Planning Board/Local Planning Agency Special Meeting

CITY OF SARASOTA Development Review Division Development Services Department MINUTES OF THE SPECIAL MEETING OF THE PLANNING BOARD/LOCAL PLANNING AGENCY AUGUST 19, 2026 at 1:30 p.m. in the Sarasota City Commission Chambers

## Planning Board Members Present: Chair LaMay, Vice Chair Douglas Christy, PB Member Alex Neihaus, PB Member Dan Clermont, PB Member Tiffany Nisbet

Planning Board ## Members Absent:

Staff Members Present: John Shamsey, Deputy City Attorney Alison Christie, AICP, General Manager, Development Services Cristian Toellner, Development Review Senior Planner, Development Services Camden Jenkins, Development Review Planner, Development Services Jacqueline Hartley, Senior Arborist, Development Services Miles Larsen, Manager, Public Broadcasting Kyle Guay, Coordinator, Public Broadcasting Amanda Cisneros, Development Review Coordinator, Development Services

## I. CALL MEETING TO ORDER AND ROLL CALL

1:30 p.m.

Chair LaMay called the meeting to order. Alison Christie (acting as the Planning Board’s Secretary) called the roll.

## II. PLEDGE OF ALLEGIANCE

## III. CHANGES TO THE ORDER OF THE DAY

Chair LaMay Alison Christie, Secretary to the Board proposed Changes to the Order of the Day. The Planning Board members accepted unanimously.

## IV. LAND USE ADMINISTRATION PUBLIC HEARINGS

NOTICE TO THE PUBLIC: At this time anyone wishing to speak at the following public hearings will be required to take an oath. (Time limitations will be established by the Planning Board.)

## A. Reading of the Pledge of Conduct

Chair LaMay read the Pledge of Conduct. Deputy City Attorney Shamsey discussed time limits and gave the oath. The board members disclosed ex-parte communications.

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## B. Quasi-Judicial

1. 1899 Fruitville Road: Planning Board Adjustment Application No. 26-ADP-06 request approval of two Planning Board Adjustments to allow parking access points on two (2) primary streets, and to permit the location of parking within the second layer along Fruitville Road and 4th Street for the 1899 Fruitville Road residential redevelopment. The property is located within the Downtown Edge (DTE) zone district and has a Future Land Use Classification of Urban Edge. (Camden Jenkins, Development Review Planner, Development Services)

## Applicant Presentation:

Philip DiMaria, Brooke Flemming, and Patrick Seidensticker presented. Mr. DiMaria provided a brief description regarding the proposed request, location, and explained the reasons for the proposed adjustments. Mr. DiMaria briefly discussed trees, utilities, the timeline of the proposed project, and the current design of the site plan. Mr. DiMaria discussed concerns raised by the public, and improvements that will be made to the property with the proposed adjustments.

PB Member Clermont posed questions regarding affordable units, widened sidewalks, street trees, parking, existing buildings, and proffers. Mr. DiMaria and Mr. Seidensticker spoke to the questions.

Vice Chair Christy posed questions regarding parking. Mr. DiMaria spoke to the questions.

Chair LaMay posed questions regarding access points, design of the building, and commercial space. Mr. DiMaria and Michael Poole spoke to the questions.

Kelsie Shy presented and spoke to questions regarding trees.

## Staff Presentation:

Camden Jenkins, Development Review Planner, Development Services presented and briefly discussed the location, zoning, and the proposed Administrative Site Plan. Mr. Jenkins provided details for the proposed adjustments and noted that Staff recommends approval.

PB Member Clermont posed questions regarding curb cuts. Mr. Jenkins and Ms. Christie spoke to the questions.

PB Member Neihaus posed questions regarding grand trees. Jackie Hartley, City Arborist spoke to the questions.

Chair LaMay posed questions regarding tree preservation. Ms. Christie spoke to the questions.

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## Affected Persons:

None.

## Citizen Input:

Citizen input received.

## Staff Rebuttal:

Vice Chair Christy posed a question regarding historical structures. Mr. Jenkins spoke to the question.

Chair LaMay posed a question regarding the alley. Ms. Christie spoke to the question.

## Applicant Rebuttal:

Philip DiMaria provided clarified questions regarding traffic, and the proposed garages. Patrick Seidensticker discussed parking and tree preservation.

The PB Members held a discussion regarding the proposed request. The public hearing was reopened to discuss proffers. A discussion was held regarding the proposed park. Mr. Seidensticker provided an explanation regarding conditions for the proposed park.

## The Planning Board took a 10-minute break.

Planning Board/Local Planning Agency Special Meeting

Planning Board/Local Planning Agency Special Meeting

AGENDA

August 19, 2026 - 01:00 P.M. City Hall Commission Chambers

Click Here to View Notice of Meeting

I.

CALL MEETING TO ORDER AND ROLL CALL

II.

PLEDGE OF ALLEGIANCE

III.

CHANGES TO THE ORDER OF THE DAY

IV.

LAND USE ADMINISTRATION PUBLIC HEARINGS NOTICE TO THE PUBLIC: At this time anyone wishing to speak at the following public hearings will be required to take an oath. (Time limitations will be established y the Planning Board.)

NOTICE TO THE PUBLIC: At this time anyone wishing to speak at the following public hearings will be required to take an oath. (Time limitations will be established by the Planning Board.)

A.

Legislative

1.

Recovery Residences (Ordinance 26-5598): An Ordinance of the City of Sarasota, Florida, amending the City Zoning Code, by amending Article II, Division 2, definitions, Section II-201 by adding a definition for ?Certified Recovery Residence?, amending Article VII, Regulations of General Applicability, Division 14, Miscellaneous Standards, by creating §VII-1403, ?Certified Recovery Residences?, providing for procedures for the review and approval of certified recovery residences; providing for requests for reasonable accommodations; providing for revocation of reasonable accommodations; providing for severability, codification and for an effective date. (John Shamsey, Deputy City Attorney)

Summary for proposed Certified Recovery Residences Ordinance

Proposed Ordinance 26-5598

B.

Quasi-Judicial

1.

VOCO Hotel Signage (1223 Boulevard of the Arts): Planning Board Adjustment Application No. 26-ADP-05 request for approval of five Planning Board adjustments to allow the installation of a building identification sign on the fourth story of the west façade, to allow the sign to exceed the requested maximum square footage, to allow a building identification sign on the east façade affixed to the elevator shaft, to allow the sign to exceed the required maximum square footage, to allow a projecting sign on the south façade that exceeds the required maximum square footage at the existing VOCO Hotel. The site is located within thew Downtown Bayfront (DTB) zone district and has a Future Land Use designation of Downtown Bayfront. (Cristian Toellner, Development Review Senior Planner, Development Services)

Click Here to View Staff Report

Click Here to View Sign Plan

2.

1899 Fruitville Road: Planning Board Adjustment Application No. 26-ADP-06 request approval of two Planning Board Adjustments to allow parking access points on two (2) primary streets, and to permit the location of parking within the second layer along Fruitville Road and 4th Street for the 1899 Fruitville Road residential redevelopment. The property is located within the Downtown Edge (DTE) zone district and has a Future Land Use Classification of Urban Edge. (Camden Jenkins, Development Review Planner, Development Services)

Click Here to View Staff Report

Click Here to View Proposed Site Plan

3.

1000 North Sarasota Members Club (520 N. Tamiami Trail): Administrative Site Plan and Minor Conditional Use Application Nos. 26-ASP-06 and 26-MCU-02 request for Administrative Site Plan approval and Minor Conditional Use approval to allow a private club to operate within two commercial spaces located on the first floor and mezzanine level of The Boulevard Sarasota condominium building. The club will contain approximately ±13,025 square-feet of commercial space including restaurant, private dining room, wine lockers, and lounge area. Live entertainment will be offered, including a piano with singer and dance related music groups for periodic special events. The parcel is zoned Downtown Bayfront (DTB) and has a Future Land Use Classification of Downtown Bayfront. (Camden Jenkins, Development Review Planner, Development Services)

Click Here to View Staff Report

Click Here to View Site Plan

V.

CITIZEN?S INPUT NOTICE TO THE PUBLIC: At this time Citizens may address the Planning Board on topics of concern. Items which have been previously discussed at Public Hearings may not be addressed at this time. (A maximum 5-minute time limit.)

NOTICE TO THE PUBLIC: At this time Citizens may address the Planning Board on topics of concern. Items which have been previously discussed at Public Hearings may not be addressed at this time. (A maximum 5-minute time limit.)

VI.

APPROVAL OF MINUTES

1.

and justice for all. But course, roll call, please. This here. Mister Christie. Mister this bit here. And then Mister Clermont should be on Can you hear us? >> Yes, can. And I am here. Thank you. All right. We have a request for changes to the order of the A diverse request from >> applicant. 26 ATP 0, 5, which is 18. 99 for to go first. Other than that with any requests. >> Yes, I was going to recommend that the legislative item be moved to the end of the agenda just because that's a staff only item. >> Okay. So so so would a 10 to 9 for Ville vocal hotel. And finally, the recovery residences. That's up to forget that acceptable to sure. Yes. Okay. Okay. All With are set to put a We may disagree, but we will be respectful of one another. We will direct all comments tissues. And suggested time limits for each petition, a received a request from a member of the public for extension from 3 to 4 minutes. Which I think is totally fine is it's a I would say in general we can do that. It's It was particularly for a team in an But it applied to everybody. The court set up Yes, yes. All right. And then Mister Shames it. Would you please administer the oath on the is planned to speak to them? Yes, you weep speaking from the board today. Please rise. >> And raise your right hand. Do you swear or affirm that the testimony evidence or factual representations you're about to give. We're presenting the play more during this hearing held this 19th day of August 2026. are truthful. Excellent. And then the explanation for causes your additional process. A quasi judicial hearing is a slightly more formal hearing that legislative public hearing there are parties to the quasi judicial hearing. The parties include the applicant, the city and anyone who has applied for a for affected person status under the criteria of the city. Zoning go a proper evidence. Testimony expert testimony in Doctor Jerry evidence parties have the opportunity to cross examine opposing parties and to present a closing rebuttal argument. The decision of the plane board and was additional hearing must be based on the confidence, substantial evidence in the record and the board must apply the standards of review in the zoning code relating to the type of approval requested. At the beginning of the public hearing. Board members will indicate if they had any ex parte communications in any of the matters that is contact with any parties outside the public hearing today. So we will now ask each board member if it had any ex parte communications on any of the questions you just matters before them today. >> No, but I formally represent the developer. One of the properties, the number 3 on our agenda, isn't there? Some members called? So I. >> Nothing worked for them. Don't really represent time. But just have represented them in the past. represent. And is that hinder your ability to consider the matter fairly and impartially. >> I I did speak Eric Arroyo, but other than not know. >> I spoke with off an officer the boulevard condominium. And the conversation was limited to telling them how to file for affect a person's status. >> is communication into your ability to consider the matter fairly and impartially to know? Thank you. No, I have not. Thank Mister up. Any >> consider its was but also afternoon have a couple questions about 1000 words. So from that now, OK, thank you. >> An infected person status. Affected There's sorry there, too. I believe both on the 1000 north matters. Let's. 26 a SP 0, 6, And so when a matter is, is that first Sorry about that? So that matters called Caldwell will call them there. There were 2 people that signed up >> And with that will kick off cause. Additional public hearing for 80 per se yet. 26 ATP 0, 5, So could the applicant please come down? I think it serves or 6 old. My apologizes. Their sons. Afternoon play Please state your name for the record My name is Phillip Di Maria certified planner with Kimley-horn and the agent for the Applicant. Personal Development. >> Perfoming certified planner with Kimley-horn and the agent for the outcome. >> sticker on Eastern with a car Merrill here on behalf of the applicant. Thank you very much. And thank you for your time this afternoon. Were here before you to to planning board of adjustments, request for 18. 99 for Bill Road we represent a larger team led by the contract purchaser and developer Bristol Development Group based out of Nashville, Tennessee. The architect for the project support for Texture. They're based in Richmond, Virginia. I'm Patrick introduced himself and course, I'm Brooke and Work with Kimley-horn. we do have other members of the team here, architects, landscape, architects civil engineers. If it matters come up today that you wish to discuss. So the 2 before you are first related to access So there's a code requirement in the city zoning code that states that there's a requirement for parking the access from secondary streets or alleys when possible parting is access from us U.S. primary street. There shall only be one point of access. We are requesting 2 points of access for the project and both would be on secondary streets and all going to why that's necessary. From our perspective shortly. The second adjustments for parking in the second layer the code requirement is that within the downtown that garages be located 3rd layer, which is a nuance zoning, termed basically mean must be set back 20 feet from the facade of the building. And our judgment when, of course, provide relief from that requirement in a very small section of our part, Raj, which will review in greater detail to begin. I would like to provide just overall contacts for why we've in this place. Where before you today, you know, the site was initially in front of us is a design team a little over 8 months ago and we reviewed the site was owning code and all the all the aspects of that to come up with a design that's in front of you today. And that's the question of what right? What occurs on the site. And then adjustments are really the how. So this is the really the culmination of a longer timeline. And I want to be clear also that there is a site plan that has partial sign on from DRC. But these planning board adjustments. It's good context, but that those obviously are the subject of a hearing today. So little bit about the You all probably very familiar with the located between Fruitville and 4th street Spring Gillespie Avenue and for road. The site has a future land use of urban edge. As it transitions from downtown core. On the South side, we consider our traditional downtown to the urban neighborhood located to the North. This has been the zoning for close to 25 years, of course, with the 20 plan and the ideas that you would provide a transition from court moving into neighborhoods to the North. That same future land use category is implemented through zoning districts. We have a downtown at zone district for the site once again transitioning from downtown core to the south to downtown neighborhood, which is located to the north, the traditional Park neighborhood. I'm also in the zoning code is the requirement for primary streets. And this one is interesting because of our our parcel of this project has the contacts of having primary streets on 3 sides of that Gillespie avenues, the only secondary street and the code would say, hey, look, you've got to take access off of Gillespie Avenue. There are 2 grand juries that are located off in an area where that access point would be taken care of. And that's really the crux of why these adjustments are in front of you today. I hope that wasn't lost on you in the staff report. Okay. A little bit about the site itself, right over all contacts. Looking at what what exists out there today looking at existing conditions when thinking about how to how to design a site. So we recognize that parking areas were fragmented. The kind of and many different places. The infrastructure was really lacking on 4th street and other areas. There's no sidewalks. There's underground pipes. You can see that in the picture in the bottom right that are partially exposed. There's a lot of on the property parking material. That's not a that's not permitted in code today. This cannot be constructed today, but it exists in its current conditions. Those grand trees are beautiful. 67 inch grant reason a 70 inch grant located centrally. But in the northeastern portion of the site, we think they might be some of the older ones They're really, really important. Environmental and placemaking structures on site that we felt what were important to preserve from a development standpoint, as well as from the site design standpoint. There's that for pedestrian infrastructure that I mentioned earlier in the sort of relates to drainage as well. But that oftentimes washes out in rain events. And that's why it's a substandard material. It's identifying the zoning code. It's not like that's why you're not able to use it generally is because it's it does provide poor production infrastructure. There are utilities on site. We found the so we're looking at the say that there's a water line that runs along the south side of the >> provides provides water to the site that would prevent the application of street trees on the southern boundary on for Bill Road. So looking at optimal site design, we recognize that that water line needed to be moved. And that's located in our site plan to propose relocation. So just over all those existing conditions, right, these are things that we kind of formulate and think about when we get into design. Right. So these all inform what the design looks like. So when we went into our interactions to PA for important actor, we looked at this first generation right? How to treat the site. We recognize that there were structures on site that we thought could be really important to the community. We focused on preserving them in this in this first application and taking access off of Gillespie Avenue as the code recommends through this primary street and secondary Street hierarchy. So that's potential iteration. This was one of our first ones. The second iteration looked OK, let's say those structures go away. Well, let's look at preserving the trees, but still maintaining off of Gillespie Avenue as as the primary requirements detail. This rain really close. Arbors Phil Smith said maybe this isn't the ideal way to treat these trees with the driveway running underneath. It also only provided one long skinny method of accessing a parking garage with over 300 spaces that we didn't think that was ideal for. So next we looked at really what is the best from a transportation perspective and that separation 3. So that's lining up an access point with links Avenue north south, providing access to a garage, providing really great streetscape on Fruitville road by offering the road with street trees moving that utility lines south. And that's ration 3 that you see in front of you. Obviously not preserving trees, obviously know preserving structures, but this would be optimal from a fruitville road and transportation hierarchy. Perspective in terms of maintaining a grid and providing access to a garage to save her money matter what the neighborhood. And last we where we land on integration for which really what the basis of the plan was signed off a signed off by DRC and our plan that's in front of you today and that balances, all of these things. So balancing the tree preservation, providing this courtyard on the northeast of the northeast providing 2 access points to a garage for safe. And easy access that provides distribution of traffic and setting the building back in a way that Fruitville road really got to plus type of streetscape that isn't out there today. with consistency with the new CDC M. So this requires adjustments, right, which is an optimal from the developer standpoint, but it is the what we see as designers as being the optimal site plan. And that's really why we're before you today. Okay. So we took site plan and we met Gillespie Park several times, 3 part 3 times. In fact, the first was a small neighborhood meeting with leadership where we there's development occurring. What sort of things are important engage with your neighborhood. We have a second smaller meeting at can we horn where folks that lived on 4th and 5th Street came in and provided guidance and feedback on both the plan and also some things that were important to them as neighbors just to the north. That was that was critical in some of our discussions. And then lastly, we held a almost like a neighborhood a glass be park neighborhood meeting where we had 15 minutes. Give a presentation received comments that sort of thing. So heavy engagement that resulted in some real meaningful change, just a plan. So the first thing I'm realizing I'm going to come up on TIME, chairman, is there any way I could get a few minutes more. thank you. the probably the most substantial change was out of the 4th street Fishery neighbors meeting was discussion about concerns of trash and loading operations and how that might impact them to the north. And so we brought that back to them. Design team. And the scheme that we came up with was almost a shell on the exterior of the garage on the north side. And I'll show this in more detail later that provides trash like a trash collection area in the loading area inside a wall. So there's almost like a vestibule on the north side where trash and loading occurs. That is open air to the street like you might see in some of the other apartment buildings downtown. There's money that. Also resulted to a need for that resulted in the need to shift the parking Gray's parking garage southward to allow for for that to occur. Additionally, there were concerns about cut through traffic. There's an alleyway that we didn't know about that cuts between 5th Street and 4th street on the north side of our project. Original garage design have lined up the throat of the access to the garage. With that alleyway. And there are a lot of concerns about how that might result in an issue where folks would come down. 5th Street turn left into the alley and then access the garage directly from the alley rather than coming down for Bill Turner and taken to rights to access the garage. We're right in the left to access the garage from 4th Street. So just wanted to cover those those points. Okay. So back to the adjustments I hand. I think that context is important. You know, it's part of the reason why we're before you today, but specifically to the adjustments themselves. The access points. So the first one is providing access primary streets on for a bill in 4th. This allows us to preserve the 2 grand juries which currently prevent secondary street access. It improves the fire life safety conditions, opinion of our engineer improves to distribute distribution of trips on to both 4th and fruitville. So it reduces the amount of trips entering the neighborhood per se on 4th street but it also provides a secondary means of access in the event that there is an emergency and someone needs to get out a different way. And we do want to recognize those currently 20 access points on site. >> so passed. >> here it is on yet. Came yourself. This agreement. There's 20 access points today on 17 of those occur on primary street. So I just think it's important to recognize that there's a huge reduction in the amount of access points on this primary streets. There's the location of those 17 access points. Here are those options that take access off of Gillespie Avenue that could result or that we think would result to the detriment of those trees. And here's the proposal. You can see more clearly the best of you on the North separate access points. And then you can also clearly see that alleyway that I mentioned between 5th and 4th street just to the West and north of that left, most arrow pointing downwards. Okay. We have to provide compliance criteria is your criteria? We're better meet the purpose of the regulation will not detract from with ability or appearance. The commute of effect is consistent with the purpose of the zone city designated historic resource to preserve impacts resulting from the adjustment or mitigated. We've got a full analysis and our applications stops houses and their staff report won't spend too much time on this recognize that application of the the application of the regulation, the regulation itself for Secondary Street access is to manage traffic in a really logical way. We think what we are definitely doing through our provision and we're improving pedestrian safety traffic operation treats get continuity with the application of of these 2 access points that are requested. Second adjustment parking in the second layer this is specifically on the South This once again is because of that SUV. On the north side, the garage shifted southward. Green is the location of the garage extending into the second layer, the purple that you see at the base of your screen is the location of actual parking spaces with there in that second layer. You also have a clear view of the pedestrian corridor, the corridor in the interior of the building. That wraps the garage and provides that that layer human activity in casing the garage, which, of course, is the purpose of habitable space. This is rendering of the exterior of the garage. You can see it doesn't look like a garage with the exception of the the driveway throat on Fruitville. But you can see very clearly there are windows that mask the garage. They do a good job representing this has happened space. And it truly is because it is a pedestrian corridor corridor linking the units to the West as well as the east. Once again, compliance with criteria. All this is within your staff but we're better meet the purpose of the right regulation. The purpose of the habitable space require the purpose of setting back the garage is to provide to make sure that garages were concealed screened and have human activity. We're accomplishing that. These requests to adjustments are not intended to increased development, intensity or reduce regulatory compliance. >> It's about the optimal site plan providing flexibility to locate the parking system in transportation facilities where they should be the safe. 2 grand juries. Thank you. Thank you. So questions. >> I don't have any questions yet. Mystery House. Not this time next. Yeah, Mister Clement. There are a few questions. >> in the during the effect that it mentions the table. A formal and dropped the work before doubled in there. That's a different level. For ability for richer or are you intending to put actual for we units? was a 60% >> You know that we are utilizing the city's program. So there will be affordable units incorporated by the city's definition. 36 affordable units to be exact 12 of which will be rented to those earning 80% or less of the area. Median income. 12 of those will be ready to those making between 80% and 112 of those will be ready to those making between 10120% of area median income. So 36 total 12, 12 12 or the charge is consistent with the city's program. would you clarify? >> The white and is there. Are you doing something beyond what is required? Yes. >> Great question. I have a slide that I can pull up here. That probably does the. That's job here. If I could get the overhead and I'm not sure there you go. So this is this. Is it from planned view? So what we're doing and this is relatively new and that, you know, the ECM we're in this period. Engineering design criteria manual. We're in this period where the all the Dcm and the new D C M there's a transition period that's occurring. We chose to comply with the New The CM because it provided Fruitville road with we what we thought as being the optimal streetscape and so on through Ville Road. That's a pedestrian zone of a minimum of 8 feet of sidewalk going up to 10 feet of sidewalk in some locations where available. The manatee zone. That's like the street rezone where there are benches where there will be a bus stop that that's a minimum of 3 and a half feet. Up to 4 feet in some locations where the space available. So we're getting 14 feet of distance the face of our building out a minimum to the edge of curve. Which is pretty substantial. I it exceptional for for Bill Road. You're probably familiar with Arcos. That's a 5 foot butting right up against a This would be a completely different streetscape that we're talking about here. Thank you >> the coach of the trees that you show on here. The tree line. I'm kind of the question. What are you providing? Purse is what is required. Specifically for street trees, member country treasonous. >> Yeah, that's a good question. I would have to bring down my landscape architect to speak specifically on that. So if you don't maybe just give us a to compare and we'll get back to you on specifically what's required and what's being you probably back up there So we can do that, >> Look at the building. I do appreciate the are there for it, actually, to make it different materials different architectural approach. Stupid person would do it. We'll take Also. Is it along building? It could have been very much what the kid you not done that. But even in passing that would have been so actual interest of the corners where we rise up and make some type of because I think in the code your love to go up. Some feat was something interesting at the quarters are mostly in middle on such a lot going. considered it too, was why didn't that happen? Because it's kind of all. It's a very long road to the same light. >> It is a long run. Our architect when people saw that long run from the very beginning when we started rating as part of the discussion about, you know, these trees on the north side adding tremendous, tremendous benefit because they break up the massing of the building itself, right? Reduces the amount of >> Polk on the site and it ended up resulting in a much better street design. For fruitville itself. That's right. Our plan is to provide varied architecture. The use of balconies heavily when we can because of our location on for Ville Road. You know, the garage helps and the variability of being able to bring that hallway and being able to push the massing in and out certainly helps a lot. I can ask the architect to provide maybe some more narrative as it relates to, you know, inspiration behind design. But it certainly factored into, you know, our decision-making are are designed from the get-go. >> going wrap pretty quick question the very important that I'm bringing the parking the second second level. Okay. Well screened but why was it necessary to do this like I don't like every room had a counter. Really forget this considerably more parking than what is required. And then there's a comment pack it saying that. Well, we had a good for all for us again, sufficient parking. That's insufficient could have done with that. Can you explain Absolutely. So once again. Very observant question. So. We. >> We're trying to strike a balance. That a lot of discussion very early you know, from the builders of the developers program, as far as incorporating enough parking as and using it as you know, part of their program when we you know, we discussed how less parking may be favorable because it would reduce spoke when we started looking at the streets around the site, we realized that there was almost no opportunity for on-street parking like you see in other places downtown. And you'll see on this planet in our plans there's no on-street parking provided. 4th Street is a very narrow street Osprey Avenue is a narrow street. maybe could fit some on-street parking, but it's not up to more and certainly not for a bill providing on-street parking. So naturally the park, the additional parking that is normally present in do