HomeMy WebLinkAboutZ-8741 Staff AnalysisITEM NO.: 9. Z-8741
NAME: Stagecoach Road Short -form PCD
LOCATION: located in the 10800 Block of Stagecoach Road
Planning Staff Comments:
1. Provide notification of all property owners located within 200-feet of the site along
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than February 1, 2012. The Office of
Planning and Development must receive the proof of notice no later than February
10, 2012.
2. Provide details of the proposed use for the building. Will there be multiple users or a
single user?
3. Provide the days and hours of operation for the facility.
4. Provide the location of the proposed dumpster facility. Will the hours of dumpster
service be limited to daylight hours?
5. Provide details of the proposed building signage. Include the total fagade coverage
proposed with signage.
6. Provide details of any proposed ground signage. Provide the location, total height
and total sign area.
7. All site lighting must be low level and directional, directed downward and into the
site.
8. A minimum of ten percent of the gross planned commercial mixed use district (PCD)
area shall be designated as landscaped open space not to be used for streets or
parking.
9. Provide details of any proposed fencing, including the location of the proposed
fence, the construction material and the total height.
10. Provide the height of the proposed building.
Variance/Waivers: None requested.
Public Works Conditions:
1. Show the 100 year floodplain line on the site plan.
2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283
prior to construction.
3. 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. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction.
4. The minimum Finish Floor elevation of at least one (1) foot above the base flood
elevation is required to be shown on plat and grading plans.
Utilities and Fire Department/County Planning:
Item # 9.
Wastewater: Sewer available to this project.
Entergy: All Entergy lines require easements. Contact Entergy for additional
information.
Center -Point Enerav: No comment received.
AT & T: No comment.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time
of request for water service must be met. The Little Rock Fire Department needs to
evaluate this site to determine whether additional public and/or private fire hydrant(s)
are required. If additional hydrant(s) are required they will be installed at the
Developer's expense. Please submit plans for water facilities and/or fire protection
system to Central Arkansas Water for review. Plan revisions maybe required after
additional review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter. A Capital
Investment Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including meter
connections off the private fire system. If there are facilities that need to be adjusted
and/or relocated, contact Central Arkansas Water. This work would be done at the
expense of the developer. Due to the nature of this facility, installation of an approved
reduced pressure zone back flow preventer assembly (RPZ) is required on the domestic
water service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful test of the
assembly must be completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by Central Arkansas Water. The test results must be sent to
Central Arkansas Water's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if you would
like to discuss backflow prevention requirements for this project.
Fire Department: A minimum access of 20-feet must be maintained. Contact the Little
Rock Fire Department for additional information
County Planning: No comment.
CATA: Approved as submitted. CATA will be providing more services to SW Little
Rock including Pulaski Tech Campus. It is possible Stagecoach Road will be utilized by
the bus route so CATA encourages development to incorporate a bus bench or shelter
with lighting and landscape to promote and encourage multi -modal transportation. The
new route will be implemented in 2012.
Parks and Recreation: No comment received.
Planning Division: This request is located in the Otter Creek Planning District. The
Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed
Office Commercial category provides for a mixture of office and commercial uses to
Item # 9.
occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning
District is required if the use is mixed office and commercial. The applicant has applied
for a rezoning from R-2 (Single -Family) to PCD (Planned Commercial Development) to
allow for the construction of a general retail structure.
Master Street Plan: Stagecoach Road is a Principal Arterial. The primary function of a
Principal Arterial Street is to serve through traffic and to connect major traffic generator
or activity centers within an urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Stagecoach Road since it is a
Principal Arterial. This street may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Stagecoach Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape-
1 . Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. A thirteen -foot (13') wide land use buffer is required to separate this proposed
development from the residential property on the northern and southern, perimeters
of the site. Seventy percent (70%) of these buffers are to remain undisturbed.
3. A nine -foot (9') wide land use buffer is required to separate this proposed
development from the residential property on the eastern and western, perimeters of
the site. Seventy percent (70%) of these buffers are to remain undisturbed.
4. A six (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 northern,
southern, eastern, and western perimeters of the site. Credit towards fulfilling this
requirement can be given for existing trees and undergrowth that satisfies this year -
around requirement.
5. Curb and gutter or another approved border will be required to protect landscaped
areas from vehicular traffic.
6. The landscape ordinance requires a minimum of 8% of the paved areas be
landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in
area. Proposed plan does not currently reflect this minimum.
7. A small amount of building landscaping will be required.
8. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or larger.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, February 1, 2012.
Item # 9.
ITEM NO.: 9.
NAME: Stagecoach Road Short -form PCD
LOCATION: located in the 10800 Block of Stagecoach Road
Planning Staff Comments:
7
�1. Provide notification of all property owners located within 200-feet of the site along
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than February 1, 2012. The Office of
Planning and Development must receive the proof of notice no later than February
10, 2012.
2. Provide details of the proposed use for the building. Will there be multiple users or a
single user? 3 ���
3.
3. Provide the days and hours of operation for the facility.
��``�'
4. Provide the location of the proposed dumpster facility. Will the hours of dumpster
service be limited to daylight hours? yes
5. Provide details of the proposed building signage. Include the total fagade coverage
proposed with signage.
6. Provide details of any proposed ground signage. Provide the location, total height
and total sign area.
7. All site lighting must be low level and directional, directed downward and into the
site.
8. A minimum of ten percent of the gross planned commercial mixed use district (PCD)
area shall be designated as landscaped open space not to be used for streets or
parking.
9. Provide details of any proposed fencing, including the location of the propose
fence, the construction material and the total height. t�4 014SL-
10. Provide the height of the proposed building. 2 cF
Variance/Waivers: None requested.
Public Works Conditions:
1. Show the 100 year floodplain line on the site plan.
2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283
prior to construction.
3. 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. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction.
4. The minimum Finish Floor elevation of at least one (1) foot above the base flood
elevation is required to be shown on plat and grading plans. v
Utilities and Fire Department/County Planning:
Item # 9.
Wastewater: Sewer available to this project.
Entergy: All Entergy lines require easements. Contact Entergy for additional
information.
Center -Point Enerav: No comment received.
AT & T: No comment.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time
of request for water service must be met. The Little Rock Fire Department needs to
evaluate this site to determine whether additional public and/or private fire hydrant(s)
are required. If additional hydrant(s) are required they will be installed at the
Developer's expense. Please submit plans for water facilities and/or fire protection
system to Central Arkansas Water for review. Plan revisions maybe required after
additional review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter. A Capital
Investment Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including meter
connections off the private fire system. If there are facilities that need to be adjusted
and/or relocated, contact Central Arkansas Water. This work would be done at the
expense of the developer. Due to the nature of this facility, installation of an approved
reduced pressure zone back flow preventer assembly (RPZ) is required on the domestic
water service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful test of the
assembly must be completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by Central Arkansas Water. The test results must be sent to
Central Arkansas Water's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if you would
like to discuss backflow prevention requirements for this project.
Fire Department: A minimum access of 20-feet must be maintained. Contact the Little
Rock Fire Department for additional information
County Planning: No comment.
CATA: Approved as submitted. CATA will be providing more services to SW Little
Rock including Pulaski Tech Campus. It is possible Stagecoach Road will be utilized by
the bus route so CATA encourages development to incorporate a bus bench or shelter
with lighting and landscape to promote and encourage multi -modal transportation. The
new route will be implemented in 2012.
Parks and Recreation: No comment received.
Planning Division: This request is located in the Otter Creek Planning District. The
Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed
Office Commercial category provides for a mixture of office and commercial uses to
Item # 9.
occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning
District is required if the use is mixed office and commercial. The applicant has applied
for a rezoning from R-2 (Single -Family) to PCD (Planned Commercial Development) to
allow for the construction of a general retail structure.
Master Street Plan: Stagecoach Road is a Principal Arterial. The primary function of a
Principal Arterial Street is to serve through traffic and to connect major traffic generator
or activity centers within an urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Stagecoach Road since it is a
Principal Arterial. This street may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Stagecoach Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. A thirteen -foot (13') wide land use buffer is required to separate this proposed
development from the residential property on the northern and southern, perimeters
of the site. Seventy percent (70%) of these buffers are to remain undisturbed.
3. A nine -foot (9') wide land use buffer is required to separate this proposed
development from the residential property on the eastern and western, perimeters of
the site. Seventy percent (70%) of these buffers are to remain undisturbed.
4. A six (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 northern,
southern, eastern, and western perimeters of the site. Credit towards fulfilling this
requirement can be given for existing trees and undergrowth that satisfies this year -
around requirement.
5. Curb and gutter or another approved border will be required to protect landscaped
areas from vehicular traffic.
6. The landscape ordinance requires a minimum of 8% of the paved areas be
landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in
area. Proposed plan does not currently reflect this minimum.
7. A small amount of building landscaping will be required.
8. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or larger.
Revised plat/plan. Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, February 1, 2012.
Item # 9.
WA R M,ail
NAME: Stagecoach Road Short -form PD-C
LOCATION: Located in the 10800 Block of Stagecoach Road
DEVELOPER:
KHAQAM, Ken Bhatti
12 Sienna Lake Cove
Little Rock, AR 72210
ENGINEER:
Blaylock Threet Engineering, Inc.
1510 South Broadway Street
Little Rock, AR 72202
AREA: 0.496 acres
CURRENT ZONING:
ALLOWED USES:
PROPOSED ZONING:
PROPOSED USE
NUMBER OF LOTS: 1
R-2, Single-family
Single-family residential
PD-C
Health Studio Spa
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
The applicant is requesting a rezoning from R-2, Single-family to Planned
Development Commercial to allow the construction of a new commercial building
on this '/2 acre site. The building is proposed as a one story, 60 by 53 foot
building containing 3,180 square feet. The site plan indicates the placement of
parking within the front yard area as well as behind the building. Within the front
yard area there are 11 spaces and in the rear yard there are 10 parking spaces
indicated. The applicant is requesting use of the building as a health studio or
spa. No other uses are requested.
ILE NO.: Z-8741 (Co
B. EXISTING CONDITIONS:
This area of Stagecoach Road contains residential, both single-family and
multi -family, commercial and office uses. There is an auto salvage yard to the
northeast. To the north is a multi lot development, which includes a carwash,
strip commercial and mini -warehouse. There is also a property zoned PCD,
which is expired, approved for a contractors office and storage yard. Northwest
of the site is a small cemetery and an apartment development. East and west of
the site are single-family homes. Stagecoach Road is currently under
construction by the Arkansas State Highway Department for widening to four (4)
lanes.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational request from the Otter
Creek Homeowners Association. All property owners located within 200-feet of
the site along with the Otter Creek Homeowners Association and Southwest Little
Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Show the 100 year flood plain line on the site plan.
2. A special Grading Permit for Flood Hazard Areas will be required per Section
8-283 prior to construction.
3. 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. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
4. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Enter : All Entergy lines require easements. Contact Entergy for additional
information.
Center -Point Energy: No comment received.
AT&T: No comment.
E
ILE NO.: Z-8741 (Cont.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) are required. If additional hydrant(s) are required
they will be installed at the Developer's expense. Please submit plans for water
facilities and/or fire protection system to Central Arkansas Water for review. Plan
revisions maybe required after additional review. Contact Central Arkansas
Water regarding procedures for installation of water facilities and/or fire service.
Approval of plans by the Arkansas Department of Health Engineering Division
and Little Rock Fire Department is required. Contact Central Arkansas Water
regarding the size and location of the water meter. A Capital Investment Charge
based on the size of meter connection(s) will apply to this project in addition to
normal charges. This fee will apply to all connections including meter
connections off the private fire system. If there are facilities that need to be
adjusted and/or relocated, contact Central Arkansas Water. This work would be
done at the expense of the developer. Due to the nature of this facility,
installation of an approved reduced pressure zone back flow preventer assembly
(RPZ) is required on the domestic water service. This assembly must be
installed prior to the first point of use. Central Arkansas Water requires that upon
installation of the RPZA, successful test of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water's Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you would like
to discuss backflow prevention requirements for this project.
Fire Department: A minimum access of 20-feet must be maintained. Contact the
Little Rock Fire Department for additional information
County Planning: No comment.
CATA: Approved as submitted. CATA will be providing more services to
southwest Little Rock including Pulaski Tech Campus. It is possible Stagecoach
Road will be utilized by the bus route, so CATA encourages development to
incorporate a bus bench or shelter with lighting and landscape to promote and
encourage multi -modal transportation. The new route will be implemented in
2012.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Otter Creek Planning District.
The Land Use Plan shows Mixed Office Commercial (MOC) for this property.
The Mixed Office Commercial category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
3
FILE NO.: Z-8741 (Co
commercial. A Planned Zoning District is required if the use is mixed office and
commercial. The applicant has applied for a rezoning from R-2 (Single -Family) to
PD-C (Planned Development Commercial) to allow for the construction of a
general retail structure.
Master Street Plan: Stagecoach Road is a Principal Arterial. The primary
function of a Principal Arterial Street is to serve through traffic and to connect
major traffic generator or activity centers within an urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians
on Stagecoach Road since it is a Principal Arterial. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Stagecoach Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. A thirteen -foot (13') wide land use buffer is required to separate this proposed
development from the residential property on the northern and southern,
perimeters of the site. Seventy percent (70%) of these buffers are to remain
undisturbed.
3. A nine -foot (9') wide land use buffer is required to separate this proposed
development from the residential property on the eastern and western,
perimeters of the site. Seventy percent (70%) of these buffers are to remain
undisturbed.
4. A six (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
northern, southern, eastern, and western perimeters of the site. Credit
towards fulfilling this requirement can be given for existing trees and
undergrowth that satisfies this year -around requirement.
5. Curb and gutter or another approved border will be required to protect
landscaped areas from vehicular traffic.
6. The landscape ordinance requires a minimum of 8% of the paved areas be
landscaped with interior islands of at least 7 '/2 feet in width and 150 square
feet in area.
7. A small amount of building landscaping will be required.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
!I
FILE NO.: Z-8741 Cont.
G. SUBDIVISION COMMITTEE COMMENT: (January 25, 2012)
Mr. Ken Bhatti, the owner, was present representing the request. Staff presented
an overview of the development stating there were a number of technical issues
associated with the site plan. Staff requested details of the proposed signage
plan. Staff also stated any proposed fencing was to be located on the site plan
along with a note indicating the construction material and total height. Staff
questioned the proposed use of the building. Staff also requested the location of
any proposed dumpster facilities.
Public Works comments were addressed. Staff stated a grading permit would be
required prior to any construction. Staff stated the site was located within the
100-year floodplain, which would require a special grading permit for flood
hazard areas. Staff stated the minimum finished floor elevation should be set at
one foot above the base flood elevation.
Landscaping comments were addressed. Staff stated the driveways and building
encroached into the minimum landscape strip of both the buffer and landscape
ordinances. Staff stated a minimum landscape strip of 9-feet was required along
the sites perimeters. Staff stated a minimum of 70 percent of this area was to
remain undisturbed. Staff stated screening was required along the eastern and
western perimeters where abutting residentially zoned property. Staff stated a
minimum of eight percent (8%) of the paved area was to be landscape islands
with a minimum area of 150 square feet.
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 a number of the
issues raised at the January 25, 2012, Subdivision Committee meeting. The
revised plan indicates the buffers as required by the City's Landscape and Buffer
Ordinances. The applicant has provided staff with the proposed signage plan,
the location of the proposed dumpster and indicated there will not be any fencing
located on the site.
The applicant is requesting a rezoning from R-2, Single-family to Planned
Development Commercial (PD-C) to allow the construction of a 3,180 square foot
building to be used as a health studio and spa. The applicant is requesting
24-hour, 7-day a week access for the site. There are no alternative uses being
proposed for the site.
The applicant is proposing the placement of building signage along the front
facade of the structure limited to building signage allowed in commercial zones or
5
E NO.: Z-8741 (Co
a maximum of ten percent (10%) of the front facade. A single ground sign not to
exceed 36-feet in height and 160 square feet in area is proposed within the front
yard setback of Stagecoach Road.
The site plan indicates the placement of a dumpster within the rear yard area.
The applicant has not indicated screening of the proposed dumpster nor
indicated if the hours of dumpster service would be limited to daylight hours. Per
Section 36-523 Dumpsters or trash containment areas shall be screened and the
screen shall exceed the height of the dumpster or trash containment area by at
least two (2) feet not to exceed eight (8) feet total height. This requirement may
be modified as to location within the buffer when a circumstance unique to a site
indicates that the screening will not serve its intended purpose and may, in some
fashion, be inappropriate. Staff feels the dumpster screening should be installed
at this location due to the dumpster being visible from Stagecoach Road.
As required by the Landscape and Buffer ordinances, the revised plan includes
the placement of a nine (9) foot perimeter landscape strip on the eastern and
western sides. A 13-foot street buffer has been indicated and a 13-foot rear yard
buffer has been provided. The applicant has indicated building landscaping will
be provided. The plan does not appear to include the placement of the eight
percent (8%) paved areas as interior islands of at least 7 Y2 feet in width and
150 square feet in area. Staff feels this minimum requirement should be met.
The applicant is requesting to not place the required screening on the sites
perimeters. The buffer ordinance requires screening be placed on the perimeters
where a property abuts residentially zoned or used property. The ordinance
allows for the screening to be vegetation, a fence or wall. Property to the east
and west are residential uses. The property to the south is floodway. Staff feels
the required screening should be included.
Although staff is generally supportive of the request staff feels the development
should adhere to the typical development standards of the landscape and buffer
ordinances. Staff feels all proper screening and interior landscaping should be
included on the site plan and be put in place with the proposed development.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (FEBRUARY 16, 2012)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had addressed their concerns related to the
landscape and buffer ordinances. Staff stated a minimum of eight percent (8%) of the
interior paved area would be landscaped as required by the City's landscape ordinance.
1.1
FILE NO.: Z-8741(Cont.)
Staff stated the applicant had agreed to provide screening along the eastern, southern
and western perimeters as required by the City's buffer ordinance. Staff stated in
addition the applicant would provide dumpster screening and limit the hours of dumpster
service to daylight hours. Staff stated the applicant had also agreed to provide building
landscaping as required by City ordinances. Staff stated to their knowledge there were
no remaining outstanding technical issues associated with the request. Staff presented
a recommendation of approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
There was no further discussion of the item. The chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and
0 absent.
7