The Comprehensive Plan Update 

The purpose of the Comprehensive Plan Update is to address current issues facing the City of Fredericksburg that need specific guidance.  The following outlines the way in which the comprehensive planning process that results in Comprehensive Plan Update will be approached by the Consultant Team.

 Phase I – Snapshot of the City

The Snapshot of the City phase of the Comprehensive Plan Update is intended to provide background information about the City of Fredericksburg.  This is vital to the planning process because without the knowledge of what the City is today, assessing what it can be in the future is extremely difficult.  The components that are included within the Snapshot will enable the people involved in the planning process, including the Consultant Team, City officials, and citizens, to have a clear understanding of the City and its existing demographic, economic, and physical characteristics.

Development Patterns & Trends

A general review of the form of the City will be made and will include such items as:

      Development patterns in terms of form, design and other features.

      Development trends, including the type, location and pace of development, represent valuable background information for determining the immediate market to which the City must be responsive.  This will be especially important for the Land Use Strategy (during the Plan Recommendations phase).

      Location of community amenities and landmarks.

Existing Land Use Inventory

The pattern of land use that exists today within the City of Fredericksburg has evolved to satisfy the requirements of the City’s growing needs.  The activities of local residents and visitors create a need for various land uses, as well as for the supplemental systems that support land uses (i.e., thoroughfare systems).  The relationships of existing and future land uses will inherently shape the character and quality of life of Fredericksburg in the years to come.  In order to more accurately assess the City’s future land use needs, an analysis of present land use patterns is of primary importance.  The information gathering for this portion of the Comprehensive Plan Update will include a parcel-by-parcel land use (windshield) survey, with aerial photograph verification of land uses as necessary.  The land use data compiled for the City’s 1996 Comprehensive Plan will also be used.

Parks, Open Space & Trails

The City’s inventory of parks, open space, and trails will be identified within this Snapshot portion of the Comprehensive Plan Update.

Current City initiatives

A review of current City initiatives, including incentives and public-private partnership efforts, will provide valuable insight into what Fredericksburg determines is important.  Such review will also provide insight into the relative aggressiveness with which the City responds to immediate issues. This will be based on information provided by staff and through discussions at focus group sessions.

Demographic and Economic Analysis

Demographic, social and economic characteristics of a community help describe the community’s population and business base, and can help with the planning process.  Data for this section of the Snapshot will be obtained from the U.S. Census Bureau and other readily-available public sources.  In Fredericksburg, the following characteristics have been determined to be of primary importance to this comprehensive planning process, and will therefore be described and analyzed within this section:

      Population/population growth,

      Property valuation,

      Household income,

      Household type,

      Persons per household,

      Ethnicity,

      Educational attainment,

      Age distribution,

      Renter/owner occupied housing units,

      Number and type of businesses and jobs in the City,

      Characteristics of the resident labor force,

      Recent trends in employment, and

      Recent business location and growth trends.

Single-Family Lot Size Analysis

Rapid single-family residential development goes hand-in-hand with population growth such as Fredericksburg has experienced in the last few years.  Lot size diversity is an important feature of single-family development.  It is therefore necessary to examine the characteristics of Fredericksburg’s existing inventory of single-family lots.  This information will be important in making informed recommendations in future phases of this Comprehensive Plan Update process.

Development Standards

The Consultant Team will conduct a background review of development standards, including those for subdivision, zoning, streets, and drainage.  These items determine how well the City can respond to market demands, as well as determining the character of the “built” environment.  They will also provide insight into the quality of development that Fredericksburg desires.

Natural Resources

Natural resources are important to acknowledge during any planning process.  There may be areas in Fredericksburg which should not and/or cannot be developed due to the presence of natural resources.  The City’s natural resources data will be updated during this comprehensive planning process based on information available from the City and other public sources.  Natural resources will include water areas, natural habitats, wetlands, and open space.  The City will provide assistance on the analysis of such natural resources.

Boundary Growth

Fredericksburg is a home-rule City with the ability to proactively annex land and thereby expand its City limits within its allotted extraterritorial jurisdiction (ETJ).  This section of the Snapshot will provide an analysis of the City limit and ETJ boundaries for Fredericksburg and their impacts on Fredericksburg’s future outward expansion.

Regional and National Trends Assessment

This component of the Snapshot of the City will describe the regional and national trends in planning and economic development that are relevant to a community of Fredericksburg’s size, location and character.  This assessment will include brief descriptions of programs and policies other communities are using now to address concerns similar to those identified in Fredericksburg.  It will ensure that this community’s citizens and leaders are informed about recent trends and successful programs nationwide as they determine the preferred path to achieve Fredericksburg’s desired future.

Phase II – Fredericksburg Vision

A vision communicates the reason for existence, the purpose behind planning, and the overall goal of a city.  The primary benefit of visioning is that it clarifies how a city will approach critical issues.  With the clarified approach that the Visioning process in Fredericksburg will provide, the resulting Comprehensive Plan Update will better address the future of the City in a manner that is reflective of the community’s interests.  There are five primary objectives to the visioning process:

(1)   Visioning should establish a basis upon which to update the goals and objectives from the City’s 1996 Comprehensive Plan and to incorporate or build on the goals defined in the “Journey to 2020” visioning process for Gillespie County,

(2)   Visioning should identify critical issues,

(3)   Visioning should help determine what citizens think about critical issues and what their perspective is of the prioritization of such issues,

(4)   Visioning should help clarify the way in which the City should approach critical issues, and;

(5)   Visioning should help establish vision statements - one that is broadly defined for the City of Fredericksburg as a whole, and one that is more narrowly defined for the Comprehensive Plan Update.

In addition to the Public Participation strategies that are discussed previously within this Scope of Services, the following sections describe specific efforts that will be undertaken as part of the Fredericksburg Vision portion of the Comprehensive Plan Update.

Strengths/Weaknesses/Opportunities/Threats (SWOT) Analysis

A Strengths/Weaknesses/Opportunities/Threats (SWOT) Analysis is a technique where various characteristics are analyzed based on their impact as a strength, weakness, opportunity, or threat.  Some characteristics can be classified as more than one of these – for example, the City of Fredericksburg’s population growth can be classified under all four, depending on how the City addresses the growth.  Population growth is a strength in that it provides Fredericksburg with vibrancy and increasing heterogeneity; it is a weakness in that it may be difficult to maintain in the future; it is an opportunity in that people are drawn to Fredericksburg for numerous reasons that can be capitalized upon; and it is a threat in that rapid population growth can adversely affect Fredericksburg’s sense of place and its ability to adequately serve its citizenry. 

Various characteristics of Fredericksburg, especially those that have been identified as important issues, will be analyzed through a SWOT analysis.  Such characteristics will include the use of public/private partnerships, proactive planning efforts, and economic development efforts.  This SWOT analysis will help crystallize ways in which various characteristics and issues can be addressed in ways that will be positive for the City.

Visual Character Survey (VCS)

A Visual Character Survey (VCS) is a technique where respondents are asked to score a series of photographs based on their preferences with regard to what they find to be visually preferable.  The photographs illustrate various aspects of the developed environment such as land use, architecture, landscaping, and building orientation.  The Visual Character Survey is an effective method of receiving aesthetic-based input since the survey allows those taking it the ability to view real-world examples of the developed environment. 

      The Consultant Team will develop a Visual Character Survey and will use it to gather input from the Comprehensive Plan Advisory Committee (CPAC) as part of the Visioning Charrette.

      The Consultant Team will then analyze the Visual Character Survey results.  These results will then be used as a basis for the Comprehensive Plan Update’s Principles & Actions. 

Issue Identification

Issue identification will be key to creating a Comprehensive Plan Update that is truly responsive to the City of Fredericksburg’s needs.  Therefore, at one of the first meetings of the Comprehensive Plan Advisory Committee (CPAC), members will be solicited to identify issues they believe are important for the Comprehensive Plan Update to address.  The Issue Identification process is envisioned to be a brain-storming session during which each CPAC member provides one or more issues for discussion.  There should be a general consensus of the membership that the issue is important and that it should be addressed.

Vision Statement

All of the information and input that is received by the Consultant Team during the Fredericksburg Vision portion of the planning process will culminate in two vision statements – one for the City of Fredericksburg as a whole and one for the Comprehensive Plan Update.  The vision statement for Fredericksburg will communicate the ideals and values that define what the City wants to become in the future.  The vision statement for the Comprehensive Plan Update will focus on what should be accomplished through the comprehensive planning process. 

Phase III – Principles & Actions

 The Visioning process, including the related public participation in the process, will allow for insight into the issues important to the citizens of Fredericksburg.  From this, the Comprehensive Plan Advisory Committee will be asked to help the Consultant Team formulate principles and actions during this phase of the Comprehensive Plan Update.

Specific Principles and Actions

In order to create a mechanism for cohesive guidance for the planning process in Fredericksburg, it is imperative that specific issues raised during the Visioning process be effectively addressed.  The first step in effectively addressing such issues is to agree upon general principle statements that reflect what needs to be done.  The second step is to agree upon related action statements that reflect how to proceed in order to accomplish what needs to be done.  This portion of the Comprehensive Plan Update will provide specific principle and action statements to guide the planning process.

Phase IV – Plan Recommendations

The Plan Recommendations phase of the Comprehensive Plan Update is the result of the base information gathered during the Snapshot of the City phase, the visioning process undertaken during the Fredericksburg Vision phase, and the principles and actions formulated during the Principles & Action phase.  Plan Recommendations will include five elements: 1) a Growth Strategy 2) a Land Use Strategy 3) a Transportation Strategy, 4) a Livability Strategy, and 5) a Parks & Recreation Strategy.  The following sections of this Scope of Services describe these elements. 

Growth Strategy

    Existing Population & Boundary Analysis

The population and boundary growth facts compiled in the Snapshot of the City will be briefly discussed.  Such facts will provide a foundation for the growth strategies discussion that will follow.

   Infill Opportunities

Often the focus of addressing growth is toward increases in population and expansion of jurisdictional boundaries.  However, perhaps the most economical growth for the City of Fredericksburg is in areas already inside the City limits that remain vacant.   This would enable the City to accommodate additional population in such infill areas in which infrastructure services are readily available.  This section of the Growth Strategy will identify such areas, provide related locational analyses, and discuss the advantages and disadvantages of their potential development. Another consideration in terms of infill that will be discussed in the Growth Strategy is the use of effective zoning strategies and timely zoning decisions in relation to growth management.

    City Limit & Extraterritorial Jurisdiction Opportunities

This section of the Growth Strategy will analyze City limit and ETJ policies based upon factors such as available ETJ area; need; protection of environmentally sensitive areas; protection of areas from incompatible land uses; infrastructure planning and expansion; and any other applicable factors influencing the logical and sound growth of Fredericksburg. This section of the Growth Strategy will also address issues such as ETJ development agreements, annexation, and utility extension policies.

     Ultimate Population

For the Comprehensive Plan Update to effectively guide the City in planning for how many people will ultimately be supported by the City, an assessment of Fredericksburg’s ultimate population will be made. Numerous elements such as land use, residential densities, and local occupancy rate and density per household (from the U.S. Census Bureau) will be taken into consideration to estimate an ultimate or ‘build-out’ capacity for the City.  This information will provide guidance to the City for the purpose of infrastructure and services planning.

    Recommendation Matrix

Recommendations made throughout the Growth Strategy will be compiled and summarized graphically in the form of a matrix.  The matrix will contain the recommendations correlated to the related issue identified during the planning process, the related principle(s) and action(s), and the appropriate timing within which the recommendation should be implemented.

Land Use Strategy

    Land Use Scenario Charrette

A Land Use Scenario Charrette is an interactive input process between the public, City staff, City leaders, CPAC members, and the Consultant Team.  The charrette process will include work in small groups as well as interactive dialogue among all participants.  Some of the techniques to be used include:

     A nominal group technique will be used to allow each participant the maximum amount of input. 

     Small groups will be shown an existing land use map of Fredericksburg, and possible future land uses will be discussed.  Discussions will be facilitated by a member of the Consultant Team and/or the City’s Development Services Department staff.  Each group will brainstorm and will create a consensus regarding the best scenario for Fredericksburg’s future land use pattern. 

     Each groups’ Land Use Scenarios will then be presented to all participants at the meeting. 

     The group as a whole will then create a preferred Land Use Scenario that best fits their vision of Fredericksburg. This preferred scenario may be one of those developed by a small group or it may be a composite of the best features from several small group scenarios.

The Consultant Team has successfully used the charrette method in the past as part of a successful visioning process.  The nominal group technique has also been successful, given that people often feel more comfortable speaking in small groups.  It should be noted that this process has been proven to provide information not only on land use, but also on ideas/issues that are generally important to citizens of Fredericksburg.  Therefore, the Land Use Scenario Charrette workshop is valuable in obtaining information on other aspects of the Comprehensive Plan Update, such as transportation, livability, and growth. 

    Land Use Scenario Analysis

This section will discuss the scenarios or alternatives established during the Land Use Scenario Charrette, especially the scenario that was chosen by the entire group as the one that best fit their vision for Fredericksburg.  The Consultant Team will analyze the scenarios and make recommendations for how the scenarios should be applied to the recommended Graphic Land Use Plan.

    National, Regional, & Local Trends

Local city planning does not and should not occur in a vacuum – it is influenced by and has an effect on the region and the nation as a whole.  Land use planning concepts that work well in one city may be applicable to a similar situation in another.  Therefore, national or regional land use practices that have been successful in other places may be applicable in Fredericksburg.  The section of the Land Use Strategy will build on the earlier evaluation of national trends to focus on land use policies, design trends and development patterns, their respective applicability in Fredericksburg, and how they can be used to help the City create a sustainable, quality community.  

    Traditional Land Use Planning & Innovative Trends

In order to effectively formulate Land Use Strategy recommendations and the associated Graphic Land Use Plan, the Consultant Team will apply a complementary mix of innovative and traditional land use concepts.  Fredericksburg will need Land Use Strategy recommendations that give functional guidance to City staff and that can be used in helping to make standard land use decisions.  Conversely, Fredericksburg is a dynamic City that needs to be prepared for unique land use applications.  This section of the Land Use Strategy will make specific recommendations on the way in which future land use patterns should evolve in Fredericksburg in both a traditional and innovative sense.

     Graphic Land Use Plan

The Graphic Land Use Plan will illustrate the Land Use Strategy concepts in a graphic way.  All of the previously discussed elements of the Land Use Strategy –existing land use information, land use scenarios, trend analysis, innovative concepts, and traditional land use planning – will be reflected in the Graphic Land Use Plan.

     Recommendation Matrix

Recommendations made throughout the Land Use Strategy will be compiled and summarized graphically in the form of a matrix.  The matrix will contain the recommendations correlated to the related issue identified during the planning process, the related principle(s) and action(s), and the appropriate timing within which the recommendation should be implemented.

Transportation Strategy

      Existing Conditions

Transportation is vital to the long term health and vitality of Fredericksburg. The ability to circulate within the City and throughout the region is determined not only by development patterns, but also by various modes of transportation - automotive, transit, bicycle, and pedestrian. The design and integration of these systems affect the livability of the City.  Transportation conditions as they currently exist in Fredericksburg will be analyzed in this section of the Transportation Strategy.

      Transportation System Demands

The transportation system must be able to accommodate the travel demands anticipated by future residents and businesses in Fredericksburg.  The transportation strategy will evaluate these needs and recommend facilities to address them.  This evaluation may include assessment of the previously-considered ‘loop road’ and its implications for Fredericksburg.

      Relationship between Land Use and Transportation

The transportation system should be designed to support the circulation needs of the preferred future pattern of land use and development.  A general classification of transportation facilities will be used to identify facilities needed to support future growth.  Current access management policies will be reviewed and areas for improvement identified.  In addition, recommendations will be developed that incorporate the latest trends in context-sensitive transportation design so the transportation system supports the City’s development, economic growth and quality of life objectives. 

      Multi-Modal Transportation Options

Street and pedestrian standards will be reviewed for such things as natural speed control, walkability and safety, particularly on Main Street and in the downtown area.  In addition, the role of public transportation (such as bus or shuttle service) in Fredericksburg will be examined. Finally, transportation-related policies will be prepared, as well as suggested phasing strategies for new or supplemental aspects to the transportation system.

     Graphic Transportation Plan

The Graphic Transportation Plan will illustrate the Transportation Strategy concepts in a graphic way.  The Graphic Transportation Plan is an important component to include in the Comprehensive Plan Update due to its impact on securing adequate rights-of-way, circulation, etc.

      Recommendation Matrix

Recommendations made throughout the Transportation Strategy will be compiled and summarized graphically in the form of a matrix.  The matrix will contain the recommendations correlated to the related issue identified during the planning process, the related principle(s) and action(s), and the appropriate timing within which the recommendation should be implemented.

Livability Strategy

      Establish & Analyze Livability Factors

Livability is an elusive word – that is, it cannot easily be defined due to its subjectivity.  The City of Fredericksburg clearly has a high degree of livability, as evidenced by its substantial population growth and strong attraction to tourists.  This section of the Livability Strategy will seek to identify the characteristics of Fredericksburg that make it a great place to live, work, play, visit and grow today, so that these characteristics can be built upon in the future.  Some of these characteristics will likely include:

     Tourism, particularly based on Fredericksburg’s historic character and its proximity to the natural resources of the Texas Hill Country

     Housing, including affordability and the need for workforce housing

     Employment

     Economy

     Urban design

     Transportation

     Safety

     Recreation opportunities

     Schools

     Environment

      National, Regional, & Local Trends

The national standards for community livability may be different that those of the region or locality, but they are still useful in evaluating Fredericksburg’s attractiveness compared to other communities nationwide that appeal to similar residents and businesses.  Certain publications rank cities across the nation based on certain livability criteria.  It is important for Fredericksburg to be aware of livability characteristics that are significant on the national stage, because such characteristics may also be important regionally and/or locally.  This section of the Livability Strategy will analyze national and regional livability factors and their applicability in Fredericksburg.

      Built Form

A key aspect of the Livability Strategy will be the form that the built environment in Fredericksburg takes.  The form of the City can help reduce the number of trips required by automobiles through the thoughtful placement of retail services, schools, employment and recreation.  In addition, key development standards and the location and design of landmark features can help to give the City a form and identity which will distinguish it from surrounding communities and support higher property values.

      Livability & Sustainability

Are the factors that make Fredericksburg a great place to experience life today sustainable, not only for tomorrow, but for the long-term?  This section will make recommendations on how local characteristics that provide the City with a high level of livability can be sustained.  Other recommendations will include 1) how national and regional factors can be employed in Fredericksburg in the future, and 2) how certain characteristics of livability, such as urban design, can be enhanced to further increase the potential for Fredericksburg to continue to be a place for people to live, work, play, and grow in the years to come.

      Recommendation Matrix

Recommendations made throughout the Livability Strategy will be compiled and summarized graphically in the form of a matrix.  The matrix will contain the recommendations correlated to the related issue identified during the planning process, the related principle(s) and action(s), and the appropriate timing within which the recommendation should be implemented.

Parks & Recreation Strategy

      Phase I – Base Data & Inventory Analysis

The purpose of this task is to establish base data upon which to appropriately evaluate elements that have influence on outdoor recreational facilities and open space development.  The following aspects will be addressed with appropriate data formulated either from a field survey, other prior documentation, or staff sources.  An evaluation and analysis will be made of each aspect’s data.

     Park facilities - location, acreage, improvements, and their distribution and accessibility.

     Recreation associations and organizations - recreational programs, types, teams, organizational structures, facility use, growth.

     Fredericksburg’s Land Use Strategy - population forecasts, timing, and expected urban residential growth patterns.

     Existing and future thoroughfares (coordination with the Transportation Strategy).

Completion of this phase will provide a resource of data upon which to base decisions.  Data will be presented graphically when possible, such as: mapping of existing park locations, physical features influencing municipal growth, and the existing and future residential land use as related to park and open space planning.

      Phase II – Future Land Use & Projected Population Estimates

The City’s future park system must be responsive to the population which it serves.  The system should be planned to coincide with population growth, and should have facilities located within the City in such a way as to provide maximum service.  Therefore, this phase will examine the following:

     Park needs, as determined with City staff.

     Community and neighborhood park areas will be evaluated for future locations and use.

Completion of this phase will provide population estimates and projections for all park projections. 

      Phase III – Parks & Recreation Needs Assessment

The purpose of this phase is to assess those recreational needs, preferences and/or desires that are not being met or are desired by the citizens. The analysis for recreational needs will be developed from data obtained from the following three sources:

     Source One: Demand-Based/Level of Service Assessment

The Consultant Team will evaluate the participation numbers in the various youth and adult sports organizations.  Participation numbers will also be evaluated for other organized groups that use park and recreation facilities.  These participation numbers for each league or organization will be evaluated against the facilities available to each organization.

The existing recreational facilities in Fredericksburg will also be evaluated in terms of the standard of play available for each field and recreational activity.

     Source Two: Public Hearing

The Consultant Team will attend and moderate one public hearing to receive public input from citizens as to their needs.  The Consultant Team will also conduct scoping interviews and or collect data relevant to the citizens of Fredericksburg and their recreation needs.

     Source Three: Standard-Based Assessment

As a measuring standard, the Consultant Team will compare the City of Fredericksburg’s facilities and park land versus the existing population in order to arrive at a ratio of facilities to population.  This is only a comparison of Fredericksburg’s facilities to other municipalities.  These population standards have been used in the past by many municipalities for evaluation and forecasting of recreational facilities and park land: however, if such standards actually applied to a park system, they would not be realistic guidelines for park land acquisition and facility development.  The 1995 National Recreation and Park Association (NRPA) publication no longer recognizes nor uses these standards.  The NRPA has adopted a fundamental level of service approach to park planning that includes the research and methodology that will be applied in this Parks & Recreation Strategy.

      Phase IV – Park & Recreation Projections

The purpose of this phase is to assess the perceived park and recreation needs with the agreed upon level of services.  The park types have different functions and provide different facilities.  This phase is intended to merge the needs analysis and the park standard phases to determine an acceptable hierarchy of parks for the future system in terms of both facilities and acreage. The following tasks will be performed: 

     Analyze and evaluate the conclusions reached from the needs analysis as they relate to the park land and park facilities provided by the various park types concluded from the needs assessment.

     Analyze and evaluate the needs and park types related to future population estimates and recreational activities.

At this point in the park planning process, enough work will have been completed to present a current assessment of facilities and perceived needs. 

      Phase V – Priority Listing

The purpose of this phase is to produce a priority list of recreation facilities with supplemental information including: 

     Development of time frame a capital listing for each park facility to indicate development expenditures required.

     Recommendations made regarding funding sources (grants, ordinance, sales tax, etc.).

Phase V – Implementation

Effective implementation is perhaps one of the most difficult aspects of comprehensive planning.  The recommendations made within Fredericksburg’s Comprehensive Plan Update will only be valuable in affecting the future of Fredericksburg if they are taken to the next level and actively implemented.  This element of the Comprehensive Plan Update will provide guidance on effective implementation.

Specific Guidelines on Critical Issues

Issues will be identified during this planning process, through public participation, through the Comprehensive Plan Advisory Committee, through City staff, etc.  Major issues facing the City of Fredericksburg must be clearly and succinctly addressed in terms of recommendations, as well as in terms of how such recommendations should be implemented.  This section of the Implementation phase will focus on major issues and ways in which the City can effectively implement policy and take action to address such issues.

Specific Guidelines on Regulatory Action

Often the most effective way in which to implement planning recommendations is through regulatory action – that is, through adopting new ordinances or amending current ordinances, such as zoning and subdivision regulation.  This section will discuss any new ordinances necessary and/or amendments necessary to implement Fredericksburg’s Comprehensive Plan Update recommendations.

Opportunities for Public-Private Partnership

Some aspects of a community’s vision for its future cannot be achieved by local governmental action alone.  They require consistent action by the private sector and civic or community organizations.  In this section of the implementation phase, the Consultant Team will recommend strategies for public-private partnership that can further Fredericksburg’s vision for the future.  These may include incentives, creation of special districts, collaborative tourism-oriented programs and so forth.

Prioritization of Recommendations

Recommendations made throughout the Comprehensive Plan Update will be compiled and summarized graphically in the form of a matrix, similarly to the way in which recommendations are contained in a matrix at the end of each Plan element.  The implementation-focused matrix will prioritize the recommendations made within each Plan element.  The prioritized recommendations will also be correlated to the related issue identified during the planning process, the related principle(s) and action(s), and the appropriate timing within which the recommendation should be implemented, and the appropriate City department and/or advisory or governing body that should be responsible for implementing each recommendation.

Phase VI – Plan Adoption and Completion

In the final phase of work, a draft Comprehensive Plan Update will be produced to be considered for adoption, and a final document will be completed. 

The Consultant Team will produce a draft plan based on the work completed in earlier project phases.  This draft document will be the subject of a public hearing at the Planning & Zoning Commission.  After this hearing, the draft will be revised to reflect comment and direction.  The revised draft will be presented to the City Council for its consideration and adoption.  Following City Council adoption, a final Comprehensive Plan Update document will be produced and provided to the City.