Planning & Zoning

AGENDA Planning & Zoning Commission City Council Chambers – 800 Municipal Drive November 13, 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 October 30, 2014 P&Z Meeting 26 4 Petition No. SUP 14-14 – a request from Capital S, LLC, represented by Craig 1 Stoabs for a Special Use Permit for a drive-through restaurant on 3.74 acres located at 3701 Messina Drive. (Sam Montoia) 6 Business from: Floor: Chairman: Members: Staff: 7 Adjournment The recommendation of the Planning and Zoning Commission is scheduled to be considered at the City Council Meeting on Tuesday, December 9, 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.  COMMUNITY DEVELOPMENT PETITION REPORT Petition SUP 14-14 –Special Use Permit allowing a drive-through window at 3701 Messina Drive A. STAFF REPORT, November 13, 2014 PROJECT INFORMATION Applicant Capital S LLC Representative Craig Stoabs Date of Application October 16, 2014 Approval of a special use permit to allow drive through window in Requested Action the LNC Zone district. Location 3701 Messina Drive Existing Land Use Vacant Land Existing Zoning LNC Local Neighborhood Commercial District North, South, East & West: LNC Local Neighborhood Surrounding Zoning Commercial District / Proposed and existing Residential & Land Use subdivisions to the south. Publication of Notice for public hearings of the Planning and Zoning Commission appeared in the Daily Times on Tuesday, Notice October 21, 2014. Property owners within 100 feet were sent notice by certified mail on Tuesday, October 21, 2014 and a sign was posted on Monday, November 3, 2014. Staff Planner Sam Montoia, Associate Planner STAFF ANALYSIS Petition Description and History The petitioner requests a special use permit to allow a drive-through for a restaurant use on a 3.74-acre property at 3701 Messina Drive. On April 9, 2013, the petitioner received approval of zone change (ZC) Petition ZC 13-01, subject to conditions a. through c. as follows: a. No development shall occur and no permits shall be issued for the area of this zone change until a plat has been recorded for the area of this zone change and that all required subdivision improvements are installed; b. That a Traffic Impact Analysis (TIA) may be required, in accordance with the UDC, depending on proposed uses and future development of this parcel; and c. That access shall be maintained to the retention pond for Wilshire Estates Subdivision Number 11, Replat A, as identified in Petition ZC 08-15. Prior to petition ZC 13-01, ZC 08-15 changed the zoning from the SF-10 district to the OP Office and Professional zone district and required nearly identical conditions as those stated above. 1 Regarding condition (a.) for platting the property, the petitioner has submitted a summary plat to the Community Development Department. This summary plat is under review, and no building permit can be issued prior to the plat being recorded. Regarding the condition for a TIA, a TIA has not been submitted to the City for this site. The petitioner has installed a deceleration lane along Piñon Hills Boulevard facilitating right turns of eastbound traffic onto Messina Drive. This lane is approximately 170 feet as measured from 2013 aerial photography. At this time Messina does not connect between the proposed site and the residential neighborhoods to the south. It is noted however, that the unimproved area is being used by vehicles cutting through from the south residential area to Piñon Hills Boulevard. Regarding the condition pertaining to the retention pond; this condition refer to an area north of Wilshire Estates Subdivision Number 11 adjacent to the Porter Arroyo. This area is outside of the area considered for this Special Use Permit, but access will still need to be maintained through the platting and development process. Pursuant to Section 2.3 the Use Table of the UDC, a drive-through restaurant is permitted in the LNC district with a special use permit. A restaurant drive-through is required to have a minimum of 6 stacking spaces. The stacked spaces are to be measured from the order window. The site plan provided by the petitioner indicates 7 stacking spaces and the drive- through window to be located at the southwest corner of the proposed building. Stacking spaces must be a minimum 9 feet by 20 feet each. Provided that the drive-through window shown in the site plan is congruent with an order window, the planned stacking spaces meet the UDC’s requirements. The building’s dimensions, scaled from the site plan, indicate that the building is approximately 74 feet by 43 feet for a total area of 2,500 square feet of building space. Section 5.2.3 Table A of the UDC requires restaurants with a drive-through to have one parking space for every three seats. The site plan shows 28 parking spaces. A floor plan has not been provided, therefore calculations for the required number of parking spaces cannot be determined at this time, but parking requirements will be reviewed during the building permit process. The site plan does not show an existing tree that currently remains in the paved area of the site. If the tree remains, it would negatively impact traffic circulation. It is located directly in front of the drive-through lane and the site entrance. It is a conflict point and must be resolved prior to the issuance of a building permit for the proposed restaurant. The site plan and submitted subdivision plat indicate that areas to the south are part of the future residential Windsor Heights Subdivision No. 12 and are zoned for residential use. Residential protections for future development of this property will need to accommodate residential protections as specified in Section 5.10 of the UDC. The restaurant’s waste receptacles are not indicated in the provided site plan. These issues will be further assessed with the application for a building permit. Special Use Permit Criteria – Section 8.9.4 of the UDC Section 8.9.4 of the UDC sets forth the criteria for review of a special use permit. The section states that an SUP may be approved where it is reasonably determined that there will be no significant negative impact upon residents of surrounding property or upon the public. Criteria are listed as follows: 2 A. Effect on environment: The location, size, design and operation characteristics of the proposed use shall not be detrimental to the health, welfare and safety of the surrounding neighborhood or its occupants, not be substantially or permanently injurious to the neighboring property. The petitioner has provided a site plan but a traffic impact analysis has not been completed to indicate impacts of the proposed drive-through on the development and surrounding Piñon Hills Corridor. The proposed drive-through does meet vehicle stacking requirements of the UDC. Messina Drive between the residential subdivisions to the south and the proposed development is not improved, but is used by vehicles. The petitioner will need to address this issue by connecting the Messina Drive or installing semi-permanent barriers from both the north and the south. If Messina Drive is connected, the right-of-way will need to be dedicated and the roadway constructed to City Standards. If barriers are installed, they should remain until such time that Messina is extended. The installed deceleration lane is also inadequate to handle demands and should be lengthened to comply with NMDOT access management requirements. B. Compatible with surrounding area: The proposed site plan, circulation plan and schematic architectural designs shall be harmonious with the character of the surrounding area with relationship to scale, height, landscaping and screening and density. The site is a proposed local neighborhood commercial area. In the Piñon Hills Boulevard Corridor Plan (PHBCP) this area is projected to be Neighborhood Commercial. The PHBCP indicates a full intersection may be constructed at Messina Drive and Piñon Hills Boulevard. The circulation for the restaurant is constrained by the tree that is located in the middle of the driveway entrance. The petitioner has installed a deceleration lane on Piñon Hills Boulevard accommodating right turns onto Messina from eastbound traffic. Messina Drive will need to have barriers installed to prevent the flow of traffic through unimproved area. C. External impacts minimized: The proposed use shall not have negative impacts on existing uses in the area and in the city through the creation of noise, glare, fumes, dust, smoke, vibration, fire hazard or other injurious or noxious impact. The applicant shall provide adequate mitigation responses to the impacts. There are no negative impacts concerning noise, glare fumes, dust smoke or vibration. The proposed drive through and entire development is required by Section 5.10 of the UDC to provide residential protections on all sides adjoining present and future residential properties. The protections are in addition to the district standards stated in 3.12 of the UDC. These standards pertain but are not limited to building setbacks, building height, screening, dumpsters and outdoor lighting. D. Infrastructure impacts minimized: The proposed use shall not have negative impacts on existing uses in the area and in the city through impacts on public infrastructure such as roads, parking facilities and water and sewer systems, and on public services such as police and fire protection and solid waste collection, and the ability of existing infrastructure and services to provide services adequately. The unimproved section of Messina Drive between the residential subdivisions to the south and this development represent a detriment to the neighborhood. 3  Residents of these neighborhoods wishing to patronize the proposed restaurant will need to travel west to College Boulevard, North to Piñon Hills Boulevard, and then east to Messina Drive and on their return trip will need to turn left onto Piñon Hills Boulevard. Connection of the north and south sections of Messina drive would allow a direct route. E. Consistent with the UDC and Comprehensive Plan: The proposed use will be consistent with purposes of this UDC, the Comprehensive Plan, and any other statutes, ordinances or policies that may be applicable, and will support rather than interfere with the uses otherwise permitted in the zone in which it is located. The subject parcel was previously granted ZC 13-01 changing the zoning from OP to LNC. The PHCP shows the area as Neighborhood Commercial and is an update to the Comprehensive Plan. F. Parcel size: The proposed use may be required to have additional land area, in excess of the minimum lot area otherwise required by the underlying zoning district, as necessary to ensure adequate mitigation of impacts on surrounding land uses and the zoning district. The property meets these conditions. G. Site Plan: The proposed use shall be required to comply with the site plan review procedures and standards of Section 8.5, site plan review, as specified. A conceptual site plan was provided. ISSUES Traffic Engineering: Charles Trask – 599-8201  A TIA will be required with any future development of the site.  If Messina Drive is not connected, barriers should be installed at the end of the current extent of Messina both from the south (north of Tijeras Drive) and at the South boundary of the subdivision to mitigate off-road use of the area. The developer will be responsible for maintenance of these barriers.  The deceleration lane along Piñon Hills will be extended in length to comply with the NMDOT Access Management Requirements and any utility relocations that are required are at the cost of the developer.  Left turns onto Piñon Hills could be dangerous. Police Department: Sgt. Pat Flores – 599-8201  The Farmington Police Department is concerned with the ingress and egress issues relating to traffic turning off Pinon Hills Blvd (50 mph) onto Messina to access the restaurant. Additionally there are concerns about traffic issues relating to vehicles exiting the restaurant and entering traffic on Pinon Hills. Water/Waste Water: Ruben Salcido – 599-1284  A grease trap may be required at the time of building permit application. STAFF CONCLUSION Staff concludes that approval of SUP 14-14 is appropriate with conditions. For any future development, the petitioner will need to provide a TIA showing the effects of development of this property on the surrounding Piñon Hills Boulevard Corridor and Messina Drive. The previous commitments requiring a recorded subdivision plat for a building permit and the access for the Retention Pond of Wilshire Estates # 11 shall be maintained. The site plan indicates suitable vehicle stacking provided the drive-through window functions as both the order and pickup windows. 4 STAFF RECOMMENDATION The Community Development Department recommends approval of Petition SUP 14-14, a request from Capital S LLC for a special use permit to have a drive-through at 3701 Messina Drive in the LNC Local Neighborhood Commercial District subject to the following conditions: a. If Messina Drive is not dedicated and connected, barriers shall be installed at the south extent of Messina Drive (north of Tijeras) and the south end of the subject subdivision to prevent traffic crossing the unimproved portion of Messina Drive. These barriers will be maintained by the developer and after 6 months from the date of certificate of occupancy should they be inadequate at preventing traffic from crossing the unimproved portion of Messina drive, the Developer shall submit the TIA and implement its recommended improvements. b. The deceleration lane be extended at the cost of the developer, as determined by the Public Works Department and NMDOT Access Management Requirements and the developer will bear any costs associated with relocating street lights or other utilities to accommodate this extension. c. Any further development of the site will require a Traffic Impact Analysis. d. That access shall be maintained to the retention pond for Wilshire Estates Subdivision Number 11, Replat A, as identified in previous conditions for petitions ZC 08-15 and ZC 13-01. 5 6 7  COMMENT SUMMARY SUP 14-14 – 3701 MESSINA DRIVE Deadline: October 28, 2014 City of Farmington Departments CD Director – Mary L. Holton Comments are incorporated in the staff memo. CD Addressing – Planning Division No Comments CD Chief Building Inspector – Leo Hardie No Comment CD Metropolitan Planning Organization No comments from the MPO CD Oil & Gas Inspector No Comments City Manager’s Office – Bob Campbell No objections ELEC Customer Care Manager – Nicki Parks No Comment ELEC Engineering - Luwil Aligarbes No conflict ELEC T & D - Rodney Romero No Response Fire Department criteria will be met through the FIRE Fire Marshall – Bob Popa Building Inspection process. LEGAL Deputy City Attorney – Jennifer Breakell No Comment Code Compliance has no comment regarding this POLICE Code Compliance request.  The Farmington Police Department is concerned with the ingress and egress issues relating to traffic turning off Pinon Hills Blvd (50 mph) onto Messina to POLICE Sergeant Flores access the restaurant.  Additionally, traffic issues relating to vehicles exiting the restaurant and entering traffic on Pinon Hills. PRCA Roger Drayer No Comment from PRCA PW Engineering- Lisa Hale-BlueEyes No Response PW Engineering – Nica Westerling No Response PW Streets Superintendent - Jim Couch No Response  A TIA will be required with any future development of the site.  If Messina Drive is not connected, barriers should be installed at the end of the current extent of Messina both from the south (north of Tijeras Drive) and at the South boundary of the subdivision to mitigate off-road use of the area. The developer will be responsible for PW Traffic Engineering Admin – Gary Moore maintenance of these barriers.  The deceleration lane along Piñon Hills will be extended in length to comply with the NMDOT Access Management Requirements and any utility relocations that are required are at the cost of the developer.  Traffic Eng will require a TIA on this, as previously discussed on this parcel. 8   Left turns onto Pinon Hills would be dangerous. PW Water/Wastewater Admin – Ruben Salcido No Response Other Entities CH2MHILL OMI No Response Comcast Cable - Mark Johnson No Response New Mexico Gas Company Ronnie Owens No Response Enterprise Field Services No Response Farmington School District No Response CenturyLink – Laurence Joe No Response U.S. Post Office No Response Williams Field Services - Lloyd Bell No Response 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25  MEETING NOTES PLANNING & ZONING COMMISSION OCTOBER 30, 2014 The Planning and Zoning Commission met in a regular session on October 30, 2014 at 3:00 p.m. in the City County Chambers, 800 Municipal Drive, Farmington, New Mexico. P&Z Members Present: Chair, Joyce Cardon Shay Davis Clint Freeman Kristin Langenfeld Cheryl Ragsdale Cody Waldroup P&Z Members Absent: Rory Jacques Paul Thompson Del Washburn (Alt.) Staff Present: Mary Holton Cynthia Lopez June Markle Sam Montoia John Shepard Others Who Addressed the Debbie Limback Commission: Richard Buffington Joe Durbin Blake Barnett Call to Order The meeting was called to order at 3:02 p.m. by Chair Cardon. There being a quorum present the following proceedings were duly had and taken. Presentation of the Agenda There were no changes to the agenda. Approval of the Minutes A motion was made by Commissioner Freeman and seconded by Commissioner Ragsdale to approve the minutes of September 11, 2014 P&Z Meeting. This motion was approved unanimously by a 6-0 vote. Chair Cardon provided a brief explanation of how the meeting would be run. Those wishing to speak on a petition were sworn in by June Markle. COMMUNITY DEVELOPMENT PETITION REPORT PETITION SUP 14-13 – SPECIAL USE PERMIT FOR KEEPING CHICKENS AT 3005 CRESCENT 26 AVENUE Planning & Zoning Commission Discussion of Petition SUP 14-13 on October 30, 2014 Senior Planner Cynthia Lopez presented the staff report. Debbie and Howard Limback at 3005 Crescent Avenue are requesting a special use permit to keep twelve (12) chickens on approximately 1/3 acre which is in a single-family residential district. They will not have any roosters. Several City codes regulate the keeping of animals. They must provide fencing and screening of the animals and they must provide for the maintenance and upkeep of the property as it concerns the animals. The petitioner provided a site plan and photographs showing the fencing, residence, other structures and the coop. Staff is recommending approval. The petitioner, Debbie Limback addressed the commission and stated that she had read the staff report. She stated that the Limbacks already have 12 chickens. Chair Cardon asked how long Ms. Limback had the chickens. Ms. Limback answered that they had two of the chickens since last November and have had the others since March. She further stated that the chickens are part of the family and that the Limback’s did not know that they needed a special use permit to keep chickens. She indicated that the chickens roam free on the property in the back yard. The petitioner’s back yard is divided into two back yards with a fence separating the areas. Chair Cardon asked Ms. Limback to show on the site plan the location of the chicken area. Commissioner Freeman asked about the chickens that the Limbacks got in November. Ms. Limback stated that they bought 3 chicks (were supposed to be hens) but later found out that one was a rooster. They got rid of the rooster. They bought six more chicks in March. Commissioner Freeman asks why they had twelve (12) chickens. Ms. Limback stated that the granddaughters are in 4H and that the grandchildren were supposed to take some of the chickens. Commissioner Freeman asked how code compliance got involved. Ms. Limback stated that she is not sure, she believes the neighbors weren’t sure if they could have chickens. She did try to get letters of support from the neighbors. She has three written support letters and she provided a petition from neighbors in support. She had another support letter from the neighbors behind, Melanie Lewis. Commissioner Cardon asked if chickens make a lot of noise. They make a clucking noise only after they lay their eggs. They usually make a cluck in their excitement and then get quiet. Ms. Limback showed a picture of what they do most of the day, which is lounge on the back porch. They are not as loud as the dogs. Commission Freeman asked about the comments from the police department regarding the safety of the chickens. Ms. Limback stated that her dogs interact well with the chickens and they keep the cats out of the yard. The fences are tall enough that the chickens cannot jump out. Commissioner Cardon asked the petitioner to explain the care and cleanliness of the chickens. Ms. Limback explained that once each month they clean out the entire coop and replace the insect killer and bedding. They pick up the chicken droppings 4 to 5 times a day. They keep the chicken droppings to utilize as fertilizer. Richard Buffington of 3001 Crescent spoke in opposition to the petition. There is one house between his property and the Limbacks. He is opposed because he feels that the keeping of farm animals is not appropriate in a residential district. Commissioner Cardon asked if he could hear the chickens or do they have any other effect on your property. Mr. Buffington responded that he does not hear the chickens nor does he smell them. As a realtor he is more concerned 27 about his property values and expects that farm animals do not meet the zoning and rules of the City. Joe Durbin of 3002 Northwood Circle spoke in opposition to the petition. He pointed out that his home is southwest of the Limbacks. Mr. Durbin’s concern was that chickens attract skunks. Commissioner Cardon asked Mr. Durbin if he can hear the chickens. This area has had and continues to have a skunk problem. Mr. Durbin lives next door to Larry & Melanie Lewis and he understands that they wrote a letter in support. The Lewis’s are never home and they don’t hear their own dogs when they are at home. Commissioner Freeman asked what the correlation is between skunks and chickens. What’s the draw? Mr. Durbin used to live on a farm and he stated that skunks can smell chickens from a mile away. Commissioner Freeman asked Mr. Durbin how long he has lived at this address and has the skunk problem increased since the chickens came. Mr. Durbin responded that he has lived here since 1968. We have had a skunk problem here for a long time and he did not know if the problem got worse since the chickens came. Commissioner Cardon asked if Mr. Durbin has asked the City for help with the skunk problem. He responded that he has called but the City has so many rules about trapping the skunks that it is no help. No other parties wished to speak for or against the petition and the petitioner did not elect to cross-examine. Commissioner Cardon closed the public hearing and, with no more questions or comments from commissioners, she asked for a motion. Planning & Zoning Commission Action of Petition SUP 14-13 on October 30, 2014 A motion was made by Commissioner Davis and seconded by Commissioner Waldroup to approve Petition SUP 14-13, a request by Debbie and Howard Limback for a special use permit, to keep chickens at a single-family at 3005 Crescent Avenue. The motion passed unanimously by a 6-0 vote. AYE: Chair Cardon, Commissioners Davis, Freeman, Langenfeld, Ragsdale, and Waldroup NAY: None ABSTAINED: None ABSENT: Commissioners Jacques, Thompson, and Washburn Motion passed 6-0 COMMUNITY DEVELOPMENT PETITION REPORT PETITION PFP 14-01 - PRELIMINARY PLAN FINAL PLAT FOR SAN JUAN REGIONAL MEDICAL CENTER REPLAT B Planning & Zoning Commission Discussion of Petition PFP 14-01 on October 30, 2014 Senior Planner Cynthia Lopez presented the staff report. The preliminary final plat for petition PFP 14-01 is a request from San Juan Regional Medical Center represented by Cheney- Walters-Echols for a three lot subdivision on 10.08 acres. This parcel has OP Office Professional zoning. Ms. Lopez referred to the site plan indicating the existing parcel and showing the proposed new property lines. This lot is part of a larger medical complex and has two existing buildings on the lot. The subdivision will create a lot for each building with a vacant remainder lot. 28 This plat went through a preliminary plat and a final plat process in the past but was never recorded. It therefore expired. This is the reason we are now processing the plat as a preliminary final plat. Staff recommends approval. Commissioner Langenfeld inquired if there are any changes to the original plat and wanted clarification that the original plat had just expired. Ms. Lopez responded that there were no changes to the originally approved final plat. The only change was that the plat had expired. Commissioner Freeman asked if the zoning will stay the same and all we are doing is subdividing to create additional lots. Ms. Lopez responded that the zoning will stay the same and that this is the process for subdividing a commercial property. Neither the petitioner nor the petitioner’s representative were present at the meeting. The board decided to move forward without their representation. Blake Barnett of 2208 Ranch Drive and President of the Cottonwood Homeowners Association spoke about his concerns regarding traffic flow on Farmington Avenue. Mr. Blake’s home is on the northwest corner of Ranch Drive and Farmington Avenue. They share Farmington Avenue with the medical complex. There is already heavy traffic flow on the street and the medical center has an access onto Farmington Avenue from their parking lot. However, they cannot turn left onto Farmington Avenue from this access and must turn right, than make a U-turn to exit onto 30th Street. He is not against the petition but he came to the P & Z meeting to get his concerns on the record. He suggested that the median that blocks the left turn from this access point be cut to allow the left turn. He also pointed out that oil and gas trucks use this portion of Farmington Avenue to access the dirt roadway to well sites to the north. Pedestrians from the neighborhood use the area for walking and to walk their dogs in the area. He requested that the medical complex use the 30th Street access for ingress and egress to the sites created by this plat. Commissioner Freeman asked is there a median that blocks the left turn from the parking lot onto Farmington Avenue. Mr. Blake feels that the median should be split to allow the left turn. Commissioner Freeman stated that none of the houses actually face Farmington Avenue. They have access to other streets. So Farmington Avenue is really an arterial and good road for access for everybody into the future. No people backing out of driveways onto the street. Mr. Blake was concerned that the medical complex could put parking along Farmington Avenue which would allow backing into the street. Senior Planner Lopez addressed this concern. The zoning code does not allow commercial properties to back into a collector or arterial street. Chair Cardon suggested that the homeowners association address their concerns in a statement to the medical center and the owner’s representative. As for the median cut that should go to the City. Community Development Director Mary Holton stated that Farmington Avenue is an arterial and recommended that the median concern needs to be addressed to the Public Works Department. With no other citizens from the audience who wanted to address this petition, Chair Cardon closed the public meeting. There were no questions and no discussion from the commission and Chair Cardon called for a motion. Planning & Zoning Commission Action of Petition PFP 14-01 on October 30, 2014 A motion was made by Commissioner Freeman and seconded by Commissioner Ragsdale to approve Petition PFP 14-01, a request by San Juan Regional Medical Center, represented by Cheney-Walters-Echols, Inc., for the Preliminary Plan and Final Plat for the San Juan Regional Medical Center North, Replat B, a 3-lot subdivision of 10.08 acres located north of 30th Street and east of Farmington Avenue. The motion passed unanimously by a 6-0 vote. AYE: Chair Cardon, Commissioners Davis, Freeman, Langenfeld, Ragsdale, and Waldroup 29 NAY: None ABSTAINED: None ABSENT: Commissioners Jacques, Thompson, and Washburn Motion passed 6-0 Business from the Floor: There was no business from the Floor. Business from the Chair: Chair Cardon thanked all for their attendance. Some of the Planning and Zoning Commission meetings in November or December have been canceled for the holidays. Business from the Members: There was no business from the Members. Business from Staff: Senior Planner Lopez advised the commissioners that the UDC changes discussed previously had gone to City Council for final approval and were approved. These changes included : Barber Shop/Beauty Shop allowed in OP with conditions NBU unit requirements in the subdivision regulations Allowing similar uses for Industrial and Planned Industrial Parks Vehicle repair language changed to state no repairs within 200 feet of a residential use in a residential district Revocation language of special use permits added into the code Senior Planner Lopez reiterated that the Commission meetings of November 27 and December 25 were cancelled since they fell on holidays. These cancellations had been previously voted on and approved by the Commissioners. Chair Cardon said the Petitions that had been discussed today would go to City Council on November 11, 2014. Adjournment: The Planning and Zoning Commission meeting of October 30, 2014 was adjourned at 3:35 p.m. Joyce Cardon June Markle Chair Administrative Aide, MPO 30