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From YouTube: Planning Commission 09-27-2021
Description
Planning Commission 09-27-2021
A
B
A
A
A
A
The
the
agenda
item
today
includes
a
quasi-judicial
public
hearing
I'll
take
a
few
minutes
to
explain
what
that
means
in
just
a
moment,
but
it
is
an
official
hearing
and
it's
conducted
as
a
as
it
would
normally
be
in
a
court
of
law
so
that
anyone
in
the
audience
who
intends
to
make
comment
on
in
on
that
public
hearing
please
stand
and
the
city
clerk
will
swear
you
in.
C
All
right,
as
you
said,
even
if
you
think
you
might
comment
if
you
want
to
stand
up
and
yes
every
anyone,
that's
intending
to
speak
on
the
item
today.
If
you
want
to
stand
up
and
raise
your
right
hand,
do
you
solemnly
swear
or
affirm
to
tell
the
truth,
the
whole
truth
and
nothing
but
the
truth
in
today's
proceedings,
right
when
you're
ready
to
speak
step
to
the
podium
state,
your
name
and
indicate
you've
been
sworn.
Thank
you.
A
Hearing
none
we'll
we'll
move
on
to
our
agenda.
A
B
A
Moved
in
second
any
comments
or
questions
changes
to
the
minutes.
A
In
that
case,
we'll
call
the
question
I'll
in
favor
of
approval,
say:
aye
aye,
jose,
nay.
The
minutes
are
proved
unanimously.
A
We
have
a
quasi-judicial
public
hearing
on
the
agenda
as
it
as
we
stated
it's
it's
handled,
just
as
it
would
be
in
a
court
of
law
where
the
city
in
the
form
of
lisa
hannon,
the
city
staff,
will
present
the
case
or
the
application
provided
by
the
applicant
after
that,
the
applicant,
if
the
applicant
wishes
to
provide
testimony
or
reinforce
the
case
or
present
it
to
the
planning
commission
here,
the
applicant
will
do
that
following
those
two
presentations.
A
A
A
A
All
evidence
of
a
type
commonly
relied
upon
by
reasonable,
prudent
persons
and
the
conduct
of
their
affairs
shall
be
admissible.
Whether
or
not
such
evidence
would
be
admissible
in
a
court
of
law
in
florida
irrelevant
immaterial.
Harassment,
defamatory
or
unduly
repetitive
evidence
shall
be
excluded.
A
A
Excuse
me,
and
one
commercial
lot
in
order
to
create
a
subdivision
called
jamaica
way
subdivision
for
the
property
at
1700
in
jamaica,
away
from
the
corner.
Florida
more
particularly
described
in
exhibit
a
attached
to
this
resolution
now
authorizing
the
mayor
and
the
city
court
to
execute
the
plaid
authorizing
the
city
clerk
to
forward
this
resolution
and
the
original
final
plot
to
the
circuit
court,
clerk
for
recording
at
the
applicant's
expense
and
providing
for
an
effective
date.
E
Good
afternoon
lisa
hannon
zoning
official
and
I
have
been
sworn
I'd
like
to
enter
our
staff
report
into
the
record
by
reference
in
its
entirety.
So
this
application
is
for
a
subdivision
at
1700
jamaica
way.
It
is
to
take
a
plot
of
land
and
turn
it
into
five
single-family
lots
and
one
commercial
lot.
It
is
considered
a
minor
subdivision.
E
This
originally
housed
a
12-unit
condominium
development,
which
was
damaged
by
hurricane
charlie
and
demolished
in
2005..
I'd
like
to
go
over
some
of
our
findings,
so
finding
number
one
again.
The
request
is
to
subdivide
into
five
single
family
lots
and
one
commercial
lot.
This
is
in
accordance
with
chapter
20a
of
the
puna
gorda
code,
section
20a-21.
E
E
It
has
street
access
on
jamaica
way,
which
is
an
existing
platted,
improved
streets.
So
no
new
streets
are
required.
Again.
This
used
to
house
a
12
unit
condominium
development
in
2018.
You
may
remember
this
was
rezoned
from
general
multifamily
15
units
per
acre
to
neighborhood
center,
which
would
allow
a
mix
of
uses
of
commercial
and
residential
development.
E
Single-Family
dwelling
units
in
the
neighborhood
center
zoning
district
are
required
to
follow
all
the
development
standards
which
are
outlined
under
the
neighborhood
residential
zoning
district.
So
each
of
the
minimum
required
lot
area
is
3
500
square
feet.
These
five
single-family
lots
range
from
50
to
60
up
to
54.99
square
feet
in
area,
so
the
portion
that
will
be
the
commercial
lot
out
at
the
tip
of
bell,
harbor
and
or
I'm
sorry,
marion
in
jamaica
way,
is
approximately
twelve
thousand
twenty
five
feet.
E
Again
so
we
have
one
comment
by
our
utilities:
department
which
utility
staff
is
recommending.
The
city
required
the
water
and
sewer
improvements
necessary
to
provide
water
and
sewer
service
to
each
of
the
proposed
lots
of
the
jamaica
way
subdivision
that
those
should
be
installed
and
completed
by
the
owner
or
developer
prior
to
final
plant
approval
by
city
council
and
before
recording
in
the
public
record.
E
So
again,
this
is
a
minor.
The
request
is
for
a
minor
subdivision.
It
meets
all
the
technical
requirements,
as
outlined
in
chapter
28,
code
of
ordinances,
comprehensive
plan
2040,
along
with
florida
statute,
177.01,
which
governs
municipalities
on
subdivision,
request,
stacker
staff
recommendations
that
utilities
department
again
is
recommending
that
service
lines
are
installed
prior
to
final
flat
approval
and
the
urban
design
division
is
recommending
approval
of
the
final
flat.
C
I
don't
have
much
to
add
I'm
happy
to
answer
questions.
This
is
something
we've
been
working
on
for
a
few
years.
I
know
this
went
through
planning,
commission
once
and
then
city
council
as
well.
It's
you
don't
see
much
of
me
because
it's
a
rare
opportunity
that
we
can
actually
make
it
financially
viable
to
reduce
density
and
height.
So
this
was
12
units,
we're
obviously
taking
it
to
five
and
it
had
a
higher
height
restriction.
C
We
limited
our
height,
so
I
think
overall,
we
worked
with
the
neighbors
behind
us,
put
a
self-imposed
deed
restriction
in
where
we
could
only
develop
a
certain
portion
of
that
corner
as
well,
which
satisfied
their
requests,
and
so
I
don't
have
much
else
to
add.
I
can
answer
any
questions
that
you
might
have.
C
I
I
did
have
a
question
as
far
as
the
because
the
lots
are
so
narrow
the
square
footage
of
so
they're
two-story
cottages
we've
drawn
preliminary
floor
plans.
We
don't
have
final
floor
plans.
We
have
a
building
envelope
that
is
on
one
of
the
earlier
documents
at
least
had
but
we're
anticipating,
somewhere
between
2
800
and
3
000
of
condition
space
per
unit
with
two
car
garages.
C
So
I
think
those
are
three
stories
we
would
be
two
stories,
so
we
have
a
35-foot
height
restriction
to
the
peak
of
the
roof,
so
we
would,
we
would
do
stem
wall,
construction,
two-car,
garage,
main
living
and
then
second
living.
I'm
not
sure,
though
I
think
the
ones
downstream
that
you're
talking
about
almost
like
a
drive
under
where
there
were
three
levels
we
would.
We
would
be
two
levels.
B
A
A
A
C
A
C
Dana
southgard,
I
live
at
1750
jamaica
way,
so
I
have
some
questions
to
kind
of
understand.
A
little
bit
more
about
this.
I've
been
sworn
in
earlier.
What
are
the?
What
is
the
single
family
home
lot
sizes?
What
is
the
actual
lot
size
dimensions
does?
Is
that
information
available.
A
C
E
Mr
chair
I'd
be
happy
to
answer
that.
I,
mr
chairman,
I
can
answer
the
setback,
questions
so
at
least
a
hand
and
zoning
official.
I
have
been
sworn
so
this
development
when
you
develop
single
family
in
the
neighborhood
center
zoning
district,
you
follow
the
same
as
neighborhood
residential,
which
is
mostly
your
downtown
area.
So
you
have
a
minimum
and
a
maximum.
E
So
you
have
a
minimum
10
foot
on
the
front
property
line
and
a
maximum
25
foot
from
the
property
line.
You
have
a
minimum
side
of
5
feet
and
you
have
a
minimum
rear
of
15
feet.
However,
anything,
a
budding
of
waterway
is
required
to
maintain
a
minimum
of
a
25
foot
setback
for
any
structure
with
a
solid
wall
or
roof.
E
If
it
is
a
pool
or
a
pool
deck
with
a
skeletal
screen
enclosure
like
a
pool
cage,
it
can
be
as
close
as
20
feet
in
the
rear
property
line.
Okay,
the
property-
I
don't
have
the
exact
dimensions
I'll-
have
to
pull
out
the
site
plan,
but
each
of
the
lots,
the
minimum
required
lot
area-
is
3500
square
feet.
These
lots
that
are
proposed
are
between
50
260
square
feet,
up
to
5
499
square
feet.
C
Okay
regarding
the
pers
commercial
lot,
how
many
parking
spaces
are
going
to
be
provided.
E
E
We
this
isn't
about
development.
This
will
go
when
it
becomes
apparent
that
they're
going
to
develop
when
they
get
ready
to
develop.
That
will
go
through
the
development
review
committee
for
review
and
it
would
be
staff
technical
review
as
long
as
they
meet
the
code
as
written
and
adopted
at
the
time
of
development,
then
there
would
be
no
further
public
hearings
on
it.
It
would
just
be
able
to
be
reviewed
by
staff
once
they
get
the
approval
with
their
architecturals,
their
landscape,
their
parking
requirements.
E
We
look
at
all
that
when
we
go
to
dev
when
it
gets
ready
to
be
developed.
C
C
That
type
of
thing,
thank
you.
C
What
are,
what
are
the
anticipated
prices
of
the
lots
to
be
sold.
E
B
E
C
That's,
that's
all
the
questions
I
have
at
this
point.
Thank
you.
A
A
A
A
In
that
case,
is
there
a
motion
for
regarding
src
01-20-21.
B
Look
at
the
the
amended
on
the
back
side
of
the
amended
thing.
D
B
B
A
D
A
B
C
A
F
All
right
good
afternoon
for
the
record
mitchell
austin
city
of
pentagon,
urban
design.
F
So
back
at
the
end
of
august,
the
consultants
came
to
town
on
the
the
proposed
land
development
regulation
update
and
provided
a
public
presentation
of
the
work
that
we've
provided.
That
has
been
provided
today
on
the
on
the
proposed
land
development
regulations,
and
they
also
conducted
a
brief,
a
series
of
workshops
for
open
house
for
the
general
public
to
come
in
and
and
discuss
questions
or
concerns.
F
They
might
have
the
following
day
september,
1st
last
week,
city
staff
conducted
a
brief
stakeholder
meeting
with
some
area
builders
to
discuss
some
of
the
questions
and
concerns
comments
that
they
had
regarding
the
proposed
regulation
changes
in
additional
to
those
input
sessions.
City
council,
of
course
discussed
the
presentation
at
their
at
their
meeting
first
meeting
in
september,
and
they
had
three
key
questions
regarding
our
concerns
regarding
the
land
development
regulations
as
proposed
and
those
were
in
relation
to
building
height
to
architecture
and
to
the
proposed
community
benefit
program.
F
So
we
can
handle
this
one
of
sort
of
well
at
the
pleasure
of
the
board.
We
can
handle
this
any
way.
You
want
to,
but
staff
is
prepared
to
go
over
some
of
the
key
points
from
the
the
consultant's
presentation
if
you
would
like
or
if
you
want
to
just
proceed
to
a
discussion
regarding
those
those
key
topics
that
city
council
had
in
mind.
F
We
are
initially
looking
we're
still
in
the
process
of
trying
to
schedule
that
workshop.
It
will
not
be
at
a
regularly
held
city
council
meeting.
We
think
at
this
point
it
will
be
sometime
in
november,
is
what
we
are
hoping.
So
this
is
the
first
discussion
that
will
have
a
planning
commission
before
that.
F
That
meeting
for
that
workshop
for
city
council
city
council
specifically
requested
that
the
planning
commission
weigh
in
prior
to
that
workshops,
because,
of
course,
as
the
local
planning
agency,
it
is
your
role
to
ensure
that
land
development
regulations
are
consistent
with
our
comprehensive
plan
and
that
comprehensive
plan
updates
are
consistent
with
the
city's
overarching
vision
for
itself.
Moving
into
the
future,
so
that's
sort
of
the
ball's
in
your
court.
F
I
can
give
you
a
little
bit
of
the
horse
and
pony
show
an
abbreviated
edition
if
you
would
like,
or
we
can
just
go
straight
into
discussion
regarding
those
topics
or
any
others
that
you
may
have,
or
I.
A
Mentioned
where
your,
if
you're
all
opposition,
since
we
are
asked
and
invited
to
provide
input
and
commentary
to
the
city
council,
why
don't
we
just
start
with
the
highlights,
as
you
described
and
then
moved
to
city
council
issues,
and
whatever
else
is
pertinent
for
you
to
make
certain
that
we
are
aware
of
okay.
F
Not
not
interested
in
that
so
the
consultant's
presentation
and
I'm
going
to
please
excuse
me
if
I
make
you
a
little
dizzy,
I'm
going
to
wheel
through
this
a
little
bit.
Of
course.
The
land
development
regulation
component
is
part
three
of
a
three-phase
project
authorized
by
city
council,
which
began
way
back,
believe
it
or
not.
In
2018
with
the
city-wide
master
plan,
which
was
actually
done
in
19.,
there
were
also
land
development
rate
or
comprehensive
plan
updates
that
were
authorized
by
city
council
to
proceed
with
a
project
to
do
that.
F
At
the
first
draft
of
that
city,
council
was
uncomfortable
with
some
of
the
recommendations
that
were
brought
forward,
based
on
the
master
based
on
our
understanding
as
staff
and
the
consultant.
The
project
team
regarding
the
desires
to
move
forward
with
portions
of
the
of
the
planned
puna
gorda
document.
F
F
It
is
primarily
the
historically
platted,
neighborhoods
and
and
downtown
area
of
the
city,
so
those
areas
planted
prior
to
puna,
gorda
isles
incorporated
proceeding
with
burnt
star,
are
with
pineal
gourd
isles,
burnt,
store
isles
and
burnt
storm
meadows
and
then
later
seminole,
lakes
and
other
things.
So
this
is
really
pre-1958.
Puna
gorda.
F
So
three
of
the
key
thing
gosh-
this
is
terrible.
Three
of
the
key
things
that
that
we
were
looking
at
in
terms
of
the
land
use
changes
to
a
form
based
code
is
allowing
a
wider
variety
of
housing
types
and
that's
based
on
the
variety
of
housing
types
that
we
saw
historically
before
the
first
zoning
code
in
the
city
was
implemented
in
the
1950s.
F
We
also
wanted
to
clarify
and
expand
the
policy
language
to
make
sure
that
that
the
code
was
as
easy
to
understand
as
possible.
Land
development
regulations
are
complex.
There's
a
complex
set
of
issues
coming
together
and
you're,
using
text
to
describe
the
shape
that
a
builder
can
build.
The
property
owner
can
build
on
their
property,
so
inherently
there's
complexity
there
and
we
layer
complexity
upon
complexity
in
terms
of
building
landscape
parking,
other
amenities
and
accoutrements
that
that
occur
on
that
land.
So
it
is
complex.
F
F
F
Guess
yes,
yes,
ma'am
outside
of
that
area,
there
are
no
proposed
changes,
land
development
regulations.
They
will
carry
forward
as
they
have
before
and
right
now
there
are
no
changes.
F
F
So
there
are
four
key
things
that
we
try
to
point
out.
These
are
the
major
sections
within
the
form
based
code
is
regulating
districts,
the
overlays
building
types
and
architectural
provisions
currently
within
our
existing
code,
as
it
sits
today.
Three
of
those
four
elements
already
exist.
We
have
regulating
districts,
we
have
overlay
districts
and
we
have
architectural
provisions
so
really
what
we're
adding,
even
though
there
are
lots
of
changes
within
those
three
big
buckets,
those
buckets
exist
now,
so
we're
changing.
F
So,
within
the
context
of
form-based
codes,
regulating
districts
and
building
types
are
linked,
they
go
hand
in
hand,
so
within
a
regulating
district,
where
we're
covering
things
like
the
standard
numerical
standards
of.
What's
the
minimum
lot
size,
what's
the
maximum
lot
coverage,
you
know,
what's
the
height
the
density,
the
building
setbacks,
parking
encroachments,
all
sorts
of
things
like
that
that
you
would
find
in
any
zoning
code.
F
However,
it
was
formulated
the
difference.
The
thing
that
we're
adding
is
building
types
and
building
types
drills
down
a
little
bit
deeper
into
based
on
that
type
of
building
which
we'll
discuss
in
a
minute
it'll
describe
how
many
units
specifically
can
be
in
there
how
many
resident
dwellings
what's
the
buildable
area?
What
are
the
minimum
lot
width
steps
areas
because
they
a
lot
size
may
be
more
or
less
appropriate
for
building
type.
F
There
are
also
some
fundamental
architectural
standards
in
terms
of
fenestration,
which
is
a
fancy
architecture
term
for
the
amount
and
transparency
of
windows
and
doors
on
a
building.
So
a
new
word
in
my
vocabulary.
A
F
So,
yes,
so
think
about
the
walmart.
It's
got
a
blank
wall,
that's
about
120
130
feet,
long!
There's,
no
windows
or
doors
now
think
about
that
wall
being
on
the
100
block
of
marion
avenue
faces
and
facing
the
restaurants,
probably
not
something
we
as
a
community
would
want.
F
So
you
want
to
have
some
standards
to
ensure
that,
when,
when
a
property
like
that
develops
that
there
are
windows
and
doors
looking
out
onto
that
public
street,
so
that
we
get
the
type
of
development
that
fits
that
that
context,
by
contrast,
of
course,
the
blank
wall
on
the
side
of
walmart
doesn't
really
offend
anybody,
because
there's
nothing
beside
it,
but
a
parking
lot
right,
so
different
rules
for
different
places
as
appropriate.
F
So
other
things
would
be.
You
know
specific
building
elements,
types
of
frontage
they're
talking
about
the
way
that
the
the
public
is
invited
into
or
not
the
building
depending
on
its
user
type.
F
So
those
are
the
types
of
things
that
is
looking
at
in
terms
of
building
types,
a
fun
and
fascinating
fact
that
we
that
a
lot
of
people
probably
aren't
aware
of
right
now
is
in
the
last
legislative
session,
the
state
decided
that
they
were
going
to
preempt
a
local
government
authority
to
provide
architectural
regulations
on
single
and
two
family
dwellings,
so
single-family
residences
and
duplexes
by
and
large,
are
outside
the
purview
of
local
government
control
in
terms
of
architectural
design.
F
So
for
the
city,
if
you
look
in
the
map,
the
the
red
line
there
on
this
image,
that
is
the
the
boundary
of
the
cra
for
the
city
of
pentagorda.
F
So
within
that
area
we
have
complete
authority
under
the
the
current
legislation
to
provide
architectural
provisions
outside
of
that
red
line.
The
city
has
no
authority
to
provide
architectural
provisions.
That
includes,
oddly
enough
for
those
of
us
that
live
in
puna,
gorda,
isles
or
burnt
store
isles,
where
we
have
restrictions
requiring
a
tyler
metal
roof.
F
It
is
our
current
understanding
as
staff
that
that
provision
is
no
longer
no
longer
legal
under
the
florida
statute.
Obviously
we
don't
have
the
authority
to
to
modify
that
because
it's
an
adopted
ordinance.
We
just
have
to
enforce
it,
but
if
somebody
wanted
to
challenge
it
and
they'll
put
a
shingle
roof
or
some
other
type
of
material,
they
would
be
permitted
to
do
so
so
interesting.
F
So,
within
the
within
this
area
for
the
forum
based
codes,
there's
a
laundry
list
of
regulating
districts,
it
looks
like
it's
gotten
complex.
It's
actually
gotten
a
little
bit
simpler.
We
did
add
one
one
district
more
than
the
current
number
of
regulating
districts
within
this
area.
However,
that
was
to
accommodate
a
little
bit
better
buffering
between
most
intensive
commercial
and
existing
residential
areas.
F
So,
from
least
to
most
intense,
we
have
the
regulating
district
of
parks
and
open
space.
This
encompasses
all
the
land
that
the
city
owns.
Basically
that's
held
in
the
public
justice
park,
lands
and
government
facilities
and
the
only
building
type
that's
permitted.
There
is
civic
institutional,
so
things
that
city
council
would
permit.
F
Another
thing
about
this
parks
and
open
space
is
that
city
council
is
the
ultimate
arbiter
of
what
is
or
is
not
appropriate.
There
are
essentially
no
regulating
standards
in
there.
It's
just
whatever
city
council
approves
on
a
project
basis,
but
again
they're
the
they're,
the
owner
of
the
land,
so
that
they're
not
being
turned
over
to
some
developer
for
something
it's
it's.
Theirs
are
ours,
so
traditional
residential.
This
is
the
areas
that
are
current.
F
More
or
less
the
areas
that
are
currently
zoned,
neighborhood,
residential
10.,
neighborhood
residential
10
permits
a
single
family
single
family
with
accessory
dwelling
and
duplex
by
right.
That's
the
current
allowance
within
the
nr10
neighborhood
are
the
traditional
residential
as
proposed
as
one
additional
type,
which
is
called
the
cottage
court,
and
this
is
simply
to
recognize
that
we
do
have
some
unusually
shaped,
like
oversized
lots
within
these
areas
where
it
may
be
appropriate
to
have
more
than
one.
You
know
monstrous.
F
You
know,
estate
home
may
not
make
sense.
The
six
and
a
half
million
dollar
house
you
know.
Seven
blocks
from
the
harbor
is
probably
never
going
to
work
from
a
financial
perspective
and
be
developed,
so
it
may
sit
vacant
for
a
very
long
time
where
you
know
having
six
or
seven
smaller,
basically
detached
sort
of
single
family
houses
on
one
development
parcel
may
be
much
more
developable
and
we
would
actually
see
those
parcels
go
from
weed,
overgrown
or
mowed
nicely
into
you,
know,
neighbors
and
friends
and
tax
base.
F
F
So
what
this
does
in
the
proposed
residential
edge
is,
we
add
two
completely
new
types
and
one
of
those
is
a
triplex
four
plex.
The
den
the
residential
density
doesn't
really
change.
We
just
change
the
lot
size
so
that
it
may
be
more
efficient
to
build
a
quadruplex
rather
than
two
duplexes
on.
You
know,
split
lots,
so
it
just
makes
sense
to
allow
that
type.
F
The
biggest
ad
really
here
is
row
houses.
Currently
there
are
some
provisions
in
our
code
that
speak
to
potential
xero
lot
line
residential
development,
but
there
are
no
actual
standards.
So
there's
no
way
for
city
staff
to
approve
an
appropriate
sort
of
row.
House
configuration
and
this
code
adds
that
in
and
fully
fleshes
it
out,
so
that
there
are
specific
provisions
for
how
they
can
be
built.
F
This
is
the
added
classification
as
it
were.
Currently,
there
is
no
equivalent
to
this
neighborhood
transition
classification,
so
the
neighborhood
transition
in
this
code
is
a
mix
of
areas
that
are
currently
zoned.
Some
of
them
are
like
highly
commercial.
Some
of
them
are
neighborhood
center
and
and
some
various
other
things
like
that,
so
they're
they're,
they're,
already
commercial.
Now
this
neighborhood
transition
is
intended
to
ensure
that
the
scale
of
development
is
more
residential
in
character
in
terms
of
size,
but
does
allow
additional
commercial
types.
F
We
have
some
provisions
that
permit
this
in
the
code,
but
they're
not
real
clear
now.
So
this
is
really
about
clarifying
what
we
mean
when
we
say
live
work,
the
other
types
main
street
shop
front.
We
actually
have
an
example
of
that
type:
the
the
swiss
connections,
building
down
at
sullivan
and
west
virginia.
It's
essentially
a
single
family,
home
stacked
on
a
commercial
multi-tenant,
commercial
space,
isn't
cubbies.
F
So
that
is
actually
an
all
commercial
building.
At
this
point,
the
the
second
floor
is
is
is
actually
office.
Space
for
for
brian
rommel,
who's,
the
property
owner.
I
know
that
it
could
be
used
as
a
residential
unit.
So,
yes,
it
is
you're
right,
but
technically
not
and
then
the
neighborhood
shop
front
type,
which
that's
really
very
much
a
form
that
we
see
you
know
on
sullivan
or
taylor.
F
We
have
many
homes
that
that
have
been
historic
homes
that
have
been
converted
to
commercial
uses,
and
it
allows
that
you
know
somebody
to
build
new,
build
the
house
and
use
it
as
a
commercial
space.
So
it
really
fits
the
context
and
then
the
the
the
biggest
most
intense
piece
would
be
a
small
footprint
mixed
use,
building,
which
would
be
something
along
the
lines
of
like
the
the
where
the
chamber
of
commerce
the
pineal
gourd
chamber
is
now
it's
two-story
all
commercial
building
that
would
be
appropriate.
C
Another
question:
yes,
of
course,
so,
what's
I
mean
all
the
examples
that
you
gave
are
all
you
know
amenable
to
everyone
what's
to
prevent
like
a
fast
food
place
from
going
in
that.
F
Area,
yeah,
and
so
that's
really
inexorably
tied
to
those
building
types,
because
building
type
standards
essentially
make
no
provision
for
a
drive-through.
F
If
you're
going
to
build
a
fast
food,
restaurant
in
america,
especially
pandemic
wise
you're,
going
to
want
to
drive
through
currently
in
the
land
development
regulations.
If
you
want
to
drive
through
in
any
zoning
classification
other
than
highway
commercial,
you
need
a
special
exception
or
it's
prohibited.
F
Like
city
center,
it's
prohibited
for
restaurants
permitted
for
some
other
uses.
I
believe
thanks
thanks
banks,
yeah.
F
These
people
are
smart,
smarter
than
me
maker
village.
This
is
currently
we
have
special
purpose,
which
is
a
de
facto
industrial
zoning
we
needed
to
accommodate
industrial
uses
in
this
area
because,
prior
to
the
adoption
of
a
zoning
code,
there
were
industrial
uses
centered
along
the
railroad
tracks.
So
is
this
area
appropriate
for
industrial
on
the
scale
that
we
have
industrial
in
america
today
in
a
global
economy?
No,
it
is
not
so
this
maker
village
recognizes
that
and
says:
okay.
F
Well,
what
types
of
things
sh
could
go
in
here
that
are
industrial,
so
making
of
things
manufacturing
of
things
artisanal
things
like
a
brewery
or
distillery
or
somebody
wants
to
you
know
reupholster
furniture.
Those
things
can
be
done
out
of
a
storefront
but
may
not
be
permitted
in
some
of
these
other
commercial
classifications,
because
they're,
not
retail
sales
or
office
type
uses.
F
This
maker
village
also
recognizes
that
those
areas
may
be
attractive
for
residential,
because
they're
not
really
going
to
be
industrial
and
the
way
that
we
think
of
industrial
in
our
minds
is
distribution,
warehouses
and
gm
motor
plants.
F
So
it
adds
in
a
type
for
a
loft
building,
so
think
of
the
converted
industrial
buildings
in
soho
and
new
york
city.
Those
are
all
lofts
and
retail
space
and
offices
that
are
worth
millions
of
dollars,
just
almost
a
square
foot
now,
but
but
new
and
purpose-built
instead
of
historic
flex,
commercial
corridor.
This
is
essentially
the
area
along
the
41
corridor,
south
of
downtown
all
the
way
to
airport
road,
which
is
the
southern
terminus
of
the
farm
base
code
area
that
is
currently
zoned,
highway
commercial
corridor
or
highway.
F
The
flex
commercial
corridor
does
not
require
any
specific
building
types
and
that's
to
allow
greater
flexibility
in
the
types
of
commercial
development
that
could
be
accommodated
there.
So
you
may
get
more
auto
oriented
uses
like
our
current
selection
of
car
lots,
and
you
know,
waffle,
houses
and
stuff
like
that.
F
But
if
you
look
specifically
at
this
area
from
henry
street
north
to
downtown,
there's
a
grid
of
streets
and
right
after
you
turn
the
corner.
However,
deep
that
first
lot
on
41
is
for
commercial
you're
immediately
into
a
really
a
residential
feel
in
terms
of
the
block
pattern
spacing
and
even
some
of
the
buildings,
so
those
areas
may
be
attractive
for
future
residential
development.
F
F
The
other
thing
that
it
does
that
this
district
does
is.
It
adds
in
medium
footprint,
mixed-use
buildings,
so
think
the
sunloft
center,
that
is
a
medium
footprint,
mixed
use,
building
in
terms
of
building
height
and
scale.
F
So
the
fisherman's
village
area,
as
it's
currently
zoned-
and
this
is
a
quirk
of
the
fact
that
the
city
used
to
own
that
property
we
ground,
leased
it
to
the
developer
when
we
rezoned
the
city
right
after
I
first
got
here
in
2005.
F
That
area
was
zoned
neighborhood
center.
You
couldn't
actually
build
fisherman's
village
under
the
z
under
the
regulating
requirements
for
commercial
center.
It's
just
not
possible.
Building
sizes
are
too
small,
so
you
couldn't
even
build.
What's
there
now
under
the
zoning,
that's
on
that
area,
but
the
ground
lease,
because
it
was
city-owned
land.
F
This
is
a
shortcut
that
we
pointed
out
that
staff
had
made
when
city
council
decided
that
they
were
going
to
entertain
the
office
entertain
the
offer
from
the
current
owner
to
purchase
the
property.
We
said
some
kind
of
rezoning
is
going
to
be
necessary
because
what's
there
now
is
illegal
technically
and
the
only
reason
it's
legal
is
by
virtue
of
the
city
owning
the
land
and
they
being
able
to
do
whatever
they
want
to
do
so.
F
F
F
F
B
F
B
And
that's
why
we've
gone
through
because
there's
been
at
least
one
rezoning
request
and
all
the
massive
nations
we've
gone
through
with
the
walkway,
the
harbor,
walk,
etc,
etc.
Is
because
this
is
just
an
ugly
mismatch
that
doesn't
allow
things
to
be
done.
That
need
to
be
done
in
a
pragmatic
manner.
F
Yes,
yes
indeed,
so
I
will.
I
will
get
a
little
bit
more
into
your
question
because
there's
a
there's
a
there's,
a
misconception
about
what's
permitted
by
right
and
what's
permitted
if
developers
choose
to
do
additional
things
in
this
code.
So
let
me
walk
through
this
final
classification
and
that's
the
downtown
core
and
the
downtown
core
covers
the
area.
That's
city
center.
Now
the
building
types
are
essentially
the
same.
F
I'll
go
over
that
in
detail.
There's
a
slide
where
I
can
talk
about
it
in
full
detail,
so
so
the
overlay
districts
there
are
currently
five
or
actually
six
overlay
districts
within
this
area.
Now
three
historic,
a
medical
overlay,
waterfront
overlay,
no
five,
five
to
five,
so
we're
eliminating
a
waterfront
overlay.
That's
what
we
propose
medical
overlay
is
is
retained.
F
F
The
area
here
labeled
for
that
is
the
neighborhood
conservation
district
currently
within
the
land
development
regulations.
That
is
the
bethel
saint
mark
historic
district,
so
that
that
is
what
that
is
the
area
one
over
here,
where
it
says
downtown
historic
district.
That
is
essentially
the
area
of
the
current
national
register.
F
F
F
It
is
so
called
because
pretty
much
all
the
buildings
that
are
there
now
were
constructed
all
at
one
time
by
one
developer
in
the
middle
of
the
20th
century,
more
or
less
it
started
a
couple
of
years
before
pentagord
isles
started
and
finished
right
about
the
time
that
that
puna,
gorda
isles
incorporated
was
really
getting
going
in
in
60
61..
So
all
of
those
structures
are
from
that
sort
of
five
to
ten
year
window.
F
A
Library,
the
old
library,
is
there
yeah
a
a
care
center.
No.
F
F
That
is
that
historic
district
and
I
believe
there
are
like
two
or
three
vacant
lots
there,
and
maybe
four
or
five
homes
that
were
constructed
outside
of
this
period
of
historic
significance.
F
Yes,
because
of
that
distinctive
sort
of
mid-century,
modern
ranch
style
structures,
which
we
have
those
scattered
around
the
historic
areas
of
the
city,
but
this
is
a
concentration
of
them.
Thank
you,
so
I
won't
belabor
these
slides.
This
is
just
more
describing
what
isn't
based
on
those
overlay
districts,
so
what
I
really
want
to
get
into,
and
I'm
going
to
skip
architectural
provisions
at
this
point,
because
I
don't
think
that's
really
top
of
mind
in
terms
of
where
we
need
to
be.
F
F
Those
are
the
building
heights
that
are
permitted
by
right.
So
as
long
as
those
are
the
proposed
heights
to
be
permitted
by
ride,
so
if
developer
came
in
and
they
met
all
of
the
requirements,
they
could
build
to
that
height,
the
base
heights
are
generally
the
same
as
is
currently
required.
So
downtown
core
is
city
center.
It
allows
foot
max
building
height.
F
That's
what's
in
the
code.
Now
that's
what's
proposed
same
thing
with
village
center.
What's
in
the
code
now,
for
those
areas
is
35
feet
and
what's
in
the
code
here
is
35
feet
same
thing
for
flex
commercial
corridor.
Only
we
increase
the
number
of
floors
of
habitable
space.
In
our
current
code.
We
actually
talk
about
floors
or
stories
within
the
highway
commercial
corridor.
F
Those
currently
allow
50
foot
tall
buildings,
but
it's
just
like
within
multi-family
and
punta
corde
isles,
where
you're
allowed
to
have
40
foot
to
the
top
of
the
tie,
beam
three
habitable
floors,
maximum
and
then
you're
allowed
10
foot
for
the
roof
structure,
so
that
gives
you
technically
50
feet.
What
this
is
saying
is
that
the
real
usable
space
is
40
and
again
that's
limiting
you
to
three
stories
of
habitable
space.
F
F
F
F
F
The
other
thing
that's
proposed
is
that
it
go
to
a
maximum
of
100
feet
for
medical
uses
only
so
that
is
part
of
the
community
benefits
program
and
I'll.
Explain
that
a
little
bit
more
in
a
minute
as
to
what
we're
thinking
that
community
benefits
program
is
essentially
what
community
benefits
is.
Is
we're
spelling
out
upfront
in
the
code
that
these
are
things
that
we
desire
to
have
as
a
community,
and
if
a
developer
does
those
things,
then
they
get
additional
development
allowances
in
terms
of
residential
density
and
or
building
height.
C
C
F
Oh
in
terms
of
the
tables,
certainly
we
can
do
that
for
comparison
purposes
and
that's
one
of
the
things
that
we
intend
to
do
when
we
discuss
this
with
with
city
council
with
that
workshop.
So
that
is
a
great
point.
I'm
glad
you
pointed
it
out,
because
that's
exactly
what
staff
was
thinking
we
needed
to
do
because
it's
it's
definitely.
F
This
is
complex
and
it's
unclear
as
to
what's
permitted
where
now
very
few
people
know
off
the
top
of
their
heads,
I'm
probably
one
of
the
few
who
does
what's
permitted
where
lisa's
another
one
david
mccarty's,
pretty
good
upstairs
beyond
that,
I'm
not
sure
how
many
know
off
the
top
of
their
head.
What
the
maximum
building
height
is
in
any
zoning
classification.
F
So
great
point
one
thing
about
this:
maximum
100
foot
building
height:
that's
not
a
number
that
we
pulled
out
of
thin
air
way
back
in
the
day.
I
don't
remember
when
it
was.
It
was
sometime
in
the
middle
of
the
last
decade,
charlotte
county
formed
a
new
community
redevelopment
area
around
the
hospitals
in
port
charlotte,
so
the
parkside
cra.
F
If
you
look
at
charlotte
county's
plans
and
code,
that's
the
area
that
we're
talking
about
city
staff
actually
helped
them
a
little
bit
with
putting
together
some
of
that
the
workshops
and
public
participation
and
ultimately
help
them
with
reviewing
and
commenting
on
the
plan.
Just
in
the
spirit
of
intergovernmental
cooperation.
F
So
we
as
staff,
said
well,
we
should
stick
with
that
100
foot
that
the
hospitals
actually
requested
back
in
the
day
and
again
that
was
many
years
ago
now,
but
that
we
thought
that
was
a
reasonable
starting
point.
So
if,
if
a
hospital
wanted
to
you
know,
tear
wipe
the
slate
clean
over
there
and
rebuild
the
patient
tower
more
than
likely,
they
would
want
to
concentrate
the
patient
load.
You
know
around
a
central
core
and
be
a
little
bit
taller
than
our
current
hospital
is
now
which
it's
three
stories
over
the
the
service
floor.
F
So
it's
four-story
building
for
the
patient
tower
so
that
that
is
the
thinking
there,
the
other
so
outside
of
the
medical
overlay.
F
A
F
There
are
two
types
of
housing
developers
in
america:
there's
people
who
build
single-family
housing
and
there's
people
who
build
multi-family
housing
and
if
you
build
multi-family
housing,
you
want
to
get
as
many
units
as
possible
in
a
small
land
area
as
possible
and
you're
you're
you're,
building
a
commodity
product
to
be
sold
and
to
real
estate,
investment
trusts
and
other
institutional
investors.
So
there's
a
very
specific
sort
of
large-scale
product
type
they're.
F
They
recognize
this
sort
of
mismatch
that
there
are
traditional
multi-family
housing
types
like
a
fourplex
that
just
really
don't
get
built
anymore
at
any
scale
in
america,
and
they
said
well
that
middle
ground
between
large-scale
multi-family
and
single-family
housing
is
missing.
So
that's
the
missing
middle
that
they're
talking
about
is
these
variety
of
housing
types
between
a
single
family
detached
and
you
know,
a
200
unit
apartment
complex.
F
So
those
types
include
like
the
accessory
dwelling
units
and
duplexes
that
we
currently
permit
under
our
current
code.
Those
would
be
considered
missing
middle
because
those
are
very
traditional
types.
Before
you
got
zoning
you
saw
those
interspersed
in
in
neighborhoods
all
the
time.
F
Then
you
move
up
into
sort
of
more
intense
types
like
a
row
house
row
house,
townhouse
type
again:
quadruplexes
bungalow
courts,
like
you
know
a
series
of
single
family
or
two
family
dwellings,
centered
around
a
green
space.
Those
types
of
things.
F
Well,
a
good
example
of
a
multiplex
is
right
here
on
goldstein
street
schoolhouse
apartments,
which
used
to
be
a
schoolhouse
this.
Hence
the
name.
That's
a
10
unit
building,
it's
a
two-story.
F
F
F
So
the
schoolhouse
square,
which
I
always
quote,
is
because
we
looked
at
it
and
we
said
gosh.
This
has
got
to
be
a
lot
denser
than
we
permit
under
our
current
code
and
it
was,
and
32
is
a
very
reasonable
number
for
you
know
if
you
have
small
units
which
all
of
those
are
one
bedroom
or
studio
apartments,
you
can
get
a
lot
of
units
in
a
very
small
building,
very
small
parcel,
so
the
base
densities
that
you
see
there
and
the
missing
middle
densities.
F
F
So
community
benefits
again
outside
of
the
medical
overlay.
You
have
the
the
flex
commercial
corridor,
the
village
center
and
then
the
downtown
core,
where
additional
height
can
be
gained
if
the
developer
makes
improvements
which
we
place
and
bake
into
the
code
in
terms
of
community
benefits
program,
so
this
is
all
draft.
This
is
what
was
put
together
at
the.
What
has
been
put
together
at
this
point
is
a
talking
document.
F
We
need
feedback,
we
need
feedback
from
public
from
planning
commission
from
the
elected
officials
from
the
development
community
from
everybody
really
to
see.
Is
this
code
workable?
Is
this
a
good
starting
point?
Where
do
we
need
to
tweak?
Where
do
we
need
to
go
so
nothing
is
set
in
stone
here
that
we're
not
wedded
to
any
of
these
ideas.
We
just
we're
throwing
spaghetti
in
the
wall
to
see
what
sticks
from
from
a
professional
perspective.
That's
what
we're
doing
so.
F
So
that's
something
that
we
need
to
figure
out
how
to
get
into
a
community
benefit
program,
bicycle
and
pedestrian
infrastructure
yeah.
You
know
we.
We
know
that
a
walkable
downtown
is
important
and
in
terms
of
the
economic
vitality
of
the
small
businesses
that
exist
there,
there
may
be
other
public
improvements
which
are
appropriate
to
put
in
a
community
benefit
program,
waterfront
recreation
and
boating
amenities
that
that's.
F
We
need
to
put
that
in
there
to
allow
that,
and
it
really
only
applies
to
two
parcels,
there's
essentially
two
private
parcels
that
are
within
the
three
private
parcels
that
are
within
this
area
that
are
on
the
water
and
that's
fisherman's,
village,
the
pg
waterfront
hotel
and
the
four
points
harbor
in
planned
development.
F
The
other
thing
that
we
heard
was
support
for
nonprofit,
art
or
cultural
spaces,
so
we're
thinking
about
okay.
Well,
maybe
there's
a
way
to
entice
a
developer,
to
provide
you
know
subsidized
rents
or
purpose-built
spaces
for
these
types
of
institutions,
if
they're
allowed
to
build
a
little
bit
taller
or
with
more
residential
density.
So
if
they
have
more
product
to
sell,
they
may
be
willing
to
subsidize
some
of
these
desirable
cultural
institutions.
F
F
What
is
what
is
it?
They
usually
say
in
main
street,
like
the
main
street
program,
great
ideas
need
sheet
building
need
old
buildings,
because
old
buildings
have
cheap
rent.
So
that's
trying
to.
We
don't
have
old
buildings
for
people
to
rent.
We
have
to
build
new
ones
because
we
got
a
bunch
of
vacant.
A
F
So
that's
trying
to
find
a
way
to
to
make
that
happen
and
then
again
the
medical
and
hospital
uses,
and
again
only
within
that
medical
overlay
district.
F
This
is
a
way
that
we
can
incentivize
that
to
occur
instead
of
it
drifting
out
so
just
to
provide
a
little
bit
of
a
historical
context.
To
this
before
I
started
working
for
the
city,
I
believe
it
was
actually
the
late
90s
very
early
2000s
before
hurricane
charley,
the
hospital,
the
group
that
ran
the
hospital
at
that
time,
which
is
a
different
group.
Now
I
think,
we're
in
the
third
or
fourth
iteration
of
corporations
that
own
and
operate
the
hospital.
F
Since
then,
that
group
was
interested
in
relocating
the
hospital
to
the
other
side
of
I-75,
so
it's
not
a
unknown
reality
that
that
hospital
could
move
if
they
found
it
undesirable
to
stay
in
that
location.
F
F
F
B
Anyone
that's
seen
the
new
hospital
for
cersei
was
incredible.
C
F
So
there
are
cases
where
that
would
work.
Primarily
the
medical
overlay
is
the
only
one
where
it
would
work
the
other
overlays
cross-regulating
district
boundaries.
So
within
the
overlay
we
may.
F
Right
but
we're
following
back
on
the
underlying
right,
so
the
overlay
may
have
special
allowances
or
requirements,
but
it's
still
subject
to
all
the
rules
of
the
regulating
district
unless
it's
superseded
by
so
let's
say,
let
me
go
back
up
to
a
map
so
that
you
can
so
that
I
can
talk
to
it
intelligently
because
I
don't
want
to.
I
don't
want
to
confuse
anybody.
C
B
C
F
Right
and
so
well,
let
me
take
a
tangible
example
from
the
current
code.
Neighborhood
center,
our
neighborhood
residential
10,
covers
all
of
those
single
and
two
family
areas
within
this
area
that
permit
that
carries
architectural
requirements.
F
F
So
the
national
registered
district
crosses
regulating
districts.
Part
of
the
national
registered
district
today
is
zoned
nr-10
part
of
it
is
zoned
in
r15
part
of
its
own
city
center,
part
of
its
zoned
governmental,
our
public,
because
this
build
the
historic
portion
of
this
building
is
within
that
district.
F
So
that
you
know
so
that's
the
problem
is
that
these
overlays
cross
multiple
regulating
districts
and
cross
different
areas,
and
that's
that's
the
case
for
the
national
registrar.
That's
the
case
for
the
current
bethel
saint
mark,
which
is
neighborhood
conservation
in
this
code,
the
other
three,
so
medical
overlay,
grace
street
and
main
street
as
proposed,
do
not
cross
those
boundaries.
F
F
The
structure
of
entitlements,
so
in
the
state
of
florida
you're,
not
a
local
government,
is
not
permitted
to
take
a
regulatory
action
which
reduces
your
use
of
your
private
property.
We
we
can't
do
that,
so
the
the
current
baseline
is
where
we're
at,
and
we
can't
really
go
below
that.
So
some
of
these
requirements
within
these
overlays,
if
you
were
just
to
be
baked
into
a
regulating
district,
may
be
a
violation
of
that
so
complexity
beyond
complexity.
A
Mitchell,
why
don't
we
try
to
wrap
this
up
in
the
next
10
or
15
minutes,
because
we
have
another
agenda
item.
Of
course,
a
question
on
the
community
benefits
program
have
the
details
of
the
other?
No
worse,
bacteria
have
been
haven't
been,
the
points
calculation
had
not
been
developed.
F
So
so
that's
how
that's
how
little
detail
there
is
at
present
in
terms
of
the
shape
of
this,
because
we
wanted
to
get
some
feedback
on
it
first,
but
we
did
realize
that
we
needed
to
give
some
sort
of
concept
and
public
open
space
was
kind
of
the
easiest
one,
because
you
see
this
in
a
lot
of
communities
where
they'll
have
a
point
system
for
for
this
type
of
benefit,
where,
if
a
developer
says
oh
yeah,
well,
fifteen
percent
of
my
side
area
is
going
to
be
this
great
public,
plaza
that
I'm
going
to
add
value
to
my
development
with
so
win-win
for
everybody.
F
So
I
know
that
there
was
there's
a
lot
of
angst
about
the
top
line
numbers.
So
if
we
go
to
community
benefits,
it's
really
bottom
line
numbers.
F
Coming
from
this
additional
entitlement,
so
that's
concern
number
one
I
think
concern
number
two
is
is
a
maybe
a
little
bit
of
misunderstanding
in
the
way
that
we
presented
it
as
to
where
these
maximums
are
attainable,
because
they're
very
they're
attainable
only
in
a
very
limited
set
of
areas.
F
B
Okay,
this
is
like
at
least
the
third
time.
I've
heard
this.
This
is
the
third
time
I've
been
told.
This
is
simple.
No,
this
is
hard.
We've
been
going
a
little
over
an
hour
with
a
brief
explanation
and
overview
of
yeah,
so
I've
talked
to
other
members
of
staff
before
what
we
need
is
something
that
truly
is
simple.
We
need
a
picture,
we
need
something
3d.
We
need
something
that
doesn't
take
an
hour
of
an
expert's
time
to
try
and
explain,
and
in
the
end
we're
still
going.
B
What
and
and-
and
you
know
when
you
get
into
some
of
these-
it's
as
simple
as
at
some
friends
in
architecture
school
and
when
they
had
a
project,
they
had
to
build
a
3d
model
of
what
it
looked
like
to
scale
and
then
say:
okay,
here's
city,
council,
here's
an
example
of
what
these
things
mean
in
the
big
blind
lot
on
virginia,
maybe
not
do
something
as
emotionally
charged
as
marketplace,
but
something
that
is
a
I
can
see.
I
can
touch-
and
not
just
you
know
this
than
this.
I
understand
it's
tough
yeah.
B
I
guess
government
regulations
for
45
years,
and
some
of
it
doesn't
make
a
lot
of
sense
and
the
state
legislature
changing
the
rules.
Every
year
doesn't
help
and
it's
going
to
continue
over
the
whole
room
home
rule
battle,
but
we
need
to
find
a
way
to
truly
make
this
more
simple.
You
know.
C
F
And-
and
I
agree
with
you-
a
hundred
percent
three
three
3d
renderings
cost
money
and.
C
C
D
E
C
With
that
I
mean,
I
think,
more
transparency,
what
it
was,
but
it
is
what
it's
going
to
be
and
then,
even
with
these
the
point
system,
you
know
a
thousand
square
feet,
that's
as
big
as
this
room
30
by
30
33
by
33.,
so
you
put
a
side
yard
and
you
get
two
and
a
half
points.
I
don't
know,
I
think
that's.
It
feels
like
we're
letting
people
buy
their
way
out
of
the
regulations.
B
F
Yeah
yeah,
right
and
and-
and
I
I
agree
with
you-
that
we
definitely
do
need
to
to
nail
those
things
down.
One
thing
that
I
will
say
is
that,
through
my
17
years
of
working
here,
I've
known
that
the
corner
of
taylor
and
marion
is
top
in
the
mind
of
this
community,
and
the
primary
purpose
of
the
community
benefits
program,
in
my
mind,
is
to
figure
out
how
to
get
a
public
space
that
corner,
because
you
know
it
right
now.
If
a
developer
came
in
tomorrow
and
they
met
the
current
land
development
regulations.
F
You
can
see
a
building
right
there
at
that
corner
and
the
opportunity
will
be
lost
for
a
couple
of
generations,
at
least
so
that
that's
the
one
that
we
have
to
figure
out
a
way
to
do.
You
can't
impose
regulations
that
are
specific
to
one
parcel
that
aren't
subject
to
other
parcels.
So
that's
where
we
get
into
the
okay.
Well,
how
do
we
craft
a
program
that
is
tailored
to
a
small
handful
of
parcels
within
this
regulating
district?
F
F
F
F
You
know
the
business
plan
for
a
development
pencil
out
with
positive
numbers
at
the
end,
if
you
build
it
to
the
maximum,
but
you
could
build
it
somewhere
in
the
middle
and
it
makes
perfect
sense.
So
some
of
it,
I
think,
is
economically
it's
self-limiting,
so
the
maximums
that
we
set
aren't
necessarily
what
you'll
see
just
like.
We
don't
see:
12
sun
off
centers,
you
know,
there's
only
been
one
built
and
it
that
was
a
whole
special
case.
It
didn't
even
really
make
economic
sense
for
that
person
to
do
it.
B
A
F
F
So,
if
I
may,
what
I'm
hearing
is
we
need
to
provide
a
better
foundation,
a
better
sort
of
crosswalk
understanding
between
what's
allowable
now,
and
what
this
code
proposes.
We
need
a
better
understanding
about.
Where
are
some
of
these
potentially
scary
size
changes
where
the
biggest
deltas
are
within
the
city
are
within
this
subset
of
the
city?
F
F
F
F
A
F
On
your
agenda,
we
will
have
additional
information
about
what
we
think
we
may
be
presenting
to
city
council
at
their
workshop
in
order
to
sort
of
walk
through
this
in
a
more
logical
manner.
Right
now,
all
I've
done
is
walk
you
through
what
the
consultant
provided.
D
F
Obviously,
is
you
know
it's
sailing
up
here?
You
know
even
above
me,
because
I'm
having
a
hard
time
explaining
and
really
drill
down
into
those
details,
and
once
we
do
for
you
guys
to
say,
okay
well,
we
think
these
things
are
reasonable.
We
think
these
things
are
unreasonable
and
these
things
could
work
if
we
had
more
details
and
that's
the
types
of
support
that
city
council
is
looking
for.
F
Commission
you
are
hoping
to
get
that
today.
No,
no,
no
I'm
hoping
to
get
that
at
this
meeting
next
month.
Okay,
but
anything
that
you
have
between
now
and
then
and
you're
going
to
get
it
is,
is
a
bonus.
F
So
the
presentation
you
have
access
to
the
actual
draft
stat,
it's
a
working
draft.
We
have
not
published
it
anywhere.
Staff
is
not
satisfied
with
the
current
draft
that
has
been
presented
by
the
consultant.
We
know
that
there
are
holes
and
errors
and
things
that
we
need
to
fix
before
it
even
gets
published.
F
So
at
this
point,
we're
not
publishing
anything
beyond
what
is
in
the
presentation
and
obviously,
if
there
are
very
specific
questions
about
what
some
of
the
things
that
are
in
the
presentation
mean,
we
can
certainly
address
those
directly
and
and
provide
where
we
think
they
should
be,
because
the
current
draft
doesn't
necessarily
reflect
that.
So
it's
not
a
useful
document.
F
F
F
B
So
I
don't
know
if
this
is
a
slip
or
not,
but
you
said
in
your
thought
note
here:
the
discussion
focused
in
on
three
topics
of
concern:
building
height
community
benefits
program
and
building
height.
B
But
having
been
at
the
city
council
member
meeting
when
city
council
expressed
their
rather
strong
opinions
on
this,
some
of
that's
not
going
to
go
away
in
november,
but
the
fact
that
you
have
building
height
mentioned
twice
here
was
also
fairly
obvious
in
in
some
of
the
comments,
and
so
another
thing
that
was
mentioned
is
we
don't
think
the
contractors
are
listening
to
us?
B
They
didn't
hear
what
we
have
had
to
say
when
they've
come
to
talk,
and
so
I
think
some
of
what
council
is
looking
for
from
us
is
to
express
again
what
our
desires
as
a
community
are
and
obviously
height
is
a
flash
point.
That's
just
not
going
to
go
away.
Heaven
forbid!
You
mentioned
a
number
84
feet,
you
know,
but
how
many
stories
is
that
poor
gary
will
never
live
84
feet
down.
B
C
B
C
F
Yes
as
well,
so
we
can
certainly,
if
any
one
of
you
individually
wants
to
set
up
an
appointment
to
come,
multiple
appointments
to
come
talk
to
staff,
about
your
specific
questions
or
concerns,
or
to
really
just
pour
over
map
together
and
say.
This
is
what
this
really
means
in
this
area
or
on
this
block
or
this
street.
F
F
We
as
staff,
will
not
be
telling
you
what
joe
said
when
we
met
with
them
two
days
ago,
but
we
would
be
more
than
happy
to
tell
you
the
facts
as
we
know
them.
As
far
as
this
proposal
goes
as
far
as
the
existing
regulations
go
as
far
as
the
existing
building
heights
in
the
city
go
because
there's
a
lot
of
misconception
about
even
that
point
in
terms
of
what
is
or
is
not
reasonable,
because
it's
what
we
live
with
every
day,
hopefully
that's
reasonable.
If
not,
we.
B
B
Yeah
it's
the
bylaws.
Looking
at
the
through
six
commission
duties,
then
b
planning
commission
shall
have
a
power
to,
and
that's
just
part
of
it
there
are
abc
there
meetings.
So
what
is
outlined
here
is
what
mitchell
is
trying
to
give
us
a
little
bit
of
a
head
start
on,
if
I'm
understanding
what
you're
doing,
but
I'm
not
sure
that
it's
come
together
in
something
that
I
quite
get
my
hands
around.
B
F
B
And
and,
and-
and
I
agree
with
the
comment
that
we
got
to
find
a
way
to
visualize
these
concepts
and
show
it
to
people
the
pros
and
cons
and
when
a
developer
says
well,
I'm
going
to
give
you,
you
know
10
feet
on
the
side
of
my
building
for
park
space.
What
does
that
really
mean?
You
know
what
does
that
look
like?
B
F
So
one
thing
that
I
will
say
in
closing
is
that
a
form
based
code
is
a
graphic
and
visual
document.
So
if
you
read
a
conventional
zoning
code
like
the
one
that
we
have
now,
there
are
no
pictures
at
all.
It's
just
text.
F
A
Thank
you
mitchell
thanks.
We
have
one
additional
agenda
item,
which
is
the
planning
commission,
bylaws.
E
B
D
D
C
D
C
D
D
D
Due
to
slight
variations
in
language
between
the
boards
and
committees,
though,
there's
the
potential,
some
people
might
have
a
loophole
available
to
go
off
for
a
little
while
and
then
come
back
on,
depending
on
the
board
or
committee
you're.
Speaking
of
so,
we've
cleaned
up
the
language
to
say
that
appointments
shall
be
made
for
a
term
of
three
years.
Appointees
shall
serve
at
the
pleasure
of
city
council
and
may
be
reappointed
to
a
maximum
of
three
terms.
D
If
appointment
is
made
to
an
unexpired
term,
that
appointment
shall
be
for
the
remainder
of
the
unexpired
term
of
office,
so
you
have
a
maximum
possible
nine
years
on
the
commission
with
the
way
it's
written.
Currently,
that's
the
way
we
were
proposing
it
for
all
boards
and
committees,
a
maximum
of
nine
years.
With
the
exception
of
the
development
review
committee,
which
is
based
on
staff
positions,
some
boards
have
expressed
concern
that
they
would
like
to
see
either
the
terms
lengthened,
or
else
the
number
of
terms
increased.
C
C
B
B
I
mean
these
three
terms
are
at
the
will
of
the
council:
they're
not
automatic
in
any
event.
Well,.
A
B
Was
on
the
board
of
zoning
appeals
and
I
didn't
show
up
for
a
city
council
meeting
to
say
I
wanted
to
stay
on
the
board
and
kick
me
off
yes,
sir.
So
I'm
just
saying
the
city
you
serve
at
the
will
of
the
council,
and
so
they
can.
They
cannot
renew
your
term
any
time
they
want.
When
your
term
has
expired.
A
D
That
one
of
the
next
changes
we
made
was
to
add
this
last
paragraph.
In
the
first
section,
members
shall
review
and
become
familiar
with
the
policies
and
procedures
contained
in
the
board
member
handbook
provided
by
the
city
clerk's
office.
Members
further
agreed
to
attend
any
mandatory
training
session
provided
by
staff
and
adhere
to
city
council's
rules
of
conduct.
B
D
There
have
been
some
minor
updates,
the
updates,
more
recently,
just
being
to
change
the
contact
people
for
some
of
the
boards
and
commissions,
as
staff
has
changed.
C
A
B
B
Okay,
when
you
say
sent.
D
Well,
we
will
make
sure
you
get
a
copy
and
if
you've
got
any
questions
after
you
review
it,
we
would
be
more
than
happy
to
answer
any
that
you
have.
Thank
you,
okay,
then,
under
officers.
I
believe
this
board
might
have
already
been
using
the
term
chair,
but
some
of
our
boards
say
chair
instead
of
chairman
some
said
vice
chairman
to
go
along
with
that.
So
to
make
it
consistent
among
all
boards,
we
are
making
sure
that
they
all
state
that
there
is
a
chair
and
a
vice
chair
at
this
point.
That's
solid.
D
There
is
one
thing
that
we
noted:
they
don't
currently
indicate
that
the
board
provides
recommendations
for
requests
for
certificates
of
special
exception,
which
is
one
of
the
things
most
commonly
presented
to
the
board.
So
we
would
like
to
add
that
to
your
list
of
duties,
it
is
included
in
chapter
26
of
the
code
of
ordinances.
D
We
did
have
a
concern
about
this
section
here.
The
planning
commission
shall
have
the
power
to
require
information
which
shall
be
furnished
within
a
reasonable
time
from
the
other
departments
of
the
city
government.
In
relation
to
its
work
that
one's
all
right,
then
number
two
was
request:
additional
assistance
for
special
survey,
work
of
the
city
manager,
who
may
add
his
or
her
discretion
assigned
to
the
commission,
members
or
the
staff
of
any
administrative
department
or
direct
such
department
to
make
special
studies
requested
by
the
commission
that
could
be
at
the
manager's
discretion.
D
But
then
we
came
to
point
three
in
the
performance
of
its
function,
enter
upon
any
land
and
make
examinations
and
surveys
in
place
and
maintain
necessary
monuments
and
marks
thereon
as
staff
members
in
the
city
clerk's
office.
We
were
somewhat
concerned
about
entering
on
other
people's
property
without
their
permission.
How
does
the
commission
feel
about
that?
Third.
D
F
D
The
planning
commission
further
shall
submit
to
the
city
manager
not
later
than
60
days
prior
to
submission
of
the
tentative
budget,
a
list
of
recommended
capital
improvements
which,
in
the
opinion
of
the
commission,
are
necessary
or
desirable
to
be
constructed
during
the
forthcoming
six-year
period.
Such
lists
shall
be
arranged
in
order
of
preference,
with
recommendations
as
to
which
projects
shall
be
constructed
in
which
year,
the
commission
shall
also
promote
interest
and
understanding
of
the
comprehensive
plan
and
of
planning.
A
D
B
If
the
city
council
wants
our
opinion
on
the
recommended
capital
improvements
for
the
five-year
plan,
let's
say
yeah,
then
we
could
have
a
presentation
and
we
could
give
them
a
recommendation
with
regard
to
it.
But
I
don't
see
us
generating
the
five-year
plan
for
capital
improvements.
We
we
do
that
because
and
staff
briefs
us
and
we're
given
opportunity
for
comment,
but
we
don't
yeah.
A
B
Yeah,
as
a
matter
of
fact,
you
could
change
what's
here
now
with
the
word
may
and
and
take
out
the
will
that
I
think
I
heard
mentioned
here,
yeah
necessarily
desirable.
May
you
could
I
don't
know
why
that's
in
there,
but
it's
probably
also
good.
It's
never
been
used
that
I
know
often
no,
no,
no,
and
that
doesn't
necessarily
mean
that
there
may
not
be
a
time
it
could
be,
but
you're
not
using
it.
Why
have
it.
B
A
D
Right
so
do
we
have
consensus,
then
that
point
c
should
just
be
limited
to
that
final
sentence
with
also
being
removed
from
it.
Well,
yeah.
B
I
think
the
the
sense
is
eliminated,
the
c
basically
except
maybe
the
last
sentence
and
change
a
shell
to
a
may.
You
could
just
change
the
shells
to
maze
and
leave
it
and
then,
if
there
ever
were
a
need
or
a
desire,
it
could
be
used.
That's
another
thing
that
can
be
done.
A
D
Improvement
plan,
it's
the
list
of
projects
that
will
start
development
within
what
the
next
five
years
lisa.
Oh.
C
C
F
Again,
mitchell
austin
for
the
record.
The
capital
improvements
program
of
the
city
is
in
the
the
city's
budget
annual
budget.
It
is
a
five-year
program
funded
and
then
they're
also
a
list
of
unfunded
projects.
F
The
way
that
this
relates
at
least
tangentially
to
the
duties
and
responsibilities
of
the
planning
commission
as
you're.
The
the
keeper
advisor
of
the
conference
of
plan
and
one
of
the
elements
within
the
comprehensive
plan
is
capital
improvements
element
and
that's
why
the
reference
is
in
there
the
capital
improvements
program,
those
are
by,
and
large
projects
dealing
with
infrastructure
of
the
city,
everything
from
parks
to
water
lines,
utilities
typically
handles
their
own.
F
B
B
B
B
F
B
Which,
as
I
recall,
is
briefed
by
the
finance
director,
so
then
is
the
finance
director
going
to
have
to
coordinate
city
budget
through
the
planning
commission?
Well,
I
think
it's
just.
C
C
B
What
are
we
really?
You
know
we
are
not
really
planning
per
se.
We're
commenting
on
proposed
plans,
yeah,
we're
saying,
eliminate
it,
because
we're
only
commenting
on
it.
That's
what
we
do
on
anything,
I'm
sorry.
I
I've
been
involved
with
planning
with
government
before
to
a
small
degree,
and
frankly
this
is
when
I
got
these
bylaws
this
first
time.
I
don't
care
what
anybody
says.
B
So
I
could
have
the
information
I
needed
to
propose
a
parks
and
recreation
commission
or
whatever
you
want
to
call
it
and
modeled
it
after
the
bylaws
that
were
already
in
existence,
it's
people
coming
in
and
off
of
these
plant
of
these
of
our
various
boards
usually
do
not
get
or
often
do
not
get
a
packet.
I
never
got
one
unless
I
asked
one.
I
got
one.
D
B
B
B
E
A
D
D
If
I
may,
something
we
could
do
is
go
ahead
and
continue
this
item
to
the
next
meeting.
We
could
bring
an
example
of
the
capital
improvements
program
list
and
we
could
also
get
some
feedback
from
finance
on
how
having
to
bring
that
to
the
board
would
impact
their
timeline
all
right.
Okay,
okay,
that's
good!
Thank
you!
D
So
after
that,
starting
with
section
five
we've
pretty
much
just
reorganized
things
to
try
to
make
it
easier
to
find
specific
bits
of
information
that
somebody
might
want
to
know
about,
and
then
we
did
add
under
the
voting
requirements
section
a
very
brief
definition
of
conflict
of
interest
according
to
the
state
statutes.
D
A
I,
like
the
I
like
that,
including
the
the
procedures,
starting
with
the
item
e
in
in
the
in
the
bylaws.
It's
good.
I
just
want
to
make
sure
it's
that
check
that
there's
consistency
in
the
in
the
bios
with
what's
stated
in
here
yeah
or
vice
versa,.
D
Yeah
we
did
attempt
to
make
a
very
abbreviated
form
of
what's
in
there
and
that's
part
of
why
we
added
the
line
here
too.
That
members
will
become
familiar
with
the
handbook,
because
it
is
just
there's
a
lot
of
really
good
information
in
there,
but
it's
so
lengthy.
If
we
put
even
half
of
that
in
the
bylaws,
they
would
become
a
bit
of
a
they'd
be
a
lot
of
additional
reading
on
top
of
the
handbook.
A
Any
other
any
other
feedback,
the
city
clerk
on
this
okay.
B
With
more
information
provided
to
us,
and
so
on,
is
that
my
understanding
is
that
that
we're
continuing
the
discussion
on
the
bylaws
to
the
next
meeting,
no.
A
B
F
We
would
request
that
you
provide
advice
for
us
to
provide
to
city
council
at
their
workshop.
So
next
meeting
is
is
when
your
your
opinions
will
be
voiced
on
the
record,
either
as
individuals
or
as
a
body.
If
you
want
to
make
specific
motions
to
say
these
are
the
things
we
as
a
group
think
are
appropriate.
So.
F
D
F
C
F
F
Well,
at
this
point
on
the
record
at
a
council
meeting,
they
say
those
three
topics,
building
height
architecture
and
community
benefits-
are
their
concerns
that
they
want
to
discuss.
So
we
know
that
we
will
be
discussing
those
three
topics
and
we
know
as
staff
that
we
need
to
frame
those
topics
in
some
way
that
it
is
easily
digestible
and
we
can
talk
about
them
individually
and
how
they
relate
to
each
other.
A
It
appears
those
issues
are
similar
to
the
ones
that
the
that
were
you,
the
feedback
you
received
from
the
cbdia.
F
Yes,
yes,
they
they
were.
They
were
concerned
with
those
issues
as
well
and
from
a
different
perspective,
because
they
actually
built
stuff
right.
A
Thank
you
for
your
time.
Thank
you,
everybody
for
the
time-
and
this
has
been
quite
lengthy,
very
unusual
for
us,
but
we
had
a
lot
to
cover,
so
we
all
have
a
good
time.
Next.