 My name is Neil Payton. I'm a principal with the firm of Torti Gallus and Partners. My office is in Los Angeles and I want to thank you all for coming out today. And if you haven't been here yet for this weekend, I hope you'll be surprised and also pleasantly surprised at what you see. And if you've been coming day after day, thank you so much. Because what you see here, we hope represents the physical manifestation of the things you told us. So I want to introduce my team members. First of all, one of my partners, Eric Alestia, who is right there. Eric is in our office in Silver Spring, Maryland. And we've been working together, I don't know, 20 years now, I think. And also part of our team is Martin Leitner, my colleague who works with me in Los Angeles. And we were joined in this effort by Mike Wilkins of Verdunity, who is locally based. And he helped us a lot with understanding the water issues, drainage, stormwater issues that exist here and actually helped in understanding one of the possible ways to think about Race Street to the West. And also really helping us tremendously was a member of the Fort Worth planning staff, Katie Amelia, who contributed much to this effort as well in drawing, actual sitting at the boards and drawing with us. So that was all important. And we had two people who you've never seen or met, but who actually contributed a lot to this. I'll just tell you their names. These drawings were done by a man named Chaiwat Pilanan from his home in San Diego. And you'll see some images of some models, three-dimensional models. And they were done by another one of my colleagues, Kelsey Lu, who's been sitting in our office by herself in Los Angeles this weekend. So it really was a kind of a larger team effort. Anyway, let's move on. So I just wanted to recap some things and sort of the way we think about approaching a project like this. And certainly we think it's operable here. When we looked at this, it would really have to do with knowing the history of this place. And certainly we don't know it as well as we would if we were here longer. But we got some, and certainly listening to you provided us more. And of course, once you know that history, capitalizing on the opportunities that you identify and that we find and trying to work with the constraints that inevitably present themselves. And from that, trying to create a vision that is compelling and long-lasting, knowing that any of the details that you see here today is subject to change many, many times. And hopefully some of the larger vision ideas will become kind of legacy ideas that will enable this plan to achieve completion. Making complete streets, it's hard to imagine such a specific thing as warranting such a bullet point. But for us, kind of making complete streets, streets that are really wonderful to be on is a really important part of making this a place. And when we mean streets, we don't just mean the places where the cars drive. We actually mean the places that we inhabit as citizens. Cars drive there, we walk there, bicyclists go there, we do business there, we engage in community there. Mixing the building types that will populate this area is an important part of it. Normally I don't try to say anything that is remotely political, but apparently someone around here said many, many years ago that apartments were things that poor people lived in. And I find that amazingly dumb as an idea and really offensive. My kid will live in an apartment when he graduates college. My mother lives in an apartment. Actually, you know, neither one are poor and they're not wealthy but they're not poor and they choose to live there because maybe they're more convenient, maybe it's appropriate for their age group. A lot of people live in a lot of different types of housing. Not all of them are single family. And I know that as our children grow up, we sometimes want them to live near us, but you know, something that they can afford and something nice nearby. And likewise, when we retire, maybe we want to live nearby, but in something other than a single family house. So there are a lot of other people who want to live in a lot of different combinations and situations and communities, if we want to grow up and grow old in them, have to really be able to accommodate many different people. We all agree, that's good. Parking strategy, you know, it's funny, there is not a park. It's one of the few places I've ever been where there isn't a parking problem at the moment, but if it is successful, there will be. So knowing that in advance, starting out now with sort of developing a parking strategy will be an important part of this. And we're going to touch on this later in the presentation, but really frankly only touch on it because the problem is going to be a little bit thicker than that. And then finally an implementation plan. And we're going to end the conversation today with what I think are some very quick short-term steps, things that could be done in the next six months, and some medium-term steps, and also some policy steps. So next. So again, going down to the history, just a very brief recap, not like I did the other night. You've all done a master plan for this area. I think it was adopted in 2007. This is one of the images from that presentation. Next. And then this was the schedule that really led up to that implementation. So next. And this was some of the values and principles that were identified at the time. And one of the things I think that is interesting is I think most of those values and principles are still operative today. I think maybe you've identified a few new ones that maybe are interesting, which is good. Next. So just to give you a sense of where we are, here is the view that just looks at the area from the sky. It's at a scale that, let's just say it's 200 scale, what does that mean? You'll see a bigger version that'll say 100, that's twice as big. So let me just point out where we are now. It's literally the building we're in right now. And just point out Ray Street all along. So there you know. Okay. So that's where we are. Next. And the other day, I think you should go back one with it. Oops. Okay. The other day I pointed something out that if you weren't here, I want to just recap it. One of the things that we talk about when we talk about walkability is having great sidewalks, a lot of storefronts and active frontages to look at. And these are very important things to making a place walkable. One of the things that people don't always consider that actually is very important to walkability is how many ways there are to get to something. That kind of fineness of the grid of streets. And if you think about a city grid, a city set of streets, like a fabric, and we can think of coarse fabrics, coarsely woven fabrics and finely woven fabrics. Cities that have finer weave to their fabric tend to also be more walkable. So with that in mind, we looked at what is something called intersection density, which is literally how many intersections there are in a square mile in the area. And that's actually a pretty good measure of walkability, one of the measures of walkability. And we did that measure and found out that in this area, in the square mile, there's 150 intersections per mile. And you should know that organizations like USGBC, which is the United States Green Building Council, which sponsors things like the LEED sustainability rating program, considers 150 about the minimum number of intersections for a walkable neighborhood. So you actually are at that level, just literally at that level. But one of the things we looked at was we noticed that it's not all the same. And so we highlighted just the area that we're really working in now and the area of the actual six points kind of village area and counted those intersections. And keep going, no? Okay, good. And actually, we find that there are 268 intersections per square mile. In other words, 57 in this area, and this is one quarter of it. So, or 67. So that's interesting because it really suggests, in case you didn't notice it, one of the reasons why this area in particular is even more walkable than its immediate area around there, and something that we want to continue to work on. And so then when there are opportunities for even more places of connection, more intersections, we actually think that those are better. The more routes to any destination, the less any one route has to do. The more you can spread things out, the less any one of them has to work. Next. So that'll be something that informs some of the later images you see. So again, here is the site at 200 scale and the yellow outline is the boundary of the original six points village master plan that you completed in 2007. And the plan that came out of that. And importantly what came out of that and really has been developing since is an idea about race street and the streetscape of race street of, let me say, putting it on something of a diet, which I know I can't always say, but I'm going to. And in this case, the diet is, it's a very nuanced kind of diet because it has a number of different elements in it. It has some diagonal parking. It has separated and protected bike lanes to it and a new area for planting trees. And this plan is in the works. It's, you know, it's I think 30% drawn. I think there's funding for it. So that's a real tangible outcome of the work that's been going on. And I think we'll make a huge difference next. But now you've expanded the boundaries of the village plan to the west of Sylvania all the way to ochre scenic drive. And as you do that, you kind of have to reevaluate the whole sort of idea of where this sort of heart of this village is if it has more than one heart, let's say. And so the circles you see, you saw one in the previously circle represents about a quarter of a mile radius circle or a half mile in diameter circle. And the first one was sort of centered in the middle of Ray Street. But now that we've got the area extended, you see we've drawn two circles suggesting that there might be kind of more than one center, more than one area of really coming together as a community. Not that you can't come together anywhere, but that these might be really seen as the kind of focuses or foci of the community. So that's sort of where that what that means next. And, you know, that's kind of some of the things we talked about on Thursday night when we started and when we got here. And many of you were here for that. A few of you maybe have just joined us today for the first time. But those of you who were here then, you know, we broke up into tables all around this room and we identified some of the ideas that we've been thinking about. You've been thinking about and you brought them up to us. And we drew and we wrote. And this is just a sampling of what I could fit on one slide. But some of the things that you see here are things like, you know, places for people to sit, sort of a lot of idea about water, playgrounds, recreational activities. You want it to be an arts, you know, really reinforce the idea of an arts district connecting to the Riverside Park. So, you know, these were things that we saw over and over in each of the groups similar ideas came about. One of the groups, actually the one I was at, perhaps more than one, suggested closing a piece of little piece of race street in front of this building, which we thought about for a while too. So there were a lot of other ideas and many of those I think you will see next. So as that was going on, immediately thereafter, we started doing some diagrams. Eric, in particular in my team, was trying to think about things like front doors, you know, which is sort of funny to think about in the city. But if, you know, you sort of think about a city as a house, in this case, you know, you could get into the house from a number of ways and what would it mean to get in from these different places, right? So the key connectors, how did you, how did you arrive from there? Next. And then he expanded that thought to a thought about focusing on these key places, some of which were identified in that map you just saw, and then some new ones that he identified. And these were places that both were intersections of streets and that might provide the opportunity for something more than just two places, places for two cars to meet each other, but maybe places for humans to meet each other. And they might have artwork associated with them, you know, significant artwork or there might be some park associated with them or the like. And so really it was to sort of think about, almost strategically or I should say tactically, key places in the area that might be worked on. So rather than think about it just as this kind of grand gesture, we were actually looking at it also the opposite way, little gestures that could be like stones in a pond that would create ripples. Sort of a both and strategy. Next. So from that idea, we all sat down. Actually, I didn't. I didn't draw these, but Martin and Katie and Eric were drawing plans of various types, each of them doing what they thought they heard from the community. And so here's one. And you'll see they're very similar, but you'll see differences along maybe at the intersection of race and Sylvania or at the intersection of race with Riverside at the six points or even some of the sort of inner inside areas next. So here's another. You can see in this one race sort of curves to meet Sylvania. Here's another coming up. And here you see, again, you know, key moments at the triangle at Race and Riverside at the section where race meets Sylvania and then the kind of super graphic wild place there, which was very fun. So okay, a lot of different sort of big ideas. Next. And then we also were looking at these very key places that had been identified as problematic and the one that obviously was the most on everybody's mind was race and Sylvania. And we had heard that there was an idea about putting in a roundabout there as a way of solving that problem. I think we're all, I think none of us are opposed to roundabouts or at all, but only if they're used in the right place. And we came to the conclusion that a roundabout might not be the best thing in this place. I don't think she thinks so either. And the reason is while roundabouts are very, very good at calming traffic around an intersection and really present a really nice alternative to traffic lights, they don't always make it easier for pedestrians to cross. It's not to say that a pedestrian can't cross it. It's just not necessarily as easy as, say, a typical striped intersection is, which is a bit more urbane, more, I think, appropriate to this key spot. And so we wanted to look at if there were other alternatives that maybe would cost less costly. And the first one that came to mind once we actually walked the intersection, and there's Martin dodging the cars, and you'd think they were moving and he was somehow taking his life in his hands, but here he is crossing, he says that there was a flashing hand. You can't tell that, but that it was, it wasn't, he started when it was still okay. So he's crossing legally, but of course there's no crosswalk there, and there's no, there's not the stop for the cars is in the way. So of course this is not good, but one solution is to repaint it. And Martin tells me that the cost of doing these, what they call zebra stripes for a full intersection is $10,000. This was, they just did them all in LA recently and I don't know, it's probably cheaper, it's probably $9,500 here. So I don't know, it seemed to us that for around $10,000, if you could solve a good chunk of that problem, you've got the light already so it's not like you're asking for a new light. And it's not that, you know, there aren't other things you could do to make it even better and believe me, you'll see some, but where you have, let's say, a finite amount of money, you know, you want to be making sure that you're spending it as truly as you can. And if you can solve part of the problem at least temporarily with that amount of money, that saves, it gives you money for something else. So one idea is to just repaint it effectively with the stripes and the crosswalks in the right place. Next. Of course, there are many other things you could do that would be more interesting, more costly, but potentially very interesting. So for example, in this case what you see is an example where the actual location of race from the west is brought through, which means you actually take a piece of land in the front on this property in order to bring the intersection through, but you then, in a sense, give over that equal piece of land to the side of what is now the shopping center so a new building can be placed along that side and kind of front this new piece of race where the intersection is still signaled but then a kind of elaborate paving or painting strategy really makes a place out of that. Here's the same idea again, without the elaborate place here, but brought up a little bit further where the race has to rejoin again, now we create a small plaza out of that. But the same basic idea of moving race, street, a block, or moving it down some for one block. Another idea is to simply bend race to meet Sylvania. Again, requires a little bit of property in order to make that work, but even with the roundabout requires a little bit of that property too. And then a small space is created out as a result which could be a small shop or a covered market of some sort or whatever. And then maybe some additional, since that's going to be taken, maybe as this land develops additional land becomes provided for a small park or plaza here with a shade structure and a pavilion of some sort so that as you come through you see that and you're diverted up. Same idea as that, but now leaving race, street, and exactly where it is using the paint scheme but also still creating a plaza and a pavilion and whatever there so that you're creating a place out of this intersection. And the fact that these two streets are not aligned, you're actually making an asset out of that because your eye is visually terminates and brought to those places. So I'm sure there are many others, but those were some. Next. Likewise, the idea of closing race at Riverside at the six points, we heard that this is a rather difficult intersection and having crossed it myself four or five times is really amazingly horrible. It's the best I can say. So maybe the six points is a nice name for a place but might not be good for an intersection. So what if we closed one of the streets? So, you know, the first idea was to close race for this one block and then because we're here and we were going to be leaving in two days and if this was a stupid idea we wouldn't have to really deal with it. We thought let's try closing Belknap for one block and see what that would do. And so the idea here was that you come up through Belknap and you kind of route around it and keep going or you're coming down Belknap and route around it and keep going so that you create the sort of almost not quite the courthouse square here, but a square. So one of the images sort of just left, but whatever. Oh, there, okay, there. So then there's one more, which was really based on this one in which we took that idea but then took this street whose name I can't remember and then bent it so it met Belknap at perpendicular like that. And ultimately that's the one that you will see represented in the plan, that one. All right, next. And you put that back in, is it there? Okay, good. So you see there it is again and we wanted to show you that you could do this, you could do part of this fairly quickly. This is an example of something very similar in Los Angeles that was done called Sunset Triangle Plaza. It was done for a space kind of pretty much like this one. It was done with paint. They literally painted here, you can see the workmen painting it with this template that they had, right? They used simply concrete planters to block the streets. They did this in what, two days? The total cost, $25,000, which in the scheme of things is pretty small, right? And it was about the same size as this area, wildly successful. They have street fairs and plazas and people come with their kids and the like. So now they've actually made it permanent and they've done more to it. And it's more expensive. But only because they were able to try it out for a couple years and what happened was the paint started to wear out. But the paint is not the best material to do this with because it does wear off. But it worked for two years and it let the city see that this could work. And so one idea is you can leave this street as it is, not do anything to that for a while and just try literally blocking the street and painting it and seeing if it works. And if it does, great. And if it doesn't, paint a wear off and you're no worse for the wear. So next. So with all of that said, here is the plan that you maybe looked at on the table and we're going to take you through some of the highlights. But this is what we call the recommended plan. It combines these various issues and things we've been talking about. It recognizes that several large parcels of land are being looked at for development possibility. It also recognizes that some of the things you see drawn here are drawn on sites that actually have buildings on them now. And the reason we do that is because I will tell you that things change every day. Somebody wants to sell a piece of property tomorrow but they didn't today and so all of a sudden in a sense what you would draw would be different. So we try not to be obsessive about this individual thing or that individual thing because it's really impossible to say. But rather start to show ideas that may only partially be doable. They could be incremental. And this is why I say will this block ultimately develop exactly like this? Probably not. But is that a representation of a way to think about that block or another block? Yes. So maybe fragments of it do. And that's really what you're looking to do. So hopefully just to give you a sense of where you are, you can see this is Race Street. This is Sylvania. This is Oakhurst Scenic Drive. This is Race going down to that point. This is Belnap. So next should, yeah. So here you see where the Race Street improvements are, improvements which don't seem to be spelled right, but are already in place or not in place but they're already being designed. And that's sort of going ahead. So next, okay. So then what you see here are new proposed street connections. So some of these are very minor and some of these are more significant. For example, here you see this yellow, this street exists, but this represents a kind of new route north-south from Belnap to Race. That's sort of halfway between Oakhurst Scenic Drive and Sylvania. Would that exact location be the location? Impossible to know. The idea here is that as these new developments start to come online, that we really try to get those streets done. And it might be only one block for one development and maybe eventually it becomes two. Why is that important? Well, remember that issue of street intersection density? Well, one of the things that happens is as more development occurs here, as it wants to go north-south, it goes on to Oakhurst Scenic Drive or onto Sylvania. And it would be great if there was a third way because it means those other two streets really don't get overcrowded. Again, those blocks are actually quite long and so this is just an alternative. And again, we think that cities work best when there is more connectivity, not less. More connectivity is almost always better. So it's something that really should be looked at very carefully as each project comes online. And frankly, it ought to be part of any kind of form-based code that ultimately gets produced here. The other streets, you can see this one is simply the rerouting of Chandler that we just talked about just to make it perpendicular with Belknap because one of the things I think that will happen is you'll see that right now there's a bus stop here that we've just cut out. So that has to obviously be rerouted. And buses, I'm sure, like to make right turns rather than really hard right. So that's one thing. And then you see another, the Plumwood Street is sort of extended also. And again, with an idea that another connection out would be ideal. So that's what that is. And then we have one, we have a couple of pedestrian connections. These are not new streets, but they do represent new ways of going through. So one of these is right here. And I know that that's where there's been a large assemblage. It's where the arts sort of facilities are now. And some conversation about doing development there, which is great. We would encourage that any new development at least allow a pedestrian connection through it. And that might include be part of a courtyard space that's part of a building, but the public is allowed to go through and continue through all the way to Belknap. Again, it's another way to move around. Each one of those adds richness and adds a kind of walkability to it all. Next. And then, okay, the next one is street improvements. So these are streets that are already here. One of them is Belknap and one of them is Sylvania. And that these are places where we've heard that, well, particularly Sylvania, this idea of creating a more pedestrian-friendly street there. Several of you talked about a road diet. It wasn't my even me bringing it up. So we'll use that term for Sylvania. And Belknap sort of, I think people, everybody recognizes that it's very wide for the amount of traffic it carries. So sort of that became obvious as well. Next. And then the idea of these sort of moments or significant crosswalks that were part of that. So, you know, really, something as simple as a crosswalk is so important. And sort of some of the opportunities that exist for improving the crosswalks, obviously the one we've talked about, but really a number of others as well. Next. So, and again, talking about those street improvements and crosswalks, the reason we want to do them is for the pedestrian. Not for the automobile, which is, I think, very well accommodated here. But the pedestrian improvements could include wider sidewalks or sidewalks that have some kind of articulation. You all talked about greenery, about shade, about places to sit, about art, public art. But importantly as well, the idea of buildings that support that space through frontages that are kind of active, through buildings that have human scale and the like. And the latter, although the city itself does not produce those buildings, the city can be an instigator through its policies, its codes and zoning that really reinforce the importance of urban form. So that's important. Next. So as part of that, this is, Katie was kind enough to spend all day yesterday detailing street sections improvements. And so here is an idea for a bell nap for most of the way. What we see here is actually no real change to the curb line. This is paint that we need here. That's all we're talking about is paint. We're not actually changing where the curb is. We're simply converting the lanes, two of the lanes, essentially to parking lanes. We're taking a four-lane road now and making it into a three-lane road with two parking lanes and narrowing the lanes that already are there. And that way you get parking which will serve businesses and the like that could start to locate along bell nap. Next. At the triangle, at Arts Plaza, as we've called it, same real idea, same section. We simply have a park on one side. But the same basic, in this case, however, bell nap is wider. It's the one place there that it's about 10 feet wider. So here you would pick up about 10 feet of an amenity zone on the park side. You don't have to do that right away. If there's no money, you do it later. But the rest is just paint. Next. Here we are at Sylvania. And again, paint. Not changing any curbs. I mean, there are things you could do that were more expensive than this. But this is something, again, you could do fairly quickly. And again, this is now using a 11-foot travel lanes and a 11-foot turn lane. Again, taking the four-lane to traffic and turning it into three. And let me just tell you something in general. Three lanes are just as efficient as four lanes. Because with a four-lane road, the left turning and movement is effectively traffic anyway. So this provides a parking, a bike lane on one side of five feet. On the other side, an eight-foot row of a parking lane and a four-foot bike lane. Now, we noticed that on the Fort Worth bicycle master plan, what's that? Five feet. I know you like five feet. But I don't have another foot. So I don't know what to say. We could make the travel lanes ten and a half feet. That's one way to do it. The traffic people are going to get a little bit apoplectic about that. But they're not going to love 11 feet. But you could do it. Actually, you don't really truly need ten feet for a street like that. But so that's another possibility. We just thought so we didn't blow anybody's head away that 11 feet would be a compromise. And we'd love it if you could do ten and give a bigger bike lane. Or you could not have the parking at all. But we thought it would be really nice to have at least one row of parking there. So that's the possibility there. But regardless of which it is, this is all done right now within the existing curb lines. So it just requires paint. I know paint isn't free. But it's a lot cheaper than moving curbs. Next. So there you have all that. And then we have a set of open spaces that we identified. And those open spaces come out of the Race Street Sylvania Distructure, making one there. And then maybe making one in front of where that big tree is and is basically an empty lot. What's the name of the taco place that sides up to it? Fuzzies. So Fuzzies is there. And what this shows is actually a new building here. So it's not like there's no use of the land. There's a new building there set back behind that gigantic tree. And then the rest being turned into a splash park for kids and then a kind of artistically done kind of plaza into the street. And then this is Arts Plaza down here. We've talked about that I think already. Down at the other end of Race Street, one of the ideas that really came out of the conversation with Mike Wilkins of Verdunnerty and Eric and Alessia and our group is the idea of allowing water, some of the storm water, to in a sense be to come down Race as it starts going down the hill and celebrate that, the water into some sort of a garden that could be resolved from a setback of the development here, of what, 30, 40 feet? You think? Or so? A 50 feet that could be planted with beautiful ornamental trees and the water itself, it's got rocks and it bubbles and it drops and it does nice things like that. And then it ends in a little bit of a pond here and all of that is actually helping to clean the water, filter the water before it enters the Trinity River and is also providing a way, a kind of an amenity as you move down Race Street and makes it a bit different than the Race Street east of Sylvania, gives it another character and says, hey, you're not in the urban center now, now you're moving toward the river itself. So the treatment ought to be a little bit different. And in fact, in this suggestion, there's a little bit of a small amount of center tree planting at Race, at the intersection just to signal that idea. And then because of the topography there, the opportunity for really creating other really great sequences to Oakhurst Scenic Drive and the park, in this case another one here that the private sector would hopefully would do as they developed here that might have a stair sequence that was beautifully landscaped and provided another sort of fabulous vista and sequence to the park. Likewise, as you descend Race and you arrive at the park, the idea of making a kind of special place within the linear park that it's not just one continuous sort of swath, but this is almost, you know, you have playing fields and you have something here kind of carved out with flowering gardens and sculpture and maybe a little picnic area that could be here as well and really create a kind of special park within a park at that spot. Other smaller spaces, again, Plumwood is extended, but it becomes Acres and there's another one of these disjunctures in the grid and so possibly making a small little kind of space out of that disjuncture there that might serve the new development in the middle of this area and even where these streets kind of come to Belknap, maybe other small squares, small spaces that could exist. And then the making of the roundabouts here, again, we weren't so crazy about a roundabout here, but down at Belknap in Sylvania, that's a whole different story because that really is a place that you want to signal, create a gateway, really signal the prominence of the place. And then we wondered, well, does the gateway belong here or does it belong where Belknap really crosses the river completely and meets Oakhurst Scenic Drive? And then we said, well, maybe it both because we couldn't decide, but no also because actually they travel in pairs roundabouts still. So they actually work well together. So that's another possibility. So those are kind of highlighting some of the civic or open spaces that we think could be introduced as part of the plan that would not only provide places to gather and sit and have coffee, but there's only so much coffee you can drink. So other things, art work and arts entertainment and the like. Next. So here's that Arts Plaza that we looked at earlier. Here it is again. And this is just one idea. Obviously, what you're looking at here is this is the church building. We're actually right here in this part of the building. I was surprised to learn today that actually what looks like the older building is the newer building. That's amazing. Anyway, but there that is the folks who are kind of creating this arts, Travis Art Academy of Fine Art expressed a desire for a kind of loge or a kind of screen to complete the quadrangle to make it almost like a cloister. So that's what you see here with some art in the closed street and some folks, I don't know if you can do that on grass or not, but maybe you can. And then a cafe and a shade structure because I know it gets very hot here. And so there's an idea. Next. So then I want to talk a little bit about some of the building types. And this sort of goes back to this idea that different people want and need different things during their lives. So one is the apartment building that wraps around a structured parking garage. You see one example there outlined in red. That's probably the highest budget item from all of the building types here. The garages don't come cheap. And it's not the first thing that's going to get done. Just because right now the rents in this area don't really support that. But it will one day. I'm pretty confident of that. And so I think you really have to plan for that. So there's one idea of that. Interestingly enough, that particular site, if you were to produce a plaza or some sort like this, this building particularly here becomes quite prominent. This building that's one block in actually gets a new level of prominence from Sylvania. Next. Another type would be some sort of a townhouse that you see here. These townhouses can be quite luxurious. Just because there are row houses doesn't mean they have to be, you know, less good. It just means you don't have grass or open space on the side of your house. They can be quite elegant and really very beautiful places. And so you see that illustrated as well. Next. And here's another one. These are apartments but they have surface parking sort of behind them. And in this case, this is an earlier form of development probably. The parking is considerably cheaper to build because it's on the ground. But obviously you don't get as many of the apartments. But certainly is something that you can make a nice town out of. Other things you see here is you see a grocery store with its parking and even a little pavilion in front of the grocery store to help make the circle and the like. Next. And so that's really it from a kind of presentation of some of the proposals. I'm going to briefly talk about some of the recommendations for implementation. I just wanted to show you a little bit of a view of the ochre scenic drive. I have to apologize. What's that? Crive. Well, all of us were busy at the end here. This was probably done at 2.25. So, but it's really drive. And, you know, just this idea that you can have an edge, you can have a kind of variety to that edge. You know, it's got this great bluff of trees that you'd retain and really could help animate, overlook the park, really help keep the park safe because eyes on the park are an important, like eyes on the street, eyes on the park. Having people have windows and seeing out onto the park means that there's a kind of natural oversight of the activity that goes on there. And it's really one of the things that helps keep it safe, a safe place to be. And it's one of the things that helps provide, in this case, the density here helps to provide people to go to the coffee shops and buy the stuff that would help animate race street. Next. All right, I wanted to show you some pictures of the model we did. So, here's the, here's a, this is just an overhead of the model. And next. And here it is sort of built out. And now we're going to see some other views of that. So, next. Here we are looking from the east to the west, down race. Next. And here we see that as well. And then next, here we are sort of above O'Cursed Scenic Drive, looking to the south. And next, how that might be built out. And one more. And this is, again, above O'Cursed Scenic Drive, looking kind of east. Next. And you see the water coming down. And you see the kind of terraced park and the like. So, just gives you a sense of the three-dimensionality of it. Next. So, some of the recommendations that we have for the near term. And again, these are things that, you know, we think could be done relatively quickly. So, this is, I would say, certainly within a year and possibly in some cases within six months. Certainly fixing the intersection of race in Sylvania with new striping and decorative painting if you have the money. I mean, a little bit of a template, like we showed before, you know, making something festive out of it. It's a signal. So, it's more than just we can cross the street safely now. It's actually saying, hey, there's something here. You know, maybe take a look. So, it's just the closing of race street in a way that we illustrated. So, it's not permanent, but allows you to see how it works. If you do that, you're going to have to also think about how you can animate it. Like, since the school isn't here yet, you know, you might want to think about other things that can go on there or events that can be done. Otherwise, it'll sit there sort of lonely. The re-striping of Sylvania. Again, something that, you know, it's not, I mean, certainly has to be thought about. And is it 11 foot travel lanes? Is it 10 and a half? Is it 10? I mean, these are things that people have to spend a few months arguing over first. But eventually, you'll do that and make, and you can make that. The last one, you know, probably a little bit more complicated because it's not, it's not your road. It's TechStots Road. But certainly, it seems like worth the conversation to have it now. And one thought we had was test it just in front of the triangle, test it for one block or two blocks. You know, let them sort of see how that is and work with them to see if that can be tested and if that's worth doing. So again, this is mostly a scheme that relies on paint. The one other thing that didn't get listed here because it was an afterthought on our part was maybe a little bit of signage down near the highway. That says, hey, you know, six point village. Go right. You'd be surprised at what that can do. So a couple of signs there might help be helpful. Next. So this is more midterm. These things cost more money. So this would be permanently closing race for one block as we just described. And possibly an acquiring the triangle of land. And ultimately re-aiming the road, the street to create the arts park. Again, number two, acquiring land if necessary to permanently improve the race street intersection. This is in doing one of the other sort of suggestions we showed, you know, a plaza of some sort or a park or moving the street. Any one of those would require acquisition of land in a sense, some rebuilding. So that's a little bit more of a midterm thing. Obviously extending race street, streetscape west of Sylvania to Oakhurst. If there's development there, then that should be part of the development that occurs as it occurs. New tree planting and streetscaping along Sylvania because restriping would be nice, but a little bit more emphasis there on the streetscape would be even better. So that would be important. And then ultimately acquiring Belknott from Text. And creating the roundabouts that we talked about as well as new streetscape and tree planting. Next. And then these are some policy recommendations. I haven't talked about this at all yet today, but there are a number of very mature trees in the downtown area. And you know, they really help give a character that you cannot buy. And so, you know, they should be identified and policy for developers who are working around them, to work around them. And not penalize the developer for saving them. So somehow there's some way to recoup the land, if you will, in some way. But to at least encourage that savings, I actually think it would help the value of the development itself and also the neighborhood as a whole. Creating a parking district to provide a park once strategy. So what does that mean? So in a lot of cities, in fact, most cities, when you have a business, you have to have a certain amount of parking spaces for that business. And if your neighbor has a business, they have a certain amount of parking spaces for that business. And if you have a restaurant, you have a certain amount of parking spaces. And everybody has this required amount of parking spaces. And of course, the spaces stay empty some of the time at each of these businesses and usually at different times. If you have a restaurant, it's got a different set of busy times at other places. If you have a church, they're busy at certain times and not others. So you have all this parking that's built, and some of it's being used some of the time, some of it is being used other times. And if you're doing business in more than one place, theoretically, you're only allowed to park in this parking lot if you're doing business with that eight person. So if you want to go two blocks away, you have to move your car. So what cities have done now is develop something called a park once strategy in which the idea is you come, you park your car, and then you do all your things in the same area, in that area from one parking space. For you to do that, there has to be a pool of parking that's available to you that isn't just for one business. So one way to do that is to build parking if the city owns land or provide parking lots, and that's fine. But if the city doesn't happen to own any of that land, another way to do it is to create an incentive for individual business owners and owners of property to pool their parking into a shared, as a shared resource. So that, you know, their parking, if you have a new business and you can't quite meet your parking requirements, you can pay into a fund, so in lieu of. Instead of having to meet your parking on the premises, you can either make a contract with a neighbor who has parking or you simply pay a fund, pay into a fund. And the advantage there is you build less parking overall, you make things more affordable, and here's what I've seen happen, which is where the real payoff is. Well, you'll reduce traffic demand quite a bit. But we've seen so many cases of a small business that actually is successful and can't expand because they don't have enough land to put the required amount of parking on the site. And that's really a tragedy when you see that, especially when you see the next door neighbor with an empty parking lot. And so this is a way to deal with that. Setting up a parking district or a parking authority takes a lot of work, it's a lot of brain damage. It's kind of complicated. But by doing it now, by starting to think about it now before the demand is great, you will be way ahead of the curve. There are large pieces of land behind some of these buildings that are on the north side of the street. They're owned by individuals to be sure, but they do represent a pool of parking that could be leveraged with the right incentives. So we really encourage that. Develop a policy to ensure this incremental creation of this new north-south street that we spoke of between Belknap and Race. This is really going to be through a form-based code, mostly, I think, to make that happen. And then, obviously, related to that is a form-based code of some sort. When I say a form-based code, what I mean is zoning that not only speaks to how much you can build and what you can do in the building, but just as importantly, speaks to the form of the building to the extent that it affects the pedestrian on the street. Buildings will impact how we perceive the space. They can impact it positively or negatively, and so we want it to be positively. So many places, including this place, have introduced form-based codes for various neighborhoods in order to assure that, and that's really what we're talking about here. So with that, next, I think that's the end of what we did on our summer vacation.