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on some issues that aren't in the process. He said that they could disagree with the County Commissioners. Maria Tadd said that there is not a lot of dialog in their meetings. She said that she understands that if a developer meets all the criteria that they cannot vote against it. Renee Price said that she noticed a drastic difference from when she was on the Planning Board before. In the past, they studied the proposal, questioned the applicant, the developer and the staff. They were critical and analytical. Recently, tt has been more okay instead of disagreeing. The Board needs to be more assertive because they are members of the community representing the community. Chair Jacobs said that part of the reason for this meeting was to challenge the members of the Planning Board. If affordable housing is wanted in each development, change the ordinance. If they have questions, ask for additional information. He feels that the Planning Board can be involved with a lot of things. He does not think that there are limits. They can be more creative in their questions and challenges. No development meets all the standards. If they have questions, they should pursue them until they have a satisfactory answer. He does not see a lot of discussion in the minutes. He asked if they do long-range meetings. Craig Benedict said that they usually meet twice a year. He said that it is a daunting task. It is a challenge to find out what we have to move forward with and sometimes it is a challenge. Jay Bryan said that what he heard was that the moratorium would allow the Board time to catch up with what is happening in the County. He asked if there is language, which allows a project to be rejected if it does not meet the health, safety and welfare issues. Geoffrey Gledhill said that the subdivision regulations are not conditional use zoning. The health, safety and welfare requirement is not a specific fact finding process. In those projects that require a special use, the health, safety and welfare issue is one of the requirements. Commissioner Gordon said that she would encourage the Planning Board to have meetings for long range planning mare often. Another thing that would help is if the County Commissioners could see where the Planning Board looks at pros and cans and alternatives. This would help the County Commissioners in their deliberations. Hunter Schofield said that there are some structural issues that the Planning Board confronts. They do not have time to digest all the information before they must vote. The staff does not have the resources to give the packets out earlier. The Planning Staff does not have the resources for the Planning Board to be fully realized. The Planning Board is making some headway on some issues. He does not feel the mission is clear and the division between the Planning Board and the Board of County Commissioners is clear. He said that he does not feel that the Planning Board can turn a project down if the project meets all the rules. They need to know that they have the County Commissioners' support an what they want to do. Chair Jacobs asked if the Planning Board operates under timelines for consideration of projects and Craig Benedict said that they do, but they can ask for athirty-day delay. Chair Jacobs said that ordinances could be changed. Renee Price said that she has never had a problem with asking planning staff for information. She said that it is usually not that they don't like the rules but they don't like the plan. When she sees all the large-scale development coming in, she feels they need to look at all the options for the landowners. Maybe we need to look at some mechanisms for keeping green areas green or forestland in forestland. We cannot tell someone they can't sell their land but maybe there are some other options that we can come up with to maintain some balance.