REGULAR MEETING OF THE EATON PLANNING

ZONING AND BUILDING BOARD ON MARCH 11, 2003

AT 7:30 P.M., IN COUNCIL CHAMBERS

The Eaton Planning, Zoning and Building Board met in regular session in Council Chambers on Tuesday, March 11, 2003, at 7:30 p.m.

The roll was called and the following was found to be:

Present: Ron Coleman

Tim Lane

Harold Geeting – Vice Chairman

Joe Renner

Tom Jordan – Chairman

Absent: Lydia Broderick

Pat Kieffer

Also in attendance were City Manager Dave Daily, City Engineer Doug Spitler and City Law Director Donnette Fisher.

MINUTES:

The minutes of the February 11, 2003 meeting were read and approved as written.

Joe Renner made a motion to approve and Ron Coleman seconded it. Motion passed as follows:

Ayes: Coleman, Lane, Geeting, Renner, Jordan (5)

Nays: None

SWEARING IN:

All members of the audience anticipating to testify before the Board were asked to stand and be sworn in. The Secretary administered the oath or affirmation to the audience.

Z-03-02 – Public Hearing – City of Eaton – New Sign Definition:

Jordan: At this time I will open the Public Hearing if anyone would like to address this on the proposed sign definitions they may do so at this time. If nobody wishes to address this I will close the Public Hearing and turn it over to Board and staff recommendations.

Spitler: Chapter 1133.03 (b) (2), Planning Board shall review and make a recommendation on proposed text amendments to City Council. The proposed text amendment occurs to Chapter 1169.02 (9) and (29); Chapter 1169.03 (h) and (L) and Chapter 1169.06 (a), 1169.07 (a) and 1169.09 (a); which modifies the existing definitions and adds temporary advertising signs as a permitted structure type to the C-1, C-3, C-4,

I-1 and I-2 district. The changes are outlined in the sheets provided by the Law Director. The text amendment must meet conditions (a) through (d) of Chapter 1135.01 for favorable consideration.

Jordan: Thank you. Now it being re read to us I would like to answer the Board members if they have any further questions on this. We have discussed this for the last three or four months. Are there any questions about the language change or definitions?

Renner: I will review my comments that I don’t think we should be making these changes now. With the zoning code changes coming I don’t think this is the time to do this.

Jordan: Tim, do you have anything to say to this?

Lane: It looks good to me, but if we are getting ready to change the zoning code that might be the time to do that to. If we need to do this today, it looks good.

Coleman: I will go along with Joe that, I mean I don’t think it is time, but with the school here I think there is going to be some more problems if we don’t do it now. I don’t like doing it, but I think with the school coming on and the Y.

Renner: We are looking at probably at least a year for Municipal Court or the school either one and I think the zoning code will be well along by that time won’t it Dave? That’s the plan.

Daily: It will be anywhere from 6 or 8 months, 12 almost 15 months, it will be 6 or 8 months planning period before the school is even.

Jordan: Granted, I am sure we will be changing it again when we are doing the new zoning code. I guess you might want to call this a stopgap measure. We had a little bit of concern at the Appeals Board meeting last month about whether or not they should have allowed the Y to do the sign that they did, but with the same token if we don’t change the text amendment now, from what I have read and learned there are several signs downtown that should be taken down because they are in violation of the zoning code. I think this is basically, I am not saying they are bad signs, but they are in violation of the zoning code and this is a good measure to make them compatible in their zoning areas and move forward with the Y and Municipal Court and make ?????? to ‘P-1’.

Renner: You are also going to rule out a lot of signs that you’re very wording of number five under 1169.04 (b), within any City right-of-way or within six feet of the curb. Anything downtown you have just thrown out, maybe that is good in the long run, but I don’t know that I agree with that and I can’t support it.

Planning Board

Page 3

March 11, 2003

Geeting: I think that under the circumstances we can hardly afford to wait too long before we make some adjustments, even though we are going to re do it again shortly.

I will move that we will recommend approval of the proposed amendments 1169.02 (9), 1169.02 (29), 1169.03 (h) and 1169.03 (L) simply because we need to get things straightened up and in conformity.

Jordan: I have a motion do I have a second?

Ron Coleman seconded the motion and it passed as follows:

Ayes: Coleman, Lane, Geeting, Jordan (4)

Nayes: Renner (1)

Z-03-03 – Public Hearing – City of Eaton – Change of Text:

Jordan: Change of text amendment of proposed amendment to open storage in the Industrial Districts. At this time I will open the Public Hearing on this matter if anyone wishes to address this matter they may do so at this time. If no one would like to address this I will close the Public Hearing and turn it over to staff and Board recommendations.

Spitler: Zoning code chapter 1133.03 (b) (2), Planning Board shall review and make a recommendation on proposed text amendments to City Council. The proposed text amendment occurs to Chapter 1153.05 (i) and 1155.05 (f) which modifies the open storage definition in the ‘I-1’ and ‘I-2’ districts. The changes are outlined in the sheet provided by the Law Director. The text amendment must meet conditions (a) through (d) of Chapter 1135.01 for favorable consideration.

Jordan: Thank you and I will open up to the Board for discussion.

Coleman: I don’t think we had any problems with this the last time. I think it was cut and dried.

Jordan: We are just cleaning up our current zoning code until we get a new zoning adopted. The way the old one was worded you couldn’t hardly store anything anywhere.

This one will just kind of clean it up a little bit.

Renner: I move for favorable recommendation of Z-03-03. Obviously I think there is a manifest error in the code in that you couldn’t store anything in any yard prior to this being re written. Harold Geeting seconded the motion and it passed as follows:

Ayes: Coleman, Lane, Geeting, Renner, Jordan (5)

Nays: None

MJ-03-01F – Final Plat Approval – Rolling Hills Estate – Section Three:

Jordan: Who is representing this request tonight?

Kramer: Doug Kramer from Kramer and Associates. Mike Watkins is here from M&K Builders and also my son Brad who knows most about this project. We will start out here and if I can’t answer anything I will go from there. The Board, I think, is very aware of the subdivision that we are talking about here. Sheet four (4) is the part of the final plans that shows the overall of the subdivision best. This is exactly what we brought before you in the preliminary. There are 18 lots and that is the same as was done before. There is an extension north of Rolling Hills and the new drive that will go out to East Avenue will be called Tippecanoe Drive and there is also an extension of East High Street. I don’t think there are any other particular questions to address with you now unless you have some questions. We have gone over the review of the engineering details with Mr. Spitler and he can report on that. There is nothing but some minor details to work out to finalize all the plans. All the lots are as they will be, streets and everything.

Jordan: Thank You. Doug, how are you with this?

Spitler: We looked at this today and found a few minor things with the construction drawings, like Mr. Kramer said there is nothing major. To their credit we just gave them that review today so they wouldn’t had time to change that for this meeting.

Chapter 1103.021, Approval of Final Plat, Planning Board shall review the final plat for conformance with the preliminary plat and all other requirements specified in the subdivision regulations and recommend its approval or disapproval to Council.

Like I said, staff reviewed the construction plans and did find some minor changes. We did talk to Mr. Kramer about those changes and provided them a copy of those. All the changes can be made before the plat is scheduled for action by Council. I talked with the Law Director and a motion can be made tonight condition upon those changes being made at that time. As usual, the approval from Ohio EPA for the Permit To Install (PTI) the water and sewer is required prior to the installation of those utilities and arrangements for the financing and inspection of the required public improvements if being handled with a subdivision agreement that the Law Director is preparing.

Jordan: Any board member has any questions or comments about this subdivision.

Geeting: I move that we recommend approval of MJ-03-01F condition on the changes being made that Doug mentioned. Joe Renner seconded the motion and it passed as follows:

Ayes: Coleman, Lane, Geeting, Renner, Jordan (5)

Nays: None

OLD BUSINESS;

Jordan: We will move on to Old Business. We did have a Conditional Use application before us that we tabled last meeting. It was withdrawn so we won’t deal with that.

One other thing that I read tonight in the paper that I think we need to bring to the attention to the City staff and the other Board members, the Eaton Community School is moving forward and they don’t have Site Plan Approval yet. There is a statement in the Register Herald tonight that their building pad will be ready by the end of March. The road is cut, so where are we at.

Fisher: We gave them approval on everything but the parking and the driveways, correct?

Spitler: We gave them approval for placement of the pad, storm drainage and what was the other, buffer was that correct?

Fisher: If I recall, the only thing we didn’t approve were parking and the driveways because of the road widening and the number of parking spaces were still the issue. Now, at least as far as the parking has been involved so you do need to get them back in here for the building.

Jordan: Maybe somebody ought to be calling them because I don’t want to get into the mess we were in the last time.

Fisher: The issues of the entrances and that kind of goes into their curb cut issue as well. We gave them a temporary curb cut permit until we had resolved exactly as far as the flow and the turn lane and where we are going to put those entrances. I think the location of the entrances has pretty much been resolved so we will just have to get them back in here.

Spitler: It sounds like a letter is in order to the school.

Jordan: I don’t want to get caught up like we did last time. I was out past there Sunday and they do have the drive cut probably half way around.

Spitler: The outside loop drive?

Jordan: Yep

Spitler: Okay

Renner: When did we approve anything besides the placement of the building? That’s all I recall that was approved.

Jordan: We did the placement of the buildings and I know we went over the buffers.

Fisher: Do you want me to go get my minutes?

Daily: Buffer, storm drainage and pad location.

Spitler: I know there was three items.

Daily: As I recall they wanted to get started last fall, while the weather was still good, moving dirt.

Jordan: I think we approved them the number of parking spaces, we didn’t approve whether they could use their event parking calculations or not. We just said they had to have X amount of parking spaces.

Fisher: I think Appeals Board approved that.

Jordan: I think it was the same way.

Fisher: As far as the calculations, them being allowed to count the event as far as their overall parking, Appeals Board approved that.

Jordan: But we need to get them back in here and get that done.

Renner: All we approved was placement of the building. That was all that was in that motion, I am quite sure.

Spitler: They did have, like Donnette said, a temporary curb cut permit for like a construction drive. If they are starting to construct around then I don’t think they have received approval for that.

Jordan: If we approved the placement of the building, we are probably ok from what they quoted in the paper. It says estimated, the building pad of the High School will be finished by the end of March, depending on the weather. During April construction work could start on the foundation.

Spitler: So if you are seeing more construction than we said then we need to address that.

It is probably time that we start proceeding anyway or I should say they should start proceeding.

Jordan: I don’t think we should have to call them every step of the way. They are supposed to have hired professionals.

Renner: Well, we have seen how that has worked so far.

Spitler: I think Donnette is going to check her minutes to see exactly what has been approved.

Fisher: You gave preliminary approval of the building location, preliminary approval of the lay down of the parking lot and the storm sewer. Location of building, storm system, and locations of parking lots to the north and south of the building.

Renner: Don’t they have to have final before they can start to put it in?

Fisher: We basically approved the site plan as to those three things and just those three things.

Renner: Don’t you have to have final before they start construction?

Fisher: You already approved those three things.

Jordan: We approved the site location for the building, parking lots and storm sewer.

Fisher: Storm system and where the parking lots are going to be.

Jordan: They could build them but they can’t gain access to them until they get in here with the final plat approval.

Renner: That was my question, “they can start building on preliminary approval?”

Jordan: Preliminary approval, they can start building?

Fisher: Yes

Jordan: But, they can’t access the sites because they don’t have a road to it.

Fisher: You stated, you approved the site plan as to those three things. You haven’t approved the site plan as to the other things.

Daily: They just need to get back in here. They wanted that temporary so they could start moving dirt during the fall and winter. We are obliviously starting construction season and I think they are going to really start constructing out there so I guess they need to get back in here and finish the project.

Jordan: I guess we will move forward with this now.

Daily: I would like for staff to look at that a little more in depth and we will make contact with the school.

Fisher: We didn’t do the buffering.

Jordan: I know we had discussed it but I didn’t know if we had taken official action, I don’t know.

Fisher: I think we were okay with them not buffering it, but that wasn’t part of the three conditions for approval.

Lane: We talked about buffering half way down.

Jordan: So, I think maybe we need to get in contact with them and tell them to move forward with their end.

Fisher: I will go back through the minutes because you talked about that in June, July and August. You finally gave them the approval for those three things in August. I will go back through the minutes and see what your discussion was as far as buffering and all of that.

Jordan: Okay, any other old business to be brought before this Board? If not we will move on to New Business.

NEW BUSINESS:

The first thing on the agenda is City of Eaton Comprehensive Development Plan and with us tonight we have Miami Valley Regional Planning Commissions representative who will answer any questions and I think Doug has made some suggestions if you would like to proceed with that.

Spitler: Sure, Chapter 11, 11-4, originally it had stated on a lot of different access drive distances and right-of-way width’s instead of checking all of those against our code now what I did was just referred it back to our subdivision regulations section for the right-of-way widths. It specifies in there certain ranges for certain types of roads. We removed the access points and referred to a State manual put out by ODOT, the State Highway Access Management Manual. In that section that I mentioned here Section 2.2.5, that gives authority to Cities to use that manual on state routes and it stops there so my next sentence was to just basically to use that manual as a guideline since we are not really, the manual doesn’t give us authority on our roads but basically we can use that as a guideline on other roads for access points. It gives specifications in there like the distances between driveways what turns are permitted and what are not. That is where you get into left turn lane requirements for certain volumes. I thought it was a pretty good manual to use and then we basically took out, out of all of those streets that specifically listed those distances and those right-of-way widths, we took all of those out but we left all of the other suggestions that were made previously. It kind of shrunk that chapter down a little bit. That is it.

Jordan: That is all you could find? Did staff have anything else?

Spitler: No, there were some questions last time and I talked to Ken. One of the questions was, Chapter 10 page 7 and 8, the difference between the Suburban Regional Commercial and Office verse Suburban Commercial Service District. I read that a little bit myself and it looked like to me the location dictated that. Ken you might want to explain that.

LeBlanc: The difference between those two were primarily the Suburban Regional Commercial and Office was centered around a shopping center and you would have auto uses but it was more of a shopping center where people would gather. The only place that is shown on the future plan is up in the north end of town where you have the Eaton Center and those types of things. That is where everybody really comes to shop, big grocery stores or big stores or things like that. The Suburban Commercial Service would be other type of commercial or service uses. You have lumberyard south of town, you have automotive types of uses and those can be less pedestrian friendly or more auto type orientated uses. Where you are not thinking of a shopping center when you are going south on 127 or you are not really thinking of a shopping center east of town, yet. Maybe if the town grows the next plan may show that, some kind of shopping center with a grocery store or something if you keep growing over there where Rolling Hills and some of those plats are. That is pretty much what the difference in those two are. Is that a clearer picture right now? The Suburban Commercial Service is more individual building along the road and the Suburban Regional Commercial and Office would be shopping centers or office type of uses where you have a little alternative downtown type of thing. Not like your downtown but another concentration of shopping where people go and get things. Is that clear enough?

Jordan: That pretty much clears up my thoughts. For some of the Boards benefit you might go over some of the special planning area. We discussed that over 12 months and you might give your view on that.

LeBlanc: I know some of you were at the meetings that we went over that. Special Planning Area is a designation where, it’s a part of town where because of roadway access, utilities being there or not being there, locations to other uses in town, you could put almost anything in those parts of town. If you go up north of town, I think we had some east of town, you could put in Industrial uses, Commercial uses, and you could put in apartments or single family, all kinds of things. It depends on when the utilities and roadways get there. We thought north of town there was a large area that had roadway access but when we talked through the planning process, you had some constrictions on getting utilities up there or there was some concerns about the pipes being big enough to supply that area. What you do is you designate that as a special planning area and really focus that in by either by the next time you do the plan or before have a special study for that area and come up with more. The crystal ball right now is cloudy and what you want to do is a few years down the road it may be clearer. You want to be really careful in those areas as to what you do because the first development will be the footprint and it will determine what will happen there the rest of the time. For example in Green County where the Beavercreek Mall is right now. Back in 1970 they put that area in a Special Planning Area. I-675 came down and stopped at Wright State University if you remember that and didn’t go all the way through and Beavercreek didn’t have utilities up there. Back 20 or 30 years ago that was a Special Planning Area. With road access and utilities a lot of things can happen and now you can see down the road what they are building in that area. Fairborn had some of those. Tipp City, west of Tipp City at 571 and County Road 25-A, there is a big field that is vacant there and that pretty much is going to be their downtown west of interstate 75. You could probably put industrial uses there, residential or commercial. They have to make sure they do the right thing because it is going to set the tone of what is going to happen west of town there. We put those areas in the plan to make you think about that in your future planning. Nothing may happen there for 10 or 20 years and something may happen in a couple of years. You need to think about some studies or keep your eyes and ears open as to what might happen up there.

Daily: That’s also true southwest on 732 where the Church is acquiring that property it looks like some infrastructure going out there but like you said it is yet to be developed.

LeBlanc: Out there you have some roadway issues. You probably need to connect some more things before you get into a lot of development out there.

Jordan: That was one of the areas that we went over during the past 12 months and I thought everyone ought to understand what that Special Planning Area is and what its designation is for.

LeBlanc: I just hate when we do plans to designate something to a particular use when you have a lot of options in these kind of areas and you don’t want to cut any of them out until you fine out how things are going. You don’t want to approve anything helter-skelter down in that area either.

I think there was a question about the infill, residential. Under General Recommendations for Residential Planning Areas, the third one down it says, “The City should continue to encourage single and two-family “infill” development within unimproved parts of existing subdivisions within the Urban Residential planning area.” This means that when you are in town here infill could be the vacant lots in that plat as it goes in and even in the old part of town there may be a couple of vacant lots around. I know up in the north end of town you have some open areas. Single family or two family whatever is appropriate with the zoning and so forth or you think is what type of uses should go in there, you should try to infill also. That way for every house that is added to the center of town you don’t have more going around the edge of town trying to drive around everywhere.

I think there were some questions about PUD. As of right now you don’t have the PUD in your zoning book. What the plan says is that for some of these areas, say some of the Special Planning Areas, you probably want to think about when you do your code of considering some PUD process to go in there, because really that’s where you have a lot of control over the site plan at the very beginning and the zoning process. It’s a kind of a horse-trading situation where you are going to give the developer a little more leeway in their plans, they can vary some set backs and building heights but you are going to see the whole site plan approved before they go ahead with their development. PUD’s are referred to sometimes as, potential uncontrolled disasters, if you don’t get the process down right. You need to make sure that it’s a fair process where the developer or applicant can come in and give you information without spending too much money up front and yet you ran approvals without giving too much away before you get to the final approval stage, especially in the commercial area’s. That is where you want to watch your site plans. Does that make sense?

Jordan: Do any of the Board members have any more questions or concerns about this tonight? I know as I went through it over the last week or so the only thing I found was a few typographical errors.

LeBlanc: Before we get the final version out be sure to get them to us.

Jordan: The major issues, the questions that I had you have pretty much covered tonight.

LeBlanc: We hope we wrote it in plain English and everyone kind of understands and the maps are clear. I have seen all kinds of plans and I really like to try to do them that I feel comfortable that everyone understands and will look at them after we get done with this. When you have zoning cases and you think of capital improvement for the City, water, sewer and street improvements that you will go back and look at the plan.

I also want to take the opportunity to thank the Planning Commission and the Plan Use Committee for all the work this last year. We met about every month and I made them look at a whole lot of slides and gone over a lot of material, but hopefully by going through the process we have something you can work with over the next few years.

Jordan: What’s your company’s recommendation on the Plans, reviewing it every five years or as needed?

LeBlanc: A lot of that depends on what is happening in town. If you have a fast growing City or there is a lot of things going on you might want to look at it in a few years. You may not have to change much but you should a least look at it. Maybe just an internal planning commission look at it. At lease every five years you should consider having someone come in and look at it. I have been through these where they have waited twenty years and that is just too long. You went through it in 1994 so.

Jordan: It seems like it was twenty years ago.

Coleman: On that 8-3, Gratis Airport, where did that come from. I think you took it out. On the second version it’s not in there.

Jones: We got it off of the Internet. Is it not there?

Coleman: I have never found anybody that knows where it’s.

Jones: I could check it again.

Coleman: Why wasn’t the one in Boston put in? Doesn’t small industry in this area might use the one in Boston?

Jones: We can check. There are registers of airports with information about elevation and the runway and things like that so we will do some more research and see what is going on.

LeBlanc: If it doesn’t have any effect on Eaton we can take it out.

Jones: We try to put in one major airport and one minor airport close to the City so that was the closest one I found so I will check on it. It could be a small airfield, gravel.

Coleman: You see my brother said something to me about it. He said that when he was in school, twenty years ago, a bunch of us guys we made it up, it was a school project or something and now every now and then that comes up. I drove down there and I couldn’t find it.

Jordan: The only airport I can think of in the Gratis area is on 503 by the old school building, right there at the bottom of the hill there is an airport there, used to be. I don’t know if it is still active or not but that is the only one I can think of in southern Preble County.

Jones: It was a registry that I got it off of that has all airports by jurisdictions and all their airport information as far as the length of the airfield and elevation. Maybe it is defunct now. I am trying to think what the closest smaller airfield would be besides Dayton.

Jordan: It would be Boston.

LeBlanc: Sometimes that second handed information isn’t correct. I drove up to a meeting in Eldora do and they had an interchange at 70 and 726 up there and I had to go to Richmond and come back.

Jordan: You have to have a four-wheel drive to use that interchange.

Spitler: Tom, I have a comment that came in through the Internet. This was from Lucy Goodman, 4526 Crubaugh Road, New Paris. The comment was, are there any plans for a countywide farmer’s market. Farmer’s markets have been shown to boost local economics and sense of community amount the citizens. Eaton, Preble County has a long Ag tradition that is being eroded by corporate agribusiness taking farm jobs out of the area. A farmer’s market would be a need outlet for the changing modern family farm. I just e-mailed her back that I would present it at the next meeting.

LeBlanc: We did on page 10, under commercial recommendations the second bullet, it mentions the downtown design guidelines, it says examples include public markets etc. Downtown, fairgrounds somewhere up north of the City might be a good area.

Jones: Sidney, where I used to work, every Saturday they would have a Farmers Market right on Court Square, it was amazing. There was nothing going on downtown Saturday morning except this and there were horses and cars and trucks. It was a great way to bring people out of the City and the City together. It was a good idea.

Daily: A few years ago at the City’s parking lot on Barron Street they did that. You are right that on Saturday Morning that whole corner was packed with people stopping there to shop.

LeBlanc: That is one of the recommendations coming out of these county’s Farm Land Preservation Plans is that if you can get some Farmers Markets types of things started you got a little market for local farmers to keep up on. A little cash flow for them and so forth.

Spitler: Who sponsored that in Sidney?

Jones: It was just done. It was just people coming to town with their things. I think it was done because it was a lot safer than you find along strip centers where you find other individuals selling agriculture where it is less controlled. This way it is a set time of the morning and by the afternoon they are gone. It allows for a lot of accessory uses. Like the businesses around the square, they may open early or the flower shop and things like that. The businesses love it. It brings the people of the City and the ones outside the City together for a common purpose.

Coleman: If you have room downtown here it would be a good way to get business to downtown stores.

Jones: If you are interested I could get you some examples and I could e-mail them to you.

Geeting: I have a question. On Chapter 11, Transportation Plan, you made these suggestions in here there were the new routes around. Most of them appeared to go from east side of town to the north side of town. Did you make traffic studies to determine that that was where the additional streets

LeBlanc: We didn’t get into any real detailed study. I know that the City had looked awhile back at some kind of by-pass.

Geeting: I know that was from a long time ago but I wondered it there had been any updated study.

LeBlanc: No, we don’t have anything new.

Geeting: You mentioned about updating this again in five years, might be in my estimation, like out where the school is, church and so forth, might need some additional roads there.

LeBlanc: Without having the school there definitely everything is east, but now that you got the school there some kind of north, south access on the west side of town and cut over to 127, might be the way to go. The troubles with a lot of things that are built now are hard to get through. You got the north, south road there that is stopped by the two plats.

Definitely that is something that needs to be looked at within the next five years.

Daily: That is a good point Harold. Along those lines Doug and I with Steve Simmons, County Engineer, discussed that area out there. With what we are developing and Lakengren continues go grow, they are putting in between 40 and 50 new households a year, they will have their final build out in 2016. Steve was talking about Cassel Road and some other connecting points, that there is going to have to be some major improvements. We have had some very preliminary discussion with Steve about that area.

LeBlanc: We can add a sentence at the end to look at that at the next planning date if you want to do that.

Jordan: Anybody else have any more questions on this?

LeBlanc: This is a plan and it isn’t etched in stone, it is just a guideline. This isn’t a zoning ordnance or anything. It is to be used when you do your zoning ordnances.

Daily: Again, that’s another note. Planning Board is aware that early on there was some language in there that shall and will and we took that out and put in could and may, because we don’t want attorney’s coming in here and saying, it says you shall therefore you shall. We wanted to give more flexibility into the plan. The Planning Board and Council as they interpret it and the one thing we have looked at is that it is not written in stone, it can be construed in different and want the Plan to grow with the Community so we want to look at it periodically as needed, depending on what the Community is doing.

LeBlanc: I think of it as a crystal ball and it can get pretty unclouded.

Daily: I have spoken to a couple of groups on this plan and I kind of equate it to a highway map. If you walk out the door and you say I want to drive to Sacramento, California and you don’t have a map. Well, this is a map, but as you are going you are going to hit detours and little bumps in the road. It is not a clear-cut path to the future but it is a general guide in the right direction.

Jordan: So we need to make a recommendation to the Council for adoption of this?

Fisher: You have to.

Geeting: I move to make favorable recommendation to Council for adoption of the new Comprehensive Plan with minor corrections. The motion was seconded by Joe Renner and passed as follows:

Ayes: Lane, Geeting, Renner, Jordan (4)

Nays: Coleman (1)

Jordan: Okay, we will move that forward to Council. Any more New Business to be brought before this Board? If not motion to adjourn. Meeting adjourned.

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Secretary Chairman