HomeMy WebLinkAboutBOD itemsOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
March 18, 2003 AGENDA
Subject Action Required Submitted By
LU -03-06-01 Land Use Plan
amendments in the I-30, East 40rdinance
Little Rock and Port Districts Resolution
Approval
Information Report
Bruce Moore
SYNOPSIS
Series of Land Use Plan amendments to bring the City Land Use
Plan into conformance with the recommendation of the East of I-
30 Study completed in 2002. These changes are the the area east
of I-30 and north of I-440.
FISCAL IMPACT
RECOMMENDATION
Staff recommends approval. The Little Rock Planning
Commission after conducting two public hearing on January 9 and
February 20, 2003 recommends approval (10 for, 0 against)
CITIZEN
Two meetings were held during November 2002 in the area where
PARTICIPATION
property owners, residents and neighborhood groups were invited.
The Little Rock Planning Commission held two public hearing on
January 9 and February 20, 2003.
BACKGROUND
This amendment package is the next step in a process started by
the Mayor's report to the Board on the area east of I-30. In the
"East of I-30" report significant changes in use were proposed.
These changes were based on changing conditions in and
around the area. Input and guidance was obtained from
representatives of some of the neighborhoods within the area.
This report was made to the Board of Directors in July of 2002
after several months of work by City Staff. After that meeting
the implementation steps call for the City's Plans to be
modified to allow the plan's proposals to occur. A package of
changes was developed and presented at two meetings within
the area. Both property owners and residents were invited to
these meeting. Over 2800 notices were sent to invite
individuals to two meetings in early November 2002.
Approximately a hundred thirty households and properties have
made contact with the City about the proposed changes.
BACKGROUND
CONTINUED
The area under amendment is one where change has begun
from two distinct sources. In the eastern section of the
amendment area, Little Rock National Airport has been a
source of change. The airport has continued to grow and make
improvements over the last couple of decades. Much of the
recent growth has been for runway extensions and safety
improvements. The airport has developed a long term as well
as short and midterm plans for the facility and surrounding area.
The City believes that the Land Use Plan should recognize the
long-term plan of the airport. To this end, significant changes
are proposed to the City Land Use Plan. The first (Map A) is to
recognize the actual infrastructure of the airport (runways,
taxiways, terminal, etc) as Public Institutional rather than
Industrial on the Plan. This should provide a more accurate
understanding of the actual use of the land.
The other change in this area is to recognize the long-term plan
(20 plus year) that the areas surrounding the airport be
industrial in nature. This involves four areas. The area east of
the airport (Map B) is shown as Industrial and Single Family
currently. With the airport's plans to build an eastern taxiway
along the east runway, this area becomes more attractive for
airport related industrial uses,
which might take direct access to the new taxiway. (This could
be a good location for the freight related uses at the airport.)
The recommendation is for Light Industrial use. (Note: This is
an area where some residents have indicated opposition to
changing the plan.)
The second change is to the south (Map A). It is currently
Industrial and the change proposed is to Light Industrial. It has
access to the taxiway system with one existing industrial use.
The third area (Map C) is to the west and northwest of the
airport. The southern portion is shown for Industrial and has
industrial and airport related uses in existence. The northern
portion is currently shown for Single Family use. Though there
are homes there now, with the improvements underway to the
adjacent runway and taxiway direct access will become
possible. This makes the area desirable for airport related
industrial use. The recommendation is for Light Industrial for
this area.
The fourth change (Map D) is north of the airport. Currently an
industrial use exists in the southern portion of the area, which is
shown as Industrial. A larger area of Single Family and
Multifamily is shown north of 1 Oth Street. With the extensions
BACKGROUND of the two western runways and accompanying taxiways, this
CONTINUED area is now more desirable for airport related industrial use.
The recommendation is for Light Industrial for this area.
The Security - Boyce area, (Map D) a one block by six block
Single Family area, surrounded by Industrial is proposed to be
shown as industrial. This is a small area of single-family
homes, which has experienced some loss of residential area
over the last several years. (NOTE: This is an area where some
residents have indicated opposition to changing the plan.) To
the south is an area of Industrial, the actual use pattern is closer
to Light Industrial. The proposal is to change the area south of
22"d Street between Bond and Confederate Boulevard (Map E)
to Light Industrial use.
The second source of change affects the western quarter of the
amendment area. The forces of change are: the growth of
downtown, the Presidential Park, Heifer International
Headquarters complex and strengthening of some of the historic
central Little Rock neighborhoods. The major area of change
(Map E) is generally from 91h street to the Arkansas River and
1-30 to Bond Street. In this area Mixed Use -Urban is proposed
to expand east and north. To the east, the use is currently
industrial with an industrial classification. With the new
developments underway, the nature of this area is expected to
change from its historic industrial to more of a mixed pattern
with many urban pedestrian features. To allow this to occur,
the plan must be changed.
To the south a Commercial and Low Density Residential area
(Map F) is proposed for this Mixed Use Urban classification.
Again the purpose is to allow more flexibility in use and
hopefully encourage a more urban -pedestrian type of
development.
The Hanger Hill (to the south — Map G) and "East Little Rock"
(to the east — Map H) neighborhoods are both shown as Single
Family currently. In both cases the proposal is for Low Density
Residential. This would allow density to increase from a
maximum of 6 units to a maximum of 10 units. This is a minor
densification of the areas. The City would like to see these
areas remain predominately resident but allow for more flexible
in housing types (to add attached, zero -lot line, etc.) (NOTE: In
the "East Little Rock" neighborhood there was some concern
about the change).
BACKGROUND
CONTINUED
The Roosevelt Road area, from I-30 to Confederate Boulevard
(Map I) in the southwest corner on the amendment area is
proposed for a minor change. South of Roosevelt the change
would be from Light Industrial and Mixed Use to Service
Trades District. This is not a major change since the new use is
still designed to support industrial uses. To the north of
Roosevelt Road the area changes to Service Trades and Public
Institutional removing the Commercial and Single Family
currently shown. These two use areas were small (about a city
block each) and the proposed changes indicate the general use
pattern for the area.
The final change is actual a series of changes along the
Arkansas River (Maps J & K) to Park/Open Space from various
uses. This change more accurately reflects the probable future
development along the river. It also reflects the Parks and
Recreation Master Plan — River Trail.
FILE NO.: LU03-06-01
Name: Land Use Plan Amendment — 1-30, East LR and Port
Planning Districts
Location: Bounded by Arkansas River, 1-30 and Fourche Creek
Request: Single Family, Low Density Residential, Multifamily,
Public/Institutional, Park/Open Space, Commercial, Light
Industrial, Industrial, Mixed Use and Mixed Commercial Industrial
TO Low Density Residential, Public Institutional, Park/Open
Space, Commercial, Light Industrial, Industrial, Service Trades
District and Mixed Use Urban
Source: City of Little Rock
PROPOSAL / REQUEST:
Land Use Plan amendment in the 1-30, East Little Rock, and Port Planning
Districts to reflect the proposals of the 'East of 1-30 Report' made by the Mayor in
July 2002. The new use pattern would be 'Public' for the airport infrastructure,
surrounded by Light Industrial for'airport related' or other industrial uses. Mixed
Use Urban is expanded to the east from McLean to Bond, for urban pedestrian -
oriented mixed-use developments. The Hanger Hill and East Little Rock
Neighborhoods are encouraged to be come a more dense residential
development with Low Density Residential. Finally office and support industrial
uses are encouraged with the Service Trades District at Roosevelt Road and
1-30. (Map M)
EXISTING LAND USE AND ZONING:
A review of the existing zoning and land use pattern will be presented from east
to west within the area of the amendment. Between (east of) the airport and
Fourche Creek there is a large area of 'R2', Single Family, which is generally
used as single family. The homes along Fourche Dam Pike generally date to
pre -annexation and many have a rural feel. Along Roosevelt Road a row of
single-family homes is in a more urban subdivision style. Between these two
residential neighborhoods, there is an industrial development, zoned '11',
Industrial Park.
As one proceeds west, the airport is mostly zoned '12', Light Industrial. To the
airport's south is an area of '12' and 'C4', Open Display Commercial. The uses in
this area are predominately airport related — car rental companies, hotel, parking
facilities, etc. North of the airport is an area predominately 'R3', Single Family
with small areas (a few lots) zoned commercial (C3, General Commercial). The
use pattern is similar to the zoning, single-family homes with a scattering of small
FILE NO.: LU03-06-01 Cont.
businesses and churches. There is also a larger'public homes' multifamily
development in this area. This complex is zoned Single Family (R3) and is made
up of one-story structures, which could be considered attached single family.
Southwest of the airport along Roosevelt Road one first comes upon a small
'industrial park' type development of warehouse distribution type uses. The area
is zoned '12'. North of Roosevelt Road there are several cemeteries zoned 'R2'.
There is a commercial shopping center at the northwest corner of Confederate
Boulevard and Roosevelt Road, which is zoned 'C3'. The middle school west of
the shopping center is zoned 'R4', duplex.
Directly west of the airport is an area used and zoned for industrial. A small area
(one by five blocks) is zoned 'R3' and is homes, but totally surrounded by
Industrial use and zoning (12 and 13, Heavy Industrial). To the north of this
neighborhood is a larger industrial area zoned '13'. The Hanger Hill
neighborhood is further to the west along 1-30 and is an eight by three or so block
single family and duplex area zoned 'R4'.
To the northwest of the airport is first a small single-family area (3 by 3 blocks) of
homes zoned 'R3'. Two large industrial zoned (13) businesses (one vacant) are
north and west of the residential area. A second small single-family area (3 by 3
blocks) zoned 'R4' is along the river as one proceeds in a northwest direction.
West of this area is an industrial use area, zoned '13'. While adjacent to 1-30, one
finds the Presidential Park zoned 'PR', Park and Recreation, and a small area (3
by 3 blocks) of 'UU', Urban Use, which is currently vacant and small industrial
uses.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
July 17, 2001 -- Several City owned properties were changed to Park/Open
Space. Three of these were within or very near the amendment area. The first
was from Low Density Residential at 8th and Rock. The second was at Richlane
and Heather from Single Family. The third was at the north end of Beauregard
and Longstreet Drives. All three are City Park and Recreation Department
owned property.
March 7, 2000 -- The City modified the Land Use Plan for downtown as a result
of a special study. Mixed Use Urban (MXU) was introduced. Most of downtown
was changed to 'MXU' from Office, Commercial, Mixed Office Commercial, and
Multifamily. Areas east of 1-30 and north of 9th Street were changed from
Industrial to'MXU'. An area between 61h and 9th Streets, west of College was
changed from Transition to Low Density Residential.
April 20, 1999 -- The area south of Roosevelt, between 1-30 and Confederate
was changed from Industrial to Light Industrial on the west and to Mixed Use on
the east. Two areas were changed from Mixed Commercial Industrial to
Commercial. One was the northwest corner of Confederate Boulevard and
2
FILE NO.: LU03-06-01 (Cont.
Roosevelt Road the other was the northeast corner of 1-30 and Roosevelt Road.
This was to more accurately reflect the existing and probable future land use
pattern for the area.
September 1, 1998, an area was changed from Single Family to Industrial,
between 16th and 17th Streets and Boyce and Fletcher Streets. This was as a
result of a request to reclassify the property for redevelopment.
The Land Use Plan for the area under amendment is as follows (from east to
west). There are two Single Family areas east of the airport, divided by an area
shown for industrial. Proceeding west, a large area of industrial use is shown for
the airport and surrounding industrial businesses. This industrial use continues
west to the old Rock Island rail tracks.
Near the airport there are a couple of other uses shown. South of the airport is
an area of Mixed Commercial Industrial and north of the airport is an area of
Single Family with numerous Public Institutional use areas shown throughout the
single-family area. In addition, several multifamily use areas are shown in this
residential neighborhood. One is a Public Housing development, the others are
small areas used as transition from the Industrial further to the west.
Along the western boundary of the amendment area, starting in the south, is a
Light Industrial use area with a strip of Commercial use shown along its north. A
large area of Public Institutional use is shown for several schools and
cemeteries. A Single Family use area is shown to the north, with Commercial
and Low Density Residential use transitioning to Mixed Use Urban. Along the
River and Fourche Creek are Park Open Space areas. (Map L)
MASTER STREET PLAN:
There is a Master Street Plan Amendment accompanying this amendment. The
proposal is to have reduced design standards for some of the arterials through
and in the area. See accompanying Master Street Plan Amendment for
additional information.
There are four existing City parks within the amendment area. In addition there
are several parks adjacent or close to the amendment area. The Parks and
Recreation Master Plan recommends: an open space — park along the Arkansas
River through this area (the River Trail), an open space — park along Fourche
Creek through this area (the Earth Trail); an open space — park connections
between the two trails in the western section of the amendment area; and that in
all cases a park — open space area be within eight blocks of an development.
The Plan's basis is the City as a Park or "A City in a Park". However to achieve
the Parks and Recreation Master Plan's 8 block goal will require some
partnerships with others such as schools and churches.
3
FILE NO.: LU03-06-01
HISTORIC DISTRICTS:
There are no historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a City of Little
Rock recognized neighborhood action plan.
ANALYSIS:
This amendment package is the next step in a process started by the Mayor's
report to the Board on the area east of 1-30. In the "East of 1-30" report significant
changes in use were proposed. These changes were based on changing
conditions in and around the area. Input and guidance was obtained from
representatives of some of the neighborhoods within the area. This report was
made to the Board of Directors in July of 2002 after several months of work by
City Staff. After that meeting the implementation steps call for the City's Plans to
be modified to allow the plan's proposals to occur. A package of changes was
developed and presented at two meetings within the area. Both property owners
and residents were invited to these meeting. Over 2800 notices were sent to
invite individuals to two meetings in early November 2002. Approximately a
hundred thirty households and properties have made contact with the City about
the proposed changes.
The area under amendment is one where change has begun from two distinct
sources. In the eastern section of the amendment area, Little Rock National
Airport has been a source of change. The airport has continued to grow and
make improvements over the last couple of decades. Much of the recent growth
has been for runway extensions and safety improvements. The airport has
developed a long term as well as short and midterm plans for the facility and
surrounding area.
The City believes that the Land Use Plan should recognize the long-term plan of
the airport. To this end, significant changes are proposed to the City Land Use
Plan. The first (Map A) is to recognize the actual infrastructure of the airport
(runways, taxiways, terminal, etc) as Public Institutional rather than Industrial on
the Plan. This should provide a more accurate understanding of the actual use
of the land.
The other change in this area is to recognize the long-term plan (20 plus year)
that the areas surrounding the airport be industrial in nature. This involves four
areas. The area east of the airport (Map B) is shown as Industrial and Single
Family currently. With the airport's plans to build an eastern taxiway along the
east runway, this area becomes more attractive for airport related industrial uses,
2
FILE NO.: LU03-06-01 (Cont.
which might take direct access to the new taxiway. (This could be a good
location for the freight related uses at the airport.) The recommendation is for
Light Industrial use. (Note: This is an area where some residents have
indicated opposition to changing the plan.)
The second change is to the south (Map A). It is currently Industrial and the
change proposed is to Light Industrial. It has access to the taxiway system with
one existing industrial use. The third area (Map C) is to the west and northwest
of the airport. The southern portion is shown for Industrial and has industrial and
airport related uses in existence. The northern portion is currently shown for
Single Family use. Though there are homes there now, with the improvements
underway to the adjacent runway and taxiway direct access will become
possible. This makes the area desirable for airport related industrial use. The
recommendation is for Light Industrial for this area.
The fourth change (Map D) is north of the airport. Currently an industrial use
exists in the southern portion of the area, which is shown as Industrial. A larger
area of Single Family and Multifamily is shown north of 10th Street. With the
extensions of the two western runways and accompanying taxiways, this area is
now more desirable for airport related industrial use. The recommendation is for
Light Industrial for this area.
The Security - Boyce area, (Map D) a one block by six block Single Family area,
surrounded by Industrial is proposed to be shown as industrial. This is a small
area of single-family homes, which has experienced some loss of residential area
over the last several years. (NOTE: This is an area where some residents have
indicated opposition to changing the plan.) To the south is an area of Industrial,
the actual use pattern is closer to Light Industrial. The proposal is to change the
area south of 22"d Street between Bond and Confederate Boulevard (Map E) to
Light Industrial use.
The second source of change affects the western quarter of the amendment
area. The forces of change are: the growth of downtown, the Presidential Park,
Heifer International Headquarters complex and strengthening of some of the
historic central Little Rock neighborhoods. The major area of change (Map E) is
generally from 9th street to the Arkansas River and 1-30 to Bond Street. In this
area Mixed Use -Urban is proposed to expand east and north. To the east, the
use is currently industrial with an industrial classification. With the new
developments underway, the nature of this area is expected to change from its
historic industrial to more of a mixed pattern with many urban pedestrian
features. To allow this to occur, the plan must be changed.
To the south a Commercial and Low Density Residential area (Map F) is
proposed for this Mixed Use Urban classification. Again the purpose is to allow
more flexibility in use and hopefully encourage a more urban -pedestrian type of
development.
5
FILE NO.: LU03-06-01 (Cont.
The Hanger Hill (to the south — Map G) and "East Little Rock" (to the east — Map
H) neighborhoods are both shown as Single Family currently. In both cases the
proposal is for Low Density Residential. This would allow density to increase
from a maximum of 6 units to a maximum of 10 units. This is a minor
densification of the areas. The City would like to see these areas remain
predominately resident but allow for more flexible in housing types (to add
attached, zero -lot line, etc.) (NOTE: In the "East Little Rock" neighborhood there
was some concern about the change).
The Roosevelt Road area, from 1-30 to Confederate Boulevard ( Map 1) in the
southwest corner on the amendment area is proposed for a minor change.
South of Roosevelt the change would be from Light Industrial and Mixed Use to
Service Trades District. This is not a major change since the new use is still
designed to support industrial uses. To the north of Roosevelt Road the area
changes to Service Trades and Public Institutional removing the Commercial and
Single Family currently shown. These two use areas were small (about a city
block each) and the proposed changes indicate the general use pattern for the
area.
The final change is actual a series of changes along the Arkansas River (Maps J
& K) to Park/Open Space from various uses. This change more accurately
reflects the probable future development along the river. It also reflects the
Parks and Recreation Master Plan — River Trail.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: East Little Rock,
Hanger Hill, East Roosevelt and Community Outreach. These associations,
property owners and residents were notified of meetings in early November 2000
to discuss this issue. Approximately 130 households and businesses responded.
STAFF RECOMMENDATIONS:
Upon further review, Staff recommends approval of the new land use
configuration with one change. That change is at 1-30 and Roosevelt Road
(Map 1). The plan should show some commercial at this location to capture
highway related commercial uses (service stations, food and lodging).
PLANNING COMMISSION ACTION: (JANUARY 9, 2003)
Walter Malone, of Planning Staff, indicated he would review the plan changes by
sketch map. Mr. Malone first reminded the Commission the source of the land
use changes — the East of 1-30 Study. The changes are based on two forces: in
the East the Airport Master Plan and in the West the strengthening of
D
FILE NO.: LU03-06-01 (Cont.)
neighborhoods and redevelopment of the Downtown area (Presidential Library,
Heifer International, River Market, etc.). After reviewing areas "A", "B", "C" and
"D", Planning Director Jim Lawson stated for the record that the proposed
changes were not zoning changes and that the actual use change likely would
not occur for some time. Further no one is planning on purchasing property for
this purpose at this time and anyone currently living in a single family home could
continue to do so for some time to come. Mr. Malone stated this was true for all
the areas in question, the zoning was not changed and the plan change only
changes the way staff will review rezoning requests by property owners in the
area.
Mr. Malone proceeded to review the areas "E", "F", "G" and "H". For area "I",
Staff is recommending Commercial use rather than the Service Trades District
proposed at the Roosevelt Road/1-30 interchange. Finally, Maps J and K show
changes to Open Space along the River to conform with the Parks Master Plan.
Commissioner Faust questioned the desirability of changing all the
neighborhoods around the airport since there are no immediate plans to act by
the Airport. Commissioner Floyd raised similar concerns and issues. There was
discussion about this and whether deferral to reconsider some or all the areas
should be considered.
Debby Ellis, resident of Fourche Dam Pike area, spoke against changing their
neighborhood. Ms. Ellis indicated this was a stable neighborhood and good
neighbors. Until the airport is ready to acquire the area, please allow these good
citizens to live in this neighborhood in peace.
John Gardner, member of New Hebron Baptist Church, stated that he knew that
there are going to be changes, but he was concerned about the timeframe.
A motion to defer to February 20, 2003 was made by vote of 10 for and 0 against,
the item was deferred.
STAFF UPDATE:
Staff has worked with the Plans Committee to develop a modification for the four
existing residential neighborhoods east of Geyer Street proposed for industrial
use. All four will be shown for Single Family, Low Density Residential or
Multifamily as the existing plan proposes. However, a special overlay will be
placed on all four which states that the area ultimately will be industrial. This
conversion to industrial should be made in increments of a block or larger.
7
FILE NO.: LU03-06-01 (Cont.)
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2003)
Walter Malone, of Planning Staff, reviewed the four residential areas east, west
and north of the airport. In each case the current plan is shown, except for the
close -in neighborhood near Carver which is shown for Low Density Residential
rather than Single Family. Those areas shown for acquisition for noise are
shown for either Light Industrial or Open Space. In addition, a hatch will be
added to indicate that long term the areas are likely to be industrial (related to
airport). This conversion should not be lot -by -lot rather at least block -by -block.
Mr. Malone reviewed each of the four areas starting with the Fourche Dam Pike
area; north of airport area; west of Carver area and finally the Security/Boyle
area. In response to questions, Mr. Malone reviewed the commercial area at
Fourche Dam Pike and Roosevelt Road as well as locating Hanger Hill.
Something which has developed since the last meeting is the desire to place a
temporary overlay on the areas around the Presidential Park/Library and Heifer
sites. This was to be started after the plan went to Board of Directors. Chairman
Nunnley asked how this corresponded to the "Presidential District" the
Commission had previously studied. Mr. Malone reminded the Commission of
the previous work on the "Library District 1 and 2" which was almost the same
area we are now talking about for an overlay. Mr. Lawson, Director of Planning
and Development, included there is some concern on the Board about the
speculation going on in this area. There is a sense that an overlay should quickly
be put in place to assure undesirable development does not happen as we
develop the ultimate plan. Mr. Malone stated the proposal is to take this
temporary overlay to the Board at the same time as the Land Use and Master
Street Plan changes are taken. The overlay would include a two-story height
limit, design based on "UU" Urban Use zoning or use of a PZD Planned Zoning
District so that the Commission could review the development. The overlay
would be limited to 6 to 9 months.
Commissioner Muse asked about the two-story height. Mr. Malone indicated it
was selected in part to match heights to the south and east as well as to protect
potential view corridors. Where would highrises be encouraged? Mr. Malone
stated we may encourage them in this location (1-30 to College) but we need time
to review the area. The proposed overlay area is about two blocks to the east,
south and west of the Presidential/Heifer area to hold things until we have a final
ordinance.
Commissioner Faust asked if a development could still be brought in using the
Planning Zoning District process. Mr. Malone indicated that was the current
thinking. Staff does not want to have this in place any longer than necessary,
this is not a moratorium. Commissioner Faust asked if the "place holding"
Design Overlay District was part of the Commissions vote on the Land Use Plan.
Mr. Lawson indicated it was.
FILE NO.: LU03-06-01 (Cont.
Chairman Nunnley asked to verify the overlay area. Mr. Malone explained the
area. There was some discussion about the area and the Heifer project. In
response to a question about a marina, Mr. Malone pointed out a proposal at the
end of 2nd Street,
Delores Benedict, lives in one of the residential areas discussed earlier. She
indicated she was happy where she lived, loved her neighborhood and never
wants to leave. Ms. Benedict asked that the area not be turned into an industrial
area and did not see a need for more industrial. Commissioner Faust asked if
the area Ms. Benedict was talking about is one of the areas shown for residential
with a future industrial. Mr. Malone indicated it was. There was some discussion
between Commissioner Faust and Ms. Benedict.
Debby Ellis, resident of Fourche Dam Pike area, asked if this area (pointing to
her neighborhood) would be shown for light industrial? We all know we are in the
airports acquisition area. She indicated there was a place shown for "light
industrial" where homes currently sit. Mr. Malone responded, yes those areas
shown for acquisition due to noise control were not shown for residential use.
There was discussion about changing land use and impacts on existing use,
zoning, values etc.
Commissioner Mazan moved the approval of the Plan changes as modified
including the Design Overlay District proposal (with Heifer ownership). By a vote
of 10 for 0 against (Commissioner Rector absent) the item was approved.
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