i will actually remember myself anyway i was just saying this is our first first meeting of the year so welcome back everyone the march 12 2025 meeting of the local planning agency of the city of dunedin will now come to order the local planning agency is an advisory board of citizens appointed by the city commission this board is comprised of volunteers who represent the thoughts and concerns of the community the purpose of tonight's meeting is to make recommendations to the city commission regarding each item on the agenda anyone in the audience who gives testimony to any items on the agenda will need to be sworn in by the deputy city clerk citizens on citizens speaking on an agenda item or during citizen comment shall not engage in loud boisterous or disruptive speech or conduct any speaker that has continued inappropriate or or irrelevant comments will be requested to relinquish the podium by me please be aware that the local planning agency is not a quasi judicial board and therefore has no final decision making power our procedures however are structured in a quasi judicial manner for the benefit of those who come before it tonight's format will be as follows i will introduce each item on the agenda after which the city representative will present information about it thereafter the members of the local planning agency will ask any questions of the city representative finally anyone from the public may come forward those from the public wishing to give testimony will need to approach the dais state their name and address and then utilize the speaker's lectern in order for their comments to be recorded individual public speakers will be limited to three minutes of speaking time and we request that speakers are respectful of the clock countdown countdown upon conclusion of each public hearing the local planning agency will consider the evidence the voice before it and will vote on the agenda item that voice vote is the rendition of the order of the board and there will be no written decision issued by the board the first item on our agenda tonight is to approve the december 11 2024 lpa minutes are there any corrections additions or deletions to the minutes hearing none do i hear a motion to accept the meaning minutes as submitted i make a motion to submit or approve the minutes as submitted thank you it has been moved and seconded to accept the minutes as submitted all those in favor signify by saying aye the minutes stand approved as correct the second item on the agenda is the selection of chair and vice chair for the local planning agency we welcome nominations to serve as the lpa chair that's what i thought i make a motion to nominate kevin thank you as chair uh i'm good with keeping it the way it is i'll change my motion to keep it the way it is in favor please aye all opposed the ayes have it and that covers both the chair and the vice chair the way the motion was stated so now we have the consultant update to the land development code to rewrite including a presentation of the diagnostic report and land development code outline thank you chair vice chair lpa it's nice to be here kathy gadamer with community development i'm the project manager for the land development code update next to me is steve sizemore he's with kendy keese he is uh one of our project managers also for the land development code behind me is rachel booth also with kendy keith she's one of our planners and then you know george kenny community development director one big team just want to give you a little background the last time we were here was in august we introduced our project team which you know consists of uh three consulting firms to do the land development code some of our activities that we did in the past few months we had we held a series of focus groups and stakeholder interviews and we met with business owners historic preservationists neighborhoods neighbors people who came out to talk to us ask questions and then our consultants and us we did a lot of research on the land development code and tonight we're going to take all the information and we're going to present to you a uh an overview of our an annotated outline and a diagnostic review of the land development code so i'm going to turn it over to steve and he's going to present um the whole the whole thing for you so if you have any questions just please let us know thank you kathy uh i believe this is on hello everybody steve sizemore kinder keys collaborative um it's great to be it's great to be back this is our third visit to the city we started in i believe august was the first one it came back in november which was when we did the stakeholder discussions and um during that time we've been taking a deep dive into the existing land development code the comprehensive plan and the various other policy documents and plan documents and wrapping our entire minds around all things land development code in in dunedin so tonight uh i'm going to present to you just an overview of that and give you an idea what we are um what we are focusing on with this so basically the the audit uh is is important as the next step following the adoption of of uh of the 2035 um comprehensive plan strive for 2035 and with this audit our goal is to identify what works well what is what doesn't work well in the existing ldc but also to begin to look at the ways that we will be able to strategically implement the policies from the comprehensive plan and then apply best practices find ways that we can work in uh emerging practices in the field for uh for uh for for for dunedin and then also look at ways and this is a real part key part of this is looking at ways to make this code more user friendly restructuring it reorganizing it in a way that makes it easier for all users and really just uh the codes the audit provides a an outline of the structure of of this uh ldc update so we have several goals for the for this uh project one is to modernize uh the the code with uh best practices and uh and ensuring that it is legally compliant not only with state but federal uh laws uh implement the goals and objectives of the comprehensive plan to organize the regulations into a more simplified logical uh easier to use uh structure to tailor the development standards uh for for a higher quality outcome and stream find ways to streamline the review procedures and making it just clear to understand and and less time intensive for all those who use it including the applicants so and then create a more user friendly development code uh and and i'll talk about that briefly many of these themes will come up throughout the the presentation here so we started off we kicked off in august uh we are now kind of in this gray area not literally gray area but in the area of between the 33 and 4 where we are about to kick off uh the drafting uh this this part up to now has been a key part of our of our of our understanding and so tonight we're here to present to you the audit and the uh i say annotated outline but give you an idea what that is is it's basically just the outline of what we will be presenting how we will be drafting it so to date we have worked uh with staff we have spoken to some of you we've presented to you um we have uh gotten to know all things to need and related to the development um and so out of that we've kind of some of the key uh themes that we've taken away from this is one we want to make sure this project or this update uh focus on a balance between predictability and flexibility also to improve with standards to uh to reflect best practices neighborhood character the character of dunedin is pretty well established and where it's not established is to reinforce the character that exists in dunedin expand housing options for existing and future residents a support and reinforce a vibrant downtown a streamline and improve the application process and to expand operate or seek opportunities to expand administrative applications and authority in a way that things are much more predictable and objective to to review just really briefly you're familiar with the comprehensive plan but the key elements in that plan that we are targeting deal with obviously land use and character but compatibility in terms of when new development comes in how is it compatible with with the surrounding properties uh encouraging a wide range of housing options as i mentioned finding ways to to ensure that there's safe pedestrian automobile access into and out of properties and private properties focusing where we can on the coastal standards to ensure proper practices are done to reduce flood flood flood flood risk and then uh overall focus on a quality life uh for dunedin with the zoning districts uh several key elements that we are we identified looking at uh for one with the existing pattern very well established in dunedin uh there's not a lot of need to to change anything we're going to be carrying over nearly all of the all the zoning districts especially the residential districts and the and the downtown um we will be focusing on uh building off the future land use uh map in the comprehensive plan to guide us in that uh with the overlay districts generally carrying those forward however the the marine park uh we're recommending to not carry that forward just because one it's not mapped and anything that it addresses uh can be is incorporated into the adjacent or into the the properties in the areas that it would apply to whether it be a primary or accessory use with with uh the mixed use approach uh especially on 580 we took a close look at that corridor outside of the downtown going towards us 19 and feel that uh there's an opportunity to create more mixed use in in that corridor um and we would recommend uh we're recommending that we merge the sccp and the gb districts into a new corridor mixed use district um as we go along in our drafting it'll make more sense but the idea in terms of the function and how it should look um will will be critical to that part uh but the comprehensive plan will guide us in that as well as well as the plan from 2012 uh sort of the vision that was outlined in that um as a guide and any any other future updates to the zoning map we would consider uh one that we've talked about with which we'll take a little bit more consideration is the neighborhood business and general office zoning districts there's several non-conforming lots and that so we need to take a closer look at why those are a lot of it has to do with lot dimensions some of it may have to do with uses so if there's an opportunity to potentially merge those two because they they do function very similar um but to find ways and really think about them more like neighborhood neighborhood commercial districts really um so those are just general uh key considerations that we've we've outlined for the the zoning districts with the use regulations um you have a good use matrix you have a a very healthy set of use regulations or standards uh one of the ways the key ways that we would approach it we're proposing is to sort of reorganize some things in a way that makes it easier to use create a a greater structure of hierarchy of uses and sort of subcategories within the use table provide cross references within the table to the use standards that apply to that so if it is a conditional use or requires administrative where are those standards located the table doesn't clearly outline that so identifying that your current use regulations are embedded throughout various parts of the ldc our our focus will be what we're recommending is to place all those into each type of use categories so for example uh if it is a conditional use have all the conditional use standards in one area accessory uses in one area the limited well we're calling it limited use but having the zone the administrative uh approvals uh in all those standards in one section so basically and temporary uses currently those are different places we're going to pull them all into one section and have them easier to understand with the cross reference in the table for those so that's kind of it's more about reorganization rather than completely redoing the standards per se anywhere and within those use regulations there's several that have procedures built in where there are procedures we will pull those out and move them to the procedure section so it just becomes easier to follow in that way uh also with the use regulations there's a whole set of recommendations that came out of the orc we have reviewed those and we'll be incorporating those into into the draft as well on site development standards uh one of the key when we out of the comprehensive plan one of the key uh elements the focus is on compatibility so various tools in place for that we will look to incorporate um standards that that focus on on building design and infill standards and with the emphasis on compatibility you have many tools within your code where we can apply graphics we will where we can align it with other with the building design standards section rather than embed it into various parts just making it easier to know where to find that information and how to use it that's the key approach to it focusing on you have several areas in the code that deal with transitional height uh plane and standards so making that easier to understand um is our goal for this for the for drafting with this uh with the parking standards um we will be looking at we're looking to update some off street uh parking standards but focusing really on on design and placement and uh accessibility golf cart parking is something that we need to codify more uh you have you have a policy in place for that so we'll be looking to codify that as well as updating the bicycle parking standards um dunedin is lucky to have the pinellas trail through running right through the heart of the community here there are many businesses and and uh properties that orient themselves towards that but that's that's been either by choice or voluntary one of the ways we're looking to recommend our building design standards or site design standards that promote trail oriented development and this is being done around the country uh cities like atlanta around the belt line minneapolis i could go on with several other places but the key is to provide the the standards that when it when a site is developed directly adjacent to the trail how do they uh connect to those how do they complement that transition for the for the property users and then um the other area that we're looking at buffer yard standards ensuring there's proper transition screening uh between uh less more intense uses next to less intensive uses so you have those in your current code we would just make them easier to understand update the graphics uh if we do need to tweak uh one of the dimensional standards for that we we can but the real goal is just is just to make it easier to follow and ensure that really it goes into the compatibility approach um with the review procedures um they're in various places some of them aren't fully defined the decision criteria is not fully outlined and so one of the goals would be to find ways to um is to make make sure there's not redundant uh redundancy throughout those and so consolidate them have a common review uh procedure section so instead of repeating those procedures all throughout the various procedures to just have them all in one place and if there is anything unique to a particular uh application or process set that into that process as as opposed to repeating that so um we will also want to make sure that the public hearing uh notices are are in line and updated to reflect florida statutes and then um currently there's no common common review set of common review procedures so we will be creating that um it within that will be a set of common uh decision criteria uh each of the procedures have some decision criteria built in but some of those were are like i said are redundant so we will create a full set of that so when there is um a decision be made then it's clear what what that common set is um so we recommend to update to align with the florida statutes um establish a new section for the common review procedures and also to identify outline needs in a way that they flow in a similar way that an application would go through the process anyway and then ensure that the specific procedures like a cup or variances have defined timelines for their expiration and all this will be reflected into one development review development review summary table and what this table will outline will be one all the various types of applications organized by whether it's a judicial or quasi-judicial type and then who makes the decision what timeline essentially how much public notice is required etc all the information that would be required in that a cross-reference to the standards cross-reference to the procedures all in one table to where literally you could have that in front of you or on one of the staff could have it on their wall and reference it you know on demand just makes it by just by doing this streamlines the procedures and you heard earlier but the another approach is to make sure this this code is user friendly and this can be done through greater use of tables you have a lot of tables in your current code but to really where there's an opportunity to place text into a table or figure we will and then to ensure that any graphics are not only updated but better consistent in their in their presentation and just using a simpler language finding ways to make more active language where the where the the person or the body taking action is clear as well as just removing extra language that that the applicant or the user is not really doesn't need they just want to get what they need out of the code so where we have an opportunity to do that we will and then making sure that all procedures the the criteria for decision making is well defined the last area of focus is making sure this is a legally compliant code so not only with state well not only with local anything that's been updated in recent years making sure that it's codified but also the state and federal if if there there are certain things that we may not need to update for example the live local act has been uh adopted at the state level this won't be codified per se but we want to make sure that anything in it is prepared for that or at at least an acknowledgement of that but not anything directly from that the chapter 163 of the florida statutes basically outlines everything to do with with public hearings and um we want to make sure that what we do is aligned with that so that's that's the other area the federal uh relupa which deals with religious institutions uh we just want to make sure that your current uses and um are aligned with that to make sure that they're not treating um religious institutions any differently than any other public assembly meaning and and currently in my review it doesn't there's no conflict so but we just want to make sure that it's compliant with that um and then the ordinance the ordinance review committee outlined a set of of of many items to look at in relation to the state um so we have that list and we'll be updating um as as is appropriate so i mentioned the annotated outline this is the uh proposed restructuring of the code in terms of how the sections are are outlined um and the key function for you to take away tonight with that is it's structured in a way that that considers the user the end user of it so anything that's more citizen users up front you know what is my property zone how is it permitted etc this is typically how the sections begin um and then as it as you proceed no one's reading this all the way through but logically that's how it's structured the technical user stuff is at the end the more of the the the procedures and enforcement and definitions etc so that is how we presented it with the city and we've we've gotten feedback from them and are going to be proceeding with the drafting based on this annotated outline so um that is a broad overview of of what we've looked at in the audit um we'd be happy to take any questions from you first i just want to thank you for the incredible level of detail that this is going into that would drive me nuts for sure believe there is a lot to consider every time i opened up the code can't believe what am i going to do with this oh my gosh i never didn't see that one before we're just getting started steve i just want to echo that nice job that's obviously the devil's going to be in the detail as you go through this and that's a lot of heavy lifting you've got ahead can you just cover with me the review processes because i know there probably will be some residents who will be concerned that uh things may get lost in translation so so how i know you the city's going to be reviewing it but can you just go through all the review processes to help make sure we don't miss anything important so i won't be able to tell you each review process there is at this moment i don't have it in front of me but i can tell you that um what we are going to do is is identify each process that there is align it within whether it is the judicial administrative or quasi-judicial and then identify with this development review table identify each part of it so one where are the standards that are applicable to that process where where are the review procedures related to that particular process when if there is a public hearing how much time etc but to identify all the all those details in that one of the best things when someone needs to understand they can go to two places for the procedures they will be able to go to the review table the summary review table and then within each procedure anything that's not in the review table will be in the in the specific review so if it's conditional use you may only need to go to the specific ones for that there will be the common review procedures which will have nearly everything that you need to know and then if it is unique to that procedure it will be in let's say conditional use or variance if it is different from the common okay that's um let me clarify a little bit more what i'm looking for so all right um we just went through a rather cathartic process reviewing some codes around outdoor dining and noises oh sure george well knows yeah and what i'm concerned about is as we reorganize the document language gets moved around maybe tweaked a little bit to be in conformance how do we make sure some of that the key things that we've gone through not just with that section but the overlay district etc so right what are the review steps who's going to review it to make sure those details are missed what is the public review process and and just how many review steps do we have just to get a lot of eyes on this and make sure we don't miss anything review process for the for the draft yes correct right so many of these include uh let's say the outdoor dining as an example there are various uh standards embedded in that in that ordinance there are various procedures embedded in that ordinance so the idea is to is to take each part of that the specific text and apply it to the appropriate section in the code so you don't just get lost in the text of the outdoor dining it's and for example outdoor dining would be an accessory use the primary use is the restaurant for example so that would if you're looking for outdoor dining it would be in the accessory use section if that makes sense and then accessory uses would be administered either through um administrative review or if it does require conditional use it would you know but everything the standard wise would be in the accessory use standards if that makes sense it does yeah i'm comfortable with how you're reorganizing everything i just want to know that the people of dunedin are going to get to review it well enough to make sure we've kept the spirit and intent of some of these important codes that we yes i don't i don't think anything would be lost as far as the substance of the of the app of the rules if you will this is really about the process that we use to adopt that overlay okay so so for instance in this case it would be a rewrite by ordinance as you so you we rewrote an existing codified section by ordinance that process then will be brought over to be centralized but none of the substance of that ordinance itself would be lost okay so we're cutting and pasting the language it may go into some different places it's just the process we're not changing wording exactly okay thank you at the end of the drafting process for one we're going through three modules of it parts first part will be the general provisions the zoning and the land use the second will be the um site development standards and subdivision you know the parts that reply applied to subdivision and the third will be the administrative procedures and such each part of those it will be it will be presenting to you um and that and then at the end essentially we will be redlining the parts uh that are that are new uh to it um if it goes into a table the the if there is a dimensional standard that changes we will redline that if it's not new you know if it's the same it'll it'll it'll be clean so um at the end it'll be it'll be clear that these these are the proposed parts uh based off of the redlining um but we're going to manage that we'll have a clean version and a redline version so because it's hard to review one that has tons of red lines through it but the key is that that uh you will have an opportunity to review that and the public will have an opportunity to review that um at key parts of the process so and i i believe that that was the question you really had okay thank you we got there you got the whole bang there are there any other questions feedback or did you turn on your question i was looking at the overlay district and um there was a suggestion to merge with the single site historic the single historic site which i suppose is the fenway it's the only single is that what you mean there is a procedure there is a part or provision that a single site historic and just merging that with the overlay no with the overlay yes but that would be the fenway is that what you were talking about if that's the only single site that is that is the only site if that's the only site there is yes and then i also saw that you were going to uh take away the mp the marina from the overlay so the marine park we don't there's the marine park i think this was mentioned there is no there's we have it like as a district but there's no there's no text or standards or any information on how to apply it and um so our underlying land use for marine part if i remember right is uh it's just in np i guess yeah yeah and it's not i can't remember what the underlying land use is but it is um there's it's basically a no build area so there's it there's really nothing to to to administer the standards of the overlay district to somewhere where it's a no build yeah that's what you're saying yes and it's just a recommendation at this point we obviously have to look into it a little bit more as to what if there's any you know any effects from doing that but at first blush it looks like that's something that might not need to be in there necessarily and and then i had a question because i started looking through all this r60 r3 whatever as you go down where where do adus fall in adus though well those are accessory uses you're right so the standards for that would apply under where any residential zoning category right as as it's currently any yes it's currently permitted with single-family right any single-family multi-family i i i believe there might be some provisions in m and some of the lower multi-family ones seven and a half and twelve maybe i'd have to go back and look i can't okay so but that was just i just wondered where because i think adus are going to become a lot more important so but what i think i hear you saying is we should look for some opportunities maybe to for affordable allow to open that up a little bit okay and um my other thing that i didn't get this it says non-conforming provides a statement that non-conforming lots of record may be used and developed as if they were conforming lots what does that mean i mean well i mean you've got real non-conforming pie-shaped so what do you mean by that so a non-conforming lot is substandard based on the dimensional standards that the zoning puts out so if there's only for instance say in whatever district you're required a minimum of 10 000 square foot but the lot exists and it's and it's got a parcel identification number and it exists and it's 8 000 square feet it's a non-conforming lot of record um i think what we're saying is if we've got a lot of that kind of situation maybe there's another zoning category that would make more sense oh okay so you're not just going to say go ahead and build on these weird size lots well you have the right now to build on that size lot but you have to you have to you're just doing you're just recognizing that the lot is non-conforming but they still would have to meet the dimensional standards for that zoning district front yard setback rear yard setback side yard setback so that box that building envelope still exists regardless of the size of the lot but what we're saying is maybe if we've got a lot of those situations as we kind of work through this maybe that's not the right zoning category maybe it needs to be another zoning category where the minimum lot size is 8 000 square feet and you're basically conforming those lots then at that point you're you're creating sort of their own little uh niche yes you're just creating a conforming lot i don't know if we have a ton of that in the city um you know we'll we'll look into it as we're working through this but um you know we we tend to have more on the way of non-conforming structures and and because they're they're located inside of us i thought it was so interesting the lots you know yeah so we have three non-conformities lots structure and use so we do have some situations too where people are using a lot where maybe the use isn't permitted but they were in there before that use change occurred so there's those three kinds of things and we'll kind of look at all of those but i think what steve's picked steve and his group have picked up on is there's some situations out there where the lots are non-conforming and maybe we don't have the right zoning on it so we'll kind of work through that okay thank you all yeah oh okay i've got to go um sticking with the non-conforming lots but thinking more about um the properties that are outside of the city um but are um that could be annexed in or are actually uh surrounded by the city and i've got one in mind that we we had come before but we have a thought about ways to bring those into the city and make those somehow conforming even though as it stands now the ordinance doesn't allow those to be annexed in because they're not conforming yeah we we try to do that with every annexation so when the annexation petition comes in as you as as you may know there are there's three pieces to it's the annexation itself coming into the city of dunedin there's also a zoning uh so you're going from whatever the county zoning is to whatever that municipal zoning would be typically we try to be consistent with whatever that county zoning is but we're also looking at where it's coming into and what that zoning is around it and then the land use is kind of land use is the third piece and we're looking really at the same thing the underlying land use and typically what we're doing is we're evaluating the community that's going into and we're making that a consistent use so like r6 to most of them go in as r60 because they're residential lots that are coming in and that's what's around it but if it's r200 around it we're bringing it in r200 so we're trying not to create non-conformities when we bring an annexation and we're looking to make that to do that balance but we also want to try and be consistent with the rules that we're applying in the county as as they existed before they were brought in so it's a it's a little bit of a balancing act but to my knowledge we haven't brought in anything that's been non-conforming no but we have one that wasn't non-conforming so we didn't bring it in so they never made application okay so we we've never received an application you're right that one's a little bit unique and if it would come in um there would be um so we'd have to think about it strategically and what you know how we would do that what the land use would be and what the zoning would be but that one that one hasn't they actually haven't applied okay but but my thought is there may be other ones too that are you know have been kind of surrounded over the years or um are on the outskirts of the city limits and that to think about how we could bring them in if they weren't and maybe that's the only one maybe but i'm thinking there's others and do you have to should we have a way within the the uh ordinance that uh we can do that whether so i you know we can look at that under the procedures piece of it you know so as we're reviewing those applications we can you know there might be a way to articulate what it is that staff needs to look at to to make sure it's compatible when it comes in right there there's various tools um infill infill standards uh that could address some of that uh you have bits and pieces of infill standards in so uh codifying that into into the building uh standards would be one way to approach that um at least provide the tools to approach it uh the conversion of non-conformity spelling that out you currently have minor modifications and major modifications that address that but making sure the language could address i'm not familiar with the scenario you're describing but you know potentially um allow for for conversion of that to uh to fit the context so um you also mentioned updating parking standards and the the new mixed use cmu how does that kind of all relate so so cleaning up organizing and doing everything you're going to be doing but also adding new parts to it right and and then as far as approval goes um how does it does that all go in at once are you will you be doing separate things or will you have something that's old and what will be a replaced by new stuff then that's already kind of planned to go into place is that kind of making sense so um we're in a way this is really a good recommendation from my perspective because uh you know he mentioned the zonings that we have out there like shopping center and commercial plaza and um those two in particular don't necessarily allow residential uses or mixed uses so the idea is to maybe look at those and see if this commercial mixed use uh zoning designation makes a little more sense to encourage some of that mixed use piece of it what's cool is we've already done kind of a little bit of an evaluation of the underlying land use and the underlying land use for the most part on all of those properties is mixed permits mixed use so it'll really just be a zoning change um but what that would do is potentially um what we think it'll do is you know we'll start what it would do over time eventually is pull the new construction a little closer to 580 so it would open up that back piece where the where the butt's residential types of things and in the back there that's where you're going to put your parking and your open spaces and your things and things like that so by doing this we get an opportunity to kind of create like a a a little bit more of a dense environment but against transit because psta serves the main street corridor so um that's kind of where we're going with it i don't know if that gets to your question but um the the parking treatment would be pretty much the same we would we would look at our buffers and yard standards and make sure that we're beefing those up and making those a little bit better as they abut residential properties behind them but that's that's the idea is to is to um great example uh is the um dairy queen so the dairy queen on 580 uh i don't know if you know but the the new tenant is going to be chipotle so that one's that one's own general business general business obviously permits restaurant type of juices the underlying land use actually permits a lot more so they're really under utilizing that site they could have if they um had the right incentive they could have put that chipotle on the ground floor and maybe put some residential above it and then that parking treatment would be to the back along with a heavier buffer landscaping kinds of kinds of things so those are the that's what we're trying to do on that corridor is kind of get people to rethink uh traditional you know standalone restaurant businesses and think about creating a more vibrant environment and experience kind of like the downtown if you will but but to a little bit larger scale because we've got the transit there and you know that's the incentive is to maybe create a little bit more of an urban feel to it but um taking advantage of the of that transit opportunity and if i could add one little thing to parking you mentioned parking so in those scenarios a lot of these uh commercial corridors have excessive parking just because each use that went in was required to provide a certain amount of minimum parking so now you have and this is not just the need and it's all over the country so one of the ways we can look at it to promote uh incremental uh density density intensification densification of those corridors is to look at ways to um to allow uh less parking for the new uses coming in so basically use what's existing so they if they come in they don't have to add extra which would make those sites um unviable to to redevelopment so so the key is to tweak the parking standards for those purposes but also to ensure a design approach that promotes walkability and safe access into and out for for pedestrians and and autos alike so two other things real quick uh one you mentioned the trail oriented development um would that be would you be doing something with pinoce county in that since it's their trail and is there a way to kind of take over primacy and yeah we're not we're not necessarily talking about connections here it's really about the building orientation and just kind of creating a face to the trail if you will so think about the coca-cola site for example when that redevelops what an opportunity you know we wouldn't want to see semi-industrial buildings or residential kind of with their back to the trail i see okay so now connections as you know uh require county permissions and that's kind of a different animal but this is really about orienting just creating a face to the trail all right and then the last one is um you talked about the user friendly uses of this and you know one of the slides kind of you know kind of showed it and i didn't know where that would be as far as people interested in their own properties is that going to be part of the you know uh the customer service portal that's kind of existing already or is it going to be some sort of standalone or even um updated with um the pinellas county property appraiser to see those kind of things so just thoughts with that it looks fantastic here but how is the normal person going to be able to see it or specifically see for their home what what it is and what they've got right there are various tools for that um maybe not exactly for the drafting component of it our part will be just making sure the standards are easier to to follow if you're if you know your property is zoned r300 you know what does that mean where can i put my accessory structure how high can i build something sure what uses can i put it etc just making that information easier to find and follow is the key part but all the other parts can be built into other tools with a online facing interface so but that's a different that's a different scope you know our public portal right now is municode so we're obviously uh talking with our our folks about possible other platforms to to roll it out you know we're not going to lose our gis piece that's going to continue to be there you know that map where you can just go click on the zoning and that so that's still going to be there maybe in a little bit different format but we it may stay with municode uh it may go to uh something different we're just not quite there yet but we'll we'll certainly evaluate those and bring those to you as we kind of flesh them out a little bit okay well just yeah i mean to me this looks great so yeah so taking it from the organizational standpoint and then bringing it into you know somebody's laptop or whatever at their home when they're curious about what they have and what they can do would be great so look forward to those enhancements after you get done with everything you're going to do to make it not just me we got a whole team i love it anyone else then we invite the public to speak if there is anyone hearing none then public comment is closed uh what do we need to do now no action necessary this was just informational so we just appreciate your time we will take some of the comments that you got and we'll we'll uh kind of reconvene with the consultant go through those and figure out where we can make some some more improvements and then next part as as was mentioned we'll be actually seeing some of the the draft language so super thank you thank you everybody we are adjourned thank you you