►
Description
City Manager Greg Murray and Mitchell Austin, Chief Planner made a presentation on February 10th about proposed reforms to City’s Land Development Regulations during a virtual meeting hosted by PGI Civic Association in partnership with TEAM Punta Gorda. The Land Development Regulation reform project will take about a year and involve several interactive public engagement opportunities. These reforms are a result of the City Wide Charrette held in Spring, 2018, and will provide the basis of our Comprehensive Plan for the next 15-20 years.
For more information:
Plan Update – www.puntagordamasterplan.com/engage
City of Punta Gorda – www.ci.punta-gorda.fl.us/government/comprehensive-plan/plan-punta-gorda-comprehensive-plan-update
Contact – UrbanDesign@CityofPuntaGordaFL.com
A
I
want
to
welcome
everybody
this
morning.
We
have
a
fantastic
turnout
going
here.
We're
really
pleased
to
have
you
all,
because
this
is
a
really
important
meeting
with
the
city.
We
also
have
team
panagorda
on
board,
helping
us
with
this
and
so
welcome.
Mitchell,
austin
and
greg
murray
are
going
to
be
your
speakers
today.
I'm
going
to
turn
it
over
to
mr
murray,
our
current
city
manager,
who's
been.
B
Yep,
thank
you.
What
I
really
wanted
to
do
is
just
concur.
We
certainly
need
to
look
at
our
land,
development
regulations
and
form-based
codes
when
we
determine
what
the
future
of
punta
gorda
wants
to
look
like.
We
want
to
develop
the
envelope
and
the
densities
that
various
builders
can
look
at
and
work
from
as
a
platform
to
develop
much
of
the
property
that's
currently
available
in
punta
gorda,
which
is
ever
shrinking
as
we
move
forward.
B
I
just
wanted
to
provide
assurance
that
what
we're
looking
for-
and
I
know
what
our
urban
design
department
is
looking
for
and
specifically
the
council,
is
citizen
input
and
involvement
so
that
we
can
actually
use
that
input
to
help
craft
the
ldrs
and
form-based
codes
that
we
need
to
allow
the
city
to
move
forward
in
the
future.
So
with
that
really
turn
it
over
to
mitchell.
B
C
You
very
much,
mr
murray.
I
really
appreciate
you
being
here
and
sharing
that
with
the
public
on
the
line
here
and
I
am
mitchell
austin,
I'm
the
chief
planner
of
the
city
of
puna
gorda,
I've
been
with
the
city
for
17
years
and
lived
in
the
city
since
2008,
so
going
on
what
14
years,
I
guess
so
this
town
is
very
near
and
dear
to
me
briefly.
I
wanted
to
go
over
the
presentation
outline
much
like
sherry
intimated
in
her
opening
comments.
C
The
the
place
where
we're
at
today
is
a
part
of
a
process
that
really
began
many
years
ago,
stretching
back
into
2017
with
some
of
the
development
projects
that
were
occurring
within
the
city
in
late
2018,
the
city
council
directed
staff
to
to
look
very
closely
at
what
our
development
entitlements
were
and
based
on
some
of
that
input.
They
said
we
really
need
to
re-look.
At
the
whole
thing,
we
need
to
make
sure
that
we're
doing
things
that
are
appropriate
for
our
community
and
fit
within
the
context.
C
So
they
started
with
the
city-wide
master
plan
process
in
2019
and
based
on
that
document,
which
is
really
a
vision
document
that
provides
sort
of
a
range
of
potential
options
for
how
development
could
proceed
in
an
orderly
manner.
In
the
city
city
council
said:
okay.
Well,
where
does
the
rubber
meet
the
road
and
it
starts
with
the
comprehensive
plan
which
is
required
by
the
state
of
florida?
C
So
that's
our
official
planning
document
required
by
the
state,
so
we
needed
to
make
some
updates
in
there
based
on
recommendations
in
the
in
the
citywide
master
plan
and
direction
from
city
council
and
the
public
and
then
sort
of
the
the
part.
Three
of
that,
where
we
really
have
an
impact
on
how
the
city
gets
built
over
time
is
updating
those
land
development
regulations.
C
C
The
next
piece
of
the
puzzle
was
the
historic
element
and
there's
really
two
tracks
there,
where
we're
looking
at
okay.
Well,
how
do
we
ensure
that
we're
preserving
those
protecting
those
buildings
that
are
important
to
our
community
to
the
maximum
extent
possible,
and
also,
how
do
we
use
our
historic
charm
and
character
to
promote
the
city
and
have
a
more
sustainable
business
environment?
C
The
next
element
that
we
looked
at
updating
was
the
housing
element
and
that
was
to
recogni
better
recognize
the
senior
and
assisted
living
facility.
Housing
needs
that
may
be
out.
There
update
our
list
of
partners
with
with
various
entities
within
the
community
and
exploring
opportunities
to
provide
incentives
to
the
development
community
to
provide
a
wider
range
of
housing
types
and
price
points,
particularly
within
the
core
area
of
the
city.
C
The
transportation
element
which
the
city
had
a
very
good
transportation
element
to
begin
with
roadway
network-wise
we're
pretty
much
built
out.
So
it's
really
about
focusing
in
on
well,
where
are
key
intersections.
That
would
help
our
community
address
some
of
the
traffic
inconveniences
that
we
currently
experience
today,
particularly
during
the
high
season
and
where
areas
where
we
can
continue
to
enhance
bicycle
and
pedestrian
access.
C
The
city
since
the
mid-1990s,
with
with
its
initial
sidewalk
development
plan,
has
really
focused
very
strongly
on
enhancing
that
environment
for
bicyclists
and
pedestrians,
and
you
know
some
of
its
transportation
and
a
lot
of
it.
Given
the
character
of
our
community
is
really
recreation.
I
live
in
ponte
gorda
isles
and
my
friends
and
neighbors
myself,
my
mom.
We
all
walk
around
and
and
bicycle
at
times
and
and
to
be
out
and
about
in
the
glorious
weather
that
we
have
particularly
this
time
of
year.
So
it's
an
important
part
of
our
community.
C
The
big
rubber
meets
the
road
part
of
the
of
the
updates
is
really
the
future
land
use
element
and
the
intent
there
was
to
update
the
policies
to
ensure
that
we're
getting
greater
flexibility
for
annexation
growth
areas
and
providing
appropriate
development
rights
within
that
core
downtown
area.
The
two
areas
that
you
see
highlighted
here,
the
the
orange
box
and
the
yellow
box.
C
Those
are
the
areas
that
city
council
specifically
directed
us
to
look
at
in
the
future,
land
use,
update
and
subsequently
the
the
land
development
regulations,
because
that's
their
area
of
concern.
The
areas
where
I
live
and
many
of
you
live
in
terms
of
puna
gord
isles
burnt,
star
osborne,
storm
meadows,
seminole
lakes.
Those
areas
aren't
changing.
There's
zero
change
recommended
for
any
of
those
areas.
They
will
remain
the
same.
So
that's
an
important
thing
that
I
want
to
point
out
so
drilling
down
into
the
downtown
area.
C
What
what
I
like
to
call
the
greater
downtown
area,
we're
taking
a
hodgepodge
the
current
future
land
use
map,
looks
like
this.
On
the
left
hand,
side
of
the
screen
and
turning
it
into
a
much
more
focused
collection
of
future
land
use.
Future
land
use
categories
in
order
to
encompass
the
sort
of
development
types
that
are
currently
seen
in
those
areas,
and
we
want
to
promote
encourage
to
continue
so.
The
first
one
is
the
downtown
area.
C
C
So
within
that
area,
within
those
areas
we're
again
looking
at
a
mixture
of
commercial
and
residential
development
office
and
retail
and
those
are
a
little
bit
smaller
scale.
So
again,
when
we
looked
at
residential
density,
we're
looking
at
about
30
units,
an
acre
which
is
an
increase
from
the
current
entitlement
of
15.,
and
the
comparison
here
is
fisherman's
village,
which
is
only
a
two-story
building.
And
if
you
assume
that
the
second
floor
was
all
residential,
which
of
course,
we
all
know
it
is
not.
C
So
the
next
future
land
use
category
is
the
traditional
neighborhood.
So
these
are
the
neighborhoods
that
flank
the
downtown
and
the
41
corridor
to
the
east
and
the
west,
so
these
areas
were
planted
between
1884
and
really
the
1920s,
so
they're
really
built
on
a
very
traditional
pre-automobile
planning
type
of
scale,
so
that
they're
distinctly
different
from
the
rest
of
the
city
in
that
manner.
C
So
when
we
looked
at
those
and
we
looked
at
existing
densities,
they
were
in
the
range
between
22
and
33
units,
an
acre,
and
we
know
that
there
are
areas
within
those
traditional
neighborhoods.
Historic
properties,
for
instance,
are
key
portions
of
of
clusters
of
historic
properties,
historic
districts
per
se,
where
we
may
want
densities
to
be
lower
than
that,
and
there
are
other
areas
like
immediately
adjacent
to
the
hospital
where
we
have
large
quantities
of
undeveloped
lots
where
it
may
be
appropriate
to
increase
those
residential
densities
to
entice
residential
development
to
occur
there.
C
So
the
final
future
land
use
change
is
really
the
flex
commercial
corridor,
and
this
is
the
corridor.
That's
that's
along
41
from
airport
road
north
to
the
southern
end
of
downtown.
It's
an
area,
that's
flanked!
You
know
by
those
traditional
neighborhoods,
so
the
the
spacing
of
intersections
the
number
of
streets.
The
size
of
the
blocks
are
all
really
that
historical
context
and
size,
and
we
looked
at
adding
additional
residential
entitlements
to
this
area
for
the
redevelopment
potential
of
some
of
these
sites.
C
C
However,
you
know
we
all
have
more
than
likely
a
cell
phone
in
our
pocket.
I
work
and
my
employer
provides
me
with
a
cell
phone.
So
I
have
two
cell
phones
in
my
pocket
and
one
is
my
shopping
center,
an
entertainment
venue
and
the
other
could
be
my
everyday
office
and
the
place
where
I
get
my
work
done.
So
the
commercial
picture,
as
far
as
you
know,
hundreds
of
thousands
of
square
feet
of
of
commercial
retail
space
or
office
space
are
highly
in
question.
C
Moving
into
the
future.
The
the
the
pandemic
this
year
our
last
year
and
this
year
has
really
highlighted
those
changes
that
were
already
occurring
in
the
background
in
the
market
for
commercial
real
estate,
and
we
anticipate
that
those
things
will
continue
moving
into
the
future
and
remember
when
we're
talking
about
our
future
land
use
plan.
We're
really
talking
about
a
document,
that's
looking
15,
20
or
more
years
into
the
future.
C
C
C
So
I've
talked
a
lot
about
the
comprehensive
plan
and
we're
all
here
today
to
hear
about
land
development
regulations.
So
many
of
you
may
be
thinking
what
the
heck
are
we
talking
about,
but
that's
really
the
foundation,
the
groundwork
for
where
we
are
at
now,
so
that
you
can
understand
better
where
we're
going
and
the
fact
that
we're
not
taking
this.
You
know
this
is
not
our
first
look
at
this.
C
The
comprehensive
plan
is
a
broad
policy
document.
It's
data
and
analysis.
It's
over
a
thousand
pages
long.
The
real
rubber
meets
the
road
portion
of
that
is
goals,
policies
and
objectives,
and
if
you
pull
those
out
of
the
document,
there
are
maybe
40
or
50
pages
long,
and
then
there
are
some
maps
which
are
critically
important
to
understanding
those
goals,
objectives
and
policies.
C
So
those
out
of
that
document,
that's
really
the
the
primary
mover
and
shaker,
which
guides
the
land
development
regulations.
So,
as
we
discussed,
land
development
regulations
are
where
the
rubber
meets
the
road.
It's
the
only
place
where
we
as
a
city
can
have
a
city.
A
citizenry
a
community
have
any
impact
on
the
way
that
private
land
is
developed.
C
Land
development
regulations
are
specific
rules
that
govern
the
development
of
those
private
lands.
They
generally
specify
the
types
of
uses
that
we
anticipate
on
seeing
so
broad
categories
like
residential
commercial,
institutional
or
in
our
case
we
already
have
some
mixed
use,
classifications
and
then
specific
specifications
for
how
things
should
be
built
or
where
they
should
be
built
in
terms
of
setbacks,
building
heights
parking
requirements,
landscaping
and
signage,
so
land
development
regulations
are
three
interrelated
concerns,
they're
that
use
density
bucket,
their
form
and
their
management.
C
How
do
I,
as
a
private
developer,
get
through
the
process
of
developing
what
I
want,
whether
I'm
building
a
single-family
home
or
a
mixed-use
building
in
the
the
center
of
our
downtown?
So
those
are
the
three
concerns.
However,
conventional
zoning.
Much
like
the
zoning
that
we
currently
have
in
place
is
primarily
interested
in
this
use
density
piece
of
the
puzzle,
and
then
they
talk
about
a
lot
about
management,
because
we
have
to
follow
state
laws
and
and
local
ordinances
and
have
reasonable
due
process
for
development
and
then
way
over
here.
C
So
conventional
zoning
has
a
great
deal
of
shortcomings.
We
mentioned
this
building
one
of
these
buildings
earlier
from
the
city's
land
development,
current
land
development
regulations,
both
of
these
buildings
carry
the
same
zoning
classification
and
to
the
land
development
regulations.
Both
of
these
buildings
are
the
same.
They
meet
more
or
less
the
the
same
buildable
envelope.
C
There
was
a
variance
for
one
of
these
buildings,
but
it
was
just
for
nine
foot
of
building
height
standing
on
the
street.
I
was
trained
as
an
architect.
I
can't
tell
the
difference
in
height
between
these
two
buildings,
but
you
know
it's
there.
I
can
tell
the
difference
as
a
as
an
average
person
that
they
look
different
and
they
definitely
interact
with
the
street
in
different
ways.
One
has
active.
C
You
know
street
frontage
with
a
restaurant
opening
and
the
lobby
into
the
hotel
and
the
other
on
the
public
street
has
basically
a
fire
exit,
and
you
know
it's
it's
it's
pretty
blank,
so
those
but
from
a
regulatory
perspective.
Both
of
these
buildings
are
the
same
more
or
less
so.
Another
metric
that
you
typically
see
in
conventional
zoning
is
what
they
call
floor-to-area
ratio
and
that's
a
way
to
measure
sort
of
the
intensity
of
development
on
a
site
in
terms
of
the
ratio
of
the
land
area
to
the
floor
area.
C
C
C
C
By
contrast,
which
is
the
the
type
of
land
development
regulations
that
are
proposed
for
the
greater
downtown
area
form,
is
the
organizing
principle
form
based
codes
were
initially
developed
by
people
in
the
design
industry,
primarily
people
who
are
trained
as
architects,
so
their
problem
with
conventional
zoning
and
the
reason
that
they
started
developing
these
form-based
codes
is
that
you
could
build
a
great
building
but
right
beside
it.
Somebody
else
may
build
the
building
that
fits
the
zoning
code
that
completely
negates
the
building
that
they
created
in
terms
of
building
the
cityscape.
C
So
when
they
develop
form-based
codes,
the
organizing
principle
is
the
form
we're
concerned
about
the
way
that
private
development
shapes
the
city.
So,
of
course,
these
types
of
codes
also
have
management
and
density
and
use
components.
But
again,
those
are
just
necessary
components
where
the
primary
driver
is.
Are
we
getting
from
private
development,
the
buildings
that
fit
the
context
of
the
town
we
expect
so
within
form
based
coding?
There
are
a
lot
of
differences.
A
conventional
zoning
map
covers
broad
swaths
of
area
with
the
same
zoning
classification.
C
C
So
again,
with
form
being
the
organizing
principle,
form-based
codes
are
really
looking
at
the
relationship
of
buildings
to
the
streets
in
which
they
they
encompass,
and
it's
really
about
creating
the
the
are
thinking
of
the
street
as
a
public
room
of
the
city.
So
just
to
give
you
some
perspective,
the
city
of
pune
gordon,
has
a
wonderful
park
system.
We
have
about
a
hundred
acres
of
parks.
C
Our
public
road
infrastructure
occupies
a
space
of
about
900
acres,
so
a
nine
to
one
difference.
The
primary
component
of
our
public
realm
is
really
our
streets
and
form
based
code
says
we
need
to
think
about
them
more
carefully,
so
building
street
relationships
within
our
community,
you
have
a
downtown.
C
There
are
many
elements
within
a
form-based
code,
so
you
start
with
an
illustrative
plan.
There's
a
concept
called
the
transect,
which
is
critically
important,
there's
a
regulating
plan
which
is
essentially
the
zoning
map
and
then
building
form
standards
and
public
realm
standards.
So
these
last
two
pieces
of
the
puzzle.
These
are
what's
really
value,
add
for
our
community.
This
is
largely
missing
from
our
current
zoning
code,
so
illustrative
plan
wise.
C
So,
within
this
citywide
master
plan,
we
identified
that
as
a
very
important
area
to
add
to
the
public
realm
to
create
a
new
plaza
space
with
a
conventional
zoning
code.
It
can
be
incredibly
difficult
without
entering
into
something
like
a
management
agreement.
So
in
our
current
code,
it
would
be
like
a
developer's
agreement
where
the
city
would
provide
certain
things
and
the
developer
would
provide
certain
things.
It's
almost
impossible
for
conventional
zoning
outside
of
that
to
require
something
like
this.
C
So
I
mentioned
the
transect
and
it's
a
weird
word,
but
it
comes
from
weird
people.
It
comes
from
the
scientific
community,
specifically
from
ecology
and
the
transect
of
the
ecological
transect
that
you
see
here
is
an
illustration
of
the
the
canaveral
national
seashore
on
the
other
coast.
If
you
flip
this
over
in
your
mind
and
just
mirror
it
and
put
the
the
ocean
on
this
side
and
the
intracoastal
on
the
on
the
ocean
side,
you
basically
have
the
same
transect
here
in
southwest
florida
of
ecology.
You
have
an
ocean,
a
beach.
C
You
have
beach
dune
ridges.
You
have
oak
canopy
forest
and
upper
in
higher
elevations.
You
have
a
mangrove
swamp,
so
that's
really
within
each
one
of
these
transect
zones
within
each
one
of
these
categories
you
have,
you
would
expect
in
the
ecology
to
find
a
different
type
of
plants
and
animal
species,
and
they
may
be
unique
to
that
specific
zone
and
can't
or
don't
live
in
the
other
zones.
C
So
it's
a
an
organizing
principle
for
studying
ecological
systems
in
biology
and
nature,
so
taking
it
to
us
humans,
we're
obviously
biological
creatures,
but
we
create
our
own
habitats
and
we
have
a
human
habitat
that
runs
from
really
rural
places.
Some
of
us
live
in
very
rural
places,
and
some
of
us
live
in
extremely
urban
places
and
really
we're
somewhere
in
between
those.
But
within
each
one
of
these
habitats
there
are
different
building
types
and
different
levels
of
public
infrastructure
and
different
forms
and
shape
of
the
community,
so
the
form-based
code
is
really.
C
The
transect
is
one
of
those
organizing
principles
to
help
us
understand
what
levels
and
scales
of
development
are
appropriate,
given
the
context,
so
it
runs
the
gamut
from
a
natural
zone
all
the
way
to
an
urban
core
or
what
they
call
an
assigned
district
realistically
within
the
city
of
puna
gorda
as
it
exists
today.
These
are
the
types
of
transect
zones
that
we
have.
C
C
C
A
C
C
Now
you
know
there,
there
may
be
some
misinformation
about
out
there
that
we're
going
to
require
buildings
be
built
in
in
exactly
certain
way
and
that
there'll
be
some
sort
of
uniformity,
or
you
know
overarching
architectural
style
or
consistency
or
or
something
nefarious
government
imposition
on
private
development,
and
that
is
entirely
not
the
intent
of
form-based
coding.
It
is
really
about
prescribing
the
big
picture.
C
What
types
of
heights
are
we
looking
at
in
buildings?
How
many
you
know
increments
of
floor
space?
Are
we
going
to
provide
to
for
the
development
public
for
the
development
of
private
land
in
terms
of
building
heights,
how
those
buildings
address
the
streets?
So
you
know
in
this
example,
which
is
on
the
screen.
They
have
a
specific
type
of
development
that
they
want
to
see
on
a
primary
or
commercial
street
as
opposed
to
on
a
on
an
apartment
or
townhouse
street.
C
C
So
you
can
get
a
little
bit
more
detail
than
that
in
terms
of
providing
specific
building
types
that
are
basically
a
footnote,
a
guide
to
the
private
sector,
development
community
to
say,
hey.
If
you're
in
this
area,
you
may
want
to
consider
these
building
types
as
appropriate
because
they
they
would
are
they
they
fit
all
the
code.
C
So
the
example
over
here
the
illustrative
example
from
the
town
of
port
royal
south
carolina-
this
is
low
country,
south
carolina
and
those
building
types
are
more
or
less
in
line
with
that
context,
so
we
would
expect
to
see
similar
things
in
punta
gorda.
Pontegorta
has,
fortunately,
a
very
eclectic
collection
of
architectural
styles.
Our
current
codes
denote
that
there
are
eight
distinctive
styles.
C
I
think
that
there
are
potentially
more
and
potentially
some
that
we
do
and
don't
want,
and
we
need
to
have
that
conversation
as
a
community,
but
the
building
styles
in
order
to
keep
the
charm
that
puna
gorda
already
has
it's
critical
to
remember
that
we
need
to
have
that
eclectic
mix,
because
that's
what
we
currently
have
another
piece
of
the
puzzle
within
building
form
is
architectural
standards.
Now,
in
a
typical
form,
based
code,
architectural
standards
are
actually
optional.
C
There
are
many
form-based
codes
that
exist
here
in
florida
around
the
country
and
around
the
world
that
contain
absolutely
no
architectural
standards
at
all.
You
could
build
the
building
any
style
you
wanted
to
as
long
as
it
fit
those
building
type
standards
so
that
it
fit
within
the
envelope
of
the
development
site.
C
C
So
the
the
fifth
and
final
piece
of
that's
within
a
form
based
code
and
something
that
you
will
not
find
in
most
conventional
zoning
is
public
realm
standards
and
that's
both
dealing
with
any
public
areas
or
plazas
that
may
be
within
the
forum
based
code
area
but,
more
importantly,
it's
dealing
with
and
assigning
street
types.
So
we
know
that
some
streets
are
primarily
residential.
C
Some
streets
are
main
streets
like
marion
avenue,
and
some
streets
are
downtown
streets
that
aren't
main
streets,
like
you
know,
sullivan,
which
may
have
a
different
character
entirely.
So
it's
another
tool
to
make
sure
that
we're
matching
the
private
development
to
the
public
infrastructure
and
that
we're
creating
the
look
and
feel
of
the
community
that
we
expect
as
a
citizenry.
C
So
with
all
of
that,
I
I
want
to
quickly
wrap
up.
We
have
next
steps
in
the
process.
As
I
said,
the
comprehensive
plan
update
was
paused,
so
we
have
a
rough
draft
which
is
available
for
view
and
comment.
The
land
development
regulation
update.
We
just
had
a
project
kickoff
meeting
with
our
consultants
last
month
in
january,
and
they
are
diligently
working
on
preparing
background
information
and
workshop
materials
for
our
first
public
participation
process,
which
will
occur
in
march.
C
C
So
a
little
bit
more
into
the
the
milestones
for
this
land
development
regulation
project,
the
highlighted
words
public
workshop
public
workshop
public
workshop
and
the
planning
commission
city
council.
Those
are
the
primary
public
input
sessions
in
addition
to
what
we're
having
today,
which
is
not
in
the
consultant's
work
but
a
city
portion
of
the
project.
C
C
You
know
allow
a
reasonable
number
of
people
to
gather
if
needed,
socially
distanced
and
all
following
all
the
cdc
guidelines
to
ensure
that
we
don't
endanger
the
community
through
that
public
workshop,
but
again
primarily
virtual
and
it
will
be
highly
interactive.
I
assure
you
with
lots
of
polling
and
question
q,
a
and
and
all
of
those
good
things
so
that
we
can
get
a
sense
of
where,
where
we're
going
and
where
we
need
to
go
with
the
project.
C
The
next
step
will
really
be
code,
testing
which
currently
in
the
plan,
is
targeted
for
july,
and
that
is
really
a
show
and
tell
of
what
the
draft
code
based
on
an
initial
public
workshop
could
look
like.
So
the
consultants
will
take
example,
projects
that
example
parcels
that
we
give
them
so
real
world
projects
from
our
community
real
world
world
parcels
from
our
community
and
provide.
C
Basically,
the
consultant
will
take
those
and
build
a
development
project
based
on
that
site
and
the
code
that
they've
drafted.
So
those
examples
would
be
presented
to
the
public
in
some
way.
That
meeting
is
initially
targeted
for
july,
knowing
the
character
of
our
community
and
the
concerns
with
the
seasonality.
C
So
with
that,
I
want
to
say
one
last
thing,
which
is
the
comprehensive
plan.
Update
and
land
development
regulations
are,
will
once
we
start
getting
into
having
something
will
be
available
for
view
on
the
the
planned
puna
gorda
master
plan
website
and
the
city
website,
and
you
can
always
contact
the
city
urban
design
division.
A
So
yeah,
thank
you
so
much
mitchell.
You
gave
us
a
lot
of
information
to
consider
and
I
think
it's
really
good
for
us
to
begin
to
understand
some
of
the
terminology,
because
this
is
a
really
for
a
lot
of
us.
I
think
this
is
a
very
new
concept,
some
very
new
concepts.
So,
yes,
we
have
some
questions
that
have
come
in
the
first.
A
So,
what's
going
to
happen
in
the
future,
well,
lashley
and
gilchrist
park
really
provide
a
venue
for
those
activities.
The
activity,
space
and
parking
cannot
accommodate
needs
now
on
a
normal
day
and
season.
So
where
do
we
look
for?
Where
can
we
look
for
our
new
venue,
or
are
we
going
to
have
in
our
form-based
codes
a
requirement
that
a
developer
provide
that
sort
of
service
if
they
do
do
develop
in
that
spot?
A
C
So
that's
a
really
good,
good,
comprehensive
question
and
super
important.
I
know
having
been
here
for
17
years
that
that
that
parcel
is
of
primary
importance
in
to
the
city.
Looking
back
into
the
past,
that's
actually
the
location
of
the
original
hotel,
puna
gorda,
the
grand
hotel
that
was
the
signature
of
the
city
from
its
founding
through
the
1950s.
C
There's
there's
really
no
way
for
us
to
enforce
that.
Under
our
current
zoning
code,
however,
we
have,
through
the
form,
based
code
process,
the
opportunity
to
think
critically
about
how
we
would
want
to
encompass
those
things.
How
do
we
require,
or
incentivize
public
space
to
be
provided
on
that
private
development
site
public
parking
to
be
provided
on
that
development
site?
C
C
So
I
anticipate
that
we
will
have
a
lot
of
community
discussion
about
that
very
point
and
it
is
good
to
have
that
community
discussion
just
to
put
it
in
perspective,
the
the
the
total
asking
price
on
that
piece
of
land
would
exceed
the
total
amount
of
the
initial
capital
investment
that
the
city
put
into
developing
lashley
park
way
back
in
2006
7..
So
it's
a
it's
a
very
expensive
piece
of
land
from
a
physical
perspective
which
I
think
the
city
manager
would
be
more
capable
of
addressing.
C
A
C
However,
the
moving
from
what
we
currently
have,
which
is
a
dial-a-ride
system
to
what
those
types
of
systems
would
be
which
are
more
of
a
fixed
route
system,
requires
substantial,
both
capital,
which
is
largely
funded
by
the
federal
government
and
operating,
which
is
you
know,
more
of
a
50
50
split
between
the
federal
government
and
the
local
entities
expense.
So
there
are
some
major
expenses
involved
in
in
moving
to
a
fixed
route
transit
system
and
providing
transit
in
the
community.
C
It's
certainly
something
that
we
as
a
city
have
looked
at
before
I
mean
way
back
after
hurricane
charley.
We
had
because
we
had
so
many
vacant
lots.
We
had
our
downtown
business
community
on
their
on
their
regular
gallery,
walk
nights.
They
would
provide
a
a
circulator
trolley
to
move
people
around
the
town,
so
there
are
some
potentially
some
public
private
opportunities
to
look
at
in
the
future.
C
C
And
that's
a
very
good
and
timely
question
of
the
there
are
several.
There
are
many
blocks
within
the
city
of
pontogorda
that
were
platted
many
many
years
ago,
all
the
way
back
into
the
to
the
late
18
or
early
1880s,
where
the
infrastructure
that's
been
built
around
them
in
terms
of
streets
and
and
roads,
and
water
and
sewer
systems
and
drainage
are
actually
at
an
elevation
equal
to
or
higher
than
some
of
the
low
points
within
those
blocks.
C
So
you
get
in
certain
areas
a
little
bit
of
a
basin
effect
where
there's
no
positive
drainage
from
those
lots
onto
the
street.
Under
the
regular
standards
of
the
florida
building
code,
private
properties
are
required
to
provide
positive
drainage
from
their
site,
not
impacting
adjacent
private
properties
but
flowing
that
water
to
the
nearest
drainage
infrastructure.
So
in
a
master
planned
community,
it
may
go
to
the
the
detention
pond
behind
your
house
in
a
place
like
puna
gorda.
It
primarily
flows
to
the
public
streets
for
that
direct
positive
drainage.
C
So
the
development
pattern
that
we
have
there
are
a
mix
of
vacant
lots
and
existing
historic
structures.
Those
existing
historic
structures
are
lower
in
elevation
and
may
never
have
had
any
sight,
fill
or
grading
provided
to
them,
so
they
may
represent
the
lowest
points
on
that
block,
but
obviously,
they're
developed
and
preserving
those
historic
properties
is
important
to
us
not
only
to
the
individual
private
property
owner,
but
to
us
as
a
community
as
part
of
our
character.
C
So
there's
a
little
bit
of
a
conflict
there
or
an
issue
that
we
need
to
find
a
thoughtful
way
of
addressing
and
we've
we've
got
a
lot
of
partners
there.
In
terms
of
within
the
internal
city
structure,
we
have
planning
zoning
my
side
of
the
house.
We
have
the
building
division,
who
regulates
the
building
code
they're
the
people
that
you
pull
permits
from
if
you're
doing,
work
on
your
structure,
our
property
and
then
we
also
have
the
public
works,
division,
who's
responsible
for
the
drainage
on
those
streets
and
public
rights
of
way.
C
So
we've
got
to
get
everybody
sort
of
on
the
same
page.
To
address
this
problem.
Is
it
a
problem
that
occurred
overnight?
No,
it
is
not
it's
really
a
problem
that
dates
back
to
the
1880s.
The
original
planning
of
the
city-
and
it
really
wasn't
an
issue,
especially
in
the
period
from
say,
the
the
1970s
onward,
because
there
was
largely
no
development
in
these
historically
planted
areas.
C
A
Okay,
great
another
question
about
affordable
housing.
Dover
coal,
in
their
presentation
in
in
the
final
master
plan,
talked
about
affordable
housing
being
a
way
to
provide
incentives
to
developers,
for
example,
a
portion
of
units
in
a
project
being
made
created
being
made
a
part
of
affordable
housing.
How
does
that
fit
into
the
overall
planning?
So.
C
Affordable
housing
are
providing
additional
entitlements
for
the
number
of
residential
units
are
providing
some
other
incentive
to
entice
a
developer
to
produce,
affordable
housing
is
a
tool
that's
used
in
some
communities.
You
can
also
increase
the
the
affordability
of
the
overall
housing
stock
just
by
providing
a
wider
array
of
arc
of
housing
types.
C
So
in
our
existing
zoning
code
for
the
traditional
neighborhoods,
it's
neighborhood
residential
10.
and
most
people.
Think
of
that
as
a
single
family
zoning
classification
within
these
historic
areas.
But
really
it's
not
it's
a
zoning
classification
that
permits
by
right
somebody
to
build
an
accessory
dwelling
unit
on
their
property
or
for
somebody
to
build
a
duplex
on
their
property
and
those
entitlements.
C
C
The
baby
boom
generation,
which
the
vast
majority
of
our
community,
given
our
demographics,
is
baby
regeneration,
they've
driven
the
housing
market,
their
entire
lives
because
they're,
the
largest
cohort
of
individuals
moving
into
the
future.
If
you
look
at
the
outer
edge
of
that
planning
horizon,
the
baby
boomers
will
be
a
less
and
less
important
part
of
that
housing
market
in
terms
of
the
demand
for
housing.
C
So
we
have
to
ensure
that
as
a
community,
we
have
the
variety
of
housing
types
that
are
going
to
be
attractive
to
millennials.
Now
I
say
the
word
millennial
and
even
in
my
own
mind,
I
have
to
catch
myself
because
we
think
of
like
kids.
Well,
the
oldest
millennial
turns
40.
This
are
turns
41
this
year,
so
the
millennial
generation
is
actually
in
their
prime
family
creation
household
creation
years.
C
This
is
where
they're
starting
to
buy
and
build,
buy
housing
or
rent
significant
quantities
of
housing
and
by
and
large,
because
of
the
sort
of
economic
conditions
that
they
face.
The
cost
of
education
and
other
considerations,
their
their
disposable
income
or
their
income
available
for
housing
is
significantly
lower
than
what
the
baby
boom
generation
faced
at
that
point
in
their
life
in
their
housing
lives.
C
The
hospital,
if
I'm
you
know
not
a
doctor,
not
a
high-end,
you
know
specialized
nurse
or
other
health
care
professional.
I'm
earning
a
professional
wage,
I'm
even
making
forty
fifty
thousand
dollars
a
year
but
where's
the
affordable
place
where
I'm
going
to
live
in
our
community
and
give
them
the
opportunities
in
charlotte
county.
They
may
actually
look
to
lee
county.
Well.
What
if
those
people
after
driving
back
and
forth
to
pontegorta
for
two
or
three
years,
say
wait
a
second,
I'm
passing
three
other
hospitals
to
get
to
my
place
of
employment.
A
Okay,
another
interesting
question
do
seaside
or
celebration
which
are
towns
here
in
florida.
I
think
most
of
you
know
or
carmel
in
california-
and
I
want
to
make
a
note
here-
that
celebration
is
the
disney
town
connected
to
disney
seaside
is
as
a
charming
one,
in
my
opinion,
a
charming
community
up
in
the
northern
part
of
the
state,
and
then,
of
course,
I
think
we
all
know
the
looks
of
carmel
california
do
they
use
form-based
codes.
C
So
I
can't
speak
to
carmel
because
I
haven't
looked
into
it
west
coast
example.
I
don't
know,
I
don't
live
on
the
west
coast.
Well,
the
west
coast
of
the
united
states.
We
all
live
on
the
west
coast
of
florida,
so
seaside
and
celebration
are
definitely
examples
of
communities
that
use
farm-based
code.
Both
of
those
are
unique
examples
because
they
are
communities
that
were
developed
from
scratch
by
a
master
developer.
C
Seaside
is
actually
the
foundational
community
for
farm-based
coding.
That
is
the
original
development.
That's
that
project
was
developed
by
single
developer.
He
engaged
the
services
of
dawani
potter,
zyberg
out
of
miami
they're,
a
couple
who
has
an
architecture
firm.
They
both
are
lecturers
at
the
university
of
miami
college
of
architecture
in
the
1980s.
C
They
developed
this
sort
of
new
model
for
developing
a
new
town,
and
that
is
form
based
code.
So
those
are
examples
but
they're
different
examples,
because
all
of
the
land
was
initially
controlled
by
a
master
developer
by
one
person.
So
the
look
and
feel
of
those
is
distinctly
different
from
the
way
that
pomogordo
looks
and
feels
today
or
would
look
and
feel
under
an
appropriate
form.
C
Based
code,
the
objective
is
not
to
have
you
know
the
village
sections
celebration
was
was
used,
no
seaside
was
used
in
what
is
about
the
truman,
show
movie
several.
I
guess
decades
ago,
no
gosh
showing
them
the
age.
You
know.
So
it's
this
fairytale
land,
it's
a
beautiful
place,
but
it
would
be
entirely
inappropriate
to
expect
pangorda
after
20
years
to
look
like
seaside.
C
C
Examples
of
how
you
can
build
a
community
that
has
more
value
than
the
adjacent
sort
of
conventionally
built
communities
in
that
area,
seaside
elias
beach,
rosemary
beach.
There
are
several
sort
of
new
urbanist
developments
which
use
form-based
coating
as
the
regulating
principles
and
the
housing
costs
per
square
foot
in
those
communities
are
sometimes
double
and
triple
the
housing
costs
of
the
similarly
situated
ie
close
to
the
beach
conventionally
built,
single-family
or
even
multi-family.
A
C
C
B
Oh,
I
do.
Actually,
there
are
several
things
that
need
to
be
considered
when
we
think
about
the
number
of
employees
that
we
have
currently,
for
example,
if
you
look
back
historically
before
the
recession,
we
had
85
employees
in
the
public
works
department.
Now
we
have
60.
so
with
the
number
of
buildings
that
we
have
here
in
the
city
of
punta
gorda
that
the
city
owns
and
maintains,
including
harold
court
center,
our
city
hall,
the
annex
any
of
the
other
complexes.
B
We
basically
have
a
person
that
handles
all
the
internal
work
that
we
need
done
in
those
facilities.
If
you
look
at
gilchrist
parks
and
other
park
structures,
we
have
a
person
that
handles
the
needs
in
those
parks
and
can't
always
keep
up
with
that.
We
have
one
electrician
that
goes
around
to
make
sure
even
in
herald
court
center,
all
the
lighting
fixtures
and
the
bulbs
and
different
things
are
currently
some
that
currently
need
replaced
or
being
kept
up
with
in
an
a
supervisor
that
tries
to
fill
all
the
holes.
B
So
we've
had
a
substantial
decline
overall
from
recessionary
period
till
now.
Now
that
being
said,
when
we
look
at
our
revenues
and
we're
preparing
us
for
this
year's
budget
presentations,
our
revenues
are
just
now
coming
back
to
the
level
with
all
the
changes
that
have
even
with
the
changes
that
have
been
made
to
where
they
were
in
2008.
B
So
we
are
just
now
getting
back
to
having
the
amount
of
revenue
coming
out
of
recessionary
times,
5
out
of
13
years,
that
declined
even
with
the
growth
that
we've
had
of
coming
back
to
2008
levels.
So
during
that
time,
it's
been
difficult
to
continue
to
move
forward
like
we
need
to
with
many
of
the
issues
that
the
city
faces.
B
A
B
Well,
thank
you.
That's
very
kind
of
you
to
say
they
they
are.
We
have
292
people
that
are
a
great
staff
to
work
with
they're
thin
enough,
the
proverbial
rubber
band,
you
stretch
it
thin
enough
and
it
breaks.
So
if
we
want
to
continue
to
progress
with
things
that
we
need
to
do
and
address
in
the
city,
we
have
to
address
that
issue
also.
C
That's
a
that's,
a
really
excellent
question
and
it's
not
something
that
that
we
shout
about
a
lot,
but
here
in
the
city
of
planet
order,
we've
actually
been
very
much
on
the
leading
edge
of
of
addressing
the
the
climate
change
issue.
As
far
as
adaptation,
the
city
had
an
adaptation
plan
that
was
initially
adopted
way
back
in
2009..
C
Portions
of
that
update
actually
influenced
some
of
the
recommendations
that
are
in
the
draft
comprehensive
plan
update,
so
we're
looking
at
those
things,
and
we
understand
where
the
potential
risks
are.
The
good
news
for
our
community
in
general
is
that,
based
on
the
current
sort
of
consensus,
scientific
evidence
and
the
structure
and
nature
of
our
city,
we're
really
40
50
years
ahead
of
the
curve
in
terms
of
experiencing
any
really
catastrophic
impacts
in
really
small
areas
of
the
city
you
get
out
into
that
100-year
horizon.
C
Then
there
are
substantial
areas
of
the
city
that
may
be
impacted
and
it's
critical.
Now
this
is
a
really
slow
moving
emergency.
It's
critical
to
begin
now
to
look
at
those
things
minor,
incremental
changes
to
the
the
way
that
we
produce
infrastructure,
the
types
of
infrastructure
that
we
use
to
ensure
that
we're
giving
ourselves
the
next
sort
of
increment
of
development
or
life
cycle
costs
of
those
of
those
pieces
of
public
infrastructure
in
terms
of
protecting
the
the
human
assets
of
of
the
city
in
terms
of
both
public
and
private
developments.
A
B
Our
property
tax
continued
to
decline
on
an
annual
basis
and
even
with
the
growth
that
we've
currently
experienced,
we're
still
over
the
last
13
years,
0.5
below
where
we
were
in
2008,
so
we've
not
come
back
yet
and
completely
recovered
from
the
recessionary
period,
and
during
that
time
frame,
of
course,
it's
been
difficult
to
put
a
long-term
plan
in
place.
That
does
everything
we
need
as
far
as
our
capital
needs.
A
And
one
more
kind
of
follow-up
question
I
related
to
this.
Our
volunteer
police
force
is
a
great
example
of
using
citizenry
and
so
they're
asking
the
planning.
The
punta
gorda
police
department
benefit
a
great
deal
from
their
volunteer
force.
Could
the
city
augment
its
staff
with
a
more
organized
volunteer.
B
Well
certainly,
volunteerism
is
is
very
important
when
you
look
around
the
city
and
what
volunteers
are
doing
now,
everything
from
maintenance
of
nature
park
to
community
gardens
to
you
know,
painting
buildings.
I
know
when
we
met
with
team
bonagorta,
some
of
the
feature
heard
out
things
that
are
happening
now
to
different
projects
that
come
along.
Look
at
the
murals
society
and
the
different
things
that
they
do.
B
We
can
always
certainly
use
more,
but
at
some
point
there
are
certain
things
that
the
city
staff
has
to
accomplish
because
of
either
technical
or
liability
issues
that
we
have
to
address
and
when
it
comes
to
things
like
specific
maintenance
of
buildings
and
requirements
that
we
have.
We
certainly
need
city
staff
to
do
that.
The
volunteers
on
many
of
the
projects
that
we
have
help
us
tremendously
and
without
these
volunteers
we
would
be
a
lot
further
behind
than
we
are
now.
A
Okay,
thank
you.
I
want
to
get
back
to
our
topic
at
hand
of
form-based
codes
and
ldrs,
and
someone
asked
a
question
that
pointed
out
that
winter
park
and
winter
garden
in
central
florida
are
perhaps
more
representative
for
successful
comparisons
of
our
air
of
our
area
and
our
vision.
So
mitchell,
do
you
have
any
information
about
their
use
of
farm
based
codes.
C
Yes,
indeed
so
winter
park
in
particular,
I
have
less
familiarity
with
winter
garden,
although
I
do
have
a
little
bit
on
the
periphery
of
that
one.
But
winter
park
is,
is
definitely
an
example
of
a
downtown
area.
That's
been
a
traditional
existing
historic
downtown
area.
That's
benefited
from
farm-based
coding,
one
thing
to
to
look
at
critically
when
you're.
C
So
the
the
market
dynamics
there
are
significantly
different
than
in
a
community
like
ours.
However,
from
a
standpoint
of
how
their
community
has
been
built
out
and
enhanced
over
the
years
through,
better
form-based
codes,
better
zoning,
as
it
were,
that
that's
a
very
good
example
of
the
types
of
development
that
you
can
see
with
these
types
of
regulations
in
place.
A
Question
about
density-
and
I
think
this
is
probably
something
that's
not
really
understood
very
well.
I
don't
understand
it
very
well
and
that
is
so
you're
talking
about
density,
specific
numbers
like
35
and
50,
but
you
don't
specify
the
size
of
units
without
specifying
a
height
limit.
These
densities
are
meaningless
and
we're
talking
about
3600
square
feet
or
five
thousand
thirty
five
thousand
square
feet
units,
and
again
I
think
you
know
probably
this
is
something
that
we're
all
having
a
little
trouble
understanding.
What
exactly
the
yes
and.
C
Just
to
give
you
an
example,
charlotte
county
has
three
residential
future
land
use
categories,
low
density,
residential
which
is
up
to
five
units
per
acre,
medium
density,
residential,
which
is
up
to
10
and
then
high
density,
which
is
up
to
15.
our
existing
comprehensive
plan
more
or
less
mirrors
those
as
well,
and
that's
a
sort
of
a
conventional,
suburban.
C
Then
you
move
into
a
more
small
scale
like
duplex
multi-family
when
you
get
to
medium
density,
residential
and
then
at
15
units,
an
acre
you're
talking
your
typical
suburban,
you
know
apartment
complex,
which
I
think
any
of
us
on.
This
call
may
have
lived
in
in
one
point
or
another
during
our
lives.
You
know
in
our
early
twenties
the
two-story
apartment
complex.
C
As
I
stated
our
downtown
area,
the
core
area
that
we're
talking
about
is
not
conventional
suburbia.
It's
more
traditional
pre-world
war
ii,
pre-automobile
dominance
type
of
development
pattern,
so
the
residential
densities
are
much
higher
in
terms
of
building
scale
and
regulating
building
scale.
That's
why
we're
moving
towards
form
based
codes
is
to
give
us
a
much
clearer
picture
of
what
buildings
should
look
like
and
how
they
should
fit
within
the
context
of
the
existing
community.
C
So
one
of
the
examples
that
I
showed-
and
I
sort
of
breezed
past
it
so
you
may
not
have
recognized
it,
but
on
goldstein
street
in
downtown
so
immediately
across
the
street,
more
or
less
from
from
historic
city
hall
and
the
council
chambers
there
is
a
two-story
building,
a
fairly
large
two-story.
Building
that
two-story
building
is
the
schoolhouse
square
apartments.
Originally
that
schoolhouse
square
apartments
was
the
schoolhouse
for
punta
gorda
that
two-story
building
has
10
was
chopped
up
into
10
apartment
units
many
many
years
ago.
So
the
density
on
that
site
is
33
units.
C
C
C
Through
this
process
we
will
not
be
looking
at
high-rise
type
development
to
fill
these
sort
of
density
requirements.
Also,
when
we
constrain
the
building
envelope,
we're
telling
developers
that
they
need
to
build
smaller
units.
Smaller
units
are
more
affordable
on
a
on
a
monthly
rent
or
monthly
mortgage
payment
perspective
than
the
5
000
square
foot
single
family
home
on
the
10
acre
plot.
So
we're
getting
that
natural
housing
affordability
into
the
mix
by
providing
these
place.
C
B
Could
I
interrupt
just
just
a
moment:
that's
a
very
good
question
and
these
are
the
crux
of
the
whole
land
development
regulations
and
form-based
codes.
What
does
that
envelope?
Look
like
that?
We
can
actually
apply
that
density
to
so
those
are
the
discussions
exactly
why
we're
we're
here
now
and
why
we
paused
the
comprehensive
plan
so
that
we
can
see
that
envelope
on
actual
properties,
and
maybe
mitchell
can
touch
on
that
a
little
bit
the
actual
properties.
B
When
we
want
to
apply
these
and
show
exactly
what
that
will
look
like
at
various
densities,
a
developer
can
have
you
know
one
big
building
with
one
big
apartment
that
has
huge
vaulted
ceilings
and
have
a
density
of
one
if
they
want
to.
But
when
we
look
to
be
extreme,
but
when
we
look
at
that
density,
that's
exactly
what
they
have
to
fit
that
density
into.
So
that's!
What's
going
to
really
drive
what
our
buildings
look
like,
I
also
needed
to
interrupt
just
because
I'm
going
to
have
to
excuse
myself.
B
I
have
a
meeting
with
the
county
at
11
45,
I'm
trying
to
squeeze
some
money
out
of
them
for
the
city.
So,
that's
not
something
that
I
should
be
too
late
for
so
I
apologize
and
I
certainly
appreciate
the
opportunity
to
allow
us
to
explain
some
of
this
and
start
developing
questions
that
you
have
with
everyone.
That's
out
there,
because
that's
exactly
what
we
need
so
that
we
can
advise
the
council
on
what
we
want
to
see
moving
forward
and
what
kind
of
decisions
they're
going
to
need
to
make.
B
C
C
Another
piece
of
that
puzzle
is
the
regulation
of
of
parking
on
our
public
streets
and
rights
of
way.
It's
it's
something
that
has
already
become
an
issue
within
the
historic
district
area.
Again,
because
we've
seen
that
growth
of
of
new
residential
construction
and
the
provisions
that
are
in
place
there,
we
see
much
higher
utilization
of
of
on
street
parking.
C
C
If,
if
that
studio
apartment
is
only
you
know
a
couple
hundred
or
four
five
hundred
square
feet,
it
may
be
the
same
size
as
the
parking
area
and
the
costs
may
be.
You
know
thirty
to
forty
percent
of
the
total
cost
of
of
building
that
residential
unit
for
a
member
of
our
community
to
live
in.
So
we
have
to
be
careful
and
consider
parking.
Obviously
you
don't
want
not
enough
parking.
Not
enough
parking
is
a
problem
in
a
residential
area.
C
Not
enough
parking
in
a
commercial
area,
I'll
have
to
say
is,
is
what
we
call
success
when,
when
there's
a
parking
problem-
and
nobody
goes
there
anymore-
that
that
means
that
most
of
those
businesses
are
probably
very
successful
because
they're
packed
with
people.
So
we
we,
you
know,
we
all,
and
I
I'm
a.
I
drive,
I
drive
every
day
I
drive
to
work.
I
only
live
three
miles
away.
Can
I
walk
a
bicycle
sure,
but
I
choose
to
drive.
C
I
choose
to
bring
my
car
into
the
downtown
area
because
it's
it's
it's
easy,
it's
easier,
but
we
have
to
be
thoughtful
about
where
we
put
cars
and
how
we
put
cars
and
our
expectations
as
individuals
are
as
an
individual
driver.
I
know
I'm
like
okay
where's
the
space
closest
to
the
front
door
of
the
publix.
C
You
know
that
in
a
downtown
area,
things
are
different
and
we
we're
not
going
to
get
a
parking
space
out
front
of
the
door
of
every
destination
that
we
have.
If
we
do
that,
we
have,
we
already
have
a
model
for
that.
It's
called
us41
in
port
charlotte.
You
can
park
in
front
of
any
door
there
you
want
to.
If
you
want
downtown,
to
look
like
that,
then
we
change
the
coach
tomorrow
to
make
that
happen.
C
C
You
know
we
we
may
get
to
a
point
15
20
30
years
from
now,
where
most
of
us
don't
own
private
automobiles
anymore,
but
we
all
get
around
by
car,
because
they're
all
zipping
around
and
driving
themselves.
Do,
I
think,
that's
going
to
happen
tomorrow?
No,
but
if
we
have,
you
know
the
more
parking
spaces
that
we
have
especially
structured
parking
spaces
and
they're,
not
convertible
into
other
uses,
we
may
have
a
problem
moving
into
the
future
of
a
dead
downtown
where
there
are
millions
and
millions
of
dollars
worth
of
private
and
public
infrastructure.
A
Okay,
a
question
and
I'm
going
to
piggyback
on
this
question
with
a
question
of
my
own,
the
question
is:
who
in
the
city
will
decide
if
a
development
proposal
meets
the
forum
based
codes
requirement?
Is
it
going
to
be
urban
design
or
the
building
department
or
development
review
committee?
And
I
want
to
piggyback
on
that
with
a
question
about
what
are
we
doing
for
the
next
year
mitchell?
A
A
C
Then
they
have
the
opportunity,
because
of
the
way
that
florida
land
use
law
is
structured.
They
have
the
opportunity
to
make
an
application
to
city
council
to
change
something
and
that's
where
you
get
into
that
public
process.
Now
the
average
developer
and
I'm
talking
people
who
develop
a
single
lot
all
the
way
to
people
who
build.
You
know
mixed-use
developments
of
20
or
30
acres
in
major
metropolitan
cities,
those
developers,
love
certainty
and
hate
the
uncertainty
of
the
public
process.
C
So
the
thing
that
they
look
for
is
a
plan
that
a
allows
them
to
build
what
they
need
to
build
to
meet
the
market
dynamics
of
the
capital
markets
and
the
the
end
user
real
estate
market,
and
they
don't
have
to
go
through
the
public
hearing
process
because
the
community's
telling
them
very
explicitly.
This
is
exactly
what
we
want.
C
So
that's.
The
critical
role
for
me
is
to
make
sure
that
our
land
development
regulations
match
your
desires
as
a
community
in
terms
of
what
you
want
to
see
to
empower
the
private
sector
to
build
the
city
of
tomorrow
that
we
envision
in
our
minds
so
that
that's
critical
to
me.
The
second
part
of
your
question,
if
you
can
repeat
it,
I
would
love.
A
So
we're
talking
about
a
year
here
before
our
form-based
codes
are
completed.
How
are
we
going
to
handle
those
developers
who
are
coming
in
now
with
development
projects
and
you're
going
like?
Well,
we
have
this
vision
for
our
community
and
this
doesn't
exactly
fit
that.
Can
you
wait
a
while?
I
don't
think
I
will.
How
am
I
going
to
handle
that.
C
So
I
can
say,
there's
really
two
tracks
on
that
as
far
as
conventional
development,
so
those
areas
outside
of
the
area
that
we're
talking
about
development
activity
has
more
or
less
slowed.
I
mean
I
was
here
in
the
pre-crash
era
and
the
quantity
of
development
that
we
were
experiencing
then
was
actually
higher
than
it
is
now
in
terms
of
both
commercial
multi-fair
in
terms
of
commercial
multi-family,
our
single-family
residential
and
especially
multi-family
residential,
that
those
markets
were
booming
in
terms
of
multi-family
residential.
C
C
Those
surrounding
neighborhoods
are
building
out
at
a
pretty
good
clip,
especially
in
the
western
neighborhood,
but
primarily
that's
single-family
development.
That's
what's
actually
desired
in
that
area,
so
the
only
conflict
is
in
the
details
like
that
issue
that
came
up
earlier
with
with
grading
and
phil,
and
the
potential
for
adverse
drainage
impacts
on
adjacent,
especially
historic
properties.
C
Those
land
development
regulations
provided
a
platform
for
mixed
use,
development
by
and
large,
with
the
exception
of
sun
loft
center.
We
have
not
seen
that
type
of
development
occur
and
there
are
two
market
reasons
for
that.
The
first
is
that
the
residential
densities
are
too
low
and
the
the
project
the
develop
development
projects.
Just
don't
pencil
out
you,
you
can't
make
the
numbers
work
with
the
residential
density
entitlements
that
are
available.
C
The
other
side
of
the
coin
is
what
I
was
talking
about
earlier
with
my
my
office
cell
phone
and
my
personal
cell
phone
being
the
shopping
mall
in
the
office
of
the
future,
the
the
commercial
market
demand
for
for
retail
space
and
for
especially
commodity
retail
space.
So
you
know
the
joe
suburbia
kind
of
development.
C
That's
really
super
depressed
over
the
last,
particularly
five
to
ten
years
and
and
accelerating
in
depression,
condition,
type
conditions,
so
there's
no
demand
for
building
that
type
of
stuff
and
then
on
the
office
side.
We're
also
seeing
that
similar
metric
and
that's
those
are
nationwide
statewide
and
regional
trends
that
that
I
followed
through
the
urban
land
institute
and
american
planning
association
and
others,
and
the
commercial
real
estate
industry,
professionals
that
I
know
and
speak
to
in
the
area.
C
The
one
sort
of
brainy
shining
bright
spot
in
terms
of
commercial
development
over
the
last
few
years
has
been
in
what
we
call
sort
of
the
experiential
sub-market,
so
we're
all
social
creatures.
I
think
this
year
has
told
us
more
than
ever
that
we're
social
creatures
and
we
want
to
be
with
each
other
in
community.
C
We
want
to
see
and
be
seen.
We
want
to
dine
together,
be
entertained
together
and
that's
what
the
experiential
sector
of
the
of
the
real
estate
mark
commercial,
real
estate
market
is
really
looking
at.
You
know
where
the
signature
sort
of
restaurants,
entertainment
venues,
you
know
your
your
average
coffee
shop,
that's
an
experience!
Yeah!
You
can
get
a
cup
of
coffee
from
a
pot
in
your
house,
but
the
experience
of
going
to
the
coffee
shop
is
to
see
and
be
seen
it's
a
social
dynamic
beyond
the
caffeine
fix.
C
So
that's
the
the
type
of
development
that
you
would
actually
want
to
encourage
in
a
downtown
area.
So
there
are
some
bright
prospects
for
development.
There,
however,
there's
a
delta
between
or
there's
a
significant
difference
between
the
land
costs
which
are
baked
in
and
the
ability
to
produce
those
those
types
of
facilities
as
standalone.
C
You
need
another
component
in
order
to
make
the
project
work
so
under
the
current
dynamics
of
our
lan
code.
I
really
don't
anticipate
a
developer
coming
in
and
saying
we're
going
to
redevelop
this
right
now
and
it
doesn't
meet
our
plan
because
they're
just
not
coming,
they
haven't
come
in
the
past
15
years.
I
don't
anticipate
them
coming
in
the
next
year
or
two,
especially
you
know
we're
going
to
be
dealing
with
the
fallout.
The.
A
Okay,
I
think
we
have
one
final
question
and
it's
a
good
one
to
end
on,
because
it's
talking
about
the
our
future
population-
and
you
know
we-
we
need
to
look
again
at
our
current
demographic
and
where
we're
going,
you
talked
about
the
millennials.
Do
you
see
the
type
of
people
moving
to
punta
corda,
changing
as
the
younger
generations
become
the
majority.
C
C
The
millennials,
the
future
that
I'm
talking
about
the
richest
millennials,
will
be
50
55
in
10
and
15
years,
they're
our
target
demographic
for
buying
the
single-family
homes
that
we
all
live
in
now.
So,
yes,
the
answer
is:
do
I
anticipate
the
millennials
moving
here,
of
course,
because
they
have
to
move
here
or
nobody's
going
to
buy
your
house
from
you
or
your
heirs
moving
into
the
future,
and
the
economic
structure
and
physical
structure
of
the
city
will
collapse.
C
C
The
and
this
is
really
a
shift
within
the
baby
boom
generation,
the
expectation
of
the
younger
baby
boomers
upon
retirement.
What
they
were
looking
for
is
markedly
different
than
what
the
first
wave
of
baby
boom
retirees
was
looking
for.
So
the
focus
of
a
plurality
of
those
younger
baby
boom
retirees
is
looking
for.
Okay.
Well,
what
are
the
bicycling
and
walking
opportunities?
What
are
the
other
recreational
opportunities?
C
C
C
C
A
Definitely
helpful
and
I
think
it's
going
to
be
a
very
exciting
time
for
punk
order
for
the
next
year,
and
I
hope
that
all
of
you
will
continue
to
engage.
This
is
what
the
city
wants,
as
they
want
citizen
engagement
and
we
will
continue
at
pgaca
to
try
and
bring
these
opportunities
to
you.
So
thank
you
very
much
everyone
for
coming
and
we
appreciate
it
and
I
hopefully
the
if
you
want
the
the
reports
to
view
the
recording
or
suggest
it
to
someone
else.
It
will
be
available
on
the
city
website
thanks
everyone.