Planning Commission - Regular Meeting

Good evening. It is 6 PM. I will call the monthly uh planning commission meeting to order. Clerk, take the role, please. Mr. Fountain, here. Mr. Jones, here. Miss Palumbo, here. Mr. Self is absent. Mr. Meyer here. Uh, can we have a motion to excuse Mr. Self? Motion to excuse Mr. Self from uh this four February planning commission meeting. He is in Florida, but I'll second the motion anyway. Thank you. And we'll just do that by general consensus. Yes. Okay. And let's see. Approval of the agenda. Any corrections, changes? No.

Okay. Motion to approve the agenda. Motion to approve the agenda uh for the 4th February planning commission meeting. of the one January third meeting on what it was. Oh, I'm sorry. The minutes motion to approve the minutes from the seven January. We're doing the agenda real quick. Oh, you're right. You're right. You're right. Agenda first. Yep. Yeah. Thinking you're saying I go with my first statement. Motion to approve the the agenda for the four February planning commission meeting. Second that motion. And we'll do that by general consensus. Yes. Okay. And then so now we do the approval of the minutes. Any corrections, changes? Okay, with that we need a motion

motion to approve the minutes from the seven January planning commission meeting. I second that. All right, we'll do that by general business as well. Agreed. And then our first decision item is uh PC24-2 minor mod. We have a presentation from staff.

Good evening members of planning commission. The case you have before you is a modification, a m a minor modification to an Azera that was approved by city council back in uh summer of 2024. Um there was uh it's 130,000 or 135,000 foot building was approved where the the southern half of it was 62,500 square feet and the um owners applicant asked for they wanted to do a small expansion on the back of the building. Um our zoning code requires any increase in building frontage is or building square footage is at least a minor modification. If it was more than 5% then it would also be a major modification and this one's less than 5%. So that's why we're here this evening. Uh the project's located off of Research Boulevard um just west of the intersection of Research in Grange Hall. Um, and this was the you can I've kind of overview or overlaid a approval a plan of the approval that was done in in the summer of 24. And you could see the build the area we're talking about here is the area I've highlighted in orange. Um, they're looking to add 3650 square feet to that. Um, again, this is a little bit closer version of it. And what they're doing, you can see on the rear of the building, um they're looking to add a small area to uh enclose some auto inclaves that they're they're looking to construct. Um this is with resident sciences and their everex expanding business requires additional functions and these autoclaves will help them you know with their business expansion. In terms of the architecture, it's the existing building. I mean there is no existing building and it hasn't been built. So, uh, this expansion area will be the same materials. They'll build it, uh, at the same time they'll build the

rest of the building and and it won't be like it won't look like something that different color or different age or anything like that. So, it'll be a seamless transition. You can see from the aerial here, there's uh dense vegetation to the west. So, this is not something you'd be able to see from 675. um you might get a really quick glimpse of it if you're looking for it when you're driving down Research Boulevard, but it's not it's not something that you would see or stands out. And also to the north of that is um some mechanicals and other uh loading dock area. So, this will help uh shield that from any possible view from Research Boulevard. Um, in addition to the expansion in the back of the building, when this was approved in 2024, the the architecture was more of a generic gray entryway because there was it wasn't announced who the occupants would be. But now that the the resident sciences is uh the known entity going into that building, they they show a uh kind of their corporate color, the red. So they wanted to change the front entryway to red. So again, that's just a minor change, but I wanted to highlight that point that out with the planning commission. Uh your packet uh includes because this is a decision item by planning commission. There's no resolution, but there are conditions in the staff report. There are six of them. Staff has recommended approval of the applicants request. uh the applicants here if you had any specific questions for them, but I'll be glad to answer any questions you may have.

Thank you. Since this is not a public hearing, we'll just open it up. No questions. No questions. Jim,

uh Randy, so I've got some engineering related questions on autoclaves that you or Mr. Woodard can address just as the go record for the city. So this is a very high pressure situation with autoclaves and or they act in a high pressure situation and because of their location on the site if you'd go to the site plan um a couple of things come up just in reviewing autoclave literature and trying to refresh my memory what safeguards when and who would be responsible to ensure since we wouldn't be doing that kind of a EPA related investigation ourselves. Um, one of the safeguards that you find in autoclaves because they're high pressure is ventilation and dispersement of the after effect of operating the autoclave as well as any drainage situations. Now, there's no water retention ponds or detention ponds there, but I'm wondering has that situation of vapor dispersement and sewage dis drainage from the operation of the autoclave, has that been taken into account? so that it retains, excuse me, remains the focus of the resident sciences installation and not something that the city would be looking at for the surrounding property or the contiguous businesses because there's no residential around there,

right? Yeah. I mean, they're subject to all Ohio and US EPA requirements for any of the building they do. They have a few smaller autoclaves um or at least one I know in their existing building and so it's not something that they don't they've never done before and yeah based on the information we got though these are rather good size.

Yeah, these will be large ones based on the plans. Um the building department really uh they have to get a a building permit from Green County building regulations and and they really go into the structural requirements and all the safeguards uh so to speak. uh if we had our own building department, that's something we would definitely look at uh internally, not from a planning commission or city council level, but when we're reviewing permits, but right now we we contract out to Green County Building Department for those kind of things. The other aspect of that since this is a pressurized situation any on-site storage of gases to create the pressure situations or disposal liquid disposal or solid waste disposal from the autoclaves. Is that also something that's taken care of by the installer and resident sciences? It's not something we would get into for permitting or permission

to store somewhere else in the building any gases needed to create the pressure and operate the autoclaves. Yeah, I mean we have those kind of um pressure release relief tanks in other properties just north of this and um it's kind of hard to do. You can't really see it from the aerial that I have, but they have a similar situation what was formerly right materials um and I think resident sciences runs out of that now

um where they have those exterior tanks and you know they they're painted to match the building. I know that um uh Eleno across the highway has some water tanks on the outside. So there we have them color uh painted and colored so that they're not sticking out as sore thumbs. Um but they they do they are required to have those kind of safety features. So but not from a zoning standpoint but again from a building.

Correct. So my last question related to that. So then any gas container tanks storage to then feed into the autoclaves and allow them to operate correctly. Those would not be offsite or rooftop or mounted in any way that it would be put on a site plan that we would have to look at its positioning on the site or on the building roof.

No, they showed um you can see in one of the plans it's roughly they have some tank I think roughly in that area um north of the loading dock. Um, so it's not something I wouldn't wouldn't even classify as an accessory just like I wouldn't classify a HVAC system as an accessory like a separate permitting thing. That's just part of the building as we're as we're going through the zoning permit for that. So it's not really something that planning commission looks at or okay typically and we don't look at any circulatory firewise circulatory uh road area around the back of the building to service it because I didn't catch that in any of the site plans.

That was I mean this is not going to affect that. Um it sticks out a little bit but they not any further than the dumpster enclosure you could see on the the approved building. I mean it comes out some but there's still at least 25 ft um for circum uh circumnavigation the building. That's all I had Mr. Chairman. Thank you. Thank you. Uh thank you. Just one question Randy. Um on sorry page like A3 there was like a it's the exterior view of the building. There's two red boxes. One was around the like the change in color of the entryway. The other was just around the sign. Is that just called out because the sign wasn't known then or what what was the reason for that box?

Um I believe that's because of the change of the color of the front if we're looking. Yeah, there's two on it's A3. Yeah, A3 one. Sorry. A3-1. I mean, that was what I was wondering, but Oh, okay. Yeah, that's just because in the original approval, um, I'm going the wrong way. They just had signage. It just said signage and now they know specifically the the logo that they're going with and the sign they're going with. Yeah. Okay. All right. Thank you. Not sure what red box you're Yeah. Okay. Thank you. All right. Second open.

Okay. All right. With that, we need a motion. Uh, Mr. Chairman, I move that we approve uh PC24-2 mod 2226 for project S Azra as stated and the six conditions or recommendations that go along with it. And we have a motion. I second that. Second. We take the role, please. Mr. Jones, yes. Miss Palumbo, yes. Mr. Fountain, yes.

Mr. Yes. And with that it passes for nothing. See our next case of public hearing case PC26-2, the land use plan update.

This is case number PC26-1 for the purpose of reviewing an update to the land use plan. Colin leaves and it's up to Randy. And look what we get. should be able to do it from memory by now.

Yes. Sorry about the delay here. I'm not sure why it's delaying. It's a laptop issue, but we made it. Um the land use plan is a culmination of it's been over a year and then about a year now I guess is when we got a consultant on board. It's it's a collaborative effort between it it was a project that city council called out for um in the fall of 24 based on projects we were getting and and wanted to see a more comprehensive plan. The as the city our first land use plan was back in the 80s. Um it was done in house and we've kind of adopted and amended that original land use plan inhouse every time since. So I mean I was part of this 2007 plan the the 12 update the 17 update 20 update and it was all u recycling of the existing plan just updating it to modern standards. So the idea was to get a a third party to come in and look in look at what we have now and um see what what where there's some disconnect between what we do and what is you know planning practice throughout the the country and and modernize our plan to something that's more um universally accepted as good planning practices. I'm gonna have to Bear with me a second here.

Sorry about all this. It's not going to work. It's not going to work. They probably have it memorized as well. Anyway, the um I think I gave you guys all a copy of the lange plan a couple weeks ago, right? Uh sent it out in an email for you guys to take a look. Um the plan is is broke up into um several different sections that where we go into the overall plan, the goals of the plan where we um talk about existing conditions of the city. We had several public um open we had two public open houses, five steering committee meetings with I know Jonathan you were part of it and so is Mike Mr. self. Um, and we got collaborative efforts from we had business people from the business community, from the real estate community, from the chamber of commerce, the schools were there. So, we had a really comprehensive uh steering committee that the the consultant said he en enjoyed very much working with.

It's much easier to talk this way with something keeping me in in in line here. This is 2026, right? Well, the plan is we started in 2025. It I went back and forth on whether I wanted to call it to 26 to sound more modern, but it was always called the 2025. I can certainly change that if planning commission wants us wants us made a change that it just it started off as the 2025 and I've just maintained that. But but I'll take your guys's direction on that.

I was looking at their timeline as well and that still shows us finishing now in January 2025. Well, the yeah, the the land use plan portion, they they pretty much finished with the city council last a couple weeks ago with their um they were at a work session and it didn't need to make major just going from February of 25 to January 25. Okay, I see that now right in the middle of the screen. So,

it's January 26 just for just for um continuity sake. Um so what we've we had the kickoff we had like I said several community engagements and um this this uh presentation is what the the consultant gave at plan at city council just a couple weeks ago. So what this is doing what the intent of the lage plan the lange plan is more of a guideline how we see the city developing over the next 20 years and the way we make that happen is through the administrative the zoning code. So the intent of the land use plan, we did that first so that we could set up uh the building blocks to create the zoning code which we're going to be starting in uh I believe the first committee meeting for the zoning code committee is going to be about a month from now. It's the day before planning commission meeting next month and that's where we come up with the actual rules and regulations to make the land use plan come in uh to to guide the the land use plan into effect over the next 10 20 years. Um yeah, we did a existing conditions analysis and you see that in your report where it showed that the land use and the housing mix that the existing land use plan is not keeping up with pace with what the community wants and community needs that there was concern of the lack of a community center ga local you know a major gathering space. We have small ones throughout the city, but no no unified singular gathering space that the employment and the workforce, the employment base and the workforce are not necessarily aligned, which is you have people good portion of the workers that work in the city of Beaver Creek come from different areas throughout the the Miami Valley region rather than the majority being living in the city of Beaver Creek. Um and we also looked at u existing constraints and opportunities for within the environmental features of

the city uh particularly the flood planes that we have along with the the assets that we have the the Beaver Creek and the right on the periphery of the Little Miami River. So that I mean those are things to celebrate and utilize rather than be scared of and try to get rid of. Um when the applicant the consultant really made a a deep connection between the age friendly community survey that was done last year and the Beaver Creek land use plan survey existing conditions findings and there was a lot of alignment um where in the the management resources co company who did the age friendly survey last year they came up with one of their recommendations was new housing that includes singlestory that's age friendly. Um, and you could see in our land use plan in the in one of their recommendations that the same thing or very very similar that we need to expand the housing diversity and have not just twotory houses everywhere and that's all we build have a mix of singlestory along with mix of um, you know, condos, multifamily, single family and and have a a really good variety throughout the city. Um so again there was a robust community engagement with this. We had the the five steering committees. Um the consultant presented in front of city council three times. Um we had a large um significant online survey and two open houses. One in June and I think the other one was in September. The the June one had we had over 150 people there. That was at the beginning of the outset of the plan to get the community context of what they're looking for over the next 20 30 years. The second one was

to to show give an idea of how we took their um comments and questions and concerns and and plugged them into a map to create a future land use map which I'll show you here in a few minutes. Um again another co uh coefficient or correlation between the age community was about um prior prioritizing recreational opportunities is what management resource co had in their recommendation. The same thing you could see in the light blue highlight in the land use plan section where it said walkable vibrant central area and public amenities. So um it's good to see that while they were running as separate projects the the ideas were the same and and very very similar. Um in terms of the plan framework um we looked at first you talk about land use plan principles what they uh the general idea of what planning the values of planning and sustainability and walkability and then you talk about broad vision statements that the city has and then based on the vision and the principles we created a future land use map. Um so what are our goals and principles that we looked at? You know the again the housing choice and affordability supporting the agent in place uh make sure that the community is not somewhere just for one group for one age group that that you can go from all all uh phases of life and have a place here in Beer Creek to live and work and play. Um a strong sense of community is something that's um very well desired and and much desired by the the what we saw in the public survey. Um we have good non-motorized facilities in

the city of Creekide Trail and then a lot of side paths along many of our roads, but some of the neighborhoods feel disconnected from that. And so they were calling out for some more connect connectivity from the neighborhoods where people live to how they get to the the regional trans uh the non-motorized transportation facilities. Also in our survey they um the residents were asking for more shopping and dining options. You know we do have a very robust uh options within the city between the mall Fairfield Commons and the green and the corridors in between but um there's always a need for more options. Um, and not just the the chain options, but but in the national, but really looking to find some places for the mom and pop and and the smaller unique eclectic businesses that make Beaver Creek Beaver Creek. Let's see here. Let me get So, one of the main components of a future a land use plan is, and it's what people most people when they think of the land use plan, they're just thinking of the map. is that just how does my pro what does my property look like compared to my neighbor's property, you know, in terms of the future and and if I'm going to invest in a house, what do I what is going to happen in the field that's across the street from me? So, that's how and here's the the proposed land use map that's included in your packet. Um, again, most of the the city as it is now is is shown as residential. Um, currently the city is 75% residential and and that translates into this new map as well. It's just rather than having a broad lowdensity residential, medium density residential, and highdensity residential, we've broken it down a little bit further into your traditional neighborhoods that you found that were built, you know, pre-war uh, preWorld War II. And then some suburban cluster, sub suburban

residential with the with the smaller or the the 1970s, 80s and 90s lots. And then you've got the cluster development that you've seen uh developed since the 2000s where the lots are getting smaller, the houses are getting bigger and the setbacks are getting a little bit smaller. Um that's market driven. That's what most buyers are looking for um from what we've talked to and the market studies show. And so we wanted to highlight what we have today and try to maintain what we have today as a as a housing stock, but also some of the larger agricultural areas, how we see those developing in the future. So like down at North Fairfield and Indian Ripple, um you can or right where North Fairfield becomes South Fairfield. There was part of it is that rural reserve which is low density residential where you got some cluster surrounded by large green spaces and then some of it is the suburban cluster which is what we have you have seen in recent developments like the Ellis uh Ellis garden and creek stone and um Wrightwood Springs that we did on the 54 acres on Greenchaw. So, there's different levels of of residential and they were thought about and articulated in a way to keep um the neighborhoods like they are, which is what the residents want, but also give opportunities for that diverse housing stock that they're also calling for and aging in place opportunities. Um there are 12 different typologies on the land use plan. I mean, we can go through them all. They're kind of self uh self-explanatory. You got the institutional, so like the schools and the parks and um and keep those in strategic locations near neighborhoods where schools should be so cut down on

travel times and and traffic. Using open space, this is you got to be careful when you um label something a park and open space on a future landings plan. You don't want to do that to private property because you're essentially saying that property is de facto allocated towards public use. So all the parks and open spaces you see on our land plan is owned by the public or the city or the township or the county or or similar entity. Um then again you got the traditional neighborhood that was built uh preWorld War II generally before 1950 and um halfacre lots 20,000 foot lots with the the smaller homes. The suburban again is what we've seen um it's 70s 80s and 90s um clusters what we've seen since the 2000s where you got a little bit lower or higher density. And we also have a multif family classification and that uh calls for higher density, you know, 8 to 12 units an acre. I know that uh we have these ranges on the intensity, but I know I envision in the future whenever I get a developer come in, they're always going to push the top end of that density because the higher the density, the the the less public facilities you need to construct, less roads, less water, sewer, all those kind of things. So, and it also cuts down on traffic. Um, you got more people living closer together. They live, they're strategically located near shopping centers and work centers so that there's less commute times. The suburban estate, you find those such as like on Indian Ripple where you got the five acre lots with the one house. Um there's not a whole lot of them in the city, but we wanted to recognize that they exist and will continue to exist as as far as we can um as long as we can predict. Neighborhood mixed use. Those are the small scale commercial

uses uh with some mixedin residential intended to be not regional se uh not re regional draws like you would have at the mall at Fairfield common or the green but more of the small neighborhood draws and mama the little mom and pop shops or the convenience store something like that to serve that neighborhood. Um both the residential that may live there in the future or the residential that lives there now or works there now. Um, so they're they're smaller scale, small int smaller intensity, but spread out throughout the city. And you got your corridor mixed use, which is more of the the higher uh higher density, more intense focus commercial corridors with some mixed use u some residential mixed in with that. Um, innovation flex, that's a newer one, but we kind of always, um, in the past we called it light manufacturing, research and development, high-tech manufacturing, but we've gone as a society, we've gone more of a instead of just industrial, you know, we there's a lot of different types of industrial where you've got prototype manufacturing, you got smallcale testing and and flex space where somebody just needs a small area of a large building and there's labs labs there and they so we they call we call it innovation flex because they're really incubators of technology and small manufacturing but also have the ability to have logistics and and light manufacturing as well. The the the last one that we have is the rural preserve and that's where it's farmland now and in while it's called to have some rural semi-ural feel there will be called for housing but in in smaller areas again with the the large greenery on the the perimeter to to get the density where you need it but

then also have it make it still not lose that rural character that we know in a lot of areas. in the city. The other thing that the map has is focus areas. Um, and planning commission, you you all know these areas very well. Um, sitting on planning commission, so I don't need to go too far into depth with them, but there's distinct areas that we uh called out on the plan for future investigation. Um, one of the one of the future recommended steps is creating a corridor plan. It's beyond the scope of the the land use plan itself to where we could have design standards for those corridors. It's easier to do one in a smaller corridor area, find out what they have there now and expand upon that, build on the strengths, you know, shy away from the the weaknesses of that corridor and and create architectural standards for that individual area and and tailor development to what we want to see in each of those corridors. So, we have Colonel Glenn um north of 675 between the western city boundary and the eastern city boundary. It's kind of the right state, right Pat. Um heavily commercial area, looking to integrate some more residential into the area in the future. And we broke um Dayton Xeni into two sections to give there's a distinct feel between what you find at our traditional downtown of North Fairfield and Dayton Zena and what you have on the western end of Dayton. you get from Norwood over to past Graange Hall and into the Klair area. So, wanted to have separate distinct corridor planning areas for that. Um Graange Hall, the there's a little area on Grange Hall at Patterson that has seen better days. Um it's got its challenges. um where you've got industrial you've got first you got the the little beaver creek that goes through the entire area and everywhere

surrounding that creek is flood plane. So that's challenge one. U challenge two is the norththeast corner is an EPA super fun site. There was a fire back in the 60s that contaminated the site and it's actively being cleaned up now. Um over the last year and a half they have some my understanding they drilled some they put things in the ground that heat the ground up to make whatever's down there evaporate quicker than it would naturally and they've got containers that contain that gas and then they filter that gas away but somehow that's how my understanding of how they they clean that site. And then the Richfield Center on the souththeast corner. Um that's a a development that's seen better days 40 or 50 years ago and and and some attention to that area uh could be well warranted. And I think that if we can build on the strengths of that area and overcome some of the challenges that they have they see and I think that that could be a good focus area especially with Springhouse Park being right across the street at 148 acre, the largest park in the city. Um, and then Alpha is kind of its own, it's been its own has its own identity for the last 150 years, and we don't anticipate that ever to change. So, we created a focus area because we want to signify that that is that should stay as it is. maybe a few pedestrian facilities through it, but really keep that turn of the century charm that we've all know what Alpha is like and we want it to continue that way. Um, and lastly, the imple implementation and next steps. uh you per statute, per the uh zoning code, and per the last land use plan, the first step of getting the land use plan amended is getting a recommendation from planning commission and taking that to city council. So,

that's what we're here this evening is looking for a recommendation. Um, I know you've had the report for a while and I'm kind of dipping through a 150 page report here, but um, I really wanted to give you guys a chance to ask questions and and see if I can find answers for you and any changes, suggestions. Um, and then there's also future strategies. Um, again, the zoning code update is something that we're starting working on. We wanted to get the land use plan uh nailed down before we start in on how to affect that land use plan with the zoning code. Um focus area plans. Again, this could be separate pro. This would be separate projects that we would take on as a planning commission, as a city council, as a separate steering committee to really focus on that particular area and what we want to see for that um rather than in a large plan like we have um presented to you this evening. I know that there is uh some concern because we depend on uh the defense sector heavily for employment in this area. How how we can while we're enhancing and and that sector continues to grow. But we also want to make sure that we diver we um have a diverse uh employment base and hedge, you know, anytime you look at hedge funds, they invest in several different sectors so that if one sector goes out and um you know, you still have, you know, life there. And so we want to make sure that as we're moving forward, we're not just focusing on defense, even though that's a very robust business. Um, how do we focus on other sectors that are in the city or out in the the workforce? So that's there's a idea of having a community community resilience and economic shock analysis

into the future and that would be a separate uh plan. So I know there's a lot and I'm trying to figure out what to gloss over and what to pinpoint. And I hope that it brought up some good points. I know that we've been the planning commission's been looking at this for quite a while. Um, so really I wanted to pick your guys' brain and see what you what thoughts you had on this. Um, and this is being a a resolution. There's a public hearing. I don't think it'll be very many comments, but at least got to throw it open for a public open house or public comment. So I'll be happy to answer any questions following that public hearing.

Thank you. Like he said, this is a public hearing. Uh but considering there's no one here, we will close the public hearing and ask if there's any written input. Okay. Thank you. And so we will start with Mr. Fountain. I've got a lot of things to bring up. Again, well, just to point if we got workmanship u comments, those would be we can take those off. Yeah. Yeah. administrative comments. We can do those offline. More big picture broadstroke comments. Just for everybody's sake, when do you plan on taking this to council?

I'm actually we're advertising it to go on the 23rd of February for the first reading. Ordinances are legislative processes. So you do a first reading in a public hearing and then council would move it on to a second reading where they would then vote on the action, approve it, table it, disapprove it, and then there's a 30-day cooling period with any of the legislation that we enact or most of the legislation we enact um before it becomes effective. So I would anticipate it would be effective second week in April.

All right. So, um, we'll get out of here before 10 o'clock. So, Randy, when you, um, is it if it's working? Okay. Can you go to the focused two um, recommendations, not the Yeah, not the one where it gives you the listing. That's the crux of everything I wanted to say somewhere. This one, focus area. Yeah, focus area. Yeah, my apologies. Focus area two, Dayton Zena.

Okay. Um, and then it gives you words after that. I think it's the next slide. There we go. Right there. Um, so I was one of the ones that had been championing both in the council meetings and other places to get the age friendly survey lined up with us. And I was really pleased to see OHM present the slides that you did again tonight which shows people are realizing some of the statistics that OHM gave us in this land use plan and age friendly they were compatible and basically they reinforce I'll just give a couple of these here but it reinforces to that slide. They said that 62% of all the households in Beaver Creek, their 18,000 plus households are one or two person households. Uh what it also said over 30ome% are 65 and older. We've got another 39% of residents who live in Beaver Creek but work outside the city whether they're on base or at rate state or wherever it is. We've got another one-third of people that the age friendly survey found out do not want to leave Beaver Creek. And so if you take all that together, which I was hoping he was going to get into when he presented this past Monday, but did not, but the slides were great to begin with with the different color comparisons. Um, I saw from the very beginning, the the trends being compatible, that a significant percentage of this city's residents are older. They want to stay here. They don't want to leave. they're in one or two person households and they don't have the housing to accommodate it. So now we're looking for the land use plan which is a tremendous benefit to all of us and to yourself and your staff to show focus areas to show general guidelines that we'll look forward to especially not just when we do the zoning but when we also get into the things that come before us such as Raiders Row which we did at the last meeting which is going into one of the focus areas and Fairborn as well and it

reinforces the mixeduse approach. I thought we should be seeing in difference to a significant portion of our residents, not the majority, but 30 to 40% of our residents, we should be seeing something in this plan that reinforces that Beaver Creek is going to recommend things that are age friendly, not just show compatibility to the study, which was what was done at the presentation to the city council on Monday. So when I looked at this area particular uh if you go back go back to the slide before it for a second I'll just show you u there it is. If you look at that whole area no not the Dayton Xia center the Dayton Zena West one. Yeah thank you. Thank you Zena. It's in there somewhere. There it is. Now go to this color. If you notice that it doesn't reinforce any age friendliness. And yet, if you look at the city, excuse me, if you look at the study that we got, that's where the senior center is. It's where the library is. It's where the civic building is. It's just within walking distance to the intersection of Dayton Xenius Center.

It's it's got things that are geared to housing, preferably one-story housing. And there were things that could have been added to reinforce that if we were going to give a formal guidance to the planning commission going forward for the next 5 10 years as well as the council. That would be a perfect opportunity to show with the investment the city has already. The creek, the senior center, the library, the city offices. That would be a great place to put in some of the verbiage in the plan that reinforces we're an age friendly city. And it didn't. it that we just saw the slides that you showed tonight which are great slides to show that compatibility but nothing specific in the plan going forward. So now I'm sitting here on the planning commission and my compatriots and thinking, all right, going forward, how do we know to enforce that Beaver Creek really wants to be an agefriendly community where the majority, not the majority, but a significant portion of the residents are 65 and over. A significant portion of the residents are living in one or two person households that don't fit. If you look at some of the statistics, the majority of the homes are three, four, fivebedroom homes. That's not an age friendly situation for a senior or a senior and their spouse or partner. And if you look at what we have in this plan, it's all geared to growth, mixed juice growth, commercial growth. And that's very positive. It really is going to help us, but it doesn't reflect a compatible age friendly survey that was going on at the same time. And it's not in the plan. It was It could have been put in this one right here and addressed it as they did in the slides and they didn't. So that's the one reservation I have of this outstanding verbiage that we have and I'm thinking now going forward how do we or future planning commission members or future council members or future members on your staff how do we know that we want to favor age friendly habitation modifications to allow for staying in

place that we're age friendly to the walkness to the citizen and seniors areas that are already there how do we do that I don't know I know because I've been involved in all this from the very beginning, but future people may not a year or two or three down the road. And yet, we found that if 39 to 40% of our citizens are over 65, that's a lot of people that are going to want to age in place in this city and they don't know how to do it and we're not giving them how to do it in this plan. So, I'm looking for guidance and it's going to manifest itself possibly. Do we want to make a recommendation to just tweak this plan in some way with a sentence? You know, in the recommendation that were been given by you that we would authorize something that says that we will look for opportunities to enhance the age friendly character of this land use plan. Period. Such as in focus group number two. And since it doesn't say it anywhere in here, I'm I'm troubled by the validity of this for the existing citizens, not the citizens to come, but the existing citizens which are a significant part of our city. I think what it's not directly stated that it's you know this area should be dedicated for age friendly housing but it's it's mentioned throughout the document about different housing

diverse housing diverse housing opportunities and that and that that implies what the market is looking for and and you've got if you've got a bunch of empty nesters looking to age in place the market will respond to that with housing stock that they're looking

we do and that's that's why I'm so concerned out this is such an outstanding piece of work and it will guide us but at the same time that this was going on we had the age friendly survey going on which is our uh pushed we also had Miami University although they were doing a revenue study for us they had just finished the same people we dealt with they had just finished a survey on Ohio seniors and how the state of Ohio is migrating to more and more seniors I'm seeing all this going on at the same time and I look at the data that we saw in the statistics and it says if if a significant portion of our residents are 65 and above and 62 or no I think it's 64% are in one or two person households that tells me we have a lot of seniors a lot of older people that may have retired early they don't want to leave Beaver Creek they don't know where to go and they don't know how to fix their house and if they do know where to go is this a way to help steer that so the lack of the words age friendly would be something, but I'm thinking does it warrant a modification of the recommendation that we have in your uh authorization?

Certainly added in um

something that reinforces to future planning commissions and future council members. We do want to be an age friendly community city and we do recognize our current residents as being so um focused on the fact that the a significant percentage of them are over the age of 55 and certainly over the age of 65 and they're living in one or two person households and there's nothing in here that accepts that as a recommendation. So all this goes to show that rather than than say this this great language plan is short, I would rather say something that for future years going forward, we take the recommendation paragraph which is at the end of what we're going to authorize if we do and add something that says we will look for opportunities such as in focus area number two to reinforce that. Yeah,

Creek is an age friendly community and is looking for opportunities of uh not land use but looking for housing mixes that incorporate and support age friendly and home adapting to our residents, our existing residents and our future residents. Something like that is what I was doing. Yeah, we can look into adding a statement in the goals and objectives and the a few of the focus areas. I mean the intent of focus areas is to spur future uh specified plans for each of those focus areas.

And really like what you have up here is everywhere in pink you see is the mixeduse commercial where you might have you know senior housing on the first floor and doctor's offices on the second floor or doctor's next door you know where you can inter integrate those into the same neighborhood. Um, it doesn't explicitly say that because you don't want to try to say this is the right senior living neighborhood and you don't want to box in the development. So, you try to stay as broad as you can while still being somewhat specific on the on the general generalities.

And I'm I'm I'm with you on that. I'm just saying where we are now and the this planning commission in 2026, your planning staff, the city council, this is going to last for years into the future. Ideally, there will be people coming and going and I'm just saying if we're going to codify this and then goes before the council and codify it. I would look to put something in here that codifies we understand we have a we have a duty to be age friendly focused. We did the study but where is the study? It's not in here. What if they just put a sentence on page 68 in the promote sustainable growth and development section? You mean saying to add a sentence here or they put one in already?

No, no, they can. They can add. I mean, it talks about walkable neighborhoods, uh, encouraging character. Yeah. So, I mean, he Oh, as opposed to the general recommendation, which is Well, I think the general recommendation would be the recommendation to put something in in here, right? That that's where I'm coming from. rather than going to a specific page in here. People like us in the future years in and Randy staff on the city council, they're not going to go through this by detail. They're going to they're going to get this and what's going to hit them is probably just this one paragraph which we see now, which is recommendation. And this one paragraph says to look for reinforce age friendly opportunities. Are you looking at the resolution?

I'm looking at the resolution that we're going to vote on tonight. I'm saying rather than go specific like Jonathan was kind enough to recommend, I'm saying let's go right to the recommendation and add a sentence that says Beaver Creek realizes we are an agefriendly focused community to support the whatever for our current citizens and citizens to come. Something to word put the words age friendly in there that acknowledges this survey we just did acknowledges what we've gotten from elsewhere and acknowledges those those great slides you showed tonight that were shown to the city council on Monday. push back a little though that I don't think in the future people are going to read the resolution that we passed. They're going to look at the plan. The land use plan will live outlive the resolution. I mean could be. Yeah.

Yeah. The the resolutions are almost footnotes. They're just the only comment. We're supposed to be looking at the plan, right? Everything else I'm thinking is is outstanding. The recommendations they give us and they really went through a lot of detail and they totally in my humble mind they totally left out H friendly. We can certainly add as Jonathan had pointed out on that promote sustainable growth and development and retitle that to promote sustainable growth and development and age friendly something age appropriate maybe friendly catchall term that everybody knows

promote sustainable growth and age friendly development and then add in the goal add a sentence um recognizing the surveys done for not only land plan but the the

well the surveys pointed out both in ohms survey for existing conditions and in the age friendly which was the survey of the existing residents both of them pointed out the 64% that's one and two person households the 39 or 38% that are people over 65 so if you got 46,000 people and 39% of them are over 65 or over 60 that's a lot of people yeah and they said they want to stay here. How do I do that? How do I stay here when my home is four or five bedrooms and I'm the only one or my partner and I are the only one living in it, which is those one and two person households?

I think that's something the mark, like Randy was saying, I think that's something that the market's going to look at. Like the market is also going to look at this and be like, okay, I I can serve 39% of the population if I look at this area and I market to this this group of people. But like I'm trying to think about like if we have a case come up in in one of these focus areas and it's single family homes two twotory meant for younger families we can't I don't think we could look at the land use plan be like oh no we can't we can't approve this thing it's for this group of it's for a it's for older residents. So, I I think keeping it general in here on page 68 like like Jonathan was mentioning because it it shows that we're we're trying to capture the value of that 39% and those people that want to stay here, but it's not pigeon holing us when it comes to actual cases coming in.

And I focused on focus number two because that's where the senior center, the library, and the city offices already are. The creek is there already. That's an obvious case that could have been added with a couple of sentences on their documentation and they didn't. And with all of our talk, all of my talk on age friendly and when I saw the statistics that was pointed out again to the city council Monday, I thought we're we're just there's a there's a gaping hole in this great plan and it's people over 65 that are already living here and they want to stay here. It should address them because that's tens of thousands of our 46,000 people. And how do we do that? I thought the recommendation John has got a good idea as well. Even Jacob, I just want to say something that has the words age friendly in it in the plan. That would be my recommendation. Otherwise, it's a great plan just like it is.

I'm open for suggestions. Otherwise, just like economic growth, environmental protection, age friendly community car, community character. Are are you looking in this the promote sustainable development? Yeah. 168. Yep. That's what we're doing. Promote sustainable growth and development. Growth, development, and heat friendly housing. Right. I don't think you need to change the title. I think you could leave it promote sustainable growth and development. And you could easily add after um encourage compact, walkable neighborhoods and age friendly areas or neighborhoods or I don't know what the appropriate word that for that would be.

Encouraging com compact, walkable, and age friendly neighborhoods. to use what Laura said. How about just the phrase and age friendly housing solutions period? And age friendly housing solutions period we don't have to get the wording perfect tonight, right? No, we're recommending the plan to be approved, right? Or not, right? Whichever way we vote. He asked for recommendations and that would be the I can find a way a good way to add Yeah. Um age friendly into that goal. Yeah. I'm just saying we don't need to figure out the exact wording. We could you can email Randy after you know tonight and work with him. That's just my only recommendation. I think we need to respond to what we've seen

both from the word age friendly in this plan and that's all. Okay, you want to go next? No questions. I have just one question. um your next steps, community resilience and economic economic shock analysis. Do you have any idea on the timeline of when that analysis might be started or are you going to be contracting that out? Is that inhouse?

No, that's just a that's kind of a place marks if that's one of the things we can do. There's no solid plan to do that right now. It's just not just focusing on the idea is we're focused on growth that we know about, but what happens if something completely un character to what we've seen in the Dayton area for the last 50 years were to happen. How do we survive that as not I mean it would be a regional issue, not just a city issue, but um how do we what are some general guidelines to get through something like that? That's not a project that had city council said they want to do. This is just these are just recommendations for future offshoot plans.

That's something I would love to see. So, I hope that happens. And then also the monitoring and reporting. Do you have a vision of what that would look like is possibly a dashboard online or is that more of like an internal inhouse just for the staff to use?

I think it's kind of a mix. I mean, we right now the plan has its own website and I think that as we move through the zoning, that website's going to stay and I'd look to try to make sure that that stays. Right now it's maintained by the consultant to keep that as a at least bring it over onto our website as a web page within our website so that there is an opportunity um to share statistics as we find them um census statistics or yearly statistics just things like that and and continue to monitor um as

like the previous plan I mean and the idea of this plan will be to update it every five years at a minimum. Um because five years from now or five years ago the every business was closing down and people were working from home so there was a disinterest in the office. Well that might be a complete flip five years from now. So, you want to make sure your plan stays modern. And so, we monitor um market trends and and report those to planning commission, report them to city council. Um and where we might see gaps from what our plan, which is which right now is is pertinent, but in five years from now, it might not be or four years from now, it might be this complete shift and everybody goes to flying drones to work every day. And so we don't we don't have allocations for that. So just to stay up to date on new trends, new analysis, things like that.

Okay. Thank you. Just uh two questions. Um so has this I know we started this, you know, late last year and we've reszoned a few places and properties since. Have we kept this up to date with those resonings? Fortunately, where where we did those resonings, they they it's already they meshed in with what the land use plan has. Okay.

Um but legally, we were we're obligated until this gets adopted to utilize the existing land use plan. So, it was we were more making sure that it meshed up with the existing land use plan. But where I anticipated zonings happening from talking with developers, I tweaked the land use plan, the proposing plan to kind of guide to be in line with what they're proposing so that we don't start off. Yeah, that's what I was worried about. Yeah, exactly. Like one of the properties I was wondering about is the city just acquired the um land at factory 35 and we still have that as rural preserve. to any thoughts on do we change that to like institutional parks and open space or something or do we just want to leave it as rural preserve?

I prefer to leave it as rural preserve now because it hasn't been determined. Okay. What's going to happen with that land? So I don't want to I think once you start labeling something as institutional, it's hard to take back.

Okay. um it's easier to to go that direction and go from private to public rather than public to private. Um and there's been no policies or decisions made on what to do with that land. And I know that one of the intents was um you know make sure the development doesn't happen that would preclude preclude a future intersection at that larger more complicated intersection um well not complicated but more robust intersection than what there is there now. Um, and we needed about 18 or 20 acres of that to make that happen.

Okay. Uh, and then I I believe you said this uh in some of the steering committee meetings, but there's like no changes to like somebody's property, right? So, somebody's property was, you know, residential, right? We didn't come on the plan and say, well, that's now commercial or whatever, right? There might be a few instances where they were on the cusp of one way or the other and but there's no major shift. It would didn't go from residential to industrial. Um we tended we tended to keep this similar use but we might have went from where this demarcation line was office and residential to where it's now mixed use in both of them. So there might have been some slight changes, but nothing that was completely a flip from what they've done. And and the land use plan doesn't do anything to the zoning. The zoning is what you're allowed to do right now. The land use plan is just a guide for planning commissioners and city council and staff on when somebody comes in and says, "I want to reszone this." Well, you can't reszone it to industrial because the landing plan has it as residential. You can't reszone it to XYZ because the lanes plan that would be in conflict with the lane use plan. If they have industrial just because right now zoning industrial doesn't mean the lage plan changes any of that. They'll still have zoning industrial zoning tomorrow or in the future until they decide to reszone that property.

Okay. Okay. Thank you. Second help concern.

Yeah. And sorry, I do have a question. So a lot of transparency went into developing this land land use plan. Um I don't see anyone here tonight and I know the 500 foot radius for this would be the entire city. So I guess what does um citizen involvement in this look like from here on? Um well we we announced we put our agendas out on on our website. Um it it would be hard hard to specifically notify everybody because we tried we did that once not we didn't uh we had I had a steering committee that did that for the 911 memorial back 15 years ago and back then we sent a postcard to everybody in the city and it was5 or $6 thousand um so it would be cost prohibitive to try to send letters to everybody and I don't think would be very happy if I said I need 18,000 letters stamped cent. Um, but we we advertise it on our website. I know that um with the open houses we were throwing at every event we had that hey there's an open house. We put it on our Twitter, our ex site, all our Instagram, our Facebook page. Um, and it's something that I'd be happy to have um, our communications director look at and see if we can let them know that the land use plan is coming to the the February the second city council meeting in February. Um, but we, as you see with these large long-term plans, the the excitement, interest is really there at the beginning and then kind of trickles away as you get further and further down. So that's why we wanted to capture as many people as we could at the beginning to get their thoughts. And that's why we pushed so hard on that first open house and the second open house is to make sure that while people are still excited about it rather than oh I've been hearing about this for a

year when it's going to be done um that they get their input early on. But we certainly will follow all the state laws in terms of because this is an ordinance at city council that we have to advertise and make people duty aware. Thank you.

Anyone else? Okay. All right. Do we have a motion? Randy, are you so you're looking at the language from page 68 and it sounds like we'll just individually kind of follow up on that, but uh recommend approve for um sending to city council PC-262 lane use plan update. Okay, we have PC I think it's 261. I had it two in one place, but I think it's one in reality. It's just a I think PC-1.

Okay. Yeah, the resolution does say one. Oh, does it? Okay. Oh, yeah. Oh, sorry. PC26-1 Lane use plan update. Okay, we have a motion. Do we have a second? I second that motion. Okay, we have a second. Can we take the role, please? Miss Palumbo? Yes. Mr. Fountain? Yes. Mr. Jones? Yes. Mr. Meyer? Yes. With that motion carries for nothing. I'll get your H friendly language in there. I promise before I go to city council. I would like to have seen it throughout the recommendations which is the last couple changes.

The idea is to try to remain as generic as possible but cover everything. And

that to me is the crux of the issue. We have over a third of our population is 65 or over. Over 60% of our housing stock of 18,000 plus dwellings is one or two person households, but they majority of three, four, fivebedroom homes. What does that tell you? A lot of the seniors, the retirees are living in these huge homes and the family's all gone and they need help with housing. This whole document besides commercial and mixed use is a begging for how can we help the existing residents of the 40ome,000 there are 18 19,000 residents that are seniors. How can we help them? let them know we're glad they're here and they want to stay here. How do we help them?

I I think that'll be on a case by case basis as we move projects forward. Sorry, Steve. There's a lot of people here looking for solutions and I really wish we could use the land use plan as a guide a year or two or three or four or five from now when we're all different and you're different and the council's different. I hope I'm not.

Well, I hope you're not different, but I wish we could. So, it's it's it's a it's a glaring error to in a really great land use plan and I wish we could have fixed it. Before we adjourn, I just want to thank Jacob. Today's his last meeting, so thank him for his time on planet commission. Thank you. service and your guidance. Thank you all. Where are you going? North

because do we have do we have a motion to adjurnn real quick? I motion to adjourn to warm South Carolina. Second. Second that. All right. Thank you. And we are joured.