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TECHNICALLY[Development Services Committee on June 19, 2023.]
I HAVE THREE FROM DISTRICT ONE, BUT I CAN'T APPOINT ONE OF THEM.YOU GOT FOUR THAT, WELL, THERE'S ONE THAT HASN'T TURNED IN HIS PAPERWORK YET.
HE ACTUALLY, MY NEIGHBOR, BUT I'VE ALREADY CHOSEN MY TWO, SO THE REST COUNCIL CAN GET ON WITH THE, YOU KNOW, FISHING FROM THE POOL.
SO THIS IMESSAGE, THIS THING JUST SAID I HAD AN IMESSAGE.
WELCOME TO THE JUNE 19TH, 2023 MEETING OF THE DEVELOPMENT SERVICES COMMITTEE OF THE GARLAND CITY COUNCIL.
I'M THE CHAIRMAN, DYLAN HEDRICK.
AND WITH ME, I HAVE MAYOR PROTI, DEBORAH MORRIS, AND COUNCILMAN JEFF BASS.
UH, FIRST ITEM ON OUR AGENDA IS APPROVAL OF THE MINUTES FROM THE MAY 15TH, 2023 MEETING.
UM, MR. CHAIR, I WILL MAKE A MOTION TO APPROVE THE MINUTES.
THE MINUTES ARE APPROVED AND WE'LL MOVE ON TO ITEMS FOR INDIVIDUAL CONSIDERATION.
OUR FIRST ONE IS PUBLIC COMMENTS.
I DON'T SEE ANY, ANYBODY, MEMBERS OF THE PUBLIC HERE.
SO THEN WE WILL THEREFORE MOVE ON TO OUR FIRST ITEM.
THEN WE'RE GOING TO CONSIDERATE IS HYBRID ZONING DESIGNATIONS.
AND MR. WILTERN HAS A PRESENTATION READY FOR US.
UM, SO REGARDING HYBRID ZONING DESIGNATIONS, AS I, UM, RECALL, THIS WAS SOMETHING THAT WAS ACTUALLY MENTIONED TOWARDS THE END OF, UM, KEVIN LEYS PRESENTATION ON THE ECONOMIC DEVELOPMENT STRATEGIC PLAN.
SO, UM, THIS IS KIND OF, UM, ADDED TO THE COMMITTEE AS A DISCUSSION ITEM TO SEE KIND OF, UM, LEARN A LITTLE BIT MORE ABOUT IT AND SEE IF IT'S ANYTHING WE WANT TO KIND OF MOVE FORWARD WITH.
SO PART OF, UM, WHAT I'LL DO HERE IS, UH, KIND OF EXPLAIN A LITTLE BIT, KIND OF GO THROUGH SOME EXAMPLES OF WHAT HYBRID ZONING KIND OF LOOKS LIKE, OR AT LEAST THE ONES THAT HAVE BEEN, UM, MENTIONED BY THE CONSULTANT HAVE KIND OF BEEN MENTIONED TO US IN VARIOUS CONVERSATIONS, SOME OF WHICH WERE PROBABLY MENTIONED IN THE PRESENTATION FOR THE ED STRATEGIC PLAN.
UM, AND THEN I'LL KIND OF GO OVER HOW WE WOULD, UM, HANDLE THESE, MOST LIKELY HANDLE THESE IN THE GC CURRENTLY.
CUZ INTERESTINGLY, SOME OF THESE USES, UM, FIT ACTUALLY PRETTY CLEANLY INTO EXISTING GC LAND USES, AND WE HAVE ZONING DESIGNATIONS AVAILABLE FOR THEM.
SO WE JUST KIND OF TALK THROUGH THAT A LITTLE BIT AND SEE, AND THEN KIND OF OPEN IT UP FROM THERE.
UM, SO THIS IS A SLIDE TAKEN, UM, STRAIGHT FROM MR. HE'S PRESENTATION, UM, FROM THE ECONOMIC STRATEGIC PLAN.
UM, HE MENTIONED THAT THERE'S THREE LIKELY TYPES.
AND, AND FIRST OF ALL, I GUESS TO BACK UP A LITTLE BIT, THE HYBRID, THE CONCEPT OF HYBRID ZONING IS, UM, A, A LAND USE THAT SORT OF, UM, INCORPORATES OR SORT OF BLENDS TWO OR THREE DIFFERENT TYPES OF USES.
UM, SO FOR EXAMPLE, AND THESE ARE KIND OF THREE BROAD CATEGORIES MR. HELEY MENTIONED, BUT, UH, ARTISANAL DIRECT TO CONSUMER MANUFACTURERS.
SO THAT'S MAYBE WHERE, UM, IT'S BLENDING MAYBE VERY LIGHT, UH, MANUFACTURING WITH, UM, ACTUAL ONSITE RETAIL SHOWROOM AND RETAIL.
UM, YOU MENTIONED MIX MULTIPLE RETAILERS, ACCESSORY, FOOD AND EVENTS, SO MAYBE MIXING, UH, RESTAURANT AND RETAIL WITH, UM, SOME SPECIAL EVENTS OR AN EVENT HALL.
UM, AND THE THIRD ONE'S KIND OF SIMILAR, MAY MAYBE MIXING, UM, FOOD, WINE, SOME KIND OF BREWER DISTILLERY WITH SOME EVENT SPACE.
SO WE'LL KIND OF TALK THROUGH THOSE A LITTLE BIT.
UM, SO TO KIND OF MENTION SOME PARTICULAR EXAMPLES, UM, AND I DON'T KNOW IF THESE THREE LINKS, IF HE HAD SHARED THESE WITH THE, OR THESE THREE EXAMPLES SHARED THESE WITH THE FULL COUNSEL, BUT, UM, HE HAD SHARED 'EM WITH, WITH US ON STAFF.
THIS GREENTOWN LABS, UM, WAS KIND OF A, AN EXAMPLE OF A STARTUP, UM, UH, WHAT AM I TRYING TO SAY? BASICALLY, A STARTUP LAB, UM, AN ENT ENTREPRENEUR TYPE LABORATORY.
UM, JUST KIND OF AS I WROTE TO THE SIDE, I KIND OF PUT THE CLOSEST FIT IN THE GCS THAT ACTUALLY SEEMED TO FIT PRETTY CLEANLY INTO AN EXISTING LAND USE.
WE DO HAVE CALLED RESEARCH LABORATORY.
IT DOESN'T JUST LUMP IT IN WITH GENERAL, UM, INDUSTRIAL.
UM, THERE WAS ANOTHER EXAMPLE OF, UM, WHAT WE WOULD PROBABLY CONSIDER A FOOD HALL OR INDOOR COMMERCIAL AMUSEMENT.
IT SEEMED TO BE A COMBINATION OF, UM, MULTIPLE INDOOR RESTAURANTS.
ALMOST LIKE MAYBE THE CLOSEST EXAMPLE IN GARLAND WOULD BE, UM, SAIGON MALL.
CALI SAIGON MALL, UM, BUT WITH A, A BREW PUB ELEMENT TO IT AS WELL.
UM, AND THEN THERE WAS ANOTHER EXAMPLE, UH, RIVER CITY LEATHER, WHERE I BELIEVE THAT WAS WHERE A, UM, UH, IT WAS A VERY SMALL SCALE AND THEY'RE WANTING TO GO IN OR AROUND THEIR DOWNTOWN AREA, THIS PARTICULAR CITY.
AND, UH, IT INVOLVED SOME VERY LIGHT MANUFACTURING AND ASSEMBLY ON SITE, BUT THEY ALSO HAD THE ABILITY TO SHOWCASE AND, AND, UH, SELL THE PRODUCTS ON SITE AS WELL.
UM, SO I JUST MENTIONED A COUPLE OF POSSIBLE LAND USES THERE, WAREHOUSE OFFICE, SHOWROOM DOORS, WHICH ACTUALLY HAS BEEN A PRETTY,
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UH, PRETTY COMMON AND I GUESS POPULAR YOU COULD SAY, UH, LAND USE THAT THAT WE'VE BEEN KIND OF SEEING MORE AND MORE OF.WE'VE SEEN A FEW SUVS GO THROUGH.
I BELIEVE THERE'S ACTUALLY ONE IN THE PROCESS NOW AS WE SPEAK, UM, OR IF THEY'RE DEPENDING ON THE TYPE OF MANUFACTURING.
SOMETIMES IF IT'S JUST EXTREMELY LIGHT ASSEMBLY AND IT'S REALLY NOT INDUSTRIAL OF ANY KIND, WE MAY NOT CLASSIFY IT AS THAT.
BUT IF, IF THERE IS SOME TYPE OF, UM, SOMEWHAT INTENSIVE MANUFACTURING OR ASSEMBLY, THEN, THEN THAT MAY TRIGGER, UM, ANOTHER CLASSIFICATION, WHICH WE DO HAVE IN PLACE IN THE GC UH, LIGHT MANUFACTURING SLASH LIGHT INDUSTRIAL.
UM, WHICH ACTUALLY IS NOT, UM, EXCLUSIVE OR LIMITED ONLY TO THE INDUSTRIAL ZONING DISTRICT.
IT ACTUALLY CAN BE ALLOWED IN A COUPLE OF OTHER ZONING, UH, COMMERCIAL ZONING DISTRICTS.
SO HEAVY COMMERCIAL AND I BELIEVE BY S U P IN THE LIGHT COMMERCIAL ZONING DISTRICT.
UM, SOME OTHER EXAMPLES THAT WERE, I BELIEVE DISCUSSED JUST IN, UM, I THINK AMONG STAFF AND MAYBE AMONG A COUPLE OF COUNCIL MEMBERS, UM, IN, IN THE SAME CONTEXT, UM, THAT I'LL KIND OF WALK THROUGH, UH, AS THAT THEY MAY COME UP IN TODAY'S DISCUSSION.
UH, COMMERCIAL BAKERY, I, I THINK MR. HELEY DID MENTION THIS, WHERE IF YOU HAVE A, AN EXAMPLE OF, UM, REALLY A COMMERCIAL KIND OF WHOLESALE BAKERY, BUT THEY WANT TO HAVE SOME ONSITE RETAIL, UH, KIND OF A STOREFRONT AS WELL.
UM, THE GC ACTUALLY DOES CONTEMPLATE THAT IN THE DEFINITION OF COMMERCIAL BAKERY.
UM, IT, IT DOES SAY IN THE DEFINITION THAT THEY COULD HAVE SOME INCIDENTAL AND, UM, ONSITE RETAIL, UH, AS WELL OF THE PRODUCTS IN ADDITION TO THE, THE, UM, KINDA MANUFACTURING OF THE, OF THE BAKED GOODS, UM, CHURCHES, UH, SOMETIMES WITH LARGE CHURCHES YOU SEE LITTLE, UM, COFFEE SHOPS POP UP INDOORS OR OTHER THINGS THAT ARE A LITTLE MORE TRADITIONAL LIKE A DAYCARE.
IT REALLY JUST DEPENDS ON WHAT IT IS.
CHILDCARE CENTERS ARE SUBJECT IF IT, IF THAT USE NEEDS AN S U P IN THAT ZONING DISTRICT, SPECIFICALLY IF IT'S A SINGLE FAMILY ZONING DISTRICT THAT IS SUBJECT TO AN S U P, EVEN IF IT'S KIND OF PART OF THE CHURCH, JUST BECAUSE IT IS SOMETHING THAT'S USUALLY IT'S OPEN TO ANY ANYONE TO APPLY FOR AND IT KIND OF GENERATES SOME TRAFFIC IN AND OUT AND THINGS OF THAT NATURE.
UM, BUT IF THERE'S OTHER THINGS LIKE A COFFEE SHOP OR SOMETHING LIKE THAT THAT'S TRULY JUST INTERNAL AND JUST FOR KIND OF PARISHIONERS, MAYBE FOR SUNDAY AFTER SERVICE, UM, WE PROBABLY WOULD JUST CONSIDER THAT INCIDENTAL AND, AND JUST MAINTAINED AS A CHURCH.
BUT IF IT'S SOMETHING THAT'S MORE OPEN TO THE PUBLIC AND IT TRULY BECOMES A COMMERCIAL USE THAN ANYONE CAN DRIVE UP TO AND BECOMES A TRUE COMMERCIAL ESTABLISHMENT, THAT'S SOMETHING WHERE WE'D HAVE TO, UM, KIND OF REVIEW THAT AND THAT MAY BE, COULD POTENTIALLY BE A ZONING ISSUE.
UM, AND THEN SECONDARY EVENT HALLS.
THIS, THIS COMES UP FROM TIME TO TIME AND I THINK THIS IS ANOTHER EXAMPLE WHERE, UM, THAT, THAT MR. HELEY MENTIONED THAT IF YOU HAVE MAYBE A FOOD HALL RESTAURANT OR A, UM, A BREW PUB OF SOME KIND AND THEY WANT SOME EVENT SPACE, UM, THE, THE GC ACTUALLY CONTEMPLATES THAT AS WELL.
IT DOES ALLOW IN THE DEFINITION OF RECEPTION FACILITIES, THAT'S THE CLOSE, THAT'S REALLY THE DEFINITION FOR EVENT HALLS AS WE KNOW IT.
AND THOSE TYPICALLY NEED AN S U P.
UM, BUT IT DOES IN THAT DEFINITION ALLOW, UM, SECONDARY, UH, RECEPTION FACILITIES OR EVENT HALLS IF IT'S PART OF A RESTAURANT.
SO, UM, UM, WHAT'S THE SEAFOOD PLACE DOWN THE STREET? UM, ON MAIN STREET? I'M TRYING TO REMEMBER.
UM, THEY, THEY'VE GOT A LITTLE SECONDARY SORT OF EVENT HALL EVENT SPACE THERE.
UM, SO FOR RESTAURANTS AND SIMILAR COMMERCIAL AMUSEMENT, I THINK WE WOULD PROBABLY CONSIDER A BREW, UH, BREW PUB, UM, IN THAT CLASSIFICATION.
UH, COUNTRY CLUBS, OF COURSE THOSE CAN ALL HAVE, UM, SECONDARY EVENT HALLS AND EVENT SPACE.
SO I THINK THAT'S, THAT'S KIND OF ALREADY CONTEMPLATED TO SOME DEGREE IN THE GC AS WELL.
SO JUST REALLY WANTED TO MENTION THAT, THAT, UM, SOME OF THESE EXAMPLES AREN'T, UM, JUST TOTALLY OUT OF THE BOX OR THEY, THEY AREN'T EXAMPLES WHERE IF SOMEONE CAME TO BRITA'S DEPARTMENT OR MY DEPARTMENT THAT WE WOULDN'T KNOW WHAT TO DO WITH, OR THAT WE'D TURN 'EM AWAY AND SAY, NO, THAT'S NOT ALLOWED.
WE, WE ASK A LOT OF QUESTIONS AND FIND OUT WHAT IT IS THEY REALLY WANT TO DO, WHAT'S THE PRIMARY USE VERSUS THE SECONDARY USE.
AND, UM, MORE OFTEN THAN NOT, THERE'S A LAND USE CLASSIFICATION THAT'S AVAILABLE TO THEM AND, AND KIND OF A PATH FORWARD.
THIS IS JUST THE DEFINITION, THE EXISTING DEFINITION IN THE G D C OF WAREHOUSE OFFICE SHOWROOM, IT CONTEMPLATES, UM, HAVING, UH, YOU KNOW, KIND OF A MAXIMUM OF 75% OF, UM, STORAGE OR WAREHOUSING.
UM, AND THEN KIND OF UP TO 25%, OR EXCUSE ME, AT LEAST 25% MORE FOR OFFICE OR SHOWROOM KIND OF RETAIL SPACE.
SO THAT'S SOMETHING WE'VE BEEN SEEING, UM, MORE AND MORE OF AND I THINK IS PRETTY SIMILAR TO SOME OF THE EXAMPLES MR. LEY, UM, MENTIONED.
UM, SO I WENT OVER THAT WAREHOUSE OFFICE, SHOWROOM INDOOR, UM, WE ALREADY HAVE AN EXISTING CLASSIFICATION.
IT'S NOT, THAT'S NOT A LAND USE THAT'S LIMITED ONLY TO INDUSTRIAL AREAS.
IT CAN EVEN BE ALLOWED IN THE DOWNTOWN AREA BY S U P
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AND SOME OTHER COMMERCIAL AND RETAIL AREAS OUTSIDE OF DOWNTOWN AS WELL.UM, IT MAY NEED S U JUST DEPENDING ON HOW LIGHT OF A COMMERCIAL DISTRICT WE'RE TALKING, BUT AS YOU GET A LITTLE MORE INTENSIVE, HEAVIER COMMERCIAL INDUSTRIAL, THEN IT'S ALLOWED BY RIGHT.
BUT YEAH, AGAIN, WE UM, WE DO REVIEW KIND OF WHAT THE PRIMARY USE AND SECONDARY USES ARE.
UM, OFTENTIMES AS, UM, MS. VANHORN WILL TELL YOU THAT A LOT OF OFTENTIMES THE STAFF WILL ASK A LOT OF QUESTIONS AND EVEN GET INTO DETAIL WITH POTENTIAL APPLICANTS ON LOOKING AT A FLOOR PLAN AND, AND PERCENTAGE OF SALES AND THINGS OF THAT NATURE TO DETERMINE WHAT REALLY IS THE PRIMARY USE VERSUS WHAT'S TRULY INCIDENTAL.
UM, IF, UH, IF THERE'S KIND OF A HYBRID OF USES, BUT THEY'RE ALL ALLOWED IN THAT PARTICULAR ZONING DISTRICT ANYWAY, IT WOULD BE AN ALLOWED VENTURE.
UM, THAT'S JUST, YEAH, PERIOD.
IT WOULD JUST BE ALLOWED AND IT COULD BE PERMITTED.
NOW THERE MAY BE SOME BUILDING CODE AND FIRE THING, FIRE CODE THINGS TO LOOK AT IN TERMS OF HOW IT'S LAID OUT, BUT THAT'S NOT REALLY A USE ISSUE.
UM, AND THEN AS FAR AS UNDEFINED USES, IF SOMETHING TRULY IS OUTSIDE OF THE BOX, JUST DOES NOT AT ALL FIT INTO ANY OF THE LISTED OR DEFINED LAND USES IN THE GC, THERE ARE, THERE ARE PATHS FOR THAT AS WELL.
UM, AN APPLICANT CAN, WELL OF COURSE WE CAN AMEND THE GC, UH, AT ANY TIME APPLICANTS CAN EVEN REQUEST THAT OR, YOU KNOW, SPEAK TO CITY COUNCIL TO, TO AMEND THAT.
BUT OFTENTIMES THE DEVELOPMENT SERVICE COMMITTEE HAS, HAS MET, UM, ON THOSE TYPES OF CONVERSATIONS AS WELL.
SO WE CAN CERTAINLY ADD THOSE TO THE GC IF THERE'S KIND OF A NEW OR UNDEFINED LAND USE, UM, OR, UM, YOU KNOW, AS A MORE KIND OF CASE BY CASE BASIS.
UM, IT CAN BE CONSIDERED THROUGH A PD PROCESS, UM, THAT'S AVAILABLE AS WELL.
UM, YOU'VE OFTEN SEEN SOME OF THAT WHERE IT'S, IT'S JUST DOESN'T QUITE FIT REAL CLEANLY.
SO IT MAY BE A PD WHERE THAT'S, UH, AN UNDEFINED OR A LITTLE BIT DIFFERENT LANE USES, UM, CONSIDERED.
SO REALLY IN SUMMARY, UM, YOU KNOW, WE PROBABLY JUST NEED TO CLARIFY KIND OF WHAT WE MEAN BY HYBRID ZONING LAND USE, CUZ THE, THE EXAMPLES ARE CERTAINLY ALL OVER THE PLACE.
AND, UM, UH, AND, BUT AS A REMINDER, AS I MENTIONED, CURRENTLY THERE ARE PROCEDURES AND REVIEW PROCESS IN PLACE TO CONSIDER AND ALLOW PATHS FOR NEW AND PROPOSED LAND USES.
AND SO I DON'T, UM, DON'T KNOW IF WE'RE NECESSARILY MISSING ANYTHING CURRENTLY OR IF IT'S NECESSARILY A PROBLEM AT THIS TIME THAT WE REALLY NEED TO FIX PER SE, BUT CERTAINLY WANNA, UM, YOU KNOW, HEAR FROM THE COMMITTEE AND IF, IF, YOU KNOW, YOU HAVE DIFFERENT IDEAS ON WHAT THIS HYBRID, UH, ZONING CATEGORY MEANS, UM, BE GLAD TO HAVE THAT CONVERSATION.
SO I'LL HAND IT OVER TO YOU, MR. CHAIRMAN.
ANY QUESTIONS FROM, ALL RIGHT, THANK YOU.
SO I THINK YOU PROBABLY ALREADY ANSWERED MY, MY FIRST QUESTION AFTER SEEING ALL THIS IS, IS THIS A SOLUTION LOOKING FOR A PROBLEM? AND IT, I, I THINK WE CLEARLY HAVE, AND, AND YOU, UM, HAVE BEEN DOING A REALLY GOOD JOB OF NAVIGATING WITH SOMEWHAT UNUSUAL CIR, UM, USES, AND I DON'T WANNA COMPLICATE IT, BY ADDING RANDOM NEW HYBRID USES.
IF, IF, IF YOU DON'T REALLY ANTICIPATE THAT WE NEED THEM, AND I HAVEN'T HEARD YET IN THE PRESENTATION THAT THERE'S A GAP WHERE, WHERE WE NEED THAT.
SO UNLESS TO YOU, I THINK IN, IN MY OPINION AT, AT THIS TIME, NO, I, I, I WOULD BE CONCERNED ABOUT, UM, MAYBE TRYING TO CREATE A DEFINITION FOR SOMETHING MAYBE THAT, THAT, UM, YOU KNOW, YOU CAN ALWAYS HAVE UNINTENDED CONSEQUENCES AND I'VE, I'VE SEEN THAT BEFORE.
I'VE EXPERIENCED IT BEFORE IN, UH, CREATING NEW THINGS IN A CODE, UM, AND, YOU KNOW, DEFINING WHAT TWO LAND USE IS, ARE WE TALKING ABOUT.
AND THAT'S WHAT I'M, THAT'S ONE THING I'M PROBABLY STILL A LITTLE UNCLEAR OF A HYBRID ZONING ARE WE'RE REALLY JUST TALKING ABOUT A TWO OR THREE RANDOM COMBINATION OF ANY LAND USES IN THE ENTIRE LAND USE MATRIX.
CAUSE THAT'S GONNA BE REALLY DIFFICULT TO, UM, DEFINE.
UM, AND THEN HOW DO YOU ALLOW IT BY, RIGHT BY S U P BY PD.
SO, UM, SO IN MY OPINION, YES, I, I DON'T THINK IT'S REALLY BEEN AN ISSUE TO THIS POINT.
UM, NOW THAT BEING SAID, THAT'S NOT TO SAY I THINK IT MAY BE A DISCUSSION THAT'S CERTAINLY WORTH, YOU KNOW, TABLING AND JUST KIND OF KEEPING IN MIND, CUZ I THINK, I THINK KEVIN'S HIGH LEVEL POINT WAS THAT THESE ARE TRENDS THAT WE'RE GONNA BE SEEING MORE AND MORE OF.
AND I THINK HE'S ABSOLUTELY RIGHT.
UM, YOU KNOW, YOU'RE MAYBE STARTING TO SEE SMALLER SCALE, UM, MANUFACTURING AND, AND SHOWROOMS AND THINGS LIKE THAT VERSUS THE TRADITIONAL KIND OF LARGER SCALE INDUSTRIAL AND, UM, THINGS THAT WE TR THINK OF AS A, IN A TRADITIONAL SENSE.
AND I THINK THE PANDEMIC DEFINITELY EXACERBATED THAT.
HE TALKED ABOUT, UM, SMALL BUSINESS OWNERS TRYING TO MAYBE INCORPORATE THE VENT HALL SPACE IN ORDER TO HELP BECAUSE THEY MAY HAVE TOO MUCH SPACE AND THEY NEED TO HELP KIND OF NEED SOME ASSISTANCE IN PAYING THE RENT AND THAT SORT OF THING.
SO, UM, SO HE KINDA GAVE SOME EXAMPLES OF WHY WE'RE SEEING THAT.
SO I THINK IT'S DEFINITELY SOMETHING TO KEEP, YOU KNOW, KEEP LOOKING
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AT, KEEP IN MIND.BUT, UM, BUT I THINK THE PLUS IS THAT WE DO HAVE, AND, AND, YOU KNOW, KUDOS TO BRITA STAFF AS WELL.
I THINK WE WORK PRETTY WELL TOGETHER ON, IF WE GET AN INTERESTING QUESTION, WE'RE LIKE, THINK IT'S THIS, BUT WHAT DO YOU THINK? KINDA GETTING EACH OTHER'S, YOU KNOW, SECOND OPINIONS ON HOW, YOU KNOW, WE OUGHT TO CLASSIFY IT AND IF IT'S ALLOWED, DOES IT NEED AN S U P? SO, UM, FORTUNATELY WE KIND OF HAVE THOSE PROCESSES AND PROCEDURES IN PLACE, SO, OKAY.
SO WE HAVE TOOLS IN OUR TOOLBOX ALREADY TO DEAL WITH THESE KIND OF, UH, MESSIER, UM, PAIRINGS OF USES, CORRECT? CORRECT.
WELL, ALONG THE SAME LINES, SO I JUST WOULD LIKE TO CONFIRM, SO, UH, WE HAVEN'T HAD CASES LIKE THIS BOGGING DOWN OUR SYSTEM INTERNALLY.
I MEAN, I'M KIND OF LOOKING OVER AT BREED END TO SEE HER SHAKING HER HEAD AS WELL.
AND, AND, AND DO WE, DO WE HAVE ANY, UH, WE HAVEN'T HAD ANY EXAMPLES OF ANY BUSINESSES WE'VE LOST BECAUSE OF HAVING ANY TROUBLE GETTING THROUGH, UM, UM, YOU KNOW, MULTI, NOT, NOT TO MY, MY KNOWLEDGE.
YEAH, I, I THINK THAT, UM, TO DEBORAH'S POINT THAT, YEAH, I THINK THIS IS A SOLUTION LOOKING FOR A PROBLEM THAT'S, THAT'S NOT QUITE HERE YET.
ONE QUESTION I HAVE TO FOLLOW UP ON THIS IS IN, WHEN YOU MAKE THESE DETERMINATIONS, IS THERE ANYTHING YOU CAN REFERENCE THAT SAYS WE'RE USING A FLOOR PERCENTAGE IN THE END USE OR SOMETHING LIKE THAT SO THAT IT DOESN'T BECOME AN ARGUMENT BETWEEN STAFF AND THE DEVELOPER AS TO WHAT THE GUIDELINES ARE? SURE, SURE.
WELL, UM, I DUNNO IF BRITA IF YOU WANNA, YOU KNOW, HELP US KNOW, YOU GET THIS QUESTION A LOT AS WELL AND YOUR TEAM DOES.
UM, I, I THINK PROBABLY, MY KNOW, YOU CERTAINLY ADD TO THIS.
OFTENTIMES WE JUST HAVE TO DO THE BEST WE CAN GIVEN THE DEFINITION IN THE GC.
UM, LIKE REALLY LOOK VERY CLOSELY AT THE DEFINITION.
SOMETIMES EVEN JUST REREADING IT MULTIPLE TIMES, WE FIND SOME KEY WORDING IN THERE THAT'S LIKE, OKAY, THAT THAT REALLY HELPS PROVIDE SOME GUIDANCE HERE ON WHAT THE INTENT IS AND WHAT, WHAT THAT LAND USE FIRST IS MAYBE A, ANOTHER KIND OF CLOSE LAND USE MIGHT HAVE BEEN.
AND SO OFTENTIMES IT, IT DOES GET ELEVATED KIND OF TO OUR LEVELS AND WE HAVE TO MAKE THE BEST DETERMINATION WE CAN.
UM, THE FLOOR PLANS, OFTENTIMES THAT HAS TO DO WITH JUST REALLY WHAT THE MAJORITY, YOU KNOW, OVER 50% OR WHATEVER IT IS, UM, OF THE PHYSICAL AREA, UM, IS FOR THAT PARTICULAR LAND USE, WHAT WE CONSIDER THE PRIMARY LAND USE.
SO BRITA, YOU HAVE ANYTHING TO ADD? UM, I WOULD, I, I AGREE.
WE, WE DON'T SEE THIS VERY OFTEN AND WE DON'T HAVE A LOT OF CONFLICT.
AND I THINK IT'S BECAUSE THERE'S, WHEN IT NEEDS TO BE DEFINED, LIKE THE OFFICE WAREHOUSE SHOWROOM WHERE THERE'S A PERCENTAGE, IT'S PRETTY EASY TO LOOK AT A FOOTPRINT.
YOU CAN LOOK AT IT DIFFERENT WAYS, BUT A FOOTPRINT OR A VOLUME OF BUSINESS, YOU COULD EVEN USE THAT AS YOUR 25% MARKER AND KIND OF USE THE USE, USE DIFFERENT WAYS TO MEASURE THE 25% TO MAKE IT WORK.
I THINK WE WE'RE PRETTY REASONABLE.
THE OTHER THING IS THAT I THINK WE, YOU KNOW, THERE'S USUALLY VERY DEFINITIVELY OF PRIMARY USE AND THEN THERE ARE A LOT OF THINGS THAT JUST MAKE SENSE TO BE SECONDARY.
WE DON'T SAY THAT BECAUSE YOU HAVE A CAFETERIA IN YOUR OFFICE, YOU HAVE NOW A RESTAURANT BECAUSE IT'S NOT A RESTAURANT, IT'S JUST FOR EMPLOYEES TO EAT THEIR LUNCH, RIGHT? SO THOSE KIND OF THINGS JUST DON'T CONTRIBUTE TO HAVING A CONFLICT AT ALL.
AND THERE'S OTHER, THERE'S OTHER EXAMPLES OF THAT, YOU KNOW, YOU HAVE A LITTLE BIT OF A HAZARDOUS USE IN AN INDUSTRIAL BUILDING BECAUSE THEY HAVE CHEMICALS.
AND SO THOSE THINGS GO TOGETHER.
WE DON'T LOOK AT THEM AS SEPARATE USES.
THEY'RE SORT OF, IT'S ANCILLARY TO THE PRIMARY USE.
AND I THINK THAT'S HOW WE JUST, WE REALLY JUST DON'T CO COME INTO CONFLICT.
AND THEN WHEN WE DO SEE TRUE MIXED USES, WHAT I SEE THE VAST MAJORITY OF THE TIME IS THAT THEIR ALLOWED USES IN THE LAND USE TABLE, THEY'RE, THEY'RE COMPLIMENTARY ANYWAY BECAUSE THE LAND USE TABLE ALLOWS THEM AS PERMITTED IN THAT DISTRICT.
AND SO THERE IS NO CONFLICT FOR THAT REASON AS WELL.
SO WE RUN INTO KIND OF A COMBINATION OF A LOT OF DIFFERENT THINGS, BUT FOR THE MOST PART, WE DON'T SEE A LOT OF CONFLICT.
I THINK WHAT WE MAY SEE AS THIS EVOLVES AND WE GET MORE INTERESTING MIXES OF THINGS, IS THAT WE FIND THAT REPEATEDLY WE FIND, UH, IN A COLUMN IN THE LAND USE TABLE IN A ZONING DISTRICT, THAT WE MAY SEE SOMETHING THAT OVER AND OVER AGAIN, THEY, THEY'RE WANTING TO BE PAIRED TOGETHER.
AND THEN YOU'LL MAYBE SEE THEM COME IN AS A, A REQUEST FOR AN U OR PD BECAUSE IT DOESN'T QUITE FIT.
AND IF YOU SEE THEM ONCE AND TWICE, THEN YOU'D BE LIKE, HMM, MAYBE WE SHOULD JUST ADD THAT AS A PERMITTED USE TO THAT LAND USE TYPE.
BECAUSE OBVIOUSLY THE TREND IS THAT THAT GOES TOGETHER.
I THINK THAT'S KIND OF WHAT YOU'RE GONNA BE, THAT'S MY GUESS IS THE FIRST THING YOU'LL SEE IS KIND OF A REPEAT OF THINGS THAT SEEM TO FIT TOGETHER BECAUSE OF THE WAY THE WORLD IS CHANGING.
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I SHOULD ADD TOO, JUST, AND, AND I THINK THIS IS PROBABLY EXTREMELY RARE, BUT JUST MENTION BECAUSE THE PROCEDURE IS IN PLACE IN THE GC THAT IF, IF ONE, IF WE WERE TO MAKE A DETERMINATION AND AN APPLICANT, UM, DISAGREED WITH, WITH STAFF, WITH THE PLANNING DIRECTOR OR THE BILLING OFFICIALS DECISION, THERE IS AN ADMINISTRATIVE APPEAL PROCESS IN PLACE WHERE THEY COULD GO IN FRONT OF THE BOARD OF ADJUSTMENT AND THEN MAKE THEIR PLEAD THEIR CASE.AND STAFF WOULD SAY, WELL, THIS IS THE REASON WHY WE DETERMINE IT TO BE THIS LAND USE OR WHATEVER THE CASE MAY BE.
AND THEN THE APPLICANT COULD PLEAD THEIR CASE AS WELL.
SO THAT PROCEDURE'S IN PLACE PROBABLY EXTREMELY RARE FOR THE BOARD OF ADJUSTMENT TO SEE THAT, BUT, UM, IT'S AVAILABLE IN CASE WE, WE RAN INTO THAT ISSUE.
WELL, UNLESS THERE'S ANY OTHER QUESTIONS, I'M FINE WITH REPORTING THIS BACK TO COUNSEL.
JUST HAVE NO CHANGE TO THE EXISTING ORDINANCES AND YEP.
ALL RIGHT, WE'LL MOVE ON TO ITEM C.
IT'S PARKING FOR BICYCLES IN THE DOWNTOWN AREA.
GIMME A MINUTE AND I'LL PULL UP, PULL THIS UP.
SO, UM, LETICIA AND I ARE HERE TO, UH, REPORT ON, UH, COUNCIL REQUEST TO GET SOME INFORMATION ON, UM, BICYCLE PARKING IN THE DOWNTOWN AREA.
AS WE ALL KNOW, UM, WE HAVE QUITE A FEW IMPROVEMENTS HAPPENING AND, UM, WHAT WE WANTED TO KIND OF CONVEY TO YOU TODAY IS, IS, YOU KNOW, WHERE THINGS ARE CURRENTLY WITH THE EXISTING BIKE RACKS AND WHERE SOME, UM, PROPOSED NEW OPTIONS WOULD BE.
UM, IN THE EVENT THAT, UM, YOU KNOW, NEW BIKE RACKS WERE TO BE ADDED TO THE DOWNTOWN, UH, STREET SCAPES AND THERE WERE AND OR SQUARE, UM, I BELIEVE WE'VE BEEN, AS THINGS ARE KIND OF COMING TOGETHER, THERE'S, YOU KNOW, WE'RE IDENTIFYING SOME OPPORTUNITIES FOR, UH, MORE MOBILITY AND, YOU KNOW, AS, AS MOBILITY AND ON-STREET BICYCLING IS BECOMING MORE POPULAR, AS MORE TRAILS AND ON STREET FACILITIES ARE COMING ONLINE, WE'RE SEEING A MORE OF A DEMAND FOR, UM, FOR BICYCLE PARKING IN, IN KIND OF HIGHLY DENSE, DENSE AREAS AND HIGH ACTIVITY, UH, AREAS.
SO, UM, LETICIA AND I WORKED TOGETHER.
UH, LETICIA, DO YOU WANT TO ADD ANYTHING TO THAT BEFORE I MOVE ON? OH, NO, I THINK YOU, OKAY.
UM, SO, YOU KNOW, I JUST, UM, WE PUT TOGETHER THIS DIAGRAM TO KINDA SHOW WHERE THINGS ARE CURRENTLY, AND THESE DARK BLUE DOTS INDICATE WHERE BIKE RACKS CURRENTLY EXIST IN THE, IN THE DOWNTOWN SQUARE.
SO I PULLED A SHEET FROM THE, THE DOWNTOWN STREET SCAPES AND, AND PLAZA, UH, PLANS JUST TO KIND OF GIVE YOU A SENSE OF THE LIMITS THAT WE'RE TALKING ABOUT.
AND SO THE DARK BLUE DOTS, UM, SHOW, UH, EXISTING, UM, BIKE RACKS.
AND I'VE SHOWED A PICTURE HERE OF WHAT THOSE LOOK LIKE.
UH, THIS IS KIND OF THE, THE DOWN DOWNTOWN STANDARD THAT WE'RE MOVING FORWARD WITH.
AND, UM, A AS YOU KNOW, AS YOU CAN SEE, THERE AREN'T ANY BLUE DOTS AROUND THE DOWNTOWN SQUARE.
UH, THERE UM, ARE NOT ANY BLUE DOTS AROUND CITY HALL EXCEPT FOR FIFTH STREET, BASICALLY ACROSS FROM WHERE THE, THE APARTMENT COMPLEX IS.
AND SO, UM, WE WANTED TO COME FORWARD TODAY AND JUST KIND OF TALK ABOUT, UH, WHAT THAT MIGHT LOOK LIKE IF WE WERE TO ADD, UM, BIKE RACKS AROUND THE SQUARE.
AND THEN THERE'S YOUR, YOU'LL SEE ONE AROUND, UH, SEVENTH AND MAINE AS WELL.
UM, WHAT KIND OF OPTIONS WE MAY HAVE IN TERMS OF, UM, WHAT IMPACTS THEY MAY HAVE IN TERMS OF THE, THE AREAS THAT WE'RE DEVELOPING NOW WE'RE CREATING NOW, WHICH IS, YOU KNOW, HIGH ACCESS, WIDER SIDEWALKS AND THESE AMENITIES ZONES IN FRONT OF THE, THE BUSINESSES IN THE DOWNTOWN PLAZA.
UM, AND THEN WE WANT TO TALK ABOUT ANOTHER OPTION, UM, TO ADD, AND NOT, NOT JUST AN OPTION, BUT AS A, A, UH, COMPLIMENT TO, UH, BIKE RACKS, UM, TO CONSIDER, WHICH IS BIKE LOCKERS.
UH, CUZ WE'VE, UH, WE'VE HEARD, YOU KNOW, THERE ARE SEVERAL BICYCLISTS THAT, THAT DO FREQUENT THIS AREA.
AND, AND SOME DO COME WITH HIGHLY, HIGHLY VALUABLE BICYCLES.
AND SO, UM, THEY MAY NOT FEEL AS COMFORTABLE PUTTING THEIR THOUSANDS OR OF DOLLARS OF BICYCLE AND WHEELS AND ALL THAT, UH, IN FRONT OF, ON A BIKE RACK THAT THEY CAN'T SEE FROM WHEREVER THEY FREQUENT.
SO, UM, JUST TO PROVIDE YOU SOME INFORMATION ABOUT BIKE LOCKERS THAT COULD BE INTRODUCED TO THE DOWNTOWN AREA.
AND, YOU KNOW, RIGHT NOW THIS IS JUST, THESE ARE RECOMMENDATIONS ON THE WHITE, WHITE DOTS JUST FOR DISCUSSION PURPOSES, UM, JUST SO THAT WE CAN KIND OF SPARK THE DISCUSSION ON WHERE THEY MIGHT GO, WHAT THEY MIGHT LOOK LIKE, UM, BIKE LOCKERS, THERE MIGHT BE A ROOM FOR 'EM IN THE DOWNTOWN, THE, THE PARKING GARAGE AT CITY HALL.
[00:25:01]
UM, MAYBE SOME OTHER LOCATIONS AS WE KIND OF GET INTO A LITTLE BIT MORE ANALYSIS ON, UM, WHERE SOME OPPORTUNITIES ARE.SO THERE ARE SOME REQUIREMENTS THAT COME WITH BIKE LOCKERS, UM, OBVIOUSLY REQUIREMENTS THAT COME WITH BIKE RACKS, UH, IN TERMS OF SPACE AND HOW MUCH THEY NEED AND, UH, POTENTIAL CONFLICTS WITH, UM, OTHER USES KIND OF IN THE AREA, ESPECIALLY CARS.
WE DON'T WANT CONFLICTS WITH CARS.
SO, UM, WITH THAT, I THINK IT'D BE GREAT TO JUST OPEN UP FOR DISCUSSION, ANSWER ANY QUESTIONS THAT Y'ALL MAY HAVE, AND, UM, KIND OF TALK THROUGH SOME OF THE DETAILED, UM, DETAILED PROPOSAL OR DETAILED LOCATIONS OF, OF, UH, WHERE THOSE MIGHT GO.
UM, SO AS YOU'RE THINKING OF YOUR QUESTIONS, UM, I'M GOING TO JUST KIND OF FOCUS IN, ZOOM IN ON A COUPLE OF AREAS JUST TO KIND OF SHOW YOU WHAT THAT MIGHT LOOK LIKE.
AND SO, UM, YOU KNOW, THIS TBD RIGHT HERE, WELL, IT'LL, IT DIDN'T MOVE THE WAY I WANTED IT TO MOVE.
UM, SO THIS WOULD BE, YOU KNOW, THE IDEA WITH, WITH THESE THREE DOTS AROUND THE SQUARE IS THAT THEY'RE CENTRAL TO THE BLOCK.
UM, YOU KNOW, IF SOMEBODY WAS IN, UH, A RESTAURANT OR, UH, YOU KNOW, A PLACE OF BUSINESS WHERE THEY WANTED TO, YOU KNOW, PARK THEIR BIKES, THEY HAVE IT KIND OF IN A CENTRAL PLACE.
IF THEY'RE ON ONE SIDE OR ANOTHER, THEY MIGHT BE ABLE TO VISUALIZE, YOU KNOW, AND, AND SEE, YOU KNOW, WHERE THEIR, UM, WHERE THEIR BIKE BICYCLES BEING PARKED.
AND SO IT'S ALSO VERY, UH, IN A, IN A PROMINENT LOCATION, YOU KNOW, SO IT'S, IT'S HIGHLY VISIBLE BY A LOT OF PEOPLE.
UM, WE ACTUALLY JUST NEED TO LOOK AT THE LOGISTICS OF THE SPACE BETWEEN LIKE THE TREES, FOR EXAMPLE, AND OTHER CONFLICTS THAT MIGHT EXIST.
SO ONE O OPPORTUNITY MIGHT BE LIKE, FOR EXAMPLE, ON THIS WEST SIDE OF THE SQUARE, YOU KNOW, AS YOU'RE LOOKING AT THESE AREAS IN BETWEEN THE TREE GRATES, YOU KNOW, THERE'S A LIGHT POST HERE FOR EXAMPLE.
THERE'S A SIGN IN THIS SPOT, SO WE'D WANNA AVOID THAT.
SO WE, YOU KNOW, LOOKING AT THIS SPACE DOESN'T HAVE ANY OTHER OBSTRUCTIONS POTENTIALLY IN THAT SPACE.
UH, WHAT WE, WHAT WE'D LIKE TO DO IS JUST LOOK AT, YOU KNOW, INCLUDING MAYBE TWO BIKE RACKS HERE, UH, IN THAT SAME STYLE THAT WE JUST SHOWED YOU SO THAT BICYCLES COULD PARK LONG WAYS, UH, THIS WAY ON THE SHORT SECTION OF THE PARKING STALL, JUST TO STAY OUT OF THE, THE, THE MAIN PATH OF TRAVEL, UM, THROUGH THE SIDEWALKS.
AND SO, UH, WE MAY NOT BE ABLE TO GET THREE IN THIS LOCATION, BUT THERE ARE OTHER LOCATIONS THROUGHOUT THE DOWNTOWN AREA WHERE THERE MAY BE ONE OR TWO, SOME HAVE THREE.
SO IT'S, IT'S NOT OUT OF BALANCE TO HAVE JUST, YOU KNOW, ONE OR TWO IF IT FITS.
UM, AND SO IN THIS, IN THIS SCENARIO, WHAT WE MIGHT WANT TO CONSIDER IS POTENTIALLY ADDING A WHEEL STOP, FOR EXAMPLE, IN FRONT ON THAT PARKING STALL JUST TO KIND OF KEEP CARS FROM GETTING TOO CLOSE TO THE BICYCLES.
UH, NOT PROPOSING TO PUT WHEEL STOPS IN ALL AROUND, IT'S JUST, YOU KNOW, IN THE AREAS THAT WE KIND OF TARGET FOR BICYCLES, KIND OF MAKE SOME FURTHER ACCOMMODATIONS SO THAT, YOU KNOW, THEY CAN, THEY CAN FEEL LIKE THEY BELONG THERE.
UM, AND SO THAT, THAT THAT'S KIND OF THE APPROACH, YOU KNOW, IN TERMS OF GETTING, UH, GETTING A COUPLE BIKE RACKS IN, UH, SOME OF THESE AREAS ON THE BLOCKS, UM, KIND OF CENTRAL TO EACH BLOCK.
UM, NOT REALLY INTENTIONALLY TRYING TO TARGET, YOU KNOW, A PARTICULAR PLACE OF BUSINESS, BUT JUST KIND OF GEOGRAPHICALLY CENTRAL TO THE, TO THAT STREET AND SO ON.
IN, ON THE NORTH SIDE OF, OF THE DOWNTOWN SQUARE, UH, THERE'S A LARGE LANDSCAPE BED.
SO WE MIGHT LOOK AT POTENTIALLY TAKING SOME SPACE OUT OF THAT FOR, UM, FOR BIKE RACKS, IF NOT BECAUSE FOR WHATEVER REASON MAYBE WE LIKE THE WAY THE LANDSCAPE LOOKS LOOK AND THEN WE PREFER TO HAVE IT AS IT WAS DESIGNED.
UH, THERE ARE, YOU KNOW, SOME SPOTS KIND OF ON EITHER SIDE OF THAT CENTRAL KIND OF MARK AND THAT BLOCK TO KIND OF DO THE SAME THING THAT WE HAD JUST TALKED ABOUT.
SO, UM, ON THE SOUTH SIDE A LITTLE BIT DIFFERENT CUZ THERE'S PARALLEL PARKING ON THAT SIDE.
UM, YOU KNOW, THERE'S, THERE'S A SPACE RIGHT HERE WHERE THE RAMP COMES UP TO THE SIDEWALK, AND AS YOU KNOW, THERE'S A RAILING RIGHT HERE.
AND THIS IS THE ADA ACCESSIBLE SIDEWALK THAT GOES UP TO, UM, TO THESE BUSINESSES.
UH, THERE'S A SPOT RIGHT HERE NEXT TO THIS RAMP THAT COULD BE CONVERTED AS WELL TO CONCRETE SO THAT THEY COULD BE LIKE POTENTIALLY THREE TO THE THREE BIKE RACKS IN THIS LOCATION.
THE FOURTH PROPOSED LOCATION IS DOWN HERE AT SEVENTH AND MAINE.
UH, THERE ARE, THERE'S AN AREA RIGHT HERE WHERE A BENCH IS PROPOSED.
THERE'S SOME LANDSCAPE AREA, UM, AND THERE'S KIND OF AN OPEN SPOT NEXT TO THE BENCH, WHICH, UH, MIGHT LEND ITSELF WELL TO A COUPLE OF BIKE RACKS KIND OF RUNNING AROUND THE LONG SIDE OF THAT BED.
SO, UM, AS I MENTIONED, JUST WITHOUT THIS IS, THIS
[00:30:01]
IS NOT A FULL ANALYSIS FOLLOWING A FULL ANALYSIS OF DESIGN AND IMPACT AND, AND VISIBILITY AND, YOU KNOW, THOSE KIND OF THINGS.UH, CIRCULATION THESE AS A, AS A KIND OF A CURSORY LOOK AT POTENTIAL OPPORTUNITIES AND AREAS IN, IN THE DOWNTOWN THAT MAY HAVE SOME POTENTIAL.
I MEAN, THESE ARE FOUR LOCATIONS THAT COULD BE, IN OUR OPINION, ADDED, UM, YOU KNOW, TO TWO, MAYBE THREE BIKE RACKS AND DEPENDING ON THE LOCATION.
UM, SO MOVING ON TO BIKE LOCKERS, I WANTED TO JUST PROPOSE AN IDEA, UM, LEMME GIVE YOU AN IDEA OF WHAT THAT MIGHT LOOK LIKE.
THIS IS, THIS IS KIND OF WHAT THEY LOOK LIKE.
THEY HAVE CODES ON THEM SO THAT, YOU KNOW, YOU CAN, YOU CAN, HONESTLY, I'VE NEVER USED ONE, SO I DON'T KNOW EXACTLY HOW YOU ASK THAT.
THEY HAVE DIFFERENT WAYS OF, OF DOING THAT.
SO I THINK THERE'S SOME DISCUSSION POTENTIALLY ABOUT OPERATIONS.
I MEAN, HOW PEOPLE GET IN, HOW PEOPLE, YOU KNOW, UM, TROUBLESHOOT ISSUES THAT ARE GOING ON, IF IT'S JUST A COIN DISPENSER OR IF THERE'S A, YOU KNOW, CREDIT CARD MACHINE ATTACHED TO IT, YOU KNOW, HOW THAT MIGHT LOOK IN TERMS OF GETTING TECHNOLOGY TO IT.
UM, BUT THE IDEA IS THAT IT'S, IT'S WORKABLE AND IT'S WORKABLE IN MULTIPLE AREAS.
I MEAN, THERE'S, UH, LOTS OF PRECEDENTS WITH, YOU KNOW, THESE KIND OF, UH, SITUATIONS, BUT THEY'RE FULLY ENCLOSED AND PEOPLE WHO HAVE, UM, YOU KNOW, VALUABLE BICYCLES, YOU KNOW, THEY, THEY'RE MUCH MORE COMFORTABLE USING SOMETHING LIKE THIS.
UM, AND SO, YOU KNOW, YOU'LL SEE 'EM IN PARKING LOTS, YOU'LL SEE 'EM IN PARKING GARAGES.
UH, IN FACT THERE'S A PICTURE HERE OF, UH, ONE AND A IN KIND OF A TRANSITION AREA BETWEEN THE PARKING GARAGE AND SOME, YOU KNOW, COMMERCIAL USES.
UM, SO YEAH, THERE'S, UM, THERE'S A COUPLE LOCATIONS IN THE DOWNTOWN IN THE CITY WHERE, SORRY, CITY HALL GARAGE THAT COULD POTENTIALLY LEND ITSELF TO, UM, A AT LEAST, YOU KNOW, A COUPLE OR MAYBE MORE, UM, RIGHT HERE AS YOU COME IN OFF OF STATE STREET, YOU KNOW, THERE'S A, THERE'S A BIG AREA WITH A BIKE RACK, SO, UM MM-HMM.
SO THIS MIGHT BE A, A, A GOOD OPPORTUNITY TO EXPLORE THAT IN A LITTLE BIT MORE DETAIL.
UM, IN MY PRELIMINARY, KIND OF LOOK AT, YOU KNOW, WHAT THE REQUIREMENTS ARE, THEY LOOK AT HAVING A GOOD DISTANCE FOR ACCESS FOR PEOPLE TO GET IN AND OUT.
AND SO THE MINIMUM ACCESS THAT THEY RECOMMEND IS FOUR FEET.
AND SO DEPENDING ON HOW LONG THESE END UP BEING, CUZ THERE'S DIFFERENT ONES THAT ARE OUT THERE, BUT, UM, WE WOULD WANT TO PICK ONE THAT KIND OF FITS IN THIS ZONE RIGHT HERE, SO THAT'S NOT TOO CLOSE TO THIS PARKING STALL, UM, BUT ALLOWS FOR A, A GOOD SIZE, UM, UNIT TO BE INSTALLED.
AND THERE MAY BE ENOUGH ROOM FOR TWO OR THREE.
UM, SO, YOU KNOW, THIS, THIS DIAGRAM KIND OF ROUGH, REALLY ROUGHLY REPRESENTS, YOU KNOW, WHAT THAT MIGHT LOOK LIKE.
UM, SO WE'LL NEED TO COORDINATE WITH OUR TRANSPORTATION DEPARTMENT AND MAKE SURE VISIBILITY, UM, IS FULLY, YOU KNOW, AVAILABLE TO PEOPLE WHO ARE DRIVING.
I, I FEEL LIKE WITH THIS OFFSET, YOU KNOW, THAT, YOU KNOW, AND, AND MAJORITY OF OF PEOPLE DO STOP AT THE STOP SIGN, AT LEAST WHEN I, WHEN I'VE BEEN IN THERE, PEOPLE DO, UM, THEY'LL BE ABLE TO SEE CARS COMING IN.
ESPECIALLY THAT CARS ARE COMING IN AT RELATIVELY LOW SPEEDS.
UM, MOST PEOPLE, AT LEAST I DO STOP HERE TO MAKE SURE THAT PEOPLE ARE NOT COMING DOWN THE RAMP AS I MAKE MY TURN MM-HMM.
UM, BUT AS PEOPLE ARE TURNING, UM, THE, THE PEOPLE WHO ARE MAKING A RIGHT TURN OUT OF THE GARAGE SHOULD BE ABLE TO SEE ANYBODY MAKING A LEFT TURN, YOU KNOW, IN FROM STATE STREET.
UM, SO IN A NUTSHELL THAT'S KIND OF, UM, WHAT WE PUT TOGETHER AS A, AS A RECOMMENDATION, YOU KNOW, WITH THOSE FOUR LOCATIONS AROUND THE SQUARE, UH, TO ADD, TO ADD BIKE RACKS AND, UM, CONSIDER, UH, INCLUDING, UH, BIKE LOCKERS AS PART OF, UH, A RECOMMENDATION FOR ADDING FURTHER BIKE PARKING IN THE DOWNTOWN AREA.
IF, IF I COULD ALSO JUST EXPAND, UM, SPECIFIC TO THE BIKE RACKS AROUND THE SQUARE AND THEN CONSIDERING THE BIKE RACKS THAT WILL BE COMING ONLINE AS THE STREETSCAPES ENHANCEMENTS ARE, UM, COMPLETE JUST AS FAR AS I THINK ZIAD PRESENTED IT WELL THAT, YOU KNOW, THESE IS, THIS IS JUST A VERY CURSORY REVIEW AND PROPOSAL, BUT WE'D LIKE TO HAVE THE OPPORTUNITY TO REALLY DIG INTO THE DETAILS BECAUSE YOU DO HAVE TWO VARYING OPINIONS OF MID-BLOCK BEING IDEAL OR MAYBE EVEN TAKING ADVANTAGE OF THE CURB EXTENSIONS.
BUT IN LIGHT OF TRYING TO FOLLOW THROUGH WITH OUR INITIATIVE OF THE STREETSCAPES ENHANCEMENTS, WHICH IS MAXIMIZING THE PEDESTRIAN EXPERIENCE AND, AND CONNECTIVITY, WE ALSO WANNA ENSURE THAT WE'RE PUTTING THE BIKE RACKS IN A LOCATION THAT THEY'LL BE UTILIZED.
[00:35:01]
JUST KIND OF SHARING THAT THERE, THAT WE LOOK FORWARD TO THE OPPORTUNITY TO DIGGING INTO JUST THE RIGHTWELL, I'M EXCITED ABOUT THIS AND I, I, I THINK YOU ALREADY KNOW I'VE GOTTEN A LOT OF REQUESTS FOR THIS IN THE DOWNTOWN, EVEN THOUGH I HAVE NEVER EVER SEEN A SINGLE BICYCLE PARKED IN THE BIKE RACK IN THE GARAGE.
IT MAY BE BECAUSE PEOPLE ARE NERVOUS LEAVING IT THERE AT SIGHT.
SO LOCKERS IN THAT, UM, REPLACING THAT OPEN BIKE RACK WITH LOCKERS WOULD SEEM SENSIBLE TO ME.
UM, I'M NOT OVERLY WILD ABOUT THE IDEA OF DISPLACING PLANNED LANDSCAPING TO, TO DO A LARGER BIKE RACK.
AND THIS MAY BE SOMETHING AT SOME POINT WE HAVE TO PLAY BY EAR TO SEE THERE ARE SEVERAL LARGE BIKE CLUBS, LIKE I KNOW THERE'S ONE IN BJ'S DISTRICT AND THEY LIKE TO TO COME IN IN A EN MASS.
AND SO IF YOU HAVE A LARGE NUMBER OF BIKES COME IN, HOWEVER MANY BIKE RACKS WE HAVE WILL GET USED UP.
BUT IT, THAT IS NOT DAILY LIFE.
AND SO I THINK, UM, I WOULD RATHER TAKE A, A LIGHT APPROACH TO THIS AND, YOU KNOW, YOU'RE TALKING ABOUT THE TWO, TWO RACKS OR, OR MAYBE ON EITHER SIDE RATHER THAN DISPLACING ANY KINDA LANDSCAPING PLANS.
I WOULD RATHER JUST JUST MAKE IT SOME OF THE SMALLER TWO BIKE, UM, THINGS.
AND THERE'S ALREADY A LOT OF, UM, WE WOULD PROBABLY NEED TO PROVIDE, UM, SOME WAY FOR PEOPLE TO KNOW WHERE ALL THE BIKE RACKS ARE BECAUSE I'M SURPRISED AT HOW MANY YOU'RE SHOWING ARE THERE THAT I HAVE NOT BEING ON A BICYCLE HAVE ABSOLUTELY NEVER NOTICED.
SO PART OF THIS WOULD BE PUBLIC EDUCATION.
UM, BUT ANYWAY, UM, I WOULD, I WOULD NOT BE CRAZY ABOUT DISPLACING LANDSCAPING.
I LIKE THE IDEA OF PUTTING BIKE LOCKERS IN THE PARKING GARAGE WHERE THE CURRENT BIKE RACK IS NOT USED.
AND I'M IMPRESSED THAT WE HAVE AS MANY AS WE ALREADY HAVE.
AND I THINK THIS CENTER OF THE BLOCK AROUND THE SQUARE, I MEAN, NO MATTER WHAT WE DO, SOMEBODY'S NOT GONNA BE HAPPY ABOUT IT.
IT MAKES SENSE TO PUT THEM CENTRAL LIKE THAT TO ME.
SO I WILL ADD THAT THE FOUR LOCATIONS, THESE TWO RIGHT HERE, AND THEN THESE TWO DOWN HERE ARE PART OF THE LARGER STREETSCAPE PROJECTS.
SO THEY HAVE LIKELY NOT BEEN INSTALLED YET.
SO THAT'S PROBABLY THE REASON WHY YOU HAVEN'T SEEN, YOU'RE GIVING A REALLY GOOD EXCUSE
THAT WOULD BE WHY, YOU KNOW, OTHERWISE I, WITH EYES LIKE A HAWK, I TOTALLY WOULD'VE NOTICED THEM.
I MEAN ON THE, THOSE ON THE NORTH, UH, THE NORTH SIDE OF THE EXHIBIT UNTIL WE WERE WORKING THROUGH THIS, I I FEEL THE SAME WAY THAT I DIDN'T KNOW THEY WERE THERE.
SO WE COULD PARTNER THAT AND SUPPORT IT RATHER, UH, WITH A PUBLIC EDUCATION CAMPAIGN.
AND, AND ACTUALLY WORK WITH SOME OF OUR BIKE GROUPS TO HELP US GET THE WORD.
I MEAN, THEY'LL, THEY'LL DO SELFIES FROM DO DIFFERENT SPOTS AND DROP PINS AND DO ALL KINDS OF, THEY'LL HELP US.
BUT, UM, I, I LIKE YOUR GENERAL APPROACH AND PLAN FOR THIS.
AND I HAVE NEVER IN MY LIFE SEEN A BIKE LOCKER, SO, UM, OH, THAT WAS MIKE.
ONLY OTHER COMMENT, WE SHOULD CERTAINLY NOT HAVE ANYTHING THAT REQUIRES COINS OR FOLDING MONEY CUZ NOBODY'S CARRYING COINS AND CASH ANYMORE.
SO WHATEVER WE HAVE THERE, IT NEEDS TO TAKE CREDIT CARDS OR DEBIT CARDS OR UM, MAYBE A QR CODE THAT LINKS TO A SOFTWARE.
JUST CUZ NOBODY'S GOT IT ANYMORE.
THANK YOU FOR THE PRESENTATION.
UM, I, THE, I JUST WANNA CONFIRM THE SOUTHERN MOST, UH, BIKE RACK THERE ON SIXTH, IS THAT AT THE, WHERE THE PUBLIC RESTROOMS ARE GONNA BE? THE PUBLIC RESTROOM IS ALREADY THERE.
SO IT'S CLOSE PROXIMITY TO THAT.
AND THEN, UM, DO WE HAVE ANY DATA ON HOW THE BIKE RACKS ARE THAT ARE CURRENTLY EXISTING OR BEING UTILIZED? I DON'T HAVE ANY DATA, NO.
AND THEN, UM, I GUESS ON THE, ON THE LOCKERS, DO WE HAVE DATA? LIKE ARE WE, ARE WE LOOKING AT, UM, PURCHASING, LEASING? UM, WE CAN CERTAINLY LOOK INTO ALL THAT.
THIS IS JUST AN IDEA THAT OKAY.
TO, TO PITCH AND, UM, WE'LL EXPLORE THE DIFFERENT OPTIONS AND WHAT'S THE, THE BEST OPTION FOR THE CITY WE'LL DEFINITELY MAKE.
DO YOU KNOW, I MEAN, ARE THEY, ARE, WOULD, I MEAN, DO YOU KNOW THEIR THIRD PARTY MANAGED? WE MANAGE 'EM, DO WE KNOW ANY OF THAT? ARE, UM, I WILL CERTAINLY COME BACK TO YOU WITH ALL THAT INFORMATION.
YEAH, AT THIS POINT, I, I REALLY DON'T HAVE A GOOD SENSE OF WHAT'S, WHAT'S IN THE MARKET AND, AND WHAT THE BEST SCENARIO MIGHT BE.
I MEAN, IT SEEMS LIKE RENTAL MIGHT BE BETTER BECAUSE THEY'RE IN THE PUBLIC SPACE AND THEY'LL
[00:40:01]
PROBABLY GET A LOT OF LOVE AND A LOT OF WORK AND A LOT OF USE.AND SO WE'D, WE'D LIKE TO HAVE SOME KIND OF REPLACEMENT PROGRAM WITH WHATEVER VENDOR WE MAY GO FORWARD WITH TO REPLACE THEM EVEN AS TECHNOLOGY, YOU KNOW, CHANGES AND IMPROVES THAT THEY'LL BE ABLE TO SWAP, SWAP THEM OUT.
THAT'S, THAT'S WHAT I WAS THINKING AS WELL.
UM, I LIKE, I LIKE THE IDEA OF THE LOCKER AND I LIKE THE LOCATION YOU PICKED OUT FOR IT IN THE PARKING GARAGE THERE.
ONE QUESTION I DO HAVE IS THAT, UH, THE FOURTH SPOT YOU SHOWED, UM, FOR THE BIKES AT THE CORNER RIGHT HERE.
IF YOU ZOOM IN ON THERE, THERE'S AN AREA OF PARKING THAT'S NOT A AVAILABLE TO BE USED JUST BECAUSE THE PARKING ANGLES IS THERE ABILITY TO PUT IT IN THE STREETS RIGHT THERE? IF YOU GO LITTLE TO THE BOTTOM AND TO THE LEFT A LITTLE BIT.
THERE'S A CORNER THAT, UH, IS IN THE ROAD PAVEMENT RIGHT BELOW WHERE YOUR CURSOR IS THAT YOU'RE NOT ABLE TO PARK IN.
AND IF YOU LOOK IN WHERE IN INTRINSIC AND IT'S OLD CONFIGURATION, THEY HAD A BIKE RACK IN KIND OF A SIMILAR ANGLED AREA RIGHT THERE.
AND I LIKE NOT DISTURBING THE LANDSCAPING AND, AND MESSING WITH THEIR PLAN TO IMPROVE IT, BUT JUST WITH THIS ANGLE CONFIGURATION, THERE'S AREAS LIKE THAT THAT AREN'T USEFUL FOR CARS.
I DON'T KNOW IF THERE'S OTHER LOCATIONS LIKE THAT, BUT YEAH, THAT ONE I JUST NOTICED THERE.
GOOD EYE
I HAVE THEN ARE WE GOING TO, UH, WAIT FOR COME BACK OR HOW DO WE, YOU GONNA COME BACK HERE OR SHOULD WE HAVE IT SENT TO COUNCIL? THIS, UH, AFTER YOU, I MEAN, YOU TAKE ANOTHER LOOK AT IT YOU SAID, OR SOUND LIKE YOU STILL HAD A LITTLE BIT OF, IT'D BE GREAT IF WE HAD A LITTLE BIT MORE TIME TO KIND OF TRACK DOWN SOME MORE INFORMATION.
UM, I'D BE HAPPY TO COME BACK AND MAKE THOSE RECOMMENDATIONS TO, TO THIS BODY AT THAT TIME.
YEAH, WHENEVER YOU'RE READY THEN COME BACK AND WE'LL LOOK FORWARD TO IT.
ALL RIGHT, THEN WE'LL MOVE ON TO OUR NEXT ITEM, ITEM D, TREE MITIGATION WAIVERS.
THIS ONE WILL KEEP PRETTY BRIEF.
JUST HAVE ONE QUICK SLIDE HERE.
UM, SO THIS IS REGARDING TO BE MORE SPECIFIC TREE MITIGATION FEE WAIVERS AS, UH, SOMETIMES COMES UP FROM DEVELOPERS THAT REQUEST THESE OF, OF CITY COUNCIL.
AND OF COURSE WE DO HAVE A NEW TREE MITIGATION ORDINANCE, AS YOU MAY RECALL, WHICH, UM, DOES ACTUALLY PROVIDE A LITTLE BIT MORE FLEXIBILITY IN SOME WAYS AND JUST, UM, CALCULATES TREE MITIGATION A LITTLE BIT DIFFERENTLY.
AND WE FOUND THAT TO ACTUALLY BE VERY HELPFUL, UH, BOTH FOR APPLICANTS AND STAFF AS WELL.
SO, UM, SO THAT, THAT'S BEEN GOING WELL.
BUT OF COURSE, YOU KNOW, HIGH FEES DO STILL HAPPEN WITH, WITH, UM, DEVELOPMENT SITES THAT HAVE LOTS OF MATURE TREES.
UM, THAT FEE STILL ADDS UP VERY QUICKLY.
SO, UH, SO THE FEE WAIVER REQUEST PROBABLY WON'T GO AWAY ANYTIME SOON FROM DEVELOPERS.
BUT, UM, WHAT MATT AND I, UM, ARE KIND OF WORKING ON AND WHAT WE'D LIKE TO MAYBE COME BACK TO YOU ALL WITH, UM, AT A FUTURE MEETING IS, UM, TO DEVELOP A A OR CREATE A CRITERIA, UM, THAT CAN KIND OF STANDARDIZE WHAT WOULD BE ELIGIBLE FOR, UM, FOR TREE MITIGATION FEE WAIVERS.
AND THEN ACTUALLY IN SOME PRELIMINARY DISCUSSIONS WITH, UM, THE CITY ATTORNEY, UH, BRIAN ACTUALLY CAME BACK WITH JUST A, IT WAS A VERY DRAFT ORDINANCE.
THE CRITERIA ITSELF, THE POLICY ASPECT NEEDS TO BE KIND OF WORKED THROUGH A LITTLE BIT, WHICH IS WHAT MATT AND I WOULD LIKE TO CONTINUE TO WORK ON.
BUT WHAT BRIAN SENT BACK ACTUALLY WAS AN INTERESTING IDEA IS, UM, ADDING THE CRITERIA TO THE GARLAND DEVELOPMENT CODE IN THE TREE MITIGATION SECTION AND IN CHAPTER FOUR OF THE GC, AND IT WOULD BE SOMETHING THAT STAFF, UM, CAN ADMINISTER AND, AND REVIEW AND AS LONG AS A, UM, PROPOSAL MEETS THE CERTAIN, YOU KNOW, THE CHECKLIST CRITERIA OR AT LEAST ONE OUT OF THE FIVE OR THREE OUT OF THE EIGHT, WHATEVER IT IS, UM, THEY CAN GET, UM, THEY CAN GET A CERTAIN PERCENTAGE OF REDUCTION, UM, AUTOMATICALLY REDUCED FROM THEIR FEE OR EACH CRITERIA THAT THEY MEET COULD BE, YOU KNOW, 10%, 10% FOR THIS.
IF YOU, YOU MEET THIS, THAT'S ANOTHER 10% OFF YOUR OVERALL FEE.
UM, AND WE CAN BASE THE CRITERIA.
OUR, OUR PRELIMINARY THOUGHT IS BASE IT, UH, PRIMARILY OFF THINGS THAT AT LEAST HAVE TO DO WITH TREES AND LANDSCAPING AND, AND SIMILAR TYPES OF THINGS, UH, SUCH AS, UH, SIDEWALKS AND TRAILS.
UH, SO FOR EXAMPLE, UM, IF, IF A DEVELOPER PROPOSES SOME ENHANCED LANDSCAPING AND TREE PLANTING BEYOND JUST THE GC MINIMUM, UM, THAT THAT COULD BE, YOU KNOW, A THING TO CHECK OFF THAT THEY, YOU KNOW, GET A PERCENTAGE REDUCTION OR PROVIDING A
[00:45:01]
PARTICULAR TRAIL, ESPECIALLY IF IT'S IN LINE WITH THE TRAILS MASTER PLAN.OF COURSE, THE PARK STAFF, PARKS DEPARTMENT STAFF CAN ALWAYS REVIEW THAT, MAKE SURE THAT'S THE CASE OR IT'S IN LINE WITH THEIR VISION.
UM, BUT AGAIN, THE IDEA IS THE DEVELOPER, UM, WOULD RECEIVE THE PERCENT PERCENTAGE OF REDUCTION BASED ON THE CRITERIA MET.
AND AGAIN, UM, IF, IF THE COMMITTEE KIND OF LIGHTS THIS GENERAL DIRECTION WOULD LIKE US TO COME BACK WITH SOMETHING ALONG THESE LINES, UM, WE'LL, WE'LL KIND OF CONTINUE TO FLESH THAT OUT.
UH, MATT AND I WILL, AND WE WILL, UM, COME BACK TO YOU ALL WITH SOMETHING SO MM-HMM.
AND, AND THIS, THIS WAS MY REFERRAL AND, AND I'M, I'M MORE THAN HAPPY TO HAVE YOU ALL DO THAT AND COME BACK WITH SOME, SOME ACTUAL CRITERIA.
I WOULD LOVE TO HAVE STAFF DO THIS WITH ADMINISTRATIVE APPROVAL RATHER THAN DEVELOPER AFTER DEVELOPER COMING AND STANDING IN FRONT OF US IN COUNCIL AND MAKING THEIR PITCH AND SAYING, WELL, WE JUST CAN'T AFFORD TO DO THIS UNLESS YOU GIVE US THIS.
YOU, THAT'S, THAT'S PRESSURE SALESMANSHIP.
AND I, I WOULD FEEL MUCH BETTER HAVING ACTUAL FIRM CRITERIA USED, UM, FOR THESE DECISIONS IN A MORE MEASURED AND LOGICAL WAY BEFORE IT GETS TO US.
SO I'M FULLY IN FAVOR OF, OF, UH, YOU COMING BACK WITH A, A DRAFT ORDINANCE.
I LIKE THE, YOU KNOW, I LIKE, LIKE THINGS TO HAVE A CONSISTENT VIEW ACROSS THE BOARD, AND IF EVERYBODY IS, YOU KNOW, IF IT'S IN THE GC AND EVERYBODY'S SUBJECT TO THE SAME THING AND IT'S THIS, THIS, IT, IT GIVES YOU THE INFORMATION YOU NEED AND, AND YEAH.
ONE THING I WANT US TO REMEMBER THOUGH IS THAT THESE TYPE OF WAIVERS ARE AN IMPORTANT TOOL WE CAN USE FOR BARGAINING WHEN IT COMES TO, IF THEY WANT IT VARIANCE OR SOMETHING, WE CAN ASK FOR THAT IF THEY, YOU KNOW, IT GIVES, IT'S A BARGAINING CHIP THAT WE USE OFTENTIMES.
SO I WANT TO STILL HAVE THAT ABILITY ON COUNCIL TO HAVE THAT, UH, TOOL IN OUR TOOLBOX IN CASE WE NEED IT.
A DEVELOPER COMES, BUT YEAH, I, I, I'M JUST INTERESTED TO SEE WHAT FORM IT TAKES AND I'M HAPPY FOR YOU TO BRING IT BACK TO US.
WELL, MR. CHAIR, IF I, IF I MAY ADD, ONE OF THE THINGS HAD ORIGINALLY ALSO BEEN FOR ED TO BE INVOLVED WITH THIS FOR THAT VERY REASON MM-HMM.
AND I THINK THE COUNCILMAN HEDRICK MAKES A GOOD POINT THAT IT OFTENTIMES IS SOMETHING THAT'S ON THE TABLE IF WE DO NEED A TRADE OFF.
IF SO, THE DEVELOPER'S PROVIDING SOMETHING, AND ESPECIALLY IF IT HAS TO DO WITH A TRAIL OR SOMETHING LIKE THAT, TREE MITIGATION OFTENTIMES IS THE FIRST THING THAT COMES TO MIND AS A, A FAIR TRADE OFF IN TERMS OF GENERAL VALUE.
UM, BUT YES, WE CAN ABSOLUTELY, UM, PULL YAKO IN AND MAKE SURE THIS KIND OF ALIGNS WITH HER PROGRAMS. I KNOW SHE HAS HER APPLICATIONS AND PROGRAMS. WE WANNA MAKE SURE IT'S NOT CONFLICTING WITH THAT OR DOES ANY DAMAGE TO ANY OF THAT.
UM, THOSE, AND THIS IS KIND OF A, A LOGICAL STEP.
WE KNOW THE FIRST LOGICAL STEP WAS TO REVIEW THE TREE ORDINANCE AND TO MAKE SOME CHANGES THERE.
THIS IS KIND OF THAT NEXT LOGICAL STEP IN, IN THE PROCESS.
AND, UM, OTHER CITIES WHERE WE, WHERE I'VE SEEN THIS IMPLEMENTED, IT ACTUALLY CAN LEAD TO BETTER DEVELOPMENTS.
UM, SO BETTER LANDSCAPING, MORE WATER WISE, LANDSCAPING, LARGER SOIL VOLUMES FOR TREES, SO YOU KNOW THAT THEY'RE GONNA ACTUALLY BECOME BIG TREES, UM, ENHANCEMENTS AND, AND TRAIL CONNECTIONS AND THINGS LIKE THAT.
SO AGAIN, IT DOES GIVE YOU A LITTLE EVEN MORE FLEXIBILITY TO KIND OF BARTER SO THAT, YOU KNOW, THEY DON'T HAVE TO PAY AS MUCH INTO THE TREE MITIGATION FUND.
UM, BUT THEN YOU ALSO GET A BETTER DEVELOPMENT OUT OF THE PRODUCT.
THIS IS ALWAYS ONE BIG THING THAT ALL THE DEVELOPERS I WORK WITH, IT'S ALWAYS A HUGE AMOUNT.
AND I'VE ONLY SEEN ONE DEVELOPER WHO'S JUST PAY IT, AND THEY'RE A BIG COMPANY WHO HAD THE MONEY TO DO SO, AND THEY JUST DIDN'T CARE.
THEY TEAR DOWN EVERY TREE AND PAY IT.
I'M LOOKING FORWARD TO SEEING WHAT YOU GUYS COME BACK WITH AND, ALL RIGHT.
WELL THAT WAS THE LAST ITEM ON OUR AGENDA AT 4 49.