The meeting opened with a detailed examination of the Kelly Park Interchange form-based code, which is designed to facilitate the movement of people and goods, protect water and wildlife resources, and set the vision for the area’s development. The director of community development provided an overview of the code’s history and purpose. They proposed extensive amendments to the code, citing challenges in attracting tenants and developers to the area due to current limitations and restrictions.

The need to work collaboratively with the city was a recurring theme in the developer’s presentation. They expressed a willingness to align with the city’s vision but also conveyed their team’s hesitation regarding changes to the code. The developer’s team made comparisons of the site’s features to well-known landmarks to provide a sense of scale and reiterated their testing of the form-based code provisions across multiple districts within the interchange area.

A town architect with experience in designing buildings in Celebration and Baldwin Park shared their perspective as a “vision keeper” and stressed the importance of maintaining the area’s vision through flexible interpretation of design provisions. They identified challenges within the existing code related to outdoor dining, retail display restrictions, building types, block dimensions, and style diversity. The architect suggested that adjustments to the code could create a more dynamic and diverse environment, which sparked a council debate on the balance between regulations and the creation of an engaging public realm.

The discussion also addressed the Wild Oaks Village Center development, where the need for design and open space flexibility was paramount. A proposal to allow signage exceeding the current 200-foot limit and the consideration of various open space types were brought to the table. A retail specialist emphasized the need for a market-based approach to attract high-quality restaurants, shops, and services. Council members discussed the proposed changes to the form-based code in detail, particularly the implications of increased density and the insertion of townhomes in certain districts.

Further discussions about Wild Oaks touched on the economic benefits of the project, such as job creation from increased density. The developers called for the ability to transfer density between districts and rationalize open space requirements to realize the project’s full potential. Council members voiced the necessity of finding common ground that would satisfy the project’s requirements while ensuring community-wide benefits.

The council also considered the city’s broader prospects for attracting businesses such as Starbucks and Whole Foods. Concerns were raised about the adequacy of schools for children in new developments and the need for code flexibility to accommodate modern demands like parking requirements for popular grocers. Council members discussed the implications of Texas and Florida’s population growth and wealth transfer.

Water table and drainage issues were highlighted in relation to the Wild Oaks project, prompting a debate on building height, design, and infrastructure, including the possibility of underground systems and parking garages. The impact of building height on traffic and school enrollment was also scrutinized, with attention given to the associated impact fees. Council members and the public voiced support for the project, emphasizing the importance of including the necessary amenities and infrastructure to support the development’s higher densities.