so these are nice so for us instead of just coming to town and turning it out i'm guessing we go through the process with this group you guys during the week here on the sunday surveys you know so that the numbers thing you find guys have seen the document this is where breaks down there are these different sections of the general section kind of overview of everything the regulating plane which describes how the mapping system work the character and so they move them into the metrics kind of the the meat of it the character districts and each of them you know and i'm not going to go through every one of them with you but you know you have setbacks like you're talking about from outside rear of the primary building back building sorts of things but the key is kind of you know for you know anybody who's just sitting here looking at the zoning you know he's you know did these things resonate that's to that's the key to thinking about this is each of these little  change some of these so like we have a real house version that's a flat roof here that would be appropriate so we did the pictures so it's you know calibrated to that little detail to be able to understand what's important here is doing a little bit more protect you from those things that you're having to use the conditions process to keep from happening now the thing that's interesting those are still using the existing thresholds for condition uses like you so there's some of the old and some of the new so it's interesting things are popping up you know and everybody saying it's not healthy truly not what we're looking for in our community yet the next from goes up and that's what they get and so what we found is that a lot of even though you know they pull the buildings up to the street and they're trying to generally make it really cheap now this beautiful base coat for the rest of the development let's see if we can we can salvage this thing but i can see you know sitting here and you know you guys you know so so here's a place where the character is headed now that said i want to go ahead and tell you this is not necessarily appropriate here are these architectural styles wouldn't you think you necessarily find in the region some of them maybe there's some important things around whatever right but they've done a lot of things right you know if if this were a community where you know there's a lot of bricks seen you know in this case this was this would be appropriate for them to do that you know here is part of their you know neighborhood cent mixed use buildings again not necessarily are actually appropriate for here now what we need to think about th i think she's looking you there yes and you see now kim and i got to keep going demographic place everybody wanted to do stuff there so you can see that the beloved finished you know execution of all the buildings were really really high level what i'm trying to suggests is that in a place like this and i use kind of a not houses all of those sorts of things are you know really really important to the success and viability of this moving forward and so the vision his still there now that said i don't you know this is not part exciting you know i mean even to the level of you know making sure the melons are in the background you know caliber of music these are done for you guys while we're here you know and making sure that as you go through the process you start to see all of this and keep this vision close and the existing building being turned into this school grocery store excuse component we have here i think we showed you just said yes our sort of fifteen year coming down and  night in burlington you know we're working over there and they're like there's a huge although there's no parking in the park and whenever they get a parking study there's actually a surplus of parking but there's this perception because it's inconvenient and  and so you know really making sure that that's well signed and well you lies in here you can see here that little convenience store with the gas pumps this is a pharmacy there's actually a drive through in the back there and it love this vision then then this code is the way to do it this makes it possible makes his vision possible now that said some of those images that we show you know about you know saying you've got to do you know gingerbread this is not it's not about style per se some communities go to that link they go they do a pattern book most in new york just harvest they did a performance code and the architectural standards were it's a little bit tricky for the developers they're architects really more than anybody you know there are good techs have to learn some new tricks because a lot of times you know they're not really you know a lot of the things you're seeing is not because of the caliber or the zoning said you must do the make good american architecture and then how are you guys going to go can you know can vary it's up to the to the to the developer of the land in order to be able to do super awesome but we want to make sure they recommend messing around with the you know but most communities it's weird you know it's like the hottest topic people are so angry when they see a building and then when you see what it takes to make a good building it's like like disney world you know main street usa and there's two blocks of urban isn't that they have they're on in orlando are better than most cities can pull together the architecture is great yeah inside that song if you mouse junk and things are trying to sell kids and you know there we're yard issues you know the way that works is the rear guard is a is a type biology it's about building placement and so the idea is that  common yard is a french type and what that means is basically where you go down the street and you see just all lawns you know lined up with no fences and those sorts of things and the common line isn't necessarily appropriate when you get into the into the more urban or the higher the fourth character district you typically have a porch in the finance to define because the buildings are put up a bit closer to finding that public so that's public private kind of transition you don't want people in your pool of close to feel necessary like thirty being process and then time is money for me as a landowner the developer what i do i'm going to like that you know and so you have to go through this whole process and that's why when you see the trick it is the range the range is the sort of things like is this you that's a tricky one ok because we know that a lot of the buildings are built around here the existing homes and buildings aren't oriented to maximize or solar exposure new buildings however can easily be we actually did a private development project where one of the things like regulating plan was to dictate the primary so retention of each lot so that they would maximize that to make sure that this one issue came up because what happens is solar panels are designed by engineers or there's an engineers in the room but they're not artists they're not trying to make them look beautiful they're trying to make them work which is admirable and one day we'll get to you know they're moving forward every day getting better and better but what tends to happen is they end up being you know on so there's kind of the roof and then there's this thing in the middle and it is the solar that said that's one of those that's that's pretty specific that's pretty bold and especially in a community where you know that that may be a primary concern for you guys to so you know if that in boulder colorado is a great example like they have this like solar energy people come from around the world to check it out and they were you know there's you see solar panels around and that's ok you know so that's one of those things where if that's if that's something that's like a big deal to you you want somebody bill to do it colors think about it carefully it's not the end of the world it doesn't ruin things what what you what you have before your set of architectural standards and i say that's illegal right get in force so you may say why don't we take them out well they've always been in there you know they're there before we got here so we'll leave them you know in this case here is a whole set of new things to consider so what it boils down to is this this is not my proposal to you guys these are sort of serious for you guys to consider that will make sure that things are really great on the other hand there for you to consider  it doesn't matter to me one way or the other all i know is that it's a great frustration to me that really every city in america that i go to people have their severance corners their essex their whatever that they all the mo and when it comes to their town as soon as they get their standards they do exactly what you guys are doing oh my god this is you know it's just human nature you know this is especially in this in this region you know and then in texas to you know just fill them up to do  and so for me you know it's a it's a real dilemma i don't know i don't know what to tell you guys you know i don't even propose to tell you what to do i just know you know it's the be careful before you start dismantling i would you may say there are things that i've been said to me before about you know character based code and what if we change this out of the other guys absolutely not so i just just to be clear you guys are starting with the easy stuff and hopefully was thinking there but you know if you then it's good on your tin you know and so just because something has been there like for instance if somebody went in right now and just screwed up all the details on that building and i showed you or peer you know or painted it you know twenty colors and  so drive all around california texas and the other places and see the buildings that they stuck out over on their main streets right so it's on day one stuff it was an improvement tara let's say on your tin well you're now you know you've got to get that threshold at which you're no longer you know the code on replies to you now you can do what you want now that says maybe only certain things you know i don't know i've never no one's ever posed that question and i don't know that it's been done before you find i look at i can tell there's probably luckily for them there are probably at least five examples on church street luckily for them that the rest of church street is really awesome but you walk in the city hall in burlington right now look straight across the street there are these dopiest worse to tell him no cornices like plows it's really awful but on either side of them are specimens and so you kind of just don't notice and there's all the people walking around and all that stuff those buildings were poor is their next door neighbors at one point and being ruined and so you know there's a on the other hand there's a great example of the little silver diner you know it's like a to do but also remember if you've got a small staff and you don't i don't know whether you've got the ability to act like a sure way or do every single one specific thing all the time we don't really  yeah so so what you find is in areas where they've adopted character based ordinances who lives of sorts of things you tend to find that the property values are higher in or faster all of those types of things not that says it doesn't necessarily mean that the so there's been people interested in piece of property there are some people who aren't interested in doing something unique something different something you know they've got this way they do it every time i only do servant's corners i only do essays only do you know whatever it is and so you know that may not be for me so kind of the ten then maybe only seven are interesting you know whatever on the other hand there actually there's developers out there who will only look for these types of projects places that have these this type of the zoning in place because other communities aren't as forward thinking and there's only his him doing it and so they have to fight and go through p t process and right there rather than me like one of the things that we do a lot is write these codes for developers and have to go before people like you and it's it's pretty amazing the things that happen you know because right now the you know you guys aren't you're on the beaten path you know but you're not in this spot where it's just like the seven amazing you know time draw off or the market is just kind of beating down the door so by doing this you now have created the potential for real place whereas before you know somebody comes and sees the site you look at your zoning that's ok here's what i can do  know if they put it on the front then that force that's where it can go  of you guys as bad as you review it as you look at it as you you know put on your property rights have been all that stuff keep in mind that we had it on we're we're putting stuff together the same had you know kind of here i understand you know there's lots of circulation hoping lots of people aren't driving but for people that are driving this like massive parking lot you know just to me i felt like where my mail was where am i going to go from a to b or how might you let my kids go in there and know that they can safely do that that's a great one i mean for a we focus so much on the  even if you're in the small part you're basically navigating the parking lot and the only walkways are like right next to the building and to go across and you just it's just sort of like where is someone supposed to walk even just a designated center house or buildings responsibility but somebody else might look at this and say to me maybe you should car and why should be used for like communities solar that understand your recommendations are it's not legislative just what you're looking at like thousand year old ok textural principles about race you know and environment and trying to apply that to said here's the thing though i say this if you know the good from the from the developers perspective there are things in there it doesn't cost actually cost less money to do your painkillers you know to have fewer materials to simplify the masses of the buildings you know it's not about making it more expensive by making it more stringent you know and so there's a lot of it's kind of a cool thing that there's this kind of you get something that you're liking better without making  calls for money because there are communities literally norfolk virginia they have a pattern book or official pattern book that says here are the eight architectural styles that are permitted and they studied the region and they said you know here's  architectural styles are of your of the six even the details that are typical of the craftsman house you can propose a different view detail but these are pretty proof remember that most of the low slope communities in the country a lot of the houses came right out of the sears roebuck catalogue out of the pattern book they said and you just repeat that you find the same house the lengths in burlington then breakfast a few why i can find that in one hundred cities around the country same thing even two streets over it's probably repeated next door to each other and you see this week on three sisters all make it sound like it's really a great thing this is a masterpiece of a different colors people love it and so we're all worried like today in america like about this individualistic expression and all of that but in the end where we really don't want more than that more than restraining someone's creative genius is to allow crap you know like what are you more afraid of that's wh  and you know here's the truth of the matter is nothing that's in there is arbitrary we didn't just you know say you know you come from you know you're not just from mine this is like from many many firms and many you know people i'm you know around the country kind of coming up with this you know these things now thats it patient still and you kind of customized it as best you can usually you know maybe you're really good standards customize it for you guys so what's appropriate here so you know we still people when you're going to cut something out and like that's a good question like why are you going to cut it well someone might not like it you know well someone might you know or