HomeMy WebLinkAboutBOD Staff Report 051524OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
OCTOBER 17, 2023 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled Cottages
at Pinnacle Place Senior
Living — PD-R (Z-9823)
located at the east end of
Otter Creek South Road.
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
� Ordinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
City Manager
The applicant proposes to rezone the 17.34 acre property
from "I-2" Light Industrial District to "PD-R" Planned
District — Residential to allow development of a senior
living community.
I None
Approval of the Ordinance.
The applicant proposes to rezone 17.34 acres from I-2 to
PD-R to develop a nineteen (19) building, Senior Living
community, with a mixture of one (1) and two (2) bedroom,
cottages and townhomes. The development will take access
from the east end of Otter Creek South Road and be
developed in one (1) phase.
The site is currently undeveloped and wooded. There is a
mixture of zoning and uses surrounding the site.
The development will have a total of nineteen (19) multi-
unit buildings with a mixture of one (1) and two (2)
bedroom cottage designs (62 one -bedroom units and 60
BACKGROUND
CONTINUED
two -bedroom units) and six (6) townhome design units (2
one -bedroom and 4 two bedroom). There will be a total of
128 units.
The applicant notes the unit mixture of 1-story and 2-story
townhomes may fluctuate at final design.
The development will also include a Club House with
meeting rooms, arts and crafts, senior gathering (i.e. potluck
and fellowship) and game/movie night activities. Other
amenities include dog parks, pavilion/garden areas, and an
area for outdoor activities such as lawn bowling, horse
shoes and pickle ball/badminton courts. Walking trails will
also be provided. The development allows ample room for
lot traffic circulation and maneuvering.
Most of the buildings will be set back over twenty-five (25)
feet from all property lines. The two (2) buildings along the
north property line will have setbacks of approximately
twenty (20) feet from the north property line.
The applicant provided the maximum building heights as
follows:
1. Clubhouse — 25'-0"
2. 1-story single bedroom units — 17'-0"
3. 1-story 2-bedroom units — 17'-0"
4. Townhome units — 25'-0"
The applicant is proposing a total of 203 parking spaces:
42 garage units and 161 parking spaces. Typically
192 spaces are required for 128 units. The onsite parking
exceeds the requirements and may be adjusted during the
final site plan. The site plan shows six (6) dedicated
parking spaces as required by the ADA. The development
allows ample space for tenant traffic and lot circulation
throughout the site.
The site plan does not show any signage at this time. All
signs must comply with Section 36-552 of the City's
Zoning Ordinance (signs permitted in multi -family zones).
The site plan shows a dumpster area located in the
southwest portion of the site between Otter Creek Road
South and Building Type-C. The dumpster area must be
screened and comply with Section 36-523 of the City's
Zoning Ordinance.
PA
BACKGROUND I The applicant notes all sight lighting will be low-level and
CONTINUED l directed away from adjacent properties.
On September 14, 2023, the Planning Commission voted
9 ayes, 0 noes, 0 absent and 2 open positions, as part of the
Consent Agenda, to approve the PD-R rezoning. There
were no objectors present.
All owners of property located within 300 feet of the site
and all neighborhood associations registered with The City
of Little Rock were notified of the public hearing.
Please see the attached Planning Commission minute
record for the complete staff analysis.
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ORDINANCE NO.
AN ORDINANCE APPROVING A PLANNED ZONING
DEVELOPMENT AND ESTABLISHING A PLANNED DISTRICT
- RESIDENTIAL TITLED COTTAGES AT PINNACLE PLACE
SENIOR LIVING — PD-R, LOCATED AT THE EAST END OF
OTTER CREEK SOUTH ROAD (Z-9823), CITY OF LITTLE
ROCK, PULASKI COUNTY, ARKANSAS, AMENDING THE
OFFICIAL ZONING MAP OF THE CITY OF LITTLE ROCK;
AND FOR OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
ROCK, ARKANSAS.
SECTION 1. That the zoning classification of the following described property be
changed from I-2 Light Industrial District, to PD-R, Planned District - Residential:
Z-9823 — DESCRIBED AS PART OF THE NORTHEAST QUARTER
OF THE NORTHEAST AND PART OF THE SOUTHEAST QUARTER
OF THE NORTHEAST QUARTER, SECTION 9, TOENSHIP 1
SOUTH, RANGE 13 WEST, PULASKI COUNTY, ARKANSAS, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF THE
NORTHEAST QUARTER OF THE NORTHEAST QUARTER,
SECTION 9; THENCE SOUTH 02 ° 31'03" WEST 49.82 FEET TO A
POINT ON THE SOUTHERLY RIGHT OF WAY LINE OF
MABELVALE WEST ROAD; THENCE ALONG SAID RIGHT OF
WAY SOUTH 88051'32" EAST 745.15 FEET; THENCE LEAVING
SAID RIGHT OF WAY SOUTH 02003'56" WEST 851.82 FEET;
THENCE SOUTH 02007'08" WEST 375.36 FEET TO THE POINT OF
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BEGINNING; THENCE SOUTH 88°40'01" EAST 521.46 FEET;
THENCE SOUTH 08039'48" WEST 371.59 FEET; THENCE SOUTH
02029'01" WEST 297.36 FEET TO A POINT ON THE NORTHERLY
RIGHT OF WAY LINE OF THE UNION PACIFIC RAILROAD (100'
RM/); THENCE ALONG SAID RIGHT OF WAY LINE SOUTH
56°35'38" WEST 1,030.14 FEET; THENCE LEAVING SAID RIGHT
OF WAY NORTH 02027'12" EAST 833.48 FEET; THENCE SOUTH
87020'53" EAST 180.40 FEET; THENCE ALONG A CURVE TO THE
LEFT HAVING A RADIUS OF 320.00 FEET AND A CHORD
BEARING AND DISTANCE OF NORTH 25058'20" WEST 299.87
FEET; THENCE NORTH 36°03'13" EAST 62.08 FEET; THENCE
ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 65.00
FEET AND A CHORD BEARING AND DISTANCE OF NORTH
03018'01" EAST 63.78 FEET; THENCE NORTH 82°45'45" EAST
284.98 FEET RETURNING TO THE POINT OF BEGINNING,
CONTAINING 17.344 ACRES, MORE OR LESS.
SECTION 2. That the preliminary site development plan/plat be approved as
recommended by the Little Rock Planning Commission.
SECTION 3. That the change in zoning classification contemplated for Cottages
at Pinnacle Place Senior Living — PD-R, located at the East end of Otter Creek South Road
(Z-9823) is conditioned upon obtaining final plan approval within the time specified by
Chapter 36, Article VII, Section 36-454 (e) of the Code of Ordinances.
SECTION 4. That this Ordinance shall not take effect and be in full force until the
final plan approval.
SECTION 5. That the map referred to in Chapter 36 of the Code of Ordinances of
the City of Little Rock, Arkansas, and designated district map be and is hereby amended to the
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extent and in the respects necessary to affect and designate the change provided for in
Section 1 hereof.
SECTION 6. Severability. In the event any title, section, paragraph, item,
sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid or
unconstitutional, such declaration or adjudication shall not affect the remaining portions of the
ordinance which shall remain in full force and effect as if the portion so declared or adjudged
invalid or unconstitutional was not originally a part of the ordinance.
SECTION 7. Repealed All laws, ordinances, resolutions, or parts of the same
that are inconsistent with the provisions of this ordinance are hereby repealed to the extent of
such inconsistency.
PASSED:
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
//
//
APPROVED:
Mayor
Page 3 of 3
FILE NO.: Z-9823
NAME: Cottages at Pinnacle Place Senior Living — PD-R
LOCATION: East end of Otter Creek South Road
DEVELOPER:
Newcap Development
2024 Arkansas Valley Drive
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Terry Burrus (Agent)
2024 Arkansas Valley Drive, Ste. F-8
Little Rock, AR 72211
RVEYOR/ENGINEER:
Smith and Goodson, PLLC
7509 Cantrell Road, Ste. 227
Little Rock, AR 72207
AREA: 17.34 acres NUMBER OF LOTS: 1
WARD: 7 PLANNING DISTRICT: 16
CURRENT ZONING: 1-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 41.03
The applicant proposes to rezone 17.34 acres from 1-2 to PD-R to develop a
nineteen (19) building, Senior Living community, with a mixture of one (1) and two
(2) bedroom, cottages and townhomes. The development will take access from
the east end of Otter Creek Road South.
B. EXISTING CONDITIONS:
The site is currently undeveloped and wooded. There is a mixture of zoning and
uses surrounding the site.
FILE NO.: Z-9823 Cont.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on -site
clarification of requirements prior to commencing work. Failure to do so can
result in removal of any improperly placed concrete or asphalt at the
expense of the owner or contractor.
2. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City's stormwater management and drainage manual. Contact Planning
and Development Dept., Engineering Division at 501-371-4817 or at
501-918-5348 or Permits - littlerock.4ov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than Y2 acre, $200.00 for '/2 to 1 acre, and
$200.00 for the first acre and $100.00 for each additional acre for project
greater than 1 acre.
4. The Department requires three (3) phase sediment and erosion control
(SEC) plans to be submitted for all construction projects showing best
management practices (BMPs) for mitigating sediment runoff and erosion
along with vegetation specifications for temporary and permanent soil
stabilization. Phase 1 SEC plans shall show SEC BMPs during the
stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC
plans shall show SEC BMPs during construction of utilities, buildings,
roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans
shall show SEC BMPs for final grading, seeding, and landscaping of
the site.
5. Sediment and Erosion Control plans shall also show the pertinent
information as outlined in ADEQ ARR150000 Permit Part II section A-4-H
(1-14) and Part II section A-4-1-2 (A-B).
2
FILE NO.: Z-9823 (Cont.)
6. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
7. A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales and
ditches, detention ponds, outlet structures, and inlets is required per City's
stormwater management and drainage manual. For final drainage report,
sign, date, and seal the report per AR State Board of Professional Engineers
and Professional Surveyors rules Article 12, Section B (1) (a). Provide
engineer's certification statement saying this drainage report was conducted
by yourself or directly under your supervision and attesting to the accuracy of
the information within this report.
8. Accessible parking stalls and aisles shall meet the accessibility requirements
of the ICC A117.1-2017 and 2021 Arkansas Fire Prevention Code.
9. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. Submit the wastewater infrastructure plans to LRWRA for review and approval.
A capacity contribution fee may be assessed.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
3
FILE NO.: Z-9823 (Cont.
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30' Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2021 Arkansas Fire Prevention Code Vol.1 Section D105.1
— D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30', approved aerial fire apparatus
rd
FILE NO.: Z-9823 (Cont.)
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
5
FILE NO.: Z-9823 Cont.)
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
U L 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 -
Landscaping and Tree Protection, and Chapter 36, Article IX — Buffers and
Screening.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Plannina Division:
The request is in the Otter Creek Planning District. The Land Use Plan shows
Light Industrial (LI) for the requested area. The Light Industrial category provides
for light warehouse, distribution or storage uses, and/or other industrial uses that
are developed in a well -designed "park like" setting. The application is to rezone
from 1-2 to PD-R.
n
FILE NO.: Z-9823 (Cont.
Surrounding the application area on the north is an area of Public/Institutional (PI)
with a public school and a post office. The Public/Institutional (PI) category
includes public and quasi -public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations,
and hospitals. To the west and the south is a large area of Light Industrial (LI) with
industrial warehouses and offices. To the east across South Loop Road, north of
the Union Pacific Railroad is a wooded area of undeveloped Mixed Use (MX). This
category provides for a mixture of residential, office and commercial uses to occur.
A Planned Zoning District is required if the use is entirely office or commercial or if
the use is a mixture of the three. To the east across South Loop Road, south of
the Union Pacific Railroad is pasture and woodland in an area of undeveloped
Mixed Commercial and Industrial (MCI). This category provides for a mixture of
commercial and industrial uses to occur. Acceptable uses are commercial or
mixed commercial and industrial. A Planned Zoning District is required if the use
is mixed commercial and industrial.
Master Street Plan:
Otter Creek South is a local public street. A Local public street that is abutted by
non-residential or residential use which is more intense than duplex or two -unit
residential is a Commercial Street. Commercial streets have the same design
standard as a Collector. Right-of-way is 60'. Sidewalks are required on both sides.
South Loop Road is a Principal Arterial. A Principal Arterial functions to serve
through traffic and to connect major traffic generators or activity centers within an
urbanized area. Lower design standards are required for Principal Arterials
compared to Expressways. Since these roads are designed for through traffic and
are generally located three or more miles apart, dedication of additional right-of-
way is required to allow for future expansion to six through lanes plus left and right
turn lanes. Right-of-way of 110 feet is required but may vary due to topography,
floodway or other constraints eliminating or reducing future adjacent development.
These streets may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
There are no existing or proposed bike routes adjacent to or through this land.
Historic Preservation Plan:
There are no historic structures or districts in the area.
H. ANALYSIS:
The applicant proposes to rezone 17.34 acres from 1-2 to PD-R to develop a
nineteen (19) building, Senior Living community, with a mixture of one (1) and two
(2) bedroom, cottages and townhomes. The development will take access from
the east end of Otter Creek South Road and be developed in one (1) phase.
7
FILE NO.: Z-9823 (Cont.
The site is currently undeveloped and wooded. There is a mixture of zoning and
uses surrounding the site.
The development will have a total of nineteen (19) multi -unit buildings with a
mixture of one (1) and two (2) bedroom cottage designs (62 one -bedroom units
and 60 two -bedroom units) and six (6) townhome design units (2 one -bedroom
and 4 two bedroom). There will be a total of 128 units.
The applicant notes the unit mixture of 1-story and 2-story townhomes may
fluctuate at final design.
The development will also include a Club House with meeting rooms, arts and
crafts, senior gathering (i.e. potluck and fellowship) and game/movie night
activities. Other amenities include dog parks, pavilion/garden areas, and an area
for outdoor activities such as lawn bowling, horse shoes and pickle ball/badminton
courts. Walking trails will also be provided. The development allows ample room
for lot traffic circulation and maneuvering.
Most of the buildings will be set back over twenty-five (25) feet from all property
lines. The two (2) buildings along the north property line will have setbacks of
approximately twenty (20) feet from the north property line.
The applicant provided the maximum building heights as follows:
1. Clubhouse — 25-0"
2. 1-story single bedroom units — 17'-0"
3. 1-story 2-bedroom units — 17'-0"
4. Townhome units — 25-0"
The applicant is proposing a total of 203 parking spaces: 42 garage units and 161
parking spaces. Typically 192 spaces are required for 128 units. The onsite
parking exceeds the requirements and may be adjusted during the final site plan.
The site plan shows six (6) dedicated parking spaces as required by the ADA. The
development allows ample space for tenant traffic and lot circulation throughout
the site.
The site plan does not show any signage at this time. All signs must comply with
Section 36-552 of the City's Zoning Ordinance (signs permitted in multi -family
zones).
The site plan shows a dumpster area located in the southwest portion of the site
between Otter Creek Road South and Building Type-C. The dumpster area must
be screened and comply with Section 36-523 of the City's Zoning Ordinance.
The applicant notes all sight lighting will be low-level and directed away from
adjacent properties.
If
FILE NO.: Z-9823 (Cont.)
Staff is supportive of the requested PD-R zoning. Staff views the request as
reasonable. To staffs knowledge, there are no outstanding issues associated with
this application. The applicant has done a good job in addressing issues raised
by staff during the review of this application. The proposed development will
represent a good transition -type use among the commercial, office and industrial
uses in the general area. The applicant is requesting no variances with the PD-R
zoning request.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R zoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval subject to compliance with the
comments and conditions noted in paragraphs D, E and F, and the staff analysis of the
agenda staff report. The item remained on the Consent Agenda for approval. There was
a motion to approve the application and seconded. The vote was 9 ayes, 0 nays, 0 absent
and 2 open positions.
0