CAMESTONAN,  Town of Jamestown Planning Board  Welcome tot the Town of Jamestown Planning Boardi meeting. We appreciate your interest and we encourage, public participation inc our meeting. Your comments are important to our decision making process. Please note that there willl be opportunities during the meeting for you to address the Board members. Thej first opportunity willo comei ift therei is a public hearing ont the agenda, when the Chair declares the hearing open) for comment. The second opportunity to address the Board will come neart the end oft the agenda when the Chair will inquire ifa anyone wishes to address the members of the Board. Anyone addressing the Board will approach the podium; give yourj first and last name and your complete physical  address. Comments may be limited tot three minutes.  TO: FROM: RE:  Planning Board Members  Matthew Johnson, AICP Director of Planning SPECIAL CALLED Meeting Monday, November 18, 2019- -6:30P PM Jamestown Town Hall, Council Chambers  Items on the agenda:  1. Call to Order- Sarah Glanville, Chair of the Planning Board  2. Roll Call- - Matthew Johnson, Assistant Town Manager/Director of Planning  3. Approval of minutes from September 16, 2019, meeting - Sarah Glanville, Chair of the Planning  Board 4. Public Hearings:  Procedure: Staff will present the case tot the Board,) followed by commentary) from the applicant. The Chair will open the public hearing and request to hear from both those inf favor and those opposed. lfyou wish to address the Board during the public hearing, please come tot the podium and statey your name and address for the record. Speakers may have up to 3 minutes to address the Board. Please note, thisi is not a timej ford dialogue or discussion and the Board may or may not engage with you att this time, even ifdirect questions are asked. Once the public hearing is closed,no A. Text Amendment tot the Land Development Ordinance (LDO) to add a new zoning district, "Planned Unit Development" (PUD) to Article 8 "Zoning Districts". -I Matthew Johnson, a. Vote on recommendation to Town Council-Sarah Glanville, Chair oft the Planning b. Adoption of the Statement of Consistency-Sarah Glanville, Chair of the Planning  one mays speak on the issue unless sperficallyrequested) by the Board Chair.  Assistant Town Manager/Director of Planning.  Board Board  Ify you are unablet to attend this meeting, please callt the Town Clerk at 336-454-1138    5. Public Comment Period:  Procedure: The Board Chairy will ask the Town Clerki ifanyone has signed up tos speak to the Board. Itis advisable that ifyou wish to address the Boardt that yous see the Town Clerk priort to thes start oft the meeting. Oncey youl have been recognized byt the Chair, please come tot the podium and state your name and address fort the record. Speakers may have up to 3r minutes to address the Board. Please note, this is not a time for dialogue or discussion and the Board  may orr may not engage withy you, eveni ifd direct questions are asked.  6. Adjourn  7. Next regularly scheduled meeting willl be December 9, 2019, at 6:30pm int the Council Chambers.  Ify you are unablet to attend this meeting, please callt the Town Clerk at 336-454-1138    WORKING AGENDA Items on the agenda: 1. CALLTOORDER .  Welcome to the November 18, 2019, SPECIAL CALLED Planning Board meeting. In order to allow all attendees to be able to hear Board business, would ask that at this time, members of the board and the audience please set your cell phones to "SILENT". As ar reminder, there are generally two opportunities for the public to address the Board. One will be during the "PUBLIC COMMENT" portion oft the agenda. Speakers during that portion of the meeting willl be limited to 3 minutes per speaker and are requested to sign up to speak with the Town Clerk at this time. The other opportunity will be during any" "PUBLIC HEARING".. Speakers in a' "PUBLIC HEARING" will be asked to keep their comments brief and must speak to the topic being considered. Thank  you.  2. ROLLCALL Sarah Glanville Art Wise Eddie Oakley Ed Stafford Russ Walker Richard Newbill, ETJ Steve Monroe, ETJ Robert Lichauer, ETJ Sherrie Richmond, ETJ Rebecca Rayborn, Council Rep.  Present  Absent  3. Approval of Minutes: September 16, 2019, regular meeting - Sarah Glanville, Chair of the a. Request from Staff: Staff requests approval of minutes from September 16, 2019,  Planning Board  regular meeting as presented.  i.  Motion:  Ifyou are unable to attend this meeting, please call the Town Clerk at 336-454-1138    ii. Second: iii. VOTE:  4. Public Hearings  A. Text Amendment to the Land Development Ordinance (LDO) to add a new: zoning district, "Planned Unit Development" (PUD) to Article 8 Zoning Districts".- Matthew Johnson, a. Vote on recommendation to Town Council- - Sarah Glanville, Chair oft the Planning  Assistant Town Manager/Director of Planning.  Board Motion: ii. Second: iii. VOTE: Board i. Motion: ii. Second: iii. VOTE:  b. Adoption of the Statement of consistency - Sarah Glanville, Chair of the Planning  5. Public Comment  a. Reminder from Board Chair to audience: The Board Chair will ask the Town Clerki if anyone has signed up to speak to the Board. Itis advisable that ify you wish to address the Board that yous see the Town Clerk prior to the start of the meeting. Once you have been recognized by the Chair, please come to the podium and state your name and address for the record. Speakers may have up to 3 minutes to address the Board. Please note, this is not a time for dialogue or discussion and the Board may or may not  engage with you, eveni if direct questions are asked.  6. Adjourn  a. Motion to adjorn: Second: VOTE:  7. Next regularly scheduled meeting will be December 9, 2019, at 6:30pm in the Council  Chambers.  Ify you are unable to attend this meeting, please callt the Town Clerk at 336-454-1138    Chair Sarah Glanville Town Manager Kenneth C.C Cole Town Attorney Beth Koonce  Planning Board Members Art Wise, Vice Chair Eddie Oakley EdStafford Russ Walker Richard Newbill,ETJ Steve Monroe, ETJ Robert Lichauer,E ETJ Sherrie Richmond, ETJ Rebecca Rayborn, Council Representative  OAMESTOWN  TOWN OF JAMESTOWN AGENDA ITEM  TEMABSTRACT: Approval of Minutes from the September 16, 2019 meeting  AGENDAITEM#: INFORMATION ONLY  3  CONSENT AGENDAI ITEM MEETINGDATE: November 18, 2019 DEPARTMENT: Administration SUMMARY:  ACTIONITEM  ESTIMATED1 TIME FORD DISCUSSION: 5 Minutes  CONTACT PERSON: Katie McBride, Town Clerk  Minutes from the September 16th Special Planning Board meeting  ATTACHMENTS: Minutes from the September 16, 2019 Special Planning Board meeting  OMBATONATOANIDC Staff recommends approval of the minutes from the September 16th meeting  BUDGETARY IMPACT: N/A  SUGGESTEDMOTION: Planning Board Member makes ar motion to approvelamend minutes from the September 16th meeting.  FOLLOW UP ACTION NEEDED: N/A  P.O. Box 848 . Jamestown, North Carolina 27282 Tel:( (336)4 454-1138 . Fax: (336) 886-3504    5137  Planning Board Meeting September 16, 2019 Council Chambers Minutes & General Account  Planning Board Members Present: Sarah Glanville, Chair; Art Wise, Vice Chair; Ed Stafford, Russ Walker,  Lawrence Straughn (Alternate)  Planning Board Members Absent: Eddie Oakley Council Member Representative: Rebecca Mann Rayborn Staff Present: Matthew Johnson & Katie McBride  Visitors Present: Richard Newman, Sister Lucy Hennessy, Alex Toye, Joseph O'Brien, Stephen Monroe,  and Carol Brooks  Call to Order- Glanville called the meeting to order. Roll Call- Johnson took roll call as follows: Sarah Glanville- Present Art Wise- Present Eddie Oakley- Absent Lawrence Straughn (Alternate) Present Ed Stafford- Present Russ Walker-Present Council Member Rayborn- Present  Approval of minutes from the August 12, 2019 meeting- Straughn made a motion to approve the minutes from the August 12th Planning Board meeting. Stafford made a second to the motion. The  motion passed by unanimous vote. Public Hearings:  Rezoning request 2019-02: Request to rezone property located at 111,113, 115,and 121 and a portion of parcel #176232 from Single-Family Residential (SFR) to Conditional Zoning-Civic (CZ- CIV)for Maryfield, Inc.- Johnson gave a description of the parcels of land. He stated that the properties were currently zoned as SFR and were vacant. He noted that Maryfield acquired the properties with the intention of using them to expand the Pennybyrn campus in the future. Johnson said that Maryfield had applied for ar rezoning in order to construct a single-story, short- term stay facility. He presented an llustrative depiction of the facility that had been submitted Johnson said that there were several zoning conditions that had been proposed. He said that the applicant had requested a slight variance in regard to the construction of sidewalks on the property. He noted that the Town generally required developers to extend the sidewalk across the entire frontage of the development. He stated that there were some topographical issues  by the applicant to the Planning Board.  1    DMAT  that made the extension of the sidewalk difficult. Johnson said that the applicant had offered to extend the sidewalk and fencing to approximately forty-five feet to the north side of the primary drive entrance of the property. Johnson added that the applicant had requested a small variance inr regard to the building and lot standards. He stated that Pennybyrn was a general, unified campus and that the applicant wanted the short-term stay facility to maintain that character. Johnson stated that the applicant had also requested to have a parking loti in the front of the property. He went over all the details of the applicant's development requests. Johnson stated that the applicant held a neighborhood meeting. He said that they had sent out notification to all the property owners within five hundred feet. He noted that he went toi the meeting, and that there were not many people in attendance. Johnson added that there were no citizens at the meeting that raised any concerns about the project at that time. Johnson said that the rezoning request would not be consistent with the Land Development Ordinance (LDO) even though staff believed it was reasonable. He stated that the Planning Board would have to recommend that Council amend the comprehensive plan itselfi ift they Straughn discussed the details of the sidewalk extension and the potential construction ofa Johnson stated that the applicant was present and could give the Planning Board more information about the project. Glanville called the applicant forward. Sister Lucy Hennessy came forward, and stated that she was speaking on behalf of Pennybyrn. Hennessy: said that the Sisters at Pennybyrn had been serving the. Jamestown, High Point, and Greensboro communities since 1947. She said that they were pleased to bel located in Jamestown and to be: serving the elderly population. She noted that were currently serving approximately 350 residents every day. She stated that the rehab center would enable the Sisters to care for those that came to Pennybyrn to recover from al hospital stay or an acute episode. She added that it would further allow them to assist people with the restoration of their strength and return home as quickly as possible. She stated that the rezoning request would enable Pennybyrn to serve the community in a new and a special way. She thanked the Alex Toye, the project engineer, came forward to address the Planning Board. He noted. that the engineering firm that he worked for had maintained: a working relationship with Pennybyrn for over fifteen years. Toye gave an overview of the project and the design plans for the transitional There was a brief discussion about the sidewalk design between Stafford and Toye. Glanville opened the public hearing to anyone that would like to speak ini favor or opposition of the rezoning request. There was no one. Glanville closed the public hearing and opened the Glanville and Stafford discussed the zoning conditions for the parking lot oft the facility with Johnson. Glanville was slightly concerned about the precedent that may bes seti ift the Planning  decided to approve the request.  turning lane adjacent to the property with. Johnson.  Planning Board for their time.  facility.  floor to the Planning Board for discussion.  2    D.7  Board allowed the facility to have a parking lot at the front of the property.Stafford noted that having the parking lot in the front of the property would reduce the number ofs stairs that people would have to climb that were receiving care at the facility. Toye discussed the various Stafford made a motion to recommend the approval oft the zoning request to Town Council.  buffers and the design of parking lot area. Wise made a second to the motion. McBride took a roll call vote as follows: Art Wise- Aye Ed Stafford- Aye Russ Walker- Aye Lawrence Straughn- Aye The motion passed by unanimous vote. Wise made the following motion:  "Imake a motion that the proposed zoning amendment be approved based on thei following: Even though the proposed. zoning amendment is inconsistent with the adopted comprehensive plan of the Town of Jamestown, a change in conditions in meeting the development needs oft the community has occurred: since plan adoption. These changes include rezoning three Single Family Residential (SFR)parcels to Conditional Zoning-Civic (CZ-CIV). Furthermore, the Board finds that the proposed zoning amendment meets the development needs of the community because iti is in keeping with the zoning and usage ofa adjacent parcels and reflects the currentg growth pattern of the surrounding neighborhood. 2. The proposed. zoning amendment is reasonable. The Planning Board considers the A. The report of the Town: staff finding the proposed zoning amendment to be reasonable B. The Planning Board further finds that the proposed zoning amendment is reasonable because the amendment will allow strategic growth in a neighborhood highly impacted by  1.  AND  proposed zoning amendment to be reasonable because:  isa adopted by reference.  zoning initiatives ofa neighboringi jurisdiction.  AND  3. The proposed. zoning amendment is in the public interest. The Planning Board considers A. The report of the Town: staff finding the proposed zoning amendment to be against the B. The Planning Board further finds that the proposed zoning amendment isi in the public interest because it will allow for growth of services available to the community ina a location that  the proposed zoning amendment to be int the public interest because:  public interest is adopted by reference. makes good strategic sense.  3    D.LT  AND  4. By approving this motion, the Board also recommends that the Town Council also hereby amends the Town of. Jamestown Land Development Plan comprehensive plan) to reflect Straughn made as second to the motion. The motion passed by unanimous vote.  the approved zoning amendment. "  Public Comment Period- Nobody signed up. passed by unanimous vote. The meeting ended at 7:10 pm.  Adjournment- Walker made a motion to adjourn. Straughn made as second to the motion. The motion  4    Chair Sarah Glanville Town Manager Kenneth C. Cole Town Attorney Beth Koonce  Planning Board Members Art Wise, Vice Chair Eddie Oakley EdStafford Russ Walker Richard Newbill, ETJ Steve Monroe, ETJ Robert Lichauer, ETJ Sherrie Richmond, ETJ RebeccaF Rayborn, Council Representative  CAMESTONN,  TOWN OF JAMESTOWN AGENDA ITEM  TEMABSTRACT: Text amendment to add" "Planned Unit Development". zoning district AGENDAITEM#:  4  CONSENT. AGENDAITEM MEETING DATE: November 18, 2019 DEPARTMENT: Planning SUMMARY:  ACTIONITEM  INFORMATION ONLY ESTIMATEDTIME FORI DISCUSSION: 15 min.  CONTACTF PERSON: Matthew Johnson, AICP  The proposed amendment would add' "Planned Unit Development" (PUD) as al base: zoning district toi the Land Development Ordinance (LDO). As proposed, the PUD district would be highly flexible for future development, but will require the strict review of PUD's are generally used to regulate larger scale developments using unified land development practices which encourage a mixture of various types of land uses while maximizing open spaces and recreational opportunities. PUD's offer increased flexibility inc design to potential developers, yets still require the strict review by appointed and elected bodies. The enhancement oft the bargaining process between the developer and municipal elected leaders generally leads to higher quality developments for  both Planning Board and Town Council prior toi implementation.  communities.  ATTACHMENTS: Proposed text amendment BUDGETARY IMPACT: N/A  ECOWMENPATONACTONI NEEDED: Staffs suggests Planning Board recommend approval to Town Council.  SUGGESTEDI MOTION: Move tor recommend approval oft the text amendment creating' "Planned Unit Development" as al base: zoning  district as proposed.  FOLLOW UP/ ACTION NEEDED: Town Council will hear this item at ai future public hearing, date TBD.  P.O. Box 848 . Jamestown, North Carolina 27282 Tel:( (336)4 454-1138 e Fax: (336) 886-3504    AN ORDINANCE. AMENDING THE LANDI DEVELOPMENT ORDINANCE OFTHE TOWN OF. JAMESTOWN, NORTH CAROLINA  Text Amendment 2018-03  WHEREAS, the Town of Jamestown, North Carolina pursuant tot the authority conferred byt the North Carolina General Statute $160A-364 enacted an Official Zoning Ordinance, also referred to as the Land Development Ordinance, for the Town WHEREAS, the Town of Jamestown, North Carolina pursuant tot the authority conferred byt thel North Carolina General Statutes $160A-3641 through 5160A-366 and $160A-3811 through 5160A-392 may from time tot time as necessary amend, supplement, change, modify or repeal certain ofi its zoning regulations and restrictions and zoned boundaries; and WHEREAS, the Town Council of the Town of Jamestown, North Carolina pursuant to the authority conferred by the North Carolina General Statutes $160A-381 through $160A-394 does hereby recognize a need to amend thei text of certain articles WHEREAS, the Town Council finds that iti is necessary to update thel Land Development Ordinance to add the zoning district NOW, THEREFORE, IN ORDER TO PROTECT THE PUBLICI HEALTH, SAFETY AND' WELFARE, BE IT ORDAINED BY1 THE TOWN Part 1. That Article 8.2' "Zoning Districts Created" is hereby amended by adding thet following! language int that section:  ofJ Jamestown, North Carolina;  oft the Town of Jamestown Land Development Ordinance.  "PLANNED UNIT DEVELOPMENT (PUD)" to Article 8, "Zoning Districts". COUNCIL OF THE TOWN OF. JAMESTOWN, NORTH CAROLINA:  Planned Unit Development (PUD)  Part 2. That Article 3 "Description of Zoning Districts" is hereby amended by adding thet following language int that section: The Planned Unit Development (PUD) district is designed to promote a compatible mix of uses toi instigate ani integrated and sustainable development consistent with the Town's unique character. This district shall also encourage design flexibility; multi-modal connectivity between uses; sensitivity to natural resources and environmental features; and The PUD district is not intended for use withs subdivisions or developments which can be developed under the strict application of ther minimum standards of the UDO, thereby resulting in a unique, high quality overall development. The specific procedures for review and approval ofa PUDi isf foundi ins section 8.4-5.1, Planned Unit Development. Above all, every PUD established, shall demonstrate consistency with the goals and policies established int the Town ofJ Jamestown Land Development Plan. Most commonly, the PUD district would serve as a basez zoning for larger-scale commercial, residential and mixed-use developments which mayi include overlay districts such ast the Traditional Neighborhood Part3. That a new: section, 8.4-5.1 "Planned Unit Development (PUD)" be hereby added to thel Land Development  facilitate the efficient provisions ofi infrastructure, utilities and adequate public facilities.  (TND) overlay district. Ordinance to read as follows: 8.4-5.1 Planned Unit Development (PUD)  (A) Intent: The Planned Unit Development districti is established to accommodate commercial, residential anda a mixed-use pattern of development on large-scale sites. Development ini this district accommodates a range of uses, generally transitioning from commercial tor residential districts throughout a site per an overall development plan. The district is not limited to mixed-uses and may be entirely residential ore entirely commercial inr nature. Allowed building/lot types are Detached House, Attached House, Highway Commercial, Shopfront Commercial, Multi-family Cluster, Urban Workplace, Accessory Structures, Fences and Civic Building. Standards int the PUD district are established to encourage new development and infill development in a manner that accommodatesa range of uses while preserving! historic development patterns and being sensitive to the adjacent districts. A wide range of uses isp permitted. Inr return for greater flexibilityi in site design, PUDI Districts are expected to deliver exceptional quality community designs that preserve criticale environmental resources; provide high quality community: amenities; incorporate creative design int the layout of buildings and circulation; ensure compatibility with: surrounding land uses andi neighborhood character; provide higho qualityarchitecture; and provide greater    efficiency in thel layout and provision ofr roads, utilities, and other infrastructure.  (B) General Applicability: Parcels of land which may be considered for PUD developments muste exceed 10 acresi in (C)Permitted Uses: In return forg greater flexibility in site design, PUDI Districts are expected to deliver exceptional quality community designs that preserve critical environmental resources; provide high quality community amenities; incorporate creative design int thel layout of buildings and circulation; ensure compatibility with surrounding land uses and neighborhood character; provide high quality architecture; and provide greater efficiency in the layout and provision of roads, utilities, and other infrastructure. Thus, there are no inherent uses permitted by right. The applicant and Town Council shall consider ar request for land uses during the course oft the application for the zoning district.  size.  (D) Permitted Residential Density  To be submitted as part of overall master plan and approved by Town Council.  (E) General Requirements and Development Standards development throughout the parcel.  1. An overall PUD Concept Plan is required to be adopted as a condition oft the base zoning and shall guide 2. Building placement, parking placement, building type, urban form, access, andl lot arrangement shall be controlled by the overall development plan adopted as part of the: zoning district. 3. Building setbacks shall be adopted as part of the overall site development plan.  4. Landscaping and Open Space regulations shall be adopted as part of the overall site development plan. 5. Sites shall conform to the Land Development Ordinance requirements with respect to watershed, soile erosion, and flood damage prevention. The provisions of these ordinances may not be altered byt the PUD: zoning district. 6. Items not: specifically addressed by the overall site development plan shall defer tot the. Jamestown Land 7. All PUD Concept Plans shall specify development standards applicable to each permitted use in the PUD. Development: standards applicable tot the PUDS shall be those specified int the PUD Concept Plan filed with thez zoning map change. The PUD Concept Plan: shall establish the following a. Thel location of uses proposed by the PUD must bes shown int the PUD Concept Plan witha a maximum density for each type of residential use; ar maximum number of units for multi- family dwellings; anda ar maximum square footage for each type ofr non-residentialuse. TheF PUDS shall demonstrate compliance with all, North Carolina Building Code, and North Pedestrian ways, bikeways and other transportation systems that encourage cluster and d. Land use patterns that promote and expand opportunities for walkability, connectivity, public transportation, and ane efficient compact network of streets. Cul-de-sacs shall be Identified active open space areas and those significant natural ande environmental features that willl be protected and preserved int their naturalstate. Architectural and design criteria that provide higher quality than routine developments. At least ten (10) business days prior tot the public hearing for approval, all residential uses proposed: shall provide typical architectural elevations representative oft ther residential structures to be builtto ensure the standards of this section are met. Phasing. The PUD Concept Plan shalli include ap phasing plani for the development and associated infrastructure improvements. If development of the PUDi is proposed to occur  Development Ordinances for guidance.  development standards:  Carolina Fire Code. compact development.  minimized to the greatest extentpossible.    in more than one phase, then guarantees shall be provided that project improvements, includingi improvements required byt the TIA and NCDOT. Inp phases thati include residential, amenities that are necessary and desirable oft the project, or that are of benefit tot the Town, are constructed within that phase oft the project.  (F) Other Minimum Requirements  1. Off-street Parking and Loading. The PUD Concept Plans shall demonstratecomplance with thes standards of the Jamestown Land Development Ordinances, except that variations fromt these standards may be permitted ifa comprehensive parking andl loading plani for the PUDi is submitted as part of the PUD Concept Plant thati is determined tol be suitable for the PUD, and generally consistent with thei intent and purpose oft the off-street 2. Signs. Signage shall demonstrate compliance with the. Jamestown Land Development Ordinances, except that the standards can be variedi ifa master signage plan is submitted for review anda approval concurrent with the PUD concept plan andi is determined by Town stafft to be suitable for the PUD and generally consistent with thei intent 3. Public Facilities. Thei improvements standards and guarantees applicable tot thep public facilities that will serve the site shall comply with the. Jamestown Land Development Ordinances as well as the followingstandards:  parking andl loading standards.  and purpose oft thes sign standards oft thel LDO.  The PUD Concept Plan demonstrates a safe and adequate on-site transportation circulation system. The on-sitet transportation circulation system shall be integrated with the off-site transportation circulation system of the Town. AT Traffic Impact Analysis (TIA) shall ber required. ii. The PUD Concept Plan demonstrates a safe and adequate on-site system of potable water and wastewater lines that can accommodate the proposed development anda are efficiently integrated into off-site potable water: and wastewater public improvement plans. The PUD lii. Adequate off-sitei facilities for potable water supply, sewage disposal, solid waste disposal, electrical: supply, fire protection and roads shall be planned and programmed for the iv. The development is conveniently located in relation to schools and public safety  Concept Plan shalli includea a proposed water andy wastewater plan. development proposed in the PUD Concept Plan.  protection services.  4. Natural Resources and environmental, protection. The PUD Concept Plani for PUD demonstrates compliance with the current regulatory standards of thisOrdinance related to natural resource: ande environmental protection in  the Jamestown Land Development Ordinances.  Part 4. This Ordinance shalll be effective immediately upon its adoption.  Adopted this the Attest:  day of  2020.  Town Council  Town of Jamestown, North Carolina Katie M. Weiner, Town Clerk  Lynn Montgomery, Mayor    MOTION  FINDING PROPOSED AMENDENT CONSISTENT WITH COMP PLAN  Imake a motion that the proposed zoning amendment be approved based on the following: 1. The proposed zoning amendment is consistent with the adopted comprehensive plan oft the Town of Jamestown. The Planning Board further finds that the proposed zoning amendment is consistent with  the comprehensive plan because:  AND  2. The proposed. zoning amendment is reasonable. The Planning Board considers the proposed zoning A. The report oft the Town staff finding the proposed zoning amendment to be reasonable is adopted by B. The Planning Board further finds that the proposed zoning amendment is reasonable  amendment: to ber reasonable because:  reference. because: AND  3. The proposed zoning amendment is in the public interest. The Planning Board considers the proposed A. The report oft the Town staff finding the proposed: zoning amendment to be int the public interest is B. The Planning Board further finds that the proposed zoning amendment is in the publici interest  zoning amendment to be in the public interest because:  adopted by reference. because:  [Call for second etc.]    MOTION  FINDING PROPOSED AMENDENT INCONSISTENT WITH COMP PLAN  Imake a motion that the proposed: zoning amendment be rejected based on thei following: 1. The proposed zoning amendment is not consistent with the adopted comprehensive plan oft the Town of Jamestown. The Planning Board finds that the proposed zoning amendment is inconsistent with the  comprehensive plan because:  AND/OR  2. The proposed: zoning amendment is not reasonable. The Planning Board considers the proposed A. The report of the Town: staff finding the proposed zoning amendment to be unreasonable is adopted  zoning amendment to be unreasonable because:  by reference. because: AND/OR  B. The Board further finds that the proposed: zoning amendment is unreasonable  3. The proposed: zoning amendment is in the public interest. The Board considers the proposed zoning A. The report of the Town: staff finding the proposed zoning amendment to be against the public interest B. The Board further finds that the proposed zoning amendment is against the public interest  amendment to be against the public interest because:  isa adopted by reference. because:  [Call for second etc.]    MOTION TO APPROVE ZONING AMENDMENT (EVEN IF INCONSISTENT WITH COMP PLAN)  Imake ar motion that the proposed zoning amendment be approved based ont thei following: 1.6 Even though the proposed. zoning amendment is inconsistent with the adopted comprehensive plan of the Town of Jamestown, a change in conditions in meeting the development needs of the community has Furthermore, the Board finds that the proposed: zoning amendment meets the development needs of 2. The proposed: zoning amendment is reasonable. The Board considers the proposed: zoning A. The report oft the Town staff finding the proposed zoning amendment to be reasonable is adopted by  occurred: since plan adoption. These changes include:  the community because: AND  amendment to be reasonable because:  reference. because: AND  B. The Board further finds that the proposed zoning amendment is reasonable  3. The proposed. zoning amendment is in the public interest. The Council considers the proposed zoning A. The report of the Town staff finding the proposed zoning amendment to be int the public interest is B. The Board further finds that the proposed zoning amendment is ini the publici interest  amendment to bei ini the public interest because:  adopted by reference. because: AND amendment. [Call for second etc.]  4. By approving this motion, the Board also recommends that the Town Council alsol hereby amends the Town of Jamestown Land Development Plan (comprehensive plan) to reflect the approved zoning