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HomeMy WebLinkAboutZ-7878 Staff AnalysisFILE NO.: Z-7878 NAME: Glenn Abbey Court Short -form PD -R LOCATION: Located at 1716 Watt Street DEVELOPER: Chandler Johnson Development, Inc. 1012 Autumn Road Suite 1 Little Rock, AR 72221 ENGINEER: Central Arkansas Surveying 1012 Autumn Road Suite 1 Little Rock, AR 72221 AREA: 0.93 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family Residential -1 - FT. NEW STREET: 0 LF Attached Single-family Residential — 10 Units per acre VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: Glen Abbey Court is a planned residential development that will blend the Traditional European architecture with 21St century construction to consist of ten (10) attached patio homes. Proposed homes will consist of two bedrooms, great room, two full bathrooms, dining area, kitchen attached garage and full compliment of built-in stainless steel appliances. All homes will have a traditional European exterior with accented decor and feature amenities that generally are standard for an upscale development of this style. Interior amenities will include travertine tile, hardwood flooring, granite slab kitchen counter tops, marble bathrooms, and raised ceilings with stacked crown moldings and recessed can lighting. FILE NO.: Z-7878 (Cont. Exterior features include masonry with structural accents and details such as brick on all four sides, precast keystone, brick quoins, arched windows, architectural roof shingles, landscaped lawns with zoysia turf and automatic sprinkler system. The roof pitch elevations will be a minimum of 8/12 to enhance the aesthetics of the development. Patio homes will have a minimum front setback of eighteen feet and fifteen feet of setback in the rear with a wooden privacy fence along the east and north sides. The applicant has indicated the patio homes will range in square footage from 1300 to 1500 square feet of heated and cooled space. It is anticipated that the homes will sell in the $110 to $115 per square foot price category give the development is an upscale patio home development. A bill of assurance will be established to maintain and protect the values of properties in and around the development. Entrances to the development will have a old world European rock entrance with wrought iron railing, accent lighting and extensive landscape with substantial green space to promote an appealing environment that compliments the development. Additionally, each lawn and all common areas within the subdivision will be maintained by the Property Owners Association. B. EXISTING CONDITIONS: The site contains a single-family structure appearing to be occupied. There is a church located to the north of the site and to the east of the site. South and west of the site are single-family homes. Several of the homes along Waft Street have large lots or acreage. The homes to the west of the site are developed as more traditional single-family residential lots. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents concerning the rezoning request. Some of which have indicated opposition, many of which have indicated support or no opinion. The Andover Square and Meriwether Neighborhood Associations were notified of the public hearing allow with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the proposed development. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site K FILE NO.: Z-7878 Cont. E. F. grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention would generally not apply to the proposed development since the lot size is less than one acre. 4. All driveways shall be concrete aprons per City Ordinance. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is located in the West Little Rock Planning District. The Future Land Use Plan shows Single Family for the area. The applicant has applied for a rezoning from R-2 (Single Family District) to PRD (Planned Residential Development) for construction of 10 attached single family townhomes on approximately one acre. A Land Use Plan Amendment for a change to Low Density Residential is a separate item on this agenda. (LU05-03-03). Master Street Plan: Watt Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent c1 :ILE NO.: Z-7878 Cont.) properties. Watt Street may require dedication of right-of-way and may require half street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Nei hborhood Action Plan: The property under review is located in an area covered by the Midtown Neighborhood Action Plan. The Housing goal is to "maintain and enhance overall quality and value of housing, with several action statement relating to maintaining city standards and landscaping. With this application being a Planned Development, building setbacks and landscape requirements should not appear to be drastically different from nearby residences. Landscape: The proposed land use buffer area along the western perimeter is 491 square feet less than the average 18 Y2 foot minimum width required. Additionally, portions of the proposed northern and southern land use buffers and landscape strip widths are less than the minimum nine feet required by the Zoning Ordinance and the 6 -feet 9 -inches required by the Landscape Ordinance. Variances from the Landscape Ordinance require City Beautiful Commission approval. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites northern, southern and western perimeters. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated the indicated site plan did not allow outdoor living areas. Staff questioned the total available green spaces located on the site both in private and common areas. Staff also questioned if the furnished building materials list and building elevations provided were a part of the application. Public Works comments were addressed. Staff stated storm water detention would apply to the proposed development. Staff stated in addition all driveways would be required as concrete aprons. Landscaping comments were addressed. Staff stated a minimum buffer of 9 -feet would be required along the northern and southern property lines. Staff stated the western buffer did not allow for the required 18 Y2 foot average. Staff indicated comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item. The committee then forwarded the item to the full Commission for final action. 4 FILE NO.: Z -7878 -(Cont.) ' H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated the total private outdoor living space on the proposed site plan. The site plan indicates 5,874 square feet of private open space and 8,951 square feet of common usable open space. The applicant has also indicated the western landscape buffer averaging 18 Y2 feet and a buffer averaging nine feet along the northern and southern property lines. The applicant has indicated a proposed building setback along the northern perimeter of sixteen feet and along the western perimeter of ten feet. The applicant has indicated a fifteen foot building setback adjacent to Watt Street. The applicant has indicated screening will be placed along the northern, western and southern perimeters of the site. The applicant has also indicated a decorative fence will be placed along Watt Street within the front yard building setback not to exceed six feet in height. The applicant has proposed the placement of a single development sign adjacent to Watt Street. The applicant has indicated the sign will be constructed of brick and a pre -cast sign. The applicant has indicated a maximum column height of four feet and a maximum width of six feet eight inches. The total sign area is two feet by four feet six inches. The applicant has indicated the development of ten units of attached single- family housing on this site. The applicant has indicated a density of approximately ten units per acre. The site contains 0.96 acres or 46,838 square feet. The PZD ordinance typically requires a residential development to allow ten to fifteen percent of the total site area as open space both common and private open space. The applicant has indicated 14,825 square feet of open space for the development or thirty-one percent. Although, the indicated open space should be adequate according to typical ordinance requirement for available livable outdoor areas, staff does not support the request. Staff feels the development too intense for the area. Staff is supportive of density greater than single-family for the site but feels ten units is too intense for the site. Staff feels the placement of six to eight units on the site would be a more appropriate density. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the 5 FILE NO.: Z-7878 Cont. developers had amended their request to limit the placement of eight units on the site. Staff stated with limiting the number of units this would allow for increased setbacks along the eastern and western perimeters. Staff also stated with limiting the number of units this also limited the massing of the indicated structures to duplex and triplex type structures. Mr. Craig Corder addressed the Commission in opposition of the proposed request. He stated he had submitted written comments and was available to answer any questions regarding his written comments. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated her concern was with the proposed density. She stated she felt six units would be more in keeping with the existing neighborhood. She stated Watt Street was a well traveled street and the introduction of sixteen more cars on the road could generate traffic concerns. She stated the area was a changing area and she felt the development pattern would be similar to the indicated proposal for future developments. She stated she felt limiting the number of units would be a good president. Mr. AJ and Ms. Joni Daniels addressed the Commission in support of the request. Mr. Daniels stated the area was changing from owner occupied to rental which he did not feel was good for the area. He stated the current proposal allowed for reinvestment in the neighborhood and the potential for ownership. He stated his home was located directly south of the site and he and his wife would be the most impacted. He stated they were very supportive of the proposed development. He stated he felt eight units was an appropriate density for the proposed site. A motion was made to approve the request. The motion carried by a vote of 9 ayes, 2 noes and 0 absent. A July 7, 2005 ITEM NO.: 31.1 FILE NO.: Z-7878 NAME: Glenn Abbey Court Short -form PD -R LOCATION: Located at 1716 Watt Street DEVELOPER: Chandler Johnson Development, Inc. 1012 Autumn Road Suite 1 Little Rock, AR 72221 ENGINEER - Central Arkansas Surveying 1012 Autumn Road Suite 1 Little Rock, AR 72221 AREA: 0.93 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: R-2, Single-family Single-family Residential -9 - FT. NEW STREET: 0 LF Attached Single-family Residential — 10 Units per acre VARIAN C ESNVAIVE RS REQUESTED: None requested. A. PROPOSAUREQUEST: Glen Abbey Court is a planned residential development that will blend the Traditional European architecture with 21St century construction to consist of ten (10) attached patio homes. Proposed homes will consist of two bedrooms, great room, two full bathrooms, dining area, kitchen attached garage and full compliment of built-in stainless steel appliances. All homes will have a traditional European exterior with accented decor and feature amenities that generally are standard for an upscale development of this style. Interior amenities will include travertine tile, hardwood flooring, granite slab kitchen counter tops, marble bathrooms, and raised ceilings with stacked crown moldings and recessed can lighting. July 7, 2005 SUBDIVISION ITEM NO.: 31.1 Cont. FILE NO.: Z-7878 Exterior features include masonry with structural accents and details such as brick on all four sides, precast keystone, brick quoins, arched windows, architectural roof shingles, landscaped lawns with zoysia turf and automatic sprinkler system. The roof pitch elevations will be a minimum of 8/12 to enhance the aesthetics of the development. Patio homes will have a minimum front setback of eighteen feet and fifteen feet of setback in the rear with a wooden privacy fence along the east and north sides. The applicant has indicated the patio homes will range in square footage from 1300 to 1500 square feet of heated and cooled space. It is anticipated that the homes will sell in the $110 to $115 per square foot price category give the development is an upscale patio home development. A bill of assurance will be established to maintain and protect the values of properties in and around the development. Entrances to the development will have a old world European rock entrance with wrought iron railing, accent lighting and extensive landscape with substantial green space to promote an appealing environment that compliments the development. Additionally, each lawn and all common areas within the subdivision will be maintained by the Property Owners Association. B. EXISTING CONDITIONS: The site contains a single-family structure appearing to be occupied. There is a church located to the north of the site and to the east of the site. South and west of the site are single-family homes. Several of the homes along Watt Street have large lots or acreage. The homes to the west of the site are developed as more traditional single-family residential lots. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents concerning the rezoning request. Some of which have indicated opposition, many of which have indicated support or no opinion. The Andover Square and Meriwether Neighborhood Associations were notified of the public hearing allow with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the proposed development. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 July 7, 2005 SUBDIVISION ITEM NO.: 31.1 _(Cont.) FILE NO.: Z-7878 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention would generally not apply to the proposed development since the lot size is less than one acre. 4. All driveways shall be concrete aprons per City Ordinance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the -Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAUDESIGN: Planning Division: The request is located in the West Little Rock Planning District. The Future Land Use Plan shows Single Family for the area. The applicant has applied for a rezoning from R-2 (Single Family District) to PRD (Planned Residential Development) for construction of 10 attached single family townhomes on approximately one acre. A Land Use Plan Amendment for a 3 July 7, 2005 SUBDIVISION ITEM NO.: 31.1(Cont.)FILE NO.: Z-7878 change to Low Density Residential is a separate item on this agenda. (LU05-03-03). Master Street Plan: Watt Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Watt Street may require dedication of right-of-way and may require half street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is located in an area covered by the Midtown Neighborhood Action Plan. The Housing goal is to "maintain and enhance overall quality and value of housing, with several action statement relating to maintaining city standards and landscaping. With this application being a Planned Development, building setbacks and landscape requirements should not appear to be drastically different from nearby residences. Landscape: The proposed land use buffer area along the western perimeter is 491 square feet less than the average 18 '/ foot minimum width required. Additionally, portions of the proposed northern and southern land use buffers and landscape strip widths are less than the minimum nine feet required by the Zoning Ordinance and the 6 -feet 9 -inches required by the Landscape Ordinance. Variances from the Landscape Ordinance require City Beautiful Commission approval. A 6 -foot high opaque screen, either a wooden fence With its face side directed outward, a wall or dense evergreen plantings, is required along the sites northern, southern and western perimeters. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there- were additional items necessary to complete the review process. Staff stated the indicated site plan did not allow outdoor living areas. Staff questioned the total available green spaces located on the site both in private and common areas. Staff also questioned if the furnished building materials list and building elevations provided were a part of the application. Public Works comments were addressed. Staff stated storm water detention would apply to the proposed development. Staff stated in addition all driveways would be required as concrete aprons. 0 July 7, 2005 SUBDIVISION ITEM NO.: 31.E(Cont.)FILE NO.: Z-7878 Landscaping comments were addressed. Staff stated a minimum buffer of 9 -feet would be required along the northern and southern property lines. Staff stated the western buffer did not allow for the required 18'h foot average. Staff indicated comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item. The committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated the total private outdoor living space on the proposed site plan. The site plan indicates 5,874 square feet of private open space and 8,951 square feet of common usable open space. The applicant has also indicated the western landscape buffer averaging 18 Y2 feet and a buffer averaging nine feet along the northern and southern property lines. The applicant has indicated a proposed building setback along the northern perimeter of sixteen feet and along the western perimeter of ten feet. The applicant has indicated a fifteen foot building setback adjacent to Watt Street. The applicant has indicated screening will be placed along the northern, western and southern perimeters of the site. The applicant has also indicated a decorative fence will be placed along Watt Street within the front yard building setback not to exceed six feet in height. The applicant has proposed the placement of a single development sign adjacent to Watt Street. The applicant has indicated the sign will be constructed of brick and a pre -cast sign. The applicant has indicated a maximum column height of four feet and a maximum width of six feet eight inches. The total sign area is two feet by four feet six inches. The applicant has indicated the development of ten units of attached single- family housing on this site. The applicant has indicated a density of approximately ten units per acre. The site contains 0.96 acres or 46,838 square feet. The PZD ordinance typically requires a residential development to allow ten to fifteen percent of the total site area as open space both common and private open space. The applicant has indicated 14,825 square feet of open space for the development or thirty-one percent. Although., the indicated open space should be adequate according to typical ordinance requirement for available livable outdoor areas, staff does not support the request. Staff feels the development too intense for the area. Staff is supportive of density greater than single-family for the site but feels ten units is 5 July 7, 2005 SUBDIVISION ITEM NO.: 31.1 (Cont. FILE NO.: Z-7878 too intense for the site. Staff feels the placement of six to eight units on the site would be a more appropriate density. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the developers had amended their request to limit the placement of eight units on the site. Staff stated with limiting the number of units this would allow for increased setbacks along the eastern and western perimeters. Staff also stated with limiting the number of units this also limited the massing of the indicated structures to duplex and triplex type structures. Mr. Craig Corder addressed the Commission in opposition of the proposed request. He stated he had submitted written comments and was available to answer any questions regarding his written comments. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated her concern was with the proposed density. She stated she felt six units would be more in keeping with the existing neighborhood. She stated Watt Street was a well traveled street and the introduction of sixteen more cars on the road could generate traffic concerns. She stated the area was a changing area and she felt the development pattern would be similar to the indicated proposal for future developments. She stated she felt limiting the number of units would be a good president. Mr. AJ and Ms. Joni Daniels addressed the Commission in support of the request. Mr. Daniels stated the area was changing from owner occupied to rental which he did not feel was good for the area. He stated the current proposal allowed for reinvestment in the neighborhood and the potential for ownership. He stated his home was located directly south of the site and he and his wife would be the most impacted. He stated they were very supportive of the proposed development. He stated he felt eight units was an appropriate density for the proposed site. A motion was made to approve the request. The motion carried by a vote of 9 ayes, 2 noes and 0 absent. I;] ITEM NO.: 31.1 FILE_ NO.: Z-7878 NAME: Glenn Abbey Court Short -form PD -R LOCATION: located at 1716 Waft Street Planninq Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Will the internal street be a public or private street? Is the development proposed as a gated community? 3. Is any signage being proposed as a part of the development? If so indicate locations of signage along with height and area. 4. Will there be any amenities as apart of the residential development including parks, playgrounds or pool facilities? If so indicate the location of the amenities and the total area set aside for these amenities. 5. A minimum of ten to fifteen percent of the gross planned residential district area shall be designated as common usable open space and single-family, duplex, zero -lot -line and townhouse development shall have a minimum of five hundred square feet of usable private open space per unit. Indicate the total common usable open space and the total usable private open space provided within the development. 6. Is the building elevation and the indicated building materials submitted a part of the application to be considered as a condition of approval. 7. Provide the maximum height of the proposed buildings. 8. Will individual lots be transferred or will only the unit itself be transferred leaving the remainder of the site as a tract to be held by the homeowners association? Variance/Waivers: None requested. Public Works Conditions: WVC3'' 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention would generally not apply to the proposed delapment since the lot size is less than one acre.,c� 4. All driveways shall be concrete aprons per City Ordinance, t CA_LL_V_* � Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. Planning Division: The request is located in the West Little Rock Planning District. The Future Land Use Plan shows Single Family for the area. The applicant has applied for a rezoning from R-2 (Single Family District) to PRD (Planned Residential Development) for construction of 10 attached single family townhomes on approximately one acre. A Land Use Plan Amendment for a change to Low Density Residential is a separate item on this agenda. (LU05-03-03). Master Street Plan: Watt Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Watt Street may require dedication of right-of-way and may require half street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is located in an area covered by the Midtown Neighborhood Action Plan. The Housing goal is to "maintain and enhance overall quality and value of housing, with several action statement relating to maintaining city standards and landscaping. With this application being a Planned Development, building setbacks and landscape requirements should not appear to be drastically different from nearby residences. Landscape: The proposed land use buffer area along the western perimeter is 491 square feet less than the average 18 '/2 foot minimum width required. Additionally, portions of the proposed northern and southern land use buffers and landscape strip widths are less than the minimum nine feet required by the Zoning Ordinance and the 6 - feet 9 -inches required by the Landscape Ordinance. Variances from the Landscape Ordinance require City Beautiful Commission approval. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites northern, southern and western perimeters. Revised plat/plan Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 22, 2005.