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pc_03 24 1987LITTLE ROCK PL ANNING COMMISSION MINUTE RECORD MARCH 24, 1987 1:00 P.M. I.Ro ll Call and Finding of a Quorum A Quorum was present being eight in number. II.Approval .of the Minutes of the Previous Meeting The minutes were ap proved as mailed. III.Members Present: Members Abs ent: City Attorney: Bill Rector Betty Sipes Rose Collins Jerilyn Nicholson Dorothy Arnett John Schlereth Fred Perkins Walter Riddick III David Jones (Item 6) Wil liam Ketcher Richard Massie Steven Giles March 24, 1987 Item No. A - Z -4791 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: George W. and Dorthea Davis Virgil W. Young, Jr. Gamble Road, Two Blocks North of Kanis Rezone from "R -2" to "C -3" Mixed Uses 2.7 acres Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R -2" South - Vacant, Zoned "R -2" East - Vacant, Zoned "R -2" West - Vacant and Single Family, Zoned "R -2" PLANNING CONSIDERATIONS: 1. The proposal is to rezone one block in the Gilbralter Heights Addition from "R -2" to "C -3" for an office and some other unspecified uses. The property is located two blocks north of Kanis Road and in an area that is still primarily residential. The zoning is "R -2" with some multifamily land along Kanis Road to the southeast. To the east there are two well established subdivisions, and to the north there are a number of existing single family residences with some additional ones under construction. Also, to the west of Nix Road there are some new subdivisions being platted so it appears that the area is desirable for single family development. In the immediate vicinity, the blocks are primarily vacant with several single family residences located on some of the lots. At the northwest corner of Gamble and Kanis Road, there is a nonconforming junkyard that involves a substantial piece of land and is very unsightly. The future status of this use is unknown at this time, but the facility will probably have to be phased out because of the emerging trend towards the area becoming an attractive residential location. March 24, 1987 Item No. A - Continued 2. The property is vacant and some removal of trees has taken place. 3. Gamble Road is classified as a collector and a survey reflects a 60 -foot right -of -way which is usually adequate for a collector. 4. Engineering reports that: . Stormwater detention will be required on -site. . Site access for traffic and parking layout shall be approved by the traffic engineer before any permits are issued. . Boundary street improvements will be required on all four sides. . Right -of -way dedication will be required. 5. There are no legal issues. 6. There is no documented history on the site. Staff has received several calls in opposition to the rezoning. 7. The recently adopted Extraterritorial Land Use Plan for the Upper Rock Creek area recommends continued single family use for the property in question, and staff is opposed to the commercial request. The rezoning, if granted, could have a very adverse impact on the area and establish a commercial spot zoning which could harm the existing positive development pattern. The plan identifies more suitable areas for nonresidential uses and those locations should be reinforced by not supporting this proposal. STAFF RECOMMENDATION: Staff recommends denial of the "C -3" request. PLANNING COMMISSION ACTION: (2- 10 -87) The applicant was represented by Steve Barry. There were several objectors in attendance. Staff informed the Commission that the required notices to the property owners had not been mailed as set out in the Bylaws. Mr. Barry discussed the problem with the notification and requested that the item be deferred. A motion was made to defer the request to the March 24, 1987, meeting. The motion was approved by a vote of 10 ayes, 0 noes, 0 absent, and 1 abstention (Rose Collins). March 24, 1987 Item No. A - Continued PLANNING COMMISSIOR ACTION: (3- 24 -87) The applicant was not present. There were eight to ten interested residents in attendance. Staff reported that the applicant had submitted a letter requesting that the item be withdrawn from consideration. After some discussion, a motion was made to withdraw the "C -3" rezoning request. The motion was approved by a vote of 8 ayes, 0 noes, and 3 absent. (The owner cannot file a "C -3" request for a period of one year because of this action). March 24, 1987 Item No. 1 - Z- 2534 -A Owner: Hardman & Ketchum (A General Partnership) Applicant: Wendell Ketchum Location: 1314 Booker Street Request: Rezone from "R -4" to "R -5" Purpose: Multifamily /Four Units Size: 0.28 acres Existing Use: Residential SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R -3" South - Single Family, Zoned "R -3" East - Single Family, Zoned "R -3" West - Single Family, Zoned "R -3" PLANNING CONSIDERATIONS: 1. The request is to rezone the northwest corner of Booker and West 14th from "R -4" to "R -5." The proposal is to have a total of four units in two separate structures that are on the site. The principal building will have three units, and there will be a garage apartment located at the northwest corner of the lot. The zoning pattern in the area is mixed with "R -3," 11R -4," "R -5," "0-3" and "C -3." Land use is primarily single family in the immediate area with nonresidential uses found along Woodrow Street. There are also duplexes and several nonconforming multifamily structures to the west on West 13th and West 14th. The neighborhood has experienced some land use changes over the years, and it appears that the proposed reclassification will not create any new problems for the area. (This issue is before the Planning Commission as a result of some miscommunication between the applicant and the City.) At some point during the permitting process, the applicant was informed that the property was zoned for a triplex or three units, and the owner started a remodeling project based on that information. When the owner attempted to get three meters for the units, he was told that he could only have two meters because of the "R -4" zoning which only permits duplexes.) March 24, 1987 Item No. 1 - Continued 2. The site is two lots, 12,320 square feet, with two structures on it. Also, there are some paved areas for driveways and parking. 3. There are no right -of -way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. The property was rezoned to "R -4" (C) in 1971 for a day -care center. Prior to that, the structure had been used for a duplex with a detached unit. There is no documented neighborhood position. 7. Staff's position is that four units is a reasonable use of the property and supports the "R -5" reclassification. Because of the two lots, there is adequate land area for both liveability and to provide the necessary parking. The four units is below the maximum number of units allowed on the property based on its size and the required land area per dwelling unit. The Zoning Ordinance now sets out standards for land area, and the requirement for this request is 2,000 square feet per dwelling unit, so with the 12,300 square feet of land, there could be a maximum of six units on the property. STAFF RECOMMENDATION: Staff recommends approval of the "R -5" request as filed. PLANNING COMMISSION ACTION: The applicant, Wendell Ketchum, was present. There were no objectors. Mr. Ketchum discussed the rehabilitation of the structure and the misunderstanding between himself and the City. He said that when he first started talking to the City he probably forgot to mention that the property had two structures on it with a total of three units instead of explaining that he wanted three units in the main structure. Mr. Ketchum felt that the confusion was due to his lack of describing the existing situation correctly. He went on to say that all the work had been completed and that he had no intention of going to six units because of not being able to provide the necessary parking. There were additional comments made by Mr. Ketchum and several of the Commissioners. A motion was made to recommend approval of the "R -5" rezoning. The motion passed by a vote of 8 ayes, 0 noes, and 3 absent. March 24, 1987 Item No. 2 - Z- 2727 -C Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Red Lobster Gerald K. Richards 8407 West Markham (Front Portion) Rezone from "0-3" to 11C -3" Parking 0.25 acres Parking SURROUNDING LAND USE AND ZONING: North - Post Office, Zoned "C -3" South - Commercial, Zoned "C -3" East - Commercial, Zoned "C -3" West - Commercial, Zoned "C -3" STAFF ANALYSIS: The request is to rezone the site in question from "0-3" to "C -3" to allow the placement of a new sign for the Red Lobster restaurant. The property is currently used as parking for the restaurant, and it is anticipated that use will not change. The building is situated to the south and that portion of the tract is zoned "C -3." Uses in the immediate vicinity are commercial with some offices to the southeast and a post office facility across Rodney Parham. The site abuts "C -3" on all sides and the proposed reclassification should not create any adverse impacts for the area. STAFF RECOMMENDATION: Staff recommends approval of the "C -3" request. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. A motion was made to recommend approval of the "C -3" rezoning. The motion passed by a vote of 8 ayes, 0 noes, and 3 absent. March 24, 1987 Item No. 3 - Z- 3269 -A Owner: Woodland Hills Limited Partnership Applicant: Maury Mitchell Location: Mara Lynn Road (West of Green Mountain Drive) Request: Rezone from "MF -18" to 110 -1" Purpose: Day -Care Center Size: 1.69 acres Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned PUD South - Multifamily, Zoned "MF -24" East - Multifamily, Zoned "R -5" and "R -6" West - Single Family, Zoned PUD PLANNING CONSIDERATIONS: 1. The proposal is to rezone the site 1.7 acres from "MF -18" to "O -1" to permit a day -care center. The property is located on Mara Lynn and adjacent to several residential developments. To the west, there is a single family subdivision and to the east, there is a large condominium project. Across Mara Lynn, there are a large number of multifamily units. The zoning of these locations is PUD, "MF -24 ", "R -5" and "R -6." In the general area, there is also some "C -3" land where Bowman Road intersects Mara Lynn, but it is all located on the south side of Mara Lynn. That area is just beginning to develop because of the recent completion of the Bowman Road extension. At the corner of Mara Lynn and Bowman, there is a new convenience store and the remaining tracks are vacant. 2. The property is vacant and wooded. The most unique feature of the site is its topography which increases in elevation from 460 along the southwest side to 550 at the northeast corner. 3. There are no right -of -way requirements or Master Street Plan issues associated with this request. March 24, 1987 Item No. 3 - Continued 4. Engineering reports: (1) Boundary street improvements should be completed if not already in the field. (2) No parking is allowed on the street. 5. There are no legal issues. 6. There is no documented neighborhood position. The property was rezoned to "MF -18" several years ago. 7. Staff's position is that a rezoning change is not required for the proposed use and does not support the "0 -1" reclassification. In a majority of the residential districts, a day -care center is a conditional use and staff feels that is the process that should be utilized for this particular location. A conditional use permit requires a site plan for development which would be very beneficial because of the property's terrain and its relationship to the adjacent residential areas. The property has some potential development problems and the site plan review would ensure a workable project and lessen the impact on the neighborhood. The new Extraterritorial Land Use Plan does not go east of Napa Valley Road, but the Suburban Development Plan of 1980 recommended residential uses only for the north side of Mara Lynn Road. STAFF RECOMMENDATION: Staff recommends denial of the "O -1" request. PLANNING COMMISSION ACTION: The applicant, Claude Brasseale of the Danny Thomas Company, was present. There were three objectors in attendance. Mr. Brasseale described the site and said approximately 30 units could be built on the property with the current zoning. He went on to say that his company had no intentions of developing multifamily units and said that there was more interest in the property because of the completion of the Bowman Road extension. Mr. Brasseale reviewed the "O -1" district criteria and said "O -1" was needed because in addition to the day -care facility, an office was also being proposed. He presented some graphics including a site plan for the day -care center and the office. Mr. Brasseale said that the site had a 90 -foot change in grade and that would limit the area of development March 24, 1987 Item No. 3 - Continued and should minimize any impacts on the area. Mike Taylor, representing the Green Mountain Park Property Owners Association, objected to the rezoning. He said that the association's board voted to oppose the "O -1" request and presented petitions with 60 signatures. Mr. Taylor then reviewed some of the concerns of the residents: (1) spot zoning, (2) the developer is not bound to any plan, (3) rezoning will reduce the property values, (4) potential noise and lighting problems, (5) site problems, and (6) a privacy issue. He requested that the "O -1" rezoning be denied. There was a discussion about restricting the "O -1" area with some "O -S" zoning. Mr. Taylor said that he did not support any office zoning because of problems of conforming to a plan. Mr. Brasseale talked about the Woodland Hills development and their desire to maintain a quality neighborhood. He felt that an office use was more compatible and he was willing to modify the request to include "O -S." Ron Moore, a resident of Woodland Hills, said that he bought his lot because of the woods and that he had no problems with the proposed site plan. At that point, Mr. Brasseale amended the request to "O -1" and "O -S" as shown on the site plan. A motion was made to grant the request as amended. The motion was approved by a vote of 8 ayes, 0 noes, and 3 absent. March 24, 1987 Item No. 4 - Z- 3355 -B Owner: Southwest Properties Applicant: McKay Properties, Inc. By: David Henry Location: Mabelvale Cutoff and Geyer Springs NW corner Request: Rezone from "C -2" to "C -3" Purpose: Commercial Size: 3.22 acres Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "C -2" South - Vacant, Zoned "R -2" East - Vacant and Single Family, Zoned "R -2" West - Vacant, Zoned "C -2" PLANNING CONSIDERATIONS: 1. The proposal is to rezone 3.2 acres from "C -2" to "C -3" for an unspecified commercial use or uses. The parcel under consideration is part of a larger tract, 8.9 acres, with the balance to remain "C -2." If the "C -3" rezoning is granted, the area will probably be subdivided into two lots with one "C -2" tract and some type of internal street system. The zoning in the area is made up of "R -2," "MF -18," "MF -24," and "C -3" which is approximately two blocks to the west on Mabelvale Cutoff. The land use north of Mabelvale is primarily single family subdivisions with one large multifamily project and a portion of the existing "C -3" is occupied by a convenience store and car wash. South of Mabelvale Cutoff, a high percentage of the land is still vacant, but there is a multifamily project to the west. Rezoning the corner of two arterials to "C -3" is reasonable and should not create any problems for the nearby residential neighborhoods. 2. The site is vacant and heavily wooded. March 24, 1987 Item No. 4 - Continued 3. There are no right -of -way requirements or Master Street Plan issues. The survey reflects dedication of right -of -way for both Geyer Springs and Mabelvale Cutoff. Engineering will have to determine if additional right -of -way is needed because of being located at a major intersection. (See No. 4.) 4. Engineering reports that: o The Traffic Engineer shall approve all access and circulation points with regard to this property. There shall be no driveways closer than 300' from each other. Therefore, close coordination with the Traffic Engineer is desired before the development process continues. o Boundary street improvements are required on both Geyer Springs Road and Mabelvale Cutoff. Again, coordination with the Traffic Engineer is essential due to additional turning lanes required on both Geyer Springs Road and Mabelvale Cutoff. Right -of -way requirements at both intersections will be 100' total ROW, therefore, 50' from centerline on both properties. 5. There are no legal issues associated with this request. 6. The land was originally rezoned to a commercial district in 1979. At that time, there was some opposition from the surrounding residential neighborhoods. In 1981, the property was reclassified to "C -2" through the conversion adjustment process. This was done to allow for additional input from the neighborhood prior to any development taking place on the property because of the required site plan review. The most recent rezoning attempt was in 1985 when a "C -3" application was filed for the total tract, but the request was withdrawn from consideration. 7. With the previous "C -3" request, staff did not support the rezoning because it was for the entire site and would have removed the potential for any site plan review. The current proposal is more desirable because it will have a "C -2" area adjacent to the single family neighborhoods to the north and west. This along with the 50 -foot buffer should minimize any potential impacts from the "C -3" reclassification. The permitted uses of "C -2" and "C -3" are basically the same, so that should not raise any concerns. STAFF RECOMMENDATION: Staff recommends approval of the "C -3" rezoning. March 24, 1987 Item No. 4 - Continued PLANNING COMMISSION ACTION: The applicant, McKay Properties, was represented by Randy Fraizer, an attorney. There were no objectors. Mr. Fraizer reviewed the history of the site and described the area. He said that the existing "C -2" zoning did not work for the entire site and that some "C -3" was needed to market the property. John McKay presented some additional history and said that right -of -way had been dedicated. There was a long discussion about the various issues. Mr. McKay said that the owners will maintain a commitment to the neighborhood through site plan review for the remaining "C -2" area. There were some comments made about the size of the proposed "C -3" tract and Mr. McKay said that there was no specific reason for the 375 -foot frontage. Mr. Fraizer made some additional comments. Don Chambers then addressed the Commission and said that he had worked on several conceptual plans for the site. He also said that the 375 -foot dimension would allow for a 60 -foot street. A motion was made to recommend approval of the "C -3" request as filed. The motion passed by a vote of 8 ayes, 0 noes, and 3 absent. March 24, 1987 Item No. 5 - Z- 4175 -B Owner: Ellen Williams and Leslie T. Rogers Applicant: Leslie T. Rogers Location: Aldersgate Road Area Request: Rezone from "OS" to "R -2" Purpose: Single Family Size: 0.15 acres Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "OS" South - Vacant, Zoned "OS" East - Vacant. Zoned "OS" West - Vacant, Zoned "OS" STAFF ANALYSIS: The rezoning request involves a small tract of land located in the Aldersgate Camp vicinity. It is one of the several outparcels that are still owned by individuals and not by the three major landowners found in the area. The rezoning of this land has been before the Planning Commission on two occasions, with the most recent being November 25, 1986. The Commission first acted on a rezoning proposal in 1984, and the application included some tracts not owned by the three principal parties, First Federal, Aldersgate Camp, and E.R.C. At the request of First Federal, the City Attorney's Office reviewed the situation and recommended that a second rezoning application be filed excluding the uncommited outparcels. On November 25, 1986, the Commission recommended approval of the rezoning as filed, excluding the outparcels. At the hearing, Mr. Leslie Rogers, owner of a number of these lots, expressed some concern over his ability to develop property that was zoned "OS." The Commission approved a second motion giving Mr. Rogers 90 days to negotiate with First Federal for the sale of lots, or file for an "R -2" reclassification. Mr. Rogers has been unable to reach an agreement with First Federal and is now requesting the change from "OS" to 11R -2." STAFF RECOMMENDATION: Staff recommends approval of the rezoning as requested. March 24, 1987 Item No. 5 - Continued PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. A motion was made to recommend approval of the "R -2" rezoning. The motion passed b a vote of 8 ayes, 0 noes, and 3 absent. March 24, 1987 Item No. 6 - Z -4796 Owner: Gayland and Helen King Applicant: Gayland King Location: 7008 Fourche Dam Pike Request: Rezone from "R -2" to "I -2" Purpose: Warehouse Size: 9.1 acres Existing Use: Warehouse SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R -2" South - Vacant and Single Family, Zoned "R -2" East - Vacant and Single Family, Zoned "R -2" West - Vacant and Single Family, Zoned "R -2" PLANNING CONSIDERATIONS: 1. The request is to rezone a 9 -acre tract from "R -2" to "I -2" to permit an addition to an existing building. The property is nonconforming and the Zoning Ordinance prohibits any expansion of a nonconforming use without first rezoning the site. The property is located east of the airport and in an area that is zoned "R -2." The land use is single family with a church and several large vacant tracts in the immediate vicinity. Directly to the east, there is an established single family subdivision and along Fourche Dam Pike, there are a number of residences on large lots. The existing residential development is well maintained and an industrial rezoning of this size could have an impact on the quality of life in the area. 2. The property is occupied by a total of seven structures that are used for warehousing and other related activities. In the rear of the site, there are a number of mini storage units. 3. Fourche Dam Pike is classified as a collector on the Master Street Plan, and it appears that some dedication of additional right -of -way will be required. March 24, 1987 Item No. 6 - Continued 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. The property was annexed to the City in 1985 as part of the referendum area. There is documented neighborhood position on the site. 7. This location is part of the East River Island Land Use Plan area which was adopted by the City in 1984 under the provisions of the River Zoning Statute. At that time, the area was outside the city limits, but the City could exercise its planning authority through the River Zoning Act. In addition to adopting the plan, a large part of the area was rezoned to "R -2" to protect the existing residential development. The Land Use Plan recommends primarily a residential pattern north of Fourche Dam Pike, but it does identify a small industrial site to the west of this property. Staff believes that the intent of the plan was to recognize the existing nonresidential uses so it appears that the industrial area is shown incorrectly and probably should be reflected on a portion of the property under consideration. After reviewing the request and the plan, staff feels that it would be inappropriate to rezone a 9 -acre tract to "I -2" because of the potential for adversely impacting the surrounding residential development. Another concern is that the rezoning would create a large spot zoning which the staff cannot support. Also, being adjacent to a residential area, several uses permitted in the "I -2" district could cause some problems for the residents as could the expansion of this use. The property has a nonconforming status and the use can continue to operate at the current level. STAFF RECOMMENDATION: Staff recommends denial of the "I -2" rezoning. PLANNING COMMISSION ACTION: The applicant, Gayland King, was present. There were two objectors in attendance. Mr. King addressed the Commission and said that he operates a box company and has some mini storage units. He went on to say that he plans to expand one of the buildings and add some additional storage units. Mr. King then questioned other rezonings in the area and made a number of comments. Floyd Ford, a resident to the March 24, 1987 Item No. 6 - Continued east, objected to the rezoning because he said that it would decrease property value. Staff then discussed the area and the East River Island Plan. Mr. King spoke and described the Isgrig property and the rezoning of it. Additional comments were offered by both the staff and the Commission. A motion was then made to close the public hearing. The motion was approved by a vote of 8 ayes, 1 no, and 2 absent. Some additional comments were made about spot zoning and utilizing PID for the property. There was a long discussion about the various issues including the land use plan and the future of the area. A motion was then made to defer the request, but after some discussion the motion was withdrawn. Mr. King addressed the Commission and requested that a vote be taken on the "I -2" rezoning. A motion was made to recommend approval of the "I -2" application. The vote: 0 ayes, 8 noes, and 3 absent. The request was denied. March 24, 1987 Item No. 7 - Z -4797 Owner: Applicant: Location: Request: Purpose: Size: Various Owners Leah D. Tillman 2316 Chester Street Special Use Permit Day -Care, 10 Children or Less 0.16 acres Existing Use: Residential (Zoned "R -4 ") SURROUNDING LAND USE AND ZONING: North Single Family, Zoned "R -4" South - Single Family, Zoned "R -4" East - Single Family, Zoned "R -4" West - Single Family, Zoned "R -4" STAFF ANALYSIS: The issue before the Commission is to grant a special use permit for a day -care family home. The Zoning Ordinance's definition of a day -care family home is: Any facility which provides family like child care in the care giver's own family residence in accordance with provisions of licensing procedures established by the State of Arkansas and which serves no more than 10 children including the care giver's own children. Said facility must obtain a special use permit in all zoning districts where day -care centers are now allowed by right. Also, the Planning Commission has final authority except that appeals from the Commission's action may be filed with the Board of Directors. The property is a conventional residential lot with a single structure on it. The house is somewhat in disrepair and the problems should be corrected prior to the day -care opening. It appears that there is adequate yard area for the children which is important for providing a quality care program. The other lots in the block are occupied by single family residences, but there should be no problems created by the proposed use because of the number of children. March 24, 1987 Item No. 7 - Continued An important element of day -care operation is having a safe drop off point. Chester Street does not provide such a location and also there is no driveway coming off Chester. The lot abuts an alley along the rear property line, and the alley is in good condition, so it can function as the drop off and pick up area. This should minimize disruption of traffic in the neighborhood and protect the children. STAFF RECOMMENDATION: Staff recommends approval of the special use permit with the following conditions: 1. That only the alley be used as the drop off and pick up point. 2. Additional screening be provided along the south property line. 3. That the structure meet all necessary City codes. PLANNING COMMISSION ACTION: (3- 24 -87) Staff informed the Commission that the item needed to be deferred. A motion was made to defer the request to the May 19, 1987, meeting. The motion was approved by a vote of 8 ayes, 0 noes, and 3 absent. ADDENDUM TO AGENDA - MARCH 24, 1987 PLANNING COMMISSION COMM ITTEE S_1987 SUBDIVISION COMMITTEE Richard Massie, Chairman Rose Collins Fred Perkins Walter Riddick, III John Schlereth PLANS COMMITTEE David Jones, Chairman Dorothy Arnett William Ketcher Jerilyn Nicholson Betty Sipes DATE� ef¼/767 P L A N N I N G C O M M I S S I O N V O T E R E C O R D ITEM NUMBERS ZONING SUBDIVISION MEMBER W.Riddick, III-., -- J.Schlereth R.Massie B.Sipes J.Nicholson w.Rector W.Ketcher D.Arnett D.J. Jones R.Collins F.Perkins II v ✓ " Ill .,/ / � /) ✓ /} ,, ✓ ./ I z ✓/,. ,/ ✓ ✓ .,/ ,,/ ✓ I/ / ✓,/ ✓ ✓ ,,/ / 3 " ,S to 7 ./ ✓ ✓ :, ,_,,,. _. "/ ✓ v/ • ✓ iFT ✓✓ ✓ • / / " ✓/ • ✓ ,/ ,/ L, / ✓ • ,r ✓,/ "✓ , ,/•IA--- ✓✓ / A al .,/ ,/ / , ✓ ✓AYE � NAYE A A£3SENT �ABSTAIN I I � March 24, 1987 There being no further business before the Commission, the meeting was adjourned at 3:15 p.m. Date Chairman _ Secretary