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HomeMy WebLinkAboutpc_12 05 1996LITTLE ROCK PLANNING COMMISSION REZONING HEARING MINUTE RECORD DECEMBER 5, 1996 3:30 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being eleven (11) in number. II. Approval of the Minutes of the Previous Meeting The Commission approved the minutes of the October 24, 1996 Planning Commission meeting by a unanimous vote. III. Members Present: Craig Berry Herb Hawn Bill Putnam Doyle Daniel Suzanne McCarthy Mizan Rahman Ron Woods Hugh Earnest Sissi Brandon Pam Adcock Larry Lichty Members Absent: None City Attorney: Cindy Dawson LITTLE ROCK PLANNING COMMISSION REZONING AGENDA DECEMBER 5, 1996 3:30 P.M. I. REZONING ITEMS 1. Z-6212 11219 Kanis Road R-2 to 0-1 2. Z-2296-A 8701 I-30 I-2 to MF-24 3. Z-5180-B 1012 Autumn Road R-2 to 0-3 II. OTHER MATTERS 4. G-23-259 Block 3, C. E. Gallagher's Addition Alley Abandonment 5. G-23-260 Block 5, C. E. Gallagher's Addition Alley Abandonment 6. Revocation of various PUD's which have failed to comply with the requirement that final development plans be submitted within three (3) years from the date of their approval by the Board of Directors: a) Z-4523 Hunter's Ridge Long -Form PRD 11700 Cantrell Rd. b) Z-4403-A J. Roberts Co. Long -Form PRD 1200-1600 Aldersgate Rd. c) Z-4250 Cedar Branch Long -Form PRD 11800 Fairview Road d) Z-4331 Boathouse Marina Long -Form PCD Cantrell Road at Worthen Bayou e) Z-4331-A River Cove Office PCD Revised Short -Form Cantrell Road at Worthen Bayou f) Z-4986 Hilaro Springs Apartments Short -Form PRD behind 9400 Hilaro Springs Road g) Z-5538 Mott PRD Short -Form 5615 West 28th Street h) Z-5559 Parklane PRD Short -Form East 15th Street at Park Lane Agenda, December 5, 1996 Page Two i) Z-5600 Chenal Mini -Storage Long -Form PCD NE corner of Chenal Parkway at Hwy. 10 j) Z-2729-F Woodlake Village Long -Form PRD 1300 Leander Street 7. Z-6227 Hunter Day -Care Family Home Special Use Permit 8. Status Report on West Markham Corridor Study Mild yob w W boy � U 2 60aO T /V ol � Q+ Z O o1Nobi lL O W = J X p J U NSOZj N a E c `= V' -1 a Mb�S Hebb NoniwvN oos N z_ > SONJbas z as N u O /w, _/ w N w 7 WU S 3A30 O s vJ Q U Q � W Y O O w � W N w NNl1 S F LL' O z rc s ac9� o YLL F M =' O H bo wW o o U o Sy1S chi � 0�9 s lb oOQ4, z o� ; oa�s�c l^ h� w o � 3 = W z W fQp� n U Z� Sys vl O�2�a is m e� o O December 5, 1996 ITEM NO.: 1 Z-6212 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Hilda M. Parr Rollin Caristianos 11219 Kanis Road Rezone from R-2 to 0-1 CPA, Accounting Office .873± acres Single Family residence SURROUNDING LAND USE AND ZONING North - Single Family and nonconforming businesses; zoned R-2; large area of vacant, C-2 zoned property South - 40 foot OS zoned strip and large area of vacant, C-2 zoned property East - Residential structure; zoned 0-3 and painting contractor, zoned R-2 West - Areas of vacant R-2 and 0-3 zoned property PUBLIC WORKS COMMENTS Dedicate Master Street Plan right-of-way for Kanis Road to 45 feet from centerline. With any planned construction improve Kanis from its 22 foot width to 30 feet from centerline with a sidewalk. Remove fence and parking from new right-of-way or seek franchise. One driveway would be permitted on frontage and commercial driveway aprons shall be concrete per City ordinance. LAND USE ELEMENT The site is located in the I-430 District. The adopted Land Use Plan recommends Office use. There is no land use issue. TRANSPORTATION ELEMENT The property is not located on a Central Arkansas Transit bus route. December 5, 1996 ITEM NO.: 1 Z-6212 (Cont.) STAFF ANALYSIS The request before the Commission is to rezone this .873± acre tract from "R-2" Single Family to "0-1" Quiet Office district. The property is currently occupied by three, small residential structures and associated accessory buildings. Immediate plans are to convert one of the residential structures into an office for an accounting (CPA) firm. The property is located on that portion of Kanis Road situated between Bowman Road and Shackleford Road. This area has recently become the focus of new office and commercial rezoning/development. The R-2 zoned property across Kanis Road to the north is occupied by single family homes and nonconforming businesses. A larger tract to the northeast was recently rezoned to C-2, Shopping Center district. A large area of vacant C-2 zoned property is located to the south. A small strip of OS zoned property separates the subject property from the C-2 property on the south. This OS strip was put in place several years ago when the 40± acres to the south was zoned C-2. The properties to the west range in zoning from R-2 to 0-3 and C-3. Uses in this area range from large, undeveloped tracts to small offices. The 0-3 zoned property adjacent to the east contains a single family residential structure. The I-430 district land use plan recommends Office for the site. The 0-1 rezoning request conforms to the Plan. Staff has consistently encouraged development of this section of Kanis Road as an office corridor. STAFF RECOMMENDATION Staff recommends approval of the requested 0-1 rezoning. The request conforms to the adopted Land Use Plan. PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) The applicant, Rollin Caristianos, was present. There were no objectors present. Staff presented the item and a recommendation of approval. The item was placed on the Consent Agenda and approved by a vote of 9 ayes, 0 noes and 2 absent. December 5, 1996 ITEM NO.: 2 Z-2296-A Owner: John Hancock Mutual Life Insurance Company Applicant: Clover Valley and Briarwood Partners, LLC by Fred Auger Location: 8701 I-30 Request: Rezone from I-2 to MF-24 Purpose: Bring existing apartment complex into conformity with zoning Size: 10.09 acres Existing Use: 240 unit apartment complex SURROUNDING LAND USE AND ZONING North - I-30 right-of-way South - Single family homes; zoned R-2 and church site; zoned R-2 and MF-12 East - Vacant property; zoned I-2 West - Undeveloped, wooded; zoned R-2 PUBLIC WORKS COMMENTS Dedicate easement for floodway on the southern portion of this property. 60 feet is the width and this width follows existing drainage structure centerline. The applicant can participate in a study to be submitted to the Corp of Engineers and FEMA in connection with the planned hotel adjacent to this site, if this width of easement is unacceptable. LAND USE ELEMENT The site is located in the Geyer Springs West District. The adopted Land Use Plan recommends Multifamily. There is no land use issue. December 5, 1996 ITEM NO.: 2 Z-2296-A (Cont.) TRANSPORTATION ELEMENT The property is not located on a Central Arkansas Transit bus route. A bus route is located on Geyer Springs Road, approximately 2 blocks east of the site. STAFF ANALYSIS The request before the Commission is to rezone this 10.09 acre tract from "I-2" Light Industrial to "MF-24" Multifamily. The property is fully developed as a 240 unit apartment complex. No change is proposed for the site. The property is being sold and the new owners want the property rezoned to the appropriate zoning designation for the existing apartment development. In 1969, the property was rezoned from "A" One -Family District to "I" Light Industrial which permitted apartments meeting the standards of the "D" Apartment District. On August 7, 1969, the Planning Commission recommended approval of the rezoning subject to staff approval of the development plan. Staff approved the Plan on August 26, 1969 and the Board of Directors approved the rezoning on September 2, 1969. On January 1, 1980, the "I" zoning district was converted to "I-2" under the new zoning ordinance. The I-2 district does not allow apartments and the development at 8701 I-30 was rendered nonconforming. The property is located in an area of mixed zoning and uses. Single family homes and a large church are located on the R- 2 zoned property to the south. The R-2 zoned property to the west is undeveloped and heavily wooded. The I-2 zoned property to the east is currently undeveloped, although a new hotel is proposed for the property at the southwest corner of Mitchell Drive and Frenchman's Lane. A day-care center is located on the C-3 zoned property to the east. Although the apartment site is currently zoned I-2, the Geyer Springs West District Land Use Plan recommends Multifamily. The MF-24 rezoning request conforms to the Plan and the existing 240 units on 10.09 acres conforms to the MF-24 density requirement. The existing apartment development will not meet the MF-24 district setback regulations, but the site was developed under a previously approved site plan. STAFF RECOMMENDATION Staff recommends approval of the requested MF-24 rezoning. The request conforms to the adopted Land Use Plan. 2 December 5, 1996 ITEM NO.: 2 Z-2296-A (Cont.) PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) Tom Buford was present representing the application. There was one objector present. Staff presented the item, gave a brief history of the zoning of the site and recommended approval of the requested MF-24 rezoning. Mr. Buford addressed the Commission in support of the application. He explained the need to bring the property into conformance with the zoning regulations. Jim Phillips addressed the Commission in opposition to the rezoning. Mr. Phillips explained that he owned the property adjacent to the west. He stated that he was concerned that downzoning the apartment site from I-2 to MF-24 would lessen the possibility of his being able to rezone his property from R-2 to I-2. Mr. Phillips stated that he thought his property had previously be rezoned to industrial in 1970. He cited Ordinance No. 12,358 which he stated rezoned his property. Mr. Phillips asked the Commission to delay action on the apartment rezoning until the question regarding the zoning of his property is resolved and the land use plan for the area is studied further. Jim Lawson, Director of Planning and Development, stated that staff had just concluded a comprehensive study of the land use in the area. He stated that the existing apartment complex was on property recommended for multifamily by the Plan. He urged the Commission to approve the rezoning. There was further discussion of the status of Mr. Phillips' property. Mr. Lawson stated that staff would work with Mr. Phillips to determine the status of the zoning for his property. A motion was made to approve the requested MF-24 rezoning. The motion was approved by a vote of 10 ayes, 0 noes, 0 absent and 1 abstaining (Adcock). 3 December 5, 1996 ITEM NO.: 3 Z-5180-B Owner: The Learning Center; Andrew Bunten Applicant: Central Arkansas Land Development, LLC; Randy Alberius Location: 1012 Autumn Road Request: Rezone from R-2 to 0-3 Purpose: Build new office building Size: .51± acres Existing Use: One story, single-family residence and storage building SURROUNDING LAND USE AND ZONING North - Office Building under construction; zoned 0-3 South - Single family residence; zoned R-2 East - Kidsport; zoned PCD West - vacant property; zoned 0-3 PUBLIC WORKS COMMENTS Dedicate right-of-way to 30 feet from centerline of Autumn Road. With construction widen Autumn to 18 feet from centerline with a sidewalk. A Grading plan and permit will be required prior to construction. Provide a drainage plan for project. The site will require a revision to move the proposed driveway to the south to improve sight distance as required by the Traffic Engineer. The parking lot should provide an 8 foot back out area for the last parking location. LAND USE ELEMENT The site is located in the I-430 District. The adopted Land Use Plan recommends Mixed Office Commercial and Commercial use. There is no land use issue. December 5, 1996 ITEM NO.: 3 Z-5180-B (Cont.) TRANSPORTATION ELEMENT The property is not located on a Central Arkansas Transit bus route. STAFF ANALYSIS The request before the Commission is to rezone this .51± acre tract from "R-2" Single Family to "0-3" General Office. The property currently contains a vacant single-family residential structure and an accessory building. The residential structure was previously occupied by a day-care center. The applicant plans to remove the existing structures and build in their place a new office building. The Board of Adjustment is scheduled to review a setback variance request related to construction of the proposed office building at its November 25, 1996 meeting. The property is located in a rapidly developing area of new office and commercial uses. A new, five story medical office building is being built on the 0-3 zoned property to the north of this site. The properties adjacent to the north and west were recently rezoned from R-2 to 0-3 in conjunction with the five story office building. Pinnacle Point Hospital is located on the large tract of C-3 zoned property to the northeast and Ridsport, a new daycare/gymnasium development, is located on the POD zoned property across Autumn Road to the east. A single family residence is located adjacent to the south and an area of 0- 3 zoning extends beyond that to Ranis Road. The I-430 District Land Use Plan recommends Mixed Office Commercial for the bulk of this tract and Commercial for the northern one-third. The 0-3 rezoning request conforms to the adopted Plan. STAFF RECOMMENDATION Staff recommends approval of the requested 0-3 rezoning. The request conforms to the adopted Land Use Plan. PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) The applicant, Randy Alberius, was present. There were no objectors present. Staff presented the item and a recommendation of approval. The item was placed on the Consent Agenda and approved by a vote of 9 ayes, 0 noes and 2 absent. E December 5, 1996 ITEM NO.: 4 FILE NO.: G-23-259 Name: Alley Right -of -Way Abandonment Location: Block 3, C. E. Gallagher's Addition to the City of Little Rock Owner/Applicant: Roselawn Memorial Park Cemetery/ Mrs. Willie F. McKissack Request: To abandon that portion of the alley right-of-way located between Lot 3 and Lot 8, Block 3, C. E. Gallagher's Addition to the City of Little Rock. STAFF REVIEW• 1. Public Need for This Right -of -Way There is no public need for this alley right-of-way. 2. Master Street Plan The Master Street Plan reflects no need for this alley right-of-way. 3. Need for Right-of-way on Adjacent Streets Dedicate Master Street Plan rights -of -way for all abutting streets to the property owned by the Cemetery. Staff will assist in defining these requirements. This was a condition of the last building permit, route number 95-054. This is a condition of the abandonment. 4. Characteristics of Right-of-way Terrain The alley right-of-way is accessible behind the first two residences east of Booker Street. (The proposed abandonment does not include the alley right-of-way behind these two residences.) Otherwise, the alley is vacant and undeveloped. 5. Development Potential Once abandoned, the area of the proposed abandonment will be incorporated into the Roselawn Memorial Park Cemetery property. There are no immediate plans for the abandoned alley right-of-way. The applicant understands that when the area of this abandonment (as well as the adjacent residential property) is developed December 5, 1996 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO • G-23-259 into the cemetery use, then a rezoning action will be required. 6. Neighborhood Land Use and Effect The property immediately north and east of this portion of the alley right-of-way is developed cemetery property. The lot immediately south of the proposed abandonment is vacant. There are existing single- family residences to the west. 7. Neighborhood Position No neighborhood position has been voiced. All abutting property owners as well as the Garland School Neighborhood Association have been notified of the public hearing. 8. Effect on Public Services or Utilities AP&L: No objection to abandonment. Retain the area as a utility and ingress/egress easement. ARKLA: No objection to abandonment. No easements required. Southwestern Bell: No objection to abandonment. No easements required. L.R. Wastewater: No objection to abandonment. No easements required. L.R. Water Works: No objection to abandonment. No easements required. 9. Reversionary Rights All reversionary rights will extend to Roselawn Memorial Park Cemetery. 10. Public Welfare and Safety Issues Abandoning this portion of the alley right-of-way will not effect the public welfare and safety. STAFF RECOMMENDATION: Staff recommends approval of the alley right-of-way abandonment subject to the following conditions: 1. The area of the proposed abandonment will be retained as a utility and drainage easement. 2 December 5, 1996 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: G-23-259 2. Dedicate Master Street Plan rights -of -way for all streets abutting the property owned by the cemetery, as required by Public Works. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 31, 1996) The applicant was not present. Staff gave a brief description of the alley right-of-way abandonment proposal. David Scherer, of Public Works, stated that the Master Street Plan rights -of -way for all abutting streets to the property owned by the cemetery was required to be dedicated with the building permit for the Mausoleum. He stated that the rights -of -way were never dedicated and therefore, should be a condition of this alley right-of-way abandonment request. After a brief discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) Willie MCKissack, of Roselawn Memorial Park Cemetery, was present, representing the application. There were no objectors present. Staff presented the item with a recommendation of approval as noted in the "staff recommendation." The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion was passed by a vote of 9 ayes, 0 nays and 2 absent. 3 December 5, 1996 ITEM NO.: 5 FILE NO.: G-23-260 Name: Alley Right -of -Way Abandonment Location: Block 5, C. E. Gallagher•s Addition to the City of Little Rock Owner/Applicant: Roselawn Memorial Park Cemetery/ Mrs. Willie F. McRissack Request: To abandon that portion of the alley right-of-way located north of the East 25 feet of Lot 9 and all of Lot 10, and south of Lot 1 and the East 25 feet of Lot 2, Block 5, C. E. Gallagher's Addition to the City of Little Rock. STAFF REVIEW• 1. Public Need for This Right -of -Way There is no public need for this alley right-of-way. 2. Master Street Plan The Master Street Plan reflects no need for this alley right-of-way. 3. Need for Right -of -Way on Adiacent Streets Dedicate Master Street Plan rights -of -way for all abutting streets to the property owned by the cemetery. Staff will assist in defining these requirements. This was a condition of the last building permit, route number 95-054. This is a condition of the abandonment. 4. Characteristics of Right -of -Way Terrain The alley right-of-way is vacant and undeveloped. 5. Development Potential Once abandoned, the area of the proposed abandonment will be incorporated into the Roselawn Memorial Park Cemetery property. There are no immediate plans for the abandoned alley right-of-way. The applicant understands that when the area of this abandonment (as well as the adjacent residential property) is developed December 5, 1996 SUBDIVISION ITEM NO • 5 (Cont.) FILE NO.: G-23-260 into the cemetery use, then a rezoning action will be required. 6. Neighborhood Land Use and Effect The Roselawn Mausoleum is immediately north of this portion of the alley right-of-way with cemetery property also to the east. There is a duplex and a vacant house (owned by Roselawn) immediately to the south. There are other single family residences to the west. 7. Neighborhood Position No neighborhood position has been voiced. All abutting property owners as well as the Garland School Neighborhood Association have been notified of the public hearing. 8. Effect on Public Services or Utilities AP&L: No objection to abandonment. Retain the area as a utility and ingress/egress easement. ARKLA: No objection to abandonment. No easements required. Southwestern Bell: No objection to abandonment. Retain the area as a utility easement. L.R. Wastewater: No objection to abandonment. No easements required. L.R. Water Works: No objection to abandonment. No easements required. 9. Reversionary Rights All reversionary rights will extend to Roselawn Memorial Park Cemetery. 10. Public Welfare and Safety Issues Abandoning this portion of the alley right-of-way will not effect the public welfare and safety. STAFF RECOMMENDATION: Staff recommends approval of the alley right-of-way abandonment subject to the following conditions: Fa December 5, 1996 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: G-23-260 1. The area of the proposed abandonment will be retained as a utility and drainage easement. 2. Dedicate Master Street Plan rights -of -way for all streets abutting the property owned by the cemetery, as required by Public Works. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 31, 1996) The applicant was not present. Staff gave a brief description of the alley right-of-way abandonment proposal. David Scherer, of Public Works, stated that the Master Street Plan rights -of -way for all abutting streets to the property owned by the cemetery was required to be dedicated with the building permit for the Mausoleum. He stated that the rights -of -way were never dedicated and therefore, should be a condition of this alley right-of-way abandonment request. After a brief discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) Willie McKissack, of Roselawn Memorial Park Cemetery, was present, representing the application. There were no objectors present. Staff presented the item with a recommendation of approval as noted in the "staff recommendation." The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion was passed by a vote of 9 ayes, 0 nays and 2 absent. 3 December 5, 1996 ITEM NO.: 6A FILE NO.: Z-4523 NAME: HUNTERS RIDGE LONG -FORM PRD (REVOCATION) LOCATION: North side of Hwy. 10 about 11,700 Block CURRENT PROPERTY OWNER: Winrock Development Co. by Ron Tyne 2101 Brookwood Dr. Little Rock, AR 72202 ORIGINAL APPLICANT: Winrock Development Co. by Ron Tyne 2101 Brookwood Dr. Little Rock, AR 72202 AREA: 13.69 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PRD ORIGINAL ZONING: R-2 PLANNING DISTRICT: #1 CENSUS TRACT: 42.05 This PRD received preliminary approval from the Planning Commission on November 21, 1985 and by the Board of Directors on December 3, 1985. There was some objection to more apartments in this area of Highway 10. The PRD ran through its first term of approval and a request for time extension was granted in November of 1987 and in November 1989 and in January of 1991 and last on February 16, 1993. The Board of Directors determined in its review in 1993 that the PUD was not to be extended, time wise, beyond January of 1995 without a detailed review of the plan relative to the Highway 10 Overlay District standards. At this time no action has been requested for further extension and no revised plan has been submitted. Therefore one year beyond the expiration date, staff began the process of requesting revocation and return to R-2 Single Family. STAFF UPDATE: On October 1, 1996, Staff mailed certified notice to Mr. Ron Tyne of Winrock, Inc. advising him of the proposal to request revocation. Return receipt was signed and returned to case file. To this writing on November 30, 1996 no contact has been made by Mr. Tyne. ,December 5, 1996 ITEM NO.: 6A (Cont.) FILE NO.: Z-4523 STAFF RECOMMENDATION: That the PRD titled "Hunters Ridge Long -Form PRD" be revoked and the R-2 zoning prior to this PUD be restored. PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) Richard Wood, of the Staff, presented a brief explanation of this proposal and an update on conversation held with the applicant and the position requested by Mr. Ron Tyne. Wood stated that it would be appropriate to remove this item of business from the agenda and from the revocation process in as much as the developer indicates a possible development in the near future which will cause a refiling of the application. That application would be filed in accordance with the Highway 10 Overlay Plan which was directed by the City Board on the last occasion for extension of this PRD. A brief discussion followed and it was pointed out that this application whether revoked or remaining at its current status does not accomplish anything for the applicant. A complete new application will be required before construction of anything on this property. A motion was made to remove this item from the revocation process and hold it at abeyance until further contact is received from the applicant. A vote on this motion produced 10 ayes and 1 absent. 2 December 5, 1996 ITEM NO.• 6B FILE NO.: Z-4403-A NAME: J. ROBERTS CO. LONG -FORM PRD (REVOCATION) LOCATION: 1200-1600 Block Aldersgate Road west side of street CURRENT PROPERTY OWNERS: ORIGINAL APPLICANT: B. J. Latting, Eagle Bank J. Roberts Co. by Joel Komer Thomas Mahoney 5050 Quorum Dr. Tavakol Ronagai Dallas, TX 75240 The Wilson Company AREA: 17.3 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PRD ORIGINAL ZONING: R-2 PLANNING DISTRICT: #11 CENSUS TRACT: 24.04 BACKGROUND: This PRD received preliminary approval from the Planning Commission on May 14, 1985 involving some 17.3 acres. The was little or no objection. The Board of Directors approved the PRD on June 4, 1985 by Ordinance No. 14,894. No action followed to construct the improvements or file a plan and plat. In June of 1986 an amending application was filed that changed the plan and reduced the site to 12± acres. The applicant worked with staff and commission through August and then withdrew the request. The action here is to revoke the original ordinance 14,894 creating the PRD and then restore the R-2 zoning that previously existed. STAFF UPDATE• On October 1, 1996, Staff mailed certified notice to the four current land owners these were: Thomas E. Mahoney Bob Wilson, The Wilson Company Tavakil Ronagai B. J. and Janice Latting December 5, 1996 ITEM NO.: 6B (Cont.) FILE NO.: Z-4403-A The return receipts were signed and returned to the case file. The only owner contacts came from Mr. Wilson who said he would file after this action to gain 0-3 zoning, also, Mr. Mahoney expressed an interest in rezoning to 0-3. The Land Use Plan indicates office along the I-430 corridor at Ranis Road. Therefore such applications may be favorably received. They are not a part of this action. STAFF RECOMMENDATION: That the PRD titled "J. Roberts Company Long -Form PRD" be revoked and the R-2 zoning prior to this PUD be restored. PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) Richard Wood, of the Staff, produced a brief comment on this item stating there were a number of owners currently on this project. One of which had removed his parcel of land from the application for the PRD. That property was returned to an 0-3 Office classification, thereby effectively terminating or invalidating the balance of the PRD. Wood stated that it was appropriate to take this item through for revocation in as much as the owners have not indicated a desire to pursue a multifamily format. After a brief discussion, it was determined that a motion was in order to recommend to the City Board of Directors that this item be revoked and that the previous classification be restored. A motion of that effect was passed by a vote of 11 ayes and 0 nays. 2 December 5, 1996 ITEM NO.: 6C FILE NO.: Z-4250 NAME: CEDAR BRANCH PHASE II LONG -FORM PRD (REVOCATION) LOCATION: Fairview Road South off Pleasant Ridge Road CURRENT PROPERTY OWNERS: ORIGINAL APPLICANT: Lucas Family General Partnership Phillips Development Co. 2225 West 7th Street 1401 N. University Avenue Little Rock, AR 72201 Little Rock, AR 72207 AREA: 7.26 ACRES NUMBER OF LOTS: 14 FT. NEW STREET: 450 CURRENT ZONING: PRD ORIGINAL ZONING: R-2 PLANNING DISTRICT: #1 CENSUS TRACT: 42.06 BACKGROUND: This PRD received preliminary approval July 10, 1984 by the Planning Commission and ordinance approval August 7, 1984. There was little or no objection. The owner never sought an extension of time. The project was for a lot arrangement that would have permitted up to four units on most lots and one large lot with 16± units. The plat would have been the second phase of the project that produced the subdivision adjacent on the south. STAFF UPDATE: On October 1, 1996, Staff mailed a certified letter to the record owner and the receipt was returned to case file. As of this writing no response was received from the owner. STAFF RECOMMENDATION: That the PRD titled "Cedar Branch Phase II Long -Form PRD" be revoked and that the R-2 zoning prior to this PUD be restored. December 5, 1996 ITEM NO.: 6C (Cont.) FILE NO.: Z-4250 PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) Richard Wood, of the Staff, presented a brief update of this application. He stated that the current property holders have indicated no interest in pursuing or maintaining the PRD in the manner that it was approved. A brief discussion of the proposal resulted in a motion. The motion to recommend to the Little Rock Board of Directors that this PRD be revoked and returned to the previous classification. The motion passed by a vote of 11 ayes, 0 nays and 0 absent. PA I December 5, 1996 ITEM NO.: 6D FILE NO.: Z-4331 NAME: BOATHOUSE MARINA LONG -FORM PCD (REVOCATION) LOCATION: About 2000 Cantrell Road at Worthen Bayou CURRENT PROPERTY OWNERS: Jack Oliver, II Boathouse Marina, Inc. P. O. Box 7621 Little Rock, AR 72217 ORIGINAL APPLICANT: Jack Oliver, II Boathouse Marina, Inc. P. O. Box 7621 Little Rock, AR 72217 AREA: 8.6 ACRES NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: PCD ORIGINAL ZONING: I-3 PLANNING DISTRICT: #4 CENSUS TRACT: 15.00 BACKGROUND: This PCD received preliminary approval from the Planning Commission on November 8, 1984. The Board of Directors approved the PCD by Ordinance on November 19, 1984. The applicant subsequently requested three extensions of time the last expiring January 1991. No activity has occurred on site that qualifies the PCD to continue, no building permits, no final plan or plat. To date the owner has not responded to contact. STAFF UPDATE• On October 1, 1996, Staff mailed certified notice to the owner, Mr. Oliver. The first mailing did not produce a return receipt and a second mailing was accomplished on November 4, 1996. STAFF RECOMMENDATION: That the PRD titled "Boathouse Marina PCD" be revoked and that the zoning of I-3 be restored. ,December 5, 1996 ITEM NO.: 6D (Cont.) FILE NO.: Z-4331 PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) Richard Wood, of the Staff, presented a brief update of this application. He stated that Mr. Oliver had instructed staff to proceed with the revocation in as much as he did not desire to pursue a marina project on this property at this time. Staff noted that Mr. Oliver indicated that he was willing to return the property to the I-3 classification that previously existed. A brief discussion of this item resulted in a motion to the effect that the Planning Commission recommend to the City Board that this PCD be revoked and the previous zoning classification be restored. The motion passed by a vote of 11 ayes, 0 nays and 0 absent. 2 . December 5, 1996 ITEM NO.: 6E FILE NO.: Z-4331-A NAME: RIVER COVE PCD (REVISED) (REVOCATION) LOCATION: 2000 Cantrell Road at Worthen Bayou CURRENT PROPERTY OWNERS: Jack Oliver, II Boathouse, Inc. P. O. Box 7621 Little Rock, AR 72217 ORIGINAL APPLICANT: David Carl Dev. America Corporation 2400 Riverfront Dr. Little Rock, AR 72202 AREA: 4.6 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD ORIGINAL ZONING: I-3 PLANNING DISTRICT: #4 CENSUS TRACT: 15.00 BACKGROUND: This PCD received preliminary approval from the Planning Commission on December 12, 1989 and by the Board of Directors on January 16, 1990 by Ordinance No. 15,797. There was objection to a large office building on this site both from adjacent businesses and residential owners across Cantrell Road. There have been no requests for time extension. STAFF UPDATE• On October 1, 1996, Staff mailed a certified letter to the owner, Mr. Oliver, advising him that the city staff was pursuing revocation. There has been no contact since the return receipt was placed in the case file, documenting his receipt. STAFF RECOMMENDATION: That the PCD titled "River Cove Office Short -Form PCD" be revoked and that the I-3 zoning existing prior to the PCD be restored. December 5, 1996 ITEM NO • 6E (Cont.) FILE NO.: Z-4331-A PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) Richard Wood, of the Staff, offered a brief update of this item in which he indicated that the previous developer was no longer a party to this project and that Mr. Jack Oliver, representing the ownership, had indicated that a return to the I-3 zoning would be appropriate for another development which he is pursuing at this time. After a brief discussion of the issue, a motion was made to recommend to the Board of Directors the revocation of this PCD and restoration of the original zoning. The motion passed by a vote of 11 ayes, 0 noes and 0 absent. P" December 5, 1996 ITEM NO.: 6F FILE NO.: Z-4986 NAME: HILARO SPRINGS APARTMENTS PRD (REVOCATION) LOCATION: Behind 9400 Hilaro Springs Road CURRENT PROPERTY OWNERS: ORIGINAL APPLICANT: Andy Jones Andy Jones by Hunter Stuart 9400 Hilaro Springs Road 9400 Hilaro Springs Road Little Rock, AR 72209 Little Rock, AR 72209 AREA: 1.72 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PRD ORIGINAL ZONING: R-2 PLANNING DISTRICT: #14 CENSUS TRACT: 41.08 This PRD received preliminary approval from the Planning Commission on April 19, 1988 and Ordinance 15,480 of the Board of Directors approved the PRD for 32 apartment units. There were no objectors present at the public hearings. There have been no extensions of time requested or granted. STAFF UPDATE• On October 1, 1996, the Staff notified the owner and his agent, Mr. Hunter Stuart, by certified mail of the revocation action proposed. At this writing, there has been no response from the owner. STAFF RECOMMENDATION: That the PRD titled "Hilaro Springs Apartments" be revoked and that the R-2 zoning existing prior to the PRD be restored. PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) Richard Wood, of the Staff, offered a brief update of this PRD stating there had been no communication with the owner following the several certified letter notices. Therefore, it is assumed by staff that the owner expects the item to be returned to the previous R-2 classification which is the staff recommendation. December 5, 1996 ITEM NO • 6F (Cont.) FILE NO.• Z-4986 After a brief discussion, a motion was made to recommend to the Board of Directors the revocation of this PRD and restoration of the previous zoning classification. The motion passed by a vote of 11 ayes, 0 noes and 0 absent. 2 ,December 5, 1996 ITEM NO.: 6G FILE NO.: Z-5538 NAME: MOTT PRD SHORT -FORM PRD LOCATION• CURRENT PROPERTY OWNERS: U of A Board of Trustees Attn: Fred Harrison 212 Center Street Little Rock, AR 72201 (REVOCATION) ORIGINAL APPLICANT: Joe Mott, Sr. #6 Tortoise Run Court Little Rock, AR 72207 AREA: 0.3 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PRD ORIGINAL ZONING: R-5 PLANNING DISTRICT: #10 CENSUS TRACT: 20.01 BACKGROUND: This PRD received preliminary approval from the Planning Commission on February 25, 1992 and ordinance approval by the Board on April 7, 1992 by Ordinance No. 16,193. There were no objectors. There was no request for time extension filed. STAFF UPDATE: On October 1, 1996, the Staff mailed certified notice to the owner (currently UALR Board of Trustees). There was no indication from Mr. Fred Harrison that the university would take any action. This parcel was acquired from Mr. Mott and is now part of the school campus. Therefore, revocation would clear the record. STAFF RECOMMENDATION: That the PRD titled "Mott PRD Short -Form" be revoked and that R-5 zoning be restored to the site as it was the prior classification. December 5, 1996 ITEM NO.: 6G (Cont.) FILE NO.: Z-5538 PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) Richard Wood, of the Staff, offered a brief update of this application and some history of the property relative to the UALR acquisition of the site. Wood stated that the University has expressed no interest in pursuing development of this property in the manner which was authorized. The property is currently part of the school campus. After a brief discussion, a motion was made to recommend to the Board of Directors the revocation of this PRD and the restoration of the previous zoning classification. The motion passed by a vote of 11 ayes, 0 noes and 0 absent. 2 • December 5, 1996 ITEM NO.• 6H FILE NO.• Z-5559 NAME: PARK LANE PRD SHORT -FORM (REVOCATION) LOCATION: 15th Street at Park Lane CURRENT PROPERTY OWNERS: Your Home, Inc. P. O. Box 341 Mabelvale, AR 72103 AREA: 14,000 sq. ft. CURRENT ZONING: PRD PLANNING DISTRICT: #8 CENSUS TRACT: 4.00 BACKGROUND• ORIGINAL APPLICANT: Your Home, Inc. P. O. Box 341 Mabelvale, AR 72103 NUMBER OF LOTS: 2 FT. NEW STREET: 0 ORIGINAL ZONING: MDR - Medium Density Residential This PRD was approved in preliminary form by the Planning Commission on June 30, 1992. Ordinance No. 16,249 of July 21, 1992 endorsed the project and was the last action. There were no objectors of record. The owner did not request an extension of time, there were none granted. STAFF UPDATE• On October 1, 1996, Staff mailed a certified mail notice to the current owner of record, Your Home, Inc. The return receipt has been received and placed in the file. No comment has been received from that organization. STAFF RECOMMENDATION: That the PRD titled "Park Lane PRD Short -Form• be revoked and that the "MDR" District existing prior to this PRD be restored. December 5, 1996 ITEM NO • 6H (Cont.) FILE NO.: Z-5559 PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) Richard Wood, of the Staff, offered a brief update of this application stating the several certified letters offered by staff have not been answered nor has the owner called the staff's office. The staff, at this point, assumes there is no further interest in pursuing this application and recommends its revocation. After a brief discussion, a motion was made to recommend to the Board of Directors the revocation of this PRD and the restoration of the previous zoning of Medium Density Residential (MDR). The motion passed by a vote of 11 ayes, 0 nays and 0 absent. 2 . December 5, 1996 ITEM NO.: 6I FILE NO.: Z-5600 NAME: CHENAL MINI -STORAGE PCD LONG -FORM (REVOCATION) LOCATION: NE corner Hwy. 10 at Chenal Parkway CURRENT PROPERTY OWNERS: ORIGINAL APPLICANT: E. M. Pfeifer, III E. M. Pfeifer, III P. O. Box 99 P. O. Box 99 No. Little Rock, AR 72115 No. Little Rock, AR 72115 AREA: 4.29 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD ORIGINAL ZONING: 0-3 and C-3 PLANNING DISTRICT: #19 CENSUS TRACT: 42.05 BACKGROUND• This PCD received preliminary approval form the Planning Commission on September 22, 1992. The Board of Directors approved PCD by Ordinance No. 16,289 on October 29, 1992. There were no objectors. The owner did not file time extension requests and none were granted. Therefore, one year after expiration staff began revocation of the ordinance. STAFF UPDATE• On October 1, 1996, Staff mailed a certified notice to Mr. Pfeifer advising him of the revocation action. The receipt has been returned and placed in the case file. At this writing no contact has been made Mr. Pfeifer. STAFF RECOMMENDATION: That the PCD titled "Chenal Mini -Storage PCD Long -Form" be revoked and that the zoning of 0-3 and C-3 be stored as existed prior to the PUD. ,December 5, 1996 ITEM NO.: 61 (Cont.) FILE NO.: Z-5600 PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) Richard Wood, of the Staff, offered a brief update of the request stating Mr. Pfeifer, the current property owner, has indicated by letter in the file that he agrees with the revocation action. Mr. Pfeifer stated in his letter that the development proposed has failed and the restoration of the 0-3 and C-3 classifications would be appropriate. After a brief discussion, a motion was made to recommend to the City Hoard of Directors that this PCD be revoked and restored to its previous classification. The motion passed by a vote of 11 ayes, 0 nays and 0 absent. 2 December 5, 1996 ITEM NO.: 6J FILE NO.: Z-2729-F NAME: WOODLAKE VILLAGE APARTMENTS PRD LONG -FORM (REVOCATION) LOCATION: 1300 Leander Street CURRENT PROPERTY OWNERS: E. Harley Cox, Jr. 10 Jefferson Place Pine Bluff, AR 71603 ORIGINAL APPLICANT: David Carl by the Mehlburger Engineering Firm AREA: 22.5 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PRD ORIGINAL ZONING: MF-18 PLANNING DISTRICT: #10 CENSUS TRACT: 24.03 BACKGROUND• This PRD was approved for preliminary on August 24, 1993. The Board of Directors approved the PRD by Ordinance No. 16,506 on October 5, 1993. There were several objectors at the Commission meeting. There were no requests for time extension and none granted. However, the staff notice generated interest by several persons. STAFF UPDATE• On October 1, 1996, the Staff mailed certified notice to Mr. Cox, the owner, advising him of the revocation action. The return receipt was signed and returned to the case file. At this writing, Staff has not received specific instruction from the owner concerning his need with regard to continuing the PRD. He has indicated by letter that he will be in attendance at the meeting December 5. The Commission cannot extend the Plan norcan the Board without additional public hearings and an ordinance. STAFF RECOMMENDATION: That the current PRD titled -Woodlake Village Apartments PRD" be revoked and the former MF-18 zoning be restored. December 5, 1996 ITEM NO • 6J (Cont.) FILE NO.: Z-2729-F PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) Richard Wood, of the Staff, offered a brief update of this revocation proposal stating there were several persons in attendance of today's meeting in case there were questions. Wood pointed out this PRD had expired and included in this revocation action prior to a new application which has been filed for the January 9, 1997 Planning Commission meeting. The new filing will act to restore the PRD. Wood pointed out that it would perhaps be appropriate to simply remove this item from the agenda packet and the revocation process and hold this action in abeyance pending the decision on the new application for the same project. A somewhat lengthy discussion followed in which it was debated as to the appropriateness of revoking this one and allowing the new plan to prevail or simply allowing this filing to die and the new application, if approved, restoring the PRD application. At the end of this discussion, it was determined that it would be appropriate to simply remove the item from consideration at this time. A motion was made to that effect. The motion passed by a vote of 11 ayes, 0 nays and 0 absent. 2 December 5, 1996 ITEM NO.• 7 FILE NO.• Z-6227 Name: Location• Howard Day -Care Family Home Special Use Permit 6612 Juniper Road Owner/Applicant: Erma Lee Howard Proposal: A special use permit is requested to allow the occupant of 6612 Juniper Road to operate a day-care family home. The property is zoned R-2. STAFF ANALYSIS The occupant of the single family residence located at 6612 Juniper Road is requesting approval of a special use permit to allow her to operate a day-care family home at that address. A day-care family home is defined by the Ordinance as "any facility which provides childcare in a family setting within a caregiver's family residence in accordance with provisions of licensing procedures established by the State of Arkansas. This use is intended to fill that level of child care between unregulated babysitting and day care center." Day-care family homes require a special use permit in the R-2 district. The general purpose of Section 36-54 states: "Special use permits provide a method of control over certain types of land uses which, while not requiring the full review process of the conditional use permits, do require some review procedure which allows for determination of their appropriateness within the neighborhood for which they are proposed and for public comment." These uses include bed and breakfast hotels, family care facilities and day care family homes. The site and location criteria established by the Zoning Ordinance for day care family homes are as follow: a. This use may be located only in a single-family home, occupied by the care giver. b. Must be operated within licensing procedures established by the State of Arkansas. • December 5, 1996 ITEM NO • 7 (Cont.) FILE NO.: Z-6227 C. The use is limited to ten (10) children including the care givers. d. The minimum to qualify for special use permit is six (6) children from households other than the care givers. e. This use must obtain a special use permit in all districts where day care centers are not allowed by right. 6612 Juniper Road is located within the Cloverdale single family residential neighborhood. All surrounding properties are occupied by single family homes. The subject property contains a one story, brick and frame residential structure. The side and rear yard area is enclosed by a 4 foot tall chain -link fence. Day Care Family Homes are intended to fill the need for childcare services between babysitting and the formal setting of a day-care center. The concept is to allow the occupant of a single family home to keep from 6-10 children (including the care -giver's) in a residential setting. The primary use of the property is to remain single family residential. Since the property is to remain residential in nature, items associated with the more formal day care center type use, such as signage and increased parking are neither required nor permitted. There are larger, day-care centers located to the east of the Cloverdale Neighborhood, on West 83rd Street and on Frenchman's Lane. The applicant has requested permission to place a portable sign on the property giving the name of the child care business, hours of operation, telephone number and ages of children accepted. The sign is proposed to be placed out in the morning and removed in the evening. Proposed hours of operation are 6:30 A.M. to 6:30 P.M. Staff cannot support allowing the requested sign. The concept of a day-care family home discourages the use of signage since the property is to retain its single family residential nature. Section 36-551 of the Sign Code allows only one freestanding, ground -mounted sign denoting the name and address of the occupant of the home in residential zones. The sign may not exceed one square foot in area or six feet in height. Temporary signs that do not meet the standards for freestanding permanent signs are specifically prohibited by Section 36-543. 2 December 5, 1996 ITEM NO.: 7 (Cont.) FILE NO.: Z-6227 STAFF RECOMMENDATION Staff recommends approval of the special use permit to allow the occupant of 6612 Juniper Road to operate a day-care family home subject to compliance with the site and location criteria established in Section 36-54 of the Code of Ordinances. Staff does not recommend allowing the applicant to have the requested sign. PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) The applicant was not present. There were two objectors present. Staff informed the Commission that the applicant had circulated the notice of public hearing on December 2, 1996; 3 days prior to the public hearing rather than the required 15 days. There was then a brief discussion concerning either deferring the item or waiving the bylaws and hearing it. Troy Laha, of #7 Althea Court, addressed the Commission. He noted that he and one other objector had made the effort to appear at the meeting. He stated that he did not object to deferring the item to allow for proper notification. At this point, the item was moved to a later point in the agenda to see if the applicant would arrive; she never did. When the item was brought back up, Ruth Bell of the League of Women Voters, addressed the Commission. She stated that the League had always felt strongly that proper notification was inherently necessary. She recommended deferring the item. A motion was made to defer the item to the January 23, 1997 meeting with the requirement that the applicant renotify in the required manner. The motion was approved by a vote of 10 ayes, 0 noes, 0 absent and 1 abstaining (Adcock). 3 • . - December 5, 1996 ITEM NO.: 8 NAME: west Markham Corridor Study LOCATION: University to Pine - Lee to I-630 REQUEST: Review the area for possible changes SOURCE: City Board of Directors STAFF REPORT: At the request of the City Board of Directors, the Planning Staff began the work of reviewing the area between University and Pine from Lee to I-630 in May of this year. Initial meetings were held with the Hillcrest Zoning Committee. Because of potential impacts on the property owners adjacent to Markham, a committee of property owners with representation from the two neighborhood groups (Hillcrest and Capitol View/Stifft Station) and representatives of the institutional users was formed. In July this committee began meeting. Meetings were scheduled every other week, with presentations made by various interest groups (neighborhoods, institutions and property owners along Markham). Committee members were asked to indicate their issues for the corridor - both problems and positives. From this list areas of concern/interest were developed by Staff. Based on the information provided by the various interest groups and issues the committee identified, preliminary ideas for the corridor were outlined. From the Committee's preliminary ideas, Staff prepared a set of land use and circulation changes for consideration. These changes were adopted by the committee, with a few minor changes. The land use and circulation modifications were next made public for comment. On November 14, Staff presented the recommended land use and circulation changes at a public meeting. Additional comments were received and a draft report prepared for the Planning Commission and Board of Directors. Today the Staff wishes to review the draft report with the Commission before presenting it to the Board of Directors on December 17. • December 5, 1996 ITEM NO.: 8 (Cont.) PLANNING COMMISSION ACTION: (DECEMBER 5, 1996) Jim Lawson, Director of Planning and Development, briefed the Commission on the study and said the Board directed the staff to put the study on the Board's December 17, 1996 agenda. Mr. Lawson made some additional comments about West Markham and the study effort. Tony Bozynski, Planning Manager, presented an overview of the study process and the make-up of the study committee. Mr. Bozynski then reviewed the study committee's land use and circulation recommendations. Mr. Bozynski said that the committee also felt that the recommended changes are closely linked and that the land use modifications should not take place if the circulation changes are not implemented. Mr. Bozynski then responded to questions from several of the commissioners. Commissioner Hugh Earnest spoke and read a written statement. Commissioner Earnest made some additional comments about the study and said the Planning Commission should acknowledge receiving the study, but more time was needed to complete a thorough review of all the information. Bo Montgomery, a member of the Hillcrest Residents' Association Zoning Committee, addressed the Commission and offered his thoughts about the study. Mr. Montgomery also suggested the Donaghey Project become involved with West Markham. Graham Sloan said he had nothing to add. Ruth Bell, League of Women voters, said she had concerns with some of the recommendations, especially the proposed circulation changes on the south side of West Markham. Ms. Bell said she viewed the study as a beginning and West Markham needed to benefit the entire city. Jim Vandenberg, a study committee member, provided the Commission a written statement and read it into the record. Mr. Vandenberg said more input from the neighborhood was needed and there should be a series of design charrettes to develop a workable design for West Markham. He said a design overlay district was a good idea and discussed Donaghey's involvement with the I-630 medical corridor. Bo Montgomery spoke again and discussed the Donaghey Project's future involvement with West Markham. A motion was made to suggest to the Board of Directors that the issue be deferred pending further investigation of various alternatives by this body. 2 December 5, 1996 ITEM NO.: 8 (Cont. An amendment was then offered which stated that the staff come back with some recommendations about alternative process or processes for working this plan other than what exists right now. There was a long discussion about the motion and the amendment. Jim Lawson said more time and making the study a retreat item made sense. Mr. Lawson also asked the Commission to place a time certain on the deferral. A number of comments were made and it was recommended to refer the study to the January 16, 1997 retreat. The motion on the floor was then amended to suggest to the Board of Directors that this issue (West Markham Study) be deferred pending further study of various alternatives by the Planning Commission and this issue be discussed as a key component of the retreat on January 16th. The motion was approved by a vote of 11 ayes, 0 nays and 0 absent. 3 C cc U W cc W O Z cn U C,3 Z_ Z Z J 0 �I W Q 0 A\W\ 11 > , �4,\ ' a , \ i in CC LU m� W �mW U Cc: w¢ x x Z m¢ UCD U) Z O Z m LU Z ¢ = 2 U v¢¢ Z N m x m0¢a-3:: J > Q< � w Z O U Q J m Z H x Q J Z c U p O m m 2 v¢ m w Z IN MINE 11 III III MEN 111M.1111011 IIIIIIIIIHIN IIIIIIIIIHIN INIMININIMIll ININIIIIININi a: Q ME m z W m m W W Z W Q December 5, 1996 There being no further business before the Commission, the meeting was adjourned at 5:30 p.m. Date f Cfiairm6n