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Feldman believed that there probably would be a 20-30+ year build out, with plenty of time to set the infrastructure in place. Growth Management Director Watkins described Bayside Lakes, a PUD consisting of 2,000 units on 2,000 acres, approximately one unit per acre. There is 25% open space minimum, and the development includes a mix of small and large lots, single-family homes, commercial areas, and a government center. He divulged that all large landowners are told that they must comply with certain environmental stipulations; they are also informed that a variety of development is desired. Director Watkins discussed the Willowbrook Property and the C-1 Diversion, which is the Melbourne-Tillman Water Control District canal. He hoped that a large ecotourism base could be created for South Brevard County. Deputy Mayor Geier pointed out that the neighborhood council has been able to maintain a balance between open space and commercial property. He invited the Commissioners to contact City Manager Feldman if they would like to tour the city. Commissioner Davis wondered whether Palm Bay has annexation plans for the Merrier Ranch. Mayor Mazziotti stated that the city would like to annex the area (with no intention of altering the wetlands). He revealed that the annexation would allow Palm Bay to take credit for the wetlands, resulting in reduced flood insurance costs for the residents. Commissioner Davis commented that this would become a mitigation bank. Chairman Wheeler asked City Manager Feldman what the anticipated population build out would be as a result of annexations. Mr. Feldman believed the population might grow to between 350,000 and 400,000 residents. Chairman Wheeler asked city officials to explain how zoning is handled before Director Watkins annexations. replied that the city looks at the overall density of per unit per April 11, 2007 4 Joint. Meeting – City of Palm Bay