Mar 13, 2025 Local Planning Agency

[CALL TO ORDER]

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ALREADY? ROLL CALL PLEASE. CHAIR. LORRAINE. HERE. VICE CHAIR. PETERSON. HERE. BOARD MEMBER. BOLES. BOARD MEMBER. BRUMFIELD. BOARD MEMBER. STROM. HERE. BOARD MEMBER. VOGEL. HERE.

THANK YOU VERY MUCH. IF WE WILL ALL STAND FOR THE PLEDGE OF ALLEGIANCE. I PLEDGE ALLEGIANCE TO THE FLAG OF THE UNITED STATES OF AMERICA. AND TO THE REPUBLIC FOR WHICH IT STANDS. ONE NATION UNDER GOD, INDIVISIBLE, WITH LIBERTY AND JUSTICE FOR ALL. THANK YOU. ANYONE LIKE TO MAKE A

[APPROVAL OF AGENDA]

[APPROVAL OF MINUTES]

PUBLIC COMMENT. WE HAVE NONE ON NON-AGENDA ITEMS, RIGHT? ALL RIGHT. FANTASTIC COMMENTS FROM

[COMMENTS BY BOARD MEMBERS (Non-Agenda Items)]

FANTASTIC, SIR. DID YOU MEET WITH ANYONE? OKAY, FANTASTIC. ALL RIGHT. ACTION ITEM NUMBER

[2. EDEN/MAR STUART SMALL-SCALE COMPREHENSIVE PLAN FUTURE LAND USE MAP AMENDMENT (LEGISLATIVE) (RC): ORDINANCE No. 2535-2025; AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF STUART, FLORIDA, FOR A SMALL-SCALE COMPREHENSIVE PLAN FUTURE LAND USE MAP AMENDMENT AS DEFINED IN F.S.§163.3187; AMENDING THE COMPREHENSIVE PLAN FUTURE LAND USE MAP FOR AN APPROXIMATE 22.76-ACRE PARCEL FROM COMMERCIAL TO THE NEIGHBORHOOD SPECIAL DISTRICT FUTURE LAND USE DESIGNATION; AMENDING THE FUTURE LAND USE MAP; PROVIDING FOR CONFLICT; PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE; AND FOR OTHER PURPOSES.]

SUBMITTED BY H.J. DESIGN STUDIOS, LLC AND MACARTHUR SUMMERS, P.A. ON BEHALF OF THE PROPERTY OWNER, MAR STUART. RETAIL NUMBER TWO, LLC. THE SMALL SCALE COMPREHENSIVE PLAN FUTURE LAND USE MAP AMENDMENT IS A LEGISLATIVE AGENDA ITEM. THE SMALL SCALE COMPREHENSIVE PLAN FUTURE LAND USE MAP AMENDMENT PETITION WAS PROPERLY NOTICED BEFORE THE LOCAL PLANNING AGENCY MEETING HELD ON JANUARY 16TH, 2025, PURSUANT TO THE PUBLIC NOTICE REQUIREMENTS OUTLINED UNDER SECTION 11.02 .05 OF THE CITY OF STUART LAND DEVELOPMENT CODE, AND THE LOCAL PLANNING AGENCY VOTED TO CONTINUE THE AGENDA ITEM TO TONIGHT'S PUBLIC HEARING. THE INITIAL PUBLIC NOTICE PACKET IS ATTACHED TO THE AGENDA ITEM FOR YOUR REFERENCE. THE 22.76 ACRE SUBJECT PARCEL IS

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OH, I'M SORRY 2012, NOT 2013. HOWEVER, THESE DEVELOPMENT APPROVALS EXPIRED BETWEEN DECEMBER 2018 AND JUNE 2019. THE SUBJECT PARCEL AND PROPERTIES TO THE NORTH AND SOUTH ARE ZONED COMMERCIAL PLANNED UNIT. DEVELOPMENT. THE PROPERTY IS ON THE EAST SIDE OF SOUTHEAST FEDERAL HIGHWAY ARE ZONED COMMERCIAL PLANNED UNIT DEVELOPMENT. BUSINESS GENERAL AND RESIDENTIAL PLANNED UNIT DEVELOPMENT. THE PROPERTY TO THE WEST OF THE SUBJECT PARCEL ARE WITHIN THE UNINCORPORATED MARTIN COUNTY, AND IS DESIGNATED BY THE COUNTY'S RESIDENTIAL PLANNED UNIT DEVELOPMENT ZONING DISTRICT. THE SUBJECT PARCEL AND PARCEL PROPERTY TO THE NORTH, SOUTH, AND EAST ARE DESIGNATED BY THE CITY OF STUART. COMPREHENSIVE COMMERCIAL FUTURE LAND USE. THE PROPERTY TO THE WEST ARE WITHIN UNINCORPORATED MARTIN COUNTY AND DESIGNATED BY THE COUNTY'S COMMERCIAL OFFICE. RESIDENTIAL AND LOW DENSITY FUTURE LAND USE. THIS MAP DEPICTS THE 35 ACRES OF EDEN MARSH. STUART KPD OUTLINED IN YELLOW, WITH THE 22.76 ACRES DESIGNATED BY THE NEIGHBORHOOD SPECIAL DISTRICT. FUTURE LAND USE, AND 12.31 ACRES UNDER THE COMMERCIAL FUTURE LAND USE DESIGNATION. THE NEIGHBORHOOD'S SPECIAL FUTURE LAND USE CLASSIFICATION, ESTABLISHED BY THE KANNER KPD, ALSO KNOWN AS THE COSTCO KPD, LOCATED ON THE EAST SIDE OF SOUTH KANNER HIGHWAY, AND THE PLANNED DEVELOPMENT ADJACENT TO GREEN RIVER PARKWAY AND BAKER ROAD AND STATE ROAD 707. ACCORDING TO THE CITY OF STUART, FUTURE LAND USE ELEMENT NUMBER ONE, THE FUTURE LAND USE DESIGNATION IS PREDOMINANTLY ASSOCIATED WITH THE SALE, RENTAL AND DISTRIBUTION OF PROJECT PRODUCTS OR THE PERFORMANCE OF PROFESSIONAL AND NONPROFESSIONAL SERVICES, INCLUDING RETAIL SALES, SERVICE ESTABLISHMENTS, BUSINESS AND PROFESSIONAL OFFICES, SHOPPING CENTERS, FINANCIAL INSTITUTIONS, RESTAURANTS, ENTERTAINMENT, TEMPORARY LODGING AND A LIMITED AMOUNT OF MULTIFAMILY RESIDENTIAL AND INDOOR INDUSTRIAL USES. MIXED USE PROJECTS, PUBLIC FACILITIES AND ELECTRIC DISTRIBUTION SUBSTATIONS ARE ALSO PERMITTED. THE SMALL SCALE COMPREHENSIVE PLAN LAND USE MAP AMENDMENT REQUESTS A CHANGE TO THE UNDERLYING COMMERCIAL FUTURE LAND USE FOR THE 22.76 ACRE PARCEL TO NEIGHBORHOOD SPECIAL DISTRICT, ALLOWING A MAXIMUM RESIDENTIAL DENSITY OF NO MORE THAN 10.9 DWELLING UNITS PER ACRE. FOR THE OVERALL 35.07 ACRE EDEN MARSH, STUART KPD, AS APPROVED VIA ORDINANCE BY THE CITY COMMISSION. SORRY. HOLD UP.

SORRY. LET ME JUST GET BACK TO MY NOTES. I APOLOGIZE. THE NEIGHBORHOOD SPECIAL DISTRICT IS A MIXTURE OF MIXED FUTURE LAND USE CATEGORY ALLOWING RESIDENTIAL, COMMERCIAL, AND RECREATION LAND USES THAT SEEK TO ACHIEVE A FUNCTIONAL VERTICAL OR HORIZONTAL MIX OF USES.

INCLUDES A MIX OF RESIDENTIAL AND COMMERCIAL OR OFFICE. THE USES MAY BE MIXED WITHIN A SINGLE BUILDING OR A SINGLE SITE, PROVIDED THAT IMPACTS FROM DIFFERENT USES ARE MITIGATED THROUGH THE URBAN DESIGN TECHNIQUES, PUBLIC FACILITIES AND ELECTRIC DISTRIBUTION SUBSTATIONS ARE ALSO PERMITTED. THE REQUESTED FUTURE LAND USE MAP AMENDMENT FROM COMMERCIAL TO NEIGHBORHOOD SPECIAL DISTRICT WOULD PROVIDE AN INCREASE IN THE FLOOR AREA RATIO, AS WELL AS THE INCREASE IN THE MAXIMUM ALLOWABLE DENSITY AND INTENSITY FOR RESIDENTIAL AND NONRESIDENTIAL DEVELOPMENT. ACCORDING TO THE COMPREHENSIVE PLAN, FUTURE LAND USE POLICY 1.87.2 RESIDENTIAL DENSITIES, DEVELOPMENT, INTENSITIES, AND PREPARATION USE AMOUNTS ARE OUTLINED FOR EACH FUTURE LAND USE CATEGORY IN A TABLE OF LAND USES AND DENSITIES AND INTENSITY STUDIES. I THINK IT'S IMPORTANT TO MENTION THAT THE DENSITY, INTENSITY, AND FLOOR AREA RATIO THRESHOLDS VARY BASED ON WHETHER OR NOT THE SITE IS WITHIN THE CITY'S COMMUNITY COMMUNITY

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POLICIES PROVIDED UNDER OBJECTIVE 1F1, THE DEVELOPMENT STANDARDS FOR THE NEIGHBORHOOD SPECIAL DISTRICT LAND USE REQUIRES THAT NOT LESS THAN 30% OF THE SITE'S LAND AREA SHALL CONSIST OF RESIDENTIAL USES, AND NOT LESS THAN 10% OF THE SITE SHALL CONSIST OF NON RESIDENTIAL AND NONRESIDENTIAL LAND USES. ANY INTENSITY OR INTENSITY, INTENSITY AND DENSITIES APPROVED UNDER THE NEIGHBORHOOD SPECIAL DISTRICT. FUTURE LAND USE REQUIRE A SEQUENTIAL EVALUATION FROM STAFF AND APPROVAL BY THE CITY COMMISSION TO AMEND THE DENSITY INTENSITIES PREVIOUSLY APPROVED UNDER THE PLANNED UNIT DEVELOPMENT. THESE COMPARISON TABLES BREAK DOWN THE MAXIMUM BUILD OUT POTENTIAL FOR RESIDENTIAL DENSITIES AND INTENSITIES WITHIN THE COMMERCIAL AND NEIGHBORHOOD. SPECIAL FUTURE LAND USE DESIGNATION FOR THE 22.76 ACRE SUBJECT SITE PARCEL. THESE NEXT TABLES PROVIDE A BREAKDOWN FOR THE MAXIMUM BUILD OUT FOR POTENTIAL FOR NON RESIDENTIAL INTENSITIES WITHIN THE COMMERCIAL AND NEIGHBORHOOD.

SPECIAL DISTRICT DESIGNATION FOR THE 22.76 ACRE PARCEL. THIS ALSO SHOWS THE BREAKDOWN OF THE PROPOSED INTENSITY AND FLOOR AREA RATIO ANALYSIS FOR THE NON RESIDENTIAL FOR THE 22.76 ACRES, THE LAND MASS WAS MEASURED AT 12.73 ACRES AND THEN THE RESIDENTIAL WAS AT 10.3 ACRES AND THE TOTAL IS THE 22.76. THEY ARE PROPOSING TO HAVE 249 UNITS AT 100% INTENSITY, AND 991,594FT■!S OF COMMERCIAL. THE SITE IS WITHIN MARTIN COUNTY'S URBAN SERVICE BOUNDARY, AND EXISTING INFRASTRUCTURE IS CURRENTLY AVAILABLE FOR THIS DEVELOPMENT THROUGH THE COUNTY.

AS A CONDITION OF THE MAJOR KPD AMENDMENT, THE APPLICANT WILL BE REQUIRED TO HAVE ALL THE UTILITY PLANS REVIEWED AND APPROVED BY MARTIN COUNTY UTILITIES BEFORE SUBMITTING PERMITS WITHIN THE CITY OF STUART BUILDING DEPARTMENT. THE APPLICANT ALSO PROVIDED A PRE-APPLICATION LETTER FROM THE DEPARTMENT OF FROM THE FLORIDA DEPARTMENT OF TRANSPORTATION CONCEPTUALLY APPROVING THE DEVELOPMENT PROPOSAL. HOWEVER, THE PRE-APPLICATION EXPIRED ON SEPTEMBER 20TH, 2024, AND THE APPLICANT WILL BE REQUIRED TO SUBMIT AN UPDATED PRE-APPLICATION LETTER FROM FDOT BEFORE SUBMITTING A SITE PERMIT. A SITE PERMIT OF BUILDING PERMITS WITHIN THE CITY OF STUART. ALL IMPROVEMENTS PROPOSED WITHIN THE SOUTHEAST FEDERAL HIGHWAY RIGHT OF WAY WILL BE REQUIRED PERMITTING, WITH FLORIDA DEPARTMENT OF TRANSPORTATION. THE APPLICANT ALSO SUBMITTED A CAPACITY ANALYSIS WITH THE MARTIN COUNTY SCHOOL DISTRICT, WHICH IS UTILIZED BY THE SCHOOL BOARD TO DETERMINE IF THE PROPOSED DEVELOPMENT COMPLIES WITH THE REVIEW POLICIES OUTLINED UNDER THE INTERLOCAL AGREEMENT BETWEEN MARTIN COUNTY, THE CITY OF STUART, AND THE SCHOOL BOARD FOR FUTURE FACILITIES. SITTING. THE SCHOOL BOARD CAPACITY ANALYSIS INDICATES THAT THE ELEMENTARY, MIDDLE, AND HIGH SCHOOL ENROLLMENT IS PROJECTED TO MEET THE CONCURRENCY LEVEL OF SERVICE CAPACITY. THE FUTURE LAND USE AMENDMENT ALSO HAS BEEN REVIEWED AND RECEIVED APPROVAL FROM THE CITY OF STUART BUILDING PUBLIC WORKS, PLANNING AND FIRE DEPARTMENT, AS WELL AS THE CITY'S TRAFFIC, ENVIRONMENTAL AND ENGINEERING CONSULTANTS AT KIMLEY-HORN AND ASSOCIATES. THE CITY OF STUART'S TRAFFIC CONSULTANT, KIMLEY-HORN AND ASSOCIATES, HAS REVIEWED THE SUBMITTED FUTURE LAND USE AMENDMENT TRAFFIC ANALYSIS SUBMITTED BY THE APPLICANT, AND DETERMINED THAT THE TOTAL NEW

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DIRECTIONAL MEDIANS OPENING. SHARED ACCESS VIA THE EXISTING MASERATI STUART RIGHT OF WAY DRIVEWAY AND SHARED ACCESS DRIVEWAY WITH THE LOWE'S. IMPROVEMENT PD KPD TO THE NORTH OF THE SITE. BASED ON THE EXPECTED PROJECT PROJECT IMPACT THE EXISTING TRANSPORTATION INFRASTRUCTURE INTERNAL TO THE SITE SHOULD BE SIGNIFICANT TO ACCOMMODATE THE PROPOSED DEVELOPMENT. THE ANALYSIS DETERMINED A NET REDUCTION IN TRIPS RESULTING FROM THE PROPOSED FUTURE LAND USE AMENDMENT. KIMLEY-HORN AND ASSOCIATES DETERMINED THAT A TRAFFIC ANALYSIS TO THE ROADWAY SEGMENTS WAS NOT NECESSARY, SINCE THE PROPOSED LAND USE AMENDMENT RESULTED IN A DECREASE IN THE TRIPS GENERATED. THE CITY OF STUART. THE CITY OF STUART DEVELOPMENT DEPARTMENT HAS REVIEWED THE REQUEST TO SMALL SCALE COMPREHENSIVE PLAN AMENDMENT FOLLOWING THE STANDARDS OF REVIEW OUTLINED IN UNDER LAND DEVELOPMENT CODE SECTION 11.01 .09, AND FOUND THE PETITION TO BE CONSISTENT WITH THE CITY OF STUART COMPREHENSIVE PLAN GOALS, OBJECTIVES AND POLICIES AND MEET THE DEFINITION OF A SMALL SCALE COMPREHENSIVE PLAN AMENDMENT AS DEFINED BY FLORIDA STATUTE 163 .3187. THE DEVELOPMENT DEVELOPMENT DEPARTMENT REQUESTS GUIDANCE AND RECOMMENDATIONS FROM THE LOCAL PLANNING AGENCY TO FORWARD TO THE CITY COMMISSION FOR A FINAL DETERMINATION OF ORDINANCE NUMBER 2535. DASH 2025. THIS CONCLUDES STAFF PRESENTATIONS FOR THE SMALL SCALE COMPREHENSIVE PLAN AMENDMENT.

THE APPLICANT IS REQUESTING TO PRESENT THEIR PRESENTATION FOR THE LAND USE AND ALSO THE REZONING OF THE AMENDMENT FOR THE NEXT, IF THAT'S THE WILL OF THE BOARD. OKAY, I HAVE A QUESTION, BECAUSE WE'VE GOTTEN IN TROUBLE IN THE PAST WHEN THIS HAS BEEN PRESENTED CONCURRENTLY.

CAN THIS BE DONE NOW? FOR THE RECORD, CITY ATTORNEY LEE BAGGETT. YES, FLORIDA STATUTE SECTION 163 .3184, SUBSECTION 12, AT THE REQUEST OF THE APPLICANT WHEN THEY HAVE A CONCURRENT ZONING IN FUTURE LAND USE MAP UNDER THE COMP PLAN AMENDMENT, THEY CAN BE DONE CONCURRENTLY TOGETHER AT THE REQUEST OF THE APPLICANT. THEY THE STATUTE SAYS THEY CANNOT.

RIGHT? THEY CAN, THEY CAN. OKAY, OKAY. AT THE REQUEST OF THE APPLICANT. OKAY. ALL RIGHT. IT'S NOT YOUR REQUEST. IT'S THEIR REQUEST. AND THEN WILL THE COMMENTS OF THE PUBLIC AND THE COMMENTS OF THE BOARD BE BASED ON BOTH, OR WILL WE HANDLE THEM ONE AT A TIME ONCE WE'RE. I THINK THAT IF YOU'RE GOING TO DO IT TOGETHER, YOU WOULD PROBABLY HAVE PRESENTATIONS FOR BOTH, BECAUSE I THINK STAFF AND THE APPLICANT MIGHT HAVE MULTIPLE PRESENTATIONS. BUT THE APPLICANT NOW KNOWING THAT YOU WILL ALLOW THEM TO GO TOGETHER, HE MIGHT DO THE TOGETHER. I DON'T KNOW HOW WE NEED TO HEAR FROM THE APPLICANT IF THEY WANT TO DO IT TOGETHER OR THEY WANT TO KEEP IT SEPARATE, BUT WE PREFER TO MAKE A PRESENTATION TOGETHER, BUT SEE HOW THE BOARD WANTS TO HANDLE IT FROM THERE. YOU GUYS, ARE YOU ALL OKAY WITH HEARING IT CONCURRENTLY? YES. OKAY. BEFORE WE PROCEED, WE HAVE A NUMBER OF ITEMS THAT WERE HERE FOR US. PLEASE EXPLAIN WHAT THEY ARE.

SINCE WE JUST RECEIVED THEM AND WOULD HAVE NOT HAD TIME TO REVIEW THEM. OKAY, SO WE RECEIVED A LETTER HAND DELIVERED TO THE CLERK'S OFFICE TODAY FROM JACK MCDONALD. AND ANTONIA MCDONALD. THIS IS JUST A LETTER OUTLINING THEIR THAT THEY'RE NOT IN FAVOR OF THE PROJECT. OKAY.

WE ALSO RECEIVED A LETTER FROM. I DO BELIEVE, JACK HARMONY, WHO REPRESENTS THE WILLOUGHBY. HE PROVIDED A NEWSPAPER ARTICLE THAT WAS DONE IN TCPALM BACK WHEN THE ORIGINAL APPROVAL WAS DONE IN 2012, AND ALSO THE ORDINANCE THAT WAS DONE IN 20 2009. SO IT DESCRIBES BOTH ORDINANCES. I DO BELIEVE YOU DID RECEIVE SOMETHING ELSE. I DON'T HAVE A COPY OF THAT. IT IS A BIO. YES. I'M SORRY. I APOLOGIZE. THAT'S SIMPLY MY BIO. OKAY. OKAY. THANK YOU VERY MUCH.

AND THEN I DON'T KNOW IF WE PROCEED WITH THIS NOW OR LATER, BUT JUST I WOULD LIKE TO GO ON RECORD BECAUSE WE NOW I FROM MY UNDERSTANDING, OUR LAST MEETING WAS ABOUT THE ZONING AND PROGRESS CHANGES. I THINK THAT THEY HAD SOME NEW ZONING APPROVED. CORRECT. THIS IS UNDER THE OLD. THIS IS UNDER THE OLD. OKAY. I JUST WANTED TO MAKE SURE OF THAT. BEFORE WE START. WE

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ALL RIGHT. FANTASTIC. THAT'S JUST A GUIDE OR A KIND OF A CHEAT SHEET TO MAKE SURE YOU STAY ON TRACK. AND THEN DO WE. BECAUSE WE DID THE EX PART SO WE WOULD DISCLOSE IT AGAIN EVEN THOUGH WE ALREADY DISCUSSED IT. CORRECT. OKAY. I JUST WANTED TO MAKE SURE THAT WE DO EVERYTHING THE RIGHT WAY ON THE ON THE LEGISLATIVE MATTER. IT WASN'T NECESSARY, BUT ON THE QUASI JUDICIAL IT IS. OKAY. ALL RIGHT. FANTASTIC. THAT'S IT. YOU'RE DOING IT TOGETHER. YOU'RE GOING TO BE LEGISLATIVE AND A JUDGE TOGETHER DURING THE PRESENTATION. SOUNDS GOOD. DO WE NEED TO READ THE SECOND AGAIN OR JUST THE THIRD? YOU DON'T NEED TO READ THE SECOND. IT'S ALREADY BEEN READ. BUT JUST WE NEED TO READ THE THIRD ITEM. CORRECT. ALL RIGHT. FINE. THEN WE WILL DO

[3. EDEN/MAR STUART MAJOR AMENDMENT TO THE COMMERCIAL PLANNED UNIT DEVELOPMENT (QUASI-JUDICIAL) (RC): ORDINANCE No. 2536-2025; AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF STUART, FLORIDA, FOR A MAJOR CPUD AMENDMENT TO THE 12.31- ACRE MAR-STUART (MARKET PLACE) COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) LOCATED ON THE WEST SIDE OF SE FEDERAL HIGHWAY, TO INCORPORATE A 22.76-ACRE PARCEL WITHIN THE OVERALL MARSTUART CPUD FOR A TOTAL LAND AREA OF 35.07-ACRES; PROVIDING FOR CONDITIONS OF APPROVAL; PROVIDING FOR CONFLICT; PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE; AND FOR OTHER PURPOSES.]

MICHAEL HOUSTON WITH ASIA DESIGN. THANK YOU. AND PART OF THE TEAM. WITH ME TONIGHT, HERE IS MARY MERCADO AND JAY JACOBSON, WHO ARE OUR PRINCIPALS. THEY ARE GOING TO BE TALKING ABOUT THIS PROJECT AND IN A DIFFERENT WAY THAN MOST APPLICATIONS DO. TERRY MCCARTHY, OUR ATTORNEY. JOSE MARTINEZ IS A PROJECT MANAGER. TODD TROXEL FROM MY OFFICE. STEVE MARQUETTE.

I SEE JOE CAPRA WALKED IN AND ALAN ORTEGA, OUR TRAFFIC ENGINEER. FIRST, I WANT TO COMPLIMENT STAFF. WE'VE BEEN WORKING AT THIS FOR TWO YEARS, AND IT'S BEEN A CHALLENGING PROJECT FOR A VARIETY OF REASONS. BUT PART OF WHY STAFF WAS SO CAREFUL IN IT, AND I THINK JODY DESCRIBED IT VERY WELL, IS THAT THIS LAND USE THAT'S IN FRONT OF YOU NEIGHBORHOOD SPECIAL DISTRICT, IS A VERY UNIQUE LAND USE. IT'S THE ONLY MIXED USE LAND USE OUTSIDE OF THE CRAS IN THE CITY. AND ONE OF THE ITEMS THAT SHE MENTIONED IS THE URBAN DESIGN TECHNIQUES AND THE HORIZONTAL MIX. SO PART OF THE REASON WE APPRECIATE IT TO BE ABLE TO PUT THE TWO TOGETHER IS THIS LAND USE ALMOST REQUIRES YOU TO SEE HOW IT'S GOING TO FIT AND HOW DOES IT WORK. AND SO WE'RE EXCITED TO SHOW YOU THAT, BECAUSE I DON'T THINK THERE'S A BETTER PROJECT IN THE CITY THAT WE'VE EVER WORKED ON THAT BRINGS URBAN DESIGN TECHNIQUE AND SOME OF THE CHANGES THAT HAVE TAKEN PLACE TO THE PROJECT. WE WANT TO MAKE SURE WE RESERVE SOME TIME,

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I'M A TRUSTEE AT SAINT THOMAS UNIVERSITY, ALSO AT FLORIDA INTERNATIONAL UNIVERSITY. I WAS A PAST TRUSTEE ALSO AS WELL. I BELIEVE THAT THROUGH EDUCATION WE CAN FOSTER A BETTER FUTURE, A BETTER OPPORTUNITIES AND BETTER PROSPECTS FOR THE OPPORTUNITY OF THE CHILDREN. AND AS I GO THROUGH HERE, I GIVE YOU HERE WE GIVE BICYCLES BECAUSE WE BELIEVE THAT GANGS, ONE OF THE THINGS THEY DO IS KIDS CAN'T AFFORD, KIDS CAN'T HAVE AND THEY BUY A GANGS. A YOUNG PERSON INTO THE GANG BY GIVING A BICYCLE. THAT'S SIMPLE. AND THEN THEY COMMIT CERTAIN CRIMES. AND HONESTLY, AS MY AS A MINORITY, THEY DON'T GET INTO TROUBLE. BUT WE BELIEVE THAT'S A GREAT WAY FOR US TO FIGHT AND TO DO THAT. AND WE'VE DONE THAT. WE DO MORE THINGS HERE WHERE YOU'VE SEEN WE'VE RAISED DOLLARS. WE DID CERTAIN THINGS HERE ON A NATIONAL SCOPE TO GIVE. WHEN HAITI HAD THE EARTHQUAKE, WE WERE ABLE TO GET GENERAL MOTORS. WE WERE ABLE TO GET THE CLINTON FOUNDATION, WE WERE ABLE TO GET ANOTHER FOUNDATION THEY GAVE US AND TO HELP US. AND WE GAVE NINE TRUCKS AWAY, FILLED WITH GOODS TO THE COMMUNITY TO BE ABLE TO HELP. SO ALL OF OUR TIME WE'VE ALWAYS BEEN INVOLVED AND HERE WE HAVE. WE'VE DONE THE AIR SHOW, WE SPONSORED THE AIR SHOW, WE DO THE TEACHER OF THE YEAR, AND WE DO MANY OTHER EVENTS. CURRENTLY, I COUNTED TODAY 69 EVENTS WE'VE DONE. THAT'S HOW MANY OVER THE LAST TEN YEARS THAT WE'VE DONE THAT ARE MAJOR. ALONG WITH THAT, WE DO FOR EVERY OTHER STORE DIFFERENT EVENTS ALSO THAT WE HAVE ON AN ANNUAL BASIS ROUGHLY.

NOW, YOU WOULD ADD THERE ANOTHER 42 EVENTS THAT GIVES YOU THE SCOPE, A LITTLE BIT OF WHO WE ARE AND WHAT WE DO INSIDE OUR COMMUNITY. YOU CAN SWITCH. WE'RE A FAMILY. AS I STARTED OUT EARLIER WITH 1858 EMPLOYEES. THAT'S THAT'S HOW WE TREAT EVERYTHING. SO THE RESPECT THAT WE HAVE FOR HUMANS, THE RESPECT THAT WE HAVE FOR HUMANITY, THE RESPECT THAT WE HAVE FOR OUR COMMUNITY IS SECOND TO NONE. IF THE COMMUNITY IS NOT UPSET AT ME, THEN I CAN'T DO BUSINESS.

THAT'S REALLY THAT SIMPLE. AND WE DON'T MAKE THOSE INVESTMENTS WITHOUT DOING IT. I EARLY ON I

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WE INVESTED, I BELIEVE, $350,000 SO THEY CAN DO THE BERM THE WAY THEY NEEDED TO DO IT, FENCE THE WAY THEY NEEDED TO DO IT, AND NOW WE'LL INVEST AGAIN TO BUILD WHAT WE WANTED TO DO. AND WE'VE LISTENED CAREFULLY BECAUSE WE WANT TO BE A GOOD NEIGHBOR. MATTER OF FACT, THOSE NEIGHBORS BUY FROM US ALSO AS WELL, SO WE NEED TO BE ABLE TO DO THAT. I WANTED TO GIVE YOU A SCOPE AND PICTURE OF OUR STORES, JUST THE QUALITY. AND IF YOU WALK THROUGH OUR STORES, YOU WOULD SEE IT FROM A CLEANLINESS TO THE QUALITY TO THE CARE THAT WE HAVE ALL THROUGHOUT. IT'S WHO WE ARE.

IT'S WHO WE REPRESENT. IT'S MY NAME. IF I PUT MY NAME ON IT, IT'S IMPORTANT TO ME. NEXT. SO THIS PROPERTY TO GIVE YOU SOME PERSPECTIVE ON HERE, WE HAVE LISTENED TO EVERYTHING THAT WE'VE HAD TO DO AND THE WAY WE'VE LAID THIS OUT. THIS IS THE EMPTY SPACE. IT'S 20 ACRES THAT WE HAVE AND THAT 20 ACRES WHEN WE PUT THE BUILDING ON NEXT, YOU'LL FIND THAT WE HAVE THE CLOSEST HOME IS 430 DIRECTLY TO REALLY IT WOULD BE WEST AND SOUTH AND THEN 380 FURTHER DOWN FROM THE TIP OF OUR. ALONG THAT YOU HAVE TREES, YOU HAVE A CREEK, AND YOU HAVE THE BERM THAT WE DEVELOP AND THE TREES THAT THEY PLANTED ALSO AS WELL. NEXT. THIS PROPOSED SITE IS A SITE THAT'S REALLY EVERYTHING THAT I'VE HAD WAS A VISION THAT I'VE HAD SINCE 2001, WHEN I WANTED TO BRING INFINITY HERE, WHEN I WANTED TO BRING AUDI HERE, AND THEN LATER ON BROUGHT ALFA AND MASERATI AND TO BRING IN LUXURY TO THIS COMMUNITY. THIS COMMUNITY NEVER HAD IT, NEVER HAD TO THIS LEVEL, NEVER HAD IT TO THIS STYLE. AND THAT'S WHAT I'VE TRIED TO DO HERE. I THOUGHT ABOUT THIS PROPERTY BECAUSE IT WAS CLOSE BY LOWE'S, AND I THOUGHT, LET ME SEE IF I CAN BUY IT, ADJOIN IT AND CONTINUE TO DEVELOP. WE HOPE TO BRING IN TWO MORE LUXURY DEALERSHIPS HERE. THOSE TWO LUXURY DEALERSHIPS WILL ADD ANOTHER. I WOULD SAY TO YOU TODAY, EASILY 100 TO 120 NEW JOBS, OUR JOBS AND OUR EMPLOYMENT. OUR AVERAGE IS AROUND $72,000. SO THAT'S OUR AVERAGE OVER HERE. SO IT'S NOT A LOW PAYING IT'S NOT A LOW INCOME. IT'S ALL THROUGHOUT BUILT LIKE THAT. GO AHEAD. AS YOU CAN SEE THE FINISH ON ALL THESE THESE STORES INSIDE AND OUTSIDE. WE'VE DONE MULTIPLE EVENTS INSIDE OUTSIDE ALSO AS WELL. OUR AUDI STORE WE JUST FINISHED AFTER TEN YEARS REMODELING THIS STORE AND INTERNALLY EVERYTHING WE'RE FINISHING, WE'RE ABOUT TWO WEEKS AWAY FROM FINISHING OUR FIXED OPERATIONS AT OUR SERVICE. GO AHEAD. OUR NEWEST WAS THE ALFA AND MASERATI THAT WE ADDED OPENED THAT UP IN 2019. GO AHEAD. AND THEN THIS SITE IF YOU CAN TAKE A LOOK AT THE BUILDING AND JAY WILL SPEAK MORE ABOUT THIS. BUT THE BUILDINGS ORIGINALLY WE HAD THEM TURNED IN THE OPPOSITE. SO WE HEARD THE COMMUNITY AND TO BE FURTHER AWAY WE MOVED THEM AROUND AND FLIPPED THEM. WE FLIPPED THE LAKE. SO IT'S ON THAT SIDE. WE FLIPPED THE SPACE ON THAT SIDE. AND WHAT I WANTED TO CREATE WAS A COMMUNITY THAT'S QUITE DIFFERENT, A COMMUNITY THAT PEOPLE CAN GET TO THEIR HOMES, BUT THEY CAN WALK SO THEY CAN TAKE THEIR DOG OUT, THEY CAN WALK AROUND, THEY CAN DO TRAILS. AND ALL ALONG WE CREATED THAT KIND OF ATMOSPHERE ALL THROUGHOUT. ALSO, THEY CAN GO TO PUBLIX, WHICH THEY BUILD A BRAND NEW PUBLIX THERE SO THEY CAN WALK ACROSS IT THERE. THEY WANT TO GO TO THOSE OF COURSE. AND THEN I ALSO HAVE RETAIL IN THE FRONT WHERE I HAVE STARBUCKS, I HAVE A RESTAURANT, I HAVE ANOTHER RESTAURANT THAT WE'RE ADDING ON THE FRONT, AND THEN IT BRINGS IN A CIRCLE WHERE YOU HAVE THE CLUBHOUSE, SO IT'S IN THE FRONT, AND THEN YOU HAVE THE DEALERSHIPS THAT ARE BUILDING DIRECTLY TO THE NORTH THERE. GO AHEAD NEXT. SO THIS WILL GIVE YOU A RENDERING THAT GIVES YOU A LOOK TO SEE HOW IT WOULD LOOK, HOW IT WOULD LAY OUT IN THE MAIN ENTRANCE WITH THE CIRCULAR. WHEN YOU DO THE CIRCULAR SO YOU CAN GO INTO THE CAR DEALERSHIP SIDE, OR YOU CAN GO CONTINUE TO THE RESIDENCE. AS YOU CONTINUE THROUGH, YOU'LL SEE THE CLUBHOUSE ALL THROUGHOUT. THEN YOU CAN TAKE A LOOK AT THE OPEN SPACES, THE GREEN SPACES, THE DRIVE AROUND THAT YOU CAN HAVE AND WHERE THE COMMUNITY SITS.

TODAY. WE ALSO LOWERED IT. WE LOWERED THE NUMBER OF UNITS. OBVIOUSLY, YOU CAN IMAGINE WHEN YOU WAIT TWO AND A HALF YEARS TO DO A PROJECT, COST GOES UP, EXPENSES GO UP, CARRYING COST GOES UP. BUT WE DECIDED TO DO BETTER FOR THE COMMUNITY, MUCH LESS THAN WHAT WE'RE HAVE THE ABILITY TO GO ASK FOR. GO AHEAD. THAT'S ANOTHER PERSPECTIVE THERE. WE HAVE A FOUNTAIN AND THE RETENTION. GO AHEAD. AND THIS GIVES YOU ANOTHER PERSPECTIVE AND ANOTHER VIEW.

AND WE ALSO HAVE A VIDEO WHERE WE'LL SHOW YOU LATER ON THAT WILL WALK YOU THROUGH THE WHOLE PLACE. BUT IT'S A REALLY, I THINK A BEAUTIFUL PLACE. AND I DO THAT BECAUSE I'M GOING TO OWN IT. I'M PART OF IT. I'M A PARTNER IN IT. I BROUGHT IN JAY BECAUSE HE HAS THE EXPERTISE.

HE'S DEVELOPED MANY THINGS BEFORE QUALITY AND THROUGH THE MUTUAL FRIENDSHIP THAT WE'VE HAD FOR THE YEARS. I SAID, LOOK, I WANT TO DO THIS, BUT IT'S NOT FOR SALE OR IT'S NOT TO GO FLIP BECAUSE I KNOW WHO MY NEIGHBOR IS AND I WANT TO MAKE SURE I HAVE MY NEIGHBOR. SO I'VE INVESTED MILLIONS OF DOLLARS. I'M GOING TO INVEST ANOTHER $200 MILLION ON THIS PROJECT WHEN IT'S ALL DONE. AND I WANT TO KNOW WHO MY NEIGHBOR. SO MY NEIGHBOR IS ME. AND I SAY THAT

[00:35:03]

WHEN WE DID THE LOWE'S NEXT DOOR, WE ACTUALLY MADE A CONNECTION THROUGH THE LOWE'S TO ATTACH TO THIS PROPERTY, THINKING THAT IT POTENTIALLY COULD BE A MIXED USE. AND THAT'S WITH THAT LARGE SIDEWALK IS IN LOWE'S THAT TAKES YOU OUT TO THE LIGHT, TAKES YOU TO THE MCDONALD'S, AND TODAY TAKES YOU TO THE PUBLIX. THIS GENERATED A SHOPPING CENTER LIKE THIS GENERATES 6255 TRIPS. JUAN IS HERE. IF WE WANT TO TALK ABOUT THE SPECIFICS, THIS PROPOSAL IN FRONT OF YOU TONIGHT GENERATES 2179 TRIPS. AND THIS IS AGAIN AN EXAMPLE OF WHY WE NEED TO TALK ABOUT THE CPU. AT THE SAME TIME, WE'RE DOING THE MIXED. J IS GOING TO WALK YOU THROUGH THE PROPOSAL. MARIO TOUCHED ON IT. AND JAY, AS AN URBAN DESIGNER AND FORMER LPA. PNC MEMBER IN DELRAY, HAS SOME EXPERIENCE IN A LOT OF THIS. GOOD EVENING. MY NAME IS JAY JACOBSON. I AM THE PRESIDENT OF EDEN MULTIFAMILY AND ONE OF THE FOUNDERS OF THE COMPANY. WE ARE A PURELY RESIDENTIAL MULTIFAMILY DEVELOPMENT COMPANY AND INVESTMENT COMPANY BASED IN MIAMI, WITH OFFICES THROUGHOUT THE STATE OF FLORIDA AND NORTH CAROLINA. MAKES IT SOUND A HECK OF A LOT BIGGER THAN WHAT WE ACTUALLY ARE. WE ARE A FAMILY OWNED BUSINESS, I LIKE IT. OUR COMPANY KIND OF MATCHES SOME OF WHAT MARIO EXPLAINED THAT MORGADO AUTOMOTIVE GROUP IS ALSO, WE'RE A FAMILY OWNED BUSINESS. THERE'S THREE PARTNERS, MYSELF, MY OTHER

[00:40:06]

SO WHEN WE DO THAT, WE LOOK AT IT AS A GENERATIONAL INVESTMENT AND THE GENERATIONAL OWNERSHIP CRITERIA FOR US IS A LOT DIFFERENT THAN IF WE WERE GOING TO BUILD A PROJECT AND THEN SELL IT AS AS QUICKLY AS WE CAN. WE PLAN ON BEING NEIGHBORS AND INVESTORS IN THIS MIXED USE PROPERTY FOR THE NEXT GENERATION OR SO. MARIO HAS CHILDREN THAT ARE INVOLVED IN HIS BUSINESS. MY PARTNER HAS A SON THAT IS A SENIOR MEMBER OF OUR TEAM. MY DAUGHTER'S NOT INTERESTED. I'VE TRIED, BUT SHE'D RATHER TEACH SCUBA DIVING DOWN IN THE KEYS. BUT THAT'S OKAY. WE ALL HAVE KIDS LIKE THAT, BUT WE ALSO, YOU KNOW, MY BACKGROUND IS PRETTY SIMPLE. I'VE BEEN IN THE RESIDENTIAL DEVELOPMENT BUSINESS 98% OF WHAT I'VE DONE IN THE PAST 40 YEARS HAS BEEN MULTI-FAMILY RESIDENTIAL DEVELOPMENT. I HAVE A BACKGROUND. I STARTED OUT IN LIFE AS AN ARCHITECT. I HAVE MULTIPLE GRADUATE DEGREES IN URBAN DESIGN AND CITY PLANNING.

I TEACH A CLASS AT THE UNIVERSITY OF MIAMI THROUGH ITS MASTERS IN REAL ESTATE DEVELOPMENT AND URBANISM CLASS ONCE A YEAR, SO MY PASSION HAS ALWAYS BEEN CREATING COMMUNITIES THAT INTERACT WITH THE SURROUNDING NEIGHBORHOODS, THE SURROUNDING MUNICIPALITIES, AND THE MOST INTERESTING AND PROJECTS THAT I LIKE TO WORK ON. AND I KIND OF FORCE THE COMPANY TO DO IS WHAT I CALL WE LOOK FOR URBANIZED SUBURBAN AREAS. IT'S, YOU KNOW, WE LOOK AT. HIGHER, I DON'T WANT TO SAY DENSITY, BUT HIGHER MIXED USE SOLUTIONS THAN WHAT A TYPICAL MULTIFAMILY APARTMENT RESIDENTIAL DEVELOPER WOULD BE DOING. SO IT IS BROUGHT US TO THE PLAN THAT WE HAVE NOW, WHICH I THINK IS ALMOST A QUINTESSENTIAL POSITIVE SOLUTION FOR COMBINING COMMERCIAL, RETAIL, RESIDENTIAL AND COMMUNITY INVOLVEMENT IN ONE DESIGN. GO BACK TO THE OVERALL MASTER PLAN, PLEASE. GO ON WITH THE OVERALL. OKAY, SO WHAT? WE'VE WORKED WITH MARIO AND HIS TEAM ON SINCE DAY ONE IS HOW DO YOU INTEGRATE AUTO DEALERSHIPS? EVERYTHING THAT GOES AROUND AND IS NECESSARY FOR AUTOMOTIVE DEALERSHIPS TO RUN THEIR BUSINESS AND INTERACT WITH THE PUBLIC, ALONG WITH RETAIL, BUT NOT JUST ANY RETAIL. RETAIL THAT SERVES THE DEFINED COMMUNITY THAT WE'RE IN AND THAT WE'RE DEVELOPING, BUT ALSO THE SURROUNDING NEIGHBORHOODS AND DEVELOP THE APARTMENT RESIDENTIAL PORTION OF THE SITE WITH AS LITTLE IMPACT IMPOSED ON THE SURROUNDING NEIGHBORHOODS. SO THE PLAN WE CAME UP WITH WAS THAT MARIO'S TEAM WILL BE ADDING TWO DEALERSHIPS. I HAVE NO IDEA WHAT THEY'RE GOING TO BE, BUT THE TWO ADDITIONAL DEALERSHIPS, ABOUT 20 TO 21,000 SQUARE FOOT OF RETAIL, AND AGAIN, IT'S NEIGHBORHOOD RETAIL. IT'S ONE, IF NOT TWO RESTAURANTS. IT'S A STARBUCKS OR SOMETHING SIMILAR WHERE PEOPLE CAN ACTUALLY GO IN, SIT, HAVE A CUP OF COFFEE OR DRIVE AROUND AND GET IN AND GET OUT WITHOUT IMPOSING ANY IMPACT ON THE REST OF THE DEVELOPMENT. WE ALWAYS DEVELOP OUR APARTMENTS WITH THE COMMUNITY BUILDING, LEASING OFFICES, MAINTENANCE, THE NOISE GENERATORS THAT EVERYONE IS CONCERNED ABOUT, THE POOLS, THE OUTDOOR OUTDOOR KIDS AREAS, THE GATHERING PLACES THAT ALWAYS GENERATE SOME NOISE. THEY

[00:45:07]

MICHAEL, TO THIS UPDATED PROPOSAL. WE WENT FROM THE 268 UNITS. WE DROPPED THE DENSITY DOWN TO 249. WE DROPPED ONE OF THE BUILDINGS DOWN TO THREE STORY. WE HAVE STILL HAVE TWO FOUR STORY BUILDINGS. WE CHANGED THE ORIENTATION. SO ESSENTIALLY THERE ARE NO BALCONIES AND NO APARTMENT EXTERIOR SPACE FACING THE NEIGHBORS. NONE. YOU'LL SEE IN A FURTHER SLIDE THAT THE CLOSEST POINT TO THE CLOSEST HOME IS 368FT. THE AVERAGE. AS YOU GET TO THE MORE SOUTHERLY PART OF THE SITE IS 440 SOME ODD FEET. THE REDUCTION IN NUMBERS OF UNITS REDUCED OUR PARKING REQUIREMENT. SWITCHING THE CONFIGURATION THE WAY WE DID OFFERED US THE ABILITY TO SITE PLAN, A LOT MORE OPEN SPACE AND A CONTIGUOUS FASHION. SO IT ADDED A SECOND RETENTION LAKE WITH A LOT OF GREEN SPACE, A LOT OF WALKING PATHS, AND IN BETWEEN THE BUILDINGS AROUND THAT LAKE AND THE OPEN SPACE ON THE FAR LEFT IS SOMETHING THAT IS ALMOST UNHEARD OF IN A MULTIFAMILY APARTMENT DEVELOPMENT. IT'S ALMOST AN ACRE AND A HALF PLUS OR MINUS OF OPEN GREEN SPACE, AND MICHAEL AND HIS TEAM WILL EXPLAIN WHAT WE PLAN ON DOING WITH THAT ON THROUGH AN ENVIRONMENTAL DESIGN FEATURE THAT WE'RE ADDING TO THE ENTIRE PROPERTY. MICHAEL. GO AHEAD. NO THAT'S FINE. THERE YOU GO. SO WHAT YOU'RE STARTING TO SEE HERE IS WE'VE DEVELOPED A SERIES OF GREEN SPACES. WE'RE GOING TO CONNECT ALL THE GREEN SPACES WITH A TRAIL. SO YOU'LL BE ABLE

[00:50:05]

THERE'S FULL TURNING ROOMS, SO THERE'S LEFT LEFT ON THE NORTHBOUND AND THERE'S RIGHT. SO THERE'S ACTUALLY QUITE A BIT OF. SO THE DISCUSSION WE HAD AT MARIO. MARIO, WE LOOKED AT GOOGLE THIS AFTERNOON, HE GOES, LET'S USE THAT GOOGLE IMAGE BECAUSE IT'S SO CLEAR. AND IT IS BECAUSE THIS DOES NOT REFLECT THE DENSITY OF THE TREES THAT ARE THERE AND THE BUFFER THAT'S THERE. SO THIS IS THE DETAIL OF THE SOUTHERLY AND THE NORTHERLY BUILDING NUMBER. WHOLE NUMBER THREE IS 380FT SEPARATE FROM THE FROM THE CORNER OF A BUILDING, NOT A, NOT A BALCONY. THERE WERE BALCONIES, BUT THEY'RE NOT THERE NOW. THE 430 TO THE SOUTHERLY. WE WENT ON THE SITE WITH MICHELLE AND THE CLUB PRESIDENT. WE RAN A DRONE UP IN THE AIR AND SEE WHERE WE COULD SEE THESE BUILDINGS. AND YOU COULD SEE THEM IF THEY WERE SIX STORIES TALL, BUT NOT FOUR STORY TALL.

SO THIS IS THE SEPARATION, WHICH IS THE PARKING AREA, A BUFFER, A NATIVE PLANTING AREA, AN EXISTING CANAL THAT WILL IMPROVE. THERE'S A LOT OF HOMELESSNESS AND HOMELESS PEOPLE ALL OVER THE SITE HERE. AND SOME OF IT IS DANGEROUS. AND THEN THE PRESERVE ON THE OTHER SIDE, THEN WHAT YOU SEE IN THE AERIAL HERE IS THE BERM THAT GOT BUILT OUT OF THE 2012 AGREEMENT BETWEEN MARIO AND GEORGE BANK AND WILLOUGHBY. LET ME FINISH. AND THEN. ABSOLUTELY. SO MIKE WILL GET INTO A LITTLE BIT MORE DETAIL ON ON THE ENGINEERING AND VISIBILITY ISSUES OR SOLUTIONS.

BUT LET ME JUST, YOU KNOW, KIND OF FINISH WITH I'VE BEEN DOING THIS FOR A LONG TIME, AND I'VE PROBABLY DEVELOPED OVER 200 PROJECTS, ABOUT 38,000 UNITS ALL OVER. SO THERE'S A LOT OF

[00:55:01]

SO I'VE BEEN ON BOTH SIDES. I'VE BEEN IN YOUR POSITION. I'VE BEEN IN MY POSITION. AND WHAT I ALWAYS LOOK FOR WAS WHAT AN APPLICANT WAS ASKING FOR AND HOW THEY WERE GOING TO NOT IMPACT THE COMMUNITY IN A NEGATIVE WAY. SOMETIMES YOU CAN'T GET AWAY FROM WHAT SOME PEOPLE PERCEIVE AS NEGATIVE IMPACT VERSUS SOMEONE ELSE'S DEFINITION OF WHAT A POSITIVE IMPACT IS, BUT WHAT I TRY TO PUT IN ALL OF THE PROJECTS THAT WE DO IS WHEN COMMUNITY MEMBERS HAVE OBJECTIONS, WE TRY TO ANSWER THOSE OBJECTIONS. AND I BELIEVE THAT WHAT MARIO AND HIS TEAM AND MYSELF AND MY TEAM HAVE DONE IS ANSWERED PRETTY MUCH EVERY NEGATIVE OBJECTION WE'VE HEARD FROM VARIOUS 50, 60, 70 MEMBERS OF THE COMMUNITY. I ALWAYS HEAR HEIGHT. WHAT YOU KNOW, WHY CAN'T YOU BUILD ONE STOREY BUILDINGS? WHY DO YOU HAVE TO BUILD FOUR STOREY BUILDING? I DEFY ANYONE ON THIS PROJECT TO TELL ME WHAT THE DIFFERENCE IN IMPACT IS BETWEEN A THREE STORY BUILDING AND A FOUR STORY BUILDING. YOU CAN'T SEE THE BUILDINGS. THEY'RE HIDDEN. THERE'S NO WAY ANYONE CAN TELL ME THEY CAN STAND ON HOLE NUMBER THREE OR THE ONE NEXT TO IT AND TELL ME THEY'RE GOING TO SEE THESE BUILDING. THEY'RE NOT THE BERM, THE FOLIAGE, THE TREES, THE FENCING.

YOU CAN'T SEE IT. IT'S IMPOSSIBLE. THERE'S ZERO IMPACT FROM THE TWO FOUR STORY BUILDINGS AND THE ONE THREE THAT WE HAVE ON THE ADJACENT PROPERTY. SECURITY. THERE'S AN EXISTING FENCE. THERE'S A CANAL. WE'RE GOING TO BE DOING OUR OWN FENCING. THE EXISTING FENCE HAS BARBED WIRE ON IT. I ALSO FIND IT BEYOND THE PALE, IF YOU WILL, OF THINKING THAT SOMEONE'S GOING TO BE, YOU KNOW, RUNNING OUT OF THE APARTMENT BUILDING OR OUT OF THE RETAIL SPACE, JUMPING THROUGH THAT CANAL, JUMPING THROUGH TWO FENCES, JUMPING OVER THE BARBED WIRE THROUGH 100 FOOT TALL TREES, AND DOING ANYTHING ON THE GOLF COURSE. IT JUST. IT IT PALES VERSUS THE REALITY OF WHAT I THINK THE SITUATION IS. WE HEARD THAT THERE WERE GOING TO BE HUNDREDS OF CHILDREN ON THE PROPERTY. WELL, THE MARTIN COUNTY SCHOOL DISTRICT SAYS THAT UNDER THE OLD DENSITY, THERE WOULD BE 54 IN THEIR PROJECTION. THE NEWER DENSITY PROBABLY TAKES THAT DOWN TO RIGHT AROUND 50, MAYBE 49. WE DON'T SEE A, YOU KNOW, YOU COULD GO TO SOME OF THE SOME OTHER, YOU KNOW, IN THE COUNTY, NOT NECESSARILY IN STUART APARTMENT COMPLEXES. AND YOU DON'T GET THAT MANY KIDS.

YOU JUST DON'T. THE COUNTY'S PROJECTIONS ARE USUALLY SPOT ON BECAUSE THEY'VE GOT, YOU KNOW, A HUNDRED YEARS OF BEING ABLE TO MAKE THOSE PROJECTIONS. AND THEY USUALLY ARE CORRECT. TRAFFIC.

THERE'S ALWAYS AND IT'S HARD TO COMPREHEND, COMPREHEND TRAFFIC IMPACTS IF YOU DON'T UNDERSTAND AND STUDY TRAFFIC GENERATION AND WHY OUR TRAFFIC ENGINEER CAN GO THROUGH HOW THOSE CALCULATIONS ARE MADE. BUT WHAT WE'RE PLANNING ON DEVELOPING BETWEEN THE TWO NEW DEALERSHIPS, THE RETAIL AND THE APARTMENTS GENERATE 30% OF THE TRAFFIC OF WHAT THE EXISTING ZONING WOULD GENERATE. IF SOMEONE BUILT OUT THAT DENSITY. MULTI-FAMILY, RESIDENTIAL. AND I'M GOING TO GET THE NOS HERE. MULTIFAMILY RESIDENTIAL GENERATES LESS TRAFFIC THAN SINGLE FAMILY RESIDENTIAL. IT'S JUST THE REALITY DOESN'T RATIONALLY MAKE SENSE TO SOMEONE WHO IS NOT A TRAFFIC ENGINEER. BUT THAT'S WHAT IT IS. WE. WE. MANAGE THE PROPERTIES TO A LEVEL THAT ENSURES US THAT THE RESIDENTS THAT COME INTO OUR PROPERTIES. ARE, YOU KNOW, FULFILL A NUMBER OF CRITERIA. ONE, THEY HAVE TO HAVE CREDIT SO THEY CAN PAY THE RENT. I MEAN, THAT'S WHY WE'RE ALL IN BUSINESS. NUMBER TWO, WE DO BACKGROUND CHECKS IN ACCORDANCE WITH FAIR HOUSING

[01:00:01]

IT'S A GENERATIONAL TYPE INVESTMENT FOR US. SO WHAT YOU SEE IS WHAT YOU GET. YOU'LL GET THIS TWO YEARS FROM NOW, FIVE YEARS FROM NOW, TEN YEARS FROM NOW. SO WHAT WE'RE TRYING TO DO AND WHAT WE TYPICALLY ALWAYS PERFORM ON IS MAKING THE BEST OPERATIONAL AND COMMUNITY ENGAGED DECISIONS OVER ANY TYPE OF CORPORATE MONETARY TYPE DECISIONS. SO THAT'S WHAT WE BRING. THAT'S WHAT WE OFFER TO THE CITY OF STUART. SO TURN IT OVER TO THE ENGINEER WHO KNOWS MORE ABOUT IT THAN ME. I'M A LANDSCAPE ARCHITECT. I TAKE OFFENSE TO THAT COMMENT. I'M SORRY JOE, I DIDN'T MEAN THAT. SO THIS WAS AN EXHIBIT WE JUST DID AS AFTER OUR MEETING AT THE WILLOUGHBY SITE, IT CUTS THROUGH THE BUFFER AND SHOWS YOU THAT THE HEIGHT WITH THAT THAT BERM AND I GOT TO COMPLIMENT THE STAFF IN 2012 AND THE APPLICANT AND WILLOUGHBY FOR COMING UP WITH $275,000 CONTRIBUTION THAT WENT TOWARD THAT BERM. AND IT'S A HECK OF A BERM, JODY, CAN YOU MOVE THAT NEXT ONE? SO THIS IS A PICTURE OF ME ON THE SITE. THIS IS I THINK ON THREE. AND I'M SIX FEET TALL. I'M SITTING AT THE BASE OF THE BERM THAT'S 36FT TALL. AND IT WAS. WE HAVE THE LANDSCAPE PLAN REALLY DENSE. YOU CAN'T EVEN TELL THAT THERE'S A FENCE WITH BARBED WIRE IN THERE, BUT THERE IS, AND THE BERM GOES UP PRETTY WELL. SO THE INTENTION OF THE 2012 AGREEMENT REALLY TURNED OUT GOOD. THE NEXT ONE JODY. SO HERE'S THE COMPARISON IN A PIE CHART OF THE WHAT JAY TALKED ABOUT. MARKETPLACE GENERATED 7900 TRIPS. IF YOU GO TO THE NEW GYM THAT'S JUST DOWN THE STREET IN WEDGEWOOD, IT'S A CRUNCH GYM. YOU CAN SEE THESE NUMBERS THEY HAVE. THAT PARKING LOT IS FULL FROM SIX IN THE MORNING TILL 12 AT NIGHT. AND THEN THE EDENMORE STUART IS OUR NUMBER OF 2277. SO IT'S ALMOST A 70% 67% REDUCTION. NEXT SLIDE PLEASE. I KNOW THE LPA MEMBERS ARE PROBABLY FAMILIAR WITH THIS BECAUSE THIS INNOVATION HUB STUDY WAS DONE OVER THE LAST THREE YEARS. IT WAS A JOINT VENTURE BETWEEN MARTIN COUNTY AND THE CITY OF STUART. AND WHAT THEY IDENTIFIED IS THE AREA TO THE EAST OF US ONE. AND BY THE WAY, WE ARE LOCATED RIGHT UP AT THE TOP LEFT CORNER. YOU CAN SEE THE WILLOUGHBY GOLF COURSE AND YOU CAN SEE THE GREEN SPACE THERE. ALL OF THIS IS THEY'VE IDENTIFIED IT AS CORE AND EDGE. ECONOMIC DEVELOPMENT GROUP CAME IN AND DID THIS. AND THEY LOOKED AT THE NUMBER OF PATENTS THAT HAD BEEN ISSUED IN MARTIN COUNTY. AND THE VAST MAJORITY OCCURRED IN THE COMMERCE PARKS THAT YOU SEE IN PURPLE. SO THEY ARE ATTEMPTING TO TRY TO EXPAND THIS. AND THE INNOVATION HUB BY CONNECTING COMMUNITIES, WALKABLE

[01:05:05]

THE CITY OF STEWART PRESERVE WAS PART OF AN ACQUISITION FOR THE COMMERCE PARK. I MEAN, THE COMMERCE AVENUE DEVELOPMENT AND THEN THE PRESERVE, WHICH IS A FLOW THROUGH MARSH, IS RIGHT OVER BY ALDI'S. SO ALL OF THOSE GREEN SPACES ARE SET ASIDE AND PRESERVE. THIS REALLY IS THE LAST PIECE WITHIN THAT LARGE PROJECT THAT WE TALKED ABOUT BEFOREHAND. AND YOU CAN SEE IT'S VERY MUCH WOULD BE DEFINED AS INFILL. SO COMMUNITY BENEFITS WAS A QUESTION. AND I THINK JAY TOUCHED ON A COUPLE OF THOSE. THIS IS A $200 MILLION PROJECT. I AND I'VE BEEN IN THE CITY OF STUART FOR A LONG TIME. I THINK IT ESTABLISHES A NEW STANDARD FOR MIXED USE PROJECTS. I THINK WE NEED MORE PROJECTS LIKE THIS. WE DON'T HAVE A WHOLE LOT MORE LAND LEFT. IT'S LARGE, BUT WE DO NEED TO HAVE CREATIVE, MIXED USE PROJECTS. AND, YOU KNOW, THE AVONLEA PROJECT UP IN JENSEN NORTH STUART IS AN EXAMPLE. IT'S STILL WORKING THROUGH SOME OF ITS COMMERCIAL, BUT IT'S HOW COMMUNITIES GET A SENSE OF PLACE AND CHARACTER. AND PEOPLE KNOW THAT, THAT THE PEOPLE THAT ARE IN CHARGE ACTUALLY CARE ABOUT WHAT THINGS LOOK LIKE AND HOW THEY FUNCTION. THE GREEN SPACE FOR THE RESIDENTS AND THE VISITORS FROM THE BIG BOX, THE LAKESIDE PLAZA THAT JAY TALKED ABOUT, WHICH IS A LOVELY PLACE TO GO SIT IF YOU'RE IF YOU'RE AT THE STORES. PEDESTRIAN CONNECTIONS. WE'VE DONE SOME OF THE APARTMENT PROJECTS IN THIS IN THE CITY, BUT I CAN TELL YOU THAT NONE OF THEM CONNECT LIKE THIS IN A PEDESTRIAN WAY. THEY TEND TO BE ISOLATED. THEY TEND TO BE JUST THE APARTMENTS BY THEMSELVES. THAT IS NOT THE CASE WITH THIS, THE REDUCTION IN THE TRAFFIC. WE TALKED ABOUT INNOVATIVE LIVE WORK ENVIRONMENT THAT REALLY FITS WELL INTO THIS WHOLE LAND USE. IT'S RIGHT NEXT TO THE INNOVATION HUB, WHICH IS GOING TO BE GENERATING JOBS FOR A LONG TIME, HOPEFULLY. AND THE STORMWATER TREATMENT, WHICH STEVE AND JOE HELPED PUT TOGETHER IS ACTUALLY BETTER THAN THIS, BECAUSE THE STANDARDS NOW ARE TOUGHER THAN IN THE 2012 APPROVAL FOR THE SHOPPING CENTER. SO WE'RE ACTUALLY IMPROVING OUR STORMWATER IN THAT ONE SLIDE SHOWED YOU THAT. AND I THINK LASTLY MOSTLY IS MARIO MURATA'S COMMITMENT TO EXCELLENCE. AND IN THE CITY OF STUART, HE'S NOT SAID IT. HE'S DONE IT. AND WE WILL WAIT TILL AFTER EVERYTHING TO DO TO FLY THROUGH THAT WE HAVE IF THAT'S OKAY WITH YOU. CHAIR. HOW MANY OTHER PRESENTATIONS DO WE HAVE FROM THE APPLICANT? THAT'S IT. ONE IS THE LAST ONE WE HAVE IS JUST TO FLY THROUGH. I THINK THAT WE SHOULD GO AHEAD AND DO. WE'RE I THOUGHT WE WERE HEARING EVERYTHING TOGETHER. SO WE SHOULD GO AHEAD AND DO THAT. SURE. WHAT'S THAT? OKAY. YEAH.

GO. GO ON BACK TO THE QUESTIONS PART. BEFORE THAT. OKAY. YEAH. JUST WAIT ON THIS. THIS ACTUALLY TAKES A SECOND TO LOAD UP. AND WE APPRECIATE YOUR PATIENCE. AND THIS THIS WILL BE THE LAST PART.

OF. NATIONAL EXPRESS FLY BY VIDEO. BUT. OH THERE. THERE. HOLD ON. SOUNDED LIKE IT. YEAH.

HERE WE GO. BACK. THERE WE GO. THANK YOU. THIS IS OBVIOUSLY US ONE. AND THERE'S NOT A WHOLE LOT

[01:10:03]

OKAY. AND THAT CONCLUDES ANY PRESENTATIONS AND WITNESSES THAT YOU HAD. CORRECT. OKAY. I JUST WANT RESPONSES. OF COURSE. OF COURSE. OKAY. GREAT. DO THE BOARD MEMBERS HAVE ANY QUESTIONS FOR THE PETITIONER? I GUESS I'M WONDERING ARE WE NOW GOING TO DISCUSS THE TWO ITEMS SEPARATELY? ARE WE STILL ASKING QUESTIONS ALL TOGETHER? I SAY WE ASK QUESTIONS ALL TOGETHER IF THAT IS OKAY. SORRY. MR. OH YES SIR. WHAT DID YOU NEED? MY NAME IS JACK CARMODY. I'M AN ATTORNEY AND I REPRESENT THE WILLOUGHBY GOLF CLUB. OH, SIR, WAIT A MINUTE. SO ARE YOU OKAY? SO WE SINCE THIS IS QUASI JUDICIAL, IF YOU'RE THE A COMMENT, WHERE'S THE ATTORNEY? OVER THERE. I DON'T THINK WE CAN HAVE YOU YET. BASED ON THE ORDER OF THE QUASI JUDICIAL. AM I RIGHT OR WRONG? OKAY, CORRECT. HE. THEY HAVE NOT FILED AS AN INTERVENOR. HOWEVER, THE BOARD CAN ALLOW HIM TO SPEAK. IT'S MY IMPRESSION THAT THERE ARE A LOT OF PEOPLE HERE FROM WILLOUGHBY, AND HE'S REPRESENTING THEM ALL. OKAY. OR YOU CAN WAIT TO PUBLIC COMMENT. I THINK THAT'S UP TO YOU. I JUST DIDN'T KNOW IF WE NEEDED TO FOLLOW THIS ORDER WHICH SAYS PUBLIC COMMENT CAN'T COME TILL LATER. THE SHEET IS A GUIDE. OKAY. JUST MAKING SURE I'D LIKE FOR YOU TO FOLLOW AS BEST YOU CAN. OKAY, THAT'S WHAT I'M TRYING. BUT OBVIOUSLY EVEN THE APPLICANT HAS BEEN TRYING TO WORK WITH WILLOUGHBY THROUGHOUT THIS. OKAY, OKAY. ARE WE OKAY WITH HAVING THIS GENTLEMAN PRESENT? YES. YES, SIR. GO AHEAD. PLEASE STATE YOUR NAME FOR THE RECORD. MY NAME? EXCUSE ME. MY NAME IS JACK CARMODY, AND I'M AN ATTORNEY. AND I DO REPRESENT THE WILLOUGHBY GOLF CLUB. AND I'M BLOWN AWAY. I'M ABSOLUTELY BLOWN AWAY BY WHAT WE SAW UP HERE. IT'S A WONDERFUL THING. AND ONCE AGAIN, I'M VERY IMPRESSED BY MR. MORGADO. AND WE DON'T HAVE ANY PROBLEMS WITH WHAT HE'S DONE. AND WE THINK THE FRONT PART OF THE PROJECT WHERE THE RESTAURANTS AND THE CAR DEALERSHIPS ARE GOING TO BE ARE WONDERFUL. OUR PROBLEM IS THE BACK PART WITH THE BUILDINGS.

OKAY. WHAT YOU HAVE BEEN ADVISED IS THAT THERE WERE PREVIOUS APPROVALS ON THIS PROPERTY AND COMMITMENTS WERE MADE WHEN THOSE APPROVALS WERE MADE. AND WE'RE HERE TONIGHT TO HAVE YOU FOLLOW UP ON THOSE COMMITMENTS. MR. MORGADO SAYS HE'S A MAN OF HIS WORD, AND WE BELIEVE THAT. AND I THINK HE MAY NOT BE AWARE OF SOME COMMITMENTS HE MADE IN THE PAST. WE'LL MAKE HIM AWARE OF THAT TONIGHT. WE HAVE TWO PHONE. TWO WAYS THAT WE WANT TO APPROACH YOU. FIRST IS ON COMMON SENSE. OKAY. YOU YOU WENT THROUGH A VERY, VERY LONG PRESENTATION, BUT WE'RE GOING TO ASK YOU TO USE JUST COMMON SENSE. NEVER MIND EVERYTHING UP THERE OKAY. LET'S FIRST TALK ABOUT TRAFFIC. ALL RIGHT I DON'T CARE WHAT THEIR TRAFFIC ENGINEER GETS UP HERE AND SAYS IF YOU TRIED TO GET HERE TONIGHT, YOU KNOW WHAT TRAFFIC IS. OKAY? SO, YOU KNOW, ANY ADDITIONAL APARTMENTS ARE GOING TO CREATE TRAFFIC. SECOND, ALL NOISE. THEY ADMITTED THE NOISE IS A PROBLEM.

NOW, YOU GOT TO UNDERSTAND, WE ARE A GOLF COURSE COMMUNITY. TWO OF OUR GOLF HOLES RUN PARALLEL TO WHERE THEY ARE WHEN YOU'RE PLAYING GOLF. I DON'T KNOW IF ANY OF YOU DO. AND NOISE ISN'T SOMETHING THAT YOU JUST WELCOME. SO WE'RE CONCERNED ABOUT THAT. SO NOT ONLY ARE OUR ADJACENT PROPERTY OWNERS, BUT THE WHOLE COMMUNITY IS GOING TO BE AFFECTED BY THIS. OKAY. WE'RE TALKING AGAIN, FOUR STORY AND THREE STORY BUILDINGS. PROPERTY VALUES. IF YOU'RE LIVING ACROSS FROM THEM AND YOU HAVE A FOUR STORY BUILDING, YOU GO UP A THREE STORY BUILDING. YOU DON'T THINK THAT'S GOING TO AFFECT YOUR PROPERTY VALUE? DEFINITELY. AT LEAST I HOPE YOU UNDERSTAND IT. WELL. THE FOUR STORY BUILDINGS WILL ALSO DETERIORATE FROM THE SMALL TOWN CARE STUART CHARACTER. IT'S HAPPENING NOW. WE AT ONE TIME WERE SO PROUD OF A SMALL COMMUNITY. THESE THESE

[01:15:07]

WE'VE HAD THAT COMMITMENT MADE TO US TWO TIMES NOW. THIS IS OUR THIRD TIME AROUND. WE ARE VERY FORTUNATE BECAUSE WE STILL HAVE THE GENERAL MANAGER ■OF WILLOUGHBY, WHO WAS PRESENT AND DID THOSE NEGOTIATIONS, AND SHE'S GOING TO COME UP AND TELL YOU HOW IMPORTANT THAT 26 FOOT LIMITATION IS TO WILLOUGHBY. GOOD EVENING. MICHELLE RILEY, GENERAL MANAGER OF WILLOUGHBY GOLF CLUB. I'VE BEEN BEFORE THE LPA MANY TIMES, THE FIRST OF WHICH WAS IN 2000 REFERENCED THE LOWE'S PROJECT. SO THAT'S HOW LONG I'VE BEEN TALKING ABOUT THIS PARTICULAR PARCEL. THE HEIGHT OF LOWE'S IS 26FT TWO. SO THIS IS 25 YEARS. WE'VE BEEN TALKING ABOUT THAT PARCEL THROUGH A SERIES OF PERMUTATIONS, 2000, 2009, 2012. AND THAT HAS BEEN CENTRAL TO OUR NEGOTIATIONS, NOT ONLY THE 26FT HEIGHT, BUT THE DISTANCE FROM OUR PROPERTY LINE. AND MR. CARMODY IS ABSOLUTELY CORRECT. PEOPLE BUY THEIR PROPERTY IN WILLOUGHBY GOLF CLUB PREDOMINANTLY TO PLAY GOLF. SO WHETHER YOU LIVE ON THE THIRD HOLE OR THE 14TH HOLE OR YOU LIVE CLOSER TO DUMBLETON DRIVE, WHAT IMPACTS THE GOLF COURSE IMPACTS YOUR PROPERTY VALUE BECAUSE YOU MAY NOT BE ABLE TO SELL YOUR HOME TO ANOTHER GOLFER IF THE GOLF COURSE IS NOISIER, IF THERE'S APARTMENTS IN CLEAR VIEW OF THE GOLF COURSE. SO THE PROXIMITY OF THE APARTMENT BUILDING TO THE CLOSEST RESIDENT IS IMPORTANT. BUT THE THIRD, THE THIRD GREEN, 14TH GREEN, ALSO IMPORTANT CAR DOOR SLAM MUSIC IN AND OUT. THAT RETENTION CANAL BEHIND THERE. IT'S DRY MOST OF THE TIME. I HATE TO TELL YOU THE NUMBER OF KIDS WE HAVE COMING UP AND OVER THAT FENCE NOW BECAUSE WE'VE GOT GREAT FISHING IN WILLOUGHBY IN ADDITION TO GREAT GOLF. SO WE'RE VERY CONCERNED.

THE 26FT HEIGHT AGAIN IS A PROMISE MADE 25 YEARS IN THE MAKING. IF YOU GO BACK AND YOU GOOGLE SOME OF THE TCPALM ARTICLES AND I KNOW JACK SHARED ONE WITH YOU, BUT THERE WAS AN EDITORIAL THAT SAID, YOU KNOW, THE MEMORY OF GOVERNMENT, ESPECIALLY IN TURNOVER. RIGHT.

IT'S HARD TO MAINTAIN THESE MEMORIES OVER A PERIOD OF TIME. ALL OF YOU ARE NEW. ALL OF THE STAFF HAS OVER, HAS, HAS TURNED OVER. THE ONLY PEOPLE FROM THE BEGINNING, I THINK ARE MICHAEL HOUSTON AND MYSELF. HE WAS HERE IN 2000 AS WELL. SO. SO WE'RE FORTUNATE, I THINK, IN THAT WE HAVE CONTINUITY BOTH WITH ME AND WITH SOME OF THE RESIDENTS WHO YOU'RE HERE, WHO YOU WILL HEAR SPEAK TONIGHT. BUT AGAIN, 25 YEAR COMMITMENT IN THE MAKING WITH THE CITY OF STUART IN THIS LOCAL PLANNING AGENCY. WE'RE COUNTING ON YOU. AND I'M RETIRING IN ABOUT 60 DAYS. SO YOU JUST CAUGHT ME. BUT WE'RE COUNTING ON YOU TO HOLD TRUE TO YOUR TO YOUR COMMITMENT THAT YOU'VE MADE TO US OVER TIME. SO WE APPRECIATE IT. AND WE THANK YOU FOR YOUR CONSIDERATION. MR. MORGADO TALKED ABOUT HIM BEING FAMILY. WE ARE A COMMUNITY AND WE ASK YOU TO PROTECT US.

UNFORTUNATELY, WE ARE NOT A COSIGNER TO THE AGREEMENT, SO WE HAVE NO LEGAL STANDING TO BRING

[01:20:02]

I WAS IMPRESSED, AND THEN I SEE WHAT HE'S DOING NOW IN OUR COMMUNITY. I'M IMPRESSED. SO I LOOK AT THIS AS HERE WE HAVE A GROUP THAT'S WILLING TO INVEST A SIGNIFICANT AMOUNT OF MONEY FOR THE CITY OF STUART IN A VERY UNIQUE WAY, IN STYLE. I'M COMFORTABLE ALLOWING A CHANGE IN A HEIGHT LIMITATION TO BRING THIS OVERALL PROJECT, WHICH I THINK IS A GOOD PROJECT TOGETHER. MR. MORGADO, YOU MENTIONED IN YOUR PRESENTATION AND I KNOW YOU KIND OF JUST ALLUDED TO IT, SOME THINGS YOU'VE DONE TO GIVE BACK TO THE COMMUNITY, BUT YOU KIND OF MERGE THEM WITH THINGS THAT YOU'VE DONE AS A WHOLE IN YOUR COMPANY. CAN YOU SPEAK A LITTLE BIT SINCE YOU HAVE BUILT YOUR DEALERSHIP, WHAT YOU'VE DONE FOR THE COMMUNITY OF STUART TO GIVE BACK? SURE. BE HAPPY. BE HAPPY TO HAVE SUPPORTED THE POLICE, HAVE SUPPORTED THE SHERIFF'S DEPARTMENT, HAVE SUPPORTED THE SCHOOLS, HAVE SUPPORTED THE CHURCH, HAVE SUPPORTED OTHER CHRISTIAN COMMUNITIES THAT ARE THERE, HAVE SUPPORTED DIFFERENT CLUBS, HAVE GIVEN MY SHOWROOM, HAVE GIVEN MY CONFERENCE ROOM ON A CONSISTENT BASIS, OPEN FOR THEM TO GO USE IT FOR ALL THE.

YOU HAVE AN INCREDIBLE PEOPLE THAT ARE RETIRED IN THIS AREA THAT DON'T HAVE A PLACE WHERE THEY DO. WHAT WOULD I SAY? NOT PRO BONO, BUT BUT THEY BELONG TO NON-FOR-PROFITS AND SO I GIVE THEM THE PLACE. I SAID, ALL YOU HAVE TO DO IS JUST CALL, BOOK IT, TAKE CARE OF IT. WE'LL BE WE'LL BRING YOU THE COFFEE, WE'LL BRING YOU THE DONUTS. WE'LL BRING YOU THE FOOD IF YOU WANT TO HAVE LUNCH OR IF YOU WANT TO HAVE BREAKFAST HERE. AND WE'VE DONE THAT ON A CONSISTENT BASIS. WE'VE DONE MULTIPLE THINGS FOR THE COMMUNITY, ALL AT THE AUDI STORE AND THEN ALSO AT THE INFINITI STORE. WE'VE DONE ART FOR THE KIDS THAT WE'VE DONE ON A CONSISTENT BASIS. NOW, I

[01:25:03]

THE STUCCO STARTS BREAKING DOWN, IT STARTS FADING, IT STARTS CRACKING. IT LOOKS TERRIBLE. AND FROM A SAFETY STANDPOINT, WE COULD HAVE A HURRICANE OR WE COULD NOT HAVE A HURRICANE. AT THE END OF THE DAY, I'M NOT I DON'T HAVE THAT CHOICE, YOU KNOW? SO WE TAKE THE BETTER COURSE. BETTER COURSE IS A SMALL INVESTMENT THAT'S LARGER AT THE BEGINNING. LONG TERM, IT PAYS OFF IN DIVIDENDS MANY TIMES. PAY FOR THE JOBS THAT YOU REFERENCED, THE JOB CREATION. DO YOU INTEND THAT TO BE FROM PEOPLE THAT YOU MOVE FROM OUT OF THE COMMUNITY, THAT ARE OUTSIDE OF THE COMMUNITY, OR IS IT INTENDED TO BE JOBS FOR THE SPECIFIC COMMUNITY? THERE IS NOTHING BETTER THAN HAVING LOCAL LOOK THE BEST, THE BEST MARKETING. THE BEST ADVERTISING IS WHEN I SELL A CAR. IF YOU TAKE IT TO THE SHOPPING CENTER, IF YOU TAKE IT TO THE CHURCH, IF YOU TAKE IT TO THE GOLF CLUB, IF YOU TAKE IT ANYWHERE, THAT'S WHAT PEOPLE SEE BACK AND FORTH.

THAT'S HOW YOU INTERACT WHEN YOU GO HOME AND YOU PARK IT IN YOUR DRIVEWAY. THAT'S WHAT SELLS THE MOST FOR ME. THAT'S WHAT I TRY TO CREATE. THAT'S WHAT I TRY TO HAVE. OUR DESIRE IS TO HAVE PEOPLE HERE. I DON'T WANT TO LOSE PEOPLE HERE. I I'VE SPOKEN DIFFERENT TIMES AT THE ECONOMICS. I'VE SPOKEN DIFFERENT TIMES AT DIFFERENT FOLKS. I'VE SPOKEN AT THE ROTARY CLUB. AND HERE'S SOME THINGS THAT I ALWAYS TELL THEM. I SAID, YOU'RE LOSING YOUR YOUTH. AND WITH THAT YOU CAN YOU CAN PROTECT ALL YOU WANT. YOU DON'T WANT TO CHANGE. IT'S GREAT. BUT AT THE END OF THE DAY, YOU'RE LOSING YOUR YOUTH. SO YOUR YOUTH GROWS UP, GOES TO COLLEGE AND DOESN'T COME BACK, MAKES A LIFE DIFFERENT. AND THAT HAPPENS IN OTHER PLACES. BUT MORE OFTEN HERE I'M SEEING IT. AND I DON'T WANT THAT BECAUSE YOU WANT TO HAVE THAT HERE, THAT YOU WANT THIS BEAUTIFUL COMMUNITY, THIS BEAUTIFUL WAY OF LIFE THAT YOU HAVE. YOU WANT TO MAINTAIN THAT AND YOU WANT TO KEEP KEEP ON HAVING THAT. AND IT'S NOT JUST FOR US AND IT'S OURS TO BE ABLE TO GIVE TO THE FUTURE ALSO AS WELL. THAT'S WHAT I'M GOING TO HAVE. AND IT'S ALL EMPLOYEES HERE. NOTHING MAKES ME HAPPIER TODAY. I HOPE THAT I HAVE SOME OF THE RESIDENTS OR EMPLOYEES THAT I HAVE THERE ALSO LIVING THERE. THAT'S REALLY BECAUSE TODAY THEY GOT TO LIVE WAY NORTH OR WAY SOUTH BECAUSE IT'S UNAFFORDABLE AND THERE'S NOTHING THERE. OKAY. THANK YOU. YES. I GUESS MY QUESTION FOR YOU IS I KNOW MIAMI, DELRAY BEACH WERE NOT MIAMI OR DELRAY BEACH NOWHERE NEAR. I THINK WE WANT TO BE EVEN A J.W. MARRIOTT. I DON'T WANT A J.W. MARRIOTT IN STUART, BUT THAT'S PERSONALLY I THINK THAT LOOKING AT THIS PROJECT, IT'S BEAUTIFUL. BUT IT COULD BE IN MIAMI, IT COULD BE IN NORTH CAROLINA, IT COULD BE IN CHICAGO, IT COULD BE ANYWHERE.

IT HAS A PLACELESSNESS. THERE'S NOTHING THAT DELINEATES IT THAT SAYS, THIS IS HISTORIC. STUART.

THIS IS A SMALL COASTAL TOWN. IT'S MODERN BUILDINGS, IT'S FLASHY CAR DEALERSHIPS, IT'S CHAIN COFFEE SHOPS. IT'S NOT AGREEING WITH YOUR COMMITMENTS TO A COMMUNITY THAT'S BEEN HERE

[01:30:02]

MIAMI, I LIVE IN MIAMI. I ALSO HAVE IN CHICAGO. BUT I THINK YOU COULD PICK THIS PARCEL UP AND PLOP IT IN ANY OTHER COMMUNITY, AND IT WOULDN'T LOOK OUT OF PLACE BECAUSE IT'S KIND OF PLACELESS MY OPINION AND MY OTHER COMMENT IS THAT NOT ONLY ARE DOES IT SEEM THAT WE'RE INCREASING THE BUILDING HEIGHTS AT THE BACK, BUT AND YOU'RE, YOU'RE SHOWING HOW FAR OFF YOU ARE, BUT THE ACTUAL GREEN SPACE AT THE BACK SEEMS TO HAVE SHRUNK FROM WHAT'S BEHIND LOWE'S AND EVEN WHAT'S BEHIND THE OTHER DEALERSHIPS WE'VE CONTRACTED IN SO THAT THERE'S LESS GREEN SPACE. I UNDERSTAND THERE'S PARKING THERE, BUT WE ARE TALKING CONCRETE TO THE WILLOUGHBY PROPERTY. THAT DISTANCE SEEMS, AND I FEEL LIKE THERE IS A NUMBER SOMEWHERE. I'M NOT SURE THAT I COULD. I HAVE IT AT THE TIP OF MY FINGERS, BUT JUST THE ACTUAL BUFFER OF GREEN SPACE BETWEEN WILLOUGHBY AND THIS NEW, THEN, YOU KNOW, THIS NEW PORTION SEEMS TO HAVE SHRUNK. SURE. SO IT, IT IT SLIGHTLY HAS SHIFTED, SHIFTED OR SHRUNK. IT'S WELL, IT'S SHIFTED OVER SO IT'S GOTTEN SHRUNK. IF YOU LOOKED AT IT FROM THE APPROVAL AND WHAT MR. CARMODY REFERENCED, THAT WALL WENT ENTIRE LENGTH OF THE PROPERTY, THE ENTIRE LENGTH OF THE PROPERTY. SO JUST LIKE LOWE'S IS AND JUST LIKE LOWE'S IS THE BEST EXAMPLE, THERE IS NO SEPARATION BEYOND THAT WALL. WHAT WE'VE DONE IS WE'VE CREATED TWO BOOKENDS THAT FACE TOWARDS THE COMMUNITY AND THEN HAVE A HUGE OPEN SPACE INSIDE THAT COMMUNITY. SO THAT WALL THAT WAS THERE FOR THIS CROSS SECTION THAT JACK SHOWED WAS PROBABLY 600FT LONG, MAYBE, MAYBE 1000FT LONG ACROSS THE WHOLE THING. AND NOW NO WALL. WELL, NOW WHAT WE HAVE IS TWO BOOKENDS TO THE OR THREE BOOKENDS TO THE APARTMENTS. SO THERE IS THERE IS PARKING IN THERE. THE GREEN SPACE IS SLIGHTLY LESS ON THIS. BUT THE BIG DIFFERENCE IS THAT BIG BOX WAS JUST LIKE LOWE'S ALONG THE ENTIRE LENGTH OF THE PROPERTY, WHICH IS WHY THE LOWE'S APPROVAL WAS WAS CHALLENGED AS WELL. THE LIGHTS, THE LIGHTS, THE LOUDSPEAKERS, WHEN THE DUMPSTERS WERE GOING TO BE CLEARED, WHEN THE SERVICE STUFF HAPPENED, ALL THOSE THINGS THAT HAPPENED IN A BIG BOX. AND QUITE FRANKLY, IF THIS IS A WALMART, THERE'S A LOT MORE NOISE THAN AT THE LOWE'S. I GUESS ONE OF MY OTHER QUESTIONS TOO, IS ALSO CONCERNING TRAFFIC. THIS TRAFFIC STUDY IS DONE BASED ON WHAT'S BEING PROPOSED, BUT AS IN THE PAST, WHAT'S PROPOSED DOESN'T ALWAYS HAPPEN. SO IS THE TRAFFIC STUDY EVER DONE? AND MAYBE THIS IS A QUESTION FOR STAFF BASED ON THE MAXIMUM COULD BE ALLOWED UNDER THIS LAND USAGE. IF WE CHANGE IT FROM COMMERCIAL TO NEIGHBORHOOD SPECIAL DISTRICT AND GO AT THAT MAXIMUM, BECAUSE WHO KNOWS WHO'S ON THE COMMISSION IN TEN YEARS WHEN THIS EXPIRES. AND SOMEBODY ELSE, MR. MERCATO, PARTNERS WITH SOMEBODY ELSE AND ANOTHER PRO, YOU KNOW, PROPOSAL COMES FORWARD. WHAT'S THE MAXIMUM. AND IS THIS TRAFFIC DONE ON THIS PROPOSAL OR ON THE MAXIMUM THAT IF WE GAVE THEM BECAUSE THE LAND USAGE STAYS RIGHT. SO NO MATTER WHAT WE GIVE THEM THIS LAND USAGE, EVEN IF THEY NEVER BUILD IT, WHOEVER BOUGHT THAT PROPERTY WOULD NOW HAVE A NEIGHBORHOOD SPECIAL DISTRICT. EXCUSE ME, I CAN ANSWER THAT QUESTION REAL FAST. WHAT THE EVALUATION IS THAT CURRENTLY HAS A LAND USE OF COMMERCIAL. SO THE QUESTION FOR THE BOARD WOULD BE I UNDERSTAND WHAT YOU'RE SAYING. LIKE WHO COULD COME NEXT? WELL, IF YOU DIDN'T TAKE ACTION AT ALL, SOMEBODY COULD COME NEXT AND DO SOME COMMERCIAL. SO THE REAL

[01:35:02]

SO THERE'S AN INFINITE NUMBER OF POSSIBLE SCENARIOS BETWEEN RESIDENTIAL AND COMMERCIAL TO DO ALL OF THOSE TRAFFIC SCENARIOS. BUT NEIGHBORHOOD SPECIAL DISTRICT DEMONSTRATES THAT ITS MAXIMUM COMMERCIAL CAPACITY IS 70% OF THE PROPERTY VERSUS 100%. SO IT'S A 30% REDUCTION IN SQUARE FOOTAGE, AND THEN IT'S MAXIMUM RESIDENTIAL CAPACITY IS 90%. INSTEAD OF 15%, WHICH AGAIN, THE DENSITY DOESN'T CHANGE BECAUSE THE NUMBER OF UNITS IS TECHNICALLY BASED UPON THE GROSS. THE DENSITY IS. CAN YOU FIT ALL THOSE UNITS IN 15% OF THE PROPERTY OR 90% OF THE PROPERTY? SO IF YOU DID THAT TRAFFIC EVALUATION THAT YOU'RE TALKING ABOUT, YOU'D PROBABLY END UP WITH THE EXACT SAME NUMBER, BECAUSE, FOR EXAMPLE, UNDER THE COMMERCIAL, IF YOU HAD 35 ACRES, I DON'T KNOW IF THIS IS A 20 ACRE CONVERSATION OR A 35, BECAUSE IF IT STAYED, IT WOULD BE 35. EVEN THOUGH THEY'RE ONLY ASKING TO MOVE 20. THE SPECIAL NEIGHBORHOOD DISTRICT.

BUT IT WOULD ASSUME IT'S 20. IF IT'S 20 ACRES, YOU'D HAVE 20 TIMES 43,560, BECAUSE THAT'S HOW MANY SQUARE FEET ARE IN EACH ACRE TIMES THREE. AND WHATEVER THAT NUMBER IS, WHICH WOULD BE AN ENORMOUS NUMBER, WOULD BE THE COMMERCIAL SPACE IF IT WAS UNDER NEIGHBORHOOD SPECIAL DISTRICT, IT WOULD BE NOT 20 BECAUSE IT COULD ONLY BE 90%. SO 18 TIMES 43,560 TIMES THREE WOULD BE THE NUMBER. BUT IT'S STILL A BIG NUMBER THAT HAPPENS. AND I UNDERSTAND IT'S A WELL TAKEN QUESTION, BUT WE'VE ALWAYS BEEN UNABLE TO CALCULATE IT BECAUSE IT COULD BE 90 1089 1188 12. YOU HAVE TO DO ALL THE CALCULATIONS. I HAVE A QUESTION. AND MAYBE YOU PUT THIS IN THE PRESENTATION AND I MISSED IT. WHAT IS NOW IF IT CHANGED TO NEIGHBORHOOD SPECIAL DISTRICT, WHAT IS THE PERCENTAGE COMMERCIAL TO MULTIFAMILY RESIDENTIAL. DO YOU KNOW? YES, YES. WE HAVE THAT FIGURE FOR YOU. YOU KNOW, YOU WOULD PROBABLY LOOK AT IT FROM A LAND STANDPOINT AS COMPARED TO COVERAGE. AND IT'S PROBABLY, YOU KNOW, 5050, OKAY, PROBABLY, PROBABLY 6040 PART OF MIXED USE.

IS THAT THE IDEA THAT YOU SHARE ROADS, THAT YOU SHARE DRAINAGE, THAT YOU SHARE PRESERVE, THAT YOU SHARE BUFFERS. SO IT'S A LITTLE HARD TO ANSWER THAT. BUT MISS PETERSON, I WANTED TO GO BACK REAL QUICK. THE ANALYSIS IS DONE VERY SPECIFICALLY ON THE APPROVAL THAT WAS DONE IN 2012 WITH 160 ZERO ZERO ZERO SQUARE FOOT OF BIG BOX AND THE FIVE OUTPARCELS, AND VERY SPECIFICALLY ON THIS PLAN, ONE IS HERE IF YOU WANT TO WALK THROUGH IT, BECAUSE ONE OF THE ANALYSIS HE DID WAS WHAT HAPPENS IN THE AM PEAK HOUR, WHAT HAPPENS AT PM PEAK HOUR AND THEN WHAT HAPPENS OVER THE WHOLE DAY? I GUESS ONE OF MY QUESTIONS ON THE TRAFFIC ALSO IS, IS THERE ONLY GOING TO BE PEDESTRIAN THROUGH DELOS, OR IS THERE GOING TO BE OR IS THAT AN EXIT FOR VEHICULAR TRAFFIC? SOUTHERLY ONE YES. THE ONE CLOSEST TO US ONE, BUT NOT THE ONE FURTHER UP THAT'S BACKED BY THE APARTMENTS. THAT WOULD JUST BE PEDESTRIAN. OKAY, SO IF I WANTED TO LEAVE THE APARTMENTS OR THIS STARBUCKS OR WHATEVER OTHER RESTAURANT OR WHATEVER IS THERE AND GO NORTH TOWARDS THE ROOSEVELT BRIDGE, I WOULD HAVE TO GO ACROSS TRAFFIC ON US ONE HEADING SOUTH, HIT THAT LIGHT AT POMEROY AND THEN MAKE A U-TURN. IS THAT THE ONLY WAY TO GO NORTH? OR YOU COULD GO OUT THE SOUTHERN ENTRANCE TO MAKE A LEFT THERE THROUGH BLOWS TO THE LIGHT. BUT THAT IS THE ONE LIGHT SO YOU CAN GO THROUGH. SO YOU WOULD BE CUTTING EITHER IN FRONT OF THE LOWE'S PLAZA OR BEHIND THE LOWE'S PLAZA TO GO TO THE LIGHT AT FISHER. CORRECT? OKAY. YEAH, YEAH. WHEN IT WAS INTENDED AS COMMERCIAL, THAT ROAD WOULD HAVE COME STRAIGHT THROUGH. AS RESIDENTIAL. IT DOES NOT. BUT AS I MENTIONED TO YOU AND YOU RAISED THE QUESTION, THE TURNING MOVEMENTS RIGHT THERE IN FRONT AND ON MIAMI TO ALLOW YOU TO MAKE A NUMBER OF TURNS. SO IF YOU LEAVE OUT OF THE SOUTHERN ENTRANCE, AND AS LONG AS YOU HAVE GIVEN YOURSELF ENOUGH TIME TO GET TO THE LEFT LANE, YOU'LL DO A U-TURN RIGHT IN FRONT OF THE PROJECT. OKAY. AND I GUESS MY OTHER COMMENT ON THIS, AS FAR

[01:40:04]

COUPLE OF QUESTIONS FOR THE APPLICANT TO THE PERCENTAGES OF WHAT'S ALLOWED, YOU KNOW, HAVE YOU EVER ACCOMPLISHED A MIXED USE DEVELOPMENT THAT HAD 15% OR LESS RESIDENTIAL? NO, I'VE NEVER DONE THAT. SO THIS IS THE FIRST PROJECT I DO LIKE THIS. YEAH. SO THE I GUESS MY POINT BEING IS I THINK BY NOT ALLOWING THE SPECIAL DISTRICT, YOU'RE ELIMINATING THE FEASIBILITY OF ANY RESIDENTIAL IN, IN THE PROJECT. DOES THAT MAKE SENSE? AND THEN MY FOLLOW UP QUESTION IS THE BACK TO THE FOUR STORY VERSUS THREE STORY. HOW DID WE END UP WITH TWO FOUR STORY BUILDINGS AND ONE THREE STORY BUILDING VERSUS WHAT WAS IT, YOU KNOW, MENTIONED WAS LIKE STEPPING THE BUILDINGS UP? LIKE, COULD YOU'VE NOT DONE FOUR STORIES ALONG THE FRONT SIDE AND THEN STEPPED DOWN TO THREE STORIES ON THE BACK. SO THEN YOU ONLY HAVE THREE STORIES ON THE WILLOUGHBY SIDE. WHEN YOU SAY THE FRONT, TELL ME EXACTLY WHAT YOU'RE TALKING AT THE FRONT OF THE PROPERTY SIDE. YEAH. SO THAT YOU STORE ALL THREE BUILDINGS ARE FOUR STORIES ON THE, YOU KNOW, STREET SIDE ESSENTIALLY, AND THEN STEPS DOWN TO THREE STORIES AT THE REAR SIDE TO KIND OF GIVE IT THAT LAYERING EFFECT THAT WE'RE TALKING ABOUT, THAT CITY PLANNING DOES, IS THAT YOU DON'T JUST GO FROM ONE STORY UP TO FOUR STORIES. LIKE MR. CARMODY SAID, IS THERE A WAY THAT THESE BUILDINGS COULD HAVE STEPPED UP VERSUS JUST ALL WOOD IN ORDER TO COULD THAT BE ACCOMPLISHED? YES. BUT WHAT WOULD HAPPEN IS YOU WOULD LOSE PROBABLY HALF OF THE OPEN SPACE THAT WE HAVE IN THIS, AND YOU WOULD END UP WITH A HORIZONTAL ELEVATION OF MAYBE A THIRD OF THE UNITS FACING WILLOUGHBY. SO THAT'S 100 BALCONIES, 100 APARTMENTS, EVEN IN A THREE STORY CONFIGURATION FACING THE WILLOUGHBY PROPERTY. THEN YOU TAKE THE LAYOUT YOU HAVE NOW AND YOU TAKE OFF SOME OF THE FOUR STORY, REAR THE FOUR STORY, PUT THEM ON THE FRONT OF THE THREE STORY. YOU'RE NOT CHANGING THE LAYOUT. THEN THE ISSUE THEN IS YOU RUN INTO REALLY INEFFICIENT BUILDINGS. YEAH, IT'S A STACKING MECHANISM. IT'S A WHOLE YEAH, IT'S VERY INEFFICIENT. AND FRANKLY THEY LOOK FUNNY. BUT LET ME ADDRESS YOUR COMMENT ABOUT PLACE, IF I MAY. AND ELEVATIONS DON'T MAKE PLACE PEDESTRIAN AND. HORIZONTAL CONSTRUCTION DESIGN LANDSCAPE, OPEN SPACE MAKES PLACE. THERE ARE HUNDREDS OF STUDIES THAT I CAN SEND ALL OF YOU FROM THE ULI, FROM THE NATIONAL MULTI HOUSING COUNCIL, FROM HARVARD GRADUATE SCHOOL OF DESIGN, FROM FIU, FROM UF COLLEGE OF ARCHITECTURE, WHICH I'M A GRADUATE OF. I DON'T LIKE ADMITTING THAT SOMETIMES, BUT I AM. IS THAT ANYTHING ABOVE 12 TO 20FT TO A PEDESTRIAN JUST DOESN'T REALLY EXIST IN THEIR PERCEPTION OF WHAT A BUILDING LOOKS LIKE. BUILDING ELEVATIONS REALLY COME INTO PLAY WHEN YOU'RE A DISTANCE AWAY. SO WHAT WE LIKE TO DO, WHAT I THINK WE'VE ACCOMPLISHED HERE IS WITH WE'VE INTEGRATED, INTEGRATED ALL THE LANDSCAPING WITH PEDESTRIAN WALKWAYS. THE TRAIL SYSTEM, THE SEATING AREAS, THE FOUNTAINS, THE PEDESTRIAN. COMPONENTS IS WHAT, IN MY MIND MAKES A PLACE YOU CAN, YOU KNOW, YOU CAN GO DOWN THE FEDERAL AND, YOU KNOW, THERE'S A COUPLE APARTMENT DEALS WAY DOWN OR UP NORTH. I DON'T WANT TO MENTION ANY NAMES BECAUSE THEY'RE FRIENDS OF MINE, I KNOW THAT, BUT THEY DO THE SAME THING EVERYWHERE. WHAT THEY BUILT HERE, THEY BUILT IN PORT SAINT LUCIE, THEY BUILT IN PORT ORANGE. IT'S ALL THE SAME. I DO TAKE THE COMMENTS YOU MADE ABOUT THE BUILDINGS LOOKING ALMOST TO MIAMI OR TO DELRAY OR WHATEVER. WE USED TO HAVE THAT DISCUSSION.

NOT STEWART AND NOT STEWART, BECAUSE IN DELRAY WE USED TO CALL IT THE, YOU KNOW, THE VILLAGE BY THE SEA. I CAN'T TELL YOU HOW MANY HOURS OF DEBATES WE WOULD HAVE. WE CAN ADDRESS THAT.

AS MARIO SAID, THAT'S EASY TO DO. VERY EASY. I'M NOT TIED IN, AND I DON'T THINK MARIO IS TIED IN TO THE ELEVATIONS ON THE APARTMENT. DEALERSHIPS ARE ONE THING. RETAIL IS ANOTHER THING.

YOU KNOW, RETAILERS AND RESTAURANTS AND THOSE TYPES, THEY HAVE VERY SPECIFIC DESIGN CRITERIA. THE RESIDENTIAL IS ALL UP TO US. SO WE CAN TWEAK THAT. I AM ALWAYS AFRAID, THOUGH, OF TRYING TO CREATE A MODERN VERSION OF AN HISTORIC DESIGN. NOMENCLATURE. SO THAT TO ME IS

[01:45:12]

THERE'S TOO MANY BARRIERS IN BETWEEN THE COURSE OF THE HOMES AND THIS PROPERTY AND LIGHT.

LIGHT IS ALWAYS A BIG DEAL AND I AGREE, I HATE DRIVING DOWN PROPERTIES AND SEEING, YOU KNOW, BUILDINGS LIT UP LIKE IT'S, YOU KNOW, THAT BUILDINGS ARE LIT UP LIKE TIMES SQUARE. WE DON'T LIGHT OUR BUILDINGS. IT'S RIDICULOUS. IT SERVES ZERO PURPOSE. WHAT WE LIGHT IS GROUND LEVEL BECAUSE WE WANT PEOPLE DRIVING AROUND THE PROPERTY, WALKING AROUND THE PROPERTY TO HAVE A SAFE, LIT ENVIRONMENT. HOWEVER, THE CITY DOES HAVE REQUIREMENTS FOR PARKING LOT LIGHT. YOU KNOW, THERE'S I DON'T KNOW IN IN STUART IF THAT'S A 25 FOOT STANDARD OR IT'S A 30 FOOT STANDARD. BUT YOU HAVE REGULATIONS THAT WE HAVE TO MATCH TO HOWEVER THOSE LIGHTS GIVEN CURRENT LED TECHNOLOGY CAN BE SHOWN, CAN BE DESIGNED SO THEY DON'T SPILL OVER. YEAH EXACTLY. I MEAN MARIO PROBABLY HAS THEM IN SOME OF YOUR PARKING. YOU HAVE TO DO THAT.

BUT THE BUILDINGS AREN'T GOING TO BE LIT. SO EVEN IF YOU'RE DRIVING BY ON FEDERAL OR, YOU KNOW, SOMEONE'S FLYING A DRONE FROM THE BACK OF THEIR HOUSE IN WILLOUGHBY, YOU WON'T SEE BUILDINGS BEING LIT UP. WE JUST WE JUST DON'T DO THAT. IT MAKES NO SENSE WHATSOEVER. SO I UNDERSTAND ON THE YOU'RE SAYING THAT THEY'RE NOT GOING TO SEE THE BUILDINGS, BUT I KIND OF LIKENED IT. IF I SAID TO MY NEXT DOOR NEIGHBOR, HEY, I'M GOING TO PUT AN ADDITION ON MY HOUSE. SO I'M GOING TO BECAUSE I KNOW IT'S GOING TO IMPACT YOU BECAUSE I'M GOING TO HAVE A PATIO AND WHATEVER OVER THERE. I'M GOING TO BUILD A LITTLE FENCE AND PUT SOME TREES UP FOR YOU. AND THEY SAY, THAT'S GREAT. AND THEN ALL OF A SUDDEN I PULL NEW PERMITS AND I LOOK FOR A THREE STORY ADDITION ON IT. AND THEN SHE SAYS, WELL, THAT'S NOT YOU GAVE ME A FENCE AND SOME TREES, BUT SO YOU GAVE THEM SOME MONEY BACK THEN, BUT IT WAS BASED ON 26 FOOT HEIGHT. AND THE BERM WAS CREATED BASED ON 26 FOOT HEIGHTS. AND IT WAS BASED ON SO BIG OF A BARRIER. SO IS THERE A THOUGHT THAT THEY SHOULD ALSO GET ADDITIONAL TREES FUNDING BERMS TO FIND THAT? THAT WAS OVER 20 YEARS AGO, BUT IT WAS AN AGREEMENT, RIGHT. AND IT WAS LET ME SHARE THAT. LET ME SHARE. SO I DIDN'T MAKE THAT AGREEMENT. THAT'S IN 2000. BUT YOU BOUGHT IT BASED ON THAT AGREEMENT? NO.

IN 2000 WHEN THEY DID THAT, THAT WAS WITH BANKS. IN 2012 WHEN I BOUGHT IT, I AGREED TO THE AGREEMENT AND I ADDED ADDITIONAL WHERE I PUT IN $295,000 TO ADD TO A BERM THAT THEY DID THERE.

AND WE SAID, I CAN'T REMEMBER THE EXACT TREE WITH A CERTAIN SIZE AT A CERTAIN SIZE. AND THAT'S WHAT I GAVE YOU. BUT BASED ON 26FT, YOU GAVE IT TO THEM BASED ON 26FT. AND NOW

[01:50:02]

WE'RE NOT SUGGESTING THAT WE'RE GOING TO MODIFY THAT OR RECTIFY THAT. THE EXISTING LANDSCAPE AND THE EXISTING TREES AND THE BARRIER OVER THE LAST 20 YEARS HAVE GROWN FROM A 26 FOOT COVERAGE TO 60, 70 FOOT COVERAGE, AND THE TREES GREW AND THEY ARE FAIRLY THICK. I MEAN, YOU CAN GO OUT THERE. MR. HOUSTON WILL BE GLAD TO TAKE YOU OUT THERE AND SHOW YOU THE VIDEOS THAT WE'VE TAKEN. YOU CAN'T SEE THROUGH THEM. IT IF IT WAS NEW STARTING TODAY, I WOULD AGREE WITH YOU. BUT THE ISSUE OR THE DETERMINATION THAT WE'VE MADE IS WHAT'S EXISTING HAS MODIFIED ALL OF THAT CONCERN BECAUSE IT JUST DOESN'T EXIST. OKAY, LET ME ADDRESS THE ELEPHANT IN THE ROOM. THAT'S PROPERTY VALUES. I'VE BEEN HEARING FROM. I DON'T CARE WHERE YOU ARE. ADJACENT HOMEOWNERS WILL ALWAYS SAY AN APARTMENT COMPLEX WILL DENIGRATE OR REDUCE THEIR PROPERTY VALUE. AGAIN, I CAN SHOW YOU STUDY AFTER STUDY AFTER STUDY THAT WILL SHOW YOU THAT A PROPERLY A PROPERLY DESIGNED, A PROPERLY MANAGED APARTMENT COMPLEX OF THE QUALITY THAT WE ARE PROPOSING DOES NOTHING TO AFFECT ANYONE'S PROPERTY VALUES. IN SOME CASES, IT HELPS INCREASE THE NEIGHBORHOOD AND THE ADJACENT AREA PROPERTY VALUES. I WOULD AGREE TO SOME EXTENT THAT IF WE WERE GOING TO BUILD THESE APARTMENTS AND SEPARATE FROM HERE TO THE SINGLE FAMILY HOMES IN WILLOUGHBY OR TO THE GOLF COURSE BY 25FT BY 50FT, THERE MIGHT BE SOME SORT OF IMPACT ON VALUE. THAT'S JUST NORMAL. WE'RE WE'RE 400, 380 TO 450FT AWAY, ZERO IMPACT. IT JUST DOESN'T HAPPEN. ALL RIGHT. DO WE HAVE ANY OTHER. YES. WHEN I LOOKED AT THE PLAN, I WAS EXCITED ABOUT IT BECAUSE HERE IS SOMEONE WHO WANTS TO DEVELOP AND PROVIDE HOUSING AND NOT JUST ANOTHER STORAGE UNIT. I TELL PEOPLE WHENEVER A STORAGE UNIT COMES BEFORE ME UP HERE, I'M JUST NOT HAPPY. BUT HERE IS HOUSING AND I JUST WANT TO SAY YOU CAN LOOK THE RECORD UP. BIRTH RATE IS DOWN, WE NEED CHILDREN AND WE NEED YOUNGSTERS. SO WE EVERY TIME SOMETHING COMES BEFORE US, WE TALK ABOUT CHANGE IN STEWARD. ONCE THERE'S LIFE, THERE'S GOING TO BE CHANGES. AND I THINK THE CONSIDERATION WAS GIVEN TO ACCOMMODATING WILLOUGHBY. AND STILL TALK WITH WILLOUGHBY AND SEE IF THERE ARE OTHER ACCOMMODATIONS THAT YOU CAN DO.

BUT I THINK IF WE'RE REASONABLE, A LOT OF THOUGHT WAS PUT INTO THIS, MAKING IT A WALK IN SPACE, HAVING A NICE LAYOUT. WE COMPLAIN ALL THE TIME THAT WE NEED HOUSING IN STUART, SO I'M ALSO, YOU KNOW, I DON'T LIKE TO SEE PEOPLE UPSET ABOUT THE FACT THAT THEY WERE PROMISED SOMETHING AND THEN SOMETHING ELSE HAS COME UP. I WANT TO BE SENSITIVE TO THAT. SO I SAY GO BACK TO SEE IF THERE'S ANYTHING ELSE YOU CAN DO. BUT I THINK YOU HAVE DONE QUITE A BIT. I LIKE THE FACT THAT ALL THE ACTIVITY IS CONTAINED IN BETWEEN THE TWO L-SHAPED BUILDINGS, THAT YOU TURN THE OTHER WAY, AND TO ME, IT SEEMED LIKE A VERY REASONABLE PROJECT. BUT I WOULD SAY, YOU KNOW, IF THERE'S ANY ANY MORE BUFFERING THAT YOU CAN DO STILL TRY TO ACCOMMODATE. BUT I THINK HAVING HOUSING IN STUART IS IMPORTANT AT THIS TIME, AND I APPRECIATE THE CONSIDERATION OF THE PROJECT. CAN WE MOVE ON OR IS EVERYONE ALL RIGHT IF WE MOVE ON TO COMMENTS FROM THE PUBLIC? YES. DO WE HAVE COMMENTS? MR. ALL RIGHT. MISS MICHELLE RILEY, SHE'S GONE. THANK YOU, I SEE CAN I CAN I SEE HOW MANY COMMENTS WE HAVE? JUST TWO. JUST TWO. OKAY. ALL RIGHT. GO AHEAD MICHAEL SCHUBERT. GOOD EVENING. MY NAME IS MY NAME IS MICHAEL SCHUBERT. AND I'M HERE WITH MY WIFE LINDA.

WE LIVE IN WILLOUGHBY. WE PURCHASED OUR HOUSE IN 2010. MR. MORGADO WAS VERY NICE TO POINT

[01:55:05]

THEY'RE GOING TO MAYBE THEY'LL WALK OUT TO ROUTE ONE. THAT'S A GREAT IDEA. OR MAYBE THEY'LL HOP THE FENCE AND CUT ACROSS OUR PROPERTY TO GET TO THE SCHOOL, WHICH IS OVER THERE. BUT THE BOTTOM LINE IS. THAT PARCEL OF LAND BEHIND ALL THIS COMMERCIAL IS NOT MEANT FOR APARTMENTS.

IT'S SIMPLY ISN'T. IT'S BOXED IN ON ON THREE SIDES, THE FOURTH SIDE BEING US. SO PLEASE. I MEAN, I'M NOT TALKING ABOUT VALUE. I'M NOT TALKING ABOUT GOLF. I'M NOT TALKING ABOUT SEEING THE DAMN ROOF. I'M TALKING ABOUT COMMON SENSE AS A, YOU KNOW, FROM A SOCIOLOGICAL, SENSIBLE POINT OF VIEW. AND I SAY THIS AS A REASONABLY DISTINGUISHED PHYSICIAN, SCIENTIST AND PROFESSOR. THANK YOU. THANK YOU, SIR. MISS RACHEL SNYDER. GOOD EVENING, MEMBERS OF THE BOARD. MY NAME IS RACHEL SNYDER. I'M A RESIDENT AND BUSINESS OWNER IN THE CITY. AND FIRST AND FOREMOST, I'D LIKE TO THANK YOU FOR YOUR SERVICE. I KNOW YOU'RE A JOB UP THERE IS NOT EASY. I'M HERE TODAY IN SUPPORT OF MARIO MORGADO AND HIS VISION FOR THIS PROJECT. FOR OVER A DECADE, MARIO MORGADO HAS BEEN A PILLAR OF OUR COMMUNITY, NOT JUST AS A SUCCESSFUL

[02:00:02]

IN THAT TIME, I'VE SEEN FIRSTHAND HIS UNWAVERING INTEGRITY, GENEROSITY, AND DEDICATION TO UPLIFT THOSE AROUND HIM. HIS LEADERSHIP HAS PUSHED ME TO BE BETTER. IT HAS MADE MY BUSINESS BETTER AND MOST IMPORTANTLY, ENRICH THIS COMMUNITY IN COUNTLESS WAYS. HE CHALLENGES THOSE AROUND HIM TO BE BETTER, TO DO BETTER AND GIVE BACK IN OUR COMMUNITY IS STRONGER BECAUSE OF IT. I RECOGNIZE THAT CONVERSATIONS ABOUT GROWTH AND CHANGE CAN BE DIFFICULT, BUT THOUGHTFUL, WELL PLANNED INVESTMENTS LIKE THIS STRENGTHEN OUR COMMUNITY. THIS ISN'T ABOUT RAPID EXPANSION. IT'S ABOUT SMART, RESPONSIBLE PROGRESS LED BY SOMEONE WITH A LONG STANDING TRACK RECORD OF DOING THINGS THE RIGHT WAY HERE IN OUR TOWN. I URGE YOU TO CONSIDER NOT JUST THE PROPOSAL ITSELF, BUT THE CHARACTER OF THE PERSON BEHIND IT. MARIO MORGADO HAS BUILT BUSINESSES THAT CONTRIBUTE TO OUR LOCAL ECONOMY AND ENHANCE THE QUALITY OF LIFE FOR THOSE WHO LIVE AND WORK HERE. THIS INITIATIVE IS AN EXTENSION OF THAT COMMITMENT, AND I ENCOURAGE YOU TO PLEASE GIVE IT YOUR FULL CONSIDERATION. THANK YOU SO MUCH. THANK YOU.

GLENN LUGO. SORRY I SAID THAT WRONG. GOOD EVENING. I'M GLENN WEBBER, I'M A I'M A WILLOUGHBY RESIDENT. THE DEVELOPER HAS CERTAINLY LISTENED AND MADE SOME NICE IMPROVEMENTS AND MODIFICATIONS TO THE PLAN. THE ISSUE FROM MY PERSPECTIVE IS, IS WITH THE RESIDENTIAL COMPONENT, WHAT HAPPENS IF THEY ARE WRONG ABOUT THE HEIGHT OF THE BUILDINGS AND THEY ARE VISIBLE TO THE COMMUNITY? THEN WHAT? THE PROJECT'S ALREADY APPROVED. THE SHIP HAS SAILED. SO THAT'S MY NUMBER ONE CONCERN PROPERTY VALUES. WE HAVE 375 PEOPLE THAT ARE POTENTIALLY AFFECTED BY THIS, 375 HOMEOWNERS, PROBABLY 750 PEOPLE OR MORE THAT ARE AFFECTED. IF THINGS DON'T GO WELL WITH THIS PROJECT AND WITH THE VISIBILITY, THOSE HEIGHT RESTRICTIONS THAT MISS RILEY MADE REFERENCE TO, THEY WERE NEGOTIATED FOR A PURPOSE FOR YEARS AGO, YEARS AGO, AND THE 375 RESIDENTS OF THEIR HOMES IN THAT COMMUNITY HAVE RELIED UPON THOSE REPRESENTATIONS. SO NOISE SITTING THROUGH THIS MEETING, WE'VE HEARD THE SEVERAL BRIGHT LINE TRAINS AND OTHER TRAINS COME RUMBLING THROUGH. NOISE HAS CERTAINLY BECOME LOUDER. HERE COMES ANOTHER ONE. A NOISE HAS CERTAINLY BECOME MORE OF A PROBLEM IN THIS COMMUNITY. AND I CAN TELL YOU, AS A WILLOUGHBY RESIDENT FOR 25 YEARS, NOISE HAS GONE UP WITH THE DEVELOPMENT BEHIND US AND CERTAINLY SOME SOME OF THAT IS EXPECTED, BUT THE NOISE IS ONLY GOING TO INCREASE ALL THE MORE. SO MY BIG CONCERN IS WHAT HAPPENS IF THEY'RE WRONG ABOUT VISIBILITY. WHERE DO WE GO? WHAT'S OUR REMEDY? WHAT DO WE DO? THANK YOU, THANK YOU. JACK. MARK. DONALD. GOOD EVENING, JACK MACDONALD HERE. I'VE BEEN LIVING IN STUART FOR 50 YEARS. I WAS A DEVELOPER. I WAS A BUILDER HERE.

I'VE COME BEFORE YOU ALL FOR PROJECT APPROVALS. IN THE PAST, I HAPPEN TO HAVE BOUGHT A HOUSE IN WILLOUGHBY. I HAPPEN TO LIVE ON 14. THE BACK OF MY HOUSE BACKS UP TO COMMERCIAL LAND.

THAT'S WHERE IT WAS WHEN I BOUGHT IT. THAT'S WHAT I EXPECTED TO STAY. I'VE BEEN THERE 24 YEARS NOW, GOING ON 25. IT'S A FABULOUS COMMUNITY. I WAS THERE BEFORE THE AUTO DEALERSHIPS WERE BUILT. I WAS THERE WHEN ADVANTAGE FORD BUILT THEIR FACILITY AND THEY DID A GOOD JOB OF BUFFERING IT. I DIDN'T HAVE ANY PROBLEM WITH THE COMMERCIAL DEVELOPMENT OF 26 FOOT OF HEIGHT. GRANTED, THERE'LL BE SOME NOISES, BUT WE DEALT WITH THOSE TWO. THAT WOULDN'T BE THE PROBLEM. MY BIG ISSUE IS THIS IS A REZONING REQUEST. AND AS SUCH, IF THEY HAD DEVELOPED IT COMMERCIALLY, MR. GALLAGHER, WHO HAS GOT A GOOD REPUTATION AND ALL THE ACCOLADES TO HIM, NOTHING AGAINST HIM. HE'S A GREAT BUSINESSMAN. HE MADE A TON OF MONEY AND HE WANTS TO SPEND SOME OF IT HERE. THAT'S GREAT. AND HE WANTS MORE DEALERSHIPS TO SELL MORE EXPENSIVE CARS. FANTASTIC. NICE TO HAVE IT. I THINK THE FRONT PART OF THE PROJECT IS

[02:05:02]

HOWEVER, WE'RE ONLY DEALING WITH THE IF YOU TAKE THE 13 ACRES OUT, IT LEAVES ABOUT 20 ACRES.

IF YOU USE 12 ACRES FOR THE FRONT NEW DEALERSHIPS, THAT LEAVES TEN ACRES LEFT FOR THESE APARTMENTS. THAT EQUATES TO 25 UNITS PER ACRE. NEVER WOULD STEWART ALLOW 25 UNITS PER ACRE.

AND THAT'S REALLY WHERE WE ARE. WE'RE CRAMMING 10 POUNDS OF GARBAGE INTO A 5 POUND BAG. I THINK IT'S WAY TOO DENSE. I THINK IT NEEDS TO BE KNOCKED DOWN. I THINK HE'S GOING TO MAKE HIS MONEY ON THE CARS. GOD BLESS HIM. DROP IT DOWN TO A TWO STORY BUILDINGS AND I THINK YOU GET NO ARGUMENT. KEEP THEM DOWN BELOW 26FT. HE CAN MAKE HIS MONEY ON HIS CARS AND THEY'LL MAKE THEY'LL DO A FINE PROJECT. IT MIGHT BE 125 UNITS OR 150 UNITS. I'M STILL 150 UNIT PROJECTS THAT WERE VERY SUCCESSFUL, AND I THINK IT NEEDS TO BE REALLY CAREFULLY WATCHED. THANK YOU VERY MUCH. THANK YOU. HEIDI ALDERMAN. HI THERE. I'M HEIDI ALDERMAN. I'M ALSO A RESIDENT OF WILLOUGHBY AND I LIVE ACTUALLY ACROSS THE STREET FROM THE RESIDENTS THAT ARE ON NUMBER 14.

AND I HAVE A COUPLE OF CONCERNS. SO I, I SHARE MR. WEBER'S CONCERN ABOUT THE NOISE BECAUSE WE CAN HEAR THE TRAINS EVEN ACROSS THE STREET FROM, FROM A 14 WE CAN HEAR POMEROY, WE CAN HEAR TRAFFIC, WE CAN HEAR MOTORCYCLES, WE CAN HEAR TRUCKS. SO CONCERNED ABOUT ABOUT THE NOISE. I MEAN, SECONDLY, WILLOUGHBY IS A BEAUTIFUL LITTLE OASIS. AND WHEN YOU THINK ABOUT THE DEVELOPMENT THAT WOULD BE ON THE EAST SIDE NOW, THEN YOU'VE GOT COSTCO COMING AND OPENING UP, REALLY CONCERNED ABOUT THE TRAFFIC. A ALL AROUND US, I MEAN, GETTING IN AND OUT OF WILLOUGHBY, THE TRAFFIC ON ROUTE ONE, PEOPLE MAKING U-TURNS, ACCIDENTS AND THINGS LIKE THAT.

AND THE QUESTION THAT ALSO COMES TO MY MIND AND I THINK THIS IS MAYBE A QUESTION FOR YOU GUYS TO THINK ABOUT, IS HAVE WE DONE STUDIES ABOUT DO WE REALLY NEED HIGH DENSITY APARTMENTS BECAUSE WE ALL KNOW WE'VE SEEN THEM GOING UP ALL OVER THE PLACE HERE IN STUART. DO WE NEED MORE? WHAT WHAT IS WHAT IS THE DEMAND THE SUPPLY VERSUS THE DEMAND. SO I THINK THAT IS SORT OF A QUESTION IN MY MIND THAT I THINK NEEDS TO BE ANSWERED. BUT, YOU KNOW, I, I, I REITERATE WHAT THE OTHERS HAVE SAID AS WELL. THANK YOU, THANK YOU. I HAVE NO MORE. YOU HAVE NO MORE. OKAY. FANTASTIC.

DO WE HAVE ANY OTHER QUESTIONS? AND THEN WE'LL LET THEM IF THEY WANT TO MAKE ANY REBUTTALS. MY LAST QUESTION WAS FOR STAFF. OKAY. WHY DON'T WE GO AHEAD AND ASK ANY QUESTIONS THAT WE HAVE FOR STAFF. SO NORMALLY AND I KNOW I ASKED CHRIS THIS IN AN EMAIL, NORMALLY YOU MAKE A STAFF RECOMMENDATION AND ON THIS ONE THERE IS NO STAFF RECOMMENDATION. SO AND I KNOW YOU SAID IT WAS BECAUSE YOU WEREN'T INVOLVED IN THIS FROM THE BEGINNING, BUT I'M ASSUMING LOTS OF PROJECTS COME BEFORE US THAT THE CURRENT STAFF HAS NOT BEEN INVOLVED IN SINCE THE BEGINNING. SO WHAT CAUSED YOU NOT TO MAKE A RECOMMENDATION FOR THIS ONE? THANK YOU. SO AGAIN, STAFF WAS NOT INVOLVED ORIGINALLY, BUT WE DID LOOK AT THIS PROJECT. AND ONE OF THE THINGS THAT STAFF DOES DO IS GO THROUGH THE POLICIES. WE JUST DID NOT FEEL AS COMFORTABLE MAKING DECISIONS WITH THIS PARTICULAR PROJECT JUST BECAUSE OF THE MAGNITUDE. SO WE DID GO THROUGH ALL THE POLICIES. THEY MEET A LOT OF THE POLICIES THEY HAVE. THEY MET THE ZONING REQUIREMENTS. SO THEY THEY DO ABIDE BY A LOT OF THE POLICIES. SO THAT'S WHY STAFF WAS WANTING TO. REQUEST THE PLANNING COMMISSION TO PROVIDE A STAFF RECOMMENDATION TO THE BOARD. I MEAN, A BOARD RECOMMENDATION. SO OKAY, SO I GUESS I'M KIND OF CONFUSED BASED ON WHAT YOU SAID,

[02:10:05]

[02:15:03]

OKAY. WHAT THE CITY ATTORNEY JUST SAID. LAND USE IS LEGISLATIVE. IT IS AS FLEXIBLE AS ANYTHING YOU WANT TO DO. IT IS NOT. WHEN WE SWORE WE WERE NOT SWEARING ON THE LAND USE. SO WHEN STAFF MAKES A DECISION ON LAND USE, I MEAN RECOMMENDATION, IT'S JUST LOOKING AT THE POLICIES OF THE COMP PLAN. CITY ATTORNEY'S RIGHT ON THE MONEY. THIS PUD SAT ON THIS THING WHEN IT FIRST GOT ANNEXED IN 1998. AND THAT PD STAYS THERE AND THAT'S WHERE THE CONTROL COMES FROM. HE'S EXACTLY RIGHT. YOU ARE NOT BY RIGHT GETTING 15 UNITS TO THE ACRE. WHEN YOU CHANGE OVER TO SPECIAL DISTRICT YOU STILL HAVE TO GO THROUGH THIS PUD. YOU STILL HAVE TO MEET THE STANDARDS. WE ARE COMMITTED TO IT. AND AS TERRY MCCARTHY, OUR ATTORNEY, SAID, ALL THESE THINGS HAVE TIME FRAMES AS WELL. SO WHEN WE DO THIS, WE HAVE TO DO THIS WITHIN A CERTAIN TIME FRAME THAT 2012 IS LONG DISAPPEARED. KIND OF IT GETS REFERENCED HERE, BUT IT'S NOBODY'S DONE ANYTHING IN 12, 13 YEARS. OKAY, SIR. HOLD ON. WE HAVE TO. OKAY. PLEASE MAKE IT VERY SHORT. WELL, PROMISES NEVER GO AWAY. OKAY? SO NO MATTER WHAT MIKE SAID, PROMISES DON'T GO AWAY. UNFORTUNATELY, I THINK THIS PROJECT HAS BEEN BECOME ALL ABOUT MR. MORGADO. WE AREN'T TALKING LAND USE PLANNING RIGHT NOW. WE'RE TALKING ABOUT MR. MORGADO, OKAY? AND HE'S DONE A WONDERFUL JOB. BUT HE CAN DO THAT IN THE FRONT. HE'S NOT A GOOD NEIGHBOR TO US WITH WHAT HE'S HAPPENING IN THE BACK. AND I THINK YOU NEED TO TAKE THAT INTO CONSIDERATION. ALL RIGHT.

THANK YOU. WE'VE HEARD YOUR CONCERNS AND WE APPRECIATE THAT. OKAY. WOULD ANYBODY LIKE TO MAKE A MOTION FIRST ON ACTION ITEM TWO, WHICH IS REGARDING THE LAND USE AMENDMENT, MAKE A MOTION TO APPROVE. DO WE HAVE A SECOND SECOND. DO WE HAVE ANY DISCUSSION. ANY PUBLIC COMMENT?

[02:20:08]

YES. BOARD MEMBER. STRUM. YES. BOARD MEMBER. VOGEL. YES. AND BOARD MEMBER. BROMFIELD. YES.

OKAY. MOTION PASSES FOR ONE. OKAY. WOULD ANYBODY LIKE TO MAKE A MOTION ON ITEM NUMBER THREE? I'LL MAKE A MOTION TO APPROVE. WOULD ANYBODY LIKE TO SECOND? I'LL SECOND. WOULD WE LIKE DISCUSSION? DOES ANYBODY WANT TO MAKE ANY RECOMMENDATIONS TO THE BOARD THOUGH BASED ON NUMBER TWO AS FAR AS THE BUILDING, THE SETBACKS, THE BUFFERS, I WOULD LIKE TO MAKE TWO RECOMMENDATIONS. NUMBER ONE, I WOULD LIKE YOU TO GO BACK AND MEET WITH WILLOUGHBY ONCE AGAIN.

WHILE I APPRECIATE THAT YOU HAVE DONE A LOT, I FEEL LIKE THERE ARE STILL CONCERNS AND I WOULD LIKE TO HAVE THOSE THOUGHT OUT AGAIN. NUMBER ONE. NUMBER TWO, I CAN RESPECT THE ELEVATION VERY MUCH OF THE CAR DEALERSHIP AND THE COMMERCIAL. I THINK THAT'S SPOT ON. I DO NOT RESPECT THE ELEVATION RENDERING AS IS. I WOULD LIKE TO SEE SOMETHING A LITTLE BIT MORE COASTAL AND FITTING INTO THE LOCAL LANDSCAPE. ANYBODY ELSE LIKE TO MAKE ANY RECOMMENDATIONS TO GO WITH? NUMBER TWO? YEAH, I MEAN NUMBER THREE. YEAH. THE IT'S A GREAT PROJECT. IT'S VERY WELL THOUGHT OUT. IT'S VERY WELL DONE. I'M A BIG FAN OF MIXED USE. I FEEL LIKE THE IN THIS PROJECT, THE RESIDENTIAL IS OVERSHADOWING THE REST OF THE PROJECT AND THE COMMERCIAL, THE RESIDENTIAL IS A LITTLE OUT OF SCALE. I KNOW THERE'S A LOT OF NUMBERS THAT COME INTO PLAY WITH THAT. I'M NOT ON YOUR SIDE OF IT, I GET THAT, BUT I THINK THE SCALE OF THE RESIDENTIAL COULD BE BROUGHT DOWN TO MAKE WILL BE HAPPY AND MAKE EVERYBODY HAPPY IN THE WHOLE PROJECT. I THINK IT IS FEASIBLE. ANY OTHER COMMENTS I AGREE. OKAY, PLEASE ROLL CALL AND CAN YOU READ BACK OUT WHAT THE MOTION IS AND MAKE SURE THAT WE HAVE ANNOTATED THE ITEMS THAT WE RECOMMENDED? YES. TO BE TECHNICAL. MR. STROM, YOU ASKED HIM IF HE WANTED TO AMEND HIS MOTION TO ADD THE CONDITION.

WOULD YOU LIKE TO AMEND YOUR MOTION? THANK YOU. I'LL. FIRST OF ALL, I CAN'T AMEND MY MOTION TO REDUCE IT TO 26FT, IF THAT'S WHAT YOU WANT ME TO REDUCE IT TO. BUT I WILL GO WITH THE RECOMMENDATION TO MEET WITH WILLOUGHBY AGAIN, AND TO RELOOK THE ELEVATION AND MAKE IT LOOK MORE COASTAL. OKAY. DO YOU AMEND YOUR SECOND BOARD MEMBER, BROMFIELD I AGREE. OKAY, SO THE MOTION WAS MADE BY BOARD MEMBER STROM, SECONDED BY BOARD MEMBER BROMFIELD, AND IT WAS TO GO AHEAD AND MEET WITH THE WILLOUGHBY NEIGHBORS AND MAKE IT MORE COASTAL AND MORE FITTING.

THOSE WERE THE RECOMMENDATIONS WERE TO ADD TO HIS ORIGINAL RECOMMENDATION FOR APPROVAL.

CORRECT? CORRECT. OKAY. ALL RIGHT. BOARD MEMBER VOGEL. NO. VICE CHAIR. PETERSON. NO. CHAIR.

LORRAINE. YES. BOARD MEMBER. STRUM. YES. AND BOARD MEMBER. BROMFIELD. YES. MOTION PASSES THREE. TWO. OKAY. DO WE HAVE ANY OTHER STAFF UPDATE? AND NOT AT THIS TIME. THANK YOU. OKAY. THIS MEETING IS ADJOURNED. NASTY.

* This transcript was compiled from uncorrected Closed Captioning.