[A.1. 23-91 Discussion and presentation regarding a potential residential development of 32.88 acres located between Sam School Road and State Highway 114 Southeast of the Solana Development. and take appropriate action]

THE PROPERTY SOUTH OF THE MARRIOTT HOTEL ALONG 114.

I'VE GIVEN A LITTLE BACKGROUND AND STAFF REPORTS.

WITHOUT ANY FURTHER ADO, I'LL JUST HAVE THEM COME UP AND DO A PRESENTATION, INTRODUCE THEMSELVES AND THIS IS NOT AN ACTION ITEM, THIS IS STRICTLY DISCUSSION.

BASED ON FEEDBACK TODAY, THEY'LL PROBABLY COME BACK WITH SOMETHING MORE FORMAL OR WHATEVER THE NEXT STEPS ARE.

WE'LL TALK ABOUT THAT AS WE GO. GOING TO INVITE THEM UP.

>> HI EVERYONE. MY NAME IS CURTIS YOUNG WITH THE SAGE GROUP.

YOUR LOCAL WE'VE BEEN WORKING ON THIS PROPERTY WITH LOVETT, WHO OWNS THE PROPERTY FOR THE LAST REALLY ABOUT TWO YEARS.

WE PUT A LOT OF TIME INTO THIS AND GIVEN IT A LOT OF THOUGHT, AND WE'D LIKE TO COME BEFORE YOU TODAY AND SHOW YOU WHERE WE ARE AND GET SOME FEEDBACK FROM YOU IF YOU HAVE ANY THOUGHTS SO WE CAN PROCEED TOWARD MAKING THIS INTO A REZONING CASE.

IT'S CURRENTLY PART OF EV1 THE ALUMNA ZONING, BASICALLY ZONE FOR OFFICE, BUT WE SEE A REAL OPPORTUNITY HERE FOR RESIDENTIAL.

THE VERY UNIQUE SIDE, IT'S GOT A LOT OF TYPOGRAPHY ON IT, 70, 80 FEET FROM THE TOP TO THE BOTTOM AND THAT'S ONE OF THE THINGS THAT HAS REALLY ATTRACTED THE OWNER TO THIS BECAUSE IT'S UNIQUE AND WHILE IT POSES SOME CHALLENGES FROM A DEVELOPMENT STANDPOINT, IT'S ALSO REALLY GREAT OPPORTUNITIES THEY'RE HOPING TO CAPITALIZE ON.

HERE IS A COUPLE OF PEOPLE FROM LOVETT.

FRANK GLUE, OVER THERE IS THE PRINCIPLE OF LOVETT.

ADAM WILLIAMS IS WITH THEM.

WELL, WE HAVE A COUPLE OF FOLKS FROM HONE, ERNIE, NICK ADAMS WORKING ON IT FROM A LANDSCAPE ARCHITECTURE POINT OF VIEW.

NOT EVERYONE'S GOING TO GIVE A PRESENTATION, BUT JUST WANTED YOU TO KNOW IF YOU HAVE ANY QUESTIONS ON SOME OF THE DETAIL OF ITEMS, THEY'RE HERE TO ADDRESS IT.

THESE ARE THE ARROW KEYS. ANYWAY, A LITTLE BIT ABOUT LOVETT THERE, HEY HAVE THEIR HEADQUARTERED IN HOUSTON BUT THEY'VE DONE WORK ALL OVER, INCLUDING MULTIPLE PROJECTS HERE IN THE DALLAS FORT WORTH AREA.

TWO TIMES THEY'VE BEEN URBAN LAND INSTITUTE AWARD WINNER FOR THEIR PROJECTS IN HOUSTON, VERY HIGH-QUALITY ELEMENT.

ONE OF THE THINGS THAT I'VE REALLY NOTICED IN WORKING WITH THEM, QUALITY AND ARCHITECTURE OF THE HIGHEST TASTE IS REALLY SOMETHING THAT THEY'VE EMPHASIZED ALL THE WAY THROUGH THIS.

THOUGH IT'S A REALLY HIGH-QUALITY GROUP, THEY REALLY SEE THIS AS A HUGE OPPORTUNITY TO BRING TO A GREAT TOWN LIKE WESTLAKE AND DO SOMETHING FABULOUS.

OUR NARRATIVE ON THE PROJECT IS, AS I SAID, VERY HIGH-QUALITY ARCHITECTURE AND URBAN PLANNING.

WE'VE LOOKED AT THIS FROM A VARIETY OF ANGLES FROM A PLANNING STANDPOINT BUT THE HIGH-QUALITY ARCHITECTURE IS SOMETHING THAT THERE'LL BE ERRANT THROUGHOUT THIS.

THERE WILL BE A PROJECT ARCHITECT THAT WORK WITH THEM ON OTHER PROJECTS AND OTHER VERY SIGNIFICANT PROJECTS THAT WILL ANALYZE EVERYTHING AND MAKE SURE THAT EVERYTHING'S IN GOOD TASTE AND WE DON'T HAVE ANY BAD SIDES TO ANY OF THE STRUCTURES THAT ARE BUILT, AND WALKABILITY, CONNECTION TO THE NATURE,

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THE CREEK ON THE NORTH OF EDGE THERE AND WE'RE HOPING TO BE ABLE TO CONNECT TO SOLANA, THE PLAZA OVER THERE, HOPEFULLY, THEY ADD SOME WALKABLE PEOPLE TO THE COMMERCIAL THAT'S THERE.

THAT WILL PROVE ON THAT.

I MENTIONED THAT THE DEVELOPMENT ARCHITECT, MENTIONED IN THE DETAIL CREATE A SENSE OF PLACE WITH THE DISTINCTIVE DESIGN, AND REALLY VERY FAMILIAR WITH YOUR BUILDING QUALITY MANUAL AND STANDARDS WILL BE THAT HIGH OR HIGHER EVERYTHING THAT'S DONE IN THERE.

IN THE LUMINARY DESIGN PROCESS, WE'VE WORKED WITH THE GENESIS OF THE PLAN THAT WE'RE TRYING TO WORK WITH YOU NOW WITH ANDRES DUANY, WHO'S DONE QUITE A BIT OF VERY HIGH-LEVEL DEVELOPMENT WORLD REALLY BUT MOST FAMOUS FOR SOME OF THIS THINGS AND CALLED BY MANY THE FATHER OF NEW URBANISM.

SEASIDE IN FLORIDA, ROSEMARY BEACH, A LOT OF THOSE THINGS THAT YOU'RE PROBABLY FAMILIAR WITH WERE DESIGNED BY HIM AND HE'S VERY WELL KNOWN AND ALL KINDS OF AWARDS.

HE HELPED US WITH THE GENESIS OF THIS PLAN AND ACTUALLY CAME HERE A FEW MONTHS AGO AND GAVE A PRESENTATION TO STAFF.

WHAT WE'RE PRESENTING TO YOU TONIGHT IS AN OUTGROWTH.

BUT THESE ARE SOME OF THE PROJECTS THEY WORKED ON THAT FRANK AND HIS GROUP HAVE PARTICIPATED IN.

ROSEMARY BEACH, FLORIDA.

SEASIDE, OF COURSE, IT'S PROBABLY ONE OF THE INITIAL ONES AND MOST FAMOUS ALSO IN FLORIDA, I'ON IN SOUTH CAROLINA, AND C DIFF IN ATTENTION TO THE ARCHITECTURE OF A SENSE OF PLACE, THOSE ARE THE THINGS THAT WE'RE GOING FOR HERE.

HABERSHAM IN SOUTH CAROLINA ALSO.

ALYS BEACH IN FLORIDA.

THIS MAY BE ON SMALLER LOTS, BUT LOOK AT THE AVERAGE LOT SIZE, 3,000 SQUARE FEET HERE, BUT HOMES LISTED UP TO $14 MILLION, SO THAT REALLY ATTENTION TO DETAIL AND QUALITY IS SOMETHING THAT IS INHERENT WITH WHAT WE'RE PROPOSING HERE TODAY.

I'D LIKE TO TURN IT OVER NOW TO ADAM [INAUDIBLE].

>> THANK YOU ALL FOR YOUR TIME THIS EVENING.

I FEEL REALLY EXCITED TO BE WORKING ON THIS PROJECT BECAUSE THE MORE I'VE LEARNED ABOUT THE TOWN OF WESTLAKE, THE MORE INTERESTING AND SPECIAL THAT IT SEEMS TO ME.

I LIVE IN HOUSTON, I DON'T GET UP HERE THAT OFTEN, SO IT'S REALLY COOL TO SEE HOW WE CAN WORK ON THE DESIGN HERE IN WESTLAKE.

I'VE REALLY DIVED INTO THE COMPREHENSIVE PLAN AND THE BUILDING QUALITY MANUAL.

YOU'LL SEE ME PULLING EXCERPTS OUT OF THIS THAT ARE ACTUALLY INSPIRING TO ME, ESPECIALLY WITH THE CHALLENGES THAT WE HAVE ON THIS SITE.

THIS IS ONE OF THE STILL UNTOUCHED AREAS WHERE IT DID HAVE THIS FORMER GAS WELL SITE ON IT AND HAD A PAST THAT WASN'T TOTALLY READY FOR THIS TYPE OF DEVELOPMENT.

IT'S EXCITING TO GET TO WORK ON IT.

SOME OF THESE CHALLENGES, I THINK, ARE REALLY THE OPPORTUNITIES.

I THINK WHEN YOU DESIGN WITHIN THINKING OF TURNING A CHALLENGE INTO AN OPPORTUNITY, YOU ACTUALLY GET SOMETHING A LOT MORE BEAUTIFUL THAN YOU WOULD'VE EXPECTED AT FIRST.

I WANT TO TALK A LITTLE BIT ABOUT THE TOPOGRAPHY AND THE GRADING.

THIS WEIRD CONDITION ON THE TOP OF THIS HILL, THE NATURAL FEATURE OF KIRKWOOD BRANCH ON THE NORTH SIDE OF THE SITE, AND THEN HOW TO CONNECT ALL THAT AS A COMMUNITY IDENTITY, WHICH IS REALLY WHAT WHEN WE LOOK AT THOSE OTHER PRECEDENT, LIKE SURFSIDE BEACH AND ROSEMARY BEACH, THAT THEY ARE PLACES THAT CREATE A SENSE OF IDENTITY, THAT ON PAPER THEY MIGHT NOT BE ALL THAT DIFFERENT FROM THE NEXT EBRHA DOWN THE STREET.

BUT PEOPLE COME BACK TO THEM.

THEY WANT THE NEXT GENERATION OF THEIR FAMILY TO LIVE THERE, AND THEY'RE PROUD OF THAT SENSE OF PLACE.

TO ME, THAT'S SOMETHING THAT'S VERY IMPORTANT WHEN WE'RE THINKING ABOUT DESIGNING FOR THE LONG TERM.

FIRST, LOOKING AT THE TOPOGRAPHY AND GRADING WHEN I GOT MORE INTO THE GEOGRAPHY OF THIS SITE, WE'RE AT A VERY INTERESTING MIX OF THESE STEEP SLOPES AND THE LOW WATERWAYS,

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AND THAT VERY VISIBLE PROMONTORY GEOGRAPHIC LANDFORMS. THERE ARE CHALLENGES WITH THIS, BUT I THINK IT ALLOWS US TO DESIGN HOMES THAT CAN BE REALLY DRAMATIC BY TAKING ADVANTAGE OF THAT SLOPE.

BUT THE WAY THAT SLOPE LAYS LENDS THE SITE INTO HAVING THESE TWO MAJOR AREAS.

NUMBER 1 IS THE STEEPER SLOPES, AND SO THAT LENDS ITSELF TO THE LARGER SINGLE-FAMILY HOMES ON LARGER LOTS.

NUMBER 2 IS THAT OLD GAS WELL SITE, WHICH IS ALREADY A FLAT PAD WITH NO TREES ON IT.

IT LENDS ITSELF TO A LITTLE MORE DENSITY, STILL SINGLE-FAMILY HOMES, BUT ON A LITTLE BIT SMALLER LOTS AND CREATING A LITTLE BIT OF A SENSE OF MORE OF A TOWN SQUARE TYPE OF FEEL TO IT.

LOOKING AT HOW SOME OF THESE LANDSCAPE AREAS ARE DESCRIBED IN THE COMPREHENSIVE PLAN THAT THESE UPLANDS ARE A LOWER SENSITIVITY TO A DENSER DEVELOPMENT.

THEN JUST REALLY CAPITALIZING ON THE KIRKWOOD BRANCH OF TRANSITIONARY AREA THERE I THINK THERE'S A REALLY GREAT OPPORTUNITY TO CONNECT SOMETHING TO THE PLAZA AT SOLANA IN A WAY THAT PEOPLE COULD WALK FROM HERE, ENJOY THE NATURAL FEATURES, BUT THEN ALSO HEAD ACROSS OVER THERE TO GET SOME COFFEE OR DINNER.

THEN NUMBER 4 IS HOW DO YOU TIE IT ALL IN TOGETHER? FROM OUR POINT OF VIEW AS WITH A TRADITION OF HIGH-QUALITY HOMES, IT'S ALL ABOUT THE DETAIL, SCALE, PROPORTIONALITY, AND JUST REALLY HIGH-QUALITY DESIGN.

FOUR-SIDED ARCHITECTURE, NOT JUST A FACADE FACING THE STREET.

THE NEXT SECTION I'LL GO THROUGH IS JUST BASICALLY THE MASTER PLAN OVERVIEW.

THIS IS BASICALLY WHAT WILL BE HAPPENING IN THE SITE.

WE HAVE SINGLE-FAMILY DETACHED HOMES.

WE'RE ALSO PROPOSING SINGLE-FAMILY ATTACHED HOMES TOWNHOUSES, BUT THIS IS STILL IN DEVELOPMENT.

THE REASON WE WANTED TO COME BEFORE YOU GUYS NOW IS SO THAT WE'RE ALL ON THE SAME PAGE.

THERE'S A SITUATION WHERE TOWNHOUSES MAYBE FIT BETTER IN A DENSITY SCHEME, OR TOTALLY DETACHED.

THAT'S SOMETHING WE WANTED TO GET SOME FEEDBACK ON.

THERE WOULD BE A PRIVATE STREET NETWORK, PRIVATE RECREATIONAL AREAS, PUBLICLY ACCESSIBLE RECREATIONAL AREAS INCLUDING THE TRAIL NETWORK, SOME AMENITIES, DRAINAGE, AND THEN THIS POTENTIAL CONNECTION TO SOLANA.

WHAT YOU'RE LOOKING AT HERE, YOU CAN SEE ON THE NORTH SIDE OF THE SITE, THE PLAZA AT SOLANA AND THE MARRIOTT.

THEN YOU HAVE SAM SCHOOL ROAD HERE.

THIS SITE REALLY FITS IN.

IT HAS THREE SIDES THAT ARE FACING OTHER WESTLAKE AREAS AND THEN SOUTHLAKE PART OF IT.

AS WE LOOKED INTO PARTICULARLY DEALING WITH THE GRADE CHANGES IN THE ELEVATION, WE SETTLED ON THIS DOUBLE LOOP STREET NETWORK.

WE'VE GOT ONE MAJOR LOOP FOR THE LARGER LOTS AND THEN A SMALLER LOOP ON THIS FLAT PAD SITE THAT WOULD HAVE SOME OF THE MORE DENSER OR SMALLER LOTS HERE.

THIS NEXT SECTION, IT'S BASICALLY JUST GOING THROUGH THE TYPES OF THE DIFFERENT OPTIONS FOR THE HOME TYPES THAT WERE PROBABLY HERE.

BUT FOR ALL OF THIS, WE'RE REALLY SETTING A REALLY HIGH-QUALITY STANDARD.

THIS WOULD BE WHETHER THE HOMES ARE DESIGNED AND BUILT BY US, BY LOVETT OR BY THE HOMEOWNER WITH A DIFFERENT HOME BUILDER.

THERE WILL ALWAYS BE THE DEVELOPMENT ARCHITECT REVIEW AND THERE WILL ALWAYS BE THIS ADHERENCE TO THE GUIDELINES AND BUILDING QUALITY STANDARDS.

THESE ARE JUST SOME PRELIMINARY LAYOUTS.

THIS IS FOR TYPE A, WHICH IS A PAIRED ATTACHED TOWNHOUSES.

YOU CAN SEE HERE THAT IN THIS IMAGE SHOWING THE SLOPE HERE, WE'RE ALREADY THINKING ABOUT HOW TO NAVIGATE SOME OF THE GRADE CHANGES HERE.

THEN WE HAVE TYPE B, WHICH ARE DETACHED PATIO HOMES, ARE ON THE SMALLER LOT.

THESE ARE ALL ON THAT FLAT PAD WELL SITE,

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AND THEN MOST OF THE SITE IS ACTUALLY WHAT WE WOULD CALL TYPICAL DETACHED HOMES.

THESE ARE SOME OF THE EXAMPLES OF LOVETT HOMES.

THEN WHEN WE DO TALK ABOUT A LITTLE MORE DENSITY, THERE'S A COUPLE OF DIFFERENT WAYS TO GO WITH THE TOWNHOUSES.

RIGHT NOW WE'RE PREFERRING THAT THEY WOULD ALL BE DETACHED.

BUT WE WANTED TO SHOW THIS BECAUSE THERE IS A WAY TO DESIGN THESE WHERE THE SCALE IS FRIENDLY AND IT FEELS NOT LIKE IT'S JUST ANOTHER STRIP OF HOUSING AND REALLY GIVING THEM CHARACTER AND A SENSE OF NEIGHBORHOOD SCALE.

BEFORE I GET INTO THE LAST SEGMENT THAT I'LL TALK ABOUT, WHICH IS LANDSCAPING AND OPEN AREAS, I WOULD LIKE TO OPEN IT UP FOR ANY QUESTIONS OR FEEDBACK, OR GO BACK AND TALK ABOUT SOMETHING IN MORE DETAIL.

>> ON THE TOWNHOUSES, WHETHER ATTACHED OR DETACHED, WHAT SQUARE FOOTAGE ARE WE TALKING? WHAT TARGET PRICE PER SQUARE FOOT? WHAT WOULD BE THE HEADLINE PRICE [OVERLAPPING] OF THESE DIFFERENT UNITS?

>> HI, MY NAME IS FRANK LU.

THE AVERAGE SIZE IS PROBABLY AROUND 3,000 SQUARE FEET, A LITTLE BIT MORE.

A LOT OF THESE HOMES WILL HAVE A ROOFTOP TERRACE SO THEY CAN TAKE ADVANTAGE OF THE VIEWS.

ONE OF THE THINGS I LOVE ABOUT THIS SITE IS THE DRAMATIC DIFFERENCE OF THE ELEVATION CHANGE.

I THINK IT IS ABOUT 70-80 FEET.

A LOT OF THESE HOMES WILL HAVE VIEWS THAT MOST SITUATIONS IN HOUSTON OR DALLAS WOULD NOT BE ABLE TO HAVE.

IT WILL HAVE A LAYER LOOK TO IT.

THREE THOUSAND SQUARE FEET ON THE AVERAGE.

>> DO YOU HAVE A FINISHED TARGET PRICE PER SQUARE FOOT? I MEAN, WE'RE TRYING TO UNDERSTAND THE VALUE OF THE HOMES.

>> IF MY RESEARCH IS CORRECT, I THINK THESE TOWNHOUSES AND HOMES ARE GOING FOR ROUGHLY $600 A SQUARE FOOT OR SO.

SOMEWHERE IN THAT NEIGHBORHOOD.

>> WHAT IS YOUR MINIMUM ONES THAT YOU ARE YOU LOOKING FOR.

AVERAGES DON'T REALLY HELP US OUT IF WE DON'T UNDERSTAND [OVERLAPPING]

>> I THINK THE MINIMUM WOULD BE 2,700 SQUARED FEET OR SO.

>> YOU SAID IT COULD BE MULTIPLE BUILDERS.

I MEAN IF YOU'RE GOING FOR A CONSISTENT LOOK THEME, HOW WOULD YOU DO THAT WITH MULTIPLE BUILDERS? DO YOU GIVE THEM PLAN?

>> WERE HAVE VERY STRICT ARCHITECTURAL CONTROL.

WE HAVE OUR OWN DEVELOPMENT ARCHITECT THAT WILL SCRUTINIZE THESE DESIGNS.

IF YOU GO THROUGH ROSEMARY BEACH, ALYS BEACH, THIS IS SAME SITUATION THAT THEY HAVE A VERY STRICT ARCHITECT THAT CONTROLS ALL OF THESE DESIGNS.

I DON T KNOW WHERE HOW MANY OF YOU HAVE BEEN TO ROSEMARY BEACH OR ALYS BEACH.

THE ARCHITECTURE IS JUST INCREDIBLE.

>> YOU MIGHT WANT TO GO INTO THAT A LITTLE MORE DETAIL.

WE HAD SOME TIME TO TALK ABOUT THIS.

I'M A LITTLE BIT UP THE CURVE ON THIS, BUT I THINK IT IS IMPORTANT TO DISCUSS IN MORE DETAIL WHAT THE PROJECT ARCHITECT'S ROLE IS ON AN EVOLVING BASIS AS WE GET INTO IT.

IT'S NOT JUST THE DEVELOPMENT OF A GUIDEBOOK.

THERE'S ACTUALLY SOME SUBJECTIVE FEEDBACK THROUGHOUT THE PROCESS.

LIKE IF SOMEBODY BUILDS A HOUSE THAT LOOKS LIKE THIS AND SOMEBODY COMES IN WITH A PLAN FOR THE NEXT DOOR, THAT PROJECT ARCHITECT IS GOING TO HAVE SOME MORE SUBJECTIVE FEEDBACK.

>> WELL, NOT ONLY HE'S INVOLVED IN THE LAND PLANNING, BUT HE'S ALSO VERY INVOLVED IN THE DESIGN.

IF WE SEE THAT THE DESIGN DOESN'T MATCH UP TO US WHEN WE SELL LOTS TO THE OWNERS OR LET'S SAY A CUSTOM HOME BUILDER WE WILL ALLOW THEM DIFFERENT SAY, THEY HAVE TO START WITHIN TWO YEARS AFTER THEY OWNED A LOT.

IF WE CAN'T AGREE TO THE DESIGN, WE HAVE THE RIGHT TO BUY BACK A LOT.

THAT WAY WE MAINTAIN A STRICT ARCHITECTURAL CONTROL.

THAT'S MORE OR LESS WHAT THEY DID AT ROSEMARY BEACH.

HE WOULD COME HERE PROBABLY ONCE A MONTH.

HE WOULD FLY DOWN AND CHECKOUT AND ANY PLANS THEY WOULD SUBMIT TO HIM AND HE WOULD OVERLOOK IT AND COMMENT ON IT.

HE'S VERY STRICT. I'VE WORKED WITH HIM FOR OVER 10 YEARS. YES.

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>> CHAIR, YOU MENTIONED THE GAS AND WE'RE BUILDING, SO WHAT TREATMENT WOULD YOU DO TO MAKE IF YOU'RE ABLE TO BUILD [INAUDIBLE].

>> I DON'T KNOW WHETHER THEY ACTUALLY PRODUCE GAS OVER THERE OR NOT.

I DON T THINK THEY DID, BUT I COULD BE WRONG.

OUR ENVIRONMENTAL GUYS TOLD ME THAT THERE ARE NO ISSUES WITH IT.

>> IT COULD HAPPEN.

>> IT'S BASICALLY FLAT RIGHT NOW.

BASICALLY, THERE'S NOTHING WE NEED TO DO.

>> DOES IT CHANGE THE GRADE? YOUR FINISHED FLOOR.

>> THERE WHAT USED TO BE INACTIVE WELL.

>> HE DRILLED IT BUT [INAUDIBLE].

>> BECAUSE THEY'RE INVENTING A SYSTEM THAT'S REQUIRED TO BE MAINTAINED WITH THE CAPPING OF THE WELL.

>> RAILROAD COMMISSION.

>> IF I MAY, FOR THOSE WELLS WERE CAPPED ACCORDING TO RAILROAD COMMISSION GUIDELINES.

THERE ARE AT LEAST 60 FEET OF CONCRETE THAT'S HOLES TO WHERE NOTHING CAN EVER COME BACK UP, SO YOU CAN JUST COME IN AND BUILD SOMETHING AND THEY'RE CORRECT.

THE WELLS NEVER PRODUCED OR THEY NEVER CONNECTED TO A PIPELINE THOUGH.

MAYBE IT'S BEEN MITIGATED AS MUCH AS YOU CAN [INAUDIBLE]

>> WHAT IT'S LEFT WITH IS THIS VERY FLAT AND A LARGE AREA AT THE TOP OF THE HILL.

THERE'S AMAZING VIEWS FROM UP THERE.

BUT ALSO WE'RE DOING OUR BEST TO PRESERVE AS MUCH OF THE TREE COVER ON THE REST OF THE SITE AS WE CAN.

TO GET A MIX OF HOME COUNT THAT MAKES IT VIABLE FOR US TO DO THIS.

WE SEE THAT SITE IN PARTICULAR TO BE A LITTLE MORE DENSE.

THAT WAY WE'RE PRESERVING MORE OF THE TREE COVER AROUND THE PERIMETER OF THE SITE.

MY ONLY CONCERN AND TRY TO JUST USING THAT AS A PROXY, THERE WAS A LOT OF TOWNHOMES AND CONNECTED HOMES PLAN FOR THAT DEVELOPMENT BLOCK BY BLOCK.

IT SEEMS EVERY TIME WE HAVE A MEETING, WE'RE DECONSTRUCTING THOSE AND TURNING THEM INTO SINGLE-FAMILY HOME LOTS.

I'M NOT SURE IF IT WAS A PRODUCT THAT WAS NOT SELLABLE IN WESTLAKE, BUT CONCERNED TO SEE NOW A BUNCH MORE PLANNED WHEN OUR EXPERIENCE HAS BEEN THE EXACT OPPOSITE THEY WERE PLANNED AND PROVED AND THEN DECONSTRUCTED.

>> THAT'S A VERY GOOD POINT.

WHAT I WOULD ADDRESS THAT HERE IS WE HAVE A COUPLE OF DIFFERENT LOT TYPES HERE ON THAT FLAT PAD SITE.

THE BROWN, DARK PINK, AND LIGHT PINK.

THE BROWN ARE ACTUALLY FULLY DETACHED PATIO HOMES THAT ARE JUST ON A SMALLER LOT.

THE LIGHTER PINK ARE ALSO FULLY DETACHED TOWNHOUSES, BUT THEY HAVE JUST A CLOSER LOT LINE.

I WOULD POINT OUT IN THIS SITUATION HERE, THERE'S A LOT OF CREATIVE WAYS WHERE YOU CAN ACHIEVE A CERTAIN LEVEL OF DENSITY BUT STILL GIVE PEOPLE PRIVACY AND SIDE YARDS AND KEYHOLE YARDS THAT REALLY MAKE IT THIS SMALL TOWN FEEL LIKE YOU'D BE WALKING DOWN MAIN STREET WITHOUT IT LOOKING OR FEELING LIKE AN APARTMENT BUILDING.

THESE ARE FULLY DETACHED AND EVERYBODY HAS THEIR FRONT LAWN, HAS THEIR FRONT DOOR.

BY RELOADING THEM ON THE ALLEYS, YOU'RE NOT LOOKING AT GARAGE DOORS WHEN YOU'RE WALKING DOWN THE SHARED SPACES OR SHARED COMMON AREAS.

THE LAST SEGMENT OF THIS PRESENTATION, I HAVE SOME MORE INFORMATION ABOUT THE AMENITY AND THE SHARED SPACES THAT HOPEFULLY SHOULD ADDRESS SOME OF THAT.

WE DON'T WANT TO JUST BUILD IT AND IT LOOKS LIKE IT CAME OUT OF NOWHERE AND IT DOESN'T FIT IN WITH THE CONTEXT.

WE'RE VERY CONCERNED WITH IT, FITTING IN WITH THE LANDSCAPE AND THE CONTEXT AND NOT LOOKING TOO OUT OF PLACE OR OUT OF SCALE.

>> YOU MAY BE ADDRESSING THIS LATER.

YOU CAN JUST HOLD MY QUESTION, BUT LOOKING AT THE DENSE PART, IT BEGS THE QUESTION OF PARKING.

LESS PARKING, NARROW STREETS.

WE RUN INTO THAT AND SOME OF THE OTHER DEVELOPMENTS WHERE YOU JUST

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OUTMANEUVER PARKING AND THAT THAT DENSITY THERE, THAT'S PROBABLY BUT IT'S THERE 50 ISSUE.

THAT WOULD BE MY CONCERN. THAT TRAFFIC [INAUDIBLE]

>> WE DO HAVE SOME VISITOR PARKING AREAS HERE ON THE PLAN AND OUR EASEMENT BETWEEN HERE ON THE STREETS.

THIS IS A 30-FOOT AND EVEN WHAT WE'RE CALLING THE ALLEYS ARE AT 24 FEET.

THIS IS FULLY ACCESSIBLE BY A FIRE ENGINE AND SO IT'S DENSE BUT IT'S NOT IN MY OPINION TOO NARROW.

BUT THAT'S SOMETHING THAT I THINK WE SHOULD PAY CLOSE ATTENTION TO AS WE GO FORWARD THAT YOU'RE RIGHT.

WE DON'T WANT TO SEE A BUNCH OF VISITOR STREET PARKING CLUTTERING UP AND CAUSING TRAFFIC.

>> CAN YOU ADDRESS THE HIGHWAY FRONTAGE AND HOW THAT'S GOING TO BE SCREENED AND WHAT YOUR PLAN IS FOR THAT?

>> SURE. I'M ACTUALLY FAST-FORWARD.

THIS DIAGRAM HERE, IT'S TALKING ABOUT BASICALLY THE NATURAL BUFFER THAT WILL BE AROUND HERE.

THIS IS ABSOLUTE MINIMUM WE'RE CREATING THIS BUFFER SO THAT FROM THE HIGHWAY AND THE PLAZA AT SOLANA AND FROM SAM SCHOOL ROAD YOU HAVE EXISTING TREE CANOPY BUFFER HERE.

WHEN WE LOOK AT THE VIEW FROM THE FREEWAY, YOU HAVE BASICALLY THIS WHOLE HILLSIDE IS GOING TO REMAIN AS A NATURAL BUFFER AND THEN THE HOUSES THAT ARE FACING THAT.

WHAT YOU'RE GETTING, IT'S THE OPPOSITE OF THIS SO WHAT YOU'RE GETTING FACING THE FREEWAY IS JUST LIKE YOUR NICE FRONT FACADE.

YOU'RE NOT SEEING THE BACKS OF ANY BUILDINGS FROM HERE YOU'RE ACTUALLY SEEING THE FRONT FACADE.

IT'S NOT TECHNICALLY A FRONT DOOR BUT THOSE LOTS GET A REALLY GENEROUS LOT THAT HAS THAT SLOPE DOWN TO THE FREEWAY AND THEN THIS NICE FACADE.

>> ARE THEY ELEVATED THEN? THEY ARE OVERLOOKING THE FREEWAY?

>> THEY'RE PARTIALLY BUILT DOWN THE SLOPE.

AT THE TOP AT THE ENTRANCE WOULD BE, CALL IT FLOOR 1, AND THEN YOU MIGHT HAVE ONE ABOVE AND ONE BELOW.

IT'S PARTIALLY GOING DOWN THE SLOPE.

>> I GUESS I'M TRYING TO UNDERSTAND WITH THE TREE BUFFER ARE YOU GOING TO BE SEEING THE HOUSES THEN? THEY'RE GOING TO BE BELOW THE TREE BUFFER OR THEY'RE GOING TO BE VISIBLE ABOVE OF THE SLOPE?

>> THERE'LL BE SOME VISIBILITY TO THEM.

>> I JUST DON'T KNOW HOW [INAUDIBLE].

PERSONALLY, IF YOU'D WANT TO PURCHASE CLOSE TO THE HIGHWAY, BUT THAT'S MY ONLY CONCERN.

>> IS WHAT YOU'RE SAYING THAT THE BACK FACADE IS GOING TO BE ELEVATED TO THE STANDARD OF WHAT A FRONT FACADE WOULD TYPICALLY BE EVEN THOUGH THE ENTRANCE IS OFF THE FRONT?

>> CORRECT.

>> YOU'RE REALLY SPENDING MORE MONEY TO AVOID HAVING AN EYESORE FROM THE PUBLIC ROADS.

>> WELL, I THINK MAYBE YOUR QUESTION WAS ALSO FROM THAT HOMEOWNER.

WHAT IS WATER-BASES? CAN'T SAY EXACTLY HOW TALL THE TREES WILL BE AND HOW TALL THE HOMES ARE.

>> I THINK FIRST OF ALL, THERE'S OVER 100 FEET OF BUFFER AND THAT ZONE WOULD NEVER BE TOUCHED.

SECONDLY, YOU ALL TALK ABOUT THE SIZE OF A LOT.

THESE ARE ALL DETACHED HOMES, BUT IF Y'ALL FEEL WANTED TO MAKE IT A LITTLE BIT A LARGER LOT WE'RE OPEN TO THAT.

PART REASON WE WANTED TO DO HIGHER DENSITY ON THE FREEWAY SIDE SO WE CAN BLOCK SOME OF THE SOUND.

>> WHAT IS THAT BUFFER YOU SAID IT'S 100 FEET? THAT TREE BUFFER?

>> YES.

>> I GUESS WHAT I'M TRYING TO AVOID IS IF YOU NOTICE THAT NEXT DEVELOPMENT THERE,

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JUST SOUTH OF THIS THAT'S IN SOUTHLAKE.

THOSE HOMES ARE VERY CLOSE TO THE HIGHWAY.

I MEAN, THEY'RE VERY VISIBLE, YOU COULD LOOK INTO THE BACKYARDS FROM THE ROAD.

THAT'S WHAT I JUST WANTED TO ASSURE THAT WE'RE NOT GOING TO BE IN THAT SITUATION.

>> THE OTHER THING IS WHAT WE TRIED TO DO IS MAKE THE FREEWAY, I SAW IT LOOKED REALLY INTERESTING TOO.

WHEN PEOPLE DRIVE BY THEY SAY WELL, SEE YOUR GARAGE, YOU SEE ALL OF THIS AND THINGS LIKE THAT AND WE DESIGNED THESE HOMES IN SUCH A WAY WE MINIMIZE THE GRADING, DIGGING OUT, AND IMPACTING THE TREES OR WHATEVER.

WE DESIGNED THESE HOMES TO FOLLOW THE GRAY.

>> I THINK I'LL JUST GO THROUGH THE LAST SEGMENT HERE.

BUT ALSO PLEASE JUMP IN IF YOU HAVE QUESTIONS.

IN GENERAL, OUR LANDSCAPE DESIGN INTENT IS TO STICK WITH THE MORE NATURALISTIC PRESERVATION-MINDED AESTHETIC HERE.

ESPECIALLY SHOWCASING THAT WE REALLY DO HAVE A COUPLE OF UNIQUE DIFFERENT BIOMES HERE HAPPENING ON THE SITE, FROM THE CREEK UP TO THE HILLSIDE AND ALL THE WAY UP TO THOSE UPPER HILL AREAS WITH SOME GOOD TREES UP THERE.

ADDRESSING NEIGHBORHOOD IDENTITY ENTRY AND SIGNAGE.

WE HAVE ACTUALLY JUST STARTED DEVELOPING MORE DETAILED LANDSCAPE PLAN FOR THE ENTRANCE, WHICH WILL BE INCLUDING A MAN GUARD HOUSE, CONTROL TO ACCESS.

THAT'S SOMETHING WE'VE GOTTEN SOME FEEDBACK ABOUT THAT MORE AND MORE NEIGHBORHOODS HERE ARE NOW REQUESTING THAT MAN GUARD HOUSE.

THEN WE HAVE A FIRST AMENITY SPACE AND GUEST PARKING.

TO TALK ABOUT GUEST PARKING A LITTLE BIT, THERE IS WHEN YOU FIRST ENTER, THERE'LL BE AN OPPORTUNITY FOR GUESTS TO PARK IF THEY'RE MEETING, TO HAVE A BARBECUE OR WHATEVER, HANG OUT IN THIS CENTRAL SHARED AMENITY AREA.

THEN WE HAVE THIS SECOND GREEN SPACE UP THE HILL A LITTLE BIT AS MORE OF AN INFORMAL OR PICNIC AREA, JUST SOMETHING FUN FOR THE RESIDENTS.

IT'S ALSO A WAY FOR US TO NAVIGATE SOME OF THOSE STEEP SLOPES AND PRESERVE SOME TREE COVER.

THEN RIGHT ON THE TOP HERE, ON THE FLAT PAD SITE, A LITTLE MORE OF A FORMALIZED TOWN CENTER GREEN.

THIS IS WHAT THE TOWNHOUSES [INAUDIBLE] AND THEN CONNECTING ALL OF THAT AND INTERNAL PEDESTRIAN NETWORK THAT WILL ULTIMATELY JOIN INTO THAT NETWORK FOR THE REST OF WESTLAKE.

WE'RE CONSIDERING A DRAINAGE TO ACTUALLY BE PART OF THE LANDSCAPING.

AGAIN, LEANING MORE TOWARDS A NATURALISTIC LOOK, MAKING INFRASTRUCTURE A FEATURE AND NOT SOMETHING THAT YOU JUST NEED TO HIDE, AND OF COURSE, THIS DARK WOOD BRANCH BECOMING REALLY A NEIGHBORHOOD AMENITY AS A PRESERVED NATURAL AREA AND AGAIN, KEEPING THIS NATURAL BUFFER ROOM.

WE HAVE A COUPLE OF DIFFERENT POTENTIAL AREAS TO CONNECT INTO THE EXISTING TRAIL NETWORK.

I'D SAY THE MOST AMBITIOUS ONE WOULD BE THIS ONE WE'RE SHOWING CONNECTING TO THE PLAZA AT SOLANA.

NOW, WE ARE SUGGESTING SOME IDEAS.

THIS WOULD NOT BE PART OF OUR DEVELOPMENT, BUT WE THINK THERE'S A REAL OPPORTUNITY THERE, ESPECIALLY IF SAY THE MARRIOTT WANTS TO ALSO CONSIDER A DESIGN SOLUTION OF HOW TO IMPROVE A PEDESTRIAN CONNECTION.

THAT PRETTY MUCH WRAPS IT UP FOR OUR OVERVIEW.

I HAVE A FEW OTHER LANDSCAPE IMAGERY THINGS WE COULD GO THROUGH, BUT ALSO.

>> I HEARD YOU TALK ABOUT RETAINING WALLS AND REQUIREMENT.

YOU'VE DONE SOME THINGS ABOUT DRAINAGE AND WHATEVER.

WHEN YOU START DEALING WITH TYPOGRAPHY LIKE YOU ARE, RETAINING WALLS MAY BE A BIG ISSUE.

>> YES. WE ARE ACTUALLY, A MATTER OF FACT A COUPLE HOURS TODAY WITH [INAUDIBLE] WE'VE BEEN GETTING INTO THE NITTY-GRITTY OF THIS TOPOGRAPHY AND THERE'S NO GETTING AROUND THE RETAINING WALLS ON A SITE LIKE THIS.

[00:35:02]

WE SEE THAT AS A REALLY UNIQUE FEATURE TO THE WAY THESE HOMES CAN BE DESIGNED, WHERE THAT GRADE CHANGE IS ACTUALLY SOMETHING THAT'S SOUGHT-AFTER.

IT'S A WAY TO GIVE EACH HOME A DRAMATIC VIEW.

IF YOU THINK OF IT TERRRACING AND UP SO YOU'RE NEVER REALLY LOOKING AT THE BACK OF YOUR NEIGHBOR'S HOUSE.

YOU'RE ALWAYS LOOKING HOPEFULLY JUST ABOVE OR PARTIALLY ABOVE THEIR ROOF LINE.

BUT IT'S A PUSH AND PULL OF DO YOU HAVE THE RETAINING WALL A LITTLE CLOSER TO THE STREET OR FURTHER BACK INTO THE LOT.

IF YOU SET IT FURTHER BACK INTO THE LAT, YOU HAVE TO DO SOME MORE MASQUERADING UPFRONT VERSUS CUTTING IN THE DRIVEWAYS OFF THE STREET.

WE'RE AWARE OF IT AND WE'RE SENSITIVE TO IT AND IT'S SOMETHING I'D LOVE TO SIT DOWN AND GET INTO MORE DETAIL ABOUT AND HERE MAYBE WHAT HAS WORKED AND WHAT COULD BE IMPROVED UPON IN VARIOUS.

>> OTHER QUESTION I'VE GOT, IT'S NOBLE THAT YOU WANT TO HAVE GATE GUARD AND THAT'S GREAT.

BUT I'VE DEALT WITH THIS BEFORE AND I DON'T THINK YOU'VE GOT THE DENSITY SUPPORT THAT.

YOUR HOA FEES WILL GO EXPONENTIALLY UP WITH THE DENSITY YOU HAVE RIGHT HERE.

>> YOU'RE ABSOLUTELY CORRECT.

IT IS MORE.

BUT I FEEL LIKE PEOPLE IN THIS PRICE RANGE WOULD PAY FOR IT.

I KNOW THE SITUATION REALLY WELL.

OUR GUARD 24-HOUR GUARDS DEPENDS ON PRICING OF A PROBABLE COST, $200,000 A YEAR.

>> AT LEAST.

>> YEAH. ANYWAY, SO YOU JUST HAVE TO PARSE FOR PEOPLE WHEN WE PAY FOR IT.

>> ARE YOU GUYS GOING TO TRY TO GRADE THE LOTS AND DELIVER THEM GRADED? I KNOW WE'VE TALKED ABOUT THAT LAST TIME FOR A MINUTE.

WHAT ARE YOU CONSIDERING IN TERMS OF DOING IT VERSUS NOT. WHAT ARE THE PROS AND CONS.

>> RIGHT NOW THERE'S, [INAUDIBLE] IT'S GOING TO ZOOM IN.

THE TRICKIEST PART OF THE SITE IS ON THE INTERIOR OF THE LOOP RIGHT HERE.

I WOULD SAY OF ANY OF THE LOTS THAT WOULD HAVE TO BE REGRADED OR GRADED WHEN WE DO THE STREETS, IT WOULD BE THESE INTERIOR ONES.

EVERYTHING FACING THE CREEK AND FACING THE FREEWAY SIDE AND THE SOUTH SIDE CAN BE, FOR THE MOST PART, REMAIN AT THE GRADE THEY'RE AT AND BE ADJUSTED IF NEEDED WHEN THE HOME IS BUILT.

BUT WE ARE LOOKING AT A COUPLE OF DIFFERENT OPTIONS HERE FOR WHAT'S HAPPENING INSIDE THIS LOOP WHETHER WE HAVE TO DO A SPLIT-LEVEL ON THOSE TWO SETS OF LOTS.

OR WHETHER ONE COMES IN AT GRADE OFF THE STREET FROM THE HIGHER END.

OR IF WE SPLIT THE DIFFERENCE WITH THE ROAD AND THAT'S WHAT WE'VE BEEN REALLY DIVING INTO THIS PAST WEEK WITH [INAUDIBLE] REAL STREET SECTION.

>> BUT MOST LIKELY WE WOULD JUST CREATE A STREET AND LET THE BUILDERS TO DO THEIR OWN GRADINGS SO THAT THEY CAN CUSTOMIZE IT TO THE HOUSE DESIGN.

>> I GUESS I'M STILL CONCERNED ABOUT THE QUESTION THAT YOU BROUGHT UP EARLIER ABOUT HAVING DENSITY INSIDE OF THERE THAT HIGH AND THEN GIVEN OUR EXPERIENCE PRIOR HAVING TO ON THE BROADER PROJECT IS THAT DOESN'T WORK OUT FOR THIS.

HAVING TO BE MORE CONSISTENT POTENTIAL IF THIS ATTORNEY RESIDENTIAL BEING MORE CONSISTENT WITH THE [INAUDIBLE] TYPE OF HOMES IN THERE, WHAT WOULD THAT DO YOUR PROJECT? IS THAT A VIABLE ALTERNATIVE IF WE GO THAT DIRECTION IN THERE? I GUESS YOU'RE TOTALLY ELIMINATING IT BECAUSE IT'S CURRENTLY A COMMERCIAL PROPERTY RIGHT NOW TO GO FOR SOME TYPE OF COMMERCIAL DEVELOPMENT ON THERE VERSUS TRANSITIONING AT THIS POINT.

>> ARE YOU SUGGESTING WE STICK WITH COMMERCIAL?

>> I DON'T UNDERSTAND THE HISTORY IN THERE, SO I'M CURIOUS AS TO WHEN AND WHAT SPAWN GOING FROM COMMERCIAL TO RESIDENTIAL [INAUDIBLE].

IF THERE'S THE RATIONALE, WHAT RATIONALE YOU WANT AWAY FROM THAT [OVERLAPPING]

[00:40:01]

>> I THINK IT'S JUST BECAUSE IT WAS ORIGINALLY PART OF THE PARCEL TO THE NORTH, THE SOLANA PARCEL AND NEVER GOT DEVELOPED, BUT HAD REMAINED AS PART OF THAT COMMERCIAL ZONING OF THE MARRIOTT AND SOLANA.

THIS IS REALLY TAKING ESSENTIALLY VACANT COMMERCIAL AND TURNING IT TO RESIDENTIAL.

INTERNALLY WITH OUR TEAM, WE NEVER REALLY SAW THIS AS A COMMERCIAL DEVELOPMENT.

I MEAN, WE HAVE DONE OTHER DEVELOPMENTS WHERE WOULD YOU DO A LITTLE TOWN CENTER THAT HAS A COFFEE SHOP AND APPLE STORES? IF THAT'S SOMETHING THAT YOU ALL ARE INTERESTED IN, THAT'S SOMETHING WE CAN CERTAINLY LOOK AT, BUT WE THOUGHT IT WAS MORE APPROPRIATE TO REMAIN ALL RESIDENTIAL HERE.

>> AGAIN, THE DENSITY THAT IT BACKS UP TO THE OTHER GOALS AND THE TERRA BELLA, WHICH ARE AS FAR AS THE AMOUNT OF TRAFFIC THAT'S GENERATED BECAUSE THAT'S THE ONLY ENTRANCE INTO THERE THAT BACKS UP TO THE OTHER WESTLAKE, WHICH IS MUCH LOWER DENSITY HOMES AND THE TRAFFIC THAT THAT COULD GENERATE A VERY SIGNIFICANT, HAVE YOU DONE THAT? LOOKED AT TRAFFIC THAT IS RUNNING THROUGH THERE AND HOW THAT WOULD LOOK AND BACKED UP TO THE LOWER-DENSITY RESIDENTIAL.

>> WE'RE OPEN TO REDUCE THE AMOUNT OF DENSITY.

I JUST THINK THAT IT MAKES SENSE WHEN YOU HAVE OPEN, FLAT AREA WITH NO TREES ON IT, MAKE SENSE TO HAVE A LITTLE BIT HIGHER DENSITY HELPS TO BLOCK THE SOUND TO NOT TOO MANY PEOPLE WOULD LIKE TO BE RIGHT ON THE FREEWAY.

WE'RE HOPING THAT WOULD BE OUR SITUATION BOX.

>> WE'VE ALSO HAD DISCUSSION WITH STAFF AND SCHOOL ROAD [INAUDIBLE] TO THE PARTIALLY BY TWO SAME-SIZE NORTH AND SOUTH OF HERE.

IT'LL BE A MUCH LARGER ROAD THAN CURRENTLY.

IT'S A PARALLEL ARTERIOLE.

>> ONE OTHER CONCERN LOOKING AT THIS IS BECAUSE IF YOU'RE SAYING 92 HOME SITES, WHICH IS A LOT IN THAT AREA, BUT YOU ONLY HAVE ONE ENTRANCE AREA.

ARE YOU CONCERNED ABOUT THAT IN TERMS OF THE TRAFFIC FLOW AND JUST HAVING ONE ENTRANCE FOR THE PROPERTY? IT GETS SUFFICIENT.

>> WE'RE NOT CONCERNED WITH THAT.

>> THERE'S NO DOUBT THE QUALITY OF GUYS WOULD DO IS AUDIT CONCERNING EXAMPLES.

I UNDERSTAND THE ECONOMICS WORKS MUCH BETTER WITH 96 UNITS.

BUT IN SOME OF THE AREAS WHERE MY CONCERN IS DENSITY AND MY CONCERN IS OVERFLOODING THE MARKET WITH [INAUDIBLE] SO IN OTHER AREAS WHERE WE'VE APPROACHED DENSITY, THE NOSE WOULD BE ONE.

THAT CAME IN THOSE 62 ACRES.

THEY WERE ABOUT ONE ACRE PER LOT.

WESTLAKE RANCH CAME IN.

THAT'S ABOUT 34.

THAT WASN'T THEIR INITIAL PROPOSAL.

BUT WE WERE ABLE TO GET THE DENSITY DOWN TO MATHEMATIC OF ABOUT ONE LOT PER ACRE.

WE'VE GOT IN TROTTER THAT'S GOT 322 HOMES SITES APPROVED.

WE ONLY HAVE PERMITS SO FAR.

ADAM'S POINT, WHAT'S COMING TO US IS THEY'RE NOT WANTING TO HIGHER DENSITY, ETC.

THEY'RE WANTING TO DO THAT'S WHERE ENLARGING [INAUDIBLE]

>> THE ONLY THING I'LL SAY ON THAT POINT, I'M SORRY, WHEN YOU ARE FINISHED.

>> LARGER LOTS AND BIGGER SQUARE FOOTAGE.

THEREFORE, WE REALLY HAVEN'T SEEN THE MARKET FOR THIS VERY DENSE.

YOU'RE TALKING ABOUT SOME OF THESE 0.08 ACRE.

MY CONCERN IS SOMEWHERE BETWEEN [INAUDIBLE] WHAT ARE YOU BUYING?

>> I THINK ITS 35.

>> SOMEWHERE BETWEEN 35 AND MAYBE 96 IS A BETTER NUMBER TO TRY TO ADDRESS BOTH DENSITY AND THE TYPE OF HOME.

>> MY ONLY POINT WAS, I'M TOO CONCERNED ABOUT THE DENSITY.

I THINK WE HAVE MORE WORK TO DO ON IT IN GENERAL.

I THINK IN TROTTER HAVE SOME OTHER ISSUES WITH SELLING THE DENSER STUFF, JUST GIVEN SOME OF THE OTHER MORE BROAD PROBLEMS THAT THEY HAD.

[00:45:05]

JUST AS YOU NOTED WITH SEASIDE AND WITH SOME OF THESE OTHER DEVELOPMENT, THERE REALLY A CLASS IT, AT THAT.

I HAVE GOING INTO IT WITH MORE CONFIDENCE THAT WILL PROBABLY FIGURE OUT WHAT THE RIGHT PHRASE.

I'M CONCERNED WITH YOU GUYS AS WELL ABOUT.

>> THE ONE OTHER THING.

>> OH, YOU'RE FINE.

>> THE THREE STORIES.

WE'VE GOTTEN SO MUCH FEEDBACK.

I'LL CALL IT FLACK.

TRIED TO BUILDINGS. THEY DON'T SEEM TO MEET THAT PASTORAL.

I'VE BEEN TO WEST [INAUDIBLE]. THAT WOULD BE MY CONCERN.

>> I WOULD SAY, NO MATTER HOW THE QUALITY OF DEVELOPMENT, THEY DO LOOK ABSOLUTELY BEAUTIFUL.

HOWEVER, IN PHYSICS, LAW OF PHYSICS SAYS THE AMOUNT OF TRAFFIC THAT'S GENERATED FROM THE HIGHER AMOUNT OF DENSITY TO IS IS GOING TO BE THERE NO MATTER HOW QUALITY THE DEVELOPMENT IS.

I THINK THAT'S A REAL CONCERN.

ALSO, GOING THROUGH THERE THAT DOESN'T QUITE MATCH UP WITH.

>> WE'VE BEEN TRYING WITH SOME OF THE SAME CONCERNS HERE.

CONTEXT IS PART OF IT.

WHERE'S THE NOSE IS FURTHER IN AND CERTAINLY WEST LIKE RANCH, THE FAR WESTERN PART OF TOWN.

THEY'RE VERY DIFFERENT IN THAT REGARD.

I HEAR YOU ARE 90 LOTS, BUT A LOT OF CITIES, UNLESS YOU HAVE OVER 100 LOTS, YOU DON'T EVEN DO A TRAFFIC STUDY.

IT DOESN'T MOVE THE NEEDLE.

REALLY IN THE GRAND SCHEME OF THINGS, ALL THAT MUCH, I THINK WHAT THIS IS A REACTION TO HERE.

UNLIKE IN TROTTER, WE'VE GOT VARIETY OF LOT SIZE.

MORE THAN HALF OF THE SITE IS A LARGER LOSS.

REALLY WHAT THE DENSE AREA THERE ACTION TO ORANGE AT GAS PADS, THEY'RE TRYING TO TAKE ADVANTAGE OF THAT OR A LITTLE BIT DENSER, MORE URBAN CENTER, PLACE, CENTER OF THIS WHOLE THING AND GO TO THE LARGER LOGS.

HONE, FOLKS.

>> YOU'RE GOING TO HAVE A LOT OF THE 2,700 SQUARE FEET AT 600 SQUARE FOOT, WE'RE LOOKING AT PROPERTIES THAT ARE GOING TO RANGE FROM 1.6 MILLION ON THE DENSEST PART.

I'M NOT SURE HOW BIG THE ESTATE LOT HOMES ARE GOING TO BE, BUT IT'S ALSO QUITE A WIDE VARIANCE IN TERMS OF PRODUCT IN A VERY SMALL GEOGRAPHY.

>> WE DO THAT ALL THE TIME.

>> IF WE DON'T THOUGH.

>> YEAH.

>> IF I COULD MAKE A CASE REAL QUICK FOR THIS.

WHAT I WOULD SAY IS A COMBINATION OF DENSITIES.

WHEN WE'VE RESEARCHED AND LOOKED AT THESE SUCCESSFUL NEW URBANISTS DEVELOPMENTS THAT REALLY ARE MEMORABLE AND PEOPLE SEEK OUT.

THERE NEEDS TO BE A CERTAIN LEVEL OF CRITICAL MASS AND MAYBE IT'S NOT 92 HOMES, BUT THERE NEEDS TO BE A CERTAIN CRITICAL MASS WHERE YOU HAVE ENOUGH DRAW THAT WHEN YOU WALK AROUND YOUR NEIGHBORHOOD, YOU FEEL YOU'RE PART OF A COMMUNITY.

NOT JUST YOU'RE WALKING DOWN THE STREET PAST FOUR HOUSES.

BY HAVING THAT LITTLE BIT OF DENSER AREA UP ON THAT FLAT PAD SITE, IT CREATES THAT SENSE OF COMMUNITY AND IN MY OPINION, IS WHAT BRINGS THAT PRIDE IN THE SENSE OF PLACE.

COMMUNITY EVENTS HAPPENING, MOVIE NIGHTS ON THE LAWN, THINGS LIKE THAT, THINGS THAT HAPPENED ORGANICALLY, THAT WOULDN'T NECESSARILY HAPPEN IF EVERY HOME SITS ON AN ACRE AND YOU HAVE TO WALK 20 MINUTES TO MEET YOUR NEIGHBOR.

NOT TO GET TOO SOCIOLOGICAL ABOUT IT, BUT THAT'S WHERE WE'RE COMING FROM AND THAT'S WHY WE BELIEVE THE MIX IN LOT SIZES AND MIXING DENSITIES ACTUALLY CREATE SOMETHING REALLY SPECIAL.

>> BUT TWO OF THE POINTS I WANTED TO MAKE.

THE OTHER REASON FOR THE HIGHER DENSITY IS HOPEFULLY WITH MORE PEOPLE, ALTHOUGH IT DOESN'T SOUND LIKE WHOLE LOT CAN HELP THE LAW NOT TO COMMERCIAL DEVELOPMENT AND EXPLORE.

THE SECOND THING IS WE HAVE 70, 80 FOOT UP DIFFERENCE.

I THINK WITH OUR SITE, IT IS A LITTLE BIT DIFFERENT FROM INTIFADA.

THE WHIP DIFFERENT LAYER LOOKS SO EVEN THOUGH THESE ARE OUR HOUSES OR DETACH PATIO HOMES WHAT EVER,

[00:50:02]

I THINK THE VIEWS WILL COULD BE REALLY GOOD.

WE'RE GOING TO PRESERVE A WHOLE BUNCH OF TREES AROUND THERE.

I THINK WE HAVE A SLIGHTLY DIFFERENT SELLING POINT AND WE HAVE TRIED THAT.

WE ARE OPEN TO THE DENSITY ISSUE, IF YOU'RE TELLING ME WE NEED TO BE 85 MVA OR EVEN LOWER, WE WILL CONSIDER MAKING MONEY IS NOT IMPORTANT.

>> THIS IS WHAT OUR 20TH, 30TH.

I'M SURE WE COULD GO BACK AND WE'VE REWORKED IN PARTICULAR THE DENSER AREAS.

WE'VE REWORKED THAT DESIGN A LOT.

BEFORE WE HAVE TALKED TO YOU ALL, WE WEREN'T REALLY SURE WHAT THE RIGHT NUMBER IS.

IT'S GOOD TO HEAR THAT THERE'S SOMEWHERE 30 AND 90, THAT'S A BETTER FIT.

>> I'M FAMILIAR WITH SOME OF THE OTHER PROPERTIES THAT YOU'VE HIGHLIGHTED AND THEY'RE BEAUTIFUL.

I WOULD EXPECT THAT THIS WOULD TURN OUT THE SAME WAY.

I'M NOT EVEN NECESSARILY CONCERNED ABOUT THE LOOK AND FEEL OF THE ZERO LOT LINES OR THE CONNECTED UNITS.

I'M GOING BACK TO THE NUMBER OF UNITS, I THINK SO.

THERE'S NOTHING BEFORE US TO RULE ON.

I THINK WHAT WE'VE HEARD HERE IS SOME CONCERN AROUND DENSITY AND PARKING FOR SURE GIVEN THAT DENSITY, I'M CONCERNED ABOUT.

THEN THE VARIANCE AND THE PRICE POINTS.

IF THEY WERE SLIGHTLY LARGER UNITS, STILL ZERO LOT LINE, STILL HAVE THAT LOOK, PRESERVE THE LOOK AND FEEL.

BUT POTENTIALLY A MORE UNIFORM PRICE POINT, ALBEIT A DIFFERENT PRODUCT THAN YOU DON'T HAVE THE 1.6-4 MILLION RANGE.

YOU DON'T HAVE THE PARKING ISSUES BECAUSE SOME OF THOSE ZERO LOT LINE UNITS ARE LARGER.

I DON'T KNOW HOW TO GIVE YOU GUIDANCE OTHER THAN IF I HEAR THE CONCERNS, IT'S PARKING, ITS DENSITY.

IT'S THE VARIANCE AND PRICE POINT BECAUSE OF SIZE, WHICH GOES BACK TO DENSITY.

>> MOST OF THE HOMES HERE WHO HAVE THREE CAR GARAGE IS TWO.

>> I SAW THAT.

>> BUT I HEAR YOUR CONCERNS AND WE CAN CERTAINLY GO BACK AND LOOK INTO ALL THAT.

>> THE QUESTION FOR YOU. WHAT'S THE IMPACT ON WEST LIKE ACADEMY, POTENTIALLY 96 HOMES.

THEY'RE NOT GOING TO ALL BUT EVEN IF THEY ARE GRANDPARENTS, GOT THE GRANDPARENT, THAT STRANGE EXTRA.

>> IF I CAN JUST SAY ONE THING, LESS THAN HALF A WESTLAKE ACADEMY OR WESTLAKE PARENTS.

>> IT'S A THIRD, I THINK.

>> IT'S A AN ISSUE BECAUSE PEOPLE WHO ARE THERE ARE ALLOWED TO STAY THERE.

BUT IT'S BECAUSE THERE WERE NOT ENOUGH CHILDREN IN WESTLAKE YOU ACTUALLY HAVE LESS THAN HALF OF WESTLAKE ACADEMY IS WESTLAKE CHILDREN.

>> IT FEELS MANAGEABLE.

WITH 90 OR 85, YOU'RE PROBABLY, YOU'RE GOING TO HAVE 20%.

>> BUT YOU HAVE TO REMEMBER THAT WE ALSO HAVE SO MANY OTHER PROVED DEVELOPMENTS THAT ARE ADDITIONAL.

>> I'VE HEARD THAT REASON TO THE DEMOGRAPHICS THAN TWO.

THE NEIGHBORHOODS SAID WE'VE APPROVED, THE LARGER PROJECTS, CERTAINLY THOSE ARE SINGLE-FAMILY HOMES THAT WOULD MOST LIKELY HAVE FAMILIES IN A DENSE PROJECT LIKE THIS.

I'M NOT SURE WHAT THE TYPICAL DEMOGRAPHIC WOULD BE, IF THEY HAVE SCHOOL AGE CHILDREN OR IF THEY'RE PROFESSIONALS OR RETIREES.

>> THIS IS PART OF THE HALF OF THE TOWN THAT'S IN THE CARROLL SCHOOL. LOT OF PEOPLE.

>> SOME OF THESE CHANGES MAY NEED TO BE BROUGHT UP AS THERE'S MORE RESIDENTS IN WESTLAKE.

>> BASED UPON THE ELEMENT GOING ON IN WESTLAKE AND SURROUNDING COMMUNITIES.

WHERE ARE YOU COMING UP WITH THIS BASED UPON THE TARGETED DEMOGRAPHIC.

WHO YOU THINK IS GOING BE YOUR DEMOCRAT? WHO DO YOU BELIEVE WOULD BE MOVING INTO THESE HIGH IDOL TYPE OF HOMES? BECAUSE I'M THINKING TOO IS IF YOU LOOK OVER MAYBE A BAD EXAMPLE LIKE THE BROWN STONES OVER AT SOUTHLAKE TOWN CENTER WHERE THAT HIGHER DENSITY IS BUILT-IN WITHIN THAT TOWN CENTER, NOT ON A SPOT NEXT TO IT WHERE YOU'VE GOT GO THROUGH AREAS TO GET TO THE SALON OR GET TO IN WHICH IS YOUR COMMERCIAL.

IT'S INTEGRATED IN WITH IT, BUT YOU CAN'T BE INTEGRATED IT'S SEPARATE.

BUT YOU'RE TRYING TO FIND A WAY TO CONNECT IT AND TRY TO TURN IT INTO AN INTEGRATED THING TO BUILD IT WITH SALON.

[00:55:01]

BUT WHAT DEMOGRAPHIC YOU BELIEVE WILL BE ABLE TO COME BY THESE TYPE OF UNITS OR WILL WANT TO.

>> I THINK WE WILL APPEAL TO ALL DIFFERENT AGE GROUP FOR THIS TYPE OF PRODUCT.

BECAUSE OF OUR TOPOGRAPHY DIFFERENCE.

IT'S ALMOST LIKE LIVING IN A TREEHOUSE IN SOME WAYS.

I THINK THAT WOULD HAVE A DIFFERENT APPEAL TO MAYBE IS NOT EVERY DAY YOU GET TO GO TO A SITE THAT HAS A 70, 80 DIFFERENCE IN ELEVATION.

WE WILL BE ABLE TO TRACK DIFFERENT TYPES OF BUYERS AND WE WILL HAVE BIGGER LOTS IF THEY WANT TO HAVE A YARD.

WE ALSO HAVE SMALLER LOTS WHERE THEY WANT TO GO FOR THE LESS MAINTENANCE TYPE OF SITUATION.

>> I GUESS I WOULD JUST ADD THAT FIRST OF ALL, YOU GUYS ARE THE PRINCIPAL, YOU OWN THE RISK AND THE DENSITY IS YOUR RISK.

I THINK THERE'S CERTAIN THINGS THAT WE'RE GOING TO CARE ABOUT TO MAKE SURE THAT THE STREETS ARE WIDE ENOUGH.

THERE'S AMPLE PARKING, THAT IT LOOKS APPROPRIATE.

THE SCALE, I KNOW YOU GUYS LOOK AT THE SCALE RIGHT.

IT'S HARD TO COMPARE IT TO ROSEMARY BEACH AND SEASIDE BECAUSE WE'RE NOT ON THE OCEAN.

[LAUGHTER] I THINK IT WOULD HELP THIS COMMISSION IF YOU GUYS COME BACK WITH MAYBE SOME EXAMPLES OF HOW THESE DIFFERENT PRICE POINTS TO ADAM'S POINT WILL WORK IN A SUBURBAN ENVIRONMENT LIKE THIS, WE'RE NOT A VACATION DESTINATION LIKE SEASIDE.

>> [OVERLAPPING] COMMUNITY. YOU WOULDN'T ATTRACT RETIREES. [OVERLAPPING]

>>I THINK IT WILL ATTRACT RETIREES.

I THINK A LOT OF PEOPLE WOULD DOWNSIZE INTO, IF THEY DO IT RIGHT.

>>LIVE NEAR [OVERLAPPING] [LAUGHTER].

>> IT'S GOING TO BE A GREAT MIX, DENSITY NEIGHBORHOOD THAT I THINK WHAT THEY'RE AIMING FOR, FROM WHAT I CAN TELL FROM THEIR WORK IS THAT THEY'RE CREATING AN ENVIRONMENT AND THAT'S VERY HIGH ON THE PRIORITY LIST.

THEY'RE NOT JUST JAMMING IN HOME SITES AT DIFFERENT PRICE POINTS FOR THE MAXIMIZE PROFIT.

THEY UNDERSTAND THE LONG-TERM VALUE OF THE DEVELOPMENT REQUIRES IT TO BE HAVE THE BALANCE ESTABLISHED UPFRONT.

I THINK ANOTHER THING TO JUST MAYBE COME BACK WITH IS JUST THE LONG TERM VALUE AND APPRECIATION THAT YOU'VE EXPERIENCED AT SOME OF THE DEVELOPMENTS AS A RESULT OF THE CARE THAT YOU TAKE.

TO HELP CONVINCE US THAT THIS DENSITY IS RIGHT.

>> I HEAR YOU LOUD AND CLEAR, BUT FOR THE RECORD, ROSEMARY BEACH AND SEASIDE BEACH, LESS THAN 10 PERCENT OF HOMES CAN SEE THE WATER.

[LAUGHTER] THEY DO HAVE ACCESS TO IT THOUGH.

>> THEY'RE A LITTLE CLOSER THAN WE ARE THOUGH. [LAUGHTER]

>> THEY CAN SMELL THE WATER.

>>AS YOU SAID, YEAH. IT'S SOMETHING LURING YOU TO THE AREA.

>> YOU'RE RIGHT. NOT ON THE BEACH.

BUT JUST LOOKING AT THE WAY IN THE ABSTRACT.

THE UNIT MIX IN PARTICULAR, THAT WALKABLE, NOT SOMETHING YOU SEE IN SOMETHING REALLY STRIVE FOR ALL OF OUR PROJECTS.

>> IS YOUR PRESENCE HERE TODAY TO FIGURE OUT IF YOU WANT TO DO MORE WORK ON THIS.

WHAT ARE NEXT STEPS HERE?

>> GET SOME FEEDBACK AND THE YUCK AND TELL ME, HEY, 50 IS A MAGIC NUMBER, 60 IS A MAGIC NUMBER.

WHATEVER NUMBER DO YOU ALL THINK IS APPROPRIATE? WE GO BACK AND WORK ONTO SOME MORE.

YOU TELL ME HOW MANY I GUESS PARKING SPACES YOU ALL NEED.

DID YOU ALL NEED HAVE A SPACE PER UNIT, ONE SPACE FOR HOME.

MORE OR WHAT.

BY THE WAY ALL THE STREETS ARE 30 FEET WIDE.

A TYPICAL CITY STREET IS 28 FEET WIDE.

YOU SHOULD BE ABLE TO PARK CARS ON BOTH SIDES.

WE CAN LOOK INTO ALL THAT. WE CAN MAKE THE STREETS A LITTLE BIT WIDER SO ACCOMMODATE MORE STREET PARKING.

YEAH, I DON'T THINK ANYONE HERE HAS PREPARED TO TELL YOU WHAT THE RIGHT DENSITY NUMBER IS OR HOW MANY PARKING.

CORRECT ME IF I'M WRONG GUYS, BUT I THINK IT'S GOING TO BE A FUNCTION OF TAKING SOME OF THIS FEEDBACK, I THINK WE'VE HEARD DENSITY, PARKING, PRICE POINT, THE MIX AND COME BACK WITH SOMETHING THAT WE CAN CONSIDER EVEN IF IT'S RUDIMENTARY, [INAUDIBLE].

>> BECAUSE A 24 FOOT ALLEY AMONGST ALL THAT HIGHEST DENSITY. I HAVE A HARD TIME.

[01:00:07]

>> ONE OTHER THING, I HOPE YOU'RE NOT PLANNING ON ASPHALT STREETS.

WE HAD AN ISSUE BEFORE WITH THE KNOWLES WHERE THEY WERE GOING TO COME IN AND DO ASPHALT STREETS.

IT'S JUST NOT APPROPRIATE FOR THIS COMMUNITY.

I THINK THIS IS A LOW DENSITY COMMUNITY OVERALL.

AS WE'VE SEEN IN ENTRADA, PEOPLE ARE NOT GRAVITATING TOWARD THE HIGHER DENSITY.

THEY PREFER A LOWER DENSITY COMMUNITY.

>> WE HEAR YOU LOUD AND CLEAR.

BY THE WAY, MOST OF OUR DEVELOPMENTS WE HAVE THOSE PAVERS.

IF ANYTHING, IF YOU HAD TO DO SOME WORK ON IT, IT'S EASIER TO PICK IT UP BY TIME YOU PUT IT BACK ON.

YOU CAN REALLY NEVER TELL PEOPLE DON'T WORK ON IS NOT YOUR COUNTRY STREET YOU CUT IT, YOU CAN SEE, YEAH, THAT WAS THE OLD SECTION.

>> I FOR ONE WILL BE VERY SUPPORTIVE OF THE PROJECT.

I THINK IT'S A CASE OF GETTING THE RIGHT BALANCE BETWEEN SIZES, NUMBER, PARKING DENSITY.

BUT WOULD LOVE TO SEE THIS PROJECT HAPPEN HERE.

>> YEAH, I THINK THE BIGGEST CONCERN FOR US IS WE WANT TO MAKE SURE WE'RE NOT SPINNING OUR WHEELS AND GOING TOO FAR DOWN A PATH.

THAT JUST ISN'T THE REALITY.

>> I DON'T THINK THERE'S ANYBODY HERE WHO SAID WE WOULD LOVE TO SEE THAT THE MOVE FROM COMMERCIAL TO RESIDENTIAL WOULDN'T FLY.

IT'S REALLY JUST A QUESTION OF THOSE THINGS WE'VE ALREADY TALKED ABOUT.

>> THIS HAS BEEN FABULOUS INPUT, A LOT MORE THAN WE GIVE THEM A LOT OF PLACES BEFORE WE DO THESE, BUT THANK YOU VERY MUCH.

>> SERIOUSLY, APPRECIATE THIS CANDIDATE.

>> IN A LOT OF JURISDICTIONS, THEY WON'T EVEN BE HONEST WITH YOU.

>> THANK YOU. WE DIDN'T REALLY TALK ABOUT, JUST WANT TO MAKE A FINAL POINT ON SOLANA THAT I DO THINK THIS IS GOOD FOR THE OVERALL AREA.

IT'S GOING TO BRING A LOT OF FOOT TRAFFIC, WHICH MEANS MORE SUCCESSFUL RESTAURANTS AND OTHER SERVICES FOR THE AREA.

THAT'S A RISING TIDE.

>> READY FOR ME AROUND.

[A.2. 23-93 Discussion and presentation regarding the Town’s Comprehensive Plan and potential future updates to the plan]

THE IDEA BEHIND THIS ITEM WAS DISCUSSION ABOUT THE COMPREHENSIVE HIDDEN ARE UPWARDS OF PLANS AND IMPORTANT DOCUMENT UNDER THE LONG TERM.

IT WAS LAST UPDATED IN 28 YEAR.

REALLY, A COMPREHENSIVE PLAN SHOULD BE UPDATED EVERY FIVE YEARS.

A LITTLE BEHIND ON THAT.

ESPECIALLY IN A CITY LIKE WESTLAKE, WHICH THROWING A LOT OF UNDEVELOPED LAND.

I'M TO TAKE A FRESH LOOK AT THE CONFERENCE.

BEEN A LOT OF CHANGES IN WESTLAKE SINCE THE LAST TIME IT WAS UPDATED IN 2015.

I WON'T TO SPEND A LOT OF TIME ON THIS.

I WANT TO KEEP IT AT A SHALLOW LEVEL TONIGHT JUST TO GET IT INTO YOUR HEADS AT 30 QUESTIONS YOU HAVE AND THEN TALK ABOUT WHERE WE GO FROM HERE AS FAR AS UPDATING THE COMPREHENSIVE.

RIGHT NOW WE'VE GOT ALL THESE SECTIONS OF THE COMPREHENSIVE PLAN, AND THIS IS PRETTY TYPICAL FOR MOST COMPREHENSIVE PLANS.

[01:05:01]

THE REASON IT'S CALLED A COMPREHENSIVE PLAN, IT'S REALLY A MASTER PLAN FOR THE TOWN, IS JUST YOUR GUIDE FOR HOW YOU WANT THE TOWN TO GROW.

BUT THEY CALL IT A COMPREHENSIVE PLAN BECAUSE IT INCORPORATES, AS YOU CAN SEE, ALL THESE DIFFERENT ELEMENTS OF CITY, FOR THE TOWN AND ELEMENTS.

FACT ABOUT EVERY ANGLE OF THE PHYSICAL DEVELOPMENT.

AS FAR AS UPDATES GO IN THESE SECTIONS, IN RED HERE, THESE ARE SOME QUESTIONS THAT ARE REALLY QUESTIONS THAT WE PROBABLY NEED TO ANSWER AS PART OF AN UPDATE AND JUST TO GET YOU THINKING.

ALSO AS A SIDE NOTE, THE COMMISSION I THINK IS GOING TO BE ONE OF YOUR JOBS IS TO MAKE RECOMMENDATIONS TO THE COUNCIL.

THIS IS A BIG ONE, IS TO LOOK AT THE PLANNING OF THE CITY AND THE COMPREHENSIVE.

I THINK AT LEAST EARLY ON, YOU WILL BE OUR COMPREHENSIVE PLAN, OF COURSE, THE PLANNING AND ZONING COMMISSION.

BUT ANYWAY, I JUST WANTED TO THROW THAT NOTE OUT THERE.

THE CURRENT COMPREHENSIVE PLAN PUTS A BUILD-OUT POPULATION OF ALMOST 7,000 FOR ONE.

THAT SEEMS JUST FROM WHERE I'M STANDING HAVING BEEN IN WESTLAKE AND I WASN'T HERE WHEN THE COMPREHENSIVE PLAN WAS UPDATED LAST TIME.

I WASN'T PART OF THE GAUGE MINT OR THE INVOLVEMENT BY THE COMMUNITY.

BUT I DO UNDERSTAND THE METHODOLOGY AND HOW SOME OF THESE PROTECTIONS WERE MADE.

I FEEL THAT'S A LITTLE BIT OF A HIGH ESTIMATE BASED ON WHAT I KNOW ABOUT THOSE METHODOLOGIES.

ONE THING WE COULD LOOK AT, ANOTHER ONE, THE GOALS AND OBJECTIVES REALLY COME RIGHT OUT OF THE COMMUNITY ASPECT OF THE COMPETENCE OF A LOT OF DIFFERENT WAYS TO DO SOMETHING WE CAN THINK ABOUT MOVING FORWARD.

HOW DO WE ENGAGE THE COMMUNITY? MUCH DO WE WANT TO GAUGE HOW RELEVANT ARE THE GOALS AND OBJECTIVES WHICH WERE ATTACHED PACKET LAND-USE PLAN, ARC, OUR LAND USE PLAN IN OUR COMPREHENSIVE PLAN IS UNIQUE.

MOST CITIES, OURS IS BASED ON CHARACTER DEVELOPMENT.

CHARACTER IT'S NOT REALLY BASED ON ACTUAL LAND.

WHEN YOU SEE ANOTHER CITY'S FUTURE LAND USE MAP, IT'S GOING TO SHOW YELLOW FOR SINGLE-FAMILY, RED FOR COMMERCIAL, PINK FOR INDUSTRIAL, GREEN FOR OPEN SPACE.

OURS DOES THAT, BUT IT'S REALLY MORE GENERAL.

THE LAST ITEM WE DISCUSSED WITH THE COMPREHENSIVE PLAN SHOWS FOR THAT IS IT DOESN'T SHOW COMMERCIAL.

IT'S CALLED COMMUNITY COMMERCIAL, BUT IT ALLOWS FOR TRANSITIONAL RESIDENTIAL AS WELL.

WELL, ON A MORE ANOTHER NORMAL FUTURE LAND USE PLAN, IT WOULD JUST READ COMMERCIAL PERIOD.

WE WANT TO LOOK AT MAYBE MAKING THAT MAP, BUT A MORE USER-FRIENDLY BASED ON LAND USES WE REALLY WANT INSTEAD OF LAND USES THAT ARE TIED TO EXISTING ZONING ENTITLEMENTS, THERE'S SOMETHING FOOD FOR THOUGHT.

CIRCLE T RANCH, THE THOROUGHFARE PLAN, MUCH OF WHAT THE THOROUGHFARE PLAN RECOMMENDS OUR ROADS THAT AREN'T BUILT AND MOST OF THESE ARE ON THE CIRCLE T RANCH.

WE'VE ALREADY RECEIVED SOME INFORMATION FROM ELWOOD ABOUT POTENTIAL CHANGES THEY WOULD LIKE TO MAKE TO THE THOROUGHFARE PLAN.

THE TIMING IS GOOD AND THAT WE NEED TO UPDATE THE PLAN ANYWAY.

THESE ARE SOME CONSIDERATIONS THAT WE MIGHT WANT TO LOOK AT, TERMS OF SOME OF THEIR REQUESTS VERSUS WHAT WHAT DO WE ACTUALLY NEED TO BUILD ON THE CIRCLE T? PARKS AND OPEN SPACE.

JUST TAKE A FRESH UPDATED LOOK AT THAT ON THE TOWN DESIGN STRUCTURE PLAN.

THIS JUST GETS INTO DESIGN ELEMENTS FOR ROADWAY CORRIDOR WARS.

WE ALSO NEED TO MAKE SOME CHANGES JUST BASED ON POLICIES THAT HAVE BEEN CHANGED SINCE THE COMPREHENSIVE PLAN WAS UPDATED, AND THAT INCLUDES OUTDOOR LIGHTING AND ROADWAY LIGHTING ZONES, WHICH WERE ADDED TO THE COMPREHENSIVE PLAN 2018.

TOWN HALL, RIGHT NOW THE COMPREHENSIVE PLAN SHOWS A NEW TOWN HALL OVER RIGHT NEXT TO WESTLAKE ACADEMY IN THE MIDDLE OF TOWN.

FIRE STATION ON THE WEST SIDE OF TOWN.

PROBABLY WANT TO TAKE A FRESH LOOK AT THAT.

ALSO STORM WATER AND WATER CONSERVATION.

ONE THAT WE REALLY NEED TO TAKE A REALLY GOOD LOOK AT IS THE HOUSING PLAN.

I WOULD SAY THE WHOLE HOUSING PLAN NEEDS A WHOLE NEW LOOK, A FRESH LOOK, SOMETHING THAT PROBABLY PINPOINTS BETTER WHERE WE WANT CERTAIN TYPES OF HOUSING AND WHAT THAT HOUSING SHOULD LOOK LIKE.

THEN FINALLY ECONOMIC DEVELOPMENT PLAN AND THE CONFERENCE PLAN REALLY DOESN'T TELL YOU MUCH AT ALL.

I THINK THIS IS AN AREA WHERE WE COULD PROBABLY BE A LITTLE MORE TARGETED AND WE WANT TO ATTRACT TO THE TOWN, FOR EXAMPLE, DESTINATION RETAIL OF A CERTAIN TYPE.

DEFINE WHAT THAT IS, AND SAY THIS IS WHERE WE WOULD LIKE TO SEE IT, AND OUT OF THAT, WE CAN MAYBE GET A LITTLE MORE STRATEGIC WITH HOW WE GO ABOUT IMPLEMENTING THAT AND EXECUTING THAT.

OTHER POTENTIAL UPDATES TO THE PLAN WOULD JUST

[01:10:03]

BE MAYBE SOME FREEWAY OVERLAY ZONES AND THESE ARE TWO OF THE TOWN HAS TO JUST SAY THE FREEWAY CORRIDOR OF 114,170 MAYBE EVEN 377.

THESE ARE THE LAND USES WE'D LIKE TO SEE, THESE ARE THE MINIMUM DESIGNS WE'D LIKE TO SEE, CERTAIN DEVELOPMENT PATTERNS WE'D LIKE TO SEE.

YOU CAN EVEN GET MORE DETAILED THAN THAT AND DO ACTUAL SITE PLANS AND TAKE THOSE OUT AND CHOP THOSE AROUND.

OBVIOUSLY WORK WITH ELWOOD ON THIS TO PIN DOWN MORE WHAT WE'D LIKE TO SEE THERE.

SOMETHING IS HUGE AS WELL, IS JUMPING DOWN TO THE BOTTOM BULLET POINT, WESTLAKE ACADEMY, THE CURRENT COMPREHENSIVE PLAN REALLY DOESN'T MENTION THE ACADEMY MUCH AT ALL.

THAT'S A TOWN OWNED FACILITY.

OBVIOUSLY, IT'S A MAJOR FACTOR IN THIS POOR DECISION-MAKING.

IT'S ALSO A HUGE DRAW FOR PEOPLE THAT WANT TO LIVE IN WESTLAKE.

INCORPORATION OF THAT, AND I DON'T REALLY KNOW WHAT THAT LOOKS LIKE, BUT PROBABLY MORE INCORPORATION OF THAT IN A COMPREHENSIVE PLAN UPDATE WOULD BE ADVISABLE.

FINALLY, THIS IS HUGE ACTION-ORIENTED STRATEGIC IMPLEMENTATION TIED TO CIP AND BUDGET.

WE DID NOT DO THAT AT ALL COMING OUT OF THE LAST PLAN UPDATE.

THE REASONS ARE NUMEROUS AND I'M NOT GOING TO GET INTO THAT, BUT I THINK THE PLAN IS ONLY AS GOOD AS ITS EXECUTION.

AND I THINK THIS TIME AROUND, WE REALLY NEED TO MAKE SURE THAT THAT'S A KEY ELEMENT COMING OUT OF THE PLAN AND THEN IT'S TRACKED, AND WE'RE ALL HELD ACCOUNTABLE TO AT LEAST TRYING TO IMPLEMENT THOSE THINGS AS WE MOVE FORWARD OVER THE NEXT FIVE YEARS.

NEXT STEPS. WE COME BACK AND BRING YOU MORE SPECIFICS AS WHAT DO WE DO.

YOU TELL ME WHAT YOU WOULD LIKE TO SEIZE, ANYTHING YOU WANT TO ADD TO THE PLAN WHEN WE COME UP WITH A GENERAL SCOPE OF WORK.

MAYBE INVOLVE THE COUNCIL.

THEN DO WE HIRE A CONSULTANT? DO WE JUST MAYBE GO WITH SOME LOW-HANGING FRUIT FIRST AND DO SOME OF THESE THINGS IN HOUSE? THERE'S A LOT OF QUESTIONS WE NEED TO ANSWER, BUT I JUST WANTED TO GET THIS STARTED OFF TONIGHT TO GET THIS IN YOUR HEADS AND THEN ANSWER ANY QUESTIONS YOU HAVE WHEN WE COME BACK AND GO FROM THERE.

>> I WAS JUST GOING TO SAY, DO YOU HAVE THE RESOURCES YOU'D NEED TO DO THIS KIND OF A COMPREHENSIVE OVERVIEW? DO WE NEED TO BRING IN CONSULTANTS TO HELP US GET THIS DONE?

>> IT REALLY DEPENDS ON HOW WE APPROACH IT.

THERE'S SOME THINGS WE CAN DO.

FOR EXAMPLE, IF WE PINPOINT JUST LITTLE ELEMENTS OF THE PLAN TO UPDATE SOME OF THOSE WE CAN DO IN-HOUSE.

WE ALREADY HAVE RELATIONSHIPS WITH THE TOWN ARCHITECT CONSULTANT AND ENGINEERING CONSULTANTS THAT CAN HELP US IN THAT REGARD WHERE WE HAVE TO GO OUT AND DO A RFP OR RFQ.

I WOULD SAY IF WE DO A MORE WHOLESALE UPDATE, WHICH I THINK IF EVERYONE'S GOT A STOMACH TO DO THAT AND REALLY WANTS TO DO THAT, WE WOULD WANT TO HIRE CONSULTANTS SPECIFICALLY FOR THAT PURPOSE, ESPECIALLY ON COMMUNITY OUTREACH AND ENGAGEMENT.

WE JUST DOING A NEW DOCUMENT.

THERE ARE A LOT OF CONSULTANTS OUT THERE THAT ARE REALLY GOOD AT THAT.

THAT'S SOMETHING WE MIGHT WANT TO THINK OF.

THE COSTS CAN RANGE FROM MAYBE 100,000 UP TO 500,000.

IT JUST DEPENDS ON HOW FAR YOU WANT TO GO.

>> IS THIS THIS WORK THAT ROBIN WOULD STILL DO WITH YOU?

>> ROBIN COULD DEFINITELY HELP US WITH THAT IF THAT'S THE DIRECTION THAT WE WANTED TO TAKE.

THIS ISN'T TO SAY ANYTHING BAD ABOUT THE CURRENT COMPREHENSIVE PLAN.

A GREAT FOUNDATION WAS LAID WITH THAT PLAN IT GOES INTO A LOT OF DETAIL ON THE PHYSICAL CHARACTERISTICS OF WESTLAKE, AND HOW DEVELOPMENT SHOULD WORK WITH THE NATURAL BEAUTY OF THE TOWN.

THERE'S SOME THINGS IN THERE THAT I THINK ARE TIMELESS THAT I THINK WE WANT TO CONTINUE TO CARRY FORWARD.

THIS ISN'T REALLY BLOWING UP THE OLD PLAN AS IT IS BUILDING ON THE OLD PLAN MOVING FORWARD.

IN THAT SENSE, IT MIGHT BE BETTER TO UTILIZE A DIFFERENT CONSULTANT JUST TO GET A FRESH LOOK AT THINGS THAT ARE MORE ACTIONABLE, AND THINGS WE CAN GET DONE MORE PRAGMATIC WAY.

>> I WAS INVOLVED WHEN WE DID THAT WHILE AGO.

THAT WAS A BIG DEAL. THAT WENT ON FOR QUITE A BIT.

SEVERAL MEETINGS ENGAGING DIFFERENT COMMUNITY GROUPS.

DO YOU HAVE THE NUMBERS AS FAR AS THOUGH WHEN WE DID IT THEN, WHAT PERCENTAGE OF LAND HAD NOT BEEN DEVELOPED YET THEN VERSUS WHAT IS LEFT NOW? WHAT'S OUR PERCENTAGE THAT ARE [NOISE] ISN'T ON THE BOOKS TO BE DEVELOPED VERSUS LEFTOVER TO UNDERSTAND HOW BIG A PROCESS IT MIGHT.

[01:15:04]

>> THEY STARTED WORKING ON THAT ABOUT 10 YEARS AGO, AND IT WAS RIGHT WHEN ENTRADA WAS APPROVED BEFORE SCHWAB CAME.

SCHWAB HAS BEEN DEVELOPED SINCE AND THEN ENTRADA I'D SAY WE'RE ABOUT A 1/3 OF THE WAY THROUGH ENTRADA 25% TO 33% OF THE WAY THROUGH.

THEN THERE ARE SEVERAL RESIDENTIAL DEVELOPMENTS HAVE BEEN APPROVED AS WELL.

I WOULD SAY WE'RE STILL AT LEAST HALF UNDEVELOPED THOUGH, ESPECIALLY WITH THE CIRCLE T RANCH.

>> WAS JUST WONDERING WITH THE CIRCLE T THOUGH WE'RE LIMITED AS FAR AS WHAT WE CAN.

THERE'S SOME GUIDELINES ALREADY SET.

I DON'T KNOW WHAT A LAND USE PLAN CAN DO TO IMPACT WHAT OPTIONS WE HAVE IN ELEMENT IN THERE.

HOW MUCH CAN THAT INFLUENCE?

>> BUT THAT'S A GREAT POINT, AND IT'S A GREAT QUESTION.

WHAT THE CURRENT COMPREHENSIVE PLAN DID, THIS IS ALSO A LITTLE UNIQUE BECAUSE WESTLAKE IS UNIQUE.

ALL OF THE CIRCLE T RANCHES ARE ON PLAN DEVELOPMENT DISTRICT.

THESE ARE DISTRICTS THAT HAVE THEIR OWN CONCEPT PLANS OR LAND USE LIST OF WHAT YOU CAN DO, AND MAXIMUM FLORIDA AREA RATIOS AND ENTITLEMENTS.

THE COMPREHENSIVE PLAN, WHAT IT DID WAS IT ASSUMED THOSE WERE ALL GOING TO BE BUILT TO THEIR MAXIMUM SQUARE FOOTAGE.

THAT'S WHERE A LOT OF THE ASSUMPTIONS AND THE COMPREHENSIVE PLAN COME FROM WITH THE THOROUGHFARE PLAN, HOUSING, AND THEN EVEN FUTURE TAX REVENUES FOR THE TOWN.

HOWEVER, YOU CAN DO THE PART OF THE THING ABOUT A FUTURE LAND USE PLAN AND A COMPREHENSIVE PLAN IS STRICTLY A POLICY DOCUMENT.

IT'S A CHANCE FOR THE TOWN TO SAY, WELL, THIS IS WHAT WE'D LIKE TO DO.

IT REALLY SHOULD BE DIFFERENT FROM YOUR ZONING.

SO YOU CAN LAY OUT OR PAINT A PICTURE.

OBVIOUSLY, YOU DO THIS IN PARTNERSHIP WITH HILL WOOD.

BECAUSE THERE WOULD BE A HUGE PARTNER IN THIS.

BUT INSTEAD OF JUST SHOWING WHAT THE CURRENT LAND USE PLAN SHOWS, AND JUST ASSUMING THAT YOU'RE GOING TO HAVE 25 MILLION SQUARE FEET OF OFFICE SPACE OUT THERE, I THINK HILL WOOD, AND I'VE HEARD HILL WOOD SAY THIS, MORE REALISTICALLY HALF THAT NUMBER IS GOING TO BE BUILT.

THERE'S A LOT OF OPEN SPACE.

IT'S JUST GOING TO STAY OUT ON THE RANCH.

WHY DON'T WE DRAW THE PLAN UP THAT MORE REALISTICALLY REFLECTS BOTH WHAT HILL WOOD IS TELLING US AND WHAT THE TOWN WOULD LIKE TO SEE.

BUT MAYBE FILL IN SOME OF THE DETAILS AS TO WHAT DOES THAT 13 MILLION SQUARE FEET OF OFFICE OR RETAIL LOOK LIKE.

WHAT RETAIL WE WANT TO SEE AND HOW DO WE WANT THAT DEVELOPMENTAL? THOSE IN MORE SPECIFICS.

>> IF WE DESIGNATED THAT HALF OF THAT TO BE OPEN SPACE PARK AREA, LET'S LEAVE IT AS PARK AREA, DO YOU THINK WE CAN GET HIM TO TURN?

>> I THINK SO. [OVERLAPPING]

>> WE SHALL NOT DEVELOP ANY FURTHER.

WE'RE GOING TO PRESERVE THIS GREEN SPACE.

>> WELL, ACTUALLY THE ZONING ALREADY SHOWS ABOUT 40% OF OPEN SPACE.

THE HILL WOOD APPROVED CONCEPT PLAN ALREADY SHOWS ABOUT 40%, BUT DEVELOPMENT IS OPEN SPACE.

>> THAT'S [INAUDIBLE]

>> EVEN THEIR OWN ENTITLEMENTS, WHICH IS AGAIN 25 MILLION SQUARE FEET.

YOU CAN'T REALLY FIT ALL OF THAT BASED ON WHAT THE CONCEPT.

PLAN GOES THERE'S A LOT OF DISCREPANCIES AND LOOSE ENDS WE CAN TIE UP ON THE COMPREHENSIVE PLAN THIS TIME AROUND ON THE CIRCLE T. IT'S JUST A MATTER OF GETTING HILL WOOD INVOLVED.

OBVIOUSLY, WE WOULDN'T WANT TO DO THIS IN A VACUUM WITHOUT HILL WOOD'S INPUT.

EVERYTHING I'M SAYING UP HERE TONIGHT, HILL WOOD DIDN'T EVEN KNOW I WAS GOING TO SAY ANY OF THIS.

WE'RE THIS IS STRICTLY A STARTER CONVERSATION AND WE'LL JUST GO FROM THERE.

>> IT'D BE NICE, BUT IT'S BETTER IF A LAND USE PLAN DOESN'T ALLOW US TO HAVE MUCH OF ANY POLL OVER IT ANYWAY, WHAT WE HAVE IN TERMS OF REALISTICALLY? [OVERLAPPING]

>> THE LAND USE PLAN IF IT IS AMENDED, NOT A ZONING DOCUMENT.

THEY STILL HAVE THEIR ZONING.

WHAT IT WOULD ALLOW US TO DO IS WORK WITH THEM WHEN SOMETHING DOES COME FORWARD, WHATEVER DEVELOPMENT THAT IS.

THEY WANT SOMETHING, THE PLAN SAYS THIS, OBVIOUSLY THERE'S CAN BE SOME NEGOTIATION AND SOME WIGGLING WE HAVE TO DO, BUT AT LEAST GIVES US MAYBE A MORE DEFINITIVE HALF MOVING FORWARD OF WHAT THAT SHOULD LOOK LIKE, WHAT THE TOWN WANTS.

I SAY THAT WITHOUT EVEN REALLY KNOWING WHAT THAT IS, BUT THAT'S PART OF WHAT THE PLAN PROCESS WOULD BE. DEFINING THAT [OVERLAPPING]

>> SINCE THAT COMPREHENSIVE PLAN IS A VERY COMPREHENSIVE.

[LAUGHTER] I MIGHT SUGGEST THAT IF WE DO CIRCLE SOME THINGS THAT ARE IMPORTANT THAT MAYBE AN EXECUTIVE SUMMARY IS THE FIRST DELIVERABLE RATHER THAN TRYING TO RECREATE

[01:20:01]

THAT WHOLE CONCEPTUAL PLAN BECAUSE IT'S SUPER THOROUGH OBVIOUSLY IN PHILOSOPHICAL IN A LOT OF AREAS.

IT MIGHT JUST HELP FOR EVERYBODY ON THIS COMMISSION TO GET THEIR ARMS AROUND SOMETHING THAT'S A LITTLE BIT MORE TO THE POINT, LIKE AN UPDATE OF CURRENT DEVELOPMENT LAND USE AND EXPECTATIONS AND WHAT SOME POTENTIAL AREAS FOR UPDATING LAND USE MIGHT BE.

THAT WAY YOU'RE FOCUSED ON A SMALLER DOCUMENT THAT PEOPLE CAN MORE EASILY GET THERE, OTHER THAN THAT COMPREHENSIVE PLAN. IT'S SO MASSIVE.

>> YEAH.

>> [OVERLAPPING] THE PROCESSES COULD GET OUT OF HAND.

>> EXACTLY.

ANY OTHER FEEDBACK OR COMMENTS?

>> I THINK IT'S GREAT. IT'S BEEN 10 YEARS SINCE THIS WAS STARTED AND EIGHT YEARS SINCE IT WAS COMPLETED, SO I THINK IT'S TIME.

I THINK OUTSIDE HELP US THINK THROUGH THIS WOULD PROBABLY MAKE A LOT OF SENSE IF WE'RE GOING FOR THE MASTER OVERHAUL OF THE ENTIRE PLAN AS OPPOSED TO PICKING OFF LITTLE PIECES OF IT.

>> I THINK WHAT WE'LL DO IS TO VICTOR'S POINT, WE'LL COME BACK WITH A GOOD MORE OF A DETAIL.

THIS IS WHERE WE'RE AT, THAT WAY YOU CAN SEE WHAT THE CHANGES THAT HAVE OCCURRED FROM 2015 TO NOW AND THEN WE CAN PROBABLY DO A MORE DEFINITIVE RECOMMENDATION OF AREAS TO UPDATE TO TARGET AND THEN GO FROM THERE.

BETWEEN NOW AND THEN, IF YOU HAVE ANY IDEAS OR FEEDBACK YOU WANT TO EXCUSE ME YOU'RE FEEL FREE TO.

WE'RE READY TO START THE REGULAR MEETING IF YOU ARE.

>> WE ARE. CALL THE MEETING TO ORDER AND WE DO HAVE A QUORUM,

[CALL TO ORDER - REGULAR MEETING (6 PM)]

SO WE'LL GET TO THE PLEDGES.

>> DO WE HAVE ANY CITIZEN COME AND STUDY? WE'LL GET TO AGENDA ITEM E1 TO CONDUCT

[E.1. 23-95 Conduct a public hearing and consider a recommendation approving proposed amendments to Ordinance 693, approving the zoning and concept plan for the PD1-3 zoning district (Granada), in order to allow for the construction of a guard house at the main entry gate into the development.]

A PUBLIC HEARING AND CONSIDER A RECOMMENDATION OF PROVING PROPOSED AMENDMENTS TO ORDINANCE 693 APPROVING THE ZONING AND CONCEPT PLAN FOR THE PD1-3 ZONING DISTRICT OR GRANADA IN ORDER TO ALLOW FOR THE CONSTRUCTION OF A GUARD HOUSE AT THE MAIN ENTRY GATE INTO THE DEVELOPMENT.

DO WE HAVE A PRESENTATION?

>> YES. THE APPLICANT IS HERE TONIGHT IS GOING TO COME UP AND DO A MORE DETAILED PRESENTATION.

I'LL JUST GIVE YOU A REAL QUICK BACKGROUND ON THIS.

GRANADA, WHEN IT WAS ORIGINALLY APPROVED, DIDN'T SHOW A GUARD HOUSE.

THERE WASN'T ANYTHING SPECIFICALLY APPROVING IT IN THE CONCEPT PLAN.

THIS IS JUST TO GET FORMAL APPROVAL FOR THEM TO BE ABLE TO BUILD A GARDEN HOUSE.

THE LOCATION YOU CAN SEE UP HERE ON THE MAP.

THIS IS THE ARCHITECTURAL DESIGN OF IT.

IT WOULD BE VERY SMALL, JUST ENOUGH TO HAVE A FEW WORKERS IN THERE, A COUPLE OF WORKERS WITH SOME PARKING FOR THEM AND THIS IS THE SITE PLAN.

THEY WOULD ACTUALLY BE TWO GATES.

THERE WILL BE AN INITIAL GATE THAT LET PEOPLE THROUGH AND THEN IF THEY WEREN'T SUPPOSED TO BE THERE IT NEEDED TO TURN AROUND.