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From YouTube: 10-25-2021 Planning Commission
Description
10-25-2021 Planning Commission
B
D
E
D
E
B
B
B
C
Then
the
proposed
edition
states
parking
minor
administrative
revisions,
what
an
increased
residential
residential
density
of
15
units
to
40
units
per
acre
and
only
minor
administrative
revisions
to
parking
welcome
to
gridlock
city.
With
our
current
parking
situation,
anything
less
than
two
spaces
per
unit
is
going
to
be
very
problematic.
C
Parking
requirements
need
to
be
stated
and
in
the
long
run,
are
probably
more
important
than
height
use.
The
use
of
a
building
is
a
very
minor
consideration
under
form-based
codes.
While
it
is
a
major
consideration
under
current
zoning
regulations,
this
can
lead
to
incompatible
uses
adjacent
to
each
other
senior
housing.
Next
to
a
music
venue,
child
care
next
to
a
medical
marijuana
store
who
decides
if
uses
are
compatible?
C
C
I
think
that
there
should
be
a
review
committee
to
approve
the
form
of
a
building
under
the
new
codes,
if
only
one
person
is
approving
what
a
developer
submits,
it
could
lead
to
outside
influence.
And,
finally,
I
think
two
of
the
proposed
zones
should
be
modified.
The
flex
commercial
zone
contains
the
same
zoning
that
required
our
backwards,
7-11
to
be
built
as
it
is,
and
the
maker
zone
allows
multi-family,
multi-family
residential
to
be
adjacent
to
light
industrial
buildings
having
spent
36
years
working
in
commercial,
real
estate
development.
C
I
know
that
residential
and
industrial
never
work
well
together.
Please
remember
remember
that
these
new
codes
do
not
just
apply
to
vacant
parcels.
They
apply
to
all
the
property
in
each
zone.
Buildings
will
be
demolished
and
new
construction
based
on
our
new
codes
will
take
place
again.
Be
very
careful
that
you
know
exactly
what
you
are
approving.
Thank
you.
A
C
B
E
E
And
the
first
part
was
the
master
plan
that
was
pres
given
to
everyone
through
a
community
week-long
charette.
We
did
a
bunch
of
community
meetings
and
a
lot
of
discussion
on
what
was
to
be
in
the
master
plan.
We
expanded
on
some
of
the
previous
planning
works
that
we
previously
had
done
and
out
of
that
whole
project.
There
were
five
big
ideas
that
were
developed:
they
are
making
the
downtown
a
vibrant
and
attractive
place
celebrating
charlotte
harbor
and
welcoming
boating,
diversifying
housing
types
fully
embracing
walking
and
biking
and
to
encourage
strategic
commercial
development.
E
Part
two
of
the
project
was
comp
plan
changes.
The
city
has
the
state
mandated
comprehensive
plan
that
is
updated
every
seven
five
to
seven
years
and
as
part
of
this
plan
of
as
part
of
a
project
that
came
out
of
the
master
plan,
we
wanted
to
update
those
elements
that
needed
updating
to
mesh
with
the
master
plan
and
have
both
of
them
work
together.
E
The
master
plan,
man,
I'm
sorry.
The
comprehensive
plan
manages
all
of
the
growth
in
the
city
and
it
helps
provide
the
services
that
are
needed
in
the
in
the
future.
As
we
move
forward,
it
helps
council,
have
a
policy,
have
the
policies
in
place
that
they
need.
As
we
move
forward
on
that
there
were
project
milestones.
We
had
technical
workshops
between
april,
8th
and
9th
the
dates
and
the
analysis.
The
data
and
analysis
of
five
of
the
comprehensive
plan
elements
were
updated
and
the
draft
comp
plan.
E
G
So
in
order
to
talk
about
how
the
new
code
will
regulate
building
height,
it's
important
to
understand
how
the
current
code
regulates,
building
height
building
height
is
measured.
Area
is
limited
in
each
zoning
classification.
Those
limitations
in
the
area
of
interest
are
between
35
and
60
feet.
We
measure
building
height
from
base
flood
elevation.
So
if
you
were
from
you
know
here
instead
of
my
feet
at
the
ground
level,
and
the
purpose
for
that
is
we
don't
want
to
penalize
property
owners
for
for
developing
their
properties
in
the
most
flood
resilient
manner
possible.
G
So
the
example
that
you
see
on
the
slide
here
is
the
medical
office
building
at
bay
front
center.
It
is
65
feet
in
overall
height
that
is
taken
from
its
development
plans
back
in
o5
that
were
approved
about
four
feet
of
that
is
below
base
flood
elevation.
So
we
don't
count
that
as
part
of
the
building
height
and
about
eight
feet
is
exclusionary.
G
This
building,
just
as
a
side
note,
was
approved
for
this
building
height,
based
on
a
variance
application,
I'm
not
quite
sure
how
they
arrived
at
that
decision
to
take
it
through
the
variance
process,
but
that
was
done
and
that
post-hurricane
charlie
put
it
back
together
a
period
of
time.
So
it
was
decided
by
management
and
by
the
the
city's
legal
counsel
at
that
time,
that
that
was
the
most
expedient
way
to
to
achieve
those
results.
G
There
is
one
new
zoning
or
one
new
regulating
district
that
is
proposed
to
be
added
in
the
new
code,
so
that
does
have
a
new
number
to
it,
but
otherwise
all
the
numbers
match.
We
said
the
existing
building
heights
are
the
proposed
base
building
heights
in
the
new
code.
So
if
you
come
along
and
you
want
to
build
something-
it's
really
not
going
to
change.
G
Now,
where
we
do
get
a
difference
where
we
do
exceed
is
in
the
proposed
community
benefit
program,
which
is
part
of
the
code
parameters.
Now
I'm
gonna
make
this
a
little
bit
simpler.
By
going
to
this
slide
the
areas
that
are
colored
on
the
map
there.
Those
are
the
specific
areas
where
the
community
benefits
program
is
outside
of
those
four
areas.
G
So
that's
where
the
additional
building
height
comes
from.
Those
building
heights,
though,
are
really
based
on
those
bonus.
The
community
benefit
building
heights
are
really
based
on
things
that
are
already
in
the
existing
code
and
in
the
existing
environment
so
real
quickly.
I
want
to
show
you
two
of
the
tallest
buildings
in
the
city
of
pontogorda.
G
We
have
the
justice
center,
which
was
approved
by
planned
development
back
in
1999,
and
that
building
is
approximately
116
feet
in
overall
building
height
six
feet.
Of
that
approximately
is
below
base
flood
elevation
76
feet
of
that
building
height
is
what
we
would
consider
under
the
current
code,
the
building
height
and
then
40
feet
of
that
is
exclusionary,
because
it's
that
non-habitable
tower
feature
as
an
architectural
element.
Again,
this
was
pr
approved
by
planned
development.
At
the
time
for
the
zoning
classification,
the
maximum
height
was
50
feet.
G
The
second
tallest
building
in
the
city
of
puna
gorda
goes
all
the
way
back
to
1975.,
and
that
is
palacio
del
sol
and
pongorda
isles,
which
is
outside
of
the
area
that
we're
talking
about
for
this
update.
But
it
is
the
second
tallest
building
in
the
city.
At
the
time
the
building
height
was
limited
to
40
feet.
That
building
is
full
85
feet
and
overall
height
of
that
68
feet
is
what
we
would
consider
measurable,
building
height
way
back
in
1975.
G
There
was
a
special
provision
in
the
code
that
allowed
a
sort
of
one-page
application
to
city
council
whereby
they
could
approve
additional
building
height,
above
that
40-foot
limitation
and
that's
the
process
that
was
used
in
1975
to
approve
this
building.
So
there's
no
special
developer
deals.
Everybody
got
approved
in
a
public
forum
for
these
for
these
developments.
G
Are
outside
the
downtown
course
spring
hill
suites,
the
four
points
wyvern
all
of
those
buildings
are
between
65
and
70
feet
in
overall
height,
so
at
ground
level.
It
would
be
hard
for
you
or
I
to
tell
the
difference
between
65
and
80
feet
other
than
maybe
being
able
to
count
one
more
for
a
habitable
space.
Yeah.
C
G
That's
been
an
open
question
during
this
entire
process.
Actually
going
back
before
we
started
this
planning
process
when
the
spring
hill
suites
was
approved,
for
nine
foot
of
additional
building
height
city
council
directed
staff,
to
look
at
specifically
the
downtown
core,
the
city
center
zoning
classification
and
determine
what
was
appropriate
for
building
heights
the
product
of
that
nearly
a
year
and
a
half
worth
of
discussions
was
direction
to
proceed
with
an
entire
citywide
master
plan
because
we
needed
to
better
understand
what
the
community
wanted.
Okay,
so
the
answer.
C
G
G
So
the
existing
building
height
allowances
in
our
code
are
really
the
floor.
We
can't
change
that.
We
can't
make
it
lower
than
it
is
without
risking
individual
property
owners
taking
legal
action
against
the
city,
so
that's
the
floor,
and
we
know
that
there
are
goals
that
the
city
wants
has
expressed
that
they
wanted
to
achieve
through
this
entire
planning
process
like
additional
public
space
or
voting
amenities
or
infrastructure
funding
or
economic
development
or
cultural
institutions.
G
So
those
types
of
things
in
order
to
have
a
a
reasonable
trade-off
for
a
developer
to
provide
those
you
need
to
provide
enough
height
enough
stuff
enough
additional
allowance
for
them
to
say
yeah,
that's
a
good
trade-off.
I
will
give
you
the
stuff
you
want.
If
you
give
me
the
stuff
that
I
need
to
make
my
project
work.
B
G
We
know
from
the
council
discussions
that
there
is
some
desire
to
have
variation
in
the
skyline,
so
it's
possible
that
sort
of
the
architectural
elements
like
the
tower
of
the
justice
center
may
be
desirable.
So
there
needs
to
be
some
way
to
permit
those,
but
we
don't
want
anybody,
thinking
that
you
could
build
habitable
space,
the
full
building
to
that
height.
G
So
there
there's
a
break
point
there:
a
fine
line
or
a
bright
line,
rather
not
a
fine
line,
a
bright
line
between
what
is
useful
for
a
developer
in
terms
of
leasable
or
sellable
square
footage
space
in
a
building
and
what
is
an
embellishment
to
their
building,
to
make
it
more
attractive
or
more
functional.
Just
from
the
standpoint
of
an
elevator
tower.
G
G
B
B
G
C
G
Certainly,
we
can
clarify
that
that
in
the
presentations
to
ensure
that
it
is
more
clearly
understood
as
it
exists
right
now,
the
proposed
building
height
is
equivalent
to
what
we
show
as
building
height
in
the
the
rest
of
the
slides
in
the
presentation.
So
we
would
continue
to
not
penalize
people
for
meeting
flood
resilience,
standards
that
are
required
by
florida
building
code
and
fema
regulations
so
that
that
part
is
sacrosanct.
G
C
G
They
said
that
they
would
feel
much
more
comfortable
having
the
flexibility
of
going
to
100
foot
in
building
height,
because
that's
more
or
less
typical
for
their
patient
towers
and
similarly
sized
communities
elsewhere
and
we're
like
okay.
We
don't
think
we
can
get
that
far
in
the
discussions
with
council
and
planning
commission
back.
In
that
time,
we
landed
on
60
because
that's
more
or
less
what
they
had
permitted
for
the
the
medical
office
building.
B
G
G
G
B
G
B
A
F
C
A
C
G
E
So
if
we're
looking
at
the
commit
the
community
benefits
program
again,
it
is
to
have
the
developer,
maybe
give
back
to
the
community.
Some
additional
items
as
mitchell
was
talking
about
the
park
space,
possibly
and,
and
a
variety
of
other
things
that
we'll
get
into
so
again.
The
reason
for
this
program
for
all
of
the
changes
in
the
form
based
codes,
is
to
ensure
that
predictable
outcome.
We
want
people
to
realize
that
you're
going
to
get
pretty
much
what
the
developer
is
proposing.
E
So,
looking
at
the
program,
it
wasn't
based
on
pie
in
the
sky
items.
We
looked
at
our
comprehensive
plan.
As
I
said
in
the
introduction,
it
was
based
on
previously
planned
projects
and
ideas
we
had
in
in
the
department,
as
well
as
our
comprehensive
plan
and
then
the
land
development
regulations.
We
looked
at
both
of
those
programs
to
see
what
have
we
been
approving
in
the
past
and
how
can
we
make
it
easier
in
the
future?
E
So,
looking
at
the
comp
plan,
we
want
economic
development.
We
want
to
protect
the
historic
resources
and
encourage
that
infill
development
as
well
as
allow
for
those
housing
and
again.
That
is
why
the
height
and
the
density
are
part
of
that
community
benefit
package
and
looking
at
the
land
development
regulations,
we're
going
to
go
into
them
a
little
bit.
Currently,
we
allow
planned
developments,
so
that
requires
a
process
that
has
to
the
applicant
has
to
go
through.
It
could
be
a
four
to
six
month
process.
E
E
It
permits
that
the
plan
development
permits
deviations
from
the
underlining
zoning
code
and
it
does
allow
for
additional
height
in
the
residential
area.
That
would
be
up
to
50
feet
as
well
and
in
the
commercial
area.
It's
allowed
up
to
60
feet,
and
if
council
approves
other
items,
then
those
items
would
be
included
in
in
the
conditions
of
approval.
E
E
E
E
E
E
So,
if
you
look
at
the
the
benefit
program,
there's
a
base
density
and
height
that
is
allowed,
as
mitchell
said
by
right.
It
is
set
by
each
of
the
regulating
districts.
The
tier
2
section
allows
for
the
middle
housing
that
we
need
downtown
to
help
boost
some
of
the
area
and
the
numbers
don't
work.
If
you
don't
have
a
little
bit
more
residential
residential
components
and
then
it
allows
for
different
types
of
building
styles
and
they
are
all
identified
in
the
in
the
code.
E
But
the
crux
of
this
and
those
those
two
items
are
by
right.
The
community
benefit
package
will
allow
an
additional
residential
height
and
bil
and
density,
and
it
requires
the
property
owner
to
meet
pre-defined
requirements.
So
they
just
can't
come
in
and
say
we're
going
to
100
feet
in
the
one
area
and
the
medical
overlay
district.
They
have
to
earn
that
that
extra
40
feet
and
and.
E
Conceptual
yep,
it
is
all
conceptual
it
again
is
only
allowed
in
those
four
areas
that
are
identified
there.
It
is
the
downtown
core,
the
village
center,
the
flex,
commercial
and
the
medical
overlay
district,
and
this
it's
those
key
areas,
and
it
is
a
minimum
of
a
25,
a
20
000
square
foot
lot.
So
anything
under
that
wouldn't
even
be
available.
The
community
benefit
program
would
not
be
available
to
those
smaller
people.
E
And
then
again
it
this
will
help
streamline
the
process.
You
know
you
have
a
four
to
six
month
without
any
issues,
that's
if
a
package
comes
in
perfectly.
So
what
we'd
like
to
do
is
clarify
the
requirements
for
the
property
owners.
Let
them
know
up
front
what
they
are
allowed
to
do,
what
they're
not
allowed
to
do.
It
links
any
allowances
to
the
benefits
that
are
provided.
It's
a
direct
link
there.
It
provides
greater
certainty
for
the
elected
officials,
the
property
owners
and
the
community.
E
E
So
tentatively,
the
program
proposes
this
list
of
categories,
and
that
is
again
looking
back
over
what
we've
done
in
the
past.
These
were
items
that
popped
up.
If
there's
any
you
want
to
be
removed,
or
you
want
to
add
to
the
categories
feel
free
to
make
that
recommendation
and
we'll
we'll
add
it
to
to
the
we'll
add
it
to
the
project
because
they've
not
been
developed.
We
are
still
looking
for
public
comment.
City
council
comment.
Planning,
commission
comment,
business
owner
comments,
so
that
we
can
provide
that
feedback
to
the
council.
F
It
would
seem
to
me
that
an
economic
benefit
analysis
should
say
that
any
benefit
that
they
provide
should
represent
a
substantial
percentage
of
the
total
cost
of
the
development.
In
other
words,
I
don't
want
you
to
put
two
park
benches
in
20
feet
of
roadway
for
a
bicycle
and
think
that
that's
going
to
meet
that
it
should
be
an
economic.
E
F
C
G
E
C
G
C
I,
when
I
looked
up
form-based
code,
there
was
like
a
form-based
code
institute
and
it
referenced
denver
and
miami
and
a
couple
other
cities
as
you
know,
models,
and
is
there
an
opportunity
to
take
what
they've
done
if
we
feel
that
successful
and
model
it?
After
that
I
mean-
or
I
don't
know-
maybe
yes.
G
Sir,
certainly
everything
that
we
do
a
big
portion
sort
of
this
is
inside
baseball,
but
a
big
portion
of
form-based
coding
is
is
what
they
call
calibrating.
You're
calibrating
the
standards
to
the
desire
to
the
context
of
the
community
and
the
desires
of
that
community.
So
context
is
not
just
the
existing
built
environment
like
how
big
of
the
blocks,
how
big
of
the
streets,
but
also
the
social
context
of
the
community.
What
does
the
community
want
or
envision
for
itself?
G
G
G
A
A
G
And
and
basically
what
the
proposal
their
proposal
doesn't
propose
to
make
any
changes
to
our
underlying
parking
regulations.
At
present,
they're
saying
that's,
the
baseline
you're
already
accepted
of
that
as
a
community.
So
we'll
just
go
with
that,
certainly
with
the
proposed
historic
district
parking
program.
G
A
Well
again,
you
know
our
problem
is
that
we
all
have
driveways
it's
the
people
who
are
parking
in
front
of
our
houses,
who
don't
have
driveways,
because
they're
living
in
places
that
don't
have
driveways
right
and-
and
I'm
just
concerned,
that
this
is
going
to
lead
to
more
of
that
kind
of
development
with
people
without
driveways
parking
in
front
of
people's
houses.
Who
do
have
them.
G
A
G
We
know
based
on
the
existing
standards
in
terms
of
building
height
and
residential
density
and
the
proposed
that
the
the
delta,
the
difference
between
the
base,
densities
and
heights
that
are
proposed
and
the
community
benefits
densities
and
heights
that
are
proposed
that
there's
enough
meat
on
the
bone
there
that
a
developer
would
say:
oh
yeah.
Well
I'm
going
to
make
this
substantial
meet
these
criteria
that
the
community
has
set
forth,
so
we're
comfortable
with
that
portion
of
it
and
again
those
benefit
categories
are
based
on
the
planning
that
has
been
done
to
date.
G
F
G
At
present
we
say
that
those
things
as
long
as
those
secondary
requirements
are
clearly
defined,
that
those
approvals
should
be
handled
at
the
staff
level,
because
they're
really
technical
review.
It's
like
okay.
Do
you
meet
this
checklist
of
criteria
or
not?
If
you
do
great,
then
the
actual
public
access
agreement
has
to
be
approved
by
council,
but
that's
accepting
public
access.
C
C
Five
percent
of
20
000
square
feet
is
a
thousand
feet,
so
that's
like
33
by
33,
it's
the
size
of
this
room,
so
we
could
potentially
end
up
with
a
lot
of
little
areas
that
aren't
that
useful
overall
versus
you
know
a
skateboard
park
for
all
the
people
in
that
we
have
a
younger
population.
That's
using
you
know
the
water,
the
water
front,
walkway
for
skateboarding
and
rollerblading,
and
you
know
we
could
do
other
amenities.
I
don't
have
kids,
so
this
isn't
preferential.
C
G
So
so,
and-
and
this
is
where
we
get
into
the
the
devils
and
the
details
in
terms
of
the
design
criteria-
for
that
open
space
requirement,
in
my
mind
as
a
planner,
I'm
looking
this
and
saying:
okay
well
below
a
certain
threshold
size
that
open
space
needs
to
be
setbacks
because
you're
setting
back
the
building,
we
have
very
narrow
public
rights
of
way
in
the
downtown
and
surrounding
areas.
They're
typically
66
feet
wide.
G
So
if
we
get
a
set
back,
we
have
more
pedestrian
space.
We
have
more
space
for
cafe
dining.
We
have
more
space
for
street
trees.
We
have
more
space
for
that
stuff,
so
I'm
really
seeing
in
those
design
criteria
where
we're
addressing
those
concerns
that
we
would
end
up
with
a
bunch
of
useless
spaces,
because
the
last
thing
in
the
world
I
want
as
a
city
planner,
is
a
bunch
of
useless
spaces
that
are
going
to
create
safety
problems
in
the
future.
G
B
To
take
off
on
that,
looking
back
at
the
couple
previous
slides
of
the
potential
benefit
categories
will
city
staff,
for
example,
be
coming
up
with
a
list
a
wish
list?
If
you
will
of
areas
that
would
that
could
be
potential
benefit
categories,
I
mean
significant
categories
or
elements
of
those
categories.
G
G
Additionally,
we
don't
have
firm
council
direction
on
whether
or
not
that
list
of
programs
is
even
appropriate.
There
may
be
things
on
there
that
council
and
or
the
community
or
this
body
says
we
don't
want
to
even
get
into
that.
It's
too
complicated,
it's
too
much.
It's
whatever
eliminate
it,
or
these
are
the
things
that
we
need
to
add
to
this
list,
because
it's
insufficient
within
these
categories.
G
I
can
say
right
off
the
top
that
waterfront
recreation
boating
amenities
and
bicycle
and
pedestrian
infrastructure
and
other
public
infrastructure
that
those
three
categories
are
something
that,
as
staff.
I
think
we
need
to
recommend
that
city
council
approve
those
things
because
we're
not
sure
what
they
want.
I
mean
we
could
base
it
on
our
existing
capital
improvements
program,
but
we
don't
really
put
a
lot
of
projects
that
are
unfunded
in
our
capital
improvements
program,
either
they're
funded
or
they're.
G
B
B
However,
if
a
developer
you
know
comes
in
and
says
you
know,
I
would
offer
this
or
if
we
created.
If
it's
some
kind
of
a
wish
list
were
created
more
than
say
for
a
bicycle
and
pedestrian
infrastructure
more
than
just
plopping,
then
a
couple
of
bike
racks
in
front
of
a
building
yeah,
I
mean
exactly.
It
has
to
be
substance.
F
C
A
I
think
one
of
the
benefits
has
to
be
that
we
can
demonstrate
they
can
make
money.
I
mean
we
just
have
to
assume
that
that's
the
case
and
they're
going
to
have
to
figure
out
how
that
fits
within
their
pro
forma
to
make
the
buildings
work,
because
they're
not
just
going
to
write
us
a
check
for
the
pleasure
or.
F
The
privilege
building
here,
but
the
city
needs
to
do
a
cost-benefit
review
of
the
thing
as
opposed
to
what
what
is
the
benefit
that
we
get
as
a
result
of
the
cost
of
allowing
him
the
developer,
to
increase
the
size
of
the
the
density
of
the
building
and
and
the
ben.
The
cost-benefit
analysis
is:
what's
going
to
be
the
cost
to
the
support
of
the
community
politically
as
well,
because
I
can
tell
you,
if
you
lose,
the
community
support
we're
doomed.
I
mean
this.
The
people
of
the
city
have
to
sign
up
for
this.
F
A
C
G
Yeah
now
those
are
the
two
things
that
have
stalled.
Every
project
is
simply
that
for
the
the
development
costs
for
that
site,
you
know
in
order
to
park
it
in
order
to
to
buy
the
land
in
order
to
build
the
buildings
in
which
you
would
house
the
uses,
there
simply
is
either
or
both
not
enough
building
height
or
not
enough.
Residential
density.
G
It
is
not
an
urban
scale,
residential
density
in
terms
of
the
commercial
entitlement
you're
going
to
get
leases
from
retail
you're
not
going
to
get
leases.
You
cannot
guarantee
leases
for
class
a
office
space
because
if
you
look
at
charlotte
county,
there
is
no
market
for
class
a
office
space.
There
literally
none
exists
outside
of
maybe
two
buildings
in
port
charlotte.
G
A
So
it's
safe
to
assume
that
this
is
never
going
to
happen
unless
there's
much
more
of
a
focus
on
making
it
happen.
Instead
of
trying
to
worry
about
what
we
can
wring
out
of
somebody
for
the
privilege
of
building
here,
instead
of
trying
to
figure
out
to
me,
this
is
the
main
issue
I
mean
this
is
the
problem
we're
trying
to
solve,
not
whether
you
can
have
a
hundred
feet
in
the
medical
overlay
district?
I
mean
it's
all
about
this
and
it
feels
like
we've
made
it
bigger.
G
I
I'm
not
I'm
not
in
the
market
to
buy
the
property.
I've
never
kept
up
with
how
much
they
are
wishing
to
charge
for
it.
I
can
tell
you
that
in
to
that,
when
the
developer,
the
the
city
of
punta
gorda
entered
into
a
developers
agreement
on
that
property
prior
to
hurricane
charley,
in
that
developer's
agreement,
the
city
paid
or
the
cra
paid
two
million
dollars
for
a
66
foot
wide
right
of
way
to
reconnect
red
esplanade.
G
The
city
received
certain
guarantees
in
terms
of
them
meeting
specific
building,
design
and
site
design
criteria,
architectural
standards,
which
were
not
in
the
codes
at
the
time
that
that
developer's
agreement
was
was
agreed
to
so
the
value
of
that
property
has
changed
substantially
over
the
last
20
years
since
that
developers
agreement,
is
it
more
expensive
or
less
expensive
today
than
it
was
20
years
ago?
Honestly,
I
don't
know.
C
G
Certainly
in
terms
of
of
residential
density,
we're
definitely
in
the
ballpark
and
in
terms
of
building
height.
If
you
look
at
the
proposals,
because
there
have
been
at
least
three
proposals
on
that
site
previously
and
looking
at
those
proposals,
the
the
building
heights
that
they
were
envisioning
for
a
you
know,
three
four
five
star
hotel
were
in
that
you
know
80
foot
ballpark.
G
So,
yes,
I
guess
would
be
the
short
answer,
but
so
I
do
have
an
example
here,
which
is
not
city
marketplace,
because
I,
let's,
let's
pull
up
a
real
imaginary
example.
I
have
a
one
acre
project
site
in
the
downtown
core.
This
is
the
existing
parking
lot
of
the
of
the
bank
of
america
building
and
assuming
that
the
current
codes
are
in
place
and
this
all
these
programs
are
in
place.
The
base
development
rates
would
be
25
units,
an
acre
and
a
50-foot
build
50-foot
building
height
with
zero-foot
setbacks.
G
So
if
the
developer
said
okay-
well,
that's
great,
I
can.
I
can
build
a
building
on
that
and
I
did
some
basic
math
here.
What
I'm
proposing
in
terms
of
retail
office,
residential
and
parking?
That's
all
back
of
the
napkin
calculations.
You
can
probably
shoot
holes
in
that
if
you're
better
at
development
than
I
am.
G
G
A
bank
is
going
to
say
you
know,
bank,
making
an
investment
in
this
property
is
going
to
say,
yeah.
Well,
you
gotta
have
enough
parking.
Kids
are
we're
not
going
to
fund
you
as
mr
developer,
so
that
that's
why
that
parking?
Is
there
at
that
rate
more
so
than
what
is
in
our
codes?
Our
codes
are
slightly
different,
a
little
bit
lower
a
little
bit
higher
in
some
locations.
G
So
in
terms
of
the
community
benefit
program,
mr
developer
says
well.
I
really
need
10
points.
I
need
10
points
in
order
to
get
the
things
that
I
need
in
terms
of
building
height
or
residential
density.
In
order
to
make
this
project
pencil
out
in
my
proforma
15
of
the
site
is
6500
square
feet,
the
green
area
on
this
image.
G
G
So
how
would
those?
How
could
those
10
points
be
converted
that
would
be
at
the
developer's
discretion?
One
point
would
equal
either
one
residential
dwelling
per
acre
or
two
feet
in
building
height?
So
if
the
developer
converts
all
10
points
into
dwelling
units,
they
could
have
35
dwelling
units
that
would
reduce
their
available
square
footage
for
office
space
because
they
need
to
put
some
of
those
residents
on
another
floor
consuming
that
previous.
What
was
previously
office
space
so
that
number
goes
down
the
retail
stays
the
same,
because
that's
the
that's
high
value.
G
You
want
to
retain
as
much
of
that
as
possible.
Their
parking
requirement
actually
goes
down
because
they
have
less
office
space,
so
they
have
less
parking
demand
on
that
end,
but
you're
still
too
spaces
per
dwelling
unit,
one
space
per
250
square
feet
of
all
other
uses
and
still
replacing
those
58
feet.
Now.
What
what
does
the
city
get
in
in
these
locations
in
this
location?
In
this
scenario?
G
G
We
can
eliminate
a
bunch
of
driveways
that
currently
exist
on
on
olympia
avenue
by
doing
making
that
move.
The
other
thing,
like
I
said,
is
we
have
exceedingly
narrow,
sidewalk
areas
so
have
a
set
back
along
olympia.
That
setback
provides
the
stage
for
street
trees,
outdoor
dining
additional
space
for
walking
for
people
to
access
those
businesses.
G
C
G
It
is
either
or
in
terms
of
they
could
convert
their
points
once
they
have
them
once
they've
earned
them
by
providing
these
community
benefits
meeting
the
criteria,
they
could
use
them
for
residential
density,
a
or
building
height
b,
or
they
could
use
them
for
c.
They
could
split
them
and
say:
okay.
Well,
I
want
five
additional
dwelling
units
per
acre
and
I
want
10
feet
in
building
height
and
now
I've
got
11
000
square
feet
of
retail.
I've
got
25
000
square
feet
of
office.
I've
got
30
dwelling
units,
I
have
242
parking
spaces.
G
G
G
So
base
flood
elevation
is
set
in
the
flood
regulation
maps
the
the
fema
floodplain
maps
that
are
set
for
the
national
flood
insurance
program.
So
the
number
that
you
see
it'll
say
you
know
ae9,
that's
nine
feet
above
sea
level.
Obviously
the
ground
has
some
elevation.
It
varies
by
sight,
so
the
difference
is
the
street
may
be
at
my
feet
and
base
flood
elevation,
maybe
at
nine
feet
in
this
location.
I
think
nine
feet
would
be
about
here
about
my
waist
a
little
bit
above
my
waist.
C
G
Correct
correct,
certainly
and
there's
also
in
terms
of
commercial
buildings
or
mixed
use
buildings.
If
there's
a
suitable
evacuation
route
for
those
people,
you
can
drive
flood
proof
the
buildings
so
like
sun
loft
center
is
dry
flood
proof
so
that
building
sits
the
first
floor
sits
more
or
less
at
grade
and
there
are
flood
panels
that
can
be
installed.
G
G
Moving
on
so
architecture,
there
was
significant
council
comment
in
regards
to
building
architecture
and
concern
with
how
the
city
was
going
to
be
able
to
regulate
this
effectively,
and
I
can
say
that
currently
we
do
regulate
architecture.
There
are
architectural
provisions
in
the
code,
they're,
not
the
most
precise
things
in
the
world.
G
This
example,
this
is
the
expectation
of
our
current
intent
of
our
code,
where
we
have
a
facade
that
has
a
nice
pattern
of
windows.
It
has
significant
architectural
detailing
on
it.
It
has
entrances
on
the
street
level
and
street
level
windows,
so
they
get
an
active
pedestrian
environment
near
downtown.
G
This
building
also
meets
the
letter
of
the
law
of
our
code.
It
has
a
pattern
of
windows
on
its
facade.
It
has
architectural
detail
which
is
really
hard
to
see
in
this
photograph,
but
there
are
horizontal
score
marks
along
that
that
red
elevation
it
has
entrance
on
the
street
and
it
does
have
street
level
windows.
G
G
G
G
C
G
So
if
you
look
at
here
locally,
probably
the
strongest
one
is
the
village
of
estero
in
south
lee
county,
their
architectural
provisions
are
written
almost
exclusively
for
mediterranean
revival,
so
everything
there
is
mediterranean
revival
now
estero
is
a
community
created
out
of
whole
cloth.
There
was
really
more
or
less
nothing
there
historically,
so
you
can
do
that.
The
context
of
puna
gorda,
which
is
where
you
get
into
a
little
bit
of
complexity,
is
an
eclectic
set
of
architectural
styles.
This
is
not
like
coral
gables
in
in
the
miami
area.
G
There's
a
wide
array,
there's
actually
eight
architectural
styles
that
are
carved
out
in
our
current
historic
resources
document
as
being
historically
significant.
So
everything
from
a
mission
revival,
architectural
style
to
you-
know
neoclassical,
like
the
city
hall
or
the
county
courthouse.
So
that's
where
we
get
into
that.
What
do
you
mean
by
consistency?
Do
we
want
the
buildings
to
interact
with
the
public
realm
of
the
street
in
the
same
way
to
behave
themselves?
G
G
And
and
that's
a
good
question-
and
the
answer
is
that
is
the
intent
of
what
we
are
doing
in
terms
of
the
of
the
land
development
regulation
updates.
So
if
you
look
at
the
current
architectural
style
guidelines,
it
references
a
guideline
document
that
is
outside
of
the
code.
That
is
not
codified,
so
you
have
a
list
of
architectural
styles
and
then
it
says:
go
look
at
this
design.
Guideline
booklet!
Well,
the
design
guideline
booklet
was
written
from
a
perspective
of
historic
preservation,
preserving
existing
structures.
G
It's
not
written
from
a
standpoint
of
providing
architectural
guidance
for
new
construction.
So
it's
really
an
inappropriate
document
to
even
call
out
first
off,
but
second
it
it's
not
codified.
So
it's
really
intensely
difficult
to
regulate
to
those
standards.
If,
if
challenged,
staff
has
to
fall
back
on
the
well,
it's
kind
of
close
enough,
and-
and
this
is
a
failure
of
our
current
regulation-.
G
So
if
we
look
at
other
failures
of
our
current
regulation
is
that
they're
using
text
almost
exclusively
actually
using
text
exclusively
to
describe
the
built
environment
and
text
is
really
imprecise
at
describing
the
visual
world.
We
are
all
familiar
with
the
phrase,
a
picture's
worth
a
thousand
words.
Why?
Because
it's
so
hard
to
describe
something
visual
with
just
words
also
within
our
current
architectural
provisions.
G
There
are
a
lot
of
redundant
references
to
site
design,
site
design
really
needs
to
be
codified
in
you
know
your
building
standards,
and
then
there
are
a
lot
of
standards
that
are
really
open
to
interpretation.
The
one
that
I
pointed
out
here
that
the
the
the
entrance
be
architecturally
and
functionally
designed
on
the
front
side
of
the
building
facing
the
public
street.
G
Well,
the
spring
hill
suites
has
an
entrance
that
is
called
out
with
a
grand
staircase
and
a
an
awning
covering
it
facing
harborside
avenue,
which
is
the
public
street
that
that
building
fronts
on,
unfortunately,
that
primary
public
entrance
is
only
accessible
by
keycard,
and
it's
not
really
the
most
welcoming
or
inviting
entrance
because
of
that.
But
this
is
the
standard
that
I
have
to
apply
as
a
regulator.
G
G
So
the
proposed
architectural
regulations
are
describing
the
built
form
through
text,
with
clear
illustrations
and
visual
guidance
to
demonstrate
what
that
text
is
intended
to
mean
it
is
focused
solely
on
the
building
architecture
and
the
language
is
written
in
such
a
way
and
and
the
visualizations
are
provided
in
such
a
way
to
remove
the
interpretation
factors.
So
my
interpretation
and
your
interpretation
are
less,
are
more
likely
to
be
closer
together
because
of
those
images
that
are
embedded
within
this
code
for
postcode.
G
Additionally,
we
take
the
architectural
styles
and
we
pull
them
out
of
a
dusty
document
that
is
related
to
historic
preservation
and
we
embed
them
in
the
body
of
the
code.
So
we
describe
the
key
features
of
those
architectural
styles
and
we
demonstrate
those
key
features
with
images
and
illustrations
to
clearly
provide
what
the
desired
result
is.
B
B
G
B
G
Yeah
there
there
are
also
some
some
standards
in
the
code
related
to
built
form
which
are
really
talking
about
the
way
the
building
addresses
the
street
in
terms
of
different
facade
types
and
treatments.
So
maybe
there's
some
information
in
there
that'll
be
more
illustrative
of
the
downtown
core
area
and
what
we
intend
in
terms
of
buildings,
building
form
right.
C
G
G
We're
not
we're
not
we're,
not
building
a
development
there
we're
just
proposing
to
percept
ground
rules
for
development
that
may
go
there,
so
we
do
want
to
make
sure
that
those
ground
rules
are
at
least
in
the
right
ballpark,
but
we
don't
have
to
know
for
sure
if
they're
economically
feasible,
we
just
need
to
know
that
they're,
potentially
feasible
and
based
on
the
evidence
and
data
that
we
have
at
present.
They
should
be.
B
G
Of
course,
economically
reasonable,
I
think,
is
the
standard
that
the
the
current
proposal
meets
they're,
they're,
economically
reasonable,
based
on
the
evidence
that
we
have,
but
until
you
get
into
a
situation
where
you
can
hardball
negotiate
with
the
current
property
owner,
you
don't
know
what
the
real
price
of
that
property
is.
Generally
in
commercial
development.
G
You
have
a
list
price,
but
you
may
be
going
after
an
equity
stake
in
the
proposed
development
because
you
want
long-term
income
instead
of
a
short-term
capital
pop
which
may
adversely
affect
your
tax
liability.
So
we
don't
know
what
the
real
numbers
are
and
until
we're
pulling
our
checkbook,
we
won't
know
what
the
real
numbers
are.
B
C
Yeah,
but
we
have
recent
examples:
we
have
the
wyvern
spring
hill
suites.
We
have
the
sheridan,
I
mean
over
the
last
since
charlie
in
the
last
15
years.
We
have
those
densities
and
the
heights
and
we
have
the
liner
building
with
subway
and
all
that
other
the
parking
garage
and
all
that
stuff.
So
we
have
examples
that
we
can
pull
from
and.
C
C
H
I
will
make
it
quick,
lisa,
han
and
zoning
official,
so
implementation.
This
is
about
achieving
our
desired
results,
knowing
what
we're
going
to
get
at
the
end,
because
keep
in
mind
once
everything
gets
through,
nothing
happens
until
it
comes
to
zoning
desks
anyway,
we
have
to
approve
it.
We
have
to
review
it.
So
this
is
what
we're
getting
at
is.
How
are
we
going
to
implement
this?
H
H
Under
the
development
standards,
it
is
focused
on
form.
This
is,
I
think,
I
skipped
a
sorry
yeah.
It
went.
Thank
you
sorry
about
that.
So
these
are
the
current
and
proposed
regulating
districts.
These
are
name
changes
with
only
one
new
regulating
district
added,
so
this
is
name
changes
and
the
primary
purposes
remain
the
same
development
standards.
H
So
there
are
going
to
be
some
changes
throughout
the
code
and
again
parking
and
landscaping
are
minor
administrative
revisions
at
this
time,
meaning
that
for
name
changes
and
the
locations
in
the
code.
When
we
do
cross
reference,
we
have
to
ensure
that
all
these
are
correct.
If
we,
if
we
reference
the
sign
code
in
three
different
sections,
we
need
to
make
sure
we
go
back
to
those
regulating
districts
of
where
that
sign
code
is,
is
referenced
and
we
can
match
up
for
consistency.
H
So
development
standards
it's
going
to
clarify
the
architectural
standards
right
now.
No
visual
guidance,
redundance
references
to
the
site,
design
and
the
standards
are
very
open
to
interpretation.
It
references
as
mitchell
stated
a
guideline
document
that
is
not
even
part
of
the
code.
The
proposed
is
a
clear
description
of
built
form
it's
going
to
illustrate
along
with
text
and
visual
guidance,
and
it
will
focus
on
what
our
building
architecture
is
supposed
to
be,
and
it's
going
to
be
less
open
to
interpretation.
H
It's
going
to
help,
simplify
and
clarify
for
staff
when
we
review
any
type
of
proposed
development,
it's
not
going
to
be
well.
I
think
this
meets
what
this
text
says.
It's
we're
going
to
have
an
example.
We're
going
to
have
tables
we're
going
to
have
graphics
and
we're
going
to
be
able
to
say
yes,
it
does.
No,
it
doesn't
reject
it.
Try
again.
F
Looked
like
an
ibm
punch
card
vertical
other
than
horizontal,
and
my
comment
at
the
time
was:
I
hope
the
building
doesn't
look
like
this,
because
our
concern,
our
our
thing,
was
just
to
the
height.
You
know
to
give
them
the
variance
on
the
height.
I
said
I
hope
the
building
doesn't
look
like
this,
and
I
was
guaranteed
that
the
staff
would
make
sure
that
that
building
would
not
look
like
that.
F
H
H
H
Well,
it
will
be
for
it
will
be
staff
level
review,
but
we're
going
to
have
defined
guidelines
that
we're
going
to
go
and
we're
going
to
be
able
to
see
what
it's
supposed
to
look
like
in
each
regulating
district.
We're
going
to
have
a
variety
of
architectural
styles
that
are
going
to
be
permitted,
but
we're
going
to
know
we're
not
going
to
have
to
sit
there
and
kind
of
scratch
our
head
and
try
to
interpret
text
we're
going
to
see
graphics,
we're
going
to
see
tables.
H
You
know
if
it
has
x,
y
and
z
and
looks
like
this.
Then
it's
going
to
be
able
to
be
approved,
because
when
somebody
comes
in
for
a
single
family
building
a
single
family
structure
in
these
regulating
districts,
where
architectural
provisions
are
required,
not
special
residential
overlay,
but
in
the
more
downtown
area,
that's
all
staff
level
review.
It
doesn't
have
to
go
any
further.
H
C
H
They
stepped
outside
what
then
we
rejected
it.
They
would
have
the
ability
to
appeal
the
administrative
decision,
so
it
would
be
appeal
of
my
decision.
We
have
a
an
example
of
this
happening.
We
have
a
house
that's
on
olympia,
avenue,
that
is
a
mixture
of
two
architectural
styles
and
when
they
came
in
for
permit,
we
had
to
reject
it
because
it
did
not
meet
the
letter
of
the
law
for
the
intent
of
the
code.
They
appealed
my
decision
to
city
council
and
then
council
approved
their
design.
H
H
So,
under
the
community
benefits
program,
as
joan
and
mitchell
have
both
talked
about.
Currently,
it's
public
hearing
process
plan
development
development
agreement.
They
require
that
planning,
commission
and
city
council
for
final
approval
site.
Specific
plans
required
open
space,
medical
overlay.
No
special
approvers
approvals
are
required
based
on
the
additional
height
that
is
currently
base
height
that
is
currently
in
place
in
proposed.
It
is
limited
to
a
key
area.
H
H
D
D
It
will
require
recommendation
and
approval
or
denial
from
this
board,
as
well
as
city
council
approval
at
first
reading
and
city
council
approval
at
adoption.
So
how
do
we
get
there?
Obviously,
city
staff
reviews
the
documents
that
our
consultants
give
us.
They
revise
them.
We
would
then
share
them
with
this
board.
This
board
would
make
their
recommendation.
D
Those
recommendations
go
to
city
council
city
council
then
directs
staff
on
what
to
do
and
the
circle
continues.
So
until
we
are
comfortable
that
both
this
board
and
city
council
are
in
a
position
where
we
think
we
can
finalize
and
actually
adopt
the
form
based
code,
we
won't
move
to
the
public
hearing
requirements.
We
will
continue
with
draft
revisions,
we'll
take
the
recommendations
from
this
board
again
bring
to
city
council
we'll
update
accordingly
and
we're,
assuming
that's
probably
going
to
take
at
least
two
revisions
before
we
could
get
to
a
adoption
stage.
D
So
what
are
the
two
major
revisions
that
we've
already
basically
talked
about?
It
includes
the
regulating
districts,
so
that's
going
to
be
the
first
actual
code
that
you
all
will
get
and
it
will
be
in
a
form
of
what
the
code
will
actually
look
like
that
entire
chapter
three
regulation,
with
the
words
with
the
text
with
the
maps
an
entire
code,
the
entire
section
of
that
code
after
that,
would
then
be
the
architectural
revisions
which
again
is
a
complete
rewrite
of
that
entire
section.
D
D
B
D
So
here's
just
a
quick
project
timeline.
You
know
we
started
the
land
development
portion
of
this
back
in
february,
we've
had
some
public
workshops
in
march.
In
august,
our
consultants
did
a
work
in
draft
in
presentation
in
open
house
of
some
of
these
key
principles
that
we've
talked
about
today,
the
architecturals,
the
community
benefits
and
the
new
regulations.
D
D
Again
it
is
going
to
be
held
on
friday
november
10
10
am
it
is
a
public
workshop
meaning
any
member
of
the
public
can
comment.
However,
city
council
won't
necessarily
be
making
any
decisions
at
that
meeting.
It'll
be
primarily
discussed
in
discussion
and
direction
they'll
net.
There
won't
be
any
formal
action
taken.
D
D
D
D
B
D
D
So
the
purpose
of
the
workshop
is
primarily
so
that
you
get
a
clear
understanding
of
the
topics
that
are
in
there.
That
will
help
make
it
a
lot
easier
once
you
get
the
completed
code
and
it
would
be
at
that
meeting
for
you
all
really
to
highlight
and
recommend
what
you
absolutely
cannot
be
in
that
or
what
you
say.
D
Yes,
we
have
to
have
this
those
types
of
things,
but
I
think
it
would
have
been
difficult
without
to
give
you
that
document
without
knowing
all
of
the
back
history
of
it,
because
it
is
a
pretty
technical
document.
So
I
think
most
of
this
will
start
to
come
together.
Once
you
get
that
chapter
three
regulations,
because
then
it
will
really
detail
out
all
of
the
maps
that
you've
seen
all
the
regulating
districts.
D
All
of
those
types
of
things
what's
permitted
by
right,
what's
permitted
uses
with
the
architectural
standards,
you
know,
there's
there's
a
set
of
you
know
in
essence.
You
know
I
want
to
build
here,
and
here
are
my
five
pictures
I
can
pick
from
so
again
as
far
as
you
know,
making
sure
that
the
community
gets
what
they
want
to
see.
D
Everybody
knows
that
they
can
pick
one
of
those
five
things,
and
you
know
that
in
my
neighborhood
they
can
only
build
one
of
these
five
styles,
so
that
predictability
is
what's
going
to
hopefully
have
the
community
have
the
confidence
to
say
I
know
what's
going
to
be
built
in
my
neighborhood,
I
know
it's
going
to
be
built
downtown
opposed
to
now.
You
would
have
to
you
know
everybody
could
read
the
code,
but
what
you
interpret
in
your
mind
could
be
different
than
the
next
person.
D
A
D
I'm
not
a
planner,
so
if
I
can
understand
it,
then-
and
it's
taken
a
while
to
understand,
what's
going
on
not
having
a
plan
and
background
in
the
least,
so
that's
why
we're
trying
to
make
sure
that
it
is
coming
across
clearly
and
and
having
smaller.
You
know
again.
Pieces
at
a
time
is
easier
to
digest
than
if
we
just
gave
you
the
whole
code
and
said
okay
here
it
is.
B
B
It's
the
putting
the
you
know
the
meat
on
the
bone
for
those
concepts
where
it's
understandable
and
someone
can
relate
directly
to
it,
instead
of
just
at
a
at
a
conceptual
level,
great
concepts
in
here.
So
I'm
looking
forward
to
seeing
chapters
three
and
seven
but
you're
you're
on
the
right
path.
As
far
as
my
recommendations
are
personal
opinion
is
concerned.
On
this
okay,
I
mean
you've
gotten
some
good
feedback.
There's.
C
B
A
Harvey
the
only
thing
I
would
say
is
having
gone
to
enough
of
these
meetings
and
watched
enough
of
the
youtube
replays
it's
going
to
come
down
to
visualization
I
mean
you
hit
the
nail
on
the
head
before
everybody.
I
mean
it's,
it's
unfair,
but
everybody
wants
the
staff
to
tell
them
what
would
it
look
like
right
if
somebody
built
on
city
marketplace,
which
I
think
is
an
impossible
goal
to
satisfy,
but
that's
what
and
it
will
be
said
again.
I
predict
at
that
november
19th
meeting
that
will
come
up
again.