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HomeMy Public PortalAbout07-18-2019 Minutes PB Joint Public MeetingAssistant Town Manager/Planning Director Margaret Hauth 101 E. Orange St., PO Box 429, Hillsborough, NC 27278 919-296-9471 | margaret.hauth@hillsboroughnc.gov www.hillsboroughnc.gov | @HillsboroughGov Joint Public Hearing Minutes | 1 of 10 Minutes Joint Public Hearing Hillsborough Board of Commissioners and Planning Board 7 p.m. July 18, 2019 Town Hall Annex Board Meeting Room, 105 E. Corbin St. Present: Board of Commissioners — Mayor Tom Stevens and commissioners Mark Bell, Evelyn Lloyd, and Jenn Weaver Planning Board — Chair Dan Barker, Lisa Frazier, Alyse Polly, Jeff Scott, Jenn Sykes, Scott Taylor, Toby Vandemark and Chris Wehrman Staff — Planning Director Margaret Hauth, Town Attorney Bob Hornik, Public Information Specialist Cheryl Sadgrove and Public Space Manager Stephanie Trueblood 1. Call to order and confirmation of quorum Mayor Tom Stevens called the meeting to order at 7:05 p.m. 2. Agenda changes and approval There were no additions or changes. The agenda stood as presented. 3. Opening of the public hearing Stevens opened the public hearing and explained some differences between legislative and quasi-judicial public hearings. He then turned the gavel over to Planning Board Chair Dan Barker. 4. Rezoning requests A. Rezoning request from MacKenan Property Group to rezone 2.221 acres at 2300 Old N.C. 86 from Economic Development District to High Intensity Commercial. The site is currently developed as a motor vehicle fuel station. Planning Director Margaret Hauth reviewed this is the location of the Citgo gas station on Old N.C. 86. She noted that the town rezoned the property in the mid-1990s, making the use nonconforming. The property owner asks to return to the High Intensity Commercial District to be more compliant and to facilitate redevelopment, if desired. No development is proposed at this time. Hauth said this is a legislative decision, so speakers do not need to be sworn in. Neighboring parcels are all nonresidential but not all zoned the same. Barker asked what approvals a redevelopment would require with the new zoning designation. Hauth answered staff approval. If the proposal was to expand the existing use, then it would be reviewed by the Board of Adjustment for approval. Joint Public Hearing Minutes | 2 of 10 Kyle Greer of MacKenan Property Group addressed the boards. He said this request was prompted by the expectation that the state would soon widen N.C. 86 South, which will impact the driveways for this property. He said the owners have plans to make improvements but not right away. Member Alyse Polly asked for historical context for the Economic Development District in this area. Hauth answered that the district was created because the state owns two large tracts to the north of this property that could be redeveloped at some point. The district was not created to impact this parcel. Polly asked if there had been conversation about nonconforming properties. Hauth said there was no intent to rezone or push those businesses out. Barker asked about the timeline of the South Churton Street widening. Hauth answered that the widening of South Churton Street to four lanes — with bike lanes and sidewalks — and the improvements to the Interstate 85 interchange are expected around 2022. Barker asked if anyone in the audience wished to speak to this matter. Joe Becker asked if there are other properties in this Economic Development District that are nonconforming or if this was the only one. Hauth said the state properties and the Orange County Schools maintenance yard are also nonconforming. Motion: Planning Board Member Jenn Sykes moved to close the public hearing on this item. Planning Board Member Toby Vandemark seconded. Vote: Unanimous 5. Special Use Permit request A. Hillsborough Chrysler, Dodge, Jeep and Ram to develop 5.39 acres at 1902 N.C. 86 South as a motor vehicle sales and service location including a single-story building of 24,600 square feet and vehicle display/parking for 349 vehicles Hauth reviewed that the boards reviewed the master plan for this property at the last quarterly public hearing. Hillsborough Chrysler Dodge Jeep Ram has submitted a site plan for one parcel. Hauth noted that the applicant had submitted two modification requests to Section 5 of the Unified Development Ordinance and 21 waiver requests for Section 6. She reminded the boards and audience that this is a quasi-judicial public hearing and that those presenting evidence would need to be sworn in. She was sworn in. Hauth said a car dealership is a use allowed in the zoning that was applied to this property. All uses in this district require a Special Use Permit. She noted there is a 120-foot overhead power easement at the rear of the property. Parking is generally allowed by Duke Energy under this type of easement, and structures are not allowed. Hauth said that the bulk of the waiver requests are to address inconsistencies between the proposal and the design standards in the Unified Development Ordinance. She said the applicant has received guidance from Hauth that the Planning Board wants more justification for waivers. She noted that there is staff commentary for each waiver. Hauth noted that a traffic study was done when there were plans for a Walgreens to be located near the Sheetz. She reported that the North Carolina Department of Transportation has agreed there would not be more traffic from a dealership and Sheetz than from a pharmacy with a drive-thru and a Sheetz. She noted that a new detailed traffic study would be required when the next parcel in this development is proposed for development. Joint Public Hearing Minutes | 3 of 10 Commissioner Jenn Weaver asked how many customer parking spaces are proposed. Hauth answered 66 spaces. Everyone from the applicant team who wished to speak was sworn in. Tim Smith, a project engineer with Summit Design and Engineering, was sworn in and introduced those who might be speaking on behalf of this project: business owner Tony Fisher, traffic engineer Ed Sirgany and architect David Eve. The latter two are with Summit. Smith presented the project. Fisher, who was previously sworn in, explained that he bought the Ford dealership in Hillsborough in 2012 and this dealership in 2017. He explained that part of being awarded the franchise for the Chrysler, Dodge, Jeep and Ram dealership was an agreement that he would build a new facility within three years. The dealership is currently operating in the former Chevrolet building. He is proud of the building they are proposing. Smith reviewed the future land use plan, which designates this property for retail use. He shared a site view. Sirgany, who was previously sworn in, said the Planning Department and NCDOT asked him to look at trip generation of the previous proposed land use and of an auto dealership. He said the tables are summaries. Overall, the newly proposed use would create two fewer trips for both peak hours combined using the standard book that traffic engineers use. He performed the same comparison with the more current numbers (the 10th generation of the book), and the morning traffic is about the same with either use, but the afternoon peak-hour traffic is a bit less for an auto dealership. Barker asked why weekday traffic is measured and not weekend. Sirgany said that is what NCDOT requests for the traffic study. Smith shared photos of the site, a site rendering and building elevation renderings. He said some site constraints are the Duke Energy easement and the parcel the landowner was willing to let them work with. Smith said a car dealership seemed like a good use for land under the power easement. Smith showed some parking in front as well as on the side. He said there are two areas with security gates for cars being kept for service. Smith indicated on the site plan where a water line would need to be relocated and where a private pump station is located on the site. He showed the grading plan and stated that the south side needs to be graded about 20 feet. The dealership property is at a lower grade than property where a hotel could be built. Smith said the plan meets grading conditions specified for the Duke Energy easement. He shared the lighting plan and noted the applicant is proposing a podium sign that would list all businesses in the development, like the one across the street at the Hampton Pointe shopping center. Regarding the lighting plan, Barker asked why light measurements are not given for lights not on pavement. Smith said those could be added in. Smith reviewed the landscaping plans. Smith noted the water line easement is on the right side of the building. Smith then reviewed the site modification and waiver requests. First modification request The first request for a modification from Section 5 is regarding the standard that not more than 5% of the gross floor area of the building or 20 vehicles can be displayed between the front façade of the building and the street. Smith said the applicant proposes 20 vehicle spaces, but the area for those vehicles is more than 5% of the gross floor area. Barker asked how many vehicles could be displayed in this area if the dealership abided by the 5% standard. Hauth answered six vehicles. Smith said the dealership is not trying to cheat the Joint Public Hearing Minutes | 4 of 10 ordinance but wants to be able to display 20 vehicles. He indicated on the site plan where they would be displayed. Barker asked why the plans included a display on the south side of the pump station. Smith said it would be visible from the street for some time and customers coming and going would see that area. Second modification request The second modification request is regarding the standard in Section 5 that service bay doors should not face the public right of way. Smith said the doors face Interstate 85 and would be located more than 180 feet from the edge of the right of way. He added there would be a tree buffer between the service bays and the interstate. He said the doors would be placed on the back of the building because that is where the dealership wants them and the dealership does not think they will be seen. He noted that to do anything differently would not provide a better condition. Waiver 1 Waiver 1 is to allow 62% impervious surface rather than the maximum limitation of 50% for commercial development. Smith said that open space could be provided on other parcels within this development rather than on this parcel. He noted that the master plan overall requires more than 2 acres of open space. He suggested that when the entire development is built out, it may have an overall percentage of impervious surface that is less than 62%. Barker asked why granting this waiver would be better for Hillsborough. Smith said the project would meet the stormwater requirements. He said 62% impervious surface is what is required for a successful car dealership located here. When asked about the possibility of using pervious pavers in some areas of the site, Smith said he could look into that possibility. Sykes noted the planning director had commented in the agenda packet that few sites have adhered to the 50% maximum for impervious surface. Sykes asked if any sites had adhered to the maximum. Hauth answered that most sites have received a waiver from the 50% limitation. Weaver asked if parking requirements make it difficult to meet the 50% limitation. Hauth said that this parcel is located in an area where the town is trying to pack a lot of retail in and that sites have to meet stormwater requirements. Hauth said 50% was picked at random by a committee working on the Unified Development Ordinance. She said there is no driving force behind the 50% limitation. Hauth said this zoning district is supposed to be the most intense. It does not make sense to her to ask business owners to only build on half of their land. Smith pointed out that Sheetz gas station (which was built under Orange County’s regulations) is easily over 80% impervious surface and that Hampton Pointe across the street has more than 50% impervious surface. Waiver 2 Waiver 2 is to recognize that the 100-foot buffer from the interstate is almost entirely encumbered by a Duke Energy easement and transmission lines. Smith explained there is a 120-foot Duke Energy easement. There is about 30 feet of woods between the right of way. Smith said the applicant proposed to plant along the edge of the right of way to create a buffer similar to the intent of the required Type C buffer. Waiver 3 Waiver 3 is to allow more than eight sides to the parcel’s shape. Smith said the general shape is roughly six sides, but there are technically more sides for the following reasons: to make alignments for future drives, to navigate around the pump station (creates three sides), and to accommodate the curve adjacent to the Sheetz property. Smith said the applicant did the best it could and he feels the shape meets the intent of the ordinance. Smith said he does not think the shape would create an issue for the future parcels in this development. Sykes pointed out that one property line could be straightened near the transformer. Lloyd asked where the stormwater pond would be located. Smith indicated the location on a site plan. Joint Public Hearing Minutes | 5 of 10 Waiver 4 Waiver 4 is to allow the lot’s shape despite it not fitting with Paragraph 6.6.4.2 in the Unified Development Ordinance, which states, “No new lot shall be created for building purposes that contains an area wholly within the required setbacks of opposing lot sides.” Smith said that the pump station triggers this waiver and that the dealership is compatible with the pump station. It was confirmed that the pump station land would belong to the homeowners association. Waiver 5 Waiver 5 is regarding Sub-paragraph 6.7.3.4 in the Unified Development Ordinance, which requires architectural features to divide and create vertical orientation. The architect said the desire is to be pedestrian friendly, and he believes the design is pedestrian-friendly. He said the design meets the ordinance standard in the areas where pedestrians would be but does not on the sides where pedestrians would not be. Barker asked if there is a reason the architect did not propose to articulate the large blank walls on the sides of the building. Eve answered that he could put windows high up on the rear. He said there would be security issues with placing windows in the storage areas. Barker said the articulation does not have to be windows. Eve said he could add something to the service side. Stevens noted that the requirement offers more choices than just windows. Stevens noted that the lot immediately adjacent to this parcel is zoned for a hotel. He asked Eve whether he would have proposed anything different if there was already a hotel next door or if pedestrians were already walking past this parcel to reach a restaurant. Eve said with the elevation change, people in a hotel would be looking down on the roof and screened mechanical units. Barker encouraged the architect to consider some articulation of the walls so that the side walls are not just big slabs. Waiver 6 Waiver 6 is regarding Sub-paragraph 6.7.3.5, which states, “Horizontal design elements such as large fascias or banding designs are discouraged and shall be balanced with vertical elements.” Wehrman said the applicant should be prepared to answer why this waiver request would make this site better. Eve said he does not know how to address this standard without spending more of the clients’ money. He said doing something like offsetting the walls has to achieve enough for a client to agree to spend more. Barker said even a half-block notch or fake column would help. Eve said he has designed those types of elements in the past, but he does not know that they achieve much. Wehrman said that the town has established requirements and that the Planning Board is looking for applicants to meet those requirements or improve them. It is not acceptable for applicants simply to say they are not going to meet those requirements. Polly said she wants the thought that went into the design of the front to be applied to other sides of the building, keeping in mind that people in the hotel will frequently see one side of this building. Waiver 7 Waiver 7 is a request to be excused from the requirement in Sub-paragraph 6.7.5.1, which states that building mass should be placed close to the front setback line. Smith said the waiver was requested so that customer parking and display areas could be located in the front. This would accommodate the design of having secured areas to the sides and rear of the building. He reminded the boards that the applicant also has to design around the pump station. Smith said the design was made with the intention of pushing the building as close to the front setback as possible while also providing for the desired parking and displays. He noted that the street in front of the business is private. He said the waiver is better than not allowing the waiver because the design is the best that can be created to fit the car dealership’s needs while trying to also fit the ordinance. Waiver 8 Waiver 8 is a request to be excused from the requirement in Sub-paragraph 6.7.5.2, which states that building mass on corner lots should be placed as near to the street intersection as possible to anchor the lot. Smith Joint Public Hearing Minutes | 6 of 10 said this is not a true street intersection. He said if the building was placed more into the corner, it would not provide a better result than the proposed design. Waiver 9 Waiver 9 is a request to be excused from Sub-paragraph 6.7.7, which states that as much of the width of a building as possible should be placed along the front of a lot. Smith noted that the reason for this waiver request is the same as for waivers 7 and 8. Waiver 10 Waiver 10 is a request to be excused from Sub-paragraph 6.7.8.2, which states that openings such as windows and doors should account for a minimum of 50% on the pedestrian side of the ground floor and 30% of the pedestrian side on the upper floors. The architect stated the front meets the ordinance requirements, but the sides do not. He said it is hard to meet the 50% minimum on the sides. Barker said it depends on how creative one gets with the design. Polly asked what challenges the architect has that prevent him from designing more windows on the sides. Eve answered that on the left side of the building, there will be a two-level storage system for parts. He said windows in that area would create security issues. Polly asked Eve if there could be some windows on the upper portion of the right side. Eve said adding windows to the upper part of the building on that side is a possibility. Barker said the requirement is not necessarily glass but could be a built-in opening. He noted Tractor Supply has barn shutters on one side just to break it up. Weaver said the ordinance applies to the whole town and is written the way it is to improve walkability wherever the town can. She said she is trying to be sensitive to the realities, but there is a purpose to what the town has requested in the ordinance. Eve said the applicant does not want the design to encourage people to walk through the back of the lot. Stevens said that this is a valued business in Hillsborough and that he wants the architect to consider there will be other establishments neighboring this one eventually. Waiver 11 Waiver 11 is a request to be excused from Sub-paragraph 6.7.9.3, which states that primary building materials should be wood, masonry concrete, glass or stone. Eve said the proposed material is an aluminum composite panel. He thinks it is superior to several of the allowed materials. He mentioned he had samples to pass around. He said the brand standard is for the front of the dealership to have various colored panels that are made of the aluminum composite material. Smith asked if the exterior material on the addition at Capital Ford of Hillsborough was aluminum composite material. Hauth said it is. She said staff approved it when Ford said the dealership had to use that material. Barker asked why this material or waiver request is better for the town. Eve said the finish will be nicer than concrete or wood because the former discolors and the latter requires maintenance. He said the proposed material has a 25-year color life. Sykes asked if this material increases heat on the parking lot. Eve said it would not generate any more heat than brick or masonry. It is not highly reflective. Eve passed around samples, noting the colors were not necessarily accurate. Joint Public Hearing Minutes | 7 of 10 Waiver 12 Waiver 12 is a request to be excused from Sub-paragraph 6.7.9.5, which states there should only be one dominant material on a façade if there are multiple materials on the same façade. Smith said there is one material in two different colors. He feels the materials and colors meet the intent of the ordinance. Waiver 13 Waiver 13 is a request to be excused from Sub-paragraph 6.10.3.8, which states there should be a 10-foot- minimum planted setback around the parking perimeter. Smith said this cannot be done on one side because of the water line easement. He said the adjacent parcel eventually will have to provide screening. Smith said the terrain is the screening on the back. Polly noted the side with the water line could have a restaurant as a neighbor. Smith said he wants to revisit the water line easement with the Utilities Department. Randy Hall with Summit was sworn in. Hall said there was talk about having the side of the building look nice and also having the landscape buffer. He thinks those requirements work against each other. Polly answered that she doesn’t agree with Hall. Barker said utilities doesn’t want to tear up pavement to get to waterline. Waiver 14 Waiver 14 is a request to be excused from Sub-paragraph 6.10.3.7, which states there should be a 5-foot landscaped strip between the exterior wall and the parking. Smith said there is no parking on the left side. There was then brief discussion that it is possible to landscape the left side of the building even if parking isn’t located there. Barker suggested to Smith that he consult the utilities director about placing a row of shrubs as close to the pavement as possible near the utilities easement. Waiver 15 Waiver 15 is a request to be excused from Sub-paragraph 6.11.5.2, which stipulates the foot-candle limits. Eve said the display areas exceed the maximum limits so the cars can be shown at night. The dealership needs enough brightness at night for customers to read the window sticker. He said that this is what is required for the business to operate and that the rest of the site meets the requirements. Barker asked who sets the lighting standard for car dealerships. Eve answered that the site lighting stipulations come from the manufacturer. Customers have to be able to read the sticker on the side of the car at night. Barker asked if the lighting was part of the brand standard. Eve said there are recommended lighting levels for display lots for the industry. Barker said the dealership needs to control the light trespass off site. Eve said that these would be LED lights and that each light would have a cutoff, so there is good control to the property line. Hauth said the lighting intensity in all storage areas is significantly above the maximum limits. She said the light levels on this proposed lighting plan are extreme. Also, there are many places that are 5 and 6 footcandles on the back lot. Hauth said this lighting plan proposal would put a lot of light on a site. She said there are not currently sensitive land uses near this parcel. The closest is Brookshire Nursing Center across the interstate. She said that under this lighting proposal, this parcel would be really, really bright. There is no spot that does not meet the 1 footcandle minimum. Barker said the bright lights in the non-public areas are not justified. He said the light levels for all over the parcel should have been provided, noting that some measurements were excluded from the submitted lighting plan. Polly asked if the dealership would close at 10 p.m. Fisher answered it would close before 10 p.m. unless a customer was looking at cars. Fisher said the bright lights are needed to help the customer feel safe. Polly said it would be helpful if some lights could be turned off while others are left on all the time. Eve said that Joint Public Hearing Minutes | 8 of 10 would be an issue of uniformity. Eve said the proposed lower light fixtures make it hard to spread light out, so there are some hot spots. Barker said LED lights are highly controllable. Barker asked for a lighting plan of overnight lights. Smith and Eve said they can provide one. Wehrman asked what closing time is. Fisher said 8 p.m. Sykes said to make sure the employee area is still well lit. Barker said high contrast can give people more places to hide, so evenness is important. Waiver 16 Waiver 16 is a request to be excused from Paragraph 6.12.2, which requires a portion of the parcel to be dedicated for the purpose of preserving open space. Smith indicated on the site plan where the Sheetz stormwater management area is located and indicated a triangle of land where he said maybe something small could be built next to the stormwater area. The rest would be open space. He said the landowners would have to devise which areas of the overall development would remain open space. Barker said the argument for not including open space on this dealership parcel is stronger when open space areas for the development at large are established. He added that each Special Use Permit stands on its own. Smith said he is working on that with the Paliouras family, who owns the overall development. Stevens said the intention is to see the entire project successful for Hillsborough as well as for a specific business. Waiver 17 Waiver 17 is a request to be excused from Sub-paragraph 6.13.7.1, which requires that parking spaces not be built in the setback. Smith said parking spaces on the right side are not in the setback. In the front, the parking is close now; and the design can probably be changed to meet this requirement. The land to the west will probably become open space. On the right, there is the utility line. Smith said there is a possibility of meeting this requirement. Waiver 18 Waiver 18 is a request to be excused from Sub-paragraph 6.13.9.1, which stipulates that parking should be placed at the side or rear of the building and screened from view. Smith said the proposal is to have landscaping on the pump station side and along the front of the parking. Barker asked how high the screening would be. Smith said the plantings are shown to be 3 to 4 feet tall, but some are not and will need to be. Barker wondered if the dealership would want to display cars behind shrubbery. Smith said he is trying to provide what the business needs and meet the intent of the ordinance. Barker advised Smith to bring the proposed heights of landscaping to the continued public hearing. Waiver 19 Waiver 19 is a request to be excused from Sub-paragraph 6.13.9.2, which states that parking areas should be located away from rights of way. Smith said he described this earlier. He said the interior road may remain private. The dealership is 300 feet back from N.C. 86. Smith said his response is that the dealership is distant from the public right of way. Waiver 20 Waiver 20 is a request to be excused from Sub-paragraph 6.13.9.3, which states that surface parking shall not be located at street corners. Wehrman checked that property lines are not fixed yet. Smith said the applicant is taking comments into consideration this evening. Joint Public Hearing Minutes | 9 of 10 Stevens said the emphasis is on internal pedestrian motion. He would not want the car dealership to set the tone with a lack of pedestrian scale for all parcels as they develop. Stevens asked Hauth for the likelihood that this internal street would become a public street. Hauth said it is up to the owner, so perhaps there is a 50-50 chance. Stevens urged creativity in landscaping and added he understands that the cars would be on display and the dealership would not want to screen them. Barker said making this business a success in town is important. Town Attorney Bob Hornik said the Board of Commissioners can decide to accept a public street. He is hearing that the board wants sidewalks. An incentive to accepting the street is having sidewalks. Hauth said the master plan calls for a road to extend and connect to Old N.C. 10. When it connects with Old N.C. 10, NCDOT may have an opinion of whether the private road becomes a state or a town road. She said she takes back her 50-50 guess on this road becoming public; because of the connection to N.C. 10, it is highly likely it would become public. Hauth noted that the dealership could decide on a name for the road. Waiver 21 Waiver 21 is a request to be excused from the Unified Development Ordinance stipulation in Sub-paragraph 6.18.12.3, which states how the wall sign surface area shall be determined. Eve said this waiver is requested because the amount of signage the dealership is required to have by each brand exceeds Hillsborough’s maximum limitations. Eve explained that part of the dealership’s name is “Hillsborough,” so the brand requires “Hillsborough” to appear on each showroom in addition to the brand names. Barker asked whether the brand determines the sign sizes. Eve answered that if a dealership wants to use smaller signs, it has to custom order the signs. Also, smaller signs would not be readable from a distance. Wehrman pointed out that the service sign is really big in the elevation drawing. Eve said the dealership may be able to order a smaller service sign. Hauth said the town provided flexibility to Home Depot and Walmart because the buildings were large and set back from the road. Lloyd asked for a color version of the pylon sign. Smith said that sign would be illuminated. Barker asked if anyone in the audience wished to speak. No one did. There was brief discussion on when to continue this public hearing for the applicant to provide the information and changes requested this evening. Motion: Sykes moved to continue the public hearing to 7 p.m. Aug. 12. Vandemark seconded. Vote: Unanimous 6. Text amendments to the Unified Development Ordinance A. Section 5.2.25.23 — Remove Conditional Use Permit requirement for modification of existing mobile home parks Hauth said these two amendments are housekeeping amendments. This amendment is to clean up existing language to allow mobile home park expansion in a mobile home park district. She said an expansion of an existing mobile home park is in process. The board might want to discuss whether to stipulate that an expansion be consistent with the previous approval. There was no discussion. Joint Public Hearing Minutes | 10 of 10 B. Section 5.2.3 and 5.2.43 — Remove reference to noise permit for outdoor performances and reference for compliance with standards for amplified sound. Hauth briefly explained that there are standards for amplified sound in the town code. Mo 7. Close public hearing Motion: Sykes moved to close the public hearing. Lloyd seconded. Vote: Unanimous 8. Joint work session to discuss process and timing of the Vision 2030 update Hauth shared an email with both boards that a citizen sent her after a public meeting in June. She said the email is an indication that public thoughts do not necessarily align with the strategy map. She said the boards would need to decide whether to wait for the latest census information before updating the Vision 2030 plan. She explained it would be a delay to wait for that information. She briefly summarized the two-page memo in the agenda packet regarding her thoughts on the process to update the plan. She noted that Hillsborough would have a new mayor after the next election, with Stevens not running for another term. One of her suggestions was to let the new board and mayor drive the process. Hauth noted that the Utilities Department is doing some water and sewer capacity studies; that information would be helpful to have for future planning. She suggested taking Vision 2030 meetings to where people are. She suggested the document might be broadened to include other departments or initiatives. Hauth asked for feedback on the timing and noted there was a draft schedule included in the agenda packet. Weaver and Commissioner Mark Bell supported the schedule as well as expanding the scope of the plan. Stevens thinks including the Police Department is a good idea. Public Space Manager Stephanie Trueblood said the last plan was an overview and guide with no measurable objectives. Barker said it is good to address the question of how this plan helps. 9. Adjournment Motion: Sykes moved to adjourn at 10:04 p.m. Vote: Unanimous Respectfully submitted, Margaret A. Hauth Secretary