Planning & Zoning

March 27, 2014  A G E N D A Planning & Zoning Commission March 27, 2014, at 3:00 p.m. Item Page 1 Call Meeting to Order 2 Approval of the Agenda 3 Approval of the Minutes of the March 13, 2014 P&Z Meeting 29 4 Petition No. SUP 14-04 – a request from Henry Production Inc., represented by Randy 1 Lydic, for the storage of hazardous materials outside with a waiver to above ground fuel storage tanks being limited to 1000 gallons for property located at 3440 Morningstar. 5 Petition No. UDC 14-01 – consideration of a proposal to revise subsections C and D of 17 Section 2.4.59 Vehicle repair; paint and body shops of the City of Farmington Unified Development Code to specify distance requirements apply to residential uses located in residential districts. 6 Petition No. SUP 14-03 – a request from the City of Farmington, represented by Julie 19 Baird, General Services Director of the City of Farmington for a revocation of a Special Use Permit for a Group Care Home (SUP 753) for property located at 2107 Schofield Lane. 7 Business from: Floor: Chairman: Members: Staff: 8 Adjournment The recommendation of the Planning and Zoning Commission is scheduled to be considered at the City Council Meeting on Tuesday, April 8, 2014. ATTENTION PERSONS WITH DISABILITIES: The meeting room and facilities are fully accessible to persons with mobility disabilities. If you plan to attend a meeting and need an auxiliary aid or service, please contact the City Clerk's office at 599-1101 or 599-1106, prior to the meeting so arrangements can be made. 1 2 3 4 5 6 7 8 9 3440 Morningstar N 10 11 12 13 14 15 16  CITY OF FARMINGTON MEMO DATE: March 27, 2014 TO: Planning and Zoning Commissioners FROM: Mary L. Holton, AICP, Community Development Director RE: Proposed revisions to UDC Section 2.4.59 Vehicle repair; paint and body shops ________________________________________________________________ Section 2.4.59 of the City’s Unified Development Code (UDC) currently reads: 2.4.59 Vehicle repair; paint and body shops. (Retail, service and commercial use categories; vehicle repair). Vehicle repair and lubrication, oil changes, paint and bodywork and other maintenance services shall comply with the standards of this section. A. All repairs must be conducted within an enclosed building. B. All inoperable automobiles upon which repairs are to be conducted shall be enclosed behind a six-foot screening fence. C. No repairs shall be conducted within 200 feet of any residential district boundary. D. No automobile repair or service facility shall be permitted to have bay doors facing a residential district. Issue The intent of subsections A through D is to protect adjoining uses from typical nuisances associated with vehicle repairs. The intent of subsections C and D is to specifically protect residential uses. In the past year, staff has observed that the presence of nonresidential uses (i.e., primarily institutional uses, such as the Boys and Girls Club, Navajo Prep, etc.) located in residential districts have required that owners of proposed vehicle repair shops, which are located in districts that allow those uses by right, to petition the Administrative Review Board for variances in order to open those businesses. As a result, staff recommends text revisions to specify that the protections apply to residential uses located in residential districts. These revisions are also intended to eliminate the need for this type of variance for some of these business owners, thus providing them with the ability to open their businesses quicker. Recommendation Community Development staff recommend that subsections C and D contained in Section 2.4.59 Vehicle repair; paint and body shops be revised with the following: C. No repairs shall be conducted within 200 feet of any property line of a residential use located within a residential district. D. No automobile repair or service facility shall be permitted to have bay doors facing a residential use located within a residential district. 17 18 19 20 21 22 23 24 25 26 27 28  M I N U T E S PLANNING AND ZONING COMMISSION March 13, 2014 The Planning and Zoning Commission met in a regular session on March 13, 2014, at 3:00 p.m., in the City Council Chambers, 800 Municipal Drive, Farmington, New Mexico. P&Z Members Present: Chair: Joyce Cardon Commissioners: Paul Thompson Shay Davis Clint Freeman Cheryl Ragsdale Rory Jaques Daniel Arnold (Alt) P&Z Members Absent: Commissioner: Kristin Langenfeld Del Washburn (Alt) Staff Present: Fran Fillerup Mary Holton Cynthia Lopez Dee Dee Moore Others Who Addressed the Jesus Araujo Commission: Serjio Borunda Karen Chenault Joe Kozimor Myra Martinez Jim Valdez Commissioner Langenfeld was in attendance prior to the start of the meeting. Once quorum was established she left the meeting because she was feeling ill. Call to Order The meeting was called to order at 3:04 p.m. by Chair Cardon including a brief explanation of how the meeting would be run as a quasi-judicial proceeding. There being a quorum present the following proceedings were duly had and taken. Presentation of the Agenda Senior Planner Cynthia Lopez requested that Item 4 and 5 be heard in reverse order. Approval of the Minutes A motion was made by Commissioner Ragsdale and seconded by Commissioner Davis to approve the minutes of the February 27, 2014 P&Z Meeting. This motion was approved unanimously by a 7-0 vote. Swearing In of Participants All parties that wished to speak on behalf of the petitions presented on the agenda were sworn in by Dee Dee Moore. 29  COMMUNITY DEVELOPMENT PETITION REPORT PP 13-03 – Little Creek Subdivision, Phase IV Planning and Zoning Commission Discussion of PP 13-03 on March 13, 2014 Associate Planner Fran Fillerup presented the staff report on the preliminary plan for Little Creek Subdivision, Phase IV for approximately 4.8 acres west of Phase 1 of the Little Creek Subdivision. The zoning for this phase is SF-5 with single family lots of 5,000 square feet or greater and access to this subdivision will be from Piedras Street. Mr. Fillerup stated that the drainage plan and street names have been received. This area was annexed into the City recently. Mr. Fillerup stated that a new street Starling Road will be accessed from the north via Piedras Street and that the loop shown will be called Mockingbird Circle. Any access to the south will be blocked until a Traffic Impact Analysis can be completed to evaluate a future intersection with West Main Street. Staff recommends that this phase go forward, but that no future phases are processed until the TIA is completed. Mr. Fillerup noted that the homes all access Mockingbird Circle and with some side yards along Starling Road and only rear yards are along Piedras Street. The lots will have no access to Piedras Street and Starling Road. He added that improvements that will be installed include street signs and mailboxes, and that the petitioner is aware of maintaining safe sight triangles. Mr. Fillerup noted that the comments from water and wastewater staff should reflect that plans have been reviewed and comments provided to the petitioners engineer. Chair Cardon questioned whether the developer was installing the fencing for the subdivision. Mr. Fillerup stated that he did not know and that is not a decision that has to be made at this time, only that they be aware of the restrictions and to anticipate safe sight triangle at intersections. Commissioner Thompson stated that in one of the aerial photos there appears to be a wash right through this subdivision. Mr. Fillerup reviewed the current photos of the site and showed that there is no wash in this section; he felt it could be a dirt road or track. The land is relatively flat now and dirt work for the subdivision is ongoing. There were no further questions of staff from the Commission. Joe Kozimor of 503 French Drive, Aztec, stated that he has read and understands staff’s report and has no questions. He added that there is an arroyo farther to the west, but the area Commissioner Thompson saw was a big bank built to keep people out of the crushing area for their business. Chair Cardon asked if he would be constructing the fencing. Mr. Kozimor stated no, but a note can be placed on the plat to show the restricted no build area, as was done in Phase II. There were no further questions of the petitioner from the Commission. There was no discussion among the commissioners. Planning and Zoning Commission Action of PP 13-03 on March 13, 2014 A motion was made by Commissioner Thompson, seconded by Commissioner Ragsdale to approve Petition PP 13-03 in accordance with staff’s recommendation, a request from Joe Kozimor, represented by Sakura Engineering and Surveying, for the Preliminary Plan for the Little Creek Subdivision, Phase IV, a 24-lot subdivision on 4.80 acres 30 located west of Little Creek Subdivision, Phase I and south of Piedras Street, subject to technical and corrective changes. AYE: Chair Cardon, Commissioners Davis, Freeman, Jaques, Ragsdale, Thompson and Arnold (Alt) NAY: None ABSTAINED: None ABSENT: Commissioners Langenfeld, and Washburn (Alt) Motion passed 7-0. COMMUNITY DEVELOPMENT PETITION REPORT ZC 14-02 / SUP 14-02 – 3850 Virden SF-7/SMHA to MF-M and a Group Care Facility Planning and Zoning Commission Discussion of ZC 14-02/SUP 14-02 on March 13, 2014 Senior Planner Cynthia Lopez presented the staff report, a request from Masada House, represented by Karen Chenault for a zone change from SF-7/SHMA Single Family with a Special Mobile Home Area to the MF-M Multi-family Medium density district and for a special use permit for a group care facility, which would allow more than 8 adults to live in the residence. The property is located at 3850 Virden, north of Bloomfield Highway and west of Browning Parkway. The Comprehensive Plan identifies this area as Industrial but the current zoning shows both sides of Virden as SF-7. There is a lot to the northwest (one lot away) that is zoned MF-M with a mobile home park. Industrial zoning is located all around the one block residential area. Ms. Lopez stated the consideration for this petition should be first for the zone change and second for the special use permit for the facility. She added that this residential area does not meet the recommendations in the Comprehensive Plan. However, this area will most likely remain residential. This type of change is supported by the Comprehensive Plan as it would provide transitional housing. The proposed property is a 5 bedroom, 3 bath house with a completely fenced backyard, which could be used for extra parking. Staff recommends approval of both ZC 14-02 and SUP 14-02 for property located at 3850 Virden. Commissioner Thompson asked if this property was owned by the City of Farmington. Ms. Lopez stated no, it is not. Masada House has a purchase agreement with the owner contingent on the approval of the zone change and special use permit. Karen Chenault of 610 N. Dustin answered that she had read and reviewed staff’s report and had nothing to add. She provided an explanation of what Masada House is and the service it provides for the benefit of new commissioners. Ms. Chenault stated all participants must meet the criteria of being homeless and being in recovery. They are screened to eliminate any identified pedophiles or violent offenders. This is not a half- way house. The clients at Masada House are there because they want to be, not because they have to be. 31 Masada House is a non-profit 501c3 program. The program currently serves only women, not men or women with children. The average stay is around 6 months. All clients are supervised and there is a very restrictive environment. The program is based on a Federal program that identified what works best. Everyone has to be involved and accountable to their peers is what makes program succeed. Ms. Chenault stated that about 5 ½ years ago, the location at 610 N. Dustin was started. This location required improvements to the property, making sure that the property was up to date with city codes and installing ADA requirements. At the last appraisal, the property at 610 N. Dustin has increased approximately 80,000 dollars. Ms. Chenault stated that she is excited about this house, because it is in a good location and has a Red Apple Transit flag stop not too far down the road, and hopes that the stop could become a permanent location. This program has had great results with the women but the men are underserved and need this program too. Commissioner Freeman questioned Ms. Chenault because the previous location on Schofield and this location seem like complete opposites. Ms. Chenault stated that if she could change that she would, but that this house is move in ready, except for an area to be built for an office. She stated that this is in a neighborhood on the edge of what is needed. She added that this location was previously the Halvorson house and that this is the best location they can get right now because of the stigma that goes with this type of service. Commissioner Jaques asked what types of background checks are done and who performs them. Ms. Chenault stated that she and her staff do the background checks. The checks can involve interviews or calls with probation officers, reports from correction centers, proof of completing treatment and are currently in recovery, through personal interviews with the applicant and reviewing police records. The clients at Masada House are there by their own choice. Ms. Chenault added that she has been a therapist for 25 years. Chair Cardon asked if there was anyone who received a letter within the 100’ boundary to speak in favor of this petition. There was no one present to speak in favor of this petition. Jesus Araujo was not in attendance when the other parties were sworn in. He was sworn in at the podium. He explained that about 3 weeks ago that lady (Karen Chenault) came around and talked to the neighbors about Masada House. He felt she didn’t understand that the neighbors do not want this in the neighborhood, that they had already had experience with Halvorson House. She promised they didn’t need to worry, but by the time there is a problem, it is already too late to deny the permit. Chair Cardon asked if Mr. Araujo had problems when Halvorson House was there. Mr. Araujo stated that the people at Halvorson House were just kids, not criminals or drug addicts. He felt that adults would not be the same as having kids at that property. He closed saying that this area is a little quiet community. Commissioner Arnold asked the Director for Masada House to explain the monitoring of the clients. Ms. Chenault stated that there are 4 phases of supervising the clients. Phase I will last for 30 days and is very restrictive, there is no socialization and the clients are only allowed to go to and from appointments and church. They must report in every 3 hours or be back to the house within 3 hours. The client must provide descriptions of everywhere they go and if there needs to be a change the client must call 32 and get it approved. Phase II allows some recreation and employment search, this also lasts for 30 days. Phase III allows the client to apply for overnight passes, perhaps to visit their children and can last for a while as the client is saving money and working. Phase IV provides the client an opportunity to assist with paying for their housing. The client is still required to informed staff where they will be, and occasionally staff will check up on the client. If the client is not where they said they would be they will returned to Phase I and have to go back through Phase I to III again. Chair Cardon asked about involving the police. Ms. Chenault stated that the clients can be dismissed from the program and the well-being of the clients is their first priority. Mr. Araujo addressed having Halvorson House at this property, stating that in the beginning things were good, but as time went by things got a little worse, no supervising and when people have a problem, some turn out good and some don’t. Chair Cardon asked if Mr. Araujo had ever called the police when Halvorson House was there. He stated he did but sometimes it would take the police 2-3 hours to get there. One time the kids got mad and threw bottles across the street at the houses. Ms. Chenault readdressed this concern stating 2 differences; the first being that those children at Halvorson House did not want to be there and were court ordered to that facility; and secondly, that all of the clients at Masada House want to be there and are not court ordered. Commissioner Freeman asked Mr. Araujo where he would suggest that Masada House be located in the city. Mr. Araujo stated he thought up by Esperanza, because you can’t trust those kinds of people. Commissioner Freeman also asked if Mr. Araujo’s issue is with the men. Mr. Araujo stated it was. Commissioner Freeman asked Mr. Araujo if he would have an issue if the house was a women home. Mr. Araujo stated that either men or women at this location would bother him. It was identified on the aerial photo that Mr. Araujo’s home is across the street from this property. Commissioner Freeman asked how long this home has been for sale. Ms. Chenault stated it has been on the market for over a year, and was renovated by the realtor that owned it. Commission Arnold asked if this home was move-in ready. Ms. Chenault stated it was except for the ADA standard requirements. Ms. Chenault stated that she and Mr. Araujo have talked about Masada House and that they just disagree regarding this subject. Serjio Borunda owns the trailer court behind this property and is located at 901 Hillside. He stated he is against this petition. He felt that this kind of facility brings men with problems with drugs and there is not a 100 percent success rate. He felt that the failures would know the area, the trees and bushes, and their friends would come to this neighborhood. Mr. Borunda stated that he rents to many families and if something happened to a child, then you would wonder why Masada House was allowed there. He added that this is a secure neighborhood, stuff outside never disappears. When people are into drugs they steal stuff from family, so why not the community. He felt that this would bring bad people to the area. He stated that it is good that they want to get better but some just can’t. Mr. Borunda added that there is a school bus stop right in front of the house and he is concerned about the children’s safety. Mr. Borunda questioned why the location of Schofield was not approved. Chair Cardon stated that the Planning and Zoning Commission approved that petition request, but the final decision was made by City Council to not approve the location on Schofield Lane. 33 Ms. Chenault stated that there were 3 reasons for denial of the petition on Schofield Lane. First, the neighborhood resistance; second, the house was not in very good shape; and third, the home did not meet some of the code requirements. Mr. Borunda stated that if need be he felt he could get the signatures of the renters in his mobile home park because he feels that they would also be in disagreement. Commissioner Ragsdale asked if Mr. Borunda was in that location when Halvorson House was operating. Mr. Borunda stated that he has only owned the property for about 10 years and that Halvorson House had already moved out of that location. Commissioner Freeman asked if Mr. Borunda was opposed to men or women at this home. Mr. Borunda stated that he would prefer neither at this location. Ms. Chenault stated that she did not visit with Sergio, because she only went around to the homes in the front. She introduced copies of surveys taken by the neighbors located around the women’s home at 610 N. Dustin. Commissioner Freeman asked if the surveys were all inclusive or selective. Ms. Chenault stated that they surveyed along Dustin Street well outside the 100 foot standard noticing requirement, and even returned to the locations that they got no response initially. Commissioner Thompson asked for clarification regarding the location of Hillside and this property. It was noted that the rear yard backs onto Hillside but that the property is enclosed by a fence between Mr. Borunda’s property and this property. Ms. Chenault stated that very few of the clients have vehicles and that there will be two staff vehicles. If there was an event, parking could be in the backyard and she had also spoken to the Osbourne’s regarding using their property for overflow parking, and they were in support of this facility. Commissioner Thompson asked Ms. Chenault to address the perception that these guys are just sitting on the front porch drinking beer. Ms. Chenault stated that Masada House clients don’t hang out and they have daily agendas to follow and jobs to apply for. She reiterated that these clients are not active addicts but are in recovery and need a clean and sober, drug free place. Ms. Chenault added that there is currently a lot of police activity in the trailer park such as drug and domestic violence calls. Mr. Borunda asked if the clients are free to go to the bus stop, what keeps them from hanging out around there. Ms. Chenault stated that staff is always checking in with the clients when they are going to interviews and away from the house. The clients are being taught daily living and scheduling skills through this process. There were no other parties within the 100’ distance to speak in opposition to this request. Myra Martinez of 3725 Virden stated that she lives on the opposite side of Virden Street and thought she was within the 100’ distance of this property. She had concerns about the 2 staff members being hurt by the inmates that come out of prison and also that the mailboxes are close to that property. Ms. Martinez asked why this house, and where the bus stop is located because she has only seen a bus stop by Butler and Browning Hwy. In closing Ms. Martinez stated that she would rather not have this on her street, but that it should be closer to town and easier to access. Ms. Chenault stated that they chose this house because it is a 5-bedroom 3-bath move in ready home. She added that with a non-profit group money is an issue and that this house is economically good for their program. She added that it is a pretty good 34 neighborhood and that very few clients come from prison. She stated that the flag stop for the bus is located at the old Circle S location. Ms. Martinez asked how they are going to get there, because there are children playing and the bus stops on each side of the street and she is concerned about the kids. Ms. Martinez added that her niece had some trouble, and she is glad there is help, but she doesn’t want it in her neighborhood. Commissioner Freeman asked if Masada House should be more concerned about this neighborhood since there are existing drug and alcohol issues already identified. He also asked if the neighborhood was invited to an open house at the Dustin property. Ms. Chenault stated that she did invite the neighbors to the Dustin location. Commissioner Freeman asked if there would be any value to tabling this petition until an open house was scheduled. Ms. Chenault stated that she didn’t honestly know if it would help. Chair Cardon added that Ms. Chenault has extended an invitation, but that it has not been accepted by the neighbors. Commissioner Thompson stated he was in agreement with the Dustin location and this house for the men and asked how the homes would be different. Ms. Chenault stated that the only difference is men versus women. The program is administratively handled the same. Commissioner Freeman asked about employee turnover, since it was an issue with the Halvorson House. Ms. Chenault stated that Masada House has had no turnover, only a reduction in staff due to less grant money. Her retention of employees is about 99%. Mr. Valdez of Masada House spoke to his experience working with clients. He stated that all of them want to be there. He added that as an instructor you work one-on-one and also do group counseling. These men need a place to be re-taught. Addiction can be anything that affects your health, not just cigarettes and alcohol, but maybe sugar or chocolate. Chair Cardon asked about staff being able to handle 8 adult male clients. Mr. Valdez stated that life can be like high school and there will be conflicts, but you speak loudly to get their attention and mediate any issues at that time. Chair Cardon asked if Mr. Valdez felt he could be in control of any situation using professionalism and job skills. Mr. Valdez stated he did feel that way. There was no other discussion from the public regarding this petition. The public comment period was closed and discussion among the commissioners was opened by Chair Cardon. Commissioner Arnold began his statement and believes that the issues here with the neighbors and the hesitancy to have this type of facility in this neighborhood. However, the needs for this type of facility are well known in the city and community. There will always be nay-sayers and Masada House should be given a second chance. This is something that we need to look at for our discussion. Commissioner Thompson stated that Ms. Chenault is confident that they can co-exist in this neighborhood, but the neighbors that live there are not quite so sure. It would be nice if you could spend a year and if there is a problem you could leave, but you can’t un-buy a house. His question was how to give them time to prove to the neighbors that they can co-exist in this location. Chair Cardon read from the staff report the criteria required for a zone change from Section 8.7.4 and identified all of the criteria and how they were met. Commissioner Freeman asked about the Industrial district surrounding this area and if staff felt that this area could ever be an Industrial area. Ms. Lopez stated that it has been this way for 35 about 30 years and hasn’t changed. She added that this enclave of residential uses will remain as legal non-conforming uses even if the surrounding area became Industrial, which realistically doesn’t appear to be any time soon. Commissioner Arnold made a motion to approve ZC 14-02 based on staff’s recommendation. The motion was seconded by Commissioner Davis and passed by a 7-0 vote. Commissioner Freeman made a motion to approve SUP 14-02 based on staff’s recommendation. The motion was seconded by Commissioner Arnold and passed by a 7-0 vote. Chair Cardon stated that this Commission makes recommendations that are forwarded to the City Council and will be heard at the March 25, 2014 meeting held in this same location at 7:00pm. Commissioner Freeman asked if each Commissioner could restate their individual reasons for the vote. Commissioner Jaques stated that he voted aye. He agrees there is a need for this type of facility based on testimony. He stated that in any neighborhood there will always be people that disagree. Commissioner Davis stated that he voted aye. After listening to both sides he felt that the facility was needed. He added that the zone change and special use permit both met the criteria in the code which made a difference to him. He stated that the neighborhood survey surrounding the existing Masada House on N. Dustin was strong proof that the home can fit in. He stated that this is an asset for people that are seeking help. Chair Cardon stated that she voted aye. She added that she felt the commission should move forward with an approval because it is a needed facility. She also stated that she empathizes with the neighbor’s concerns, but she is charged, as a commissioner, to use the regulations and codes to make her decision and that the criteria stated and given all fit and she felt a yes vote was abiding by these laws. Commissioner Ragsdale stated that she voted aye. She stated that there is a need for this type of facility especially for men. She added that the survey results for the neighborhood surrounding 610 N. Dustin made a difference to her. She added that with this home being move-in ready, the program would be able to start right away and improve lives. Commissioner Freeman stated that he voted aye. He stated that the surveys for 610 N. Dustin indicated that some of the neighbors didn’t even know it was there. He added that we all live in an abusive culture and he wanted to recognize the people who are willing to step out and help. He hopes that the neighborhood will embrace this program. Commissioner Arnold stated that he voted aye and had already spoken about his reasons above. His belief is that the issue here is with the neighbors and the hesitancy to have this type of facility in their neighborhood. However, the needs for this type of facility are well known in the city and community. There will always be nay-sayers and Masada House should be given a second chance 36 Commissioner Thompson stated that he voted aye. He stated that this program has proven itself on N. Dustin and that he is confident that the professionalism of this home will be an asset to this community. Planning and Zoning Commission Action of ZC 14-02 and SUP 14-02 on March 13, 2014 A motion was made by Commissioner Arnold, seconded by Commissioner Davis, to approve Petition ZC 14-02, a request from Masada House, Inc., represented by Karen Chenault for a zone change from the SF-7/SMHAO Single-family Residential District with a Special Mobile Home Area Overlay to the MF-M Multiple-family Residential District and a motion was made by Commissioner Freeman, seconded by Commissioner Arnold to approve SUP 14-02 for a Special Use Permit for a Group Care Facility for property located at 3850 Virden Avenue. AYE: Chair Cardon, Commissioners Davis, Freeman, Jaques, Ragsdale, Thompson and Arnold (Alt) NAY: None ABSTAINED: None ABSENT: Commissioners Langenfeld and Washburn (Alt) Motion passed 7-0 Business from the Floor: There was no business from the Floor. Business from the Chair: There was no business from the Chair. Business from Members: There was no business from the Members. Business from Staff: Ms. Lopez informed the Commission that their recommendation for approval for the special use permit at 8319 Hood Mesa was approved by city council at the March 11, 2014 regular meeting with the addition of a condition that the accessory structure/barn will match the style and material of the existing house. Ms. Lopez presented a handout that she found interesting to the Commissioners. She also reminded them that the NMLZO Conference will be held in Farmington at the Red Lion Inn on Wednesday afternoon, April 30, all day Thursday, May 1, and Friday morning, May 2. Chair Cardon encouraged the commissioners to attend this conference because she felt it was very beneficial. Commissioner Thompson concurred and recommended any sessions that Randy VanVleck may host. Ms. Lopez stated that she would forward the agenda of topics which should be available sometime next week. Commissioner Thompson asked if staff had heard of any Planning and Zoning Commissioner replacement nominations. Staff stated that there are not any replacements at this time, but added that the ARB board recently had a vacancy filled. Adjournment The Planning and Zoning Commission meeting of February 27, 2014, was adjourned at 4:27 p.m. 37 __________________________ ____________________________ Joyce Cardon Dee Dee Moore Chair Office Manager 38