Loading...
HomeMy WebLinkAbout2005-10-05 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF OCTOBER 5, 2005 MINUTES Board Members Present: Robert Guerette, Chairman David Clark Hal Wheeler Nathaniel Rosenblatt Laura Mitchell City Staff Present: David Gould James Ring Peter Witham New Media Present: Bangor Daily News Chairman Guerette opened the meeting at 7:00 p.m. In the absence of Board Member King, Associate Member Mitchell was asked to vote. PUBLIC HEARINGS Item No. 1: To amend the Land Development Code by changing a parcel of land located at 213 Ohio Street from Contract Urban Service District to Contract Urban Service District. Said parcel of land containing approximately 14,000 sq. ft. Webber Oil Company, applicant. C.O. # 05-280. Chairman Guerette explained the procedure for Public Hearings indicating that the applicant would be asked to make a presentation followed by comments from proponents and opponents, then the Public Hearing would be closed and the Planning Staff would be asked to give their comments. Chairman Guerette opened the Public Hearing and asked for a presentation from the applicant. Mr. Raymond Cota, Vice President of Webber Oil Company, spoke in favor of the proposed contract zone change request. Mr. Cota indicated that this site is one of the first service stations in their system and 2 over the years it has been reused for a variety of uses more recently as Gambino’s and a retail wine store. A few years ago, the applicant came before the Board for a similar contract zone change request that was granted by the City. Since that time the property has not been reused, and the applicant is back before the Board to amend the contract zoning conditions to allow for retail use of this property. Mr. Cota indicated that they would like to reuse the building for low-impact commercial use such as a sandwich shop. Mr. Cota explained that because the property is located on a hillside, only 6,000 square feet of it is usable and the actual building size is 550 sq. ft. The applicant is not asking for it to be expanded. He also noted that on the left-hand side of the site there is an existing cedar hedge and the applicant has no plans to remove it. Mr. Rosenblatt asked why the original contract zone change conditions included provision H that has the property reverting to URD-2 zoning if it is not used within a year or 12 consecutive months. Mr. Cota indicated that he was not certain why this provision was in there, but he has had discussions with the Planning Staff as to why it was done that way. The conditions as written at that time were a too severe for many uses and the property did not get rented. Mr. Rosenblatt pointed out that the proposed Contract Urban Service District appears to be inconsistent with the Comprehensive Plan. Mr. Cota indicated that it is but he felt that the issue is one of historical use. In the early 1940’s this site was a commercial use even through the surrounding area was residential. Another issue is the size of the lot that is actually useable. It is not conducive to any type of housing that would be beneficial to the neighborhood. No one spoke either in favor of or in opposition to the proposed contract zone change request. Chairman Guerette closed the Public Hearing and asked for comments from Staff. Planning Officer Gould explained that the application is from Webber Oil Company who is requesting a contract zone change from Contract USD to Contract USD with amended conditions to the Contract Zone Change at 213 Ohio Street. The building is approximately 550 square feet and has been historically used for commercial uses. In 2002, the applicant was before the Board for a contract zone change request because at that time, the building was about to lose its nonconforming status. This is probably why provision H was included in the original set of contract zone change conditions. Planning Officer Gould indicated that the problem with this contract condition is that a property cannot automatically revert back to another zone. Only the City Council can change a zone. Staff had discussed, with the applicant, the original contract conditions noting potential problems with the original conditions. Staff has worked with the applicant to come up with a set of conditions that would achieve what the applicant wishes to do with the building, which is to reuse it for limited commercial use. Staff is comfortable with the contract conditions based on the size of the building and the potential impact of a building of this size. 3 Given that the Board found that this was consistent with the neighborhood before, Staff finds that this is a better contract for the applicant while at the same time achieving the objectives that the Board had in 2002. Staff recommended that the Board make a positive recommendation to the City Council. Mr. Rosenblatt indicated that he felt that the URD-2 District is consistent with the Comprehensive Plan and the proposed Contract Zone Change request is not. He said that he felt that the Board is being asked to go back and permit uses that are not consistent with the Comprehensive Plan. Planning Officer Gould explained that the present zoning is Contract Urban Service District and is has not changed back to URD-2. The zone cannot change by itself. What has happened is that the City has adopted language that is internally inconsistent. The language of contract zone change agreements specifies that should a property not be used for that specified use, then the City Council can go back and rezone the property. In this instance someone wrote within the conditions language that this would occur. It would not occur unless it came back before the Planning Board and the City Council for that change. Mr. Rosenblatt indicated that he felt that original contract zone change provision H allows uses in the URD-2 and one reason for this application is to do away with this provision. Mr. Guerette asked what notices were given to the public regarding this contract zone change request. Mr. Gould indicated that all of the abutters within 100 feet were notified and there were 10 different abutters who were notified directly by mail and it was advertised in the Bangor Daily News. As no one else spoke, Chairman Guerette then asked for a motion. Mr. Wheeler indicated that he lived in this area (on Court Street) growing up and that there was a neighborhood grocery store at the intersection of Court and Ohio Streets, another Variety store that is now a lawn and garden utility store, Simpson’s Grocery was in the area and this particular site was a gasoline service station. His point being that while this area for at least the last 60 years been primarily residential, it has had a mix of a small amount of commercial use along with the residential. Mr. Wheeler said that this area has changed very little in terms of the buildings and uses. For this reason, he indicated that he would not have a problem approving this request. He said that he felt that the original contract zone change was worded in such a way that the applicant needed to come back before the Board as a matter of housekeeping. As there was no further discussion, Ms. Mitchell made a motion to recommend to the City Council that the contract zone change request at 213 4 Ohio Street for Webber Oil Company from Contract Urban Service District to Contract Urban Service District per Council 05 –280 be approved. Mr. Wheeler seconded the motion. The Board voted four in favor and one opposed to the motion recommending approval of C.O. # 05-280. Item No. 2: To amend the Land Development Code by changing a parcel of land located at 1528V Ohio Street from Rural Residence and Agricultural District to Low Density Residential District. Said parcel containing approximately 57 acres. Harvey Sprague, applicant. C.O. # 05-311. Chairman Guerette opened the public hearing and asked for a presentation from the applicant. Mr. Don Becker, CES Inc, represented the applicant, Harvey Sprague who is requesting a zone change for a lot on the corner of Davis Road and Ohio Street. Mr. Becker indicated that this proposed change from Rural Residence and Agricultural District to Low Density Residential District is consistent with the City’s Comprehensive Plan 2000 and is consistent with the existing uses across the street from this parcel. Mr. Becker indicated that Staff has a concern that the western half of this property, where the utility service by gravity sewer is less than clear, may not be appropriate for Low Density Residential at this time. The applicant is willing to accept either the proposal he submitted or the proposal of Staff. The present intent is to develop the front 26 acres where utility service is more standard and it is the area closest to Ohio Street. Mr. Becker noted that the applicant is in support of Staff’s revised sketch reducing the area to be rezoned to that area that can access City sewer service. It is the applicant’s goal is to create 45 house lots that are larger than the LDR minimum lot size. Mr. Becker asked that the Planning Board recommend approval of this zone change. Mr. Rosenblatt noted that the Staff Memorandum indicated that the applicant, Mr. Sprague, held an Option on the property but that it expired on September 22, 2005. Mr. Rosenblatt asked what interest the applicant had in this property. Mr. Becker indicated that the applicant has entered into a Purchase and Sales Agreement which is superior to an Option and a copy has been provided to Staff. Mr. Wheeler asked what type of residential units the applicant is proposing. Mr. Becker said that the market will determine the type of housing but that it will probably be lower cost homes on the Ohio Street Side then graduating to more expensive homes to the rear of the site. Single-family, detached homes are proposed on individual lots. 5 No one spoke either in favor of the proposed zone change or in opposition to it. Chairman Guerette closed the Public Hearing and asked for comments from Staff. Planning Officer Gould indicated that the applicant, Harvey Sprague, is requesting a zone change for a 57-acre parcel located at the corner of Ohio Street and Davis Road from Rural Residence and Agricultural District to Low Density Residential District. This parcel is located across from the Capehart Housing complex. The City’s Comprehensive Plan, Land Use Map and Zoning Policy Map put this property at the edge of the urban development boundary. This boundary is based on what the City anticipates the extent of gravity utility service (sewer) at this location. In addition to just sewer and water, it has other implications regarding fire, police and other services and delineates where the City can provide these services. This boundary line happens to cut diagonally through this property. At first glance, it would appear that this parcel would be appropriate for LDR zoning. After a closer review it was questioned as to whether or not the entire 57 acres was suitable for LDR zoning. At the time of the Staff Memo there were still uncertainties as to what area of this parcel could be served and what could not be served. Staff’s recommendation of a lesser area to be rezoned seems to work with the applicant’s intent to develop a first phase of development where gravity sewer service can be provided. The City Engineer has reviewed this and feels comfortable that what the applicant has submitted in terms of a Phase I development can be served by gravity sewer. Mr. Gould indicated that Staff does not support the rezoning of the entire parcel and this gives the Board an option of recommending the original request as was submitted to the City Council, recommending denial, or recommending a lesser area. Using the sketch that was provided by the applicant as to his potential development, Staff made an amended zone change map exhibit that could go with the application if the Board is interested in recommending a lesser area to be rezoned. Staff recommended approval of rezoning the area of this parcel that can be served by public utilities to Low Density Residential. Mr. Gould noted that the applicant has submitted a Purchase and Sales Agreement thus giving him standing for the request. Mr. Rosenblatt asked if there had been any changes since the time the Primary Service Area Map was drawn up five years ago. Mr. Gould indicated that in talks with the City Engineering Office, the Primary Service Area has not changed. Mr. Gould noted that the Board needs to make a recommendation on the original request that was presented to the City Council. The Board has the option to recommend less area to be rezoned. Mr. Gould indicated that Staff advertised this zone change for the entire 57 acres so that interested parties would be put on notice. The area could not be expanded but the Board can recommend less than the full request of an applicant. 6 Mr. Clark asked what the difference is between the front of the lot and the back of the lot in terms of a gravity sewer. Mr. Gould indicated that it is an issue as to where the sewer currently exists and the lay of the land and what land is above or below the sewer. In order for the sewer to work by gravity the land needs to be higher than the sewer so that it flows down hill. The jogs on the map are basically the area of the applicant’s proposed Phase I development. Chairman Guerette asked City Engineer, Jim Ring, to explain a gravity sewer and what portion of this land cannot be served by public utilities. Mr. Ring explained that the nearest sewer is on the opposite leg of Davis Road and there is a practical limit as to how far that can be extended before it become too shallow to serve the property. This is an elevation issue. For purposes of identifying an area to be rezoned, it was felt that this area would encompass the applicant’s proposed Phase I of development. The area beyond that boundary is down hill and a gravity sewer cannot be built there. The City does not want to get into serving property by pump stations. There are a few around town in subdivisions but they are privately owned and maintained. Mr. Ring indicated that he was comfortable that the area defined on the reduced area map can be served by regular public utilities. The general area outside of that area is too low to be served. Mr. Clark asked if the back area of this lot will remain unbuildable and open space for perpetuity. Mr. Ring indicated that he could not make that judgement as it would require more study. He said that It is possible that it could be developed under the provisions of the RR & A District with those lot size standards with on-site water and a septic system. At some point in time there could be a request for a rezoning and the area served by a homeowner’s association and a pump station. For now, what the City is comfortable with is what is shown. Mr. Wheeler asked if the Board could amend a Council Ordinance. Mr. Gould indicated that he Board can amend a zone change request for a lesser area. He noted the case of a zone change request on Perry Road whereby the Planning Board amended a Council Ordinance to reduce the land area to be rezoned. In order for passage of an amended Council Ordinance, it requires a 2/3 majority vote of the City Council. Mr. Gould indicated that this is a tool he has utilized in the past rather than having the applicant come back and reapply for a lesser area. Mr. Wheeler asked if the Staff had been in contact with the applicant. Mr. Don Becker indicated that the applicant was aware of both proposals and was in support of both proposals. Mr. Becker added that in discussion with 7 his client, that they were certainly willing to promise the Board that they will only support the choice that the Board makes this evening. Mr. Gould pointed out that the City Council is free to come to their own conclusions regardless of the Planning Board’s recommendation or what the applicant proposes. As there was no further discussion, Mr. Rosenblatt moved to recommend that the City Council approve Council Ordinance No. 05-311 by changing the parcel of land located at 1528V Ohio Street from Rural Residence and Agricultural District to Low Density Residential District containing 57 acres. Mr. Wheeler seconded the motion. The Board voted none in favor and five opposed to the motion. Mr. Rosenblatt moved to recommend that the City Council Amend Council Ordinance No. 05-311 by changing a portion of the parcel of land located at 1528V Ohio Street from Rural Residence and Agricultural District to Low Density Residential District the portion to be rezoned containing approximately 25.6 acres as depicted on the sketch entitled C.O. 05-311 (As Amended). The Board voted five in favor and none opposed to recommending approval of C.O. # 05-311 (As Amended). Item No. 3: Conditional Use/Site Development Plan approval of a 28-unit attached residential housing complex consisting of seven, four-unit buildings located at 794 Mt. Hope Avenue in a Low Density Residential District. Thomas J. Valley and Michael Eremita, applicants. Chairman Guerette opened the Public Hearing and asked the applicant to make a presentation. Mr. Fred Marshall of Plymouth Engineering representing the applicants, spoke in favor. Mr. Marshall explained that the proposal before the Board is for Site Development Plan and Conditional Use approval of a 28-unit attached residential housing complex consisting of seven, four-unit buildings located at 794 Mt. Hope Avenue. The applicant is seeking Conditional Use approval for attached residential use. Each two story, townhouse unit will have two parking spaces. Mr. Marshall explained the site layout, drainage and stormwater details, utility connections, and topography. Rather than a detention pond, the applicant is proposing buffers. The runoff is collected through swales and channeled through a culvert and then through a level spreader which is a wide gravel trench which sends the water back through sheet flow and it flows over the undisturbed natural buffer and is treated, and eventually reaches pre- development levels. Mr. Marshall noted that revised plans have been submitted addressing items that Staff had requested. He noted that both Michael Eremita and Tom Valley, the applicants, were present to answer questions of the Board. 8 Chairman Guerette asked Mr. Marshall to give more details on the project including the private sewer. Mr. Marshall indicated that the sewer is going to be owned privately by the applicants. Because of the topography, the top portion of the parcel will be served by gravity sewer connecting to Mt. Hope Avenue. The rear of the parcel will be served by a pump station in the middle of the cul-de- sac and will be pumped back up to the front buildings. Chairman Guerette asked if there were any future plans for a homeowners association to assume responsibility for this. Mr. Marshall indicated that it will remain in the ownership of the applicants. If the buildings were to be sold then there would be a need for a homeowners association but that is not contemplated at this time. Mr. Rosenblatt asked if the applicant was creating any new lots at this time. Mr. Marshall indicated that they were not, only the creation of the division of the buildings. As there were no proponents or opponents, Chairman Guerette closed the Public Hearing and asked for Staff comments. Planning Officer Gould indicated that this is an application for Conditional Use/Site Development Plan/ Developmental Subdivision Plan Approval to construct a 28-unit attached residential complex located at 794 Mt. Hope Avenue in a Low Density Residential District. There is a provision in the Low Density Residential District that provides for attached residential as a Conditional Use provided that the three specific conditions are met. The project needs to contain a minimum of five acres, the project needs to meet the basic standards of the Land Development Code and that the project will not create any undue traffic impacts. The applicant has provided traffic generation information relative to these types of units and Staff finds this type of development to be a low-traffic generator. The applicant has also demonstrated that adequate utilities will be provided and a stormwater system will be provided on the site. The Board needs to determine whether this project meets the building bulk and design that is compatible with the area. Staff feels that all of the details of the application are in order and meet the Land Development Code standards, and recommended that the Board approve all three applications. Mr. Gould noted that the City Engineer’s Office had concerns about the ownership and maintenance of the sewer system, and stormwater. All of these details have been worked out and the Engineering Office has recommended approval. Mr. Gould indicated that the applicant has also submitted a plat drawing for Developmental Subdivision Plan approval. Chairman Guerette asked what the criteria is when the City Engineering Office reviews private sewers, if this application has met those standards, and that he has noticed that access points in some areas (such as Sylvan Road and Haskell Road) have been realigned so that they are opposite one another. Chairman Guerette asked if such an alignment was being considered between this development and the Rolling Meadows development. 9 Mr. Ring explained that with respect to the City’s involvement or non- involvement of sewers, a privately owned and maintained rental type development, as opposed to individual lots, is like in any other complex as the sewer is part of their on-site utility services. The City does not get involved with maintaining privately owned sewers. In regard to aligning entrances, it is the City’s goal and is certainly beneficial where at all possible, to align entrances to form intersections. In this case, because the property that the developer owns does not extend all the way up to the Rolling Meadows property, it is not possible to align these two developments. The traffic generation from this proposal is projected to be light and the position of the entrance drive is not expected to create any traffic problems in terms of safety. Mr. Rosenblatt asked what controls the density of development in this situation and would the Board be applying the same standards for a Minor Subdivision Plan to the Developmental Subdivision Plan. . Mr. Gould indicated that in the Low Density Residential District there is a provision that states that you cannot exceed 5 units per acre. In regard to the Developmental Subdivision the Board will be applying the same standards for a Minor Subdivision Plan. Ms. Mitchell asked if the pedestrian, bike and other traffic has been considered as a result of this development. Mr. Marshall indicated that the road is 24 feet-wide that is a standard subdivision road and is wider than what will be needed for the volume of traffic. The applicant did not consider putting in sidewalks as it did not seem necessary and it would increase the impervious surface. There are no sidewalks on Mt. Hope Avenue but there is ample area within the development. Chairman Guerette asked for a motion. Mr. Rosenblatt moved to grant Conditional Use approval for the proposed development at 794 Mt. Hope Avenue for Thomas J. Valley and Michael Eremita, applicants. Mr. Clark seconded the motion. The Board voted 4 in favor and 1 opposed to the motion. Mr. Rosenblatt moved to grant Site Development Plan approval for the proposed development at 794 Mt. Hope Avenue for Thomas J. Valley and Michael Eremita, applicants. Mr. Clark seconded the motion. The Board voted 4 in favor and 1 opposed to the motion. Mr. Rosenblatt moved to grant Developmental Subdivision Plan Approval for the proposed development at 794 Mt. Hope Avenue for Thomas J. Valley and Michael Eremita, applicants. Mr. Clark seconded the motion. The Board voted 4 in favor and 1 opposed to the motion. 10 NEW BUSINESS Item No. 5: Site Development Plan approval to construct a 2,844 sq. ft. one-story, addition for a pool and to construct a parking lot expansion located at 327 Odlin Road in a General Commercial and Service District. Lodging Equities, LLC, applicant. Chairman Guerette asked for a presentation from the applicant. Mr. John Kenney of WBRC Architects-Engineers, represented the applicant Lodging Equities, LLC, who is the owner of the Bangor Econo Lodge at 327 Odlin Road. Mr. Kenney indicated that the applicant is requesting Site Development Plan approval to construct a one-story structure onto the existing building that will be over the existing pool. Also, the applicant wishes to expand and upgrade the existing parking area. Mr. Kenney indicated that all Site Development Plan approval standards have been met by this project. Chairman Guerette noted that there have been some issues in the past regarding an access road between this parcel and the abutting property. Mr. Kenney indicated that the parking lot expansion will exit onto that access road and the applicant plans to maintain it. When this road was constructed the buffer area was taken out and as part of this project it will be restored between the Ramada Inn and the Econo Lodge. The maintenance of which will also be the responsibility of Lodging Equities, Inc. Planning Officer Gould explained that the applicant, Lodging Equities, LLC, requests Site Development Plan approval to construct a 2,844 square-foot, one- story addition for a pool and to construct a parking lot expansion at 327 Odlin Road in the General Commercial and Service District (GC&S). This project was approved in 1984 as the Budget Traveler Motor Inn with two right-of-ways, one on the side of the property and one to the rear of the property. One development built a roadway down through the right-of-way and the applicant’s prior buffer was eliminated. Staff has asked that the applicant if they would put the buffer back in place and they have agreed to do this. In this instance. the applicant has agreed to meet the original intent of their site plan in terms of buffers and screening as well as meeting the current Ordinance standards that are much more rigorous in terms of planting and buffers. One initial concern the City had was that of stormwater as this is a significant area just under 3 acres of impervious surface which was all draining to the Odlin Road storm sewer system. After some discussion, the applicant accommodated the City’s concern and are proposing to building a small detention area. All of the outstanding details noted at the time the Staff Memorandum was written have been addressed, and Staff recommended Site Development Plan approval. 11 Mr. Rosenblatt noted that there is a railroad easement indicated on the plan and asked if it is still in effect and if the railroad track was still there. Mr. Gould said that the railroad track has been taken up and Lodging Equities, LLC indicates that they own underlying fee. Ms. Mitchell moved to grant Site Development Plan approval at 327 Odlin Road for Lodging Equities, LLC. Mr. Rosenblatt seconded the motion, which carried by a vote of 5 to 0. Item No. 6: Site Development Plan approval to construct a 16’ x 21’ deck addition located at 158 Main Street in a Downtown Development District. Arthur Brountas, applicant. Mr. Peter Brountas, owner of The Tavern, told the Board that he felt that this proposal would be beneficial to both the City and his business. He indicated that there are three reasons for his request, first to remove his customers from Main Street and provide them with a comfortable deck; secondly, the location of the deck is unique as it is an isolated area to the rear of the building and the noise would not be an issue for the City; and thirdly, other bars in the area have the privilege to have decks and there haven’t been any problems with the others in the City. Chairman Guerette asked what the hours of operation are. Mr. Brountas indicated that they are Monday thru Saturday 11 a.m. to 1 a.m. and on Sundays 12:p.m. to 1 a.m. Mr. Clark asked where the proposed deck is to be located in relation to the bus loading area. Mr. Brountas indicated that it will be facing the bus loading area and that the bus operation is primarily during the day with one bus in the evening. They are also proposing latticework around the deck so that those on the deck can see out but people on the outside cannot see in. Mr. Clark asked if the deck would be screened to prevent minors from getting onto the deck and mingling with those legally there. Mr. Brountas indicated that it would be all latticed in with no entrances or exits off of the deck. Ms. Mitchell asked if they proposed to serve alcohol on the deck. Mr. Brountas said that they wanted to allow their customers to take their drinks out there but will need to have their liquor license amended to do so. He added that they did not plan to put a bar out there and they proposed to enclose it so that no one would be allowed to leave the deck out into the bus parking area. 12 Chairman Guerette asked if this is going to be a summertime use only or would it be covered and heated. Mr. Brountas indicated that it needed to be open due to the smoking regulations but it would be used all year. Mr. Arthur Brountas felt that this deck is going to be an improvement. They own the entire block and wish to improve it as they represent the major bus companies. Planning Officer Gould indicated that this is an application for Site Development Plan approval to construct a 16’ x 21’ deck addition at 158 Main Street in the Downtown Development District. This site is at the corner of Main and Union Streets next to the Greyhound Bus terminal. The City had an interest in finding a place for the smokers at The Tavern who typically went out onto the sidewalk on Main Street to smoke. There was concern by some people that this was not the appropriate place for them to go. This motivated The Tavern to look at alternative options. The proposed deck is one of those options. The elaborateness of the deck is to comply with the requirements of the Historic Preservation Commission as this building is within a Historic District. The reason that this item was not on the Consent Agenda is due to recent concerns with some urban nightspots that have been causing noise complaints by adjacent residential properties. While those nightspots tend to be much larger clubs, there is a need to be careful as the quiet clubs may one day become clubs for rock bands. Staff felt that the Board should have this discussion to air any future problems. There is nothing in this application that says that it is not in order for approval but Staff felt it important that the Board be allowed to ask questions and be comfortable with the proposed request. Planning Officer Gould indicated that Staff feels that the applicant has put together a very complete application that meets the standards for Site Development Plan approval and recommended that the Board grant approval. Mr. Wheeler moved to approve the Site Development Plan for the 16’ x 21’ deck addition at 158 Main Street for Arthur Brountas, applicant. Mr. Rosenblatt seconded the motion. The motion passed unanimously. APPROVAL OF MINUTES Item No. 4: Planning Board Approval of Minutes. Chairman Guerette indicated that there are two sets of Minutes ready for Planning Board Approval those of the August 16, 2005 and September 6, 2005 Meetings. Mr. Rosenblatt moved to approve the Minutes of the August 16, 2005 Meeting. Mr. Wheeler seconded the motion. The Minutes passed unanimously. 13 Mr. Rosenblatt moved to approve the September 6, 2005 Minutes. Ms. Mitchell seconded the motion that also passed unanimously. Other Business Chairman Guerette confirmed the Workshop Meeting on Tuesday, October 11, 2005 to continue work on the Comprehensive Plan Update. Mr. Gould noted that there were two sets of workshop minutes. With the help of Mr. Witham, Staff was able to go through the transition areas in the Land Use Policy Plan and show it as it is today and as it has been proposed in the transition areas, in full color, and will correspond with the notes of the meetings. The meeting was adjourned at 9:45 p.m.