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pc_11 17 2016 LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING MINUTE RECORD NOVEMBER 17, 2016 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being nine (9) in number. II. Members Present: Craig Berry Buelah Bynum Keith Cox Janet Dillon Rebecca Finney Scott Hamilton Troy Laha Paul Latture Bill May Members Absent: Alan Bubbus Open Position City Attorney: Shawn Overton III. Approval of the Minutes of the October 6, 2016 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING NOVEMBER 17, 2016 4:00 P.M. I. OLD BUSINESS: A. Z-9166 Naomi’s House Group Home – Special Use Permit 217 Auburn Drive II. NEW BUSINESS: Item Number: File Number: Title: 1. Z-9176 Newton Parolee/Probationer Housing Facility – Special Use Permit 1709 East 19 th Street 2. Z-9177 Newton Parolee/Probationer Housing Facility – Special Use Permit 1423 S. Elm Street 3. LA-0073 West Highland Addition (Lots 51, 52, 61 and 62) – Advanced Grading Variance North side of Kanis Road, west of Shackleford Road 4. LU16-02 Southwest Area Land Use Plan Amendment, south of Interstate 30 and west of Interstate 530; eight (8) changed areas 5. 2017 Planning Commission Calendar November 17, 2016 ITEM NO.: A FILE NO.: Z-9166 Name: Naomi’s House Group Home – Special Use Permit Location: 217 Auburn Drive Owner: Chris Henry Applicant: Eddie Ellis Proposal: A Special Use Permit is requested to allow a group home to be operated in the single family residence located on the R-2 zoned property at 217 Auburn Drive. A. Public Notification: All owners of property located within 200 feet of the site and the Briarwood Neighborhood Association were notified of the public hearing. B. Public Works Issues: No Comments. C. Staff Analysis: 217 Auburn Drive is located on the southeastern side of Auburn Drive, south of Shamrock Drive and north of West Markham Street. The property is occupied by a two-story (split-level) brick and frame single family residence. There is a two-car wide driveway from Auburn Drive at the northwest corner of the property. A two-car wide carport is located at the northwest corner of the residence. There is off-street parking for four (4) to six (6) vehicles. There is also on-street parking located along Auburn Drive. All surrounding properties contain single family residential structures and are zoned R-2. The applicant, Eddie Ellis, proposes to utilize the existing 2,663 square foot structure as a group home. The residential facility will house up to eight (8) female residents between the ages of six (6) to seventeen (17). Residents of the home will be suffering from behavioral issues or be in the need of foster care. November 17, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9166 2 The applicant provides the following information with respect to house parents/employees: • There will be two (2) staff at the home at all times. • House parent Tahara Williams has Bachelors of Social Work Degree with 7 years’ experience working with behavioral children. The applicant provides the following information regarding specific activities/services which will take place at this location: • The programs that will be provided are a structured stable day-to-day living, by protecting, teaching, and healing the children that reside in the home. The daily operation will include active participation in therapy, school and learning activities. • The girls will attend the area local and public schools unless there is a request by legal authority. Our staff will monitor the progress, academics and behavior of each child closely. • Transportation will be provided for school, doctors’ appointments and counseling by Naomi’s House Staff. • While living in the home privileges will be earned by phases. The girls will be actively involved in running the home to include planning, shopping and preparing meals, cleaning the house, planning group activities and dealing with daily conflicts. • This program will provide many opportunities for each child to learn new skills with staff support. Naomi’s House is a small setting so that each child will become familiar with staff while living in a home like environment that is comfortable and full of love. The applicant provides the following information regarding parking: • There will be 1 vehicle parked under the carport of the home which will be there around the clock due to it being a transportation van for the home. All other vehicles will only come and go during business hours. There will be no more than 3 vehicles at the home at a time. Those cars will belong to day time staff and part-time staff. The applicant also provides the following information related to the proposed occupancy: • During the school year (August through May) there will be no children at the home from the hours of 8 a.m. to 3:30 p.m. unless a child is ill November 17, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9166 3 or school is not in session for that day. School is not in session for holidays which will be Spring, Thanksgiving, and Christmas break. • During the summer months children will be attending a summer camp during the day which will be outside of the home. The site is not located on a Rock Region METRO bus route. Route #5 (West Markham Route) and Route #8 (Rodney Parham Route) run along West Markham Street to the south. Section 36-54(e) (4) of the City’s Zoning Ordinance provides the following provisions for Group Care Facilities, as adopted by the Board of Directors on September 6, 2005: 1. family care facility, group care facility, group home, parolee or probationer housing facility, rooming, lodging and boarding facility. (a) Separation, spacing and procedural requirements for family care facilities, group care facilities, group homes, parolee or probationer housing facilities and rooming, lodging and boarding facilities will be determined by the planning commission so as not to adversely impact the surrounding properties and neighborhood. Unless the commission determines that a different area is more appropriate, a neighborhood shall be defined as an area incorporating all properties lying within one thousand five hundred (1,500) feet of the site for which the permit is requested. (b) There shall be a presumption that a special use permit for a group home of 5, 6, 7, or 8 handicapped persons will be granted if all ordinance requirements are met, except that individuals whose tenancy would constitute a direct threat to the health or safety of other individuals of whose tenancy would result in substantial physical damage to the property of others shall not be allowed in such a home. (c) Issues that the planning commission will consider during its review of a family care facility, group care facility, group home, parolee or probationer housing November 17, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9166 4 facility, or rooming, lodging and boarding facility include, but are not limited to: 1. Spacing of existing similar facilities. 2. Existing zoning and land use patterns. 3. The maximum number of individuals proposed to be served, the number of employees proposed and the type of services being proposed. 4. The need and provision for readily accessible public or quasi-public transportation. 5. Access to needed support services such as social services agencies, employment agencies and medical service providers. 6. Availability of adequate on-site parking. (d) The Fire Marshal must approve the use of any structure proposed as a family care facility, group care facility, group home, parolee or probation housing facility or rooming, lodging and boarding facility. (e) Family care facilities, group care facilities, group homes and parole or probation housing facilities shall be operated within any and all applicable licensing and procedural requirements established by the State of Arkansas. According to an area survey, staff identified one (1) other approved transitional-type residential facility within 1,500 feet of the subject property. A special use permit for a group home was approved in 2013 for the property at 101 N. Plaza Drive. The applicant notes that there will be five (5) bedrooms within the residence, with the maximum residents per bedrooms as noted below. The total number of residents within the home will not exceed eight (8). • Bedroom (1) 223 square feet – 3 residents • Bedroom (2) 183 square feet – 2 residents • Bedroom (3) 191 square feet – 3 residents • Bedroom (4) 189 square feet – house parents • Bedroom (5) 335 square feet – staff office November 17, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9166 5 Section 8-406(a) of the City’s Buildings and Building Regulations Ordinance (minimum area per dwelling unit) requires 150 square feet for the first occupant and 100 square feet for each additional occupant. Therefore, the minimum area for a residence occupied by eight (8) persons is 850 square feet. As noted earlier the residential structure contains 2,663 square feet. Section 8-406(b) (minimum area per bedroom) requires 70 square feet for the first occupant and 50 square feet for each additional occupant. All of the proposed bedrooms will conform to this requirement. The applicant submitted a bill of assurance for this subdivision. The bill of assurance does not appear to address use issues. The Fire Marshal must approve the use of any structure proposed as a family care facility, group care facility, group home, parolee or probation housing facility or rooming, lodging and boarding facility. The applicant must submit a written Fire Marshal inspection report to staff prior to the October 6, 2016 Planning Commission meeting. Staff is not supportive of the requested special use permit to allow a group home at 217 Auburn Drive. Staff does not believe the requested use is appropriate for the area. The subject property is located in the center of a large single family neighborhood. All surrounding properties contain single family residences and are zoned R-2. An area survey conducted by staff revealed one (1) other approved special use permit within 1,500 feet of this site. The approved special use permit was for a group home for recovering substance abusers. Staff believes that another special use permit for a transitional-type living facility should not be approved for this neighborhood. Staff believes that a group home at this location could have an adverse impact on the surrounding residential properties. D. Subdivision Committee Comment: (September 14, 2016) The applicant was not present. Staff presented the application noting that only a minimal amount of additional information was needed. Staff noted that an inspection of the structure by the Fire Marshal’s Office must be completed prior to the Planning Commission meeting. After the brief discussion, the Committee forwarded the application to the full Commission for final action. November 17, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9166 6 E. Staff Recommendation: Staff recommends denial of the requested Special Use Permit to operate a group home at 217 Auburn Drive. PLANNING COMMISSION ACTION: (OCTOBER 6, 2016) Staff informed the Commission that the application needed to be deferred based on the fact that the applicant failed to post the notice of public hearing sign as required. The item was placed on the Consent Agenda for deferral to the November 17, 2016 agenda. The vote was 10 ayes, 0 nays, 0 absent and 1 open position. The application was deferred. STAFF UPDATE: Prior to the October 6, 2016 public hearing, Staff requested additional information from the applicant regarding the status of the individuals which would reside at this residence, and additional information on services which would be provided at the facility. The following is the information submitted by the applicant: “ Naomi's House is designed to work with children who require long-term/short- term placement. Some are present with mental illnesses ...Major depression, anxiety, bi pola r disorders, attention deficit/hyper activity disorder, obsessive compulsive disorder, post traumatic distress, autism, etc. Mental illness is a disease that causes mild to severe disturbances in thoughts and /or behaviors, resulting in an inability to cope with life's ordinary demands and routines. Mental health problems may be related to excessive stress due to particular situations or a series of events. Mental illnesses are often physical as well as emotional and psychological. These illnesses or diseases can be brought on by environmental stresses, genetic factors and also some chemical imbalances. But with proper care/treatment and proper medication, people can recover from these illnesses or emotional disorders. Naomi's House vision is to assure that all children/youth in our care are safe, healthy, staying out of trouble, in school and have strong connections with their families and communities. We will provide an array of services for November 17, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9166 7 young girls ages 6-17, which will include: Functional behavior assessments meaning a problem solving process for addressing child/youth problem behavior. It relies on a variety of techniques and strategies to identify the purpose of specific behavior and to select interventions to directly address the problem behavior and developing behavioral support plans. Naomi's House will provide a full range of mental health services to young at-risk adolescent females. Our service includes the following: Outpatient Mental Health Service for: • Depression and Anxiety • Parent I Child Reunification • Grief Issues • Post Traumatic Stress In-House Services: • 24 Hour – 7 days Per Week Supervision • Group Therapy Life Skills • Recreational Therapy/Community Volunteering • Transportation Specialized Services will include: • Weekly/Biweekly/Monthly transportation to Family Group/individual counseling & therapy appointments • Staff Development and Training • Employee Assistance Affiliation Our youth care staff's goal is to provide case management assistance that includes assuring that the medical needs of each child is met. Our intentions are too work closely with Case Managers/Workers. We are here to help children with disability challenges and become more self-reliant. Naomi's November 17, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9166 8 House aims to provide services to children and youth with training which will include life skills developments, secured school placements and organized home visits. We are here to help access employment opportunities in respect to youth and also access to sports and recreation activities. We also will support and enhance other Social Services programmers such as capacity building and empowerment, social integration and sustainable livelihoods.” Staff, including the City Attorney’s Office, has reviewed the additional information. Based on the specific types of mental health illnesses which at least some of the residents will have, staff believes that the residents will be considered handicapped. As such, staff believes that the type of residential facility proposed should be classified as a “group home” and not a “group care facility”. Additionally, staff made an interior inspection of the residence and measured the rooms proposed for bedrooms. Staff found that there was a minor difference in the area of the bedrooms as provided by the applicant and measured by staff. The property owner informed staff that the original area measurements included the closet space for each room. Based on staff’s measurements, the applicant amended the proposed bedroom occupancy. The proposed occupancy conforms to ordinance standards. Following are the bedroom areas as measured by staff and the proposed occupancy: • Bedroom (1) 182 square feet – 2 residents • Bedroom (2) 154 square feet – 2 residents • Bedroom (3) 160 square feet – 2 residents • Bedroom (4) 150 square feet – 2 residents • Bedroom (5) 315 square feet – staff office and lounge Staff continues to be not supportive of the requested special use permit to allow a group home at 217 Auburn Drive. In addition to the specific reasons noted in section C. of the “Staff Analysis”, staff believes the proposed facility will be too institutional in nature to be located in the center of an established single family neighborhood. The applicant notes that there will be extensive services provided at the residence, including therapy, training, counseling, etc. The applicant did inform staff that family group meetings/interventions could take place at the residence if a state caseworker called for a meeting at this location. In association with the issue of services, traffic is an additional concern for staff. Staff believes that the proposed group home could create a large amount of traffic, with facility staff persons, state caseworkers, family members, etc. reporting to this location, in addition to the transportation of residents which will November 17, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9166 9 be provided by the facility. Staff believes that because of all the concerns raised in the concluding paragraph in Section C. of the “Staff Analysis” and as noted above, a group home at this location could have an adverse impact on the neighborhood. Staff continues to recommend denial of the requested special use permit to operate a group home at 217 Auburn Drive. PLANNING COMMISSION ACTION: (NOVEMBER 17, 2016) Staff informed the Commission that on November 17, 2016 the applicant submitted a letter to staff requesting deferral of the application to the January 5, 2017 agenda. Staff supported the deferral request. A bylaw waiver was approved by a vote of 8 ayes, 0 nays, 2 absent and 1 open position to accept the request for deferral less than five (5) days before the public hearing. The item was placed on the Consent Agenda for deferral to the January 5, 2017 agenda. The consent agenda was approved by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. The application was deferred. November 17, 2016 ITEM NO.: 1 FILE NO.: Z-9176 Name: Newton Parolee/Probationer Housing Facility – Special Use Permit Location: 1709 East 19 th Street Owner: Terrell Newton Applicant: Terrell Newton Proposal: A Special Use Permit is requested to allow a parolee/probationer housing facility to be operated in the single family residence located on the R-3 zoned property at 1709 East 19th Street. A. Public Notification: All owners of property located within 200 feet of the site and the Hanger Hill and East Little Rock Neighborhood Associations were notified of the public hearing. B. Public Works Issues: The driveway apron near the street should be replaced. All driveways shall have concrete aprons per City Ordinance. C. Staff Analysis: 1709 East 19 th Street is located on the south side of East 19 th Street, between Security Avenue and Boyce Street. The property is occupied by a one-story brick and frame single family residence. There is a one-car wide driveway from East 19 th Street at the northwest corner of the property. The concrete drive leads to a carport on the west end of the house. This allows off-street parking for two (2) to three (3) vehicles. On-street parking is allowed on East 19 th Street. All of the surrounding properties are zoned R-3, with single family residences to the east, west and south. A church is located across East 19 th Street to the north. There are several vacant lots in this general area. The applicant, Terrell Newton, proposes to utilize the existing 1,002 square foot structure as a parolee/probationer housing facility. The residential facility will house up to four (4) male residents who are November 17, 2016 ITEM NO.: 1 (Cont.) FILE NO.: Z-9176 2 parolee/probationers. There will be one (1) staff member at the residence at all times. The staff member(s) will work twelve (12) hour shifts. The applicant notes that some services such as job placement and employment training will take place at the residence. An additional staff person will report to the residence for these services. The applicant also notes that the residents will not drive. They will utilize public bus transportation where possible. The applicant will provide transportation when bus routes are not sufficient. The site is not located on a Rock Region Metro bus route. However, bus route #20 (College Station Route) runs along Security Avenue to the west and Boyce Street to the east. Section 36-54(e) (4) of the City’s Zoning Ordinance provides the following provisions for Group Care Facilities, as adopted by the Board of Directors on September 6, 2005: 1. family care facility, group care facility, group home, parolee or probationer housing facility, rooming, lodging and boarding facility. (a) Separation, spacing and procedural requirements for family care facilities, group care facilities, group homes, parolee or probationer housing facilities and rooming, lodging and boarding facilities will be determined by the planning commission so as not to adversely impact the surrounding properties and neighborhood. Unless the commission determines that a different area is more appropriate, a neighborhood shall be defined as an area incorporating all properties lying within one thousand five hundred (1,500) feet of the site for which the permit is requested. (b) There shall be a presumption that a special use permit for a group home of 5, 6, 7, or 8 handicapped persons will be granted if all ordinance requirements are met, except that individuals whose tenancy would constitute a direct threat to the health or safety of other individuals of whose tenancy would result in substantial physical damage to the property of others shall not be allowed in such a home. November 17, 2016 ITEM NO.: 1 (Cont.) FILE NO.: Z-9176 3 (c) Issues that the planning commission will consider during its review of a family care facility, group care facility, group home, parolee or probationer housing facility, or rooming, lodging and boarding facility include, but are not limited to: 1. Spacing of existing similar facilities. 2. Existing zoning and land use patterns. 3. The maximum number of individuals proposed to be served, the number of employees proposed and the type of services being proposed. 4. The need and provision for readily accessible public or quasi-public transportation. 5. Access to needed support services such as social services agencies, employment agencies and medical service providers. 6. Availability of adequate on-site parking. (d) The Fire Marshal must approve the use of any structure proposed as a family care facility, group care facility, group home, parolee or probation housing facility or rooming, lodging and boarding facility. (e) Family care facilities, group care facilities, group homes and parole or probation housing facilities shall be operated within any and all applicable licensing and procedural requirements established by the State of Arkansas. According to an area survey, there are no other transitional-type residential facilities within 1,500 feet of the property. The applicant notes that there will be two (2) bedrooms within the residence, with the maximum residents per bedrooms as noted below. The total number of residents within the home will not exceed four (4). • Bedroom (1) 169 square feet – 2 occupants • Bedroom (2) 169 square feet – 2 occupants November 17, 2016 ITEM NO.: 1 (Cont.) FILE NO.: Z-9176 4 Section 8-406(a) of the City’s Buildings and Building Regulations Ordinance (minimum area per dwelling unit) requires 150 square feet for the first occupant and 100 square feet for each additional occupant. Therefore, the minimum area for a residence occupied by four (4) persons is 450 square feet. As noted earlier the residential structure contains 1,002 square feet. Section 8-406(b) (minimum area per bedroom) requires 70 square feet for the first occupant and 50 square feet for each additional occupant. All of the proposed bedrooms will conform to this requirement. The applicant submitted a bill of assurance for this subdivision. The bill of assurance does not appear to address use issues. Staff informed the applicant that the Little Rock Fire Marshal needed to inspect the residential structure, with a written inspection report submitted to staff prior to the public hearing. As of this writing, staff has not received the inspection report. Staff is supportive of the requested special use permit to allow a parolee/probationer housing facility at 1709 East 19th Street. Staff views the request as reasonable. Staff’s support is based primarily on the fact that the facility will house only four (4) residents. As such, the proposed use should generate only a minimal level of activity. As noted previously by the applicant, none of the residents will have their own vehicle. They will rely on public transportation. A bus route runs along Security Avenue and Boyce Street, less than one (1) block to the west and east. The applicant will provide transportation to residents when a bus route is not available. Therefore, only one (1) or two (2) vehicles should be at the residence at any time. Additionally, the occupancy of four (4) unrelated residents in a single family home would typically meet the ordinance definition of a “single family”. If the applicant had no staff person at the residence and if no services (training, counseling, etc.) were provided at the residence, the use of renting the home to four (4) unrelated persons would meet the definition of a “single family” and no special use permit would be required. Staff believes that a parolee/probationer housing facility for four (4) residents at this location will have no adverse impact on the adjacent residential properties or the overall neighborhood. D. Subdivision Committee Comment: (October 26, 2016) Terrell Newton was present, representing the application. Staff briefly described the proposed parolee/probationer housing facility request. November 17, 2016 ITEM NO.: 1 (Cont.) FILE NO.: Z-9176 5 The issue of parking was briefly discussed. Mr. Newton stated that he would provide transportation to the residents if a bus route was not available, as none of the residents would drive. Staff noted that ample parking existed for the staff person(s) who would be at the residence. Staff noted that no additional information was needed at this time. After the discussion, the Committee forwarded the application to the full Commission for final action. E. Staff Recommendation: Staff recommends approval of the requested Special Use Permit to operate a parolee/probationer housing facility, with a maximum of four (4) residents, at 1709 East 19th Street. PLANNING COMMISSION ACTION: (NOVEMBER 17, 2016) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. The application was placed on the Consent Agenda for approval. The Consent Agenda was approved by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. The application was approved. November 17, 2016 ITEM NO.: 2 FILE NO.: Z-9177 Name: Newton Parolee/Probationer Housing Facility – Special Use Permit Location: 1423 S. Elm Street Owner: Terrell Newton Applicant: Terrell Newton Proposal: A Special Use Permit is requested to allow a parolee/probationer housing facility to be operated in the single family residence located on the R-3 zoned property at 1423 S. Elm Street. A. Public Notification: All owners of property located within 200 feet of the site and the Forest Hills, Hope, Pine to Woodrow and Stephens Area Faith Neighborhood Associations were notified of the public hearing. B. Public Works Issues: No Comments. C. Staff Analysis: 1423 S. Elm Street is located at the northeast corner of S. Elm Street and West 15 th Street. The property is occupied by a two-story frame single family residence. There is a gravel driveway and parking area in the front yard area, at the southwest corner of the residence. There is also a gravel driveway from West 15 th Street which leads into the rear yard area. There is off-street parking for at least four (4) vehicles. The gravel drive/parking areas located between the residence and the streets must be bordered as per ordinance requirements. There is also a paved alley located along the rear (east) property line. On-street parking is allowed in the area. All of the surrounding properties are zoned R-3 and R-4 and contain single family and duplex structures. There are several boarded-up residences and vacant lots in this general area. The applicant, Terrell Newton, proposes to utilize the existing 2,100 square foot structure as a parolee/probationer housing facility. The November 17, 2016 ITEM NO.: 2 (Cont.) FILE NO.: Z-9177 2 residential facility will house up to twelve (12) male residents who are parolee/probationers. There will be one (1) staff member at the residence at all times. The staff member(s) will work twelve (12) hour shifts. The applicant notes that some services such as job placement and employment training will take place at the residence. An additional staff person will report to the residence for these services. The applicant also notes that the residents will not drive. They will utilize public bus transportation where possible. The applicant will provide transportation when bus routes are not sufficient. The site is not located on a Rock Region Metro bus route. Route #3 (Baptist Medical Center Route) runs along West 12 th Street to the north, and Route #16 (UALR Route) runs along West 20 th Street to the south. Section 36-54(e) (4) of the City’s Zoning Ordinance provides the following provisions for Group Care Facilities, as adopted by the Board of Directors on September 6, 2005: 1. family care facility, group care facility, group home, parolee or probationer housing facility, rooming, lodging and boarding facility. (a) Separation, spacing and procedural requirements for family care facilities, group care facilities, group homes, parolee or probationer housing facilities and rooming, lodging and boarding facilities will be determined by the planning commission so as not to adversely impact the surrounding properties and neighborhood. Unless the commission determines that a different area is more appropriate, a neighborhood shall be defined as an area incorporating all properties lying within one thousand five hundred (1,500) feet of the site for which the permit is requested. (b) There shall be a presumption that a special use permit for a group home of 5, 6, 7, or 8 handicapped persons will be granted if all ordinance requirements are met, except that individuals whose tenancy would constitute a direct threat to the health or safety of other individuals of whose tenancy would result in substantial physical damage to the property of others shall not be allowed in such a home. November 17, 2016 ITEM NO.: 2 (Cont.) FILE NO.: Z-9177 3 (c) Issues that the planning commission will consider during its review of a family care facility, group care facility, group home, parolee or probationer housing facility, or rooming, lodging and boarding facility include, but are not limited to: 1. Spacing of existing similar facilities. 2. Existing zoning and land use patterns. 3. The maximum number of individuals proposed to be served, the number of employees proposed and the type of services being proposed. 4. The need and provision for readily accessible public or quasi-public transportation. 5. Access to needed support services such as social services agencies, employment agencies and medical service providers. 6. Availability of adequate on-site parking. (d) The Fire Marshal must approve the use of any structure proposed as a family care facility, group care facility, group home, parolee or probation housing facility or rooming, lodging and boarding facility. (e) Family care facilities, group care facilities, group homes and parole or probation housing facilities shall be operated within any and all applicable licensing and procedural requirements established by the State of Arkansas. According to an area survey, staff identified two (2) other approved transitional-type residential facilities within 1,500 feet of the subject property. The other residential facilities are as follows: • 4017 West 12 th Street – approved special use permit for a group home for up to twelve (12) female residents. • 1200 Valentine Street – Will’s House – residential facility for up to thirteen (13) male residents recovering from substance abuse. November 17, 2016 ITEM NO.: 2 (Cont.) FILE NO.: Z-9177 4 The applicant notes that there will be four (4) bedrooms within the residence, with the maximum residents per bedrooms as noted below. The total number of residents within the home will not exceed 12. • Bedroom (1) 169 square feet – 2 occupants • Bedroom (2) 169 square feet – 2 occupants • Bedroom (3) 200 square feet – 3 occupants • Bedroom (4) 300 square feet – 5 occupants Section 8-406(a) of the City’s Buildings and Building Regulations Ordinance (minimum area per dwelling unit) requires 150 square feet for the first occupant and 100 square feet for each additional occupant. Therefore, the minimum area for a residence occupied by 12 persons is 1,250 square feet. As noted earlier the residential structure contains 2,100 square feet. Section 8-406(b) (minimum area per bedroom) requires 70 square feet for the first occupant and 50 square feet for each additional occupant. All of the proposed bedrooms will conform to this requirement. The applicant submitted a bill of assurance for this subdivision. The bill of assurance does not appear to address use issues. Staff informed the applicant that the Little Rock Fire Marshal needed to inspect the residential structure, with a written inspection report submitted to staff prior to the public hearing. As of this writing, staff has not received the inspection report. Staff is not supportive of the requested special use permit to allow a parolee/probationer housing facility at 1423 S. Elm Street. Staff does not believe that the proposed residential facility will be compatible with the neighborhood. As noted previously, staff noted that there are two (2) residential living facilities which could be identified within this neighborhood area, within 1,500 feet from the subject property. Staff feels that the proposed occupancy of twelve (12) residents and one (1) staff (with additional staff reporting to the site) is too intense for this area. The proposed occupancy is very institutional in scale. All of the surrounding properties are small scale residential properties, mostly single family residences. Staff believes that a parolee/probationer housing facility for twelve (12) residents at this location could have an adverse impact on the surrounding residential properties. November 17, 2016 ITEM NO.: 2 (Cont.) FILE NO.: Z-9177 5 D. Subdivision Committee Comment: (October 26, 2016) Terrell Newton was present, representing the application. Staff briefly described the proposed parolee/probationer housing facility request. The issue of parking was briefly discussed. Mr. Newton stated that he would provide transportation to the residents if a bus route was not available, as none of the residents would drive. Staff noted that ample parking existed for the staff person(s) who would be at the residence. Staff noted that no additional information was needed at this time. After the discussion, the Committee forwarded the application to the full Commission for final action. E. Staff Recommendation: Staff recommends denial of the requested Special Use Permit to operate a parolee/probationer housing facility at 1423 S. Elm Street. PLANNING COMMISSION ACTION: (NOVEMBER 17, 2016) Staff informed the Commission that on November 16, 2016 the applicant submitted a letter to staff requesting deferral of the application to the January 5, 2017 agenda. Staff supported the deferral request. A bylaw waiver was approved by a vote of 8 ayes, 0 nays, 2 absent and 1 open position to accept the request for deferral less than five (5) days before the public hearing. The item was placed on the Consent Agenda for deferral to the January 5, 2017 agenda. The consent agenda was approved by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. The application was deferred. November 17, 2016 ITEM NO.: 3 FILE NO.: LA-0073 NAME: West Highland Addition Lots 51, 52, 61, & 62 Advanced Grading Variance LOCATION: 11,000 Kanis Road APPLICANT: Robert Vogel APPLICANT’S REPRESENTATIVE: Timothy Daters AREA: Approximately 3.8 acres CURRENT ZONING: C2 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations to advance grade by clearing and filling approximately 3.8 acres. A. PROPOSAL/REQUEST: Applicant is requesting a variance from the Land Alteration Regulations to advance grade by clearing and filling approximately 3.8 acres of a 4.1 acre property on the northside of Kanis Rd on the west side of Mason Road at 11,000 Kanis Road. The variance would allow staff to issue a grading permit for the advance grading activities without imminent construction. Fill material is proposed to be hauled to this site from a nearby construction project. B. EXISTING CONDITIONS: The 4.1 acre property is undeveloped and tree covered. The property slopes to the north. The subject property is zoned C2. A small creek drains from the west towards the northeast across the property. East of the subject property is Mason Drive, a private shared access easement. East of Mason Drive is the Hilton Garden Inn which is zoned PCD. South of the subject property is Kanis Road. On the southside of Kanis Rd is the Rose Hill Nazarene Church located on R2 zoned property along with 3 residential lots with houses zoned R2. West of the subject property are properties zoned PCD and R2. Embassy Suites is located on a portion of the PCD zoned property and a single family home is located on the R-2 zoned property. North of the subject property are several office properties within the Office Park West subdivision zoned O3. November 17, 2016 ITEM NO.: 3 (Cont.) FILE NO.: LA-0073 2 C. NEIGHBORHOOD COMMENTS: At the time of writing, staff has been provided proof of notifications being mailed by the applicant to all adjacent property owners including those across streets and alleys. Also, as of the time of writing, staff has not received any inquiries into the application. D. ENGINEERING COMMENTS: 1. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 2. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 3. Storm water detention ordinance applies to this property to be provided in accordance with Chapter 29, Article IV. Design Criteria and Performance standards. Show the proposed location. 4. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time frame not to exceed one (1) year in duration from the time work commences to installation of all final erosion control measures and vegetation. 5. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial grass shall be established over all disturbed areas. Where indicated by soil tests, pH adjustments and addition of fertilizer may be required. 6. At completion of land alteration activities, a minimum six (6) inches of suitable top soil shall be placed over all disturbed areas of permanent vegetation cover shall be established. 7. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more often if required by CLR shall be provided to encourage perennial grass growth. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed through posting of cash, surety bond or letter of credit as referenced in Sec. 31-431(2) at the time of final inspection of the grading activities. 8. Per Sec. 29-197(14), all required federal, state, and local permits and approvals shall be obtained prior to commencement of land alteration activities. 9. Public works staff must be contacted for inspection for final approval of site stabilization prior to acceptance and relinquishment of maintenance bond. 10. The site should be signed with a Land Alteration Variance sign and an application and fee provided. November 17, 2016 ITEM NO.: 3 (Cont.) FILE NO.: LA-0073 3 11. Per Sec. 29-197(5), an undisturbed temporary buffer shall have a minimum width of 50 ft. where the subject property is adjacent to other properties and streets. Buffer widths should be increased along the west, north, and east property lines. 12. Per Sec. 29-190(15), a minimum undisturbed strip 25 ft. wide shall be provided along each side of streams having a 10 year storm of greater than 150 cfs. The 25 ft. strip shall be measured from the top of bank. Provide the flow in the creek channel for determination of buffer width. E. PLANNING STAFF COMMENTS: No comments F. SUBDIVISION COMMITTEE: The applicant was not present representing the applicant. Staff presented an overview of the variance application to the committee. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. G. ANALYSIS: The applicant is proposing to clear and fill approximately 3.8 acres of the 4.1 acre property. The tree covered areas will be cleared and fill material will be hauled to the subject property from a nearby construction project. A gravel construction entrance will be located off Kanis Road. The applicant has agreed that grading will occur expeditiously and the site will be stabilized within 1 year of the issuance of the grading permit. Any damage to city streets or infrastructure will be repaired by the applicant prior to the acceptance and release of the 2 year maintenance bond. Mud, dirt or any debris tracked on paved surfaces must be periodically removed. Erosion control devices will be used during grading operations. The property will be graded to sheet flow stormwater and not pond on the property except in the constructed detention facilities. Maintenance of erosion controls, detention facilities, and construction entrances will occur as needed during the grading period. Within 14 days of completion of the final grading, the disturbed area will be graded with 6 inches of top soil and seeded and vegetated with native grasses. When vegetation is established, the erosion control devices can then be removed. The applicant proposes to maintain a 50 ft. undisturbed wooded buffer along the west and east property lines. A 20 ft. undisturbed buffer is proposed to be maintained along the eastern half of the north property. Along the western half of the north property line, an undisturbed wooded buffer is proposed to be maintained from the north property line south to 25 ft. south of the small creek. Along the south property the applicant proposes to maintain a 4 ft. tall grassed berm to obstruct views from Kanis Rd and neighboring properties. In addition, trees will remain on the southside of the berm until the City of Little Rock Kanis November 17, 2016 ITEM NO.: 3 (Cont.) FILE NO.: LA-0073 4 Road Widening Project begins. At that time the City of Little Rock contractor will remove the trees leaving the grass berm. Following tree removal, the property is proposed to be filled with approximately 15 ft. of fill material at the lowest areas with a 3:1 slope to transition to the existing grades. At the completion of filling activities the property will slope downward to the north at a 5% slope. Orange fencing will be installed along all undisturbed buffers to prevent entry. H. RECOMMENDATION: Staff recommends approval of the advanced grading variance request subject to compliance with the comments and conditions as outlined in paragraph D of the agenda staff report. In addition to paragraph D, the variance request is subject to compliance with the following conditions: 1. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. I. PLANNING COMMISSION ACTION: (November 17, 2016) The applicant was present. Staff recommended the item be placed on consent approval subject to the compliance with staff’s recommendations and all comments and conditions. There was no further discussion. The item was placed on the consent agenda for approval. The item was approved by the Planning Commission subject to the compliance with all comments and conditions by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. November 17, 2016 ITEM NO.: 4 FILE NO.: LU16-02 Name: Southwest Area Land Use Plan Amendment Location: South of Interstate-30 and west of Interstate-530 Request: Various Source: Staff PROPOSAL / REQUEST: As part of the City’s efforts to keep the Future Land Use Plan current, Staff reviewed the Plan in the area south of Interstate-30 and west of Interstate-530. The package has eight areas with changes; each area has from one to three changes: Area 1 is generally northeast of the Town of Alexander between the floodway of the Crooked Creek and the Union Pacific Railway. The change is from Mobile Home Park and Residential Low Density to Service Trades District. Service Trades District is for office, warehousing and industrial park activities that primarily serve other office or industrial businesses. A Planned Zoning District is required if not wholly office. Area 2 is east of Vimy Ridge Road and west of the floodway of Otter Creek, from Interstate 30 to just south of Alexander Road. There are two changes proposed in this area. Change 02A is from Light Industrial to Industrial. This area is between Vimy Ridge Road and Otter Creek either side of the Union Pacific Rail-line. The Industrial category encompasses a wide variety of manufacturing, warehousing research and development, processing, and industry related office and service activities. The second change (02B) is from Mixed Office Commercial to Public Institutional. This area is southeast of the Alexander – Vimy Ridge Roads intersection. Public Institutional includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. Area 3 is along the north side of Alexander Road between South Loop Road and Sardis Road. Change 03 is from Commercial to Service Trades District. Service Trades District is for office, warehousing and industrial park activities that primarily serve other office or industrial businesses. A Planned Zoning District is required if not wholly office. Area 4 is north of Baseline Road between the floodway of Little Fourche Creek and an abandoned rail-line west of Arch Street Pike. Change 04 is from Industrial to Park/Open Space. Park/Open Space includes all public parks, recreation facilities, greenbelts, flood plains and other designated open space and recreation land. November 17, 2016 ITEM NO.: 4 (Cont.) ___ FILE NO.: LU16-02 2 Area 5 is either side of Arch Street Pike, south of Dixon Road. There are two changes proposed in this area. Change 05A is from Industrial to Commercial. This area is west of Arch Street Pike and south of Dixon Road. Commercial includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The second change (05B) is from Park/Open Space to Public Institutional. Public Institutional includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. Area 6 is either side of Arch Street Pike north of Atwood Road almost to Pratt Road. Change 06 is from Residential Low Density to Mixed Use. Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. Area 7 is either side of Dreher Road along Dixon Road. There are three changes proposed in this area. Change 07A is from Mining to Public Institutional. This area is north of Dixon Road and west of Dreher Road. Public Institutional includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The second change (07B) is from Mining to Mixed Use. This area is southwest of the Dreher-Dixon Roads intersection. Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The third change (07C) is from Mining to Commercial. The area is southeast of the Dreher – Dixon Roads intersection. Commercial includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. Area 8 is either side of Dreher Cut-off Road, west of Ironton Road. Change area 08 is from Residential Low Density to Public Institutional. Public Institutional includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. ANALYSIS: The Planning and Development staff began reviewing this area in May 2016. The existing development pattern, as well as existing zoning and recent re-classification actions were reviewed. Letters were sent to all neighborhood associations in the area asking for suggested changes in the area. Staff also attended the Southwest United for Progress June meeting to discuss the process with the neighborhood representatives in the area. November 17, 2016 ITEM NO.: 4 (Cont.) ___ FILE NO.: LU16-02 3 After field visits and discussions, Staff developed a package of changes and identified affected property owners. All the affected property owners were contacted about the possibility of changing the Land Use Plan designation of their property in August 2016. Staff received numerous phone calls and email responses to that letter notifying them of the proposed changes as well as a couple of office visits. There were several written requests not to make the suggested change for their property along Interstate 30 from County Line to Vimy Ridge Road and at the Mabelvale Pike - Sibley Hole Road intersection. These areas were removed from the package of changes by Staff. The final package of changes was developed and property owners together with neighborhood associations were contacted in mid-October about this public hearing to consider the changes. Staff believes this package of changes is a ‘clean-up’ to more accurately reflect the current and likely future development pattern in the area of the changes. The resulting ‘package’ of changes should create a more accurate Future Land Use Plan that all can use, whether public or private. Area 1 is generally northeast of the Town of Alexander between the floodway of the Crooked Creek and Union Pacific Railway. To the east is R-2 (Single Family District) zoning and the land is wooded with a creek. To the north is R-2 (Single Family District) and C-4 (Open Display Commercial District) zoned land with a Concrete Plant, home and several businesses. To the south is the Town of Alexander with wooded land. To the east is R-7A (Manufactured Home District) and R-2 (Single Family District) zoned land that is wooded. The area proposed for the Land Use Plan change is zoned R-2 (Single Family District) and is wooded. All the other land between the Union Pacific Rail-line and Interstate 30 is non-residential on the Plan. The change would make the only land currently proposed for residential in the area be shown as non-residential use on the Land Use Plan. Area 2 is east of Vimy Ridge Road and west of the floodway of Otter Creek, from Interstate 30 to just south of Alexander Road. The northern change area (02A) is either side of the Union Pacific Rail-line, east of Vimy Ridge Road. To the northwest is R-2 (Single Family District) zoning with a manufacturing facility (legally non-conforming use). To the north and west is I-2 (Light Industrial District) zoning with a creek floodway and warehousing/fabrication facilities. To the east and south is I-3 (Heavy Industrial District) zoning with a creek and manufacturing plant. The change area (2A) is partially developed with a manufacturing plant, the remaining area is wooded. The southern change area (02B) is southeast of the Vimy Ridge-Alexander intersection. To the northwest is C-3 (General Commercial District) zoning which is undeveloped. To the north is I-3 (Heavy Industrial District) zoning with a manufacturing plant. To the east and south is I-2 (Light Industrial District) zoned land owned by AP&L as part of a large sub-station complex. To the west is R-2 (Single Family District) zoned land mostly undeveloped with a few homes. This change area (2B) is zoned I-2 (Light Industrial District) and is part of the AP&L ownership for their power sub-station complex to the November 17, 2016 ITEM NO.: 4 (Cont.) ___ FILE NO.: LU16-02 4 southeast. The area of these changes is industrial in nature and the uses are not likely to change making the Industrial use and Public (for the sub-station) more appropriate that the uses currently shown on the Plan. Area 3 is along the north side of Alexander Road between South Loop Road and Sardis Road. To the north is I-2 (Light Industrial District) zoned land that is undeveloped pasture land. To the west is I-1 (Industrial Park District) zoned land that is undeveloped pasture land. To the East is C-3 (General Commercial District) Land that is undeveloped pasture land. To the south is R-2 (Single Family District) zoned land that is primarily undeveloped pasture. The change area is primarily zoned I-1 (Industrial Park District) and with homes. Based on the current and surrounding zoning pattern the likely near to mid-term use pattern is Service Trades District with its office-warehouse showroom use. Area 4 is north of Baseline Road between the floodway of Little Fourche Creek and an abandoned rail-line west of Arch Street Pike. To the west is zoned R-2 (Single Family District) primarily wooded with the Little Fourche Creek. There is a small amount of I-2 (Light Industrial District) zoned land as well, part of which has an “impound yard” on it. To the south is R-2 (Single Family District) zoned land mostly undeveloped with a materials waste pond on the site. To the north is I-2 (Light Industrial District) zoned land with industrial uses and some areas vacant. To the west is non-zoned land beyond the City Limits. There are a few homes and businesses as well as vacant properties, along Arch Street Pike. The property shown for the change is owned by the City of Little Rock and used by the Parks and Recreation Department as part of the urban forestry program. With the current and likely future use of the land to be related to parks development the Park/Open Space designation would be most appropriate. Area 5 is either side of Arch Street Pike, south of Dixon Road. There is no zoning in or around the area of these two proposed changes. To the north and south are businesses with a scattering of single family homes along Arch Street Pike. To the west is rural land with a scattering of homes. To the south east is the City Solid Waste Landfill and to the north east is rural land with businesses and homes. Change area 5A, along the west side of Arch Street Pike, is developed with commercial buildings. Change area 5B, along the east side of Arch Street Pike is owned by the City of Little Rock and is the City’s police training facility. This makes the Commercial along the western side and Public Institutional along the eastern side of Arch Street Pike more appropriate. Area 6 is either side of Arch Street Pike north of Atwood Road almost to Pratt Road. There is no zoning in or around the area of this change. To the east and west are rural areas that are undeveloped with a scattering of homes. To the south and north along Arch Street Pike are businesses and a scattering of homes. The change area is also along Arch Street Pike and has both businesses and homes making the Mixed Use classification the most appropriate. November 17, 2016 ITEM NO.: 4 (Cont.) ___ FILE NO.: LU16-02 5 Area 7 is either side of Dreher Road along Dixon Road. There is no zoning in or around the area of these three proposed changes. To the north is land either owned by mining firms or actively used for mining. To the south and east is rural land with both businesses and homes scattered. To the southwest is the City Solid Waste Landfill. Change area 7A is a church and cemetery along the north side of Dixon Road, west of Dreher Road. This is not likely to change in the near future making the Public Institutional classification most appropriate. Change area 7B (southwest of the Dreher- Dixon Road intersection) is a rehabilitation facility, a few homes and commercial businesses. This pattern has not changed in many years and is not likely to change in the near future making Mixed Use the most appropriate use. Change area 7C (southeast of the Dreher-Dixon intersection) is a ‘You Pull-It’ and vacant land, with other commercial uses adjacent. This would make Commercial use the most likely future use pattern for this area. Area 8 is either side of Dreher Cut-off Road, west of Ironton Road. There is no zoning in or around the area of this change. The surrounding land is rural in nature with a scattering of homes. The proposed change area is a church and cemetery. This is not likely to change in the near future making Public Institutional the most appropriate use. In response to the second notice mailed October 14, 2016, Staff received informational phone calls. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Allendale NA, Alexander Road NA, Chicot NA, Cloverdale NA, Deer Meadow NA, Legion Hut NA, Santa Monica NA, Mavis Circle NA, OUR NA, Oxford Valley HOA, Pinedale NA, Quail Run NA, Rob Roy Way NA, Rolling Pines NA, Shiloh HOA, Upper Baseline NA, West Baseline NA, Windamere NA, Woodland Ridge POA, Yorkwood NA and SWLR United for Progress. Letters were sent to over 30 property owners in the area. Staff received several informational calls from area residents as a result of the initial mailing on August 10. There were also requests to not proceed by several property owners or their representatives, which staff is honoring. The second mailing on October 14 was sent to approximately 11 property owners and the same neighborhood associations to notify them of the public hearing. STAFF RECOMMENDATIONS: This package of amendments is designed to make the Future Land Use Plan more representative of current and likely mid-term future uses for this area. Staff recommends the approval of the package of changes. November 17, 2016 ITEM NO.: 4 (Cont.) ___ FILE NO.: LU16-02 6 PLANNING COMMISSION ACTION: (NOVEMBER 17, 2016) Staff reviewed the proposed changes. There was a question by Commissioner Laha about the South Loop. Mr. Malone indicated that Public Works would be better to respond to that since they do the implementation. But that we (the City) do own the right-of-way between Sardis and Heinke Roads. A motion was made to approve the package of changes. By a vote of 9 for, 0 against, 1 absent and 1 vacant position the motion was approved. PLANNING COMMISSION CALENDAR - 2017 SUBDIVISION — SITE PLAN — PLANNED ZONING DEVELOPMENT HEARINGS: Filing Date 11 -07 -16 12 -19 -16 02 -06 -17 03 -20 -17 05 -01 -17 06 -12 -17 07 -24 -17 09 -05 -17 10 -16 -17 12 -04 -17 Legal Ad 11 -18 -16 12 -30 -16 02 -17 -17 03 -31 -17 05 -12 -17 06 -23 -17 08 -04 -17 09 -15 -17 10 -27 -17 12 -15 -17 Subdivision Committee (2) 11 -22 -16 (Tues) 01 -11 -17 02 -22 -17 04 -05 -17 05 -17 -17 06 -28 -17 08 -09 -17 09 -20 -17 11 -01 -17 12 -20 -17 PLANNING — REZONING — CONDITIONAL USE HEARINGS: Filing Date 11 -21 -16 01 -09 -17 02 -21 -17 04 -03 -17 05 -15 -17 06 -26 -17 08 -07 -17 09 -18 -17 10 -30 -17 12 -18 -17 Legal Ad 12 -02 -16 01 -20 -17 03 -03 -17 04 -14 -17 05 -26 -17 07 -07 -17 08 -18 -17 09 -29 -17 11 -09 -17 12 -29 -17 AVAILABLE INFORMAL MEETING DATE (to be scheduled as required) NOTE NOTICE Subdivision Committee (2) 12 -07 -16 01 -25 -17 03 -08 -17 04 -19 -17 05 -31 -17 07 -12 -17 08 -23 -17 10 -04 -17 11 -15 -17 01 -03 -18 Adopted November 17, 2016 _Plans Committee(5) 12 -07 -16 01 -25 -17 03 -08 -17 04 -19 -17 05 -31 -17 07 -12 -17 08 -23 -17 10 -04 -17 11 -15 -17 01 -04 -18 Hearing Date (1) (3) 12 -15 -16 02 -02 -17 03 -16 -17 04 -27 -17 06 -08 -17 07 -20 -17 08 -31 -17 10 -12 -17 11 -30 -17 01 -11 -18 Hearing Date (1) (3) 01 -05 -17 02 -16 -17 03 -30 -17 05 -11 -17 06 -22 -17 08 -03 -17 09 -14 -17 10 -26 -17 12 -14 -17 01 -25 -18 Meeting Date (4) 12 -01 -16 01 -19 -17 03 -02 -17 04 -13 -17 05 -25 -17 07 -06 -17 08 -17 -17 09 -28 -17 11 -09 -17 (1) All public Hearings shall be held at 4:00 P.M. unless otherwise changed by the Commission. (City Hall, Board Rm) (2) All meetings shall be held at 12:00 P.M. unless changed by the Subdivision Committee. (City Hall, Board Rm) (3) An agenda meeting will be held prior to each public hearing date and will begin at 3:30 P.M. in the Sister Cities Conference Room. (4) All informal meetings shall be held at 3:30 P.M. unless otherwise changed by the Commission. (5) All meetings shall be held at 12:00 NOON unless otherwise changed by the Plans Committee. (723 W. Markham) AN INTERPRETER WILL BE PROVIDED FOR THE HEARING IMPAIRED UPON REQUEST. REQUEST SHOULD BE MADE TO THE DEPARTMENT OF PLANNING AND DEVELOPMENT AT LEAST TWO WORKING DAYS PRIOR TO THE SCHEDULED MEETING DATE. 0 W cc uj F- 0 0 Lm 0 z z a s 3 10 4� w H D a 1 c O �C a Cli lo LLJ LU I F- z LLJ Ln m M LLJ a z Ji LLJ f Illl�lill ■ �■■na■ ■■■uui i■■■i��a i iii��i��■■ii � ■uN ■■NN�� �riin�■iii�■i ■i�■■i��iiii �n�m ■■■gee■ C� GO ■lOCO ■■ a 1 c O �C a Cli lo LLJ LU I F- z LLJ Ln m M LLJ a z Ji LLJ f Illl�lill ■ �■■na■ ■■■uui i■■■i��a i iii��i��■■ii � ■uN ■■NN�� ■i�■■i��iiii a 1 c O �C a Cli lo LLJ LU I F- z LLJ Ln m M LLJ a z Ji LLJ f November 17, 2916 There being no further business before the Commission, the meeting was adjourned at 4:19 p.m. t Date