Planning & Zoning

A GENDA Planning & Zoning Commission City Council Chambers – 800 Municipal Drive May 25, 2017, at 3:00 p.m. Item Page 1 Call Meeting to Order 2 Approval of the Agenda 3 Approval of the Minutes of the May 11, 2017 P&Z Meeting 102 4 Petition No. SUP 17-32 – a request from the City of Farmington, Parks, 2 Recreation and Cultural Affairs, represented by Sergio A. Meza of GC/SJCF Architects, for a Certificate of Appropriateness for the remodel of the Civic Center in the MU Mixed Use District with a Residential Preservation Overlay for property located at 200 W. Arrington. (Cindy Lopez) 5 Petition No. ZC 17-33– a request from Anthony Montoya for a Zone Change from 23 LNC PD Local Neighborhood Commercial District with a Planned Development, to GC General Commercial, for 0.72 acres located at 5600 Mickey Drive. (Helen Landaverde) 6 Petition No. SUP 17-36 – a request from ABC Concrete, represented by Nathan 39 A. Barton of Wasteline6, for a Special Use Permit for Mining and Extractive Uses prior to allowing a permanent Asphalt/Concrete/Redi-mix Plant located on 9.5 acres of land on the east side of Troy King Road approximately 1500 feet south of 7 Twin Peaks Boulevard. (Cindy Lopez) Petition No. SUP 17-37 – a request from Cooper Ridge Church, formerly First 79 Assembly of God, represented by Chad Germany, for a daycare to be located in the church in the RE-1 Residential district at 805 Saguaro Trail. (Helen Landaverde) 8 Business from: Floor: Chairman: Members: Staff: 9 Adjournment The recommendation of the Planning and Zoning Commission is scheduled to be considered at the City Council Meeting on Tuesday, June 13, 2017. 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 17-32 Certificate of Appropriateness for the remodel and addition at the Farmington Civic Center STAFF REPORT, February 16, 2017 PROJECT INFORMATION Applicant City of Farmington-Parks, Recreation and Cultural Affairs Representative Sergio A Meza of GS/SJCF Architects Date of Application April 20, 2017 A Certificate of Appropriateness for the remodel and addition to the Farmington Civic Center in the MU/RPO Requested Action Mixed Use zoning district with a Residential Preservation Overlay. Location 200 W. Arrington Street Existing Land Use Farmington Civic Center MU/RPO Mixed Use zoning district with a Residential Existing Zoning Preservation Overlay and GC General Commercial North: MU/RPO Mixed Use zoning district with a Residential Preservation Overlay, Mixed Use South: GC General Commercial, Parking Lot Surrounding Zoning / East: MU/RPO Mixed Use zoning district with a Residential Land Use Preservation Overlay, Mixed Use West: MU/RPO Mixed Use zoning district with a Residential Preservation Overlay, Mixed Use Notice Publication of Notice for public hearings of the Planning and Zoning Commission appeared in the Daily Times on Sunday, May 7, 2017. Property owners within 100 feet were sent notice by certified mail on Wednesday, May 3, 2017 and a sign was posted on Friday, May 12, 2017. Staff Planner Cynthia Lopez, Planning Manager 2 Project Description: The City of Farmington’s Park, Recreation and Cultural Affairs is requesting a Certificate of Appropriateness for the remodel and addition proposed for the Farmington Civic Center at 200 W. Arrington. The City owns several parcels of land at this location. The southern-most properties are in the GC General Commercial District and do not require the approval of a Certificate of Appropriateness. The northern-most properties are in the MU/RPO Mixed Use District with a Residential Preservation Overlay. The Farmington Civic Center was built in 1976. It is a 24,542 square foot multi- use facility. The use will continue as a multi-use facility which includes meeting rooms, a performing and visual arts theater, exhibit halls, lobby, kitchen and outdoor amphitheater. The City of Farmington purchased the Daily Times Building on the corner of Allen and Arrington and the building has been demolished. Off-street parking for the Civic Center is across Arrington to the south and on the west across Behrend. Some on-street parking is along Allen, La Plata and Behrend. Applicability of the Residential Preservation Overlay (RPO) standards include “an addition to an existing nonresidential building, or an interior or exterior remodeling of any existing building equal to 50 percent or more of the building’s value.” The district standards state “In addition to standards of the underlying zoning district and other applicable standards of this UDC, all development in the RPO district shall be subject to the approval of a “Certificate of Appropriateness” in accordance with the procedures of section 8.9, special use permits…” The remodel of the Farmington Civic Center consists of exterior and interior work for the exhibit hall buildings and for the theater building (see attached description of work). The exhibit hall will also receive a new 5,500 gross square foot addition to the ballroom which will bring the seating capacity to 620. The remodel will include updates to the meeting rooms, kitchen, existing administrative offices, restroom areas, lobby and theater. The existing ballrooms will receive new roofing and HVAC work. The exterior walls will receive patching of damaged wall areas, as well as, a new color scheme. Landscaping renovations will include new outdoor trellises on the south side of the exhibit hall and the theater, as well as new landscaping for the south lawn area. Five ADA parking spaces will be added to the east along Allen Avenue. This project is in the Metropolitan Redevelopment Area of the City. The concept plans were reviewed by the Metropolitan Redevelopment Agency on July 21, 2016 and October 27, 2016. This final design will be reviewed by the MRA on May 18, 2017, prior to being heard by the Planning and Zoning Commission on May 25, 2017, but after the printing of this report. Staff will advise the Planning and Zoning Commission on their recommendation verbally at the P & Z Meeting. 3 STAFF ANALYSIS 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: 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 interior remodel of the Farmington Civic Center will have no adverse effect on the surrounding properties. The landscaping upgrades on the south side of the Civic Center are in the GC General Commercial District and are not required to get a Certificate of Appropriateness. The exterior walls of the buildings will receive patching of damaged wall areas, as well as a new color scheme. These repairs and new color scheme will minimally affect the neighborhood. The addition to the exhibit hall will be on the north side of the existing exhibit hall. The addition will be of the same massing, scale and general size of the existing building, which will not adversely affect the neighborhood. 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 addition to the north is of the same massing, scale and general size as the existing building, which will be harmonious with the character of the area. The landscaping upgrades on the south will complement and improve the visual appearance of the Civic Center improving the surrounding 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. The new addition and landscaping will not have negative impacts to the area. 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 Farmington Civic Center has access and is currently using City facilities, including water and sewer, parking facilities and public services. The area is surrounded on four sides by public roads (Arrington, Behrend, Allen and La Plata. 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. 4  The 2020 Future Land Use Plan of the Farmington Comprehensive Plan identifies the subject property as Mixed Use. One of the goals of the Comp Plan is: “Provide high quality facilities, programs and personnel dedicated to meeting the recreational and cultural enrichment needs and desires for the greater Farmington Area.” Objective 9.5 states “Expand the Civic Center as recommended by Civic Center Improvement Task Force.” 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 Farmington Civic Center and the surrounding properties owned by the City of Farmington are sufficient to mitigate impacts on the surrounding area. 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. The petitioner provided a site plan that conforms to standards of Section 8.5. ISSUES Community Development Director – Mary Holton-599-1285 • The MRA Commission needs to consider this petition and make a recommendation to the P&Z and the City Council. Electric Engineer – Luwil Aligarbes-599-8321 • There is an existing PM Transformer where the new exhibit hall will be built. Pad mounted transformer needs to be relocated or removed before construction starts. Please see attached drawing. Water/Wastewater Project Engineer – Manuel Tso-599-1315 • Please submit utility & landscape plan for review/comment to Water/Waste water Department. Submit utility and landscape plan during design. Parks, Recreation and Cultural Affairs – Cory Styron-599-1402 • We support the civic Center expansion as designed. STAFF CONCLUSION Staff concludes that approval of SUP 17-32 is appropriate. The interior renovations of the Farmington Civic Center will have no effect on the surrounding area but will have significant positive effects of the citizens of Farmington in the enjoyment of their facility. The exhibit hall expansion is of the same massing, scale and general size of the existing building, which will have little or no impact on the area. The exhibit hall addition and landscaping improvements will minimally affect the surrounding property owners and will be a welcome improvement to the pride of the community. STAFF RECOMMENDATION The Community Development Department recommends approval of Petition SUP 17- 32, a request from the City of Farmington-Parks, Recreation and Cultural Affairs Department, represented by Sergio A Meza of GS/SJCF Architects, for a Certificate of Appropriateness for the Farmington Civic Center renovations located at 200 W. 5 Arrington Street in the MU/RPO Mixed Use District with a Residential Preservation Overlay. 6  N Aerial Map showing MU Mixed Use area of the Farmington Civic Center 7  MU GC Zoning Map N 8 9 10 11 12 13  N 14 15 16 17 18 19 20 21 22  COMMUNITY DEVELOPMENT PETITION REPORT PETITION ZC 17-33 Zone Change from PD LNC Planned Development Local Neighborhood Commercial to GC General Commercial 5600 Mickey Drive A. STAFF REPORT, May 16, 2017 PROJECT INFORMATION Applicants Linda and Anthony Montoya Representative Linda and Anthony Montoya Date of Application April 20, 2017 Zone Change from LNC PD, Local Neighborhood Requested Action Commercial Planned Development to GC General Commercial 5600 Mickey Drive, Lot 2 Block 3 Greenacres Location Subdivision Replat B (R4001158) Existing Land Use Shopping Center LNC PD, Local Neighborhood Commercial Planned Existing Zoning Development Surrounding Zoning North: SF-A PD Single-Family Attached Planned and Land Use Development/vacant South: SF-7 Single Family /vacant East: GC General Commercial/shopping center West: OP Office Professional/vacant Notice Publication of Notice for public hearings of the Planning and Zoning Commission appeared in the Daily Times on Sunday, May 7, 2017. Property owners within 100 feet were sent notice by certified mail on Wednesday, May 3, 2017 and a sign was posted on Friday, May 12, 2017. Staff Planner Helen Landaverde, Associate Planner Project Description: The petitioner is requesting a zone change from Local Neighborhood Commercial Planned Development (LNC PD) to General Commercial (GC) for 0.72 acres of land located at 5600 Mickey Drive (R4001158). The surrounding properties are zoned Single-Family Attached Planned Development (SF-A PD), General Commercial (GC) and Office Professional (OP). There is a shopping center on the property. The owner would like to change the zone to GC to allow for other commercial uses that are less restrictive at this location for potential commercial tenants; more specifically a mortgage 23 company. The property adjacent to the east is General Commercial (GC) and there are other GC District areas along East Main Street. The proposed zone change is consistent with the Comprehensive Plan for Commercial Land Use and meets the following listed guidelines and considerations found in Chapter 4-4: (1) Businesses should be…accessible from residential areas; (2) Commercial uses should be concentrated in nodes along major thoroughfares and intersections; and (3) There should be a mixture of shopping malls, commercial strip centers, freestanding commercial sites, and neighborhood stores. Additionally, the proposed zone change complies with the following objectives and actions of the Comprehensive Plan: “Objective 4.1: Assure the provision of a variety of different land use types in suitable locations, densities, and patterns while avoiding mixing of incompatible uses in close proximity to each other.” “Objective 4.5: Support the development of vibrant and viable commercial areas with a variety of uses.” “Action 4.5.1: Concentrate new commercial development in clusters at major intersections and other appropriate locations as opposed to scattered and/or “strip” development.” “Action 4.7.2: Encourage neighborhood and general commercial development along roadway corridors to provide buffers when adjacent to residential neighborhoods.” Zoning History: Petition No. 1770 The proposed zone change for 5600 Mickey Drive, Lot 2 Block 3 Greenacres Subdivision Replat B was a previous zone change, Petition No. 1770. Petition No. 1770 changed the zoning for the subject property from the R-1A, Residential Single Family District to the C-1/PUD, Local Commercial Planned Unit Development in the previous zoning code. With the adoption of the 2008 UDC this zoning designation becomes LNC Local Neighborhood Commercial with a PD Planned Development overlay. General Commercial District (UDC Sec. 3.13): The general commercial (GC) district is intended to accommodate existing commercial uses along thoroughfares. It may also be used to accommodate new development proposals. In all cases, new development in the GC district should be adequately served by infrastructure. The GC district is intended to implement the planning policies of the comprehensive plan’s “Commercial” land designation. 24 STAFF ANALYSIS Section 8.7.4 of the UDC outlines Issues for consideration in determining a proposed zone change as follows: A. Is the proposed zoning consistent with the Farmington Comprehensive Plan? The zone change request is General Commercial (GC). The proposed zoning is consistent with the Comprehensive Plan for Commercial Land Use (Chapter 4-4) and the 2020 Future Land Use Plan Figure 4.2. The proposed zone change meets the following guidelines and considerations of the Comprehensive Plan: (1) Businesses should be…accessible from residential areas; (2) Commercial uses should be concentrated in nodes along major thoroughfares and intersections; and (3) There should be a mixture of shopping malls, commercial strip centers, freestanding commercial sites, and neighborhood stores. B. Is the proposed zoning and land use(s) compatible with the present zoning and conforming uses of nearby property and the character of the neighborhood? The property to the north comprises of single family residential uses. Properties to the west and south are vacant and undeveloped. Those properties are zoned Office Professional (OP) and Single-Family (SF-7). The property to the east is zoned General Commercial (GC) and there is an existing shopping center on the property. The proposed zoning for this property is compatible with the present zoning and character of the neighborhood. The Comprehensive Plan recommends Commercial Land Use for the subject property; commercial uses should be accessible from residential areas, be located along major thoroughfares and intersections, and be a mixture of commercial centers/sites. The petitioner is proposing a zone change in order to allow other commercial uses on the subject property that are less restrictive such as a mortgage company. C. Will there be adverse impacts; and/or can any adverse impacts be adequately mitigated? There should be no adverse impacts. The shopping center exists. There are clusters of commercial areas along East Main Street, a principal arterial, and the Comprehensive Plan recommends Commercial Land Use (office, retail, and service activities) for this property. D. Is the proposed density and intensity of use permitted in the proposed zoning district? The GC District does not have setbacks and no minimum lot area requirements. There is an existing shopping center on the property. The 25  size of that structure is approximately 6,025 sq. ft. The petitioner is proposing a zone change to allow other commercial uses on the subject property, more specifically a mortgage company. The proposed use should not generate more traffic than what is associated with mortgage companies in the GC District. The requested zone change to GC District will permit a variety of commercial uses including intense uses; however, any commercial use allowed in the GC District must comply with UDC use regulations and off- street parking regulations. E. Is the site physically suitable for development of uses and density permitted by the proposed zoning district? The subject property has already been developed and there is a shopping center on the property. Any future demolition and redevelopment will need to meet established requirements of the zone district. F. Are adequate public facilities and services available to serve development for the type and scope suggested by the proposed zone? If utilities are not available, could they be reasonably extended by the applicant? Is the applicant willing to pay for the extension of public facilities and services necessary to service the proposed development? There is an existing building, a shopping center, on the property. Public facilities have been provided. G. Does the proposed change constitute “spot zoning” as defined in Article 11, definitions? Article 11 defines “spot zoning” as “Where a particular tract within a larger area is specifically zoned so as to impose upon it restrictions not imposed upon the surrounding lands, or grant to it special privileges not granted generally, not done in pursuance of the Comprehensive Plan.” The proposed zone change for the subject property is consistent with the Comprehensive Plan. The request zone change to GC is compatible with the character of the area and will not be detrimental to the surrounding neighborhood. There are clusters of commercial and GC areas along East Main Street and within close proximity to the subject property. The proposed zone change will not be a spot zone. 26 STAFF CONCLUSION Staff concludes that the proposal does not constitute a spot zone and will not adversely impact the area. The proposed use for this property is consistent with the Comprehensive Plan and 2020 Future Land Use Plan. Approval of ZC 17-33 is appropriate. STAFF RECOMMENDATION The Community Development Department recommends approval of Petition ZC 17-33, a request from Linda and Anthony Montoya, for a zone change from the Local Neighborhood Commercial Planned Development (LNC PD) District to the General Commercial (GC) District for property located at 5600 Mickey Drive. 27 EXHIBIT A 28 Photo of subject property EXHIBIT B 29 EXHIBIT C 30  PLANNING MEMO COMMENTS SUMMARY ZC 17-33 5600 MICKEY DR Deadline: 5/2/17 City of Farmington Departments CD Parcel R4001158 consists of .72 acres, is recorded as GREENACRES SUBDIVISION REPLAT B LOT 2 BLOCK 3 B.1234 P.656 B.1332 P.95, is zoned PUD/C-1(now LNC), and is governed by the findings of fact for Petition #1770. Parcel R4001840 consists of .35 acres, is recorded as Director – M. Holton SHEA HEIGHTS NO.2 REPLAT A LOT 28A B.1348 P.554, and is zoned GC (The GIS Map is incorrect and needs to be revised as it shows PD. However, it is not located within the Shea Heights PD). Because it is already zoned GC, it should be deleted from this petition. CD Addressing – Planning Division CD Chief Building Official – D. Childers No comment CD Long Range Planner CD MPO – D. Garcia CD Oil & Gas Inspector – L. Simms CITY City Manager’s Office – J. Baird No comment ELEC Customer Care Manager – L. Richardson ELEC Electrical Engineering – L Aligarbes No conflict ELEC T & D – R. Romero FIRE Fire Captain – D. Doudy FIRE Fire Marshall – B. Vega The property currently appears to be general LEGAL City Attorney – J. Breakell commercial, therefore Legal has no comment. LEGAL Deputy City Attorney – R. Frost POLICE Code Compliance – T. Johnston POLICE Sergeant – P. Flores PRCA C. Styron No comment PW City Engineer – N. Westerling PW Engineering – T. Sitta No comment PW Streets Superintendent –J. Couch PW Traffic Engineer – C. Trask PW Water/Waste Water – M. Tso No comment 31 Other Entities New Mexico Gas Company – L. Moore No comment CenturyLink – D. Willato No comment Enterprise Field Services Comcast Cable – M. Johnson CH2MHILL OMI – R. Rosen Field Services Farmington School District – C. Lyons EXHIBIT D 32 EXHIBIT E 33 EXHIBIT F 34 EXHIBIT G 35 36 EXHIBIT H 37 EXHIBIT I 38 39  COMMUNITY DEVELOPMENT PETITION REPORT PETITION SUP 17-36 Special Use Permit to allow Mining and Extraction prior to allowing a permanent Asphalt/Concrete/Redi-Mix Plant STAFF REPORT, May 25, 2017 PROJECT INFORMATION Applicant ABC Concrete Representative Nathan A. Barton of Wasteline6 Date of Application April 25, 2017 The Community Development Department has received a request for a Special Use Permit to allow mining and extraction prior to establishing a permanent Requested Action Asphalt/Concrete/Redi-mix Plant in the IND Industrial District on 9.5 acres of land along Troy King Road south of Twin Peaks Boulevard. On the east side of Troy King approximately 1500 feet Location south of Twin Peaks Boulevard Existing Land Use Vacant Existing Zoning IND Industrial North: GC General Commercial/Vacant South: IND Industrial/Vacant Surrounding Zoning / East: GC General Commercial/Vacant Land Use West: PIP Planned Industrial Park/Vacant Southeast: SF-MH Single-family Mobile Home/Mobile Home Residential Notice Publication of Notice for public hearings of the Planning and Zoning Commission appeared in the Daily Times on Sunday, May 7, 2017. Property owners within 100 feet were sent notice by certified mail on Wednesday, May 3, 2017 and a sign was posted on Friday, May 12, 2017. Staff Planner Cynthia Lopez, Planning Manager Project Description: The petitioner is requesting a Special Use Permit for mining, extraction, processing and storage of aggregates (construction materials: sand and gravel) while the site is being 40 graded (including cut and fill) to prepare the site for a permanent industrial use as a concrete manufacturing facility. The proposed area of operations of the Mining and Extractive Use is in the northeast corner of the site, approximately ¼ mile (1320 feet) from the area to the southwest that is used as residential (Mobile Home Park). However, the northern residential property line of the mobile home park is directly across Troy King Road from ABC Concrete’s southern property line. Troy King is 100 feet wide at this location. Pursuant to Table 2.3 Mining and Extractive Uses and Asphalt, Concrete or Redi-Mix Plants both require a Special Use Permit. Section 2.4.30 Mining and extractive uses conditions are as follows: • Minimum lot area: 5 acres • Such uses shall be operated in accordance with the requirements of section 5.11, operational performance standards and Municipal code, Chapter 12 (noise, smoke and particulate matter, odorous matter, fire and explosive hazard material). • All proposals for oil or gas refining shall be referred to the Oil and Gas and Geologic and Engineering Hazards Advisory Commission for recommendation in accordance with the provisions of the Municipal Code, Chapter 19. • Compliance with bonding, revegetation, and reclamation requirements of the New Mexico Energy, Minerals, and Natural Resources Department. Section 2.4.9 Asphalt, concrete or redi-mix plants conditions are as follows: • Minimum lot area: 5 acres • Minimum setbacks (all sides): 100 feet • The above minimum setback shall be from any residential zoning district or lot containing a residential use for all activity areas, including driveways and on-site roads. • The City may specify the times of operation. • All internal roads shall be maintained in a dust-free condition. The access drive from the site shall be paved with a surface of asphalt or concrete for a distance of at least 100 feet from the right-of-way of the public road from which access is taken. Provision shall also be made to remove dust, dirt, mud or other debris from the vehicles before they leave the site. • Provisions shall be made for the on-site reduction and containment of dust and other particulate matter. • The site shall have frontage on and access to a collector or arterial street, provided the authority with jurisdiction over the subject road may approve alternative access. • All such plants shall be subject to the limitations on noise, dust, fumes, odors, etc. of section 5.11, operational performance. The property for the proposed Mining and Extractive Use in preparation for a Concrete Manufacturing Facility owned by ABC Concrete is 9.5 acres with approximately 724 feet of frontage on Troy King Road. The owners are currently negotiating with the adjacent property owner to the east and north to buy some or the entire 28.96 acre site, to allow for coordinated grading and use. 41 The process of excavating the material will include the use of small, portable/mobile equipment (tracked, self-propelled crusher, screen, and wash units). The material will be stockpiled on-site. Front-end loaders and excavators will be used to load materials on haul-trucks to take materials off-site. Once operations have ceased the petitioner will re-seed disturbed areas. In April of 2014 a Special Use Permit was reviewed and approved by City Council for an Asphalt/Recycling Plant at 4100 Twin Peaks Boulevard. The Asphalt/Recycling Plant is approximately 690 feet from the nearest property line for this site. The Asphalt/Recycling Plant was approved to crush chunk asphalt and concrete, clean the product, separate rebar for the scrap yard, and make crushed product into hot mix and crushed millings on 14.42 acres of land. The applicant has submitted an Air Quality Application with the State as of April 25, 2017. This application includes a Storm Water Application. STAFF ANALYSIS 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: H. 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 applicant is in negotiations with the property owner to the north for the purchase of land or for use of the north property to move equipment due to the terrain. The location of all excavation and hauling is proposed to be in the northeast corner of the property at the farthest location from the residential uses across Troy King to the southwest. The petitioner intends to berm and fence the property along Troy King for access control. They expect to use a base-course access road to the stockpile areas, which will not be a permanent road, but used only during grading, cut and fill activities. The owner will submit a permanent road design when the manufacturing operations are located on this site. The applicant will apply water and dust control chemicals during excavation and hauling as per NMED AQB requirements. I. 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 properties to the north, south, east and west are vacant. The site plan shows the proposed excavation, crushing and screening area in the northeast corner of the property and covers more than 70,000 square feet of the area. The plan shows an earthen berm along Troy King Road with the haul road and gate at the southwest corner of the property. The haul road runs from the southwest corner of the property diagonally across the property to the northwest corner of the property where the activities are located. The haul road crosses the arroyo about mid-point on the property. The excavating area of the property is surrounded by the GC General Commercial property to the north and east (proposed to be self-storage and mini-warehouses). It is 42  approximately 690 feet from the approved Asphalt/Recycling Plant to the north. The excavation, crushing and screening site is approximately 971 feet from the nearest mobile home to the southwest. The haul road accesses Troy King 530 feet from the nearest mobile home. J. 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. The petitioner is proposing to locate all of the excavating, crushing and screening activities to the northeast corner of the site which is the furthest location from the residential mobile homes to the southwest. The property will have an earthen berm along Troy King to mitigate impacts to the residences and to vehicles on Troy King. The adjoining properties to the north, south, east and west are vacant. The property to the north is proposed to be a self-storage/mini-warehouse use, which should not be impacted by this proposal. The petitioner proposes to operate crushing and screening operations during daylight hours (7am to 7pm) with no operations on Sundays. No lighting is anticipated and no glare is expected. Noise is expected to be 50 dBA or less at all property boundaries unless written permission is granted by adjacent landowners for higher limits. K. 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 use as an asphalt/concrete plant requires the access drive from the site to be paved with a surface of asphalt or concrete for a distance of at least 100 feet from the right-of- way of the public road from which access is taken. The petitioner is proposing to use a cattle guard or 2 inch 30 x 60 clean gravel at the gate entrance to Troy King in order to provide for the removal of dust, dirt, mud or other debris from the vehicles before they leave the site while operating as a mining and extraction use. During the mining and extraction operations, the petitioner is proposing to bring water onto the site for washing and dust control purposes. They may require a water tap from the city in the future. Waste water generated by washing/screening or for other uses will be treated and evaporated on-site. Portable chemical latrines will be used for operations on site during the mining and extraction. In the future sanitary sewer may be requested. The petitioner is proposing to discharge storm water into the arroyo. Solid waste is proposed to be disposed of in permitted landfills. L. 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 2020 Future Land Use Plan of the Farmington Comprehensive Plan recommends the area as Light Industrial and Commercial. Mining and extraction and Concrete Plants are a heavier type of industrial use. However, the land parcels in the area are large and mostly vacant and this use should not adversely affect the other parcels. Also, there is 43  an Asphalt/Recycling Plant that was approved by City Council in April 2014 to the north of this property. M. 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. According to Section 2.4.9 Asphalt, concrete or redi-mix plants and Section 2.4.30 Mining and extractive uses the required parcel sizes for these uses is 5 acres. This parcel is 9.5 acres. The petitioner is negotiating with the property owner to the north and east to purchase or lease more land. N. 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. The petitioner provided a site plan for the mining and extraction use. The petitioner is proposing the mining and extraction use as a temporary use prior to establishing a permanent concrete plant on site. A site plan for the concrete plant has not been submitted. Site Plan Review – Section 8.5 of the UDC 8.5.1 Applicability A. Prior to development of any nonresidential or multifamily development, a site plan shall be approved in accordance with the requirements of this section. B. No development described in paragraph A, above shall be lawful or permitted to proceed without final site plan approval. C. The site plan approved as part of a special use permit, planned unit development (PUD) or planned development (PD) shall be considered a site plan approval. Although the site plan has been submitted for the mining and extractive uses on this site, no site plan has been submitted for the concrete plant operations. ISSUES Community Development Director – Mary Holton-599-1285 • Neighboring properties, including existing and future uses, should be considered in the approval of locating certain equipment and materials within the site, Screening should be in full compliance with the UDC. If the SUP is approved, the proposed site diagrams should be referenced and attached to the Findings of Fact. Electrical Engineering – Luwil Aligarbes-599-8321 • The FEUS has an existing 3 phase power line along Troy King Road. Just wondering if the power line needs to be raised or needs to be monitored while Mining & Extraction are taking place. Need to contact FEUS if facility is in the way of construction. Administrative Captain/Fire Department – David Doudy-599-2361 • Project will require fire hydrants along Troy King located at entrances. Engineering – Toni Sitta-599-1399 • All Industrial Storm Water Permits must be obtained and compliance maintained through the EPA. • Any subsequent development and building permits will need to comply with City of Farmington Drainage and Grading Requirements per the Unified Development Code. Water/Wastewater Engineering – Manuel Tso-599-1315 44  • Domestic water is not available for this area from Troy King Road. STAFF CONCLUSION Staff concludes that approval of SUP 17-36 is appropriate for the Mining and Extractive Uses at this site. A site plan has been submitted for the operations and descriptions of operations have also been submitted. The site will be as far as possible from the residential uses to the southwest and the owner is proposing to mitigate any adverse effects on the residents and vehicle traffic along Troy King. Properties adjacent to this site on the north, south, east and west are vacant but similar uses are established on the north along Twin Peaks Boulevard. This area is recommended on the Farmington Comprehensive Plan as industrial. STAFF RECOMMENDATION The Community Development Department recommends approval of Petition SUP 17- 36, a request from ABC Concrete, represented by Nathan A. Barton, for a Special Use Permit to allow mining, extraction, processing and storage of aggregates (construction materials: sand and gravel) while the site is being graded (including cut and fill) to prepare the site for a permanent industrial use as a concrete manufacturing facility for 9.5 acres of property located along Troy King Road approximately 1500 feet south of Twin Peaks Boulevard: with the condition that the petitioner will submit an application to the City for a Special Use Permit with a site plan for review and approval prior to establishing the permanent concrete manufacturing plant. 45  N 46 Looking northeast from the southwest corner of the property along Troy King Looking northeast from the southwest corner of the property along Troy King 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78  COMMUNITY DEVELOPMENT STAFF REPORT Petition SUP 17-37 – Special Use Permit for Day Care Center and a waiver to the outdoor play yard fence height 805 Saguaro Trail A. STAFF REPORT- May 18, 2017 PROJECT INFORMATION Applicant CooperRidge Church formerly First Assembly of God Farmington Representative Chad Germany Date of Application April 26, 2017 Approval of a special use permit for a day care center and a Requested Action waiver to the outdoor play yard fence height. Location 805 Saguaro Trail (R4005564) Existing Land Use Religious Institution/church Existing Zoning RE-1 Residential Estate District North: RE-1 Residential Estate District/Residential Surrounding Zoning South: SF-7 Single-family/Residential & East: RE-1 Residential Estate District/Well site Land Use West: RE-1 PD Residential Estate District Planned Development/ Religious Institution Publication of Notice for public hearings of the Planning and Zoning Commission appeared in the Daily Times on Sunday, May Notice 7, 2017. Property owners within 100 feet were sent notice by certified mail on Wednesday, May 3, 2017 and a sign was posted on Friday, May 12, 2017. Staff Planner Helen Landaverde, Associate Planner Project Description The petitioner is requesting to operate a child day care center and a waiver to the outdoor play yard fence height. The proposed day care center will be in an existing building, CooperRidge Church, located at 805 Saguaro Trail (R4005564). The property is 10.8 acres. The surrounding properties are zoned residential and day care centers are allowed in the RE-1 Residential Estate District with approval of a Special Use Permit. The petitioner is proposing to initially provide care to 65-85 children and may later expand supervision to a total of 135 children. The proposed hours of operation for the day care center are Monday through Friday from 6:00 a.m. to 6:00 p.m. The petitioner is proposing to initially occupy six (6) rooms, a total of 2,831 sq. ft., and is proposing day care supervision as follow (see Table 1 and Exhibits C and J): 79 Table 1. Proposed day care center rooms and capacity. Room No. of children per room Room Size (sq. ft.) Toddlers 8 290 Crawlers (subject to change) 4 142 Sleepers (subject to change) 4 151 Engineer Pass 11 403 Cinnamon Pass & Black 23 800 Bear Pass Wolf Creek Pass & Coal 30 1,045 Bank Pass The day care will have 15 employees. Two employees will be in the Toddlers room and the remainder of the employees will be in the Cinnamon Pass and Black Bear Pass room and Wolf Creek Pass and Coal Bank Pass room. The drop-off and pick-up area will be at the main entrance on the north side of the building, south of Saguaro Trail. The drop-off area will be closed from 8:30 a.m. - 5:30 p.m. and pick-up time will be after 5:30 p.m. The entrance to the day care center other than the drop-off times will be from the east end of the building. CooperRidge Church has sufficient off-street parking available on-site for the proposed day care center (1.0 per 250 sq. ft. = 11 spaces). The petitioner is also proposing to have indoor and outdoor recreation areas. There is an existing outdoor play area with approximately 1,677 sq. ft. of space on the east side of the subject property. The outdoor play area is within close proximity to the off-street parking area and it is enclosed by a four-foot tall wrought iron fence. Pursuant to New Mexico Administrative Code (NMAC) 8.16.2.24 (J)(2) “A center will enclose the outdoor play area with a fence at least four feet high and with at least one latched gate available for an emergency exit.” 1 Pursuant to the City of Farmington UDC 2.4.16(D) Day Care Centers “Outdoor play or instruction area shall be enclosed by a fence or hedge no less than six feet in height.” The petitioner requests a waiver to the UDC required fence height of the outdoor recreation area. The petitioner is requesting a waiver to allow a four-foot tall fence for the outdoor play area. Article 13, Appendices, Section 13.4.1(B)(1) Traffic impact analysis report states: “A traffic impact analysis (TIA) shall be prepared for proposed developments, or additions to existing developments, that generate more than 100 vehicle trips during the morning or afternoon peak hour period. The city shall make the final determination regarding TIA requirements and applicable category…” 1 Title 8 Social Services, Chapter 16 Child Care Licensing, Part 2. Available at: <http://164.64.110.239/nmac/parts/title08/08.016.0002.htm> 80 It is not anticipated that the addition of 85 children in the day care will require a TIA at this time. STAFF ANALYSIS Special Use Permit Criteria – Section 8.9.4 of the UDC Section 8.9.4 of the Unified Development Code spells out the review criteria for a Special Use Permit as follows: O. 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 property is 10.8 acres and it is in the RE-1 Residential Estate District. The petitioner is proposing to operate a day care center within the existing church, CooperRidge Church, and will occupy six (6) rooms, a total of 2,831 sq. ft. The daycare will be closed on weekends. The proposed day care center, at a capacity of 85 children, is not expected to have adverse impacts on the livability of the residential area. All operating characteristics will remain the same and should not affect the surrounding neighborhood or the neighboring property. P. 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 petitioner has submitted a site plan showing the proposed rooms that will be used as a day care center (see Exhibit J). Also, a circulation plan has been provided by the petitioner (see Exhibit K). The proposed day care will be inside the existing building (CooperRidge Church) in the RE-1 Residential Estate District and the use is compatible with the surrounding area. A day care center is an allowed use with the approval of a Special Use Permit. Q. 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. The proposed day care center will be inside the church and should not create noise, glare, fumes, dust, smoke, vibration or any fire hazards. The petitioner is required to mitigate any adverse impacts to the neighborhood. R. 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, 81  and the ability of existing infrastructure and services to provide services adequately. There is an existing religious institution on the property. Adequate facilities and services are currently provided. There should be no negative impacts on existing uses in the area and/or negative impacts on public infrastructure. S. 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 Comprehensive Plan calls for this area to be residential. A Special Use Permit for a day care center in a residential district is consistent with the UDC and the Comprehensive Plan. T. 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 proposed day care center will be inside an existing building (CooperRidge Church) on the subject property. The property is 10.8 acres (470,497 sq. ft.) and the church takes up approximate 0.80 acres (34,662 sq. ft.). The minimum lot area for nonresidential uses is 87,120 sq. ft. The petitioner is proposing to provide day care services to 65-85 children with the intention to expand supervision to a total of 135 children in the future. The day care center will occupy six (6) rooms, 2,831 sq. ft. There is adequate space for off- street parking and day care drop-offs and pick-up on the property. Pursuant to New Mexico Administrative Code (NMAC) 8.16.2.21 (B)(3) 2 the required indoor activity space is 35 sq. ft. for each child. The proposed day care center would be at a capacity to provide child care to 80 children and would meet NMAC requirements. The outdoor space area is approximately 1,677 sq. ft. Any additional space for day care center purposes within the existing building or on the subject property will have to comply with (1) all applicable state requirements for day care facilities and (2) with the UDC density and dimensional standards for nonresidential uses in the RE-1 Residential Estate District. U. 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. 2 Title 8 Social Services, Chapter 16 Child Care Licensing, Part 2. Available at: <http://164.64.110.239/nmac/parts/title08/08.016.0002.htm> 82  The petitioner provided a site plan that conforms to the standards of Section 8.5 (see Exhibits J and K). STAFF CONCLUSION Staff concludes that approval of SUP 17-37 is appropriate. The petitioner’s request for a day care center and a waiver to the outdoor play yard fence height will not adversely affect adjoining properties. The petitioner has provided documents showing the location of the proposed use and the day care center should not negatively affect the surrounding neighborhood. STAFF RECOMMENDATION The Community Development Department recommends approval of Petition 17-37, a request from Chad Germany, for a Special Use Permit to allow a day care center in the RE-1 Residential Estate District for property located at 805 Saguaro Trail with a waiver to the Farmington UDC 2.4.16 requirement of a six-foot tall fence for the play yard to allow a four-foot tall fence and subject to the following conditions: A. The petitioner shall provide a copy of the child care license from the State of New Mexico to the City Clerk for Business Registration Application and for issuance of business license; B. If the day care center capacity increases over 85 children the petitioner will apply to the Community Development Department to amend the approved Special Use Permit to determine the need for a Traffic Impact Analysis (TIA). 83 EXHIBIT A 84 EXHIBIT B 85  Proposed rooms EXHIBIT C 86  Proposed outdoor play yard area Proposed drop-off and pick-up area EXHIBIT D 87  PLANNING MEMO COMMENTS SUMMARY SUP 17-37 FIRST ASSEMBLY OF GOD Deadline: 5/4/17 City of Farmington Departments CD What hours will the daycare operate, and what age groups would be accommodated? What is the anticipated timing for expansion to 135 children? The site plan, required as part of the SUP, needs to include the proposed routing of traffic from N Dustin Ave, location(s) for child drop off/pick-up at the building, and the location(s) of outdoor play areas typically required by the state agency in granting daycare licenses. The proposed indoor areas appear to be for the initial number of children, but not for the total number Director – M. Holton eventually planned. The site plan needs to reflect what is planned at buildout and requires revision & submittal prior to the P&Z consideration. It is recommended that traffic engineering review the proposed traffic impacts along Saguaro Trail, E Pinon Hills, and N Dustin Ave, including the intersections, that this proposed use would generate. If the SUP is granted, the site plan is to be referenced in and attached to the Findings of Fact. CD Addressing – Planning Division 1-The proposed rooms meet the 2015 IBC code CD requirements for the rooms that are an E - Day Care (2 ½ years and older) and I-4 Child care Chief Building Official – D. Childers facility (2 ½ years and under). 2-A building permit will be required for any addition of doors and windows and the removal or addition of walls CD Long Range Planner CD MPO – D. Garcia CD Oil & Gas Inspector – L. Simms CITY City Manager’s Office – J. Baird No comment ELEC Customer Care Manager – L. Richardson ELEC Electrical Engineering – L Aligarbes ELEC T & D – R. Romero FIRE Fire Captain – D. Doudy We have been working with Mr. Germany and FIRE Fire Marshall – B. Vega have no other comments on the permit. City Attorney – J. Breakell LEGAL EXHIBIT E 88  This property has a history with the City of LEGAL Farmington. My memory tells me there was an agreement with the owners when the property was given the initial zoning designation, or there Deputy City Attorney – R. Frost was an agreement with the developer concerning building use. I would ask the Planning and Zoning Commission inquire into this agreement and require all parties to conform to the conditions of previous agreements. POLICE Code Compliance – T. Johnston POLICE Sergeant – P. Flores PRCA C. Styron No comment PW City Engineer – N. Westerling PW Engineering – T. Sitta No comment PW Streets Superintendent –J. Couch PW Traffic Engineer – C. Trask PW Water/Waste Water – M. Tso No comment Other Entities New Mexico Gas Company – L. Moore No comment CenturyLink – D. Willato No comment Enterprise Field Services Comcast Cable – M. Johnson CH2MHILL OMI – R. Rosen Field Services Farmington School District – C. Lyons 89 EXHIBIT F 90 EXHIBIT G 91 EXHIBIT H 92 EXHIBIT I 93 Proposed rooms Site Plan EXHIBIT J 94 EXHIBIT K 95 EXHIBIT L 96 97 EXHIBIT M 98 EXHIBIT N 99 100 101  MINUTES PLANNING & ZONING COMMISSION May 11, 2017 The Planning and Zoning Commission met in a regular session on May 11, 2017 at 3:00 p.m. in the City Council 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: Ryan Brown Paul Thompson Del Washburn Staff Present: Mary Holton Helen Landaverde Cindy Lopez Karen Walker Others Who Addressed the Commission: None Call to Order Chair Joyce Cardon called the meeting to order at 3:00 p.m. 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 Davis to approve the minutes of the April 13, 2017 P&Z Meeting. This motion was approved unanimously by a 6-0 vote. Swearing in of Witnesses All parties that wished to speak on behalf of any agenda items were sworn in by Karen Walker. 102 CONSIDERATION & RECOMMENDATION Petition ZC 17-30 Zone Change from IND Industrial to MU Mixed Use 511 W. Maple Planning & Zoning Commission Discussion of Petition ZC 17-30, on May 11, 2017 Associate Planner Helen Landaverde presented the staff report for Petition ZC 17-30, a request from Brad Wenzel for a Zone Change from IND Industrial to MU Mixed Use for 0.668 acres on property located at 511 W. Maple Street. Ms. Landaverde stated that the owner would like to change the zone to MU to allow for multi- family residential uses such as apartments and tiny houses as well as some commercial use. The surrounding properties are zoned IND and are a mix of industrial and residential uses. The property is vacant and undeveloped. It is located within the Animas Neighborhood of the Farmington Comprehensive Plan and in the Animas District of the Metropolitan Redevelopment Area. The goal for the Animas District is to develop the Animas neighborhood as a mixed-use development with affordable housing, expanded medical and cultural facilities. Objective 13C.9 is to encourage mixed-use residential and commercial by allowing creative housing types. Economic-base Objective 6 of the MRA Plan, said Ms. Landaverde, is to “achieve a more sustainable mix of land uses once the area is remediated including market-rate housing and neighborhood-serving public and institutional uses…” MRA Design-Based Objective 1 encourages “private property owners to maintain and improve the condition and appearance of their properties.” Ms. Landaverde stated that the MU district is intended to accommodate low-intensity mixed-uses with a strong residential character. The proposed zoning is consistent with the Comprehensive Plan and the MRA Plan. It is compatible with the character of the neighborhood and will have no adverse effects. The property may involve environmental clean-up if it was used for storage purposes in the past, said Ms. Landaverde. The petitioner will have to provide sidewalks and other infrastructure as required by the UDC, Unified Development Code. The proposed zoning is not a spot zoning issue. Staff recommends approval of Petition ZC 17-30. Cindy Lopez, Community Development Planning Manager, mentioned that the petition was presented to the Metropolitan Review Agency (MRA) Board of Commissioners on April 20, 2017 as an information item. It will be presented to the MRA again on May 18, 2017 for recommendation before going to the May 23, 2017 City Council Meeting for approval. 103 Planning & Zoning Commission Discussion of Petition ZC 17-30, on May 11, 2017 A motion was made by Commissioner Langenfeld and seconded by Commissioner Ragsdale to approve Petition ZC 17-30, a request from Brad Wenzel for a Zone Change from IND Industrial to MU Mixed Use for 0.668 acres on property located at 511 W. Maple Street. AYE: Chair Cardon, Commissioners Davis, Freeman, Langenfeld, Ragsdale, and Waldroup. NAY: None Abstained: None Absent: Commissioners Brown, Thompson, and Washburn. Motion passed 6-0 Business from the Floor: There was no business from the Floor. Business from the Chair: There was no business from the Chair. Business from the Members: Commissioner Ragsdale said the realtors in Farmington are considering a new map for use by realtors. She asked if staff knew of any upcoming changes that might be happening for city streets in the next 6 months. Mary Holton, Community Development Director, said she was not aware of any upcoming changes. She suggested Ms. Ragsdale talk to the City’s GIS staff. Business from Staff: Ms. Lopez said SUP 17-23, a Special Use Permit for outdoor sales and display at 7204 E. Main St. was approved on consent at the April 25, 2017 City Council Meeting. Ms. Lopez stated that City Council gave permission for the legal department to draft an ordinance for the UDC Petitions to change Craft Distilleries and Chickens & Rabbits. The drafts will be heard at the May 16, 2016 City Council Work Session. Adjournment: With no further business and a motion by Commissioner Freeman and seconded by Commissioner Waldroup, the Planning and Zoning Commission meeting May 11, 2017 was adjourned at 3:22 p.m. ____________________________ _____________________________ Joyce Cardon Karen Walker Chair Administrative Assistant 104