uh father thank you for this gathering on this evening pray oh God that your spirit will fill this place father fill our hearts our minds so that we can think your thoughts fill our mouths so we can speak your words um open our ears so that we might be able to hear and discern um what is being said on this evening and Lord I pray that you will give us understanding and Clarity in Christ's name we pray amen again Welcome to our workshop on this evening I just sort of give an outline of what we'll be doing on this evening we'll open up with uh presentations from our um linh Haven staff which we will then follow up with uh questions from uh Commissioners following that we'll have presentation from uh the marina island group after which we'll have uh questions from the uh from the commission and then once commissions have been satisfied with their question and answer session then we'll open the floor um to the public for a period of time so that we might hear questions from you all as well so that'll be our format um for for this evening it's Amanda please don't speak out in the audience thank you thank you sorry about that everybody um so I'm just going to do a very short presentation as kind of an introduction um to the main presentation tonight first thing I wanted to do was show you all the property that is um going to be discussed this is the uh former Fuel Depot property that is um the main property we're talking about you can see and this doesn't have a pointer on it but if you kind of come across the causeway onto the island you'll see at the top right there's land that's owned by Florida State University and then to the west of that and running south of that is Marina Island property if you go further over to the West there's little Oyster Point beneath that is again Marina Island Property beneath that is s SMP Holdings and to the east of that is Polo South currently next to that on the East is another Marina Island parcel then there's natural light and then there's more Marina Island so uh Marina Islands LLC do actually own um a very large portion the majority by far of that whole old Fuel Depot property a little bit of property ownership history this is owned by Marina Island this land that we're talking about today is not owned by anybody but Marina Island um when we talk about uh the master plan that uh they're hoping to be able to carry out on the parcels the United States Air Force used to own it when it was the oil fuel Depot um it was briefly owned by the city of Lin Haven in August um August the 21st 2017 for about 20 minutes so um the way that the procedure goes when the when the Air Force owns something and then they pass it over um it's more than I can go into here it took years but basically it came to the city of Lin Haven for about 20 minutes and then it went over to the uh Marina Island LLC ownership so Marina Island have owned it since August the 21st 2017 city of linh Haven doesn't own any of it this is a future land use map here which shows you what the land use uh designations are for all of the parcels here the land use is State controlled this land juice has been in place now for a number of years the marina Island um portion is the you can see the um purple and white stripes and then the red and white stripes the purple and white is mixed use and the the red and white is commercial on the right hand side at the top that's the FSU parcel which is Republic institutional and thenn all that black and white and you'll remember that Marina Island do own some of that and it will be in the master plan that is currently industrial what can be done under the current land use districts so if the developers uh did not have a master plan did not develop it in accordance to what they are bringing to you tonight is there anything they could do with it yes they could under mixed juice currently right now they could apply for development orders to have single and multif family homes on the mixed use portion at 10 dwelling units per acre if it were just residential or if they had a mix of commercial and residential which is allowed in mixed use they could have up to 20 dwelling units per acre for residential that's what they could have currently now on the mixed juice portion under the commercial portion they can have obviously a variety of commercial uses you're used to seeing you know what we have in commercial up and down Highway 77 and they could also have multif family dwelling units up to 20 dwelling units per acre so they're allowed to have multif family on the mixed juice and also in the commercial and then in the industrial on the industrial Parcels which are the black and white Parcels they could have industrial uses or again they are allowed per code and per comp plan to have multif family dwell dwelling units of up to 20 dwelling units per acre so the only reason I'm bringing this to your attention is because what the developers are proposing is not just a mass of multif family but if they wanted to right now with their property rights they could bring that to the commission for approval and speaking of property rights this is a element that we had to put in our comprehensive plan per the state our comprehensive plan and our land use map designations as I mentioned before are governed by the state they are State controlled we were told we had to put this not just us all of the cities and the counties in Florida had to insert this property rights element into our comprehensive plan A couple of years ago and basically this gives property um owners certain rights and um the the first one is the right of a property owner to physically possess and control his or her interests in the property including easements leases or mineral rights the second one the the right of a property owner to use maintain develop and improve his or her property for personal use or for the use of any other person subject to state law and local ordinances the third one is the right of the property owner to privacy and to exclude others from the property to protect the owner's possessions and property and the last one the final one is the right of a property owner to dispose of his or her property through sale or gift so by law uh by Statute uh the developer does have property rights currently so why have a master plan um the reason for having a master plan is so that the development this is a large piece of land that we're talking about here it's not just it's a lot of par sources it's huge um so that you could have a large cohesive development a master plan community that is not ad hoc peace meal so it's not oh we'll do a little bit of this and then a little bit of that sell this bit off to this developer sell this bit off to this other developer you can actually see in front of you a coordinated Community let's say and then you can decide whether you like that whether you want that or not so it shows what the city can expect what the developer is planning to do identifies what is planned and where it will be Loc located so it shows the layout of buildings parks and Street Scapes where certain things will be and then if approved if the master plan is approved development orders can then be applied for that comply with that master plan so when they say they want to phase it and they bring it to you in phases you will look to see does this is this what they said they were going to do does this fit in with that master plan and where was it you can you can check that they are doing what they said they wanted to do and why have an overlay because that's something else that um is going to be asked for for this property so an approved overlay would apply to this development only it's where you would have let's say mixed juice under mixed juice there are certain things that are allowed and certain things that aren't allowed so for instance if you have a restaurant and it's in commercial they can sell wine and beer if you have a restaurant and it's in mixed juice they are not currently allowed to sell wine and beer so that's one of the things that they might want to put in their overlay so that if they do have a restaurant in mixed juice they're allowed to have alcohol sales um there are a variety of uses that they could ask for or they could ask for different street wids um if they're going to maintain them themselves they might have different materials like Cobble streets brick paved streets not just your regular um asphalt if they wanted a different aesthetic a different look that that would not normally be in our code so if they want things different from that that is normally in our code they have to put that in the overlay for you to approve so that um they can have variations so it allows for different styles and materials to create a cohesive look so that the entire development can have its own distinctive character allows for Street width signages Etc that differ from the regular unified Land Development code requirements and also allows for certain preapproved uses that would not usually be allowed per the ulc in that land use map category provided that there is no conflict with the comp plan we cannot allow anything that is in contradiction to the comprehensive plan which is State controlled so finally then what is the procedure for this this is the first part this is a workshop how does the process go if the master plan is approved this is just a workshop tonight but if the master plan is brought back to the commission and um is an exhibit to a development agreement so there'll be a development agreement which will identify certain uh requirements things the city wants things that the developer wants this master plan would be an exhibit to that development agreement it would come to you all for approval there would be public hearings um the second part would be the code overlay uh that would be an ordinance so that would have two readings just like any other ordinance um for approval for those code differentiations and then finally if those things were approved the developer would then be able to bring development orders to you by phase if they want to for each phase of the development um and submit them to the city so that you could as I've mentioned before have a look at them we'll review them against the master plan and what has been approved per master plan and ordinance for overlay thank you that's all I have thank you m Richards are there any questions from the commission yes sir um so when the the the sale agreement was made between the Air Force and they used the city as a medium to to sell to the marina Island how much money did the city make off that um I can um ask the City attorney I don't know I wasn't involved in that so the city the um just as a little more background originally this was this uh project was bid out by the Air Force for direct transfer to a private entity uh that that Congressional authorization expired uh before the sale could be cont could be completed and so that's when they came up with the idea of doing a direct TR a direct simultaneous transfer because this the Air Force was allowed to um transfer property to a public entity and then we immediately transferred it to Marina Island and so as part of that uh transaction the city received $100,000 for its soft costs in developing the agreement and kind of doing the transfer so basically it was only $100,000 went to the city for that correct for 20 minutes yep oh what the other question I have is I know when we get a development order as long as they're abiding by all local state and federal laws we pretty much have to agree to it otherwise it'll open the city to a lawsuit because we're not allowing them to develop right um yes to some extent now what what Amanda is talking about is doing a development agreement and so a development agreement is an entirely different process where we enter into a contract with a developer over a period of time that essentially freezes the ulc and the language that that we have in the code and then also has specific um Provisions dealing with that property in particular and so in this particular instance we actually started a development agreement process back in 2017 almost completed it but then it was abandoned at that point so there is no development agreement there's no development agreement no I thought the development agreement was done no there it's it's not done that will come to you what's that that would come to you that's part of the process the um would the a development agreement would be reviewed and there would be um discussion and interaction obviously between the city and the developer until everybody had it the way that we were all happy with and then it would come to the commission for approval okay so we just just more background we we negotiated almost the entire development agreement and then it it I'm not sure if they brought it to the commission I just can't recall um but it was never approved by the commission so there was two times that the development agreement was passed by the city one was back in November 2015 which is unanimously agreed by the commission and there's one in July of 2017 what happened with those development agreements so my recollection is that that those weren't actual development agreements that were passed it was it was more than likely the the purchase agreements and the transfer agreements and the title agreements and all that other um all the other uh agreements necessary to transfer the property there's a lot of nego there was a decade or so of negotiation with all three parties FSU uh Marina Island the Air Force so I I do have a summary of what was passed out to the commission back in 2017 and 2018 about the development agreement I'm more than happy to pass to uh send that to all the Commissioners and there's never thank you there's never been a uh master plan brought to the commission not not one has been brought to you all before for approval to look at it's been conceptuals but not a real master plan questions I just stated it to the attorney I'm sorry if I may um um the development agreement that will cover stuff like the impact of the actual the actual neighborhoods roads um and the infrastructure that they're going to have to provide for you know for for having that many residents or whatever whatever going to be built there um and that that goes along that that was probably in the process in the development agreements and such correct um that wouldn't be in the development agreement but a traffic impact study would have to be done and in fact they have started to do one already I'm not talking about traffic impact I'm talking about their you know when someone Builds an entire neighborhood they build the roads and whatnot and then at some point the city takes them over and there infrastructure yeah there's an infrastructure there's an impact on that so yes sir we're looking at it going to take for our Wastewater you know to capacity and such before it's built not after you know what ifs yeah and any Yeahs so at what process do we figure out the impact to the Wastewater Plant because that's going to be a big deal I think as as we just mentioned with the development agreement those kinds of things I think they're being looked at already um and um when a development agreement comes to us then how they are going to address it as a developer and how we are going to address it and what we would require from them will be in the development agreement not just for that kind of infrastructure but for all sorts of things Emergency Services all sorts of things commissioner VRI any questions had the same concerns that uh Sam and um Mr perno brought up about the infrastructure the overload in some of our services even I had one more question if you don't mind but the the main road in is like the it's the it's the railroad like the part of the rails for trails that railroad eement goes through town from 390 all the way to the field Depot correct we're going to see the master plan in a little while okay so um I can't we'll see what the plan is any final questions for Miss Amanda at this time thank you thank you this time we invite the uh representative from maren island group busy and yes um we're a company that started really to fight spr sprawl and while we may be known for our Resort communities of Seaside and Rosemary Beach and Alice Beach we do a lot of infill work we do a lot of downtown revitalization and we write a lot of codes we write a lot of codes because very often the kinds of projects people want to see are not permitted by the zoning that they that they that the community has so while we started writing codes for private development it quickly grew to writing codes for entire cities um I I personally spent four years of my life rewriting the city of Miami's code when the mayor said Chuck everything out and start from scratch um but we're also collaborators we um we like to find local Architects and local Partners everywhere we go and to infuse projects with um the local energy and the local knowhow of communities um when we come to when we design them so we tend to design in a very sort of public um collaborative manner we are also authors um we find that a lot of the work we do by by virtue of the fact that we are um promoting whether we want to call it new urbanism or smart growth or smarter growth um it was very difficult 30 years ago I've been with dpz Now 26 years um what we were doing 26 years ago was quite novel now it's not novel anymore it's um every planner is doing it it's kind of gratifying to see um but it's been an educational process so when we go into communities and you'll see my presentation is a little bit that way tonight hopefully it'll inspire you um but but it's also about explaining why we made the master plan the way it is as Amanda said there is an idea and it's it's an idea that is comprehensive in its in its thought process um so we know we we've we've published books that deal with Public Works obviously because streets is is a critical component of what we in in our communities and we're always fighting with Transportation folks to try and make our streets more walkable and safe which means making them narrower written books on livable communi so that people can age gracefully in the communities in which they've grown and in and or which they've raised their kids and where they have their friends and their neighbors and they don't necessarily need to want to move and of course trying to be green trying to be more sustainable so while we but fundamentally we say we want to make happy places for people and I think you know I I can I I live in a community designed by dpz in the DC um in the DC area 20 minutes 40 minutes north of DC and it's been really gratifying to see the um the community spirit that that that that um that exists with residents how you get to because homes are closer together and all of that it's good density I like to call it and because the there's an abundance of open space and playgrounds homes can be a little smaller um I've watched our daughter grow up there and it's and it's it's a it's a really it's a happy place I mean I don't it's not without us problems but it's happy places we like to talk about that but fundamentally they have to be economically resilient environmentally resilient physically and socially resilient too so as I go through my presentation today I want to say that you know there's many firms that come forward with the right words then what gets built is not what people expect too often there's a tremendous disappointment because it's very easy to do beautiful drawings and even to show beautiful drawings but what gets built is often not that so what you're going to see in my presentation today are dpz communities when I talk about ideas when I talk about the what's gone into the thought the thinking of this master plan you will you will see that it is it is those ideas have have been adapted to other places and of course we're adapting them to Len Haven as well but um it's it's about saying we you know we the name carries some weight because we we happen to have be one of those firms out there that has designed some of the most um you know enduring and lovable places in the US so up on the top are our three Resort communities in this area but we've also done a lot of Municipal work right now we actually just started on the Walton County e that's one project that I'm involved in even though it's we our main office is in Miami it happens to be my project um but we've done work in Pensacola in the C reworking their design guidelines to help them preserve some of the character of the historic homes that they have there we've done private projects we worked in perok key where we did a downtown master plan so we have a long established history in um in this region um we've done a lot of Waterfront communities of course I'll be speaking about this one in a in a as I go through the presentation while it happens to be in Canada the scale of it and the uses that are that are proposed for this project are actually quite similar to this project but we're mostly experts in what we like to say traditional complete communities and what do we mean by complete communities is places where people can access their daily needs not every one of their daily needs but a few by walking or by biking it's a mix of homes that work well together and it's uh accessible usable um visible open space in very different types and of course Safe Streets and not all our communities are expensive um Seaside certainly didn't start off that way it was very affordable when we when it when it started but because these kinds of places are so desirable the prices get jacked up we don't have enough of them there are so many barriers regulatory barriers to creating the kinds of places that people want um so until the supply catches up with demand it's going to be expensive but we have done a project this happens to be one of mine as well which we designed 20 years ago outside of Missouri where the developer was very committed to keeping things affordable and the housing here is so basic and so affordable it's boxes and he but he wanted a really good public realm so the streets are beautiful the Open Spaces are beautiful and the housing is completely affordable so I wanted to show this to say that we're not only you know people tend to think that new urbanism is exclusive it's not it is um it is really trying to work to reintegrate into our communities the types of homes many of us grew up in and fundamentally as I was talking about happy places it's about places to linger so all our communities have greens and plazas where where people can come together and celebrate whatever it is they're celebrating so you Amanda showed you the project you know it it's 176 Acres it's hard to comprehend how big 176 acres is but it's very large for those of you who know Rosemary Beach it's about the size of Rosemary Beach and of course it's at the end of the reals to Trail uh site uh line the existing conditions are um are here of course there's the side boundaries there's a few um Parcels out Parcels we would call them um there's the easement there's the wetlands there's the Bay and we've taken all of that into consideration in our drawing and of course that the history of the site is interesting there's a building that remains that they have that their our client is aspiring to turn that into some kind of a museum so that'll be interesting to see how that evolves but the history of the site should be celebrated in in in the architecture and in the way it's um it um we convey that a few photos of the site of course you probably all know it well I don't have but you know it can be enjoyed from the water and the idea is that it would be a a marina where everybody can come um we came here it's hard to believe two years ago now already to do a charet um where we visited the site we walked the site we got to understand it and we held this multi-day uh Workshop where the city city came where we really got to know the site and understand the constraints and generally came up with the big ideas for the plan so Amanda touched on this too we of course look at the what's what's permitted by W and what what the um ordinance permits and so this shows the different Parcels with the different zoning and the and the dwelling units that could be built as well as the amount of commercial and or office space as well as Civic and everything else that could be um that could be put on this site and that's always sort of a starting point for us we always look at comprehensive plans as well so what is what is the city of Lin Haven's comprehensive plan some cities have a vision statements I saw one outside on your wall here it's lovely and I think that you know when I read this I hope that you will agree by the end of the evening that this the master plan we're proposing here very much fits with the goals that you had in Lin Haven so maintaining the traditional Town development pattern you've got a great uh grid of streets uh near the site which is wonderful to see um promoting infield development providing land use strategies that allow new development to accommodate Living Spaces and workplaces within close proximity to each other and of course having the adequate public facilities to support that that's uh very important and when we begin to design a site we like to um think of this this this concept that uh planners use which is this you may have heard of the 15minute city or the F minute City many different names for it but the idea of a neighborhood which is a where people can walk from 5 minutes to their daily needs this is how we begin to plan um our sites and there are three neighborhoods that fit on this site it's it's actually quite large so we wanted to show you an example so what we did here is we we overlaid Rosemary Beach onto the site so that you could see it and understand and see the number of streets the number of building types the different building types that exist here and the variety of spaces that you have here so when you have a site this big the last thing you want is a monoculture of something so Rosemary Beach has a tremendous amount of diversity not only in the street types that are here you know when you're in the Main Street versus when you're in a more residential area you know where you're in an alley or where you're on a boardwalk that takes you right to the city to the water sorry and I put this in because even Rosemary Beach is a community that is a result people come they Park here once when they come to uh vacation here and they don't really get into their car if they don't have to there's the main green for the for the farmers market and the cafes of course there's a school there's a town hall there are shops there are restaurants there's a hotel there's an inn and of course there's lots of playgrounds and that variety of building types that you will see in this project as well but I also put Pensacola in because um this may be familiar to you too the you know the wonderful Main Street they have of course on palifox with those um commercial buildings The Continuous wall of Street wall of of commercial buildings that are there but as well as the but there's also large single family smaller single family mixed use buildings all of that can fit on this site and the real to Trails is a benefit to the site it's a wonderful idea here are some of the benefits that be that have been documented from the ra to Trails whether it's the public health benefits of of of biking that that can be provided whether it's the open space because right now that's a 100t r a way that is um that is not being optimized um there's what there's educational opportunities of course it's going to help with the transportation even from an economic standpoint you know there are people who may want a bike to work when they uh at certain times of the year uh when it'll be very and of course visitors will want to bike there too when it's when it's not too hot and here's what it looks like now it's 100t R away which is quite wide and we've proposed it to to do this there some Wi selles on both Sid sides there's a separated and dedicated bike lane uh and as well as sidewalk and then a two-way traffic in and out and here's the master plan and I'll take the time to walk you through the master plan but I wanted to first show you the sort of the four big ideas that have come into this the first one is that it's going to be a boating community um it it's people will be coming it's going to some people we've heard I've heard our clients have told us that some people think this is going to be a private development it's not private at all it'll be a marina that anybody can dock their boat to and the Village Center has been placed right on the waterfront so I'll show you what that could look like it's an inclusive community and what we mean by inclusive is that a lot of the Open Spaces and the parks and the plazas and the promenades are open and um to be activated by the buildings but also by whoever visits here it's not gated it's not private it is open it's intended to welcome as many people who want to come here it's a resilient community and what we mean by resilient is a mix of building types a mix of building uses and everything that it takes for an a place to not be fragile not be fragile economically you don't want as I was mentioning not one type of building here because it's going to be built over many years and so you want to be able to attract as wide a group of people here as possible and that means different building types and lastly but not uh it's not it should have probably been the first one the idea of a walkable community and I always tell our everywhere we go we always tell people you can't be sustainable if you're not walkable at a bare minimum we really need our streets to be walkable and for streets to be walkable they need to be safe they need to be comfortable they need to be useful and they need to be interesting meaning they link destinations together otherwise people won't walk and it's a critical component and we've thought a lot about what these streets will look like but here's the master plan and so on from going from east to west there's a main spine road that brings you in and you'll cross a bridge and initially it's just um single family home so the yellow you see is is represented by a variety of different single family um lots that Terrace down or up the brown light brown buildings you see are the are the residential buildings they tend to be cour yard buildings so they offer you know open and expansive use to the water and and then the red buildings you see are where we're anticipating well the light red or the pink the the where the mixed use buildings would be where the retail and the restaurants would be and the bright red buildings are the Civic buildings now we always tell our clients Reserve Civic sites for civic buildings you don't have to decide what's going to go there all the time or immediately when we do the master plan but it's important to reserve them in prominent locations and it's important for the residents of this place to decide what it is they need in this community so while they'll build of course a Marino Club and they may build a clubhouse many of these sites will be reserved and this works on a pattern of Street pedestrian way street pedestrian way and I'll show you how that works um and we also have uh we were told how much water detention was needed here and it's provided in the form of canals and and sort of uh narrow Lakes uh or wider canals I would call them as you can see in here so the first big idea was is the idea of a boating community with a vibrant Waterfront Village Center what would that look like um here it is here and you can see that we've taken care to frame the street with buildings so you know when we talk about a comfortable walk for the streets to be walkable they people want to feel safe in the street and they want to feel that they're enclosed so we like to think of streets as outdoor rooms where um where the the uh it it feels comfortable to be in and it feels comfortable to walk in and you can see you can see from one end to the other and it's not that ult to cross so the buildings are relatively close to the street where the Waterfront is are wide expensive expansive promenades and the restaurant would just sort of spill out into that area and you would imagine it's because it was designed to be actually quite wide there's lots of potential activities that can occur along the prominade that lines the Waterfront and then as you move towards the West you would have residential buildings again in in all cases the parking is either under the buildings tucked behind the blocks or sometimes s you have you and you'll see this later a proposal for two structured parking garages to service the needs of all the residential uh buildings um so there's a variety of parking but it's always hidden but the streets predominantly have on street parking as well because it protects the pedestrians when you have wide sidewalks and kids walking down it it's always nice to have um and then as you move towards the uh to the West you get the residential buildings and I'll show that in a sec so this is a quick rendering now it's drawn to scale so you can see this scale of the buildings Visa the Waterfront you can see the depth of the prominade and all the activities that can happen along it with restaurants and teres spilling out onto the prominade and you can see the multif family buildings that we're Imagining the majority of them will be three stories there may be some a few places where we want four maybe five story passs to pop up but the vast majority are going to be two and three story buildings um with the parking uh hidden sometimes as you see in the in the bottom right in a surface parking lot other times um under the building and in all cases as you see here you have what we call perimeter buildings which are buildings that are very regular uh shaping the street and then the irregularity is taken up by the size of the courtyards so it can create some wonderful spaces and streets very often open up as you see to the Triangular green that's about in the middle of the site to uh public places with pavilions with places where people can gather and so I wanted to show you Friday Harbor because we can draw it but here's here's an idea that's very similar and that's being built up that way and so sometimes people tend to think of um public spaces as always being green and they don't have to be you know it's it's wonderful to have wide public paved areas too for a lot of where a lot of the activi is going to be where the restaurants are going to happen where people are going to be strolling where you could have popup uh festivals or popup shops at certain times of the year but what you see here which is the retail shops at grade the living above the courtyard the plaza activated with different activity options with different play areas for the kids or for places for people to sit with the Waterfront prominade then stepping down to the marina um with restaurants with Terraces that spill out that's exactly what we're envisioning here for Marina Island so it's different ways in which the Waterfront is activated then we're also incorporating if we're going to have to have manage storm water the last thing we want is a storm pond with a fence around it so we um we've done this in many projects where the storm water requirements are really integrated into the open space Network and this wouldn't be any different and of course there are times when there are water features that are there just for art artistic purposes uh but there are also times when there are canals and the canals are made to be public meaning there's a there's always a sidewalk along the edge of it so it's not privatized you know Miami is a city that has a ton of canals and you would never know it because it's it could have been Amsterdam or it could have been Venice but it's not because they were completely privatized so if you happen to have your home on a canal that's great for you one lot in you have no idea they exist and that's not what we wanted to do here we really wanted to bring those water views deep into the site as much as we could and then of course you have the white plazas which I was talking about with the shopping and the dining there's also a main street and the main streets are important because that's where a lot of the activities are going to be that's is where you're going to have the greatest intensity of uses this is where you would have the the the tallest buildings um it's in a very limited area where there would be sort of 24-hour activity with that's where the sidewalks are the widest that's where the dining and the restaurants are um and that's where you have the retail with the residential or maybe even office above and here's a view you know we're beginning to think about what should the architecture of the place look like should it be white building should it be colorful buildings you know we want it to be of course a vernacular that is appropriate to the to the region but but the approach of it as you can see here from the marina looking out onto the to the scale of the buildings and the scale of the place is um we feel it's an appropriate it's an appropriate size and of course you're going to have deep loges you're going to have a lot of balconies you're going to have big windows so that people can be enjoying the views so second idea is this idea of an inclusive community and so what we mean by inclusive is this robust Civic infrastructure so what you here you see the different green spaces and there's a variety of green spaces in the form of wide greens that are attached to the streets in the form of preserves down by the east side as it opens up to the Bayou and the linh Haven Bayou in the form of little Courtyards where the residential buildings are going to be and in the form of a lot of different playgrounds and what we call Green streets that connect you to the water so I'm going to show you examples of what all that looks like and the the and the green Network you see here we spend a lot of time thinking about where it needs to be because it's not embedded as as opposed to parking which is embedded in the middle of the of the Block it's always fronted by streets so we code our open space in a very deliberate manner by making sure that it's always fronted by at least one or two streets so that it feels public it is public and it and it's accessible and and visible from many different places it's always an orienting element as well so as I mentioned before it's important to have Hardscape places which should also count as open space for the variety of different options you want to have in Kentland where I live it's where we have like you see here in Friday Harbor where we have our Christmas tree lighting and where everybody gathers for Main Events where the popups are where the farmers market are where we have communal dinners um that that every year that's put on and it's um where the 5K starts all of that that happens in along the plaza because it's where the greatest intensity of uses are and it's where you have the those aha wow moments you know there's every Community hopefully has them places where everybody's going to come and gather where you're going to take people when you come when they come visit hopefully this is one of those places but there will also be more quiet places more res playgrounds for the kids of course that has to be there we often Center and we've designed this in this project a lot um homes around shared greens it's it's very um and they always sell for more per square foot than uh homes on streets uh because it's places where the children can go and play without having to cross a street it's it's places where it's great to put Senior Housing because the seniors can come out there and play and play and talk to their to their neighbors as they need to and it's places where you can put up some chest boards or back gaming games or whatever it is you want to do and then there's these pedestrian streets as you see here these courts what we did in Rosemary Beach in the top right drawing is very simple we just literally set the buildings back by 30 ft and all of a sudden it created a wonderful little intimate green um and you want those kinds of places too so there are people who want to move to Marina Island for the activity and there'll people who will want to be there but be somewhat removed from the activity and so those both of those options are available and then of course there are those green streets and and those are the boardwalk streets that take you that are a good orienting device that are always oriented down to the water here's an example of them too and we want to be able to do what we call light imprint which is you know maybe raising it right off the ground be being careful as to how the storm water is managed and really integrating that storm water management in the form of rain Gardens and bios swells and in a way that can sort of enrich the urban um environment so here are examples of them and so you'll see a lot of those greens because the greens can function they can be really really multifunctional and a lot of our Open Spaces are conceived to be um to be used in many different ways and to be programmed with many different activities as well so the senior housing you see down in the middle are little uh little Courts for for for seniors who may not want to have a big yard to take care of but then a Central Court as well where they can come and gather but places for you know where there are Pavilions and the the large greens and the wider and and the much bigger greens as you see right here this one happens to serve as a detention pond so when it's when they have these rain events it rains and it floods and then eventually it um the rain dissipates and it goes back to being a green it's like the one in Seaside where the amphitheater is it can flood I have photos of people with kayaks in there but most of the time it's where kids are playing and then there are as I mentioned before Civic amenities as well so um those are all the different red buildings so we tend to put them in prominent locations so people know where to go find them they terminate views they always terminate views they have a they have a um they they should play an important role in the community by virtue of the function um that they serve so that's that's important in New Town St Charles I was showing you the developer gave sites to churches um and said you can have these sites but you just have to find a way to give back to the community in some ways so there's many many different opportunities you saw a lot of different different red dots um on the project on the master plan where there are places for Pavilions there are places for playgrounds and there are places for pools sometimes the pools are large as you see here sometimes they are literally embedded in the middle of a block this happens to be where two house Lots were were were taken apart and there was a pool building put right in the middle of the block so um there are different ways to to incorporate Civic buildings but always making them memorable the post office is always a a big element because for those who are going to first move to the community who are what we call Urban Pioneers maybe um they don't know their neighbors they don't have neighbors so they there needs to be a place where they can come together and the post office is a place where you go get your mail so often there's a little market or there's a post office building where uh people naturally have to go to once a day inevitably they get to know their neighbors so the post office is always one of the very first Civic buildings that get done in many of our communities and then of course there are the beach [Music] Pavilions and then here's a view looking um from west to east towards the marina you can see there's a big uh park on the western edge surrounded by single family homes um that Park is you know presents a wonderful opportunity and it's very generously scaled to be right on the waterfront and to be to program that park with a lot of different um fun activities for for people to enjoy and then on the western side it's more um it can be much more private there may be a dry stack there we're not sure yet but we've envisioned one if there were if there were a need to maybe have um additional boat storage here but there's opportunities to have these very um tranquil walks through the through the through the land and through the Bayou that could be a place where people can go and just be you know have some passive Recreation as well and here you see the housing opening up with views to the water staggered so that everybody can have a view on both sides and the courtyard housing as it moves as it as it grows in intensity as it gets towards the Town Center the third one is a big one because it's the it's the idea of resilient many people throw that out but um you know resilient sustainable Community but for us it really means it's a mix of uses and a mix of building types so here you see the different building types uh we have and I'm going to show you examples of all of them everything from a large detached single family to a medium to a small to a townhouse to a towerhouse the six packs are small multif family buildings I'll show you those and then the multif family and the mixed use buildings as well and then the Civic now now this is a very technical drawing but we've we we designed the master plan we know we don't know how the plan is going to evolve 20 years from now 176 acres is a lot of land so we've designed the blocks to be somewhat modular so that the density can dial up or down depending on what sells well or what sells less maybe there'll be more need for more tow houses and less single family maybe there'll be a need for more small multif family and less tow houses we don't know we don't want to predict there's obviously going to be a cap to the number of units that can be built here but we think that we should we want to give the developer the latitude to somehow U bring in the type of housing that is appropriate at the time and it's a density that ranges from four units to the acre all the way to 33 units uh per acre so now density is something that most oh I'm sorry it's so light it's hard for people to see or you can see it better here but it's a very it's a it's a poor predictor of character um from now you will because this is your world you understand density but most people have no clue what8 units an acre means or 20 units an acre means they don't know they tend to think the higher the number the worse it is well but low density can be done very poorly or it can be done very well high density can be done very poorly or very well and this is an example of you know whether it's four big houses two duplexes four Cottages or one quadruplex has the exact same density but we like to tell our community members what kind of buildings would you like to see here how should it address the street so here's an example of an eight-story building on one side and triplexes on the other and you would think that the building on the left is more dense actually it's not the building on the left because of the parking requirements and open space requirements is is 44 units an acre and the one on the right is 74 you can achieve very high density in really really nice ways um at a scale that is appropriate to what people want to see that's three stories it's not that much we're not saying you have to go to 74 units and which is saying it's important when you think of density to Al also think of the type of buildings you want to see here's another one a 12-story building on one side and town houses on the other one has 8% lot coverage one has 80% lot coverage one is on four point they're both on the exact same number of acres and it's they're both at 22 units an acre so the town houses is something that most people enjoy understand relate to there's a need for both we're not saying we're going to put 12 story building on your on your on this site because it's not appropriate but we we do it it is important to make people understand don't only focus on density focus on the building types you would want to see here now our housing needs are shifting as well tremendously so they used to be as you can see here from 1960 to 2020 um Married with Children has gone from 44% to 19% the the majority of the homes being being built have three bedrooms and that's just not the reality of what the world of what America needs right now the the number of homes Married with Children has stayed um has stayed somewhat stable single with children has gone up living alone has tremendously gone up and other has gone up too so what does that mean today 30% of us households are single person households by 2030 70% of households will have no children I always have such a hard time believing that statistic but I'm actually one of those one of those who will who will fit into that category 20% of Americans will be 65 50% of Americans want to live in walkable areas and 30% of households are cost burdened it's actually now gone up tremendously from that so there is a gap between the typical single family home that is being provided and what the majority of Americans are going to need so there's a missing middle housing you may have heard that term it's a term that has gained a lot of sort of national prominence all that means is you know we we see many projects and you probably see this in Lin Haven too single family homes being built and the very very large multif family and nothing in between that's a lot to do with the fact that we've zoned out in many of our zoning uh codes the stack duplex the townhouse the duplex the live works the small multif family the small courtyard buildings and when we look at our housing crisis we begin to understand why you know now okay 75% of single family homes are too expensive for most people to buy and we have a tremendous shortage of housing you may not have a shortage of housing here but if you want to remain you know economically competitive and you want to um diversify the kind of housing you have this is the right this site is the right site to do it on simply because it's a very large site and it should be it should you should be providing as wide a range of housing as you possibly could here so why not try to capture a much larger part of the market and it just so happens that 30 years ago the the idea of building more compactly there was no we it was very hard to find the the economic uh validity of it we knew it inherently now there's so much literature on it we understand why it's better from a fiscal standpoint and an economic standpoint and there's tremendous literature on it and I'm happy to forward any of these documents you would want to see but when we when when you see the smart growth development can generate 10 times more tax revenue per acre than conventional Suburban development that is simply because the master plan you see the master plans we design are about really trying to be judicious in how we lay out the land there's a lot of open space there's a lot of um public spaces but it's not a lot of single family homes it's not a lot of multif family homes it's a mix what we like to think in the right place and there's also firms like Urban 3 which we work with a lot who really come into municipalities and show very clearly they want map map and we've learned a lot by by looking at what they do they they map the the um uh the the fiscal the the fiscal productivity of land in a town or in a city so it helps City it helps City cities understand where are we in the red and where are we in the black in terms of where is the municipal tax that is that is being generated exceeding the maintenance cost for us and where is it falling short um too often cities think oh we just want the developer to build the street and they're not thinking about the maintenance of it and so as we sprawl out those maintenance costs become harder and harder to maintain and there's also um as when we talk about being more attainable or building better housing there's the center for neighborhood Technologies out of Chicago and they have this um they say when we want to talk about being more affordable we need to be thinking about being having location efficient me metrics meaning where where is our housing and what does our housing cost but how are we getting there and they have this fact sheet and I put in the city of L Haven now this was done in 2020 2020 but 0% of your neighborhoods are um what we call location efficient and I'm not putting this up to say look you know many many cities around the country are that way but here's an opportunity to get that zero to be something else and there should be and what's great is that there's already a lot of workspaces you know industrial uses in there including the call center which has a lot of workers if some of those could be living on the site that would be a tremendous gain so I I encourage you all to go look at this housing and and transportation fact sheet to really try and understand if we want you know if you want to be meeting the goals you have in your comprehensive plan how can you be um modifying your your rules to to try and make that a little easier and then the social benefits I won't speak about the environmental because those are obvious but the social benefits are also something that that a lot of people are focusing on this the crisis of social isolation especially for elderly people the ARP has equated it to having the same impact on people's physical health is smoking 15 cigarettes a day it's tremendous and when people are stuck in their homes and they have to drive everywhere and they can't drive for whatever reason it's a problem when they're in a walkable neighborhood it makes a tremendous amount of difference because they can literally step out of their home and go visit their neighbors and so yes people the happy City that Charles Montgomery wrote It's a Wonderful book but it's really about how we transform our lives through Urban Design and the fact that when people live in these connected places they are happy I mean what we're really missing are those social connections and it may sound very lovey-dovey but it's absolutely true and it's not for everyone and I always tell people it is not for everyone in the communities we design are not for everyone but for those who want the large single family house on an acre or a third of an acre there's an abundance of choice but there's a lot of people who don't want that and now more than 50% % of the American population want to be in walkable neighborhoods those places don't exist that's why it becomes expensive so there's going to be a glut of single family homes for people who want them we're not there yet but there's there's also a desperate need for a more affordable units and a greater mix of units so here are the here are the building types that are being proposed for a marina Island and I'm going to show you examples of what all of these mean or are intended to convey because we often see multif family building multi family buildings often have such a negative connotation because they're surrounded by a sea of parking multif family buildings really only work well when they are embedded in a downtown and people can walk out and go to a restaurant or go to a cafe or go to the post office or go to wherever they want to go um in that case it's say it feels like an upward trade um if it's a multi family where you have to get into your car and go anywhere then why wouldn't you have a single family home so our multif family are always in embedded in places that are absolutely walkable and where the buildings are um they may have a courtyard in the back the parking is hidden so when you're looking out of your unit you're not looking out onto a sea of parking you are looking out onto a street or you're looking out onto a park um so and in this this project will be the same too U we're going to have to raise some streets they'll be parking below to hit the flood level but there are opportunities for that which means that the parking can happen there and the courtyards can be raised and it can be a really um it can you can capitalize on the fact that some of those buildings have to be um slightly higher and even the commercial can be done at grade and then the residential above as you see in Galveston and they were hit you know geston was has been hit by quite a few hurricanes this community is is one of the ones that survives it consistently because they' thought about it now the apartment Villas what are apartment Villas Apartment Villas are buildings that have a common entry and then there's one two apartments per floor what's really nice about that is that you get Windows on all three sides so you don't have a s you know a corridor in the middle and getting window light in from only one side but you have light coming in from three sides two units per floor so you can get to 24 units an acre if you have four units per building you can get to 36 units an acre if you have three units per six units per building as you see in this case and they can be embedded in single family neighborhoods as you read about all the cities around the country doing away with single family zoning and wanting to have for plexes and duplexes this these are the kinds of housing they're thinking about and here's another example of them they they fit well in with the scale of single family homes and they are detached they don't need structured parking they don't need underground parking they just need a 100 foot deep lot as as many of our single family lots are and the parking in the back and sometimes there are parking liners and so sometimes you have to put parking to the street but you can always line it this happens to be shallow liners there's a townhouse right there in the at the corner but then on both sides there parking on the ground floor and affordable housing above it sometimes of course you have tow houses and live works so that's commercial on the ground floor and residential above we we foresee that happening here in Marina Island and of course sometimes you have homes on intimate uh courts and then there are Tower houses there are Tower houses on the on the western end of your of your site and those are narrow homes that and because the the uh because of the Wetland configuration the fact that we really are wanting to preserve it we're trying to lay lay lightly on the ground so that means homes where you tuck under with parking behind and then your living spaces may be one level up and then bedrooms one level above that seniors tend to like it and you you tend to think it's um counterintuitive because everybody wants a master bedroom on the on the ground floor but no where I live we have a lot of these and 75 year olds are buying them um because they don't want a yard to take care of but they want a detached unit and some people want that so these are opportunities and we tend to Cluster them around greens and then we're beginning to think about what the architecture of this place will look like and how the buildings can have a street presence and we tend to think people want large Lots because they want a private yard but our projects have shown and now it's very many projects have shown that you don't need a large lot to have complete privacy you can have a very large lot and have zero privacy in your backyard if if the house isn't configured properly but by virtue of the the fact that we tend to detach our garages from our homes and we have zero lot lines you can have the most wonderful Courtyards um on a very small lot so for those of you who may know Rosemary Beach the majority of the lots are less than 50 ft wide but they they all have very private Courtyards and so now we're designing you know 30 and 36t lots with Courtyards as well once you tend to allow for the zero lot line you can have really magical very private spaces and we're not saying every house is going to be a courtyard house but God knows the the the the the um climate is perfectly appropriate for it it's a wonderful way to have private space some people will have backyards too and that's perfectly fine but you can achieve that privacy on a small lot by of how you lay out the the house the last one of course is the the idea of a walkable Community which means safe and comfortable streets so for people to walk first and foremost they need to be interested and if you if they can see parking everywhere they won't do it so we've taken care to embed the parking inside the block and there's different ways in which the parking is being provided it's either surface parking it's half a level down there's structured parking or there's one level below grade as you get closer to the water but it also has to be useful and for it to be useful you needs to be connected so that people don't have to backtrack the Same Direction when they want to walk they they want to be able to walk in loops and see different things as they walk and not look at garages so the black are the vehicular streets and there's a very robust network of pedestrian streets as well but even the vehicular streets will be um will be comfortable for pedestrians and cyclists and then there's a hierarchy so that um so that you know sort of of where's the big loop that takes you through the community and where are the smaller Loops that can um that can loop from that larger one and so we've begun to think about streets and what those streets should look like in this community so when you see the number above so the first designation CS talks about the type of street it is is it a Commercial Street or a residential street the next number is the ride of weight and then the third number is the is the is the actual pavement width now we're lucky and we're always fighting with DOT but the Florida DOT has dramatically changed in the past 10 years they've adopted contact sensitive design uh they've acknowledged the fact that streets need to be different depending on the context they're in so whether they're going through a Suburban context an urban context or a rural context they have to change 10 years ago that didn't exist so now it does and it's very gratifying to see that so we've begun to design what those streets should look like and that means how wide are the sidewalks and of course when you're downtown you want the sidewalks to be much wider you want your trees to be in generously scaled Planters too there are some places what we call them the shared streets where they won't where it'll be paved from building age to building Edge and it won't be depressed where the street is you won't have a curban gutter um other times of course there are commercial streets that are on a on a canal and we thinking about what the width the parking Lane needs to be and the travel Lane and the median and the sidewalk ET Etc and what are the uses that will be permitted along them and then more neighborhood streets where the the the sidewalk may get slightly narrower you have parking on both sides the travel Lanes may also get narrower more neighborhood streets sorry I was going backwards and then finally um some of the streets that have parking below or that are on greens and then the alleys and there's a large network of alleys and whether they're residential or commercial they're going to change so the commercial ones may have 20 foot of Paving the alleys may only have uh the neighborhood alleys may only have 12 footer pavings and then the garages are set back so that people can pull into their garages but it's a tighter it's it's a narrower strip of PVE of pavement so it feels it feels lighter and more residential in character whereas the urban ones the the commercial ones obviously feel more urban and so then I end on if if we like the vision if you like the vision if the community likes the vision how do you go from Vision to implementation so we've looked at your zoning code and we're beginning to suggest changes to it so here's the master plan again we're suggesting changes to the width of the streets I was glad to see and I didn't know this that Amanda said that when you do a master plan there is in an overlay there's leeway to the street widths I'm sure these will be battles but let's start with and now there's a lot of literature that says that you should have on res iial streets there's no need to have wider than 10ft travel lanes and um so you will see us come forward with proposals to keep the travel Lanes as tight as possible so the blue is where we're suggesting some changes uh here's the zoning map um you saw the mix use the industrial and the commercial and so we're also suggesting um different standards for the setbacks um so for example you know your mix use has a 25t front setback that's that's not necessary you want buildings to the street to the sidewalk so we want to suggest that um we want zero feet for some side setbacks or five feet if you're going to have a detached building you need at least 5et but you also would should be allowing buildings to touch each other if they need to so that so there are going to be and I'm sure there'll be a lot of discussion over this how to um how to modify the the overlay to try to get the the development that you see here these are the proposed changes including removing certain uses that we know won't be on this site and adding a few other uses the one good thing is that your uses are actually quite permissive already and uh parking analysis too there are changes being proposed to the parking um that's always a Hot Topic but we're imagining some people will come by boat some people will be captured within the side there have been studies that show that people who live in complete communities can capture up to 30% of the uh traffic because you know the average American takes 11 car trips a day right it's hard to believe but they're going to school they're going to their work they're going to lunch they're going to the gym if two or three or four of those trips can be captured by walking or by biking that's a great thing and so that's the idea this is not to say there's no need for cars there absolutely is a need for cars but we want to make the car optional and not an absolute uh necessity so we're thinking carefully about what we think the parking departments need to be understanding that there's going to be a multitude of ways in which people can come to the site and then more proposed standard for the parking and that's it thank you I'm happy to answer questions thank you for that very thorough presentation and overview and welcome back I do remember a couple years ago when you came and did the initial Workshop I think it was another gentleman with you as well with well the initial question I had you actually answered and I guess Miss Amanda could follow up with that and that's in relation to our ulc would we then have to cuz I saw the different variations or changes you would like for us to make in thec to make this master plan fit into what we have essentially would it just be with those changes if we adapted those be specifically just for the marina Island project or would that apply to other areas as well yes sir it would just be for the marina Island development which is why it would be an overlay um if you recall we used to have an overlay for uh Highway 77 the portions that were in the CRA and 390 which had specific requirements for Aesthetics for the buildings Etc on that overlay so the overlay that's why it will be an ordinance because the ulc will stay the same uh what's of mixed juice and the type of roads that we require those kinds of things will still be in the ulc under technical standards but whatever they want different from our current code is what will be in the overlay it will be in the ordinance and it will apply to mixed use and Commercial and Industrial purely for this project so it doesn't change the whole of the UL DC okay thank you um are there additional questions from the commission for Miss Marina so I remember last time you came you had two different plans one included the industrial park and the other one didn't what happened to that other plan the industrial park do you mean the 8 acre parcel on the on the no we know this the plan hasn't changed I mean no you you had two of them one of them didn't include anything that's in the industrial park Oh you mean on the west side side yes oh well then that got we we decided to take a look at the entire site the the the housing that you do have in the industrial does that match what the ulc says as far as the density of it because you can only do high density house residential housing and Industrial well so we suggesting to change that to allow for single family it doesn't meet that currently no it doesn't meet that currently you're right but that's one of the changes in the in the code that you if if I were to pull it up okay we're suggesting to add uh single family housing there too it just seems more appropriate on the western end thank you we where it's industrial currently multif family is allowed as I as I mentioned in my little bit of a presentation we can change things that are in the code um but what we can't do is change things that are in the comp plan and the type of housing that's allowed in industrial is set out in the comp plan and it's multif family um so if we wanted to allow single family in the industrial um that would actually have to go to the state that would they would have to what they'd have to do is change that from industrial they would have to ask for a land use map amendment to make it mixed juice or something right cuz I mean there's a couple things I'm thinking here one my concern is were encroaching on the the industrial businesses that are in there and I don't want to lose them because once we lose them they're gone for good and the other one is we had someone that wanted to change something industrial to residential and we turned it down because of fear that it was encroaching the industrial park so that's why it kind of surprised me when you come down here and did the presentation and don't see the one that didn't include the industrial part yeah I I remember I'm remember this is I remember that from two years ago that there was um we had been told that there was a a controversial request to change of use but you know as we write zoning codes from around the country we um housing is not incompatible with industrial at all you know these are not noxious uses that were there's a reason why we used to separate everything from everything else but there's a lot of um there's a lot of there's no reason why industrial uses even industrial Zone I mean I'm not telling you anything you don't know but there's no reason why how housing of a variety of different types can't be in industrial uses I understand it's a comp plan change and it's complicated it'd be easier to um to designated something else and I understand that's controversial too that'll be for you all to decide it does allow multif family and it maybe that's what they that's what our clients choose to do questions yeah I got some uh one of my concerns is that with this large scale change I know it's secluded in the one area but in the past when you guys have developed these communities how has it affected the other bus businesses around it because we're going to go you know we're going to have a completely different customer base if we've got this really attractive area over here then what happens to the businesses of the surrounding area are people going to stop going to those businesses and then be attracted to this area over here I'm concerned about the people that the the businesses that are already here well I mean it's a good question there are no there's not a lot of commercial uses I mean like restaurants and that sort of stuff anywhere near the site so hopefully the the restaurants and and whatever shops come in will be um will be considered an amenity for those who live in and around now when we look at our other this is in particular to to this site the marina Island site um like there's no restaurants within quite a distance from it um now businesses tend to do well businesses that tend to surround our communities I'm not talking about our Resort towns here but generally the communities we design tend to thrive much more because there's just more people to be able to frequent their businesses so often it's not one at the exclusion of the other but they tend to mutually sort of um support each other in many different ways so it's not about sucking the energy from one place to another which is not the case for this site um but it's really about um finding those uses that can be synergetic together um overlay on the vehicle um grid had two entrances one of course was the along the along the railroad eement the other kind of drops off into a already existing neighborhood of the the current I think it's the current entrance into the industrial park yeah so we're being very careful in how that that second entrance is coming in to be as as to uh be as uh sensitive as we can in the way that that road trajectory comes into the site to tie into the existing street it's going to affect a lot of our yeah current residents still a little nervous about that as far as what that's going to look like you know you get to a certain point and and everybody's running through the neighborhood pretty hard well that's what we're going to want to try to avoid of course guess one of my questions and it's in somewhat relation to what uh commissioner perno mentioned earlier in regards to impact um I know for example like you mentioned Rosemary that's uh more of a Walton County community and not necessarily A within the municipality whereas this Marine Island would be within the municipality therefore would need our services such as fire police Etc um I guess at what point and what juncture do we intersect with like fire to talk about fire hydrons safety um you know when we talk about streets and such will they be able to get in and get out with the fire trucks and all of that to ensure that there safety there police getting in and out you know the efficiency of our services being provided is that at what point does that come into the conversation with um not necessarily us as the commission but with with our departments to ensure that that's done yeah I mean that's always um sooner rather than later would be my answer um we know what it we know the fire requirements for the State of Florida I mean unless you have fire trucks that are twice the size of any other municipality we know this project will meet them we know what the curb radiuses need to be now sometimes the fire CH you know we go into communities and the Fire Chiefs are like we love it we want to see it we understand why you're doing it other times they're like nope we want we're not going to give you 10 foot travel Lanes even though the literature out there tells you that it's safer we're going to want 12ft travel lanes and it becomes a bit of a problem because it's um it is um there's too many studies now that show that a 12ft travel Lane will encourage people to drive 40 m an hour and we want people to drive at 25 miles an hour so it used to be much harder than it is now because now we can present them with the evidence but I don't know we don't know your if your fire chief and your police chief are um where they fall in the Spectrum but the sooner we talk to them probably the better to see what their concerns are and how we can meet them and you know we can always point to examples too so of course we understand you have to you have to have the services that are necessary here um that goes without saying um hopefully they will be um now we can tell them look at this community look at this community that has these kind of travel lanes and these kinds of width we're not trying we're not suggesting anything here that hasn't now been done you know 30 times over in different places 30 years ago it was very different not anymore got it and I guess when you refer to you know the efficiency there typically um when I do hear about fires in the 38 area usually whatever catches on fire burns down because the trucks and the V you know the services were not able to get there in enough time so I don't know if it's because of the travel lanes because like when you in a Ros are usually two two cars can't go down the street at the same time you know there's parking here um then you're having to basically wait for someone you have to be courteous to wait for someone to come through as you go down cuz both of you can't like there's parking there there's only almost one basically one way in one way out um is typically how a lot of their streets are set up it's not very uh I know we're talking about the 10ft traffic lanes and so then you're talking about a fire truck trying to come down that one way in one way out um but usually that's the you know whenever I do hear about fires in the 30A area usually things you know they're not they're not Savaged or saving enough time I don't know if it's because it's a county and they're not able to get there in a timely manner or it's a roadways just this end of Safety and Security is certainly a a priority for us um which includes you know our fire and our our Police Department so just want to make sure we're not encumbering um those citizens that'll be living there because they'll be part of our responsibility and we do take pride in having efficient Services um for our residents here in Lin Haven so just there was one house in Rosemary that caught fire but um it was contained very quickly and I remember cuz it was the Chinese style house and it came down and I've always wondered why of course we're going to think about that and we think about we know they need 20ft clearance the streets have that you know the parking does not encroach into that 20 foot clearance that's a that's sacred for the fire fire trucks and we respect that but I've always thought some traffic engineer needs to do a study yes as you mentioned you know trying to get to a fire that's super important fire trucks are also constantly going out to accidents because people are driving super fast on street or faster than they need to and I've always wondered looks at the balance between slowing cars down and then having them of course get to where they need to go uh to put out a fire but they both have to be looked at so this is why we want to have as narrow a travel Lane as your fire chief will accept let's put it that way additional questions so in the communities that have been built in the past you know you've talked about a bunch of common areas like parks and places for people to gather in the past were were those was the maintenance covered by the municipality or County or is it more so covered by like an HOA it's both so the big parks tend to be covered by the municipality but the smaller Parks tend to be covered by the HOA so it's a combination of the two not one or the other there are some probably there are you you you have standards for certain Parks you're not going to want to take the little teeny tiny pocket parks that may be the HOA but the bigger parks maybe uh that's something that'll be negotiated presumably through the development agreement um may be city-owned so I don't know if you'd be able to answer this question or not but obviously this has been going on for quite a few years and I'm sure the commission back then envisioned that things would have been built by now to bring in necessary tax revenue to the city my question is what makes you think that this is a way ever going to come to fruition well you know I don't think I'm the one who should answer that I think it should be the Developers for having us tonight so you know a lot of that is up to you guys and the community you know we want support we want to you know presented a community um development that is inclusive and supportive of the local community and respectful so I think now is the time we can we can make that a reality it's a it's a team effort what's been the hold up to this point I think there's a lot of different things I mean you know we could just say Co everybody else said that for years right no I'm joking but um there's been a lot of different things I mean getting the plan right um we had several Master plans we we brought on dpz who are wonderful to work with and wonderful at seeing the vision and and um seeing what things will ultimately be and look like and uh we did that I guess two years ago so it takes about a year to develop the plan and then tweaking it and then getting your Capital stack together and and so forth to build it I mean it's a it's a it's a big project I guess I have some questions for Amanda on the process um the developmental agreement the development agreement is like a contract for our period of time correct yes okay I would say so and well let's ask the attorney how he what he I mean so what the development agreement it's a statutory process set out in Florida law and basically it's a public process requires a a two public hearings to approve it and then once it's once it's agreed upon it's recorded and basically becomes uh you know like a almost like a constitution to some extent so it is a contract uh in some ways but it really essentially freezes the zoning in place so the zoning can't change over a long period of time 20 or 30 years but also deals with the issues that some of the Commissioners have asked about like how are we going to deal with infrastructure you know how are we going to deal with impact fees these other issues so all those things can be specifically dealt with in the development agreement and kind of forms that master master agreement and of course I think uh Mand said the master plan would be attached to that too then after the agreement is the code overlay that also has two hearings two readings yes that will that would be an an ordinance so you'd have the development agreement with the master plan as an exhibit to it which would also be referred to in the development agreement um and then you would have the ordinance which would have the overlay for the things that are going to be different from those things that are currently in the code um the uses and the things that we have control over such as Street wids uses those kinds of things signage those the look of the building because if you recall you recently um adopted last year the year before the aesthetic standards for non-residential development do you remember um and so and that falls with the storefront program they're going to have they're going to want to have their own look here um and so if they follow all our technical standards and things we currently have in code they can't have that feel and that look that they want for their development so the overlay will allow them to have that but it will be in the form of an ordinance which I hope that the attorneys will um draw up this ordinance um and so because it's an ordinance it will have to be properly public notice it will have first reading by title only and then the second reading will uh there'll be a public hearing um and then you will vote on it after the public Hearing in the second reading of the ordinance and then the developmental order is by phases how many phases the statement was made uh the developmental order for each phase so you know how normally uh regularly if a developer wants to develop a piece of land then um as long as the land use is is correct and they've met everything else with regards to density and that kind of thing staff do the review the TRC board do the review and then we take it to Planning Commission for recommendation to you guys and then we bring the development order to you U with the site plans the engineered site plans and what have you and you vote on that on the development order so if the master plan has been approved when they submit for their development order and they're going to want to do this in phases it's huge they can't do it all at once so they'll be um a phase one so they'll submit their development order for phase one we as staff will review it against the master master plan and what you've all said is allowed in the development agreement and the master plan and we'll take it to the Planning Commission for recommendation and then we will bring it to the city commission um for you to approve the development order and if you approve it there'll be able to start pulling their building permits to begin the infrastructure for phase one one last question um I was not here two years ago when this was first discussed I'm just curious about since it was a fuel Depot about the environmental concerns are there any so the city um uh did a long-term cleanup of that property that was paid for by I think grants maybe the Air Force and it that took a long time that uh that was in process before I became the original City attorney back in 200 one I believe it been already in place for four or five years and they finished it in the in the early 2000 and so that should have all been mitigated all those environmental concerns um the Air Force is still on the hook for environmental problems on the property if some are developed and the land use that came out from the state also includes certain amounts of buildup in certain areas to to for ground soil just uh make sure the ground soil is not Disturbed and also so all that should have been covered is the short answer that's it for now well just I don't know how many questions but I'd like to make a couple statements um I know two years ago when y'all were here we you showed us just about every style of housing there was um and I I see what you've done tonight as far as uh your plans um but we we know that you all you all gave us the deed to do rails for trails and it's been done from 231 to 390 so from 390 into the into into the Fuel Depot you know I I I saw where you have your main entrance and you spoke about the rails for Trails but I mean is there any definitive timeline on finishing that in and around the development or before because I think our residents would like to see some kind of Harmony on on on your development really for sure but also we we'd like to see the completion of the Rails um and then um um also the uh commissioner warart mentioned it as far as harmonizing with the current residents of the industrial park um and and the residents who encroach your area I know a lot of them are here tonight and they've expressed concerns to us so and and and falling back on what I'm saying I know that that's going to be part of the development agreement I'm just I'm hoping it is you know so we just you know before we say hey everything's great hunky door go on on we just need to you know put those things out there so it's a very good question commissioner um so we we'll submit drawings um I'm not sure exactly what State Should do I mean completed drawings I guess with phase one um of the development for the Rails to Trails and the entry Road okay yeah B off of uh commissioner perno um I do remember initially in that uh Workshop a couple years ago with the houses that were in the initial entry that those would be um more affordable homes because one of the things that was said was that hey this you know it's going to be varying homes that are within here so you might have million doll homes you might have $200,000 homes half a million dollar homes um with the current change in the real estate market is that something that you are still proposing um is to having affordable housing um or more affordable homes in that area um it is our plan to have affordable homes um we um 200,000 is a hard hard thing to do these days with the price of construction material the national average right now is over $400,000 which when I got into Bay County um in 2015 um I think it was around it was in the high 200s so it gives you an idea how much it's gone up just in the last decade a little less but 400,000 won't be affordable um in Lin Haven so I'm just you know with our with our median income 400 you can't afford a $400,000 home uh with the median income that we have so we can't say that that's an affordable home at 400 I totally understand what you're saying I follow real estate on a regular basis 400,000 isn't affordable for us here in ly Haven we we are um we are doing everything we can can though mayor first it's a great question it's um certainly something that we're we're very aware of and and um conscious of and we we're trying to do our best to to create a a variety of homes that fit a variety of um incomes um the neighborhood I can't stress enough um from the very beginning we said this is an inclusive neighborhood there's no gate there's a gate today but that's only to keep people from you know God forbid getting on the site and hurting themselves but um it's not it's meant to be an inclusive community it's meant to be even if people don't live in the community itself that people from outside can come in whether that's by the rails the trails on a bike or U golf cart or you know coming in and parking and spending the afternoon or day with their families and and in the community we have a lot of amenities that were I think will enrich Lin Haven um things that I have uh personal um interest in um some of which are on the signs back here behind us take a look at that's why we've worked hard to get a variety of different building types in so it may not be the single family homes that are more affordable but you know I use myself as an example husband and I we have one child we live in a townhouse we didn't want a big house town houses can become more affordable The Cottage Court can become more affordable the senior housing which are smaller unit because you don't need three bedrooms can be more affordable so we've got to look at the affordability in a range of different types it's not too often we tend to think about you know affordable housing in a in a in a denigrating way because it's inferior materials it's inferior it's an inferior look and it's always in the wrong location this is not that's not what this project is about it's really putting in some more um whether we call it affordable or attainable housing um in the it's the building types that are going to make it more affordable you don't mind me saying that so for example like we mentioned Town Homes town homes in Lin Haven uh probably 250 to 300,000 but not 400,000 right so that that would be in that more affordable range and of course after Hurricane Michael and Co I am aware that you know real estate has increased but when you mention town homes that's sort of where we are between 250 and 300 um and those are in some of our you know upper end neighborhoods that is still 200 250 to 300 when you mentioning being in inclusive um I do know like in Rosemary you know a lot of things are inclusive but then there's also those private areas like where you can't get to the beach unless you're actually um you know renting in Rosemary or have a friend that has a keypad in Rosemary will there be any of those type of um there will be things that are specific for people that own property in the in the neighborhood but I would say the majority of the common Community spaces will be accessible to everyone like we'll have an owner's Club you know we'll have a a a yacht club or boat club or something like that that people that paid their boat in the the public marina which could be someone from ly Haven or Panama City or wherever um or in the community itself um it's it's an amenity for them but most of the amenities will be um public uh and then we actually have certain amenities that we're planning that that I think will be very enriching to the community I I saw online someone mentioned something about a library we're not building a library on the site at least not at this point but we do want to do a children's museum I think that's a really important thing to encourage more family traffic I mean we're a family based Community we're we're building um for that demographic R Murray and seaside did not start off 30 they lasted 30 and had 40 years without privati you know having the private locks which is is so sad to see they are victims of their own success which is the only way I can describe it it pains me to see to see that they've um they've privatized um access to the beach and have made it so so difficult but the more of these kinds of places we have the more affordable they generally become additional questions from the commission this time we'll um open questions to the to the audience great some of these should be pretty quick uh what percentage of this community will be long-term and short-term rentals versus buys on the website that there was some buildings that were advertised to be uh multi like 18 people maybe like short-term party rentals that anticipated okay and then what percentage of those boat slips will be for public use like just pull up tie off shop eat and then leave versus like private or rented you step to the mic so the we have about 50 people online watching so so in answer to your question it's a public marina so all of it's public uh as far as the percentage that will be um for people to P pull up and tie up I I don't I don't know what that number will be but there'll be space to to do that she said low Supply usually means high cost um so gentrification is unavoidable so what do you envision the impact of the gentrification of this development being on the rest of Lin Haven versus like what you guys saw with rosemary and Alley's Beach because a lot of those seem to have people that have second homes or it's a vacation playground for The Wealthy I would think of Rosemary and Alice as complete outliers most of our communities are not that way at all um that and while this may not be comforting to you there are way way more communities that are in distress than communities that are gentrifying and gentrification may have a bad name but there's also good that comes from gentrification I mean it's going to help it it's going to make the people who live around there yes it may first lucky you have the homestead exemption so for people who have their homes here they're not going to see their propert they may see their property prices rise but they're not going to um then the taxes won't go up because because you have the homestead exemption that's number one number two hopefully um it will enrich the lives of the people who live around there simply because they will have access to many amenities that they currently don't have access to they have to drive to go to a restaurant they have to drive to go to the Waterfront there's going to be opportunity for people to come and bike here and use the parks and eat and shop and do whatever it is they want so will it gentrify the area we don't know it will be hopefully it'll be a little Jewel of a place but it it it's it's also going to be as Andy was saying as I've tried to say as inclusive as possible so to really try to hit as wide a range of people who can live here as possible I don't think their intention is to make it so expensive that no nobody can afford it right and seaside by the way the Rosemary I don't know the price of Seaside but Rosemary the first lot sold for $75,000 nobody have could have predicted that it would take off the way it did um it is beachfront this is a little bit different um but I think it will it it can do a lot for the city of of of linh Haven you know you have it's a tiny tiny tiny tiny percentage of the land you have and we're trying to do something somewhat different here so I don't think it's going to have a ripple effect on the entire community at all yes sir we have a room full of people that have questions thank you additional questions Mr Walker good evening Rich Walker um there's not too many people here except for one here during all meetings in Washington DC Air Force City we were denied the right citizens go to the Air Force and meet with them they were discussing the sale Jackson is correct he's the only one that I can see here that's been here pleasure to see you again um it's interesting uh one of the things that came up was the contamination of the property in the dialogue between Washington DC and the citizens and the city it was never settled that the contam ation was taken care of Mr Jackson is correct the Air Force is still on line for that in the contract that you had owned this property for 20 minutes it said that if it goes through the F Force has to be contacted if you disturb the ground on the property wonder if you've contacted them and told them what you're going to be doing that's one thing Mr missioner addressing all of you you're once again going to put yourself in a box welcome to the Box again this has been tried before you have only two pieces of property left where you can expand to that is the former Fuel Depot and the 950 Acres we can use the same image that we have for the 950 Acres that was done here everything that you discussed here was discussed in those meetings not one thing has ever been done to alleviate the concerns of the city 950 acres under direction for 20 some odd years has not gone anywhere the original plans for what we're discussing here tonight was brought up twice there was never a development in order never master plan did not even get far enough because they couldn't afford to do what they wanted to do now my my question is blue waterers still connected to this Marina LLC better be for the developers to answer that is is is involved in this too Blue Water is um one of the owners of blue water is a partner in it for example Blue Waters has more concerns with their property that they can do with it what they want other than what is in the plan consider that thank you Mr Walker that's our three minutes thank you I only have three minutes and they have yeah they they they make the presentation so we're trying to allow everyone time to to speak thank you to be continued yes sir um there thereal questions uh let's get Miss Jerry and then the guy there with the hat we need some kind of like signin sheet or something like that we can call people's names Harry Parker rep Place mayor thank you for pointing out the situation with our um our income of our community cannot afford this entire development it is not feasible for our community I mean if you look at the median income this is not something that that the locals are going to want and some one of the things that really stood out in her presentation was um the people that work there will be able to live there uh no there there's not the the wages to provide for someone to be able to afford that type of housing especially a $400 $500,000 community house um I mean this sounds wonderful and seaside in and rosemary are wonderful but they're they're just not going to be able to afford that and also it puts a strain on our already decaying infrastructure I mean look at our sewer system it's going to cost us millions of dollars to get that up to speed um what about our storm water what is going to happen to the people that live around that what's going to happen to their flooding system I mean it this is going to be a disaster and also I do have one question how can the Air Force be responsible for contamination if the Air Force only owned it for 20 minutes how can they still be responsible for that if they only want it for 20 minutes yeah mayor yes sir so the the air the Air Force owned that property since the' 40s okay they they took it over as part of I think World War II maybe or maybe was a little later than that and so they owned it for a very long time and they have agreed to um to stay on the hook for environmental problems to come up after they cleaned it up okay and one other point that I have is um one of the things in her presentations was about walkability we don't even have walkability in our own City now we have lack of of sidewalks and everything let's address the things that we need as a community as opposed to what someone else has and my last question is is St Joe involved in this no and who is Blue Springs LLC is that part of you guys it's a holding company okay and can you tell me exactly who the people are underneath Marina Island LLC and Bruce Springs LLC who are the actual people I can tell you that there's many um Partners in the um agreement but they're Lo from local business people to um I mean other investors I mean that's there's no nefarious characters involved okay thank you Mr Mayor if I may can I answer to a couple of the points that she brought up yes they're very good concerns and i' certainly appreciate as a you know uh someone who's living in a community I would be also is like to ask our engineer to come up to so in regards to I'm Brandon Wilson with level up Consulting civil engineer working on the project so one of the concerns that um uh she brought up was in regards to um impacts on the utilities and other infrastructure of the city so like anyone else here we would be responsible to pay impact fees for um that which would cover uh those different things and we're also looking at some of the problems that uh working with staff and through our uh engineering firm to deal with different things like STM water and and that sort of thing so so those so hopefully when we finish the net impact will be a positive to the community not creating more um problems for the community yeah I mean the city the state uh they have storm water requirements that we're going to have to meet got a permit through the city of Lin Haven we'll have to permit through fdp um for for to to make sure we meet their storm water requirements working with the city's utility department to sure they have capacity uh City's infrastructure has a capacity so we're going through all those processes and add to the storm water pushing the civil engineer to really look to integrate the storm water in a way that is usable and it's not just piping it and and and dis dispensing of it but it really is to let it percolate through the soil now there are so many strategies and techniques in which you can in which and by the way sites are pre-development can be made after development the water retention can be better than it was pre pre-development because there are so many techniques through paving materials through the filtration that you do through the way you channel the water that can be not only amenitized as I showed but help with just the slow um dispersion of water I think one of the concerns that Miss Parker was expressing which is I think the consent of the community as it relates to storm water because we do have some storm water problems here which is why it's a focus of ours in the city Lin Haven is that one of our requirements is that when you build a new development that it does not impede upon another development and so we've had to go back several times with other developers and Engineers to try to uh redesign um what they've initially design which wasn't supposed to impede upon other developments but it still did so I guess the question would be if your development then cause a storm hoard to increase on the outlying areas and the neighbors um would you be willing to still come back and we might just need to put in the development order itself or the development uh agreement that you would come back and try to re-engineer the storm water in order to ensure that it doesn't affect the other residents that are around you so for example you know you know part of our new um requirements is that you know you build at a higher you know at a higher height than some of the other l so then obviously the storm water no matter how great your system might be if you're 10 ft and the one is 10t below you then it's going to automatically run on onto someone else unless there's a great system in place to capture all of that so if it doesn't capture that initially um would you all be willing to come back to redesign that to ensure that it doesn't affect those other residents that's a good point but I'm going to point to uh Brandon to do that uh yeah I mean so so typically in simple terms the the requirements are we can't adversely affect uh any adjacent neighbors this particular site is essentially an island so it' be difficult to affect any neighbors other than the the uh industrial uh you know properties that are currently there um so yeah there's there's a lot of modeling a lot of uh engineering and design that goes into ensuring we don't affect anyone I know a a problem in the city that that we've heard of is the the Bayou and there's uh if you look at the master plan there's uh some existing STM water pipes that are likely pretty blocked off and and not allowing flow uh completely blocked off um one of the items that they plan to do is is build a bridge and and dig a new channel that would allow a lot of flow and really bring life back to that byou and and hopefully help uh the flooding concerns but uh the code is that we can't affect or adversely affect any Ed properties mayor if you if you look at the the plan and you see where that cut is and you see where the storm water because we're the end of the line for the storm water it's actually all Lin and storm water a part of it or is coming to us and not the other way and so we're cutting that um Causeway and what that's going to do is allow that storm order to come out into the um in the bayou which it goes to now but it'll give it a place to go so it'll allow that flow and it'll allow a lot of the it'll enhance the value tremendously the southern part of the Len Haven B you that's a you work with d on that because yes we have to yeah all right thank you um thank you for your patience sir it a little bit I'm TJ Ensley I'm on the lint Haven Bayou right on 12th Street as it ends so um what he's talking about is one of my questions was I didn't see that on there it's in the corner um but it's not talked about at length what does this bridge look like talk about it helping flow too good question is what does it look like I'd like to see that plan and what the bridge is what the access would be from for us on that side and what's going to come to us right the other thing is storm water is one thing but the impact is the treatment plant so an impact fee sounds nice and it sounds good on paper I I wonder if you guys thought about making an investment in it instead of an impact an impact is for now and for future what needs to happen before you start to dig and move and things like that for that to get fixed so that's a couple questions that I wanted to lay out thanks thank you um so the the storm water um isn't doesn't go through a treatment plan it's treated either on site and those that's actually there's an agency in the state that manages that uh they tell us we we tell them what we're looking to to accomplish they tell us what we what we need and and and as far as the the technical part of it um in regards to the the bridge um the bridge right now that we're looking at we're considering possibly doing a wooden bridge but whenever we have those drawings we'll present that in our plan to the commission you'll have a chance to to look at it same goes for our streets if we wanted to we're building the streets we're paying for the streets um if we want to give them to the city um then the city has to agree to take them so if we do something that is non-standard or if we do something that's going to create a problem for the community or an expense the commission will have the opportunity to deny it so additional questions from the audience yes sir evening my name is Randy Whitehead I live on the close-off portion of Lin Haven byou I appreciate all the discussion and the questions that guys are asking I appreciate all the community and the questions that are being asked uh a couple data points that I saw I thought I would share uh my in-laws just moved into the community we're talking about affordable housing uh very difficult for them they bought a DR Horton home DR Horton is one of the most efficient Builders there is they've got the lowest cost the best you can do they still paid $360,000 for about 1,800 Square ft so I I understand uh my you know my co-residents here as Citizens man the economy right now and the price of things is just is what it is unfortunately I also note that the storm water problem is you we have it all over the place well the closed off portion of Lin Haven byou is kind of turning into a retaining poll there's a lot of pond it's a lot of muck in it it's actually filled in so much the erosion you can barely get out the canal you got to have like a canoe and you can forget it at low tight it's not going to happen so I would love to know uh or part of the plan I would urge that hey let's get that by you clean uh let's get some the dredging and let's bring that right bring it back to what it looks like um you know kensol Park really nice sand at the at the mouth of that Bou there's opportunity there um story from this morning I was driving my daughter to work I told her hey I'm coming to this meeting tonight and uh she asked me dad why is ly Haven so dumpy and I had to explain to her I apologize I know that that's that seems very offensive this is this is my daughter asking me this and I said uh sweetheart uh you know at a high level it takes more money coming in we were hit hard by the hurricane Michael right and and some of us are still building some of us are still trying to settle claims but at the highest level it takes money coming in from investors and people wanting to do good things after that it's down to the community it's down to the citizens to start working a little bit lower to look for those solutions that can benefit all of us and making sure that everyone's covered and everyone's happy there's got to be a lot of give and take to it but I would just urge everyone in the room all the individuals we've got a good opportunity here so let's keep moving it forward to find something that's going to be beneficial for everyone thank you thank you coming up behind you and then you yeah you can come after him yes sir Mr Mayor Commissioners Brian bomgardner thank you for hearing me out and all coming few things that I wanted to mention uh one and I do live directly across from the call center I live on that byou um my wife and I walk that property every day we are used to um coyotes owl Deer uh bald eagles um I've had Commissioners at my home and said you have bald eagles and there oh there they are and these are animals we enjoy every day um if you bring up trees you know you're a radical I am a young retired uh Fortune 500 I'm a hardcore capitalist absolutely the trees we are a part of the environment well Pride yourselves in that you cut all the trees down you got Engineers that know more about about this those trees are functional I understand something beautiful I understand what you have but there if you look at the development along whatever that road is forgive me I don't know what it is there 10 years ago that was solid trees every developer that went in Cut every single tree to the ground I don't blame you it's easier it's cheaper I get it I completely get it but I think if you want the people that enjoy that part I mean we bought our home because we're used to walking on our Dock and seeing manties and Otter and Eagles and these kinds of things while you can doesn't mean there if you want my support on something I'm gonna look and go wow I like this I love what you said about setbacks I I grew up with public transportation I grew up with sidewalks and here we call it playing Frogger everywhere you're walking you know you're running back and forth with between traffic and 18 wheelers and so many of the the trucks back in that Industrial Park know us they're used to dealing with my wife and I waving at us when yeah I think I gonna say you look familiar I think um you see was always walking always holding hands but I like you have a lot of really good things but that environmental piece I'm extremely concerned about solid tree Tre and you have bald eagles in there yeah you can cut the trees down they're not protected anymore but i' encourage you to think about that the other thing is I'm very worried about the industrial park I understand your graph I like what you said about what pays for itself but a business that is building things of what's in there yall can't touch it and the reason that industrial park is there is to we should be recruiting businesses that can put things in there that develop things and produce things that's good for our tax Bas because when you all are long gone we're going to have to replace roads and all these so anyway thank you Mr Mayor both very good points um when we draw the master plan of course some trees will come down but I I I do want to say that if you take a look at our communities we work really hard to preserve trees where we can and so where we put the green spaces is not coincidental where there were clumping of trees or trees that were somewhat significant and if I remember correctly it's one of the environmentalist bring up the master plan yeah um there are many trees that are being preserved on the site and it's not unusual for us to um in many of our projects we have rerouted streets to take care of um to take care of the trees so the reason for example that there's a park right up oh Sor I'm not sure how can we get the get the presentation there will be but we're going to we we try to work the trees are a significant part of the uh beauty of the site and so we will try to work as hard as we can to preserve those trees where we can and where there are some that are of significance we always always um build them into the plan that was the first question oh the the second question was the Industrial use um so so I I think there's going to also be a very positive impact uh economically as far as jobs and things like that with the commercial area that's going in over there so we will be producing things sometimes it'll be um it might be burgers really good burgers um but we also just to add we we did a treat a lar of the community and we did a tree survey trying to identify U trees of significance and um yeah it's not up there so and so we we were very respectful of that and we're also not en encroaching on any of the uh Wetlands so we're trying to avoid um any Wetland or Wetland mitigation my name is KNX um I used to be a resident of Len Haven I left Len Haven as of lifestyle and me and my family moved to Sweet Bay over in City of Panama City and he did that because of what that type of Master Plan Community offered it um moving there I I love Len Haven I love a lot of the people there but ultimately I love the lifestyle that we have in this master plan Community where it's walkable we have uh just the the environment that it creates there is incredible that uh the future development with the commercial the the grocery is going to be a place that we probably will never want to leave and with that development it is so that we talk there was someone mentioned the uh median income average income in Len Haven the average income in Panama City is $50,000 $51,000 but when you develop something of that magnitude it is brought in doctors law lawyers Business Leaders not just from round Bay County but all over the country have come and they come this sweet big because that's where they want to be they've added to the Panama City tax base because of that now when I see this development I see what y'all are proposing I see a a reason sort of a shining star to move back into lyh Haven and it's uh it is something that I think yeah developers are not the boogeyman yes they are we have someone we have a group of people willing to invest hundreds of millions of dollars into Lin Haven because they believe in Lin Haven they believe in what we have here they believe in the community here and I think that is just a fantastic thing to encourage you know it's what is it going to do to the wrestling Haven I hope it raises the standard I hope it causes everybody else to be like all right if we want people to come to our business that's not in there we've got to raise the bar we've got to be better and I I I hope that this uh that that resonates and that I'm excited for everything that we I've heard here tonight thank you additional questions from the sah I don't really have any questions just a few comments Johnny Basher by the way um storm water I think there areas that'll have as much green area or more green area than what we would see if you built a typical single family house let's say um look at Andrews Park and the other other things along 390 that have happened out there the apartments um Andrews Park the single family houses out there start at 30 or $399,000 call it $400,000 right at$ 400,000 for a single family home um personally looking at this there's going to be challenges there's going to be traffic issues there's going to be things that that they're going to have to overcome and they're working on it I'm sure um but me personally I would rather see a development like this come into town than another somebody just come in and scrape everything off and build cookie cutter homes that unfortunately now are $400,000 homes I'd much rather see this type of a development come into Lin Haven than continue down the path that we're seeing every other development do which is just that come in cut everything down and build cookie cutters and that's all I wanted to say thank you Miss Walker 1106 Michigan Avenue a few years ago Marina Island came before the commission because they wanted to start their project with condo development on the piece of property they own outside the gate surrounded by 10 Street and Tennessee and it was voted down by the commission that was seated at that time because of the residents coming to mention that it was not the type of development that was needed on that specific site my question is to Marina Island how are you starting your building what phase and will you put I noticed on your map that there were houses or condos on that piece of property I'm talking about where the first phase will be but there's going to be multif family and single family both well let me speak directly so uh thank you for your comment question um what she's referring to is we presented a um lowrise um condominium building I think it was three or four stories in that opening uh space and the commission didn't like it and was voted down um we have since repl that for single family housing so anything that's multif family is off of the causeway into into the main part of the island own and live in the house directly across from the where the bridge is going to go I'm excited to see that the bio is going to be um my question is during your development are so then that will also bring in more jobs thanks for your question uh yes of course uh it will generate a lot of business for the area um it's much more than a few hundred million dollars to build such a project it will generate a considerable amount of money for the area and then of course you'll have the tax base from that from not only the adalum for the houses but also from the businesses um if um we have we have the right to build a hotel we have not designed a hotel in it but but we have the right when um the ordinance 10:31 it's the right to do 150 room Hotel uh if we do something like that then the city would also benefit from the bed tax and and so forth so all of that stuff you know considered it's going to have a significant uh positive income a positive effect on the local um income of the city is there a final question from the audience close part of the the Bayou studied the water out there for some time I'm an oceanographer by trade I've done studies for the bay environmental study team uh both inside linh Haven Bayou and also in the old shrimp farm impoundment uh I've seen the water level in the closed off part of the bou easily 4T above mean uh mean high tide on Heavy Rain events that's going to back up that entire Watershed all the way up to back behind Publix uh I feel like the development that they they the designs that they showed there uh with a a bridge in there is going to alleviate that problem and probably help with a lot of the storm water additionally I live on the Bayou in the area and I love the idea of a development like that where uh I could uh go for a walk out there ride my bike down there and my support and for any Tech technical review expert thank you thank you to uh Marina Allen for your presentation on this evening I look forward to contined conversation to see what the future holds um thank you all to our citizens for coming out tonight expressing your concerns and your opinions thank you for those online uh we'll be reviewing your comments and following up as well um Marina island group will be here for a few more moments so if you would like certainly you know you can address your question them more personally at that time uh Workshop closed