Architectural Review Board - Regular Meeting

Our chair is not here tonight, so you guys are lucky enough to get me sitting in. I'll go ahead and call the ARB meeting September 1st, 2026 to order. I think those are my only comments, and if you'll all join me in standing for the Pledge of Allegiance. Okay, I'll entertain a motion. We've reviewed the minutes from the previous meeting.

So moved.

Is there a second?

I'll second.

All in favor? Aye. Aye. Any opposed?

Your mics are on and that you're talking directly into the mic.

Sorry, who's second? I second. Thank you. Okay. Minutes were approved. Any additions, deletions, reordering of the minutes?

Yes. Petition number 2026-0031 2981 Blue Cypress will be moved to the next meeting. Okay.

No other changes then. Do you want to go ahead and swear in anybody who will be speaking?

Sure. If you plan on providing testimony tonight, please raise your right hand so I could swear you in. Do you swear to tell the whole truth and nothing but the truth? I do.

You're sworn in. Thank you.

And then before we get into our first item, any ex parte from the board?

Do we have to mention our individual meetings with?

I would say more is better than less. So if you had any meetings or discussions, whether it's with neighbors, I would include that in your expertise.

Yes, I had a Zoom call with our FKA K-Park group.

Okay.

As did I. Yeah. I also had an in-person meeting with them.

I had it in person as well.

I had an in-person, and I've been trying to do this forever, but can I call a point of order for a moment? Sure. Or just a quick question to staff. We didn't call a roll. Is that intentionally not included on our agenda, or is it fine? Yeah, we don't. Just wanted to make sure. I wanted to make sure we asked, because I look back at the minutes. I also had a meeting in person at the office.

And then I, too, met with the applicant, Ross-related, at their offices in person.

Okay. And you all can be fair and impartial? Yes.

Yes. And if there's no other ex parte on any other items, we can go ahead and get started. I know we have a long night, so. Okay, let's move on to new business. Blue Cypress has been stricken from this agenda, so let's go right to ARB 412.

Good evening. Julian Soto with the Planning and Zoning Division. Before you tonight is petition 2026-0032-ARB, a request for alternative material for a driveway gate on a single family residential property. At this time, I would like to enter the file into the record. The property owners are Colin and Virginia McNeil. Here tonight on their behalf is Gabriel Falco. He'll be available to answer any questions the board may have. The subject site is 1.25 acres and is located within the Palm Beach Polo Golf and Country Club on the northeast corner of Muir Circle and Polo Club Road. This property is part of the Wellington PUD. The current owners purchased the property in 2025. At that time, one of the two driveways had an existing gate. The owners submitted a building permit to install the same gate on the second driveway. It was determined that ARB approval was required based on the material and design of the gate. Pursuant to section 6.4.1 of the land development regulations, ARB approval is required prior to the issuance of a building permit. In researching the history and the fact that the first gate was installed prior to 2001, it was found that the existing gate did not receive ARB approval, as it may not have been required at the time. In an effort to ensure compliance, this request will include both gates for approval purposes. The image on the left of your screen depicts the Muir Circle driveway, where the proposed gate will be located. and the image on the right shows the existing gate, which has been in place since around 2001. The owner is requesting to install a gate that matches the existing gate, and there will be minor repairs and maintenance to the existing gate as well. This slide illustrates location of the proposed and existing gates. The contractor has indicated that the gate will be set back approximately 22 feet from the road, As you can see, the gates are located along two different roads and are separated by approximately 180 linear feet. The gate will align with an established hedge on both sides of the driveway, and there is existing fencing in place that is not visible from the road. As mentioned, the gate will align with an existing hedge and will match the existing gate. Private gates are common on larger estate lots, and this property is located on private roads within a gated community. The owner has also obtained approval from the HOA, which I have here with me. Should this application be approved, staff has provided recommended conditions of approval as listed in the staff report. And this concludes our presentation for this item. Staff and agent are available to answer any questions you may have at this time. Thank you.

Okay. Any questions, discussion from the board?

What's the material of the gate currently?

And, sir, if you'd just state your name and address for the record.

Gabriel Falco, 3710 Old Lighthouse, Circle, Wellington. The current material is aluminum, and it's powder-coated. I believe the color is called Palm Beach Brown.

Okay. Is this public hearing, Kelly, or no? So we need a motion. Okay. So let's go ahead and make a motion, entertain a motion to open up for public hearing.

Second?

Okay. All in favor? Any opposed? We have everybody to speak. Motion to close. Second? Third? Okay. All right. So at this point, if there's no further discussion from the board, I'll entertain a motion.

Just one question. So am I to understand the gates go up or normal?

OK.

So on page 9 of our picture, what is that?

That's an overhead view I think so that elevation that's an overhead view so you'd be looking down and these gates will open Oh, thank you Thank you Motion to approve. Okay. We have a motion. Is there a second a second motion in a second all in favor?

Okay, thank you, thank you

Okay, let's go ahead and move on. Next item, ARB 409, petition number 2025-0026. ARB, R&B, sports, elevations, and materials being presented.

Okay, before you is petition number 2025-0026-ARB, which I would like to enter all files into the record. The property is four acres. It has a future land use map designation of community facilities, and it's within the landings at Wellington Planned Unit Development. It is located on the southwest corner of Greenbrier and Owsley Farms Road, and they're requesting ARB approval of the elevations, colors, and material for the construction of their private tennis facility. Just a little history on the project. The property was used as a daycare facility since 1986, and it was purchased by the current owner in 2025. In July of 2026, they received a master plan amendment approval to change the master plan designation from community facilities to assembly. to add access points onto their driveway on Greenbrier. In August of 2026, the site plan was approved, which includes the indoor tennis facility, five outdoor hard courts, and four outdoor Patel courts. This is the existing site conditions with the daycare still present. And these are the proposed elevations. This is the front or the north elevation with the rendering located on the top, which the applicant will go further into. And these are the various views. Architecture is a Mediterranean theme. It provides for four-sided architecture. It includes overhangs, arcades, peek-through forms, arches, covered entries, fabric awnings, and a tile and metal roof. It has a max building height of 35 feet, which meets our code requirements, and all mechanical equipment will be screened from view by the parapet. The colors and material are natural stucco color. It incorporates bronze and black metal, black vinyl coated chain link fences, metal and tile roof. Site amenities include trash cans, benches, covered shade structures and a dumpster enclosure to match the that will match the building and then they will have signage a primary wall or primary wall sign above the entrance. and a monument sign, but that wasn't included because there's no technical deviations required or requested, so it was not included. So based on the findings of facts, staff, if ARB goes to approve this application tonight, conditions of approval are listed in the staff report. And the applicant is here to provide their presentation as well.

Good evening. Mr. Schmidt, good to see you. Mr. Chair and board members, thank you for your consideration this evening. I'm John Schmidt, agent for the applicant for RB Sports. Kelly really went through all the site plan things that are on there. I'll just advance to a colored plan. So we used the existing cut along the roadway. We extended the cut for further separations. 40 parking spaces on there, centralized building. You can see the outdoor courts, two indoor courts, and then along the very south property line there are the Padel courts. So with that, I'm going to really turn it over to Keith Spina of O'Rourke Spina, and he can go through the architecture.

Good evening. I'm Keith Spina with, as John newly named us, O'Rourke and Spina. My partner Tammy O'Rourke is back there. She's been promoted tonight. It's nice to be here. Great project. We'll kind of dive right in. I think the challenging part of this building was clearly how do we get a indoor tennis court inside a building that fits within Wellington and the architecture in the neighborhood so we looked at a lot of different options and at the end of the day we chose what we thought was most effective in a variety of ways but it's a prefab metal building so then the next question is how do we make it look great and so we designed a building the height and the architectural treatment that we didn't we were designing it to get the aesthetic we didn't worry so much about how we were going to build it we figured that out in hindsight so We'll walk you through it. But two-story building on the front, two-story club space. Each floor is about 5,600 square feet. And then, of course, about almost 17,000 square feet of large indoor space for the two indoor tennis courts. The two-story building has a variety of club functions. you know, great meeting space, some locker rooms, little fitness, little small cafe, some administrative offices, and some support space to service the whole facility. The roof, another challenging thing when you do prefab metal building and you have indoor tennis courts and you want air conditioning, that's always a challenge. So we worked really hard to tuck a couple of what we call rooftop package units in low on the prefab metal building roof. And then we have the parapets that extend. So all the mechanical equipment, both on the two-story club portion of the building and the tennis court portion of the building, are fully screened. So that worked out really well. And then the architecture, you know, again, the two-story buildings, conventional construction, stucco, barrel-tile clay, barrel-tile roof, which, again, is another wonderful material, dark bronze windows and doors, a couple little awnings, of course, some beautiful landscaping. That part of the building was pretty straightforward and easy to handle. Then when we get to the back, what you see is the – The wall of the buildings is structural metal stud with what we call cementitious. You could simplify and call it stucco. It's slightly different, but it looks like a stucco finish. So when you see the building, you won't know whether it was a tilt wall building or CMU block, but it's technically, to skin a building like this, we use structural metal studs and cementitious. And then if you just look at the top, a little bit of right there above the wall is actually the, pitched roof of the metal building, which is actually, again, a metal material.

So it's a metal roof and kind of intended to be designed to blend in with the facade of the building.

The elevation is the elevation on the top and then the elevation with landscaping below. Just as we move around the building, you can see, again, pretty interesting. And then here, of course, is the section. The point above the net, so when you do an indoor tennis course, we debated this a lot, but our target was to get 40 foot clear above the net. And as it comes back towards the baseline, it gets a little bit lower. So we think that we could not only have great casual tennis, but in the case if somebody wanted to call it a full competitive qualified tournament type tennis, we could accommodate that side of the building. So really exciting to be able to do that. So you see the metal building and then you can see the walls on the side that are structural metal studs that come up to create more like a conventional construction and architecture. And then you can see actually right there where the rooftop packaging is tucked in behind the parapet. The other part is, how do you get a 40-foot high clear area over the net and comply with maximum building height? So that was another. Actually, the pitch roof in your code allows you to have an average. So we do meet the code. No exceptions are being asked for. Just kind of a couple other really pretty views. The one on the left is from the front of the building. The one on the right is kind of just to the side of the front.

And then a little aerial perspective that shows the courts on the left.

You can see the little pitch metal roof in the club area on the front. Materials, again, clay, barrel, tile, stucco finish, pretty paint colors. The colors are listed. Some pretty awning fabrics, windows, metals, light fixtures, all dark bronze. And we comply with everything. And I think staff made a recommendation of approval, and if we have any questions, we're available.

Thank you very much. Go ahead and make a motion to open up for a public hearing.

I move. Second?

Second. All in favor? Aye. We don't have to go through all that? Okay. All right. So I'll open this up to the board then. Any questions, comments for the applicant?

I think it's beautiful. Yeah.

I think it's a great addition to Wellington and the elegance of it I think is really pretty.

And he definitely did a great job putting in more parking space and that whole area. It's a better usage of what it is right now.

So I would echo what everybody said. Absolutely. It is absolutely beautiful. Looking at the paint samples that you had in here, I felt like I was watching the advertisement where the wife's showing the three shoes, and they all look the same. So that was one observation from the paint chips. Overall, the design looks great. The only word of encouragement I'd give you that has absolutely nothing to do with ARB, but just from practical experience... The location where you've cited your bike parking is potentially problematic. It's right at the end of your handicap ramp. So I'd encourage you to reconsider that location or enlarge the area so you can ensure that bikes don't block the sidewalk and the handicap access to get into the building. Not really a subject to this review, but just wanted to offer that as encouragement.

Thank you.

Yeah, the only thing I'll add to this is you guys have made my job very easy tonight by submitting the application design the way it was designed. That lot has a lot of challenges. I know it had been for sale and just kind of this oddball, you know, kind of corner lot, you know, more long than wide. I think you've done an incredible job of maximizing that site and putting a stunning architectural piece that will be a great asset to this community. I wish more people would take note of the look and feel that you're bringing to this board and to this community because I think it really does make our jobs very, very easy. So I really appreciate the effort. I think you guys have done – I know your companies well. John and I have worked together on projects in the past, and I'm very familiar with a number of your projects. So when you hire talent, this is what you get. So well done for all you guys. Really a nice project. Thank you. I'm excited to see it. Again, aside from maybe the technical reason why you're here, can you give us a little bit more information about the club itself and timelines?

So by the way, thank you for the accolades. We'd love to accept them all, but the real

acceptance goes to these two over here, Rod and Betsy, our clients, the owners, our friends.

Thank you for continuing to invest in Wellington. We appreciate it.

Not only John, Tammy and I, as we were designing this, we're like, well, Rod wants to do this. And we're like, well, all he wanted to do is continue to elevate the quality of everything about this building. And Betsy wants to do this. And I was like, wow, like

You don't see a lot of picky cypress, so I like that very much.

These two are here. Yeah, Rod, do you want to come and tell a little bit of the story, like a couple minutes? You don't need to argue architecture, but this story is worth hearing.

You get a few minutes of free advertising.

My name is Rodrigo Nascimento and Gunner. This is our main mascot.

And just your name and address for the record, sir.

Rodrigo Nascimento. And this is Gunner. Welcome. So any questions you guys have, very welcome.

Can you share a little bit more about sort of the club? I assume it's a private club that memberships.

We are basically doing, because there is a story behind it, and basically we want to give back everything that we've always gotten back to the kids our main focus is gonna be the the kids you know it's gonna be open for everyone but we want to change kids lives and give everything of opportunity to with the story that we have that is powerful and you know we want to make sure that we give on and we talked about 15 years ago that our dream was to do something here. And we've been 12, 15 years trying to do something like this. And we ended up at that corner and couldn't be happier. I mean, we want to make sure that we give everything back to you guys that's possible.

And what's the timeline? When do you guys expect to break ground?

December 27. Okay. And we are going to be private, but at the same time, we want to make sure we've already told everyone that we want to do everything we can with the community and help as many kids we can and so forth and so on.

I'm sure you will. All right. Well, thank you guys. And again, I appreciate the investment and the vision you have to bring this to Wellington. So it's a stunning piece of architecture. It's just nice when we get some good stuff in front of us. So thank you very much.

Makes me want to learn how to play tennis.

Yes, so.

All you guys are welcome.

Almost, because we'll just hang out there.

Exactly.

We'll get one of the movies. We'll watch everybody else.

We'll check out the cafe. Right.

I'll entertain a motion.

John, I'd like to move that petition number 2025-0026-ARB, R&B Sports Elevations and Materials, be approved as submitted and what's the word? Staff recommendations. Staff recommendations.

Thank you for that. Is there a second?

Second.

We have a second. All in favor? Aye. Hearing none opposed, passed unanimously. Thank you again. OK. We'll take a few seconds. Let them clear. Thanks for visiting, Gunnar.

It's beautiful, isn't it? I love how they did the corner, like they really maximized the space on it. Yeah, it's a tough lot.

I was impressed.

They've got paddle and back and then tennis, so it's great. I'm excited.

I'd join you, and I don't even play tennis. But I drink coffee.

Okay. Have a meeting. We'll move on. Looks like the last item on the agenda, ARB 413, petition number 202-6003-RB. Kelly, all you.

So tonight is elevations and temporary signage, petition number 2026-0033-ARB, and then a conditional use for the building height, which is petition number 2026-0004-CU for Wellington Village, also known as K-Park, which I would like to enter all files into the record. The property is 71.27 acres, and it is located on the southwest corner of Striveling Way and State Road 7. The request tonight, there are three requests. Elevations and materials for buildings A through H4. There's a lot of them. So it's all the buildings that you haven't approved previously, which previously you have approved building H, which is the hotel. Building H4, which it was G4, but they're coming in for... changes to it and then You also approved buildings d1 and d2 So in addition to the elevations and materials for the for all the rest of the buildings They're requesting a conditional use to amend the maximum building height to buildings d1 and d2 so the ones Two of the buildings that were approved earlier this year They're asking for instead of 42 feet. They're asking for 48 feet So any modification would have to go back to council. So ARB recommendation is required prior to going to council. and buildings E1, which is directly north in the blue, and that is 37 feet, and building E2, which is 39 feet. And then in addition, technical deviation to allow an eight to 12 foot high construction fence with banner, which is shown in the purple dashes on the top right corner of the screen, along Stribling and US 441. Just a little bit of history, because I know we have some new board members here. In January 2025, the village executed a purchase and sale agreement with Related Ross and Education in Motion to purchase K-Park upon receiving their entitlements. In April of 2025, council approved a comprehensive plan amendment which changed the land use to mixed use for the property. In February 10th of 2026, council approved rezoning of the property to a mixed use plan development. The master plan for Wellington Village mixed use plan development, which includes residential commercial office and a private school and a hotel. And then in addition, a conditional use for 180 room hotel and a school as well. Oh, that was also in February. February was the conditional use for the school, sorry. And then in March 2026, a conditional use, council approved a conditional use for buildings H, buildings D1 and D2, and buildings G4. And so the reason why it's coming, like I said, is because the building height includes architecture. So prior to going to council for the building height, ARB has to provide a recommendation before it can move forward. So per all those approvals, master plan, site plan approvals, all elevations and materials require ARB, which is why, again, they're here tonight. And then, again, Section 531 requires the conditional use approval for buildings exceeding 35 feet in height, which requires ARB recommendation. And so they required PZAB and ARB prior to council. I'm not going to go over much of the elevations just because you've all seen them. And then we have the architects here that will explain them more in detail as well. All the elevations, most of them provide four-sided architecture windows that occupy a minimum of 40% of the elevation. My next slide will show some deviations to that bullet point. They incorporate projections and recesses with varied lengths and depths, repeating patterns with colors and textures and pattern changes, the design with an overall unified architectural theme, and they meet the guidelines that were adopted in the Wellington Village Project Standards Manual, which was approved with the master plan, and then the land development regulations. This slide just shows buildings B1, B2, B3 and buildings C2 and C3. These buildings are along Stribling Way and State Road 7. These are the rear of those buildings, and the code requires any buildings that face a right-of-way have 40 percent window coverage on the facade. So condition number 2 requires them to alter these elevations. to meet that requirement. And they'll go over an amendment that they're requesting to that condition. But these elevations would require additional window treatments to meet that section. This is a general, the materials and color board that they provided. And then you'll see that each building has the materials and colors for that specific building highlighted in red for each building. And then as far as the conditional use approval for the buildings that are requesting the increased height, this is just a chart that just shows how far away that the buildings are. When you're above 35 feet, you're required to have additional setbacks from the property lines. And this chart just shows that all those buildings are meeting that requirement. In addition to the conditional use approval, they're required to have additional palms that are of higher height when planted to kind of break up the height of the building. And so those palms are required to stay indefinitely, and that's a requirement of the conditional use approval. It's one of the conditions that they are to remain as long as the building remains. And this map just shows where those palms are that they're required to install. Same with buildings E1 and E2. They provide more than what is required for the palms. And that just shows where they're located. Again, this shows the separation. They're more than... 500 feet from Farmington Estates the buildings and then close to 15 to 2,000 feet away from Oakmont Estates So building height won't really be an issue for those buildings In addition, they're required to provide community benefits for the building height increase they incorporate electric charging stations throughout the site they provide promenades and plazas throughout the project and And they will be required to be lead-based design of FGBC design certification of silver or higher, or some other similar certification. And for the last approval, it's a technical deviation for their construction fence. The code requires that a construction fence be a maximum size of six feet tall. and a maximum sign area of that banner on that fence is 12 square feet, and then they can have graphics repeating every, or repeating, so the sign area can be repeating every 100 linear feet, and then there could be graphics in between that 100 feet. So they're requesting an eight feet tall fence along State Road 7 and Stribling. And then it would increase to 12 feet at the intersection. It allows for clear visibility on a very large high speed right of way. And it would be required to be removed prior to the grand opening of the project. The applicant requests. meets the criteria of the Comprehensive Plan and the Land Development Regulations. It's compatible with the surrounding land use and zoning and is consistent with the land use and zoning designations. And the conditions of approval are provided in your packet for all three of the requests tonight.

Do we have staff recommendation on each item? Yes, it's on the last page. Okay, I just want to make sure that's what it was.

thank you so much good evening board members lindsay jean louis with urban design studio kelly did a great job of covering most of the items and as i understand we've been able to meet with each of you individually on the elevation so we'll go through a bit of an abbreviated presentation but just to rehash it we're requesting architectural approval for all buildings on site with the exception of the hotel as well as the conditional use approval for the buildings above 35 feet Just to give you some brief history, we came before your board in February and got approval on buildings D1, D2, G4, which is now actually one story, no longer requiring that approval, and the hotel. The hotel is not before you tonight, but we're going to give a quick blurb as to some of the design updates on that. As for D1 and D2, the request is going to be to increase that building by roughly six feet in height. And for buildings E1 and E2, we've determined that that's also going to require that conditional use height requirement. So at this moment, I'm going to take the opportunity to pass it to David Manfredi with Elkus Manfredi Architects, just to speak to the design ethos of the project.

Thank you, Lindsay. Thank you all very much for meeting with us. I'm going to try to be really brief tonight because you all know how long this presentation can be. There are 23 different buildings. There will be approximately 80 tenants. And one of the primary goals here is, from a design point of view, is to create a real sense of diversity, that this is not a monolithic 83 storefronts. They are different. They have an organic quality. And our goal is to create a village center that's very walkable. You park your car once, you become a pedestrian, and our goal is to have you dwell. You all know the east half of the site is the village. The left half of the site is Wingrove Academy. And does that just roll? It does. And this view you've seen many times from over State Road 7. You can see the taller building. the hotel building that Lindsay just mentioned and the office building. And you can also see, this is, we really think that the basis of this design is the public realm. It's the streetscape, it's the streets themselves and the way the parking is oriented, that it's all about pedestrians because this is a destination we want people to dwell. There are the taller buildings that Lindsey mentioned, the hotel building, which is seven stories, the fitness building, which is two stories, the office, which is three stories, and then two restaurants that go up to a second floor. And it is only the office and the hotel that get beyond those two stories. We spent a lot of time talking with each of you about how important we thought the buildings were in the daytime, in the landscape, in the public realm, and then how important the lighting is at night. Lighting that's on a pedestrian scale, that is light fixtures up into the trees, that is lighting under umbrellas. light spilling from restaurants and retail. Again, it's about the pedestrian and not about the car. And it is about the public realm. Extensive planting both at low level, at pedestrian level, and also at a higher level. Visual, yes, but also about comfort and shade all year round and a diversity of building materials. Again, the idea that the model here is a street in which there's separate ownership and there's property lines and the owners respect the property lines. That gives you that sense of scale, of diversity, of optionality. You don't come here for a single transaction to buy a t-shirt at some vendor. You come here because it's a place. And it's a place where you see the community, you see your friends, you see your neighbors. This is the pedestrian way that leads from our access from State Road 7. It leads to a pedestrian way that connects all the way visually to our lake feature. Again, you can see planting. In fact, in the renderings, we removed some planting in order that you can actually see the buildings. Let's see, I mentioned the hotel. The hotel is seven stories. It's the tallest building on the site. We're showing you the nighttime view. One of the things that came out of conversations with you all was that the hotel felt cold. And so we've changed. We've made significant changes in coloration. Even in the material palette, there's stone at the base, coral stone at the base, and then stucco above. And there you can see the difference from left to right, what was originally approved way back in, I've got to read this, January, which was all about cool gray colors. Now we're much warmer. And there's a finer scale in the detail throughout the building as well. And we made the base of the building significantly lighter. So again, what was approved and what is now proposed. Talk a little bit about architecture. And I think you've all seen this. These are the eight different materials that we expect to use on the different buildings on the different storefronts. And you can see a lot of diversity, a lot of materials of local origin. We do think there's some wood, but it's thermally treated, modified, so that you take the moisture out of it and it won't rot and it won't It won't be a target for bugs. And then there's a whole palette of colors. And our goal is you may see these storefronts change in colors from what we're presenting tonight when all of the tenants have all signed their leases, but we stay within this palette so that we approve a palette that we're all comfortable with, with a much higher emphasis on the lighter colors. We are in South Florida than the deep saturated colors, but there's room for highlights along the way. Now, I'm not going to try to go into this drawing at all. But to say that these are all the elevations. These are all the public sides of the building and all the elevations when you walk around 23 buildings and, as I said, over 80 different stores. And I'm going to step back and go to Wednesday.

Good evening. Kevin Ryan, Executive Vice President at Related Ross. I actually want to address what was brought up a little bit earlier, which is the perimeter condition facing Stribling and State Road 7, and just provide a little context. Some of these things are a little hard to review, and I'm just going to, if you don't mind, I'll scale back for a minute to the very beginning. Right. So as we've all discussed in our individual meetings, this is very much an internally-centric building. It's a village environment. It's all about pedestrian realm, Main Street, plazas, connectivity. We've done the opposite of what is common in the strip centers everywhere around here. throughout the United States, is we've really focused ourself inward. So really what's facing Stribling and Straight Road 7 is it is the back of the buildings. However, we have a strategy, and the strategy is very specific, and you can see it somewhat on these renderings, is we have major gateways into the project. So off of Stribling, there's a major gateway, which is actually the very first slide. this is the gateway coming as office dribbling and architecture the buildings you see do express themselves on onto um shriveling and so what you'll see and then we're heavily landscaping the perimeter so in a way between the gateway buildings that are the entries we have a perimeter wall condition and then we have extensive landscaping not unlike some of the master plan communities you see so very attractive perimeter condition and then focusing on on the a gateway points really coming back to that a little bit later in the project have a slide that shows what it will look like with the yet if we don't. Is it come up later, I know.

I just want to provide the context because it's really important to understand just the temporary with the landscaping what the facts are going to actually look like.

All right, so facing state will 7 right had our that's what you said that's what I was thinking too.

We have it both that is as well as tripling.

Will there be like a walkway for the back doors?

So the basic condition is that all the buildings that front, other than the gateway buildings, there is actually, I'll call it a perimeter wall condition that will be a nicely designed perimeter wall. There will be landscaping in front of it. Then there actually is a walkway on both Stribling and State Road 7. and a nice little piece of information that you all be interested in. I'm not sure you all heard this. So the existing landscaping that's on Stribling today, which is quite nice and quite beautiful, very mature, we've actually taken the time and gone through a process of root pruning them. We've taken all those trees, picking them up and putting them onto a nursery. We're then going to put them all back in the project. There's a tremendous source of, I don't know how many, but there's a tremendous quantity of beautiful trees of many different species. Many of these are actually going back into that perimeter condition on the outside. So you will see them again resurface down the road. So I'll just pass this on.

Thank you, Kevin. And we'll get through these conditional use items fairly quickly. And then immediately after this portion, we'll actually be able to show that image that you're requesting and ideally also bring up some of our alternative condition language to speak to that. So again, as mentioned, we're requesting the conditional use height approval for buildings D1, D2, E1, and E2. Both D1 and D2 are roughly 48 feet in height, with E1 and E2 being 37 and 39 feet respectively. And this just shows some of the elevations in the actual earlier ARB approval. You could see to the right, and we've actually enhanced the building with further architectural treatments, as you can see on the left. And it's just a blow-up of the new building on D1 and D2. And these are some of the elevations on E1 and E2. Yeah, absolutely.

Again, context here. So let me just go back. The height change is driven by the tenants. It's not just us arbitrarily coming back and raising the height architecturally. So the upper tenant is now, it's a lease that's in process. It's a co-working use. And that tenant, and I think we also want to increase the ground level retail a little bit. So the combination, particularly of the tenant-driven desire to have some additional ceiling height, is the reason that we raise the height. So it's really to meet a tenant condition. And it's only gone up slightly. And by the way, I do think that the new architecture that's evolved is, I think we've all seen it. It's better. The other building, which is new, this was not previously over 35 feet, is driven specifically by the fitness center tenant that we've identified and are working with and are advanced. So between their studios, their workout, the yoga studios, they just wanted some additional height. And that, again, was a tenant-driven request.

Thank you.

Thank you. And again, Kelly mentioned a lot of this in her presentation, but we are in compliance with the conditional use requirements outlined in section 631 . And we also greatly exceed the setback requirements required that, again, we have to provide that two-for-one setback for every foot above that 35-foot height. And we're in compliance with the requirement that we have to provide three or more of the following design criteria. What we're doing is we're providing the EV charging spaces on site, as well as the publicly and private improved public amenities, as well as the LEED silver or higher or similar certification design. And here we just see those requirements on the setbacks for building E1 and E2. And similarly, so for D1 and D2, again, greatly providing a setback above the base requirement. And as part of the condition use height request, there's also landscape requirements. To summarize it, of the palms that we plant around the building, as Kelly mentioned, to break up the architecture, 25% of those palms have to be, have to have a gray wood of one third of the building height. And then another 25% of those palms have to at least have 12 feet of gray wood. So it's functionally 50% of your palms have to have a taller height to affect the building. And in our master plan approval, we got a deviation approved to get foundation planning to assess it based within the building vicinity as opposed to being directly on the building. So of the palms in those foundation planning areas, we're providing 22 foot high Mexican fan palms and 22 foot high date palms to satisfy the requirement for buildings D1 and D2. as well as E1 and E2. And here we just see just kind of some of those foundation planting areas that are applicable. So I'll pass it back to David or at least start off the condition discussion. I'll try to zoom in here a bit more. But this is the condition that we see from State Road 7 with the landscaping imposed. And again, as Kevin mentioned, we're preserving some of that existing material.

And these would be the mature trees. That's what they would look like when planted, not in the future.

Correct. Our understanding is there's going to be a mix of the mature trees that are that existing material as well as some new plantings to kind of have that mix, but more of a mature look for sure. And this is the view. That's State Road 7, just getting closer in on those buildings. And then the Stribbling Way we see here. So if I could take the opportunity, Kelly, could we pull up the slide for the proposed condition language? Yes, so our team is just requesting a change to the condition to establish in the staff report again as mentioned the current code establishes a requirement of 40% window coverings for facades that are facing the public right-of-ways or roadways in this instance it would be Stribling Way and State Road 7 as Kevin mentioned the design ethos here is is more of a main street promenade design where we're orienting the buildings towards our internal main street as opposed to your typical shopping center where it's oriented towards the road with all the parking lot space in the front. So with consideration of the landscaping proposed on our buffers and what's a majority of our screen wall which will be treated Our request, and I'll just read out the condition here, Section 644 requires windows to be incorporated into the design on all facades facing a roadway and shall occupy, at a minimum, 40% of the elevation. The portion of the gateway buildings located at project entry driveways, excluding the frontage behind service corridor screen walls, shall provide a minimum 40% glazing in the aggregate. The visible portions of buildings located behind the service corridor screen walls shall incorporate architectural articulation through variation in massing, step back, colors, material, and detailing to provide visual interest in lieu of the required glazing. An alternative design addressing these treatments shall be submitted for review and approval by staff. And Kelly, if I could just switch back to mine. And then as you can see, again, with the landscaping imposed and what's a majority of the screen wall, you're not really seeing much of that building elevation when you're driving on Stribling Way and State Road 7. So our requests are that really at those gateway and entrances off of Stribling and State Road 7, we do see that glazing, while the remainder of the building that is behind that screen wall will be screened by landscaping and the service corridor.

Can you explain the term massing to me? It's just not well-versed.

Yeah. So all we mean by massing is the vertical dimensions of the building. So we show you all the time buildings and plans. We show you elevations, which are two-dimensional drawings. Massing is simply the three dimensions of a building. So if it's 30 feet tall, what's the footprint of the building? And how do you manipulate the massing? So this is a great image to explain our strategy. And our strategy is this. And both Kevin and Lency have already introduced the whole subject. You're looking at, in this view, you're on Stribling. And you're looking at it all the way from, on the left, State Road 7. And then all the way on the right, there's the only part of our property not shown is there is some surface parking. And then there's Wind Grove Academy. Our strategy is this. When we have buildings that are on those access points, like this entrance off Stribling, the entrance off of State Road, two entrances off State Road 7. We treat those buildings basically as having three active sides, the side that faces the street, public street, the side that faces our private street, and then a third side, which is typically, as you saw in the master plan, there's always a road parallel to the public roads. So when we have those buildings, and you look at the building on the right, that's our building that has grocery on the ground floor, probably a restaurant or maybe two, and then office above. When we have office above, we will exceed the 40% of active windows of glazed area. When we have the backs of stores, so wherever we have a portal coming off one of those public ways, we'll treat the buildings as having three sides and be able to fulfill the requirement. Where we have inline stores, we have kind of three layers. You have the layer of landscaping that you see here. Then there is a passageway for service that's open to the sky. And so there's a six-foot wall. So you'll never see a trash can out or anything left behind by service. And then the building itself. So the only building you will see is from six feet and up. So windows don't really make sense. It's a one story building. In some places you'll have gable roofs and you'll see the roof, but you really won't see much of a building. Now we've also talked about, so what we're trying to do is emphasize those portals, those entrance places. We have – and you saw in that one diagram where there's one – and there's one building on the corner of Stribling and State Road 7 that we're actually – we are putting glass on that side. We have a tenant that welcomes the glass. We also have the ability to do what I'm going to call blind openings. And what that means is that It may be a stucco facade, but in the proportions of windows on the inside street, we take those and make them blind, meaning that if it's stucco, then it's set back six inches and it's also stucco. You see that a lot. gives it texture, provides shadow if it's east or west facing, which we have both conditions, and it gives it scale to the buildings. And that's why we think there's three layers. There's the landscape layer, there's the wall, and then there's whatever we do in terms of blind openings in the building wall that satisfies the intent of that requirement.

Thank you.

Thank you, David. So the remainder of the presentation is kind of each building one by one with the elevations. Again, understanding that we've presented this in front of your board, I think we can kind of continue and speak to the construction signage. But surely, if it's at your request that we continue with that presentation for each individual elevation, we can continue as well.

Well, I mean, it's all submitted as part of the record anyway. I'll just put this out for any board members who are not part of the earlier approval of this. I feel well-versed. I think others are. I won't speak for anybody else. But if you have questions or you'd like to see more detail on the other buildings, this is a great opportunity. But if it's not necessary, then, you know, okay.

Great. Awesome.

I don't want to alter your presentation, so if it's important to you guys, it's important to us.

I'm not sure. Do we have a slide that shows the construction? I think it would be the – I can just speak to the – is there a slide in the presentation? I can't remember. Why don't we just go back up to the beginning?

It's not very good, but – Actually –

This is very good for a couple of purposes. So what you see, it's a little hard to understand, is this is the upper right, the northeast section of the project. So on the right is State Road 7, and on the north is, and the up page is Stribling. That little colored line is actually the, and it's not really construction signage, it's marketing signage. THERE IS A CONSTRUCTION FENCE TO THERE TODAY. IT'S SIX FEET TALL. WE ACTUALLY ARE GOING TO HAVE TO CONSTRUCT AN EIGHT-FOOT TALL SECTION AND THEN IT RISES UP TO 12. IT RISES UP TO 12 AT THE INTERSECTION OF STRIBBLING AND STATE ROAD 7 BECAUSE THAT CORNER IS VERY PROMINENT. AND THEN IT STEPS DOWN TO EIGHT AND IT RUNS PRETTY MUCH ALONG to effectively our gateway entry that David was referring to. So the gateway entry on the left is extending on Stripling and the gateway entry where it will be is on State Road 7. And the intent here is I mean, this is, as I said, marketing science. So we are a very retail and food and beverage centric center. It's very important to start marketing early, to build name recognition, familiarity with the project. There will be, there are graphics, and by the way, I do, you can't read what's on the screen, obviously, but I actually have some, if anyone would like to see, I can roll out some examples of that. I brought it with me. But it's probably likely to be changed out at least once during the period. The signage will be up for probably about 18 months from anywhere from, if it's approved, about a month and a half and out through 27 and even early 28. But then it will be taken down as we put landscaping in. So it's all about getting our name recognition out there. And it's also a very busy highway, as we all know. So there is a speed issue as far as how you're traveling, and therefore the signage needs to be a little bit taller because of the speed of traffic. And it's, again, taller, particularly at the intersection because people are actually stopped at the stoplight and they can see it.

So that's the reasoning.

That's why it pops up to 12 feet, but just at the corner. It's actually more visibility. So if you think about it, if you're at the intersection facing south and driving down State Road 7, and the corner is going to be right there, and you're stopped. So the sign is actually angled at the corner so you can see the graphics. And again, I can roll out a drawing. And then the other issue, which I'm not sure how much you get into this, but there is a content issue as well. So that's also part of the submittal, but you have to really zoom in to see the content.

I know you mentioned you may swap this out once. I mean, from our standpoint, I don't think it really matters. I don't know if there's really a staff issue. I mean, obviously, some of that copy and images are going to change based on tenants. When you get bigger commitments, they're going to want, obviously, some exposure along the roads.

Well, that's a very good point. Initially, right now, the content doesn't have any tenant. Well, we haven't announced any tenants yet, but it doesn't have any. It's more about simple messaging about the lifestyle, the communities, a couple images. It ties into a branding campaign that we're in the process of launching. So the first step is more about branding and name recognition. I'm not sure that there would be a tenant. names in the second round of, it's just more that we'll change it up more before it gets boring to see the same thing over and over. So we'll want to refresh it as we're getting.

So more lifestyle than it is specific. More lifestyle. Okay. I like the idea of the larger on the corner. I think that's obviously where you're going to get the most eyes on it. And the larger it is, the easier it will be for people to see. They won't be looking as long and taking their eyes off the road. And we know there's going to be a lot of curiosity as people are passing by when you guys get this up. So hopefully a little bit larger format will give them a quicker image and they don't have to stress as hard to read it while they're moving 50 miles an hour down the road. Exactly.

What is staff recommendation on the technical deviation of the sign?

To approve it, and it just needs to be removed prior to the grand opening of the project. And we can add a condition to specify that they can modify it as long as it doesn't exceed the 8 feet.

So staff's okay with the 12 feet into the 8 feet?

It'll have this proper setback, I'm sure, so there won't be anything blocking visibility and line of sight. And again, for me personally, if you guys want to change out

know those graphics it's your money you do whatever you want so thank you I just have one question Brian sure for you sit down or whoever's appropriate you've talked a lot about this being a pedestrian focus but huge right now are golf carts and the e-bikes so what

Very, very, very good question. Thank you. So we do feel we need to be somewhat golf cart friendly because there are particularly several communities that are definitely golf cartable. We will build into our, we're still working on the refinement of the nuances, but there will have to be some parking spaces that are more geared towards golf carts. It's not going to be the majority for sure, but we do need to have the ability to accommodate those. E-bikes and also non-e-bikes. We do have a sort of a street accessories program where we have locations where bikes are parked and we'll have to deal with operationally with the nuances of the quantity of people and scooters too, by the way.

So there's all kinds of things that we have to deal with.

But we will have specific locations where we want those uses to be parked, so to speak. and a place for golf carts to park yes which means fewer cars and right and also by the way um an expanded and improved walkway along stripling and uh state road seven so i think it's eight

I think coming out of Trader Joe's seeing the signage won't be offensive. Well, those signs as temporary signs be in front of Castle enix. I hate to be arrested.

No, no, they don't go that they actually go. They extend down before more or less to the Trader Joe's. Yeah, I think you'll see it coming out of Trader Joe's, but it will effectively stop there.

Okay.

And it ends before life church. It's the coins going south. It ends well before that church.

That helps. Can we go back to the deviation for the windows and what staff recommendation is?

So this condition was a modified condition that the applicant is proposing. So they're proposing the 40% of the elevation to only be the buildings located at the project entryways, at the entry driveways. And being that there is a screen wall in the back and landscaping to provide other architectural details above the screen wall to make up for the lack of the windows.

So you don't want to cover 40%?

I just want to add one nuance. So the language specifically says that we, you know, architectural refinement, so whether it's trim or different ways that we can create more architectural delineation, so providing character through not necessarily windows, but more architect, like, for example, trim could be added. And as David mentioned, you can put some recesses in the building. So in general, keeping a very active facade that's not largely not that visible. But there's a lot of movement because not all the buildings are some of them are closer to the road than others. So we do think there's a lot of visual variety. And the majority of as we say sits behind a nicely done privacy perimeter wall as well as the landscape. So, yes. And again, the gateway buildings, David, I think they're over 40%. Yeah. So all the gateway buildings on both sides of the street are significantly over. They're very storefront focused retail. I mean, those are those are marquee locations for tenants. I mean, we want to show the tenants so they will be they'll be very glassy and particularly the ground, the lower portion, which is storefronts. So on three sides.

And I'd assume you'd want it to look inviting even from the outside. So even if it doesn't have glass, you don't want it to look like the back of a strip mall.

It most definitely will not. And that's, again, why it'll be a nicely architecturally detailed wall. And then there'll be a variety of landscaping. As we said, the maturity, it'll be a mix of some mature and some medium and some younger just to get a variety of height. But it will be dense to start with. It'll be heavily landscaped from day one.

Well, the existing landscape that's there is probably some of the best work throughout the village. So I don't know who the village hired from a landscape architect standpoint. But when that went up in front of that church and the way it has grown in, it's the prettiest landscape we have anywhere in the village, in my opinion. It's a nice walk. I appreciate that they're going to try to save as much of that as possible. We'll see what survives and what doesn't. But I do appreciate the effort anyway. But that's a good example of what looks good. So I know you guys know what you're doing, but that's a really, really lush and beautifully designed strip of landscape. Anything else on your part, gentlemen?

Nothing else. That concludes our presentation.

There's probably going to be some questions, so you'll figure out who needs to answer it. But I guess I'll start with opening a public hearing. Having seen no cards, we'll move on to board comments.

I had a question originally when we had a Zoom. I brought up the golf carts parking, and I also brought up the fact that there's a bus stop in front of the 441 Stribling spot, which is already a congestion issue. Has there been any conversation about what's going to happen with the bus stop?

It is an action item we've added to our to-do list. I don't think we have the ability to change a bus route location, but we will be looking at how it's the condition of the facility itself.

Is there a space to indent for the bus stop? Because the way the traffic is now, there's a lot of traffic.

Adding on all of this because we're we're adding significant improvements and modifications to state road 7 and stripling including some turn lanes. I'll look into whether we've accommodated that already. I'm not sure but I will check with our traffic engineering is definitely on our list right now.

But since we spoke I haven't actually I'm just asking those are my 2 points is to offer a little perspective on that because I work with palm tram in my professional side of the House. The position of that bus stop being as close to the intersection as it is, it's just not ideal. So probably the recommendation you're going to get is to adjust farther away from the intersection, which would interfere with the design of your right turn lane taper and queue and storage in that area. So I'd certainly encourage you to talk to PalmTran.

We will do that.

Thank you.

Any other questions, comments?

I have a couple. You've got a lot. First, just wanted to offer an observation that I wanted to come and talk to council about, but since it's in the staff report, wanted to make the observation. Page 17 refers to multifamily being a component of this site. And it's incredibly disappointing to hear that multifamily was removed on the basis of traffic. As everybody knows, the site is going to be fully activated and served by people driving, with the exception of a couple of people in golf carts, maybe me on my e-bike. But for the most part, there's not going to be a whole lot of activity that occurs on the site and the hotel as well. So it's just incredibly unfortunate that this site I'll finish my comment, if you don't mind, and then feel free to weigh in. But it's unfortunate that the site can't remain activated. That is the lifeblood, and saying this as an urban planner, that is the lifeblood of what gives business the people, the patrons. So it's unfortunate that not only we don't have the folks who live on the site who can take advantage of walking and biking and all the things that they would have been able to take advantage of, out of a fear of traffic, but now we've guaranteed as a community that everybody will drive to this site. That was just very short-sighted. I feel like I hear that as a repeated theme in the village, something I would have spoken up about if I was on the planning board. I have a microphone, so I'm saying it tonight, but just expressing displeasure. I do have other comments, but if you want to speak to that, okay. I will inject another observation just based on what you were sharing about the variance for the permeability of the backside of the buildings. I didn't really take note of the intense amount of vegetation which kind of to my prior point it would be really nice if there was a more of an inviting urban design between the main streets and you know something that was a little bit more activated as opposed to being the back of the house those are major highways higher speeds it's you know not seeing that now I'm supportive of that request because it's not like you really need to activate or have permeability from those major streets into the buildings so I'm supportive of that Initiative just based on the fact that it's so heavily vegetated. I think if you put glazing there You're not going to see into the buildings anyway so that it's probably better served for your tenants to have that be more back-of-house and and not be able to see through. And then I wanted to share an observation from my discussion with the team. So thank you for introducing me to the background of this project. That was helpful. One of the things that I took note of as we went through the presentation was the design of building E1. There's a stone building that's inside of the site and it really stood out as something that didn't fit in with the other architectural elements as being consistent with the other design. It had a unique look to it. I can only say that it evoked something that looked like an English countryside barn or an old mill or something like that. And the engineer, sorry, the architect explained to me that the intent there was to evoke a sense of a found building or reclaiming portions of the site and adapting them to reuse even though the entire site is brand new. I appreciate that personally. I think that's the next level of design. So I would say overall, my observation is this is a really well-designed package. I love seeing the mix of materials, textures, colors. Just overall, I was really impressed with the design. I want to thank you guys for presenting such a well-thought-out site plan. That's fantastic. And I just want to say I'm very supportive of what we have before us this evening.

Great comments. Appreciate it. Do you guys want to respond to anything? Do you need a response? I don't need a response.

So our approvals do include up to 200 residential units, not on the school site, but on our site. It's actually a potential second phase for us. So if we choose to redevelop our parking lots, we could do a structured parking. And we have up to 200 approvals in place for up to 200 units across the two parking lots. So there quite likely could be. It's not a definitive, but we have the rights and the ability to do a residential component in the future.

Yeah, I guess I would add to my comments then, you know, when we were talking about building heights and a variation for building height, when I look at a site like this, I'm thinking you have the opportunity to have more intensity. You showed that the setbacks, you could go much higher and still be well within the design parameters. So I would not blink at 80 or 100 foot tall buildings on a site like this. And having 200 residential units, I think you could probably achieve a much higher density, which is something that I think the village should be targeting that level of intensity in places like this.

We also would ultimately like to have a residential use. That's why we did work it into the approval process. It was just the way it would happen. Just a piece of history is the 71-acre site originally had a larger related Ross by about four to six acres and the school was a little smaller. The school, and in our support for that school's sort of success, there was an issue about enlarging their site to accommodate more sports activities and fields. So the school grew and then we had a lot of strong demand on the retail side, so the retail grew a little bit. And so the residential in the first phase got squeezed out, but we still do have that right to do 200 additional units.

Thanks for sharing that.

If I could make a comment, I would respectfully disagree with so many communities already established around. I appreciate you have the one-story buildings in the perimeter and the larger buildings in the middle because I think that's less offensive to the folks that already have existing homes around there.

So I wouldn't want I would have to agree because I live in Versailles and I don't know a person in my community That's excited about this the traffic everything from adding another traffic light to making u-turns to car accidents there there are days I can't even come out of my community and the additional traffic and the amount of retail and the amount of stores and the amount of cars that are going to continue coming up and down that road is horrific for us. And I feel that those that I've spoken to in Oakmont and Castellina feel the same way. I was hoping that there would be less retail And the and I have to add just if we're making a point here a 12-foot Sign on a road that you can move at a snail's pace. I don't think is necessary We all know what's coming. We know it inside and out. We've been hearing about it for years. We know what's coming I don't think you need a 12-foot fence going down into an 8-foot It's a parking lot out there. It's the center of the universe at 441 and Stribling, especially at drop-off and pickup. Nobody's going to miss this monstrosity going up or your lifestyle, just my opinion.

Well, what I'd like to add to that, and I think this is really a positive for the Village of Wellington, is that we've got a board that has different opinions and different perspectives. And I think that serves the community well, and I think it serves the applicants well. And it's a bit refreshing. You know, we don't have to be right or wrong. Correct. I do want everybody to be encouraged by the fact that we have different perspectives, different experiences, different lifestyles that I think contribute to a very positive way in this community. So you can like what we say. You can dislike what we say. But we're all coming at this from a place of our heart, what's best for the community, and how we represent the people that we serve. So I appreciate everybody's comments.

Agreed. Nicely said.

Maria, do you have anything else to add? Okay. I do have a couple of comments as well, just in terms of the additional height requirements. I know you talked about certain tenants needing height, fitness centers and whatnot, but in the one building that we're going up to 48 feet, this is a three-story building, we're doing 16-foot ceilings? Does that seem like that's large for...

D-1? D-2?

D-1.

D-1.

A D-1 building? A 16-foot?

It was redesigned to a height of 48 feet, but it's still a three-story building, so.

That's correct. Austin Lee with Boston Mastery. This is with Elkis-Milfrady Architects. Am I able to pull our? Oh, here we go. Let me go to that page.

Can he pull the microphone closer?

Oh, sure. Thank you. Is that better? Yes. Thank you. So actually what we've done on this building is we've increased the floor-to-floor on level one by I think it was about two to three feet in order to get increased height for that ground level tenant. And then we went ahead and increased the floor to floor for each of the upper levels. So the ground level is actually taller than the upper levels above for office. The office levels are more of a standard 14 to 15 foot floor to floor for those office tenants. And then the ground floor is the remainder. I think it's 17 feet right now.

Is that a request of a specific tenant or is that speculative?

It's a request based on conversations with specific tenants.

Okay.

All right.

The only other real comments I had is I kind of went through everything. Look, I want to be just as supportive as I was to the previous applicant in terms of what you guys are bringing to Wellington investment that you're making, Stephen Ross, Ross-related investments. related, Ross, the entire team. I know you guys have put a lot of time and effort into this and a lot of money. And I think it is going to be a big change for this community in a positive way. You know, we don't have a Main Street in Wellington. We've done a lot of development in pockets kind of throughout the community over the last, you know, 25 plus years. But there's never really been a central gathering place. You know, this site is probably the closest we've gotten with some of the programming around here. So I'm very excited to bring, to have a place, a piazza that, you know, a community uh can gather and residents can hang out and you know whether there's a big pop-up for a world cup game or uh just a place for people to gather get a cup of coffee stick around again you're not going there to pick up a t-shirt you're going to go and you're going to spend the day and bring your family friends and guests visiting from out of town and show off wellington um you know this is clearly about execution every one of these projects uh your track record doesn't need any support from me uh you guys have transformed communities uh what you've done on west palm beach is incredible in such a short amount of time. I wish I had Steven's energy at 86, as I do at 61, so God bless him. This is so intentional. I mean, you look at the designs, and you look at the materials, and it's not easy to execute this many different materials and make it look like it's truly intentional. It reminds me of communities in other luxury markets where you can walk up and down Main Street in East Hampton, and it has a similar looking field in some of these buildings. So, you know, where I think we've missed the mark on over the years in some areas is just a lack of execution. So I know you guys will execute. I know that this will be maintained to a standard that I think really does represent the village of Wellington. So I'm excited to see this come to fruition. Before we get into a vote, if anybody has any comments, do you guys want to share a little bit more about timeline, groundbreaking, construction? you know, this will get put out there, so there's always a lot of questions, a lot of curiosity, so anything that you can share, if you want to make any announcements with tenants that will get people excited.

That one I can't do yet, but in general, as you may have noticed, there is site work going on there today that was by agreement with the village. The land is acquired. We closed on a loan financing recently, so infrastructure and site infrastructure and utilities are going in as we speak, and they're going to be largely coming to completion in Novemberish. We will continue into vertical construction in November, so meaning foundations and going vertical on the buildings. We're on track to a fall 28 opening, which has always been our target, and we are definitely on that track and holding schedule. There will be a groundbreaking event in October, and I'm sure you'll all be invited. It'll be quite a large event, so that will be our groundbreaking place. We'll have announcements very soon about the specific date.

Great. And my final comment, and I'll shut up. As you probably know, I was one of the more critical voices when I came to the hotel and the look and the design and the color palette. So I think it's a tremendous improvement. Could have gone a little bit further, but I do appreciate the effort.

We did listen, and it was good advice also.

But thank you for listening, and I do appreciate the modifications to that building. I do think it's much warmer and more compatible with this environment. So thank you for that. With that being said, there's no other comments.

Just an additional comment. The hotel will be provided at a later date. That wasn't included in the... Okay.

I can still say thank you.

Yeah.

Okay. With that, I'll entertain a motion.

Is there a way we can break these down into three?

Sure.

You can just approve the elevation portion, then the building height, and the signage.

Okay.

Do you want to take that and make your motion, or how do you want to do this?

I'll make a motion to approve elevations and materials for building A, B1, B3, B4, C1, C3, B, that whole slew. And number two as well. I'll make a motion to approve both of those.

But per the condition? Per the conditions. And the applicant provided? OK.

And I make a motion to not approve the technical deviation of the fence banner and leave it at the six foot.

Can we do the first? Sure. That's what I'm saying.

How you want to do it.

Yeah, let's do the elevation. So there's a first. Do we have a second? A second.

First and a second. All in favor? Aye. Any opposed? Hearing none, motion passes.

You want to do number two or we go straight to number three?

You can do the signage.

Okay, so then I make motion to not approve the technical deviation for the construction fence banner and to not allow it to 12 feet or 8 feet and keep it at the 6 feet.

Okay, we have a motion that would limit that signage to be 6 feet maximum height. Is there a second? Okay, hearing none, the motion fails. Would anybody like to make an additional motion?

I motion to, well, can we?

Make a motion for everyone.

Can I motion to have eight foot solid and without the 12 foot in the middle?

Because the request is for, again, for the 8-foot with the corner being 12. You can make a motion. You want to limit it to maximum height? The entire perimeter? No, max it at 8 feet.

8 feet all around without the 12 in the middle or in the corner.

Okay. All right. So we have a motion for maximum height of 8 feet. Is there a second?

I'll second that. I'll second that.

Okay. We have a second. All in favor?

Aye.

Aye.

All opposed?

Aye.

Motion passes 4-2. Okay. And for the building height? Okay. Third item.

I'll make a motion to approve the building height as presented.

Okay. Thank you, Nathan. We do have a motion. Is there a second?

Second.

All in favor? Aye. Hearing opposed? None. Motion passes.

Thank you.

Thank you. Okay. Thank you, gentlemen.

Okay, well that takes care of the items on the agenda and

final things on here. Seeing nobody from the public, unless those young kids in back want to have their first public speaking, maybe?

Thanks for indulging my children. I was wondering who the children they were.

I'm like, did they just leave without their kids?

Yeah, Mom had to go on a conference. I saw you walking with them.

They've been so good.

My kid would want them out.

So no comments from the public. Kelly, you have anything else to offer?

We do have a meeting, or our next scheduled meeting is September 23rd at 6.30. I'm not sure if we'll be having that, if we have anything on the agenda. I know that the one, yeah, but it's waiting on getting approval from the HOA, and I don't know if that's enough time. So I'm not sure if we're going to have that meeting or not. So that's all I have.

Okay.

Nothing else? Again, guys, I'll be very quick. I just want to reiterate my earlier comment. You know, I've been on this board a few years now. I think we've always had good discussion, but I think we have a really great mix of ideas, perspective. I know there's a lot of real estate-related folks, but I just really appreciate everybody's sort of... Thank you, Joe. Opinions and ideas and I hope that will continue to have you know Very positive discussion in a very respectful way and and serve this community. So, you know, we're not gonna always agree and that's okay, but It's just nice hearing The discussion that we had tonight. So thank you all great. All right. Nothing else meeting is adjourned Thank you

So clean your lint