST TO UNDERSTAND WHAT THE FACTS ARE THERE. 
          THE BENEFIT THE I THINK WORKING WITH THE NEIGHBORHOOD HAS BEEN THE GREATEST HAS BEEN A
TRUE BENEFIT TO US UNDERSTANDING THE CONCERNS. 
          AND I THINK THE BIGGEST BENEFIT THAT WE CAN OFFER IS AT LEAST KNOWING NOW THAT THERE WON'T
BE A CONNECTION AND PROVIDING THAT BUFFER. AND WITH THAT COMES SOME CERTAINTY THAT RIGHT NOW,
THE NEIGHBORHOOD DOESN'T NECESSARILY ENJOY UNTIL IT IS DEVELOPED. 
          WE LOOK FORWARD TO WE RECOGNIZE THIS IS A VERY SMALL FIRST STEP IN A VERY PROCESS THAT
WILL CONTINUE TO TO GO FORWARD. 
          AND WE APPRECIATE THE FACT THAT THE LAST SEVEN MONTHS OR ALMOST A YEAR,
I GUESS, THAT THE NEIGHBORHOOD HAS WORKED WITH US AND WE'RE PERSONALLY WILLING TO SIT DOWN WITH ANYBODY AND, AND HEAR THE CONCERNS AND HOPEFULLY ADDRESS THEM. 
          SO AGAIN, I APPRECIATE EVERYBODY COMING OUT TONIGHT AND HEARING THE CONCERNS. 
          AND WE REALLY WANT TO TRY TO TO IMPROVE THINGS FOR THE NEIGHBORHOOD. 
          SO THANK YOU. YEAH. I HAVE NOTHING TO ADD. I'M HERE TO ANSWER ANY QUESTIONS. AND DISCUSS NEXT STEPS. IF THE PLANNING COMMISSION WOULD. 
          SO LIKE ANY QUESTIONS FOR DIRECTOR SCHMITT. MIGHT BE WORTH ASKING THE DIRECTOR TO JUST
REMIND US THE PROCESS. 
          WHEN THE DRAIN COMMISSIONER'S OFFICE GETS INVOLVED AND THE DRAINAGE ISSUES ARE STUDIED IN
DETAIL. 
          YEAH. SO THE THIS DRAINAGE IS A SITE PLAN PROCESS,
SO IT'S SORT OF THE WHAT'S THE CONCEPT? SO THIS IS WE'RE REALLY EARLY. THIS IS A REZONING. 
          WE HAVE THE CONCEPT NOW, WHICH IS UNUSUAL. BUT AFTER THE REZONING COMES THE ANY SPECIAL
APPROVALS. 
          THAT WOULD BE THE PUD IN THIS CASE. AFTER THAT IS THE SITE PLAN ONCE THEY GET INTO THE
NUTS AND BOLTS AND THAT'S WHEN THE DRAIN COMMISSIONER'S OFFICE GETS INVOLVED. 
          YOU KNOW, OBVIOUSLY THERE'S A LOT OF EYES ON THIS ONE BECAUSE,
YOU KNOW, THERE'S FLOODPLAIN, THERE'S FLOODWAY. YOU KNOW, THE VAST MAJORITY OF INDIAN LAKES IS BUILT IN THE FLOODWAY. 
          THAT'S PART OF THE REASON THERE THERE WOULDN'T BE BUILT IN MODERN SOCIETY. 
          RIGHT. AND SO THEY ARE DIRECTING THE VAST MAJORITY OF THEIR STORAGE AWAY FROM THAT,
BECAUSE THEY NEED TO GET TO AREA OUTSIDE OF THE FLOODPLAIN TO BE ABLE TO STORE IT. AND SO THAT IS SOMETHING THAT WILL BE REVIEWED DEEPLY. 
          AGAIN, I WOULD SAY THAT THE COMMISSIONER'S OFFICE HAS A SUBSTANTIALLY A VERY ROBUST REVIEW
PROCESS IN PLACE NOW. 
          THAT MAY NOT HAVE EXISTED. I WASN'T HERE, YOU KNOW,
WHEN THIS CAME THROUGH 18 YEARS AGO. 
          I WAS IN EAST LANSING WITH OUR VERY ROBUST REVIEW PROCESS FOR STORMWATER MANAGEMENT. 
          BUT THAT IS SOMETHING THAT WILL BE REVIEWED DURING THE SITE PLAN ONCE WE GET THE DETAILED
ENGINEERING DRAWINGS OF THE SITE, UNTIL WE GET TO THE POINT WHERE I CAN TELL WHERE EVERYONE CAN SAY,
YEP, THIS IS THE A GOOD LAYOUT. 
          I WOULDN'T EXPECT ANYONE TO SPEND THE MONEY ON ENGINEERING A SITE THAT THEY DON'T KNOW. 
          IT'S GOT THE APPROVALS YET. THANK YOU. COMMISSIONER CURTIS. 
          SO ONE OF THE AND I UNDERSTAND WE MIGHT NOT HAVE CONTROL OF THIS,
BUT ONE OF THE RESIDENTS TALKED ABOUT HOW THERE WAS A STORM DRAIN OR SOMETHING BROKEN. YEP. AND THEY CALLED AND SAID,
HEY, WE'RE NOT GOING TO DO ANYTHING ABOUT IT. 
          HER WORDS. WHAT? I KNOW IT'S A COUNTY ISSUE. AND WHEN THAT HAPPENS. 
          BUT I MEAN, WHAT TYPE OF DO WE HAVE ANY TYPE OF CONTROL POWER,
ANYTHING THAT WE CAN. 
          [01:45:06]
BECAUSE THEY'RE OUR RESIDENTS. YEAH. WHAT CAN WE DO ABOUT THAT? YEAH. AND CERTAINLY I
THINK ONE OF THE FIRST THINGS THAT, YOU KNOW, WE'LL DO IS HAVE A CONVERSATION WITH DEPUTY MANAGER DIRECTOR OF PUBLIC WORKS OPSOMER TO TO SEE IF HE'S AWARE OF ANY PROJECTS SORT OF
IN THE PIPELINE. 
          YOU KNOW, IT'S A IT'S A BALANCING ACT THAT WE WALK WHEN DEALING WITH THE DRAIN
COMMISSIONER'S OFFICE, RIGHT? CERTAINLY, ANYONE CAN PETITION A PROJECT AT ANY TIME. PROBLEM WITH THAT,
ULTIMATELY, IS TAXPAYERS PAY A LOT MORE. 
          THAT MONEY WILL GET PAID BY MERIDIAN TOWNSHIP. 
          HARD STOP. YOU KNOW, EVENTUALLY, WHEN THE OKEMOS CONSOLIDATED DRAIN PROJECT COMES OUT. 
          A SUBSTANTIAL PORTION OF THAT PROJECT IS GETTING PAID BY US,
WHETHER WE LIKE IT OR NOT. 
          AND SO WE TEND NOT TO BE A PART OF STARTING PETITION PROJECTS. 
          BUT WHAT WE CAN DO IS FIND OUT IT SOUNDS LIKE IT'S A MAINTENANCE ISSUE CANDIDLY NOW. 
          SO THE QUESTION IS, YOU KNOW, WE WORKED WITH THE DRAIN COMMISSIONER'S OFFICE AND SEVERAL
NEIGHBORHOODS WHEN WE HAVE DONE THE LOCAL ROAD PROGRAM IN THOSE NEIGHBORHOODS, AND THEY FIXED ISSUES THAT HAVE BEEN RAISED AS WE'RE IN THERE ALREADY,
HAVING THE ROAD TORE UP GREAT SYNERGY THERE, RIGHT? IF YOU'VE GOT A IF YOU'VE GOT TO DIG THIS UP ANYWAY. 
          HEY, WE'RE GOING TO DIG IT UP. YOU GOT WE CAN GIVE YOU TWO WEEKS. 
          RIGHT. WE'LL GO AND WE'LL STRIP THE WHOLE THING AND THEN WE'LL START PAVING OVER HERE
WHILE YOU'RE DOING PIPES OVER HERE. WE'VE DONE THAT BEFORE. AND SO I THINK THERE'S A LOT OF CONVERSATION TO BE HAD OF HOW CAN WE WORK WITH THEM AND HOW WHERE THEY'RE AT. 
          AND FROM A MAINTENANCE PERSPECTIVE, I DON'T KNOW THE EXTENT OF THE PROBLEM HERE,
TO BE CANDID. 
          SO I DON'T KNOW IF THIS IS A PETITION PROJECT JUST WAITING TO HAPPEN OR THIS IS JUST A
SOMEBODY NEEDS TO RUN A BORE DOWN THROUGH SOME PIPES. 
          BUT GIVEN THAT IT'S ALL IN THE FLOODWAY, YOU KNOW,
IT'S A CHALLENGING PROJECT NO MATTER WHAT. 
          AND SO WE NEED TO I'LL LOOK INTO IT FURTHER AND SEE WHAT WE CAN DO. 
          AND THE REASON WHY I BRING THAT UP IS BECAUSE,
I MEAN, THIS BRAND NEW PROJECT IS BEING PROPOSED AND, YOU KNOW, YOU HAVE CONCERNED RESIDENTS ABOUT WATER ISSUES. 
          AND SO, YOU KNOW THAT IT RELATES CERTAINLY IN THAT WAY. 
          YEAH. I MEAN, I THINK THAT YEAH, I DON'T I CAN'T SPEAK TO HOW THE WATER FROM THE SITE IS
GOING TO IMPACT THAT. 
          I MEAN, IT WOULD HAVE A HARD TIME SORT OF GETTING ACROSS THE ROAD AND INTO SOME OF THOSE
BACKYARDS. 
          BUT IT'S SOMETHING THAT'S OBVIOUSLY GOING TO GET LOOKED AT IN PRETTY CLOSE DETAIL IN THE
NEAR FUTURE HERE. 
          SHOULD THIS CONTINUE TO MOVE FORWARD? SO THERE WAS. 
          ANOTHER QUESTION SOME RESIDENTS TALKED ABOUT. 
          BACKYARD FLOODING. YOU KNOW, WHERE YOU USED TO JUST BE? A LITTLE WATER NOW, A WHOLE LOT OF WATER AND ALL THAT,
TOO. 
          IS THAT SOMETHING THAT THE DRAIN COMMISSION WILL LOOK AT? YEAH. I MEAN, I THINK PART OF THAT, CANDIDLY,
WAS ONE OF THE THINGS THAT HELPED THAT WAS CLEANING OUT SOME OF THE LOGJAMS ON THE RED CEDAR BECAUSE THAT WAS CAUSING PROBLEMS. YOU KNOW,
IT WAS A KNOCK ON EFFECT AS YOU WENT UP THE RIVER TO THE EAST BY HAVING SOME LOGJAMS IN THIS AREA. AND SO CERTAINLY THAT WOULD HELP. AGAIN,
THIS IS A CHALLENGING AREA BECAUSE A LOT OF THESE HOUSES ARE IN THE REGULATORY FLOODPLAIN. 
          THEY WOULD NOT BE PERMITTED UNDER MODERN RULES. 
          AND SO PREVENTING FLOODING IN THE FLOODPLAIN IS ALWAYS GOING TO BE A CHALLENGING ENDEAVOR. 
          BUT CERTAINLY PROJECTS, ESPECIALLY ONE THAT'S GOING TO BE DOWN RIVER BECAUSE THE RIVER
FLOWS THAT DIRECTION. 
          AS LONG AS WE'RE MOVING WATER DOWNRIVER. IT SHOULDN'T HAVE AS MUCH OF AN IMPACT ON A
PROJECT UPRIVER. 
          THANK YOU. COMMISSIONER. YEAH. SO A QUESTION ABOUT THE SITE PLAN REVIEW,
WHICH I KNOW IS FURTHER DOWN THE LINE. 
          BUT JUST FOR CLARIFICATION. A SITE PLAN WON'T BE ACCEPTED IF IT WOULD HAVE NEGATIVE
DETRIMENTS ON THE NEIGHBORS, LIKE IN DRAINING WATER FROM THEIR PROPERTY ONTO NEIGHBORING PROPERTIES. 
          LIKE, WE DON'T ANTICIPATE, EVEN REGARDLESS OF WHAT WE REZONE HERE,
THAT IT WOULD HAVE A NEGATIVE EFFECT ON THE DISTRIBUTION OF WATER ONTO NEIGHBORING PROPERTIES. CORRECT. YEAH. SO THAT'S A GOOD QUESTION. SO THE REZONING HAS NO
EFFECT ON IT. 
          BUT ONCE WE GET TO THE POINT OF A SITE PLAN,
YOU KNOW, THE DRAIN COMMISSIONER'S OFFICE HAS VERY STRICT STANDARDS AS TO HOW WATER IS BOTH RETAINED, TREATED, EVENTUALLY DISCHARGED. 
          RIGHT. AND EVEN MORE SO, AGAIN, GIVEN THAT WE'RE WORKING AROUND THE REGULATORY FLOODPLAIN
HERE. 
          OUR ENGINEERING STAFF IS GOING TO BE VERY INVOLVED WITH THAT IN THE LONG TERM. 
          AND SO, YEAH, AS A GENERAL RULE, YOU'RE NOT GOING TO DISCHARGE DIRECTLY TOWARDS A
RESIDENTIAL DEVELOPMENT FOR ANY NUMBER OF REASONS, THE LEAST OF WHICH IS THERE ISN'T A DRAIN THAT GOES IN THAT DIRECTION. OKAY. 
          THANK YOU. COMMISSIONER AS PART OF THE PROCESS,
THE REVIEW PROCESS, WOULD THERE BE ANOTHER TRAFFIC IMPACT STUDY, OR WOULD JUST THIS ONE BE THE ONE THAT'S USED AS PART OF THAT REVIEW PROCESS? 
          [01:50:03]
I'M ONLY ASKING BECAUSE IF IF THEY WERE PLANNING ON HAVING BUSSING AVAILABLE FOR
RESIDENTS, I'M WONDERING HOW THAT MIGHT AFFECT THE TRAFFIC IMPACT STUDY,
IF AT ALL. 
          AND I DON'T EVEN KNOW IF THAT'S SOMETHING THAT'S CHARACTERISTICALLY INCLUDED IN A TRAFFIC
IMPACT STUDY. WELL, YOU RAISE AN INTERESTING POINT ABOUT TRAFFIC IMPACT STUDY, RIGHT? TYPICALLY, WE'RE THE STUDIES ASSUME ALL THE ALL SINGLE OCCUPANCY VEHICLES,
RIGHT. 
          I HAVE SEEN STUDIES THAT TAKE INTO ACCOUNT MULTIMODAL. 
          BUT IN A SITUATION LIKE THIS, I MEAN, I THINK WHAT WE'RE WHAT WE WOULD EXPECT TO SEE IS
SORT OF THE WORST CASE SCENARIO, ASSUME IT'S ALL SINGLE OCCUPANCY VEHICLES BASED ON THE NUMBER OF UNITS. 
          I'M GOING TO HAVE TO FOLLOW UP WITH YOU ON THE REQUIREMENTS WITH PD BECAUSE I BELIEVE IT'S
GOING TO GET INTO THE NUMBER OF TRIPS GENERATED. 
          AND OFF THE TOP OF MY HEAD, I'M NOT DOING THE MATH QUICKLY ENOUGH. 
          SO LET US FOLLOW UP WITH YOU AT THE NEXT MEETING. 
          I ALSO, I DON'T KNOW IF I MISREAD, BUT I BELIEVE THE TRAFFIC IMPACT STUDY IS BASED ON THE
NUMBER OF UNITS, THE 270, WHICH IS DIFFERENT. I MEAN, I, I WOULD,
I WOULD JUST BE INTERESTED IN KNOWING IF THAT TRAFFIC IMPACT STUDY COULD BE DONE BASED ON THE NUMBER OF BEDROOMS,
BECAUSE I THINK IT'S REASONABLE TO ASSUME THAT A LOT OF THOSE BEDROOMS, YOU KNOW, SINGLE OCCUPANT WITH A VEHICLE. YEAH. 
          NO, I THINK WE'LL HAVE THE APPLICANT FOLLOW UP WITH THEIR CONSULTANT ON,
YOU KNOW, WHAT THEY TOOK INTO ACCOUNT HERE. 
          TRAFFIC STUDIES ARE ARE. YOU KNOW, THE TRAFFIC ENGINEERS ARE PRETTY STRAIGHT LACED AND
STRAIGHTFORWARD KIND OF KIND OF GUYS. 
          AND THEY THE THE IT TRIP GENERATION MANUAL LAYS OUT A VERY SPECIFIC PROCESS,
GENERALLY WITH VERY SPECIFIC NUMBERS. 
          AND SO, YOU KNOW, TALKING ABOUT I THINK GETTING SOME BACKGROUND FROM THEM,
THE ENGINEERS IN THIS CASE ON WHAT THE INPUTS WERE, TO YOUR POINT MIGHT HELP US UNDERSTAND A LITTLE MORE. 
          I THINK AGAIN, THOUGH, THE KEY BEING FROM OUR PERSPECTIVE,
GIVEN THAT IT'S NOT CONNECTING TO THE NEIGHBORHOOD, WHAT WE'RE TALKING ABOUT IS REALLY THE HAGEDORN AND HANA INTERSECTION. 
          WHICH I HAVE A PERSONAL INTEREST IN, BUT NOT EVERYONE ELSE. 
          COMMISSIONER MCCONNELL I ASSUME IT'S ABOUT TRAFFIC,
THE WEEDS OF THE IT MANUAL. 
          YEAH. IS THERE A CATEGORY SPECIFIC TO STUDENTS WHO MAY VERY WELL BRING A CAR TO CAMPUS,
BUT MAY MAKE ALL OF THEIR COMMUTE TRIPS BY SOME OTHER MODE. DO NOT KNOW HOW TO FOLLOW. WE'RE GOING TO FOLLOW UP ON THAT. 
          I DECIDED NOT TO BECOME A TRAFFIC PLANNER. IT'S GOING TO BE A TRAFFIC STUDY QUESTION WHEN
COMMISSIONER MCCONNELL WAS PREPARED FOR ME. I HAVE A PIE IN THE SKY QUESTION COMMISSIONER BROOKS. 
          SO THE PATH THAT THE TOWNSHIP JUST COMPLETED IS JUST ACROSS THE RAILROAD TRACKS TO THE
NORTH THERE. 
          CORRECT. AND THERE'S GOING TO BE ALL THERE'S NOT GOING TO BE THERE IS THE POTENTIAL THAT
ALL OF THESE PEOPLE COULD LIVE THERE. 
          IS THERE ANY POSSIBILITY OF A CONNECTION POINT? I WILL NEVER SAY NEVER, BUT I WILL TELL YOU THAT CROSSING THE RAILROAD TRACKS IS A
DAUNTING TASK. 
          YEAH, THAT'S WHAT I SUSPECTED. MORE DAUNTING THAN THE RIVER? YEAH, MORE DAUNTING THAN THE MANEUVER. AND I WOULD SAY,
BECAUSE, YOU KNOW, WE PRETTY REGULARLY GET POLICE CALLS ABOUT PEOPLE TAKING THEIR LIVES ON THE TRACKS. AND SO PUSHING ANY ADDITIONAL PEDESTRIAN TRAFFIC
THAT WAY IS GENERALLY NOT REGARDED AS A GOOD IDEA. HOWEVER, THERE HAS BEEN DISCUSSION ABOUT THE REPLACEMENT OF THAT TRESTLE. 
          ABSOLUTELY. AND THAT'S THE THE KEY THAT CAUSES THOSE LOGJAMS. IF YOU BUILT THAT TRUST SLIGHTLY DIFFERENTLY,
YOU MIGHT HAVE AN OPPORTUNITY TO DO SOMETHING THERE. 
          CORRECT. IT'S SAFE. WHAT'S THE I DON'T THE TRESTLE THE RAILROAD TRACK OVER THE RIVER. 
          SORT OF AT THE END OF. IT'S ROUGHLY AT THE END OF DORN AVENUE. 
          OH, YEAH. YEAH. LONG TERM, THAT'S THE THE BIG PLAY. 
          BUT THAT INVOLVES THE RAILROADS AND THAT'S A THAT'S A STICKY WICKET IN AND OF ITSELF. 
          OH, NO. WE JUST BUILT A BRIDGE OVER THE RIVER TO THE MUSIC SCHOOL,
SO. 
          OH, IT'S NOT UNDOABLE. AND AS THE AS THE OR THE. 
          AND THAT'S THE LODGES OF EAST LANSING AND THAT'S OWNED BY THE SAME COMPANY. 
          IT'S NOT OWNED BY THE SAME COMPANY ANYMORE. BUT IT THEY BUILT IT INITIALLY. 
          WELL. THERE'S A LOT OF RESIDENTS AT THAT INTERSECTION RIGHT IN THAT AREA THAT GO TO
GROCERY STORES 
          [01:55:01]
ALONG THAT PATH. AND WE HAVE A LOT OF TRAFFIC ON GRAND RIVER,
WHICH ALSO CREATES ITS OWN HAZARDS. 
          SO ANYWAYS, JUST A THOUGHT. OTHERS. ONE, ONE. 
          YOU KNOW, ONE OF THE RESIDENTS. THIS IS PROBABLY FOR THE DEVELOPERS,
BUT I'M JUST CURIOUS. 
          DO YOU HAVE TO BE A STUDENT TO LIVE IN THESE? YEAH, SO I WOULD, REGARDLESS OF WHAT JOHN'S GETTING READY TO SAY. 
          NO, BECAUSE FAIR HOUSING LAWS DO NOT ALLOW THEM TO DISCRIMINATE BASED ON. 
          I JUST WANTED TO WHO THE PERSON IS. CORRECT. ALL RIGHT. 
          FOR THE RECORD. FOR THE RECORD, YES. ALL RIGHT. 
          WITH THAT, I HAVE BUTCHERED PROCEDURE HERE. SO. 
          SO WE'VE YOU'VE DONE WHAT YOU NEEDED TO DO TONIGHT IN TERMS OF PROCEDURE. 
          YOU OPEN AND CLOSE THE PUBLIC HEARING. WHAT WE'LL DO IS WE WILL FOLLOW UP ON THE ITEMS
THAT WE NEED TO FOLLOW UP ON. 
          THE APPLICANT HAS SOME FOLLOW UP ITEMS TO DO,
AND WE WILL BE BACK IN FRONT OF YOU PROBABLY IN TWO WEEKS. 
          THANK YOU VERY MUCH. THANK YOU. DIRECTOR SCHMITT. THANK YOU TO MEMBERS OF THE PUBLIC AND
TO THE CAPSTONE COMPANIES. 
          SO I WILL NOTE HERE WE HAVE NOTHING UNDER EIGHT. 
          UNFINISHED BUSINESS. WE HAVE NOTHING UNDER NINE. 
          UNDER OTHER BUSINESS. WE HAVE TEN REPORTS AND ANNOUNCEMENTS. 
          TOWNSHIP BOARD UPDATE. SO BRIEFLY FROM THE TOWNSHIP BOARD UPDATE PERSPECTIVE WE HAVE AFTER
A SOMEWHAT. 
          [10.A. Township Board update ]
BRIEF ABSENCE, THE CENTRAL PARK PROJECT WAS BACK IN FRONT OF THE TOWNSHIP BOARD FOR
DISCUSSION AT THEIR FEBRUARY 17TH MEETING. 
          THERE WAS A LOT OF BACK AND FORTH WITH THE DEVELOPMENT GROUP REGARDING POTENTIAL
REDUCTIONS IN DENSITY, POTENTIAL CHANGES IN BUILDING. THEY ARE WORKING ON POTENTIAL REVISIONS. 
          I'M NOT FULLY IN THE LOOP ON THAT. THEY'RE TRYING TO FIGURE IT OUT. 
          THEY'VE PUT THEY'VE PUT OUT AND IF YOU READ THE PACKET THEY PUT OUT THAT,
YOU KNOW, HERE'S THE FINANCIAL CONSTRAINTS. 
          IF WE GO DOWN THAT FAR, IT'S PROBABLY NOT GOING TO WORK,
SO THEY'RE TRYING TO FIGURE OUT IF THEY CAN MAKE IT WORK. 
          THAT'S THE MAIN THING THAT THE THE BOARD HAS HAD SO FAR THIS YEAR FROM THE,
FROM THE PLANNING COMMISSION. 
          I WILL ALSO JUST POINT OUT THAT THEY DID HAVE THE THE BOARD COMMISSION MEETING EARLIER IN
FEBRUARY, I BELIEVE THAT YOU WERE WELL REPRESENTED BY COMMISSIONER NAM. 
          AND LASTLY, I WILL POINT OUT TWO THINGS FROM EARLIER IN THE MONTH THAT YOU MAY HAVE
PREVIOUSLY TALKED ABOUT, BUT I JUST WANT TO TO HIGHLIGHT ONE THAT THE VILLAGE OF OKEMOS BROWNFIELD PLAN WAS
TERMINATED. 
          THIS IS A PROCEDURAL STEP THAT NEEDED TO HAPPEN BECAUSE THE PLAN WAS TECHNICALLY STILL IN
PLACE FOR ESSENTIALLY TWO VERSIONS OF THE PROJECT AGO, IT WAS ALWAYS GOING TO HAVE TO BE UPDATED OR TERMINATED. 
          SO ESSENTIALLY PUTS US AT A CLEAN SLATE FOR FUTURE PLANNING ON THE SITE. 
          AND THEN THE BOARD DID ULTIMATELY APPROVE A RESOLUTION OPPOSING THE ITC. 
          SABINE LAKE TO ONEIDA CORRIDOR WITHIN THE TOWNSHIP. 
          IF YOU FOLLOW THAT AT ALL AND LOOK AT THE VERSION OF THAT ROUTE THAT'S IN THE TOWNSHIP,
IT CUTS THROUGH THE SUBDIVISION. 
          IT CUTS THROUGH SEVERAL PARKS. IT'S NOT AN IDEAL SCENARIO. 
          AND OF THE I BELIEVE THERE'S 64 POSSIBLE ROUTES. 
          I'LL JUMP OUT ON A LIMB AND SAY IT'S THE WORST ONE. 
          OTHERS MAY DISAGREE, BUT SO WE ARE ON THE RECORD AS BEING OPPOSED TO THAT. 
          THERE'S CERTAINLY A LOT OF DISCUSSION STILL OCCURRING. 
          AND CERTAINLY OUR SOME OF OUR NEIGHBORS IN WILLIAMSON THAT HAVE A OKEMOS MAILING ADDRESS
WANT US TO BE A LITTLE MORE FORCEFUL ABOUT THEIR VERSION, BUT THAT'S TO THE WILLIAMSTOWN TOWNSHIP BOARD TO ESTABLISH THEIR THEIR POSITION ON THAT. 
          AND SO THERE'S MUCH MORE TO COME ON THAT I SEE IT'S VERY EARLY IN THE PROCESS. 
          WE'VE NOT GOTTEN ANY SPECIAL INSIDE INFORMATION OTHER THAN TO TELL YOU THAT WOULD BE ONE
OF THE WORST PATHS THEY COULD TAKE, JUST BECAUSE THERE'S A LOT OF LITIGATION POTENTIAL GOING THROUGH $1 MILLION NEIGHBORHOOD
SUBDIVISION. 
          SO THAT'S REALLY ALL I HAVE TO UPDATE YOU ON. 
          THANK YOU. DIRECTOR SCHMITT LIAISON REPORTS. SO FROM THE ZBA THE 
          [10.B. Liaison reports ]
CHAIR OF THE ZBA SUGGESTED THAT WE MIGHT CONSIDER LOOKING INTO THE SIGNING ORDINANCE. 
          THERE'S BEEN A NUMBER OF VARIANCES REQUESTED WITH RESPECT TO SIGNAGE. 
          SO AT OUR LAST MEETING, WE HAD A REQUEST FOR A SIGN FOR THE THE PLAZA THAT INCLUDES,
LIKE, THE LOCAL EPICUREAN AND CRUMBLE. AND OVER THERE THERE WAS SOME DISCUSSION ABOUT WHETHER OR
NOT SIGNAGE SHOULD BE REFLECTIVE OF THE NUMBER OF TENANTS OR THINGS LIKE 
          [02:00:07]
TENANTS OR SOMETHING. SO IT WAS JUST A SUGGESTION THAT PERHAPS THE PLANNING COMMISSION
MIGHT WANT TO LOOK INTO THE NUMBER OF VARIANCES AND WHETHER OR NOT THAT SHOULD BE LOOKED AT. AND I KNOW IT'S DIRECTOR SCHMITT BABY,
TOO. SO I'M NOT SAYING THAT THERE'S NECESSARILY ANYTHING WRONG WITH SOCIETY, BUT IT'S SOMETHING THAT WE MIGHT WANT TO LOOK INTO,
ESPECIALLY IF MORE VARIANCES COME IN WITH REGARD TO IT. 
          YEAH, WE'RE GOING TO PULL SOME DATA. MY MY ZBA EXPERT IS ON A WELL-DESERVED VACATION THIS
WEEK. 
          BUT ONCE HE'S BACK, WE'LL PULL SOME DATA AND PROVIDE IT TO THE PLANNING COMMISSION FOR A
FUTURE MEETING FOR DISCUSSION. 
          ALL RIGHT. ANY MORE LIAISON UPDATES? PROJECT UPDATES,
I BELIEVE, APPEAR USUALLY ON THE LAST PAGE OF THE PACKET. THERE IS A REPORT IN THERE. THERE ARE NO CHANGES FROM LAST MONTH. 
          AND I FINALLY GET TO TALK TO THEM. THEY CAN PLAN A TURKEY AND PUBLIC REMARKS. 
          I WILL NOTE THERE IS NO PUBLIC AT THIS POINT. 
          COMMISSIONER COMMENTS. I'M JUST GOING TO MAKE A QUICK ONE. 
          [13. COMMISSIONER COMMENTS ]
SINCE DIRECTOR SCHMITT YOU HAVEN'T BEEN HERE IN A WHILE. I WANT TO POSE MY IDEA OF HAVING
A LIBRARY. 
          A LOCAL LIBRARY AS THE ANCHOR TENANT OF THE NEW OKEMOS VILLAGE PROJECT. 
          JUST THROWING THAT OUT THERE. I THINK THAT AND A A A UPDATE OF OUR LIBRARIES IN THIS TOWNSHIP AS WELL. WELL DO AND DESERVE. 
          YEAH. OKAY. BUT I HAVE NO INSIDE INFORMATION. 
          SO THAT IMPLIES NOTHING OTHER THAN WE'VE GOT GREAT LIBRARIES AND I WANT TO SEE THEM EVEN
BETTER. 
          FOR THE COMMISSIONER ECOMMENTS. SEEING THAT I WILL ENTERTAIN A MOTION TO ADJOURN. 
          SO MOVED. COMMISSIONER BROOKS, SECOND BY VICE CHAIR. 
          ALL IN FAVOR? AYE, AYE. THANK YOU ALL VERY MUCH. 
          THANK YOU.
* This transcript was compiled from uncorrected Closed Captioning.